HomeMy WebLinkAbout03/28/05Hastings Planning Commission
March 28, 2005
Regular Meeting
7:00 pm
Chairman Greil called the meeting to order at 7:03 pm.
1.Roll Call
Commissioners Present: Greil, Hollenbeck, McInnis, Schmitt, Truax, Twedt,
Zeyen.
Commissioners Absent: None.
Staff Present: Planning Director John Hinzman, Associate Planner
Kris Jenson.
2.Approve March 14, 2005 Planning Commission Meeting Minutes
Motion by Commissioner McInnis, seconded by Commissioner Twedt to
approve the minutes of the March 14, 2005 Planning Commission as presented
by Staff. Motion passed unanimously.
PUBLIC HEARINGS
3.Tanek Architects – Preliminary Plat, Site Plan, Special Use Permits #2005-07 –
Three Rivers Place – Phase I (North Half Block 2).
Director Hinzman presented background information on the item.
Chairman Greil opened the public hearing at 7:19 pm. Hearing no comment, he
closed the public hearing at 7:20 pm.
Commissioner Schmitt inquired as to the timeline for construction on both
buildings.
Robert Abdo, developer of Three Rivers Place, indicated that they hoped to begin
construction this spring on Phase I. Construction of Phase II – the north half of
the block – is anticipated to commence in the fall of 2006. That timeline could
change depending upon how well the condo units in Phase I sell.
Commissioner Schmitt asked if the existing building along 2 Street would be
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demolished during the construction of Phase I.
Mr. Abdo indicated that the building along 2 Street would not be razed until
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construction on Phase II was ready to begin.
Commissioner Twedt asked about whether the alley would be public or private
and who would responsible for its maintenance.
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Director Hinzman stated that at this time it would be public, and the
maintenance issue would be resolved during the final plat process. The alley is
not included in this plat, although it will be upgraded during the public
improvement process.
Commissioner Truax expressed concern that condos were being built first, rather
than commercial, as called for in the Heart of Hastings Plan.
Chairman Greil inquired as to the reasons for starting with the north half of the
block.
Mr. Abdo stated that because that portion is vacant, with the exception of a few
small buildings, it is easier to start here.
Commissioner Twedt inquired as the price range for the condo units.
Mr. Abdo stated that they would range from the upper $200,000 range to
$900,000, depending upon the size of the unit, which floor it’s on, and the view
from the unit.
Commissioner Truax questioned how far above the bedrock the pavers will be
located.
Director Hinzman stated that there is some fill on the site, but is unsure as to the
amount.
Mr. Abdo indicated that soil boring have been done on site, which shows a
bedrock depth of anywhere from 18” to 8’. He suspects that there will be an
average of 4’ to 5’ of dirt, but they won’t know for sure until grading starts.
Commissioner Truax expressed concern that the pavers would simply be setting
directly on bedrock and not providing any real benefit.
Mr. Abdo stated that they won’t know for sure until work is underway on the
site.
Director Hinzman added that this is an issue that may have to be revisited if site
conditions change.
Commissioner Truax questioned how pipes and filtration systems can be added
when there is solid bedrock.
Director Hinzman said that filter chambers must be used, regardless of site
conditions.
Mr. Abdo added that the systems need to be sized properly to handle large
potential rainfall events.
Director Hinzman added that this is something that is reviewed extensively by
the City’s consultant engineer, and that the DNR will be watching this
development closely.
Commissioner Schmitt questioned how loading and garbage service would be
handled on the site.
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Nat Shea, Architect with Tanel Architects, stated that garbage would be stored
within the underground parking area. A loading area for residents moving in
and out or having items delivered is designated along the alley on the east side
of the building.
Director Hinzman clarified that the designated loading area is outside of the
platted alley.
Mr. Shea responded that it was and that it would be adjusted slightly to
accommodate the alley width at 24’, rather than the original 20’.
Commissioner Zeyen questioned the height of the garage door to the
underground area.
Mr. Shea stated that he believed it to be 7’ 6”.
Commissioner Zeyen then wondered how garbage would be handled.
Mr. Shea responded that they meet with Waste Management to work out a
system for the building. The garbage trucks will not actually enter the parking
area, but the bins will be rolled up to the street level.
Chairman Greil stated that while not likely, it is possible that the City could have
a four story building behind a 1 story building forever, and expressed concern
about this possibility.
