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09-21-2010 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, September 21, 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, Christie Rock, Jim Fahey, Chad Czmowski, Dave Johnston and Chairman Lofdahl. Absent: Dean Kirchoff Also present: Dan Jochum, Planning Director, Marc Sebora, City Attorney and Bonnie Baumetz, Planning Coordinator 2.PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA a) Consideration of Minutes dated August 17, 2010 Mr. Fahey moved to approve the consent agenda as submitted. Seconded by Mr. Kovacic, the consent agenda was approved unanimously 4.PUBLIC HEARINGS a) CONSIDERATION OF CONDITIONAL USE PERMIT AND SITE PLAN REVIEW TO ALLOW CONSTRUCTION OF SECOND ORDER POINT FOR DRIVE-THRU AT MCDONALD’S RESTAURANT, 1098 HWY 15 S. Chairman Lofdahl opened the hearing at 5:31 p.m. with the reading of publication #7831 as published in the Hutchinson Leader on Thursday, September 9, 2010. Mr. Jochum explained the property owner is requesting a conditional use permit and site plan review to allow for a second order point at the McDonald’s restaurant drive-thru. He reported that, by ordinance, a conditional use permit is required for drive-thru uses. He commented on the site configuration. He commented on the staff concerns regarding traffic congestion and traffic flow on the site and the need to stripe the drive-thru lanes in yellow and the parking and parking lot circulation in white. The consensus of staff was the proposal would alleviate some of the congestion with less stacking. He explained recommendation #3 is addressed in the plans submitted however, there should be a recommendation added stating the City may install a “Do Not Block Roadway” sign at the Century Avenue entrance. Staff recommends approval with the following recommendations: 1. The standards for granting a conditional use permit would be met, subject to the conditions stated. 2. Provide striping to define limits of the drive-thru lane, as well as parking lot and parking lot circulation areas. 3. The City may install a “Do Not Block Roadway” sign at the Century Avenue entrance. Mr. Kovacic made a motion to close the hearing. Seconded by Mr. Johnston, the hearing closed at 5:37 p.m. Mr. Fahey made a motion to recommend approval of the request with staff recommendations as amended. 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 to be held September 28, 2010, in the Council Chambers at 5:30 p.m. Minutes Planning Commission – September 21, 2010 Page 2 b) CONSIDERATION OF AMENDMENT TO CITY CODE CHAPTER 154 – ZONING; SECTION 154.004, DEFINITIONS; SECTION 154.136, GENERAL REQUIREMENTS FOR SIGNS; SECTION 154.138, PROHIBITED SIGNS. Chairman Lofdahl opened the hearing at 5:56 p.m. with the reading of publication #7831 as published in the Hutchinson Leader on Thursday, September 9, 2010. Mr. Jochum reminded the commissioners that this item was tabled from the last meeting. He commented on the changes and the language change from electronic message signs to dynamic signs to alleviate confusion and clarifies the use of graphics. He commented on the areas to be permitted, conditionally permitted and prohibited. He explained the sign area coverage has been simplified in this revised version of the ordinance. He also commented on a variety of other changes to the previously proposed ordinance. He stated that he tried to address comments from the last meeting. This ordinance would be more flexible and yet add safety. Discussion followed on the movement in signs. There was also discussion on the percentage of the dynamic sign coverage. It was the consensus of the commissioners that 2/3rds coverage seems reasonable. There was lengthy discussion on the sign setback from residential areas. There were concerns not to hinder the investment business owners have in the present existing signs. Kevin Heikes, 710 Roberts St., owner of Factory Direct, commented on his research regarding MNDOT regulations of electronic signs. He reported MNDOT regulates display or loop time to 6 seconds. He commented on limiting the graphic movement and explained there could be some limitations but there should be a balance of the graphic movement. He explained signage gives the most advertising for the dollars. He suggested simplifying the ordinance to allow more movement on signs. Discussion followed on flashing or strobe signs versus traveling text and movement in the background. The Commissioners discussed the wording in the ordinance to allow movement not flashing. Mr. Jochum explained the need for regulation as more signs are installed and the impact on the aesthetics of the community and yet protecting the businesses. After discussion, the consensus was to include 66% coverage and 6 seconds of display or loop time. It was discussed that communication with technology will always be changing. The commissioners discussed the existing non-conforming signs and agreed those signs could be allowed as they are now in place. Chairman Lofdahl reviewed the changes to the proposed ordinance Section (O): 1. Change (3) from 40% to 66% 2. Change (5) from 125 feet to 100 feet 3. Delete (6) 4. In (9) delete “due to excessive brightness”. 5. Change (10) to add “or loop time of 6 seconds”. 6. Delete (12). 7. Delete (13) Mr. Fahey made a motion to close the hearing. Seconded by Ms. Rock, the hearing closed at 7:09 p.m. Mr. Kovacic made a motion to recommend approval of the request with the edits discussed. Seconded by Mr. Czmowski, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting to be held September 28, 2010, in the Council Chambers at 5:30 p.m. Minutes Planning Commission – September 21, 2010 Page 3 c) CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW A 21,000 SQ. FT. DAY CARE FACILITY IN THE MIXED USE DISTRICT (MXD) LOCATED NORTH OF GOLF COURSE ROAD REQUESTED BY RANDY ANDERSON, CROWN PROPERTIES, INC., PROPERTY OWNER Chairman Lofdahl opened the hearing at 5:38 p.m. with the reading of publication #7831 as published in the Hutchinson Leader on Thursday, September 9, 2010. Mr. Jochum explained there are three parts to this request. The conditional use permit requires a public hearing and the following final plat and site plan review are also required to have approval before the project may move forward. He reported the property owner received approval of the preliminary plat and rezoning of 38.8 acres located at 525 Golf Course Road for development of a children’s day care facility for 120 children with therapy and other related services available on site. The day care facility will be approximately 13000 sq. ft. and the therapy 8000 sq. ft. of the proposed building. There was a one-stop-shop regarding the request on May 28, 2010. He explained the day care requires a conditional use permit in the MXD district and must meet the standards for granting a conditional use permit. Staff would recommend approval with the following recommendations: 1. The proposed building and site improvements shall comply with the standards of the MXD district and the Zoning Ordinance. 