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08-15-2006 PCM MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, August 15, 2006 Hutchinson City Council Chambers 1. CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman Dean Kirchoff at 5:30 p.m. with the following members present: John Lofdahl, Jim Haugen, Lynn Otteson, Farid Currimbhoy, Robert Hantge and Chairman Kirchoff. Absent: Mike Flaata. Also present: Rebecca Bowers, Planning Director, Kent Exner, City Engineer, Miles Seppelt, EDA Director and Dan Sexton, EDA Intern 2. APPROVAL OF MINUTES a) Consideration of Minutes dated July 18, 2006 Mr. Hantge moved to approve the minutes of July 18, 2006 as submitted. Seconded by Mr. Haugen, The minutes were approved unanimously. 3. NEW BUSINESS a) CONSIDERATION OF A LOT SPLIT LOCATED AT 1115 HWY 7 EAST Ms. Bowers commented on the proposed request, past history of the site, and its orientation to the original plat. The lot is proposed to be developed as a restaurant, which is allowed within the C-4 (Fringe Commercial) zoning, this is also consistent with the comprehensive plan. She mentioned that for the property owner to make this property marketable this was a necessary step in its development. Although at this time there are no preliminary, final or site plans submitted, prior to its development these would have to be submitted and approved by City staff. Staff are supportive of the lot split, however noted conditions regarding the pond and drainage of the site. Ms. Bowers commented on the following staff recommendations: 1) Any construction on this site will require site plan review and approval. Development of this site is subject to meeting City requirements and the standards in the C-4 zoning district. 2) Stormwater ponding requirements must be verified. The applicant shall provide as-built plans to identify that the pond is sized appropriately and the approved grading conditions were met. 3) Access to parcel B shall be provided in the identified easement area. 4) All conditions of the preliminary and final plat approvals shall remain in effect. Any remaining fees shall be paid prior to recording the lot split. Minutes Planning Commission - August 16, 2006 Page 2 Mr. Lofdahl made a motion to recommend approval of the request with staff recommendations 1-4. Seconded by Mr. Hantge, the motion carried unanimously. Ms. Bowers stated this item would be placed on the City Council consent agenda at their meeting held August 22, 2006 in the Council Chambers at 5:30 p.m. 4. PUBLIC HEARINGS a) CONSIDERATION OF VACATION OF EASEMENTS LOCATED BETWEEN 705 AND 715 PARK ISLAND DR S.W. IN STEARNS WOODS ADDITION Chairman Kirchoff opened the hearing at 5:37 p.m. with the reading of publication #7488 as published in the Hutchinson Leader on August 4, 2006. Ms. Bowers commented on the request and the surrounding property. She explained that both the lots are currently zoned R-1 (Single Family Residential), which would not change as a result of the vacation of easements. She commented on the surrounding properties zoning and current uses. She mentioned that the intent of the vacation of easements was to combine the lot and allow for the construction of a larger house. Staff is supportive of this action. Ms. Bowers commented on the following staff recommendations: 1) The easement vacation shall be only for the easement between Lot 1, Block 2 and Lot 2, Block 2, Stearns Wood Addition. All remaining easements shall remain in place. 2) The two parcels shall be combined into one at the County and confirmation provided to the City prior to the issuance of building permits for the property. 3) Development of the lots meet requirements of the R-1 Zoning district and applicable regulations. 4) The Property owners are responsible for any utility relocation costs at their own expense. The additional water and sewer services shall be properly disconnected and removed at the owner's expense. Mr. Lofdahl made a motion to close the hearing. Seconded by Mr. Haugen the hearing closed at 5:40 p.m. Mr. Haugen made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Currimbhoy, the motion carried unanimously. Ms. Bowers stated this item would be placed on the City Council consent agenda at their meeting held August 22, 2006 in the Council Chambers at 5:30 p.m. b) CONSIDERATION OF A 3 LOT PRELIMINARY AND FINAL PLAT TO BE KNOWN AS MENARD SECOND ADDITION AND A SITE PLAN FOR THE CONSTRUCTION OF REGIONAL EYE CLINIC Minutes Planning Commission - August 16, 2006 Page 3 Chairman Kirchoff opened the hearing at 5:41 p.m. with the reading of publication #7476 as published in the Hutchinson Leader on August 4, 2006. Ms. Bowers commented on the history of this report and the submission of the plat. She explained that the property is C-4 (Fringe Commercial) zoning; the proposed plat is consistent with the comprehensive plan for this area. Lot 1 is proposed for the construction of a 14,000-square foot facility for Regional Eye Specialists and associated parking and landscaping. Future building expansions were also included in the plans. The Outlot A contains the existing pond to support drainage and runoff from the site. Staff is supportive of this action however noted several changes required of the plans. Ms. Bowers commented on the following staff recommendations: 1) The preliminary and final plat meets the requirements of the subdivision regulations and the zoning ordinance, subject to the conditions stated. 