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PC Packet 09.20.16 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday,September 20, 2016 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATED July 19, 2016. 4.PUBLIC HEARINGS A.CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A POLE- FRAMED ADDITION TO AN EXISTING BUILDING AT 1110 HIGHWAY 7 EAST FOR THE PURPOSE OF RETAIL SALES, INCLUDING OUTDOOR STORAGE AND DISPLAY. B.CONSIDERATION OF A CONDITIONAL USE PERMIT FOR AN 11 UNIT ADDITION TO AN EXISTING BUILDING AND GARAGE AT 1025 DALE ST SW. C.CONSIDERATION OF A VARIANCE TO REDUCE THE SETBACK FOR GARAGE ADDITION AT 1109 LEWIS AVE SW. 5.NEW BUSINESS A.CONSIDERATION OF A SITE PLAN REVIEW AT 1164 BENJAMIN AVE SE. 6.UNFINISHED BUSINESS 7.COMMUNICATION FROM STAFF A.Upcoming Meetings 8.ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday,July19, 2016 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. The July 19, 2016 Planning Commission meeting was called to order by Chair Hantgeat 5:30 p.m. Members in bold were present Chair Hantge, Commissioner Kirchoff, Commissioner Kalenberg,Commissioner Norton, Commissioner Arndt, Commissioner Wick, andCommissionerFahey. Also present were Dan Jochum,City Planner,Kent Exner, City Engineer, Marc Sebora,City Attorney,and Kyle Dimler, City Building Official. 2.PLEDGE OF ALLEGIANCE 3.CONSENT AGENDA A.CONSIDERATION OF MINUTES DATED JUNE 21, 2016. Motion by Commissioner Wick, Second by Commissioner Norton. Motion approved. Motion to Approve–Motion to Reject 4.PUBLIC HEARINGS A.CONSIDERATION OF A CONDITIONAL USE PERMIT TO CONSTRUCT A 40 X 80 FINISHED METAL BUILDING IN AN I/C ZONING DISTRICT LOCATED AT 805 HWY 7 W parcel B. Dan Jochum, City Planner addressed the Commission. Mr. Jochum reviewed the lot and proposed buildingon the site of 805 Hwy 7 W, and the need for conditional use permits in an I/C zoning district and metal construction. Mr. Jochum reviewed the subject application as included in the Staff report in the Commissioners’ packets. Mr. Jochum noted that this project is not in the shoreland district. The parcel is a landlocked parcel. There is an easement on the west neighboring property to access this proposed building. The current gravel surface is not part of the easement but part of the conditions by the City Planning Staff is to have this area be a part of the easement or current easement area to be improved. Building to be used for personal storage now (this could change in future). Minutes Hutchinson Planning Commission June21, 2016 Page 2 There will be a small apron the west side of building to accommodate 2 parking stalls to be compliant with the City standards. Property is fairly well screened from residential properties to the north, however City Planning Staff would like to see 6’ evergreen trees planted every 6 feet on the north side of the property to help with screening during the late fall and winter months. Drainage needs to be handled on site and not affect neighboring properties.Most of the drainage should go south with the lay of the land. If easement remains on the far east of the property drainage will need to be addressed. Fahey questions lot coverage on the proposed lot.Mr. Jochum assured the commissioners that there will be enough room for the proposed construction and some future growth. Motion to close hearing –Motion to approve with staff recommendations–Motion to reject 5.NEW BUSINESS A.RESOLUTION OF THE CITY OF HUTCHINSON PLANNING COMMISSION FINDING THAT A MODIFICATION TO THE DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 4 AND A TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 4- 18 CONFOMS TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. Jean Ward presented to the commissionand reviewed that this finding is only to indicate that this proposed use is consistent with the comprehensive plan. Motion made by commissioner Norton, second bycommissionerKalenburg to approve the resolution. Motion approved unanimously. B.DISCUSSION REGARDING REGULATION OF TEMPORARY FAMILY HEALTH CARE DWELLINGS. Mr. Jochum explained that the State level passed a temporary healthcare family dwelling law that folksin need of medical care would be able to stay ina “tiny house” on the propertyof a care giveras an accessory use, for a 6 month period. 2016 to opt out of this law and just follow their Cities have until September 1, own existing City ordinance. Mr. Jochum explained that there are many communities in our State that are opting out. Mr. Jochum expressed his concern for how these units would be hooked up to city water and sewer, and the standard that would need to be met. How does this affect neighborhoods? How does this affect residences? Minutes Hutchinson Planning Commission June21, 2016 Page 3 City Attorney, Marc Sebora, explained that many cities have the same concerns as we do and how this will all work to make sure that it is used for the correct purpose. Motion made by commissioner Arndt to opt out of this legislation, second by commissioner Wick. Motion approved unanimously. 6.UNFINISHED BUSINESS None. 7.COMMUNICATION FROM STAFF A.Upcoming Meetings Mr. Jochum noted that Staff has not yet received any applications for the August meeting, but the deadline has not yet expired. 