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PC Packet 05.16.17 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday,May 16, 2017 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATED April 18, 2017. 4.PUBLIC HEARINGS A.CONSIDERATION OF A CONDITIONAL USE PERMIT AND SITE PLAN FOR A MULTI UNIT TOWNHOME DEVELOPMENT IN AN R-4 ZONING DISTRICTLOCATED AT 875 CENTURY AVE SW. B.CONSIDERATION OF A PRELIMINARY AND FINAL PLAT FOR SHIMPA ADDITION LOCATED AT 937 LEWIS AVE SWAND 235 LAKE ST SW. C.CONSIDERATION OF A CONDITIONAL USE PERMIT FOR ASCHOOL IN AN R-2 ZONING DISTRICT LOCATED AT 950 SCHOOL RD SW. 5.NEW BUSINESS 6.UNFINISHED BUSINESS 7.COMMUNICATION FROM STAFF A.Upcoming Meetings 8.ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday,April 18, 2017 5:30 p.m. 1.CALL TO ORDER 5:30P.M. The April 18, 2017Planning Commission meeting was called to order by ChairFaheyat 5:30p.m. Members in bold were present Chair Fahey,Vice Chair Wick, Commissioner Garberg,Commissioner Wirt, Commissioner Lofdahl,and Commissioner Forcier. Also present were Dan Jochum,City Planner,John Olson, City Public Works,Marc Sebora,City Attorney,John Paulson, City Environmental Specialist and Andrea Schwartz, City of Hutchinson Permit Technician 2.PLEDGE OF ALLEGIANCE 3.OATH OF OFFICE A.Tom Wirt 4.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATED March 21, 2017. Motion by Commissioner Lofdahl, Second by Commissioner Wick.Motion approved. Motion toApprove–Motion to Reject 5.PUBLIC HEARINGS A.CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A MURAL IN THE MAIN STREET AREA DISTRICT LOCATED AT 105 WASHINGTON AVE E. Dan Jochum, City Planner addressed the Commission. Mr. Jochum reviewed the applicationas outlined in the Commission’s packets. Main concern is that the mural is passable and is not damaged by passerbys.The City is not responsible for this mural. Mural will be 3 ft.above sidewalk for snow removal.Mural will be on panels and hung on the building, not directly painted on the building. City of Hutchinsonwill have no liability for damage due to future roadwork, sidewalk repair, snow removal, streetlight repair and other city related work. Minutes Hutchinson Planning Commission April 18, 2017 Page 2 Don 1070 West Shore Dr. (Quilt Haven). Would like to learn more about the mural process. They are interested in more murals in town. Motion by Commissioner Wirt,second by Commissioner Lofdahlto close hearing at 5:41p.m. Motion by Commissioner Lofdahlto approve with staff recommendations. Second by Commissioner Forcier. Motion approved. Item will be on City Council consent agenda on 4/25/2017. Motion to close hearing –Motion to approve with staff recommendations–Motion to reject 6.NEW BUSINESS A.CONSIDERATION OF A SITE PLAN FOR CEN BANK LOCATED AT 1380 MONTREAL ST SE. Mr. Jochum reviewed the application as outlined in the Commission’s packets. Fire truck turnaround needs to be addressed and is currently in the works. Applicant may work on an easement with the neighbor to the Northso Emergency Vehicles can exit the site. This would be a curb cut area with turf.Commissioner Garberg questioned the easement area to stop the general public from using. Different options are being looked into. Storm water will be using Menard Pond. Applicant must show before and after elevations. Guard rail required at retaining wall over 30 inches above grade. Motion by Commissioner Forcier to approve with staffrecommendations. Second by Commissioner Garberg.Motion approved. Item will be on the City Council consent agenda on 4/25/2017. 7.UNFINISHED BUSINESS 8.COMMUNICATION FROM STAFF A.Upcoming Meetings Dan Jochum noted that we have twoapplicationsfor theMayPlanning Commission meetingat this time. 9.ADJOURNMENT Motion by Commissioner Wick, Second by Commissioner Wirtto adjourn at 5:53 p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and City of Hutchinson Planning Staff Date:May 5,2017, forMay 16,2017, Planning Commission Meeting Application:CONSIDERATION OF ASITE PLAN REVIEW AND CONDITIONAL USE PERMIFOR A MULTI-UNIT TOWNHOME DEVELOPMENT IN AN R-4 ZONING DISTRICT LOCATED AT 875 CENTURY AVE. SW, BRENT KAVITZ, APPLICANT. Applicant:BRENT KAVITZ,APPLICANT CROW RIVER LP/MATT WARD,PROPERTY OWNER CONSIDERATION OF A SITE PLANREVIEWAND A CONDITIONAL USE PERMIT MODIFICATIONFOR 875CENTURY AVE. SW. ² Conditional Use Permit and Site Plan Review 875 Century Ave. SW Planning Commission –5-16-17 Page 2 GENERAL INFORMATION Existing Zoning:R-4(Medium-High Density Residential District) Property Location:875 Century Ave. SW Lot Size:8.57Acres Existing Land Use:VacantR-4Zoning District lot Adjacent Land Use And Zoning:R-2 (Medium Density Residential District), R-3 (Medium-High