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03-18-2008 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, March 18, 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, John Lofdahl, Jim Haugen, Mike Flaata, Farid Currimbhoy and Chairman Otteson. Absent: Christie Rock Also present: Rebecca Bowers, Planning Director, Kent Exner, City Engineer, Miles Seppelt, EDA Director, John Olson, Public Works Manager and Bonnie Baumetz, Planning Coordinator 2.PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA a) Consideration of Minutes dated February 19, 2008 Mr. Lofdahl moved to approve the consent agenda as submitted. Seconded by Mr. Haugen. The consent agenda was approved unanimously 4.PUBLIC HEARINGS a) PRELIMINARY AND FINAL ONE LOT PLAT OF PEACE LUTHERAN CHURCH ADDITION, CONDITIONAL USE PERMIT TO ALLOW EXPANSION OF THE CHURCH, AND SETBACK VARIANCE, REQUESTED BY PEACE LUTHERAN CHURCH, 400 FRANKLIN ST. S.W. Chairman Otteson opened the hearing at 5:40 p.m. with the reading of publication #7662 as published in the Hutchinson Leader on March 6, 2008. Ms. Bowers commented on the request for a one lot plat, conditional use permit and variance. The plat would combine the existing residential size lots on Block 52, South Half of Hutchinson, into one lot to remove lot lines and allow the expansion. Expansion of the church in the R-2 Residential District requires a conditional use permit. She stated the expansion includes an addition for the Little Lambs Daycare, classrooms, offices, fellowship lobby and storage areas. A variance is needed to allow a building setback of 14’10”, where 25’ is required along the east property line. There are significant renovations planned for the existing building. Parking improvements would be completed, including paving existing parking areas. An outdoor play area, landscaping, and stormwater improvements are also proposed. Minutes Planning Commission – March 18, 2008 Page 2 Ms. Bowers explained In order to grant a variance, the request must meet the standards for granting a variance, including a finding of undue hardship. Staff found the hardship as the existing non-conforming set- back and the present structure was obstructed prior to modern zoning standards and the limited area in which to construct the addition. Ms. Bower commented on the parking requirements and traffic flow. She stated the planning staff recommends approval of the request with the following recommendations: 1. Final plans shall be revised according to the City Engineer memo dated March 10, 2008. Final plans must be approval by the City Engineer prior to construction. 2. Fire sprinkling of the entire building, including the existing building, is required 3. The standards for granting a variance have been met, including the finding of undue hardship and uniqueness due to the existing non- conforming setback as the structure was constructed prior to modern zoning standards and the limited area in which to construct the addition. The request would not alter the character of the locality as the addition would match the building line on the east. Add revised wording 4. The vacation of the alley between Prince of Peace and the new th parking lot north of 4 Ave. SW will be required when title to last adjacent property is sold or granted to the church. As a condition of the vacation, an easement shall be granted to the City. th 5. The new parking lot and adjacent alley north of 4 Ave. SW shall be paved by October 31, 2008, if the city continues to maintain the alley. 6. Two standard pedestrian warning signs shall be installed by the City th on 4 Ave. SW in locations identified by the City for pedestrian safety. The church will be billed for the costs of the signage. 7. Construction staging plan and area shall be provided to the City. Use th of the new parking lot north of 4 Ave. SW is discouraged due to th concerns of construction traffic crossing 4 Ave. SW. 8. Exterior lighting must be shielded and shall not cause glare to adjacent properties. Discussion followed on recommendation number 2 regarding the sprinkling of the building. The building must be sprinkled according to Fire Code. There was also discussion on the construction staging area and trucks parking in the R-2 District during construction. Ms. Bowers stated the zoning ordinance does not address construction vehicle parking or staging areas. th Ben Stenzel, 20763 230 Street, chairman of the building committee, representing Peace Lutheran Church, explained that the aging building needs upgrades to service the congregation and community. He commented on the Little Lambs preschool classrooms and lack of playground facility. He stated they need to bring the church up to ADA Minutes Planning Commission – March 18, 2008 Page 3 code and renovate the existing facility. He stated there is a 9 to 12 month construction schedule. They are staging all construction on-site the southeast corner of the property. There will be a security fence around the preschool area. They will use the parking lot to the north for church parking while construction is in process. Discussion followed on the possibility of development of the former Hantge Funeral Chapel lot. Mr. Stenzel commented on the present use of the Hantge building. Jay Nelson, Architect, explained they designed the building to magnify the 1926 building. He commented