HomeMy WebLinkAbout07/11/05
1fa~ti1'l!J~ :J5.ranni1'l!J T;ommi~~ion
July 11, 2005
Regular Meeting
7:00 pm
Vice-chair Hollenbeck called the meeting to order at 7:00 pm.
1. Roll Call
Commissioners Present: Schmitt, Hollenbeck, McInnis, Truax, Twedt, Zeyen.
Commissioners Absent Greil.
Staff Present Planning Director John Hinzman, Associate Planner
Kris Jenson, Planning Intern Cecily Schrader.
2. Approve June 27, 2005 Planning Commission Meeting Minutes
Motion by Commissioner Truax, seconded by Commissioner Twedt to
approve the minutes of the June 27, 2005 Planning Commission as presented
by Staff. Motion passed unanimously.
PUBLIC HEARINGS
3. Oak Ridge Assisted Living - Preliminary / Final Plat #2005-47 - Arbor Oaks.
Planning Intern Schrader presented background information about the request.
Vice-chair Hollenbeck opened the public hearing at 7:03pm. Hearing no
comments, the public hearing was closed at 7:04pm.
Commissioner Truax asked whether it would be possible to move the main
walking path to a different location.
Director Hinzman stated that moving the path had not been discussed in
conjunction with the plat.
Commissioner Truax commented that it would be beneficial to connect the trails
on the property in order to move foot traffic off of the main road. As it stands
now, many seniors use the main driveway as a walking path, which is a safety
concern.
Commissioner Twedt asked if the CIC to be established on the property would
be a senior development.
Tom Bray, representing Oak Ridge Assisted Living, stated that the current
intention is to allow people of all ages to purchase the townhomes, however, he
anticipates that seniors currently living on the property may purchase the
townhomes.
Minutes - Hastings Planning Commission
July 11, 2005 - Page 2 of 8
Planning Commission Action:
Commissioner Schmitt moved and Commissioner Truax seconded the motion
to approve the Preliminary / Final Plat for Oak Ridge Assisted Living to create
two lots of record from a single lot at 1128 Bahls Drive subject to the following
conditions:
1) Submission of an electronic copy of all plan sets (TIF, PDF, or
similar format) prior to recording of the Final Plat mylars.
2) 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.
3) Approval is subject to a one year Sunset Clause; if significant
progress is not made towards completion of the proposal within
one year of City Council approval, the approval is null and void.
4) 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.
5) Applicant should consider establishing a walking path other than
the main driveway to provide for safer pedestrian access in the
area.
Upon vote taken: Ayes: 6, Nays: O. Motion passed.
4. Duane Markuson - Preliminary Plat #2005-46 - Whispering Lane
Director Hinzman provided background information about the request. Director
Hinzman received revised plans from the applicant immediately before the
meeting and therefore updated the Commissioners about the differences
between the original and revised plans.
Vice-chair Hollenbeck opened the public hearing at 7:15pm.
Larry Christianson, resident of 275 Whispering Lane, asked where the private
road would be located and if it was advisable to locate the road directly across
the street from an existing driveway.
Director Hinzman replied that the private road is placed to provide the least
amount of impact on the surrounding properties.
Mr. Christianson stated that he believes the proposed development is more
appropriate for the area than the previous approval of the 30-unit condo. He
expressed his desire to see a development built with class and quality that would
be an asset to the neighborhood.
Harold Featherstone, resident of 1803 Featherstone Road, asked how wide the
private drive in the development would be.
Director Hinzman replied that the drive would be 28 feet wide.
Minutes - Hastings Planning Commission
July 11, 2005 - Page 3 of 8
Hearing no further comments, Vice-chair Hollenbeck closed the public hearing at
7:20pm.
Commissioner Twedt stated that he would not be participating in the vote
because he works as a real estate agent and sold the property to Duane
Markuson. He added that he has not been involved with the property since the
sale.
Commissioner Truax commented that the current proposal is much better than
the previous approval of the 3-story, 30-unit condo. He asked about the
difference between a single family development and a detached townhome
development.
Director Hinzman replied that townhomes have a homeowners' association that
provides more carefree maintenance than a single family home. Furthermore,
townhome developments have a single builder, which ensures adequate
separation between homes and compatible design. In this case, the homes will be
more marketable as townhomes than as single family units.
Commissioner Schmitt stated that the underlying zoning on the property makes
a detached townhome development appropriate.
