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05-20-2008 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, May 20, 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, Farid Currimbhoy and Chairman Otteson. Absent: Christie Rock and Mike Flaata Also present: Rebecca Bowers, Planning Director, Marc Sebora, City Attorney and Bonnie Baumetz, Planning Coordinator 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA a) CONSIDERATION OF MINUTES DATED APRIL 15, 2008 Mr. Lofdahl made a motion to approve the minutes. Seconded by Mr. Haugen the motion carried unanimously. b) LOT SPLIT LOCATED AT 545/555 NORTHWOODS AVE N.E. (LOT 3 BLK 1), TO ALLOW SEPARATE OWNERSHIP OF TWO EXISTING WALNUT RIDGE TOWNHOUSES, REQUESTED BY BRUCE NAUSTDAL Ms. Bowers presented a revised resolution as condition number 3 is no longer needed. The utility service for the easterly parcel runs in the easement and the condition may be deleted. Staff recommends approval with recommendations as follows: 1. The proposed lot split would meet the standards of the R-2 zoning district. 2. Separate utility services, shutoffs, and meters must be provided for each unit and shall be paid for by the property owner. 3. Maximum surface lot coverage allowed is 50%. 4. The lot split must be recorded at McLeod County Recorder’s Office within one year of approval by the City. Mr. Haugen moved to approve the lot split with staff recommendations 1- 4. Seconded by Mr. Currimbhoy, the motion was approved unanimously. 4.PUBLIC HEARINGS a) PRELIMINARY PLAT OF ENERGY PARK FOR DEVELOPMENT OF A NEW INDUSTRIAL PARK, LOCATED AT 765 RAILROAD ST. S.E. (STRITESKY PROPERTY) REQUESTED BY HUTCHINSON EDA Minutes Planning Commission – May 20, 2008 Page 2 Chairman Otteson opened the hearing at 5:37 p.m. with the reading of publication #7681 as published in the Hutchinson Leader on May 8, 2008. Ms. Bowers commented on the request by the EDA proposing a 14 lot preliminary plat for the new Industrial Park on the 78-acre former Stritesky property. The proposed lot arrangement identifies a variety of lot sizes ranging from 2.1 to 10 acres. Right of way for a future roundabout is proposed for the intersection of Energy Park Drive and the future th east/west 10 Avenue at the southern end of the site. Final platting of the site would likely be staged, depending upon the timing of the . infrastructure improvements and prospective buyers John Rodeberg, SEH Consulting, presented revised plans addressing changes recommended by staff including: 1) addressing the shared driveways, 2) the location of the pond adjacent to the proposed roundabout, and 3) revising Outlot A to be additional right of way adjacent to the roundabout. Ms. Bowers noted that the condition regarding Outlot A in the draft resolution can be removed as it has been addressed. Mr. Rodeberg outlined the stormwater, grading and utility plans, and discussed various options for construction of the trail along Energy Park Drive. Also discussed was the staging of the development into phases and construction of the infrastructure. Mr. Rodeberg commented on the phasing beginning on the North half of the property. Discussion followed on the construction of the road. Mr. Rodeberg commented on the shared drives and the looped water main through the Cenex site. Staff recommends approval with the following conditions: 1. The stormwater pond proposed for Block 1, Lot 6 shall be moved south of the identified location to allow a shared driveway at the northerly boundary of this lot. The location shall be approved by the City Engineer. 2. Shared driveways along side lot lines are required for all lots, unless a specific exception is approved by the City Engineer. Particular attention for placement of the shared driveway must be taken for lots 5 and 6 on Block 1, due to the roundabout. The driveway shall be located on the shared lot line between lots 5 and 6 on Block 1. 3. Final approval of the grading and utility plans is subject to review and approval by the City Engineer. 4. Future development of each lot will require final plat and site plan approval, as required by the Zoning Ordinance. 5. Fees for future development will be determined by the subdivision ordinance and the current City’s fee schedule in effect at the time of building permit application. Engineering fees and sewer and water access fees will be based upon the site work necessary for the site and the specifics of the proposed use of the building to be constructed on the site. All required fees shall be paid prior to issuance of a building permit and prior to any construction on site. Minutes Planning Commission – May 20, 2008 Page 3 Mr. Kovacic made a motion to close the hearing. Seconded by Mr. Currimbhoy the hearing closed at 5:57 p.m. Mr. Lofdahl made a motion to recommend approval of the request with staff recommendations, with the deletion of condition #3. Seconded by Mr. Haugen, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting held May 27, 2008 in the Council Chambers at 5:30 p.m. b) CONDITIONAL USE PERMIT REQUESTED BY OAK HEIGHTS COVENANT CHURCH TO ALLOW CONSTRUCTION OF A 1,200 SQ. FT. ACCESSORY BUILDING IN THE R-1 DISTRICT (SINGLE FAMILY RESIDENTIAL) AT 1398 SOUTH GRADE RD. S.W. Chairman Otteson opened the hearing at 5:58 p.m. with the reading of publication #7681 as published in the Hutchinson Leader on May 8, 2008. Ms. Bowers explained the request and the location of the building on the site. Staff reviewed the plans and stated the request would meet CUP requirements. Staff recommends approval with the following conditions: 1. The building must remain as storage or workshop. Any other use is subject to additional Building Code requirements, such as the construction of a firewall. 