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10-06-2009 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, October 6, 2009 Hutchinson City Council Chambers 1.CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman John Lofdahl at 5:30 p.m. with the following members present: Christie Rock, Jim Fahey, Chad Czmowski, Dave Johnston and Chairman Lofdahl. Absent: Chris Kovacic and Farid Currimbhoy Also present: Gary Plotz, City Administrator, 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 September 15, 2009. Ms. Rock moved to approve the consent agenda as submitted. Seconded by Mr. Johnston. The consent agenda was approved unanimously. 4.PUBLIC HEARINGS None 5.NEW BUSINESS a) SITE PLAN REVIEW REQUESTED BY ROBERT GARTLAND, PAN-O-GOLD BAKING CO., TO DEVELOP PROPERTY AT 336 MICHIGAN STREET S.E. Mr. Plotz commented on the request for a special meeting to approve the site plan for the warehouse/distribution of goods for retail development located at 336 Michigan Street S.E. The lot is presently vacant and the proposal includes a 5,000 sq. ft. building, a parking lot with a double access drive and landscaping. He reported that a one-stop-shop was held on September 30, 2009, to review the proposed development. He explained building will be a one-story structure. There will be two offices, a mechanical room, rest room and the majority of the building will be warehouse. Sewer and water are not stubbed into the property from Michigan Street. The developer is responsible for traffic control and detour of Michigan Street. Disturbance of Michigan Street must be complete by the end of October. He commented on the setbacks in the I-1 district. The parking space requirement was figured on the warehouse use of the building. A landscape plan was provided today and reviewed by the City Forester. Mr. Schnobrich, City Forester, commented on the alternative landscaping in the slope stating it fits with the goals of the community. The square footage from the alternative landscaping plan area was eliminated from the landscape area in determining the number of trees required to meet the landscape requirements. He explained that if a tree is removed from the boulevard it must be replaced on the boulevard. Since two boulevard trees will be removed due to construction of the driveways, two trees are required to be replaced on the boulevard. Mr. Schnobrich reported the landscape plan proposes a buffer of conifers on the north property line. There are eight trees required on the lot. After review of the plan, Mr. Schnobrich explained a 15 ft spacing between conifers would allow for twelve trees. The number is negotiable with the Planning Commission. According to the ordinance requirements, eight trees will be required plus two boulevard trees. Mr. Schnobrich would recommend four additional trees on the north Minutes Planning Commission – October 6, 2009 Page 2 side of the lot. Discussion followed on the replacement of the boulevard trees and the possibility of escrowing money for the trees. Mr. Schnobrich explained the boulevard trees are to be 1.5 to 2 inch range at $225.00 cost per tree. Mr. Plotz commented on the following staff recommendations noting number 12 should be changed to require one unit of SAC and WAC at $3460.00. 1. The proposed building and site improvements would comply with the standards of the I-1 district and the zoning ordinance, subject to the conditions stated. 2. Minimize parking of construction equipment on Michigan Street. 3. Site must be to 6” of grade for electrical and natural gas installation. 4. Traffic control and detour is the developer’s responsibility. 5. Disturbance of Michigan Street must be complete by the end of October. The developer is responsible to restore the street at their expense. The maximum amount of time Michigan Street may be closed is two days and must be fully restored in one week. 6. Maintain erosion control until vegetation is established. 7. Water from the building and parking lot must be drained to the street and to the south. 8. The building and loading dock steps will require architect plans. 9. Silt fencing must be installed prior to excavation. 10. All signage shall meet ordinance requirements. Sign permits are required prior to installation of the signage. 11. Exterior lighting must be indirect and shall not cause glare to adjacent properties. 12. SAC/WAC fee in the amount of $6920.00 (2 units x $3460.00 per unit) will be due at the time of building permit. Change to 1 unit. Kent stated 1 unit will be required $3460. 13. The final landscaping plan shall be submitted to and approved by the City Forester. Ms. Rock made a motion to recommend approval of the request. Seconded by Mr. Johnston the motion carried unanimously. Chairman Lofdahl stated this item will be placed on the City Council consent agenda at their meeting held October 13, 2009, in the Council Chambers at 5:30 p.m. b) LOT SPLIT REQUESTED BY GARY AND SHARON DANIELS TO SPLIT PROPERTY AT 1165 TH – 13 STREET N.W. Mr. Plotz explained the property owners are requesting to subdivide their 1.6 acre lot at 1165 – th 13 Avenue N.W. into two lots. The Easterly lot being .5 acre and the westerly lot at 1.1 acre. There would be a 1200 sq. ft. accessory building remaining on the new lot with no principal building as required in the ordinance. This request is similar to another application at 1160 – th 13 Ave. N.W. in 2001. At that time, there was a condition requiring a primary structure must start construction within one year of the application date. To date, there is no primary structure on that lot. He reported staff recommended denial of the lot split or removal of the shed as required in a previous request in 2007 on Delaware Street which was withdrawn by the property owner. Chairman Lofdahl, commented on the Plowman lot split to the south of this property. He explained the lot split request on Delaware Street had a flood plain issue and many other issues. Ms. Baumetz commented on the history of previous similar lot splits. th Ms. Daniels, property owner at 1165 – 13 Ave NW, questioned the two different issues. She stated they do not have a purchaser at this time and are splitting the lot for the possibility of Minutes Planning Commission – October 6, 2009 Page 3 selling the lot in the future. She explained the history of the lot which they purchased in 1975. The existing lot was platted by Mr. Krsiean in 1979 and not recorded. The property was annexed to the City in 1996 after the accessory structure was constructed. The property was then rezoned from commercial to residential. The shed was built prior to annexation to the City. She commented on the well maintained structure. She explained they are going to continue the same use since there is not an immediate buyer. The lot split is for future options. Discussion followed on creating a nonconforming lot because of the shed located on the property without a principal building. There was also discussion regarding the lot being more valuable with the building. Discussion followed on approving the request with a condition that the lot could not be used unless there is a house. The lot cannot be used for commercial use as it is zoned residential. Atty. Sebora explained it is good planning to maintain the property as a residential lot and not use the building for any other use. Discussion followed on the interpretation of the ordinance. The Plowman lot is not being used for a commercial use only storage. There was discussion on the sale of the new lot and the possibility of the new owner using the building only for storage and never intending to construct a home on the lot. Discussion followed on the home occupation requirements. Discussion followed on the fact the existing lot was nonconforming with 2 sheds when annexed. The lot split would create one conforming lot and one nonconforming Mr. Fahey made a motion to recommend approval of the lot split with the following conditions 1. The accessory building does not have to be removed. 2. The use of the building may remain as long as the existing property owners own the property and 3. New owners may only use the building for construction storage during construction of a house on the lot. Seconded by Mr. Johnston the motion carried unanimously. Chairman Lofdahl stated this item will be placed on the City Council consent agenda at their meeting held October 13, 2009, in the Council Chambers at 5:30 p.m. 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF Mr. Plotz commented on the possible review of the EAW for the Hutchinson Senior Housing development by Hutchinson Area Health Care. Ms. Baumetz stated we have one application for a final plat for the November meeting. Mr. Plotz commented on the upcoming shoreland ordinance changes by the State. He reported on the small change by the City Council on the conditions for the small lot at 1880 West Shore Dr SW. He commented on the Planned Unit Development concept in the shoreland ordinance. He reported the City can revise and vary the model shoreland ordinance. 8.ADJOURNMENT There being no further business the meeting adjourned at 6:30 p.m.