PC Packet 03.16.21
AGENDA
HUTCHINSON PLANNING COMMISSION
Tuesday, March 16, 2021
5:30 p.m. Hutchinson City Center
1.CALL TO ORDER 5:30 P.M.
2. PLEDGE OF ALLEGIANCE
3.CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED December 15, 2020
4. NEW BUSINESS
A. CONSIDERATION OF A SITE PLAN REVIEW LOCATED AT 225
SHADY RIDGE RD NW.
B. CONSIDERATION OF A SITE PLAN REVIEW FOR A NEW POLICE
STATION FACILITY LOCATED AT 205 WASHINGTON AVE E.
5. UNFINISHED BUSINESS
6. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS
7. ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday, December 15, 2020
5:30 p.m.
1.CALL TO ORDER 5:32P.M.
The December 15, 2020Planning Commission meeting was a virtual meeting called to
order by Vice Chairman Lofdahl at 5:30 p.m. Members in bold were present Vice Chair
Lofdahl(virtual), Commissioner Garberg, Commissioner Wirt(virtual),
Commissioner Sebesta(virtual), Commissioner Hantge (virtual), 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 and Andrea Schwartz (present), City of Hutchinson Permit Technician
2. PLEDGE OF ALLEGIANCE
3. OATH OF OFFICE- Tim Hacker
4. CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED October 20, 2020.
Motion by Commissioner Janssen. Second by Commissioner Lofdahl.
Roll Call Vote
Vice Chair Lofdahl –yes
Commissioner Garberg –
Commissioner Wirt –yes
Commissioner Sebesta – not in meeting yet
Commissioner Hantge – computer frozen
Commissioner Janssen – yes
Commissioner Hacker –yes
Motion to Approve – Motion to Reject
5. PUBLIC HEARINGS
A. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR OUTDOOR
STORAGE IN AN I/C ZONING DISTRICT LOCATED AT 845 HWY 7 W.
Dan Jochum, City Planner addressed the Commission and gave a brief overview
of the project.
Motion by Commissioner Wirt, second by Commissioner Janssen to close the
hearing at 5:53 p.m.
Minutes
Hutchinson Planning Commission
December 15, 2020
Page 2
Roll Call Vote
Vice Chair Lofdahl –yes
Commissioner Garberg –
Commissioner Wirt – yes
Commissioner Sebesta – not in meeting yet
Commissioner Hantge – yes
Commissioner Janssen – yes
Commissioner Hacker –yes
Motion by Commissioner Hantge to approve. Second by Commissioner Wirt.
Roll Call Vote
Vice Chair Lofdahl –yes
Commissioner Garberg –
Commissioner Wirt – yes
Commissioner Sebesta – not in meeting yet
Commissioner Hantge – yes
Commissioner Janssen – yes
Commissioner Hacker –yes
Motion approved. Items will be on City Council consent agenda on 12/22/2020.
Motion to close hearing – Motion to approve with staff recommendations – Motion to reject
B. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR SHORELINE
WORK IN AN EASEMENT AREA LOCATED AT 1830 WEST SHORE DR
SW.
Dan Jochum, City Planner addressed the Commission and gave a brief overview
of the project.
John Paulson noted that the pond functions at 1 ft freeboard above the high water
level. The City is requiring the homeowner to relocate the retaining wall to ensure
proper pond function.
Dan Jochum mentioned that he cleaned up some of the wording in the conditions:
1. The retaining wall shall be installed at or above the established pond high-water
elevation plus 1.0’ of freeboard. This work must be completed by August 15, 2021.
2. The shoreline above the toe (3’ back from water) shall be vegetated with native
grasses or plantings. The grading permit application should include a sketch of the
vegetation restoration where the rock currently is.
Motion by Commissioner Sebesta, second by Commissioner Wirtto close the
hearing at 5:52 p.m.