Director Hinzman added that there was a possibility of a condition that the
buildings along 2 Street not be allowed to be removed until construction of
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Phase II.
Mr. Abdo added that the entire project was simply too large to undertake at one
time.
Chairman Greil understands the reasons for the approach, but with other area
developments that are 80% unsold after a year and a half, he is concerned.
Mr. Abdo added that the bank will not authorize construction of the units until
50% are sold.
Commissioner Schmitt suggested that some additional architectural elevations be
added just in case.
Mr. Shea commented that the turned corners will be finished, with the interior
area to be stucco. The garage area will be rock face block.
Chairman Greil asked for clarification that the top of the garage area is a terrace.
Mr. Shea stated it is an activity area.
Chairman Greil suggested adding a few windows in the recessed area.
Commissioner Truax suggested providing a bit of variation on the roofline at the
rear.
Mr. Shea stated that both these item could be done.
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Chairman Greil felt that both these items were a good compromise.
Commissioner Schmitt verified that the site plan approval included building
elevations.
Director Hinzman stated that it did.
Commissioner McInnis added that he would like to see some variation to the
roofline above the covered parking structure.
Mr. Shea suggested that some variation could be added, but that they were
limited in that they needed to be able to hide the mechanical equipment.
Commissioner Truax requested clarification on the issue of ownership of the
alley.
Director Hinzman stated that it was the City’s position that the maintenance of
the alley be private.
Mr. Abdo stated that they had a problem with the maintenance of the alley being
private.
Director Hinzman stated that the issue will be addressed with the Final Plat,
which is not a part of the review at this time.
Commissioner Twedt clarified that it was mostly an issue of snow removal and
bituminous maintenance.
Director Hinzman stated that this was the case.
Commissioner Twedt suggested that this may be an association issue once the
area is all developed.
Mr. Abdo understood the City’s position and suggested that it may not be an
issue to do the snow removal in the alley with the parking areas, but that he
prefers to wait until the area is all developed.
Commissioner Twedt suggested that condition #17 under the site plan may not
be needed.
Director Hinzman agreed and stated that #17 could be struck with the
understanding it would be addressed at the time of the final plat.
Commissioner Truax questioned #16, referring to the bump-out on the west side
of Tyler Street.
Director Hinzman questioned Mr. Abdo whether he had any objection to
removing that item.
Mr. Abdo stated he did not object.
Commissioner Zeyen suggested combining the bump out area with the loading
area on the alley as they were adjacent to each other to allow for more space for
that type of short term parking.
Mr. Abdo stated he was not opposed to that suggestion.
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Planning Commission Action:
Commissioner Twedt moved and Commissioner Truax seconded approval of
the Preliminary Plat #2005-07 Three Rivers Place to the City OCuncil, subject
to the following conditions:
1)Securing ownership of all properties, or consent of all property owners to
the satisfaction of the City Attorney prior to Final Plat approval.
2)Cash in lieu of land shall be paid to satisfy park dedication requirements.
The amount and rate will be established during Final Plat approval.
3)Sewer Interceptor Fees shall be paid. The amount and rate will be
established during Final Plat approval.
4)All disturbed areas on this property shall be stabilized with rooting
vegetative cover to eliminate erosion problems.
5)Final approval of the grading, drainage and utility plans by the Public
Works Director. The owner assumes all risks associated with the grading
and utility placement prior to formal approvals.
6)The disturbed areas of the site shall be maintained to the requirements of
the City’s property maintenance ordinance.
7)Approval of the Tree Preservation and Mitigation Plan by the City
Forester.
8)Approval of the Subdivision by the Department of Natural Resources.
9)Submission of an electronic copy of all plan sets (TIF, PDF, or similar
format) prior to issuance of certificate of occupancy.
10)Approval is subject to a two year sunset clause. Approval is null and void
if significant work has not commenced within two years of City Council
Approval.
Upon vote taken: Ayes: 7, Nays: 0. Motion passed.
Planning Commission Action:
Commissioner McInnis moved and Commissioner Hollenbeck seconded the
motion to recommend approval of the Zoning Special Use Permit to allow
residential use of the first floor in the DC – Downtown Core Zoning District to
the City Council based on the following:
1)Ramsey Street is classified as a “Downtown Street”. Residential use of the
first floor is allowed under The Design Guidelines.
