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02-19-2008 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, February 19, 2008 Hutchinson City Council Chambers 1.CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman Lynn Otteson at 5:30 p.m. with the following members present: Chris Kovacic, Christie Rock, John Lofdahl, Jim Haugen, Mike Flaata, Farid Currimbhoy and Chairman Otteson. Absent: None. Also present: Rebecca Bowers, Planning Director, Kent Exner, City Engineer, Marc Sebora, City Attorney, Bonnie Baumetz, Planning Coordinator, John Paulson, Environmental Specialist and John Olson, Public Works Manager. 2.PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA a) Consideration of Minutes dated January 15, 2008. Mr. Haugen moved to approve the consent agenda as submitted. Seconded by Mr. Flaata. The consent agenda was approved unanimously 4.PUBLIC HEARINGS a) CONDITIONAL USE PERMIT TO ALLOW FIVE 8-UNIT BUILDINGS WITH GARAGES UNDER 400 SQ. FT. IN THE RAVENWOOD CONDO PLAT REQUESTED BY ROGER DERRICK, COTTAGE HOMESTEADS Chairman Otteson opened the hearing at 5:38 p.m. with the reading of publication #7653 as published in the Hutchinson Leader on February 7, 2008. Ms. Bowers commented on the location and explained the applicant is proposing to complete the remaining phase of the Ravenwood Condo plat. A conditional use permit was approved in 2002 to allow up to 6-unit buildings with a maximum of 64 units. This request is to construct five 8- unit buildings, which would provide two additional units within the existing building footprints, for a total of 66 units in the same footprint as approved earlier. A conditional use permit is required for 3 to 8 unit buildings in the R-3 zoning district. The applicant is also requesting a conditional use permit to construct garages that are less than the required 400 sq. ft. She stated the applicant is proposing to market the units to seniors. This development requires a condo plat, which will be recorded after the building is completed. She reported the garages will be 240 sq. ft., the ordinance requires 400 sq. ft. garages. The proposed garages would be 12 feet wide, which is 2 feet wider than the garages constructed on the Minutes Planning Commission – February 19, 2008 Page 2 existing condo units to the north. The northern garages were also allowed by conditional use permit. The one level condo development has provided for 20 extra parking stalls. Ms. Bowers explained staff found the density increase of 2 units would be considered only a slight density increase from the previous request and within the density guidelines of the Comprehensive Plan. She commented that the present development is less units than originally proposed in the Ravenwood plat which included apartment buildings. She commented on the letters received from neighboring property owners. Ms. Bowers stated during the staff review meeting, a number of items were discussed. Because the units will be primarily senior units, staff recommends that a Knox Box should be placed on the building with a master key for emergencies. Sprinkling of the building is recommended and may be required upon building permit review. Easements for utility access between buildings was also discussed. Additional information is needed from the applicant regarding plans for utility services. Placement of the water meter in an accessible area was discussed. Regarding requirements for tree planting escrow, staff researched the subdivision agreement and subdivision regulations required at the time of platting the Ravenwood Condo development (1998) and found that no trees escrows were required at that time. She commented on the following staff recommendations: 1. Guest parking shall be constructed as identified on the site plan before a certificate of occupancy will be allowed for the first unit. A minimum of 20 spaces is required to be constructed in the southerly phase. 2. The applicant shall construct the parking spaces that were required for the northerly units before a certificate of occupancy will be issued for the first unit. 3. No parking is allowed on the private streets. Placement of no parking signs is required. 4. A certified survey identifying existing and proposed elevations is required with the building permit application to demonstrate positive drainage for each structure. Approval of the City Engineer is required prior to building permit issuance. 5. Easements for utility access between buildings must be addressed and provided as required. 6. Fire sprinkling is encouraged and may be required upon building permit review 7. The water meters shall be placed in an accessible area. 8. Parkland fees will be $135.00 per unit and collected with the building plan fee. 9. Sewer and water access charges per unit will be collected with the building permit fee. 10. Electric Territory fees will be $800 per unit. 11. Provide a Knox Box for emergency access to units. 12. Subdivider’s agreement addendum shall be executed prior to commencing construction on the additional units that specifies the Minutes Planning Commission – February 19, 2008 Page 3 above requirements and addresses changes required due to the additional units, such as assessments. 