2. The accessory building must not exceed 16’ in height and may not be pole-type construction. 3. Approval of a building permit is required prior to any construction. Discussion followed on the location of the building. Mr. Haugen made a motion to close the hearing. Seconded by Mr. Kovacik, the hearing closed at 6:00 p.m. Mr. Currimbhoy made a motion to recommend approval of the request with staff recommendations 1-3. 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 May 27, 2008, in the Council Chambers at 5:30 p.m. c) CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A HEADSTART PRESCHOOL IN THE C-4 DISTRICT (FRINGE COMMERCIAL) AT 904 HWY 15 S., REQUESTED BY JIM FAHEY, FAHEY SALES AGENCY, INC Chairman Otteson opened the hearing at 6:01 p.m. with the reading of publication #7681 as published in the Hutchinson Leader on May 8, 2008. Ms. Bowers commented on the conditional use permit requirement for a school in the C-4 District and explained the proposed location. The existing Headstart space will be converted to office space. She commented on the need for a certified survey and placement of parking. She stated 42 spaces are required. The proposal appears to meet parking requirements. She stated staff discussed some issues with the Minutes Planning Commission – May 20, 2008 Page 4 accesses on the site and recommends directional arrows for safe traffic flow. Staff recommends approval with the following recommendations: 1. A certified property survey is required before a building permit will be reviewed. The survey shall clearly identify dimensions and setbacks for the building, parking, and drive aisles, and identify the proposed traffic circulation on site. Review and approval of the site plan is required by the City Engineer and Planning Director before construction. 2. Parking spaces shall be striped and meet the requirements of Section 154.116. 3. Due to the adjacent residential properties and visibility of site from Hwy 15 S., the building shall be constructed with a façade treatment on four sides, such as a partial brick façade, to break up the flat metal exterior, provide more visual interest, and prolong the exterior appearance of the building. The proposed materials shall be identified on the building permit prior to construction. 4. Downspouts from the building shall be directed into drain tile to the catch basin at the northwest corner of the site. 5. Plantings of additional trees or shrubbery along the west property line and northeast corner of the site may be provided as screening rather than fencing. The landscaping plan shall be approved by the City Forester before planting. Screening shall meet the requirements of section 154.115. The Commission discussed the requirement for screening by fencing for commercial uses adjacent to residential property. The ordinance allows fences of lesser heights or planting screens if approved by the Council if it would adequately protect the use and enjoyment of properties within the adjacent residential district. Existing boulevard trees along the north and east property lines provide some screening. Staff noted that screening with landscaping may be more attractive than fencing in this case. The Commission discussed the chain link fencing on the west side of the property, the outdoor storage, and playground area, and if vines would work for screening on the chain link fence. Feedback will be requested from the City Forester on the feasibility of additional landscaping between the boulevard trees. Mr. Fahey, 446 Main Street South, explained the Headstart program is a preschool program there are no school buses dropping off children. Parents drop off and pick up. He stated sometimes the Trailblazer bus transports children. Ms. Bowers requested feedback from the Commission on the building design, which is steel building with a sloped flat roof. The applicant provided a drawing showing a metal roof overhang that would be similar to the existing building. The Commission encouraged the applicant to use exterior treatments that would improve the appearance. Various exterior treatments were discussed, such as stucco, partial brick façade, striping, and architectural panels. The applicant stated the building would also have some shrubs