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PC Packet 04.20.21 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday, April 20, 2021 5:30 p.m. Hutchinson City Center 1.CALL TO ORDER 5:30 P.M. 2. PLEDGE OF ALLEGIANCE 3.ELECTION OF OFFICERS 4. CONSENT AGENDA A. CONSIDERATION OF MINUTES DATED March 16, 2021 5. PUBLIC HEARING A. CONSIDERATION OF A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT FOR A CIVIL AIR PATROL TRAINING FACILITY LOCATED AT 840 AIRPORT RD SW. B. CONSIDERATION OF A FINAL PLAT FOR CENTURY COURT WEST. C. CONSIDERATION OF A PRELIMINARY PLAT AND CONDITIONAL USE PERMIT TO AMEND THE PLANNED DEVELOPMENT DISTRICT AT SOUTHFORK RIDGE FOURTH ADDITION. D. CONSIDERATIN OF ZONING ORDINANCE AMENDMENTS TO SECTIN 154.024 REGARDING EASEMENT AREAS AND SECTION 154.116 REGARDING PARKING LOT REQUIREMENTS. 6. NEW BUSINESS 7. UNFINISHED BUSINESS 8. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS 9. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, March 16, 2021 5:30 p.m. 1.CALL TO ORDER 5:42P.M. The March 16, 2021 Planning Commission meeting was a virtual meeting called to order by Vice Chairman Lofdahl at 5:42 p.m. Members in bold were present Vice Chair Lofdahl (virtual), Commissioner Garberg (virtual), Commissioner Wirt (virtual), Commissioner Sebesta (virtual), Commissioner Hantge (present), Commissioner Janssen (virtual) and Commissioner Hacker (virtual). Also present were Dan Jochum (present), City Planner, Kent Exner, City Engineer, John Olson, City Public Works, John Paulson (present), City Environmental Specialist, Marc Sebora (present), City Attorney, Tom Gifferson, Police Chief (Present) and Andrea Schwartz (present), City of Hutchinson Permit Technician 2. PLEDGE OF ALLEGIANCE 3. CONSENT AGENDA A. CONSIDERATION OF MINUTES DATED December 15, 2020. Motion by Commissioner Hantge. Second by Commissioner Wirt. Roll Call Vote Vice Chair Lofdahl –yes Commissioner Garberg – yes Commissioner Wirt – yes Commissioner Sebesta – not in meeting Commissioner Hantge – yes Commissioner Janssen – yes Commissioner Hacker –not in meeting Motion to Approve – Motion to Reject 4. PUBLIC HEARINGS A. NONE 5. NEW BUSINESS A. CONSIDERATION OF A SITE PLAN REVIEW LOCATED AT 225 SHADY RIDGE RD NW. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Minutes Hutchinson Planning Commission March 16, 2021 Page 2 Eric Reiner (design team), commented that there is an elevator in the building for any accessibility needs. Commissioner Hantge questioned if the elevator is large enough to accommodate ambulance cots, Chris (owner) commented that they have had emergency services on site in the past and have not had an issue with this. Commissioner Lofdahl asked to add to the recommendations that “in” and “out” signs be added to the property. Motion by Commissioner Lofdahl to approve with 9 recommended conditions, and add in and out signs. Second by Commissioner Wirt. Roll Call Vote Vice Chair Lofdahl –yes Commissioner Garberg – yes Commissioner Wirt – yes Commissioner Sebesta – not in meeting Commissioner Hantge – yes Commissioner Janssen – yes Commissioner Hacker –yes Motion approved. Items will be on City Council consent agenda on 03/23/2021. Motion to close hearing – Motion to approve with staff recommendations – Motion to reject A. CONSIDERATION OF A SITE PLAN REVIEW FOR A NEW POLICE STATION FACILITY LOCATED AT 205 WASHINGTON AVE E. Paige Sullivan, Wold Architects addressed the Commission and gave a brief overview of the project. Dan Jochum, City Planner also gave an overview of the Staff recommendations. Commissioner Janssen questioned if the current parking area that Jefferson will run through is an existing City parking area? He was wondering if this will affect the Hardware store in their parking U-Haul trucks there. This is not a City parking lot and the Hardware store had a temporary agreement with the owner, they will need to find other parking. st Commissioner Hantge questioned if 1 Ave is proposed to be narrower than it currently is. The answer was that the road will not narrow. Commissioner Hantge also questioned if the area to the west of the new Jefferson extension will remain a hard surface or if it will be green space? This is