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04-20-2010 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, April 20, 2010 Hutchinson City Council Chambers 1.CALL TO ORDER 5:30 P.M. The meeting was called to order by Vice Chairman Chris Kovacic at 5:30 p.m. with the following members present: Christie Rock, Jim Fahey, Chad Czmowski, Dean Kirchoff , Dave Johnston and Vice Chairman Kovacic. Absent: Chairman Lofdahl 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 March 16, 2010. Mr. Czmowski moved to approve the consent agenda as submitted. Seconded by Mr. Johnston. The consent agenda was approved unanimously 4.PUBLIC HEARINGS a) PRELIMINARY AND FINAL PLAT OF “HUTCHINSON MALL PLAT 3” SUBMITTED BY GUS WURDELL, CHIEF MANAGER, SOUTHERN PRAIRIE DEVELOPMENT LLC, PROPERTY OWNER Vice Chairman Kovacic opened the hearing at 5:32 p.m. with the reading of publication #7799 as published in the Hutchinson Leader on Thursday, April 8, 2010. Mr. Plotz commented on the request to for a 1 lot preliminary and final plat of Hutchinson Mall Plat 3 located in the Hutchinson Mall plat. The lot will be 1.45 acres and is located in the north east corner of the Mall plat. He explained staff had met with Mr. Wurdell and discussed the parking requirement for the Hutchinson Mall and proposed restaurant. The property owner must be able to meet all parking requirements for both plats. Mr. Plotz noted there are 141 additional parking spaces shown on the preliminary plat. The surveyor’s parking note states there were 666 total parking spaces available prior to the proposed plat. There will be 135 spaces lost with the proposed plat which leaves a total of 672 parking spaces. He reported there was a parking variance approved in 1980 which required 5.5 spaces per 1000 sq. ft. of gross leasable area. Staff was informed by Mr. Wurdell that there is 121,000 sq. ft. of gross leasable area in the Hutchinson Mall. Staff calculates the number of spaces required as 665.5 spaces. The parking requirement for the proposed lot will be determined by the use. Mr. Plotz commented on the following staff recommendations: 1. Preliminary and final plat meets the requirements of the C-4 district. 2. Old pavement on the west side of the lot may not be extended to accommodate the new parking arrangement. 3. Must maintain minimum fire lanes and access. 4. Maintain 24 foot drive lane on the west side of the property and 30 foot drive lane near the building. 5. Provide dimension drawing of parking. 6. Gas meters on the west side of building nee sufficient protection. Minutes Planning Commission – April 20, 2010 Page 2 Mr. Exner commented on the 30 foot lane dimension requirement for site line when the drive lane goes around the building. He explained the recommendation not to allow extension of the paved area to the west due to drainage. He stated 6 feet will not add to drainage problems. Discussion followed regarding the need to add curb and gutter on the west side of the parking lot. There was also discussion of snow removal since past winters there has been a large snow pile in the area of the new lot. Mr. Wurdell, co-owner of the mall, stated snow piles will be hauled to the west side of the building and removed. Mr. Exner noted there is no nuisance drainage in that area. Discussion followed on the size of the new lot to accommodate the proposed restaurant. Mr. Wurdell stated that the lot will accommodate the proposed use. He has addressed the parking hardsurface requirement. There was discussion on the placement of parking and the possibility of amending the parking variance. Mr. Plotz explained the possibility of a variance and the definition of a hardship. Ms. Rock explained she is concerned with the safety issues with the proposed tight parking. Discussion followed on the added parking stalls. Mr. Wurdell stated the parking near the building could be limited to drop off and pick up and short term parking. Joe Frederick, Buffalo Wild Wings, commented on his site plan to be presented next month. He stated the building will be 5300 sq. ft. He explained this site will give him double the requirement for parking. He commented on the arrangement of the lot. Mr. Wurdell commented on the traffic flow. Mr. Kirchoff made a motion to close the hearing. Seconded by Mr. Czmowski, the hearing closed at 5:55 p.m. Mr. Czmowski made a motion to recommend approval of the request with staff recommendations amending #4 from 30’ to 24’. Discussion followed regarding the requirement to add short term parking for the spaces in the front. Seconded by Mr. Kirchoff, the motion carried unanimously. Ms. Baumetz stated this item will be placed on the City Council consent agenda at their meeting held April 27, 2010, in the Council Chambers at 5:30 p.m. b) VARIANCE TO ALLOW REPLACEMENT OF PRESENT PARKING LOT UP TO PROPERTY LINES AT ANIMAL MEDICAL CENTER INC., 405 CALIFORNIA STREET N.W., REQUESTED BY DR. JOHN FRONING, PROPERTY OWNER Vice Chairman Kovacic opened the hearing at 5:58 .m. with the reading of publication # 7799 as published in the Hutchinson Leader on Thursday, April 8, 2010. Mr. Plotz explained the property owner is requesting a variance to allow a zero foot setback to the property line for replacement of an existing parking lot at the Animal Medical Center building. The property owner has stated the parking lot is in need of repair and he would like to replace it up to the property lines on the north and west. Mr. Plotz explained the parking lot setback requirement in the C-4 district is 6 feet from the interior lot line and 10 feet from the street right of way. Mr. Plotz commented on the property owner’s statement of unique circumstance as: “The lot is narrow and adequate parking cannot be achieved