13. The City reserves the right, as with all development, to withhold permitting, if progress is not made on the identified development issues identified above and by residents. Roger Derrick, applicant, Cottage Homesteads, reported the development is market driven. They have researched the market for seniors. This development with the smaller units will serve the senior population. He commented on the first one bedroom units in the present development. He commented on the number of seniors in McLeod County. He stated the exterior of the buildings will be identical to the present buildings. Chairman Otteson asked him to address the meeting he had with the neighbors. Mr. Derrick stated he explained the age of residents will be 80% of the units have to be 55 years or older. The remaining 20% may be 48 years. When the units resell they must be sold to 55 years or older. The new development will have a separate home owners association. He explained he can put a deed restriction of 55 years and older. Mr. Derrick explained the existing development has 2 car garages the driveways are intended for visitor parking. The new development has additional parking coming off the private streets. No parking will be allowed on the private streets. Discussion followed on the water shut off issues. Mr. Derrick stated he understands that is a city issue. Mr. Exner stated the property owner owns the shut offs and is responsible for lowering the shut offs. Discussion followed on fire sprinkling of the buildings. Mr. Derrick stated this is a one story building with separate doors for each unit and to the garage. He reported sprinkler heads can leak and make a mess. Ms. Otteson stated the staffwere concerned with higher density and the senior population being able to exit safely. Ms. Bowers explained Fire Code will determine requirements for sprinklers. There was discussion on the distance between the buildings. Mr. Derrick stated the buildings are 20 feet apart. There was also discussion on the recommendation of a Knox Box for emergency access to each unit. Mr. Derrick will talk with the Fire Inspector regarding requirements. Tom Kennedy, 1088 Blackbird Trail, stated the water shut offs should be taken care of before anything is built. He also had issues with the lawn sprinkling locations. He stated the management company will be changing for the first phase. Mr. Kovacic made a motion to close the hearing. Seconded by Mr. Currimbhoy the hearing closed at 6:07 p.m. Ms. Bowers commented on condition #13 which can be used to address the shut offs and the lawn sprinkling system. Mr. Flaata 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 Minutes Planning Commission – February 19, 2008 Page 4 on the City Council consent agenda at their meeting held February 26, 2008, in the Council Chambers at 5:30 p.m. b) AMENDMENT TO ZONING ORDINANCE SECTION 154.057 TO ALLOW BY RESERVATION SPECIAL EVENTS SPACE IN OWNER OCCUPIED HOMES IN THE R-2 DISTRICT BY CONDITIONAL USE PERMIT, REQUESTED BY AUDREY HOLLATZ Chairman Otteson opened the hearing at 6:13 p.m. with the reading of publication #7653 as published in the Hutchinson Leader on February 7, 2008. Ms. Bowers commented on the request to amend the ordinance. She explained the applicant is requesting an amendment to add a new conditional use to the R-2 (Medium Density Residential) to allow “by reservation special events space in owner occupied homes”. The reservations would be for special occasions such as monthly themed tea parties, historical society events, birthday parties, baby and bridal showers, family celebrations, etiquette and craft lessons, Red hat Society meetings, etc. The intended location if the ordinance is approved is at 325 Hassan Street S.E. Ms. Bowers commented on the staff recommendations for the wording as follows: (C) Conditional uses: (11) By reservation special events space in owner occupied homes, subject to the following requirements: (a)The property must be located within 500 feet of a commercial zoning district. (b)The residential character of the structure must be preserved. (c)Food and beverages shall only be served or provided to event guests. The establishment shall comply with applicable health codes. (d)The specifics of the use shall be included in the conditional use permit, including the maximum number of attendees, hours of events, and parking accommodations. Ms. Bowers explained the permitted and conditionally permitted uses in the R-2 District. She stated for the proposed use, staff recommends limiting the area to within 500 feet of a commercial zoning district to take advantage of the proximity to existing businesses and public parking and to limit encroachment into residential areas with no nearby commercial areas. Limiting the area will also allow an opportunity to evaluate this new concept within limited boundaries. She stated that the Commission Minutes Planning Commission – February 19, 2008 Page 5 may consider further limiting the area to specify only the C-3 (Central Commercial District), which is the downtown commercial district. Parking was discussed and would be addressed with the conditional use permit application. Discussion followed on the possibilities of the Merrill House which is not owner occupied. Ms. Bowers explained the ordinance change is broader than a tea house concept. The conditional use permit process will trigger further discussion from staff. Ms. Audrey Hollatz, applicant, commented on her request. She explained by-reservation of a group is for her to know the number of guests ahead of time. She does not intend to use any outside space. She has talked to Faith Lutheran staff regarding use of the church parking lot across the