2. A certified property survey is required before a building permit will be reviewed. Review and approval of the final site plan is required by the City Engineer and Planning Director before construction. 3. Access will be from Montana Street with secondary access off Minnesota Street. Property owner must stub in Minnesota Street and extend utilities. 4. Satisfy wetland mitigation requirements with McLeod County and City of Hutchinson. 5. Provide a turnaround on both ends of the street stubs. 6. Add one parking stall to parking lot. 7. Communicate construction timeline to the city for construction of streets. st 8. After November 1 there will be a cost increase for digging electric and gas lines. 9. The final plat shall be recorded at the McLeod County Recorder’s Office within 270 days of approval. 10. A Subdivision Agreement must be executed prior to filing of the final plat. 11. Address Engineer comments in report his report of September 14, 2010. 12. Address John Paulson’s comments related to stormwater and erosion control dated September 14, 2010. 13. The proposal would meet the standards for granting a conditional use permit, including providing a service to the community and would not have an undue adverse affect upon adjacent property, neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare; and, would not interfere with use of neighboring property. Mr. Czmowski made a motion to close the hearing. Seconded by Ms. Rock, the hearing closed at 5:40 p.m. Mr. Kovacic made a motion to recommend approval of the request with staff recommendation1-13. Seconded by Mr. Czmowski, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting to be held September 28, 2010, in the Council Chambers at 5:30 p.m. Minutes Planning Commission – September 21, 2010 Page 4 5.NEW BUSINESS a) CONSIDERATION OF FINAL PLAT OF CROWN ADDITION LOCATED NORTH OF GOLF COURSE ROAD REQUESTED BY RANDY ANDERSON, KIDS INC. Mr. Jochum commented on the lot arrangement, streets and access and review by the City Engineer of the preliminary grading and stormwater management plan. He commented on the streets being stubbed to the property. Discussion followed on the comprehensive plan amendment at the last meeting to allow the day care and therapy use. Mr. Jochum explained the day care use is permitted in R-1 district. The MXD will allow the therapy offices. b) CONSIDERATION OF SITE PLAN REVIEW FOR 21,000 SQ. FT. DAY CARE AND THERAPY FACILITY LOCATED IN THE CROWN ADDITION PLAT REQUESTED BY RANDY AND MARY ANDERSON, CROWN PROPERTIES, LLC. Mr. Jochum reported the proposed building would be an approximately 20,822 square foot one- story structure. The building plans show the exterior as hardboard siding with windows on all sides of the building. He explained the building will fit in with residential uses in the area. The main entrance is facing south/southeast. He commented on the proposed setbacks. He reported the landscaping is adequate and spacing of the shade trees near the NW roadway entrance into Minnesota Street should take into consideration the visibility at the intersection before planting. Mr. Jochum explained staff recommends one additional parking space be added in order to meet the parking requirements. He stated the Engineer comments and SWPPP comments must be addressed and the following items be added to the recommendations approved with the conditional use permit: 14. Water quality for the entire site must be addressed. 15. Provide verification of wetland delineation approval (per County Environmentalist) and the acceptance of a wetland mitigation plan. 16. Identify proposed wetland mitigation areas. There was discussion on the traffic pattern to the development. The City will design the road based on the Engineer review. The wetland delineation was discussed and the final approval will be by the County. A representative from Miller Architects and Builders explained that Minnesota Street will be a secondary access to the facility. Mr. Jochum stated he will clarify with the City Engineer if there was a misprint in the recommendation that Minnesota Street must be stubbed-in with utilities extended. Mr. Exner will advise the City Council next week. Mr. Fahey made a motion to recommend approval of both items a and b with staff recommendations adding 14, 15, and 16, to the recommendations previously approved. Seconded by Mr. Johnston, the motion carried unanimously. Mr. Lofdahl stated this item will be placed on the City Council consent agenda at their meeting to be held September 28, 2010 in the Council Chambers at 5:30 p.m. Minutes Planning Commission – September 21, 2010 Page 5 c) COMPREHENSIVE PLAN UPDATE DISCUSSION Mr. Jochum stated he has completed a preliminary work plan. He asked the commissioners it they would like to discuss the work plan with a short presentation for input at the October meeting since there are no public hearing applications for next month. The commissioners suggested they would like to meet to begin the review process of the comprehensive plan. 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF a) Mr. Jochum commended the Planning Commissioners on their work on an ordinance regarding the shoreland issues. He reported the City Council had some additions and changes to the proposed shoreland ordinance and he updated the Planning Commissioner on the changes. 8.ADJOURNMENT There being no further business the meeting adjourned at 7:30 p.m.