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HomeMy WebLinkAbout07.14.25Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met on Monday, July 14th, 2025, at 6:00 PM in the St. Joseph City Hall opening with the Pledge of Allegiance. Planning Commission Members Present: Commissioners Keith Louwagie, Jon Hazen, Andrew Mooney, Mark Thompson, Carmie Mick, Gina Dullinger Staff Present: Nate Keller Public Comments: None Agenda Review & Adoption: Thompson made a motion to approve Agenda Review & Adoption. The motion was seconded by Mick and passed unanimously. Approval of June 9"', 2025, minutes: Louwagie made a motion to approve the June 9th minutes. The motion was seconded by Mooney and passed unanimously by those present. New Business 6a. Rezone 17 2nd Ave NW (public hearing) Keller provided background on the rezone and stated the rezone was coming forth due largely in part to a zoning violation. The property owner placed asphalt millings on the site despite staff warning to not place them on the property. The millings are in violation of the city's surfacing requirements. Therefore, the owner needs to seal the millings up so they can be considered a hard surface and rezone the property, so they are not in violation of the maximum impervious surface limits allowed. The subject property is zoned R-3 and the rezone would transition the zoning to B-1 downtown commercial which is what the Comprehensive Plan guides the property for. The rezone also corrects a legal non -conforming use. Hazen opened the public hearing. No one spoke at the hearing. Hazen closed the public hearing. Hazen made a motion to approve resolution PC2025-016. The motion was seconded by Thompson and passed unanimously. Louwagie made a motion to approve resolution PC2025-017. The motion was seconded by Mooney and passed unanimously. 6b Variance — Height of Accessory Building — 31897 Cedar Ridge Road (public hearing) Randon and Tracy Eiynck are proposing to construct a detached pole shed on their property. The proposed building would be 26' in height. The property is zoned Rural Residential but falls under the Rural Residential Subdivision requirements which limits non-agricultural buildings to a maximum height of 20'. Hazen opened the public hearing. Keller read a written comment staff received in support of the variance proposal. The written comment was submitted by Travis Krebsbach who lives at 9673 3201" St. Hazen closed the public hearing. Dullinger made a motion to approve resolution PC2025-018. The motion was seconded by Mick and passed unanimously. 6c Zoning Text Amendment — Bob Ethen (public hearing) Keller provided background on Mr. Ethen's request. Mr. Ethen is requesting that the city allow recreational and automobile sales in 1-1 Light Industrial Zoning Districts. Keller outlined concerns about allowing the use of recreational and automobile sales in a 1-1 Light Industrial District. The use does not fit the intent of the district. Sales of rec and automobiles are allowed as a conditional use in the B-2 Highway District, Keller added that is why you often see dealerships off Highway roads like Division Street/Highway 23, 1-94, etc. Keller provided background on two potential options. Keller suggested that if an ordinance amendment was approved the ordinance should have guardrails to prevent large automobile/recreational dealerships on 1-1 Light Industrial lots. Therefore, the two options presented would limit the use to the maximum size of lot or quantity of vehicles. Discussion occurred with the Commission on the concerns of allowing the use. Consensus was to combine both the max lot size and quantity of vehicles while adding language that would limit the sales/storage of vehicles to indoor only. Hazen opened the public hearing. Twila Ethen spoke in support of her husband's request and provided brief background on his intent. Hazen closed the public hearing. Hazen made a motion to amend resolution PC2025-004A and add language that would limit the quantity of vehicles to no more than 5, indoor sales only, and maximum lot size of 2.5 acres.. The motion was seconded by Thompson and passed unanimously. Dullinger made a motion to amend resolution PC2025-019A and add the same language from previous motion which was maximum of 5 vehicles, indoor sales only, and maximum lot size of 2.5 acres.. The motion was seconded by Hazen and passed unanimously. 6d. Comprehensive Plan Compliance — PID 84.53360.0006 MN State Statute 462.356 Subd. 2 requires the Planning Commission to review land transactions (acquisitions and disposals) in relationship to their conformity with the City Comprehensive Plan. The City is considering purchasing property off 4'h Ave NE. The city owns adjacent property to the South of the property under consideration. Dullinger made a motion to approve resolution PC2025-020 finding the potential property purchase in compliance with the City Comprehensive Plan. The motion was seconded by Louwagie and passed unanimously. Old Business 7a. Chicken Ordinance drafts Keller continued the discussion from last month. The Commission had feedback on: • Requiring the run to be enclosed • Look at more sample language on coop and run standards (enclosure requirements like fencing around the run) • Eliminated the word "inside" for food storage requirements Keller to work on bringing another draft back in subsequent months (likely September). Other Business: a. General Updates Keller provided updates on: housing, Kuepers project, Flour and Flower PUD, Cannabis Cultivation requests, and paternity leave. Adjourn: Thompson moved to adjourn the meeting 7:10PM. The motion was seconded by Dullinger and the motion carried. Minutes approved by: Nate Keller Community Development Director Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met on Monday, June 9th, 2025, at 6:00 PM in the St. Joseph City Hall opening with the