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03-15-2016 PCMMINUTES HUTCHINSON PLANNING COMMISSION Tuesday, March 15, 2016 5:30 p.m. 1. CALL TO ORDER 5:30 P.M. The March 15, 2016 Planning Commission meeting was called to order by Chair Hantge at 5:30 p.m. Members in bold were present Chair Hantge, Commissioner Kirchoff, Commissioner Kalenberg, Commissioner Norton, Commissioner Arndt, Commissioner Wick, and Commissioner Fahey. Also present were Dan Jochum, City Planner, Marc Sebora, City Attorney and Kyle Dimler, Building Official. 2. PLEDGE OF ALLEGIANCE 3. ELECTION OF OFFICERS Chair Hantge noted the positions of Chair and Vice Chair are the Commissions that are to be elected. Motion by Commissioner Norton, Second by Commissioner Fahey to nominate Chair Hantge as Chair of Hutchinson Planning Commission for 2016.. Motion by Commissioner Fahey to cease nominations and cast unanimous ballot. Approved unanimously. Motion by Commissioner Fahey, Second by Chair Hantge to nominate Commissioner Norton as Vice -Chair of Hutchinson Planning Commission for 2016. Motion by Commissioner Arndt to cease nominations. Motion passed unanimously. 4. CONSENT AGENDA A. CONSIDERATION OF MINUTES DATED JANUARY 19, 2016. B. CONSIDERATION OF MINUTES DATED FEBRUARY 22, 2016 Motion by Commissioner Norton, Second by Commissioner Wick to approve. Unanimous approval. Motion to Approve — Motion to Reject 5. PUBLIC HEARINGS A. CONSIDERATION OF A SITE PLAN AND A CONDITIONAL USE PERMIT FOR A DRIVE THROUGH AT THE MIDCOUNTRY BANK LOCATED AT 201 MAIN ST. S. (DRIVE THROUGH LOCATED AT 210 HASSAN ST. SE) Commissioner Norton read a statement addressing procedures to be followed during public hearing portion of the meeting. Agenda Hutchinson Planning Commission March 15, 2016 Page 2 Mr. Dan Jochum, City Planning Director, addressed the Commission. Mr. Jochum noted that this application was originally considered by the Commission in July 2014. Craig Almquist, Mid Country Bank 1205 Carolina Ave. NW addressed the commission. Mr. Almquist noted that some changes have been made to the proposal since its original presentation. Mr. Almquist noted that due to market trends in banking, less on-site parking and staging area will be needed than when originally designed. Mr. Almquist noted that there will be no raised medians for traffic direction, rather only painted surfaces at grade are included in this proposal. Mr. Almquist stated MidCountry Bank currently has approximately 25 employees at the Hutchinson site after a reduction of 25 — 30 staff members. Also expect less parking need with more customers using drive through facility. Mr. Almquist also shared that MidCountry Bank estimates an increase in downtown customer traffic being a benefit to neighboring businesses and an increase in tax base, due to market value, would be a benefit to the City. Mr. Dan Jochum reviewed the proposed overall site plan regarding proposed traffic flow and parking arrangement for this proposed project, as provided in the Commission's packet. Mr. Jochum noted there would be a loss of approximately 21 parking spaces with this proposal. However, Staff believes there is adequate public parking available in the vicinity to accommodate needed parking. Mr. Jochum noted the drive-through structure would be a covered three -lane drive-through. Staff recommends an underground tube transfer system rather than an overhead system. Staff did not make a recommendation for either approval or denial, but rather preferred to allow the Commission to discuss and make a recommendation. Commissioner Norton asked about a previously discussed right -only exit onto Hassan St. Mr. Jochum noted it is still a Staff recommendation to have a right -only exit but Staff is willing to allow it to remain an option direction exit. Kent Exner noted alleys on the west side of Main St. are north bound and east side is signed south bound. Only exception is alley behind Cornerstone Agenda Hutchinson Planning Commission March 15, 2016 Page 3 Commons. Other exception is alley at Post Office drop box and Staff is not aware if this change was ever formally approved. Mr. Jochum noted this modification is anticipated to bring more consumers into the downtown area, and create additional tax base the City may benefit from. Mr. Jochum noted this modification may also result in the loss of parking in City lot, semis not able to navigate eastern exit, potential congestion at drive through facility, possible user confusion due to traffic operations in area. Mr. Jochum noted Staff is not making a recommendation for approval or denial. Decision is to be based upon Commission's comfort level with proposed design. Chair Hantge asked if there is a separate item for the sale of the property to MidCountry Bank Mr. Sebora noted the Sale would be contingent upon how the City handles the proposed site plan and C.U.P. Commissioner Fahey noted there is an existing condition with delivery traffic at this site. The most significant change is the opposing one-way travel routes. Ben Schwarzrock, owner of Benny's Meat Market noted that truck traffic currently goes both ways in the alley. Mr. Scwarzrock noted there is an additional 4 parking spaces being lost that Staff has