something that is currently being worked on. Minutes Hutchinson Planning Commission March 16, 2021 Page 3 Commissioner Hantge also questioned if the parking directly to the west of the new building is really only one entrance? He believes this may be hard for traffic flow. Commissioner Wirt asked if the current EOC building will remain? Dan Jochum answered that the existing EOC will not remain. Commissioner Lofdahl asked if there would be a pond on the west side of the new Jefferson extension to possibly help with the stormwater. This is something the design crew is working on. Commissioner Lofdahl also asked if there would be a left turn allowed off of Adams St. The answer is no. Commissioner Hacker ask to touch on the underground stormwater as this is a concern to him. Dave with Bolton Menk commented that the material being used has a 100 yr warranty on it. They are looking for something that will be cost effective in filtering the water before it accesses the City lines. Commissioner Hacker asked who would be responsible for maintaining this system. The answer is The City being they are the owner of the property. Motion by Commissioner Garberg to approve with 11 recommended conditions. Second by Commissioner Wirt. Roll Call Vote Vice Chair Lofdahl –yes Commissioner Garberg – yes Commissioner Wirt – yes Commissioner Sebesta – not in the meeting Commissioner Hantge – yes Commissioner Janssen – yes Commissioner Hacker – yes Motion approved. Items will be on City Council consent agenda on 03/23/2021. Motion to close hearing – Motion to approve with staff recommendations – Motion to reject 6. UNFINISHED BUSINESS A. Next month we need to hold election of officers. 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS–sounds like we will have an application or two for next month. B. We are looking into holding our meetings in person next month. Minutes Hutchinson Planning Commission March 16, 2021 Page 4 8. ADJOURNMENT Motion was made by Commissioner Wirt to adjourn the meeting, second by Hantge Roll Call Vote Vice Chair Lofdahl –yes Commissioner Garberg – yes Commissioner Wirt – yes Commissioner Sebesta –not in meeting Commissioner Hantge – yes Commissioner Janssen – yes Commissioner Hacker –yes Meeting was adjourned at 6:31 p.m. STAFF REPORT – PLANNING DEPARTMENT To: Hutchinson Planning Commission From:Dan Jochum, AICP Date: April 16, 2021, for April 20, 2021, Planning Commission Meeting Application:Site Plan for construction of Civil Air Patrol Training Facility – 840 Airport RD SW. Applicant: Civil Air Patrol SITE PLAN The Civil Air Patrol has made application for a site plan review for the construction of a new Civil Air Patrol Training Facility at 840 Airport Road SW. Planning Commission – April 20, 2021 Site Plan Review 840 Airport Road SW Page 2 GENERAL INFORMATION Existing Zoning: I/C Industrial/Commercial District Property Location: 840 Airport Road SW Lot Size: 4.46 Acres Existing Land Use: Farmland Adjacent Land Use: Airport, Farmland, Commercial Adjacent Zoning: I/C Comprehensive Land Use Plan: Public/Institutional Land Use Zoning History: Property was platted in 1992 as part of the Fair Grounds plat. Applicable Regulations: Section 154.174 Building: There are two buildings proposed on site. The first is the Camp Craig Training Facility(see attached proposed concept graphic). The training facility will be used for training students that are involved with the Civil Air Patrol Program and will also include sleeping quarters. The other building onsite is a hangar for aircraft. The buildings will be constructed primarily out of steel. Access, Circulation and Parking: Access to the site will be off Airport Road. A right-of-way/access permit will be required from McLeod County. Site Circulation appears to be adequate. Staff feels the raised islands in the parking lot help delineate the parking lot and traffic flow. The parking lot is required to be curbed in its entirety. Parking requirements are somewhat difficult to calculate for a use such as this. Thirty-six (36) stalls are shown on the site plan and these stalls should be enough to accommodate the needs of this facility. Staff is assuming that many of the student users of the site will