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PC Packet 03.15.16 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday,March15, 2016 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. 2.PLEDGE OF ALLEGIANCE 3.ELECTION OF OFFICERS 4.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATED JANUARY 19, 2016. B.CONSIDERATION OF MINUTES DATED FEBRUARY 22, 2016 5.PUBLIC HEARINGS A.CONSIDERATION OF A SITE PLAN AND A CONDITIONAL USE PERMIT FOR A DRIVE THROUGH AT THE MIDCOUNTRY BANK LOCATED AT 201 MAIN ST. S.(DRIVE THROUGH LOCATED AT 210 HASSAN ST. SE) Motion to close hearing –Motion to approve with staff recommendations –Motion to reject B.CONSIDERATION OF RE-ZONING OF NORTH HALF HUTCHINSON BLOCK 13, N 197’ of W ½ Lot 8, North Half Hutchinson Block 13, N 165’ OF E ½ LOT 8, NORTH HALF, HUTCHINSON BLOCK 13, N 197’OF E ½ OFLOT 8, EX N 165 FROM R-2 ZONING DISTRICT TO C-2 ZONING DISTRICT. Motion to close hearing –Motion to approve with staff recommendations –Motion to reject C.CONSIDERATION OF PRELIMINARY AND FINAL PLATOF PROCHNOW ADDITION SUBMITTED BY THE CITY OF HUTCHINSON. Motion to close hearing –Motion to approve with staff recommendations –Motion to reject 6.NEW BUSINESS 7.UNFINISHED BUSINESS 8.COMMUNICATION FROM STAFF A.Upcoming Meetings 9.ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday,January 19, 2016 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. The January 19, 2016Planning Commission meeting was called to order by Acting Chair Nortonat 5:30p.m. Members in bold were present Chair Hantge,Commissioner Kirchoff,Commissioner Johnston,Commissioner Norton, Commissioner Arndt, Commissioner Wick, and Commissioner Fahey. Also present were Dan Jochum, City Planner, Marc Sebora, City Attorneyand Kyle Dimler, Building Official. 2.PLEDGE OF ALLEGIANCE 3.SWEARING IN OF RON KALENBERG City Attorney Marc Sebora swore in Ron Kalenbergas a new member of the Hutchinson Planning Commission. Commissioner 4.ELECTION OF OFFICERS Commissioner Arndt moved to table election of officers until the February Planning Commission meeting when a full Commission may be present, seconded by CommissionerFahey. Motion approved unanimously 5.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATED DECEMBER 15, 2015. Motion by Commissioner Arndt,Second by Commissioner Faheyto approve. Motion approved unanimously. 6.PUBLIC HEARINGS A.Consideration of an amendment to the City Code of Ordinances, Chapter 154: Accessory Structures. Mr. Dan Jochum, City Planner, addressed the Commission. Mr. Jochum reviewed the proposed language to amend Chapter 154: Accessory Structures, as provided in the Commission’s packets. Mr. Jochum noted the maximum size of accessory structures is now proposed to be based upon lot size and allows for a structure size ranging from 1,000 –2,000 square feet. Minutes Hutchinson Planning Commission January 19, 2016 Page 2 Mr. Jochum also stated that pole buildings proposed for commercial zoning districts would still require a Conditional Use Permit. Commissioner Kirchoff asked to verify if lean-to additions to pole-type or other type of accessory structures areincluded in the total square footage of the accessory structure. Mr. Jochum affirmed that this is the case due to building code requirements and the intent of the language in zoning ordinances attempting to address the building intensity permitted withina zoning district or a building lot. Commissioner Norton asked for clarification on Item J regarding access to right- of-way. Mr. Jochum noted the City desires to limit access points to regulate and minimize traffic confusion/congestion and allow for maximum feasible off-street parking in the area affected. Commissioner Fahey asked if the City Building Department ought to do some Motion by Commissioner Arndt, Second by Commissioner Kirchoff to close the public hearing at 5:45 p.m. Motion approved unanimously. Motion by Commissioner Kirchoff, Second by Commissioner Fahey to recommend approval. Motion approved unanimously. Motion to close hearing –Motion to approve with staff recommendations–Motion to reject B.Consideration of an amendment to the City Code of Ordinances, Chapter 154: Micro-Distillery Cocktail Rooms. City Attorney, Marc Sebora, addressed the Commission. Mr. Sebora stated the proposed ordinance language has been proposed per previous direction of the Commission and Council to draft language for consideration. Motion by Commissioner Fahey, Second by Commissioner Arndt to close public hearing at 5:50 p.m. Motion by Commissioner Fahey, Second by Commissioner Wick to recommend approvalwith staff recommendations.Motion approved unanimously. Motion to close hearing –Motion to approve with staff recommendations–Motion to reject Minutes Hutchinson Planning Commission January 19, 2016 Page 3 7.NEW BUSINESS Mr. Jochum noted he had no new business to present. Mr. Jochum asked the Commission if they had any areas that they would like to charge staff to research during 2016. Commissioner Norton asked if it would be possible to have a provision in the sign ordinance to permit a designated area that would allow groups to bring public awareness to a group’s events. Mr. Jochum noted that the City Council currently has the authority to permit community event type signage. Mr. Jochum also noted the Commission may want to consider how permissive the language of the ordinance should be to allow the City to have some regulation over proposed signage. Mr. Jochum stated this may be a larger item that the City Council may want or need to review. Commissioner Fahey asked who would be the group to begin the process for a grant application for Historical Districts. Mr. Jochum suggested an organization like Historic Hutchinson may have a higher success rate in a grant application than the City doing it alone. Mr. Jochum noted some communities do an annual workshop with both the City Council and the Planning Commission to have discussion about large scale activities the City desires to plan for. 8.UNFINISHED BUSINESS None. 9.COMMUNICATION FROM STAFF A.Upcoming Meetings Staff has not yet received any applications for the February Planning Commission meeting. The application deadline is this coming Friday, January 22, 2016. 10.ADJOURNMENT Motion by Commissioner Kirchoff, Second by Commissioner Arndt to adjourn the meeting at 6:01 p.m. AGENDA HUTCHINSON PLANNING COMMISSION **Special Meeting** Monday,February 22, 2016 4:00p.m. 1.CALL TO ORDER 4:00P.M. The February 22, 2016 Planning Commission meeting was called to order by Acting Chair Arndt at 4:07p.m. Members in bold were present Chair Hantge, Commissioner Kirchoff, Commissioner Kalenberg, Commissioner Norton, Commissioner Arndt, Commissioner Wick, andCommissioner Fahey. Also present were Dan Jochum, City Planner, Marc Sebora, City Attorney andKyle Dimler, Building Official. 