Density Residential District), R-3 PD (Medium-High Density Planned Development Residential District), R-4 (High Density Residential District), I/C (Industrial/Commercial District) Comprehensive Land Use Plan:Medium Density Residential Neighborhood Zoning History:Originally platted as Century Court 12/20/1994in the R-3 Zoning District. Rezoned to R- 4 in August 2014. Applicable Regulations:City Code of Ordinances Sections154.169 and 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. Buildings: There are 7townhome buildings being proposed for this project. The proposal is for each building toinclude 12 townhomes, totaling 84units.Each building is proposed to have 8 two-bedroomand 4two-bedroom ADA accessibletownhomes. The project will be completed in two phases, the first phase will include three buildings and the second phase will include 4 buildings. The first phase will be the three southerly buildings. The buildings are proposed to be two-stories tall.Refer to attached building elevations for more information. The proposed buildingswould meet all applicable setbacks. Each unit must have 3,000 square feet of lot area on the site in order to meet the requirements of the zoning ordinance. The site is 373,309 square feet in size. The proposed 84units require at least 252,000square footage of lot area. The density is acceptable per zoning ordinance requirements. Open space is also an important aspect of a multi-family project such as this. The zoning ordinance requires 20% open space in the development, which equates to 74,662 square feet of open space. The development as proposed,features 137,701square feet of open space. It should be noted that the open space does not take into account any of the parking lot/drive areas or ponding areasbecause these are not considered usable open space. Conditional Use Permit and Site Plan Review 875 Century Ave. SW Planning Commission –5-16-17 Page 3 Parking/Access/Circulation 230parking spaces are shown on the site plan. 229 parking spaces are required. Each of the buildings has 12 garage spaces. Each parking area will be required to have accessible parking in all parking lots. Some of the existing handicap parking can be moved to meet this requirement. The site features fouraccess points to public streets. Oneaccess point goesto Century Ave. SW, two goto Sunset St. SW, and onegoesto Cleveland Ave, SW.These access points to public streets appear to be acceptable.Staff would like further clarification regarding curbing. There doesn’t appear to be curbing on the north side of the northerly access road off of Sunset St SW and several areas on the west side of the development. Internal circulation on the site appears to be adequate. All of the internal streets will be private streets. There is three sided access to all buildings besides the building located furthest northwest. Staff is reviewing if two sided access to this building is sufficient or if a plan change will be needed. The site also has sidewalks. Staff would like to see sidewalks connect to Sunset St. if possible. Landscaping and Lighting: The City arborist will review the Landscape Plan at the time of building permit to determine if the tree species are compatible in Hutchinson.Staff is pleased to see significant screening on the northeast portion of the site near the residential homes along Sunset St. SW. However, more screening is needed along Cleveland Avenue. Staff will work with the developer to have more screening alongCleveland Avenue. Lighting of the site appears to be adequate. Per the Zoning Ordinance, lighting installed must be indirect and shall not produce glare on adjacent properties or public right of ways. Stormwater Management: City staff has alreadyprovided comments to the developer in regards to the requirements for stormwater management. The site will drain to the proposed pond in the center of the site. Staff has reviewed the pond calculations and they appear to be adequate, however final approval won’t be given until City Staff has had a chance to review the water quality calculations. This will be done prior to a building permit being issued. Conditional Use Permit: The Conditional Use Permit (CUP) is required for multiple-family buildings in an R-4 zoning district. The buildings appear to meet all applicable zoning regulations. The following are standards for granting a conditional use 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 neighborhood or 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 Conditional Use Permit and Site Plan Review 875 Century Ave. SW Planning Commission –5-16-17 Page 4 (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: 1.The proposed project is desirable and will contribute to the general welfare of the neighborhood in the subject location as it will utilize land that is currently vacant. 