Loading...
PC Packet 07.20.21 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday, July 20, 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 June 15, 2021 4. PUBLIC HEARING 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. 5. NEW BUSINESS 6. UNFINISHED BUSINESS 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS 8. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, June 15, 2021 5:30 p.m. 1.CALL TO ORDER 5:30P.M. th The June 15, 2021 Planning Commission meeting was called to order byChairman Lofdahl at 5:30 p.m. Members in bold were present Chairman Lofdahl, 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 May 18, 2021. Motion by CommissionerGarberg to approve May 18, 2021 meeting minutes. Second by Commissioner Wirt. Motion approved. 4. PUBLIC HEARINGS A. CONSIDERATION OF A SKETCH PLAN AND REZONE A PROPERTY FROM C-3 TO MXD LOCATED AT 126 & 135 FRANKLIN ST NW. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. Commissioner Wirt asked what the maximum height in that area is. Mr. Jochum responded with 35 ft, with options to look at variances to make the project happen. Will have to work with the DNR since it is located within the shoreland district/floodplain. In order to make something like this work in the area, the project goes more vertical. Commissioner Wirt noted these drawing are very preliminary but asked if there was a way to have some citizen input on design. Jochum responded that during the site planprocess, the community can come and voice opinions. He also remarked that this project will look like it belongs in Hutchinson and will be well done. Minutes Hutchinson Planning Commission June 15, 2021 Page 2 Commissioner Lofdahl asked if this would be the only MXD use development, but Mr. Jochum responded the property with the Highfield Apartments by Kwik trip is MXD use. He also commented that MXD use is really popular among cities. Commissioner Lofdahl was wondering if this was considered spot zoning. Mr. Jochum noted that since this is included in our comprehensive plan, it is not considered spot zoning. Commissioner Hacker inquired about the Franklin house and how it is in the floodplain and how this will get done. Mr. Jochum responded that with a little big of fill, 6 inches or so, by the time the foundation goes in it is out of the floodplain. There will be a survey and elevation to ensure it is out of the floodplain. Greg Witt, 125 Glen St, owns 3 houses in the area being looked at for redevelopment. He remarked that he agrees with the rezoning of the area. He noted a couple of items: firstly, the initial appraisals done are now 2 years old and would have to get redone. Secondly, these properties are in the floodplain. Thirdly, between the second house next to the river and his house – there is a sanitary sewer line running through the property. Mr. Jochum noted that engineering is aware of that piece of the project, and are looking at ways to realign that. Janice Rannow, 135 Glen St NW, manages apartments and noted that there are no vacancies. She asked if the sketch plan that was presented was for both the clinic site and the group home. Mr. Jochum responded that this is for both properties, and depending on the FEMA grant it could encompass more of that area. Rannow also asked if the FEMA grant does not go through if there will be some sort of sight barrier, like a tree line, along their backyards. Mr. Jochum noted there will be work done with the elevation and number of units, along with exploring other opportunities if that grant doesn’t go through. Greg Witt noted that if the FEMA grant goes through, their properties wouldn’t be developed, it would be park ground. Mr. Jochum responded that the project would need ponding and green space. Commissioner Lofdahl mentioned we are limited to 25% lot coverage. Mr. Jochum noted without further stormwater treatment that is true, but it is virtually impossible to do a project of this size at 25% impervious coverage. Motion by Commissioner Wirt, second by Commissioner Lofdahl close hearing at 5:51 p.m. Motion by Commissioner Hacker to approve. Second by Commissioner Sebesta. Motion approved. Item will be on City Council consent agenda on 06/22/2021 & 7/13/2021. B. CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE FOR THE C-3 DOWNTOWN ZONING DISTRICT REGARDING CONDITIONALLY PERMITTED USES. Minutes Hutchinson Planning Commission June 15, 2021 Page 3 Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. Sebesta remarked that it is a good plan. Mr. Jochum responded that there could be 100 employees down there. Commissioner Wirt mentioned there could be a tradeoff if we could find a use that would either generate retail sales or community involvement and activity to draw more people into that area than light manufacturing would. Mr. Jochum noted that those users aren’t showing interest in that building. The property went to auction and the people bidding on it are investors. There is more risk waiting for someone to come along. Commissioner Lofdahl noted that if it is light industrial there will be rules on parking, and there is opportunity for more development on that lot. Commissioner Hacker remarked that this is a great use, the market is not supporting this type of property and that this will allow some alternative uses for that property. Mr. Jochum noted that he has spoken to people that do retail leasing and that the price they sold that building for someone would have bought it if they wanted it. Commissioner Garberg noted that guests of Hutchinson always remark how beautiful and vibrant our town is, he doesn’t believe light manufacturing right on main street on the river would fair well. Jochum responded that OHLY is currently downtown and on the river. Commissioner Garberg said if it was off of main street he wouldn’t have a problem with it. Mr. Jochum