8.ADJOURNMENT Motion by Commissioner Arndt, Second by Commissioner Wickto adjourn at 5:59p.m. STAFFREPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and City of Hutchinson Planning Staff Date:September 15,2016, forSeptember 20,2016, Planning Commission Meeting Application:CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A POLE FRAMED ADDITION TO AN EXISTING BUILDING FOR RETAIL SALES, INCLUDING OUTDOOR STORAGE AND DISPLAYAT 1110 HWY 7 E. Applicant:MISTY UECKER,THE TREASURE SHED CONDITIONAL USE PERMITFOR A POLE FRAMED ADDITION TO A BUILDING AND OUTDOOR STORAGE AND DISPLAY. This request is for an approximately 3,750 square foot addition onto the existing buildings at 1110 Highway 7 E in Hutchinson. The existing building is approximately 4,000 square feet. The proposed use is The Treasure Shed antique/re-sale store which is currently located just outside of Hutchinson. Conditional Use Permit 1110 HWY 7 E–Treasure Shed Planning Commission –9-20-16 Page 2 GENERAL INFORMATION Existing Zoning:C-2(Automotive Service Commercial District) Property Location:1110 Highway 7 E Lot Size:.87Acres Existing Land Use:Vacant Commercial Property Adjacent Land Use:Commercial Adjacent Zoning:C-2 (Automotive Service Commercial) and C-4(Fringe Commercial) Comprehensive Land Use Plan:Commercial Applicable Regulations:Sections154.123 (a) and 154.115 Analysis: Setbacks: The proposed buildingsetbacks and requirements for the C-2(automotive service commercial)district are identified below. The plans would meet the building setbacks as follows: Principal Proposed Structure Structure Setback Setback Front Yard(street 30feet42 feet ROW) Street ROW–west 30feet40feet side Interior Lot Line –20feet20 feet east side Rear Yard20feet20feet Landscaping: One tree is required per 800 square feet of landscaped area. Based on this requirement, two trees would be required to be planted. Staff suggests two trees be planted on the west side of the building in the green space that currently exists. Access and Parking: There one shared access off of Highway 7 and two access of off Garden Road. The City will need to see a shared access agreement between the subject property and Slumberland Furniture in order for this access to be used. Conditional Use Permit 1110 HWY 7 E–Treasure Shed Planning Commission –9-20-16 Page 3 A use similar to this typically requires 1 parking stall per 1,000 square feet of building space. The total building square footage is about 8,000 which would require 8 parking stalls. In addition, 1 parking space per employee should be added. We understand there are typically two employees working at a time. City Staff feels 11 parking spaces on-site would be adequate. There are 11 spaces shown on the site plan in front of the building that would meet this requirement. Staff suggests eliminating the parallel parking stalls located on the north edge of the parking lot. In addition, the parking spaces on the west side of the building are not adequate because fire code requires a 24’ drive aisle for emergency access. With the parking stalls located on the west side 24’would not be met. Fire apparatus would need to have access to three sides of the building. It should also be noted that any area that isn’t green space/landscaping on the site will have to be paved as it is a commercial use. Stormwater Management/Erosion Control: A survey will be required prior to a building permit being issued. The survey should show drainage contours and where water will be draining to. Drainage cannot impact neighboring properties. Following the final construction plan submittal and City reviewthe City Environmental Specialist will provide comments that need to be addressed prior to building permits being issuedin regards to SWMPP and erosion control plans. Utilities: Any electric, gas, or other utilities that need to be relocated will be at the cost of the applicant. Outdoor Storage: The applicant also applied for a Conditional Use Permit to allow outdoor storage and display. As noted in the attach sketch there are three small sheds that are proposed to be placed where the building is recessed. The applicant would like to have four shed here instead of three. The purpose of these sheds is to display items for sale. The doors would be opened in the morning and then closed at the end of the day. In addition,the applicant would like to have a fenced in area on the south and east sides of the property to display items for sale. Staff recommends that this fence be opaque so that items can’t be seen from the outside. Items that would be outside would either need to be inside the fence or in one of the sheds and not out in the open. Conditional Use Permit: The Conditional Use Permit (CUP) is required for the pole building addition, as well as outdoor storage and display. 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 willcontribute 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. Conditional Use Permit 1110 HWY 7 E–Treasure Shed Planning Commission –9-20-16 Page 4 Recommendation: Staff recommends approval of the proposal with the following conditions: 1.The standards for granting a conditional use permit would be met, subject to the conditions stated. 2.The proposed building improvements shall comply with the standards of the C-2district and the Zoning Ordinance. 3.The use must meet all applicable building and fire code regulations. Any remodeling and/or additions must also meet applicable building and fire code regulations. 