PC Packet 11.21.23
AGENDA
HUTCHINSON PLANNING COMMISSION
Tuesday, November 21, 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 October 17, 2023
4. PUBLIC HEARING
A. Consideration of a Preliminary and Final Plat for Hutchinson Downtown
Redevelopment Plat No. 4.
B. Consideration to Rezone a property from I/C zoning district to R-3 zoning
district located at 845 Hwy 7 W (north 175 feet).
5. NEW BUSINESS
6. UNFINISHED BUSINESS
A. NONE.
7. COMMUNICATION FROM STAFF
A. Upcoming Meetings
8. ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday, October 17, 2023
5:30 p.m.
1.CALL TO ORDER 5:30 P.M.
The October 17th, 2023 Planning Commission meeting was called to order by Vice
Chairman Hacker at 5:30 p.m. Members in bold were present Chairman Lofdahl, Vice
Chairman Hacker, Commissioner Fahey, 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 September 19, 2023.
Motion by CommissionerFaheyto approve September 19, 2023 meeting minutes.
Second by Commissioner Wirt. Motion approved.
4. PUBLIC HEARING
A. CONSIDERATION OF A PRELIMINARY AND FINAL PLAT FOR BAR
PROPERTIES LOCATED AT 845 HWY 7 W.
Dan Jochum, City Planner addressed the Commission and gave a brief overview
of the project. Mr. Jochum then covered the staff report.
Commissioner Garberg asked if drainage is an issue in the future who would be
responsible. Mr. Jochum noted the City would like this to be addressed now before
any building occurs.
It was noted that the rezoning would be a separate application.
Commissioner Fahey noted that this is a great plan for this space and will help
with housing shortage.
Motion by Commissioner Fahey, second by Commissioner Wirt to close the
hearing at 5:38 p.m.
Minutes
Hutchinson Planning Commission
October 17, 2023
Page 2
Motion by Commissioner Faheyto approve the Preliminary and Final Plat with 3
staff recommendations. Second by Commissioner Garberg.Item will be on City
Council consent agenda on 10/24/2023.
5. NEW BUSINESS
A. CONSIDERATIO OF A SITE PLAN REVIEW FOR LES SCHWAB TIRE
STORE LOCATED AT 1550 MONTREAL ST SE.
Dan Jochum, City Planner addressed the Commission and introduced Mr.
Rohweder.
Mark Rohweder (KLJ Engineering)- working with Les Schwab Tire, gave a brief
overview of Les Schwab Tire, their background and what the current site will look
like.
Vice Chairman Hacker asked what type of fence would be used. Mr. Rohweder
answered an aluminum fence. Mr. Jochum noted it will meet City ordinance.
Mr. Jochum then covered the staff report.
Construction is set for late summer/fall of 2024 to open the store in spring/summer
2025.
Commissioner Sebesta asked about the shared access to the north. Mr. Jochum
explained that the access would be shared with the future development to the north.
Motion by Commissioner Fahey to approve the Site Plan Review with 3 staff
recommendations. Second by Commissioner Wirt. Item will be on City Council
consent agenda on 10/24/2023.
6. UNFINISHED BUSINESS
A. NONE
7. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS – Preliminary and Final Plat for the police station area
properties.
B. GROWTH PLAN – Commissioner Fahey asked about this study, Mr. Jochum
noted this is still in the works. There was discussion on this.
C. DOWNTOWN PLAN – this will be moving forward and forming committees.
8. ADJOURNMENT
Motion was made by Commissioner Fahey to adjourn the meeting, Meeting was
adjourned at 6:10 p.m.
Minutes
Hutchinson Planning Commission
October 17, 2023
Page 3
DIRECTORS REPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From:Dan Jochum, AICP
Date: November 15, 2023 for November 21, 2023, Planning Commission Meeting
Application:Consideration of a Preliminary and Final Plat for Hutchinson Downtown
Redevelopment Plat No. 4
Applicant:City of Hutchinson
PRELIMINARY AND FINAL PLATFOR HUTCHINSON DOWNTOWN
REDEVELOPMENT PLAT NO. 4
This plat will create several new lots in the area of the new Police Station. There are two blocks
in this plat. Block 1 lot 1 is the new Police Department Building and surrounding lot and lot 2 is
the liquor Hutch and surrounding lot. Block 2 has one lot and an outlot. Lot 1 is the parking lot
in between the Liquor Hutch and Ace Hardware and outlot A is the pond area between Jefferson
St. and the former Family Video. Additionally, the Plat formally dedicates the street right-of-
way for Jefferson St. NE.
