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HomeMy WebLinkAbout04/08/02{-IASTIN6/S PLANNIN6/COMLMIISSION April 8th, 2002 Regular Meeting 7:00 pm Chairman Anderson called the meeting to order at 7:03 pm. 1. Roll Call Commissioners Present: Anderson, Greil, Hollenbeck, Michno, Stotko, Twedt Commissioners Absent: None Staff Present: Planning Director John Hinzman, Associate Planner Kris Jenson, HRA Director John Grossman Director Hinzman introduced Vernon Truax, who will be joining the Planning Commission. Since he was not yet sworn in, he would no be participating in tonight's meeting. 2. Approve March 20, 2002 Planning Commission Minutes With no changes, the minutes were accepted by a unanimous vote. Public Hearing - St. Elizabeth Ann Seton - Site Plan Review #2002-23 to erect temporary modular classrooms at 600 Tyler Street Director Hinzman presented background information on the subject. Chairman Anderson asked Rita Humbert, principal of St. Elizabeth Ann Seton School, to add any additional information. Ms. Humbert stated that the modular company constructing the units would be able to provide alternate exteriors to better comply with HPC guidelines. She added that it was the intent of the parish to have all their programs at one site. A parish feasibility study was done to determine the order in which buildings would be constructed, and the church was to be built first with the education facilities second. She further added that the classroom additions would allow the school to gain space by reducing the conflicts of classrooms and return the library to being a library, rather than a classroom. Chairman Anderson opened the public hearing at 7:15 pm. Jackie Boller, 402 West 7th Street, addressed the Planning Commission as a member of the HPC. She stated that no official action could yet be taken because a building permit had not yet been applied for. She read the definition of temporary as defined by the 1997 Uniform Building Code (UBC), and stated that the proposed buildings are not temporary by that definition. She added that the HPC considers any construction to be permanent. She defined historic sites and districts, and acknowledged that while the school is not a historic building, it is located within a historic district. The HPC encourages owners to use original materials when building and remodeling their homes, and that while modern designs are not prohibited, they should conform to the scale of the HPC neighborhood. Buildings that are moved in must follow the same guidelines. She recognized that education is important, but that public schools are available to all, and it is a choice to send children to private school. She also added that she doesn't feel this is an emergency situation and that elsewhere these buildings would be okay, but not in the historic district. Lisa Weaver, 7576 74th Street South, Cottage Grove, is the president of the Pastoral Council at St. Elizabeth Ann Seton. She stated that the parish has spent 18 months studying the best solution to this issue, and feels this is a temporary solution to the issue. Chairman Anderson inquired as to how long the City had been involved in this process. Ms. Humbert stated that she met with former Planning Director Weiland approximately 1 year ago, and no red flags were raised about this issue. Amy Martin, 220 East 7th Street, thanked the Planning Commission for holding a public hearing and giving residents the opportunity to speak. She resides directly across the street from the former church located on this site, and hears so much from friends and neighbors about the former church building. She asked what planning was done when the Guardian Angels building was sold, and expressed concern that the building of the future school would be pushed back even further, and that after 5-7 years the Church would come back to have the structure there for an even longer time period. Bob Langenfeld, 207 West 2nd Street, asked what the total cost of the temporary classroom project was. Ms. Humbert stated that the cost of the classrooms, including removal from the site when they are no longer needed, is $250,000. Mr. Langenfeld stated that that money would be a good start for a new school. Ms. Humbert stated that she felt the role of the Planning Commission is to review matters relating to zoning. Many committees at the Church have reviewed this situation. The money simply was not available to renovate the old Guardian Angels school, and money was not available to renovate the old St. Boniface church either, and that's in the past. Commissioner Stotko stated that he feels what most people have a hard time with is the length of time proposed for the temporary classrooms to be used. Peter Gliech, 913 West 7th Street, is a parishioner and parish trustee of St. Elizabeth Ann Seton. He stated that the church wants to provide a sound and safe educational opportunity. The decision was made to consolidate at the Tyler Street School until the new facility was built at 15th Street. A feasibility study has shown that the money is not yet available for the new school, and that they hoped the Tyler Street facility would be more temporary. He added that the church is making a good faith effort, but that they need more space to operate. Commissioner Michno asked whether the new buildings would be used to accommodate new growth. Mr. Gleich stated that the new buildings would only be used to relieve spacing issues. They are finding that more kids are staying with the school into the middle school grades. Ms. Humbert stated that the only growth would be to fill sections. For instance, if a section of 5th graders has a capacity of 40 students (2 teachers, 20 students per teacher), and the class has an enrollment of 37, then 