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09-27-2004 PCM MINUTES - SPECIAL MEETING HUTCHINSON PLANNING COMMISSION Monday, September 27,2004 Hutchinson City Council Chambers 1. CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman Dean Kirchoff at 5:30 p.m. with the following members present: Jim Haugen, Lynn Otteson, Robert Hantge Farid Currimbhoy, Mike Flaata, and Chairman Kirchoff. Absent: Brandon Fraser Also present: Julie Wischnack, AICP, Planning Director and Jacalyn Pillatzki EDA Intern 2. PUBLIC HEARINGS a) CONSIDERATION OF VARIANCE REQUESTED BY MARK SCHIERMAN AND MARK GIRARD TO REDUCE DRIVEWAY SETBACK TO CONSTRUCT A SHARED DRIVEWAY LOCATED AT 1020/1030 GOLF COURSE RD Chairman Kirchoff opened the hearing at 5:30 p.m. with the reading of publication # 7255 as published in the Hutchinson Leader on September 16,2004. Ms. Wischnack began by reviewing the zoning history of this property. In January of 2004, this property was split into two lots. At that time, one of the staff development conditions was to apply for a variance from the driveway setback requirement of 5 feet when the owners were ready to proceed. Along with the variance application, staff asked that a driveway maintenance document and easement be included. Staff development conditions also stated that the driveway must allow for fire access turn around space. Ms. Wischnack presented the sketch and easements descriptions for the Board to review. Following the review of the sketch Ms. Wischnack presented the following staff development conditions: 1. The extension of a driveway will include provisions for a hydrant area, to serve fire protection needs. 2. If the driveway agreement changes, the City files should be kept up-to-date. 3. The driveway area that is "shared" must be located within the surveyed easement, as identified on the drawing dated September 10,2004. 4. The sewer line and water line constructions should be documented with a drawing, after construction and be submitted to the City. 5. Drainage along Golf Course Road cannot be interrupted. Minutes Planning Commission - September 27, 2004 Page 2 Ms. Wischnack stated that with above conditions staff would recommend approval of the variance noting the benefit of one access onto Golf Course Road. It was noted by Ms. Wischnack that the driveway would be shared right on the property line and that this is the best opportunity for the property. The utilities will be reviewed before the easement is issued and it was mentioned under condition #3 to make sure that the contractor will be within the easement area. Ms. Otteson asked how does one enforce condition #2 of keeping the City files up-to-date? Ms. Wischnack's response was that typically driveway agreements do not change, however they are not required by law to update them so this could be difficult to monitor. However, by stating in the conditions that these files need to be kept up-to-date if an issue should arise it serves as a "safeguard" for the Board and is noted in the variance of the driveway agreement for future reference. Discussion took place about the location and placement of the fire hydrant and fire access. It was noted that moving the fire hydrant will be at the property owners expense. Also discussed were services going to the property as far as utilities and sewer. Mr. Girard explained that the utilities would run along side the driveway and the sewer would be just off of the driveway. Mr. Currimbhoy made a motion to close the hearing. Seconded by Mr. Haugen the hearing closed at 5:48 p.m. Ms. Otteson made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Haugen. The motion carried unanimously. Ms. Wischnack stated this item would be placed on the City Council agenda at their meeting held September 28th, 2004 in the Council Chambers at 5:30 p.m. 3. COMMUNICATION FROM STAFF a) DISCUSSION OF AMENDMENT TO ZONING ORDINANCE REGARDING LOT COVERAGE OF TWIN HOME LOTS Ms. Wischnack began by stating that the current zoning ordinance places a maximum of 35% lot coverage for twin homes. Specifically referring to a current issue with the Southwind plat having too much building covering the lot due to covered porches. Discussion took place about what was and what was not included in calculating lot coverage. Ms. Wischnack noted that usually all that is counted in the calculation of lot coverage is the foundation plan, but that covered porches are included in this. Items that are not included in lot coverage calculations are decks, overhangs, driveways, and sidewalks because the ordinance does not define these items. Minutes Planning Commission - September 27, 2004 Page 3 Staff gave three possible options for amending this zoning ordinance. 1. Deleting the ordinance in its entirety unless it would be required for all types residential development instead of singling out twin homes. 2. Delete the ordinance and then research other communities before developing a new ordinance. 3. Increasing the maximum allowed lot coverage. A Board member asked if there were drainage issues involved with this zoning ordinance. Ms. Wischnack replied that the zoning ordinance does not affect drainage issues. Ms. Wischnack stated that the next step for Southwind would be to apply for a variance. Discussion took place about previous variances issued for this zoning ordinance as well as the growing popularity of covered porches in the area. A Board member questioned how many variances have been issued for this zoning ordinance. Ms. Wischnack stated that in the last year there have been about five variances issued. Ms. Otteson asked why does this ordinance only apply to twin homes? Ms. Wischnack did not know why but noted that throughout her experiences she has seen maximums of 25% lot coverage in environmentally conscious area and in some communities no regulation at all. Mr. Hantge stated that he would like to see the ordinance replaced and not deleted. Other Board members agreed that the ordinance should be reviewed. Ms. Wischnack provided more information and a sample to illustrate how lot coverage is calculated. Mr. Haugen stated that he would like to have some research on how other communities calculate lot coverage. Ms. Wischnack will begin to research how other communities calculate lot coverage and bring her findings back to the Board. 4. ADJOURNMENT There being no further the meeting adjourned at 6:00 p.m.