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PC Packet 12.21.22 AGENDA HUTCHINSON PLANNING COMMISSION st Wednesday, December 21, 2022 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 November 15, 2022 4. PUBLIC HEARING A. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR APARTMENT BUILDINGS IN AN R-4 ZONING DISTRICT LOCATED ON MICHAEL CT. 5. NEW BUSINESS A. NONE. 6. UNFINISHED BUSINESS A. NONE. 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS 8. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, November 15, 2022 5:30 p.m. 1. CALL TO ORDER 5:30 P.M. The November 15th, 2022 Planning Commission meeting was called to order by Chairman Lofdahl at 5:30 p.m. Members in bold were present Chairman Lofdahl, Vice Chairman Hacker, Commissioner Garberg, Commissioner Wirt, Commissioner Sebesta, and Commissioner Janssen. Also present were Dan Jochum, City Planner, City Engineer, John Olson, City Public Works, John Paulson, City Environmental Specialist, Marc Sebora, City Attorney, 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 October 18, 2022. Motion by Commissioner Sebesta to approveOctober 18, 2022 meeting minutes. Second by Commissioner Janssen. Motion approved. 4. PUBLIC HEARING A. NONE 5. NEW BUSINESS A. CONSIDERATION OF A SITE PLAN REVIEW FOR PARKING LOT PLAN LOCATED AT 125 MAIN ST N. 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 what areas are defined as City parking. Mr. Jochum noted that the City does not own any of the parking area but there is an agreement for parking. It was noted that the City owns a small parcel to the south of the MITGI building. Commissioner Lofdahl asked what the green space would look like. It is proposed to be mostly trees/shrubs. Minutes Hutchinson Planning Commission November 15, 2022 Page 2 Commissioner Janssen questioned the gates on the side and back of building. These will be gates and not fences to keep public from parking in the back of the building. Commissioner Sebesta asked if the Hassan St intersection would line up with the parking lot entrance. Mr. Jochum answered that the parking lot entrance will not change and this is probably for the better to reduce unwanted traffic through the parking lot. It was noted that The City of Hutchinson does not remove snow in this parking lot. Motion by Commissioner Garberg to approve the Site Plan Review with 3 staff recommendations. Second by Commissioner Wirt. Item will be on City Council consent agenda on 10/22/2022. 6. UNFINISHED BUSINESS A. NONE 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS – One item for the December meeting so far. An apartment building on Michael Ct. Possible CUP for used car lot also. We may be st meeting on December 21. 8. ADJOURNMENT Motion was made by Commissioner Sebesta to adjourn the meeting, second by Commissioner Lofdahl. Meeting was adjourned at 5:56 p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP and City of Hutchinson Planning Staff Date: December 16, 2022 for December 21, 2022 Planning Commission Meeting Application: CONSIDERATION OF A CONDITIONAL USE PERMIT FOR AN APARTMENT PROJECT IN AN R-4 ZONING DISTRICT LOCATED AT 105, 110, 115, 120 & 125 Michael Ct NW, JAMIE ROSENLUND, APPLICANT. Applicant: JAMIE ROSENLUND, APPLICANT CONSIDERATION OF A CONDITIONAL USE PERMIT FOR 105, 110, 115, 120 & 125 Michael Ct NW. Conditional Use Permit Michael Ct NW Planning Commission – 12-21-22 Page 2 GENERAL INFORMATION Existing Zoning: R-4 (Medium-High Density Residential District) Property Location: 105, 110, 115, 120 & 125 Michael Ct NW. Lot Size: Five lots ranging in size from 1 Acre to 1.25 Acres Existing Land Use: Vacant R-4 Zoning District lots Adjacent Land Use And Zoning: R-4 (High Density Residential District) Comprehensive Land Use Plan: High Density Residential Neighborhood Zoning History: Originally platted as Boyle’s Addition in 1978. An apartment was built on lot 1 in 1978. Applicable Regulations: City Code of Ordinances Sections 154.059 and 154.175 Analysis: The subject lots were recently sold at auction in November of this year. These lots were platted in 1978 and have sat vacant since that time. The applicant is looking at starting with building one apartment building at 105 Michael Ct NW, which is the lot in the southwest corner. This lot is the easiest to develop and can be constructed utilizing existing infrastructure. In order for the rest of the lots to develop, Michael Court will need to be constructed as a City street and appropriate utilities will need to be put in. That is a future phase. The plan right now is to issue Conditional Use Permits for all of the lots in order to establish the use and each lot would be reviewed individually through the building permit process in order to ensure compliance with all applicable City rules and regulations. A full grading and engineering plan, as well as site plan review process willbe required for the construction of the street and utilities, as well as 110, 115, 120 and 125 Michael Ct NW. The first lot (105 Michael Ct. NW) is relatively easy to service and has paved street access in front of it so staff will do the formal review of everything with the building permit for that lot. This process also allows for the developer to possibly start construction yet this winter, versus into Spring of 2023. Staff is comfortable with this proposed process for the construction of the first lot. Within the R-4 Zoning District apartments are allowed by Conditional