Planning Commission
August 14, 2018
CUP18-000005: 316 Spencer St. Request for a salvage yard use.
Public Hearing Procedures 1. 2. 3. 4. 5. 6.
Staff presentation; Applicant presentation; Comments from citizens and the public; Applicant rebuttal; Staff recommendation; Planning Commission recommendation.
CUP18-000005: 316 Spencer St. Applicant:
Edwin Manche 4017 Prairie Hill Drive Hutchinson, KS 67502
Property Owner:
Edwin Manche 4017 Prairie Hill Drive Hutchinson, KS 67502
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STANDARD FACTORS OF APPROVAL FOR CONDITIONAL USE PERMIT REQUESTS
Standard Factors 1. Character of the neighborhood. 2. Current zoning and uses of nearby property. 3. Suitability of the property for the proposed use as presently zoned. 4. Extent of detrimental effects to nearby properties if the application were approved.
Standard Factors 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.
Recommended Motion Motion to recommend (approval / approval with conditions / denial) to the Hutchinson City Council of Conditional Use Permit request #CUP18-000005 for a residential duplex located at 316 Spencer St. based upon a finding that the factors required for approval are (met / not met).
ZA18-000001
Zoning Ordinance Amendments: Table of Land Uses, Zoning Districts, Definitions & R-6
Objectives Table of Land Use
• Reduce the number of uses • Broaden use categories to be more inclusive • Reduce the number of CUPs and SUPs • Implement design requirements that mitigate negative impacts • Improve approval time
Infill Development
• Reduce barriers to development • Allow denser development • Promote affordable options • Promote alternative housing types • Create mixed-use opportunties
R-6 Residential Infill District Summary of Code Changes
R-6 Timeline • Dec. 2016
– City approves the Infill Study created by the KU School of Architecture • April 2017 - The City adopts the 2017-2037 Comprehensive Plan which recommends creating an Implementation Plan • Sept. 2017 – City begins Implementation Plan • Dec 2017 – Infill Implementation Plan is presented to various Commissions for approval • Jan 2018 – Planning Commission reviews and approves the Implementation Plan • Feb 2018 – City Council reviews and recommends moving forward with the Implementation Plan as presented • April 2018 – Two Town Hall meetings are held for public comment • May 2018 - Development Committee supported reducing regulations for infill development • July 2018 - Postcards mailed to all affected property owners
Town Hall Meetings The public were invited to two Town Hall meetings to discuss the proposed R-6 Infill District and other recommendations from the Infill Implementation Plan. Southeast District 4/10/2018 – 13 attendees Southwest District 4/24/2018 – 21 attendees
The comments received at the two meetings have been incorporated into the proposal.
Publicsized through the Hutch News, Radio Stations and Facebook (over 9,300 people reached through a Facebook advertisement)
R-6 in the News • January 11, 2018 – “City hopes rezoning spurs development south of 11th Avenue” • March 21, 2018 – “Town Hall meeting set on proposed rezoning of Hutchinson’s Southeast District” • April 9, 2018 – “Hutchinson seeks feedback on zoning changes” • May 1, 2018 – “Housing Initiatives main topic of City Council meeting” • Numerous Radio Stations promoted prior to Town Hall Meetings
Will this affect my property taxes? • According to the County Appraiser’s office, there will be no impact to property taxes with the rezone.
Setbacks Proposed Standards: Front: 15 feet Side Street Front: 7.5 feet Side: 3 feet Rear: 10 feet
Lot Coverage Proposed Standard: Lot Coverage: 60 percent
Lot Size Requirements Proposed Standard:
Accessory Dwelling Units Proposed Standard:
a. ADUs shall be a minimum of 400 square feet and a maximum of 960 square feet and shall not exceed 50% of the size of the principal structure. In the R-3 District, the maximum size may be increased to 1200 square feet, but not more than 50% of the size of the principal structure.be permitted only in the side or rear yards. An ADU shall not project into the front yard or into the required side street front yard. a. be separated from adjacent residential properties by a minimum 6-foot privacy fence that meets the requirements of this Article. a. have a minimum of one, paved off-street parking space dedicated for the use of residents of the ADU. This parking space shall be in addition to required parking for the principal dwelling. Those parking spaces with access only from an unpaved alley shall be allowed to be gravel, in accordance with the provisions of Sec. 27-701.C. In the R-6 Zoning District, the parking requirement may be reduced to one per dwelling unit.