The applicant, Duane Markuson, replied that the units as currently designed are
about 1,110 square feet. He would like to reduce the rear setbacks to 19 feet so
that the homes can be 1,300-1,400 square feet. Mr. Markuson stated that the
larger units would be more marketable than smaller units.
Director Hinzman commented that his goal is to make certain that the setback to
the West and North of the units is appropriate. He added that he is satisfied
with the revised plans for the setback to the West but is unsure about the setback
to the North.
Commissioner Schmitt commented that 20-foot setbacks should be required to
the North, West and South sides of the units.
Commissioner Twedt asked whether the proposed setbacks to the North and
South of the units in the original plans adhere to the setback requirements in the
Zoning Ordinance.
Director Hinzman replied that the Zoning Ordinance calls for 20-foot setbacks.
Therefore, the 23-foot setbacks proposed in the original plans would be
appropriate, but the 19-foot setbacks proposed by Mr. Markuson would not
adhere to the ordinance.
Commissioner Twedt commented that the original plan for the site called for 30
units. He asked how this lot could fit 30 units.
Director Hinzman replied that the previous plan had called for a multi-story
building.
Commissioner Twedt asked if Staff had any recommendations about how to
Minutes - Hastings Planning Commission
July 11, 2005 - Page 4 of 8
move forward on the proposal.
Director Hinzman replied that the Zoning Ordinance calls for 20-foot setbacks
and that it is important to ensure proper separation from the neighboring units.
Planning Commission Action:
Commissioner Schmitt moved and Commissioner Zeyen seconded the motion
to approve the Preliminary Plat to subdivide 15 townhome lots on Whispering
Lane subject to the following conditions:
1) Satisfaction of all the Outstanding Issues in the Staff report.
2) The plat shall be developed as a detached townhome subdivision
with similar architectural style and association covenants. The City
does not approve the plat for construction of single family homes
due to the limited square footage of the lots.
3) Final Plat approval must be granted prior to any building
construction.
4) All disturbed areas on this property shall be stabilized with rooting
vegetative cover to eliminate erosion problems.
5) The disturbed areas of the site shall be maintained to the
requirements of the City's property maintenance ordinance.
6) That the developer shall have separate water meter and water line
installed for all irrigation systems.
7) Developer shall plant "boulevard" trees of at least 2.0 caliper inches
according to the submitted tree plan. An escrow is required for any
unplanted trees before a certificate of occupancy is issued.
8) 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.
9) The proposed street shall be privately owned and maintained
through a homeowners' association. The City of Hastings shall not
be responsible for maintenance of the roadway.
10) Parking along the private drive shall be restricted to one side only.
11) The private street shall be constructed to city standards including
bituminous surfacing and concrete curb and gutter.
12) 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.
13) A 20-foot rear yard setback is required to the North, South and
West of the units.
Minutes - Hastings Planning Commission
July 11,2005 - Page 5 of8
Upon vote taken: Ayes: 5, Nays: 0, Commissioner Twedt abstaining.
Motion Passed.
5. Tony Brown - Preliminary jFinal Plat #2005-37 - Griselda's Whispering
Meadows
Planner Jenson presented background information about the request.
Vice-chair Hollenbeck opened the public hearing at 7:37pm. Hearing no
comments, the public hearing was closed at 7:38pm.
Commissioner Truax asked for clarification about the proposed easements.
Planner Jenson clarified where the easements would be located on the property.
Director Hinzman asked whether the applicant was planning to install screen
doors and porches on the units.
The applicant, Tony Brown, stated that he would like to install walk-out patios of
about 18 to 20 feet. He also commented that the City's new fence policy may
make this difficult.
Planner Jenson replied that the new fence policy does not allow fencing in the
easement area but would still allow for some fencing and landscaping on the
property .
Commissioner McInnis asked if the proposed design would allow motorists to
turn around on the property rather than back out onto Whispering Lane.
Mr. Brown stated that there are areas on the property that can be used to turn
cars around.
Commissioner Truax asked whether the unit design would be similar to the
design at Schoolhouse Square.
Mr. Brown stated that he was not familiar with the Schoolhouse Square
development. The units in his current proposal would be the same style as the
units in his previous approval but would be side-by-side rather than stacked.
Mr. Brown commented that this design would decrease the cost of building the
units.
