HomeMy WebLinkAbout10/10/05
Hastings Planning Commission
October 10, 2005
Regular Meeting
7:00 pm
Chairman Greil called the meeting to order at 7:00 pm.
1. Roll Call
Commissioners Present: Greil, Schmitt, Hollenbeck, Truax, Twedt, Zeyen,
McInnis.
Commissioners Absent: None.
Staff Present: Planning Director John Hinzman, Associate Planner
Kris Jenson, Planning Intern Cecily Schrader.
2. Approve September 26, 2005 Planning Commission Meeting Minutes
Motion by Commissioner Truax, second by Commissioner Zeyen to approve
the minutes of the September 26, 2005 Planning Commission meeting as
presented by Staff. Motion passed unanimously.
PUBLIC HEARINGS
OTHER ACTIONS
3. James Lehman – Variance #2005-65 – Corner Sideyard Setback – 504 West 3
rd
Street.
Planner Jenson presented an overview of the history of the original garage
construction and the changes to the setback requirements over time. She added
that the applicant had modified his application to include an addition
underneath the back deck.
The applicant, James Lehman, described the modified proposal to the
Commission.
Commissioner Truax asked when the connection was made between the garage
and the house.
Mr. Lehman replied that the entire house was renovated in 1996. He had hoped
to complete the proposed addition during the renovation, but he did not have
sufficient funds to do so at that time.
Commissioner Schmitt asked whether a building permit would be required for
the new addition or for the existing construction that was completed without a
permit.
Planner Jenson replied that a building permit would be required for the new
Minutes - Hastings Planning Commission
October 10, 2005 – Page 2 of 6
addition.
Commissioner Schmitt asked in what order the conditions of approval would be
completed.
Planner Jenson replied that the building department could determine the order
of completion.
Commissioner Schmitt stated that he would like the building department to
approve the existing work before the proposed work begins.
Commissioner Twedt cited variance review criteria A and C as reasons to
approve the variance request.
Planning Commission Action:
Commissioner Twedt moved and Commissioner Schmitt seconded the motion
to recommend approval of Variance #2005-65 – Corner Sideyard Setback – 503
W 3 Street with the following conditions:
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1)Inspection of the garage and porch area for compliance with
building code provisions, including but not limited to frost footings
and firewall separations, prior to issuance of a building permit for
the addition.
2)The building department must approve the existing work before the
proposed work begins.
3)That a building permit be issued for the addition.
Upon vote taken, Ayes: 7, Nays: 0. Motion passed.
4. Greg Stotko – Site Plan #2005-62 – 3 Story Office Building – NW Corner of
Westview Drive and South Frontage Road.
Director Hinzman presented an overview of the proposed office building.
Commissioner Truax expressed concern that the proposed tree locations would
interfere with sight lines for traffic. He asked if hedges could be used instead of
trees.
Director Hinzman replied that the planning department was aware of the traffic
situation at the intersection and will require the plantings to be setback 50’ – 60’
from the sidewalk.
Commissioner Truax asked if that setback distance would be sufficient to ensure
proper sight lines. He also stated that most drivers currently treat the stop sign
at the intersection as a “suggestion” rather than a rule.
Commissioner Twedt asked if the parking arrangement for the site would
connect with the Wendy’s and Jiffy Lube parking. He asked if the whole corner
would be available for parking.
Director Hinzman discussed the parking plan in more detail. He stated that
another entrance/exit would be added near Wendy’s.
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October 10, 2005 – Page 3 of 6
Commissioner Twedt asked if drivers would be encouraged to drive through to
the Wendy’s parking lot.
Director Hinzman replied that drivers would not be encouraged to drive through
the parking lot.
Commissioner Schmitt stated it would be advantageous to have the drive for the
purposes of access and flow. He asked if a crosswalk or other control would be
needed for pedestrian traffic coming from the Jiffy Lube parking lot. He also
asked if anything would be provided for handicap people.
Director Hinzman replied that at minimum a crosswalk would be required to
allow for pedestrian access.
Commissioner Schmitt asked if the applicant was amenable to the staff
recommendations for the exterior building materials.
The applicant, Greg Stotko, stated that the proposed exterior building materials
were selected to prevent a top-heavy appearance. He stated he would like to use
stone, but if the cost of stone is prohibitive he will use a material that looks like
stone. He added that he will not use a modular block product.
Commissioner Truax stated that he likes the exterior wall appearance and the
general form.
Commissioner Twedt asked the applicant why the proposed building was called
a 3 story office/condo building.
Mr. Stotko replied that they are waiting for the results of a market analysis before
determining if they want the building to potentially be a condo building. At this
time they are moving forward with the building as an office building.
