Loading...
12-15-2009 PCM MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, December 15, 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: Chris Kovacic, Christie Rock, Jim Fahey, Chad Czmowski, Dean Kirchoff , Dave Johnston and Chairman Lofdahl. Absent: None Also present: Gary Plotz, City Administrator, Kent Exner, City Engineer, Marc Sebora, City Attorney, John Rodeberg, SEH and Bonnie Baumetz, Planning Coordinator 2. PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA a) Consideration of Minutes dated November 17, 2009 Mr. Fahey moved to approve the consent agenda as submitted. Seconded by Mr. Johnston. The consent agenda was approved unanimously 4. PUBLIC HEARINGS a) PRELIMINARY PLAT OF ÐHAHC FIRST ADDITIONÑ, REZONE 15.5 ACRES FROM R1 TO R4, PLANNED DEVELOPMENT DISTRICT AND CONDITIONAL USE PERMIT TO CONSTRUCT A SENIOR HOUSING DEVELOPMENT LOCATED AT 355 AIRPORT ROAD S.E. AND 1500 CALGARY LANE S.E. Chairman Lofdahl opened the hearing at 5:32 p.m. with the reading of publication #7782 as published in the Hutchinson Leader on December 3, 2009. John Rodeberg, SEH consultant, commented on the project, the approved findings of fact and the EAW. Representatives from HAHC, Pope Architects and MFRA were present. He explained the use of a Planned Development District and introduced Cary Linder, Hutchinson Area Health Care. Mr. Linder commented on the project of a new skilled nursing home with assisted living. He explained Hutchinson Area Health Care is proposing to construct a Senior Housing development that would consist of a 120-bed skilled nursing facility to replace Burns Manor. There will also be 16 units of assisted living in Phase I. Ward Isaacson, Pope Architects, commented on the site layout and design. The facility will be a small house design with 8 houses (pods) being a neighborhood and the entire building a community. He explained the floor plan of 8 small houses with 17 units each. He reported on the landscaping and parking areas. The future Phase II will consist of assisted and independent living in one building which will be linked to Phase I by an enclosed walkway. He explained the lower basement level will house an area for deliveries, storage areas, clinic and employee lounge. The Main level includes a kitchen, chapel/community space. Second floor includes open space to the first floor. Memory care and transitional care is included in the plan. He commented on the small house concept. Each house has a dining area. The exterior will look like home. Minutes Planning Commission Î December 15, 2009 Page 2 Mr. Linder explained transitional care is for short term/long term stay before returning home. Mr. Rodeberg explained the location of the property and the 15 acre parcel to be rezoned to R- 4. He explained the stormwater system was designed for low density development. The proposed development is quite dense. Mr. Rodeberg explained the need for an EAW when the remaining area is developed in the future. He commented on the ponding, wetland area and the need for the northern street as a public street. Sherwood street will be constructed by the City. The City will be working with MFRA also. Staff recommends approval with the following recommendations: 1. Approval of the rezoning to R-4 (High Density Residential) would be consistent with the Comprehensive Plan and the intent of the R-4 zoning district in the Zoning Ordinance. 2. The northern street shall be publically platted with a 40Ó street right-of-way with 10 foot utility/drainage easements on each side of the street. Final tree locations dependant on underground utilities. 3. A temporary turnaround for emergency access shall be constructed on the southeast and northeast sides of the property. An emergency access route and plan between the two temporary turnarounds shall be reviewed. 4. The northeast staff parking lot must show required handicapped parking stalls and the sidewalk must be handicapped accessible. 5. The bituminous trail along Airport Road (CSAH 115) shall be constructed at the same time as the rest of the first phase of the development, with the trail connecting back to the main facility at its east termini. 6. All trails and sidewalks shall be ADA compliant and shall provide connections between public and private trails/sidewalks and parking areas. 7. No parking will be allowed on any streets. 8. A parkland contribution fee will be collected with the building permit. Fee amount will be determined by staff and listed in the Subdivision Agreement. 9. Final utility, grading, and stormwater management plans are subject to approval of the City Engineer. (See Attached EngineerÓs Memo) 10. Developers are to work with the City Forester, Environmentalist and City Engineer on a site soil plan that will provide suitable conditions for growth of trees and plants (helps mitigate added density as required as part of the Planned Development District). 11. Provide a snow storage plan to ensure parking is not lost and that landscaping and plants/trees are not damaged from snow storage. 12. Provide a photometric plan in addition to the lighting plan with cut off fixtures. 13. Verify parking stall sizes. Mr. Rodeberg commented on the question Mr. Anderson had regarding the turnaround recommendation number 3 regarding the southeast turnaround requirement. He stated there is some leeway with a fully sprinkled building. Mr. Isaacson stated the building is constructed per hospital standards. Recommendation number 5 is an issue for the developer and they would ask not to pave the south trail. Mr. Rodeberg stated the city needs to be insured that the trail gets constructed so that all trails connect. The loading dock for delivery vehicles will be on the north side. There will be no on-street parking allowed. Mr. Rodeberg commented on the soil enhancement need due to the stormwater run-off. He stated there are many on-site materials that may be used for soil enhancement. He commented on the soil specification model presented by the City Forester. Mr. Rodeberg reported the elevation of the lower level is lower than the wetland/pond elevations. Discussion followed on water run-off from the building. Mark Anderson, MFRA, reported a combination of gutters and downspouts will be used to get water away from the building. Some Minutes Planning Commission Î December 15, 2009 Page 3 of the downspouts will be connected to the wetland areas. Mr. Exner stated he is concerned with the loading dock area being lower than the ponds. Mr. Anderson commented on the pumping process. Mr. Rodeberg commented on the lighting of the property and noted the property must be lighted properly for safety. Parking stall sizes were discussed and all meet current standards. Discussion followed on the existing Sherwood Street stub. Mr. Exner explained he has had conversation with the property owner to the west. He stated he is working on dividing the property and dedicating Sherwood right of way. The south end would be vacated. There would be an easement for a driveway to the new Sherwood Street. A trail system on the south side of the property will loop to Jefferson from Edmonton. Mr. Exner reported there will be a by-pass lane on Airport Road. Mr. Kovacic made a motion to close the hearing. Seconded by Mr. Cmowski ,the hearing closed at 6:07 p.m. Mr. Johnson made a motion to recommend approval of the request with staff recommendations 1-13. Seconded by Mr. Fahey, discussion followed on the need to hardsurface the trail along Airport Road at this time. The consensus is the trail must be hardsurfaced. There was also discussion regarding item number 3. The northeast turnaround will be constructed by the developer. The southeast parking lot may serve as the turnaround with modifications on the east end with further staff review. The motion carried unanimously. Chairman Lofdahl stated this item will be placed on the City Council consent agenda at their meeting held December 22, 2009, in the Council Chambers at 5:30 p.m. 5. NEW BUSINESS a) SET DATE FOR PLANNING COMMISSIONER TRAINING ON VARIANCES Gary Plotz commented on the need to use the Government Training Service or League of Cities to lead the workshop. Staff will research dates and costs. 6. OLD BUSINESS Mr. Cmowski stated the Penke variance was tabled indefinitely by the City Council. Mr. Lofdahl commented on the DNR interpretation regarding the lake and not river in that area. Mr. Plotz reported the PenkeÓs agreed to an indefinite extension for further review. 7. COMMUNICATION FROM STAFF Mr. Plotz reported he discussed with City Council to recommend advertising for a Planning Director after the holidays to have the position filled by March. 8. ADJOURNMENT There being no further business the meeting adjourned at 6:19 p.m.