Loading...
PC Packet 09.20.22 AGENDA HUTCHINSON PLANNING COMMISSION th Tuesday, September 20, 2022 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 August 16, 2022 4. PUBLIC HEARING A. CONSIDERATION OF A SITE PLAN REVIEW AND CONDITIONAL USE PERMIT FOR A CAR WASH FACILITY LOCATED AT 1490 MONTREAL ST SE. B. CONSIDERATION TO REZONE A PROPERTY FROM C-4 TO I-1 LOCATED AT 490 HWY 7 E (SOUTH ½). C. CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE SECTION 154.142 (E) AND (F) REGARDING DOWNTOWN SIGNAGE REVIEW COMMITTEE AND MURALS. D. CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE SECTIONS 154.064 AND 154.067 REGARDING MINIMUM LOT DIMENSION REQUIREMENTS. E.CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE SECTION 154.112 REGARDING CAR WASHES. 5. NEW BUSINESS A. NONE 6. UNFINISHED BUSINESS 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS 8. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, August 16, 2022 5:30 p.m. 1.CALL TO ORDER 5:30 P.M. The August 16th, 2022 Planning Commission meeting was called to order by Chairman Lofdahl at 5:34 p.m. Members in bold were present Chairman Lofdahl, Vice Chairman Hacker, Commissioner Garberg, Commissioner Wirt, Commissioner Sebesta, 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, 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 July 19, 2022. Motion by Commissioner Sebesta to approve July 19, 2022 meeting minutes. Second by Commissioner Wirt. Motion approved. 4. NEW BUSINESS A. CONSIDERATION OF A SITE PLAN REVIEW AT 325 MICHIGAN ST SE. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. Motion by Commissioner Sebesta to approve with 8 staff recommendations. Second by Commissioner Lofdahl. Item will be on City Council consent agenda on 08/23/2022. 5. PUBLIC HEARING A. CONSIDERATION OF A CONDITIONAL USE PERMIT TO MOVE A BUILDING FROM 135 MONROE ST SE TO 490 HWY 7 E AND CONSIDERATION OF A LOT SPLIT LOCATED AT 490 HWY 7 E. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. Minutes Hutchinson Planning Commission August 16, 2022 Page 2 It was brought to the attention that the size of the lot being created does not meet the current ordinance. There was discussion about the minimum lot size and the minimum length and width of lot. The parcel does meet the minimum lot size but not the width. Does this item get tabled? Require a Variance? Allow the application to go through? Ian McDonald 20658 Belle Lake Rd, Hutchinson – applicant. Looking at cleaning up the visual appeal of the area and cleaning up some of the truck traffic in the area by allowing them pull in and back up to the Food Shelf building. Roland Ebnet 472 Hwy 7 E – property owner to the north. Concerned about a“ closed development” for the field to the west and southwest. Also, that the easement will be protected off of Michigan St SE. These easements are recorded. Motion by Commissioner Wirt, second by Vice Chairman Janssen close hearing at 6:12 p.m. Motion by Commissioner Janssento approve with 10 staff recommendations. Second by Commissioner Sebesta. Not approved by Chairman Lofdahl as he would like the item thoroughly reviewed by City council. Item will be on City Council agenda new business on 08/23/2022. B. CONSIDERATION OF AN AMENDMENT TO THE ZONING ORDINANCE SECTION 154.142 (E) AND (F) REGARDING DOWNTOWN SIGNAGE REVIEW COMMITTEE AND MURALS. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. There was discussion about painting “signs” or advertising on buildings downtown. Mary Hodson 815 Hillcrest Rd NE, Chairman of Chamber. Looking at grants to put up murals from our own community to bring more people (tourists) into our community. Having people in our community take pride. Commissioner Janssen asked if we could just use verbiage that a mural is not a sign and does not require a conditional use permit. There was discussion about our entire sign ordinance. Following a Supreme Court Case from Arizona. It was recommended by Mr. Jochum to bring this item back to the agenda next month. Motion by Commissioner Wirt, second by Vice Chairman Garberg close hearing at 6:42 p.m. Minutes Hutchinson Planning Commission August 16, 2022 Page 3 Motion by Commissioner Janssen to table the item to the September meeting to clean up the language. Second by Commissioner Sebesta. Item will be on Planning Commission agenda on 09/20/2022. 6. UNFINISHED BUSINESS A. None. 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS – we are looking at multipleitems on the September agenda. B. Mr. Sebora noted that we do have a Public Arts Commission and City Council looking over and approving art in the public. It seems appropriate that the Planning Commission does not need to also give a recommendation. There was discussion. 