Preliminary and Final Plat
Downtown Redevelopment Plat No. 4
Planning Commission – 11/21/23
Page 2
GENERAL INFORMATION
Existing Zoning: C-3 Downtown Commercial
Property Location: 205 and 245 Washington Ave E
Existing Land Use: Commercial/Institutional
Adjacent Land Use
And Zoning:Commercial
Comprehensive
Land Use Plan: Mixed Use
Zoning History:Econo Foods and the Liquor Hutch were development in the early
1990s. Prior to that this area was industrial in nature.
Applicable
Regulations: Sections 153.035 and153.050 of the City Code
Preliminary and Final Plat:
The proposed Hutchinson Downtown Redevelopment Plat No. 4 is a four-lot re-plat that creates
four lots after the redevelopment of the area to accommodate the new Police Station(see
attached plat drawings). All of the proposed lots meet the lot size requirements of their
respective zoning districts. The Police Department and Liquor Hutch are each proposed to be on
their own lot and an additional lot between the Liquor Hutch and Ace Hardware is proposed for
parking at this time. The final lot is Outlot A between the Police Station and the former Family
Video.
All of the appropriate easements are in place, as are all utilities needed to serve this area. This
Plat will also formalize the Jefferson St. NE extension and dedicate the needed right-of-way.
There is also an alley being dedicated on the west side of the plat between Washington Ave. E
st
and 1Ave. NE.
All of these lots meet the required standards of the Hutchinson Zoning and Subdivision
Ordinances.
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;
Preliminary and Final Plat
Downtown Redevelopment Plat No. 4
Planning Commission – 11/21/23
Page 3
(c) Conforms to the adopted Comprehensive Plan; and
(d) Is in accordance with all requirements and laws of this state.
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.
DIRECTORS REPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From:Dan Jochum, AICP
Date: November 15, 2023 for November 21, 2023, Planning Commission Meeting
Application:Consideration of a Rezoning for BAR Properties
Applicant: Brent Reiner, BAR Properties
REZONING
BAR Properties has applied for a rezoning of the south third of 845 Hwy 7 W. The applicant has applied
to rezone the property to R-3 Medium High Density Residential from I/C Industrial/Commercial. All of
the adjacent single-family homes are zoned R-3 and the new lots created will be very similar to the existing
single-family homes.
Preliminary and Final Plat
BAR Properties Rezoning
Planning Commission – 10/17/23
Page 2
GENERAL INFORMATION
Existing Zoning: I/C Industrial/Commercial District
Property Location: 845 Hwy 7 W
Existing Land Use: Commercial
Adjacent Land Use
And Zoning:Commercial and Residential
Comprehensive
Land Use Plan: Commercial
Zoning History:The original building was built in the 1960s. Property was
previously the shop and contractors yard for E&T Contracting.
CUP was issued for Car Sales in September 2023 and in October
2023 the lot was re-platted.
Applicable
Regulations: Sections 154.173 of the City Code
Rezoning Consideration:
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/C, the areas to the north and east are zoned R-3
residential and the area to the west is zoned R-4 residential. The general character of this area is
residential in nature. Staff understands that the homes built on these lots will be very similar in nature to
the single-family homes within the area.
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 I/C to R-3 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 north and east is already zoned R-3.
3. The property to the west is zoned R-4.
4. The property is proposed to be developed as single-family homes. Rezoning would allow the proposed
use to be developed as residential homes.
5. Staff believes R-3 zoning is the highest and best use for the subject property.
BAR PROPERTIES
PRELIMINARY PLAT
400204080
UTILITY EASEMENT
PER DOC. NO. 286387
60
NORTH LINE OF THE SOUTH 578.69 FEET
LEGEND OF THE NW 1/4 - SE 1/4,
SEC. 36, T. 117, R. 30
DENOTES IRON MONUMENT FOUND AS LABELED
DENOTES IRON MONUMENT SET, MARKED # 45356
RIM: 1077.7
DENOTES CATCH BASIN
RIM: 1075.5
DENOTES CATCH BASIN MANHOLE
CS
DENOTES CURB STOP LOT 1, BLOCK 1 =11,594 SQ. FT.