Pledge of Allegiance. Planning Commission Members Present: Commissioners Keith Louwagie, Jon Hazen, Andrew Mooney, Mark Thompson Staff Present: Nate Keller Public Comments: None Agenda Review & Adoption: Thompson made a motion to approve Agenda Review & Adoption. The motion was seconded by Margl and passed unanimously. Approval of May 12th 2025, minutes: Mooney made a motion to approve the May 12th minutes. The motion was seconded by Hazen and passed unanimously by those present. Old Business 6a. Bayou Alley Flats P.U.D. amendment Keller provided background on the proposal to expand the patio to the North and the constraints/problems with going that direction as provided by the applicant's team. The biggest issue is the lack of another space that is large enough to relocate the trash receptacles/enclosure within the Bayou Alley Flats property. Questions were asked in regard to: alleyway congestion, access points and widths of entrances/exists, trash collection within the site, fire access maneuvering, and site congestion. Some concerns were raised in terms of fire access within the site and safety related items. Hazen made a motion to approve resolution PC2025-010 with the added condition to stripe and sign all the parking spaces along the alleyway as "no parking loading zone only". The motion was seconded by Thompson. The motion failed on a 2-2 vote. Louwagie and Mooney voted nay. New Business 7a. Interim Use Permit — 34 College Ave N (public hearing) Keller outlined the Interim Use permit request which is a renewal request to allow the owner to continue operating a residential rental within a B-1 Central Business District. The request is to renew the IUP for the maximum term of another five years. Hazen opened the public hearing. No one spoke at the hearing. Hazen closed the public hearing. Mooney made a motion to approve resolution PC2025-012. The motion was seconded by Louwagie and passed unanimously. 7b Kuepers Rezone Request — Lots 1-3 Block 2. K&L Properties (public hearing) and 7c Kuepers Future Land Use Amendment Request Kuepers is proposing a rezone from B-2 Highway Business to R-3 Multi -Family PUD on the subject properties. R-3 PUD is being sought to allow for stormwater dedication (public purpose) and increased density (42 unit apartment). Hazen opened the public hearing. Mary Flizen 210 18th Ave SE asked a question about how the development would impact her property value and concerns about being surrounded by apartment buildings. Amy Benafghoul 216 18th Ave SE stated concerns about the width of 201" Ave and the intersection on Highway 75 and safety concerns along with concerns about traffic onto 181h Ave. Thomas Batt 213 18th Ave SE spoke to the concerns Ms. Benafghoul brought up with added mention of Minnesota Street impacts and lack of sidewalk connections on 18th and MN Street. Mr. Batt also asked about why so many apartments are being constructed in St. Joseph. Kelly Beniek 118 17th Ave SE spoke to concerns regarding notification requirements, ponding, and rezone to R-3. Victoria Umerski 204 18th Ave SE spoke to concerns on sidewalk connections, and potential future vandalism on the proposed garages. Kelly Beniek spoke again in regard to sidewalk connections near the site. Steve Kuepers (applicant) spoke about the project and the reason behind the request. Tyler Johnson 220 17th Ave SE spoke to concerns on the pickleball court and the noise associated with it. Hazen closed the public hearing. Thompson made a motion to approve resolution PC2025-013 Finding of Fact. The motion was seconded by Hazen. The motion passes on a 3-1 vote (Thompson nay) Hazen made a motion to approve resolution PC2025-014 Establishing the rezone. The motion was seconded by Mooney. The motion passes on a 3-1 vote (Thompson nay) Hazen made a motion to approve resolution PC2025-015 Amending the Future Land Use. The motion was seconded by Mooney. The motion passes on a 3-1 vote (Thompson nay) 7d._Kuepers P.U.D. — Lots 1-3. Block 2, K&L Properties (public hearing) Keller outlined the reason behind the PUD request. The main reasons are the applicants are seeking increased density above what's allowed in a traditional R-3 multi -family district, and the city is asking for stormwater dedication. The stormwater dedication could fulfill the public purpose behind the PUD request. Discussion centered around site circulation within and out of the site, pedestrian connections and safety, landscaping, ponding, lighting, and existing vegetation. Hazen opened the public hearing. Kelly Beniek 118 17th Ave SE spoke about concerns on ponding areas within and near the subject properties, along with connections onto 18th Ave versus 20th Ave. Hazen closed the public hearing. Hazen made a motion to approve the Preliminary PUD plan with the following recommended conditions: - Close access onto 18th and create new access directly onto 20th - Construct 6' sidewalk on 18th to Minnesota Street at time of construction - If access to the South to the other apartment lot stays add speed bumps before the pedestrian crossing - Add trees on southside of westernmost garage The motion was seconded by Mooney and passed unanimously. a. Chicken Ordinance Keller presented three different potential paths for an ordinance amendment. One that is most restrictive, one that is less restrictive and one that is least restrictive. The PC liked the least restrictive option with some of the language from the less restrictive option. Direction was provided to Keller on language and ordinance components to include. Keller to bring back updated draft next month. Other Business: a. General Updates Keller provided updates on: housing, paternity leave, and general project updates. Adjourn: Hazen moved to adjourn the meeting 8:15PM. The motion was seconded by Mooney and the motion carried. Minutes approved by: Nate Keller Community Development Director