3 additional students would be able to be added. The spaces would not be used to add another section of students to the school. Marlene Craft, 216 2nd Street East, inquired as to possible alternative locations for the modular units, such as at the existing church. Ms. Humbert stated that that option was considered however would lead to duplication of services and increase staff costs. Scott Sydor, 520 Ramsey Street, stated that he is pro-education, pro-catholic education, but that his neighborhood is important to him, and feels this would set a bad precedent and be poor planning. Added that he feels that should the item be denied, he feels that SEAS would be better off in the long run. Kathy O'Brien, 222 East 5th Street, asked if the existing school was located within a historic district. Ms. Humbert stated that they were. Ms. O'Brien asked what would be done at the school if this proposal were to be denied. Ms. Humbert stated that the school may have to eliminate pre-school programs or other grades. Ms. O'Brien asked if the money received from the sale of St. Boniface would go towards the new school. Chairman Anderson stated that whether the modulars are approved or not, SEAS school would eventually be moving to a new facility on 15th Street. Ms. O'Brien stated that the church didn't care what happened with the SEAS school once they moved. Ms. Humbert stated that they do indeed care. The sale of the Guardian Angels facilities and the proposed re-use fit with the premise of the church and helping people. Ms. O'Brien stated that she is concerend that the SEAS school will become more low-income housing. She would prefer to see the school and the students remain. Pam Thorson, 315 Pine Street, operates the bed and breakfast located at 620 Ramsey Street. She stated that she enjoys the school as a neighbor, enjoys the sounds of the students playing outdoors. She added that she knows the school would love to have a great facility for all the students, but doesn't feel that temporary classrooms are appropriate, and feels that having all the students in one building is better, so the children don't feel like they don't belong or aren't a part of the school. Mary Engerber, 409 ½ Vermillion Street, stated that she is a first year teacher at the school. While modulars may seem depressing to some, she feels that the teachers will creat a unified environment for the students. Camille Nelson, 316 Dakota Street, Vermillion, stated that she has taught in modular classrooms before and that they are not a detriment to education. She also stated that as a 5th grader growing up he attended classes in a temporary classroom. Hearing no other comment, Chairman Anderson closed the public hearing at 8:02 pm. Commissioner Stotko asked if the buildings require a permanent foundation. Ms. Humbert stated that they would indeed have footings. Commissioner Twedt inquired if the HPC had met since the March 19th meeting. HRA Director John Grossman stated that they had not. Commissioner Greil asked Ms. Humbert to ebtter explain the timeline for construction of a new school. Ms. Humbert stated that a capital campaign has begun, and that the church hopes to have a better idea of where they stand by April 15th. A model and plans of the new school are available at the church for review. The Archdiocese requires the church to have a certain amount of money available prior to beginning construction. The church hopes to build a social hall in 3 years, and then begin work on the school after that. Ms. Weaver stated that the Guardian Angels school was sold due to financial constraints, as the building needed major repairs. The church is moving forward, but the people involved are volunteers and many are new at this process, and it is taking longer than intended. Commissioner Greil asked why the social hall was being built first. Ms. Weaver stated that was the wishes of the parish, to do construction in 3 phases (church, social hall, school) rather that just two. Ms. Humbert stated that the Catholic Church added a $1,000,000 capital campaign as well. Commissioner Greil stated he felt it would be more feasible to move the middle school students to the current church site and add the temporary classrooms there. Commissioner Michno asked about the money from the sale of the Guardian Angels block. Ms. Humbert stated that a portion of the money was earmarked for educational needs. Chairman Anderson stated that the Planning Commissions job is to review projects based on the impact of the community as a whole, and to determine compliance with the zoning code, comprehensive plan, and other city codes. He doesn't feel that the classrooms are compatible with the site, and the length of time is still undetermined. Commissioner Twedt stated that he didn't feel this was an issue of growth, and doesn't want to see the actions of 3 years ago color the issue. SEAS cannot predict what a developer might do with the property in the future. In his definition of temporary it means that a building will leave, and he doesn't feel it's permanent. He wondered if we would be treating this request differently if ti were made by real estate agents or insurance salesmen, for example, and feels that a public hearing would not have been held. Chairman Anderson stated that the only definition give so far is from the UBC. HRA Director Grossman stated that the building code calls a building with a foundation and utilities a permanent structure. He also stated that the City would not have the authority to enforce the removal of the structures. Director Hinzman stated that because the use is permitted within the zoning district, it would be more difficult to cause their removal. Commissioner Twedt asked about a joint agreement for the