PC Packet 08.15.23
AGENDA
HUTCHINSON PLANNING COMMISSION
th
Tuesday, August 15, 2023
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 18, 2023
4. PUBLIC HEARING
A. Consideration of aPreliminary and Final Plat for Les Schwab Subdivision.
B.Consideration of a Preliminary Plat for Second Addition to the Meadows.
C.Consideration of a Conditional Use Permit for single-family residence in a C-
3 Zoning District, located at 6 Franklin St NW.
5. NEW BUSINESS
6. UNFINISHED BUSINESS
A. NONE.
7. COMMUNICATION FROM STAFF
A.Upcoming Meetings
8.ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday, July 18, 2023
5:30 p.m.
1. CALL TO ORDER 5:30P.M.
The July 18th, 2023 Planning Commission meeting was called to order by Commissioner
Fahey at 5:30 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, Mike Stifter,
City Public Works Director, John Paulson, City Environmental Specialist, Marc Sebora,
City Attorney, Andrea Schwartz, City of Hutchinson Planning and Building
Specialist.
2. PLEDGE OF ALLEGIANCE
3. CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED June 20, 2023.
Motion by Commissioner Wirt to approve June 20, 2023 meeting minutes. Second
by Commissioner Janssen. Motion approved.
4. PUBLIC HEARING
A. CONSIDERATION OF A PRILIMINARY AND FINAL PLAT FOR FORCIER
ADDITION.
Dan Jochum, City Planner addressed the Commission and gave a brief overview
of the project. Mr. Jochum then covered the staff report.
Commissioner Janssen asked about the berm, will this be moved? Mr. Jochum
noted this could be relocated or reshaped at the time of excavating for new
construction. Question if this would affect water shed.
Gary Forcier (applicant), 175 Arch St SE noted there is a catch basin on the SW
corner of the currentcommercial lot.
Motion by Commissioner Wirt,second by Commissioner Garberg close hearing
at 5:38 p.m.
Motion by Commissioner Wirt to approve the Preliminary and Final Plat with 3
staff recommendations. Second by Commissioner Janssen.Item will be on City
Council consent agenda number 2 on 07/25/2023.
Minutes
Hutchinson Planning Commission
July18, 2023
Page 2
5. NEW BUSINESS
A.NONE
6. UNFINISHED BUSINESS
A. Workshop for Growth Plan from June needs some edits for the final report and
will be brought to the City Council for acceptance.
7. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS –We will have an application for next month.
8. ADJOURNMENT
Motion was made by Commissioner Garberg to adjourn the meeting, second by
Commissioner Wirt.Meeting was adjourned at 5:40 p.m.
DIRECTORS REPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From:Dan Jochum, AICP
Date: August 11,2023 for August 15, 2023, Planning Commission Meeting
Application:Consideration of a Preliminary and Final Plat for Les Schwab Subdivision
Applicant: Main & Main Capital Group
PRELIMINARY AND FINAL PLAT FOR LES SCHWAB SUBDIVISION
The property owner is requesting to reconfigure property that has been previously platted as
Menard Addition. The proposed plat creates two lots of the existing outlot. The southerly lot
being created is proposed to have a Les Schwab Tire built on it in 2025. The northerly lot will
remain available for future development.All of the proposed lots will meet minimum lots size
requirements when this process is finished.
Preliminary and Final Plat
Les Schwab Subdivision
Planning Commission – 8/15/2023
Page 2
GENERAL INFORMATION
Existing Zoning: C-4
Property Location: 1550 Montreal St SE
Existing Land Use: Undeveloped commercial lot
Adjacent Land Use
And Zoning:Commercial
Comprehensive
Land Use Plan: Commercial and Residential
Zoning History:This area was platted with the development of the Menards store in
2000.
Applicable
Regulations: Sections 153.035 and153.050 of the City Code
Preliminary and Final Plat:
As noted above, the purpose of the plat is to create a buildable lot for the future construction of a
Les Schwab Tire Center. Lot 1 is the proposed location of the Les Schwab Tire Center and the
lot is 1.98 acres and meets all dimensional requirements of the C-4 Zoning District. Lot 2 is the
remaining portion of the original outlot and is 4.06 acres and will likely be further subdivided to
accommodate future development.
A full site plan review will have to be applied for and approved by the City prior to construction
starting on the project. This plat is essentially starting the development process for the
development team.
Final Plat Review Criteria
After the submittal of the final plat, the Planning Commission shall recommend approval or
disapproval of the plat. Failure of the Planning Commission to act upon the final plat shall be
deemed a recommendation of approval of the plat. If plat disapproval is recommended, the
grounds for disapproval shall be stated in the records of the Planning Commission.
A plat shall not be recommended for approval unless it:
(a) Conforms to the preliminary plat; (no preliminary plat required per 153.100)
(b) Conforms to the design standards set forth in this chapter;
(c) Conforms to the adopted Comprehensive Plan; and
(d) Is in accordance with all requirements and laws of this state.