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A.No Items for Consent Agenda 4.PUBLIC HEARINGS A.No Public Hearing 5.NEW BUSINESS A.RESOLUTION OF THE CITY OF HUTCHINSON PLANNING COMMISSION FINDING THAT A MODIFICATION TO THE DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 4 AND A TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 4-16 CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. City Planner Dan Jochum Miles Seppelt, Hutchinson EDA Director addressed the Commission. Mr. Seppelt stated the EDA is in the process of establishing a TIF district immediately west of the Cornerstone Commons development. Mr. Seppelt stated the EDA desires to acquire this property, abate the existing structure on the site, and make it available for redevelopment. Agenda Hutchinson Planning Commission April 15, 2014 Page 2 Mr. Seppelt noted the process followed to declare the site blighted according to the TIF guidelines. Mr. Seppelt noted that the proposed use is in harmony with the existing zoning of this property. Mr. Seppelt stated the EDA is requesting the Planning Commission to make the finding that this TIF district and redevelopment is in harmony with the City’s Comprehensive Plan. Commissioner Fahey asked if would be prudent to consider this district for the whole block? Commissioner Fahey asked if the proposed district is encompassing enough area for future development in this area. Mr. Seppelt noted the proposed used is a redevelopment district with requirements laid out in MN statute and to encompass additional properties it would require declaring additional properties blighted for them to be included in the TIF. There was discussion regarding site prep costs and amount of fill required for this site. Mr. Seppelt noted it is the EDA’s goal to have the site prepared for redevelopment by early April. Motion by Commissioner Fahey to sign Resolution as proposed, CommissionerKalenberg second. Motion passed unanimously. Motion to close hearing –Motion to approve with staff recommendations– Motion to reject 6.UNFINISHED BUSINESS 7.COMMUNICATION FROM STAFF A.Upcoming Meetings City Planner Dan Jochum noted that there will be a March Planning Commission meeting to review a re-zoning and site plan review for a hotel in town as well as a Site Plan and Conditional Use Permit for MidCountry Bank. 8.ADJOURNMENT Motion by Commissioner Wick, Second by Commissioner Fahey to adjourn the meeting. Approved unanimously. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and City of Hutchinson Planning Staff Date:March 8,2016, forMarch 15,2016, Planning Commission Meeting Application:SITE PLAN AND CONDITIONAL USE PERMIT TO CONSTRUCT A BANK DRIVE THROUGH Applicant:MIDCOUNTRY BANK,APPLICANT CITY OF HUTCHINSON, PROPERTY OWNER SITE PLAN AND CONDITIONAL USE PERMITTO CONSTRUCT A BANK DRIVE THROUGH MidCountry Bank,is requesting asite plan review and aconditional use permitto allow the construction of a bank drive-throughon Lot 1 & 2 & N 18’ of Lot 3, Block 27, Townsite of Hutchinson, South Half, currently owned by the City of Hutchinson Theconditional use permitrequest is toconstruct a bank drive through with three service points in a C-3 Zoning District.A Conditional Use Permitted is required for the construction of a drive through window in C-3 Zoning Districtsas noted in Section 154.063of the Zoning Ordinance.This request would require a major change in traffic flow and parking in this area, as well as a land transaction, as the parcel being discussed is currently owned by the City.MidCountry is proposing to consolidate their Downtown and South locations if this request moves forward. Conditional Use Permit 210 Hassan St. SE –Bank Drive Through Planning Commission –3-15-16 Page 2 GENERAL INFORMATION Existing Zoning:C-3 (Central Commercial District) Property Location:210 Hassan St. SE Lot Size: 133’ x 150’ (19,950sq. ft.) Existing Land Use:Commercial parking lot Adjacent Land Use And Zoning:C-3(Central Commercial District) Comprehensive Land Use Plan:Mixed Use Zoning History: This parcel was acquired by the City of Hutchinson on 1/31/1983. No other zoning/permitting activity is recorded in this property address file. Applicable Regulations:Sections154.063 (C) (8) (a): 154.170 Site Plan: The City Council deems it is necessary and appropriate to require site plan approval of developments in certain zoning districts to preserve and promote attractive, well-planned, stable urban conditions. The following is an overview of site plan considerations. Please note that the Planning Commission reviewed this project in July of 2014. The Planning Commission denied the concept that was proposed. The site plan then went to the City Council for review and the City Council extended the review deadlineby 60 days for additional study. Subsequently the applicant withdrew their application. The applicants engineer provided a detailed traffic study (attached) and finds the project generally feasible. Structure: The proposed structure is approximately 25 x 40 or 1,000 square feet and will be a typical bank drive through structure with a roof and three drive through lanes. It should be noted that the transactions will be sent back to the main bank building through a tube vacuum system and there will not be any personnel staffing the structure. The height of the structure to the top of the roof is approximately 20 feet and the height of the opening to the drive through is approximately 12 feet tall. Refer to attached building elevations for a visual picture of the drive through structure. The proposed structureappears to meetall applicable setbacks, as well as all other Zoning Ordinance requirements. Traffic/Circulation Traffic, site circulation, and parkingare the most critical aspects of the proposed plan and need to be studied carefully. There is a memorandum attached to this staff report that was prepared by Mid Country Bank’s Engineer, SEH. Please refer to the memorandum for more detailed technical analysis.It should also be noted that there are no raised medians as part of the opposing one-way traffic flow. All of the pavement marking would be painted on and accompanying signage would direct traffic. Conditional Use Permit 210 Hassan St. SE –Bank Drive Through Planning Commission –3-15-16 Page 3 According to the SEH memo, MidCountry is assuming an increase of approximately 5,000 visits per month to the Downtown location. This number is based on historical transaction counts at both facilities. The 5,000 visits per month would equate to approximately 192 trips per day, excludingSunday’s. It should also be noted that Monday and Friday appear to be the busiestbusinessdays for banking according to table 1 in the SEH memo. The majority of the additional trips to the Downtown location are already served on the street network with many of them likely already passing through or doing other business in the downtown area. Therefore, the addition of peak hour traffic demands on the roadway network is not anticipated to be a concern. However, staff believes that the additional traffic being diverted to the existingalley and parking lot have the potential to cause some traffic congestion issues. The major feature of the site circulation of this plan is an opposing one-way street configuration. Ingress to the nd site from the north end would come off 2AvenueSE.Ingress to the site from the south end would come off rd 3AvenueSE. Egress from the site is proposed to go Hassan St.SEfor the drive through, as well as other alley ndrd traffic that accessthe site from either 2or 3Avenues.The SEH memo suggests that the drive through traffic