be dropped off or bused to the site. There are also other paved areas behind the facility that can be uses for over- flow parking. Additionally, if there are large events on site the Facility should work with nearby entities such as the Fairgrounds for overflow parking if needed. Setbacks: All setbacks appear to be met. Landscaping and Lighting: The Federal Aviation Administration (FAA) has stringent rules regarding the type of landscaping they allow near airport and their authority supersedes the City authority, therefore as long as the landscaping meets FAA requirements it is acceptable. Planning Commission – April 20, 2021 Site Plan Review 840 Airport Road SW Page 3 Lighting is required to be down cast and not shine ontoadjacent properties. Stormwater Management/Erosion Control: More detail will be required with the Building Permit submittal in regards to Stormwater design. A City Excavation/Erosion Control Permit will be required in addition to a State NPDES Construction Stormwater Permit. Utilities The site will incur SAC/WAC charges per the City’s policy. Water and sewer services are stubbed across Airport Road to the lot. Recommendation: Staff recommends approval of the site plan review with the following findings and conditions: 1. The proposed building and site improvements shall comply with the standards of the I/C Zoning district and the Zoning Ordinance. 2. The applicant must obtain all appropriate permits from McLeod County regarding an access permit. City Staff can help with this as necessary. 3. SAC and WAC fees will be calculated and due at the time of building permit. 4. Parking lot and circulation drives shall have concrete curb and gutter installed. 5. Approval of a SWMPP and erosion control permits are required prior to construction on site. 6. Applicable permits are required prior to any construction starting on the site. DAS 17957.000 DATE: BDJ EXISTING C201 CAMP CRAIG CONDITIONS 444 Cedar Street, Suite 1500 tkda.com Saint Paul, MN 55101651.292.4400 AT THE BUILDING AND/OR SITEDAS CIVIL AIR PATROL SCHEMATIC DESIGN TRAINING FACILITY ALL CONTRACTORS AND SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS BY MEASUREMENT BAR IS ONE INCH ON ORIGINAL DRAWING. IF NOT ONE INCH ON THIS DRAWING ADJUST SCALES ACCORDINGLY. SIGNATURE:PRINTED NAME:LICENSE NO: NORTH 60 30 15 SCALE IN FEET 0 K:\\a-f\\CivilAirPatrol\\17957000\\04_Production\\01_CAD\\02_Sheets\\C201 EXISTING CONDITIONS.dwg Mar 18, 2021 - 10:39pm 17957.000 DATE: BDJ C202 CAMP CRAIG 444 Cedar Street, Suite 1500651.292.4400 tkda.com Saint Paul, MN 55101 AT THE BUILDING AND/OR SITEDAS CIVIL AIR PATROL SCHEMATIC DESIGN TRAINING FACILITY SITE LAYOUT PLAN ALL CONTRACTORS AND SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS BY MEASUREMENT BAR IS ONE INCH ON ORIGINAL DRAWING. IF NOT ONE INCH ON THIS DRAWING ADJUST SCALES ACCORDINGLY. LICENSE NO: SIGNATURE:PRINTED NAME: NORTH 60 30 15 SCALE IN FEET 0 2 3537 PROVIDED 2 2628 REQUIRED PARKING INFORMATION TOTAL STAFF PARKING ACCESSIBLE PARKING K:\\a-f\\CivilAirPatrol\\17957000\\04_Production\\01_CAD\\02_Sheets\\C202 SITE LAYOUT PLAN.dwg Mar 18, 2021 - 12:32pm DAS 17957.000 DATE: BDJ C401 CAMP CRAIG 444 Cedar Street, Suite 1500Saint Paul, MN 55101651.292.4400 tkda.com GRADING PLAN DAS AT THE BUILDING AND/OR SITE CIVIL AIR PATROL SCHEMATIC DESIGN TRAINING FACILITY ALL CONTRACTORS AND SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS BY MEASUREMENT BAR IS ONE INCH ON ORIGINAL DRAWING. IF NOT ONE INCH ON THIS DRAWING ADJUST SCALES ACCORDINGLY. SIGNATURE:PRINTED NAME:LICENSE NO: NORTH 60 30 15 SCALE IN FEET 0 K:\\a-f\\CivilAirPatrol\\17957000\\04_Production\\01_CAD\\03_Concepts\\GRADING PLAN.dwg Mar 17, 2021 - 4:45pm KWA 17957.000 DATE: 1 SJM L100 CAMP CRAIG 444 Cedar Street, Suite 1500Saint Paul, MN 55101651.292.4400 tkda.com 0 AT THE BUILDING AND/OR SITE KWA CIVIL AIR PATROL LANDSCAPE PLAN SCHEMATIC DESIGN TRAINING FACILITY ALL CONTRACTORS AND SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS BY MEASUREMENT BAR IS ONE INCH ON ORIGINAL DRAWING. IF NOT ONE INCH ON THIS DRAWING ADJUST SCALES ACCORDINGLY. PRINTED NAME:LICENSE NO: SIGNATURE: NORTH 20 10 5 SCALE IN FEET 0 TURF SEED MIX STORMWATER BASIN SEED MIXPLANTING BED CONSTRUCTION LIMITS SCALE: 1"=10' LANDSCAPE ENLARGEMENT PLAN SEE CIVIL DRAWINGS FOR SITE LAYOUTALL DISTURBED AREAS NOT DENOTED WITH TURF OR STORMWATER BASIN SEED MIX TO BE RESTORED WITH SHORT GRASS PRAIRIESEED MIX STRIP AND STOCKPILE TOPSOIL FOR RE-USE.WHERE SOD OR SEED ABUTS PAVED SURFACE, FINISHED GRADE OF SOD/SEED SHALL BE 1" BELOW SURFACE OF PAVEMENT.ADJUSTMENT OF PLANT LOCATION IN THE FIELD MUST BE APPROVED BY LANDSCAPE ARCHITECT. PROVIDE 6" TOPSOIL ON ALL AREAS TO RECEIVE SEED OR SOD.PLANTINGS TO BE LOCATED AND STAKED AS SHOWN ON PLAN. LANDSCAPE ARCHITECT MUST APPROVE LOCATION PRIOR TO DIGGING. 