PC Packet 08.17.21
AGENDA
HUTCHINSON PLANNING COMMISSION
Tuesday, August 17, 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 JULY 20, 2021
4. PUBLIC HEARING
A. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A LIGHT-
MANUFACTURING BUSINESS IN A C-3 ZONING DISTRICT
LOCATED AT 125 MAIN ST N.
5. NEW BUSINESS
6. UNFINISHED BUSINESS
7. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS
8. ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday,July 20, 2021
5:30 p.m.
1.CALL TO ORDER 5:30P.M.
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The July 20, 2021 Planning Commission meeting was called to order by Chairman Hacker
at 5:30 p.m. Members in bold were present ChairmanLofdahl, Vice Chairman Hacker,
Commissioner Garberg, Commissioner Wirt, Commissioner Sebesta,Commissioner
Hantge, and Commissioner Janssen. Also present were Dan Jochum, City Planner,
Kent Exner, City Engineer, John Olson, City Public Works,John Paulson, City
Environmental Specialist, Marc Sebora, City Attorney, Tom Gifferson, Police Chief,
Andrea Schwartz, City of Hutchinson Permit Technician and Madison Newcomb, City of
Hutchinson Planning and Building Assistant.
2. PLEDGE OF ALLEGIANCE
3. CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED June 15, 2021.
Motion by Commissioner Wirt to approve June 15, 2021 meeting minutes. Second
by Commissioner Garberg. Motion approved.
4. PUBLIC HEARINGS
A. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A SENIOR
CARE FACILITY IN AN R-2 ZONING DISTRICT LOCATED AT 710 PARK
ISLAND DRIVE SW.
Dan Jochum, City Planner addressed the Commission and gave a brief overview
of the project. Mr. Jochum then covered the staff report.
Brian Green (Thriving Minds) spoke about the proposed project and what they aim
to accomplish at this location. Patients would come to receive their intensive
memory care program with the goal of returning home. He noted that there would
not be a lot of activity on this site in regards to people coming and going, besides
staff.
Mr. Jochum noted that he talked with the applicant about parking, with
expectationsthatthehome functionessentiallylike a residential home. He also
reviewed the conditions for the conditional use permit, which contains that any
change in use requires a new conditional use permit.
Minutes
Hutchinson Planning Commission
July 20, 2021
Page 2
Commissioner Wirt asked if there was any plan to do medical treatment at this
facility or if it was more nutritional and rehab oriented.
Mr. Green responded that there will be medical treatment as needed, however this
program is mostlyrehabilitation. They will manage prescriptions, however there
will not be a doctor on staff besides Dr. Cass.
Commissioner Garberg asked about how parking will be monitored and what
happens if the applicant does not follow the parking restrictions.
Mr. Jochum responded that typically we monitor all conditional use permits that
are in place in the city and periodically drive-by, sometimes neighbors call to
report it. If they do not follow the parking requirements, a letter would be sent
stating they are not meeting the conditions stated in the conditional use permit. If
they continue to not meet the conditions, the conditional use permit could be
revoked. He mentioned it has never gotten to that point.
Roger Stearns, 720 Park Island Drive - asked if their clients will have their own
transportation and if they will be out doing their own shopping. Mr. Green
confirmed they will not.
Jim Wendling,715 Park Island Drive - inquired how this is financially feasible
and if the site is fully secured so the patients cannot escape the facility. He also
noted that he is looking forward to having the house occupied again. He asked
what the number of patients will be. Mr. Green responded that the site is fully
secure and at full capacity they can have 8 patients. He stressed that they are
committed to being respectful neighbors and a good asset to the community.
Jim Wendling brought up his concern over the financial piece of this project. Mr.
Green responded that their clients will be paying a substantial dollar amount to
attend their facility. They also have investors and bankers to ensure they are
meeting their numbers.
Mr. Jochum noted that the Planning Commission legally cannot take finances into
consideration, the decision is solely based off the zoning requirements.
Motion by Commissioner Hantge, second by Commissioner Garberg close hearing
at 5:48 p.m.
Motion by Commissioner Wirt to approve with 9 staff recommendations. Second
by Commissioner Janssen. Motion approved. Item will be on City Council
consent agenda on 07/27/2021.
5. NEW BUSINESS
A. NONE
Minutes
Hutchinson Planning Commission
July 20, 2021
Page 3
6. UNFINISHED BUSINESS
A. NONE
7. COMMUNICATION FROM STAFF
A. Kicked off an internal growth planning study to identify a few areas in Hutchinson
for future residential/commercial developments. Looking for some input from the
Planning Commission, the consultant may attend a future meeting to get feedback.
