Loading...
05-17-2005 PCM ") MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, May 17, 2005 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: John Lqfdah I , Jim Haugen (5:34 p.m.), Lynn Otteson, Mike Flaata, Farid Currimbhoy, Robert Hantge (5:34 p.m.) and Chairman Kirchoff. Absent: none Also present:: Julie Wischnack, AICP, Planning Director, Kent Exner, City Engineer, Marc Sebora, City Attorney and Bonnie Baumetz, Planning Coordinator 2. APPROVAL OF MINUTES a) Consideration of Minutes dated April 19, 2005 MS.Otteson moved to approve the minutes of April 19, 2005 as submitted. Seconded by Mr. Lofdahl. The minutes were approved unanimously. 3. PUBLIC HEARINGS a) CONSIDERATION OF AN 8 LOT PRELIMINARY PLAT TO BE KNOWN AS FRASERS SUBDIVISION AND REZONING FROM R1 TO R2 SUBMITTED BY BRANDON FRASER LOCATED. SOUTH OF MCDONALD DRIVE SW Chairman Kirchoff opened the hearing at 5:35 p.m. with the reading of publication #7332 as published in the Hutchinson Leader on May 5,2005. Ms. Wischnack commented on the location of the request and explained the plat was to be for twin homes. She commented on a 1993 sketch plan of the entire parcel and stated the wetlands were delineated by Barr Engineering and should be accurate information. She pointed out Harvest Street was to go through the plat at the time of the sketch plan. She commented on her findings regarding Honey Tree Road and explained the southern portion was accurate however the northern portion is platted right-of-way in the 5th Addition to Lakewood Terrace plat. The present roadway of Honey Tree is on Lot 7 of thp. FrRSp.r 'fliRt She stated the lot sizes, coverage and width do meet the guidelines of the R2 zoning. She reported stormwater retention is not required with this plat since it is not over an acre of impervious surface. She commented on the issues with service. Mr. Exner explained the issues with the services. He stated the two Lot 1 parcels were intended to be serviced off of Harvest and the remainder of the lots from McDonald Dr. He explained the intention was to service /:':/+ Minutes Planning Commission - May 17,2005 Page 2 . single family homes. He stated each unit must have separate sewer and water service. He reported on the bill passed by legislature requiring cities to locate and protect sewer and water service to properties effective January 1, 2006. He explained the requirement is not now in effect but the city does try to locate the services. He reported the plumbing code and City ordinance requires a service to each lot. Mr. Haugen asked how the costs are handled. Ms. Wischnack explained the SACflNAC fees are charged on the building permit for each unit since this property has not previously been charged. Ms. Wichnack referred to Atty. Sebora on the issue of the road across Lot 7. Atty. Sebora addressed the present use of the road across Mr. Fraser's property. He questioned what could be done with the road. He explained . Statute states if a road is maintained for over 6 years it is a dedicated road. He explained the right-of-way does exist since it was dedicated to the City in a plat. Ms. Wischnack suggested lot 7 not be granted through a final plat until the road issue is settled. She reported Mr. McDonald is aware of the issue. She commented on the staff recommendations as follows: ) 1. Lot 7 issues of road encroachment or the city rights be identified and documented (legal opinion). Sewer and water services be separate for each unit. Any existing utility lines be relocated at the owners expense. Any fees be paid at the time of building permit (SAC/WAC; park fee, etc.) If there are existing assessments on the property, the property owner should identify the acceptable split of the assessments. . Driveways be consolidated on the twin homes or reduce units by constructing single family homes on the interior lots. 2. 3. 4. 5. 