4.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 requires approval of a new conditional use permit. 5.The Applicant must obtain all necessary permits for any construction that would be needed. 6.Proposed drainage must not impact surrounding properties. 7.A survey that shows drainage contours is required prior to a building permit being issued. 8.The City will require 11 parking spaces which will include the required handicap parking stall(s). 9.A maximum of 4 sheds will be allowed outfront subject to building and zoning code requirements. 10.Any items for sale outside under outdoor storage and display will have to be located within one of the sheds or behind an opaque fence. The fence shall be 6 feetor higher. 11.The applicant is to provide the City a copy of the access agreement with Slumberland for the access off of HWY 7. 12.The applicant must plan two treesat least 2.5 inches in diameter on the west side of the building in the existing green space. STAFFREPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and City of Hutchinson Planning Staff Date:September 15,2016, forSeptember 20,2016, Planning Commission Meeting Application:CONSIDERATION OF A CONDITIONAL USE PERMIT TO ADD AN 11 UNIT ADDITION ONTO AN EXISTING ASSISTEDLIVING FACILITY AT 1025 DALE ST SW. Applicant:MATT TAUER, WOODSTONE SENIOR LIVING, APPLICANT AND PROPERTY OWNER CONDITIONAL USE PERMITFOR AN ADDITION TOWOODSTONE SENIOR LIVING FACILITY This request is for an 11 unit addition to the existing Woodstone AssistedLiving Facility.The original CUP required any expansion of the use to come in for a new CUP.The original CUP was granted in 2013 and was for a 30 unit Assisted Living Facility. Conditional Use Permit 1025 DALE STSW–Addition to Assisted Living Facility Planning Commission –9-20-16 Page 2 GENERAL INFORMATION Existing Zoning:R-4(High Density Residential District) Property Location:1025 Dale St SW Lot Size:5.53 Acres Existing Land Use:Assisted Living Facility Adjacent Land Use:Single Family Residential, High Density Residential, Church Adjacent Zoning:R-1 Single Family Residential, R-2 Medium Density Residentialand R-4 High Density Residential. Comprehensive Land Use Plan:Medium Density Residential Applicable Regulations:Sections154.059 (C) (3) Analysis: Setbacks: The proposed buildingsetbacks and requirements for the R-4(high density residential) district are identified below. The plans would meet the building setbacks as follows: Principal Proposed Structure Structure Setback Setback Front Yard35feetn/a Interior Lot Line–35feet36 feet west side Interior Lot Line –35 feetn/a east side Rear Yard35 feet36 feet Landscaping: Landscaping is completed from the original project. Landscaping will not be effected by the addition, other than trees possibly having to be removed to make room for the addition. Any trees removed for the addition shall be replaced on a 1 to 1 ratio on another portion of the site. The screening that was put in on the west side of the property when the first building was built appears adequate for the addition. Conditional Use Permit 1025 DALE STSW–Addition to Assisted Living Facility Planning Commission –9-20-16 Page 3 Parking: There are currently 23 parking stalls on site. The zoning ordinance requires .5 spaces per dwelling unit, which means 21spaces are required,plus whatever parking needs staff of the facility have. There are 33spaces on the proposed site plan which exceeds what is existing on site presently. City staff is aware of parking issues that have occurred on the site in the past and believes adding 10 spaces will help take care of any parking issues. Stormwater Management: The applicant must submit a detailed grading plan prior to building permits being issued. No drainage from the site can be directed to the west or south. It all must be funneled toward the existing stormwater pond on site. City staff will review the grading plans to ensure it is designed this way. Pond calculations will also need to be provided to ensure the additional building area runoff can be directed to the existing pond. The pond may need to be upsized if it isn’t big enough. Following the final construction plan submittal and City reviewthe City Environmental Specialist will provide comments that need to be addressed prior to building permits being issued. Utilities: Any electric, gas, or other utilities that need to be relocated will be at the cost of the applicant. Miscellaneous: There is a fire truck turnaround that was built when the original facility was built that goes from the Woodstone Senior Living parking lot in the Christ the King Church parking lot. The City of Hutchinson understands that there is an agreement between Woodstone and Christ the King Church regarding cross access between the properties. Christ the King has a portion of their parking lot built on Woodstone property and the Fire Truck turnaround from Woodstone goes into the church parking lot. The City needsa copy of this agreement for our records. There is also a water main utility easement that was supposed to have been recorded that hasn’t been yet. The City of Hutchinson will not issue any building permits for the addition until the water main easement is recorded. Conditional Use Permit: The Conditional Use Permit (CUP) is required for the addition to the building. 