should have a right turn only onto Hassan St rather than having left hand turns so close to an intersection. Please see the attached site plan for more detailed information and a visual aide. It appears that the vast majority of the traffic entering the site from the north end would likely be using the drive through facility and therefore would exit the site on Hassan St. never really having entered the core of the site and the opposing one-way traffic configuration. However, there still will be bank customers, as well as customers of other Main St. businesses that wish to park in the City owned parking lot that will have to navigate, at least partially,the opposing one-way traffic configuration. City staff understands that the majority of the walk in bank traffic enters the building from the City owned parking lot/alley area. The biggest concern with any proposed drive through facility is “stacking” or “queuing” of vehicles both entering the drive through and exiting the drive through. The City Zoning Ordinance requires 80 feet for stacking of vehicles in a drive through. 80 feet allows for about four cars to be in line. The drawings submitted by MidCountry include 70 feet for stacking, however the SEH memo recommends moving the drive through canopy 10 feet further east to accommodate more stacking to get to the 80 feet stacking required.It should be noted that there are three drive through lanes and generally speaking, users do not want to wait in line so they will go to the shortest line, which in turn limits stacking/queue lengths. In addition, not having a drive through commercialbusinesslane will also make transactions occur quicker. Staff would like to note that there is the potential during peak times,for the stacking area to fill up, causing cars to spill out into the alleywayand nd possibly onto 2Ave.SE. It should be noted that the Post Office is another major traffic generator in Downtown Hutchinson. Many of the Post Office users are dropping off mail at the drop boxes located at the rear of the Post Office in the alley. City staff has watched the traffic flow near the alley Post Office drop boxes and it appears the majority of the traffic turns right and heads east anduses the former American Legion Parcel(now owned by the City of Hutchinson) nd to exit onto Hassan St, rather than continuing north and exiting on to 2Ave.SE.This is likely due to the ndnd difficulty of exiting onto 2Ave. SE because of the high volumes of traffic and stacking that occurs at the 2 Ave. SEand Main St. stoplight. Because of this condition on the southern portion of the alley, the opposing one-way will likely not cause an issue for the Post Office traffic because the majority of the traffic is already making the movements that are shown in the proposed Plan. Conditional Use Permit 210 Hassan St. SE –Bank Drive Through Planning Commission –3-15-16 Page 4 Also,as it relates to traffic circulation and alleyoperations, the SEH reportnotes that the opposing one-way configuration is the preferred operation for the MidCountry Bank proposal. It is also noted that the circulation patterns appear compatible for the other businesses on the block as well. Passenger vehicles and single unit trucks can successfully make the turning maneuver eastbound from the alley (see attached drawing). The SEH report notes the ability for large trucks (including semi’s) to maneuver through the alley is a concern. In addition, City staff has concerns withthis issue as well. As it relates to large trucks or semi trucks, it is a known fact that these vehicles regularly use the alley. In particular, Benny’s Meats and the Post Office utilize semi trucks quite frequently. The Post Office sees large semi-truck loading at its dock on a daily basis. The Post Office loading dock used by large trucks/semi’s is positioned slightly northeasterly from the north face of the building which is complimentary to the proposed alley exit route. Furthermore, postal trucks and semi’s already utilize the proposed alley route exiting to Hassan St. Based on the review by SEH and an on-site meeting with SEH and the Postmaster, the proposed changes by MidCountry Bank on the north end of the block do not appear to impact the Post Office operation on the south end of the block. Benny’s Meat Market has indicated they receive daily deliveries in the alley. The alley is commonly blocked to through traffic while unloading of trucks occurs. SEH notes that large semi’s/tractor trailer combinations will not be able to make the turn to the eastbound alley exit. Once in the alley, a large semi would need to continue against the flow of traffic to exit the alley, which would be a wrong way traffic movement. It should be noted that in many urban/downtown areas semi alley traffic is often problematic, yet a necessary function of deliveries. Oftentimes, these large semi’s and trucks have to go against the flow of alley traffic or block an alley for a period of time in order to make their deliveries. Parking Parking is also one of the main factors that needs consideration for this request.It should be noted that Downtown businesses are not required to provide “off-street” parking. This is very typical in downtown districts and the rationale is that municipal lots and on-street parking will accommodate parking.From Staff’s perspective the parking discussion really revolves around two items: 1) How many parking spaces are going to be lost in the City parking lot that the drive through is proposed to be located in? 2) Is there other public parking in the area that can offset the loss of parking spaces in the City lot? The SEH memo included a significant amount of information regarding parking and the amount of spaces in the area. Asstated above, Staff is concerned about the amount of spaces being lost in the City parking lot. The SEH memo indicates that there are currently 52 spaces in the City lot and between 36 and 39 of the spaces were utilized during their parking survey. The proposed MidCountry site plan includes31 spaces in the City parking lot or a reduction of 21 parking spaces. As noted previously, the City lot typically had 36 to 39 cars parked in it meaning that approximately 5 to 8 cars and possibly more at busy times would have to find parking in another location. The SEH report also notes that there arecurrently 7 parking spaces available in the City parking lot directly adjacent to Landy’s Lodge. These parking spaces are getting more utilization since Landy’s Lodge has opened. The City of Hutchinson acquired the lot with the 7 parking spaces from MidCountry Bank in 2015. The lot, including the parking spaces and the drive-isle, was really functioning like a municipal parking lot/alleyway so the City felt it was in the best interest to purchase this property. It is proposed that there would be 10 public parking spaces on this lot if this proposalgoes through. The 10 spaces would, in theory, make up for the shortage of parking of the 5 to 8 vehicles noted above from the parking survey, however there still would be a net loss of 11 parking stalls from the current City owned parking lot. Conditional Use Permit 210 Hassan St. SE –Bank Drive Through Planning Commission –3-15-16 Page 