8. ADJOURNMENT Motion was made by Commissioner Sebesta to adjourn the meeting, second by Commissioner Wirt. Meeting was adjourned at 6:49 p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From:Dan Jochum, AICP and City of Hutchinson Planning Staff Date:September 16, 2022 forSeptember 20,2022, Planning Commission Meeting Application:CONSIDERATION OFREQUEST FOR ASITE PLAN REVIEW ANDCONDITIONAL USE PERMIT FOR ACARWASH FACILITY LOCATED AT 1490 MONTREAL ST SE Applicant:Cory Kampschroer, Due North Carwash SITE PLAN REVIEW ANDCONDITIONALUSE PERMIT Brief Description The applicant has submitted applications for a site plan review and conditional use permitfor the construction of a new carwash facility locatedat 1490 Montreal St SE, Hutchinson. This is the former Advanced Auto Parts store. The plan is to completely remove the old building and redevelop the site. The proposed use is a new carwash facility. The conditional use permit is needed for a carwash facility, as they are conditionally permitted uses. Site Plan Review and Conditional Use Permit Due North Carwash – 1490 Montreal St SE., Hutchinson. Planning Commission – 9-20-22 Page 2 GENERAL INFORMATION Existing Zoning: C-4 Fringe Commercial District Property Location: 1490 Montreal St SE, Hutchinson. Lot Size: 1.1 Acres Existing Land Use: Vacant Commercial Building Adjacent Land Use: Commercial Adjacent Zoning: C-4 Fringe Commercial Comprehensive Plan: Commercial Zoning History: Zoned C-4 when this property was platted and developed with Menards Development. Applicable Regulations: City Code of Ordinances Sections: 154.112, 154.064, 154.174, and 154.175 Transportation: Access is off Montreal St SE Physical Characteristics: Relatively flat, commercial lot. Analysis: See the following for analysis on the site plan reviewand Conditional Use Permit Site Plan: The City Council deems it is necessary and appropriate to require site plan approval of developments in certain zoning districts to preserve and promote attractive, well-planned, stable urban conditions. The following is an overview of site plan considerations. Building: The proposed total square footage of the building is 7,583 square feet. The building will feature the drive through car wash lane, plus a small sales area for carwash accessories and a small office area. Please see attached building elevations. Setbacks: All setbacks appear to be met. Access/Circulation/Parking Access to the site is off Montreal St. SE. The same access will be used as was used for Advanced Auto. Staff does not have any issues with the access point. Site circulation is also generally acceptable. Patrons of the carwash will enter and go into two lines on the north side of the property to enter the carwash. There will be two gates that control entry to the carwash. There is also a bypass lane in case a vehicle can’t go through the carwash or there are other issues. Staff discussed emergency vehicle access. Emergency vehicles will be able Site Plan Review and Conditional Use Permit Due North Carwash – 1490 Montreal St SE., Hutchinson. Planning Commission – 9-20-22 Page 3 to bypass the gate by driving along the east and south sides of the building. The building needs to be able to be served on three sides by fire department apparatus. Parking needs appear to be met as well. The site plan has nine parking stalls plus one handicap parking stall. Additionally, there are nine stalls adjacent to the vacuum units that are used for people to vacuum out their cars. Landscaping and Lighting: Staff will be doing a complete landscape plan review at the time of building permit plan review. In reviewing previous projects completed by this developer it appears that, they are very aesthetically pleasing. Per the Zoning Ordinance, lighting installed must be indirect and shall not produce glare on adjacent properties or public right of ways. Stormwater Management/Erosion Control: Stormwater from this site is directed to the “Menards” Pond to the east of the site. Everything is in place and all of the runoff is accounted for, so there isn’t a pond or new stormwater BMP’s required. A city Excavation/Erosion Control Permit will be required in addition to a State NPDES Construction Stormwater Permit. Conditional Use Permit: The Conditional Use Permit (CUP) is required for a carwash in the C-4 zoning 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. Recommendation: Staff recommends approval of the site plan review and conditional use permit with the following findings and conditions: 1. The standards for granting a conditional use permit are met, subject to the conditions stated. 2. SAC/WAC will be charged with the building permit and follow City policy regarding SAC/WAC charges. 3. The proposed building and site improvements shall comply with the standards of the C-4 zoning district and the Zoning Ordinance, as well as all other City regulations. 