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 substantialor 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. Conditional Use Permit 1025 DALE STSW–Addition to Assisted Living Facility Planning Commission –9-20-16 Page 4 Recommendation: Staff recommends approval of the proposal with the following conditions: 1.The standards for grantinga conditional use permit would be met, subject to the conditions stated. 2.The proposed building improvements shall comply with the standards of the R-4district and the Zoning Ordinance. 3.The use must meet all applicable building and fire code regulations.Any remodeling and/or additions must also meet applicable building and fire code regulations. 4.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 requires approval of a new conditional use permit. 5.The Applicant must obtain all necessary permits for any construction that would be needed. 6.Proposed drainage must not impact surrounding properties.Runoff cannot be directed west or south and must be funneled into existing stormwater pond on-site. 7.Developer must provide drainage calculations to the City Engineer for review. 8.Parkland fees are $135.00 per unit and paid with building permit. 9.SAC and WAC fees will be calculated upon building plan submittal and due at the time of building permit issuance. 10.An additional 10 parking spaces are required as noted on the site plan. Currently there are 23 parking spaces on site. These spaces could beshared parking spaces with Christ the King Church if an agreement can be provided to the City stating the shared use of the parking lots. STAFFREPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP Date:September 14, 2016 for the September 20,2016Planning Commission Meeting Application:CONSIDERATION OF A VARIANCE TO CONSTRUCT AN ADDITION TO A GARAGE AT 1109 LEWIS AVE. SW. Applicant:Jay and Carleen Hamilton VARIANCE –1109LEWIS AVE SW Jay and Carleen Hamiltonarerequesting a variance to allow for the construction of a12’x20’ addition to the existing single car garage. The applicant states the unique circumstancefor the varianceis that the property is a river lot so there is no access to the back of the lot from the rear of the property. The lot is unique in that it is sloping towards the lake and there aren’t typically garages between the house and lake on lake lots.Lastly, the current garage is original to the home that was constructed in 1957 and is a single car garage.The applicant alsostates the practical difficultyof the lotis only having a one-stall garage in today’s era of families with several cars. The second practical difficulty noted is that it isn’t feasible to add a garage to rear of house due to sloping topography and lack of access to rear yard. The other point the applicant states is that a portion of the home is already encroaching into the setback area and the garage will be even with portion of the home that is currently encroaching the setback area so it won’t look out of place or scale. Variances may be granted when the applicant establishes that there are practical difficulties in complying with the official control as noted in Section 154.167 of the Zoning Ordinance. Variance 1109Lewis Avenue SW Planning Commission –9-20-16 Page 2 GENERAL INFORMATION Existing Zoning:R-1(Single Family Residential) Property Location:1109Lewis Avenue SW Lot Size: Approximately 80’ x 335’ (26,800sq. ft.) Existing Land Use:Residential Adjacent Land Use And Zoning:Residential –R-1 Single Family Residential Comprehensive Land Use Plan:LowDensityResidential Neighborhood Applicable Regulations:Section 154.172 Analysis and Recommendation: In order to grant a variance, the request must meet the standards for granting a variance, including thefinding of “practical difficulties.” Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the official control. “Practical difficulties” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a practical difficultyif reasonable use for the property exists under the terms of the ordinance. The conditions cited as reason for granting a variance must be due to physical conditions unique to the land or building involved and must not be applicable to other sites in the same zoning district.Economic considerations may be taken into account but shall not by themselves be the reason for which a variance is granted. There is a basic “test” to determine if a request meets the practical difficulties standard. To constitute practical difficulties all three questions must be answered yes. The following are the factors that must be considered: Practical difficulties “Practical difficulties” is a legal standard set forth in law that cities must apply when considering applications for variances. It is a three-factor test and applies to all requests forvariances. To constitute practical difficulties, all three factors of the test must be satisfied. 1. Reasonableness The first factor is that the property owner proposes to use the property in a reasonable manner. This factor means that the landowner wouldlike to use the property in a particular reasonable way but cannot do so under the rules of the ordinance. It does not mean that the land cannot be put to any reasonable use whatsoever without the variance. For example, if the variance application is for a building too close to a lot line or does not meet the required setback, the focus of the first factor is whether the request to place a building there is reasonable. Variance 1109Lewis Avenue SW Planning Commission –9-20-16 Page 3 Staff feels that the property owner proposes to use the property in a reasonable mannerby having a two cargarage. Having a two-car garage is a reasonable request.This question was answeredYES. 