PC Packet 10.18.16
AGENDA
HUTCHINSON PLANNING COMMISSION
Tuesday,October 18, 2016
5:30 p.m.
1.CALL TO ORDER 5:30 P.M.
2.PLEDGE OF ALLEGIANCE
3.OATH OF OFFICE –JESSICA FORCIER
4.CONSENT AGENDA
A.CONSIDERATION OF MINUTES DATED SEPTEMBER 20, 2016.
5.PUBLIC HEARINGS
A.CONSIDERATION OF A CONDITIONAL USE PERMIT FOR THE
OPERATION OF AN ASSISTED LIVINGFACILITY IN AN R-2 ZONING
DISTRICT LOCATED AT225 SHADY RIDGE RD NW.
B.CONSIDERATION OF A CONDITIONAL USE PERMIT FOR
CONSTRUCTION OF A DRIVE THROUGH AUTOMATIC TELLER
MACHINE (ATM)IN A C-4 ZONING DISTRICT LOCATED AT 1060
HIGHWAY 15 S.
6.NEW BUSINESS
7.UNFINISHED BUSINESS
8.COMMUNICATION FROM STAFF
A.Upcoming Meetings
9.ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday,September 20, 2016
5:30 p.m.
1.CALL TO ORDER 5:30 P.M.
The September 20, 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, andCommissioner Fahey. 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 JULY 19, 2016.
Motion by Commissioner Norton, Second by Commissioner Fahey. Motion
approved.
Motion to Approve–Motion to Reject
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 FO RETAIL SALES, INCLUDING OUTDOOR
STORAGE AND DISPLAY.
Dan Jochum, City Planner addressed the Commission.
Mr. Jochum reviewed the application as outlined in the Commission’s packets.
Mr. Jochum noted the proposal is for a 3,500 sq. ft. addition to the existing 4,000
sq. ft. building. Mr. Jochum noted that the required setbacks on the site will be
met as proposed. Mr. Jochum noted that the parallel parking on the north side of
the parking lot proposal is not necessary and Staff recommends removal of the
parallel parking noted on the west side of the building as it interferes with
required fire apparatus access space.
Mr. Jochum noted that Staff recommends requiring verification of a formal
agreement with the neighboring property to the east for shared use of the site
access in the NE corner of the site.
Minutes
Hutchinson Planning Commission
September 20, 2016
Page 2
Mr. Jochum noted Staff would like to have a certificate of survey submitted at
the time of permit application for any construction to verify location of all
building areas and site drainage.
Mr. Jochum noted the existing outdoor storage on the owner’s site is in an
orderly manner. Staff would like to see an opaque fence around outdoor storage
but the applicant would like to have visibility for items for sale on their site.
Mr. Jochum stated that this site is not within any of the City’s zoning districts
which require any particular aesthetic components.
Commissioner Kalenberg asked if the outsheds would be just like utility sheds.
Mr. Jochumstated that the outsheds need to be in compliance with both the
building code requirements and the zoning requirements and the structures are
maintained in good repair.
Chair Hantge called
Misty 23502 215th St. Hutchinson, MN owner of Treasure Shed addressed the
Commission. Misty stated she would like to use the outbuildings as they are a
component of their business’s image and would be maintained in good condition.
Commissioner Fahey asked for information regardingthe outdoor doors of the
building.
Mike Howe of Cleary Corp addressed the Commission and stated the final doors
of the proposed addition would be designed by a consulting architect.
Mr. Jochum noted that sizing of doors will be reviewed by Staff at the time of
permit application.
Chair Hantge asked for clarification of where the outdoor storage is proposed to
be.
Mr. Jochum noted that the storage would be on the south side and the east sides
of the proposed addition.
Mr. Jochum shared that all parking areas will need to be improved to commercial
property standards of having either bituminous or concrete surfaces.
Commissioner Kalenberg recommended fencing on south side of property be an
opaque fence so neighboring property owners would not be exposed to the
outdoor storage items.
Mr. Jochum stated that the City ordinance does provide for outdoor display of
retail items and distinguishes between these items and outdoor storage.
Minutes
Hutchinson Planning Commission
September 20, 2016
Page 3
The applicant stated they would be agree
Fahey, Norton to close hearing at 5:50 p.m.
