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PC Packet 02.19.19 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday, February 19, 2019 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. 2. PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A. CONSIDERATION OF MINUTES DATED JANUARY 15, 2019 4. PUBLIC HEARINGS A. CONSIDERATION OF A SITE PLAN, VACATION OF EASEMENT, REZONE FROM R-1 TO R-4 , AND CONDITIONAL USE PERMIT FOR A 38 UNIT ADDITION TO WOODSTONE SENIOR LIVING LOCATED AT 1015 AND 1025 DALE ST SW. 5. NEW BUSINESS A. NONE 6. UNFINISHED BUSINESS 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS 8. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday,January 15, 2019 5:30 p.m. 1.CALL TO ORDER 5:30P.M. The January 15, 2019 Planning Commission meeting was called to order by ChairFahey at 5:30 p.m. Members in bold were present Chair Fahey, Vice Chair Wick, Commissioner Garberg, Commissioner Wirt, Commissioner Sebesta, Commissioner Hantge and Commissioner Forcier. Also present were Dan Jochum, City Planner, Kent Exner, City Engineer, John Olson, City Public Works, John Paulson, City Environmental Specialist, Marc Sebora, City Attorney and Andrea Schwartz, City of Hutchinson Permit Technician 2. PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA A. CONSIDERATION OF MINUTES DATED NOVEMBER 20, 2018. Motion by Commissioner Wick, Second by Commissioner Hantge. Motion approved. Motion to Approve – Motion to Reject 4. PUBLIC HEARINGS A. CONSIDERATION OF A PRELIMINARY AND FINAL PLAT FOR BEAR PAW ADDITION LOCATED AT 1025 DALE ST SW. Dan Jochum, City Planner addressed the Commission and covered the staff report. Motion by Commissioner Wick, second by Commissioner Forcier to close hearing at 5:38 p.m. Motion by Commissioner Hantgeto approve with seven staff recommendations. Second by Commissioner Wirt. Motion approved. Item will be on City Council consent agenda on 01/22/2019. Motion to close hearing – Motion to approve with staff recommendations – Motion to reject 5. NEW BUSINESS Minutes Hutchinson Planning Commission January 15, 2019 Page 2 A. CONSIDERATION OF A SITE PLAN REVIEW AT HUTCHINSON HEALTH FOR AN ADDITION. Brian Prunty (Wold Architect) gave a brief overview of the project. Medical/Surgical Inpatient addition and a new Central Utility Plant. Dan Jochum, City Planner addressed the Commission and covered the staff report. It was noted that lot coverage will not change. SAC/WAC fees will be identified at the time of building permits. There will be additional fees due to the extra fixtures in the building and additional lines. If there is ability to give credit, the City will do so. Commissioner Garberg asked the location of the stormwater retention pond. The pond is proposed to be inthe NW corner of the property. There are currently no existing ponds on site. This will resemble more of a dry pond and will be filtered into the stormwater system. Anticipated start date of April 1, and completion date of May 2020. Motion by Commissioner Forcier to approve with five staff recommendations. Second by Commissioner Wick. Motion approved. Item will be on City Council consent agenda on 01/22/2019. Motion to close hearing – Motion to approve with staff recommendations – Motion to reject 6. UNFINISHED BUSINESS 7.COMMUNICATION FROM STAFF A. February applications look like Woodstone Site Plan and CUP. B. Commissioner Wirtattended a government training session and staff would like to have our own small training session to go over polices of the Commissionat an upcoming meeting. C.Thank you to Commissioner Lofdahl for 10 years of service. 