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08-16-2005 PCM MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, August 16, 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 Lofdahl, Jim Haugen, Mike Flaata, Farid Currimbhoy, Robert Hantge and Chairman Kirchoff. Absent: Lynn Otteson Also present: Julie Wischnack, AICP, Planning Director, Kent Exner, City Engineer and Bonnie Baumetz, Planning Coordinator 2. APPROVAL OF MINUTES a) Consideration of Minutes dated July 19, 2005 Mr. Haugen moved to approve the minutes of July 19, 2005 as submitted. Seconded by Mr. Hantge. The minutes were approved unanimously. 3. PUBLIC HEARINGS a) CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW MORE THAN 1000 CUBIC YARDS OF FILL IN THE FLOOD PLAIN LOCATED AT 225 HURON STREET S.E. Chairman Kirchoff opened the hearing at 5:34 p.m. with the reading of publication # 7371 as published in the Hutchinson Leader on August 4, 2005. Ms. Wischnack explained the request for fill in the 100 year flood plain. She commented on the requirement for a Conditional Use Permit to place more than 1000 cu. yards of fill in the area. She stated the property owner began filling the property and calculated the amount of fill needed would be approximately 1400 cu. yards. She explained the anticipated building would be placed at 1040.5 feet like the building to the North or the Salt Man building. She stated there is parkland around the lot and commented on the following staff recommendations: 1. The site should be leveled and graded prior to December 1, 2005. 2. The site should be temporarily seeded to deal with weed issues and erosion in the spring. 3. No more than 200 additional cubic yards can be added to the site, but in no case should the elevation of the site be raised beyond 1040.5 to ensure, the elevations of the neighboring building (to the north) is not impacted. Minutes Planning Commission - August 16, 2005 Page 2 Mr. Lickfelt, property owner, explained if more yardage is needed 200 cubic yards will be sufficient. Discussion followed on the drainage from the property. Mr. LickfeIt explained the elevation average will be at 1040.5 when graded. Ms. Wischnack stated an elevation certification will be required to check the finished elevation. She reported the City gets a copy for the files and the certification must be in before a Certificate of Occupancy is granted. Mr. Hantge made a motion to close the hearing. Seconded by Mr. Currimbhoy the hearing closed at 5:43 p.m. Mr. Hantge 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 August 23, 2005 in the Council Chambers at 5:30 p.m. 4. NEW BUSINESS a) CONSIDERATION OF A LOT SPLIT (.67 ACRES) REQUESTED BY HUTCHINSON COOP LOCATED AT 1060 5TH AVE. S.E Ms. Wischnack commented on the request which is confusing because of the Railroad tracks. She explained the property lines and the possibility of a road through the Co-op property to the Stritesky property. She commented on the following staff recommendations: 1. The parcel that would be split, must be tax combined with the parcel owned by Hutchinson Iron and Metal after the transfer occurs. 2. The property owners are responsible for recording of all documents regarding the transfer. 3. If for some reason, the property is not transferred to the adjoining property owner, the parcel would be considered unbuildable. She suggested possible language to ensure the lot split parcel is combined with one of the larger parcels as it is an unbuildable parcel. Discussion followed on the building that is to be moved by Hutchinson Iron and Metal to the parcel. Ms. Wischnack explained moving the building will require a Conditional Use Permit. She stated Mr. Freeland has submitted an application which is incomplete at this time. Mr. Lofdahl made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Currimbhoy. The motion Minutes Planning Commission - August 16, 2005 Page 3 carried unanimously. Ms. Wischnack stated this item will be placed on the City Council consent agenda at their meeting held August 23, 2005 in the Council Chambers at 5:30 p.m. b) CONSIDERATION OF EXTENDING CONDITIONAL USE PERMIT LOCATED AT 465 HIGH ST. N.E. REQUESTED BY MARVIN WILLHITE TO JULY 30,2006 Ms. Baumetz commented on the request noting the property owner will not have the building moved before his Conditional Use Permit has expired. She stated the request remains the same as previously granted. Mr. Willhite is asking for an extension to July 30, 2006. Mr. Hantge made a motion to recommend approval of the request to July 30, 2006, with staff recommendations. Seconded by Mr. Haugen. The motion carried unanimously. Ms. Wischnack stated this item will be placed on the City Council consent agenda at their meeting held August 23, 2005 in the Council Chambers at 5:30 p.m. c) CONSIDERATION CORNERSTONE OCHSENDORF OF FINAL COMMONS PLAT TO SUBMITTED BE BY KNOWN AS CHRISTIAN Ms. Wischnack commented on the final plat and stated the property owner is requesting a slight change to the development regarding the parking request of City Council for a franchise agreement to use two parking spaces in the public parking lot across the alley for the trash receptacle. She reported they would place handicapped parking behind the business to replace the handicapped stall in the public parking lot. Discussion followed on the handicapped parking behind the building or on 1 st Ave. Ms. Wischnack suggested adding a condition for handicapped parking on the street. She