Motion by Commissioner Fahey to approve with Staff recommendations with the
change of outdoor storage on south side having opaque fencing. Second by
Norton.Motion approved. Item will be on City Council consent agenda on
9/27/2016.
Motion to close hearing –Motion to approve with staff recommendations–Motion to reject
B.CONSIDERATION OF A CONDITIONAL USE PERMIT FOR AN 11 UNIT
ADDITION TO AN EXISTING BUILDING AND GARAGE AT 1025 DALE
ST. SW.
Dan Jochum, City Planner, addressed the Commission.
Mr. Jochum reviewed the application as documented in the Commission’s
packets.
Mr. Jochum stated that there are multiple items that the developer/owner must
complete formally prior to any permitting of future development. These items
include the provision of a fire apparatus access agreement with the church to the
north of their property, proper number of parking stalls being provided (33
spaces total), and the provision of a formal easement for a water service main.
Mr. Jochum stated that the storm water retention pond constructed as part of the
original building project will need to be evaluated and possibly modified to
accommodate any additional site drainage. This will be reviewed by the City
Engineer.
Mr. Jochum noted that the signed copy of the water main easement was received
by Staff prior to the Commission’s meeting.
Motion by Fahey Second by Wick to close public hearing at 5:56 p.m.
Motion by Commissioner Norton to recommend approval with the Staff
recommendations 1-10, Second by Commissioner Fahey. Motion approved.
Item will be on City Council consent agenda 9/27/2016.
Motion to close hearing –Motion to approve with staff recommendations–Motion to reject
Minutes
Hutchinson Planning Commission
September 20, 2016
Page 4
C.CONSIDERATION OF A VARIANCE TO REDUCE THE SETBACK FOR A
GARAGE ADDITION AT 1109 LEWIS AVE. SW.
Dan Jochum, City Planner, addressed the Commission.
Mr. Jochum reviewed a survey of the applicant’s site and the relevant property
line. There is an existing encroachment of the existing single-family dwelling on
the site.
Mr. Jochum noted that the applicant is proposing to add a second stall to the
attached garage on this property, which is quite common in contemporary
residential lots.
Mr. Jochum noted that there is already hard surfacedlandscaping and bituminous
which in effect indicates that there is no additional impervious coverage added as
part of this proposal.
Mr. Jochum reviewed the 3-part test required by MN Statute to approve a
variance to the City’s Zoning Ordinance. Staff generally believes that the
proposal meets the requirements of the 3-part test and recommends approval.
Mr. Jochum noted the practical difficulties are having a one-stall garage and
difficulty of placing agarage in the rear yard due to site topography.
Motion Norton Second by Wick to close hearing at 6:02 p.m.
Motion by Commissioner Arndt, Second by Commissioner Kalenberg to approve
with 6 noted Staff recommendations. Motion approved. Item will be on City
Council consent agenda 9/27/2016.
Motion to close hearing –Motion to approve with staff recommendations–Motion to reject
5.NEW BUSINESS
A.CONSIDERATION OF A SITE PLAN REVIEW AT 1164 BENJAMIN AVE.
SE.
Dan Jochum, Planning Director, reviewed the application before the Commission.
Mr. Jochum noted the application is fairly straightforward as the development is a
largely unoccupied industrial park development.
Mr. Jochum reviewed the civil drawing showing layout of the proposed site.
Mr. Jochum noted that Staff held a One Stop Shop meeting with the project
architect this afternoon and Staff did not have any strong concerns with the
Minutes
Hutchinson Planning Commission
September 20, 2016
Page 5
proposal and more detailed plans will be reviewed by Staff at the time of permit
application, should the project proceed.
Commissioner Norton asked what was used for guidance of the design as it seems
quite industrial.
Miles Seppelt, EDA Director statedthat guiding idea was to make multiple 4,000
sq. ft. bays available for potential tenants and there is room for an additional 2
bays to the south. The type of building was designed with a targeted
manufacturing business clientele. No outside storage is anticipated on this site.
Commissioner Kalenberg asked to verify if there is no access on the south side of
the building.
Chair Hantge asked if the Fire Department had reviewed the limited access.
Mr. Seppelt noted that City Fire Staff has reviewed the site plan and is
comfortable with the proposed access provision.
Motion by Commissioner Fahey, Second by Commissioner Kalenbergmoved to
approve. Motion approved.
