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08-19-2008 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, August 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 and Chairman Otteson. Absent: Farid Currimbhoy Also present: Rebecca Bowers, Planning Director, Kent Exner, City Engineer, Marc Sebora, City Attorney and Bonnie Baumetz, Planning Coordinator 2.PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA a) Consideration of Minutes dated July 15, 2008 Ms. Rock 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 REQUESTED BY RUNNINGS FARM AND FLEET TO ALLOW OUTDOOR DISPLAY AT 1090 HWY 15 SOUTH IN THE C-4 (FRINGE COMMERCIAL DISTRICT) Chairman Otteson opened the hearing at 5:38 p.m. with the reading of publication #7707 as published in the Hutchinson Leader on August 7, 2008. Ms. Bowers explained the request noting Runnings Farm and Fleet proposes to relocate to the existing Hennen’s building, which would allow their business to expand and construct an improved outdoor sales display yard behind the building (to the west). She stated the applicant has changed location of the display area after discussions with staff, to place it against the building. The area will be 224’ X 100’. She explained that buffering to the west was a concern with the previous request. Earlier concerns by staff have been resolved with the new location. The display area will use approximately 36 parking spaces. Staff has reviewed the total number of parking spaces and the breakdown of the building uses and determined there will be adequate parking to meet requirements. Ms. Bowers commented on the following staff recommendations noting items 3 and 4 are no longer necessary due to the change in location: Minutes Planning Commission – August 19, 2008 Page 2 1. The proposal would meet the standards for granting a conditional use permit, subject to the conditions stated. 2. Screening of plantings or fencing with 100% opacity from residential districts is required to meet the requirements of Section 154.115. Approval of a fence permit is required before the fence is constructed. 3. No structures shall be located over the storm line. 4. A pedestrian crossing area shall be marked to identify a safe route to cross the parking lot to the display area. 5. Security lighting shall have full cutoff fixtures and directed to not affect the neighboring residential properties. Ms. Bowers reported the northerly end of the lot to the west is not as well buffered as the area adjacent to the apartments. Discussion followed on screening by fence or plantings. The consensus would be to provide plantings rather than a fence. Mr. Jack Grausam, district manager, for Runnings stated the west loading dock will be inside the fence and is not planned to be used at this time. He explained there will be a gate provided if, in the future, the loading docks would be used. They will be using the southerly loading dock. He stated the yellow bollards on the southwest corner will provide a good traffic buffer. Mr. Grausam stated they will be good neighbors and would like the opportunity to buffer with plantings. The request is more of a sales display area not a storage area as on the existing store. He provided pictures of the New Ulm store to show the concept for Hutchinson. Ms. Rock asked about the access to the sales yard by customers. Mr. Grausam stated the access will be from the building. Loading of merchandise will be done from the outside. Ms. Rock commented on the current location and the sprawl of merchandise. Mr. Grausam stated they intend to keep the area in order and the new site will have a cleaner standard. He stated Runnings will own the building and the entire lot. Chairman Otteson asked about having the garden center in the spring. Mr. Grausam stated there will be a garden center in the front for approximately 60 days. Discussion followed on the requirement for a temporary permit for a garden center. Mr. Lofdahl stated he likes plantings for screening and the possibility of a joint project with the apartments. Mr. Haugen asked about fire lane concerns. Ms. Bowers stated the location was discussed with Fire Dept. staff, who approved of the location and noted the water connections are in the front. Ms. Rock asked how much of the property will be owned by Runnings. Staff responded the entire lot includes the building and parking lot would be owned by Runnings. Mr. Lofdahl made a motion to close the hearing. Seconded by Mr. Kovacic the hearing closed at 5:55 p.m. Mr. Flaata made a motion to recommend approval of the request with staff recommendations 1, 2 and 5. Seconded by Mr. Haugen, the motion carried unanimously. Ms. Bowers Minutes Planning Commission – August 19, 2008 Page 3 stated this item will be placed on the City Council consent agenda at their meeting held August 26, 2008 in the Council Chambers at 5:30 p.m. b) CONDITIONAL USE PERMIT REQUESTED BY RANDY THODE, APPLICANT, TO ALLOW OUTDOOR DISPLAY OF FISH HOUSES IN THE FRONT YARD LOCATED AT 327 HWY 7 EAST IN THE I-1 (LIGHT INDUSTRIAL DISTRICT) Chairman Otteson opened the hearing at 5:56 p.m. with the reading of publication #7707 as published in the Hutchinson Leader on August 7, 