Loading...
03-19-2013 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, March 19, 2013 Hutchinson City Council Chambers 1. CALL TO ORDER 5:30 P.M. The meeting was called to order by Chairman John Lofdahl at 5:32 p.m. with the following members present: Raymond Norton, Christie Rock, Bill Arndt, Dave Johnston and Chairman Lofdahl. Absent: Jim Fahey and Dean Kirchoff 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 March 5, 2013. Mr. Norton moved to approve the consent agenda as submitted. Seconded by Mr. Johnston. The consent agenda was approved unanimously 4. PUBLIC HEARINGS a) CONSIDERATION OF PRELIMINARY PLAT OF WALGREENS ADDITION AND CONDITIONAL USE PERMIT FOR DRIVE THRU SERVICE LOCATED AT 945 HWY 15 S b) CONSIDERATION OF FINAL PLAT OF WALGREENS ADDITION AND SITE PLAN REVIEW LOCATED AT 945 HWY 15 S Mr. Jochum commented on the requests by James Family Properties for a preliminary and final plat to create a two lot plat from the former Runnings property. A site plan has also been applied for to construct a 14,820 square foot Walgreens Store with a drive through pharmacy on the western most lot. The drive through requires a conditional use permit. At this point, there are no plans to develop the easterly parcel, however the parcel is zoned C -4 and is developable. He explained there was a one stop shop for the development on January 14th and an additional staff meeting to review the applications. Mr. Jochum reported they have presented a nice looking building for the area and the building meets all requirements. He commented on the setbacks which appear to be met. The most recent site plan is updated from the plan in the packet. The two way traffic is noted. He commented on the changes and reported the developer responded well to staff recommendations. He explained this is not a perfect site to work with but it is a good looking site plan. Mr. Jochum reported the lots to be platted are both larger than one acre and meet the lot size requirements. A parkland contribution will be required at the time of building permit application. He commented on the building size and appearance and the drive through service. He noted sign permits will be needed for signage on the property as noted on the building elevation plan. Mr. Jochum commented on regulations for the number of parking spaces required. He explained 60 spaces will be adequate based on the requirements set forth in the ITE manual which allows for 3 spaces per 1000 sq. ft. Walgreens is showing 4 spaces per 1000 sq. ft. Minutes Planning Commission — March 19, 2013 Page 2 Mr. Jochum reported on the access points to the property. He commented on exiting and the significant improvements on the entrance from Hwy 15. He explained the easements that are necessary to facilitate site circulation. He commented on the size of the parking stalls and that the vehicle overhang area will help to meet the ordinance. Actual parking space is 18 feet with a 2 foot overhang which will make the 20 foot required length. There are no plans for Lot 2 development. Discussion followed on the ease of developing the second lot. Mr. Jochum stated the first step is to demolish the existing building. He explained access off Echo Drive will aid in the development of the second lot. Discussion followed regarding the demolition of the building. There was discussion on two way traffic through to Echo Drive. Mr. Exner stated the two way road on the South side of Lot 1 would be divided by a median. He stated a two way road on the south side of Lot 2 through to Echo Drive should be avoided. Mr. Jochum explained there will be a site plan for the second parcel when that is to be developed. Mr. Oxborough, representing James Family Properties, commented on the traffic flow planned for the property and anticipation of future traffic flow. He stated City staff has been helpful in the process for development of the property. Mr. Jochum explained there will be several cross access easements required for this property. Cross access easement rights will need to be negotiated with Mid - Country Bank on the northern portion of the property. In addition, easement rights will need to be extended on the southern portion of the property with the City of Hutchinson to extend the access easement all the way to the east to Echo Drive. The City will be consulting with Hutchinson Health on the extension of this easement as well. All of these easements will need to be recorded with McLeod County as a condition of approval for this project. He stated staff has concerns with site circulation for this project. He also commented on the landscaping and lighting plans for the site. He explained that the Conditional Use Permit is required for the drive through. He reported eighty feet of stacking is required and the site plan appears to accommodate stacking space. Discussion followed on the intersection traffic stop. Mr. Jochum commented on changes to the recommendation as follows: number 5 should be deleted, add language to #3, "from when the building permit is issued ". Clarify #11 to read "areas within the Walgreens property" Add language to #12 noting the use shall be considered started after the building permit is issued. Mr. Oxborough explained he is not sure how long it will take to begin or finish the development. Mr. Jochum explained it is one year after the building permit is issued. 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. The proposed building and site improvements shall comply with the standards of the C -4 district and the Zoning Ordinance, as well as all other City regulations. 3. The existing building on the site must be demolished within 180 days. 4. The interior lot line setback of 6 feet on the northern property line from parking lot/circulation drive must be met. 5. Two -way traffic will not be allowed along north side of proposed building. One -way traffic going westbound along the north side of the building will be allowed. A do not enter sign shall be placed on the curb bump out near the northwest corner of the building. Minutes Planning Commission — March 19, 2013 Page 3 6. The width of the driving lane on the south end of the lot exiting to the TH 15 Frontage Road must be at least 14 feet wide. 7. Dedicated easement rights must be established with Mid - Country Bank on the northern portion of the property to allow cross access and storm sewer configuration. 8. Dedicated easement rights must be granted to Mid - Country Bank along the north property line to allow Mid - Country Bank access to Echo Drive. 9. Easement rights need to be extended along the south property line with the City of Hutchinson to allow access to the southeast entrance to the Walgreens lot and Echo Drive. 10. Any reconstruction of existing infrastructure within City of Hutchinson easement areas shall be the developer's responsibility, including improvements and associated costs. This work shall meet all of the City's engineering standards and be approved by the City. 11. Maintenance (including pavement surfacing, street sweeping, snow removal, etc) within roadway and utility easement along south property line will be the property owner's responsibility. 12. There must be emergency service access around the building. Fire hydrants must be located no farther than 400 feet from the building. 13. Exterior refuse collection area must be fully screened. 14. The conditional use permit shall remain in effect as long as the conditions required by the permit are observed. Any expansion or intensification of a conditional use or change to another conditional use requires approval of a new conditional use permit. 15. If the proposed use fails to start operation within one year of the conditional use permit being granted, the conditional use permit shall be deemed null and void and a new conditional use permit must be applied for. There was discussion on the lot surface once the building is demolished. Mr. Exner stated the lot surface must be stabilized. Mr. Oxborough stated the plan is to stabilize the surface. Mr. Exner commented on the stormwater drainage from the property. He explained the drainage will be improved by the Walgreens development. Motion by Mr. Arndt to close the hearing, seconded by Mr. Johnston the hearing closed at 6:17 p.m. Mr. Arndt made a motion to approve the request with the modifications discussed. Seconded by Mr. Norton to approve with modifications, the motion carried unanimously. This item will be placed on the City Council consent agenda at their meeting March 26, 2013. 5. NEW BUSINESS 6. OLD BUSINESS 7. COMMUNICATION FROM STAFF Mr. Jochum gave an update of the Imagine Hutchinson Downtown plan which was presented to the City Council on March 12, 2013, and will be on the April 9, 2013, for formal adoption. He explained the Comprehensive Plan process will resume when the new EDA Director comes on board. He reported there will be an open house to review the plan. 8. ADJOURNMENT There being no further business the meeting adjourned at 6:23 p.m.