Motion to close hearing –Motion to approve with staff recommendations–Motion to reject
6.UNFINISHED BUSINESS
Dan Jochum reviewed the progress of the signage as part of the City’s Way
Finding project. There are 5 directional signs along the river and 3 additional
kiosk signs provided at this time.
7.COMMUNICATION FROM STAFF
A.Upcoming Meetings
Dan Jochum noted that one application has been received and an additional one is
anticipated for the October Planning Commission meeting.
8.ADJOURNMENT
Motion by Commissioner Norton, Second by Commissioner Arndtto adjourn at
6:15p.m.
STAFFREPORT –PLANNING DEPARTMENT
To:Hutchinson Planning Commission
From:Dan Jochum, AICP and City of Hutchinson Planning Staff
Date:October 13,2016, forOctober 18,2016, Planning Commission Meeting
Application:CONSIDERATION OF A CONDITIONAL USE PERMIT FOR AN ASSISTED LIVING
FACILITY IN AN R-2 ZONING DISTRICT LOCATED AT 225 SHADY RIDGE ROAD NW.
Applicant:JEFF KRIEG,APPLICANT
CONDITIONAL USE PERMITFOR AN ASSITED LIVING FACILITY
The reason for thisrequest is that the existing Cedar Crest Facility has been closed for over 1 year which
requires a new conditional use permit to be applied for. The applicant is seeking to utilize the building for an
assisted living facility for seniors needing assistance for mental health.The building has 45 beds in it.
Conditional Use Permit
225 Shady Ridge Road NW–Assisted Living Facility
Planning Commission –10-18-16
Page 2
GENERAL INFORMATION
Existing Zoning:R-2(MediumDensity Residential District)
Property Location:225 Shady Ridge Road NW
Lot Size:.86Acres
Existing Land Use:Vacant Assisted Living Facility
Adjacent Land Use:Single Family Residential and Commercial
Adjacent Zoning:R-2 Medium Density Residentialand C-4 Fringe Commercial
Comprehensive
Land Use Plan:Medium Density Residential
Applicable
Regulations:Sections154.057(C) (3)
Analysis:
Overview:
The facility as it currently existshas 45 beds in it. The applicant proposes to have a maximum of 45 beds in the
facility as well. The applicant states that nothing physically is changing with the interior or exterior of the
property;it will be just as it was when Cedar Crest operated their assisted living facility in the building. As
noted above the facility is proposed to be an assisted living facility for seniors needing assistance with mental
health. The facility will operate under a State of Minnesota Housing with Services License. The applicants are
also licensed by the State for a Comprehensive Home Healthcare License, which used to be called a Class A
license which assisted living/nursing facilities were licensed under. There will be a maximum of 7 employees
on staff at any one time according to the applicant. The site currently has a parking lot that is accessed off of
Shady Ridge Road NW. At present there are approximately 14 parking spaces in the parking lot. However,
four of the spaces encroach into City right-of-way which is a violation of City Code. Because of this, a
condition will be added to the CUP that the parking lot can’t encroach into the City right-of-way and must meet
the 5 foot parking lot setback. It appears that 4 parking spaces will be impacted by this condition, which still
leaves 10 parking spaces on site which will be adequate for employee parking (up to 7 employees) and will
leave room for up to 3 visitors/guests spaces.
It is important to note that the City can’t discriminate regarding which type of licensed facility is being
proposed. There are various facilities in Hutchinson that cater to a wide array of medical issues.
Conditional Use Permit:
The Conditional Use Permit (CUP) is required because the old Conditional Use Permit expired due to the
building being vacant and unoccupied for a period of time.
The following are standards for granting a conditional use permit:
Conditional Use Permit
225 Shady Ridge Road NW–Assisted Living Facility
Planning Commission –10-18-16
Page 3
(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.
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 useshall comply with the standards of the R-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.The applicant is required to bring the parking lot in compliance with City Code by removing the
existing parking spaces that encroach into the City right-of-way. Additionally, the 5-foot setback
needs to be met for the parking lot along Shady Ridge Road NW.
STAFFREPORT –PLANNING DEPARTMENT
To:Hutchinson Planning Commission
From:Dan Jochum, AICP and City of Hutchinson Planning Staff
Date:October 13,2016, forOctober 18,2016, Planning Commission Meeting
Application:CONSIDERATION OF A CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A DRIVE
THROUGH ATM LOCATED AT 1060 HWY 15 SO.
