03-19-1985 PCM cs -
MINUTES
HUTCHINSON PLANNING COMMISSION
TUESDAY, MARCH 19, 1985
1. CALL TO ORDER
The regular meeting of the Hutchinson Planning Commission was called
to order by Chairman Roland Ebent at 7:30 pm., with the following
members present: Marlin Torgerson, Elsa Young, Don Erickson, Tom
Lyke, Shu -Mei Hwang, and Chairman Ebent. Members absent: Larry
Romo. Also present: City Administrator Gary D. Plotz and City
Attorney James Schaefer.
2. MINUTES
The minutes of the regular meeting, dated Monday, February 18, 1985,
were approved as presented upon a motion by Mr. Erickson. Seconded
by Mr. Hwang, the motion carried unanimously.
3. PUBLIC HEARING
(a) CONSIDERATION OF VARIANCE REQUEST AS SUBMITTED BY HAROLD JUUL
Chairman Ebent opened the public hearing at 7:30 Pm. with the
reading of publication #3392 as published in the Hutchinson
Leader on Thursday, March 7, 1985. The request is for a
variance to allow the construction of a duplex on a lot that
has 8,712 square feet. The zoning ordinance requires 10,000
square feet for a duplex in an R-2 zone.
City Administrator Plotz explained that the staff had
recommended that the request be rejected on the basis that a
single family home could be built on the lot and there was no
hardship to the owner shown.
Mr. Robert Evans, of 516 Main Street South was present to
state he objected to the development of the lot because of the
water problems it would cause for neighboring property owners.
He further explained the existing water problem for his
neighbor,, Mrs. Dorothy Braun of 526 Main Street South, and
himself. Mr. Ebent explained that the question before the
Planning Commission was whether or not the proposed duplex
would fit on the lot. The drainage question would be addressed
for any building proposed for the lot when the building and
drainage plans were submitted to the building official.
Mr. Torgerson read from the State Planning Act, noting that a
variance cannot be granted unless undue hardship is shown. In
his opinion, hardship to the property owner has not been shown.
Dr. Lyke commented that a hardship cannot be created by the
purchase of the property. Mr. Erickson noted that this was not
a unique situation to the property in question. Mrs. Young
noted that the property could be used for a single family
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dwelling with no problem.
After discussion, Mrs. Young made a motion to close the
hearing. Seconded by Mr. Hwang, the motion carried unanimously
and the hearing was closed. Mr. Erickson made a motion to
recommend to City Council to deny the request as submitted,
based on the fact that the conditions for granting a variance
as detailed in Section 6.05 C of Zoning Ordinance #464, had not
been met. Seconded by Mr. Hwang, the motion carried
unanimously.
D. OLD BUSINESS
(a) DISCUSSION REGARDING SITE PLAN REQUIREMENTS FOR REZONING
City Administrator Plotz explained that at the last meeting a
formal presentation regarding site plan requirements and
alternatives to them was given by Mr. Gunnar Isberg. The
Planning Commission felt they wanted to review the options
another month before making a recommendation regarding site
plan requirements. Mr. Plotz further explained that at the
Minnesota Conference of Planners coming March 31 - April 2,
site plan requirements would be a topic of discussion. He
encouraged the Planning Commission members to attend, if
possible, and suggested that a recommendation be postponed
until after the conference to allow members and the City
Council members to have as much information regarding it as
possible. After discussion, Mr. Torgerson made a motion to
continue discussion of site plan requirements until the next
meeting. Seconded by Dr. Lyke, the motion carried unanimously.
(b) CONSIDERATION OF COMPREHENSIVE PLAN
City Administrator Plotz explained that a priority of the City
Council for 1985 was to review the Map that shows the long
range planning for the City. He suggested that the Planning
Commission review the Comprehensive Plan Map at the next
regular meeting of the Planning Commission, when the City
Engineer is present. It was the consensus of the Planning
Commission that the map be reviewed at the next regular
meeting.
5. NEW BUSINESS
(a) DISCUSSION OF LIGHTING FOR LIBRARY SQUARE PARK
Mr. Erickson stated that with the expansion of the library and
the focus on Library Square as the "city square", he would like
to have perimeter lighting for Library Square considered.
Discussion followed. Mr. Erickson made a motion to recommend
that the Park Board and the Library Board get together to
investigate the feasibility of lighting around Library Square
Park. Seconded by Mr. Torgerson, the motion carried
unanimously.
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(b) PRESENTATION BY KEN GRUENHAGEN
Mr. Ken Gruenhagen was present representing a GH & S project in
apartment development. They are planning a 24 unit apartment
building to be located on the corner lot of South Grade Road
and Merrill Street. The lot has 45,000 square feet and is
zoned R-3. They have made application with the Minnesota
Finance Agency. The apartments will not be subsidized - will
be of the deluxe variety -- the majority being two-bedroom
units with rent starting at $400 per month.
Mr. Gruenhagen explained that his reason for being before the
Planning Commission is that in the final stages of approval by
the MFA, the only remaining requirements are letters from the
Building Official and Fire Marshal stating the proposal meets
the City codes. Today, the building official had informed Mr.
Gruenhagen that the project did not meet the zoning ordinance,
as the requirements are 2200 square feet per unit and a 30'
setback. When the plans were done in July, they met City
specifications - 1800 square feet per unit, 25' front setbacks.
However, the City amended the ordinance in September. The
developers were unaware of the ordinance change. To continue
with the project as planned, a variance to allow the 1800
square feet and the 25' setback would be necessary.
Mr. Gruenhagen further explained that the problem lies in the
financing. To qualify for the financing they are requesting,
the land cost per building unit cannot be more than $3,000.
They have already purchased the land, so that price is fixed.
By meeting the 2200 square feet requirement, the number of
units would have to be reduced to 20, which would make the
land cost per unit $3600.
Discussion followed. The question of hardship, uniqueness to
the property and whether or not granting the variance would
changed the character of the neighborhood were raised. After
discussion, Mr. Hwang stated that he felt the 30' setback could
be met, so a variance for that would not be necessary. He
further stated he would not be in favor of the variance to
allow 1800 square feet per dwelling unit, as the property could
be put to other use. Dr. Lyke stated that he would not be in
favor of a variance for the square footage. Mr. Erickson
stated that he went along with Mr. Hwang and Dr. Lyke. Mr.
Torgerson stated he, too, would have to object at this time.
Mr. Ebent stated that he felt that when an ordinance changed,
developers and builders should be notified. It was his opinion
that as the plans were begun before the ordinance was changed,
and due to the time and expense involved with new plans and
reapplication for financing, the variance should be granted.
Chairman Ebent stated that it was the consenus of the Planning
Commission, that at this time, a variance to reduce square
footage requirement per unit would be denied.
6. ADJOURNMENT
There being no further business, Mr. Torgerson made a motion to adjourn
the meeting at 8:35 p.m. Seconded by Mrs. Young, the motion carried
unanimously and the meeting was adjourned.
There being no further business, Mr. Torgerson made a motion to
adjourn the meeting at 8;35 p.m. Seconded by Mrs. Young, the motion
carried unanimously and the meeting was adjourned. 40
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