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12-21-1999 PCM cMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, December 21, 1999 CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman Dean Wood at 5:30 p.m. with the following members present: Dean Kirchoff, Dave Westlund, Dean Wood, Bill Arndt, and Jim Haugen. Absent: Jeff Haag and Jeff Jones. Also present: Julie Wischnack, Director of Planning and Zoning; Holly Kreft, Planning Coordinator, and Richard Schieffer, City Legal Counsel. 2. CONSENT AGENDA a) CONSIDERATION OF MINUTES OF NOVEMBER 16, 1999 Mr. Westlund made a motion to approve the minutes. Seconded by Mr. Kirchoff. The motion carried unanimously. 3. PUBLIC HEARINGS a) CONSIDERATION OF VARIANCE FOR LOT COVERAGE AND LOT SPLITAS REQUESTED BY PAUL BETKER. (815 & 817 HILLCREST ROAD NE) Chairman Wood opened the hearing at 5:35 p.m. with the reading of publication #6094 as published in The Hutchinson Leader on Thursday, December 9, 1999. Ms. Kreft provided the background information pertaining to the application of lot split and variance by Mr. Betker. Commissioners asked if any of the porch could be built. Staff stated that no it was not possible, since only 37 square feet would be available. Mr. Arndt stated that many times these porches become full residential use. Paul Betker, applicant, stated these lots are short because of the wetland and that was his hardship. The applicant stated that he would like to be granted the variance before the property was sold because the added porches would have higher value. Mr. Kirchoff asked about the lot to the north. Mr. Betker stated that there were no neighbors to have a problem with the variance. Mr. Westlund asked about the lot coverage regulation and why it is necessary. Ms. Wischnack explained that lot coverage is for water quality issues. Mr. Arndt moved to close the hearing. Westlund seconded. Motion carried unanimously and hearing closed at 5:48 p.m. Mr. Haugen moved to approve the lot split. Mr. Westlund seconded. Ayes 5 Nays 0. Mr. Haugen moved to approve variance. Mr. Kirchoff seconded. Mr. Wood asked about the impact of approving a variance. Mr. Schieffer explained that the lot size is what is questionable, not the wetland. Mr. Schieffer further explained that run-off and stormwater issues are the reasons for the lot coverage requirements. Mr. Schieffer stated there is a cumulative effect of granting this type of variance. Mr. Betker stated that the City told him he could build what he wanted to. Mr. Schieffer stated the owner is responsible for finding out the regulations for a lot before purchasing or developing those lots. Motion carried Ayes 4 Nays 1 (Mr. Wood voting nay.) b) CONSIDERATION OF CONDITIONAL USE PERMIT TO CONSTRUCT A NEW PARKING LOT AT THE HIGH SCHOOL. (SOUTH OF ROBERTS ROAD AND NORTH OF TENNIS COURTS) Chairman Wood opened the hearing at 5:52 p.m. with the reading of publication #6096as published in the The Hutchinson Leader on Thursday, December 9, 1999. Ms. Wischnack explained request. It is for a faculty parking lot with 87 parking spaces. Mr. Jeff Berdan of 1114 Roberts Road, representing the neighborhood raised the following concerns: need, safety for vehicles and pedestrians, and potential area for students to congregate. He stated that the current parking lots are not being utilized and provided photographs as evidence. Mr. Berdan also stated that there are safety issues both with the proximity of the trail and the reduced visibility created by the parked buses. Ms. Wischnack clarified that staff recommended that the driveway be a right -only exit, but would be a full entrance. Mr. Brian Mohr, Director of Building and Grounds for the school, stated that currently the school uses the Catholic church parking lot. He also stated that by creating a lot for the faculty there would be a possibility of moving the buses to another location. He also stated that the school would issue parking permits for the lot and it would possibly be used as an overflow lot. Mr. Berdan also had other concerns including the potential for students using this lot to congregate after school hours. Because of the numerous issues discussed, Chairman Wood suggested that there be a meeting between the school and the neighborhood. Ms. Wischnack stated that either staff could meet with the school board or there could be a meeting held with the school officials, staff, and the concerned neighbors. Chairman Wood directed staff to hold an informational meeting prior to the next Planning Commission meeting. Mr. Arndt made a motion to recommend table of the request until January 18, 2000 at 5:30 p.m. to allow for a meeting between concerned neighbors, the school, and staff. Seconded by Mr. Kirchoff. The motion carried unanimously. c) CONSIDERATION OF REZONING AND CONDITIONAL USE PERMIT FROM R-1 TO C-4 FOR AN AUTO REPAIR CENTER AS REQUESTED BY BERNIE MCRAITH. (AIRPORT ROAD AND STATE