07-17-1984 PCM cMinutes
Hutchinson Planning Commission
Tuesday, July 17, 1984
1. CALL -TO -ORDER
The meeting was called to order by Chairman Larry Romo at 7:30 P.M.,
with the following members present: Marlin Torgerson, Elsa Young,
Don Erickson, Shu -Mei Hwang, and Chairman Romo. Members absent:
Thomas Lyke and Roland Ebent. Also present: Director of Engineering
Marlow Priebe, Building Official Homer Pittman and Fire Marshal
George Field.
2. MINUTES
The minutes of the regular meeting dated Tuesday, June 19, 1984, were
approved as presented on a motion by Mr. Torgerson. Seconded by Mr.
Erickson, the motion carried unanimously.
3. PUBLIC HEARINGS
(Chairman Romo noted that he had been requested to begin with agenda
item 3e. There being no objection, Chairman Romo proceeded with 3e.)
(e) CONSIDERATION OF AMENDMENT TO ZONING ORDINANCE #464 - SECTION 9
Chairman Romo opened the public hearing at 7:31 P.M. with the
reading of publication #3279 as published in the
Hutchinson Leader on Thursday, July 5, 1984.
The request is for an amendment to Zoning Ordinance #464 - Section
9, regarding minimum lot area per dwelling unit, front and
sideyard setbacks as follows:
Zone R-3, 2b. Minimum lot area per dwelling unit shall be 2,200
square feet;
Zone R-3, 3a. Front yard setback of building line to street shall
be 25' up to 2 stories, 30' up to 2 1/2 stories, 35' up to 3
stories and 40' over 3 stories;
Zone R-3, 3b. Side yard setback of building line to lot line
shall be: each side 10' up to 2 stories, 12' up to 2 1/2
stories, 14' up to 3 stories and 16' over 3 stories.
Director Priebe explained that the reason for the request was
basically to provide more room between buildings for emergency
vehicles and for aesthetic quality. Fire Marshal George Field
_ noted that he supported the idea from the standpoint of access
for emergency vehicles.
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7/17/84
Mr. Richard Schmidtbauer was present to ask how much the proposal
would change square feet per apartment. Director Priebe responded
400 square feet per dwelling unit.
After discussion, Mr. Torgerson made a motion to close the hearing
at 7:45 P.M. Seconded by Mrs. Young, the motion carried
unanimously.
Mr. Torgerson made a motion to recommend to City Council approval
of the amendment as requested. Seconded by Mr. Erickson, the
motion carried unanimously.
(a) CONTINUATION OF SIGN VARIANCE REQUEST SUBMITTED BY S&L REHAB
After discussion, Mr. Torgerson made a motion to table this item
until after the sign ordinance had been reviewed. Seconded by
Mrs. Young, the motion carried unanimously.
(b) CONSIDERATION OF REQUEST FOR VACATION OF A PORTION OF HASSAN
STREET AS SUBMITTED BY THE CITY
Chairman Homo opened the public hearing at 7:45 P.M. with the
_ reading of Publication #3277 as published in the Hutchinson
Leader on Thursday, July 5 and Tuesday, July 10, 1984.
The request is for the vacation of a portion of the west side of
Hassan Street to allow the proposed expansion of the Library. The
existing west entrance of the building will remain, but the main
entrance and drop-off area will be along Hassan Street. It is in
this area that the sidewalk will be extended into what is now
diagonal parking area.
After discussion, Mr. Erickson made a motion to close the hearing
at 7:47 P.M. Seconded by Mr. Torgerson, the motion carried
unanimously. Mr. Erickson made a motion to recommend to City
Council approval of the vacation of a portion of Hassan Street as
requested. Seconded by Mr. Torgerson, the motion carried `
unanimously.
(c) CONSIDERATION OF A REQUEST FOR A CONDITIONAL USE'PERMIT AS
SUBMITTED BY MARVIN WILLHITE
Chairman Homo opened the public hearing at 7:47 P.M. with the
reading of Publication #3281 as published in the Hutchinson Leader
on Thursday, July 5, 1984.
