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PC Packet 08.19.14 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday,August 19,2014 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATEDJULY 16, 2014 4.PUBLIC HEARINGS A.CONSIDERATION OF CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A 1500 SQ. FT. DETACHED GARAGE LOCATED AT 989 JEFFERSON ST. SE. Motion to close hearing –Motion to approve with staff recommendations –Motion to reject B.CONSIDERATION OF PRELIMINARY AND FINAL PLATOF WHITE HAWK VILLAGE SUBMITTED BY GUSTAV WURDELL, APPLICANT. Motion to close hearing –Motion to approve with staff recommendations –Motion to reject C.CONSIDERATION OF A SITE PLAN AND A REZONING REQUEST FOR 875 CENTURY AVE. SW FROM AN R-3 TOAN R-4 ZONING DISTRICT. Motion to close hearing –Motion to approve with staff recommendations –Motion to reject D.CONSIDERATION TO AMEND THE ZONING ORDINANCE TO ESTABLISH MICRO-BREWERIES AND TAP ROOMS AS CONDITIONAL USES WITHIN COMMERCIAL AND INDUSTRIALZONING DISTRICTS. Motion to close hearing –Motion to approve with staff recommendations –Motion to reject 5.UNFINISHED BUSINESS 6.NEWBUSINESS 7.COMMUNICATION FROM STAFF A.Upcoming Meetings 8.ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday,June 17,2014 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. ChairmanRaymond Nortoncalled the meeting to order at 5:30 p.m. Members present: Jim Fahey,John Lofdahl,Bill Arndt, Dean Kirchoffand Dave Johnston.Members absent: Christie Hantge and John Lofdahl. Also present wasDan Jochum, Planning Director, Marc Sebora,City Attorney and Interim City Administrator, Andrea Schwartz, Planning and Building Specialist. 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATEDJune 17, 2014 Motion by Commissioner Fahey,second by Commissioner Johnstonto approve minutes as presented. Approved unanimously. 4.PUBLIC HEARINGS A.CONSIDERATION OF CONDITIONAL USE PERMIT AND SITE PLAN TO ADD A DRIVE-UP TO THE BANK FACILITY IN THE PARKING LOT LOCATED AT 210 HASSAN ST SE. Craig Almquist, Mid Country Bank, gave a statement of what the plans are for the drive-up bank and why the bank would like to build the drive-up in this location. Mr. Jochum presented to the board the staff report and findingsof the planning staff. He spoke about the land swap of the property with the City of Hutchinson. And indicated that the land swap would bepending on the approval of the site and conditional use permit.He then showed a demonstrativemap from the engineer report of the traffic flow for the drive-up bank. He also stated that a member of City staff observed the traffic flow at the south bank location to see the “stacking” of vehicles and business of the location. It appeared that there was never a time of more than 2 cars lined up. Mr. Jochum also explained the dynamics and layout of the traffic flow that the medians would not be a curb, but painted lines on the ground. CommissionerNorton questions the traffic flowon the East side of the parking lot with cars exiting the drive-upand making a left turnonto Hassan St., he suggested to turnrightafter the drive-up and go through the parking lot and exit in the center of the lot to the east. Mr. Jochum and Mr. Exner stated that it may be hard to make a quick right turn right after exiting the drive-up. Mr. Exner stated that the Minutes Hutchinson Planning Commission July 16, 2014 Page 2 situation is not ideal, but not much different than it is to date. Mr. Exner suggested that wecouldtry the proposed site plan and make changes in the future if we need to. Robert Sanstede, ownerof 209 Hassan St SE. questionedif we will be losing parking on Hassan St. Mr. Jochum and Mr.Exner stated that it will not. Mr. Jochum explained the parking situation in the lot. With the proposal the lot will lose 21spaces, but with a recent observation the overall utilization of the lot will not be affected. There is also “private” parking that is used presently by the public. Mr. Jochum also showed a map of all the public parking available within 350 ft.,as it might be at a location such as Walmart. There is also discussion about Mid Country Bank employees parking in other City lots. It was mentioned that there is parking under the bank but Mr. Almquistwould prefer not to use them as they are tight. Mr. Jochum stated that the planning staff found it difficult to either recommend or deny the request of Mid Country Bank. The staff broke it down to pro’s and con’s. Staff decidedpresent to the board and let the board make their own decision. CommissionerJohnston also questioned if traffic could flow to the right after the exit of the drive-up and bringing back more parking lots. Mr. Exner gave his explanationof why the proposed site plan seems to be the best option. CommissionerFahey questioned if we are missing an opportunity with the business buildings on the east part of the blockbeing for sale. Maybe turning those areas into more parking. He also mentioned the Human Scale that is mentioned in the Imagine Hutchinson Plan. Mr. Jochum answered that by stating that neither the City of Hutchinson norMid Country Bankare interested in purchasing that propertyat this point. He also stated that as far as the Human Scale goes we first need to bring the people downtown. Mr. Almquist brought up the idea of having more parking where the ATM is currently located. There was more discussion of the properties for sale on the east side of the block and making more parking. Mr. Fahey asked if the drive-up could run on the east side of the lot and enter and exit off of Hassan St. The answer was the distancefrom the building to the drive- upbeing too far awaybecause the tellers will be located within the current bank. Commissioner Faheymoved to close the public hearing, second by Commissioner Johnston. Public hearing closed at 6:32pm. Mr. Fahey made a motion to deny this Site Plan and CUP but not the project, second by Mr. Johnston. Motion carried unanimously. Minutes Hutchinson Planning Commission July 16, 2014 Page 3 The applicationwill now be moved to the Consent agenda atthe Council Meeting on July 22, 2014. Motion to close hearing –Motion to approve with staff recommendations –Motion to reject 5.NEW BUSINESS A.DISCUSSION TO DETERMINE APPROPRIATE ZONING DISTRICTS IN WHICHMICRO-BREWERIES AND TAP ROOMS MAY BE PERMITTED. Mr. Jochum presented to the board questions and discussion brought up regarding Micro-Breweries and Tap Rooms being brought into town and the correct zoning districts for them. Mr.Sebora explained what the current ordinance allows. CommissionerFahey had two observations,of bringing these pubs into current restaurantsand also allowing them to expand in an industrial operation as opposed to a downtown location. Council will be conductinga workshop on Sept. 9 to review the liquor ordinance. 