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11-18-2008 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, November 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, 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 and Bonnie Baumetz, Planning Coordinator 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA a) Consideration of Minutes dated October 21, 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) PRELIMINARY AND FINAL PLAT OF FAITH LUTHERAN ADDITION AND VACATION OF ALLEY LOCATED AT 335 MAIN STREET SOUTH Chairman Otteson opened the hearing at 5:34 p.m. with the reading of publication #7721 as published in the Hutchinson Leader on November 6, 2008. Ms. Bowers explained that Faith Lutheran Church is requesting approval of a plat and vacation of the alley to allow a future building expansion and site improvements. She stated the plat would combine the existing 10 lots into one lot to remove lot lines and allow for the proposed expansion of the church. The alley must be vacated for future construction over the easement. The church has removed the utilities that were in the alley. Additional approvals will be needed before the construction project moves forward, including a conditional use permit and site plan for the expansion. A one-stop-shop will be scheduled with the representatives from the church when they are closer to beginning the expansion. Staff recommends approval of the request with the following conditions: 1. The final plat shall be recorded after the revisions required by the McLeod County Recorder are completed to meet McLeod County requirements. 2. Additional applications and review will be required before a building permit may be reviewed and issued for the expansion, including a conditional use permit and site plan review and approval. Minutes Planning Commission – November 18, 2008 Page 2 Randy Redman, 550 Lakewood Dr., representative from Faith Lutheran Church, explained the phases of construction and the timeline. He stated there will be a Church vote in February and they are hoping to start part of the expansion next year. Mr. Lofdahl made a motion to close the hearing. Seconded by Mr. Kovacic, the hearing closed at 5:39 p.m. Ms. Rock made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Haugen, the motion carried unanimously. Ms. Bowers stated this item will be placed on the City Council consent agenda at their meeting held November 25, 2008, in the Council Chambers at 5:30 p.m. b) PRELIMINARY AND FINAL PLAT OF HUTCHINSON MANUFACTURING AND REZONING TO I-1 (LIGHT INDUSTRIAL) FROM I/C AND C-4 Chairman Otteson opened the hearing at 5:40 p.m. with the reading of publication #7721 as published in the Hutchinson Leader on November 6, 2008. Ms. Bowers explainedHutchinson Manufacturing is requesting a preliminary and final plat to combine several lots into one lot at 720 Hwy 7 West. A rezoning to I-1 (Light Industrial) is also requested for the 10.79-acre site. The buildings and parking lot currently straddle several lot lines. The plat would simplify the property by eliminating the multiple lots and lot lines running through buildings and parking lot. The parcels are presently zoned I/C (Industrial Commercial), except for the westerly portion which is C-4 (Fringe Commercial). When staff became aware of the proposed platting, they recommended that the applicant apply to rezone the site, as recommended by the Highway 7 Corridor Study. The rezoning to I-1 (Light Industrial) would allow the use to become a permitted use and avoid the on-going requirement for approval of a conditional use permit for any expansions to the property. Ms. Bowers explained staff researched the previous conditional use permit conditions and all but one have been met. She commented on the landscaping and screening that has been completed and noted the southerly landscaping was to be completed after the City plans were final for the Les Kouba Parkway plan. She reported staff discussed adding a date for completion of the south side in the conditions. Staff recommends approval of the request with following recommendations: 1. The rezoning to I-1 would be consistent with the industrial land use guiding the Comprehensive Plan and the intent of the I-1 zoning district in the Zoning Ordinance. 2. The final plat shall be revised before recording to show the permanent trail easement on the northeast corner of the site. 3. Landscape and screening along the southerly line of plat shall be competed by Spring of 2009. The plan shall be approved by the City Forester and Planning Director prior to planting. 4. The final plat shall be recorded at the McLeod County Recorder’s Office within 270 days of approval. Minutes Planning Commission – November 18, 2008 Page 3 Discussion followed on the timing to landscape on the Southerly property line. rd Tom Daggett, 16057 673 Ave., Hutchinson Manufacturing, explained screening along the south has not been defined. He tried to do some of the landscaping and was told to wait until the Les Kouba plan was done. The Commission discussed the landscaping and screening that has been completed on the site. Also discussed were the plans for landscaping the southerly lot line along Les Kouba Parkway. Staff initially recommended setting a deadline on the landscaping, however feedback from the Commission was that landscaping should wait until a plan is developed for the Parkway. Mr. Exner commented on the plans and options. He stated the City has looked at this since 2005. He stated there is no money to complete Les Kouba Parkway. He explained road grade corrections must be completed and they will look at this again this winter and bring it back to the City Council. Mr. Exner suggested Hutchinson Mfg. should not do anything until the City knows what they are going to do. After discussion, the Commission unanimously recommended changing the condition for the landscaping to read “Landscape and screening along the southerly line of the plat shall be completed after the plan for the parkway is completed.” Mr. Kovacic made a motion to close the hearing. Seconded by