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HomeMy WebLinkAbout08/08/05 Hastings Planning Commission August 8,2005 Regular Meeting 7:00 pm Chairman Greil called the meeting to order at 7:00 pm. 1. Roll Call Commissioners Present: Schmitt, Hollenbeck, McInnis, Truax, Twedt, Zeyen, Greil. Commissioners Absent None. Staff Present Planning Director John Hinzman, Associate Planner Kris Jenson, Planning Intern Cecily Schrader. 2. Approve July 25, 2005 Planning Commission Meeting Minutes Motion by Commissioner Truax, seconded by Commissioner Hollenbeck to approve the minutes of the July 25, 2005 Planning Commission meeting as presented by Staff. Motion passed unanimously. PUBLIC HEARINGS OTHER ACTIONS 3. Discuss Chapter 10 Ordinance Amendment #2005-44, Sign Code Planner Jenson provided an overview of the proposed sign code amendments. The proposed amendments are based on feedback from Commissioners at the June 27th Planning Commission meeting. Chairman Greil asked if there will be an enforcement mechanism for the new provisions. He stated this may be particularly important for the temporary sign provIsIOns. Planner Jenson replied that enforcement would be based mostly on the honor system. She stated that most businesses already comply with the proposed ordinance changes, but Planning Department staff has noticed some chronic offenders who will need to alter their signage if the proposed changes are implemented. Commissioner Schmitt stated that it would be hard to enforce the provision that limits advertising on construction trucks. He stated that some construction companies use their on-site trucks for both storage and advertising. Minutes - Hastings Planning Commission August 8, 2005 - Page 2 of 7 Commissioner Zeyen added that many construction trucks are used for on-site storage until the building being constructed is secure enough to store construction materials. Planner Jenson replied that the language in the ordinance was difficult to develop due to those considerations. Commissioner Truax stated that Subdivision 3, Section K should use the same language as Subdivision 1, Section C8. He added that the proposed language in Subdivision 3, Section K is too restrictive. Commissioner Schmitt asked whether the 60 day restriction for portable and temporary signs would be determined by lot or by business. Planner Jenson replied that the current language reads "per parcel per year." Commissioner Truax stated that the time restriction should be based on the tenant or business, not on the lot itself. He added that temporary and portable signs should have the same restrictions. Planner Jenson asked for comments from the Commissioners about the proposed size limitations for signs. Chairman Greil stated that 32 square feet should be reasonable for banners. Planner Jenson asked for comments about monument signs and about allowing more than four tenants to be listed on signs for a shopping center area. Chairman Greil stated that the City should not be responsible for determining how many tenants are allowed on the sign. Commissioner Twedt stated that monument signs should be allowed to exceed the current size limitations if the additional area is an architectural accent. Commissioner Zeyen added that the additional signage area should be compatible with the design of the building. Planner Jenson stated that the Hastings movie theater has a variance for its signage and would not be affected by any of the proposed changes to the sign code. Commissioner Truax stated that the size restrictions for projecting signs should pertain to the total sign face area, not to the part of the sign that is parallel to the street. He added that if the regulation does not specifically refer to the face of the sign, businesses could misinterpret the regulation. Planner Jenson stated that she would take note of the changes suggested by the Commissioners and alter the proposed provisions accordingly. Minutes - Hastings Planning Commission August 8, 2005 - Page 3 of 7 4. Discuss Chapter 10 Ordinance Amendment #2005-54, Landscape Standards Director Hinzman provided background information as to why the Planning Department wishes to implement landscape standards for new development at this time. Planning Intern Schrader provided an overview of the proposed landscape ordinance. Commissioner Twedt asked whether developers balk at the landscape requirements imposed by the City. Director Hinzman replied that developers are fairly easy to work with and usually agree to the City's requests for certain types of landscaping. Commissioner Twedt stated that the City does a good job with landscaping requirements at this point, and he would like to see that continue in the future. Commissioner Schmitt stated that he would like to make sure that the required screening in the ordinance does not take away from other requirements for landscaping. Commissioner Twedt stated that he would like to add a clause to the ordinance stating that landscaping material restrictions should be at the discretion of the City Forester. Commissioner Zeyen stated that he would like additional language about irrigation requirements. Commissioner Truax stated that other communities have required trees to be one caliper inch at planting, which is not sufficient. He added that the 1.5 caliper inch requirement in Hastings seems to be adequate. Commissioner Zeyen asked how the 1.5 caliper inch boulevard trees would be affected by salt application in the winter. Director Hinzman replied that 2.5 caliper inch trees are more commonly available and may be used even if the official requirement is for 1.5 caliper inch trees. Staff stated that a public hearing will be called to discuss the proposed ordinance at a Planning Commission meeting in the near future. 5. Discuss Chapter 10 Ordinance Amendment #2005-55, Original Hastings Design Standards Director Hinzman provided an overview of the proposed design standards. Cindy Toppin, 409 West 7th Street, stated that design standards need to be passed to prevent future development that would compromise the integrity of the neighborhood. She stated that Stillwater and Lanesboro are good examples of appropriate development, and she would like to make sure that development in Hastings follows this pattern. Minutes - Hastings Planning Commission August 8, 2005 - Page 4 of 7 Richard Graham, 608 Eddy Street, stated that it is important to establish design standards to preserve the community fabric and to ensure the financial viability of the area. Mr. Graham stated that the City should ask the public to assist with the establishment of the design standards and should interact with the residents as much as possible during the process. Kathy Sovik-Siemens, 615 West 3rd Street, stated that she is an HPC Commissioner, and that the HPC worked to establish the conservation district several years ago. She had assumed that the conservation district had already