buildings' removal. Director Hinzman stated that the City couldn't force the church to signt he agreement. Ms. Humbert stated that money has been set aside for the removal of the units. Chairman Anderson asked Ms. Humbert if the church would be willing to enter into such an agreement. Ms. Humbert stated that they would, and that the school's contract with the modular company includes a cost for removal of the units. Commissioner Greil stated that he's concerned that if a developer approaches the school and wants to purchase the site for $1,000,000 including the modular buildings, that the school would fight to keep the units in place. He inquired of staff of any regulations regarding modular housing in this zoning district. Planner Jenson responded that the only zoning requirement is that homes be a minimum 20 feet wide, which precludes single-wide manufactured homes. Commissioner Michno stated that it is a difficult issue, but it is tough to be in support of the classrooms when the church has put building the social hall before that of the school. Chairman Anderson stated that he would not like to see this in his neighborhood and feels it will devalue the neighborhood, as well as concerns as to why the next building being built by the church isn't a school. Ms. Humbert stated that the temporary solution is cheaper. The school is anticipated to cost $12 - $13 million, and the money is not yet available. Commissioner Stotko stated that he doesn't have a problem with the buildings, but that they will seem like a permanent structure. He doesn't feel they will hurt the neighborhood, but agrees that an agreement for their removal is important. Planning Commission Action: Commissioner Greil moved and Commissioner Twedt seconded the motion to recommend approval of the St. Elizabeth Ann Seton site plan to the City Council, with the following conditions: Approval of a building permit. Payment of any applicable sewer or water connection fees. Design of the buildings must be compatible with Heritage Preservation Commission guidelines and approval. All mechanical equipment relating tot he modular classrooms must be screened. An understanding that the temporary modular buildings will be on-site, and utilized for classroom purposes for a period of five to seven years. St. Elizabeth shall provide annual certification of enrollment to ensure modular classrooms are not being used to accommodate increased student enrollment, but to handle space needs of the existing student population. St. Elizabeth shall be responsible and liable for expenses involved in removing the classrooms upon discontinuance of the use. Upon vote taken: Ayes: 4 Nays: 2, Anderson and Greil dissenting. Motion carried. Chairman Anderson called a break at 8:40 pm. Chairman Anderson resumed the meeting at 8:48 pm. o Wallin Property - Comprehensive Plan Amendment #2002-31 to amend Metropolitan Urban Service Area Boundary Planner Jenson presented background on the project. Chairman Anderson opened the public hearing at 8:51 pm. Hearing no public comment, the hearing was closed at 8:52 pm. Commissioner Hollenbeck asked why an amendment was needed to the comp plan for this item. Planner Jenson responded that while this area was identified in the comp plan as a potential growth area, it could not be included in the MUSA or given a land use designation because it was not located within the City limits at the time the comp plan was adopted. Planning Commission Action: Commissioner Michno moved and Commissioner Stotko seconded the motion to recommend to the City Council the approval of comprehensive plan amendment and MUSA expansion, subject to approval of the Metropolitan Council. Upon vote taken: Ayes: 6, Nays: 0, Motion carried. o Westview Commons Addition - Preliminary\Final Plat #2002-29 to subdivide an existing commercial property into three lots at the southwest comer of Westview Drive and Highway 55 by Reliance Development. Planning Director Hinzman presented background on the item. Chairman Anderson opened the public hearing at 8:57 pm. Karl Kulju, 1000 Hillside Street, asked how the development of this property would potentially affect his property, and whether there would be sidewalks added on his property. He also asked if he would be able to add a driveway along Westview Drive. Director Hinzman stated that no sidewalks for Hillside Street or Westview Street past the South Frontage Road were a part of this project. The public hearing was closed at 8:59 p.m. Commissioner Michno asked if there was a need for a 4-way stop at Westview and South Frontage Road/Hillside Street. Director Hinzman stated that site lines were being improved on the site, but at this time a 4 way stop was not being planned for the intersection. Planning Commission Action: Commissioner Stotko moved and Commissioner Hollenbeck seconded the motion to approve the Westview Commons Addition Preliminary/Final Plat, subject to the following conditions: 1. Satisfying outstanding review comments of the April 5, 2002 letter to Landform Engineering by Thomas Montgomery, Public Works Director. 2. Direct access to Westview Drive and Highway 55 is prohibited. 3. The existing curb cut on Westview Drive and South Frontage Road shall be closed. 4. Execution of easement vacations as indicated on the preliminary plat. 5. All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 6. The disturbed areas of the site shall be maintained to the requirements of the City's property maintenance ordinance. 7. That the final plat is subject to MNDOT approval and that the Developer shall incorporate any MNDOT's comments into the final plat. 8. That the final plat hardshells shall be modified to illustrate MNDOT R.O.W. and restricted access. 