PC Packet 03.20.18
AGENDA
HUTCHINSON PLANNING COMMISSION
Tuesday,March 20, 2018
5:30 p.m.
1.CALL TO ORDER 5:30 P.M.
2.PLEDGE OF ALLEGIANCE
3.CONSENT AGENDA
A.CONSIDERATION OF MINUTES DATED January 16, 2017
4.PUBLIC HEARINGS
A.CONSIDERATION OF A PRELIMINARY AND FINAL PLAT AND
VACATION OF EASEMENT FOR GARBERS ADDITION TO FAIRWAY
ESTATES,LOCATED AT 1424 and 1428 HERITAGE AVE NW.
5.NEW BUSINESS
6.UNFINISHED BUSINESS
7.COMMUNICATION FROM STAFF
A.Upcoming Meetings
8.ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday,January 16, 2018
5:30 p.m.
1.CALL TO ORDER 5:30P.M.
The January 16, 2018Planning Commission meeting was called to order by Chair Fahey
at 5:30p.m. Members in bold were present Chair Fahey,Vice Chair Wick,
Commissioner Garberg,Commissioner Wirt, Commissioner Lofdahl,Commissioner
Hantge andCommissioner Forcier. Also present were Dan Jochum,City Planner,Kent
Exner, City Engineer, John Olson, City Public Works,John Paulson, City Environmental
Specialist,Marc Sebora,City Attorneyand Andrea Schwartz, City of Hutchinson Permit
Technician
2.PLEDGE OF ALLEGIANCE
3.CONSENT AGENDA
A.CONSIDERATION OF MINUTES DATED October17, 2017.
Motion by Commissioner Hantge, Second by Commissioner Wick.Motion
approved.
Motion to Approve–Motion to Reject
4.PUBLIC HEARINGS
A.CONSIDERATION OF A SITE PLAN FOR A MULTI-TENANT RETAIL
BUILDING AND VARIANCE TO REDUCE PARKING STALL SIZE INA
C-4 ZONING DISTRICT, LOCATED AT 1094 HWY 15 S.
Dan Jochum, City Planner addressed the Commission.
Mr. Jochum reviewed the application as outlined in the Commission’s packets.
This is the former Kentucky Fried Chicken space. Applicant is requesting site
plan approval for an8,000 square foot brick efface building with flat roof in a
commercial zone. They are requesting a reduction of the parking stall size from
20 feet in length to 19 feet. The front of the building will face the Mall and the
rear of the building will be to the highway.
There are currently 8 additional parking stalls. Once the Planning Department is
notified of the actual use of the suites an accurate number of stalls needed will be
known. Mr. Jochum is confident that there will be enough.
Minutes
Hutchinson Planning Commission
January 16, 2018
Page 2
Parking/driving circulation will enter from a south entrance and an additional north
entrance will be for exiting the lot/drive through.
A pond will be constructed on site for storm water runoff. This is a low area and
this is proposed to help the issue. There will also be some excavating work along
the highway to help shed water back to the pond area.
The developer will be requesting a permit from MnDOT to remove the trees along
the highway for the site to be more visible. Extra trees will be planted on the site
to mitigate for this.
Chair Fahey questioned how difficult it will be to remove the trees along the
highway?
Commissioner Lofdahl asked if the center row of parking could be placed
diagonal.Mr. Jochum mentioned that it was looked at but the straight parking was
decided best.
What would happen if a restaurant came into the building? Would there be enough
parking?
John Bell, KlodtInc. answered about the tree removal and looks like things are
already in the works for the tree removal. There is no anticipation for a restaurant
type business. Possibly a sandwich shop type dining would be the most extreme
type of business for needing more parking.
Mr. Jochum explained the answers from the Planning Staff, of practical difficulties
for the request for the variance.The biggest issue is the practical difficulty of
uniqueness. The soil on this property has a very slow filtration so the developer is
planning to have a pond area to help with the filtration. This area will take up
space that was originally planned for more parking.
Planning staff would like the developer must request a right of entry (vs. easement)
from the Mall for theconstruction, in condition number 3 that the planning staff
has recommended.
Chair Fahey questioned the SAC and WAC charges and what they are for. Mr.
Jochum explained what the charge is for and that the developer will get a credit
for how many units were existing.
John Bell–mentioned all the parking stall will be 9 ft wide vs. 8.5 ft. which is the
City of Hutchinsonrequirement. The rain garden or storm water pond should
improve the existing conditions of drainage issues. Part of the MNDOTpermit
will be to excavate and work on the east side of the lot along the highway, this re-
grading should bring storm water back to the pond.
Minutes
Hutchinson Planning Commission
January 16, 2018
Page 3
Pete Cormorik –McDonalds. Have the developerschecked with the mall on
height on outlot buildings? McDonalds was notallowed to build over 18 feet in
height back in 2012. Mr. Cormorik would like the rest of the trees along the
highway removed.
Motion by Commissioner Wick,second by Commissioner Hantgeto close hearing
at 6:05p.m.
Staff recommendations:
1.The landscaped area on the west side of the building, directly adjacent to the building,
shall be reduced in size to 3 feet from 5 feet to make the sidewalk larger to meet ADA
standards.
2.The transformer shall be moved to the east side of the drive-through aisle unless
alternative arrangements can be made with Hutchinson Utilities Commission.
3.If any construction activity encroaches onto property owned by the Hutchinson Mall
an easementright-of-entrywill be needed from the owners of the Hutchinson Mall.
4.The proposed building and site improvements shall comply with the standards of the
C-4 district and the Zoning Ordinance, as well as all other City regulations.
5.Any reconstruction of existing infrastructure within City of Hutchinson right-of-way
or 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.
6.There must be emergency service access around the building that meets thefire code.