Applicant:NOVATION CREDIT UNION, APPLICANT
CONDITIONAL USE PERMITFOR DRIVE THROUGH ATM
Novation Credit Union has applied for a Conditional Use Permit to construct a drive up automatic teller
machine (ATM) on property owned by the Hutchinson Mall. Drive-through Banking Facilities are allowed by
Conditional Use Permitin the C-4 Zoning District.
Conditional Use Permit
1060 HWY 15 So.–Drive Through ATM
Planning Commission –10-18-16
Page 2
GENERAL INFORMATION
Existing Zoning:C-4 Fringe Commercial District
Property Location:1060 HWY 15 SO.
Lot Size:12.78Acres
Existing Land Use:ParkingLot
Adjacent Land Use:Commercial Land Use
Adjacent Zoning:C-4 Fringe Commercial
Comprehensive
Land Use Plan:Commercial
Applicable
Regulations:Sections154.064(C) (1)
Analysis:
Overview:
Novation Credit Union is seeking a Conditional Use Permit to locate adrive-through ATM on the eastern side
of the Hutchinson Mall Parking Lot. Drive-through banking facilitiesare conditionally permitted within the C-
4 Zoning District.
th
Staff reviewed this application at the October 11Planning Staff meeting. There was discussion regarding the
amount of traffic in theMall parking lotand how the traffic is somewhat of a “free for all”in this area. The
consensus was that the traffic patterns in themall area are less than ideal. The consensus was that if designed
properly, the ATM facility would not make the traffic conditions any worse and may actually improve things by
having the area more delineated.
Theconsultant for Novation has provided a Memo, which is attached. The conclusion and recommendation
from theengineer states that “The proposed ATM with channelization islands is feasible and will not create
safety, parking capacity or other operational concerns.”
Please see the attached plan that identifies the location of theATM and the traffic flow around the area.
Based on both staff review and the consultant engineer’s memo City Staff is recommending approval of this
project with the conditions noted below.
Conditional Use Permit:
The Conditional Use Permit (CUP) is required for the drive-through banking (ATM) facility.
The following are standards for granting a conditional use permit:
Conditional Use Permit
1060 HWY 15 So.–Drive Through ATM
Planning Commission –10-18-16
Page 3
(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.
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 C-4 Zoning district and
the Zoning Ordinance.
3.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.
4.The Applicant must obtain all necessary permits for any construction that would be needed.
5.If at some point in the futurethe use is creating a public safety hazard the City reserves theright to
further reviewtheConditional Use Permit with the applicant and add conditions to mitigate negative
effects.
MEMORANDUM
TO:Todd Brandel, Branch Manager
Novation Credit Union, Hutchinson
FROM:Mike Kotila, PE
Senior Transportation Engineer
DATE:September 23, 2016
RE:Feasibility Study –ATM site at Hutchinson Mall
SEH No. NOVCU 138752
Thismemorandum evaluates the feasibility of constructing a drive through automatic teller machine (ATM)
site in the Hutchinson Mall parking lot. Factors considered in the evaluation include peak period traffic
demand, queuing space, accessibility, traffic circulation, and loss of parking.
BACKGROUND
Novation Credit Union (NCU) currently operates a drive through ATM site at their branch office building site
located at1250Highway 15 Southin Hutchinson. The branch office operation has been relocated into a
downtown locationand the current site has been closed with the exception of the ATM. NCUdesires to
relocate the ATM operation in theretaildistrict along Highway 15 South. The preferred location for the drive
through ATM site is along the east side of the Hutchinson Mall parking lot in Hutchinson, Minnesota. The
owners of the Hutchinson Mall are supportive of the proposed ATM site.
Existing and Projected ATM Demand
The current ATM site experiences peak demands on Fridays, especially 3M plant“payday Fridays”. NCU
provided historical data for use of the existing ATM site to use as a baseline for projected demand at a new
ATM site. Thenumber ofhourly transactions experienced on Friday, August 26, 2016 are shown in Table 1.