2. Uniqueness The second factor is that the landowner’s problem is due to circumstances unique to the property not caused by the landowner. The uniqueness generally relates to the physical characteristics of the particular piece of property, that is, to the land and not personal characteristics or preferences of the landowner. When considering the variance for a building to encroach or intrude into a setback, the focus of this factor is whether there is anything physically unique about the particular piece of property, such as sloping topography or other natural features like wetlands or trees. Staff feels the landowner’s problem is unique to the property because it is not possible to build a garage to the rear of the home because of the river and the placement of the home blocking access to the rear of the home.The lot is also sloping towards the lake. In addition, there is already an existing encroachment into the setback area that was built when the home was constructed. The proposed garage addition will not encroach more into the setback area than the current encroachment.This question was answered YES. 3. Essential character The third factor is that the variance, if granted, will not alter the essential character of the locality. Under this factor, consider whether the resulting structure will be out of scale, out of place, or otherwise inconsistent with the surrounding area. For example, when thinking about the variance for an encroachment into a setback, the focus is how the particular building will look closer to a lot line and if that fits in with the character of the area. Staff feels this request will not alter the essential character of the locality. Under the context of this request, staff believes the “locality” is the general neighborhood area around this property. Staff feels the essential character of the community won’t change because the home on the subject property is already encroaching into the setback area.This question was answered YES. Another factorto consider for granting a varianceis whether the variance request is in harmony with the purpose and intent of the ordinance?The ZoningOrdinancehas an introductory section (154.001) that says the intent and purpose of this chapter shall be: Please note: Underlined Items are relevant to this request. (A)To regulate and limit the height and bulk of buildings hereafter to be erected; (B)To establish, regulate and limit the building or setback lines on or along any street, traffic way, drive or parkway; (C)To regulate and limit the intensity of use of lot areas and to regulate and determine the area of open spaces within and surrounding buildings hereafter to be erected; (D)To classify, regulate and restrict the location of trades and industries and the location of buildings designed for specified industrial, business, residential and other uses; (E)To divide the entire municipality into districts of such number, shape and area, and of such different classes according to use of land and buildings, height and bulk of buildings, intensity of use of lot areas, area of open spaces and other classifications, as may be deemed best suited to regulate development; (F)To fix standards to which buildings or structures therein shall conform; Variance 1109Lewis Avenue SW Planning Commission –9-20-16 Page 4 (G)To prohibit uses, buildings or structures incompatible with the character of established districts; (H)To prevent additions to and alteration or remodeling of existing buildings or structures in such a way as to avoid the restrictions and limitations lawfully imposed; (I)To classify, regulate and restrict the use of property on the basis of land use relationship; (J)To provide for variations from these regulations, standards, restrictions and limitations; (K)To provide for conditional uses, including planned development, within the established districts; (L)To provide administrative bodies and procedures as shall be necessary to the implementation and enforcement of the various provisions of this chapter; (M)To provide for the orderly amendment of this chapter; and (N)To provide regulations pertaining to pre-existing lots, structures and uses which do not conform to the regulations, standards, restrictions and limitations established by this chapter. Another factor to consider iswhetherthe variance is consistent with the Comprehensive Plan? The Hutchinson Comprehensive Plan doesn’t specifically get into issues related to variances. The comprehensive plan is used to plan for future uses versus specific dimensional standards that are found in the Zoning Ordinance which is discussed in great detail above. Please see the attached photos of the subject property. In this case, the photos really tell the story. The trailer in the photo is in the location where the garage expanded. The proposed garage expansion area is already impervious surface. Also, the trees on the west side of the property do a good job in screening the proposed garage addition from the neighboring home. Recommendation: Based on the fact that all of the threequestions abovefor the variance testwere answered yes, staff recommends the variance be granted due to itmeeting the legal standard outlined in the zoning ordinance.It should also be noted that if the Planning Commission feels that answer toany ofthe above questions are no, the variance can be denied. The variance request also appears tomeet the intent and purpose of the Zoning Ordinance.Staff recommends approvalof the request for the following reasons: 1)All three questions of the “variance test” are answered yes. 2)The request meets the intent and purpose of the zoning ordinance. 