2008. Ms. Bowers commented on the request and explained the zoning and the use of the surrounding properties. She stated staff discussed the request for 8 fish houses in the front yard and recommended the Planning Commission consider specifying a lesser number for display in the front yard. Staff did not conclude a specific number, however noted that there is limited space in the front yard. The applicant states the hours of operation would be Monday – Saturday from 2 pm to 8 pm and by special appointment. Staff discussed the parking of the icehouses on the grass and noted that the property may become muddy and rutted if it is not maintained. There are some existing trees that provide some buffering between the subject property and the adjacent residential properties. Ms Bowers reviewed the conditions for granting a CUP, including: (a) The proposed building or use at the particular location requested is necessary or desirable to provide a service or a facility which is in the interest of the public convenience and will contribute to the general welfare of the neighborhood or community; (b) The proposed building or use will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare; and (c)The proposed building or use will be designed, arranged and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Staff recommends the following conditions with input from the Commissioners on the number of fish houses: 1. A maximum of _______ fish houses may be displayed in the front yard. 2. No items or signage may be placed in the public right of way. 3. A sign permit is required for all signage. The existing signs from former businesses must be removed. 4. Hours of operation are Monday – Saturday from 2 pm to 8 pm and by special appointment. Minutes Planning Commission – August 19, 2008 Page 4 She explained a conditional use permit was issued for outdoor storage in the rear yard. Staff noted that there are adjacent residential properties in I-1 zoning. This is a transitional area of industrial and commercial with other outdoor sales in the area. Ms. Bowers explained the existing signs on the property must be removed. th Randy Thode, 21053 – 230 Street, explained there will be year round sales. He explained there may be a parking concern in the spring and fall. He stated he will see how much traffic he has before paving. The backyard is gravel. Chairman Otteson asked if 8 fish houses would be too many for the front yard area. Mr. Thode stated the back yard has more room. Mr. Thode explained the double car garage will be the office. He is planning to remove trees in the front to make enough room for 8 units. The units are 6.5’ X 20’. Mr. Kovacic asked where customers would park. Mr. Thode stated in the back and side yard, which would provide room for 4 cars in the front plus additional parking in the back. Ms. Bowers stated nothing may be parked in the right-of-way. Discussion followed on location of the front property line and the size of the right of way. Mr. Kovacic asked about lighting. Mr. Thode stated there will be lighting. Ms. Bowers explained there should be a condition added regarding lighting. Mr. Exner stated the right-of-way may have changed since the last survey. Discussion followed on locating the property line. Ms. Bernie Telecky, 321 Hwy 7 East, explained the Hwy 7 sign is on her property. She stated 8 fish houses will not fit. She commented on the back yard problem in the spring, with a sink hole on the south side. Mr. Exner commented on the unknown property line and would suggest an updated survey of the property. Ms. Telecky stated she has no objection to the business, however she would object to parking on her grass or placing snow on her yard. Ms. Bowers suggested tabling the request to allow the applicant to provide additional information to staff and the Commission. Atty. Sebora suggested they close the hearing first before tabling the request. Mr. Thode asked for clarification on what information is needed. Chair Otteson stated there is not enough information to make the decision. He must provide a new survey to determine property lines and show the display and parking. Discussion was held on the items needed and the survey. Ms. Bowers commented that the removal of trees was new information to staff and that trees should remain or a buffering planned. Additionally, the tree may be in the right-of-way. There was discussion on the need for a new survey and the consensus is to provide a survey to be able to evaluate the number of units allowed and the property line location. Mr. Haugen made a motion to close the hearing. Seconded by Mr. Flaata the hearing closed at 6:25 p.m. Mr. Kovacic made a motion to table the request to the old business agenda item for the next meeting. Seconded by Mr. Haugen, the motion carried unanimously. Minutes Planning Commission – August 19, 2008 Page 5 5.NEW BUSINESS 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF Ms. Bowers stated a plan to construct a new building for Best Buy will be on next month’s agenda. The building would be built between the former Cub Foods and office supply store. 8.ADJOURNMENT There being no further business the meeting adjourned at 6:30 p.m.