AGENDA PLANNING COMMISSION Tuesday, April 18, 2017 5:00 PM City Council Chambers 125 East Avenue B, Hutchinson, Kansas 1. ROLL CALL Macklin Woleslagel Bisbee (Chair) Hamilton Peirce Vacant Carr Hornbeck (Vice Chair) Peterson 2. APPROVAL OF MINUTES Meeting of April 4, 2017. 3. CORRESPONDENCE & STAFF REPORTS Motion to accept documents into the official record. 4. PUBLIC HEARINGS a. CPA17-000002, Request to amend the Comprehensive Plan Land Use Designation of 1328 W 12th Ave from High Density Residential to Low Density Residential AND ZA17-000003, Zoning Amendment request to rezone 1328 W 12th Ave from R-4 Residential Neighborhood Conservation District to TA Transitional Agricultural Rural District. Applicant: Michael D. Smith, Property Owner Two Motions are Needed 1. Action: Motion to recommend (approval / denial) of request #CPA17-000002 to amend the Comprehensive Plan Land Use Designation for 1328 W 12th Ave from High Density Residential to Low Density Residential. 2. Action: Motion to recommend (approval / modification and approval / denial) of request #ZA17-000003 to rezone 1328 W 12th Ave from R-4 Residential Neighborhood Conservation District to Transitional Agricultural Rural District. 5. UPCOMING CASES a. CUP17-000003, Conditional Use Permit for a replacement sign for the Hutchinson Mall on property at 1809 E 17th Ave (Chick-fil-A property). b. ZA17-000001, Zoning Ordinance Amendment: Establish A-I, Airport Industrial Mixed Use Zoning District. c. ZA17-000005, Request to Rezone the Hutchinson Regional Airport & surrounding City-owned properties from P/I, I-1 and R-1 to A-I d. ZA17-000006, 4 Seasons Truck Wash Zoning Amendment (C-4 to I-2), 1701 E Blanchard Ave 6. ADMINISTRATIVE CASES a. SIT17-000004, 4 Seasons Truck Wash, Parking Lot, 1701 E Blanchard Ave Awaiting Revised Plans. b. PR17-000001, Additions to Aldi store, 1711 N Waldron St Under Review. Staff Contacts: Jana McCarron 620-694-2681 Casey Jones 620-694-2667 Amy Allison 620-694-2638 Aaron Barlow 620-259-4198 Charlene Mosier 620-694-2639
City of Hutchinson Planning Commission Agenda April 18, 2017 7. OTHER BUSINESS a. Prayer at Planning Commission Meetings 8. OPEN COMMENTS FROM THE AUDIENCE (Please limit comments to five minutes.) 9. COUNCIL ACTION ON CASES 10. ADJOURNMENT 2
Item 2 PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, APRIL 4, 2017 MEETING LOCATION: CITY COUNCIL CHAMBERS 125 EAST AVENUE B 1. ROLL CALL The Planning Commission meeting was called to order at 5:00 PM with the following members present: Harley Macklin (5/5), Todd Carr (5/5), Darryl Peterson (5/5), Mark Woleslagel (4/5) and Terry Bisbee (4/5). Tom Hornbeck (4/5), Ken Peirce (3/5) and Janet Hamilton (3/5) were absent. Staff present were Jana McCarron, Director of Planning and Development; Aaron Barlow, Associate Planner; and Charlene Mosier, Planning Technician. 2. APPROVAL OF MINUTES The minutes of the March 21, 2017, meeting were approved on a motion by Peterson, seconded by Woleslagel, passed unanimously. 3. CORRESPONDENCE & STAFF REPORTS The documents and staff reports were accepted into the official record on a motion by Carr, seconded by Macklin, passed unanimously. 4. PUBLIC HEARING a. ZA17-000002, Zoning Ordinance Language Amendment for Hospital Parking Applicant: Hutchinson Regional Medical Center Bisbee asked if there were any outside contacts or conflicts of interest; there were none. Jana McCarron, Director of Planning and Development, presented the staff report for the case. The applicant, Hutchinson Regional Medical Center, is requesting an amendment to the Hutchinson Zoning Regulations to reduce the number of required parking spaces for hospital uses. The hospital is expanding their Intensive Care Unit which will extend into the existing parking area. A parking study of all the parking spaces on the site determined there would not be enough parking based on our current standards. Based on the calculations provided by Nancy Steele, Health Facilities Group, the architect for the project, the required number of parking spaces for the hospital would be 953 stalls. With the completion of the addition, the hospital would have 808 stalls. A variance was considered as a potential option; however, one of the hospital parking lots is gravel and a variance could not be approved without paving that parking lot. The best option is to revise the City s parking requirements. The hospital looked at parking requirements for surrounding communities and Hutchinson requires significantly more stalls because the number of parking spaces is based on one space per 400 square feet of gross floor area. Other communities base the number of stalls on the number of hospital beds plus the number of employees. Staff recommended reducing the standard to be the same as Wichita s. Under those standards, 724 spaces would be needed.
PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, APRIL 4, 2017 Macklin asked about the other medical facilities located on the campus site. McCarron said the other medical buildings on the site have different standards based upon their use and they have sufficient parking. Bisbee asked for the applicant presentation. Nancy Steele indicated most hospitals base parking on bed count and what Hutchinson uses is based on the square footage of the building. This skews the amount of needed parking, as spaces are provided for laundry facilities, the mechanical plant and other uses that have minimal parking demands. The request is for Hutchinson to be more in line with other facilities in Kansas and to adjust our zoning requirements. Wesley Boyd, Chief Operating Officer for Hutchinson Regional Medical Center, said he has done a count on available parking stalls at various times of the day and there are a couple hundred stalls available on a typical day even in the employee parking lot. The parking plan is designed for families and patients in front, and employees in the back. Peak shift is 6 a.m. to 10 a.m. and there are still approximately 100 vacant stalls around the hospital. There will be approximately 60 lost stalls with the new construction. Macklin asked who uses the gravel parking area. Mr. Boyd said construction employees and hospital employees use the gravel lot. In the future, the Dillon Living Center will be repurposed and parking will need to be considered for that use. There were no comments from the audience. McCarron said Staff recommends approval of the request and it conforms to the Comprehensive Plan. Bisbee closed the hearing and asked for a motion. Motion by Carr, seconded by Woleslagel, to recommend approval of request #ZA17-000002 to amend the Zoning Ordinance requirements for Hospital Parking, passed with the following vote: Yes Macklin, Carr, Woleslagel, Peterson, Bisbee The City Council will consider this case on April 18, 2017. 5. STUDY SESSION a. Airport Zoning Regulations Jana McCarron, Director of Planning and Development, said this study session is to review proposed Zoning Ordinance Amendments to add an Airport Mixed Industrial Zoning District (A- I) to the regulations. Airport Manager, Pieter Miller contacted Planning staff about the feasibility of expanding hangar and other operations at the airport, which is currently zoned P/I, Public Institutional District. Current regulations do not list runways, hangars, control towers and other airport facilities as possible uses and are not listed at all in the Zoning Regulations. 2
PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, APRIL 4, 2017 Miller would like to expand the Airport to allow for new tenants. He did some research and looked at other cities, such as McPherson, Garden City and Wichita, and they have separate airport zoning districts. Based on the unique nature of Airport operations, Staff determined creating a new zoning district dedicated to the Airport facility would be the best approach. The Commission discussed potential permitted, conditional and temporary uses based upon a list provided by staff. Peterson asked where new buildings would go. Miller said mostly along Airport Road, which encompasses approximately 200 acres. Buildings need to be a minimum of 5000 sq. ft. to be cost effective. McCarron said the property would need to be subdivided prior to any significant development. Miller said the Airport Advisory Committee has reviewed the information and supports it. The Planning Commission was in favor of staff proceeding with new zoning requirements for the airport. Staff will work on this and bring back to the Planning Commission on May 2 for further review. 6. UPCOMING CASES a. ZA17-000001, Zoning Ordinance Amendment; Establish A-I, Airport Industrial Mixed Use Zoning District. b. ZV17-000004, Zoning Variance: 2600 Nevada Street (Board of Zoning Appeals) c. ZA17-000003, Zoning Amendment: 1328 W 12th Ave Request to rezone from R-4 to TA and amend Comprehensive Plan from high Density Residential to Low Density Residential. 7. ADMINISTRATIVE CASES a. SIT17-000004, 4 Seasons Truck Wash, Parking Lot, 1701 E Blanchard Ave resubmittal required. Barlow said he is working with the applicant and the best option would be for them to rezone to I-2. 