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HomeMy WebLinkAbout08/12/02HASTLN S PL A NNLNfi COMMISSION August 12th' 2002 Regular Meeting 7:00 pm Chairman Anderson called the meeting to order at 7:00 pm. 1. Roll Call Commissioners Present: Alongi, Anderson, Greil, Hollenbeck, Michno, Truax, and Twedt Commissioners Absent: None Staff Present: Planning Director John Hinzman, Associate Planner Kris Jenson 2. Approve July 8th, 2002 Planning Commission Minutes With no changes, the minutes were accepted by a unanimous vote. PUBLIC HEARING - Riverwood 7th Addition - Preliminary and Final Plat #2002-52 to subdivide 89.6 acres into 73 single-family, townhome, and apartment lots by Advance Homes. Planner Jenson presented background information on the project. Chairman Anderson opened the public hearing at 7:09 pm. Curt Aaseng, 1167 Teal Way, expressed concerns with road connections and traffic to County Road 47, as well as the timing of the development. Hearing no other comments, the public hearing was closed at 7:15 pm. Dan Tilsen, project engineer for the development, stated that they hoped to grad the land this fall and winter in order to begin construction next spring. They will also be adding turn lanes along County Road 47 at 31st Street. Commissioner Greil asked what was being proposed for Outlot B&C, as well as the time frame for constructing 31st Street. Mr. Tilsen stated that some sketch work had been done for the sites, but nothing definite. Director Hinzman stated that the complete ROW for 31st Street and 37th Street are being platted with this plat. Commissioner Alongi inquired as to why the City was only receiving 34% of the park dedication fees for this project. He also inquired as to why there was not a traffic signal at 36th Street and Highway 61. Director Hinzman stated that it does not meet warrants at this time. Elizabeth McCoy, 117 22nd Street West, stated that the area along Cannon desperately needs a light to allow them to access Highway 61. Director Hinzman stated that as for the park dedication requirements, Staff would do some more research as to the reasoning behind the 34% requirement. Greg Jablonske, part owner of the Riverwood Development with Mr. Neal Siewert, stated that in combination with the land dedication, that was the amount that was worked out with the Riverwood 4th Addition in 1989. Planning Commission Action: Commissioner Twedt moved and Commissioner Alongi seconded a motion to recommend to the City Council the approval of the Riverwood 7th Addition preliminary/Final Plat, subject to the following conditions: 1) The final plat mylars must be consistent with the approved final plat. 2) The developer shall pay an interceptor sewer fee of $315.00 per unit, for a total of $58,275 for 185 units. This shall be paid in full prior to the City releasing the final plat mylars. 3) The developer shall pay a park dedication fee of $289.00 per unit, for a total of $53,465.00 for 185 units. This shall be paid in full prior to the City releasing the final plat mylars. 4) The developer shall modify the final plat to rename Vista Trail. The Public Works Director and Fire Marshal shall approve the new name. 5) The developer shall provide documentation that common open space and ponding basins shall be privately maintained by a homeowners association and not by the City. 6) The developer shall submit landscape plans for the required cul-de-sac islands. The developer is also responsible for showing that the island will be maintained by some means other than the City, such as a homeowner's association. 7) Any outlots in this plat must be replatted before they may be developed. 8) Any structures in this plat containing more than two units must go through site plan review prior to the issuance of building permits for the units. 9) The developer must submit a boulevard landscape plan, as required per City Code, to the City Forester for approval prior to the release of the final plat mylars. An escrow is required for any unplanted trees before occupancy of any unit without trees is allowed. 10) The plat must receive approval from Dakota County prior to the release of the final plat mylars. 11) Future site development of 'shoreland' area (300' from the OHWL) within Lot 1, Block 8, of the Riverwood 7th Addition Preliminary/Final Plat shall be restricted to open space and stormwater ponding use. 12)The developer shall enter into a development agreement with the City of Hastings documenting the conditions of approval for the Riverwood 7th Addition. The Development Agreement shall be signed prior to the City releasing the final plat mylars. Upon vote taken: Ayes: 7, Nays: 0. Motion carried. Schoolhouse Square - Comprehensive Plan/Rezoning/Development Plan #2002- 67 A. Amend Comprehensive Land Use Plan from U-II Urban Residential to U-III Urban Residential. B. Rezone property from R-2 - Medium Density Residence to C-3 - Community Regional Commerce and R-5 - High Density Residence PRD. C. Development Plan, LLC (Pat Regan) Director Hinzman presented background information on the proposal. Pat Regan, developer of the School House Square property, introduced Jerry Mazzara, architect and designer for the project. Mr. Mazzara stated that the project was designed to blend with the neighborhood. He displayed building elevations and discussed the design themes. Chairman Anderson opened the public hearing at 7:55 pm. Vincent Teuber, 406 West 5th Street, stated that there is an easement for access which runs along the backs of the homes along 8th Street, and he wanted to be sure the developer was aware of the easement and to ensure that it wasn't compromised. Mr. Regan stated that he is aware of the easement and that access will still be provided to the property owners per the easement language. He also stated that they hope to clean up some legalities with the easement during the platting process. Tom Kusant, 805 Ramsey Street, expressed an interest in the density changes on the site, especially with the 40-unit building and the location of