2.The proposed project is not anticipated to 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 as the project appears to meet all zoning requirements. 3.The proposed building(s) will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Recommendation: Staff recommends approval of the site plan and the conditional use permitwith the following conditions of approval: 1.The maximum density on the site (8.57 acres) shall be 84 townhome units.No building shall have more than 12units in it. 2.The City will require documentation from the Army Corps of Engineers and/or County Environmentalist regarding the status of the wetland on site. If the Corps or County identifies and wetlands, they will have to be addresses according to the Corps of Engineers, County Environmentalist and City of Hutchinson’s satisfaction. 3.The proposed building and site improvements shall comply with the standards of the R-4 district and the Zoning Ordinance, as well as all other City regulations. 4.Any reconstruction of existing infrastructure within City of Hutchinson right of way or easement areas shall be the developer’s responsibility, including necessary improvements and associated costs. This work shall meet all of the City’s engineering standards and be approved by the City. 5.The City of Hutchinson must be notified 7 days prior to any roadway or utility work that is going to be done within the City right of way. If the proposed work impacts roadway traffic flow, a traffic plan must be submitted to the City Engineer for approval. All roadway work must be fully completed to City standards within 10 calendar days of the original disturbance. If the work isn’t fully completed within 10 calendar days, the City reserves the right to have the work completed and invoice/assess the property owner for all associated costs. 6.The drainage and utility easement needs to encompass entire property. The northeast area of the lot currently does not have a drainage and utility easement. 7.Curbing plan must be approved by City Engineer prior to a building permit being issued. 8.All parking lots must meet accessible parking standards. 9.There must be emergency service access around the buildings. Fire hydrants must be located no farther than 400 feet from the buildings. 10.Any exterior refuse collection area(s)must be fully screened.The trash enclosure adjacent to the residential homes on the northeast portion of the site shall be moved to a more appropriate location. 11.The standards for granting a conditional use permit would be met, subject to the conditions stated. Conditional Use Permit and Site Plan Review 875 Century Ave. SW Planning Commission –5-16-17 Page 5 12.The conditional use permitshall remain in effect as long as the conditions required by the permit are observed. Any expansion or intensification of a conditional use or change to another conditional use requires approval of a new conditional use permit. 13.The Applicant must obtain all necessary permits for the construction of the proposed project. 14.If the proposed use fails to start operation within one year of the conditional use permit being granted, the conditional use permit shall be deemed null and void and a new conditional usepermit must be applied for. 15.Requirethe planting of 8’ evergreen screening trees along Cleveland Ave. SW and the west side of existing residence properties in the northeast corner adjacent to the development, to be approved by City Arborist, and require the installation of these trees before issuing a Certificate of Occupancy of the first building. Planting of the required screening trees along the east west internal road south of existing twin homes would be delayed until this street is constructed to alleviate root damage. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and City of Hutchinson Planning Staff Date:May 5,2017forMay 16, 2017, Planning Commission Meeting Application:Consideration of a one lot preliminary and final plat of Shimpa Addition Applicant:Robert Shimpa PRELIMINARY AND FINAL PLAT OF SHIMPA ADDITION The property owners arerequesting to replat twolotsin the current LynnAddition. Thepurpose of the plat is to make the lot located at 937 Lewis Avenue SW larger.The new plat is proposed to be calledShimpa Addition. Preliminary and Final Plat Shimpa Addition Planning Commission –5/16/17 Page 2 GENERAL INFORMATION Existing Zoning:R-2 Property Location:937 Lewis Ave SW and 235 Lake St SW Existing Lot Sizes:937 Lewis Ave SW –12,035 sq. ft. 235 Lake Se SW–19,296sq. ft. Proposed Lot Size:937 Lewis Ave SW –14,296sq. ft. 