Loading...
08-17-1999 PCM cMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, August 17, 1999 CALL TO ORDER 5:30 P.M. The meeting was called to order by Acting Chairman Bill Arndt at 5:30 p.m. with the following members present: Dave Westlund, Jim Haugen, Jeff Jones, Dean Kirchoff, and Jeff Haag. Absent: Dean Wood. Also present: Julie Wischnack, Director of Planning and Zoning; Bonnie Baumetz, Planning and Zoning; and Richard Schieffer, City Legal Counsel. 2. CONSENT AGENDA a) CONSIDERATION OF MINUTES OF REGULAR MEETING DATED JULY 20, 1999 Mr. Haag made a motion to approve the minutes. Seconded by Mr. Haugen the motion carried unanimously. PUBLIC HEARINGS a) CONSIDERATION OF CONDITIONAL USE PERMIT REQUESTED BY PAXTON ANDERSON TO CONSTRUCT MULTI -FAMILY RESIDENCES IN THE R-3 DISTRICT LOCATED AT 851 DALE ST. S.W. Acting Chairman Arndt opened the hearing at 5:31 p.m. with the reading of publication #6051 as published in The Hutchinson Leader on Thursday August 5, 1999. Ms. Wischnack said the applicant is requesting a conditional use permit to construct multi -family residences in an R-3 district. (one, 5 -unit building and two -2 -unit buildings) now has been revised to one 5-plex and one duplex. There is an existing duplex located on the property. The existing zoning of the property is R-3. Single family residential, R-2 zoning, abutting on the East, West and South, four -unit residential, R-3 zoning, abutting on the North. Parking -The site plan does provide adequate parking. Density -There is a total site area of 84,110 square feet. This requirement has been met. Proposed density is 51,000 square feet. Setbacks and Future Subdivision - The applicant is not proposing to plat the property at this time; therefore the units would be rented. If there is a subdivision in the future, staff has concerns about whether this layout would provide for platting. Buffer Area -There is a buffer area of existing trees on the eastern portion of the property. The City Forester reviewed the health of the buffer and provided a recommendation in writing. It may be necessary to revegetate some parts of the buffer to ensure a buffer will continue for the single family homes to the East. Fire/Emergency Service — Revised plans meets 150' distance requirement. Deck Areas - There are deck areas provided on the site plan. It has been communicated that these are at grade patios and are not decks. Decks would need to meet the setback requirements. Utilities — Staff is concerned about future utility locations if the property is subdivided. Additionally, there is a requirement for a 10 -foot perimeter easement. Staff is recommending this be a wider corridor as to not affect the existing buffer line. Open Space — The Zoning Code requires at least 20% (16,552 sq. ft.) of the site be open space. The site provides approximately 18,600 sq. ft. of open space within the setback areas. There is a storm water pond included on site. Staff recommends approval of the conditional use permit if the following conditions are met: 1. Parking regulations must be met providing three visitor spaces for the 5 -unit building. 2. The buffer must be maintained on the eastern property line. Improvements, as recommended by the City Forester, must be completed. 3. This recommendation is not based on subdividing the property, as that has not been included in the application. 4. Utility easements must be dedicated. 5. A storm water pond must be constructed as to not add any run-off greater than pre -development standards. 1 Bryce Grundahl, 804 Laura Avenue SW, asked what does "maintain" mean for buffer zone, and it appeared to him the existing trees along 40' of the easement area would have to be removed. Mark Schnobrich's letter was referenced to explain plantings in the buffer area. Mr. Grundahl explained his proposal for construction as follows: 1. Remove existing unit. 2. Build a 5-plex at an angle. 3. Do not develop property. 4. City buy back the area for park. or neighborhood buy back. 5. Remove duplex, build 5-plex ,and build a 4-plex. Paxton Anderson said he was meeting the requirements for green space. Jeff Jones asked if Mr. Anderson would consider selling the apartment buildings on the property separately. Mr. Anderson said he would probably sell as a whole. Jerry Block, 825 Dale Street, proposed only one 5-plex on the lot. He liked open space. He thought Mr. Anderson's proposal had too many buildings. Don Pankake, 805 Laura Avenue SW, was concerned the drain pond would not be able to hold the required storm water. The low spot on the adjacent lot collects water from rain storms now. The water flows into this area from the existing grassy area. Kim Grundahl, 804 Laura Avenue SW, asked if there will be a fence around the pond, what is the depth of the pond, and will the mosquitoes be intensified. Also if these are 3 -bedroom apartments, will there be a play area for children, will the decks be screened in the future, and how will Mr. Paxton's proposal enhance her property. Ms. Wischnack said pond fencing has not been required in the past. Paxton Anderson said an existing open area is being used as a play area. Joel Millett, 1005-8h Ave SW, said he has noticed increased noise level and traffic since the existing duplex was rented. The effect on his property value is a concern. Dave Graff, 805 Craig Avenue SW, has noticed increased traffic. He favored Bryce Grundahl's proposal. Don Nelson, 775 Laura Avenue SW, said the easements may be an issue