Roll Call Vote
Vice Chair Lofdahl –yes
Minutes
Hutchinson Planning Commission
December 15, 2020
Page 3
Commissioner Garberg –
Commissioner Wirt – yes
Commissioner Sebesta – yes
Commissioner Hantge –computer frozen
Commissioner Janssen – yes
Commissioner Hacker – yes
Motion by Commissioner Janssento approve with 5 recommended conditions.
Second by Commissioner Sebesta.
Roll Call Vote
Vice Chair Lofdahl –yes
Commissioner Garberg –
Commissioner Wirt – yes
Commissioner Sebesta –yes
Commissioner Hantge – computer frozen
Commissioner Janssen– yes
Commissioner Hacker – yes
Motion approved. Items will be on City Council consent agenda on 12/22/2020.
Motion to close hearing – Motion to approve with staff recommendations – Motion to reject
6. NEW BUSINESS
A. NONE
7. UNFINISHED BUSINESS
A.NONE
8. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS – We currently have zero applications for the January
agenda. We are expecting application in January for the February meeting.
B. Dan Jochum noted that building activity has remained strong during the pandemic.
9. ADJOURNMENT
Motion was made by Commissioner Sebesta to adjourn the meeting, second by
Wirt.
Roll Call Vote
Vice Chair Lofdahl –yes
Minutes
Hutchinson Planning Commission
December 15, 2020
Page 4
Commissioner Garberg –
Commissioner Wirt – yes
Commissioner Sebesta –yes
Commissioner Hantge – yes
Commissioner Janssen – yes
Commissioner Hacker –yes
Meeting was adjourned at 5:59 p.m.
STAFFREPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From:Dan Jochum, AICP
Date: March 12, 2021, for March 16, 2021, Planning Commission Meeting
Application:Site Plan for construction of Hutchinson Police Facility
Applicant: City of Hutchinson
SITE PLAN
The City of Hutchinson has made application for a site plan review for the construction of a new
Police Facility at 205 Washington Avenue E. (former EconoFoods Building). In addition to the
Police Facility, the current liquor store will be separated from the former grocery store and a new
street and parking lot configuration will be constructed.
Planning Commission – March 16, 2021
Site Plan Review
205 Washington Ave. E.
Page 2
GENERAL INFORMATION
Existing Zoning: C-3 Central Commercial District
Property Location: 205 Washington Ave. E.
Lot Size: 4 acres
Existing Land Use: VacantGrocery Store, Parking Lot, Liquor Store
Adjacent Land Use: Commercial, Industrial, and Parkland
Adjacent Zoning: C-3
Comprehensive
Land Use Plan: Mixed Use
Zoning History:Site was redeveloped in early 1990s from Industrial Property into
the Econo Foods project.
Applicable Regulations: Section 154.174
Building:
The building is proposed to be approximately 38,000 square foot one-story structure (see building
elevations attached). The building includes space for the Police Department, including secured
indoor parking area, Emergency Operations Center and the DMV. The building is a mix of brick,
aluminum panel and pre-cast construction.
Access, Circulation and Parking:
st
Jefferson Street is planned to be extended to the north to connect between Washington Ave and 1
st
Ave. NE. Access to the site will primarily come from Washington Avenue and 1
Ave NE.Police
vehicles will utilize a right out only onto Adams Street for emergencies. Truck traffic going to the
Liquor Store for deliveries will use a right in off Adams Street. Those trucks will exit onto
Washington St. All other police traffic will be using the new Jefferson Street alignments to access
st
the south side of the building. Angled parking is planned on 1 Ave. NE on the north side of the
facility to accommodate public parking for the Police Department. There is a new parking lot
planned for the DMV and Emergency Operations Center (EOC) on the west side of the Police
Department building. This parking lot has 23 parking stalls. The parking lot for the Liquor Hutch
is also being reconfigured. The parking lot will have approximately 14 stalls directly to the west
of the Liquor Hutch. These parking stalls should handle the majority of the Liquor Hutch parking
and there are also additional stalls on the street, as well as stalls available to the west of Jefferson
St. and on-street parking is proposed on the west side of Jefferson St.