4. There must be emergency service access around the building that meets the fire code. 5. Moving or relocating any utility services will be at the property owner’s expense. Site Plan Review and Conditional Use Permit Due North Carwash – 1490 Montreal St SE., Hutchinson. Planning Commission – 9-20-22 Page 4 6. The City of Hutchinson must be notified 7 days prior to any roadway or utility work that is going to be done within the City right of way. All roadway work must be fully completed to City standards within 10 calendar days of the original disturbance. If the work isn’t fully completed within 10 calendar days, the City reserves the right to have the work completed and invoice/assess the property owner for all associated costs. 7. The conditional use permit shall remain in effect as long as the conditions required by the permit are observed. Any expansion or intensification of a conditional use or change to another conditional use requires approval of a new conditional use permit. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP and Planning Staff Date: September 16, 2022, for September 20, 2022, Planning Commission Meeting Application: CONSIDERATION TO REZONE PROPERTY FROM C-4 TO I-1 LOCATED AT 490 HWY 7 E (South ½). Applicant: Wildflower Properties, LLC REZONING Wildflower Properties has applied for a rezoning of the south half of 490 Hwy 7 E. The applicant has applied to rezone the property to I-1 light industrial from C-4 fringe commercial. The lot is in the process of being split and the southern parcel is proposed to be zoned I-1 light industrial, hence the rezoning application. The adjacent property to the south is already zoned I-1 light industrial. Rezone 490 Hwy 7 E (south half) Planning Commission 9/20/22 Page 2 GENERAL INFORMATION Existing Zoning: C-4 Fringe Commercial Property Location: 490 Hwy 7 East (south half of property) Lot Size: 1.36 acres Existing Land Use: Vacant Adjacent Land Use: Commercial North and East. Agriculture to west. Industrial to south. Adjacent Zoning: C-4 and I-1. R-2 to west. Land Use Plan: Commercial Zoning History: Property has been some type of commercial use for past 50 years or so. Applicable Regulations: Section 154.173, City Code Analysis: In considering a rezoning request, the Planning Commission should review the proposed rezoning for consistency with the surrounding area, City Plans and the purpose of the Zoning Ordinance. The area to the south of the subject property is zoned I-1. The general character of this area is of a commercial/industrial nature. The building is going to look very similar (metal skin) to the building at 490 Hwy 7 E, as well as the building across the street at 125 Michigan St NE. Staff doesn’t believe this rezoning request will change the character of the existing area, and in fact would be complimentary to the existing uses in this area. Staff Recommendations: Staff recommends rezoning the property from C-4 to I-1 for the reasons noted above. Staff recommends approval of the request with the following findings and recommendations: 1. The rezoning is consistent with the character of the surrounding area. 2. The property to the south is already zoned I-1. 3. The property is proposed to be developed as an industrial use. Rezoning would allow the proposed use to be developed as an industrial use. 4. Staff believes I-1 zoning is the highest and best use for the subject property. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP Date: September 16, 2022, for September 20, 2022, Planning Commission Meeting Application: Consideration of Zoning Ordinance Amendments Introduction As you will recall, last month we discussed the possibility of amending the Zoning Ordinance regarding murals and the Downtown Review Committee. Staff took the feedback received at the August Planning Commission Meeting and has brought forth an ordinance amendment for consideration regarding murals. What was done is to modify the language so that if a mural is non-commercial speech it does not require a conditional use permit. If a mural is for advertising purposes it would still require a conditional use permit. This is very similar to the way the City of New Ulm and a number of other cities handle murals. It was also noted in the ordinance that murals have to be reviewed by the Public Arts Commission as noted in section 31.29 of City Code. Also, staff has deleted all mentions of the Downtown Design Review Committee, as that committee has not been active in over 15 years. Lastly, staff has updated the lot dimensions in the I-1 and C-4 districts as discussed last month. Lot sizes are still required to be 1-acre in size, however staff is recommending more flexibility in lot depth and width due to rising land and infrastructure costs. In the I-1 district the width was reduced from 200 feet to 150 feet and the depth was reduced from 250 feet to 200 feet. In the C-4 district the width was reduced from 200 feet to 125 feet. The