1 PLANTING NOTES 2. 1. L1002.4.5.6. LEGENDGENERAL NOTES 1. E N 0 5 . 9 3 0 1 H M V N I . P O R P NORTH W S D A O R T 60 R O P IR A 0 0 + 1 % 0 0 . 1 30 @ ' 0 4 1 E P D H " 8 15 SCALE IN FEET 0 E 0ES 9N . 0 4 01 5. 01 0. 4 11 40 M01 I 1 R H M V N I . P O 0 R P 0 + 0 20' X 20' MEMORIAL PLAZA FLAGPOLE (3) TRAINING FACILITY CAMP CRAIG HANGAR R P Z R P Z R PZ R P Z R P Z SCALE: 1"=30' LANDSCAPE PLAN 1 RPZ L100 K:\\a-f\\CivilAirPatrol\\17957000\\04_Production\\01_CAD\\02_Sheets\\L100 LANDSCAPE PLAN.dwg Mar 18, 2021 - 9:34am DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP Date: April 16, for April 20, 2021, Planning Commission Meeting Application: CONSIDERATION OF A FINAL PLAT FOR CENTURY COURT WEST Applicant: MATT WARD, APPLICANT FINAL PLAT FOR CENTURY COURT WEST– Brief Description The applicant is request approval of a Final Plat for Century Court West. The purpose of the Plat is to create another lot on the property for project financing purposes. The proposed lot will have one building located on it. Originally, the project was one large lot with plans for seven buildings per the approved site plan. The lot was then split through a deed recorded with McLeod County. The split created setback issues, so now a plat is being proposed. The plat will create two lots, one larger lot with multiple buildings on it and one smaller lot with one building. The lots are serviced by private utilities and private streets. Final Plat Century Court West Planning Commission – 4-21-20 Page 2 GENERAL INFORMATION Existing Zoning: R-4 High Density Residential Property Location: Intersection of Century Ave SW and Sunset St SW Lot Size: Approximately 8.5 Acres Existing Land Use: Townhome Development Adjacent Land Use And Zoning: R-2, R-3 and I/C – single family homes, townhomes and the Fairgrounds. Comprehensive Land Use Plan: Medium Density Residential Neighborhood Zoning History: Century Court West project approved in 2018. Applicable Regulations: City Code of Ordinances Sections 153.50 – 153.51 and 153.100 Transportation: The property will be accessed off the private streets. Physical Characteristics: Relatively flat. Graded for development. Analysis: As noted above, the purpose of the plat is to create another lot for financing purposes. Staff recommends easements for both access and utilities are in place from all access points into the development from public streets. Recommendation: Staff recommends approval of the Final Plat subject to the following: 1. Easements for access and utilities are established on all internal roadways within the development. 2. Final Plat is recorded with McLeod County within 180 days of approval. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP Date: April 16, for April 20, 2021, Planning Commission Meeting Application: CONSIDERATION OF PRELIMNARY OF SOUTHFORK RIDGE 4TH ADDITION AND CONDITIONAL USE PERMIT TO MODIFY THE PLANNED DEVELOPMENT DISTRICT. Applicant: BONNEVILLE LAND AND CATTLE LLC, GUS WURDELL, APPLICANT TH PRELIMINARY PLAT OF SOUTHFORK RIDGE 4 ADDITION AND C.U.P. TO AMEND THE PLANNED DEVELOPMENT DISTRICT – Brief Description The applicant has submitted a preliminary plat for the development of 19 slab on grade lots for single-family homes on Southfork Outlot C. When this property was originally planned it was planned for 36 townhome units but was never platted. Additionally, the applicant is request to amend the Planned Development District regulations to have a front-yard setback of 20 feet, rather than 25 feet. The street that services the development is a private street and utilities are also private. Preliminary