not accounted for. Mr. Schwarzrock noted there is a large number of Postal employees who typically use this parking lot and further noted a large portion of the lot is lost due to piling of snow during a heavy snow event. Commissioner Fahey asked if the possibility of moving drive through up to the existing bank building and move the egress components to the east. City Engineer Kent Exner stated the largest issue is the stacking needs for the drive-through and the congestion it would cause in the alley. Mr. Almquist noted the proposed distance for the tubing system is not a problem for current technology. The applicant also prefers the underground system out of concerns for the safety of the system from alley traffic. Chair Hantge asked if there is any concern for the applicant of having customers facing away from service personnel. Mr. Almquist noted current technology provides audio and visual communication capabilities for the drive through. Commissioner Kalenberg asked if an easterly flow had been considered for the drive through. Agenda Hutchinson Planning Commission March 15, 2016 Page 4 Mr. Jochum noted Staff reviewed this option and the stacking problem was too significant. Heather Landreville 760 Walnut St. asked about the ATM currently at the building. Mr. Almquist noted it would be removed as part of this project. Ms. Landreville asked if the option of a southbound alley had been considered to alleviate the opposing traffic concern for safety. Mr. Exner noted the current signed traffic direction is southbound. The Post Office drop box is the only item causing conflict in traffic flow. Ms. Landreville noted there are times that the City lot is full and it is a concern as an adjacent business owner to lose 21 — 25 parking spaces nearby. Trevor Johnson 8393 Aleghenny Grove, rep for MidCountry Bank. MidCountry wants to be a good neighbor business and do what is best for the Bank. MidCountry is willing to require staff to park in City lot one block north. David Larson 525 Kay. Owner of 227 Main. Losing parking is going to hurt the downtown. You have to keep a viable downtown. Need parking. Commissioner asked about vacancies in the area. Mr. Larson noted there are currently 5 business vacancies in the adjacent area which will need parking for staff and customers. Chair Hantge asked how many additional parking spaces may be added if Dr. Neufeld's building was demolished. Mr. Jochum noted 10-15 spaces max would be made available. Mr. Exner noted the possibility of moving the Postal drop box to the easterly side of the alley and reconfiguring the parking lot. The significant concern and discussion needed then is the Postal Offices need for truck ingress requirements for backing. Commissioner Norton asked what recourse there is for loss of parking. Mr. Exner noted there is ample parking in the downtown area but there is definitely a loss in the immediate area affecting the adjacent businesses. Commissioner Fahey asked Ms. Landreville if during their heaviest traffic is coming from the City parking lot. Agenda Hutchinson Planning Commission March 15, 2016 Page 5 Ms. Landreville noted during busiest times they occupy 15 -20 parking spaces in the City lot in addition to the surrounding parking areas. Arndt Wick move to close public hearing at 6:36 p.m Commissioner Fahey noted this is a challenging issue when a business desires to make an investment in the community. Commissioner Fahey asked, what would the Commission do in any other situation if a proposal came that was 21 parking spaces short of requirements. Chair Hantge asked for a review of the 60 -day extension rule to consider reviewing the possibility of other parking arrangements. Mr. Jochum noted that if the Commission choses to table the item, a 60 -day extension for the procedure would be required. Commissioner Arndt noted when the applicant proposed previously, both Commission and Council over engineered the proposal that had been engineered. Commissioner Fahey stated the traffic flow can work, but he has a hard time getting around the loss of 21 — 25 parking spaces. Commissioner Norton moved to approve with Staff recommendation 1 — 7, Second by Commissioner Arndt. Commissioner Fahey asked to clarify what happens if vote is not unanimous. Mr. Sebora noted anything less than a unanimous vote would be an unfavorable recommendation by the Commission and the item would not be on the City Council's consent agenda. Commissioners Wick: Nay, Fahey: Nay, Kalenberg; Nay Norton voted aye Hantge aye Arndt aye. Will be an unfavorable recommendation and will not be on Council's consent agenda. Motion to close hearing — Motion to approve with staff recommendations — Motion to reject B. CONSIDERATION OF RE -ZONING OF NORTH HALF HUTCHINSON BLOCK 13, N 197' of W '/z Lot 8, North Half Hutchinson Block 13, N 165' OF E '/z LOT 8, NORTH HALF, HUTCHINSON BLOCK 13, N 197' OF E'/z OF LOT 8, EX N 165 FROM R-2 ZONING DISTRICT TO C-2 ZONING DISTRICT. Mr. Jochum reviewed application as provided in the Commission's packet. Mr. Jochum shared that the City created a plan in 2007, the Hwy 7 redevelopment plan to review different possible scenarios for this property. This redevelopment plan indicated this area to