6.OLD BUSINESS 7.COMMUNICATION FROM STAFF 8.ADJOURNMENT Motion by Commissioner Arndt, second by Commissioner Johnstonto adjourn the meeting. Motion approved unanimously. Meeting adjournedat 6:59pm. Conditional Use Permit 989 Jefferson St. SE –1,500 sq.ft.garage Planning Commission –8-19-14 Page 2 GENERAL INFORMATION Existing Zoning:R-3 Medium-High Density Residential Property Location:989 JeffersonSt. SE Lot Size: 80’ x 225.82’–274.94’ (20,030.4sq. ft.) Existing Land Use:Residential -Single Family Dwelling Adjacent Land Use And Zoning:R-3 Medium-High Density Residential, R-2 Medium Density Residential (1 or 2 Family & Duplexes), I-1 Light Industrial Park. Comprehensive Land Use Plan:Low Density Residential Neighborhood Zoning History: This parcel has been zoned R-3 since original construction of the existing single-family dwelling in 1994. Applicable Regulations:Sections154.026(C) Conditional Use Permit: The Conditional Use Permit (CUP) is required for accessory structures larger than 1,000 square feet. As noted above, the proposed structure is approximately 37.5’ x 40’ or 1,500 square feet and will be adetached garage used for personal storage. The height of the proposed structure to the top of the roof is notprovided by the applicant but is limited to 16’ by Section 154.058 of the Zoning Ordinance. The proposed structure appears to meet all applicable setbacks, as well as all other Zoning Ordinance requirements. The proposed garage would replace an existing18’ x 36’ shed on the property that is need of repair due to its age. 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 ofneighboring property in accordance with the applicable district regulations. Conditional Use Permit 989 Jefferson St. SE –1,500 sq.ft.garage Planning Commission –8-19-14 Page 3 Conclusion: 1.The proposed structure is desirable and will contribute to the general welfare of the neighborhood in the subject location as it will replace an older structure which is in need of repair and will serve to reduce or eliminate existing outdoor storage at this location. 2.The proposed building 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 asthe useof the property will remain the same as the existing use of the property. 3.The proposed building will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Recommendation: Staff recommends the approval of this request to the Planning Commission due to the fact that the applicant’s request meets the standards for approving a conditional use permit provided above. If the Planning Commission recommends approvalofthe applicant’s request, staff suggests the following conditions be part of the approval: 1.The standards for granting a conditional use permit would be met, subject to the conditions stated. 2.The proposed building and site improvements shall comply with the standards of the R-3district and the Zoning Ordinance. 3.The conditional use permit shall remain in effect as long as theconditions 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. 4.The Applicant must obtain all necessary permits for the construction of the proposed garage. CITY OF HUTCHINSON MCLEOD COUNTY, MINNESOTA RESOLUTION NO. 14311 RESOLUTION ADOPTING FINDINGS OF FACT AND REASONS FOR APPROVAL OF CONDITIONAL USE PERMIT TO ALLOW CONSTRUTION OF A GARAGE OVER 1,000 SQ. FT. AT 989 JEFFERSON ST SE FACTS 1.David Seifert,is the owner of a parcel of land located at989 Jefferson St. SE,Hutchinson Minnesota; and, 2.The subject property is legally described as:Lot 5, G Subdivision, Hutchinson, MN. 3.David Seifert,hasapplied to the City for a conditional use permit to construct a garage over 1,000 square feet at 989 Jefferson St. SE, HutchinsonMN. 4.The Planning Commission met on August 19, 2014,and held a public hearing on the request and considered the effects of the proposal on the health, safety, and welfare of the occupants of the surrounding lands, existing and anticipated traffic conditions, and the effect on values of properties in the surrounding area and consistency with the Comprehensive Plan, and hereby recommends approval of the requestsubject to the following findings and conditions: a.The standards for granting a conditional use permit would be met, subject to the conditions stated. b.The proposed building and site improvements shall comply with the standards of the R-3 district and the Zoning Ordinance. c.The conditional use permit shall remain in effect as long as theconditions 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. d.The Applicant must obtain all necessary permits for the construction of the proposed garage. 5.The City Council of the City of Hutchinson reviewed the requested conditional use permit at its meeting on August 26, 2014,and has considered the recommendation and findings of the Planning Commission and hereby does recommend approval of the conditional use permit, subject to the following findings and conditions: a.The standards for granting a conditional use permit would be met, subject to the conditions stated. b.The proposed building and site improvements shall comply with the standards of the R-3 district and the Zoning Ordinance. c.The conditional use permit shall remain in effect as long as theconditions 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. d.The Applicant must obtain all necessary permits for the construction of the proposed garage. APPLICABLE LAW Findings of Fact –Resolution # 14311 989 Jefferson St SEConditional Use Permit Page 2 6.The conditional use permit request meets the following standardsas required in Section 154.170 of the City of Hutchinson Municipal Code: (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. CONCLUSIONS OF THE LAW 7.The requested conditional use permitisconsistent with the comprehensive plan. 8.The proposed use will not have a substantial or undue adverse effect upon adjacent property, character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare. 9.The proposed 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 NOW, THEREFORE, BE IT RESOLVED by theCity Council of the City of Hutchinson, Minnesota, that the application to issue a conditional use permitto allowconstruction of agarage over 1,000 square feet located at 989 Jefferson St SE, Hutchinson MN is approved. Adopted by the City Council this 26thday ofAugust,2014. ATTEST: Marc SeboraSteven W. Cook City AdministratorMayor Preliminary and Final Plat White Hawk Village Planning Commission –8-19-14 Page 2 GENERAL INFORMATION Existing Zoning:R-3 (Medium-High Density Residential District) Property Location:1178 Blackhawk Drive SW Lot Size:2.82 Acres Existing Land Use:VacantR-3 Zoning District lots Adjacent Land Use And Zoning:R-2 (Medium Density Residential District), R-3 (Medium-High Density Residential District), R-3 PD (Medium-High Density Planned Development Residential District) Comprehensive Land Use Plan:Medium Density Residential Neighborhood Zoning History:Originally platted as Ravenwood 11/16/1999 in the R-3 Zoning District Applicable Regulations:City Code of Ordinances Sections153.35–153.51 Transportation:The