lot depth remains unchanged at 180 feet. Staff will be available to discuss these items and answer any questions Tuesday night. Recommendation: Staff recommends approval of the Zoning Ordinance Amendments presented. (E) Signs permitted in the Main Street area district. Signage in the Main Street area, which is defined as the area located between the east side of Franklin Avenue from the Crow River to Fourth Avenue SW and the west side of Hassan Street from the Crow River to Fourth Avenue SE, shall be subject to the following additional requirements. Signage shall be designed to enhance and complement the character of buildings within the district. All new signs, or the replacement, alteration, painting and so forth of an existing sign, require a sign permit application. and may require review by the Downtown Design Review Committee if the sign does not specifically meet these requirements. (1) Size and placement. (a) Within the Main Street area, name and business signs are permitted; provided, the aggregate square footage of sign per lot shall not exceed the sum of two square feet per front linear foot of building. On corner lots, the allowable square footage on the side exposure will be the same as the front; provided that, side contains a major building entrance. Where the sign consists of any combination of individual letters, panels, numbers, figures, illustrations, logos or of a line or lines, to form display or sign, the area of the sign shall be computed using the outside dimensions of the various words, figures, numbers or illustrations composing the entire sign. For multi-faced signs, each face shall be measured, except in the case of a sign with two identical sides. (b) Signs shall be positioned so that they are an integral design feature of the building, which means that signs shall help define and enhance the architectural features of the building and shall be placed so that they do not destroy architectural details such as, but not limited to, stone arches, glass transom panels or decorative brickwork. (c) No sign shall be placed to project above the roof or parapet wall line of a building except by conditional use permit. (d) Signs may be placed only in the horizontal lintel sign space or within window glass, or on the awnings. In buildings that do not have a traditional lintel sign area, signs shall be placed no higher than 36 inches above the building openings. (e) Wall signs shall not extend more than 24 inches from an exterior wall surface and shall not cover more than 15% of that business’s wall. Projecting signs are allowed. Projecting signs shall not exceed 16 square feet in area, projecting more than four feet into the public right-of-way and shall not be lower than eight feet above the public sidewalk. No sign shall create any traffic sight hazard. (f) All signs are to be placed within 60 days of the issuance of the sign permit and be kept in good repair and avoid a weather condition resulting in illegibility, missing parts or words and the like. (g) Marquees, canopies and awnings. Signs attached to a marquee shall not extend beyond the vertical surface of the marquee. No sign shall be placed on the roof of a marquee. Only the name of the owner and business conducted on the premises may be placed on any awning or canopy. Internally lighted awnings or canopies are not permitted. Awnings and canopies must be made of canvas or a similar product, plastic awnings are prohibited. Awnings shall not project more than four feet into the public right-of-way and not be lower than eight feet above the public sidewalk, unless they are retractable. (2) Lettering. Lettering styles shall be legible and relate to the character of the property’s use. Raised letters are highly encouraged. No sign shall contain more than two lettering styles. Franchise logo signs meeting all other ordinance requirements are permitted. Letter height shall be no more than 75% of the lintel height. (3) Colors. Sign colors shall blend with the building facade to which the sign is attached and be compatible with the property’s use. No more than two letter colors are permitted and, for this purpose, black and white are not considered colors. No more than four colors shall be used for the entire sign, unless authenticity requires minimal use of additional colors. (4) Message. The sign message shall be legible and relate to the nature of the use. These requirements may be accomplished through the use of words, pictures, names, symbols and logos. (5) Illumination. (a) External illumination of signs is permitted. Lighted signs shall emit a continuous white light that prevents direct light from shining onto the street. (b) Backlit plastic panel signs are not permitted. if they are designed in character with the era of the original building construction. Backlit individual letters are