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PC Packet 06.15.21 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday, June 15, 2021 5:30 p.m. Hutchinson City Center 1.CALL TO ORDER 5:30 P.M. 2. PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A. CONSIDERATION OF MINUTES DATED May 18, 2021 4. PUBLIC HEARING A. CONSIDERATION OF A SKETCH PLAN AND REZONE A PROPERTY FROM C-3 TO MXD LOCATED AT 126 & 135 FRANKLIN ST NW. B. CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE FOR THE C-3 DOWNTOWN ZONING DISTRICT REGARDING CONDITIONALLY PERMITTED USES. 5. NEW BUSINESS 6. UNFINISHED BUSINESS 7. COMMUNICATION FROM STAFF A.UPCOMING MEETINGS 8. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday,May 18, 2021 5:30 p.m. 1.CALL TO ORDER 5:30P.M. The April 20, 2021 Planning Commission meeting was a virtual meeting called to order by ChairmanLofdahlat 5:30 p.m. Members in bold were present Chairman Lofdahl, Vice Chairman Hacker, Commissioner Garberg, Commissioner Wirt, Commissioner Sebesta, Commissioner Hantge, and Commissioner Janssen. Also present were Dan Jochum, City Planner, Kent Exner, City Engineer, John Olson, City Public Works, John Paulson, City Environmental Specialist, Marc Sebora, City Attorney, Tom Gifferson, Police Chief, Andrea Schwartz, City of Hutchinson Permit Technician and Madison Newcomb City of Hutchinson Planning and Building Assistant. 2. PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA A. CONSIDERATION OF MINUTES DATED April 20, 2021. Motion by Commissioner Hantge.Second by Commissioner Lofdahl. Motion approved. Motion to Approve – Motion to Reject 4. PUBLIC HEARINGS A. CONSIDERATION OF A FINAL PLAT FOR SOUTHFORK RIDGE FOURTH ADDITION. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. Commissioner Wirt questioned about the on-street parkingthat was brought up at the prior Planning Commission meeting. It was noted that staff reviewed this and parking will be allowed on the interior side of the street. Motion by Commissioner Hantge,second by Commissioner Wirt to close hearing at 5:35 p.m. Motion by Commissioner Wirtto approve with 3 staff recommendations, adding in a condition for on street parking on the interior side of the road. Second by Commissioner Hacker. Motion approved. Item will be on City Council consent agenda on 05/25/2021. Minutes Hutchinson Planning Commission May 18, 2021 Page 2 Motion to close hearing – Motion to approve with staff recommendations – Motion to reject B. CONSIDERATION OF A CONDITIONAL USE PERMIT TO REMODEL/RENOVATE PARK ELEMENTARY SCHOOL LOCATED AT 100 GLEN ST SW. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. Marc Sebora went over the Land Use Agreement and the Franchise Agreement that the School has on the Park Land with the Commissioners. Mr. Sebora also explained what a franchise agreement is. Daron VanderHeiden (ISD 423 Superintendent) addressed the Commissioners. He noted that the hard surface bus loop will also serve as a play area for the kids (basketball/4 square), and for delivery truck to drop off items. When the project is complete there will be 23,960 sq ft of additional green space created from the demolition and bituminous removal. Brian Mohr (director of grounds control and transportation of the Hutchinson Public Schools) addressed the Commissioners and explained the outline of the “School Property”. Commissioner Hantge asked why the busing will change. Mr. VanderHeiden explained that it is easier to watch and control the kids. There will be 6 to 7 buses picking up kids where they will go to Tiger Elementary and pick up their “go home” bus. Commissioner Hantge also asked if there is there any concern with the delivery trucks being in the play area. Mr. VanderHeiden answered that this is monitored closely and has been for years. Commissioner Garberg asked about the tree removal. There are 3 trees that need to be removed in order to stay within the franchise agreement. Mr. Jochum reviewed the Conditional Use Permit standards and the conclusions that were determined by Staff. Commissioner Hantge asked if we are not changing the use why the need of the Conditional Use Permit. Mr. Jochum explained that it is because of changein the operation. There was discussion on the change. Commissioner Hantge asked what happens if the land goes back to Park Land. Mr. Sebora explained that the agreement states that when the land us no longer used by the School they need to pass a resolution to pass the land back to the City. The School is still planning to use the land and is not ready to give it back yet. Sandy McCormick, 120 Grove St SW, gave history on the original park land and explained her issues with the driveway and parking area. She would like to continue busing on Grove St. She also does not want any change to the Park area. Minutes Hutchinson Planning Commission May 18, 2021 Page 3 It was explained that there is already paved area in this location currently and some of it will be removed. A smaller area will be updated but the impervious area will be smaller and the Park are is moving in the right condition. Lucy Clouse, 36 Grove St – is concerned with the parking lot that is being proposed. She would like to keep the busing on Grove St SW. Steve Cook, 720 Juul Rd – explained that the franchise agreement started in 2004 with issued from a discussion in 2003 about ultimately returning the land back to park land. Mr. Cook does feel there is a good faith effort to meet the franchise agreement and he is in favor of the renovation. Lucy Clouse noted that this is the second largest park system in the US and she would like to see it protected. Steve Cook noted that this information is