for small utilities. The power lines will be entering the property from the SE comer. The ponding is going to be in the easement area. He is in favor of Bryce's proposal because it is more consistent with the existing site. Mr. Anderson's proposal is too dense. Paxton Anderson said his proposal for seven units was well within range of density requirements. Mr. Haag moved to close the hearing, seconded by Mr. Jones, the hearing closed at 6:30 p.m. Mr. Jones made a motion to recommend denial of the request as: the proposed buildings, as provided in the site plan, will have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, utility facilities, safety and general welfare of the neighborhood. Seconded by Mr. Haag. The motion carried. Five votes cast for denial, Jim Haugen abstained from voting. b) CONSIDERATION OF CONDITIONAL USE PERMIT REQUESTED BY DAN AND GERI SMITH TO REMOVE EXISTING GARAGE AND REPLACE WITH 28'X 30' GARAGE LOCATED THREE FEET FROM THE PROPERTY LINE AT 565 JUERGENS RD. Acting Chairman Arndt opened the hearing at 6:29 p.m. with the reading of publication #6052 as published in The Hutchinson Leader on Thursday August 5, 1999. Ms. Baumetz, explained the applicant is requesting a conditional use permit to construct a 28' x 30' garage three feet from the property line. The garage location does not negatively affect the neighborhood. The building will be replacing a dilapidated one -car garage. The City Code provides for conditional use permits for construction of a garage 3 feet from the property line. This provision was provided for replacement of existing garages in the older sections of town. Staff recommends approval of the conditional use permit with the following conditions: 1. A survey of the location of the garage must be submitted. 2. The garage may not exceed 16 feet in height. 3. The garage may not be of "pole barn" type construction. 2 4. The existing garage must be removed. 5. New driveway of pavement must be with 5' of property line. Mr. Haag moved to close the hearing, seconded by Mr. Kirchoff, the hearing closed at 6:33 p.m. Mr. Westlund made a motion to recommend approval of the request with staff recommendations. Seconded by Mr. Haugen. The motion carried unanimously. a) CONSIDERATION OF CONDITIONAL USE PERMIT REQUESTED BY FRED WERTH TO MOVE A 36' X 35' TWO STORY HOUSE TO A VACANT LOT LOCATED AT 123 — 4T" AVE. NW Acting Chairman Arndt opened the hearing at 6:33 p.m. with the reading of publication #6053 as published in The Hutchinson Leader on Thursday August 5, 1999. Ms.Wischnack said the applicant is requesting a conditional use permit to move a 36'x 35' two story house from 1470 South Grade Road SW (L&P Supply) to 123 Fourth Avenue Northwest. State Highway 7 is the access for this property. In discussing the application with MNDOT, they would prefer a combined entrance with the property owner to the east. The applicant is researching whether an easement will be possible. Staff had concerns about the actual move of the building, and have requested the applicant contact the different agencies involved with a move, prior to the Planning Commission meeting. Agencies would include: Police Department, City Forester, Street Department, Water Department, Utilities, Cable, Telephone, and State Patrol. The applicant had received those signatures. There is a very large boulevard tree near the property, which may not be removed. Drainage for the new home site is also a concern. Site drainage may not negatively impact adjacent property owners. There may be a gas service, which would need relocation on the property. The sewer connection can be made to the west. There must be a new water service connection. Staff recommends approval based on the following conditions: 1. The applicant may not remove boulevard trees. 2. There is a preference to have a combined access for a driveway, but if not a Mndot permit would be required. 3. Any fees incurred for the move are the responsibility of the applicant. Fred Werth said he has talked to the neighbors to the north regarding an easement for driveway access. Jeff Loncorich,115 4'" Ave NE, said he felt his property would lose value. He was also concerned with water run off the hill on the north side of the lot. Mr. Haag moved to close the hearing, seconded by Mr. Westlund, the hearing closed at 6:27 p.m. Mr. Westlund made a motion to recommend approval of the request with staff recommendations noting there may be changes in the future with the Hwy 7 reconstruction. Seconded by Mr. Jones. The motion carried unanimously. 4. NEW BUSINESS a) DISCUSSION OF REQUEST TO BEGIN ANNEXATION PROCESS OF APPROXIMATELY 120 ACRES LOCATED ON HWY 7 EAST (SOUTH SIDE) IN HUTCHINSON TWP. AND ANNEXATION PROCEDURES Ms. Wischnack said there has been an application for annexation of 260 acres. Along the south side of Hwy 7 East. Dick Schieffer explained the legal procedure for annexation. Frank Fay, developer, said the land requested for annexation is not abutting city. He is working with Hennens' Furniture, Mr. Wehr with Yamaha Motorsports and Mr. and Mrs. Seltz. Mr. Fay said his clients would like to be connected to city water. Mr. Fay has talked to Hutchinson township chairman, John Christenson. He is concerned with environmental regulations. Jeff Haag said there is risk as to if water lines can be put in when this property is annexed in the city. 3 OLD BUSINESS 6. COMMUNICATION FROM STAFF ADJOURNMENT Being no further business the meeting adjourned at 7:21 p.m.