200.00 (D)
DENOTES HYDRANT
LOT 2, BLOCK 1 =11,594 SQ. FT.
66.57
66.57
66.56
DENOTES WATER VALVE
LOT 3, BLOCK 1 =66
11,594 SQ. FT.106610
DENOTES SANITARY SEWER MANHOLE
1080.4
CO 1079.4
1078.4
LOT 1, BLOCK 2 =
DENOTES CLEAN OUT 67,980 SQ. FT.
8.0
DENOTES TELEPHONE PEDESTAL8.0
HWY 7 & 22 R/W =
6,891 SQ. FT.
T.O.W.=1079.8
*SEE NOTES*
T.O.W.=1078.8
RECORD LEGAL DESCRIPTION
*SEE NOTES*
T.O.W.=1080.8
DENOTES FENCE*SEE NOTES*
Easterly 200.00 feet of the southerly 578.69 feet of the Northwest Quarter of the Southeast Quarter
DENOTES EXISTING CONTOURS
of Section 36, Township 117 North, Range 30 West, EXCEPTING THEREFROM the northerly 30.00
11,594 SQ. FT.
DENOTES CONTROLLED ACCESS11,594 SQ. FT.11,594 SQ. FT.
feet of the easterly 200.00 feet of the southerly 578.69 feet of the Northwest Quarter of the
LOOKOUT
LOOKOUT
LOOKOUT
Southeast Quarter of Section 36, Township 117 North, Range 30 West, McLeod County, Minnesota.DENOTES EXISTING SANITARY SEWER
WITH 9.0 FT.
WITH 9.0 FT.
WITH 8.4 FT.
BENCHMARK WALL HGT.
DENOTES EXISTING STORM SEWERWALL HGT.
WALL HGT.
DENOTES EXISTING WATER MAINGSID Station # 93709
1074.6
1073.21073.6
MN/DOT Name: 4308 S
DENOTES EXISTING UNDERGROUND ELECTRIC
1
0
7
Elevation = 1057.63 NAVD88 4
DENOTES EXISTING UNDERGROUND GAS LINE
WEST LINE OF
8.0
LOT 1, BLOCK 6,
GENERAL NOTES
DENOTES BUILDING SETBACK LINE
ROLLING MEADOWS EAST
1.Fee ownership is vested in BAR Properties, LLC Parcel ID Number: 230362000.ORIENTATION
DENOTES BITUMINOUS SURFACE
ORIENTATION OF THE BEARING SYSTEM IS
DENOTES CONCRETE SURFACE
2.Address of the surveyed premises: 845 Highway 7 West Hutchinson, MN 5535010.0
8.0
BASED ON THE MCLEOD COUNTY
DENOTES GRAVEL SURFACE
SOUTHWEST CORNER OF
COORDINATE SYSTEM NAD 83 (96 ADJ.).
3.Bearings shown hereon are based on the McLeod County Coordinate System NAD 83 (96 adj.).
LOT 1, BLOCK 6,
ROLLING MEADOWS EAST
10
66
66
10
4.Elevations shown are based on the NAVD 88.
.60
.6066
.6066
66
5.Surveyed premises shown on this survey map is in Flood Zone X (Areas determined to be outside the 0.2% annual chance
VICINITY MAP
floodplain.), according to Flood Insurance Rate Map Community No. 270264 Panel No. 0019 Suffix E by the Federal Emergency
1010
Management Agency, effective date July 7, 2014.
6.
7.A zoning endorsement letter was not furnished to the surveyor. According to the City of Hutchinson's Zoning Map the surveyed
premises shown on this survey is currently zoned I/C-(Industrail/Commercial District). Under the applicable zoning regulations, the
current setbacks are:
Building:Front (Street ROW)= 30 feet
Side = 20 feet
Rear (Res. Zoning Boundary)= 50 feet
Parking:Front (Street ROW)= 10 feet
67,980 SQ. FT.
Side = 10 feet
Rear (Res. Zoning Boundary)= 20 feet
Proposed Zoning for Lots 1, 2, & 3, Block 1, R-3-(Medium Density Residential District).
WEST LINE OF THE EAST 200 FEET
Minimum Lot Area: 7,200 sq. ft., Minimum Lot Width: 60 feet; 80 feet corner lot, Minimum Depth: 120 feet.
