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HomeMy WebLinkAbout09/27/04 Hastings Planning Commission September 27, 2004 Regular Meeting 7:00 pm Chairman Greil called the meeting to order at 7:01 pm. 1.Roll Call Commissioners Present: Alongi, Greil, Hollenbeck, McInnis, Schmitt, Truax, Twedt Commissioners Absent: None Staff Present: Planning Director John Hinzman, HRA Director, John Grossman 2.Approve September 13, 2004 Planning Commission Meeting Motion by Commissioner Truax, seconded by Hollenbeck to approve the minutes of the September 13, 2004 Planning Commission as presented by staff. Motion passed unanimously. OTHER ACTIONS Centex Homes – Site Plan #2004-20, Continued – Construction of 114 3. th Townhome Units – NW of 13 St & Tierney Drive. Planning Director Hinzman presented background information on the request including a color rendering of the proposed building elevations. Chairman Greil acknowledged receipt of a letter from neighboring residents opposed to the Centex-Vitt development. Commissioner Truax stated more needed to be done to break up the shape of the buildings; e.g. something over the windows, brick on the bottom elevations. He did not think much progress was made since the project was tabled at the last meeting. Matthew Anfang, Centex Homes stated brick could be added to the bottom rear elevations as previously shown and different shades of siding could be used. Commissioner Schmitt asked how far the building bumpout extended. Mr. Anfang responded approximately two feet. 2 Commissioner Twedt was not sure adequate progress has been made on the architectural elevations, stating the standards are ambiguous. Landscaping issues have not been addressed. He stated the development is similar to the Site Plan recently denied by Lawrence in its effect on traffic, economic fit, and landscaping. Drainage of the property and surrounding properties still appears to be unresolved. Brian Johnson, Project Engineer, Westwood Professional Services, explained the drainage patterns in the area. He stated the Centex project would not block drainage for the adjoining single family homes. The Centex property will drain to ponds on their own property. Commissioner Truax asked how will drainage be altered by this development; will it improve the situation of the existing single family homes? Mr. Johnson stated the project will not be adding any further runoff to the adjoining properties to the South. Commissioner Alongi stated he did not agree that the project was similar to the Lawrence Condos project. The site has more points of access, it is two stories not three, garages are configured differently, and the location is different. Commissioner McInnis agreed that the project differed from the Lawrence Condominium project; however the project has changed from the original concept of luxury condominiums. He favored tabling the item. Commissioner Alongi asked for clarification on the changes to the units. Director Hinzman explained the unit type has changed from the original concept, but that the density remains the same. Mr. Anfang stated the units were made smaller to accommodate ponding issues. Chairman Greil stated the Planning Commission is charged with enforcing the Comprehensive plan and development ordinances. He further stated the proposal is consistent with other development throughout the city and has been long planned as a multi family development. The Commission must evaluate the proposal on its conformance with the Comprehensive Plan, Zoning Ordinance, and landscaping. Commissioner McInnis stated we need to take better control of development. Maybe architectural controls need to be better. Planning Commission Action: Commissioner Alongi moved and Commissioner Schmitt seconded the motion to recommend approval the Site Plan for Centex Homes, to the City Council, with the following conditions. 3 1)Approval of the property rezoning from A – Agriculture to R-3/PRD – Medium High Density Residence – Planned Residential Development. 2)Approval of the Preliminary Plat and adherence to conditions of approval for the Preliminary Plat. 3)Buildings must incorporate differing colors, siding and accent materials to avoid replication of the same unit style and appearance. 4)Submission of an electronic copy of all plan sets (TIF, PDF, or similar format) prior to recording of the Final Plat mylars. 5)Site Plan 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: 4, Nays: 3, McInnis, Truax, and Twedt dissenting. Motion passed. 4. Sherman Associates – Concept Plan Review – Downtown Redevelopment of . HRA Properties Director Hinzman provided background on the downtown development process and introduced the Developer. Loren Brueggemann, Sherman and Associates and Jay Nelson, ESG Architects presented the concept plan to the Planning Commission. Chairman Greil asked for clarification of the esplanade location at the east end of the project. Mr. Nelson stated head-in parking along Block 1 could be eliminated to enlarge the esplanade on the east end. Commissioner Alongi asked for clarification on any link of this project to a downtown hotel. HRA Director John Grossman stated a hotel is not included in Sherman’s proposal; however a private group is examining a hotel elsewhere in downtown through incorporation of the Gardner House. Commissioner Alongi stated a desire to create a destination point for downtown, and asked if this project accomplished it. Mr. Brueggemann stated they are presenting a project that is financially feasible for TIF financing for the area. The market study stated downtown could support a restaurant and banquet facility, provided it served as a destination point. Any larger facilities (especially restaurants) would require much more parking. Commissioner Alongi asked if a specific restaurant has been identified for the riverfront. 