PC Packet 08.22.18
AGENDA
HUTCHINSON PLANNING COMMISSION
Wednesday,August 22, 2018
5:30 p.m.
1.CALL TO ORDER 5:30 P.M.
2.PLEDGE OF ALLEGIANCE
3.CONSENT AGENDA
A.CONSIDERATION OF MINUTES DATED May 15, 2018
4.PUBLIC HEARINGS
A.Consideration of a Site Plan, Preliminary and Final Plat for Highfield Second
Addition.
5.NEW BUSINESS
6.UNFINISHED BUSINESS
7.COMMUNICATION FROM STAFF
A.Upcoming Meetings
8.ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday,May 15, 2018
5:30 p.m.
1.CALL TO ORDER 5:30P.M.
The May 15, 2018Planning Commission meeting was called to order by Commissioner
Hantgeat 5:34p.m. Members in bold were present Chair Fahey,Vice Chair Wick,
Commissioner Garberg,Commissioner Wirt,Commissioner Lofdahl,Commissioner
Hantge andCommissioner Forcier. Also present were Dan Jochum,City Planner,Kent
Exner, City Engineer, John Olson, City Public Works,John Paulson, City Environmental
Specialist,Marc Sebora,City Attorneyand Andrea Schwartz, City of Hutchinson Permit
Technician
2.PLEDGE OF ALLEGIANCE
3.CONSENT AGENDA
A.CONSIDERATION OF MINUTES DATED APRIL 17, 2018.
Motion by Commissioner Hantge,Second by Commissioner Lofdahl.Motion
approved.
Motion to Approve–Motion to Reject
4.PUBLIC HEARINGS
A.CONSIDER A PETITION TO VACATE EASEMENTS AT WHITE HAWK
VILLAGE OUTLOT A.
Dan Jochum, City Planner addressed the Commission.
Mr. Jochum reviewed the application as outlined in the Commission’s packets.
Motion by Commissioner Lofdahl,second by Commissioner Hantgeto close
hearing at 5:41p.m.
Motion by Commissioner Lofdahlto approve. Second by Commissioner Garberg.
Motion approved. Item will be on City Council consent agenda on 05/22/2018.
Motion to close hearing –Motion to approve with staff recommendations–Motion to reject
Minutes
Hutchinson Planning Commission
May 15, 2018
Page 2
5.NEW BUSINESS
6.UNFINISHED BUSINESS
A.CONSIDER REVISIONS TO CHAPTER 90; RIGHT-OF-WAY
MANAGEMENT
John Paulson, City Environmental Specialist, addressed the Commission.
Public hearing was made last month. There were a few revisionsto the
ordinance, they are outlined in the Commission’s packets.
Attorney Jay Littlejohn, with Verizon, brought up a 4 additional revision he
would like to see; 90.09 C4–ROW separation requirements, 90.09 C7 b change
here to there to; Insurance Policies;90.09 C8 –CUPin residential
Marc Sebora and John Paulson spoke regarding some changes requested by Mr.
Littlejohn.
Motion by Commissioner Lofdahlto approve current changes with further
discussion by staff and council. Second by Commissioner Hantge. Motion
approved. Item will be on City Council consent agenda on 05/22/2018.
B.CONSIDER REVISIONS TO CHAPTER 154.119;
TELECOMMUNICATIONS
John Paulson addressed the Commission, explaining again that this was
presented at the last meeting.
Motion by Commissioner Hantge to approve for first readingat City Council.
Second by Commissioner Lofdahl. Motion approved. Item will be on City
Council consent agenda on 05/22/2018.
7.COMMUNICATION FROM STAFF
8.ADJOURNMENT
Motion by Commissioner Hantge, Second by Commissioner Garbergto adjourn at
6:01p.m.
DIRECTORS REPORT –PLANNING DEPARTMENT
To:Hutchinson Planning Commission
From:Dan Jochum, AICP and City of Hutchinson Planning Staff
Date:August 16,2018forAugust 22,2018, Planning Commission Meeting
Application:CONSIDERATION OF A SITE PLAN, PRELIMINARY AND FINAL PLAT FOR
HIGHFIELD SECOND ADDITIONLOCATED AT 24 DENVER AVE.SE.
Applicant:Chris Raimann, Kuepers Inc.
SITE PLAN REVIEW, PRELIMINARY AND FINAL PLAT
Brief Description
The applicant has submitted applications for a site plan review, preliminary plat and final plat for a70-unit
apartment complex located at 24 Denver Avenue SE.The project will feature two apartment buildings with 35
units in each building. The existing Highfield Apartments are located at 48, 72, and 96 Denver Avenue SE.
Figure 1. SITE LOCATION
Site Plan Review, Preliminary Plat & Final Plat
Highfield Apartments–24 Denver Ave SE., Hutchinson.
Planning Commission –8-22-18
Page 2
GENERAL INFORMATION
Existing Zoning:MXD –Mixed Use District
Property Location:24 Denver AvenueSE, Hutchinson
Lot Size:5.08acres
Existing Land Use:Vacant –Agricultural field
Adjacent Land Use:Institutional –North, Commercial –West, Residential –East, Vacant –South.