8. ADJOURNMENT Motion by Commissioner Wick,Second by Commissioner Wirt to adjourn at 5:57 p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To: Hutchinson Planning Commission From: Dan Jochum, AICP and City of Hutchinson Planning Staff Date: February 15, 2019 for February 19, 2019 Planning Commission Meeting Application: CONSIDERATION OF A SITE PLAN REVIEW, CONDITIONAL USE PERMIT, REZONING AND VACATION OF EASEMENTLOCATED AT 1015 AND 1025 DALE STSW. Applicant: Roman Bloemke CONSIDERATION OF A SITE PLAN REVIEW, CONDITIONAL USE PERMIT, REZONING AND VACATION OF EASEMENT LOCATED AT 1015 AND 1025 DALE ST SW. GENERAL INFORMATION Existing Zoning: R-4 – High Density Residential besides for current Outlot A, which is Zoned R-1. Property Location: 1015 and 1025 Dale St SW. Lot Size: 6.56 Acres Existing Land Use: Partially developed as Senior Care facility, partially vacant. Site Plan, CUP, Rezone, Vacation of Easement 1015 and 1025 Dale St. SW Planning Commission – 2-19-19 Page 2 Adjacent Land Use: Single-family residential to west and northeast. Attached senior housing to south. Church to north. Multi-family housing to southeast. Adjacent Zoning: R-1 Single-Family Residential to west. R-2 Medium Density Residential to northeast. R- 3 Medium-High Density Residential to southeast. R-4 High Density Residential to south. Comprehensive Plan: Medium Density Residential Neighborhood Zoning History: Has been Woodstone Senior Living Facility for past several years Applicable Regulations: City Code of Ordinances Sections 153.35 – 153.51 Transportation: The westerly side of the property will continue to be accessed off Dale St SW and the eastern side of the property will be accessed off Cleveland Ave SW. Physical Characteristics: Relatively flat. Site Plan: The City Council deems it is necessary and appropriate to require site plan approval of developments in certain zoning districts to preserve and promote attractive, well-planned, stable urban conditions. The following is an overview of site plan considerations. Buildings: The developer is proposing a 38 unit, two-storyaddition to the existing facility. The new addition will be attached to the existing building by a walkway in order to utilize the commercial kitchen in the original building to serve meals in the new building. The addition will be 88 feet wide at the widest point and approximately 347 feet long. Each one-bedroom unit must have at least 1,500 square feet of lot area on the site and each two-bedroom unit must have at least 2,000 square feet of lot area on site. The proposed 38 units require at least 68,500 square feet of lot area. The lot area where the building is proposed to be built is approximately 118,000, which is almost twice as much land as is required. Open space is also an important aspect of a multi-family project such as this. The zoning ordinance requires 20% open space in the development, which equates to 57,151 square feet of open space. There appears to be over 65,000 square feet of open space on the site, not including the stormwater pond. There has been discussion of a future addition to the 38 unit building. Staff has concerns that there will not be enough open space if this addition is built and it should be noted in the conditions that the future addition is not being approved. The open space does not take into account any of the parking lot/drive areas or ponding areas because these are not considered usable open space. Parking/Access/Circulation Sixty-two parking stalls are proposed for the development and include 48 outside parking stalls and 14 garage spaces. Access to the new addition is proposed to be off Cleveland Avenue SW. The zoning ordinance requires .5 spaces per bedroom for senior apartments, however staff feels it is more realistic to require 1 parking space per bedroom, which equates to 38 parking stalls. This will allows for an additional 24 parking stalls for employees and visitors. Site Plan, CUP, Rezone, Vacation of Easement 1015 and 1025 Dale St. SW Planning Commission – 2-19-19 Page 3 Access to the existing Woodstone Facility will be off Dale Street SW, as it currently exists today. Access to the easterly side of the development will be off Cleveland Avenue SW. The access on the east side, which will be an extension of Cleveland Ave., will be privately maintained. There will be a right-of-way easement granted to the City for the access drive, which is essentially an extension of Cleveland Ave. that terminates in front of the building. This will allow the traveling public to utilize the roadway, although there will likely be very little public traffic on the access drive. In addition, emergency services will have access to the access drive. The right-of-way easement granted to the City is not implying any maintenance on the Bear Paw property. All