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12-16-2008 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, December 16, 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 November 18, 2008. Mr. Currimbhoy moved to approve the consent agenda as submitted. Seconded by Ms. Rock, the consent agenda was approved unanimously. 4.PUBLIC HEARINGS a) AMENDMENT TO THE COMPREHENSIVE PLAN TO CHANGE LAND USE DESIGNATION FOR DEVELOPMENT OF A SENIOR HOUSING CAMPUS ON THE NORTHWEST CORNER OF AIRPORT ROAD AND JEFFERSON STREET S.E. REQUESTED BY HAHC Chairman Otteson opened the hearing at 5:33 p.m. with the reading of publication #7728 as published in the Hutchinson Leader on December 4, 2008. Ms. Bowers explained that Hutchinson Area Health Care (HAHC) is requesting a Comprehensive Plan amendment to allow a higher residential density than is identified in the City’s Comprehensive Plan for a future senior housing campus development on a 43 acre site at the northwest corner of Airport Rd. and Jefferson Street S.E. The Comprehensive Plan identifies the land use designation as Neighborhood Residential, which allows 3-5 residential units per acre. The requested change is for a Mixed Use Residential designation, which would allow 5-18+ units per acre. She reminded the commissioners of the sketch plan reviewed at the November 2008, meeting for development of the westerly 15 acres. The amendment is requested for the entire 43 acre parcel. HAHC has indicated that the easterly portion of the site would be lower density with various lower density residential housing types. Ms. Bowers stated the City has a high level of discretion in approving amendments to the Comprehensive Plan. The Staging Plan identifies the timing for development based upon utility availability along with the allowed density and type of development (such as residential or commercial). The HAHC property is identified on the Staging Plan as “Traditional Residential Neighborhood” with the potential for utility extension and development between 2005 – 2010. Minutes Planning Commission – December 16, 2008 Page 2 Ms. Bowers commented on the inconsistency between the future landuse plan and the staging plan for the southeast area of the City and stated both maps should be amended. She explained the broader impact on community needs and systems, such as the transportation system, the sewer and water system, water quality, housing needs, parks, land supply and demand, and the fiscal impact on the City. Staff recommends approval of the Comprehensive Plan amendment with the following recommendations: 1) The staging plan map shall be revised from “Traditional Residential Neighborhood” to “Mixed Use Residential”, 2) The future land use map shall be revised from “Limited Development District” to “Mixed Use Residential”. 3) The City has examined the impact on community needs and systems, such as the transportation system, the sewer and water system, water quality, housing needs, parks, land supply and demand, and the fiscal impact on the City and finds that the increased density would be compatible with community infrastructure and systems. 4) Utilities are adjacent to the site and would be adequate for the proposed density. 5) The transportation system would be adequate for the proposed density, due to its location on a County Arterial road, subject to making the improvements required by the County Engineer. 6) The City has a limited amount of land designated for Mixed Use Residential that would allow the higher density needed to facilitate the development of senior housing. 7) The plan amendment would allow for the creation of additional senior housing, which is a growing community need due to a demographic shift toward an increasing older adult population. The Commission discussed the ownership of the property and whether the property to the north is owned by HAHC. Staff stated that the adjacent property is not owned by the applicant and the amendment is for the 43-acre property only. Also discussed was the timing of the rezoning, which would be requested by the applicant when they are ready to move forward. Ms. Krentz, Burns Manor Director, discussed the timing of the project and the process to transfer funding for the 120 beds from Burns Manor. Mr. Lofdahl made a motion to close the hearing. Seconded by Mr. Haugen, the hearing closed at 5:42 p.m. Ms. Bowers explained the need for a resolution to give direction to the property owner. Mr. Flaata made a motion to recommend approval of the request with staff recommendations and resolution. Seconded by Mr. Lofdahl, the motion carried unanimously. Ms. Bowers stated this item will be placed on the City Council consent agenda at their meeting held December 23, 2008 in the Council Chambers at 5:30 p.m. b) VARIANCE TO ALLOW FRONT SETBACK LESS THAN 30 FEET FOR CONSTRUCTION OF AN OBSERVATION