on the type of construction of the old portions of the building. He explained they will bring the building together as people pass through the building. The additions will enhance the services the church can provide to the community. The office space will be remodeled, there will be a kitchen expansion and garden entryway. Mr. Flaata made a motion to close the hearing. Seconded by Mr. Kovacic the hearing closed at 6:01 p.m. Ms. Bowers explained the addition to #3 in the resolution. Mr. Lofdahl made a motion to recommend approval of the request with staff recommendations 1-8 as noted in the resolution and the hardship as noted by staff “the existing non-conforming set-back and the present structure was obstructed prior to modern zoning standards and the limited area in which to construct the addition”. 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 March 25, 2008, in the Council Chambers at 5:30 p.m. b) PRELIMINARY AND FINAL PLAT OF HUNSTAD ADDITION REQUESTED BY DAVE HUNSTAD TO COMBINE TWO LOTS TH LOCATED ON 13 AVE. N.W. Chairman Otteson opened the hearing at 6:03 p.m. with the reading of publication #7662 as published in the Hutchinson Leader on March 6, 2008. Ms. Bowers explained this request is to combine two lots into one lot in order to construct a detached garage on the easterly portion of the property. She stated the Zoning Ordinance does not allow an accessory building to be constructed on a lot without a principal building, such as a house. There are several easements on the property, including a 75 foot easement with a trail running parallel with Co. Rd. 12. No access will be allowed from CSAH 12 (North High Dr. N.W.) Staff recommends approval of the preliminary and final plat with the following recommendations: 1. The applicant shall record the final plat prior to issuance of any building permits for the accessory building. 2. Application and approval of a building permit is required prior to any construction of the accessory building. Minutes Planning Commission – March 18, 2008 Page 4 3. The garage shall not exceed 1,000 sq. ft. and shall be constructed to meet the requirements for accessory buildings in the Zoning Ordinance. 4. No vehicular access is allowed across the trail or onto CSAH 12. Discussion followed on the possibility of this being a buildable lot. Staff stated there is not a true frontage for the second lot. Mr. Haugen made a motion to close the hearing. Seconded by Mr. Lofdahl the hearing closed at 6:07 p.m. Mr. Lofdahl made a motion to recommend approval of the request with staff recommendations1-4 as noted in the resolution. Seconded by Mr. Haugen, the motion carried unanimously. Ms. Otteson stated this item will be placed on the City Council consent agenda at their meeting held March 25, 2008, in the Council Chambers at 5:30 p.m. c) CONDITIONAL USE PERMIT TO CONSTRUCT POLE TYPE AIRCRAFT HANGERS IN THE I/C (INDUSTRIAL COMMERCIAL DISTRICT) LOCATED AT THE HUTCHINSON AIRPORT. REQUESTED BY CITY OF HUTCHINSON AIRPORT Chairman Otteson opened the hearing at 6:08 p.m. with the reading of publication #7662 as published in the Hutchinson Leader on March 6, 2008. Ms. Bowers stated the Hutchinson Airport is requesting the conditional use permit to allow construction of privately owned commercial hangars with pole type construction at the airport. She explained an 80’ x 750’ area has been designated for the private hangars to be constructed within the next couple of years. Space sizes to be leased by private parties would range from 50’ x 50’ to 80’ x 80’. The first structure to be built has been requested by AJA Aviation and will be 66’ x 72’ pole type building. Staff would recommend approval with the following conditions: 1. The proposal would meet the standards for granting a conditional use permit in the I/C district, subject to the stated conditions. 2. The Airport Commission has control over the appearance of hangars to be constructed and appearance of any signage. Separate permits are required for signage through the Building Dept. 3. Construction must comply with Airport Minimum Standards. The maximum number of hangars will be determined by the size of the structures that comply with airport standards within the area identified on the site plan dated February 26, 2008. The minimum size shall be 50’ x 50’ (2,500 sq. ft). 4. Hangars must meet all relevant building codes. Separate building permits are required for each structure. 5. The Airport does not have access to City water at this time and will continue to use the joint septic system. 6. Verification that the septic system is in compliance must be submitted by the County Environmentalist. Minutes Planning Commission – March 18, 2008 Page 5 7. The hangars shall not be used for the repair of planes. 8. Paving is required to the doorway from the existing paved area. 9. There must be emergency service accessibility to the hangars. 