Ms. Rock, the hearing closed at 5:54 p.m. Mr. Currimbhoy made a motion to recommend approval of the request with staff recommendations changing the wording of #3 to, “Landscape and screening along the southerly line of the plat shall be completed after the plan for the parkway is completed.” Seconded by Mr. Kovacic, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting held November 25, 2008, in the Council Chambers at 5:30 p.m. 5.NEW BUSINESS PRESENTATION OF SKETCH PLAN FOR HUTCHINSON AREA HEALTH a) CARE SENIOR HOUSING CAMPUS, FOR THE NORTHWEST CORNER OF CO. RD. 8 AND JEFFERSON STR. SE. Ms. Bowers explained Hutchinson Area Health Care is requesting review and feedback of a sketch plan for a senior housing development on a portion of their proposed development site. The proposal shows 288 units on the westerly 15 acres of the approximately 43-acre site. The proposal includes a variety of unit types, including long term care, memory care, assisted living, independent living, etc., to be constructed in three phases She commented on the sketch plan and stated annexation of the property was completed in 2007. The property is presently zoned R-1 (Single Family Residential). She stated there will be many more steps in the process such as rezoning possibly to R-4 PDD. The westerly side is planned to be more densely developed. The City Comprehensive Plan Minutes Planning Commission – November 18, 2008 Page 4 designates this project is ready for development. This plan is more dense than the Comp plan recommends. There will need to be an amendment to the Comp Plan to mixed use residential from traditional residential neighborhood. Staff would recommend rezoning only the westerly portion of the site. She explained staff reviews roads through the site. Ms. Bowers also commented on the County Engineer’s concerns of allowing Calgary Lane access to Airport Rd. The utilities are sized for this type of development. A Planned Development District will require open space. Additional information will be needed to determine the amount of open space. Staff would recommend a parkland contribution instead of parkland. Discussion followed on the possibility of a trail system through the development to tie in to the existing trails. There was also discussion on the need for access for emergency vehicles around the buildings. Calgary may need to be a private road into the development without access to the Airport Rd. Mr. Exner commented on the County recommendations. He explained Sherwood Street would be the collector street to Edmonton. The County wants to limit the access onto Airport Rd. He reported traffic counts may increase on Airport Rd. with the ring road construction being completed next Fall. Access management is difficult with the increase in traffic. Cary Linder, HAHC, Linda Krentz, Nursing home, Dan Neudecker, architect, were present to answer questions. The applicants provided additional detail on anticipated private bank bonding for the project, the overall development plans, unit types and levels of care, the State moratorium process, and the aging in place concept. They are very optimistic about their State ranking and hope to break ground in September 2009. The Commission discussed the proposed density and noted a desire for additional green space and trail connections. Also discussed was access and traffic onto Airport Road. The applicants stated that the review recommendations of the County Engineer are not issues for them and the items can be accommodated in the plan. Commissioners discussed the need for green space. Mr. Linder explained residents will not need the parking spaces. The remaining parcel will be less dense. He stated they are negotiating the southern 17 acres of the Southwind development. Discussion followed on creating parks and walking paths. Mr. Linder explained the setting will include green space and they would like connectivity with City trails to invite public to use the trail for more activity for seniors. Ms. Bowers explained we expect the Southwind property will be included in the property calculations. Overall, the Commission was very supportive of the project and encouraged it to move forward through the development planning process. DISCUSSION OF SOIL AMENDMENT PROPOSAL, PRESENTED BY MARK b) SCHNOBRICH, CITY FORESTER Minutes Planning Commission – November 18, 2008 Page 5 Ms. Bowers commented on the soil amendment proposal presentation by the City Forester Mark Schnobrich. Mr. Schnobrich explained the need for soil amendment when there is development on property. The Tree Board recommended Mr. Schnobrich bring this to the Planning Commission for input. Staff discussed the need for amending soils on lots with new construction. Generally staff agreed that soil amendment is important for a variety of environmental reasons, however also discussed was the concern about adding another cost to constructing new homes in a difficult housing market. Also discussed were possible options to require soil amendment for trees planted through the Energy Trees program. Staff also discussed other opportunities to encourage soil amendment, without making it a requirement. Mr. Schnobrich gave a presentation on “Protecting Soils, is Hutchinson ready”. He commented on a memo from John Paulson, Environmental Regulatory Specialist, on the problems here and what has been done in other communities. This is not a new concept. Ripping the soils will reduce the compaction. Some communities have tree preservation ordinances. Mr. Schnobrich explained the process of developing the fields and explained cost benefits. Discussion followed on the possibility of writing an ordinance to regulate the developments. There was discussion on the need to provide the developers, contractors and public, proof that soil amending works. Ms. Bowers stated goals should be set. Staff is looking for direction to pursue a soil amendment. The Commissioners agreed staff should move forward with the plan. 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF 8.ADJOURNMENT There being no further business the meeting adjourned at 7:18 p.m.