Commissioner Zeyen stated that he would like to see all sides of the building
screened due to the height of the building and the location rather than just the
North elevation as stated in condition #10 in the staff report.
Mr. Stotko replied that the intent of the screening is not to conceal rooftop views,
and not much of the roof will be seen from other areas.
Planning Commission Action:
Commissioner Truax moved and Commissioner Twedt seconded the motion to
recommend approval of Site Plan #2005-62 – 3 Story Office Building – NW
Corner of Westview Dr. and South Frontage Road with the following
conditions:
1) City staff must approve exterior materials.
2)Materials of the proposed modular wall must match the existing walls
of Westview Commons.
3)Trash and recycling enclosure materials and colors shall be consistent
with the main office building.
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October 10, 2005 – Page 4 of 6
4)Outdoor storage shall be prohibited unless it is screened from public
view as determined by the Planning Director.
5)Trees must be planted outside easement and view triangle areas.
6)All landscaping shall be irrigated.
7)A landscape surety for providing, installing, and warranting typical
landscaping and screening materials must be submitted in the amount
of 125 percent of the value of the proposed landscaping prior to
certificate of occupancy. The surety will be released within one year
from planting upon inspection by the City to ensure the health of the
plantings.
8)All lighting shall incorporate shields and cut-offs to direct light on site.
9)Utility easements over private storm sewers must be dedicated to the
City of Hastings in the event that the City must take emergency repair
of maintenance measures, and over sewer and water lines accessing the
property.
10)Any rooftop equipment must be completed screened from all
elevations, 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.
11)All parking and drive aisle areas shall be constructed to City standards
including bituminous surfacing and concrete curb and gutter.
12)All disturbed areas on this property shall be stabilized with rooting
vegetative cover to eliminate erosion problems.
13)The disturbed areas of the site shall be maintained to the requirements
of the City’s property maintenance ordinance.
14)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.
15)Submission of an electronic copy of all plan sets (TIF, PDF or similar
format) prior to issuance of certificate of occupancy.
16)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.
17)The landscape plan must be reviewed and approved by City staff to
ensure the tree locations do not interfere with traffic visibility.
18)The parking plan must include a crosswalk and parking markings.
Upon vote taken, Ayes: 7, Nays: 0. Motion passed.
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October 10, 2005 – Page 5 of 6
5. Todd Stewart – Site Plan #2005-64 – Riverwood 8 Addition Townhomes
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Planner Jenson presented an overview of the proposed site plan.
Commissioner Truax asked if recommendations had been made to break up the
rear elevations with different colors.
Planner Jenson replied that there was no mention of this in the earlier report.
Commissioner Truax suggested that the rear elevation should incorporate
different colors.
Commissioner Schmitt asked whether the driveway shared between units 3 and
4 had a minimum 3 foot separation.
Planner Jenson replied that this was in the plan.
Commissioner Schmitt stated that the conditions in the staff report did not
include the recommendations in the body of the report pertaining to setbacks
and hammerheads.
Planning Commission Action:
Commissioner Schmitt moved and Commissioner Hollenbeck seconded the
motion to recommend approval of Site Plan #2005-64 – Riverwood 8 Addition
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Townhomes with the following conditions:
1) All disturbed areas on this property shall be stabilized with rooting
vegetative cover to eliminate erosion problems.
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. The owner assumes all risks associated with the
grading and utility placement prior to formal approvals.
3) Boulevard trees must be planted according to approved plans/surveys.
4) All landscaped areas must be irrigated.
5) All abutting driveways serving multiple unit buildings must have a
minimum three foot landscaped separation between the driveways,
extending from the unit to at least 8 feet behind the curb, and shall
incorporate landscaping adjacent to the garage at the common property
boundary.
6) Any uncompleted site work (including landscaping) must be escrowed
prior to issuance of a certificate of occupancy.
7) Submission of an electronic copy of all plan sets (TIF, PDF, or similar
format) prior to submittal of a building permit.
8) 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.
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October 10, 2005 – Page 6 of 6
9) The units along 36 Street will require a ‘hammerhead’ design to allow
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for vehicles to turn around.
10) City staff must review and approve color variations for the rear
elevations.
Upon vote taken, Ayes: 7, Nays: 0. Motion passed.
6. Other Business
Director Hinzman updated the Commission on recent Council actions and
upcoming Commission items.
7. Adjourn
Commissioner Twedt moved and Commissioner Zeyen seconded the motion to
adjourn. Meeting was adjourned at 7:42 pm.
Respectfully submitted,
_________________________________
Cecily Schrader
Recording Secretary