2) A drainage and utility easement shall be provided and maintained over Outlot A, as indicated on the final received by the City on July 20, 2006. Maintenance of the pond shall be the responsibility of Menards. 3) As requested by Menards, the Final Plat may be revised to the correct name of the company to Menards, Inc., add the proper company signatory name, and to execute the plat in Eau Claire County, WI. 4) The site plan approval includes the proposed 14,000-square foot building and associated site improvements, as shown on the site plan date 5/12/06. As the construction of the 4,000- square foot addition may not be several years, it will require another application for site plan approval and will be reviewed for compliance with City requirements at the time. 5) The site plan shall be revised to include the following revisions: i. The internal sidewalk must be extended to the trail along Edmonton Avenue. ii. Concrete sidewalk (6' width) along Montreal Street frontage shall be constructed and connected to adjacent sidewalk. 6) An accurate, detailed landscape plan, containing size and species, shall be submitted to the City for review and approval prior to issuance of any building permits for the site. 7) Lighting shall be shielded and shall not be directed upon the public right-of-way or nearby properties. Illumination must be indirect or diffused. 8) Approval of a sign permit is required prior to installation of any signage on site. 9) For the 3-lot plat, payment of $1,200 for boulevard trees shall be paid prior to recording the final plat. Minutes Planning Commission - August 16, 2006 Page 4 10) Parkland contribution fee of $2,150 is required for the Regional Eye Clinic property and $2,580 for Lot 2. Fees shall be paid prior to issuance of a building permit on each lot. 11) Sewer and water access charges will be determined based on ultimate number of plumbing fixtures. 12) $800.00 Electric Territory fee per unit due at the time of building permit. Further discussion proceeded concerning the flow of storm water and the T-off of storm sewer on the north side of Lot 2. Mr. Exner explained that the water would flow from a drain placed in the parking lot, be directed to the pond. There currently is a natural swale that will also direct drainage flows. Mr. Lofdahl made a motion to close the hearing. Seconded by Mr. Hantge the hearing closed at 5:50 p.m. Mr. Lofdahl made a motion to recommend approval of the preliminary and final plats, as well as requested staff recommendations 1-12. Seconded by Mr. Hantge, the motion carried unanimously. Mr. Lofdahl amended to include the site plan. Seconded by Mr. Hantge, the amendment carried unanimously. Ms. Bowers stated this item would be placed on the City Council consent agenda at their meeting held August 22, 2006 in the Council Chambers at 5:30 p.m. c) CONSIDERATION OF A SITE PLAN FOR CONSTRUCTION OF WARRIOR MANUFACTURING AND CONDITIONAL USE PERMIT TO ALLOW OUTDOOR STORAGE LOCATED AT 1145 - 5TH AVE. S.E. Chairman Kirchoff opened the hearing at 5:53 p.m. with the reading of publication #7489 as published in the Hutchinson Leader on August 4, 2006. Ms. Bowers commented on the history and the description of the current site and its proposed building. The site is zoned 1-1 (Light Industrial), this is consistent with the proposed comprehensive use of the site. She informed the commission that the company hopes to start construction this fall and through the planning process would like to preserve and include the natural features of the site in their plan. The proposed facility would be a 92,000-square foot building and associated site improvements such as: landscaping, outside storage, and existing tree retention. Staff is supportive of the proposed site however, concerns about landscaping, screening, drainage and accesses. Ms. Bowers commented on the following staff recommendations: 1. 1. Access to the property shall be limited to the two main entrances off of Fifth Avenue until the future roadway to the west is constructed. Connection to the future roadway via the front parking lot as shown on the site plan dated August 8, 2006, can be constructed in the future. 2. The landscaping plan provided by the applicant dated August 8, 2006, is approved in order to preserve the existing mature trees on site. Minutes Planning Commission - August 16, 2006 Page 5 3. The outdoor storage area may be aggregate, however it must be a minimum of 8" of Class 5 aggregate and possibly thicker depending on the suitability of the underlying subgrade soils 4. Consideration should be given to providing screening along the north and east property lines with a fence, landscaping, or combination thereof. 