Adjacent Zoning:C-2–West, C-4–North/South, MXD–East.
Comprehensive Plan:Commercial
Zoning History:Rezoned MXD approximately 12years ago.
Applicable
Regulations:City Code of Ordinances Sections154.174,153.036 and 153.050
Transportation:Access points will be offDenver Avenue SE and Montreal St. SE.
Physical Characteristics:Relatively flat, property drops off near pond and to SE corner of lot.
Analysis:
See the following for analysis on the site plan review, preliminary plat and final plat.
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 promoteattractive, well-planned, stable urban conditions. The following is an
overview of site plan considerations.
Building:
There are twobuildingsproposed on the site. Each building is a 35-unit apartment building that is three-stories
high.Each building will have 12–1 bedroom units and 23–2 bedroom units.Please see attached perspective
drawing. The buildings will have vinyl siding and vinyl shakes, a simulated stone veneer and asphalt shingles.
These buildingswill look similar to the existing Highfield Apartments.The finish will be similar to what is
seen on a typical single-family home in Hutchinson. The apartments will be accessed through internal hallways.
The buildings as proposed meet the height requirements ofthe MXD zoning district, which allows a maximum
of 60-foottall buildings.
In addition to the apartment buildings there are fourgarages proposed (2 per building) with 10 stalls each.
There are40garage spaces proposed. Thirty-fiveof the units would not have a garage.
The Fire Department would like a modification in the location of some of the hydrants and fire department
connections. Staff would like to see a hydrant located on thewest side of the driveway offDenver Ave SE
Site Plan Review, Preliminary Plat & Final Plat
Highfield Apartments–24 Denver Ave SE., Hutchinson.
Planning Commission –8-22-18
Page 3
leading to the parking lot and another hydrant located on thenorth side of the driveway offMontreal St SE. In
addition, a fire department connection shouldbe placed on thenorth side of the building that is oriented
north/south andone on the west side of the building that is oriented east/west.
Setbacks:
All of the required setbacks appear to be met in the plan.
Parking/Access/Circulation
177parking spaces are shown on the site plan(131standard,40garage spaces, and 6handicap spaces). The
zoning ordinance requires 1.0 parking spaces per bedroom and .5 spaces per bedroom for visitors.Based on
staff calculations,87parking spaces will be required per building, for a total of 174parkingspaces required for
the site. Staff believes parking will be adequate on site;however,it should be noted that Staff recommends
making Denver Avenue no parking on both sides nearthe apartment complex. The applicant should keep this in
mind in relation to snow removal and develop a staged snow removal plan.
There are twoingress/egress points proposed to the site.One each offDenver Ave SE and Montreal St SE.
The internal circulation to the site appears acceptable and appears to meet fire code.
Landscaping and Lighting:
Staff has reviewed the landscaping plan is generally accepting of it.There were a few minor modifications
related to tree species that the developer has agreed to change.In reviewing previous projects completed by this
developer it appears that,they are very aesthetically pleasing.Per the Zoning Ordinance, lighting installed
must be indirect and shall not produce glare on adjacent properties or public right of ways.
Stormwater Management/Erosion Control:
Stormwater is proposed to go to the existing stormwater pond on the south side of the site. This basin has
enough capacityto serve the increased impervious surface from thisdevelopment.
Following the final construction plan submittal and City reviewthe City Environmental Specialist willprovide
commentsrelative to Erosion Controlthat need to be addressed prior to building permits being issued.It should
be noted that temporarytreatment for stormwaterduring construction will need to be addresses with appropriate
BMP’s.
Preliminary and Final Plat
The preliminary and final plats as presented appear to meet the requirements of the subdivision and zoning
ordinances.
Lot Arrangement:
The proposed HighfieldAddition preliminary plat contains 1 block and 2lots.The twolots that are proposed to
be built on at this time are 2.65 and 2.34 acres respectively. These lot sizes and widths appear to meet the
minimum standards of the City of Hutchinson Zoning Ordinance.
Streets and Access:
The proposed development has access offboth Denver Avenue SE and Montreal St SE.
Site Plan Review, Preliminary Plat & Final Plat
Highfield Apartments–24 Denver Ave SE., Hutchinson.
Planning Commission –8-22-18
Page 4
Utilities and Easements:
Utilities for the proposed apartment lots will come offMontreal StSE. Electrical and gas service is in the area
but will need to be brought to each lot. The preliminary plat has the required drainage and utilityeasements
noted as required.The sewer and water availability (SAC/WAC) fees for this project will be $45,238.50.
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 site plan review, conditional use permit and variance with the following
findings and conditions:
1.The proposed building and site improvements shall comply with the standards of the MXDdistrict
and the Zoning Ordinance, as well as all other City regulations.
