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PC Packet 06.21.22 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday, June 21, 2022 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 February 15, 2022 5. PUBLIC HEARING A. CONSIDERATION OF A PRELIMINARY PLAT FOR RAVENWOOD SOUTH. B. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR SECOND DRIVE THRU LANE IN A C-4 ZONING DISTRICT LOCATED AT 1510 MONTREAL ST SE. C. CONSIDERATION OF A LOT SPLIT LOCATED AT 1545 MCDONALD DR SW. D. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A NEW DINING HALL BUILDING LOCATED AT 700 MAIN ST N. 6. NEW BUSINESS 7. UNFINISHED BUSINESS 8. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS 9. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, February 15, 2022 4:00 p.m. 1. CALL TO ORDER 4:00 P.M. The February 15th, 2022 Planning Commission meeting was called to order by Chairman Lofdahl at 4:00 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, 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 January 18, 2022. Motion by Commissioner Sebesta to approve January 18, 2022 meeting minutes. Second by Commissioner Wirt. Motion approved. 4. PUBLIC HEARINGS A. CONSIDERATION OF A CONDITIONAL USE PERMIT TO ESTABLISH A USE FOR A BUSINESS/PROFESSIONAL OFFICE SPACE IN A C-5 ZONING TH DISTRICT LOCATED AT 96 4AVE NW. Dan Jochum, City Planner addressed the Commission and gave a brief overview of the project. Mr. Jochum then covered the staff report. MNDot asked that they be worked with on access and change of use permits. They also noted that no signs can overhang the right-of-way. Motion by Commissioner Hantge, second by Commissioner Sebesta close hearing at 4:06p.m. Motion by Commissioner Hantgeto approvewith3staff recommendationsplus working with MN Dot.Second by Commissioner Garberg.Item will be on City Council consentagenda on 02/22/2022. Minutes Hutchinson Planning Commission February 15, 2022 Page 2 5. NEW BUSINESS A. NONE 6. UNFINISHED BUSINESS A. Commissioner Hantgeasked about the sign at Hutch Health that is not permanently installed. Mr. Jochum will look into this. B. Chairman Lofdahl asked about the progress of the Police facility. 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS – staff has not heard of anything yet 8. ADJOURNMENT Motion was made by Commissioner Lofdahl to adjourn the meeting, second by Commissioner NA. Meeting was adjourned at 4:13 p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP and City of Hutchinson Planning Staff Date: June 15, 2022, for June 21, 2022, Planning Commission Meeting Application: CONSIDERATION OF PRELIMNARY PLAT OF RAVENWOOD SOUTH. Applicant: BONNEVILLE LAND AND CATTLE, LLC PRELIMINARY PLAT OF RAVENWOOD SOUTH Brief Description The applicant has submitted a preliminary plat for Ravenwood South. This area was graded for development several years ago but work halted with the recession of 2008/2009. The preliminary plat consists of 40 lots. All homes are planned to be slab on grade homes. The proposal includes 18 lots for single-family homes and 22 lots for twin homes. Preliminary Plat Ravenwood South Planning Commission – 6-21-22 Page 2 GENERAL INFORMATION Existing Zoning: R-3 Planned Development (Medium-High Density Residential District) Property Location: South of Existing Ravenwood Development Lot Size: Approximately 12 Acres Existing Land Use: Vacant land Adjacent Zoning: R-2, R-3, R-3 PD and I/C Adjacent Land Use: Residential, Fairgrounds and Agricultural Comprehensive Land Use Plan: Medium Density Residential Neighborhood Zoning History: Originally platted as Ravenwood 11/16/1999 in the R-3 Zoning District Applicable Regulations: City Code of Ordinances Sections 153.35 – 153.51 Transportation: Blackhawk Dr. SW and Blackbird Dr. SW will both be extended to service this development. Physical Characteristics: Preliminary site grading work has already been done on this site. Work stopped during the recession of 2008/2009. The site is generally flat otherwise. Analysis: The preliminary plat as presented appears to meet the requirements of the subdivision and zoning ordinances. All of the lot sizes appear to be appropriate and consistent with the zoning ordinance and planned development district requirements. As noted, there are 18 single-family lots and 22 twin home lots proposed. The single family lots range from 7,190 square feet to 17,329 square feet. The twin home lots range from 5,000 to 7,153 square feet per lot. Utilities will be stubbed in from Blackhawk Dr. and Blackbird Dr. and continue south to service the new development. Lots 1 through 5 in Block 1 will be serviced from existing utility connections already in place. Staff understand this development will likely be done in phases with the first phase starting on the NW side with lots 1-5 being developed. Storm sewer lines will be constructed and designed to flow to the existing stormwater pond to the west. Lastly, it is important to note that the Airport Zoning District goes through a portion of Block 1, lots 1, 8, 9, 10, 11, and 12. There can be no structures built on the portion of the lots within Airport Zone A. There are no building pads located within Airport Zone A, however it should be noted that the home on lot 1 is very close to the Zone A boundary. The building overhang will not be allowed to encroach into Airport Zone A. Recommendation: Staff recommends approval of the preliminary plat subject to the following conditions. 