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05-21-2013 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, May 21, 2013 Hutchinson City Council Chambers 1. CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman Christie Hantge at 5:30 p.m. with the following members present: Raymond Norton, John Lofdahl, Bill Arndt, Jim Fahey, Dave Johnston, Dean Kirchoff and Chairman Hantge Absent: Also present: Dan Jochum, Planning Director, Kent Exner, City Engineer, Marc Sebora, City Attorney and Bonnie Baumetz, Planning Coordinator 2. PLEDGE OF ALLEGIANCE 3. SWEARING IN DEAN KIRCHOFF Atty. Sebora swore in Dean Kirchoff for City of Hutchinson Planning Commissioner. 4. CONSENT AGENDA a) Consideration of Minutes dated April 16, 2013. Mr. Fahey moved to approve the consent agenda as submitted. Seconded by Mr. Norton. Mr. Lofdahl noted one change in the April 16th minutes a correction from twin home to single family home. The consent agenda was amended and was approved unanimously. 5. PUBLIC HEARINGS a) CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALLOW VILLAGE RANCH BOYS GROUP HOME AT 851 DALE STREET S.W. TO INCREASE NUMBER OF RESIDENTS FROM 10 RESIDENTS TO 12 RESIDENTS Chairman Hantge opened the hearing at 5:33 p.m. with the reading of publication #7987 as published in the Hutchinson Leader on May 8, 2013. Mr. Jochum explained Village Ranch Inc., is requesting an amendment to the existing Conditional Use Permit to allow an increase of residents from 10 to 12 adolescent males at the Village Ranch boy's group home located at 851 Dale Street S.W. He reported a Conditional Use Permit was approved in 2011 for 10 residents at the group home and the owner is asking to amend the previous CUP with an increase to 12 residents. He reported all conditions of the previous Conditional Use Permit have been met and there have been positive comments regarding the facility. He stated the maximum number of persons allowed by conditional use permit is 16 persons for State Licensed Residential Facilities. Mr. Jochum commented on the following staff recommendations: 1. The standards for granting a conditional use permit would be met, subject to the conditions stated. 2. Maximum of 12 individuals will be allowed to live in the home. 3. If at any point the facility would close or not be in operation for 12 months or more a new conditional use permit would need to be applied for. Mr. Scott Bakeberg, Executive Director of Village Ranch, 13637 160th Ave West, Cokato MN, explained the addition underway is a garage has nothing to do with the increase in residents. Minutes Planning Commission — May 21, 2013 Page 2 They are adding a 2 stall garage with a breezeway. The house has enough rooms for 2 more residents. Motion by Mr. Kirchoff to close the hearing, seconded by Mr. Lofdahl, the hearing closed at 5:37 p.m. Mr. Kirchoff made a motion to approve the request with staff recommendations. Seconded by Mr. Fahey, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting May 28, 2013. b) CONSIDERATION OF VACATION AND RELEASE OF EASMENTS OVER 32 LYNN RD. S.W. Chairman Hantge opened the hearing at 5:38 p.m. with the reading of publication #7987 as published in the Hutchinson Leader on May 8, 2013. Mr. Jochum explained staff has reviewed the request and has found no reason the easement, placed on the property in 1944, which covers the entire lot must remain. There doesn't appear to be any utilities in the easement. The original easement was very vague and covered several lots. It appears the tile line that is in this area only affects a few lots not including this one, therefore the easement can be vacated. Mr. Jochum reported staff recommends approval of the vacation and release of easements as noted above. He explained all the lots in the area were in the easement at that time. Discussion followed on defining the easement on all the rest of the properties. Atty. Sebora explained there may need to be an easement somewhere in the area for utility needs. Mr. Jochum explained there are 10 to 12 properties that are covered by the easement. He suggested considering a description of the area needed for any easement. Atty. Sebora explained the City may need the rights to the easement. Staff would have to check with the engineering department. Mr. Fahey explained there is tightening of title work and we may see this over again. Mr. Jochum reported he will meet with Mr. Exner and Atty. Sebora. Mr. Weckman, property owner, commented on the title change of the property Motion by Mr. Fahey to close the hearing, seconded by Mr. Kirchoff , the hearing closed at 5:44p.m. Mr. Lofdahl made a motion to approve the request with staff recommendations. Seconded by Mr. Arndt, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting May 28, 2013. c) CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE REGARDING GARAGE REQUIREMENTS SECTIONS 154.026,154.004, 154.056, 154.057 AND 154.058 Chairman Hantge opened the hearing at 5:54 p.m. with the reading of publication #7987 as published in the Hutchinson Leader on May 8, 2013. Mr. Jochum reported in the past year we have had requests to construct new homes with no garage and also allow large garages on existing lots. City Staff is requesting an amendment to the zoning ordinance regarding garage requirements as directed by the City Council. The present ordinance requires a 400 sq. ft. garage for new construction on residential lots. A conditional use permit can be granted if there is to be a new home constructed without a garage as the ordinance is written now. The amendment to the ordinance will require garages of at least 400 square feet with all new residential home construction. In addition, this ordinance also is suggested to be changed to allow garages between 1,000 and 1,500 square feet by conditional use permit. Garages larger than 1,500 square feet would not be allowed. Mr. Jochum explained the ordinance amendment will insure every new home in Hutchinson has a garage of at least 400 square feet built. In addition, it will ensure that larger garages fit in with the character of the neighborhood and are not too big. He commented on the ordinance changes. He explained Section 154.026 in the ordinance refers to detached garages. He Minutes Planning Commission — May 21, 2013 Page 3 researched other cities ordinances on garage sizes. Mr. Jochum explained garages need to be in character of the neighborhood and commented on the 1500 sq. ft. cap. He explained staff would like feedback on size. Mr. Lofdahl explained he would think 1500 sq. ft. seems high. Discussion followed on the requirement of no accessory building in the front yard and could they use a conditional use permit to allow accessory structures in the front. Some examples noted were on shoreland lots. Discussion followed on the way to word the ordinance. There was also discussion on the variances previously granted for accessory structures in the front yard in the past on the lakes and river. Mr. Lofdahl commented on examples of the confusion regarding front yard accessory buildings. He explained if access is only available in the front yard a conditional use permit may be granted. Discussion followed on large lot sizes which could accommodate larger garages. Jochum commented on the gray area in the ordinance with odd shaped lots. The research comes down to the use of the residential lots or storage situation or home occupations. Mr. Jochum commented on his research of other cities and the 1500 sq.ft. garages for storage. There was discussion on what would be the appropriate size for a residential area. Mr. Lofdahl commented on the request years ago regarding large garages and the concern of people living in the garages. What is the comfort level for residential areas? Discussion followed on the requirement to have garages on new construction so why limit the size? Discussion followed on residences with outdoor storage.There was discussion on moving in homes and not meeting the regulations. Motion by Mr. Arndt to continue the hearing to the June 18th meeting. Seconded by Mr. Kirchoff. The motion carried unanimously. Discussion followed on the original intent of the ordinance was to have garages but have a way to not have one. 6. NEW BUSINESS Mr. Jochum gave an update on the Comp Plan. He explained he has a copy from the consultant for staff review. There will be another draft for Planning Commission and a public presentation for input at the June 18th meeting. 7. OLD BUSINESS Mr. Jochum reported the Depot site is ready to move dirt possibly next week or after Memorial Day. He reported the Imagine Hutchinson Implementation Committee will meet in early June 8. COMMUNICATION FROM STAFF 9. ADJOURNMENT There being no further business the meeting adjourned at 6:26 p.m.