around it and a sidewalk that improve the Minutes Planning Commission – May 20, 2008 Page 5 appearance. He stated his concern with the costs of the conditions and the requirement to direct the downspouts into the catch basin. Ms. Bowers stated this was a recommendation from the City Engineer due to drainage issues to the west. Mr. Fahey asked if the fence could remain as the screening and is concerned with the requirement for the landscaping. Ms. Bowers stated vines may be used to soften the chain link and provide the opaque requirement. Discussion followed regarding the fence predating the zoning ordinance. Mr. Fahey would prefer vines over strips. Mr. Currimbhoy made a motion to close the hearing. Seconded by Mr. Kovacic the hearing closed at 6:24 p.m. Discussion followed on revisions to the recommendations regarding the building façade. Plants and sidewalks will soften the building and the overhang will help. Mr. Currimbhoy made a motion to recommend approval of the request with staff recommendations changing Item 3 adding striping and architectural panels. Seconded by Mr. Kovacic, discussion followed on item 4. Ms. Bowers stated the City Engineer made the recommendations. The motion carried unanimously. Ms. Otteson stated this item will be placed on the City Council Consent agenda at their meeting held May 27, 2008 in the Council Chambers at 5:30 p.m. d) CONDITIONAL USE PERMIT TO ALLOW PLACEMENT OF RETAINING WALLS IN EASEMENTS LOCATED AT 1443 SOUTHFORK DR. S.E. REQUESTED BY LANDSCAPE CONCEPTS INC. AND JEROME AND BONITA SCHANIL Chairman Otteson opened the hearing at 6:35 p.m. with the reading of publication #7681 as published in the Hutchinson Leader on May 8, 2008. Ms. Bowers commented on the applicants request for a CUP (conditional use permit) to allow retaining walls and a patio to be placed in the drainage and utility easements in the side yards of an existing home at 1443 Southfork Dr. S.E. The Zoning Ordinance allows retaining walls to be constructed within drainage and utility easements with approval of a CUP, however does not allow the patio portion of the request. The applicant requested the following: 1. On the north side, construct a 2 foot high boulder retaining wall to be placed 4 feet into the 5 foot wide easement to construct a landing from the side door into the garage. The applicant states the wall is necessary to access the garage walk-thru door. 2. On the south side, construct a maximum of 4.3 foot high retaining wall 3 feet into the 20 foot easement. The encroachment is requested due to the elevation change and to allow steps from the deck down to a proposed patio. Staff recommended approval for the request with the following conditions: Minutes Planning Commission – May 20, 2008 Page 6 1. A maximum 4 foot encroachment into the right of way on the north side of the home is permitted to allow a maximum of two foot high retaining wall to construct a landing from the garage side door. 2 A maximum of 3 foot encroachment into the easement on the south side of the home is permitted for boulder retaining walls only, as shown on the attached plans. The paver patio is not allowed to be within the easement. 3. The applicant is advised that covering the utility lines on the north side of the property is at their own risk. Relocation of the services would be at the property owner’s expense. 4. There must be proper drainage maintained between 1443 Southfork and 1437 Southfork (the property to the north). Julie Neubarth, Landscape Concepts, Inc., stated that they will try to minimize the amount of encroachment into the south easement and the height noted is the maximum height that would taper down. She stated the homeowners understand the risks involved with placing the north landing over utility services. The homeowners would like to have a small patio on the south side to let their dog out from the upper deck. Staff stated the ordinance does not allow the construction of patios on easements and that the City should be careful of allowing encroachments into easements. The south side easement is larger as it is the area identified for stormwater pond maintenance access. The ordinance requirements and potential development to the south was also discussed. Options such as circular stairs were also discussed instead of constructing the patio in the easement. Discussion followed on future development to the south and the ordinance requirements of what is allowed in the easements. City needs to protect the easement for long term use. Atty. Sebora commented on the option of vacating a portion of the easement. Ms. Bowers stated that probably would not be allowed. Mr. Currimbhoy made a motion to close the hearing. Seconded by Mr. Kovacic, the hearing closed at 6:56 p.m. Mr. Kovacic made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Lofdahl, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting held May 27, 2008 in the Council Chambers at 5:30 p.m. e) ZONING ORDINANCE AMENDMENT TO CREATE MIXED USE DISTRICT