2.Any reconstruction of existing infrastructure within City of Hutchinson easement areas shall be the
developer’s responsibility, including improvements and associated costs. This work shall meet all of
the City’s engineering standards and be approved by the City.
3.There must be emergency service access around the buildingthat meets the fire code. Fire hydrants
must be located no farther than 400 feet from the building.
4.Exterior refuse collection area must be fully screened.
5.Moving or relocating utility services will be at the property owner’s expense.
6.SAC/WAC charges will be due at thetime building permits are issued and are estimated at
$45,238.50.
7.A parkland contribution fee will be collected with the building permit.
8.The City of Hutchinson must approve a traffic control plan prior to any construction activity
affectingMontreal St. SE or Denver Avenue SE. 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. All
roadway work must be fully completed to City standards within 10 calendar days of the original
disturbance. If the work is notfully 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.
9.Any reconstruction of existing infrastructure within City of Hutchinson easement areas or right-of-
way shall be the developer’s responsibility, including improvements and associated costs. This work
shall meet all of the City’s engineering standards and beapproved by the City.
10.The play areamust be constructed and maintained as noted on the site plan.
11.The developer shall work with the Fire Chief to determine thefinal location of fire hydrants and fire
department connection points.
Site Plan Review, Preliminary Plat & Final Plat
Highfield Apartments–24 Denver Ave SE., Hutchinson.
Planning Commission –8-22-18
Page 5
12.The final plat shall be recorded at the McLeod County Recorder’s Office within 270 days of
approval.
13.The Applicant must obtain all necessary permits for the construction of the proposed project.
8
1
0
2
/
0
2
/
7
18-031
0
N
S
N
O
I
T
I
D
N
O
C
G
2 9
N
I
T
S
I
X
E
LEGEND
C
L
L
,
N
O
D
S
N
N
2
I
H
S
C
T
T
N
U
E
H
M
F
T
O
R
S
A
T
P N
E
A
M
D
T HUTCHINSON, MN
L
R
E
A
I
P
F
A
H
D
G
L
I
E
H
I
F
H
G
I
H
Civil Engineering Land Planning
CAMPIONENGINEERINGSERVICES, INC.
N
8
1
0
2
/
0
2
/
7
18-031
0
N
N
A
L
P
E
T
I
S
3 9
L
I
V
I
C
LEGEND
C
L
L
,
N
O
D
S
N
N
2
I
H
S
C
T
T
N
U
E
H
M
F
T
O
R
S
A
T
P N
E
A
M
D
T HUTCHINSON, MN
L
R
E
A
I
P
F
A
H
D
G
L
I
E
H
I
F
H
G
I
H
Civil Engineering Land Planning
CAMPIONENGINEERINGSERVICES, INC.
N
8
1
0
2
/
0
2
/
7
18-031
0
N
N
I
A
M
R
E
T
A
W
&
R
E
PLAN
W
4 9
E
S
Y
R
A
T
I
N
A
S
C
L
L
,
N
O
D
S
N
N
2
I
H
S
C
T
T
N
U
E
H
M
F
T
O
R
S
A
T
P N
E
A
M
D
T HUTCHINSON, MN
L
R
E
A
I
P
F
A
H
D
G
L
I
E
H
I
F
H
G
I
H
Civil Engineering Land Planning
CAMPIONENGINEERINGSERVICES, INC.
N
8
1
0
2
/
0
2
/
7
18-031
0
N
N
A
L
P
R
E
W
E
S
5 9
M
R
O
T
S
C
L
L
,
N
O
D
S
N
N
2
I
H
S
C
T
T
N
U
E
H
M
F
T
O
R
S
A
T
P N
E
A
M
D
T HUTCHINSON, MN
L
R
E
A
I
P
F
A
H
D
G
L
I
E
H
I
F
H
G
I
H
Civil Engineering Land Planning
CAMPIONENGINEERINGSERVICES, INC.
N
8
1
0
2
/
0
2
/
7
18-031
0
N
N
A
9
L
P
G
N
I
D
6
A
R
G
C
L
L
,
N
O
D
S
N
N
2
I
H
S
C
T
T
N
U
E
H
M
F
T
O
R
S
A
T
P N
E
A
M
D
T HUTCHINSON, MN
L
R
E
A
I
P
F
A
H
D
G
L
I
E
H
I
F
H
G
I
H
Civil Engineering Land Planning
CAMPIONENGINEERINGSERVICES, INC.
N
8
1
0
2
/
0
2
/
7
18-031
0
N
N
O
I
T
U
L
L
O
P
R
E
T
7 9
A
W
M
R
PREVENTION PLAN
O
T
S
PROJECT DIRECTORY
C
L
L
,
N
O
D
S
N
N
2
I
H
S
C
T
T
N
U
E
H
M
F
T
O
R
S
A
T
P N
E
A
M
D
T HUTCHINSON, MN
L
R
E
A
I
P
F
A
H
D
G
L
I
E
H
I
F
H
G
I
H
Civil Engineering Land Planning
CAMPIONENGINEERINGSERVICES, INC.
N
LEGEND