The applicant is working with McLeod County to finalize details regarding access to Jefferson St.
An access permit is required from McLeod County.
Staff feels site circulation and access is adequate for this site. The new Jefferson St. alignment
will provide good access points into the Liquor Hutch Parking lot and the DMV parking lot, as
Planning Commission – March 16, 2021
Site Plan Review
205 Washington Ave. E.
Page 3
well as access to the south side of the Police Department building, where the majority of the Police
vehicles will be driving.
The Engineering Public Works Department has provided a memo that provides more detailed
comments relative to some of the items noted above.
Setbacks:
Building setbacks within the C-3 District are zero feet, meaning a building can be located right
up to the property line. Parking lots and circulation drives are required to be located a minimum
of 5 feet off the property line.
Landscaping and 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:
The City requires that a Stormwater Management Agreement be executed and recorded by the
owner prior to commencing construction. This is required to be recorded for each parcel that a
structural stormwater BMP is installed on.
There are some concerns regarding the underground stormwater collection system noted in the
memo from Engineering/Public Works that can be discussed. One of the main considerations of
the design was utilizing an underground stormwater collection system because there wasn’t
space on the site for a traditional pond or rain garden type facility. Additionally, the design team
felt that a pond didn’t fit in within a downtown area.
Please see attached copy of memo from Public Works/Engineering regarding stormwater
collection.
A City Excavation/Erosion Control Permit will be required in addition to a State NPDES
Construction Stormwater Permit.
Recommendation:
Staff recommends approval of the site plan review with the following findings and conditions:
1.The proposed building and site improvements shallcomply with the standards of theC-3
district and the Zoning Ordinance.
2.The applicant must obtain all appropriate permits from McLeod Countyregarding access
to Adams St.
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.
st
Avenue NE pavement/curb line revisions should be included in building permit
5. 1
submittal. A drainage facility shall be included in this parking area.
6. To achieve 16 parking stalls at the Liquor Hutch, existing landscaping must be replaced
with a retaining wall and tied into entry/steps appropriately.
Planning Commission – March 16, 2021
Site Plan Review
205 Washington Ave. E.
Page 4
7. If the underground stormwater facility is utilized a long-term operations and maintenance
plan will need to be developed outlining who is going to maintain the system and how
this will be done.
8. Approval of a SWMPP and erosion control permits are required prior to construction on
site.
9. Catch basins shall not be located near where dumpsters will be located.
10. Stormwater Maintenance agreement must be signed and recorded by applicant.
11. Applicable permits are required prior to any construction starting on the site.
City of Hutchinson
Public Works Department
Engineering
111 Hassan Street SE
Hutchinson, MN 55350
Phone (320) 234-4212 Fax (320) 234-4240
March 9, 2021
To: Dan Jochum, Planning/Building/Zoning Director
From: Kent Exner, Public Works Director
John Paulson, Project/Environmental/Regulatory Manager
Subject: Police Department Planning Staff Review Comments
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In reviewing the plans and details provided to City staff for the March 9 Planning Staff meeting,
we have developed comments for the project.
Adams Street access on the east side of the site is the jurisdiction of John Brunkhorst,
McLeod County Engineer, and will require his approval.
Wold is yet to do final design on Adams Street access.
City staff has maximized the infiltration/rain garden design for the roadway and future
development lot located to the SW of the site. Treatment capacity is 2 times larger than
is required for the impervious treatment draining to the BMP. Trading potential exists
for this BMP.
Are the underground infiltration cells the most cost-effective approach or were other
alternatives considered? Pervious pavers were referenced in a previous iteration of the
plans. There are currently zero systems of this type in town.
UGS system specifies corregated metal pipe. Is this the best material to use for long
term underground system that has water in it? CMP will rust out over time, especially in
anaerobic conditions. These will be structural support under the parking lot.