property will be accessed off of Bluejay Drive SW and Blackhawk Drive SW. Physical Characteristics:The subdivision had been previously developed for multi-family housing and was not built on. The current grading on the site will work well for the proposed development. The private street to the rear of the five lots is going to be removed. Analysis: The preliminary and final plats as presented appear to meet the requirements of the subdivision and zoning ordinances. The minimum lot area for this district (R-3) is 7,200 square feet and the smallest lot proposed is 8,060 square feet and the largest is 11,489 square feet. All of the lot sizes appear to be appropriate and consistent with the zoning ordinance. Utilities will be located in the rear yard of the five proposed lots. This is due to the previous subdivision design. The existing private street will be removed and the drainage and utility easement in this location will remain allowing for the utilities to access the homes from the rear. This will also minimize the need to need to dig into the existing street in the front of the homes to make utility connections which is a positive for the City. Storm sewer lines are in place and the drainage flows tothe existing stormwater pond to the southwest. Lastly, it is important to note that the Airport Zoning District just barely encroaches into lot one. There is approximately 270 square feet of lot one contained in the Airport Zoning District –zone A. Anything designated Zone A cannot have buildings built on the portion that is Zone A. The portion that is designated zone A would not be buildable per the Zoning Ordinance anyways, because much of it is within a drainage and utility easement and the portion that is out of the drainage and utility easement is not a buildable portion of the lot because setbacks could not be meet. Because of this information, Staff feels that this Plat would not impact the Airport zone A. Final Plat Review Criteria Preliminary and Final Plat White Hawk Village Planning Commission –8-19-14 Page 3 Afterthe submittal of the final plat, the Planning Commission shall recommend approval or disapproval of the plat. Failure of the Planning Commission to act upon the final plat shall be deemed a recommendation of approval of the plat. If plat disapproval is recommended, the grounds for disapproval shall be stated in the records of the Planning Commission. A plat shall not be recommended for approval unless it: (a)Conforms to the preliminary plat; (b)Conforms to the design standards set forth in this chapter; (c)Conforms to the adopted Comprehensive Plan; and (d)Is in accordance with all requirements and laws of this state. Recommendation: Staff recommends approval of the preliminary and final plats subject to the following conditions. 1.The applicants shall record the final plat with McLeod County prior to any building permits being issued. 2.Each lot will require a separate utility service. 3.Moving or relocating utility services will be at the property owner’s expense. 4.Applicant must coordinate with Hutchinson Utilities to ensure each lot can be properly served with gas and electric. If necessary, easement will need to be development to accommodate these utilities. 5.SAC/WAC charges will be due at the time building permits are issued. 6.Driveways will be limited to 24 feet wide and shared driveways will not be allowed. 7.A parkland contribution fee will be collected with the building permit. Fee amount will be determined by staff and listed in the Subdivision Agreement. 8.A subdivision/developersagreement will need to be developed between the City and the property owner prior to the City’s execution of the Final Plat document. 9.Any past due assessments will be addressed in the subdivision agreement. 10.Developer will have to negotiate an agreement for any potential future use of the private road on the north side of Outlot A in order to access future lots located in Outlot A. CITY OF HUTCHINSON MCLEOD COUNTY, MINNESOTA RESOLUTION NO. 14312 RESOLUTION ADOPTING FINDINGS OF FACT AND REASONS FOR APPROVAL OF WHITE HAWK VILLAGE PRELIMINARY AND FINAL PLAT FACTS 1.Gustav C. Wurdell, developer,hassubmitted a preliminaryand final plat of WhiteHawk Village. 2.The State of Minnesota in trust is the current landowner. 3.At which time the preliminary and final plats are approved, Gustav C. Wurdell will be purchasing the properties from the State of Minnesota in trust, through the McLeod County tax forfeiture process. 4.The subject property is legally described as: Lot 1, Block 1, RAVENWOOD, according to the recorded plat thereof, excepting therefrom that part of said Lot 1 platted as COMMON INTEREST COMMUNITY NUMBER 15, RAVENWOOD CONDOMINIUMS. 5.The developer haveapplied to the City for a6 lot (5 lots and 1 outlot) preliminary and final platto be known as White Hawk Village. 6.The Planning Commission met onAugust 19, 2014and held a public hearing on the request and considered the effects of the proposal on the health, safety, and welfare of the occupants of the surrounding lands, existing and anticipated traffic conditions, and the effect on values of properties in the surrounding area and consistency with the Comprehensive Plan, and hereby recommends approval of the requestsubject to the following findings and conditions: a)The applicants shall record the final plat with McLeod County prior to any building permits being issued. b)Each lot will require a separate utility service. c)Moving or relocating utility services will be at the property owner’s expense. d)Applicant must coordinate with Hutchinson Utilities to ensure each lot can be properly served with gas and electric. If necessary, easement will need to be development to accommodate these utilities. e)SAC/WAC charges will be due at the time building permits are issued. f)Driveways will be limited to 24 feet wide and shared driveways will not be allowed. g)A parkland contribution fee will be collected with the building permit. Fee amount will be determined by staff and listed in the Subdivision Agreement. h)A subdivision/developersagreement will need to be developed between the City and the property owner prior to the City’s execution of the Final Plat document. i)Any past due assessments will be addressed in the subdivision agreement. j)Developer will have to negotiate an agreement for any potential future use of the private road on the north side of Outlot A in order to access future lots located in Outlot A. Findings of Fact –Resolution # 14132 Preliminary and Final plat White Hawk Village August 26, 2014 Page 2 7.The City Council of the City of Hutchinson reviewed the requestat its meeting on August 26, 2014, and has considered the recommendation and findings of the Planning Commission and hereby does recommend approval of the preliminaryand final plat of White Hawk Villagesubject to the following findings and conditions: a)The applicants