maintenance, including snow removal and other street maintenance will be the responsibility of the property owner. The access drive will not have to be built to City street standards. The existing right-of-way easement for the temporary cul-de-sac shall be vacated. Fire code requires a 96’ diameter cul-de-sac, it appears the cul-de-sac in the submitted plans is 88’ diameter. Fire code also requires a 26’ wide access drives. It appears that the two eastern more parking stalls may need to be eliminated to ensure that the 26’ wide access drive is maintained. Landscaping and Lighting: The landscape plan is calling for 39 trees to be planted as part of the project. The City arborist will review the Landscape Plan at the time of building permit to determine if the tree species are compatible in Hutchinson and if any other changes are needed. A primary concern off staff is to ensure there is adequate screening on the east side of the new building, adjacent to the existing homes. A 6.5 fence is being proposed along the east property line. Staff recommends the fence be increased to 8 feetin height. In addition to the fence, the developer is proposing four Colorado Blue Spruce Trees for screening. Lighting of the site appears to be adequate. Per the Zoning Ordinance, lighting installed must be indirect and shall not produce glare on adjacent properties or public right of ways. Stormwater Management: The stormwater calculations and appropriate down gradient receiving pipe information will be submitted with the building permit. If this information is not satisfactory to the City, the building permit will not be issued. In addition, a Construction Stormwater NPDES permit will be required. In addition, a stormwater maintenance agreement will be required for the north pond. Utilities The developer is proposing a utility bridge over the water main that will run between the existing building and proposed building. The water main is located within a water main easement and it is very atypical to allow any type of structure over a utility easement. However, because of the circumstances of this site, staff believes the utility bridge concept can work if all of the details are worked out and the City receives fully engineered plans for consideration of approval. There are many questions to be answered and plans to be reviewed regarding the utility bridge and how the proposed building’s foundation interacts with the water main. Staff has reviewed some preliminary information and is waiting for plans that are more detailed.Staff wants to make it clear that approving the site plan does not mean the utility bridge concept is formally approved. If the utility bridge is not approved by the City of Hutchinson,abuilding permit will not be issued for the project. Conditional Use Permit: The Conditional Use Permit (CUP) is required for multiple-family buildings in an R-4 zoning district. The buildings appear to meet all applicable zoning regulations. Site Plan, CUP, Rezone, Vacation of Easement 1015 and 1025 Dale St. SW Planning Commission – 2-19-19 Page 4 The following are standards for granting a conditional use permit: (a) The proposed building or use at the particular location requested is necessary or desirable to provide a service or a facility which is in the interest of the public convenience and will contribute to the general welfare of the neighborhood or community; (b) The proposed building or use will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare; and (c) The proposed building or use will be designed, arranged and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Conclusion: 1. The proposed project is desirable and will contribute to the general welfare of the neighborhood in the subject location, as it will utilize land that is currently vacant. 2. The proposed project is not anticipated to have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, utility facilities, and other matters affecting the public health, safety, and general welfare as the project appears to meet all zoning requirements. 