OF THE NW 1/4 - SE 1/4,
BEARING OF THE EAST LINE
SEC. 36, T. 117, R. 30
OF THE NW 1/4 - SE 1/4,
Building (Single-family): Front = 25 feetSEC. 36, T. 117, R. 30
EXISTING GRAVEL ON PROP.
Side = 8 feet interior side
LOT 1, BLK. 1: 20,550 SQ. FT.
Rear = 25 feet
64.2
For additional information contact the Planning and Zoning Department at the City of Hutchinson at (320) 234-4258.
8.The surveyed premises has access to Texas Avenue - a public street, and MN Trunk Hwy No. 7 & 22, a public highway.
20.0
EXISTING
BUILDING
9.Location of utilities existing on or serving the surveyed property determined by:
5,100 SQ. FT.
-Observed evidence while conducting the field survey.
-Utility Maps provided by the City of Hutchinson's I.T. department.
-A Public Utility Locate was not ordered, the underground utilities are shown in the approximate location based on maps
provided by the City of Hutchinson's I.T. department.
70.0
Excavations were not made during the process of this survey to locate underground utilities and/or structures. The location of
3
60.
underground utilities and/or structures may vary from locations shown hereon and additional underground utilities and/or
1
06
8
.2
structures may be encountered. Contact Gopher State One Call Notification Center at (651) 454-0002 for verification of utility
type and field location, prior to excavation.
10.Subsurface and environmental conditions were not examined or considered during the process of this survey. No statement is
made concerning the existence of underground or overhead containers or facilities that may affect the use or development of the
surveyed premises.
EXISTING BITUMINOUS,
CONCRETE & CURB ON PROP.
LOT 1, BLK. 1: 11,633 SQ. FT.
UTILITY EASEMENT
10
PER DOC. NO. 286387
NOTES
10.0
20.0
.2
065
1
R
E
-Initial field survey was completed by E.G. Rud and Sons, Inc. on 09/27/2023. P
,
L
O0
R4.8 MNDOT R/W
T-5
N3 6
O 4 0
.1
CO
SN
S
ET
CA
CLMON. B4002
P
A
W
/
R 10
T 64
O.7
S
D C
N
-Curb shots are taken at the top and back of curb.M 1
06
4
.
2
10
O
C/
W
E
S
1
06
3.
5
SOUTH LINE-NW 1/4-SE 1/4,
-Pads are shown as a 48 ft. x 60 ft., Proposed grades and slopes are based on homes fitting these dimensions. Proposed grades should be adjusted based on
.5
2
6
SEC. 36, T. 117, R. 300
1
:
the actual homes to be built.IM
R
.
T
F
.
Q
S
1
60 9L
5.8I
1,A
6R
T
-Title Mark issuing agent for Old Republic National Title Insurance Company, Commitment File No. 2319963, Schedule B-II Survey Related Exceptions:
E
N
I
L
17. Easement in favor of City of Hutchinson dated April 29, 1998; filed May 11, 1998 as Document No. 286387W2
/2
R
&
Y
L 7
R.
EO
HN
T
RY
OW
Surveyor's Note: The easement has been shown and labeled.N H
K
N
U
R
T
RIM: 1073.1
N
M
19. Easement Agreement dated December 1, 2003; filed December 5, 2003 as Document No. A338519.
MNDOT R/W
Surveyor's Note: The easement has been shown and labeled.
MON. B1
City of Hutchinson Approved Conditional Use Permit dated December 4, 1997; filed December 15, 1997 as Document No. 283042, was not included in the title
commitment provided and contained easement language.
Surveyor's Note: The easement has been shown and labeled.
I hereby certify that this survey, plan
or report was prepared by me or under
my direct supervision and that I am a
E. G. RUD & SONS, INC.
duly Registered Land Surveyor under
DRAWN BY:KDNJOB NO:23.0916DATE:9/11/2023
EST. 1977
the laws of the State of Minnesota.
CHECK BY:KDNFIELD CREW: JWM
27SEP23 ADDITIONAL EASEMENTS SHOWN KDN
1
2
17OCT23 PROP. PADS, GRADES, SLOPES KDN
KURT D. NELSON
3
NO.DATEDESCRIPTIONBY
Date: 17OCT23 License No. 45356
Y:\\CIVIL-3D-PROJECTS\\1 2023 PROJECTS\\230916PP\\CURRENT\\230916PP.DWG