6. Ms. Wischnack commented on the notes from the one stop shop and the memos from the City Engineer. Chairman Kirchoff asked if the May 9th meeting with the developer was to discuss the issues. Ms. Wischnack stated they discussed the issues at that meeting and in numerous phone conversations. She stated now we have to get sewer and water to the undeveloped parcels. Discussion followed on the road system in the entire parcel. Ms. Wischnack stated the City could vacate the north portion of Honey Tree Drive. . Mr. Hantge questioned the driveway widths. Ms. Wischnack explained the shared driveway width would be 24' at the road. Minutes Planning Commission - May 17, 2005 Page 3 . Brandon Fraser, property owner, 510 Jackson 8t., commented on the plat and explained the need to face Lot 1 to McDonald Drive because of the depth requirement. He stated both units could be serviced from the main service into the property. He explained whether single or two family some of the lots will require breaking into the street. He stated he understands the condition regarding Lot 7 and agrees with conditions 1,3,4 and 5. He stated in #2 the liability issues of the homeowner could be mitigated by a common wall agreement and he also disagrees with #6 . and consolidating the driveways. He explained he will probably stay with twin homes but could change to single family depending on the market. He stated the lots are larger than required so there is extra room and consolidating the driveways could lead to parking on the street. He commented if single family lots they would be large enough to keep the cars parked on the driveways. He researched the twin homes and safety on the street parking. He stated there are already 12 single family homes on McDonald Dr. and there were many cars and trailers on the street. On Graham St. there are 26 twin homes and there were no cars parked on the street. He reported the curb is surmountable and will not require curb cuts. . Ms. Otteson stated she liked the 1993 plan and has concerns with backing onto McDonald Dr. ) Carole Hannemann, 580 Barley St. SW, commented on two concerns which are traffic congestion and drainage. She explained the traffic situation along McDonalds Dr. presently with many vehicles parked on both sides of the street which makes two way traffic hard to maintain. She stated McDonald Dr. is heavily traveled and 16 more driveways are a concern. She suggested a cut back of the road for on-street parking area at the new lots or make the north side of the street no parking. She commented on the drainage problems presently on Barley Street and asked if there would be more water with the driveways sloping to the street. Mr. Exner explained the property slopes away to the back and the front and driveways do slope to the street. He stated there are intakes in the street to take the run-off. He stated drain tile issues vary in the city. Ms. Wischnack explained the traffic concerns must be placed in writing to the City to request no parking signs. This is a separate procedure. Mr. Hantge asked if there was a compromise to item #2 the separate Gcrvicce to each unit rule. Mr. Exner explain8u UIl:!Il:! are liability or shared ownership issues. He stated his concerns with sewer backup. He explained issues with shared water service and lack of water pressure. He stated the City gets caught in between. He explained it is the property owner's responsibility to get the service from the street to the home. Ms. Wischnack stated the service into the right-of-way cannot be addressed in a common wall agreement. .l. .' , ~ Minutes Planning Commission - May 17,2005 Page 4 Mr. Exner stated the City takes on more liability to locate the services and does not want them shared. Dean Braulick, 1400 McDonald Dr. SW, commented on his concern with the traffic on McDonalds Dr. He asked if a 4 way stop at Harvest St. to slow the traffic would be allowed. He stated there are many children in the area and safety is an issue. He asked if Lot 1 would be a twin home. Ms. Wischnack stated the lots are designed for single or twin. The 8 lots could be split to 16. Lot 1 will face McDonald Dr. and there will be no street construction in the Harvest St. right-of- way. It would be dedicated for a future road. Mr. Lofdahl commented on the 35% coverage with a twin home. Mr. Flaata asked who maintains the Harvest Street dedication. Ms. Wischnack stated the property owner maintains the property. Ms. Otteson commented on plantings, fences, etc. that are eventually placed in the dedicated right-of-way. Mr. Flaata asked to explain the requirement to preliminary plat the entire area. ) Ms. Wischnack stated everything contiguous must be preliminary platted butthis