shall record the final plat with McLeod County prior to any building permits being issued. b)Each lot will require a separate utility service. c)Moving or relocating utility services will be at the property owner’s expense. d)Applicant must coordinate with Hutchinson Utilities to ensure each lot can be properly served with gas and electric. If necessary, easement will need to be development to accommodate these utilities. e)SAC/WAC charges will be due at the time building permits are issued. f)Driveways will be limited to 24 feet wide and shared driveways will not be allowed. g)A parkland contribution fee will be collected with the building permit. Fee amount will be determined by staff and listed in the Subdivision Agreement. h)A subdivision/developersagreement will need to be developed between the City and the property owner prior to the City’s execution of the Final Plat document. i)Any past due assessments will be addressed in the subdivision agreement. j)Developer will have to negotiate an agreement for any potential future use of the private road on the north side of Outlot A in order to access future lots located in Outlot A. APPLICABLE LAW 8.Thepreliminary and final platrequest meets the following standardsas required in Sections153.35– 153.39 and 153.50 –153.51of the City of Hutchinson Municipal Code. CONCLUSIONS OF THE LAW 9.The requested plat isconsistent with the comprehensive plan and applicable ordinances. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Hutchinson, Minnesota, that the application to issue asix lotpreliminary and final plat of White Hawk Villageis hereby approved. th Adopted by the City Council this 26day ofAugust, 2014. ATTEST: Marc SeboraSteven W. Cook City AdministratorMayor DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Mike Schumann,Dolf Moon,Mike Bahe, Dave Hunstad,Lee Miller,Jeff Page,Jean Ward, Judy Flemming, John Webster,John Olson, Lenny Rutledge,Kent Exner, John Paulson,Marc Sebora,Dan Hatten,Brian Mehr,Dan Jochum, Andrea Schwartz,and Kyle Dimler(Persons in attendance at Planning Staff Meeting in bold) Date:August 4,2014, forAugust 19,2014, Planning Commission Meeting Application:CONSIDERATION OF A SITE PLAN AND A REZONING REQUEST FOR 875 CENTURY AVE. SW FROM ANR-3 TO AN R-4 ZONING DISTRICT. Applicant:CENTURY COURT III, CROWNE POINTE DEVELOPMENT, INC.,APPLICANT CENTURY COURT III, LLC,PROPERTY OWNER CONSIDERATION OF A SITE PLAN AND A REZONING REQUEST FOR 875CENTURY AVE. SW FROM AN R-3 TO AN R-4 ZONING DISTRICT - Site Plan Review and Rezoning 875 Century Ave. SW Planning Commission –8-19-14 Page 2 GENERAL INFORMATION Existing Zoning:R-3 (Medium-High Density Residential District) Property Location:875 Century Ave. SW Lot Size:8.57Acres Existing Land Use:VacantR-3 Zoning District lot Adjacent Land Use And Zoning:R-2 (Medium Density Residential District), R-3 (Medium-High Density Residential District), R-3 PD (Medium-High Density Planned Development Residential District), R-4 (High Density Residential District), I/C (Industrial/Commercial District) Comprehensive Land Use Plan:Medium Density Residential Neighborhood Zoning History:Originally platted as Century Court 12/20/1994in the R-3 Zoning District Applicable Regulations:City Code of Ordinances Sections154.168 and 154.169 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: There are 10 buildings being proposed for this project. Each building will include 12units for a total of 120 units and each unit will be two bedrooms.The buildings will be phased in over time based on demand and the plan is to start construction of 2 or 3 building in the fall of 2014if possible. The buildings are twostories and are approximately 30feet highas defined by the building height definition in the zoning ordinance.The buildings are each approximately 60 x 130 feet in size or 7,800square feet.Refer to attached building elevations for more information. The proposed building would meet all applicable setbacks, as well as all other Zoning Ordinance requirements. Each unit must have 3,000 square feet of lot area on the site in order to meet the requirements of the zoning ordinance. The site is 373,309 square feet in size. The 120 units require 360,000 square feet in order to meet the zoning requirement which is consistent with the ordinance. 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 74,662 square feet of open space. The development as proposed conservatively features 76,433 square feet of open space. It should be noted that the open space does not take into accountany of the parking lot/drive areas or ponding areas because these are not considered usable open space. Site Plan Review and Rezoning 875 Century Ave. SW Planning Commission –8-19-14 Page 3 Parking/Access/Circulation 309parking spaces are shown on the site plan, which is the greater than the 300 parking spaces required for this project.There is one garage for each unit and one driveway for each unit, which equates to 240 parking stalls and there is an additional 69 off-street parking for visitors for a total of 309 parking stalls. Access from the site will be from Century Ave SW, Cleveland Ave. SW, and Sunset St. SW. The developer is proposing three additional access points west of Sunset St. SW. Staff has already communicated to the developer’s engineer that staff feels this is too many access points onto Century Ave. SW.It has been highly recommended to the developer that the first access point west of Sunset St. SW be eliminated. Along with this, staff suggests extending the southernmostinternal east/west drive all the way through to the next north/south access road to create a better internal circulation pattern. This concept will be presented in more detail at the Planning Commission Meeting. All of the other access points seem to be acceptable and make sense from an access standpoint. It should be noted that staff has suggested the developer add one more access point in the northwest portion of the site off of Cleveland Ave. SW in order to meet fire code so that a dead end isn’t created that is too long. Internal circulation on the site appears to be adequate with the above suggested changes. All of the internal streets will be private streets. Staff has noted to the developer that the streets will need to be 24 feet wide from back of curb to back of curb, rather than the 22 feet that is shown in the site plan. The Fire Department indicated they would be able to get to the buildings in cases of emergency. Landscaping and Lighting: The Zoning Ordinance requires tree planting at a rate of 1 tree per 800 sq. ft. of landscaped area. There are 194 trees that are proposed as part of this plan. The City arborist will review the Landscape Plan at the time of building permit to determine if the tree species are compatible in Hutchinson. 