responded that the business looking to go in there will have a very nice-looking building. The risk is a lot higher to not do anything, the building would potentially just sit there since there are no users in town. Commissioner Wirt mentioned that our downtown is struggling with customers and light manufacturing with a fixed number of employees don’t do a lot of shopping. Mr. Jochum responded that retail in downtown Hutchinson, other than boutique shopping, is a thing of the past. Discussion continued on the location and potentialoutcomes of the property. Commissioner Garberg asked if the City has ever thought about buying the property. Mr. Jochum responded that the City has already extended its debt with the new police station. The City doesn’t have the resources to buy each building and redevelop it. Commissioner Wirt would like to see a higher definition of what light industrial really is and what potential uses could be. Mr. Jochum responded that as of right now light manufacturing isn’t allowed with a conditional use permit. With a conditional use permit, we can regulate so much more. Minutes Hutchinson Planning Commission June 15, 2021 Page 4 Discussion on current market trends with big box stores and development opportunities. Motion by Commissioner Sebesta, second by Commissioner Wirt to close hearing at 6:17 p.m. Motion by Commissioner Sebesta to approve, Second by CommissionerHacker. Roll call vote was taken, Sebesta – Aye, Hacker – aye, Lofdahl – aye, Garberg – nay, Wirt - nay. Motion carried 3 votes to 2. Item will be on City Council agenda on 06/22/2021 for consideration of first reading of ordinance. 5. NEW BUSINESS A. NONE 6. UNFINISHED BUSINESS A. 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS B. The month of May only saw one new house permit, expecting a short-term slowdown with material prices rising. 8. ADJOURNMENT Motion was made by Commissioner Sebesta to adjourn the meeting, second by Lofdahl. Meeting was adjournedat 6:20p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP Date: July 15, 2021, for July 20, 2021, Planning Commission Meeting Application: CONDITIONAL USE PERMIT TO ALLOW A NURSING HOME TO PROVIDE CARE AND REHAB FOR RESIDENTS WITH MEMORY LOSS LOCATED IN THE R-2 (MEDIUM DENSITY RESIDENTIAL) DISTRICT AT 710 PARK ISLAND DR. SW. Applicant: Thriving Minds, LLC, applicant The Birchwood House, LLC, property owner CONDITIONAL USE PERMIT – Thriving Minds, LLC. is requesting a conditional use permit for a nursing home to provide specialized care and rehabilitationfor residents suffering from various types of memory loss. The use on site will be no more intense than the existing off-street parking will accommodate. The house was used as a hospice home from 2006 – 2011 and was converted to a nursing home for residents with movement disorders in 2012 and has been vacant for the past several years. Conditional Use Permit Thriving Minds, LLC. 710 Park Island Dr. SW Planning Commission – 7/20/21 Page 2 GENERAL INFORMATION Existing Zoning: R-2 (Medium Density Residential) Property Location: 710 Park Island Dr. S.W. Lot Size: .8 acre Existing Land Use: Previously Birchwood Hospice House. Also used as nursing home for movement disorder patients from 2012 until it closed a few years ago. Adjacent Land Use And Zoning:R-1(Single Family Residential) R-2(Medium Density Residential) Comprehensive Land Use Plan: Traditional Residential Neighborhood Zoning History: A conditional use permit was approved in 2002 for the operation of a Hospice House. The home was operated by ConnectCare from 2006 until July, 2011. In July, 2011, the home was closed and has been unoccupied.A conditional use permit was issued on August 28, 2012 for a nursing home for residents with movement disorders. Applicable Regulations: Section 154.057 and 154.004, Hutchinson City Code Analysis and Recommendation: Staff believes that the proposed application is an appropriate use for this zoning district. Approval of a conditional use permit (CUP) is required in order to allow a licensed nursing home to provide for residents with debilitating diseases located in the R-2 District. A CUP shall be granted only if evidence is presented to establish the following: (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. Conditional Use Permit Thriving Minds, LLC. 710 Park Island Dr. SW Planning Commission – 7/20/21 Page 3 Staff finds that the request would meet the requirements of granting a conditional use permit (Section 154.057) and recommends approval subject to the findings and conditions listed in the draft Resolution, including these specific conditions: 1. The proposal would meet the standards for granting a conditional use permit, subject to the conditions stated. 2. If the proposed nursing home use fails to start business within one year of the conditional use permit being granted, the conditional use permit shall be deemed null and void and a new conditional use permit must be applied for. 3. If the proposed nursing home use ceases to exist for more than one year, the conditional use permit shall be deemed null and void and a new conditional use permit must be applied for. 4. In the event the use ceases to exist, the house cannot be used as a multiple family dwelling. The use must be kept a type of care facility. 5. A new Conditional Use Permit will be needed if the type of care facility or use of the prorepty were to change in the future. 6. Office space incidental to the on-site operation of the facility is allowed. 7. Parking for the facility must be accommodated in the parking lot and/or garage of the facility. 8. Parking will not be allowed on ParkIsland Drive for the nursinghome. 9. Any remodeling necessary at the facility (main floor or basement) will need a building permit and need to meet all State of Minnesota requirements for this type of facility.