5. Driveway widths shall not exceed a maximum width of 30' at 5th Ave right-of- way line. 6. Due to proposed stormwater outlet being conveyed to an existing drainage way through private property, must have detailed existing stormwater runoff analysis that verifies existing site run-off rates are not exceeded after ultimate development (include potential expansion to east). Verify that all stormwater runoff is treated on-site (Pond 4 appears to be in 5th Ave right-of-way and easterly runoff contained on-site). Ensure that all facilities are sized for any future expansions (future loss of easterly pooling area, thus larger ponding requirements). 7. Install storm sewer pipes a minimum of 40' from west property line to preserve potential roadway corridor as discussed below. Install new culvert beneath west entrance/road to convey stormwater to existing 21" RCP that crosses 5th Ave (verify existing invert elevation). 8. At this time, City staff foresees a trunk storm sewer main being extended north of 5th Ave approximately 400' east of the east property line. When this main is constructed this property may have associated benefits and be assessed accordingly. 9. Extend 8" PVC sanitary sewer main along north side of 5th Ave to 50' beyond west property line. City staff will discuss potential cost-sharing for this work. 10. The applicant shall dedicate drainage/utility easement for lift station facilities within southwest corner of parcel. 11. Details and placement of lighting shall be provided prior to installation. All lighting shall be shielded from adjacent properties. 12. Sign permits are required prior to installation and shall meet the requirements of the Zoning Ordinance. Mr. Lofdahl and Mr. Currimbhoy inquired about Item 7, the extension of storm sewer piping, its location and the construction of the road prior to development. Mr. Exner stated that construction of roadways and the instillation of water and storm water would always be preferred to be completed prior to development. But, due to ownership of property and cost of development certain projects must be phased in over time. There was more discussion regarding the issue of screening requirements. Ms. Bower commented that outdoor storage is required at a minimum of 5' high. This can be achieved through berming, fencing, and trees. The developer spoke on behalf of Warrior, stating that they were not receptive to screening due to the lay of the land and its elevation. He stated that Warrior would be more accepting of utilizing existing trees as buffers and the use of berms. The issue of drainage was discussed. Mr. Exner commented that the designs of the plans proposed need to include possible drainage Minutes Planning Commission - August 16, 2006 Page 6 capacities for future additions, as well as location of ponding to a line with present drainage routes. Mr. Lofdahl made a motion to close the hearing. Seconded by Mr. Haugen the hearing closed at 6:41 p.m. Mr. Hantge made a motion to recommend approval of the site plan and the conditional use permit, including the request with staff recommendations and as well as requiring screening on the northeast corner of the site, pending City Council approval. Seconded by Mr. Currimbhoy, the motion carried unanimously. Ms. Bowers stated this item would be placed on the City Council consent agenda at their meeting held August 22, 2006 in the Council Chambers at 5:30 p.m. d) CONSIDERATION OF A SITE PLAN AND CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF TWO POLE TYPE BUILDINGS LOCATED AT THE H.A.T.S. FACILITY, 1400 ADAMS STREET S.E. Chairman Kirchoff opened the hearing at 6:43 p.m. with the reading of publication #7490 as published in the Hutchinson Leader on August 4, 2006. Ms. Bowers commented on the plans of the proposed buildings to be built, explained some of the limitations of the site and mentioned the history of the facility. This plan proposed includes buildings for both County and City, all which are allowed by the current zoning ordinances. Staff is supportive of this plan and recommended the following: 1) A conditional use permit to approve for the allowance of construction of two pole-type buildings for vehicle storage at the H.A.T.S facility. 2) Due to concerns with suitability of the sub-grade materials, paving of the parking areas may be delayed for at least two years. The City will re-evaluate the condition of the site at the time and propose a suitable time for paving the parking lot and drive aisles after any necessary soil corrections. 3) Gas Loads and meter placement shall be approved by Hutchinson Utilities. 4) Approvals of building permits are required prior to construction. There was further discussion of the placement of these buildings at the facility. Mr. Olson commented that the locations were chosen based on suggestions from MnDot, relating to sand/salt piling in the winter. He mentioned that this plan attempted to minimize the affects of drainage and to allow for maximum usage of the buildings. Mr. Olson explained that the construction on Hwy. 7 & Hwy. 15 was allowing for the utilization of access material to construct a berm along Adams Street to screen the buildings from view. Ms. Otteson made a motion to close the hearing. Seconded by Mr. Haugen the hearing closed at 7:00 p.m. Ms. Otteson made a motion to recommend approval of the request with staff recommendations 1-4 Minutes Planning Commission - August 16, 2006 Page 7 Seconded by Mr. Currimbhoy, Motion carried 5:1 (Aves: John Lofdahl, Jim Haugen, Lynn Otteson, Farid Currimbhoy, and Chairman Kirchoff Nav: Robert Hantge). Ms. Bowers stated this item would be placed on the City Council regular agenda for the August 22, 2006 in the Council Chambers at 5:30 p.m. e) CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW A CONSIGNMENT CLOTHING STORE LOCATED AT 16919 HWY 7 EAST IN THE GATEWAY DISTRICT Chairman Kirchoff opened the hearing at 7:01 p.m. with the reading of publication #7491 as published in the Hutchinson Leader on August 4, 2006. Ms. Bowers commented on the history of this location and the proposed usage of the site. She noted that a similar establishment had previously occupied the site. This use is consistent with the comprehensive plan for the use of this area. Staff is supportive of this action, however concerned about current septic capacity. Ms. Bowers commented on the following staff recommendations: 1) A conditional use permit to allow consignment clothes and handicrafts within the building should be issued. Sales outside the building are not permitted. 2) Restroom facilities shall be made available to customers and employees. 3) The parking lot is not required to be paved until ownership changes or an addition is proposed. 4) Sign permits are required for the installation of any signage. Ms. Otteson inquired about the requirement of inspecting the septic prior to approval. Ms. Bowers commented that a septic inspection would not be required unless there was a proposed addition or new bathroom facilities. Mr. Haugen made a motion to close the hearing. Seconded by Mr. Hantge the hearing closed at 7:07 p.m. Mr. Haugen made a motion to recommend approval of the request with staff recommendations 1-4. Seconded by Mr. Hantge, the motion carried unanimously. Ms. Bowers stated this item would be placed on the City Council consent agenda at their meeting held August 22, 2006 in the Council Chambers at 5:30 p.m. f) CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW OPERATION OF THE MONTESSORI CHARTER SCHOOL AT THE MCLEOD COUNTY FAIRGROUNDS. Chairman Kirchoff opened the hearing at 7:08 p.m. with the reading of publication #7495 as published in the Hutchinson Leader on August 4, 2006. Minutes Planning Commission - August 16, 2006 Page 8 Ms. Bower commented on the details of the proposed site and the urgent timeline that this proposal has been confronted with. She stated that all staff had not reviewed the site plan due to the late submittal, which was received on Friday, August 11 th. Staff met on site with the Charter School on Thursday to address site and building issues. Staff presented a revised draft resolution to the Planning Commission. She mentioned that staff would continue to work with the school to resolve issues concerning utilities, water and site plan. Ms. Bowers commented on the following recommendations: 1. The applicant should address the conditional use permit standards to show that the proposed school would meet these standards and shall not negatively impact the adjacent residential neighbors. Considerations should be given to providing some buffering between the homes to the west and the school buildings and parking. 2. A minimum of 6" of gravel is required for parking and driving surface. 3. All drainage must be contained on the fairgrounds site. 4. A fire hydrant is required near the trailers. The location and specifications shall be approved by the Fire Chief. 5. A complete review has not been conducted on the plans submitted August 11th. Revisions may be required to meet City requirements. There was further discussion concerning the loss of view, noise and the tenure of the site by surrounding neighbors. Mr. Conrad commented that noise would be contained to lunch recess and the arrival/departure of students. Mr. Conrad would work to develop a berm to screen the facility to better accommodate the concern of view to screen the facility. Ms. Otteson made a motion to close the hearing. Seconded by Mr. Currimbhoy the hearing closed at 7:45 p.m. Mr. Hantge made a motion to recommend approval of the request with staff recommendations including requiring dialog between citizens and operators prior to the City Council meeting. Seconded by Mr. Currimbhoy, the motion carried unanimously. Ms. Bowers stated this item would be placed on the City Council consent agenda at their meeting held August 22, 2006 in the Council Chambers at 5:30 p.m. 5. OLD BUSINESS a Ms. Bowers updated the commission that Historic Hutch is willing to provide a subcommittee to review issues of historic variances. She mentioned Historic Hutch only wanted to maintain an advisory roll. a Ms. Bowers commented that the City Council would like to see the two (2) trees per lot ordinance enforced and be more consistent in the future with subdivision approvals. 6. COMMUNICATION FROM STAFF Minutes Planning Commission - August 16, 2006 Page 9 o Ms. Bowers reminded commission members that if they were interested in attending the annual Minnesota APA conference that they should contact her. 7. ADJOURNMENT There being no further business the meeting adjourned at 7:51 p.m.