8. OPEN COMMENTS FROM THE AUDIENCE none. McCarron said Robert Obermite has resigned from the Planning Commission. This vacancy has a requirement of residency outside the city limits, but within a three-mile radius. Dan McFadden was in attendance to observe. He said he may be interested in serving on a committee or board but did not feel he could serve on the Planning Commission at this time. McCarron indicated he would not be eligible due to his residence being more than three miles from the City. 9. COUNCIL ACTION ON CASES a. CUP17-000002 Miniature Golf Course, 00000 N Lorraine St, with off-site parking. This case was approved today at City Council. 3
PLANNING COMMISSION MINUTES MEETING OF: TUESDAY, APRIL 4, 2017 10. ADJOURNMENT The meeting adjourned at 5:45 p.m. Respectfully Submitted, Charlene Mosier, Planning Technician Approved this day of, 2017 Attest: 4
STAFF REPORT 4.a. Agenda Item #: DATE: 4/11/2017 CASE #: CPA17-000002 and ZA17-000003 Hutchinson Planning Commission PUBLIC HEARING: YES MEETING DATE: 4/18/2017 STAFF Comprehensive Plan Amendment (From High Density Residential to Low Density Residential) Zoning Amendment (From R-4 Residential Neighborhood Conservation District to TA Transitional Agricultural Rural District) APPLICANT INFORMATION RECOMMENDATION: DENIAL The applicant requests amendments to the Comprehensive Plan Land Use Map and the Official Zoning District Map for the property at 1328 W 12th Ave to allow for the construction of a large accessory structure. The 2017-2037 Comprehensive Plan Land Use Map designates the subject property as High Density Residential. The TA District is not compatible with the High Density Residential land use designation but is compatible with the Low Density Residential designation. An amendment has been requested. APPLICANT: Michael D. Smith PO Box 2254 Hutchinson KS 67504 PROPERTY OWNER: Same as above. DESIGN PROFESSIONAL: Not applicable. CONCURRENT APPLICATIONS: None. ZONING: R-4, Residential Neighborhood Conservation District 1328 W 12TH AVE COMPREHENSIVE PLAN DESIGNATION: High Density Residential SUBDIVISION: Fairmount Addition EXISTING LAND USE: Single family dwelling and hay growing SITE IMPROVEMENTS: Single family dwelling and accessory structures Subject Property NOTIFICATIONS & REVIEW SIZE OF PROPERTY: 9.4 Acres N LOCATION MAP STAFF REPRESENTATIVE: Casey Jones, AICP, CFM Senior Planner APPLICATION MATERIALS: See City website: www.hutchgov.com PROPERTY INFORMATION APPROVAL WITH CONDITIONS PROJECT SUMMARY APPROVAL COMP PLAN COMPATIBILITY STAFF PROPERTY PHOTO REQUEST Planning & Development Department 125 E Avenue B Hutchinson KS 67501 620.694.2639 DEVELOPMENT REVIEW: 3/28/2017 PUBLIC NOTICE PUBLISHED 3/20/2017 (ZA17-000003) and 3/27/2017 (CPA17-000002) Hutchinson News PROPERTY OWNER NOTICE MAILED: 3/21/2017 to 15 owners of 15 surrounding properties NEXT STEPS: City Council 5/16/2017 FOR OFFICE USE ONLY Approved Approved with Conditions Denied Tabled 1
CPA17-000002 and ZA17-000003 PLANNING COMMISSION STAFF REPORT 1328 W 12TH AVE - COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS APRIL 18, 2017 HEARING DATE ANALYSIS OF STANDARD FACTORS OF APPROVAL REQUIRED FOR ZONING AMENDMENT REQUESTS: Factor Analysis Finding The neighborhood is characterized by several large, undeveloped tracts of land 1. Character of the that have historically been used for the growing of hay. The large tracts are neighborhood surrounded by low density residential uses (single family dwellings). 2. Current zoning and uses of nearby property 3. Suitability of the property for its current zoning designation as compared to the proposed zoning designation 4. Extent of detrimental effects to nearby properties if the application were approved 5. Length of time the property has remained vacant 6. Relative gain to the public health, safety and welfare compared to the hardship imposed upon the landowner if the application were denied 7. Conformance of this request to the Comprehensive Plan 8. Impact on public facilities and utilities Location Zoning Use Subject Property R-4 Residential Neighborhood Conservation District Single family dwelling and hay growing North R-4 Residential Neighborhood