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: City staff has already provided comments to the developer in regards to the requirements for stormwater management. The site will drain to the proposed pond in the center of the site. Staff has reviewed the pond calculations and they appear to be adequate. 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 is 14 units per acre which is consideredhigh density in the comprehensive plan. It should be noted that the current Century Court Apartments are a similar density of 14 units per acre and are also in listed as medium density residential in the Comprehensive Plan. The same goes for the Oaks and Pines Senior LivingFacility, Prairie Senior Cottages, and Woodstone Senior Living. The project area is currently zoned R-3 medium density residential development. The developer is proposing the property be rezoned to R-4 high density residential development.The neighboring properties to the west, Site Plan Review and Rezoning 875 Century Ave. SW Planning Commission –8-19-14 Page 4 including the Oaks and Pines, Prairie Senior Cottages, and Woodstone Senior Living are all zoned R-4 High Density Residential. The existing Century Court Apartments are zoned R-3. 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. Recommendation: Staff recommends approval of the site plan and the rezoning with the following conditions of approval: 1.The access west of Sunset St. SW on Century Ave. SW is removed. 2.The southernmost east/west private street in the development shall continue west to connect to the eastern most north/south private street in the developm 3.An access point is added to the northeast portion of the site off of Cleveland Ave. SW to alleviate fire code issues regarding dead end streets. 4.The street widths within the development are increased from 22’ to 24’. 5.The City needs to obtain clarification from the County Environmentalist on the status of the wetland report prepared for this site. If the County identifies any wetlands, they will have to be addressed according to the County Environmentalist. 6.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. 7.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. 8.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 impacts roadway 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 isn’t 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. 9.The drainage and utility easement needs to encompass entire property. The northeast area of the lot currently does not have a drainage and utility easement. 10.Any reconstruction of existing infrastructure within City of Hutchinson easement areas shall be the developer’s responsibility, including improvements and associated costs. This work shall meet all of the City’s engineering standards and be approved by the City. 11.There must be emergency service access around the building. Fire hydrants must be located no farther than 400 feet from the buildings. 12.Any exterior refuse collection area(s)must be fully screened. 14-042 07/31/2014 N 2 9 SITE PLAN 5-323!tg 5-979!tg 5-238!tg 3-533!tg 5-119!tg 4-::4!tg 5-917!tg 5-432!tg 3-459!tg Civil Engineering Land Planning 4-686!tg CAMPIONENGINEERINGSERVICES, INC. N 5-323!tg 2:-943!tg 5-7::!tg 5-856!tg 5-386!tg CITY OF HUTCHINSON MCLEOD COUNTY, MINNESOTA RESOLUTION NO. 14313 RESOLUTION ADOPTING FINDINGS OF FACT AND REASONS FOR APPROVAL OF ASITE PLANREVIEW APPLICTION REQUESTED BY CROWNE POINTE DEVELOPMENTTO ALLOW CONSTRUCTION OF AN APARTMENT COMPLEXLOCATED AT 875 CENTURY AVE. SW. FACTS 1.Century Court III LLC,is the owner of theland located at875 Century Ave. SW, Hutchinson Minnesota; and, 2.The subject property is legally described as:Lot 1, Block 2, CENTURY COURT, according to the recorded plat thereof, excepting therefrom CLEVELAND CORNERS, according to the recorded plat thereof, McLeod County, Minnesota. 3.Century Court III, LLChasapplied to the City for a site plan review to allow development of property at 875 Century Ave SW, Hutchinson MN. 4.The Planning Commission met on August 19, 2014,and held ameetingon the request. In considering applications for site plan approval under this chapter, the Planning Commission consideredthe following: how the site plan relates to conditions both on and off the site, conformance with the Comprehensive Plan, the impact of the site plan on the existing and anticipated traffic and parking conditions, building location and height, sanitary sewer, water and drainage conditions, landscaping, lighting, open space, signage, setbacks and related matters.The Planning Commission hereby recommends approval of therequest subject to the following findings and conditions. a)The access west ofSunset St. SW on Century Ave. SW is removed. b)The southernmost east/west private street in the development shall continue west to connect to the eastern most north/south private street in the development. c)An access point is added to the northeast portion of the site off of Cleveland Ave. SW to alleviate fire code issues regarding dead end streets. d)The street widths within the development are increased from 22’ to 24’. e)The City needs to obtain clarification from the County Environmentalist on the status of the wetland report prepared for this site. If the County identifies any wetlands, they will have to be addressed according to the County Environmentalist. f)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. g)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. h)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 impacts roadway 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 isn’t 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. Findings of Fact –Resolution # 14313 Century Court III LLCSite Plan Approval Page 2 i)The drainage and utility easement needs to encompass entire property. The northeast area of the lot currently does not have a drainage and utility easement. j)Any reconstruction of existing infrastructure within City of Hutchinson easement areas shall be the developer’s responsibility, including improvements and associated costs. This work shall meet all of the City’s engineering standards and be approved by the City. k)There must be emergency service access around the building. Fire hydrants must be located no farther than 400 feet from the buildings. l)Any exterior refuse collection area(s)must be fully screened. 