HWY 15) Chairman Wood opened the hearing at 6:20 p.m. with the reading of publication #6090 as published in The Hutchinson Leader on Thursday, December 9, 1999. Ms. Wischnack showed the location map and explained that since this property was recently annexed that is zoned R-1 Single Family Residential. There is C-4 zoning to the north of the property and I/C zoning to the south and west. The proposed building would be 40'X 200' and the access would be from County Road 8. The parking lot as shown on the survey would meet the requirements. Staff has the following concerns: city sewer and water are currently almost'/ mile away which means that the water would need to be treated by a septic system, gas is also not available, and electricity would not be available to next spring or summer. Staff recommends denial of the rezoning because: I/C is more compatiable, conditional use permits are required for all uses in the I/C, and the I/C would allow for more variety of uses. Staff also recommends denial of the conditional use permit because of the lack of infrastructure, the precedent for allowing septic systems in city limits, and the area is outside the stage growth plan which leads to "leapfrogging " of city services. Currently the only two other sites within the city that have septic systems are the Meadow Links golf course and the Airport. Mr. Arndt asked if stormwater ponding would be necessary. Ms. Wischnack stated that it would not be based on the proposed plan, but any future expansion may require it. Mr. McRaith, applicant, stated that he currently owns the Champion Auto building and needs to relocate. He stated that he would rather be rezoned C-4 so that he doesn't have to go through the conditional use process every time. Mr. Arndt asked what the airport zone is in this area. Ms. Wischnack replied that it falls within the "C" which is the least restrictive. Mr. McRaith stated that he didn't feel that berming was necessary since this is a commercial business. Mr. Arndt stated that at the current business there were sometimes 6-10 vehicles stored outside while waiting to be repaired and that he felt they should be stored in back of the building. Staff recommends that bonding and a signed agreement with Mr. McRaith be included should the Planning Commission wish to approve the request. Mr. Rick Albin, operator of Champion Auto, had three questions for staff and/or the commission. He asked if the staged growth plan was written before the large amount of growth in the area. Ms. Wischnack replied that is was written in 1998 and that it was known that the current businesses would be going into this area. Mr. Albin asked for clarification in the staff report as to what was meant by concern for a negative precedent. Ms. Wischnack explained that this referred to the allowance of septic systems within city limits. Mr. Albin questioned why berming was necessary. Ms. Wischnack explained that this may be a high traffic area and should vehicles be stored outside, berming should be done. Mr. McRaith stated that if the Planning Commission were more open to rezoning to I/C, he would be willing to change his request. Chairman Wood polled the commission as to their feelings and all members were in agreement that I/C would be a more acceptable zoning. Chairman Wood directed staff to provide the commission with sample agreements for septic systems. Mr. McRaith withdrew both requests and stated that he would reapply for the January 18th meeting. No action was taken by the commission. 4. NEW BUSINESS a) DISCUSSION OF COMMUNICATION TOWER ORDINANCE AMENDMENT. Ms. Kreft presented some information provided by the Minnesota League of Cities on model ordinances dealing with towers. Discussion ensued about different requirements possible for the ordinance. Mr. Bernie Knutson was present to discuss his views on the ordinance and stated that he would like to see the Planning Commission error on the side of safety when considering these issues. The commission directed staff to draw up a preliminary ordinance. They agreed the following items should be considered: co -location search requirement, requirement for monopole towers, setbacks more restrictive in residential areas, requirement of conditional use permit, and addressing of lighting and landscaping issues. 5. OLD BUSINESS a) DISCUSSION OF REZONING REQUEST BY GREAT PLAINS DEVELOPMENT FOR BRIDGEWATER ESTATES. Representatives from RLK Kuusisto were present to discuss the viability of rezoning a portion of the preliminary plat to R-2 for smaller single family homes and twinhomes. They presented a sketch plan showing the proposed area and the reconfigured streets to meet staffs recommendations. The Planning Commission stated that the proposal seemed to meet the concerns that were addressed at the previous meetings. 6. COMMUNICATION FROM STAFF 7. ADJOURNMENT Being no further business the meeting adjourned at 8:05 p.m.