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07-20-2010 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, July 20, 2010 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, Chad Czmowski, Dean Kirchoff , Dave Johnston and Chairman Lofdahl. Absent: Christie Rock and Jim Fahey Also present: Dan Jochum, 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 June 15, 2010. Mr. Kovacic moved to approve the consent agenda as submitted. Seconded by Mr. Kirchoff. The consent agenda was approved unanimously 4.PUBLIC HEARINGS a) CONSIDERATION OF A VARIANCE TO REPLACE AN EXISTING DETACHED GARAGE IN THE FRONT YARD AT 25 GRIFFIN AVENUE N.E. Chairman Lofdahl opened the hearing at 5:31 p.m. with the reading of publication #7822 as published in the Hutchinson Leader on July 8, 2010. Mr. Jochum commented on the request and explained the property owners are requesting a variance to allow an accessory structure in the front yard setback. The existing nonconforming single stall garage is 14’ x 22’ and placed approximately 3 feet from the interior property line. The proposed 28’ x 34’ garage will meet all setback requirements. He explained the ordinance definition of lot front. He explained this is a reasonable request and hardship because of the lot size. Mr. Jochum commented on the garage appearance to keep the residential character of the neighborhood. He reminded the commissioners of the standards for granting a variance. He explained the garage will not alter the character of the neighborhood. Discussion followed on the placement of the garage in relationship to the property to the north. Mr. Kirchoff made a motion to close the hearing. Seconded by Mr. Czmowski, the hearing closed at 5:39 p.m. Mr. Kirchoff made a motion to recommend approval of the request with staff recommendations 1 and 2. Seconded by Mr. Kovacic, the motion carried unanimously. Chairman Lofdahl stated this item will be placed on the City Council consent agenda at their meeting held July 27, 2010 in the Council Chambers at 5:30 p.m. b) CONSIDERATION TO REZONE PROPERTY IN A RESIDENTIAL AREA FROM C-1 (NEIGHBORHOOD CONVENIENCE COMMERCIAL) TO R-2 (MEDIUM DENSITY RESIDENTIAL) AT 502 HARRINGTON STREET S.W. Chairman Lofdahl opened the hearing at 5:40 p.m. with the reading of publication #7822 as published in the Hutchinson Leader on July 8, 2010. Minutes Planning Commission – July 20, 2010 Page 2 Mr. Jochum commented on the request and explained the previous use as a neighborhood grocery store. He commented on the surrounding zoning of R-2. He stated staff discussed the th address to be off of 5 Avenue as 702 to be consistent with the addresses in the area for public safety. The upper unit should be addressed as Unit 1 and lower unit as Unit 2. He commented on the easterly concrete parking area as not appropriate for the residential use proposed. Staff suggested the property owner mitigate the concrete to reduce the impervious coverage. He commented on the staff recommendation of landscaping treatments being added to the Harrington Street side of the residence, which would help the property fit into the surrounding neighborhood. The proposed use meets the intent of the R-2 zoning. The lot is an existing nonconforming lot and this is an appropriate use for the lot. Mr. Jochum commented on the following staff recommendations: th 702 5 Ave. SW 1. The address of the property will be changed to , in order to be consistent with neighboring properties, as well as be easier to find for public safety reasons. 2. Landscaping treatments should be added to the Harrington St. side of the property which will create more green space so the property will fit the residential character of the neighborhood better. 3. The rezoning is consistent with the Comprehensive Plan, as well as the intent of the R-2 zoning district in the Zoning Ordinance. 4. The property needs to meet the requirements of the R-2 zoning district. Discussion followed on the lot coverage and drainage. There was a suggestion to reduce the curb cut to 32’. The applicant is requesting the use change and the applicant is responsible to remove the concrete. Mr. Exner suggested a 24’ curb cut because there is a second access off th 5 Ave. Discussion followed on the removal of some concrete at the Planning Commisioners discretion Mr. Exner would suggest to get the impervious coverage to 50% and keep with character of the neighborhood. He would recommend removing the concrete in the boulevard. He stated a surmountable curb is alright but decrease curb cut to a 24’ width. Discussion followed on work presently being done now. It was