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05-17-2016 PCM MINUTES HUTCHINSON PLANNING COMMISSION Tuesday,May 17, 2016 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. Acting Chair The May 17, 2016 Planning Commission meeting was called to order by Norton at 5:30 p.m. Members in bold were present Chair Hantge, Commissioner Commissioner KalenbergCommissioner Norton Kirchoff, ,, Commissioner Arndt, Commissioner WickCommissioner FaheyDan Jochum , and . Also present were ,City Kent ExnerMarc Sebora,Kyle Dimler Planner,, City Engineer, City Attorney,and , City Building Official. 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATED APRIL 19, 2016. Motion by Commissioner Fahey, Second by Commissioner Wick. Motion approved. Motion to Approve –Motion to Reject 4.PUBLIC HEARINGS A.CONSIDERATION OF A LOT SPLIT, PRELIMINARY AND FINAL PLAT OF SOUTHWIND FIFTH ADDITION, AND REZONE FROM R-1 TO R-2 LOCATED AT 1550 SHERWOOD ST SE Dan Jochum, City Planner, addressed the Commission. Mr. Jochum reviewed the lot split application as noted in the Commission’s packet first. Following Mr. Jochum next provided a review of the preliminary and final plat and the rezoning as noted in the Commission’s packet. Mr. Jochum noted that special consideration has been given to ensure drainage from this site will flow towards Sherwood St. SE and only drainage from west portion of roof is to flow westward. Motion by Commissioner Arndt, second by Commissioner Fahey moved to close public hearing at 5:35 p.m. Arndt, Kalenberg moved to approve with staff recommended conditions. Approved unanimously will be on Council consent agenda next Tuesday evening. Minutes Hutchinson Planning Commission May 17, 2016 Page 2 Motion to approve with staff recommendations Motion to close hearing ––Motion to reject B.CONSIDERATION OF ASITE PLAN, VARIANCE TO BUILDING HEIGHT, AND CONDITIONAL USE PERMIT FOR HIGH SCHOOL RENOVATIONS IN A R-2 ZONE LOCATED AT 1200 ROBERTS RD SW Mr. Jochum introduced Kevin Holm representing LHB the designers of the proposed renovation to the Hutchinson High School. Mr. Holm addressed the Commission. Mr. Holm reviewed the proposed scope of the project in general terms. Mr. Holm noted that the need for a variance is driven by a design that focuses on a smaller building footprint and using a three-story structure. Mr. Holm noted that the proposal is for a combination of brick veneer and pre- cast concrete panels for the portion of the building involved in the variance request. Mr. Jochum addressed the Commission and provided the Staff report included in the Commission’s packet. Mr. Jochum noted that the R-2 Zoning District has a maximum building height of 35’ permitted. The variance application is requesting 48’ building height. Mr. Jochum reviewed the 3-part test required for the granting of a variance per MN State Law. Staff believes that this site and proposal meet the requirements of the required 3-part test. Mr. Jochum noted that the site is currently quite constrained which limits that ability to provide an addition horizontally rather than vertically. Staff recommends approval of the variance application. Mr. Jochum noted that the C.U.P. is required for any use other than residential in the R-2 Zoning District. Mr. Jochum noted Staff believes the Site Plan improves the site over the current layout in general and specifically in regards to alignment of drive lane intersections. Mr. Jochum also noted the care provided in the design to provide adequate screening from adjacent residential areas. Mr. Jochum note Staff recommends approval of the Site Plan, the C.U.P., and the Variance with the conditions noted in the Commission’s packet. Commissioner Arndt asked if there is a possible redesign for bussing access. Minutes Hutchinson Planning Commission May 17, 2016 Page 3 Mr. Jochum noted it would be a question best directed to the School District leaders. Brett Haugen, 160 Orchard Ave. SE representing Crossroad Church addressed the Commission. Mr. Haugen noted a long-standing agreement for parking with the high school. Mr. Holm noted the design intends to maintain this agreement. Jim Waldron 530 School Rd. SW representing neighbors. Concerned with parking on street during construction and blocking mailboxes, concern with possibly adding a drive from the Middle School to the High School to alleviate traffic on School Rd., concerned there is adequate street lighting at the intersection of McDonald Dr. and School Rd during activity events. Mr. Jochum noted that Staff did note a need for as good of lighting as possible in the proposed plan. Assistant Principal and Mr. Holm noted due to light trespass regulations the design of the lighting will need to terminate within the boundaries of the School property. Assistant Principal noted that due to budget constraints the previously considered private road to the Middle School was not included in the final project. Mr. Jochum noted Staff would need to review and approve a proposed parking plan for parking increases on the City street. Motion by Commissioner Fahey, second by Commissioner Wick to closepublic hearing at 6:04 p.m. Motion