The peak hour of demand was 12-1 pm with 15 transactions occurring at the ATM. Traffic queues at the
existing ATM site are observed to be minimal. The typical duration of an ATM transaction is about 45
seconds. This suggests that an ATM has the potential to serveup to 90customersper hour. This efficiency of
service results in short waiting times and short vehicle queues.
NCU customers comprise the majority of ATM users at this site.The growth in ATM use is expected to follow
growth in customer base which is modest. NCU staff does not expect an increase in ATM usage.
Engineers | Architects | Planners | Scientists
Short Elliott Hendrickson Inc., 10901 Red Circle Drive, Suite 300, Minnetonka, MN 55343-9302
SEH is 100% employee-owned | sehinc.com | 952.912.2600 | 800.734.6757 | 888.908.8166 fax
Novation Credit Union –ATM Site Feasibility Study
September 23, 2016
Page 2
Table 1 –Existing NCU ATM Site Hourly Demand(Friday,August 26, 2016)
HOURNUMBER OF TRANSACTIONSCOMMENT
(FRIDAY, AUGUST 26, 2016
7–8 AM 6
8–9 AM 4
9–10 AM 14
10–11 AM 8
11–12 PM 2
12–1 PM 15 HIGHEST HOUR
1–2 PM 14
2–3 PM 8
3–4 PM 9
4–5 PM 9
5–6 PM 7
6–7 PM 8
7–8 PM 9
8–9 PM 4
Proposed ATM Site Locationand Operation
Attached is Exhibit1 which depicts a concept configuration for the ATM site located along the easterly edge of
the existing mall parking lot. Raised concrete islands will be constructed to create the desired traffic
circulation pattern through the ATM lane. The main shopping center north-south drive aisle will not be
impeded by the ATM operation. Customers will enter the ATM lane from the south; the ATM will be positioned
to serve the driver side (left side) of the vehicle. The existing east-west parking lot drive aisles are set up for
one-way flow with angled parking stalls. The proposed ATM islands will block direct access from the outer
circulatory roadway to/from one inbound parking aisle and one outbound aisle. As shown in the exhibit,
movements to and from these laneswill be accommodated in the plan. To encourage drivers to follow the
intended driving lanes to the inbound parking aisle, an additional end cap island is proposed. This end cap
island would also protect the existing light standard positioned in the parking lot.
Service to the ATM machine will be performed through anATM cabinet door positioned on the back side of
the ATM. Servicevehicles will stop on theparking lotside of the ATM as to not impedetraffic flow on the main
north south drive aisle of theshopping center.
The ATM lane as shown will accommodate a queue of up to fourvehicles. Guidance for queue storage at
1
ATM’s suggest thata queue length storage forat least threevehiclesshould be provided.If circumstances
ever occur that exceed the vehicle storage provided within the ATM lane, the overflow will occur within the
parking lot.
Site Impacts
The introduction of raised islands for the ATM sets up a potential improvement to the overall operationof the
mall parking lot. Currently, the parking bays and drive aisles are painted on the bituminous surface. Parking
1)Drive-Through Queue Generation; Countingcars.com; Mike Spack, etal, 2012
Novation Credit Union –ATM Site Feasibility Study
September 23, 2016
Page 3
lot demanddoes not typically consume a majorityof the available capacity. Drivers tend to cut across the
parking lot in direct lines toward their destination rather than following the painted drive aisles.The proposed
islands will channelize flow to the drive aisles. While not part of this project, additional raised end cap islands
could be considered as future parking lot improvements to create a more orderly flow through all of the drive
aisles.
The proposed ATM operation as shown in Exhibit 1 will reduce the capacity of the parking lot by 33spaces.
The reduction in spaces is not an operational concern based upon historical parking demands during peak
seasonswhich have been observed to be well under the capacity of the parking lot.
Conclusion and Recommendation
The proposed ATM site with channelization islands is feasible and will not create safety, parking capacity or
other operational concerns. The proposed change should be considered by the City of Hutchinsonthrough
the appropriate site plan review and permitting process.
Attachments:
Exhibit1–Proposed ATM Concept Plan
c:Kristi Mukomela, Novation Credit Union
John Rodeberg, SEH
p:\\ko\\n\\novcu\\138936\\1-genl\\14-corr\\ncu atm feasibility memorandum.docx
1)Drive-Through Queue Generation; Countingcars.com; Mike Spack, etal, 2012