5 The Planning Commission and City Council will need to determine if a loss of 11 parking stalls from the City lot is acceptable or not. The SEH memo also looked at the on-street parking dynamics in the vicinity of the proposed project and surveyed the amount of spaces available and the amount of spaces actually being used. From the SEH analysis, it appears there are 36 on-street parking spaces in the immediate vicinity of this project (see SEH memo for exact locations). Based on the parking survey, it appears that anywhere between 12 and 16 of the parking spaces are being used on the street meaning that there are approximately 20 open on street parking spaces at any given time. Theoretically, these 20 open parking spaces would at least partially make up for the 11 actual parking stalls being taken away. However, staff would like to point out that these stalls exist today, along with the 52 in the City owned lot, so there is still a net loss of parking spaces. Furthermore, using the parking survey data, it wouldappear that there still would be adequate parking in the area based on the percentage of existing stalls currently being utilized. It is also important to note that future parking demand is difficult to predict without knowing how the additional traffic that is proposed to be going to the Downtown MidCountry location is going to function. City staff feels that generally speaking there is more than enough parking in Downtown Hutchinson. The issue appears to be that downtown users want to park very close to their destination. City staff conducted an informal stnd parking survey on the municipal parking lot that sits just west of Hassan St. between 1Ave and 2Ave on thth July 7and 82014. Each time this lot wassurveyed,over 50% of the lot was not being utilized for parking. MidCountry Bank has indicated to Staff that between 15 and 17 of their employees currently park in the City parking lot in question. MidCountry has also stated they would be open to requiring their employees to park either on the street or in a different City parking lot. If the Planning Commission feels that this project should move forward, a condition could be made to prohibit MidCountry employees from parking in the lot in question. This would free up approximately 15 spaces taking the parking demand generated from the survey from approximately 36 spaces being used to 21 spaces being used. In addition, MidCountry is proposing adding 3 parking stalls adjacentto the back side of the bank building, near the current ATM, for customers to park in. In conclusion regarding parking, there is in fact a net loss of 21parking stalls in the City Parking lot. This is something that was concerning to neighboring business during the open house that was held regarding this project in Aprilof 2014. The loss of 21 parking stalls is concerning, however it appears that basedon parking demand there will not be a shortage of parking spaces in the vicinity of this project. It is likely that the parking spaces in the area will be more fully utilized and there will be less open spaces. In addition, both the on-street stnd parking spaces, as well as the City lot on the west side of Hassan St between 1and 2Avenues will be more fully utilized. It is difficult to predict what the added traffic volume from the two bank facilities combining will do to circulation and parking in thisarea. Because of this there is always a risk that there could be a parking shortage in the immediate vicinity in the future.The Planning Commission should be aware of this risk. Staff doesn’t anticipate a major shortage of parking but it is difficult to predict how this area will behave with the new traffic patterns associated with combining two bank facilities into one. The likely worst case scenario is users would have to park further away from their destination to find a parking space, especially when there are other activities occurring downtown that have parking demand. Conditional Use Permit: The Conditional Use Permit (CUP) is required for the drive through. As noted above, the drive through is proposed to be a threelane drive through.Eighty (80) feet of stackingis required and the site plan should be modified as noted in the SEH memo in order to accommodate the 80 feet of stacking required by ordinance. If the Planning Commission feels the site plan is acceptable, the CUP should be approved. If the CUP isn’t Conditional Use Permit 210 Hassan St. SE –Bank Drive Through Planning Commission –3-15-16 Page 6 acceptable,then the CUP should be denied. If it is denied, items b and c below would likely not be able to be met and would be suitable reasons for denying the CUP. The following are standards for granting a conditionaluse permit: (a)The proposed building or use at the particular location requested is necessary or desirable to provide a service or a facility which is in the interest of the public convenience and will contribute to the general welfare of the neighborhoodor community; (b)The proposed building or use will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare; and (c)The proposed building or use will be designed, arranged and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Conclusion: It appears there are both pros and cons associated with this project, much like there is with any redevelopment project, with the latest example in Hutchinson being the Walgreens project. Some of the pros that should be considered by the Planning Commission include: 1) more userscoming downtown to do business. 2)more jobs added to downtown area. 3) added tax base to the community.4)working with a business to expand their operation to be more efficient. Cons that should be considered include: 1) loss of parking in the City lot and how this affects other businesses.2) semi trucks not being able to navigate the eastern exit and having to drive against traffic to leave the site (Post Office semi’s would continue to exit eastbound, which is consistent with proposal). 3)potential traffic congestion at drive through facility due to added trips going to this areaat peak times. 4) possible driver confusion, at least initially, because of the change in traffic operations in this area. Recommendation: Staff recommends deferral of the approval or denial of this request to the Planning Commission due to the fact that the question at hand is not simply evaluation of an existing ordinance or statute. Rather, does the Planning Commissionbelieve the anticipated increase in traffic in the downtown areaand the do the positive benefits of more traffic provide a benefit to surrounding business and to thegreater community oris the loss of 21 parking spaces in this particular municipal parking lot and the potential traffic congestion/flow issues a detriment to the surrounding business and the greater community? If the Planning Commission recommends approvalofthe applicant’s request, staff suggests the following conditions be part of the approval: 1.A Developer’s Agreement that clearly defines the necessary infrastructure revisions/improvements and associated cost-sharing responsibilities (currently assumed to be 100% Developer funded) shall be executed between the City and the Developer. 