BUILDING AT THE WILDLIFE SANCTUARY, 700 LES KOUBA PARKWAY N.W. BY GOPHER CAMPFIRE CLUB Chairman Otteson opened the hearing at 5:44 p.m. with the reading of publication #7728 as published in the Hutchinson Leader on December 4, 2008. Ms. Bowers explained that the variance is required as the proposed location along the property line would not meet the 30 foot setback required by the R-1 zoning district. The variance request is to locate the building along the fence line, which is just inside the property line. The applicant stated that the hardship is the 100 year flood plain and their desire to Minutes Planning Commission – December 16, 2008 Page 3 locate the building as part of the fence line. Staff recommended that the building be setback farther to reduce the amount of variance and to allow an area for safety and open space along the road. Staff reviewed the conditions for the variance contained in the staff report, including: 1. The standards for granting a variance have been met, including a finding of undue hardship and uniqueness due to the proposed placement of the building on the fence line, the location of the 100 year flood plain, and the use of the building for observation of animals at the sanctuary. The characteristics of the property were not created by the applicant and the proposed observation building would not alter the character of the locality. 2. The building shall be setback __________ feet from the lot line and roadway by adding a small section of fence at a 90 angle to the existing fence to allow additional space for safety and pedestrians to stand off the roadway. (Additional information needed) 3. Construction of the building shall meet all other standards in the Zoning Ordinance, with the exception of the variance granted. 4. Building must be placed on Gopher Campfire property no portion of the building will be allowed in public right of way (such as overhangs, steps, ramps, etc.) 5. There must be two entrance doors in the building. A door with windows shall be installed on the north side of the building to allow sight line out of the building. 6. There must be access to the building for emergency services. 7. Building must meet Building Code and handicapped accessibility regulations. 8. Approval of a building permit is required before any construction. The applicant presented new building plans that showed the handicapped ramp relocated to the north side of the building along Les Kouba Parkway. The revised proposal shows the handicapped ramp relocated to the front/north side of the building, with the ramp within the 5- foot setback, which would be along the property line. The Commission discussed the hardship related to the flood plain. It was discussed that the 16’ x 24’ building could be constructed to meet the setback and the building could be elevated to comply with flood plain requirements. Staff stated there is approximately 50’ to the flood plain from the lot line. The applicant stated they want to keep the building close to the road to avoid taking up area for the animals and feeding area. Building Code requirements for exiting and accessibility were also discussed. Staff stated that Code items would be reviewed at the time of building permit and after complete plans are submitted. The Commission discussed the revised plans and how much space should be recommended between the building and the roadway. After additional discussion, the Commission recommended the draft resolution be revised to require a minimum 5’ setback, with all building improvements including the ramp meeting the 5’ setback and to remove the condition requiringtwo doors. Mr. Haugen made a motion to close the hearing. Seconded by Mr. Kovacic, the hearing closed at 6:14 p.m. Discussion followed on the hardship of the flood plain. There was additional discussion on the distance to the flood plain. Mr. Haugen made a motion to recommend approval of the request with staff recommendations changing #2 to add a minimum of 5 feet from any building improvement including the ramp and omit the first sentence in #5. Seconded by Mr. Kovacic, the motion carried unanimously. Ms. Bowers stated this item will be placed on the City Council consent agenda at their meeting held December 23, 2008 in the Council Chambers at 5:30 p.m. Minutes Planning Commission – December 16, 2008 Page 4 5.NEW BUSINESS a) REVIEW OF 2008 PLANNING COMMISSION WORK PLAN Ms. Bowers commented on progress made on the 2008 Work Plan and explained the Commissioners will review and develop the 2009 Work Plan in January. 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF Staff noted that Zoning Ordinance amendments were passed out and should be added to the Commissioners ordinance books. Election of new officers will be handled in February. 8.ADJOURNMENT There being no further business the meeting adjourned at 6:37 p.m.