has two owners. Discussion followed on the sketch of the area. Chairman Kirchoff stated it seems there is more work to do on the plat. He asked if they could approve 6 lots now. Ms. Wis~hnack stated Mr. Fraser is proposing to final plat the 2 lots numbered 1. She explained it is hard to change preliminary plat approval later. Mr. Fraser stated he has no issue with lot 7 and the road until Mr. McDonald agrees, Lot 7 will not be final platted. He explained the homes will be slab on grade with no basements and will market to seniors and single folks. He stated he will also be living in the neighborhood and does not want to dodge cars either. He stated single family units tend to have more on-street traffic. He stated he is not ok with requiring 2 services into each lot. Mr. Lofdahl stated" if the High School moved in the future that may alleviate Gome traffic. Ms. Hannemann asked if there were a figure available for the cost of the homes. Ms. Wischnack stated that is not available to the City. Randy Otto, 550 Harvest St., commented on his concern with rezoning to twin homes. He asked if the houses would all be the same or a single and twin family mix. He stated he liked the idea of no parking on the Minutes Planning Commission - May 17,2005 Page 5 north side of McDonalds. He asked if Harvest Street could be eliminated. Ms. Wischnack stated we don't know the status of the property today. Mr. Otto asked the size of the twin homes. Mr. Fraser stated the parking problems will be alleviated with the twin homes. He stated there are no covenants at this time. He explain~d he hopes to maintain control of what happens. The square footage of the homes will be on a case by case basis. Mr. Otto stated the whole area is single family and he would like to see this single family also. Mr. Hantge made a motion to close the hearing. Seconded by Mr. Flaata the hearing closed at 6:35p. m. Mr. Hantge made a motion to recommend approval of staff recommendations 1,2,3,4, and 5 and eliminate 6 regarding the driveways. Seconded by Mr. Flaata. Discussion followed with Ms. Wischnack asking that number 1 state Lot 7 cannot be final platted until the road is relocated. Mr. Hantge moved to reflect that change in the motion, seconded by Mr. Flaata. Ms Otteson asked to add a recommendation that the undeveloped Harvest Street right-of-way cannot be privately utilized by. the property owners in the area. Mr. Hantge moved to add the recommendation, seconded by Mr. Flaata. The motion carried with Mr. Lofdahl abstaining. Ms. Wischnack stated this item will be placed on the City Council consent agenda at their meeting held May 24, 2005 in the Council Chambers at 5:30 p.rn. b) CONSIDERATION OF A VARIANCE TO REDUCE REAR SETBACK TO 3' AND CORNER SIDE SETBACK TO 0' LOCATED AT 345 WASHINGTON AVE W FOR THE CONSTRUCTION OF A 26' X32' DETACHED GARAGE Chairman Kirchoff opened the hearing at 6:40 p.m. with the reading of publication #7333 as published in the Hutchinson Leader on May 5, 2005. Ms. Baumetz explained the request for a variance and the hardship of the unusually large right-of-way on Grove Street. She stated the garage would be placed to save the large trees on the lot. . She commented on the following staff recommendations: 1. The garage should be constructed to compliment the character of the house. 2. Removal or relocation of natural gas or electric service will be at owner's expense. 3. Garage height must not be more than 16'. 4. Home occupations are not allowed exclusively in an accessory building. Ms. Otteson made a motion to close the hearing. Seconded by Mr. Haugen the hearing closed at 6:45. p.rn. Mr.Haugen made a motion to recommend approval of the request with staff recommendations noting the hardship of the large right-of-way on Grove Street. Seconded by Mr. Currimbhoy. The motion carried unanimously. Ms. Baumetz stated this Minutes Planning Commission - May 17, 2005 Page 6 item will be placed on the City Council consent agenda at their meeting held May 24,2005 in the Council Chambers at 5:30 p.m. c) CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A 36X6D' (2160 SQ. FT.) DETACHED GARAGE OVER 16' IN HEIGHT ON ONE END REQUESTED BY JEFFERY SMITH, 1020 DALE STREET SW Chairman Kirchoff opened the hearing at 6:46 p.m. with the reading of publication #7334 as published in the Hutchinson Leader on May 5,2005. Ms. Baumetz commented on the request and the location of the property. She presented the staff report and provided the aerial view of the property. She commented on the staff recommendations as follows: 1. City Engineer's access requirements must be followed. 