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The request is for a conditional use permit to allow the moving in
of a house onto an empty lot located on High Street. Mr.
Wil lhite was present to explain that the house is located on a
farm where he now lives. After moving the house, he intends to do
some remodeling as well as add a garage. He intends to rent out
the lower level and live in the upper level of the house. It was
indicated that placement of the house would meet all setback
requirements and off street parking will be provided.
Following discussion, Mr. Torgerson made a motion to close the
hearing at 7:55 P.M. Seconded by Mr. Erickson, the motion carried
unanimously. Mr. Torgerson made a motion to recommend to City
Council approval of the Conditional Use Permit as requested.
Seconded by Mrs. Young, the motion carried unanimously.
(d) CONSIDERATION OF AMENDMENT TO ZONING ORDINANCE #464 SECTION 8.03
Chairman Romo opened the public hearing at 7:57 P.M. with the
reading of publication #3278 as published in the Hutchinson Leader
on Thursday, July 5, 1984.
The request is for an addition to Zoning Ordinance #464 Section
8.03, R-2 Multiple Family District, under Conditional permitted
uses that reads "Licensed Boarding Houses". Building Official
Pittman explained that "licensed" referred to State licensure and
that the addition would be for boarding houses for the elderly --
an alternative to nursing homes for those who cannot live alone.
During the course of the discussion, it was suggested that "for
the elderly" be added to clarify the intent of the addition.
After discussion, Mr. Erickson made a motion to close the hearing
at 8:05 P.M. Seconded by Mr. Torgerson, the motion carried unani-
mously. Mrs. Young made a motion to recommend to City Council
approval of adding "Licensed Boarding Houses for the elderly" to
Zoning Ordinance #464, Section 8.03 as requested. Seconded by
Mr. Hwang, the motion carried unanimously.
(f) CONSIDERATION OF PRELIMINARY AND FINAL PLAT AS SUBMITTED BY ROBERT
LUHMAN (WALLER'S SECOND ADDITION)
Chairman Romo opened the public hearing at 8:05 with the reading of
publication #3280 as published in the Hutchinson Leader on
Thursday, July 5, 1984.
The request is for the preliminary and final platting of 5 lots
to be known as WALLER'S SECOND ADDITION. Director Priebe
explained that there would have to be an extension of utilities
and there would be street construction to be looked at in the
future. He noted a proposed upgrading of Waller Drive in 1988.
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Larry Anderson of 667 Bluff Street was present to ask what type
of buildings would be put in the area. Director Priebe stated
that he thought they were planning for 4 -unit apartment
buildings. Mr. Art Krzmarziek of 677 Bluff Street stated that
development of this plat would limit access to his back yard.
It was determined that Mr. Krzmarziek would have to talk to the
property owner about the possibility of continuing to use that
area as access. Another neighbor had a question about
assessments for the future street construction.
After discussion, Mr. Torgerson made a motion to close the
hearing at 8:23 P.M. Seconded by Mr. Erickson, the motion
carried unanimously. Mr. Erickson made a motion to recommend to
City Council approval of the preliminary and final plat as
submitted. Seconded by Mr. Torgerson, the motion carried
unanimously.
4. OLD BUSINESS
(a) DISCUSSION OF SIGN ORDINANCE
Chairman Romo noted that after reviewing the sign ordinance, he
felt that everything had been addressed except possibly the
multistory business complex, such as the S & L Building. He felt
that if there were a change, that's what should be addressed
without changing the existing ordinance.
Director Priebe added that he felt the S & L Building could meet
the sign ordinance and still have an effective sign. He further
indicated that the problem may be between owner and tenants.
Before they rent out a facility, it should be made clear what
type of signs are allowed.
Mr. Frank Fay (Main Street business) sited the example of the
Madsen Building. Their sign lists the tennant clearly, and in an
attractive manner which conforms to the sign ordinance.