Also working on determining density requirements to make projects happendue to
infrastructure prices. Discussion on smaller lot sizes in the right area.
B. Construction material prices have slightly decreased so we have seen a small uptick
in construction in July.
C. UPCOMING MEETINGS – 1 item next month.
8. ADJOURNMENT
Motion was made by Commissioner Wirtto adjourn the meeting, second by
Commissioner Sebesta. Meeting was adjourned at 5:59 p.m.
DIRECTORS REPORT –PLANNING DEPARTMENT
To:Hutchinson Planning Commission
From: Dan Jochum, AICP
Date: August 3, 2021 for August 17, 2021 Planning Commission Meeting
Application: Consideration of a Conditional Use Permit in the C-3 Central Commercial Zoning
District for a Light Manufacturing Use at 125 Main Street North.
Applicant: MITGI, Inc. (Midwest Industrial Tool Grinding)
Conditional Use Permit
MITGI, Inc. is seeking approval for a Conditional Use Permit to operate a light-manufacturing business at
125 Main Street North in Hutchinson. MITGI manufactures and markets standard and custom carbide
cutting tools. This property most recently was home to Shopko but the building has been vacant for the
past two years or so. The building will be remodeled to accommodate the proposed use.
Conditional Use Permit
125 Main St. N.
Planning Commission – 8/17/21
Page 2
GENERAL INFORMATION
Existing Zoning: C-3 (Central Commercial District)
Property Location: 125 Main Street North, Hutchinson
Lot Size: 5.42 acres
Existing Land Use: Commercial – empty Big-box store
Adjacent Land Use: Commercial
Adjacent Zoning: C-5 (Conditional Commercial District)
Comprehensive Plan: Mixed-Use
Zoning History: CUP in 2011 for outdoor garden center. CUP in 1991 for grading of
Shopko Site.
Applicable
Regulations: Section 154.063 (C)
Building: Existing Building will be used. It is approximately 72,000 square feet.
Conditional Use Permit:
A Conditional Use Permit (CUP) is needed for light-manufacturing uses within the C-3 Zoning District.
The C-3 district is intended to provide an area for the grouping of general retail sales establishments,
offices and services which serve city residents and the surrounding area. The C-3 District provisions and
boundaries are intended to promote compatible land use relationships among diverse types of uses and
encourage well-planned development or expansion in accord with the approved Comprehensive Plan.
Only those uses which substantially interfere with the overall function of the general commercial area will
be excluded. On-site parking is not required in this district.
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 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.
The applicant is requesting a CUP to operate a light-manufacturing facility at the above listed location.
MITGI has outgrown in current location (Bluff St. N.) and need a bigger space to serve their business
needs. MITGI will be utilizing the existing loading dock as necessary, however many of their deliveries
and shipments can be made with smaller UPS and FEDEX sized trucks. It is expected there will be four
to five semi-truck deliveries each week that will utilize the loading dock to the rear of the building.
Conditional Use Permit
125 Main St. N.
Planning Commission – 8/17/21
Page 3
The parking lot is large enough to accommodate the needs of MITGI for the foreseeable future. The
parking currently has approximately 274 spaces. There is not a requirement for off-street parking in the
downtown area, however one-space per employee per shift is typical in this type of situation. Staff
understands that MITGI does not have outdoor storage needs and will not be storing items outside in the
parking lot. There is an enclosed area on the east side of the building for dumpsters and any other
incidental items that would need to be outside. Generally speaking, MITGI will not have outdoor storage.
st
Access to the property will remain as it is today, which access off 1 Avenue NE, as well as access off
Main St. North through the Wells Fargo Property. Staff anticipates semi-truck traffic will utilize the
st
eastern most access off 1Avenue NE, which is closest to the loading docks.
MITGI has plans to remodel/renovate the inside of the building to fit their needs. Please see the attached
Renovation Concept attached. Building permit would be required for any remodeling work done.
Recommendation:
Staff recommends approval of the conditional use permit with the following conditions:
1. The proposed building and site improvements shall comply with the standards of the C-3
district and the Zoning Ordinance, as well as all other City regulations.
2. A building permit is required for the remodeling of the building.
3. No outdoor storage of materials or equipment will be allowed on-site other than what can be
stored inside the fenced area on the east side of the building.
4. Off-street parking needs to be maintained on-site to accommodate parking for employees and
visitors.
5. The site needs to be maintained in a clean and orderly manner to ensure it fits into a Downtown
setting.
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