9. The developer shall pay applicable interceptor sewer charges per developable acre. These fees shall be paid prior to City release of final plat hardshells. 10. That the Developer shall obtain Site Plan approval from the City prior to issuance of any building permits for any future proposed developments on property. 11. There shall be shared access easements and agreements recorded with the final plat that allow for shared access through the property. 12. Execution of a development agreement to memorialize the conditions of the plat and to establish any applicable escrow amounts to guarantee the completion of site plan activities. Upon vote taken: Ayes: 6, Nays: 0. Motion carried. 6. Wendy's International - Site Plan Review - Westview Drive and Highway 55. Director Hinzman presented background information on the item. He added that the site plan had been modified to accommodate a better loading area for the restaurant. Commissioner Twedt inquired about the light fixtures attached to the building. Director Hinzman stated that any lighting on the site may not exceed ½ foot candle power at the property line. Commissioner Greil inquired about planting guarantees for the trees on the site. He stated that he was concerned about trees dying after 4-5 years due to heavy slating on the roadways. Director Hinzman stated that a one year surety is required on all plantings. The applicants will be directed to work with the City Forester to choose appropriate species for the site. Planning Commission Action: Commissioner Twedt moved and Commissioner Greil seconded a motion to recommend approval of the site plan for Wendy's International Street to the City Council, subject to the following conditions: 1. Satisfying outstanding review comments of the April 5, 2002 letter to Landform Engineering by Thomas Montgomery, Public Works Director. 2. Direct access to Westview Drive and Highway 55 is prohibited. All disturbed areas on this property shall be stabilized with rooting vegetative cover to eliminate erosion problems. The disturbed areas of the site shall be maintained to the requirements of the City's property maintenance ordinance. 5. Recording of the Final Plat of Westview Commons Addition with Dakota County. 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. Execution of a development agreement to memorialize the conditions of site plan approval and to establish any applicable escrow amounts to guarantee the completion of site plan activities. Satisfaction of any outstanding comments from the Minnesota Department of Transportation relating to the site plan. Recordings of joint access easements for ingress, egress, and parking between Westview Commons Addition properties. 10. Screening of all rooftop equipment. 11 Illumination levels must not exceed 0.5-foot candles at the perimeter of Hastings Marketplace West. 12. All waste enclosure areas shall be constructed with materials matching the primary building. 13. Reconfiguration of the trash enclosure area to face south. Any parking spaces lost would need to be created to maintain minimum levels. 14. Tree spacing along Highway 55, Westview Drive, and the south parking lot must be reduced to 40 feet on center. 15. Trees or shrubs should be placed between the parking area and eastern retaining wall. 16. The applicant shall provide a wall detail indicating materials and elevations for the retaining wall subject to approval by the Planning Director. 17. A planting plan must be developed for the retaining wall that incorporates shrub plantings on the terraced areas similar in design and density as other commercial projects along Highway 55. 18. Fencing must be provided along the top of the wall. Fencing materials must be consistent with a higher degree of architectural standards due to its visibility and elevation. Upon vote taken: Ayes: 6, Nays: 0. Motion carried. 7. Century South 2nd Addition - Final Plat Planner Jenson presented background information on this item. Commissioner Stotko expressed concerns with traffic connections to Riverwood and County Road 47, and the timing of when those connections would happen. Director Hinzman stated that while that is a concern, it isn't a function of the Final Plat review. Staff will try to obtain information on when those connections may be made. Commissioner Greil stated that he feels the City should get more aggressive with the developers to make those road connections for these developments. Planning Commission Action: Commissioner Michno moved and Commissioner Hollenbeck seconded a motion to recommend approval of the Century South 2nd Addition Final Plat and Resolution, subject to the following conditions 1. That all private drives and related utilities be designed and constructed according to City 10 standards, as determined by the Public Works Director. That the developer shall have a separate water meter and water line installed for all irrigation systems. The applicant shall be required to pay $310.00 per lot in interceptor sewer charges, prior to the city releasing the final plat hardshells. The interceptor sewer charge for this project totals $32,240.00 for 104 units. That the builders in this subdivision shall plant "boulevard" trees according to the submitted tree plan and one front yard tree per lot. An escrow is required for any unplanted trees before a certificate of occupancy is issued for any unit without trees is allowed. 5. That Outlots shall be re-platted before they can be developed. Upon vote taken: Ayes: 6, Nays: 0. Motion carried. 8. Updates and Other Business Planning Director Hinzman reminded the Planning Commission that the next meeting is scheduled for April 29, 2002 due to Staff's attendance at the National Planning Conference next week. 9. Adjournment The meeting was adjourned at 9:10 pm.