After discussion it was the consensus of the Planning Commission
that the sign ordinance remain as is. Chairman Romo noted that
at the next regular meeting of the Planning Commission, the
hearing on the S & L sign variance be completed. At that time,
the Commission should also address the nonconforming sign that is
already in existence.
(b) CONSIDERATION OF FINAL PLAT SUBMITTED BY PAUL CLOUSE (CLOUSE
ADDITION)
Director Priebe noted that the final plat for CLOUSE ADDITION had
been submitted. It was the same as the preliminary plat that had
already been submitted and approved.
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Mr. Torgerson made a motion to recommend to City Council approval
of the final plat as submitted. Seconded by Mrs. Young, the
motion carried unanimously.
5. NEW BUSINESS
(a) CONSIDERATION OF SKETCH PLAN SUBMITTED TO COUNTY BY DENNIS KAHL
(PETERSON ESTATES)
Director Priebe explained that a sketch plan had been submitted
to the County and referred to the City as it is within the two
mile radius of the City. The request is for a 5 lot plat in a
cul de sac type of layout, located south on County Highway 25
(Jefferson Street). Director Priebe had sent a memo to the
Planning Commission recommending that the sketch plan be rejected
based on a former recommendation made in October of 1982. At
that 'time a two lot plat of Peterson's Estates had been approved
with several restrictions as outlined in the memo. Director
Priebe's main concern was the opportunity to get a street
extension to County Road 25 south of Century Avenue -- in terms
of long range planning for the City.
Mr. Frank Fay was present to state that he had sold the property
to Mr. Dave Johnson, Mr. Earling Hanson and Mr. Dennis Kahl, each
_ of whom was also present. When they bought the property, they
were not aware of the 1982 restrictions recommended by the City.
They bought'the property with the intention of each of them
building a home on a lot and then selling the remaining two lots.
The cul de sac arrangement was what they wanted in terms of
privacy and the layout of the land.
Director Priebe presented an alternate layout of four lots that
would include the street to County Road 25. Upon reviewing it,
both Mr. Johnson and Mr. Hanson stated that if they had to go with
that layout as opposed to.the cul de sac layout, they would
probably build elsewhere.
Discussion followed. Mr. Torgerson pointed out that a cul de sac
is not quite as private as it would seem and it also poses a
problem for emergency vehicles and snow removal. Mr. Fay noted
that from a marketing point of view, a cul de sac is very
appealing. He also noted that the Township would like to see the
plat developed from the standpoint of tax revenues. It was
brought out that by refusing development of the plat because of
a road that might never go through anyhow, you were limiting the
owners' rights.
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After further discussion, Chairman Romo called for comments from
each of the Commission members. Mr. Torgerson stated that
although he understood the need for long range planning, his
overall feeling would be to go ahead with the approval of the
sketch plan. Mrs. Young stated she understood how they (the
property owners) felt. Even though long range planning is
important, in this case she would recommend approval to City
Council. Mr. Erickson stated that he had the same feelings about
long range planning, but he is more concerned with protecting the
planned "ring road". He feels there could be other opportunities
for getting a road to County Road 25, and would recommend approval
of this sketch plan. Mr. Hwang stated he agreed with the other
members and would recommend approval. Chairman Romo noted that he
thought it was unfortunate that the property was purchased without
knowledge of the 1982 City restrictions. He could not see letting
the prpperty sit undeveloped and would recommend approval.
Mr. Hwang made a motion to recommend to City Council approval of
the sketch plan as presented. Seconded by Mrs. Young, the motion
carried unanimously._
(b) CONSIDERATION OF PROPOSED ANNEXATION SUBMITTED BY BETHKE/MCDONALD
Director of Engineering Priebe explained the proposed annexation.
After discussion, Mr. Torgerson made a motion to recommend to City
Council proceeding with the annexation as petitioned. Seconded by
Mr. Erickson, the motion carried unanimously.
6. ADJOURNMENT
T"iere being no further business, Mr. Torgerson made a motion to
adjourn the meeting. Seconded by Mr. Hwang, the motion carried
unanimously and the meeting was adjourned at 9:20 P.M.
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