Fire hydrants must be located no farther than 400 feet from the building.
7.Exterior refuse collection area must be fully screened.
8.Moving or relocating any utility services will be at the property owner’s expense.
9.SAC/WAC charges will be due at the time building permits are issued.
10.A parkland contribution fee will be collected with the building permit.
11.MnDOT must approve any work done in the Highway 15 right-of way.
12.The property owner proposes to use the property in a reasonable manner as a
commercial property with a drive-through.
13.The landowner’s problem is unique to the property; in that storm, water management
is not easily accomplished due to the soil types and takes up a larger area than usual,
thus affecting the available space for the parking lot.
14.The request will not alter the essential character of the locality. There are many
commercial properties in this area with drive-through’s and the scale of the proposed
building is similar to other buildings in the area. In addition, there are other properties
in the area that are not meeting the parking stall size requirements.
15.The variance is in harmony with the purpose and intent of the ordinance.
16.The variance is consistent with the Comprehensive Plan.
Motion by Commissioner Hantgeto approvewith 16 staff recommendationslisted
above, making note of a change to number 3 to word “Right of Entry” vs.
“Easement”. Second by Commissioner Forcier.Motion approved. Item will be
on City Council consent agenda on 01/23/2018.
Motion to close hearing –Motion to approve with staff recommendations–Motion to reject
Minutes
Hutchinson Planning Commission
January 16, 2018
Page 4
5.NEW BUSINESS
6.UNFINISHED BUSINESS
7.COMMUNICATION FROM STAFF
A.Update land development ordinances in 2018 with help of a consultant (this is
something Dan Jochum would like tosee)
B.Upcoming Meetings
Dan Jochum noted that we have noapplicationsfor theFebruaryPlanning
Commission meetingat this time.
8.ADJOURNMENT
Motion by Commissioner Wick, Second by Commissioner Wirtto adjourn at 6:12
p.m.
DIRECTORS REPORT –PLANNING DEPARTMENT
To:Hutchinson Planning Commission
From:Dan Jochum, AICP and City of Hutchinson Planning Staff
Date:March 15, 2018forMarch 20, 2018, Planning Commission Meeting
Application:Consideration of a one lot preliminary and final platand vacation of
easementfor Garbers Addition to Fairway Estates
Applicant:Mark and Lynne Garbers
Owners:Joe and Ellen Tracy
PRELIMINARY AND FINAL PLATAND VACATION OFEASEMENTSFOR
GARBERSADDITION TO FAIRWAY ESTATES
nd
The property ownerisrequesting to replat twolotsin Fairway Estates 2Additioninto one lot.
The new plat is proposed to be calledGarbers Addition to Fairway Estates.
Preliminary and Final Platand Vacation of Easements
GarbersAddition to Fairway Estates
Planning Commission –3/20/18
Page 2
GENERAL INFORMATION
Existing Zoning:R-1PD
Property Location:1424 and 1428 Heritage Ave NW
Existing Lot Sizes:1424 Heritage Ave NW–12,082sq. ft.
1428Heritage AveNW–12,473sq. ft.
Proposed Lot Size:24,555square feet
Existing Land Use:Vacant.
Adjacent Land Use
And Zoning:Residential. R1-PD Zoning
Comprehensive
Land Use Plan:LowDensity Residential Neighborhood
Zoning History:This property was originally platted in 1999and has remained
vacant since that time.
Applicable
Regulations:Sections153.36 and 153.50 of the City Code and City Charter
section 13.05
Preliminary and Final Plat:
The proposed GarbersAddition to Fairway Estatescombines two existing lots into one lot.The
property ownerproposes to build a new home on the property one the plat is completed. The
new lot will be approximately 24,555square feet or about .56acres.Minimum lot area in the R-1
district is required to be at least 10,400square feet and there is no maximum lot size.
There are other considerations that staff would like the Planning Commission to
discuss/consider.
1)Future Assessment Liability –Having larger lots leads to homeowners incurring
larger assessments since assessments are typically administered on a property
frontagebasis meaning the more lineal feet in front of a property the larger the
assessment.The purpose of this item is to make the homeowners and Planning
Commission aware of the future assessment liability.
Preliminary and Final Platand Vacation of Easements
GarbersAddition to Fairway Estates
Planning Commission –3/20/18
Page 3
2)Utilities–Thehomeowner should initiate a Gopher State One Call to ensure there are
not any utilities in the easement area to be vacated.City records do notindicate any
easements but this needsto be verified.
Final Plat Review Criteria
After the 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.
Vacation of Easements:
The existing drainage and utility easements between the two existing lots need to be vacated in
order for a home to be constructed.The existing easements related to the storm water pond will
remain in place.
Vacation: Section 13.05 of the City Charter states: “A majority of the council may by resolution
vacate any street, alley or any public grounds within the city. Such vacation may be made only
after published notice and an opportunity of affected property owners and public to be heard, and
upon such further terms and by such procedure as is prescribed in MN Stat 412.851, and which
the council by resolution may prescribe. A notice of completion of such proceedings shall be
filed with the proper county officers in accordance with law.”
Recommendation:
If Planning Commission feels this Plat is acceptable the following conditions should be applied to
the preliminary and final plat and vacationof easements approval:
1.The applicantsshall record the final platwith McLeod County.
2.Easements as noted on preliminary plat to be vacated,must be vacated prior to plat being
recorded.
3.Any future accessory buildings must be placed in the rear yard and not in any easement
areas.
4.If the lot isplatted as proposed,future assessments will be larger due to the increased
front footage ofthe properties.
5.A Gopher State One Call shall be done prior to the Plat being recorded to ensure there
aren’t unknown utilities located in the easements to be vacated.