3. The proposed building(s) will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Vacation of Easements: The existing utility easement per document 427284 needs to be vacated due to the location of the new building. This easement was re-established in the plat that was approved last month. In addition, the existing right-of-way easement per document 424008 at the current terminus of Cleveland Avenue SE needs to be vacated. A new right-of-way easement was completed with the plat that was approved last month. Section 13.05 of the City Charter states: “A majority of the council may by resolution vacate any street, alley or any public grounds within the city. Such vacation may be made only after published notice and an opportunity of affected property owners and public to be heard, and upon such further terms and by such procedure as is prescribed in MN Stat 412.851, and which the council by resolution may prescribe. A notice of completion of such proceedings shall be filed with the proper county officers in accordance with law.” Rezoning: The Comprehensive Plan guides this area as medium density residential development, which is development that is between 4 and 8 units per acre. The proposed development fits the density of the R-4 Zoning district as noted above in the unit area calculations. The only thing proposed on the lot being rezoned is the storm water pond and open space. Staff feels the R-4 zoning request is acceptable and fits in with the neighboring property zoning designations, as well as the surrounding uses in this area. Site Plan, CUP, Rezone, Vacation of Easement 1015 and 1025 Dale St. SW Planning Commission – 2-19-19 Page 5 Recommendation: Staff recommends approval of the site plan, conditional use permit, rezoning from R-3 to R-4 and vacations with the following conditions of approval: 1. Staff recommends approval of the vacation and release of easements (Documents 427284 and 424008) as noted above. 2. The proposed building and site improvements shall comply with the standards of the R-4 district and the Zoning Ordinance, as well as all other City regulations. 3. Complete stormwater calculations must be submitted to the City for final approval prior to building permits being issued. 4. Fully engineered plans must be submitted to the City for the proposed land bridge concept for final approval prior to building permits being issued. 5. Any reconstruction of existing infrastructure within City of Hutchinson right of way or easement areas shall be the developer’s responsibility, including necessary improvements and associated costs. This work shall meet all of the City’s engineering standards and be approved by the City. 6. The City of Hutchinson must be notified 7 days prior to any roadway or utility work that is going to be done within the City right of way. If the proposed work affectsroadway traffic flow, a traffic plan must be submitted to the City Engineer for approval. All roadway work must be fully completed to City standards within 10 calendar days of the original disturbance. If the work is not fully completed within 10 calendar days, the City reserves the right to have the work completed and invoice/assess the property owner for all associated costs. 7. There must be emergency service access around the building. Fire hydrants must be located no farther than 400 feet from the buildings. 8. Any exterior refuse collection area(s) must be fully screened. 9. The standards for granting a conditional use permit would be met, subject to the conditions stated. 10. The conditional use permit shall remain in effect as long as the conditions required by the permit are observed. Any expansion or intensification of a conditional use or change to another conditional use requires approval of a new conditional use permit. 11. The Applicant must obtain all necessary permits for the construction of the proposed project. 12. If the proposed use fails to start operation within one year of the conditional use permit being granted, the conditional use permit shall be deemed null and void and a new conditional use permit must be applied for. 13. The possible future addition is not being approved at this time. It appears the site is at its maximum density after the 38-unitaddition. 