the parking for those units, as well as parking for potential restaurant patrons. Mr. Regan stated that parking is being provided underground for the 40-unit building, with at least 1 space per unit. The other apartment condo building also has adequate parking below for the residential units as well as the office/commercial uses in the building. He also added that the number of delivery truck visiting the site will be significantly reduced from the number of school busses that use to visit the site, and that they hope to widen 10th Street between Vermillion and Ramsey Streets. Mr. Mazzara added that all the parking for the townhomes was located behind the units, so there would only be one access point for vehicles off of Ramsey Street. The townhomes are approximately 2.5 stories tall, and the apartment building is approximately 3.5 stories tall. Mr. Teuber asked for a clarification on the access to the site from Vermillion Street. Mr. Regan stated that the access from Vermillion Street would be a right in/right out access only - that no one would be able to cross Vermillion Street to access the site at this point. Kelly McCabe, 801 Ramsey Street, stated that he was very satisfied with the plans, and he hopes that what is eventually built will actually look like what has been proposed. Mr. Regan added that the plan had flexibility to adapt to changes in tenants. He added that he was pleased with the feedback and response he received at the neighborhood meeting on August 7, 2002. Chairman Anderson closed the public hearing at 8:12 pm. Commissioner Truax asked if 10th Street would be widened to Smeads? Mr. Regan stated that as a part of the plat, 10 feet would be dedicated for ROW between Vermillion Street and Ramsey Street. Commissioner Alongi inquired as to what the rationale was for higher density on the site from the approved comp plan. Director Hinzman stated that the applicant has been trying to create an area consistent with downtown character, and that this meets the merit of the district. Mr. Regan added that much of it related to economics - in order to make the numbers work and provide a product compatible with the neighborhood, higher density is necessary. One condition of the approvals is a cap on the density, so the site could not increase in density, but would still allow the density to be reduced. Commissioner Greil inquired as to the target market for the apartments, the bus stop mentioned in the presentation, and whether there would be parking available for the football games on Friday nights. Mr. Regan stated that the apartments are planned to be market rate apartments. He acknowledged that while the City doesn't currently have a route bus system, it could still be used by TRAC users, or for schoolchildren riding the bus. There will most likely not be parking available on the site for parking during the high school football games, but that he would like to implement a park and ride system with the new middle school site as parking for the games. Commissioner Greil added that he likes the plan, but has a concern about the density and the possibility that future redevelopment of the SEAS school site could have the density levels increased. He inquired if a condition could be added to tie the density of the SEAS site to this project. Director Hinzman stated that the two couldn't be tied together in that manner. Commissioner Twedt expressed his approval of the project, that it makes sense, and that the developer has been creative in designing the site. He attended the neighborhood meeting and heard no negative comments. Commissioner Alongi asked what comparable parking numbers for a restaurant would be. Director Hinzman stated that Applebee's has 100 parking spaces, 150 seats, and 50 in the bar. Mr. Regan stated that at least one restaurant will be located on the site, but what the specific restaurant is is not yet determined. Commissioner Greil inquired as the phasing anticipated for the project. Mr. Regan stated that townhomes and apartment building would be constructed first, and then commercial spaces would be built as needed. Commissioner Truax inquired as to the signage proposed for the site, as well as the trash facilities. Mr. Regan replied that he would like to have the downtown sign regulations apply to this site. Trash facilities would be addressed during the individual site plan reviews of the buildings. Director Hinzman added that no review of the signage has taken place and any approvals by the Planning Commission/City Council do not include approval of signage. Planning Commission Action: NOTE: Each item for School House Square has a separate motion and vote. Commissioner Michno moved and Commissioner Hollenbeck seconded the motion to recommend approval of the Comprehensive Plan Amendment to the City Council, subject to the approval by Metropolitan Council. Upon vote taken: Ayes: 7, Nays: 0. Motion carried. Commissioner Greil moved and Commissioner Twedt seconded the motion to recommend approval of the rezoning from R-2 Medium Density Residential to R-5 High Density Residential and C-3, Community Regional Commerce to the City Council, subject to the following condition: 1) Approval of the Comprehensive Plan Amendment for the site by the City Council and Metropolitan Council. Upon vote taken: Ayes: 7, Nays: 0, Notion carried. Commissioner Truax moved and Commissioner Alongi seconded the motion to approve the School House Square Development Plan to the City Council, subject to the following conditions: 1) 2) 3) 4) Approval of the comprehensive plan amendment by the City Council and the Metropolitan Council. Approval of the rezoning to C-3 and R-5. Execution of a development contract to ensure future platting and site plans are consistent with the plans presented to the Planning Commission and this Staff report. Residential density shall not exceed 12 dwelling units per acre. 5) Site Plan approval must be received from the City Council before any building construction shall commence. Upon vote taken: Ayes: 7, Nays: 