explained only some outside work is being done on the northeast corner of the property. Mr. Exner stated that a B-6 curb must be replaced at the excavation work. Lonnie Brand, Edina Realty, stated the wall being removed was silo staves and needed to be fixed. He explained he and the property owner did not realize this was a commercial zone. He commented on the recommendation of removing 200 sq. ft. of concrete to get to 50% impervious coverage. He explained the plan for planters to be placed on the east side of the house to make a residential appearance. He commented on the proposed landscaping. Discussion followed on the location of the 200 sq. ft. to be removed. Mr. Brand explained the snow removal issues. There was discussion on the areas that could be removed. Mr. Brand again commented on the residential look of the house and asked if they could add green space on top of the concrete with planters. Mr. Scott stated he will be planting gardens on the property. Mr. Jochum commented on other options to the impervious surface issue. In discussions on the need to remove 200 sq. ft. on the property, there was a suggestion to take out one section of concrete on the city right of way and plant a tree with grass in the area. The 200 sq. ft. can be anywhere on the lot. The consensus was to add a recommendation to have only 50% of impervious surface on the lot. Mr. Jochum stated city staff will verify the actual lot coverage. Mr. Exner again stated the N.E. corner should be a B-6 curb and will be the responsibility of the property owner to install. Minutes Planning Commission – July 20, 2010 Page 3 Mr. Scott commented on the look of the building and impervious surface. Mr. Kirchoff made a motion to close the hearing. Seconded by Mr. Czmowski, the hearing closed at 6:25 p.m. Mr. Kovacic made a motion to recommend approval of the request with staff recommendations.1-4 and add language to item 2 “continue with B-6 curb around the northeast corner of the lot to the end of the radius.” Also change item 4 to read: “The property needs to meet the intent of the requirements of the R-2 zoning district and reduce the impervious lot coverage by approximately 200 sq. ft. to 50% lot coverage.” Seconded by Mr. Kirchoff, the motion carried unanimously. Chairman Lofdahl stated this item will be placed on the City Council consent agenda at their meeting held July 27, 2010 in the Council Chambers at 5:30 p.m. 5.NEW BUSINESS a) DISCUSSION OF PROPOSED AMENDMENT TO THE SIGN ORDINANCE REGARDING MOVING MESSAGE TYPE SIGNS Mr. Jochum commented on the revisions proposed and showed pictures of some of the existing electronic signs in the city. He explained the new language would help address safety issues and he commented on the need to address electronic message center sign size, brightness, distractions, etc. There was discussion on not permitting animation on the signs. There are some existing signs that do have animation. This would not be permitted. b) DISCUSSION OF PROPOSED AMENDMENT TO THE SHORELAND MANAGEMENT SECTION OF THE ZONING ORDINANCE Mr. Jochum commented on the general definitions to define height of buildings and impervious surface. There was discussion on measuring the height of a building and how to measure the height on a hill. Mr. Jochum explained there would be a proposed average grade for each situation. We would require the average ground elevation as proposed by the surveyor. Mr. Jochum explained impervious surface will include deck language. Discussion followed on using roof overhangs in the calculation. We presently do not use roof overhangs in the calculation. Variances would be reviewed case by case on allowing use of rain gardens to mitigate the run- off. The public hearing for the ordinance will be next month. Consensus of the commissioners is to add mitigation language. Staff will forward the language to the Planning Commissioners before the public hearing. There was discussion on the use of rain barrels to mitigate the first one inch of run-off. 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF Mr. Jochum commented on a fence on South Grade Road by the trail. He explained it was installed 6” to 8” from the trail. He reported the fence is on the property owners lot and according to the ordinance can legally be installed up to the trail. He would propose future language for Minutes Planning Commission – July 20, 2010 Page 4 setback of fences off of trails to be 2’ from the trail easement. There was discussion on a moratorium to allow time to change the language. 8.ADJOURNMENT There being no further business the meeting adjourned at 7:20 p.m.