false. Dan Mahon (attorney of Mrs. McCormick) questioned the original vacation agreement that if any part of the building was torn down it would revert to park land. They just want to make sure the law is being followed. It was noted that the agreement was for the land area and not the building. When the School is no longer using the land,the School will pass a resolution to give the land back to the City. It was noted that a letter was sent to the Commissioners from a neighbor. The Commissioners all received this letter. Commissioner Garberg questioned about the hard surface in the area between the school and Grove St. SW. Mr. Mohr pointed out the area of bituminous that will be removed. Motion by Commissioner Garberg, second by Commissioner Sebesta to close hearing at 6:49 p.m. Commissioner Wirt noted that the Planning Commission is not here to act under legal advice as to who owns the property, only the advisement of planning/zoning. Motion by Commissioner Garbergto approve with 9 staff recommendations. Second by Commissioner Sebesta. Motion approved. Item will be on City Council consent agenda on 05/25/2021. Motion to close hearing – Motion to approve with staff recommendations – Motion to reject 5. NEW BUSINESS A. NONE Minutes Hutchinson Planning Commission May 18, 2021 Page 4 6. UNFINISHED BUSINESS A. It was noted that the pad has been laid at the future Allis Chalmers Club. 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS –sounds like we will have two applications for next month. 8. ADJOURNMENT Motion was made by Commissioner Hantgeto adjourn the meeting, second by Sebesta. Meeting was adjourned at 6:56 p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP and City of Hutchinson Planning Staff Date: June 10, 2021, for June 15, 2021, Planning Commission Meeting Application: CONSIDERATION OF A REZONING FOR 126 & 135 FRANKLIN ST NW FROM C-3 CENTRAL COMMERCIAL TO MIXED USE. Applicant: HUTCHINSON EDA REZONING The Hutchinson Economic Development Authority is requesting to rezone property at 126 and 135 Franklin St NW from C-3 Central Commercial to Mixed Use (MXD). The City of Hutchinson future land use planguides this land as mixed use. Additionally, the 2013 Imagine Hutchinson Downtown Plan also featured plans and concepts for mixed use development on these properties. At this point, there has been general discussion about attached residential townhomes or similar being developed on these properties. Rezoning 126 & 135 Franklin St NW Planning Commission – 6-15-2021 Page 2 GENERAL INFORMATION Existing Zoning: C-3 Central Commercial Property Location: 126 & 135 Franklin St NW Lot Size: 126 Franklin St NW – 1.0 Acres. 135 Franklin St NW - .33 Acres Existing Land Use: 126 Franklin St NW – vacant 135 Franklin St NW – vacant former Group Home Adjacent Land Use: Residential to West. Commercial to East. River to North. Adjacent Zoning: R-2 to West. Comprehensive Land Use Plan: Mixed Use Applicable Regulations: Section 154.173 Overview: As noted in the introduction, the applicant has requested to rezone two properties that have been discussed as redevelopment opportunities for the past 10 years or so. The 2013 Imagine Hutchinson Downtown Plan (see attached pages 74-75) had a section on these specific properties. The Plan noted “Develop housing overlooking the river near Franklin Street and the Old Medical Building site”. The concept shown in the downtown plan was townhomes. Please see attached preliminary concepts for what townhomes could look like if the property is redeveloped. Likewise, the McLeod Treatment property located at 135 Franklin St NW was identified as a Townhome/Brownstone type redevelopment. In addition to the Downtown Plan, the Future Land Use Plan, found within the Hutchinson Comprehensive Plan, “guides” this area for Mixed Use Development. The Comprehensive Plan was completed in 2014 and generally provides a framework for growth and redevelopment in the City of Hutchinson. Typically, in order to rezone a property, the rezoning must be consistent with the Comprehensive Plan. This rezoning request is consistent with the Comprehensive Plan. The purpose of the Mixed-Use District is as follows: (A) Purpose. The purpose of the Mixed-Use District is to provide areas that allow a mix of compatible uses, such as commercial, retail, office and entertainment, with residential uses in locations with nearby amenities for pedestrians. Mixed use areas shall be in conformance with the city’s Comprehensive Plan and reserved for properties that have safe access for pedestrians to sidewalks, trails, parks and natural resources and are free from objectionable uses or hazards to pedestrians. This district does not allow any uses that conflict with residential uses, such as industrial, warehousing, storage or uses with heavy truck traffic or outdoor storage. The Hutchinson EDA is in the early stages of working with a developer for a project in this area. The first step is to make sure zoning works for a potential project. Once zoning is in order, if the project moves forward, there will be a Site Plan Review process that comes before the Planning Commission and City Council as well. Rezoning 126 & 135 Franklin St NW Planning Commission – 6-15-2021 Page 3 Recommendation: Staff recommends the approval of the rezoningwith the following findings and recommendations: as the request is consistent with the Future Land Use Plan found in the Hutchinson Comprehensive Plan, as well as being consistent with the Imagine Hutchinson Downtown Plan. 1. The rezoning is consistent with the intent of the Comprehensive Plan and Zoning Ordinance, due to the Future Land Use Map within the Comprehensive Plan guides these properties for Mixed-Use Development. 