Plat and CUP Southfork Ridge 4th Addition Planning Commission – 4-21-20 Page 2 GENERAL INFORMATION Existing Zoning: R-3 – Planned Development District Property Location: Outlot C – Southfork Addition Lot Size: 4.09 Acres Existing Land Use: Vacant Adjacent Land Use And Zoning: R-3 PD – single family homes and twin homes. Comprehensive Land Use Plan: Medium Density Residential Neighborhood Zoning History: Originally Platted in 2004. Applicable Regulations: City Code of Ordinances Sections 153.35 – 153.51 and 154.175 Transportation: The property will be accessed off the private street off Southfork Drive SE. Physical Characteristics: The subdivision had been previously developed for townhomes and was not built on. Analysis: The preliminary plat, as presented appears to meet the requirements of the subdivision and zoning ordinances. The lots will be platted just larger than the building footprint and the development will feature common open space, as the original townhome plan did. The building pad areas range from 2,576 square feet to 4,092 square feet. Utilities are located in the private street and are already stubbed. There are additional stubbed utility services that will not be used and any maintenance and repair for these stubs is the responsibility of the developer. The homes will front on the private street, which has yet to be named. This street is narrow and parking will not be allowed on street, as it will not meet emergency service standards if parking is allowed. One tree will be required per lot and will be paid for at the current tree rate with the building permit. This development features common open space, as well as a private street and utilities. As such, the City will need to review and sign off on the development Association documents to ensure that proper provisions are in place for the future maintenance of the common open space, street and utilities. Conditional Use Permit The applicant has applied for a conditional use permit to amend the Planned Development District to reduce the front yard setbacks from 25 feet to 20 feet. Staff is comfortable with this revision, as it will still fit the character of the neighborhood and still allows for the parking of vehicles in the driveway without encroaching into the roadway. Preliminary Plat and CUP Southfork Ridge 4th Addition Planning Commission – 4-21-20 Page 3 Recommendation: Staff recommends approval of the preliminary plat and Conditional Use Permit subject to the following conditions. 1. Each lot will require a separate utility service. 2. Moving or relocating utility services will be at the property owner’s expense. 3. 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. 4. SAC/WAC charges will be due at the time building permits are issued. 5. The streets and utilities of the development are private and are the responsibility of the developer and/or Association. th 6. The City of Hutchinson shall receive a copy of the proposed Southfork Ridge 4 Addition Association Documents that assign future roadand common areamaintenance items to the Developer and/or Association. 7. A parkland contribution fee of $165 per unitwill be collected with the building permit. 8. No parking will be allowed on the private street. 9. Any future maintenance related to the unused water and sewer stubs are the responsibility of the Developer and/or Association. 10. Developer shall insure the private rear lot drainage system is functioning. The operation and maintenance of this drainage system is the responsibility of the Developer and/or Association. 11. One tree is required per lot and shall be paid for with the building permit. 