10. Staff recommends that additional screening is added to the property. The location and landscape plan shall be reviewed and approved by the City Forester. Discussion followed on the areas that are cropped. Mr. Olson stated they raise crops on vacant portions of the property for revenue. This area is mowed grass. He stated the hangars will be different sizes which will maximize the use of the land. When asked the time frame, Mr. Olson reported AJA Aviation will construct this Spring and complete this Summer. He stated this area was identified by the airport for this use approximately 10 years ago. Mr. Olson stated the septic is adequate. There will be screening on the easterly property edge with evergreens and shrubs for wind break and color. The proposal will go to the Airport Commission this week. The City Forester will provide input. Mr. Olson explained the distance from hangar #3 had to do with the precision instrument approach which is a 750 foot line parallel to the center of the runway. Mr. Kovacic made a motion to close the hearing. Seconded by Mr. Currimbhoy the hearing closed at 6:18 p.m. Mr. Lofdahl made a motion to recommend approval of the request with staff recommendations 1 -10 in the resolution. Seconded by Mr. Haugen, the motion carried unanimously. Ms. Otteson stated this item will be placed on the City Council consent agenda at their meeting held March 25, 2008, in the Council Chambers at 5:30 p.m. Mr. Lofdahl abstained from discussion of next item. d) LOT SPLIT AND CONDITIONAL USE PERMIT TO AMEND THE PLANNED DEVELOPMENT DISTRICT FOR CONSTRUCTION OF TWIN HOME LOCATED AT 530/534 HILLTOP DRIVE N.E. SUBMITTED BY CROW RIVER HABITAT FOR HUMANITY Chairman Otteson opened the hearing at 6:19 p.m. with the reading of publication #7662 as published in the Hutchinson Leader on March 6, 2008. Ms. Bowers commented on the homes in the area and the same request as in the past. She explained the homes are similar to the twin homes in the past. She stated a Planned Development District allows flexibility for setbacks and lot widths. The lot area exceeds the size requirements for the twin home project. She commented on the easement along the westerly lot line and the drainage on the property. Staff recommended approval with the following recommendations: Minutes Planning Commission – March 18, 2008 Page 6 1. The proposal would meet the standards for granting a conditional use permit. 2. Each unit must have separate water and sewer service. 3. Parkland dedication and SAC/WAC to be collected at the time of building permit. 4. Garages must be 400 square feet or larger. 5. A 6’ drainage and utility easement shall be provided along the westerly lot line of the westerly parcel of lot 4, block 1, before issuance of any building permits. 6. Specific consideration for proper drainage between the units is essential. The property owner will be required to complete appropriate drainage for the site prior to final landscaping and sodding. Discussion followed on the requirement of trees. Ms. Bowers stated this development was platted before the boulevard trees were required. She stated Crow River Habitat has been very responsive in working through issues with last house with the neighbors. Julie Craig, 540 Hilltop Dr. NE, stated she would like to see the setback remain at 10 feet for privacy and drainage issues. She asked why can’t the builder stay at the original 10 feet. She stated she would like to help with Habitat’s construction. Ms. Craig asked if the City could require a white vinyl privacy fence between her lot and the new house. She also requested they fix any grass that may be ruined in construction. Ms. Bowers commented on Habitat working with the neighbors in the past. Ms. Craig asked if there would be drain tiles between the homes. Dave Horrmann, 780 Roberts St. N.W., Crow River Habitat representative, commented on the past work with the neighbor. He commented on the elevation and the plan to build a swale to bring drainage to the rear of the lot. He explained the roof will drain to the rear. He explained the westerly home will have a 6 foot bump out to provide for a larger family. He commented on the drainage by swale not drain tile for the one foot elevation change. Mr. Exner stated using a swale for drainage is standard and not an issue. He stated he will look at the elevations if needed. The new home will be lower than the adjacent home. Mr. Horrmann stated they will be careful not to damage the neighboring property. He stated if they damage the lawn they will repair the damage. The Crow River Habitat Board will have to look at the fence issue. He explained they would prefer not to put up a fence but he will bring it back to the Board. This house plan is identical to the last home. He stated the narrow width of the lot at 66’ makes it difficult to meet the living requirements for the family. The Commission discussed how smaller setbacks are increasingly common in new developments. Mr. Kovacic made a motion to close the hearing. Seconded by Mr. Haugen the hearing closed at 6:38 p.m. Mr. Flaata made a motion to recommend approval of the request with staff recommendations1-6 as in the resolution. Discussion followed on the fence request to bring it back to the Habitat Board. Seconded by Mr. Kovacic, the motion carried unanimously, (Mr. Lofdahl abstaining). Chairman Otteson stated this item Minutes Planning Commission – March 18, 2008 Page 7 will be placed on the City Council consent agenda at their meeting held March 25, 2008, in the Council Chambers at 5:30 p.m. e) CONDITIONAL USE PERMIT REQUESTED BY AUDREY HOLLATZ TO ALLOW SPECIAL EVENTS BY RESERVATION IN THE R-2 (MEDIUM DENSITY RESIDENTIAL) DISTRICT LOCATED AT 325 HASSAN STREET S.E. Ms. Bowers explained the request. The applicant is requesting a conditional