ADUs (cont.) • be permitted only on zoning lots where the property owner resides in either the principal dwelling or ADU. • be constructed of materials typically found in residential construction and compatible with the principal structure. • have separate kitchen, sleeping, restroom and bathing facilities located within the ADU and not shared with the primary dwelling. • meet all other setback and coverage requirements of the zoning district. • meet the requirements of the adopted Hutchinson Residential Building Code.
Parking/Paving Standards (New) Proposed Standard: Required Parking Space Per Dwelling Unit Single-family
1
Townhome
1
Two-family
1
Multi-family
1
65% of front yard can be paved
Accessory Structures Proposed Standards: Setbacks Side Street Front: 7.5 feet Side: 3 feet Rear: 3 feet Garages accessing from alley Must maintain a 10 foot setback from rear property line if head-in parking
Existing Commercial Proposed: Existing Commercial buildings on corner lots may be allowed to continue as a Commercial use as long as they meet the design requirements: • Screening of lot • Off-street parking standard • Noise limitations • Use restrictions
Multi-Family Proposed: 4 or less units permitted by right Special Use Permit required for more than 4 units Must meet design requirements: • 1 space per unit • 50% of parking must be located in rear yard • Must meet character of neighborhood • Must have large enough lot (8,000 square feet)
Recommended Motion Motion to recommend (approval / modification and approval / denial) to the Hutchinson City Council of Zoning Amendment case #ZA18-000001 for adoption of the R-6 Infill Zoning District.
Metal Accessory Structures • Accessory Structure Material
• Propose to allow new, painted metal as a permitted material • Must resemble structures in the neighborhood
Recommended Motion Motion to recommend (approval / modification and approval / denial) to the Hutchinson City Council of Zoning Amendment case #ZA18-000001 to allow new metal accessory structures.
Table of Land Uses Summary of Code Changes
Study Session A Planning Commission Study Session for the Land Use Table was held on June 26, 2018. Comments have been incorporated into the public hearing draft. A Planning Commission Study Session for the R-6 Residential Infill Zoning District was held on February 6, 2018.
Development Review Committee A DRC Meetings for the Land Use Table were held on January 30, February 13, March 13 and April 24, 2018. Comments have been incorporated in the recommendations. A DRC Meeting for the R-6 District was held on January 30, 2018. Comments have been incorporated in the recommendations.
Steering Committees Steering Committees were created for both initiatives. The members of those committees are as follows: Land Use Table Planning Commission Chamber of Commerce R-6 Infill Implementation Plan Planning Commission Land Bank Housing Commission
Reduction of Number of Uses • Current • The existing code had over 300 uses • Proposed • The proposed table has reduced the total uses, combing like uses with similar impacts into one category. Uses with more impacts have been separated.
Design Requirements
• Current • Previous code had requirements for some uses like salvage yards. • Conditions for Conditional and Special Use Permits depended on what Staff and Planning Commission proposed • Proposed • Requirements have been codified for uses with specific impacts • No Conditional or Special Use Permits required as long as project meets the design requirements
Table Layout
• Current • Dashes confusing to public • Proposed • Replaced dashes with: N = Not Permitted P = Permitted D = Permitted With Design Requirements S = Special Use Permit C = Conditional Use Permit H = Home Occupation
Residential Uses New Uses • Accessory Dwelling Units • Compact Development / economy home • Cottage Court • Live/work unit
Commercial Uses • Consolidated multiple uses into broad categories • Drive-throughs permitted with fewer restrictions
Industrial Uses • Consolidated multiple uses into broad categories • Does not permit Oil/Natural Gas Mining
Zoning Districts / Definitions Summary of Code Changes
Zoning Districts • Removed reference to CUP, SUP and site plan from each district • Remove the AE District. Adult Entertainment has been moved as a CUP in select districts. The design requirements have been codified. • Add R-6 Zoning District (as discussed earlier)
Definitions • Removed language no longer in code • Removed redundant definitions • Added new uses • Amended ‘Household’ to match HUD language
Other Items • Salvage Yards and Storage Yards
• Requirements moved to Use Table. Sections no longer needed.
• Screening Requirements for Industrial • Chain-link with Slats???
• Design Requirement Trigger for Infill projects • Change of Use - Recommended
Recommended Motion Motion to recommend (approval / modification and approval / denial) to the Hutchinson City Council of Zoning Amendment case #ZA18-000001 for modification of the City’s regulations pertaining to Definitions, Zoning Districts, Accessory Structures, and Supplemental Regulations.
Next Steps City Council Consideration: August 21, 2018