2.The Developer shallbe responsible for preparing infrastructure revisions/improvements plans and specifications per City standards/approvals for all necessary work,at their expense. 3.Approval of the conditional use permit must be contingent upon City Council’s approval of the proposed property transaction. Conditional Use Permit 210 Hassan St. SE –Bank Drive Through Planning Commission –3-15-16 Page 7 4.The implementation of timed/designated parking stalls within City lots or along City streets does not appear to be justified or in the best of the City at this time. 5.The feasibility of installing an underground conduit system (beneath the alley corridor) should be fully examined and considered by the Developer.Any conduit systems beneath or over the alley corridor shall be approved by the City Engineer. 6.Exiting from the drive through facility to Hassan Street will need to signed and configured for a right turn only movement. 7.The property will need to be platted by MidCountry Bank to ensure a developable parcel of property for the proposed project. MEMORANDUM TO: Craig Almquist and Megan Karg MidCountry Bank, Hutchinson Minnesota FROM: Mike Kotila, PE John Rodeberg, PE DATE: June 23, 2014 RE: MidCountry Bank Drive-Through Site Review SEH No. 127949 MidCountry Bank has been consolidating services at its two Hutchinson locations into the downtown facility. The south facility (905 Hwy 15 S) previously held agricultural related banking service offices as well as drive-through facilities. The offices have already been relocated to the downtown facility, and the potential for the future relocation of the drive-through facility to the downtown site is a primary driver of this review. This memorandum summarizes our review of proposed improvements to the MidCountry Bank site in Downtown Hutchinson (201 Main Street S). This review considers operational considerations for access to and from the site, alley operational issues, drive-through and ATM stacking, as well as impacts to neighboring sites and public parking supply and demand on the block. The site and alley configuration evaluated in this memorandum is represented by the attached drawing entitled: Proposed Alley & Parking Lot Reconfiguration. Existing Conditions MidCountry Bank is located in downtown Hutchinson on the southeast corner of Main Street (TH 15) and nd 2 Avenue SE. The main floor (street level) of the bank building includes teller windows and personal banking offices. The second floor consists of office space for approximately 10 personnel with negligible customer access. The basement consists of storage, vehicle parking and custodial space. There are no public spaces or offices in the basement. An Automated Teller Machine (ATM) is located in the rear of the building, accessible for walk-up customers or drive-through service. The drive-through approach to the ATM is accessible while traveling northbound through the alley. The drive aisle serves one vehicle at the ATM while one or two vehicles can be waiting without blocking the alley. The existing bank employs approximately 30 people, 75% of which are typically present during the busiest banking hours of a typical week day. Most bank employees utilize parking in the public parking lot east of the alley or on-street parking typically along the west side of Hassan Street, or other adjacent areas. The bank building includes a basement level garage with three parking stalls for staff. The basement originally provided parking for more vehicles, but the number of stalls has been reduced due to the need for storage and logistical issues with the parking space. Short Elliott Hendrickson Inc., 10901 Red Circle Drive, Suite 300, Minnetonka, MN 55343-9302 SEH is an equal opportunity employer | www.sehinc.com | 952.912.2600 | 800.734.6757 | 888.908.8166 fax MidCountry Bank Site Review June 23, 2014 Page 2 ndrd The public alley from 2 Avenue SE to 3 Avenue SE provides access to the bank, the US Post Office, Allied Insurance office, Crow River Eye Care Clinic, Benny’s Meat Market, the recently vacated American Legion building and a City owned public parking lot. The public alley right of way is 15 feet in width making one-way operation most desirable due to limited passing opportunities. The City has promoted southerly flow through the alleys on the east side of Main Street to be consistent with preferred direction of flow through alleys on the adjacent blocks, however existing uses on this block continue to generate primarily northbound flow (The US post office drop boxes and MidCountry Bank ATM are both set up for northbound flow). Proposed Improvements MidCountry Bank proposes to construct new, downtown drive-through services by adding two drive- through lanes with air-tube conveyance systems and an ATM drive-through lane. The drive-through stations would be located on the parcel immediately east across the alley from the existing bank building. This parcel is currently owned by the City of Hutchinson and operated as part of a public parking lot. MidCountry Bank has the option to acquire a parcel of similar size to the proposed drive-through parcel mid-block on the other side of the current City parking lot, and proposes a land swap to facilitate their expansion plans and replacement of the City owned property. The current ATM would be removed and relocated to the new drive-through site. Several concerns have been raised relative to the impacts that the proposed change may have including new traffic generated, site access and safety, traffic circulation, parking availability and potential impacts to operations of neighboring businesses on the block. Each of these topics is addressed in the following sections. Trip Generation The consumer banking business continues to evolve, with less demand for walk-in banking service and greater demand for on-line, drive-through and ATM service, although this trend is less clear in rural, outstate communities like Hutchinson. It is assumed that existing walk-in customers will continue to be served, most users of the current drive- through facility will adapt to the new location for drive-through operations, and new customers will be attracted because of the expanded service. The change is expected to result in a net increase in trips to and from the downtown site and corresponding decrease at the south location. MidCountry Bank staff has indicated that their studies assume an increase of approximately 5,000 total visits per month to the downtown site when the south location is eventually closed and all services are located at the downtown facility. This is based on recent historical transaction counts from the existing MidCountry facilities at north and south locations as shown in Table 1 below. The highest level of activity generally occurs on Mondays and Fridays with the highest hourly banking activity occurring on Friday afternoons and/or on Monday Mornings. It is estimated that the peak hours of drive-through activity correspond to peak hours of traffic demand on the roadway system. For roadways, 10% of the daily traffic demand typically occurs during the afternoon rush hour. Based on this it is estimated that 10% of the highest daily drive through demand would occur during the peak hour of activity on the street. From Table 1, the maximum number of daily transactions is 278 x 10% = 28 peak hour round trips; or, 56 one-way trips per hour; or, about 1 inbound or outbound vehicle per minute. MidCountry Bank Site Review June 23, 2014 Page 3 The majority of these trips are already served in the street network with many of them likely already passing through or doing other business in the downtown area. Therefore, the addition of peak hour traffic demands on the roadway network is not anticipated to be a concern. ğĬƌĻЊaźķ/ƚǒƓƷƩǤ.