street. She anticipates from 5 to 20 cars at a maximum. Ms. Bowers stated the request tonight is to amend the ordinance. There was discussion on the use near the downtown. Mr. Currimbhoy made a motion to close the hearing. Seconded by Ms. Rock the hearing closed at 6:32 p.m. Discussion followed regarding the commercial district being appropriate for the use. Mr. Haugen made a motion to recommend approval of the request with staff recommendations and revising the wording to restrict the area to within 500 feet from C-3 district and adding the details of the proposed use. Seconded by Ms. Rock, the motion carried unanimously. Ms. Baumetz stated this item will be placed on the City Council consent agenda at their meeting held February 26, 2008, in the Council Chambers at 5:30 p.m. 5.NEW BUSINESS a) DISCUSSION OF AIRPORT ZONE RELATIVE TO RUNWAY EXPANSIONS AT AIRPORT (PRESENTATION BY JOHN OLSON) Mr. Olson commented on the Airport Commission request to add a 500 foot extension on each end of the airport runway. He explained the FAA will approve a double displacement because of the type of airplanes and increased use at the airport. He explained there would be a possible change in the airport zoning districts with the extension of the runway. He gave three options 1) leave the runway as is, 2) rezone properties in zone A, which would requiring the purchase of properties in the developed Ravenwood area, or 3) ask MNDot to approve the expansion with no change in the present Zone A and B. Ravenwood West homes would be affected if Zone A would be increased. He also commented on the potential for a cross wind runway for lighter air craft. This would be a 2,800 foot grass runway. It would be laid out so as not to affect present homes and land uses. Minutes Planning Commission – February 19, 2008 Page 6 Mr. Olson commented on the significance of the project. He stated he is here to inform the commissioners of the upcoming airport layout plans. The double displacement will be a need in the next 10 – 15 years or sooner. It will affect 3 churches and 3 schools in the Zone B. Discussion followed on the length of the runway and the MNDOT and FAA interpretations. Mr. Olson stated the cross wind runway could begin plans in 2010 and take up to 3 years to complete. He stated he wants the Commissioners to recognize the challenges and be aware of the project. b) PROPOSED AMENDMENTS TO THE STORMWATER MANAGEMENT PLAN – APPROVAL STANDARDS (PRESENTATION BY JOHN PAULSON) Ms. Bowers explained the Stormwater Management Plan was adopted by the City Council in April 2007. She introduced John Paulson the City Environmental Specialist to explain the changes being requested. She stated the City Council will hold the public hearing and input from the Planning Commission is requested. Mr. Paulson explained the amendments are to address buffers of the stormwater ponds in the City. The purpose is to establish buffers for natural filtration around stormwater ponds and to prohibit structures into the ponds. He commented on the changes and types of buffering and maintenance of the buffering. He stated there will be annual inspections and maintenance. The City will inspect the private ponds every 5 years. He explained the addition of language prohibiting structures. Discussion followed on why these items are prohibited. Mr. Paulson stated the City must be able to maintain and inspect the ponds without interference of structures. Funding was discussed. Discussion followed on the grass height ordinance and how the buffering grasses are taller than allowed by ordinance. Mr. Lofdahl made a motion to recommend approval of the amendment. Seconded by Mr. Haugen the motion carried unanimously. c) REQUEST BY THE MAYOR TO FORM A RIVER OVERLAY COMMITTEE – Ms. Bowers explained that the Mayor would like a few Planning Commissioners on a River Overlay Committee and asked if anyone was willing to be on this committee. Ms. Rock, Mr. Haugen and Ms. Otteson agreed to be on the committee with Mr. Kovacic agreeing to be an alternate. d) ELECTION OF OFFICERS Vice Chairman Lofdahl called for nominations for Chairman. Mr. Haugen nominated Ms. Otteson for Chairman. Nominations ceased and a unanimous motion carried for Ms. Otteson as Chairman. Chairman Otteson called for nominations for Vice Chairman. Mr. Currimbhoy Minutes Planning Commission – February 19, 2008 Page 7 nominated Mr. Lofdahl for Vice Chairman. Nominations ceased and a unanimous motion carried for Mr. Lofdahl as Vice Chairman. 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF Ms. Bowers commented on the joint workshop of the City Council and Planning Commission that was held to discuss the implementation steps of the Highway 7 Corridor Study prior to the Commission meeting. She stated that after the joint meeting, the Mayor recommended that a committee meet to review the draft River Overlay District standards. Staff noted the tight timeframe to get the standards adopted before the moratorium expires, however requested Commissioner’s assistance in providing feedback on the standards. The Commission recommended providing feedback by 2 or 3 Commissioners and staff to avoid a quorum. Ms. Rock and Mr. Haugen offered to participate along with any advisory panel members that are available. Mr. Kovacic said he would be an alternate if needed. Staff will provide additional information as it is developed. 8.ADJOURNMENT There being no further business the meeting adjourned at 7:14 p.m.