0, Notion carried. Westview Commons Lots 28,3 - Special Use Permit Site Plan #2002-64 - Auto Oriented Use and Site Plan Approval for Reliance Development located at the southwest corner of Highway 55 and Westview Drive. Director Hinzman presented background on the project. Chairman Anderson opened the public hearing at 8:50 pm, and hearing no public comment, closed the public hearing at 8:51 pm. Vickie Vandell, engineer for Landform Engineering, presented architectural elevations for the retail space as well as the Jiffy Lube building. Director Hinzman stated that a joint parking agreement is in the works. Commissioner Alongi inquired as to the purpose of the fence along the retaining wall. Ms. Vandell stated that it was a safety feature. Commissioner Greil stated that he likes the building fronts, but feels that the rear of the building that faces South Frontage Road could be improved and the landscaping spruced up. Peter Hilger, architect for the retail center, suggested that awnings could be added to the rear of the building. Commissioner Twedt inquired about regulations for facilities that handle oil. Director Hinzman stated that Jiffy will be required to get a hazardous waste generator license from Dakota County Ms. Vandell added that there are no floor drains in the lower level of the building and that the used oil tanks are pumped twice a week. Commissioner Alongi asked about the possibility of turning the building so that the back faced Westview Drive rather than the frontage road. Ms. Vandell stated that the building placement is limited on the site due to easements that run along the south side of the property. She also suggested that additional foundation plantings could be added to the rear of the building. Chairman Anderson suggested coniferous trees be added behind the building. Mr. Hilger remarked that they did not want to completely block the rear of the building and compromise the safety of the building's employees. Director Hinzman asked the Commission for some direction on this issue. Commissioner Alongi stated he would like the back of the building to better blend in with the area. Commissioner Michno added that she felt the awnings on the rear of the building would be a positive addition. Planning Commission Action: Commissioner Twedt moved and Commissioner Michno seconded the motion to recommend approval of the site plan and special use permit for Lots 2&3 of Westview Commons to the City Council, subject to the following conditions: 1) Adherence to the attached Site Plan, Landscape Plan, and Architectural Elevations. 2) Adherence to the Preliminary and Final Plat requirements of Westview Commons 3) Recording of the Final Plat of Westview Commons Addition with Dakota County. 4) Direct access to Westview Drive and Highway 55 is prohibited. 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) 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. 8) 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. 9) Recordings of joint access easements for ingress, egress, and parking between Westview Commons Addition properties. 10)Designation of parking for retail space employees to meet minimum parking requirements on Lot 3. The joint access easement covenant shall be amended to include language designating parking spaces. 11) Screening of all rooftop equipment. 12) Illumination levels must not exceed 0.5-foot candles at the perimeter of VVestview Commons 13)AII waste enclosure areas shall be constructed with materials matching the primary building. 14)The applicant shall provide a wall detail indicating materials and elevations for the retaining wall subject to approval by the Planning Director. 15) 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. 16) Extension of a sidewalk/walkway between the Lot 3 parking area and retail center. The crossing point of the main entrance drive shall well defined with a combination of plantings and or pavement changes. 17)Waste enclosure details must be submitted before site plan approval and shall be consistent with the style, quantity and type of materials as the principal buildings. 18) Monument signs shall be architecturally consistent with the buildings on site and incorporate similar materials into their construction. 19) The rear of the retail building on Lot 2 (facing South Frontage Road) shall incorporate a combination of awnings, and year round plantings to accentuate the building. Upon vote taken: Ayes: 6, Nays: 1, Truax dissenting. Motion carried. Pleasant Acres - Final Plat #2002-60 to subdivide property into 7 townhome slots located between Pleasant Court and North Frontage Road by Habitat for Humanity. Planner Jenson presented background information on the item. Planning Commission Action: Commissioner Alongi moved and Commissioner Michno seconded the motion to recommend approval of the Pleasant Acres Ist Addition final plat to the City Council, subject to the following conditions: 1. That the applicant provide evidence that the private street and utilities will be/are maintained by a homeowner's association and not by the City. 2. That the developer pays sewer interceptor fees of $315 per unit, for a total of $2205, prior to the release of hardshells. 3. That the developer pays park dedication fees of $850 per unit, for a total of $5950, prior to the release of the hardshells. 4. That the developer places the final lift on Pleasant Court. 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. Approval of the plat is contingent upon successful review of the grading, utility, and erosion control plans by the Public Works Department and the Fire Marshal. 8. That the several larger trees on the site be fenced off and protected during the construction and grading process. 9. 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 activities. 7. Other Business Staff provided an update on the Wastewater Treatment Plant Relocation Process, as well as upcoming items for the Planning Commission agenda. 8. Adjournment With no further business, the meeting was adjourned at 9:23 pm.