3)The request is consistent with the Comprehensive Plan. 4)The property owner proposes to use the property in a reasonable manner. 5)The landowner’s problem is unique to the property. The property is sloping and it would be very difficult to build a garage in the rear yard. In addition, the existing home already encroaches into the setback area and the proposed garage addition will not encroach further. 6)The request will not alter the essential character of the locality. The home on the subject lot already encroaches into the setback area. The variance is in harmony with the purpose and intent of the ordinance and the variance is consistent with the Comprehensive Plan. STAFFREPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP Date:September 14, 2016, for September 20, 2016, Planning Commission Meeting Application:Site Plan for construction of Hutchinson Enterprise Center (business incubator) at 1164 Benjamin Ave SE. Applicant:Hutchinson EDA SITE PLAN The applicantisproposing building a new steel building that will be used primarily for manufacturing. The building is proposed to be 20,000square foot and will be divided into several different bays for tenants. There will likely be a small office at the front of the building as well. Planning Commission –September 20, 2016 Site Plan Review 1164 Benjamin Ave. SE Page 2 GENERAL INFORMATION Existing Zoning:I-1 (Light Industrial Park) Property Location:Energy Park North Plat Lot Size: 4.35 acres Existing Land Use:Vacant Adjacent Land Use:Light Industrial and Agricultural AdjacentZoning:I-1 (Light Industrial Park) Comprehensive Land Use Plan:Industrial Zoning History:R-1 when annexed per City Ordinance. Rezoned to I-1 in 2010. Applicable Regulations:Section 154.174 Building: The proposed building would be a20,000square foot one-story steel structure.The building will be divided into several bays.The idea is that the space is transformable and can be changed to meet tenant’sneeds. The building as proposed has an office area in the front and the rest of the area is divided into four tenant spaces (3 bays at 2,000 sq. ft. and 1 bay at 8,000 sq. ft).The proposed designis typical of what is found in an industrial park and should be compatible with future uses. Access, Circulation and Parking: Access to the site will beoff of Benjamin Avenue SE. There will be one entrance for employees/customers to the west and an entrance to the east for truck traffic that will have access to the loading docks. There is proposed to be 56 parking spaces, which is 16 more than is required by code. The parking lot will be bituminous material. The truck entrance and loading dock/truck turnaround area will be concrete. There is adequate access to the building from a fire protection standpoint. The building will be fully sprinkled, so access is need to the south side of the building. There doesn’t appear to be any issues with circulation, access or parking. Setbacks: The proposed building setbacks and requirements for the I-1 (Light Industrial Park)district are identified below. The plans would meet the building setbacks as follows: RequiredProposed Structure Setback Structure Setback Street Right of Way30feet35 feet Interior Lot Line20 feet225feet (west) 125feet (east) Residential zoning 75feetn/a boundary Planning Commission –September 20, 2016 Site Plan Review 1164 Benjamin Ave. SE Page 3 Landscapingand Lighting: The landscaping plan will be reviewed with the building permit. Lighting will have to be down cast and not shine on adjacent properties. Stormwater Management/Erosion Control: Stormwater is proposed to go to the existing stormwater pond on the east/southeast side of the site. Following the final construction plan submittal and City reviewthe City Environmental Specialist will provide comments that need to be addressed prior to building permits being issued. Recommendation: Staff recommends approval of the site plan reviewwith the following findings and conditions: 1.The proposed building and site improvements shallcomply with the standards of theI-1 district and the Zoning Ordinance. 2.A grading plan, signed by a licensed engineer must be submitted with the building permit for review. Review and approval of the final site plan is required by the City Engineer and Planning Director before construction. 3.Final landscape plans shall identify the size and species of the plantings and shall be approved by the City Arborist. 4.SAC and WAC fees will be calculated and due at the time of building permit. 5.Exterior doors should be labeled clearly with large letters or numbers for emergency purposes. 6.Approval ofaSWMPP and erosion control permitsare required prior to construction on site. 7.Applicable permits are required prior to any construction starting on the site.