2. City Engineer's water and sewer requirements must be followed. 3. Existing barn on the propertymust be removed. 4. Removal of City services will be at owner's expense. 5. Accessory buildings must not be used entirely for home occupations 6. Curb stops must not be placed in driveway. Mr. Lofdahl asked if there was a way to reduce the pitch of the roof to get under the height requirement. Mr. Smith, property owner, stated the garage would have to be larger in sq. footage if he were to try to change the" portion of the garage for storage of his camper. Mr. Flaata asked about consolidating the curbcuts. Ms. Baumetz stated there is sewer and water stubbed off both the access points. She also explained, in residential districts, the driveways are not required to be hardsurfaced only dust free. Ms. Otteson made a motion to close the hearing. Seconded by Mr. Hantge the hearing closed at 6:55 p.m. Mr. Hantge made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Lofdahl. The motion carried unanimously. Ms. Baumetz stated this item will be placed on the City Council consent . agenda at their meeting held May 24, 2005 in the Council Chambers at 5.30 (J.IfI. Mr. Lofdahlleft the meeting at 6:55 p.m. d) CONSIDERATION OF A 6 LOT PRELIMINARY PLAT FOR THE CONSTRUCTION OF 3 TWIN HOMES SUBMITTED BY JAY PETIIT LOCATED ON THE CORNER OF CLEVELAND AVE SW AND SUNSET STREET SW Minutes Planning Commission - May 17, 2005 Page 7 ) Chairman Kirchoff opene,d the hearing at 6:57 p.m. with the reading of . publication #7335 as published in the Hutchinson Leader on May 5, 2005. Ms. Wischnack stated this.is a small plat which was originally intended for an assisted living complex and' now will be 3 twin homes similar to the buildings Mr. Pettit constructed on Hilltop Dr. this past year. She stated the lots are typical twinhome lots which meet size and lot coverage requirements. She explained this plat also has service difficulties. There were no services placed in Sunset Street. She stated no stormwater pond is needed for this development. She explained NPDS has a new permit to be completed. Mr. Exner stated the services must be revisited for this development primarily because of the intended use. He explained there are services in Cleveland Ave. and not in Sunset because of substantial grade changes. He explained there are services in the intersection and lots 5 and 6 can be served in the boulevard south from the intersection. A fire hydrant will be placed on the southeast corner of lot 6. Mr. Exner explained Lots 1 and 2 must be also served from the intersection with parallel water and sewer service. He stated he has had conversations with Mr. Pettit's engineer who will finalize the drawing to address the issues. He explained the water main must be 6"and the sewer 8". Service to Lots 3 -6 will be simpler and in the boulevard. The difficulty with serving 1 and 2 is that the main in Cleveland is 20' deep. Ms. Wischnack commented on the following staff recommendations: 1. Amend the utility plans to reflect placement of a new hydrant and provide revised services line arrangement as described in memo and at meeting with property owner. This should be received prior to consideration of the final plat. 2. A developer's agreement be drafted and executed at final plat staged, if deemed necessary for the improvements. 