if we reduce the size of the parking lot to comply with the zoning ordinance setbacks” and hardship as: “We are not able to meet the minimum number of required parking spaces and we will have inadequate parking spaces for staff and clients. Without the variance and following the minimum requirements for off-street parking, we will have only 11 spaces. The variance would allow 19 spaces. (10 staff and 9 clients).” The parking calculations are based on the ordinance requirement of 5.5 spaces per 1,000 sq. ft. for commercial use and 1 space per 2,000 sq. ft. of storage use would be 20 spaces required for this building. Approximately 3,400 sq. ft. is the commercial use or veterinary clinic = 19 spaces and approximately 1700 sq. ft. of the building is storage = 1 space. Minutes Planning Commission – April 20, 2010 Page 3 Staff recommendations as follows: 1. The standards for granting a variance have been met, including the finding of undue hardship and uniqueness. The characteristics of the property were not created by the applicant and the proposed parking lot would not alter the character of the locality. 2. Provide a curb along the west side of the parking lot to prevent cars from parking into the boulevard. 3. Overlay parking spaces on plan prior to issuing a permit. John Olson, Public Works Manager, explained the need for curbing along the boulevard to delineate the driveways and parking lot from the boulevard. Dr. Froning stated he would like to redo the entire lot even the cement driveways. There is no existing delineation between the parking lot and boulevard. He had no plan for curbing on the west side. He commented on the number of existing spaces along the building and proposed spaces. Mr. Exner commented on the need to curb to protect the right of way line. He also stated the boulevard must be restored to grass. He explained poured curb and gutter would be ideal however, temporary curbing would be tolerated. Discussion followed on changing recommendation #2 to read “provide portable concrete barriers” and #4 “restore boulevard to grass coverage”. The revised curbing recommendation is different from the previous item. Mr. Fahey made a motion to close the hearing. Seconded by Mr. Johnston, the hearing closed at 6:10 p.m. Mr. Fahey made a motion to recommend approval of the request with staff recommendations amending #2 to provide curb or temp curb stop and add #4 restore boulevard to grass coverage. Seconded by Mr. Johnston, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting held April 27, 2010, in the Council Chambers at 5:30 p.m. c) CONDITIONAL USE PERMIT REQUESTED BY CITY OF HUTCHINSON TO RELOCATE EXISTING LIFE LINK TRAILER AT THE HUTCHINSON MUNICIPAL AIRPORT, 1700 BUTLER FIELD DR. S.W. Vice Chairman Kovacic opened the hearing at 6:12 p.m. with the reading of publication #7799 as published in the Hutchinson Leader on Thursday, April 8, 2010. Mr. Plotz explained the existing property layout. He explained the proposal for moving the trailer 41’ from the hangar and commented on the safety issues and the snow loads. He commented on the State code setbacks. He reported publicly owned buildings must also follow the process. The proposed location is consistent with State codes division. John Olson, explained the initial design for the placement of the trailer. He commented on the process for the 6 foot placement which included a fire wall and the snow load issue. He reported using an imaginary 30’ property line from the trailer to the hangar will address both issues by moving the trailer. Utilities are available to the trailer. The foundation issues are also solved. Mr. Kirchoff made a motion to close the hearing. Seconded by Mr. Fahey, the hearing closed at 6:19 p.m. Mr. Kirchoff made a motion to recommend approval of the request with staff findings of meeting the standards for granting a conditional use permit. Seconded by Mr. Fahey, the Minutes Planning Commission – April 20, 2010 Page 4 motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting held April 27, 2010, in the Council Chambers at 5:30 p.m. d) REZONE RECENTLY ANNEXED 5.6 ACRES OWNED BY HUTCHINSON EDA FROM R-1 (SINGLE FAMILY RESIDENTIAL) TO I-1 (LIGHT INDUSTRIAL PARK) LOCATED EAST OF TH CUSTOMER ELATIONS, 1150 5 AVE. S.E. Vice Chairman Kovacic opened the hearing at 6:20 p.m. with the reading of publication #7799 as published in the Hutchinson Leader on Thursday, April 8, 2010. Mr. Plotz explained the location of the property in the industrial park on the east side of the City. He reported the parcel was annexed into the city as R-1 (Single Family Residtendial). I-1 (Light Industrial) makes the property marketable in the industrial district. Mr. Johnston made a motion to close the hearing. Seconded by Ms. Rock, the hearing closed at 6:22 p.m. Ms. Rock made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Czmowski, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting held April 27, 2010, in the Council Chambers at 5:30 p.m. 5.NEW BUSINESS None 6.OLD BUSINESS None 7.COMMUNICATION FROM STAFF th a) Mr. Plotz reminded the Commissioners of the variance workshop to be held at the May 18 meeting. He also commented on the items for the next meeting. The City Council will be invited to the workshop on variances. b) Update on the Planning Director position by Mr. Plotz. c) Discussion on the shoreland ordinance and timing of new ordinance. Mr. Plotz stated the City Attorney will be drafting an amendment to the ordinance. Atty. Sebora commented on the number of variances that may be coming forward and the Mayor would like the ordinance revised and updated. 8.ADJOURNMENT There being no further business motion by Czmowski, second by Kirchoff, the meeting adjourned at 6:30 p.m.