2. The rezoning is consistent with the Imagine Hutchinson Downtown Plan which states “Develop Housing Overlooking the River Near Franklin Street and the Old Medical Center Building Site. 13 , 2020 Page 23 September Renderings Preliminary Seppelt group mullins Mr. Miles City of Hutchinson EDA the 14 , 2020 Page 23 September Renderings Preliminary Seppelt group mullins Mr. Miles City of Hutchinson EDA the 15 , 2020 Page 23 September Renderings Preliminary Seppelt group mullins Mr. Miles City of Hutchinson EDA the DEVELOP ATTRACTIVE HOUSING OPTIONS DEVELOP ATTRACTIVE HOUSING OPTIONS DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP Date: June 10, 2021, for June 15, 2021, Planning Commission Meeting Application: Consideration of Zoning Ordinance Amendment Zoning Ordinance Amendment Staff has been discussing a zoning ordinance amendment for the C-3 Central Commercial Zoning District. As the Planning Commission is aware, within the past several years there have been two big-box type stores that have closed Downtown in EconoFood and Shopko. EconoFoods sat vacant for many years before the City decided to buy it and redevelop it into the new Police Station. Shopko closed in May of 2019 and has been vacant ever since then. The nature of retail and big box stores has changed significantly over the past 10 years or so. There are less “big box” type retailers with the closing of chains like Sears, JC Penney, Shopko, Kmart and many others. What the closing of these stores has meant for many communities is empty big box stores that sit empty for many years. Hutchinson is familiar with this having had Cub Foods and Office Max, as well as more recently Best Buy sit vacant for multiple years. It seems that the vacant big box stores that are located in prime commercial corridors get new tenants, the ones in less desirable locations for modern retail remain vacant for many years. This is evident in Hutchinson as JCPenney converted to Marshalls, Kmart eventually became Runnings, Cub Foods eventually became Aldi and Pizza Ranch, and Office Max became Ashley Home Store. The trend for vacant big-box stores not located in prime commercial corridors nationwide has been for these uses to be torn down for large scale redevelopment, be re-used as indoor storage facilities, or be reused for light and/or high-tech manufacturing that does not require outdoor storage. Cities and developers are finding that there is more supply than demand for the unused former big-box retail space and the cities that are flexible and willing to consider options other than retail, are having more success reusing these buildings and keeping the buildings in good condition and on the tax roll. The Shopko building was sold on auction a few months back to a real estate broker. The City has been working with the broker as well as possible tenants for the space. There is an opportunity to fill the space with an existing company in Hutchinson that is a precision manufacturing company. In order to have a light manufacturing user in the C-3 Central Commercial District and ordinance amendment is required. Staff recommends adding light-manufacturing as a conditionally permitted use within the C-3 Zoning District. This would mean any business that is wanting to do light-manufacturing would need a conditional use permit (CUP). The CUP would allow the City to ensure that the use is going to fit the character of the downtown district and not be detrimental to existing users of the downtown. Outdoor storage would not be allowed. Staff believes this type of manufacturing can co-exist with existing downtown uses and actually provide a benefit to downtown by adding potentially hundreds of employees that will utilize other businesses in the downtown area. Recommendation: Staff recommends approval of the Zoning Ordinance Amendment as presented. Zoning Ordinance Amendment Planning Commission – 6/15/21 Page 2 (C) Conditional permitted uses. (1) Commercial parking ramps for passenger vehicles only; provided, a reservoir space is provided within the structure for holding cars awaiting entrance, which reservoir space shall have a capacity of no less than two vehicles; (2) New or used automobile sales; indoor display area only; (3) Motor fuel and service stations, excluding major repair operation. See App. B to this chapter for the off-street parking schedule; (4) A state licensed residential facility serving from seven through 16 persons; (5) Group homes up to 5,000 square feet; (6) All licensed day care facilities which are not permitted principal uses under state law; (7) Single-family residences applying for additions, decks, garages, remodeling or other single-family related uses; (8) (a) Drive-through windows (specific considerations of traffic impact, accessibility to appropriate roadways, site plan consideration and other relevant information would be part of the application review); and (b) Conditions for residential facilities, group homes, crisis shelters and licensed day care facilities shall not be imposed which are more restrictive than those imposed on conditional uses or other multi-family residential property in the same district, unless the additional conditions are necessary to protect the health or the safety of the residents of the residential facility. (9) The requirements of § 154.115 of this chapter shall apply to the conditional uses described in this section; (10) Tattoo establishments; (11) Brew pubs; (12) Tap rooms; and (13) Micro-distillery cocktail rooms. (14) Light-Manufacturing. Outdoor Storage of materials and equipment is not allowed.