Conservation District and P/I Public and Institutional District Single family dwelling and drainage channel South R-4 Residential Neighborhood Conservation District Single family dwellings and a church East R-4 Residential Neighborhood Conservation Single family dwelling District West R-4 Residential Neighborhood Conservation District Undeveloped tracts used for hay growing The subject property is currently zoned R-4 and is almost 10 acres in size. The property contains a single family dwelling that was constructed in 1890. Nearby properties to the East and West are of similar size and are also zoned R-4. These properties were subdivided into numerous 30 x 165 lots in the 1880 s but have been used for growing hay ever since. Streets such as 12th Avenue were platted but never constructed. It is unlikely that this area will be developed as a residential subdivision with streets, water, sewer, and other utilities anytime in the foreseeable future. No detrimental impacts are anticipated. The property is not vacant and is currently used for the growing of hay. Health, safety, and welfare: The subject property will continue in its present use as a single family dwelling with brome hay fields. No impacts to health, safety, and welfare are anticipated. Landowner hardship: If the application were denied, the owner would be unable to construct a large accessory building on the property. Rezoning the subject property to TA would be in conflict with the Comprehensive Plan. Therefore, Staff advised the applicant to request an amendment to the Comprehensive Plan to change the land use designation of the property from high density residential to low density residential. If the Comprehensive Plan amendment were approved, the zoning change from R-4 to TA would conform to the Comprehensive Plan. Streets Access to the property is from Hayes Street, which is paved with asphalt millings. Rezoning from R-4 to TA will have no impact on streets. Sidewalks There are no sidewalks in this neighborhood. Water The property is not connected to City water. The nearest water main is located along the North side of 11th Avenue. Sewer The property is not connected to City sanitary sewer. A City sewer main runs from North to South across the East side of the property. Drainage No impact. 2
CPA17-000002 and ZA17-000003 1328 W 12TH AVE - COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS PLANNING COMMISSION STAFF REPORT APRIL 18, 2017 HEARING DATE ZONING MAP: COMPREHENSIVE PLAN LAND USE MAP: 3
CPA17-000002 and ZA17-000003 1328 W 12TH AVE - COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS PLANNING COMMISSION STAFF REPORT APRIL 18, 2017 HEARING DATE PHOTOGRAPHS: Subject Property 1328 W 12th Ave Subject Property 1328 W 12th Ave Subject Property 1328 W 12th Ave Subject Property 1328 W 12th Ave LEGAL DESCRIPTION OF THE SUBJECT PROPERTY, 1328 W 12TH AVE: Recorded in Book 651, Page 445 at the Reno County Register of Deeds Office: A tract commencing at the Southwest corner of the Northwest Quarter of Section 11, Township 23 South, Range 6 West, thence North 0 degrees 10 minutes West 1318.9 feet, thence South 89 degrees 12 minutes East 920 feet to place of beginning, thence South 650.5 feet, thence East 510 feet, thence North 645 feet, thence West 510 feet to place of beginning, being a tract in the Northwest Quarter of Section 11, Township 23 South, Range 6 West of the 6th P.M., AND the following described tracts: Commencing at the Southwest corner of the Northwest Quarter of Section 11, Township 23 South, Range 6 West of the 6th P.M., running thence North 0 10 West 1318.9 feet; thence South 89 12 East 920 feet to a point, thence continuing East 510 feet to a point and the place of beginning, thence running South 300 feet; thence Northwest at an angle to a point 300 feet West of the place of beginning; thence East to the place of beginning. Also a tract of land commencing 300 feet West of the above mentioned place of beginning, thence West 210 feet, thence South 60 feet, thence East 270 feet, thence Northwest to place of beginning; AND The West one-half of Lot 8, all of Lots 9, 10, 11, 12, 19, 20, 21, 22, 23, 24, 25, 26, and the West 22 ½ feet of Lot 27, Block 9; Fairmount Addition to the City of Hutchinson. 4