2-16-2021 20-0116 Feet 60 30 N PRELIMINARY PLAT 0 Hutchinson, MN Bonneville Land & Cattle, LLC SOUTHFORK RIDGE FOURTH ADDITION 2-16-2021 20-0116 Feet 60 30 N UTILITY PLAN 0 Hutchinson, MN Bonneville Land & Cattle, LLC SOUTHFORK RIDGE 2-16-2021 20-0116 Feet 60 30 N GRADING PLAN 0 Hutchinson, MN Bonneville Land & Cattle, LLC SOUTHFORK RIDGE 2-16-2021 20-0116 STORMWATER POLLUTION PREVENTION PLAN NARRATIVE Hutchinson, MN Bonneville Land & Cattle, LLC SOUTHFORK RIDGE 2-16-2021 20-0116 PREVENTION PLAN STORMWATER POLLUTION Feet 60 30 N Hutchinson, MN 0 Bonneville Land & Cattle, LLC SOUTHFORK RIDGE DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP Date: April 16, 2021, for April 20, 2021, Planning Commission Meeting Application: Consideration of Zoning Ordinance Amendments Zoning Ordinance Amendments Staff has been working on two Zoning Ordinance Amendments. The first is regarding parking lot requirements. This section of our zoning ordinance has always been confusing and staff wants to make it more clear. We added clarity to paving requirements and also noted that curb and gutter is required for parking lots. It is difficult to manage stormwater without having curb and gutter. The second Zoning Ordinance Amendment is related to yard space encroachments, specifically in easement areas. You may recall we had an agenda item in late 2020 regarding a retaining wall within an easement area for a stormwater pond. The Zoning Ordinance states that retaining walls may be allowed by Conditional Use in easement areas. Staff feels the intention of this is for retaining walls to manage grade in side-yard situations not rear yard stormwater facility easements. Thus we have drafted language that states that retaining walls and landscape timbers or similar are not allowed in easement areas adjacent to stormwater facilities. Staff will be available to discuss these items and answer any questions Tuesday night. Recommendation: Staff recommends approval of the Zoning Ordinance Amendments presented. § 154.116 OFF-STREET PARKING AND LOADING. (I) Construction and maintenance. (1) In the R-3, R-4 and R-5 Residential Districts, and all commercial and industrial districts, parking areas and access drives shall be covered with an all-weather surface paved surface. The all-weather paved surface shall be a minimum standard of six-inch gravel base and two three-inch plant mix bituminous surface, including concrete curb and gutter. Alternate designs may be submitted to the City Engineer for approval. This approval must be made prior to issuance of a building permit. (2)All existing parking lots with substandard surfaces should be allowed to remain until either the property is sold or a building permit for addition or remodeling is requested. (3) The operator of the principal building or use shall maintain the parking and loading area, access drives and yard areas in a neat and adequate manner. § 154.024 YARD SPACE; ENCROACHMENTS; STEEP SLOPES. (A) Yard space requirement. Any building, structure or use hereafter erected, altered or established shall comply with the yard space requirements of the district in which it is located, except as specified below. The required yard space for any building, structure or use shall be contained on the same lot as the building, structure or use and the required yard space shall fall entirely upon land in a district or districts in which the principal use is permitted. Any required yard space shall be open from 30 inches above the ground to the sky, except as specified elsewhere in this chapter. (B) Yard space encroachments; projections into yards and easements. Encroachments or projections into drainage and utility easements are not permitted, with the exception that overhangs up to two feet are allowed for planned development districts that received final approval prior to 2007. The following projections may be permitted into the required front, rear or exterior side yard setback; provided, there is no encroachment or projection into the drainage and utility easements: (1) Cornices, sills, eaves and other ornamental features to a distance of not more than two feet, six inches; (2) Fire escapes to a distance of not more than four feet, six inches; (3) Decks and patios, in residential districts, to a distance of not more than one-half the distance into yards; (4) Bay windows, window wells, chimneys and fireplaces to a distance of not more than three feet; provided that, these features do not occupy, in the aggregate, more than one-third the length of the building wall on which they are located; and (5) Retaining walls and landscaping timbers within easements by conditional use permit. Retaining Walls and landscaping timbers or similar are not allowed in easement areas adjacent to stormwater facilities.