Long term O&M of underground infiltration systems should include an in-depth O&M
plan before approving such a unique BMP. The who and the how it is to be maintained
is a very important distinction to be considered before accepting such a design.
o Would the maintenance be contracted to someone that has experience with
this type of system?
o BMP serves a city facility so it would be maintained by PD staff?
o What does annual maintenance cost for large underground systems?
o Routine maintenance of underground treatment is a must and cannot be
relaxed. A failed system may require pavement removal and replacement to
repair a failed UGS system.
st
1 Avenue NE curbline/pavement revisions should be included in plans
To achieve 16 parking stalls at the Liquor Hutch, existing landscaping must be replaced
with a retaining wall and tied into entry/steps appropriately.
st
Instead of disturbing Washington Avenue concrete, extend a watermain from 1 Avenue
NE to service both the PD and Liquor Hutch, and subsequent hydrants.
Why is the water service being reconnected near the NE corner of the PD.
Trees in the NW corner of the PD parcel would be included in the City street project
extension of Jefferson. They can be removed from PD plan.
Snow melt systems can be very hard on concrete
Runoff from snow melt system likely to ice up on sidewalk and roadway that are not
heated.
No catch basins are located near where runoff from snow melt will go. During very cold
events the snow/ice will melt on heated walk and then flow to cold pavement/concrete
where it will refreeze.
Retaining wall near north entrance magnifies angled parking on an already narrow
roadway. Vehicles will not be able to overhang the curb which in turns makes the
vehicle stick out into the traffic lane even further. Consider parking for compact cars
only? Better design would be to have the parking be parallel to the roadway (similar to
Washington adjacent to Liquor Hutch).
Handicapped parking would need to be included in plans with curb cut access located as
close to the entry as possible. Utilizing City ROW to meet handicapped accessible
parking requirements for a facility is typically not allowed.
These items will be covered during the Planning Staff Meeting.
STAFFREPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From:Dan Jochum, AICP
Date: March 12, 2021, for March 16, 2021, Planning Commission Meeting
Application:Site Plan for construction of an Addition and Parking Lot at 225 Shady
Ridge Rd. NW
Applicant: River Oaks at Shady Ridge
SITE PLAN
The applicantis proposing building an approximately 1,258 square foot addition to the existing
building located at 225 Shady Ridge Road NW. The addition will improve the common area and
staff spaces of the facility. Additionally, the plan is for the parking lot to be reconfigured to
better accommodate the parking needs of the facility.
Planning Commission – August 18, 2020
Site Plan Review
225 Shady Ridge Road NW
Page 2
GENERAL INFORMATION
Existing Zoning: R-2 Medium Density Residential District
Property Location: 225 Shady Ridge Rd NW
Lot Size: .86 acres
Existing Land Use: Assisted Living Facility
Adjacent Land Use: Residential and Commercial
Adjacent Zoning: R-2 and C-4
Comprehensive
Land Use Plan: Residential
Zoning History: Previously Cedar Crest assisted living facility. Has been River Oaks
and Shady Ridge assisted living facility for past several years.
Applicable Regulations: Section 154.174
Building:
The existing building is 10,541 square feet two-story lap sided building. The addition is proposed
to be 1,258 square feet for a total of 11,799 square feet. The addition will be on the northwest side
of the building. It should be noted that because of the stairs on the plan the building doesn’t appear
to be accessible. City Staff would like clarification on how accessibility will be achieved.
Any utilities that need to be moved, including gas utilities, will need to be relocated at the owner’s
expense.
Access, Circulation and Parking:
Access to the site is off Shady Ridge Road NW. The plan is to have a one-way half circle parking
lot with parking around the perimeter (see site plan attached). The entrance is on the south side
and exit in on the north side. There are 14 parking stalls shown on the site plan, however staff
recommends taking out the odd shaped parking stall in the center island. Additionally, do not enter
signs shall be placed at the appropriate places at the entrance/exit points to School Road NW.