235 Lake Se SW–17,064sq. ft. Existing Land Use:Single Family Homes Adjacent Land Use And Zoning:Residential. R2Zoning Comprehensive Land Use Plan:Medium Density Residential Neighborhood Zoning History:This property was originally platted in 1913. Applicable Regulations:Sections153.36 and 153.50 of the City Code Preliminary and Final Plat: The proposed Shimpa Addition is a two lot re-plat that makes the lot located at 937 Lewis Ave. SW larger by 2,261 square feetand the lot at 235 Lake St SW smaller by 2,261 square feet.The applicant proposed this plat to make his lot slightly largerat 937 Lewis Ave.SW.The re-platted lotat 937 Lewis Ave.will be approximately 14,296square feet whichmeets theminimum standard of the zoning ordinance. The lot at 235 Lake St. SW also meets thestandard and is 17,064 square feet.Minimum lot area in the R-2district is required to be at least 8,400square feet. Each of these lots are already served by utilities and have proper access from City streets. The plat did create new drainage and utility easements around each lot which is required by the City subdivision ordinance. 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; Preliminary and Final Plat Shimpa Addition Planning Commission –5/16/17 Page 3 (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 this request. If Planning Commission feels this Plat is acceptable the following conditions should be applied to the preliminary and final plat and vacationof easements approval: 1.The final plat shall be recorded at the McLeod County Recorder’s Office within 270 days of approval. STAFFREPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP Date:May 5, forMay 16,2017, Planning Commission Meeting Application:CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A SCHOOL IN ANR-2 ZONING DISTRICT LOCATED AT 950 SCHOOL RD SW. Applicant:McLeod Properties, LLC CONDITIONAL USE PERMITFOR DAYCARE FACILITY McLeod Properties, LLC hasapplied for a Conditional Use Permit for aschool in an R-2 zoning districtlocated at 950 School Rd SW. The school is proposed to be located in the former Word of Life Church Building that was originally designed as a school building. Conditional Use Permit rd 261 3Ave. NW Planning Commission –5-16-17 Page 2 GENERAL INFORMATION Existing Zoning:R-2–Medium Density Residential District PropertyLocation:950 School Rd. SW Lot Size:4.98 Acres Existing Land Use:Church Adjacent Land Use:Institutional and Agricultural Adjacent Zoning:R-2–Medium Density Residential District Comprehensive Land Use Plan:Public/Institutional Applicable Regulations:Sections154.056 (C)(5) and 154.057 (C)(1) Analysis: Overview: The building previously was used as a Church up until a few months ago. Staff understands the building was designed as a school and minor alterations are necessary to convert it back to a school use. The site is well situated for a school use with the large parking lot. Site Access: The site has very good accessoff of both School Road SW and South Grade Road SW.This use will generate significant trafficand the road network and parking lot are large enough to handle this traffic. Staff does not have any concerns about traffic or site access. Parking/Circulation: There are 180 parking spaces on-site which is sufficient. Circulation on the site also will be adequate as there are wide access aisles and a perimeter drive aisles. The aisle near the front door will be able to accommodate school buses as necessary. Overall staff does not have any problems from changing the use from a church use to a school use. The demands of these uses are very similar. Conditional Use Permit: The Conditional Use Permit (CUP) is required for a school in the R-2 ZoningDistrict. The following are standards for granting a conditional use 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 neighborhood or community; Conditional Use Permit rd 261 3Ave. NW Planning Commission –5-16-17 Page 3 (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. Recommendation: Staff recommends approval of the proposal with the following conditions: 1.The standards for granting a conditional use permit would be met, subject to the conditions stated. 2.The proposed building improvements shall comply with the standards of the R-2Zoning district and the Zoning Ordinance. 3.The conditional use permit shall remain in effect as long as the conditions required by the permit are observed. Any expansion or intensification of a conditional use requires approval of a new conditional use permit. 4.The Applicant must obtain all necessary permits for any construction that would be needed. 5.The Applicant must ensure the facility is properly licensed as necessary from the State of Minnesota.