ğƓƉƩğƓƭğĭƷźƚƓ/ƚǒƓƷƭ WeekofMTuWThFƚƷğƌ {ƚǒƷŷ.ğƓƉ 3/17/2014231146153189259 ВАБ 3/24/2014212175187166278 ЊЉЊБ 3/31/2014227197200209230 ЊЉЏЌ 4/7/2024209144156164261 ВЌЍ 4/14/2014206200123171270 ВАЉ {ǒĬƚƷğƌЊЉБЎБЏЋБЊВБВВЊЋВБ ЍВЏЌ 5ƚǞƓƷƚǞƓ.ğƓƉ 3/17/2014183139123142188 ААЎ 3/24/2014226118160125262 БВЊ 3/31/2014224260228231226 ЊЊЏВ 4/7/2024343168161193268 ЊЊЌЌ 4/14/2014185234121176274 ВВЉ {ǒĬƚƷğƌЊЊЏЊВЊВАВЌБЏАЊЋЊБ ЍВЎБ ƚƷğƌƩğƓƭğĭƷźƚƓƭЋЋЍЏЊАБЊЊЏЊЋЊАЏЏЋЎЊЏВВЋЊ Site Access and Safety The drive through operation should be planned to be compatible with the long term one-way southbound operational scheme envisioned by the City. As other sites are redeveloped over time, they too can be adapted to the one-way flow condition. An interim condition which serves both directions of flow may be needed to facilitate all existing users. nd Egress from the site onto the public street system should be planned onto Hassan Street rather than 2 nd Avenue SE to avoid conflicts with traffic to and from the 2 Avenue traffic signal on Main Street. The driveway exiting to Hassan Street should be restricted to right turn only due to its proximity to the nd northbound stop sign on Hassan Street at 2 Avenue. Drive-Through Operations The drive-through bank or ATM stations should be positioned easterly on the site to maximize queuing for vehicles waiting for service while maintaining merging and queuing space for vehicles exiting the driveway to Hassan Street. A recent study entitled Drive-Through Queue Generation published by COUNTINGCARS.com (Drive-Through Queuing Study) compiled actual queue lengths at banks in Minnesota and Kansas. Maximum queues were typically observed at the commercial window or the ATM aisle while air-tube service aisles tended to experience shorter queues. Despite the apparent preference toward ATM or personal service, customers were observed to have a tolerance limit for waiting and MidCountry Bank Site Review June 23, 2014 Page 4 would change lanes to a shorter line. This behavior tends to naturally limit the maximum queue lengths that will occur. For the MidCountry Bank we expect queue length leveling to naturally occur also because there will not be a drive-through commercial window directly attached to the building. Based on these reviews and additional analysis completed by Overland Park, Kansas staff it appears that a queue length of about 4 cars, or 80 feet, is appropriate for both the air-tube and ATM drive-through lanes. Current City of Hutchinson requirements are also at 80 feet. The location of the drive-through service stations depicted on the drawings provided to SEH allowed approximately 70 feet of queuing. The concept site plan should be modified by moving the move the air tube and ATM stations 10 feet to the west. This appears to be feasible and would still allow space exiting vehicles to merge and wait before making a right turn to enter southbound Hassan Street. Traffic Circulation and Alley Operations The option being considered is for the public alley to be re-configured to operate one-way southbound ndrd from 2 Avenue and one-way northbound from 3 Avenue to the midpoint where both movements would turn east to exit through the existing North Legion Parking lot (which is proposed to be conveyed to the City for public use). This circulation pattern is compatible with the preferred operation of the MidCountry Bank site but also with the patterns utilized by other businesses on the block. Passenger vehicles and single unit trucks can successfully make the turning maneuver in the alley. See attachment entitled:Single Unit (SU-30) Turning Movements. The ability for large trucks to maneuver through the alley is a concern which is further discussed in the next section of this memorandum. Neighboring Businesses - Needs/Impacts Large trucks regularly use the alley to and from the Post Office and to deliver product to Benny’s Meat Market. Articulated tractor-trailer combinations (also known as semi-trucks) are commonly used for both businesses. A tractor-trailer combination with a 48 foot trailer is referred to as a WB-62 inferring a 62ft wheel base. The maneuvering capability of a WB-62 is an industry standard used for roadway and site design purposes. See attachment entitled: WB-62 Turning Movements. The US Post office has heavily utilized drop boxes located adjacent to the alley which are accessible from rd the driver’s window (left side), which induces significant northbound traffic through the alley from 3 Avenue. Mail delivery vehicles use the alley many times per day. The Post Office also receives WB-62 semi-truck loading at its dock on a daily basis. The Post Office loading dock used by large trucks is positioned facing slightly northeasterly from the north face of the building which is complimentary to the proposed alley exit route. In fact, postal trucks already utilize the proposed alley route through the Legion parking lot as they exit. Based on our review and an on-site meeting with Hutchinson Post Master Paul Johnson, the proposed changes by MidCountry Bank on the north end of the block do not appear to impact the Post Office operation on the south end of the block. Benny’s Meat Market receives daily deliveries in the alley. The alley is commonly blocked to through traffic while off-loading of trucks is in progress. Large tractor –trailer combinations (WB-62) however will not be able to make the turn to the eastbound alley exit. Once in the alley, a WB-62 would need to continue against the flow of traffic to exit the alley (a wrong way movement). Preliminary discussions with Hutchinson staff, including Police Services, indicate that this issue needs further review and discussion. MidCountry Bank Site Review June 23, 2014 Page 5 Parking A parking occupancy study was conducted on Thursday April 17, 2014 and Friday April 18, 2014. All on-street and off-street parking stalls on and around the block were inventoried at noon and at 3:00 pm each day. These times were selected to be representative of the busiest times on typical week days. Table 2 displays the results of the field observations. Also shown in Table 2 is the proposed number of parking spaces anticipated after the Mid-Country Bank drive-through facilities are constructed. The existing MidCountry Bank ATM drive aisle can be converted to angle parking spaces (see attached drawing: Additional Parking Options). These are anticipated as short term parking spaces (i.e. 15 or 30 minute maximum). Removal of the existing ATM driveway apron adjacent to the alley creates the opportunity for an additional on-street parking stall. The overall parking supply would be reduced from 95 parking spaces to 81 (reduction of 14 parking spaces). The parking spaces most relevant (closest) to the proposed change include the City Lot, Legion nd North Lot, 2 Ave (South Side) and Hassan St (West Side) with a total of 77 spaces available that will be reduced to 63 in the proposed condition (includes new spaces near existing ATM). Of those spaces, the highest demand observed was 46 vehicles. The proposed additional of drive-through lanes by Mid- Country Bank’s is not anticipated to result in an increase in parking demand, and may serve to reduce the parking demand. All new traffic generated by the drive-through service will not need to park. Some existing walk-in customers that currently park their car may change to become drive through customers resulting in a reduced parking demand. ğĬƌĻЋ aźķ/ƚǒƓƷƩǤ.