4 Mr. Brueggemann stated they are not actively marketing the restaurant site until they further secure approvals. HRA Director Grossman reiterated the findings of the market study for downtown adding that the study identified a restaurant, banquet facility, and small boutique hotel as possibly feasible provided it served as a unique destination point and was privately owned – the key is getting the right operator. Commissioner Alongi asked what can be done to accommodate tourists who want a unique historic river town experience. If someone wants to hold a large event or wedding is there a place in Hastings to hold it? Mr. Brueggemann stated Sherman and Associates still owns the Guardian Angels Chapel – it may work for those purposes. Commissioner Truax asked if the buildings would be under the 47 foot height limit. He had concerns about blending cars and people along the backs of the buildings. Mr. Nelson stated they would abide by the height limitations, and that the esplanade area would be banned to automobile traffic; except emergency vehicles. Commissioner Truax asked for further clarification of the Historical Preservation Commission’s (HPC) finding of the project to be generally acceptable. HRA Director Grossman stated the HPC supported the plan but wanted changes including smaller features on the front of the buildings to be more in line with the 22 foot widths of the existing downtown buildings. Commissioner Truax stated he preferred enhancing the path adjacent to the river instead of constructing the esplanade. Commissioner Schmitt stated that parking did not appear to be adequate for all the uses. He asked if the 3 Street crossing of the railroad track would be closed. rd HRA Director Grossman stated the 3 Street closure has not been identified at rd this time. Commissioner Schmitt stated the traffic circle on Tyler Street would impede traffic flow to 1 Street under the railroad bridge. st Director Hinzman stated a large portion of the parking would be contained underground. Robert Abdo, Developer of Block 2, stated he is not sure how many parking spaces would be placed underground. Commissioner Schmitt asked if all underground parking would still be above the 100 year flood level. 5 Mr. Abdo stated he believed so. He further clarified the mix of development he proposes on Block 2 including retail on the first level and condominiums above. All retail and residential units would be owner occupied. Commissioner Schmitt questioned the location of the restaurant adjacent to the railroad track and bridge citing conflicts with noise of the train, whistle, and vibrations. Commissioner McInnis stated parking may be a problem; there may be the need for more parking in closer proximity to the buildings. He further stated keeping parking available on Block 3 is critical. Mr. Brueggemann agreed that parking must be maintained on Block 3. Commissioner Twedt stated the architectural renderings were wonderful; he liked the concept. He agreed with Bruce Chamberlain’s (HKGI Planning Consultant) comment that the traffic cul-de-sacs at the river should be set back behind the esplanade. Mr. Brueggemann stated that both he and Mr. Abdo have reviewed Mr. Chamberlain’s comments. He further stated the American Legion has a desire to keep a vehicle drop-off area. Commissioner Truax stated the restaurant along the river will generate need for many parking spaces, and those nearest the facility would likely be used exclusively for the restaurant. Commissioner Hollenbeck stated she likes the direction of the development and the architectural renderings submitted. Chairman Greil stated there does not appear to be adequate parking for the uses proposed; however more intensity would create an even greater parking demand. He further stated he liked the architectural drawings. He thought the street turnarounds were a unique aspect, but wanted to make sure they were functional. He is hopeful for further retail on Ramsey Street. He likes the esplanade and sees it functioning differently from the bike path along the river. He would like to see more specifics on restaurant seating to determine parking in the future. He stated a larger critical mass is needed to keep people downtown longer; however construction of a large facility that would become vacant would be the worst situation. 5.Other Business Director Hinzman updated the Commission on Council action from the September 20, 2004 meeting. 6.Adjourn 6 Meeting adjourned at 9:04 pm Respectfully submitted, _________________________________ John Hinzman Recording Secretary