5.The City Council of the City of Hutchinson reviewed the requested site plan at its meeting on August 26, 2014,and has considered the recommendation and findings of the Planning Commission and hereby does recommend approval of the site plan, subject to the following findings and conditions: a)The access west ofSunset St. SW on Century Ave. SW is removed. b)The southernmost east/west private street in the development shall continue west to connect to the eastern most north/south private street in the development. c)An access point is added to the northeast portion of the site off of Cleveland Ave. SW to alleviate fire code issues regarding dead end streets. d)The street widths within the development are increased from 22’ to 24’. e)The City needs to obtain clarification from the County Environmentalist on the status of the wetland report prepared for this site. If the County identifies any wetlands, they will have to be addressed according to the County Environmentalist. f)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. g)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. h)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 impacts roadway 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 isn’t 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. i)The drainage and utility easement needs to encompass entire property. The northeast area of the lot currently does not have a drainage and utility easement. j)Any reconstruction of existing infrastructure within City of Hutchinson easement areas shall be the developer’s responsibility, including improvements and associated costs. This work shall meet all of the City’s engineering standards and be approved by the City. k)There must be emergency service access around the building. Fire hydrants must be located no farther than 400 feet from the buildings. l)Any exterior refuse collection area(s)must be fully screened. APPLICABLE LAW 6.Section 154.169 Municipal Code of Ordinances Findings of Fact –Resolution # 14313 Century Court III LLCSite Plan Approval Page 3 CONCLUSIONS OF THE LAW 7.Site plan is consistent with the comprehensive plan. 8.The proposed use will not have a substantial or undue adverse effect upon adjacent property, character of the neighborhood, traffic conditions, utility facilities and other matters affecting the public health, safety and general welfare. 9.The proposed 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 NOW, THEREFORE, BE IT RESOLVED by theCity Council of the City of Hutchinson, Minnesota, that the application toapprove asite plan to allow Century Court III, LLCto develop the existing site with the construction of an apartment complexat 875 Century Ave.SW, Hutchinson,MN is approved. Adopted by the City Council this26thday ofAugust, 2014. ATTEST: Marc SeboraSteven W. Cook City AdministratorMayor PUBLICATION NO.______ ORDINANCE NO.14-0732 AN ORDINANCE OF THE CITY OF HUTCHINSON, MINNESOTA,TO REZONEPROPERTY AT 875CENTURY AVES.W. FROM R-3(MEDIUM DENSITYRESIDENTIAL) TO R-4 (HIGH DENSITY RESIDENTIAL)FOR DEVELOPMENT OF AN APARTMENT COMPLEX ASREQUESTED BY CENTURY COURT III, LLC, PROPERTY OWNER THE CITY COUNCIL OF THE CITY OF HUTCHINSON, MINNESOTAORDAINS: Section 1. Notice of hearing was duly given and publication of said hearing was duly made and was made to appear to the satisfaction of the City Council that it would be in the best interest of the City to rezone the propertyfrom R- 3(Medium DensityResidential) toR-4(High Density Residential): Section 2. That theproperty to be rezonedto R-4(High Density Residential)isdescribed as follows: Lot 1, Block 2, CENTURY COURT, according to the recorded plat thereof, excepting therefrom CLEVELAND CORNERS, according to the recorded plat thereof, McLeod County, Minnesota. Section 3.This ordinance shall take effect from and after passage and publication. Adopted by the City Council this9th day ofSeptember, 2014. ATTEST: _______ Marc Sebora, City AdministratorSteven W. Cook, M ayor DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Mike Schumann, Dolf Moon, Mike Bahe, Dave Hunstad,Lee Miller, Jeff Page, Jean Ward, Judy Flemming, John Webster, John Olson, Lenny Rutledge, Kent Exner, John Paulson, Marc Sebora, Dan Hatten, Brian Mehr, Dan Jochum, Andrea Schwartz, and Kyle Dimler(Persons in attendance at Planning Staff Meeting in bold) Date:August 4, 2014, for August 19, 2014, Planning Commission Meeting RE:Consideration of Zoning Ordinance Revisions to accommodate Tap Rooms and Brew Pubs by Conditional Use Permit in certain Zoning Districts. Brew Pub and Tab Room Zoning Ordinance Revisions As the Planning Commission is likely aware, the City Council has directed Staff to develop Zoning Ordinance Amendments that would be consistent with the Council adopting an ordinance regulating Brew Pubs and Tap Rooms. The ordinance the Planning Commission will be reviewing will be to determine which zoning districts Brew Pubs and Tap Rooms will be allowed in. Please see the attached ordinance for more information. Recommendation: Staff recommends revising the C-2, C-3, C-4, C-5, and I/C Zoning districts to allow Brew Pubs and Tap Rooms by Conditional Use Permit. In addition, Staff recommends that the I-1 district be amended to allow Tap Rooms by Conditional Use Permit. Staff recommends not having Brew Pubs in the I-1 district because restaurants are not a permitted use in the I-1 district. Note: See actual ordinance langue on the next several pages. § 154.062 C-2, AUTOMOTIVE SERVICE COMMERCIAL DISTRICT. (A)Purpose. The C-2 district is intended to provide locations for businesses which generate a high degree of automobile traffic and which would properly be developed along major thoroughfares of the community. (B)Permitted principal uses. The following uses are permitted, as regulated herein, without special application requirements or conditions attached. Highly similar uses not listed may be allowed upon the determination of the City Council. (1)Retail sales businesses; (2)Service stations, automobile repair shops. For standards, see § 154.111 of this code; (3)Car wash operations, including automated lanes. For standards, see § 154.112; (4)Business and professional offices; (5)Drive-through banking facilities, postal centers and similar uses; (6)Convenience goods store; including gasoline pumps, subject to a maximum of 4,000 square feet of enclosed sales area; (7)New car, marine, farm machinery, manufactured home, sales and display areas, when operated in conjunction with and as part of the new item franchised dealership; (8)Nurseries and garden supply centers; (9)Motels; and (10)Restaurants, including convenience food restaurants. (C)Conditional uses. Used car, farm machinery, marine and mobile home sales and display areas when not operated as a part of new item franchise dealership. Brew Pubs. Tap Rooms. § 154.063 C-3, CENTRAL COMMERCIAL DISTRICT. (A)Purpose. The C-3 central commercial district is intended to provide an area for the grouping of general retail sales establishments, offices and services which serve city residents and the surrounding area. The C-3 district provisions and boundaries are intended to promote compatible land use relationships among diverse types of uses and encourage well-planned development or expansion in accord with the approved Comprehensive Plan. Only those uses which substantially interfere with the overall function of the general commercial areawill be excluded. On-site parking is not required in this district. (B)Permitted uses. The following uses are permitted as regulated herein, without special application requirements or conditions attached. Similar uses may