use permit to allow special events by reservation in an owner occupied home at 325 Hassan St. S.E. Her request to amend the zoning th ordinance was approved by the City Council on March 11. The applicant proposes to hold special events by reservation in the lower level of the home. This house, also known as the L.A. Ritter house, was allowed as a bed and breakfast in 1989, however the present owners used it as a residence. The applicant states the hours of operation would be compatible with a residential neighborhood. Typical events would be held on Friday and Saturday afternoons. Private events scheduled in the evening would conclude before 10:00 p.m. Educational events would be held weekday afternoons or evenings, concluding by 9:00 p.m. Staff reviewed and recommends approval with the following conditions: 1. The proposed use meets the standards for granting a conditional use permit. 2. The property shall comply with the requirements of ordinance Section 154.057, R-2, district and standards in subpart c.11. 3. The proposed use is for special events by reservation only in an owner occupied home. 4. The maximum number of attendees allowed is 40 persons. 5. Hours of operation for special events shall be from 7:00 a.m. to 10:00 p.m. 6. Parking accommodations would be on-site parking spaces adjacent to the garage, on street parking, and off-street parking as permitted by Faith Lutheran Church. 7. Food and beverages shall only be served or provided to event guests. The establishment shall comply with applicable health codes. 8. No alcohol shall be served or provided. There was discussion regarding the use when the property is sold if it will remain the same use. Ms. Bowers stated the conditional use permit runs with the property unless the use ceases for more than a year. No neighbors have expressed concerns to staff. This conditional use permit will allow up to 40 guests. The conditional use permit must be amended if there would be more than 40 guests. Ms. Hollatz, applicant, stated she plans to close on the house on March th 28 if approved. She stated she will be happy to be in Hutchinson. She explained the kitchen still needs commercial equipment and she has contacted the MN Dept. of Health. She is hoping to have an open house Minutes Planning Commission – March 18, 2008 Page 8 the weekend of the Arts and Crafts Festival, Sept. 12 – 13. She agrees to keep events to 40 or less guests. Discussion followed regarding staff requirement number 8 regarding no serving of alcohol. However, if they had invited guests to their home they could serve. The Commissioners agreed number 8 could be taken out of the conditions because they must have a liquor license if needed in the future. Staff stated we would confer with the City Attorney on this condition and revise accordingly. Mr. Flaata made a motion to close the hearing. Seconded by Mr. Currimbhoy the hearing closed at 6:57 p.m. Mr. Currimbhoy made a motion to recommend approval of the request with staff recommendations1-7 and omitting number 8. Seconded by Mr. Flaata, the motion carried unanimously. Chairman Otteson stated this item will be placed on the City Council consent agenda at their meeting held March 25, 2008, in the Council Chambers at 5:30 p.m. 5.NEW BUSINESS a) DISCUSSION OF RIVER OVERLAY DISTRICT DESIGN STANDARDS Ms. Bowers presented the draft standards and asked for input. She stated the draft is similar to the recommendations in the study. One of the main recommendations in the Hwy 7 Corridor Study is the establishment of a river overlay district with design standards. Design standards are one of the tools that can be used to achieve the goals of the plan with future development. The design standards incorporate and realize desired community objectives, such as “expressing a riverfront town character by establishing river view corridors”, by translating goals into development standards and requirements by ordinance. Ms. Bowers explained this item was for the Planning Commission to provide feedback to staff on the draft River Overlay District Design Standards and the proposed district area. Feedback will be incorporated th into the documents for a public hearing at the April 15 Planning Commission meeting. The Maps indicated the study area which focused on the north of the 7/15 intersection. Discussion followed on adding north of 7 from School Rd to Shady Ridge Road. Staff will prepare a public notice for the expanded area for a public hearing at the April meeting. 6.OLD BUSINESS a) STREET RIGHT OF WAY PLAT NO. 10 (ENERGY PARK DRIVE) SUBMITTED BY HUTCHINSON ECONOMIC DEVELOPMENT Mr. Seppelt gave background on the EDA board meeting to look at the name of the street. He stated the EDA board would like to keep the name as Energy Park Drive as it is important to the marketing of the industrial Minutes Planning Commission – March 18, 2008 Page 9 park which aims to market the property to energy and environment related businesses. Mr. Haugen moved to recommend approval of the request. Seconded by Mr. Flaata, the motion carried unanimously. 7.COMMUNICATION FROM STAFF Ms. Bowers reminded the Commissioners of the upcoming Government training sessions. Ms. Bowers commented on changes in releasing public information for volunteer commissioners. 8.ADJOURNMENT There being no further business the meeting adjourned at 7:45 p.m.