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2)Tyler Street and the Block 2 alley are not identified under the Street
Frontages chart.
3)The lack of existing commercial and limited visibility are hindrances to
commercial development of the first floor adjacent to the river. Retail and
commercial business do not presently exist north of the alley on the
adjacent properties. The proposed building is presently adjacent to
parking lots and vacant property on the west and east sides, respectively.
4)Approval is subject to a two year Sunset Clause; if significant progress is
not made towards construction of the proposal within two years of City
Council approval, the approval is null and void.
Upon vote taken: Ayes: 7, Nays: 0. Motion passed.
Planning Commission Action:
Commissioner Hollenbeck moved and Commissioner Schmitt seconded the
motion to recommend approval of the Shoreland Special Use Permit to allow
for impervious surface coverage in excess of 75% to the City Council based on
the following:
1)The City’s consultant engineer has reviewed the project for conformance
to the Stormwater Management Ordinance and Hastings Watershed
Management Plan as a part of the Grading, Drainage, and Erosion
Control plan review. The applicant must resolve outstanding conditions
of the review as a condition of approval.
2)Maintaining site density is critical to preserving a viable downtown. The
proposed building is zoned DC – Downtown Core, and located within
downtown Hastings.
3)Stormwater Treatment will be enhanced. The site will utilize an
underground stormwater treatment system to prior to discharge to the
Mississippi River. The current site does not provide any pre-treatment
prior to discharge.
4)The site will utilize impervious pavers in the parking area to help foster
stormwater treatment.
5)Approval is subject to a two year Sunset Clause; if significant progress is
not made towards construction of the proposal within two years of City
Council approval, the approval is null and void
Upon vote taken: Ayes: 7, Nays: 0. Motion passed.
Planning Commission Action:
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Commissioner Schmitt moved and Commissioner Zeyen seconded the motion
to recommend approval of the Site Plan to the City Council based on the
following conditions:
1)Approval of the Preliminary Plat of Three Rivers Place.
2)Approval of the Special Use Permit to allow residential use of the first
floor in the DC – Downtown Core Zoning District.
3)Approval of the Special Use Permit to allow for impervious surface
coverage exceeding 75 percent per Chapter 16, Shoreland Management
Ordinance.
4)All disturbed areas on this property shall be stabilized with rooting
vegetative cover to eliminate erosion problems.
5)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.
6)All waste refuse facilities shall be contained in a fully enclosed building.
Dumpsters outside of buildings shall be prohibited.
7)All parking areas must be constructed of bituminous surfacing and
concrete curb and gutter.
8)Illumination levels are limited to 0.5 foot candles at the property line as
required in the Zoning Code.
9)All lighting shall be downcast and incorporate cut-off shielding to direct
light onto parking areas, and away from adjacent properties
10)The existing 20 foot alleyway must be expanded to meet the requirements
of the Public Works Director and Fire Marshall, a 24 foot minimum width
is necessary.
11)Vehicle loading areas must be identified to ensure the alleyway is not
blocked by service vehicles. A garbage truck or other service vehicle
parked in the alley would block all access to the center parking court
under the current design. The existing buildings south of the alley are
constructed to the property line leaving no other alternative but to block
the alley. All landscaped areas must be irrigated.
12)Any deviation from a non-combustible from the non-combustible status
will need to be reviewed to ensure adequate fire protection.
13)Blasting will not be allowed for rock excavation, the specific rock removal
method must be identified.
14)The applicant shall convert the two stall parking bumpout along the west
side of Tyler Street into a loading area at the discretion of the City.
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15)The project shall adhere to the tree preservation policy for tree removal at
the discretion of the City Forester
16)Any uncompleted site work (including landscaping) must be escrowed
for prior to issuance of a certificate of occupancy.
17)Submission of an electronic copy of all plan sets (TIF, PDF, or similar
format) prior to recording of the Final Plat mylars.
18)Approval is subject to a two year Sunset Clause; if significant progress is
not made towards construction of the proposal within two years of City
Council approval, the approval is null and void
Upon vote taken: Ayes: 7, Nays: 0. Motion passed.
4.Other Business
Director Hinzman updated the Commission on recent Council actions and
upcoming Commission items.
5.Adjourn
Meeting adjourned at 8:12 pm
Respectfully submitted,
_________________________________
Kristine Jenson
Recording Secretary