be allowed upon the determination of the City Council. (1)Trade and services: any retail store or personal service business subject to all regulations and permits and licenses as may be required by law, and further provided that the use is not objectionable due to noise, fumes, smoke, odor or vibration, including the following and other similar uses; (2)Cultural facilities; (3)Trade and business schools; (4)Catering establishments; (5)Employment agencies; (6)Game and amusement arcades; (7)Hotels and motels; (8)Interior decorating service and sales; (9)Offices for corporations and professionals; (10)Publishing, job printing and blueprinting; (11)Post offices and other public service operations; (12)Restaurants; (13)Taverns; (14)Theaters; (15)Commercial parking lots; (16)Pawnbroker establishments; (17)Massage service establishments; and (18)Upper level apartment units. (C)Conditional permitted uses. (1)Commercial parking ramps for passenger vehicles only, provided a reservoir space is provided within the structure for holding cars awaiting entrance, which reservoir space shall have a capacity of no less than two vehicles; (2)New or used automobile sales; indoor display area only; (3)Motor fuel and service stations, excluding major repair operation. See Appendix B to this chapter for the off-street parking schedule; (4)A state licensed residential facility serving from seven through 16 persons; (5)Group homes up to 5,000 square feet; (6)All licensed day carefacilities which are not permitted principal uses under state law; (7)Single-family residences applying for additions, decks, garages, remodeling, or other single-family related uses. (8)(a)Drive-through windows (specific considerations of traffic impact, accessibility to appropriate roadways, site plan consideration and other relevant information would be part of the application review). (b)Conditions for residential facilities, group homes, crisis shelters and licensed day care facilities shall not be imposed which are more restrictive than those imposed on conditional uses or other multi-family residential property in the same district, unless the additional conditions are necessary to protect the health or the safety of the residents of the residential facility. (9)The requirements of § 154.115 of this code shall apply to the conditional uses described in this section. (10)Tattoo establishments. (11)Brew Pubs (12)Tap Rooms § 154.064 C-4, FRINGE COMMERCIAL DISTRICT. (A)Purpose. The C-4 commercial district is intended to provide one or more areas for the grouping of general retail sales establishments, offices and services which offer convenient shopping facilities for city residents and the surrounding area. C-4 district provisions and boundaries are established to promote compatible land use relationships among diverse types of uses and encourage well-planned development or expansion in accord with the city’s Comprehensive Plan. Only those uses which substantially interfere with the overall function of the general commercial area will be excluded. (B)Permitted uses. The following uses are permitted as regulated herein, without special application requirements or conditions attached. Similar uses may be allowed uponthe determination of the City Council. (1)Trade and services: any retail store or personal service business subject to all regulations and permits and licenses as may be required by law, and further provided that the use is not objectionable due to noise, fumes, smoke, odor or vibration, including the following and other similar uses as determined by the city’s Planning Commission; (2)Catering businesses; (3)Convenience grocery stores; (4)Cultural facilities; (5)Game and amusement arcades; (6)Hotels and motels; (7)Motor vehicle sales and service establishments; (8)Post offices and other public service operations; (9)Restaurants, including convenience food; (10)Taverns; (11)Theaters; (12)Trade and business schools, technical colleges, vocational schools, universities; (13)Hospitals; (14)Crisis shelters; (15)Car washes; (16)Pawnbroker establishments; (17)Massage service establishments; and (18)Offices; business and professional. (C)Conditional permitted uses. (1)Permitted uses listed in the C-2 district but not including used car, farm machinery, marine or manufactured home sales; (2)Commercial parking structures; (3)Churches and houses of worship and related facilities; (4)Storage units; (5)Tattoo establishments; (6)Towing company offices with fenced impound lots, subject to providing a completely fenced and screened enclosure. Fences must be a minimum of six feet high and constructed of wood or equivalent materials; and (7)Dog daycare. (8)Brew Pubs (9)Tap Rooms § 154.065 C-5, CONDITIONAL COMMERCIAL DISTRICT. (A)Purpose. The purpose of the C-5 conditional commercial district is to provide for business, commercial and retail uses that are conveniently accessed by major arterial traffic. (1)Development will be allowed only as a conditional use to: (a)Ease land use transition; (b)Control development so that it is compatible with the surrounding property; and (c)Establish dimensional requirements on an individual basis. (2)Those uses which substantially interfere with the overall function of the area will be excluded. (3)Development shall also meet standards for lighting, landscaping and pedestrian access. (B)Permitted uses. (1)There are no permitted principal uses in the C-5 district. (2)(a)Any accessory use, building or structure customarily incidental to a permitted conditional use listed below, and located on the same lot therewith not to exceed 320 square feet; (b)Parking and loading facilities, as regulated in § 154.116 and Appendix B to this chapter; and (c)Signs as regulated in §§ 154.135 through 154.139. (C)Conditional uses. Buildings or land may be used for the following if granted a conditional use permit: (1)Trade and services: any retail store, personal service or business service establishments, subject to all regulations and permits and licenses as may be required by law, including the following and other similar uses; (2)Business and professional offices; (3)Candy and ice cream shops; (4)Cultural establishments: museums, galleries and the like; (5)Convenience goods stores; including gasoline pumps, subject to a maximum of 4,000 square feet of enclosed sales area; (6)Freestanding and attached car washes; (7)Hotels and motels; (8)Motor fuel and service stations, excluding major repair operation. See Appendix B to this chapter for the off-street parking schedule; (9)Restaurants, including convenience food; (10)Retail sales; (11)Theaters; and (12)Variety, gift, notion, antique and soft goods stores. (13)Brew Pubs (14)Tap Rooms § 154.066 I/C, INDUSTRIAL/COMMERCIAL DISTRICT. (A)Purpose. It is the purpose of the I/C district to allow for development of areas where there is a transition in use occurring, but sites are not available which would allow