Setbacks:
All of the required setbacks appear to be met besides the concrete pad for the dumpster
enclosure. This pad is required to be at least five feet from the property lines.
Landscaping and Lighting:
The landscaping plan will be reviewed with the building permit. Lighting will have to be down
cast and not shine on adjacent properties.
Planning Commission – August 18, 2020
Site Plan Review
225 Shady Ridge Road NW
Page 3
Stormwater Management/Erosion Control:
The City requires proper drainage to a City stormwater system. There is a catch basin along the
south property line that the stormwater should be conveyed to, rather than sending the
stormwater to Shady Ridge Road NW.
A City Excavation/Erosion Control Permit will be required in addition to a State NPDES
Construction Stormwater Permit.
Recommendation:
Staff recommends approval of the site plan review with the following findings and conditions:
1. The proposed building and site improvements shallcomply with the standards of theR-2
district and the Zoning Ordinance.
2. At least one of the parking stalls needs to be removed from the center island. Staff will
review the final layout with the building permit.
3. Garbage enclosure needs to be removed from the City right of way.
4. Stormwater must tie into catch basin on south property line. Details will be reviewed with
building permit.
5. Clarification is required on building accessibility with stairs being added.
6. Utility relocation is at the cost of the owner.
7. SAC and WAC fees will be calculated and due at the time of building permit.
8. Approval of a SWMPP and erosion control permits are required prior to construction on
site.
9. Applicable permits are required prior to any construction starting on the site.
7437 NARCISSUS LN N; MAPLE GROVE, MN 55311
RIVER OAKS AT SHADY RIDGE REAL ESTATE, LLC.
48776
SITE PLAN
REVIEWED BY:2018
225 SHADY RIDGE ROAD NW; HUTCHINSON, MN 55350
LICENSE NO.
C2.0
MINNESOTA.
DESCRIPTION
David J. Knaeble
COPYRIGHT CIVIL SITE GROUP INC.
......................................
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DESCRIPTION
REVISION SUMMARY
02/19/21
............
DATE
02/19/21CITY SUBMITTAL
SPECIFICATION, OR REPORT WAS
I HEREBY CERTIFY THAT THIS PLAN,
UNDER THE LAWS OF THE STATE OF
SUPERVISION AND THAT I AM A DULY ISSUE/SUBMITTAL SUMMARY
LICENSED PROFESSIONAL ENGINEER
DATE
DATE
PROJECT
PREPARED BY ME OR UNDER MY DIRECT
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PROJECT NUMBER:20414
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7437 NARCISSUS LN N; MAPLE GROVE, MN 55311
RIVER OAKS AT SHADY RIDGE REAL ESTATE, LLC.
48776
REVIEWED BY:2018
225 SHADY RIDGE ROAD NW; HUTCHINSON, MN 55350
LICENSE NO.
C3.0
MINNESOTA.
GRADING PLAN
DESCRIPTION
David J. Knaeble
COPYRIGHT CIVIL SITE GROUP INC.
......................................
RB, MWDK
c
RIVER OAKS AT SHADY RIDGE
DESCRIPTION
REVISION SUMMARY
02/19/21
............
DATE
02/19/21CITY SUBMITTAL
SPECIFICATION, OR REPORT WAS
I HEREBY CERTIFY THAT THIS PLAN,
UNDER THE LAWS OF THE STATE OF
SUPERVISION AND THAT I AM A DULY ISSUE/SUBMITTAL SUMMARY
LICENSED PROFESSIONAL ENGINEER
DATE
DATE
PROJECT
PREPARED BY ME OR UNDER MY DIRECT
civilsitegroup.com
PROJECT NUMBER:20414
DRAWN BY:
2/18/2021 3:07 PM
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CITY OF HUTCHINSON GRADING NOTES:
EROSION CONTROL NOTES:
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