1. Each lot will require a separate utility service. 2. Watermain pipe is required to be PVC rather than Ductile Iron Pipe. Preliminary Plat Ravenwood South Planning Commission – 6-21-22 Page 3 3. Storm sewer is required to be reinforced concrete pipe within the roadway. Plastic pipe is fine outside of the roadway. 4. Storm sewer pipe on west side of project needs to be extended to the edge of the stormwater pond. 5. Applicant and their Engineer should verify the stormwater inlet elevation between lots 20 & 21. 6. No buildings are allowed in Airport Zone A, including roof overhangs. 7. Airport Zone A shall be identified with stakes or lath during home building to ensure homes are not encroaching Airport Zone A. 8. Provide the City the planned phasing plan of the development. 9. There may be a need for temporary cul-de-sacs if the roadway isn’t constructed in one phase to ensure emergency vehicle turnaround. 10. A subdivision/developer’s agreement will need to be developed between the City and the property owner prior to the City’s execution of the Final Plat document. 7% fees will be collected per City policy and will be outlined in the subdivision/development agreement. 11. The final plat will need to be applied for within 60 days of preliminary plat approval per City code or an extension granted by the City Council. 3-24-22 21-0568 3 1 PRELIMINARY PLAT HUTCHINSON, MN RAVENWOOD SOUTH BONNEVILLE LAND & CATTLE, LLC Feet 100 50 N 0 N 3-24-22 21-0568 Feet 100 3 50 N 2 0 PRELIMINARY UTILITY PLAN HUTCHINSON, MN RAVENWOOD SOUTH BONNEVILLE LAND & CATTLE, LLC 3-24-22 21-0568 Feet 100 3 50 N SILT FENCE DETAIL 3 0 PRELIMINARY GRADING &EROSION CONTROL PLAN HUTCHINSON, MN RAVENWOOD SOUTH BONNEVILLE LAND & CATTLE, LLC DIRECTORS REPORT –PLANNING DEPARTMENT To: Hutchinson Planning Commission From:Dan Jochum,AICP and City of Hutchinson Planning Staff Date: June 15, 2022,for June 21, 2022, PlanningCommission Meeting Application:Consideration of a Conditional Use Permit for a Second Drive Thru Lane in the C-4 Zoning District, Located at 1510 Montreal St SE. Applicant:Culver’s of Hutchinson CONDITIONAL USE PERMIT The property owner is requesting a conditional use permit to allow for a second order point at the Culvers restaurant drive-thru. By ordinance, a conditional use permit is required for drive-thru uses. Conditional Use Permit Culvers Drive-Thru Planning Commission – 6/21/22 Page 2 GENERAL INFORMATION Existing Zoning: C-4 (Fringe Commercial) Property Location: 1510 Montreal St SE Lot Size: 1.30 Acres Existing Land Use: Restaurant Adjacent Land Use And Zoning: C-4 (Fringe Commercial) Comprehensive Land Use Plan: Commercial Zoning History: Culvers was originally built in 2005 Applicable Regulations: Section 154.064, City Code Analysis and Recommendation: During the Pandemic Culvers utilized two ordering points in the drive-thru to minimize traffic congestion. As you may recall, the inside seating portion of the restaurant wasn’t allowed to be open for a period of time because of the Pandemic. The temporary double ordering points worked well and there did not appear to be traffic concerns. This plan is a permanent solution and includes two ordering points. Staff does not have concerns with the plan and it looks like it should work well. 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. Conditional Use Permit Culvers Drive-Thru Planning Commission – 6/21/22 Page 3 Staff recommends approval of the conditional use permit with the following recommendations: 1. The standards for granting a conditional use permit would be met, subject to the conditions stated. 2. Provide striping to define limits of the drive-thru lane, as well as parking lot and parking lot circulation areas. 3. A building permit is required for the work to be completed. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP and City of Hutchinson Planning Staff Date: June 15, 2022, for June 21, 2022 Planning Commission Meeting Application: Consideration of a Lot Split Located at 1545 McDonald Dr. SW, Hutchinson. Applicant: Crow River Habitat for Humanity Lot Split The property owner is requesting a lot split of 1545 McDonald Dr. SW. This lot is currently vacant. The previous home was destroyed by fire several years ago. The lot split will create two parcels. The westerly parcel will be 8, 239 sq. ft. and the easterly parcel is 8,936 sq. ft. The property is zoned R-2 Residential and both proposed lots will meet the lot size requirements of the R-2 Zoning District. Lot Split 1545 McDonald Dr SW Planning Commission – 6/21/22 Page 2 GENERAL INFORMATION Existing Zoning: R-2 Medium Density Residential Property Location: 1545 McDonald Dr SW. Lot Size: Proposed Easterly Parcel 8,936 sq. ft. Proposed Westerly Parcel 8,239 sq. ft. Existing Land Use: Vacant residential lot Adjacent Land Use: Residential Adjacent Zoning: R-2 Residential and R-5 Residential (Mobile Home Park) Comprehensive Plan: Residential Zoning History: None Applicable Regulations: Section 153.005 Building: A twin home is proposed to be built. Each side of the twin home will own their side of the lot. Recommendation: Staff recommends approval of the lot split with the following conditions: 1. Properties must have separate utility services. 2. Sewer and Water Availability Charges will be administered at the time a building permit is applied for on the easterly lot for a new dwelling unit. 3. Driveways for both lots are required to come off McDonald Dr. SW 4. The applicant shall record the lot split with McLeod County. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP and City of Hutchinson Planning Staff Date: June 15, 2022, for June 21, 2022, Planning Commission Meeting Application: CONSIDERATION OF CONDITIONAL USE FOR A NEW DINING HALL BUILDING LOCATED AT 700 MAIN ST N. Applicant: Olesen + Hobbie Architects, LLC on behalf of Maplewood Academy CONDITIONAL USE PERMIT APPLICATION Maplewood Academy is requesting a conditional use permitto building a new Dining Hall, located within the R-2 Zoning District. Schools are listed as conditionally permitted uses within the R-2 Zoning District (154.057 (C). The project proposes to tear down the southerly most building on the campus and build the new Dining Hall and parking lot(see attached plans). Conditional Use Permit 700 Main St N – new dining hall Planning Commission – 6-21-2022 Page 2 GENERAL INFORMATION Existing Zoning: R-2 Medium Density Residential Property Location: 700 Main St N Lot Size: 25 Acres Existing Land Use: School Adjacent Land Use: Residential and Agriculture Adjacent Zoning: R-2 Comprehensive Land Use Plan: Public/Institutional Applicable Regulations: Section 154.057 (C) Project Overview: Maplewood Academy is applying for a Conditional Use Permit for a School use in an R-2 Residential Zoning District. The project consists of demolishing an old building and building a new dining hall and parking lot on the southern edge of the property. The new building is planned to be approximately 11,000 square feet. Stormwater management is the primary concern of City Staff. City Staff would like to see the new parking lot drain to the proposed stormwater pond and thinks this may be accomplished by utilizing swales.The City will need to review detailed stormwater calculations prior to building permit issuance. Curb and gutter will be required on both parking lots or any surface that is being reconstructed. MnDOT will need to be made aware of any water going into their drainage system and a MnDOT permit will be required. Lastly, City staff will need to review emergency vehicle apparatus turnaround information to make sure this area can be properly accessed and serviced by emergency vehicles. Conditional Use Permit: The Conditional Use Permit (CUP) is required for School uses within the R-2 Zoning District. The proposed use of the site isn’t changing, as it is currently a School. 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 Conditional Use Permit 700 Main St N – new dining hall Planning Commission – 6-21-2022 Page 3 (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 the approval of this request to the Planning Commission due to the fact that the applicant’s request meets the standards for approving a conditional use permit provided above. If the Planning Commission recommends approvalofthe applicant’s request, staff suggests the following conditions be part of the approval: 1. The standards for granting a conditional use permit would be met, subject to the conditions stated. 2. The proposed building and site improvements shall comply with the standards of the R-2 zoning district and the Zoning Ordinance. 3. The Applicant must obtain all necessary permits for any construction that would be needed. 4. 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 use requires approval of a new conditional use permit. 5. If the use ceases to operate for more than 365 consecutive days the conditional use permit shall be deemed null and void. 6. If the proposed use fails to start operation 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. 7. Parking lots should drain to stormwater detention pond. 8. Curbing required on new parking lots and access roads. 9. Stormwater calculations are required and will be reviewed by City staff. 10. MnDOT permits are necessary for any stormwater entering their system. 11. Proper emergency vehicle turnarounds are required. W W W . O H A R C H I T E C T S . C O M