3. Any repairs to the street, curbing or other public property be required to be completed prior to final occupancy of the homes. . Mr. Hantge made a motion to dose the hearing. Seconded by Mr. Flaata the hearing dosed at 7:07 p.m. Ms. Otteson made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Currimbhoy. The motion carried unanimously. Ms. Wischnack stated this item will be placed on the City Council consent agenda at their meeting held May 24, 2005 in the Council Chambers at 5:30 p.m. e) CONSIDERATION OF A ONE LOT PRELIMINARY AND FINAL PLAT AND CONDITIONAL USE PERMIT SUBMITTED BY DEAN SNYDER CONSTRUCTION TO ALLOW FOR CONSTRUCTION OF A CUL VERS RESTAURANT WITH A DRIVE THRU WINDOW LOCATED ON THE MENARDS PROPERTY ON HWY15 SOUTH Minutes Planning Commission- May 17, 2005 Page 8 Chairman Kirchoff opened the hearing at 7:08 p.m. with the reading of publication #7336 as published in the Hutchinson Leader on May 5,2005. Ms. Wischnack explained the proposal to split a lot off the larger parcel which is in front of Menards. She stated staff discussed access and the appropriate placement of access on the plat. She explained there is one access on the plat with an appropriate traffic circulation. She commented on the number of parking spaces proposed and explained staff believes the parking calculations are excessive. She explained the parking on the west side of the building is close to the drive-thru and would be a tight maneuver. She stated the area could still be paved just not striped and used as pull-off parking for boats and trailers. There is enough stacking and they meet all the setbacks. Ms. Wischnack explained the signage will be consolidated with Menards which will require an easement for Lot 1 signage. She commented on the elevation. plan and fac;ade and explained the Conditional Use Permit for the drive-thru. She commented . on the following staff recommendations: ) 1. Parking along the west side of the site seems tight due to the drive-thru service window. Staff would recommend the area remain paved to accommodate larger vehicles, however, not stripe the area as parking. A sidewalk connection is required long Montreal with pedestrian access to the site. All appropriate SACNVAC fees, Park fees, etc, be paid at the time of building permit. Institute changes in the landscaping plan as identified by the City Forester dated May 6,2005. Document that there is an easement for the monument sign on the northwestern portion of the property. The stormwater management requirements have been reviewed and are satisfactory. The property owner would be required to meet the NPDES standards (city has received a copy of the application). 2. 3. 4. 5. 6. . 7. Ms. Wischnack stated the pedestrian crossing from Montreal Street must not be in a parking space. Stormwater has been reviewed and meets standards and the City has the NPDSdocumentation. Mr. Hantge asked about the recommendation number 1 regarding the parking. He stated Wendy's has the same parking configuration. Ms. Wischnack stated Wendy's needed the parking spaces. There is enough on this plan wIthout the extra parking. Mr. Scott Frerichs, Dean Snyder Construction, stated he has no objection to the recommendation. Mr. Hantge stated the sidewalk connection seems excessive. Ms. Wischnack stated when Menards developed a sideWalk was in the subdivision agreement. Mr. Hantge stated and they passed it on to each developer to complete with the development. \ Minutes Planning Commission - May 17, 2005 Page 9 Mr. Frerichs stated Culvers is excited to come to Hutchinson. This is a 120 day project and should be completed by Oct. 1. Mr. Hantge made a motion to close the hearing. Seconded by Mr. Currimbhoy the hearing closed at 7:18 p.m. Mr.Currimbhoy made a motion to recommend approval of the request with staff recommendations. Seconded by Mr.Flaata. The motion carried unanimously. Ms. Wischnack stated this item will be placed on the City Council consent agenda at their meeting held May 24, 2005 in the Council Chambers at 5:30 p.m. 4. NEW BUSINESS a) CONSIDERATION OF A 3 LOT FINAL PLAT TO BE KNOWN AS 15 SOUTH SUBMITTED BY FARR DEVELOPMENT Ms. Wischnackexplained the developer has asked to table the plat until further notice. She stated it will now be named Calaford Place. Ms. Otteson made a motion to table until further notice. Seconded by Mr. Hantge. The motion carried unanimously. 5. OLD BUSINESS ) Water Plant - Mr. Exner updated. the Commissioners on the progress and th~ issues with the project. . 6. . COMMUNICATION FROM STAFF Ms. Wischnack commented and _updated the Commissioners on several items. as follows: . Liquor Store, Hotel, HTI addition, a new downtown building at the Rix Station corner, Kottke Court, Ravenwood South, Rolling Meadows East, Park Meadows, the Downtown Street Scape and SWMF Addition soil correction. issues. 7. ADJOURNMENT There being no further business the meeting adjourned at 7:30 p.m.