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04-18-2006 PCM MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, April 18, 2006 Hutchinson City Council Chambers 1. CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman Dean Kirchoff at 5:36 p.m. with the following members present: Jim Haugen, Lynn Otteson, Farid Currimbhoy, Robert Hantge and Chairman Kirchoff. Absent: John Lofdahl and Mike Flaata. Also present: Kent Exner, City Engineer, Marc Sebora, City Attorney, Bonnie Baumetz, Planning Coordinator, and Jessica Evans, EDA Assistant. 2. ELECTION OF OFFICERS Vice Chairman Otteson asked for nominations for the position of Chair. Mr. Haugen nominated Mr. Kirchoff for Chair. Mr. Currimbhoy seconded the motion. No other nominations were made. Motion carried unanimously. Chairman Kirchoff asked for nominations for the position of vice chair. Mr. Hantge nominated Ms. Otteson. Mr. Currimbhoy seconded the motion. No other nominations were made. Motion carried unanimously. 3. APPROVAL OF MINUTES a) Consideration of Minutes dated March 21, 2006 Ms. Otteson moved to approve the minutes of March 21, 2006 as submitted. Seconded by Mr. Haugen. The minutes were approved unanimously. 4. PUBLIC HEARINGS a) CONSIDERATION OF A CONDITIONAL USE PERMIT REQUESTED BY CHRIST THE KING CHURCH, 1040 SOUTH GRADE ROAD S.W., TO EXPAND THE PARKING LOT AND ADD AN EXIT ONTO SOUTH GRADE RD Chairman Kirchoff opened the hearing at 5:40 p.m. with the reading of publication #7445 as published in the Hutchinson Leader on April 6, 2006. Ms. Baumetz explained the staff discussion regarding the property. Staff has discussed the number of accesses from the property and agreed the accesses should be limited to four. The existing access on the northwest corner was to be a right-out in 1999 and the staff would agree it should remain right-out only. The church must post signs at the exit to alert drivers of the right-out exit. There appears to be appropriate lighting Minutes Planning Commission - April 18, 2006 Page 2 existing on the property. Staff would recommend approval of the request with the following recommendations: 1. The exit in the northwest corner of the lot onto South Grade Road shall be a right-only exit (but full entrance ). 2. All parking area must be paved. 3. No more than four accesses will be allowed on the property. Mr. Exner reported that the area is less than 1-acre therefore drainage issues are not being discussed at this time. As long as a property owner does not cause drainage issues for neighboring properties, the city has no requirements until the 1-acre threshold for any given project is exceeded. Steve Eichten, 1100 Keith Street SW, commented on the drainage tile issues that are evident along his property line. Mr. Eichten commented that the culvert is continuously plugged with leaves, grass, and debris. Mr. Eichten clears the culvert with every rain. Mr. Exner said that the drainage tile in that area is city-owned and is of adequate size to handle the water issues. This culvert needs to be lowered and/or maintained. Dean Bloemke commented that any drainage that comes off the parking lot must cross his property (Outlot B) to reach the drainage tile. A portion of the church parking lot is encroaching upon Outlot A. No written agreement has been made between the property owner and the church. Dan Prochnow, representing Christ the King Church, commented that Outlot B has historically always been wetland and the church parking lot addition has not caused this issue. Chairman Kirchoff asked the various property owners if they would be willing to work with city staff to develop options that would be agreeable to all concerning the drainage issues. Mr. Hantge made a motion to close the hearing. Seconded by Ms. Otteson. The hearing closed at 6:25 p.m. Mr. Hantge made a motion to table the discussion. Seconded by Ms Otteson. The motion carried unanimously. Ms. Baumetz stated that a 60-day waiver will be prepared and sent to Christ the King Church. b) CONSIDERATION OF A CONDITIONAL USE PERMIT REQUESTED BY THE CHURCH OF THE LATTER DAY SAINTS, 770 SCHOOL ROAD N.W., FOR EXPANSION OF THE CHURCH AND PARKING LOT Chairman Kirchoff opened the hearing at 6:26 p.m. with the reading of publication #7446 as published in the Hutchinson Leader on April 6, 2006. Ms. Baumetz commented on the staff discussion/recommendations. Staff has discussed drainage on the site and future need for stormwater Minutes Planning Commission - April 18, 2006 Page 3 management on site. With the addition, there is a total of 35,451 sq. ft. of impervious surface. This equates to .82 acres of impervious surface. The new access must be no more than 24-feet wide. For traffic flow, the access must line up with the driving lanes. Lighting must be shielded from the residential properties. Emergency services can access the building from the proposed driveway. Staff would recommend approval of the request with the following recommendations: 1. Trash must be screened by opaque wall or fence. 2. Satellite dish must be screened by fence or plantings. 3. Lighting must be shielded from the residential properties. 4. Future stormwater treatment/detention pond location with appropriate infrastructure must be identified on site plan. 5. Construct additional School Road driveway/entrance to City standards. 