Preliminary and Final Plat
Les Schwab Subdivision
Planning Commission – 8/15/2023
Page 3
Recommendation:
Staff recommends approval of this request.
If Planning Commission feels this Plat is acceptable the following conditions should be applied to
the final plat approval:
1. The final plat shall be recorded at the McLeod County Recorder’s Office within 270
days of approval.
2. Site plan approval and all applicable building permits are required before work can
start on project.
3. Owner is responsible for utility connections and needs to follow all city rules and
obtain permits for any utility work.
LESSCHWABSUBDIVISION
PLANNINGCOMMISSION
KNOWALLPERSONSBYTHESEPRESENTS:ThatMenardInc.,aWisconsincorporation,ownerofthefollowingdescribedpropertysituatedintheCountyofMcLeod,Stateof
Minnesota,towit:ApprovdbythePlanningCommissionoftheCityofHutchinson,Minnesota,atameetingthereof,onthedayof,20.
Lot1,Block3,MENARDADDITION,accordingtotherecordedplatthereof,McLeodCounty,Minnesota,EXCEPTtheNorth200.00feet.
PlanningCommissionChairman
HavecausedthesametobesurveyedandplattedasLESSCHWABSUBDIVISIONanddoesherebydonateanddedicatetothepublicforpublicuseforevertheeasementsas
shownonthisplatfordrainageandutilitypurposesonly.
CITYOFHUTCHINSON
ThisplatwasapprovedbytheCityCouncilofHutchinson,Minnesotathisdayof,20,andherebycertifies
compliancewithallrequirementsassetforthinMinnesotaStatutes,Section505.03,Subd.2.
InwitnesswhereofsaidMenardInc.,aWisconsincorporation,hascausedthesepresentstobesignedbyitsproperofficerthisdayof,
20.
MenardInc.,aWisconsincorporation
MayorCityAdministrator
By
COUNTYTREASURER-AUDITOR
TheronJ.Berg
Iherebycertifythatthecurrentanddelinquenttaxesonthelandsdescribedwithinarepaidandthetransferisenteredthisdayof,
20.
ItsGeneralManagerProperties
STATEOF
COUNTYOF
CountyTreasurer-Auditor
Theforegoinginstrumentwasacknowledgedbeforemethisdayof,20,byTheronJ.Berg
McLeodCounty,Minnesota
,itsGeneralManagerPropertiesofMenardInc.,aWisconsincorporation,onbehalfofthecorporation.
(Signature)(NamePrinted)
COUNTYRECORDER
IherebycertifythatthisplatofLESSCHWABSUBDIVISIONwasfiledintheofficeoftheCountyRecorderforrecordonthisdayof,
NotaryPublic,County,Minnesota
20,ato'clock.M.,asDocumentNo..
MyCommissionExpires
IChrisAmbournherebycertifythatthisplatLESSCHWABSUBDIVISIONwaspreparedbymeorundermydirectsupervision;thatIamadulyLicensedLandSurveyorinthe
CountyRecorder
StateofMinnesota;thatthisplatisacorrectrepresentationoftheboundarysurvey;thatallmathematicaldataandlabelsarecorrectlydesignatedonthisplat;thatall
McLeodCounty,Minnesota
monumentsdepictedonthisplathavebeen,orwillbecorrectlysetwithinoneyear;thatallwaterboundariesandwetlands,asdefinedinMinnesotaStatutes,Section505.01,
Subd.3,asofthedateofthiscertificateareshownandlabeledonthisplat;andallpublicwaysareshownandlabeledonthisplat.
Datedthisdayof,20
ChrisAmbourn,LicensedLandSurveyor
MinnesotaLicenseNo.43055
STATEOFMINNESOTA
COUNTYOFHENNEPIN
TheforegoingSurveyor'sCertificatewasacknowledgedbeforemethisdayof,20,byChrisAmbourn,LandSurveyor,Minnesota
LicenseNo.43055.
(Signature)(NamePrinted)
NotaryPublic,County,Minnesota
MyCommissionExpires
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DIRECTORS REPORT –PLANNING DEPARTMENT
To:Hutchinson Planning Commission
From: Dan Jochum, AICP and City of Hutchinson Planning Staff
Date: August 11, 2023, for August 15, 2023, Planning Commission Meeting
Application: CONSIDERATION OF PRELIMNARY PLAT OF SECOND ADDITION TO THE MEADOWS.
Applicant: BONNEVILLE LAND AND CATTLE, LLC
PRELIMINARY PLAT OF SECOND ADDITION TO THE MEADOW
Brief Description
The applicant has submitted a preliminary plat for the Second Addition of the Meadows. This proposed plat is adjacent to
Golf Course Road NW and the Meadow Development. The preliminary plat consists of eight lots. All homes are planned
to be slab on grade homes. The developer is proposing twin homes for these lots.
Preliminary Plat
Second Addition to the Meadow
Planning Commission – 8-15-23
Page 2
GENERAL INFORMATION
Existing Zoning: R-2 Planned Development (Medium Density Residential District)
Property Location: Golf Course RD NW & School RD NW.