by Commissioner Faheyto approve with 15 Staff recommended conditions, second by Commissioner Wick.Motion approved unanimously. Item will be on City Council consent agenda next Tuesday. Motion to approve with staff recommendations Motion to close hearing ––Motion to reject C.CONSIDERATION OF A SITE PLAN, VARIANCE TO REDUCE SETBACKS AND CONDITIONAL USE PERMIT FOR DRIVE THROUGH TO BUILD A NEW CARIBOU COFFE/EINSTEIN BAGEL IN A C-4 ZONE LOCATED AT 1100 HWY 15 S Mr. Jochum addressed the Commission. Mr. Jochum introduced Dan Wozniak representing Erickson Family, property owners of the subject site. Minutes Hutchinson Planning Commission May 17, 2016 Page 4 Mr. Wozniak noted the proposed project will be a combination Caribou Coffee/Einstein Bagels. Mr. Wozniak noted that the project is a nice stone EIFS faced building with heaviest traffic flow in the morning period of the day. Mr. Jochum reviewed the applications as noted in the Commission’s packet. Mr. Jochum noted that the proposed redevelopment of this site is likely the best that will be able to be achieved. Commissioner Norton asked if abatement of tanks on this site has been completed. Mr. Wozniak and Mr. Jochum both noted that the in-ground fuel tanks have already been removed from this site. Mr. Jochum noted that some of the components of the proposed Site Plan, such as parking layout, are not completely ideal but are likely as good as can be provided on this site based upon the applicant’s desired use of the space. Mr. Jochum reviewed the right-of-way encroachment noted in Commission’s report. Previously, this encroachment was approximately 2,000 square feet. The proposed site plan encroaches into the right-of-way slightly less than the existing. Staff does note that it is not in the City’s best interest to permit right-of-way encroachments on a large scale. Commissioner Norton stated he believes this proposal is likely the best use of this property based upon its size and location. Commissioner Arndt asked if a left turn off of Century would be permitted. Mr. Jochum noted that would be part of the layout. Commissioner Fahey commended Staff for working to make this site workable. Mr. Jochum noted the variance for this application is due to the shape and size of the existing lot that makes it very difficult to comply with the strict requirements of the Zoning Ordinance. Mr. Jochum noted the variance is due to the setback encroachments as laid out in the Commission’s packet. Mr. Jochum noted the C.U.P. is required for the drive-through proposed. Mr. Jochum noted Staff recommends approval with Conditions 1 –19 for the C.U.P., Site Plan Minutes Hutchinson Planning Commission May 17, 2016 Page 5 Motion by Commissioner Arndt, Second by Commissioner Wick to close public hearing at 6:22 p.m. Motion approved unanimously. Motion by Commissioner Fahey, Second by Commissioner Wick to approve with 19 staff recommended conditions. Approved unanimously. Item will be on City Council’s consent agenda next Tuesday. Motion to approve with staff recommendations Motion to close hearing ––Motion to reject 5.NEW BUSINESS A.AMODIFICATION TO THE DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 4 AND A TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 4-17 CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. Mr. Jochum addressed the Commission. Mr. Jochum noted he was presenting on behalf of Miles Seppelt, EDA Director. Mr. Jochum noted that the proposal is for the Business Incubator project proposed by the Hutchinson EDA. Mr. Jochum noted that the Planning Commission’s approval is not legally required, but rather Staff is seeking the Commission’s verification that the proposed project is in agreement with the Comprehensive Plan. Staff recommends approval of the proposal. Mr. Jochum noted the proposal is to include the portion of the Industrial Park that will be thelocation of the EDA’s proposed business incubator project. Commissioner Fahey asked City Attorney Sebora what the thought process is in incorporating these lots in something of a piece meal. Mr. Jochum noted that the TIF projects are required to pass a “but for” test, meaning the project would not proceed but for the TIF component. Commissioner Wick asked if there would be sunset date for this project. Mr. Jochum noted the proposed last year of the TIF would be 2026. Motion by Commissioner Fahey, second by Commissioner Kalenbergto recommend approval and concur that the proposal is in agreement with the City’s Comprehensive Plan. Motion approved unanimously. Motion to approve with staff recommendations Motion to close hearing ––Motion to reject Minutes Hutchinson Planning Commission May 17, 2016 Page 6 6. UNFINISHED BUSINESS None. 7. COMMUNICATION FROM STAFF A. Upcoming Meetings Mr. Jochum noted that the month of June is anticipated to be a busy month as well. Included projects are a hotel, Mid -Country Bank project, and a C.U.P. for a beauty salon in the C-5 zoning district. Mr. Jochum noted he anticipates a possible redevelopment project on South Hwy 16 8. ADJOURNMENT Motion by Commissioner Wick, Second by Commissioner Arndt to adjourn at 6:38 p.m.