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PC Packet 02.20.24 AGENDA HUTCHINSON PLANNING COMMISSION Tuesday, February 20, 2024 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 November 21, 2023 4. PUBLIC HEARING A. Consideration of a Conditional Use Permit for a pole type structure in an I/C zoning district located at 845 Hwy 7 W. B. Consideration of a Variance to reduce corner side setback to 20 feet in an R-2 zoning district located at 400 Lynn Rd SW. C. Consideration of a Lot Split located at 951 Golf Course Rd NW. D. Consideration of a Preliminary Plat for Top 10 Options of Hutchinson. 5. NEW BUSINESS 6. UNFINISHED BUSINESS A. NONE. 7. COMMUNICATION FROM STAFF A. Upcoming Meetings 8. ADJOURNMENT MINUTES HUTCHINSON PLANNING COMMISSION Tuesday, November21, 2023 5:30 p.m. 1. CALL TO ORDER 5:30P.M. st The November 21, 2023 Planning Commission meeting was called to order by Chairman Lofdahl 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 October17, 2023. Motion by Commissioner Fahey to approve October 17, 2023 meeting minutes. Second by Commissioner Wirt. Motion approved. 4. PUBLIC HEARING A. CONSIDERATION OF A PRELIMINARY AND FINAL PLAT FOR HUTCHINSON DOWNTOWN REDEVELOPMENT PLAT NO. 4. 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 Fahey, second by Commissioner Janssen to close the hearing at 5:33 p.m. Motion by Commissioner Fahey to approve the Preliminary and Final Plat with 1 staff recommendation. Second by Commissioner Lofdahl. Item will be on City Council consent agenda on 11/28/2023. B. CONSIDERATION TO REZONE A PROPERTY FROM I/C SONING DISTRICT TO R-3 ZONING DISTRICT LOCATED AT 845 HWY 7 W (NORTH 175 FEET). Minutes Hutchinson Planning Commission October 17, 2023 Page 2 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 Wirt, second by Commissioner Faheyto close the hearing at 5:35 p.m. Motion by Commissioner Janssen to approve the Rezone with 5 staff recommendations. Second by Commissioner Fahey. Item will be on City Council consent agenda on 11/28/2023. 5. NEW BUSINESS A. NONE 6. UNFINISHED BUSINESS A. NONE 7. COMMUNICATION FROM STAFF A. UPCOMING MEETINGS – no applications at this time. B. DOWNTOWN PLAN – Committees are being formed. C. CLEAN ENERGY RESOURCE - Energy savings through building products currently – John Lofdahl notified the commissioners about this tax benefit program 8. ADJOURNMENT Motion was made by Commissioner Fahey to adjourn the meeting, Meeting was adjourned at 5:42 p.m. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP Date: February 16, 2024 for February 20, 2024, Planning Commission Meeting Application: Consideration of a Conditional Use Permit for a Pole Structure at 845 Hwy 7 West, Hutchinson. Applicant: Dave and Robin Kiel Conditional Use Permit The Kiel’s have applied for a Conditional Use Permit to construct a pole or post frame building behind the Auto Dealership they own and operate at this location. This building will be a cold storage building used to store their transport/tow vehicle, snow removal and other miscellaneous equipment. Conditional Use Permit 845 Hwy 7 West Planning Commission – 2/20/24 Page 2 GENERAL INFORMATION Existing Zoning: I/C (Industrial/Commercial District) Property Location: 845 Hwy 7 W., Hutchinson Lot Size: 1.55 Acres Existing Land Use: Commercial Adjacent Land Use: Commercial. Residential to Northwest and Northeast. Adjacent Zoning: I/C, C-4, R-4 and R-3 PD. Comprehensive Plan: Commercial Zoning History: CUP in 1997 for addition to existing building. CUP in 2020 for Escapade Campers. CUP in September 2024 for Dave’s Auto Sales Applicable Regulations: Section 154.123 Building: New building will be 2,500 square feet and be located to the north of existing building and meet all applicable setbacks. Please see attached site plan. Conditional Use Permit: A Conditional Use Permit (CUP) is needed to construct a pole structure in any commercial or industrial zoning district in Hutchinson. 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. The majority of the buildings in this area are steel type buildings, either pole construction or traditional construction with steel siding or cladding. Within the last 10 years a pole building was built just adjacent to this site at 815 Hwy 7 W. Staff believes this building will fit into the surrounding area and not be an issue. Recommendation: Staff recommends approval of the conditional use permit with the following conditions: Conditional Use Permit 845 Hwy 7 West Planning Commission – 2/20/24 Page 3 1. The proposed building and site improvements shall comply with the standards of the I/C district and the Zoning Ordinance, as well as all other City regulations. 