Lot Size: 5,000 square feet to 23,450 square feet.
Existing Land Use: Vacant land
Adjacent Zoning: R-1, R-2, R-2 PD
Adjacent Land Use: Residential
Comprehensive
Land Use Plan: Medium Density Residential Neighborhood
Zoning History: Originally platted as the Meadows in 2000
Applicable
Regulations: City Code of Ordinances Sections 153.35 – 153.51
Transportation: Golf Course Road NW
Physical Characteristics: Generally flat
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.
There are eight lots in the plat and there will be four twin homes on those eight lots. The twin home lots range from 5,000
to 23,450 square feet per lot. Six of the eight lots are between 5,000 and 5,644 square feet. The lots on each end of the
proposed plat are larger with one being 11,064 square feet and the other being 23,450 square feet.
Utilities will be stubbed in and be located parallel to Golf Course Road on the north side of the road. Final utility and
grading plans will be finalized within a development agreement between the City and the developer. A pond is proposed
at the intersection of Golf Course Rd. NW and School Road NW to treat stormwater runoff from the development.
Recommendation:
Staff recommends approval of the preliminary plat subject to the following conditions.
1.Each lot will require a separate utility service.
2. Provide the City the planned phasing plan of the development.
3. 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.
4. 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.
N
0100200
Feet
N
SECOND ADDITION TO THE MEADOWS
23-0122
Bonneville Land & Cattle, LLC.
Hutchinson, MN
7-20-23
N
N
04080
Feet
PRELIMINARY PLAT
SECOND ADDITION TO THE MEADOWS
23-0122
DETAILS
Bonneville Land & Cattle, LLC.
Hutchinson, MN
7-20-23
N
03060
Feet
SECOND ADDITION TO THE MEADOWS
PRELIMINARY UTILITY PLAN
23-0122
Bonneville Land & Cattle, LLC.
Hutchinson, MN
7-20-23
N
03060
Feet
SILT FENCE DETAIL
SECOND ADDITION TO THE MEADOWS
PRELIMINARY GRADING PLAN
23-0122
Bonneville Land & Cattle, LLC.
Hutchinson, MN
7-20-23
DIRECTORS REPORT –PLANNING DEPARTMENT
To:Hutchinson Planning Commission
From:Dan Jochum, AICP and City of Hutchinson Planning Staff
Date:August 11, 2023, for August 15, 2023, Planning Commission Meeting
Application:Conditional Use Permit for Single Family Residence in a C-3 Zoning District
at 6 Franklin St NW.
Applicant:North Star Foundation Properties, LLC
GENERAL INFORMATION
Existing Zoning:C-3 –Central Commercial District
Property Location:6 FranklinSt NW
Lot Size:66’ x 130’
Existing Land Use: Vacant – former insurance office
Adjacent Land Use
And Zoning: C-3 – Central Commercial and R-2 Medium Density Residential
Comprehensive
Land Use Plan: Mixed Use
Zoning History: C-3 for past 50 plus years.
Applicable
Regulations: City Code of Ordinances Sections 154.063 (C) (7).
Transportation: The property will be accessed Franklin St NW and Washington Avenue
West. Garage will be accessed from alley off Washington Avenue West.
Physical Characteristics: 66’ x 130’ lot with home located on the lot.
Analysis:
The Conditional Use Permit (CUP) is required for single-family residences within the C-3 –
Central Commercial Zoning District. This lot was originally developed as a single-family home
th
in the first half of the 20 Century. The applicant intends to remodel and use it as a high-end
rental property.
It should also be noted that this area was zoned commercial back in the late 1960s. There has
been some redevelopment that has occurred in this area since then, including the Dental Office
and former Police Department to the South. Staff feels there isn’t demand for further
redevelopment of commercial propertyin this area at this time. A single-family home may be
the highest and best use for this parcel. One of the key themes of the Imagine Hutchinson
Downtown Action Plan was having strong neighborhoods and housing stock surrounding the
downtown area. Studies have shown a downtown area is only as strong as the neighborhoods
surrounding downtown. Staff recommends approval of the CUP if the Planning Commission
believes the standards for granting a Conditional Use Permit can be met.
Conditional Use Permit:
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.
Conclusion:
1. The proposed structure is desirable and will contribute to the general welfare of the
neighborhood in the subject location as it will be consistent with the Comprehensive
Plan future land use designation.
2. The proposed building is not anticipated to 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 as
the use of the property will remain very similar to the existing use of the property.
3. The proposed building will be designed, arranged, and operated so as to permit the
development and use of neighboring property in accordance with the applicable
district regulations, just as they are used today.
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 approval of the 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
C-3 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 ineffect as long as the conditions required by
the permit are observed.
5. The exterior of the home shall be improved to meet building code and all other city
codes within 12 months of the conditional use permit being issued.
6. The building will require a new certificate of occupancy upon completion of the
project.
7. If the property is used as a rental property, a rental certificate is required.