Director Hinzman clarified that the footprint of the current proposal would
actually be slightly smaller than the previous proposal.
Commissioner Zeyen commented that the exterior design has changed even
though the footprint has remained the same.
Commissioner Truax asked whether this development would have a
homeowners' association.
Director Hinzman replied that the units will be individually owned and the
property lines will be clearly delineated, however a common maintenance
agreement may be beneficial.
Minutes - Hastings Planning Commission
July 11, 2005 - Page 6 of 8
Commissioner Schmitt asked whether the Planning Department has any
common verbiage for an association that could be inserted into the
recommendation.
Planning Commission Action:
Motion by Commissioner Truax, seconded by Commissioner Twedt to
approve the PreliminaryjFinal Plat to create eight townhome lots on 630-648
Pleasant Drive subject to the following conditions:
1) Submission of an electronic copy of all plan sets (TIF, PDF, or
similar format) prior to recording of the Final Plat mylars.
2) Add an additional 10' of easement - for a total of 20' - to the rear of
lots 1, 2, and 3 to accommodate the sanitary sewer and water main
extensions.
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.
4) Approval is subject to a one year Sunset Clause; if significant
progress is not made towards completion of the proposal within
one year of City Council approval, the approval is null and void.
5) 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.
6) Establishment of a common maintenance agreement to ensure
adequate maintenance of the property.
Upon vote taken: Ayes: 6, Nays: O. Motion passed.
6. City of Hastings - Comprehensive Plan Amendment #2005-45 - Prairie Ridge
MUSA Extension
Director Hinzman presented background information about the request.
Vice-chair Hollenbeck opened the public hearing at 7:48pm. Hearing no
comments, the public hearing was closed at 7:49pm.
Planning Commission Action:
Commissioner Twedt moved and Commissioner Schmitt seconded the motion
to approve the Comprehensive Plan Amendment to extend the Prairie Ridge
MUSA line.
Upon vote taken: Ayes: 6, Nays: O. Motion passed.
OTHER ACTIONS
7. Archnet, Inc - Site Plan #2005-48 - St. Elizabeth Ann Seton Expansion
Minutes - Hastings Planning Commission
July 11, 2005 - Page 7 of 8
Planner Jenson presented background information about the request.
Commissioner Schmitt asked whether the Planning Department had received
any comments from neighboring residents about the proposal.
Director Hinzman replied that the Planning Department had not received any
comments.
Commissioner Truax asked whether the proposed parking stalls on the South
side of the property were needed.
Planner Jenson clarified that these were 'proof of parking' stalls, which means
that they would not actually be built at this time but would be available if
needed in the future.
Planning Commission Action:
Commissioner McInnis moved and Commissioner Twedt seconded the motion
to approve the Site Plan to build an addition to St. Elizabeth Ann Seton
Church at 203515th St W subject to the following conditions:
1) Any rooftop equipment must be completely screened from the
front elevation, any part of the rooftop equipment that is visible
from any other elevation must be painted to match the building on
which the equipment sits.
2) The addition must match the color and materials of the existing
building.
3) That a trash and recycling enclosure be identified on the site plans.
It must be enclosed on all four sides with materials and colors that
match the building, and the location identified prior to review by
the City Council.
4) An escrow account must be established to ensure completion of
outstanding site improvements, including landscaping prior to
certificate of occupancy.
5) All parking and drive aisle areas shall be constructed to City
standards including bituminous surfacing and concrete curb and
gutter.
6) All disturbed areas on this property shall be stabilized with rooting
vegetative cover to eliminate erosion problems.
7) The disturbed areas of the site shall be maintained to the
requirements of the City's property maintenance ordinance.
8) 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.
Minutes - Hastings Planning Commission
July 11,2005 - Page 8 of8
9) Lighting must incorporate cut-off shields and be directed onto
parking lot areas.
10) Submission of an electronic copy of all plan sets (TIF, PDF, or
similar format) prior to issuance of a certificate of occupancy.
11) 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.
12) The landscaping plan must be approved by the City Forester.
Upon vote taken: Ayes: 6, Nays: O. Motion passed.
8. Other Business
Director Hinzman updated the Commission on recent Council actions and
upcoming Commission items.
9. Adjourn
Commissioner Truax moved and Commissioner Schmitt seconded the motion to
adjourn. Meeting was adjourned at 8:01 pm.
Respectfully submitted,
Cecily Schrader
Recording Secretary