for compliance with other district requirements. Industrial or commercial development will be allowed only as a conditional permitted use to: (1)Ease land use transition; (2)Control development so that it is compatible with surrounding property; and (3)Establish dimensional requirements on an individual basis. (B)Permitted uses. (1)There are no permitted principal uses in the I/C district. (2)(a)Any accessory use, building or structure customarily incidental to a permitted conditional use listed below, and located on the same lot therewith not to exceed 320 square feet; (b)Parking and loading facilities, as regulated in § 154.116 and Appendix B to this chapter; (c)Signs as regulated in §§ 154.135 -154.139 of this code; (d)Pawnbroker establishments; and (e)Massage service establishments. (C)Conditional uses. Buildings or land may be used for the following if granted a conditional use permit, and provided further that any objectionable features normally associated with these uses, such as those deemed to be hazardous, offensive or objectionable by reason of odor, dust, cinders, gas, fumes, noise, vibration, radiation, refuse matter or water-carriedwaste, shall be ameliorated, controlled or eliminated through design, mechanical devices, screen planting and/or walls or other measures as specified by the Planning Commission, and authorized that the use and its day to day activity will not be unreasonably hazardous, noxious or offensive: (1)Trade and services: any retail store, personal service or business service establishments, subject to all regulations and permits and licenses as may be required by law, including the following and other similar uses; (2)Automobile or trailer sales and service establishments; (3)Building materials and hardware, retail sales and repairs; (4)Business and professional offices; (5)Cultural, entertainment and recreational establishments; (6)General merchandising, apparel and accessories and establishments; (7)Car wash operations, including automated lanes. See Appendix B to this chapter for the off-street parking schedule; (8)Catering establishments; (9)Churches and houses of worship and relatedfacilities; (10)Convenience goods and food shops, subject to a maximum of 5,000 square feet of sales area; (11)Dog kennels; (12)Drive-in or drive-through restaurants, banking facilities and the like; (13)Employment agencies; (14)Fairgrounds; (15)Furniture, home furnishing and equipment, sales and display; (16)Hotels and motels; (17)Manufacturing: any light manufacturing or process including repairs, assembling, fabricating, altering, converting, finishing, processing, treating, testing, packaging or bottling, except any use or process hereinafter specifically excluded or which would not be in keeping with the purpose of the district as stated above. This determination shall be made by the Zoning Administrator upon review of the building permit application; (18)Motor vehicle body shops; (19)Post offices and other public service operations; (20)Publishing, job printing and blue printing; (21)Nurseries, garden supply centers; (22)Restaurants; (23)Service stations, automobile repair shops. Standards for automobile services stations are set forth in § 154.111 of this code; (24)Taverns; (25)Trade and business schools; (26)Theaters; (27)Warehousing, storage and wholesaling: the storage, handling, assembly anddistribution of goods and materials for retail, wholesale or on-site use. This does not include truck terminals, which are not allowed in this district; and (28)Recyclable materials collection centers. (29)Brew Pubs (30)Tap Rooms § 154.067 I-1, LIGHT INDUSTRIAL PARK DISTRICT. (A)Purpose. It is the purpose of the I-1 district to create industrial areas that will be acceptable within the city and will not adversely affect adjacent business or residential neighborhoods. Industrial establishments should be either: (1)Those whose operations are relatively free from objectionable influences; or (2)Those whose objectionable features will be obviated by design or appropriate devices. (B)Permitted uses. Within an I-1 district, unless otherwise provided by this chapter, no uses are permitted except for the following: (1)Manufacturing: any light manufacturing or process including repairs, assembling, fabricating, altering, converting, finishing, processing, treating, testing, packaging or bottling; except any use or process hereinafter specifically excluded or which would not be in keeping with the purpose of the district as stated above. This determination shall be made by the Planning Commission upon review of the building permit application. Manufacturing includes the storage of goods or materials related to the manufacturing process. (2)Offices; (3)Office-showroom buildings; (4)Warehousing, storage and wholesaling: the storage, handling and distribution of goods and materials for retail, wholesale or on-site use, except any hazardous combustible materials or flammable liquids or gases. This classification does not include truck terminals; (5)Vocational and technical schools; (6)Pawnbroker establishments; and (7)Massage services establishments. (C)Conditional uses. (1)Motor vehicle body shops; (2)Dog kennels; (3)Bulk storage of liquid; (4)Athletic clubs; (5)Restaurants; (6)Recyclable material collection center; (7)Grain elevators; (8)Tattoo establishments and sexually-oriented businesses; (9)Storage units; (10)Schools; and (11)Towing company buildings with fenced impound lots, subject to providing a completely fenced and screened enclosure to 100% opacity. Fences must be a minimum ofsix feet high and constructed of wood or equivalent materials. (12)Tap Rooms TITLE AND SUMMARY OF ORDINANCE NO. 14-0733 The following Ordinance is hereby published by title and summary: 1. Title of Ordinance: Tap Rooms and Brew Pubs An Ordinance Amending Chapter 154(Zoning) of the City of Hutchinson Code of Ordinances Adding Language in Sections154.062 –154.066 allowing Tap Rooms and Brew Pubs by Conditional Use Permit (CUP). In addition, adding language in Section 154.067 to allow Tap Rooms by Conditional Use Permit (CUP). 2. Summary of Ordinance: Amends sections154.062 –154.066 allowing Tap Rooms and Brew Pubs by Conditional Use Permit (CUP). In addition, amends language in Section 154.067 to allow Tap Rooms by Conditional Use Permit (CUP). This Ordinance shall take effect upon publication in accordance with the Hutchinson City Charter. 3. Availability of Ordinance: A complete, printed copy of this Ordinance is available for inspection by any person during regular business hours in the office of the City Clerk, th day of September, This Ordinance was passed by the City Council of the City of Hutchinson on the 9 2014. ATTEST: _______________________________ _________________________________ Marc Sebora, City Administrator Steven W.Cook, Mayor Publication No. ______ Date of Publication: To Be Determined after approval of ordinance.