Chairman Otteson opened the hearing at 7:17 p.m. with the reading of publication #7681 as published in the Hutchinson Leader on May 8, 2008. Ms. Bowers commented on the mixed use district as a result of the Hwy 7 Study. She stated this district would allow opportunity for property owners to develop their property. There was discussion on the front setback of Minutes Planning Commission – May 20, 2008 Page 7 30 feet and whether it should be a lesser setback to allow buildings to be placed closer to the street. The Commission discussed that due to two Commissioners being absent and that another Commissioner would need to leave soon, that this item be tabled until the June meeting. Mr. Haugen made a motion to table to next month. Seconded by Mr. Lofdahl, the motion carried unanimously. 5.NEW BUSINESS a) FINAL PLAT OF SOUTHWIND SECOND ADDITION SUBMITTED BY HUTCHINSON LAND HOLDINGS, LLC Ms. Bowers commented on the final plat. She stated the final plat would create 6 single family lots along Calgary Lane S.E., one single family lot along Toronto Blvd. S.E. at the southeast corner of the property, and two outlots. The two outlots are proposed to facilitate the sale of property to the Hutchinson Area Health Care. The applicant is proposing to keep Outlot A to allow access and future development of the property to the west along Sherwood St. Outlot B is proposed for sale to Hutchinson Area Healthcare. Staff recommended approval with the following conditions: 1. Outlot A shall be dedicated as right of way, rather than platted as an outlot, for future construction of Sherwood Str. SE. to allow extension south to Airport Road. 2. The final plat shall be revised to provide a total of 20’ wide drainage and utility easement between Lots 1 & 2 on Block 1 and Lots 2 & 3, Block 2, to allow for stormwater lines and drainage ways that runs between these lots. The following drainage and utility easements shall be provided: 10’ wide easements along the southerly side lot line of Lot 2, Block 1, the northerly side lot line of Lot 3, Block 1, the southerly side lot line of Lot 2, Block 2, and the northerly side lot line of Lot 3, Block 2. 3. The applicant shall construct turnarounds at the south end of Calgary Lane and the west end of Toronto Blvd. for emergency services and maintenance prior to issuance of a certificate of occupancy for the homes on these streets. The design and location of the turnarounds shall be reviewed and approved by the City Engineer. 4. The applicant shall coordinate and provide for stormwater management between the subject site, the HAHC property, and/or other future property owners, including ensuring positive drainage, stormwater collection, conveyance and treatment. The applicant shall also ensure and maintain positive drainage across the westerly lots and right of way. Plans must be approved by City Engineer prior to any grading or construction. 5. The applicant shall record the final plat prior to issuance of any building permits. Minutes Planning Commission – May 20, 2008 Page 8 6. All required fees shall be paid prior to issuance of a building permit and prior to any construction on the lots. 7. Pending assessments (SA-5064, SA-5065, SA-5070) in current amount of $45,902.10 must either be paid in full before plat is recorded or split among the subject properties accordingly. The applicant shall advise the Engineering Dept. of the proportional split of the assessments before recording the final plat. Marty Campion, Otto Associates, stated that the final plat is being driven by the ability to sell Outlot B to the hospital. He commented on the recommendation to revise Outlot A into right of way. He stated that as the right of way for Sherwood Street would not likely be the same as the current Outlot A configuration, the applicant would need to replat the remainder. Ms. Bowers stated that the recommendation was to address the possibility that the outlot may hold up development of the HAHC property to the south. Mr. Campion stated that it is not their intention and suggested revising the condition to require the applicant to plat Outlot A for the Sherwood Street right of way as soon as an alignment is agreed upon with the City. Discussion on revising the condition followed and the Commission found the revised language would address staff’s concerns. Atty. Sebora commented on the purchase agreement regarding the service availability to the hospital property. Mr. Campion stated the main service will be thru Calgary Lane. Discussion followed on the wording of condition #1. Mr. Haugen made a motion to recommend approval of the final plat with staff recommendations changing the wording of number 1 to read: “The applicant shall plat Outlot A for the Sherwood Street right of way as soon as an alignment is agreed upon with the City.” Seconded by Mr. Lofdahl the motion carried unanimously. 6.OLD BUSINESS 7. COMMUNICATION FROM STAFF 8. ADJOURNMENT There being no further business the meeting adjourned at 7:28 p.m.