ğƓƉ.ƌƚĭƉtğƩƉźƓŭ ParkingSupplyParkingDemand Thursday,April17Friday,April18 ParkingLot(oronstreetExistingProposed location)SpacesSpacesNoon3p.m.Noon3p.m. CityLot523139373636 1 LegionNParking7100000 2 LegionPrivatelot0000 5 2ndAveN(Sside)890443 3 HassanSt(Wside)10107345 4 3rdAveS(Nside)12124442 MainStreet(Eside)662342 5 MidCountryBankSite3 ƚƷğƌВЎБЊЎЋЎЊЎЋЍБ Notes: 1.LegionNorthParkingincludedinCityLot#,usually24cars 2.Neverobservedcarsparkedinthislot 3.Mostcarsparkedinangledstalls,w/averageof1carparallelparkednearLegion 4.Usually1caroneasthalfwithremainderonwesthalfclosetoPostOffice 5.3newstallsonMidCountryBanksiteareacurrentlyutilizedforATMdriveaisle;1new nd onstreetstallonthesouthsideof2AvenueSWimmediatelywestofthealley. MidCountry Bank Site Review June 23, 2014 Page 6 Other Information and Discussions The City and MidCountry Bank have been discussing the pros and cons of a buried versus overhead conduit to serve the drive-through bank. It is understood that an overhead conduit would need to have 16 foot minimum clearance, and could be visually unappealing. An underground conduit would likely be 24-36 inches in size and would need to fit between other underground facilities already located under the alley. The supplier of the system has noted that it has about a 300 foot length limit, which is not expected to be an issue in this case. Either option is likely feasible, but the location of existing infrastructure under the alley needs to be verified. Summary of Findings and Recommendations This evaluation results in the following findings and recommendations: Traffic Impacts due Trip Generation – Vehicle trips will be displaced from the south bank facility to the downtown location. Peak hour traffic demands downtown are expected to increase by about 1 vehicle per minute. This increase is not expected to require any mitigation beyond the site and alley. New Parking Spaces – MidCountry Bank should utilize the existing ATM drive aisle for parking. nd Up to three 60 degree angle stalls can be provided. An additional on-street space on 2 Avenue should also be considered with removal of the ATM driveway apron. Parking Impacts – There will be a net reduction of 14 parking spaces on and around the block. Based on observations, the existing parking demand would consume 73% (46 of 63) of the most convenient spaces on the north end of the block and 64% (52 of 81 spaces) for the whole block. Drive Through Configuration – The proposed configuration appears viable. The drive through should be planned to operate as a one-way flow to the east from the alley exiting with a right turn st only to Hassan Street. Stacking room for 4 vehicles (80 feet) should be provided (includes the 1 vehicle being served at the drive-through station. Alley operations – The proposed changes by MidCountry Bank are compatible with the City’s rd long term vision for one-way alley operation. One-way flow in the alley, northbound from 3 and nd southbound from 2, with both movements exiting easterly to Hassan Street is workable for passenger vehicles and single unit trucks. Large trucks in the alley may need to exit the block in the opposite (wrong way) direction. Management of this operation should be further studied by the City. Other considerations – MidCountry Bank should continue to work with the City to determine how the air tube conveyance system should be planned (underground versus overhead) Attachments: Additional Parking Options Proposed Alley and Parking Lot Reconfiguration Single Unit Trucks (SU-30) Turning Movements Semi-Trucks (WB-62) Turning Movements p:\\fj\\h\\hutch\\common\\mid country bank\\final midcountry bank memo 062314.docx DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and Planning Staff Date:March 9, 2016, forMarch 15, 2016, Planning Commission Meeting Application:CONSIDERATION OF RE-ZONING OF NORTH HALF HUTCHINSON BLOCK 13, N 197’ of W ½ Lot 8, North Half Hutchinson Block 13, N 165’ OF E ½ LOT 8, NORTH HALF, HUTCHINSON BLOCK 13, N 197’ OF E ½ OF LOT 8, EX N 165 FROM R-2 ZONING DISTRICT TO C-2 ZONING DISTRICT. Applicant:City of Hutchinson REZONING The City of Hutchinson is requesting a rezoning of .59 acres of property located on the following parcels ththth 13 4Ave NE, 15 4Ave NE, and 17 4Ave NEfrom R-2(Medium Density Residential)to C-2 (Automotive Service Commercial).The rezoning is being requested because of a possible land sale and hotel development project.Prior to the Highway 7 Reconstruction project (2005-2006) there were two homes located on these lots. The homes were purchased by MnDOT and demolished as part of the Highway 7 project.In 2010, MnDOT sold several lots to the City of Hutchinson at the Highway 7/15 intersection.The lots to the west, south, and southeast of this are zoned C-2 and the lots to the north and east are zoned R-2.The proposed rezoning would make zoning consistent with the Highway 7 Corridor Study and Small Area Plan. Rezone from R-2 to C-2 th 13, 15, 174Avenue NE Planning Commission 3/15/16 Page 2 GENERAL INFORMATION Existing Zoning:R-2(Medium Density Residential) ththth Property Location:13 4Ave NE, 15 4Ave NE, and 17 4Ave NE Lot Size:.59 acres total Existing Land Use:Vacant Adjacent Land Use:Vacant to west, south, and southeast. Single-family residential to north and east. AdjacentZoning:C-2 commercialto west, south, and southeast. R-2 residential to north and east. Land Use Plan:Commercial/Mixed Use Zoning History:These lotshave been zoned R-2 for over 50 years. Applicable Regulations:Section154.173, City Code Analysis: In considering arezoning request, the Planning Commission shouldreview the proposedrezoning for consistency withCityPlansand thepurpose of the Zoning Ordinance. The Highway 7 Corridor Study and Small Area Plan identifies the property asguided for Commercial/Mixed Use, which would be consistent with the proposed rezoning to C-2(refer to attached maps, ContemporaryDevelopment Alternative and Mixed-Use Development Alternative).The purpose of the C-2zoning district is: “The C-2 District is intended to provide locations for businesses which generate a high degree of automobile traffic and which would properly be developed along major thoroughfares of the community.” Highway 7 Corridor Study and Small Area Plan There were two future redevelopment scenarios found in the Highway 7 Corridor Planfor the northeast corner of the Highway 7/15 intersection. The firstscenario was a “contemporary