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HomeMy WebLinkAbout06/25/01Hastings Planning Commission June 25th, 2001 Regular Meeting 7:00 p.m. Chairman Strauss called the meeting to order at 7:00 p.m. 1. Roll Call Commissioners Present: Anderson, Hollenbeck, Michno, Strauss, Stotko. Commissioner Greil arrived at 7:06 pm. Commissioners Absent: Twedt Staff Present: City Planner Matthew Weiland, Associate Planner Kris Jenson 2. Approve May 29th' 2001 Planning Commission Meeting Minutes. The minutes were accepted as written by an unanimous vote. 3. Public Hearing - Ordinance Amendment (Chapter 4 Construction Regulations - SEC. 4.15 ACCESSORY STRUCTURES - Height) Planner Weiland presented background on the item. Chairman Strauss opened the public hearing at 7:03 pm. Hearing no comments from the public, the public hearing was closed at 7:04 pm. Commissioner Anderson commented that he preferred using the sidewall height as the maximum rather than the peak. This allowed for the older areas of town to use steeper pitched roof lines, which are in keeping with the historic areas of Hastings. Commissioner Greil asked what had prompted this change. Planner Weiland stated that complaints have been received from residents regarding very tall garages in residential areas. Current City code limits garages and accessory structures to one story, however, the zoning code height limit is 25'. Planning Commission Action: Commissioner Stotko moved and Commissioner Anderson seconded a motion to recommend to the City Council approval of an ordinance amending Chapter 4 Construction Regulations - SEC. 4.15 ACCESSORY STRUCTURES. Upon vote taken, Ayes, 6, Nays, 0. Motion carried. 4. Public Hearing - Rezoning Summit Heights (P-I Public Institution to R-3 Medium High Density Residence) 5. Public Hearing - Preliminary Plat - Summit Heights Planner Jenson presented background information on both items. Chairman Strauss opened the public hearing for the rezoning at 7:16 pm. Hearing no public comment, the public hearing was closed at 7:17 pm. Commissioner Stotko commented that he feels it fits into the area. Chairman Strauss added that the proposed zoning fits with the comprehensive plan. Planning Commission Action: Commissioner Anderson moved and Commissioner Hollenbeck seconded a motion to recommend to the City Council the rezoning of the property from P-I Public Institution to R-3 Medium High Density Residence. Upon vote taken, Ayes, 6, Nays, 0. Motion carried. Chairman Strauss then opened the public hearing for the preliminary plat at 7:18 pm. Hearing no public comment, she closed the public hearing at 7:19 pm. Commissioner Anderson expressed concern regarding the density and asked Staff for clarification. Planner Jenson stated that the comp plan designation for the area is U-II, which is 4-8 units per acre. The proposed development has an overall density of 5.1 units per acre. Commissioner Anderson inquired if that included the cul-de-sac as well. Planner Weiland stated that it did. Commissioner Anderson stated that he would like to add a condition that the applicant split the 6 unit building located along the south side of the property, in order to break up the long wall. Commissioner Michno added her support for this condition. Chairman Strauss added that 6 units in a row is pretty solid, and supported splitting the units as well. Commissioner Stotko also added that he would like to see a berm added along the south side of the property, and then have the recommended buffer of evergreen trees planted atop the berm. Commissioner Greil asked Staff if the appropriate public mailings had been done. Staffresponded that they were. Planning Commission Action: Commissioner Greil moved and Commissioner Anderson seconded a motion to recommend to the City Council approval of the Preliminary Plat for Summit Heights, subject to the following conditions: That preliminary plat approval is contingent upon the property being rezoned to R-3 Medium High density residence. That the applicant shall pay a $310/lot Interceptor Sewer Fee, which would total $5270.00 for 17 units, prior to the City=s release of the final plat hardshells. That the applicant shall pay a park dedication fee of $850.00 per lot, for a total of $14, 450 in park dedication fees. The total may be offset by trail credit, subject to the approval of the Hastings NRRC. That the developer work with the City to establish a trail connection from General Sieben Drive to the existing trail at the southeast corner of the property. That the developer shall plant boulevard trees according to the submitted tree plan and one front yard tree per lot. These trees shall be at least two inches in diameter at the base and the species of the tree should be on the list of approved trees created by the City Forester. An escrow is required for any unplanted trees before a certificate of occupancy is issued for any required units without trees is allowed. That the developer provide documentation tot he City that the maintenance of the cul- de-sac island will be performed by a homeowner=s association and not by the City of Hastings. That the utility plan is modified according to the following comments, subject to the review of the Public Works Director. The fire hydrant shall be located in the cul-de-sac island. The cul-de-sac island shall have a street light installed with an electric outlet and meter. 8. That the preliminary plat shall be modified to increase the bituminous trails to 10 feet. 9. That the developer split the 6 unit building into two buildings. Upon vote taken, Ayes, 6, Nays, 0. Motion carried. Planner Weiland recommended that due to the number of items still required for the Site Plan, that that item should be held off on until the additional information is received. 