2. A building permit is required for the construction of the building. DIRECTORS REPORT –PLANNING DEPARTMENT To:Hutchinson Planning Commission From: Dan Jochum, AICP and City of Hutchinson Planning Staff Date: February 16, 2024, for February 20, 2024 Planning Commission Meeting Application: Consideration of a Lot Split Located at 951 Golf Course Rd NW, Hutchinson. Applicant: Mark and Lora Bullert Lot Split The property owner is requesting a lot split of 951 Golf Course Rd NW. This is a 9.88-acre parcel that is proposed to be split into two parcels. The southerly parcel will have the existing home located on it and the northerly parcel will have the area to the north of the home. The lot split will create two parcels. The property is zoned R-1 Residential and both proposed lots will meet the lot size requirements of the R-1 Zoning District. If these parcels would be subdivided in the future for development purposes they would need to be platted, as the City only allows a parcel to be split once through the lot split process. Lot Split 951 Golf Course Rd NW Planning Commission – 2/20/24 Page 2 GENERAL INFORMATION Existing Zoning: R-1 Medium Density Residential Property Location: 951 Golf Course Road NW Lot Size: Proposed Southerly Parcel 1.11 acres Proposed Northerly Parcel 8.77 acres Existing Land Use: Single-family home and open space Adjacent Land Use: Residential and open space Adjacent Zoning: R-1 Residential, R-2 Residential and R-2 PD Comprehensive Plan: Low Density Residential Zoning History: None on file. Home was built when the property was located outside of City limits. Applicable Regulations: Section 153.005 Building: The existing home will remain. The outbuildings will be on the northerly parcel. If these buildings are connected to electricity or other utilities new services need to be installed prior to recording of lot split. Any future subdivision of either parcel will need to go through the platting process as the City only allows one lot split. Recommendation: Staff recommends approval of the lot split with the following conditions: 1. A clean survey indicating the survey will be needed to record the lot split. The southerly parcel needs to be one parcel. The current submitted drawing has a “concept” of dividing that lot again at some point in the future. City staff will review and approve this new survey prior to recording. 2. Properties must have separate utility services. 3. If there is electric service or other utilities to the out buildings they need to have their own service prior to lot split being recorded. 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: February 16, 2024, for February 20, 2024, Planning Commission Meeting Application: CONSIDERATION OF PRELIMNARY PLAT FOR TOP 10 OPTIONS OF HUTCHINSON Applicant: Dean Trongard PRELIMINARY PLAT OF TOP 10 OPTIONS OF HUTCHINSON Brief Description The applicant has submitted a preliminary plat for Top 10 Options of Hutchinson Plat which is located on the NE side of Hutchinson near Northwoods Park. This area was graded and infrastructure was installed for development but the street and curb and gutter were never installed. The property subsequently went into tax forfeiture and was bought on the County land auction. The preliminary plat consists of 13 lots. All homes are planned to be split entry walkout homes and will be single-family in nature. Preliminary Plat Top 10 Options of Hutchinson Planning Commission – 2-20-24 Page 2 GENERAL INFORMATION Existing Zoning: R-1 Low Density Residential th Property Location: Northeast of Northwoods Park off 10 Avenue NE. Lot Size: Existing lot is approximately 8.6 acres. Proposed lots will be from .20 acres to 2.0 acres Existing Land Use: Vacant land Adjacent Zoning: R-1 and R-2 Adjacent Land Use: Residential and Park Comprehensive Land Use Plan: Low Density Residential Zoning History: Preliminary grading and utilities where done when Northwoods Pond was done around 2007. Applicable Regulations: City Code of Ordinances Sections 153.35 – 153.51 th Transportation: 10Ave NE and Maple St. NE Physical Characteristics: Preliminary site grading work and utility 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. As noted, there are 13 single-family lots proposed. The single family lots range from 8,643 square feet to two acres. The majority of the lots are around 10,000 square feet. th The street and curb and gutter need to be installed. The street will be a cul-de-sac that is basically an extension of 10 Ave. NE. The developer will be paying for all the street and infrastructure costs. All of the plans have been reviewed by staff and there are minor revisions that need to be made per the email and attachments sent to the developer and Engineer on February 13, 2024. Staff and the developer are working to determine who has title to what is shown as Outlot A in the Plat documents. A title commitment is being done right now and will determine if Outlot A is current City Right-of-Way or is owned by the developer. This issue will be resolved with the Final Plat. It should also be noted that City Staff wants to work with the developer to help ease some stormwater issues in this area by rerouting a portion of City storm sewer line into the storm sewer the developer is putting in. The City will pay for the additional costs associated with this work and have an agreement with the develop regarding this work. Recommendation: Staff recommends approval of the preliminary plat subject to the following conditions. Preliminary Plat Top 10 Options of Hutchinson Planning Commission – 2-20-24 Page 3 1. Each lot will require a separate utility service. 2. Developer needs to resolve items noted in City redlines from February 13, 2024. 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. 7% fees will be collected per City policy and will be outlined in the subdivision/development agreement. 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 N 050100 Feet PRELIMINARY STREET & GRADING PLAN TOP 10 OPTIONS OF HUTCHINSON 23-0462 TENTH AVE STA 0+00 TO STA 4+37 LOTUS HOLDINGS, LLC Hutchinson, MN 01-19-24 N 50 0100 Feet