6. The alarm panel, sprinkler hookup and knox box are to be placed by the front door. Mr. Haugen made a motion to close the hearing. Seconded by Mr. Hantge. The hearing closed at 6:41 p.m. Mr. Hantge made a motion to recommend approval of the request with staff recommendations #1-6, with the elimination of #4, and to add signage at the access points. Seconded by Mr. Haugen. The motion carried unanimously. Ms. Baumetz stated this item will be placed on the City Council consent agenda at their meeting held April 25, 2006 in the Council Chambers at 5:30 p.m. c) CONSIDERATION OF A ONE LOT PRELIMINARY AND FINAL PLAT TO BE KNOWN AS JENSEN ADDITION AND A VACATION OF EASEMENTS Chairman Kirchoff opened the hearing at 6:43 p.m. with the reading of publication #7447 as published in the Hutchinson Leader on April 6, 2006. Ms. Baumetz commented on the preliminary and final plat consideration. Staff has discussed the vacation of easements noting there are utilities on the property and an easement agreement must be given to utilities for access to their equipment. Any future relocation of services will be at the property owner's expense. Staff would recommend approval of the request with the following recommendations: 1. Future relocation of services will be at property owner's expense. 2. An agreement with Hutchinson Utilities must be provided for access to their services. Mr. Hantge made a motion to close the hearing. Seconded by Mr. Currimbhoy. The hearing closed at 6:48p.m. Mr. Currimbhoy made a motion to recommend approval of the request with staff recommendations. Seconded by Ms. Otteson. The motion carried unanimously. Ms. Baumetz stated this item will be placed on the City Minutes Planning Commission - April 18, 2006 Page 4 Council consent agenda at their meeting held April 25, 2006 in the Council Chambers at 5:30 p.m. d) CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A DETACHED GARAGE OVER 1000 SQ. FT. LOCATED AT 27 - 5TH AVE. N.W. Chairman Kirchoff opened the hearing at 6:49 p.m. with the reading of publication #7448 as published in the Hutchinson Leader on April 6, 2006. Ms. Baumetz commented on the staff recommendations/discussion concerning the conditional use permit. Staff recommends approval of the garage noting the existing shed and hoop type storage structure will be removed when the garage is completed. There are several large garages in this area and the proposed garage will fit into the area. The placement of the garage is the only flat area on the lot, which has a slope in the backyard. The lot drains to a catch basin in the southwest corner. The property to the north is Maplewood Academy. The lot to the east shares the driveway, which is part of the 27 - 5th Ave property. Staff would have the following recommendations: 1. A home occupation is not allowed exclusively in accessory building. 2. The garage must not exceed 16' in height. 3. The building may not be pole constructed. 4. The hoop type storage shed must be removed when garage is completed. 5. Drainage must not affect the neighboring properties. Ms. Otteson made a motion to close the hearing. Seconded by Mr. Currimbhoy. The hearing closed at 6:57p.m. Mr. Hantge made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Currimbhoy. The motion carried unanimously. Ms. Baumetz stated this item will be placed on the City Council consent agenda at their meeting held April 25, 2006 in the Council Chambers at 5:30 p.m. e) CONSIDERATION OF AN AMENDMENT TO SECTION 154.137 OF THE CITY CODE REGARDING OFF-PREMISE SIGNAGE Chairman Kirchoff opened the hearing at 6:59 p.m. with the reading of publication #7450 as published in the Hutchinson Leader on April 6, 2006. Ms. Baumetz discussed the reasoning behind the proposed amendments to the existing sign ordinance. Over the past several months, the Physical Appearance Committee (a committee formed from the Hutchinson Downtown Association) has been reviewing the sign ordinance for the Main Street area. One of the immediate changes to the ordinance would be the off-premise requirement that will be necessary in the Main Street area for future development. Staff would recommend approval of the following changes for this area only. Minutes Planning Commission - April 18, 2006 Page 5 There was a general discussion about changing an ordinance to accommodate one particular business/building. There was also discussion about keeping the city clutter-free. Mr. Currimbhoy made a motion to close the hearing. Seconded by Mr. Hantge. The hearing closed at 7:10 p.m. Ms. Otteson made a motion to not recommend approval of the proposed sign ordinance amendments. Seconded by Mr. Currimbhoy, the motion carried unanimously. This item will be placed on the City Council agenda at their meeting held April 25, 2006 in the Council Chambers at 5:30 p.m. 5. NEW BUSINESS a) CONSIDERATION OF A LOT SPLIT LOCATED IN 1ST ADDITION TO MEADOW LINKS Ms. Baumetz commented that Staff would recommend approval of the request for a lot split noting accessory buildings are not allowed without a principal building on the lot. There is a water line in the 33-foot easement along the south property line of the lot. Staff recommends approval with the following conditions: 1. If an accessory building were to be placed on Lot B for the golf course, the lot must be platted with The Meadows plat. 2. The pond area on Lot A must not be disturbed. 3. Access to Lot A must align with 12th Ave. N.W. 4. There will be no access to Lot B off North High Dr. Ms. Otteson made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Hantge. The motion carried unanimously. Ms. Baumetz stated this item will be placed on the City Council consent agenda at their meeting held April 25, 2006 in the Council Chambers at 5:30 p.m. 6. OLD BUSINESS a) DISCUSSION REGARDING THE PARKING REQUIREMENTS AND REFERENCING THE PARKING GENERATION MANUAL Ms. Baumetz asked that this be tabled until next month. 7. COMMUNICATION FROM STAFF Ms. Baumetz said that there have been requests from property owners to add bridges over the pond in Fairway Estates. 8. ADJOURNMENT There being no further business the meeting adjourned at 7:29 p.m.