been adopted and questioned why the City has taken such a long time to complete the process. Mr. Graham added that he would like to see a timeline of the development of the conservation district. Chairman Greil asked if the twin home being built at 300 West 6th Street would not have been allowed if the design standards had been in place. Commissioner Schmitt replied that he had looked at the mass and scale of the twin home and that the design standards likely would not have altered the design of the home. Director Hinzman added that a twin home still would have been allowed in the area if the standards had been in place. Mr. Graham commented that the setbacks of the twin home at 300 West 6th Street need to be more consistent with the surrounding homes. Commissioner Schmitt replied that setbacks are addressed in the proposed design standards, but the requirements are based on the surrounding area rather than the homes immediately adjacent to the lot to be developed. Director Hinzman commented that the HPC drafted a similar ordinance in 1998 which considered the entire block surrounding the lot to be developed when determining setback requirements. Commissioner Zeyen commented that the form of the yard also influences whether the setbacks are appropriate. He stated that the front porch of the twin home at 300 West 6th Street is setback 20 feet from the street, and the home is setback 28 feet from the street. Mr. Graham stated that it is most important to ensure that development fits in with the character of the neighborhood. He added that he is pleased that the discussion about design standards is taking place. Director Hinzman commented that the City has not established design standards in the form of an ordinance in the area where the twin home is to be constructed at 300 West 6th Street. He added that establishing and implementing the standards will require quite a bit of staff work. Staff would likely develop a handout pertaining to the design standards. Minutes - Hastings Planning Commission August 8, 2005 - Page 5 of 7 Chairman Greil stated that there is a great deal of variation in the architectural styles in the area. He added that it is important to ensure that the standards are not too restrictive so that they will still allow for variation. Director Hinzman asked whether approval of the architectural design should be an administrative function that can be appealed to the Planning Commission or if design should be initially approved by the Commission. Commissioner Schmitt asked how many vacant lots are in the area proposed to be regulated. He suggested taking an inventory of the vacant lots and determining guidelines for each lot. Commissioner Hollenbeck suggested that the architectural design should come to the Planning Commission for approval initially rather than being approved administratively. Commissioner McInnis stated that the design standards should apply to a broader area within the city than that proposed. Director Hinzman replied that the City Council has determined that the area proposed to be regulated is appropriate. Commissioner Truax stated that he would like the Planning Commission to have greater authority over design standards. He added that it is necessary for the Commission to have a legal basis to "say no" to certain kinds of development. Commissioner Twedt commented that at this point the Planning Commission is charged to regulate land use and zoning, not to dictate design standards. He questioned whether appointed officials should be responsible for design standards or if it is more appropriate for elected officials. Chairman Greil stated that the City Council would review all Planning Commission recommendations with regard to design standards. He suggested that the design standards go through a three step process of review by the Heritage Preservation Commission, Planning Commission and City Council. Commissioner Twedt commented that if one area of the City is protected by the standards, the rest of the city should be protected as well. Chairman Greil questioned whether there is public demand for greater regulation of design throughout the City. Commissioner McInnis stated that he has been frustrated that the Planning Commission does not have any authority over building style and materials. He added that establishing design standards for a limited area of the City is prejudicial against other areas of the City. Director Hinzman replied that the conservation district requires special consideration because it was developed before zoning was established and therefore encompasses several different styles of architecture constructed over several decades. Minutes - Hastings Planning Commission August 8, 2005 - Page 6 of 7 Commissioner McInnis questioned why the City should bother writing an ordinance for one area of the City when the entire city will be considered "historic" at some future point. Director Hinzman replied that he would have to consider the benefit of reviewing every building permit application for design standards and whether there is enough public demand for that type of review process. He added that reviewing all of the permit applications would be very burdensome for City staff. Commissioner McInnis stated that the review process may be burdensome, but it may also be in the best interest of the City. Commissioner Schmitt asked Commissioner McInnis if he would like to see a citywide restrictive covenant. Commissioner Schmitt questioned whether it is advisable for the City to extend its regulation so significantly and stated that neighborhood character includes variety. Director Hinzman stated that design regulations are needed only in the proposed conservation district area because it is one of the only areas in the City that has infilllots. Commissioner Schmitt added that other areas of the City were built when zoning provisions were already in place. He added that these areas already have certain design standards. Commissioner Zeyen stated that most new developments have covenants to control the building design. Commissioner Schmitt questioned whether the design standards would interfere with handicap accessibility. For example, if a lot was located on a block with only two-story homes, would someone be able to develop a single story home that is handicap accessible? Commissioner Twedt stated that certain design standards could produce too much governmental oversight of development. Director Hinzman stated that he would schedule an open house to publicly present and discuss the design guidelines. 6. Other Business Director Hinzman updated the Commission on recent Council actions and upcoming Commission items. 7. Adjourn Commissioner Truax moved and Commissioner Twedt seconded the motion to adjourn. Meeting was adjourned at 8:52 pm. Minutes - Hastings Planning Commission August 8, 2005 - Page 7 of 7 Respectfully submitted, Cecily Schrader Recording Secretary