Use Permit, there are no permitted uses. The developer has included a preliminary concept for the entire piece of property. As noted above, full engineering, utility and site plan review will need to be completed for everything other than 105 Michael Ct NW to develop. For the purposes of this application the Planning Commission should focus on the concept for 105 Michael Ct NW and the building size and scale for the other lots. The concept plan may be refined and building and parking lot locations moved slightly as more detailed study is completed. Conditional Use Permit Michael Ct NW Planning Commission – 12-21-22 Page 3 Buildings: If the site were to be fully developed there will be five approximately 109’x 60’ apartment buildings that would have 16-20 units in each building, depending on the breakdown of bedroom types. The first lot, 105 Michael Ct NW is proposed to be 16 units. The buildings are proposed to be two-stories tall. Refer to attached building elevations for more information. The proposed buildings would meet all applicable setbacks. Each unit must have 3,000 square feet of lot area per dwelling unit on the site in order to meet the requirements of the zoning ordinance. The zoning ordinance states that if units have a garage, 400 square feet can be taken off the open space requirement, bringing the requirement to 2,600 square feet of lot area per dwelling unit. The site area of lot 1 is approximately 47,000 square feet in size. The proposed 16 units for 105 Michael Ct. require at least 41,600 square footage of lot area. The density is acceptable per zoning ordinance requirements. Additionally, up to 18 units could be built and still meet the lot area per dwelling unit requirement. The rest of the lots are very similarly sized and the largest lot could accommodate up to 20 units maximum. 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. Staff will ensure each lot has at least 20 percent open space during the building permit process. It should be noted that the open space does not take into account any of the parking lot/drive areas or ponding areas because these are not considered usable open space. Parking/Access/Circulation For the first lot, 105 Michael Ct. NW, access will be off the currently paved section of Michael Ct. NW. Any building beyond 105 Michael Ct NW will necessitate the construction of the entire length of Michael Ct NW. Currently there is some on-street head-in parking allowed on Michael Ct. for the existing apartment building located on the southeast portion of the site. This parking would have to be reconfigured when the rest of Michael Ct NW is constructed. Each apartment building required 1-parking stall per bedroom and .5 parking spaces per bedroom in common for visitors. The site concept plan is showing 44 parking spaces. This is adequate parking if a couple of the units per apartment building are 1-unit apartments. Staff will ensure parking is met for each of the buildings through the building permit process. 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. Lighting will need to be cast downward and not shine on adjacent properties. Stormwater Management: Staff is comfortable with 105 Michael Ct. moving forward using existing stormwater management infrastructure. When engineering is done for the rest of the site stormwater will need to be studied and detail to determine if stormwater can be routed to existing regional drainage facilities or if some type of stormwater management will need to be done on site. State rules require any development creating 1 or more acre of impervious surface to account for stormwater management or any common plan of development that creates more than 1 acre of impervious surface. City staff is willing to work with the developer to determine if stormwater can be routed to regional ponds or look at options for expanding regional ponds to handle the stormwater runoff. Conditional Use Permit Michael Ct NW Planning Commission – 12-21-22 Page 4 Conditional Use Permit: The Conditional Use Permit (CUP) is required for multiple-family buildings in an R-4 zoning district. 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 (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 conditional use permit with the following conditions of approval: 1. 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. 2. Development of 110, 115, 120 and 125 Michael Ct NW require the construction of a street and utilities to be built by the developer to City specifications. Fully engineered plans will be required for this work. 3. 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. 4. 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. Conditional Use Permit Michael Ct NW Planning Commission – 12-21-22 Page 5 5. The drainage and utility easement need to be established around the perimeter of each lot per City standards. 6. All parking lots must meet accessible parking standards. 7. There must be emergency service access around the buildings. Fire hydrants must be located no farther than 400 feet from the buildings. 8. 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. 9. The standards for granting a conditional use permit would be met, subject to the conditions stated. 10. 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 or change to another conditional use requires approval of a new conditional use permit. 11. The Applicant must obtain all necessary permits for the construction of the proposed project.