permitted. (c) Exposed external conduit wiring is not permitted., unless a special hardship exists and it is approved by the Downtown Design Review Committee. (d) Neon or similar lighting meeting all other ordinance requirements is permitted. Neon or similar lights shall emit a continuous light. (e) All moving electronic signs must be approved by the Downtown Design Review Committee. (6) Freestanding signs. All freestanding signs in the C-3 District shall be located, sized and landscaped so that they do not obscure the view of adjacent properties. All freestanding signs shall conform to all sections of this chapter. Freestanding signs shall not exceed 27 feet in height and must be set back at least five feet from any property line. Regulations for tenant lists and major tenant logos on freestanding signs are set forth in § 154.141(J) and (K) of this chapter. (7) Signs for pedestrian traffic. A sign in addition to that otherwise allowed in this section is permitted. The sign shall be no larger than six square feet (three feet maximum on each side) and be placed so the bottom of the sign has no less than six feet, eight inches of clearance. This type of sign shall be allowed to project two feet into the public right-of-way. The square footage of pedestrian signs shall be deducted from the total allowable sign area for that building. Pedestrian signs shall conform to all sections of this subchapter. (8) Rear building signs. Signs shall be allowed on the rear of a building. The square footage of rear building signs shall be subject to the same requirements as front building signs. (9) Signs on exterior walls. Signs shall not be painted on an exterior wall of any building or structure. (10) Murals. Murals require review by the Downtown Design Review Committee and an approved conditional use permit by the City Council.Murals Containing non-commercial speech do not count towards total site signage and are exempt from the sign ordinance. Murals are required to be reviewed by the Hutchinson Public Arts Commission. (11) Banners. One or more banners not exceeding two square feet per front linear foot of building are allowed on the primary side of the building for no more than 15 consecutive days at a time. Applicants are eligible for three 15-day permits per calendar year. (a) Eligibility for banner advertising. Before requesting permission to advertise using a banner, please make note of the following. 1. The applicant must contact the Planning and Zoning Department at the city to apply for a permit. 2. The banner must meet the definition in § 154.004 of this chapter. (b) Banner display information. 1. A banner may describe an event, sale or promotion taking place. 2. A banner is not intended to replace permanent building signage. 3. Three banner permits will be allowed per year. 4. Each banner will be allowed for no more than 15 days. 5. Banners must be removed when the 15-day permit is expired. 6. Banners are not allowed in public right-of-way or off-premise from primary business. 7. Single-day event banner signs for non-profit organizations are exempt from the banner sign ordinance. (c) Obtaining banner sign permit applications. 1. Permits may be obtained from the Planning and Zoning Department at the city. 2. The form must be completed and signed by the business owner. 3. The application must be approved and signed by the Planning Department before the banner may be displayed. 4. The banner sign ordinance will take effect on 4-19-2011. All banners must comply with the regulations at that time. No “grandfathering” is permitted. (d) Specifications of the banner sign. One or more banners not exceeding two square feet per front linear foot building are allowed on the primary side of the building. (12) Appeals. Upon notice of any application being rejected by the city staff, the applicant shall have access to appeal to the Downtown Design Review Committee, and if rejected by the Downtown Design Review Committee the applicant shall have the appeal procedure pursuant to this chapter. (F) Downtown design review. A sign requires review by the Downtown Design Review Committee if the sign does not specifically meet any of the requirements of divisions (E)(3), (E)(5) or (E)(10) above. (2004 Code, § 154.137) (Ord. 01-296, passed 8-14-2001; Ord. 03-334, passed 4-8-2003; Ord. 03-338, passed 4-8-2003; Ord. 06-0433, passed 7-11-2006; Ord. 11-0666, passed 4-26-2011) Penalty, see § 154.999 § 154.067 I-1, LIGHT INDUSTRIAL PARK DISTRICT. (E) Dimensional requirements; I-1 District. (2) Minimum lot dimension requirements. (a) Lot area: one acre; (b) Lot width: 200 150 feet; and (c) Lot depth: 250 200 feet. § 154.064 C-4, FRINGE COMMERCIAL DISTRICT. (E) Dimensional requirements; C-4 District. (2) Minimum lot dimension requirements. (a) Lot area: one acre; (b) Lot width: 200 125 feet; and (c) Lot depth: 180 feet.