commented on the reasons for the franchise agreement which would be for the steps in the front of the building that protrude onto the sidewalk, the planter boxes will encroach onto the public right of way and the trash receptacles in the public parking lot. She stated staff would also recommend the developer stripe 1st Ave. Miles Seppelt, EDA Director, asked the number of handicapped spaces. He suggested not increasing parking in the rear. Mr. Hantge suggested asking a handicapped person where to place the parking. Mr. Flaata commented on the placement of the handicapped parking in the rear of the building. He is concerned with the high traffic possibility in the alley. He asked to clarify one or two spaces. Ms. Wischnack stated one handicapped space for the one to be removed by the garbage area. Mr. Flaata stated he does not like the idea of the trash bin so close to the Chiropractic office. Ms. Wischnack recommend the developer include the trash area on the site plan. Discussion followed on the possibility of placing the trash near the transformer north from the requested area. Minutes Planning Commission - August 16, 2005 Page 4 Mr. Flaata made a motion to recommend approval of the request with staff recommendations adding "Garbage dumpster should be located next to the transformer across the alley pending City Council approval of the franchise agreement; A second handicapped parking stall should be located on 1 st Ave and Stripping of the parking on 1 st Ave. will be the responsibility of the developer." Seconded by Mr. Lofdahl. The motion carried unanimously. Ms. Wischnack stated this item will be placed on the City Council consent agenda at their meeting held August 23, 2005 in the Council Chambers at 5:30 p.m. d) CONSIDERATION OF THE PROPOSED MODIFICATION TO THE DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 4 AND THE PROPOSED ESTABLISHMENT OF TIF DISTRICT NO. 4-14 Mr. Seppelt, EDA Director, explained this is one of the steps to setting up a TIF District. He stated the Planning Commission must approve of the plan which is the development must be consistent with the over all plan of the City. Ms. Wischnack stated there are excerpts of the Downtown Plan in the packet. Mr. Hantge asked an explanation of the process. He asked if it is from the HCDC Board. Mr. Seppelt stated the City is setting up a TIF District and the TIF Plan must go to the School District and County as well as the City. Ms. Wischnack explained the Planning Commission must verify this is in compliance with the City Comprehensive Plan. Mr. Seppelt stated this process is to comply with the Law. The Resolution does not go to the EDA. They also review the TIF Plan. This is a Planning Commission finding only. EDA has their own requirements to approve. This is only one part of the process. Mr. Haugen made a motion to recommend approval of the resolution. Seconded by Mr. Flaata. Discussion followed. Mr. Hantge stated he is uncomfortable with the change in format from the State Theater TIF District. Staff will research the past TIF process to determine if this is a change. The motion carried unanimously. Mr. Seppelt stated the public hearing will be held by the City Council on August 23, 2005. 5. OLD BUSINESS A. DISCUSSION OF LANGUAGE TO REGULATE TUBE TRUSS TYPE GARAGES/SHEDS IN THE CITY OF HUTCHINSON Ms. Wischnack explained the staff discussion and the struggle of Conditional Use Permit review. There will be a definition of Light Frame Construction. She commented on the criteria review as follows: Minutes Planning Commission - August 16, 2005 Page 5 1. Consideration of neiqhborhood character. Is the buildinq similar to other structures in the area or on the property in question. Is the buildinq of similar heiqht, scale and density as other buildinqs? 2. Is the structure entirelv visible from the street on which the property is located? 3. Is the buildinq be used onlv for the purposes of storaqe? 4. Are there factors that would be impacted that would be considered neqative for adiacent land owners, such as site drainaqe, topoqraphv chanqes, restrictions on Iiqht or air, etc. She commented on the zoning districts the buildings would be permitted in and if they would be for storage only. Discussion followed regarding sheds under 120 sq. ft. Ms. Wischnack stated she will attempt to rewrite the proposed ordinance to include the zoning districts and the small sheds. 6. COMMUNICATION FROM STAFF Ms. Wischnack commented on a request from Southwest MN Foundation for a special meeting. She stated the size and architecture of the building approved in the Conditional Use Permit is changing. She stated the Planning Commission must review the changes and amend the Conditional Use Permit. Possible dates for the special meeting will be September 6th or 8th. The consensus of the Planning Commission would be for a September 8th Special meeting. Ms. Wischnack updated the Commission on the Township review of the Orderly Annexations. Ms. Wischnack reminded the Planning Commission of the City Request Partner program through the web for citizen complaints and questions. Mr. Hantge asked staff to check other cities regarding per diems for Planning Commission members. Ms. Wischnack reminded the Commissioners of the Annual Planning Conference in Alexandria to be held September 28 - 30. Let Bonnie know by Wednesday, August 24th if you a planning to attend. 7. ADJOURNMENT There being no further business the meeting adjourned at 6:55 p.m.