be used as a commercial use in the corner of Hwys 15 & 7 and an access off of Prospect St. NE. Agenda Hutchinson Planning Commission March 15, 2016 Page 6 Mr. Jochum noted that in an effort for the City to be able to market this property appropriately it needed to be re -zoned in preparation for any transactions. Commissioner Fahey noted the two residential parcels are essentially "island properties" with regard to zoning. Commissioner Arndt noted that MNDOT paid a relatively high price for the properties at the time of the Hwy 7 reconstruction and sold the parcels to the City. Mr. Jochum reviewed the permitted uses in the C-2 zoning district provided in the current Hutchinson Code of Ordinances. Frank Burmis 465 Rose Lane. Asked to view the site layout and expressed frustration of possible traffic from Prospect St. through his rear yard area. Mr. Burmis noted no commissioners would vote for this if it was in their back yard. It's not fair. Chair Hantge and Mr. Jochum noted no site plan has been submitted yet to verify there would be a road in Mr. Burmis' rear yard. Terry Burmis 465 Rose Lane noted it would be redundant to add a gas station here when two have been removed for the Hwy 7 redevelopment. Shared concern over increased traffic noise and would like some kind of a sound barrier. Commissioner Arndt shared feedback from Jim Riley who is a neighboring property owner who is opposed to this development due to blocking his view. Mr. Jochum noted Staff received a letter from Mr. Burmis today and it will be added to the file for the public record. Eric Longden 436 Prospect St. shared his concern about the view being obstructed and believes neighboring property owners ought to have been given an opportunity to purchase the property adjacent to theirs. He stated he had no shot at purchasing that property because the City would purchase it first. The property has not been maintained by the City or the State when the City fines private property owners who do not maintain their own property. Linda Pacine 16 5th Ave NE, adjacent to Mr. Riley's property. Share concern with loss of view due to possible development on this parcel. Commissioner Arndt asked if Ms. Pacine shared property access with Mr. Riley off of 5th Ave. Brian Ponath 475 Main St. concerned with loss of view from possible development. Commissioner Fahey and Chair Hantge noted the Commission has not received a Agenda Hutchinson Planning Commission March 15, 2016 Page 7 site plan to affirm or deny any possible development plans. Mr. Jochum noted that when the Hwy 7 study was done in 2008, the planned possible development indicated structures in the corner and an access off of Prospect St. NE. Arndt Wick to close public hearing at 7:16 p.m approve unanimously. Commissioner Fahey noted he does not discount concerns of neighboring property owners at all but does not that their objections expressed are premature for this agenda item as this is strictly a zoning item. Commissioner Fahey moved to recommend approval Second by Commissioner Norton. Commissioner Wick opposed, 5 Commissioners in favor. Item will not be on Council new business agenda for 3/22/16 City Council meeting. Motion to close hearing — Motion to approve with staff recommendations — Motion to reject C. CONSIDERATION OF PRELIMINARY AND FINAL PLAT OF PROCHNOW ADDITION SUBMITTED BY THE CITY OF HUTCHINSON. Mr. Jochum reviewed the proposed plat as provided in the Commission's packet. Mr. Jochum noted the plat is to create one parcel out of multiple individual adjacent parcels. Mr. Jochum noted street access is proposed to be only off of Propsect St. NE and no accesses would be permitted from Hwy 7. Storm water management for this parcel is accounted for in a ponding area to the south created in the Hwy 7 reconstruction. Mr. Jochum noted that there are some old easements which need to be extinguished. Brian Ponath 448 Prospect St. Ne questioned the grade difference for an access off of Prospect St. and possible view reductions from future development. Mr. Jochum noted any proposed project would be required to have engineered plans to address the site grading. Mr. Jochum noted Staff recommends approval with noted recommendation. Eric Longden 436 Prospect St. asked about something he had previously received notice on from the City regarding an adjacent property's easement. Agenda Hutchinson Planning Commission March 15, 2016 Page 8 Marc Sebora no court hearing has been held yet and affected property owners will be notified if and when it does. Arndt, Wick motion to close public hearing at 7:28 p.m. Approved unanimously. Motion by Commissioner Fahey, Second by Commissioner Norton. Approved unanimously. Item will be on Council consent agenda on 3/22/2016. Motion to close hearing — Motion to approve with staff recommendations — Motion to reject 6. NEW BUSINESS None. 7. UNFINISHED BUSINESS None. 8. COMMUNICATION FROM STAFF A. Upcoming Meetings Mr. Jochum noted that Staff believes the spring will be a busy with planning application, however. Chair Hantge noted that Vice -Chair Norton will need to chair the April meeting in Chair Hantge's absence 9. ADJOURNMENT Motion by Commissioner Arndt Second by Commissioner Wick to adjourn at 7:31p.m.