14. The fence on the east side of the property shall be a minimum of 8 feet tall. 15. The cul-de-sac in front of the building shall be at least 96 feet in diameter per fire code and be a one- way traffic flow instead of two-way as shown on the existing plans. 16. Eliminate eastern most two parking stalls to ensure a 26’ minimum width is accomplished per fire code. STAFF . F E R ADJ. GAR. FLR 1073.1 39.53 35' SETBACK ENIL YTREPORP 36 78.1 TU TU TUT U TU TU TU U TT TUU TU U T T U G T U W T U T U 0 <4 <. T U D E H TU TU %C TU .05 TU 1 S S @ RM1071.36FL1065.18 STC 40 D.V HEP SC VC" " P2 '-181 90- '% 45 4 .0 < < 1 @ RM1068.67FL1064.32S T 5% 1.3<<S @ TS 0 S . 4 G ED G CH GG C S PV G 8" ST 2'-1 G 8 G G V <<24.00 W < < RM1070.27FL1066.58 % ST 5 7 . 1 RM1070.20FL1066.12 @ S W <T << S < 0 4 . D E H C W S V C 31.20 V P " 2 1 -GREEN AREA ' W 0 < 2 < 1 < < 9'x20' PARKING STALLS TYP.4" WHITE LATEX PAINT W CONNECT TO EXISTINGSEWER SERVICE V K L A BITUMINOUS PAVINGCONNECT TO EXISTING WATER MAIN W E FL1060.32 D W I 35' BUILDING SETBACK S < < E T< E< R C N W O W C ' 5 V 18'-12" PVC SCHED. 40 STS @ 2.11% V W MNDOT B618 C&G TYP. V W W < < W V W RM1072.60FL1068.60 W FFE1074.30 TRASH ENCLOSURE PER ARCH. W BITUMINOUS PAVING 12.00 RM1072.22FL1068.22 14 TOTAL UNITS V W PROPOSED GARAGES V W < < < < W W T F / RM1070.96FL1064.77 " 4 / W 1 ST V @ 8" PVC SAN. SEWER @ 2.37% N V I W 27.66 A R T < D F < W / T " U 4 / O 1 P S W @NO CURB << N GREEN AREA S W EGARAGE T W O R U I D ADA O W 0 N 4 R A . V E E V W D CL PROPERTY LINE E C A H R W H S H <T C T < S I H E T T C W I I V E N W P C I " W N 2 V M I O 1 R W A - "E JS 6 MS - <<' RR 2 EE 4 3 T W A E V W S V W W 0 0 4 0 <. 9 <- D C E H C C V BITUMINOUS PAVING S W P W "C 5' CONC. SIDEWALK DOVETAIL CURB TOMATCH PAVEMENT 8V P D E D T E AT CA << V C W O W % L O 5 E L . V - RE 1 R44.00 R < @< S T W W S REMOVE EXISTING SEWER SERVICE - 0 4 . REMOVE EXISTING WATER MAIN D FL1064.93 E - RM1073.20FL1070.20 H W V C 12" PVC SCHED. 40 STORM SEWER RE-ROUTED TO POND 2 W S << C V < P < " W 2 GREEN AREA FL1070.0 1 - W ' 2 1 2 FL1065.11 . V FL1070.0 H W W C 40' SETBACK R A R 12.00 E< T< P U< 11.35 R A < E E W R W V W E A S O I M T R A O P V T 8.64 T U S W 5.12 E V W < O < M 10.19 E R WWWW T U V < X < X V X W < T D U< E X H S 415.17 X % E 50 RM1074.21FL1067.95.. WX 13 B 7 7. C 09 @ T ST 16 V X U 0 S R E 1 T G L . C N S O C XE F 0 < <4 W . % D 5 . 1< E @< H S T S C 0 4 S< T . D U< E < W C H< C SV MANHOLE WITH 8" G.V. CONST. MNDOT4020-48 C GP V P MANHOLE WITH 8" G.V. CONST. MNDOT4020-48 N "" I 2 12 V- ' 0 1 A 1 1- 'CONST. 8" M.J. TEE. P 12" PVC SCHED. 40 CASING . 6 T 6 I W < T< B 8" PVC C-900 WATER MAIN & U G N V I T SALVAGE & REINSTALLAPRON & RIP RAP S I X ST E W RM1073.84FL1069.6 T U CONNECT TO EXISTING WATER MAIN 9 7 . G 6 N 8 I W 2 V A P . T < T I U < B G W N I V T S I G X E N W I T U D L 2 I W 8 U . < V T < U B4 7 W G 0 1 N I E T W F T S U F I V X W E < < T U 4922 1411 W W T U < < W W W W TOTAL STALLS PROPOSED:TOTAL ADA STALLS REQUIRED:TOTAL ADA STALLS PROPOSED:GARAGE UNITS PROPOSED:ADA GARAGE UNIT REQUIRED:ADA GARAGE UNIT PROPOSED: PARKING CALCULATION W W < < W W V R-4, HIGH DENSITY RESIDENTIALR-4, HIGH DENSITY RESIDENTIAL : < <(INCREASED TO 35') I ZONING INFORMATION V 40' REAR CURRENT ZONE:PROPOSED ZONESETBACKS:30' FRONT20' SIDE I < < V ADJ. GAR. FLR 1073.1 I SEWER NORTH FOR EXTEND 18" STORMPOND OUTLET EXISTING CATCHBASIN TO REMAIN NEW STORM SEWER TO POND 2 FL1057.83 REMOVE BITUMINOUS TURNAROUND POND OUTLET ENIL YTREPORP 78.136 ST TU TU TUT U TU U T T U T U TU TU <<G G G ST W << ST G PROPERTY LINE < W < V < < K L 7 A W 3 . W 6 E 6 T D 1 E I L S FL1060.32 T E U TRASH ENCLOSURE T PER ARCH. BITUMINOUS PAVING O EMNDOT B618 C&G TYP. R N I C W < A N < W R O D C V ' F 5 O W V O R FFE1074.30 W W W E 14 TOTAL UNITS 4 N < 1 < . 9 PROPOSED GARAGES 9 G 2 V N I V A W W <P 46.962 ENIL YTREPORP< S ST U 8" PVC SAN. SEWER @ 2.37% O V N I M W WATER MAIN & 20' EASEMENTSERVICE WITH CLEANOUTS W URELOCATED 8" PVC C-900RELOCATED SEWERGARAGE T I ADA B < V < S H W W E T < I < N M O V W JS W EASEMENT V W PUBLIC ACCESS5' CONC. SIDEWALK MODIFY OUTLET TO 4"CULVERT WITH 18" RISER << W A< E FL1064.93 < R A R E W N EW E E S W R G M FL1065.11 R O RE-ROUTED STORM SEWER TO POND 2 T S - E V W O W < M< E T R << U V - V WW X - X 7 T 1 . 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