6. Public Hearing Special Use Permit for Gas Station/Convenience Store and Car Wash (Tom Thumb) 7. Site Plan Review - Tom Thumb (18th & Vermillion) Planner Weiland presented background information. The applicant=s attorney, Leo Schumacher, was present, as was the project=s architect, Norman Wells. Mr. Scumacher stated that this site would serve as a training facility for Tom Thumb stores as well as contain some refrigeration space for the existing egg distribution business. Chairman Strauss opened the public hearing for the special use permit at 7:41 pm. Hearing no public comment, the public hearing was closed at 7:42. Chairman Strauss commented that this is an appropriate site for this type of use, and the existing building east of this site would serve as a buffer between this site and the residential to the east. Planning Commission Action: Commissioner Stotko moved and Commissioner Hollenbeck seconded a motion to recommend to the City Council approval of the special use permit for the Tom Thumb gas station, convenience store, and car wash, subject to the following conditions: 1. The proposed structure and accessory items, including, but not limited to, the parking lot landscaping, shall be completed pursuant to the approved site plan. Upon request for occupancy of the building, all uncompleted items contained within the site plan shall be addressed pursuant to city code escrow requirements. Upon vote taken, Ayes, 6, Nays, 0. Motion carried. Site Plan Commissioner Stotko asked if the islands around the building are landscaped or concrete. Mr. Wells replied that they were planned to be all concrete. Chairman Strauss inquired as the purpose of the additional refrigeration area. Mr. Wells stated that the applicant currently has an egg distribution business currently located on site, and would like to consolidate that operation into the same building. Chairman Strauss asked if the anticipated travel routes of any trucks would be through the neighboring residential areas. Mr. Wells replied no. Commissioner Anderson stated that he would like a condition added construction begin within the next 3 years or the applicant be required to upgrade the site to a parking lot meeting the city codes and regulations. Mr. Schumacher stated that the reason for the 3 years is that funds for the construction of the facility are not within the budget for this fiscal year of the company. Commissioner Anderson commented that he would like more clarification on that issue. Planner Weiland asked the applicant=s representative to comment further on building plantings. Mr. Wells stated that plantings along the foundation would crowd the sidewalk and be difficult to grow, due to the overhang on the building. Commissioner Stotko suggested that parking lot islands be landscaped rather than concrete. Mr. Wells stated that that could be done. Commissioner Hollenbeck inquired as to signage for the site. Planner Weiland identified the pylon location on the plan, and reminded the Commission that the applicant will be required to obtain a sign permit from the City. Planning Commission Action: Commissioner Michno moved and Commissioner Stotko seconded a motion to recommend to the City Council approval of the site plan for the Tom Thumb gas station, convenience store, and car wash, subject to the following conditions: 1. That site plan approval shall be contingent upon the site receiving a special use permit approval for the use of the gas station. 2. The proposed structure and accessory items including, but not limited to, the parking lot landscaping shall be completed pursuant to the approved site plan. Upon request for occupancy of the building, all uncompleted items contained within the site plan shall be addressed pursuant to city code escrow requirements. 3. That the site plan si subject to MNDOT approval and that the developer shall incorporate any of MNDOT=s comments into the final site plan. 4. That the site plan is modified to show the carwash stacking area on the east side of the building. 5. That the site plan is modified to narrow the drive aisle along the south side of the building and east of the 18th Street entrance, in order to add more green space. 6. That detailed utility plans for the project shall be submitted before building permits are issued for this project and shall incorporate the Public Works Director=s comments. 7. That all lighting on the site shall be downcast and shielded with cut off shields. 8. That the lights on the canopy shall be recessed. 9. That the existing vacant building on the property shall be removed immediately. 10. That the utilities on the property are properly abandoned. 11 That the existing trailers on the site can remain as a grandfathered use, but no more trailers may be added to the site. 12. That this property may not be used as a storage area or parking area, unless the parking lot is repaired to current minimum ordinance standards and effective screening is installed. 13 That the site plan approval for this project shall be fore three years as long as the site plan still meets minimum requirements of current ordinances. 14. If the building is not under construction within three years, the applicant will bring the site up to the current parking lot standards or plant it as green space. 15 Landscape plantings will be included in the parking lot islands along the building. Upon vote taken, Ayes, 6, Nays, 0. Motion carried. 8. Updates and Other Business Planner Weiland stated that he attended an Open House for the Red Rock Corridor in St. Paul recently. The feasibility study is almost complete. The City of Hastings will continue to work on station planning and addressing the parking need which will arise should a station be placed within Hastings. Chairman Strauss inquired as to the EAW presented to the City Council for Wal-Mart, and asked if Wal-Mart would operate at both sites. Planner Weiland stated that this review will come before the Planning Commission in August. Wal- Mart intends to move the location to the new site near the Government Center. 9. Adjournment There being no further business the meeting was adjourned at 7:57 pm.