development alternative” (see attached graphic) that featured a 20,000 square feet two-story office building and two smaller one story buildings, which are 4,000 and 2,500 square feet respectively. The scenario also included 115 parking spaces. The “mixed-use development alternative” (see attached graphic) featured a four-story mixed use building with 48 units of housing, 6,000 square feet of office space and 5,000 square feet for a retail/café use. The scenario included 75 parking spaces, as well as underground parking for the residential portion of the project. City Ownership It is also worth noting that the City of Hutchinson purchased the property in question, as well as several other parcels from MnDOT in the summer of 2010 with the intention of selling the properties for redevelopment at some pointthe future. At that time the economy was not doing well and development Rezone from R-2 to C-2 th 13, 15, 174Avenue NE Planning Commission 3/15/16 Page 3 activity was slow and the timeframe for redevelopment was unknown. City Officials and Staff were also aware that access to this area would have to come off of Prospect Street, rather than Highway 7 or 15. Conclusion City staff feels the highest and best use for the lots subject to the rezoning request is commercial. If these parcels were to remain R-2 residential they would be surround by commercially zoned parcels on two sides and would not be directly accessible from a residential street but rather a frontage road for a commercial property. Staff believes this would create an island of a small residential zoned area that would be difficult if not possible to redevelop. If the rezoning is approved by the City, the plan is for the developerto moveforward with a site plan and building plans for the propertyfor a hotel.The preliminary planis for a 3 story, 55 unit hotel but until an official site plan review application is submitted those plans are just preliminary.Site plan review and approval will be required for construction of the newbuilding and site improvements. Obviously, with the residential homes in this area having appropriate screening and buffering from the neighborhood is going to be very important. Staff Recommendations: Staff recommends rezoning the property from R-2 to C-2 for the reasons noted above.Staff recommends approval of the request with the following findings and recommendations: 1.The rezoning would be consistent with the Highway 7 Corridor Study and Small Area Planand the intent of the C-2zoning district in the Zoning Ordinance. 2.The property isproposed to be developed asacommercialuse. Rezoning would allow the proposed use to be developed as acommercial use. 3.Staff believes commercialzoningis the highest and best use for the subject parcels. 4.A site plan reviewfor any proposed developmentby the Planning Commission and City Council is required. 5.Landscapingand screening will be required between any commercial development and the adjacent residential uses per the requirements of the Hutchinson Zoning Ordinance and/or Site Plan review process. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and City of Hutchinson Planning Staff Date:March 10,2016forMarch 15,2016, Planning Commission Meeting Application:CONSIDERATION OF PRELIMNARY AND FINAL PLAT OF PROCHNOW ADDITION Applicant:CITY OF HUTCHINSON PRELIMINARY AND FINAL PLAT OF PROCHNOW ADDITION Brief Description The applicant has submitted apreliminary and final plat for ProchnowAddition, which was previously part of the North Half Hutchinson Plat.The preliminary and final plat consistsof one lot. Preliminary and Final Plat Prochnow Addition Planning Commission –3-15-16 Page 2 GENERAL INFORMATION th Existing Zoning:C-2, except for 13, 15, and 17 4Ave NE which are currently zoned R-2 Property Location:Intersection of Highway 7/15. Lot Size:2.86 Acres Existing Land Use:Vacant Land Adjacent Land Use:Single-family residential to north and east. Adjacent Zoning:R-2 (MediumDensity Residential District), R-3 (Medium-High Density Residential District), and C-2 (Automotive Service Commercial District). Comprehensive Plan:Low Density Residential Neighborhood Master Plan:Commercial/Mixed Use Zoning History:C-2 for gasstations and R-2 for single-family homes for past several decades. Applicable Regulations:City Code of Ordinances Sections153.35–153.51 Transportation:The property will be accessed off of Prospect Street on the eastern edge of property. No access is allowed off of Highway 7 or Highway 15. Physical Characteristics:This property has a lot of topography. The land sits on a hill. Analysis: The preliminary and final plats as presented appear to meet the requirements of the subdivision and zoning ordinances. Due to the irregular shape of the existing parcels the lot created is not a typical square or rectangular lot. Lot Arrangement: The proposed ProchnowAddition preliminary plat contains 1 block and 1 lot.The lot is 2.86 acres in size. A site plan review by the Planning Commission and City Council will be required before the building permit will be issued for future construction on the site. Streets and Access: The proposed development will have access off ofProspect St. NE. The development cannot and will not have any direct access to Highway 7 and 15 as they access rights were purchased by MnDOT during the Highway 7 construction project. A private frontage road will come off of Prospect St. NE to serve this development. Stormwater Management, Utilities, and Easements On-site storm sewer will stub into the existing City storm sewer line in the area and can be treated in the Highway 7 ponds, as they were designed to handle the stormwater from this site.Water and Sewer utilities are located near the intersection of Highway 7/15 and will be tapped into there. The preliminary grading and stormwater management plans will be reviewed with the site plan review process and building permit application process.Final approval of these plans issubject to the City Engineerreview before building permits can be issued.The lot does have Preliminary and Final Plat Prochnow Addition Planning Commission –3-15-16 Page 3 drainage and utility easements around the perimeter. The easement width is 10 feet where the lot abuts a right- of-way and 6 feet where it abuts another lot. Final Plat Review Criteria After the submittal of the final plat, the Planning Commission shall recommend approval or disapproval of the plat. Failure of the Planning Commission to act upon the final plat shall be deemed a recommendation of approval of the plat. If plat disapproval is recommended, the grounds for disapproval shall be stated in the records of the Planning Commission. A plat shall not be recommended for approval unless it: (a)Conforms to the preliminary plat; (b)Conforms to the design standards set forth in this chapter; (c)Conforms to the adopted Comprehensive Plan; and (d)Is in accordance with all requirements and laws of this state. Recommendation: Staff recommends approval of the preliminary and final plats subject to the following conditions. 1.The final plat shall be recordedat the McLeod CountyRecorder’s Office within 270 days of approval. 2.Building permits will not be issued until the plat is recorded.