HomeMy WebLinkAbout2007 [09] Sep 10
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CITY OF ST. JOSEPH
www.cityolstjoseph.com
St. Joseph Planning Commission
September 10, 2007
7:00 PM
udy Weyrens
i\dministrdtor
1. Call to Order
2. Approve Agenda
V1dYor
i\1 Rdssier
3. Approve Minutes - July 2 & August 6, 2007
::::ouncilors
3teve Frdnk
Rick Schultz
Renee Symdnietz
Ddle Wick
4. 7:00 PM Public Hearing - Interim Use Permit
Bryce Deter, 106 Jasmine Lane
5. 7:05 PM Public Hearing - Interim Use Permit
William Capecchi, 209 Minnesota Street E
6. 7: 15 PM Development Plan - St. Benedict's Monastery
Marmion Building
7. 7:30 PM Public Hearing - Preliminary Plat
MG Development - Northland Hills
8. 7:45 PM Public Hearing - Downtown Design Standards
9. Interim Use Permits - Discussion on effectiveness
10. Adjourn
~ ') College Avenue North . PO Box b b 8' S din t I 0 s e ph, M inn e sot d ') b ) 7 4
Phone )~O.)b).7~OI FdX )~o.)b).O)4~
July 2, 2007
Page 1 of 3
Pursuant to due call and notice thereof, the Planning Commission for the City ofSt. Joseph met in regular
session on Monday, July 2, 2007 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Bob Loso, Sr. Kathleen Kalinowski, Mark Anderson, Jim Graeve, AI Rassier,
Mike Deutz. City Administrator Judy Weyrens.
Others Present: Sue Palmer, Mike McDonald, Jon Peters, Jim Degiovanni
Aaenda: Deutz made a motion to approve the agenda; seconded by Rassier and passed
unanimously.
Minutes: Kalinowski made a motion to approve the minutes of May 7,2007 with minor changes;
seconded by Deutz and passed unanimously.
Concept Plan. Colleaeville Development Group and Colleae of St. Benedict: Weyrens reported that over
the past year the City Staff has been meeting the Collegeville Development Group and representatives of
the College of 81. Benedict regarding a proposed development on property adjacent to County Road 121.
Weyrens stated that the property is located south of Callaway Street and North of the Northern Natural
Gas Station. The proposed development includes a mix of housing, business and recreation. Loso
stated that the narrative that was presented was very confusing and he is not in favor of the proposed
concept plan. Loso stated that he is not in favor of rezoning the property to Educational and
Ecclesiastical, questioned the need for utilization of the PUD process and is opposed to the proposed
density.
Weyrens clarified that the proposed development consists of 53 acres meeting the minimum lot
requirement for a PUD Development. Weyrens clarified that PUD is a Zoning Overlay and with underlying
zoning districts. The concept plan before the Commission includes the following zoning classifications:
General Business, R 1 Residential and R3 Residential. When utilizing a PU D the density of each zoning
district must be met, as a PUD cannot be used to increase density.
Jim Degiovanni approached the commissioners on behalf of Collegeville Development Group. He stated
that he had a hard time fitting their plan to the City's Ordinances. The area in question is currently owned
by the College of St. Benedict. They would like to develop the site as a mixed use PUD. He added that
Collegeville Development Group signed a purchase agreement for 10 acres on which they plan to
construct a housing community for those 55 and older. According to Degiovanni, a majority of the total
area will be used for athletic fields and student housing for the College of St. Benedict. Another small
portion located at the northwest corner will be used for a clinic. He stated that there was also some
discussion as to whether or not the area that the College plans to develop should be zoned E & E or B1.
The College would like that area zoned E & E as it is more consistent with the rest of the property owned
by the College.
With respect to the R4 portion, Degiovanni stated that they are barely over the density. He stated that
they would like to have private streets in that development; however the city does not allow that. In order
to accommodate for street right of ways, they are requesting smaller lot setbacks. They would like to
construct the housing portion in phases.
Sue Palmer approached the Commissioners on behalf of the College of St. Benedict. She stated that the
College has been working on a master plan for the future needs of the College of St. Benedict. As they
are surrounded by monastery land on three sides, the College does not have expansion capacity except
for the property east of CR 121. The master plan indicates that the College lacks recreational space for
the students compared to colleges of the same size. Palmer then explained that they would like to see
that area zoned E & E to be consistent with the rest of the College.
Degiovanni stated that they have met with City Staff and they are currently asking the Planning
Commission to give them some feedback regarding the concept plan.
July 2, 2007
Page 2 of 3
Loso stated that he liked the idea of the retirement housing; however, he was not in favor of the smaller
lots. Rieke stated that they need to blend their plans with the City's Ordinances. Degiovanni stated that he
had a hard time fitting their plan to the Ordinances. Rieke questioned whether or not they have done this
type of project in the past. According to Degiovanni, this plan is similar to a project that was done in
Winona. He stated that although they will be smaller lots, some of the houses may be attached or share a
driveway.
Kalinowski ~as concerned with the timing of the project. Weyrens stated that the City does allow phasing
to occur and once they begin a development they are committed to the proposed uses. City Attorney
Tom Jovanovich stated that phasing may not be a good option in a PUD as there are different
considerations and if economic factors slow the project, then the City is left with a half of a project. He
added that the development of a POO commits the developer to the uses as presented and can only be
amended through a hearing process. Palmer questioned whether or not the area that they have
proposed to use for student housing can be platted as outlots to which they were told they could.
Palmer approached the Commissioners again to question the zoning of the property as E & E to be
consistent with the rest of the College property. Loso stated that zoning it E & E would result in fewer
regulations. Weyrens stated that the Comprehensive Plan uses CR 121 as the buffer for the E & E Zoning
District. When staff reviewed the request, the College can accomplish their goals with traditional zoning,
thereby not needing to amend the Comprehensive Plan.
Loso questioned Degiovannias to why they are submitting a joint plan. Degiovanni stated that they would
like to develop only 10 acres; however, a PUD requires a minimum of 20 acres. Due to the fact that there
are a number of mixed uses, it would be considered spot zoning if a PUD were not approved. Loso also
questioned why the College would sell a portion of their land if they don't have enough room for their
facilities. Palmer stated that they believe it would provide for a positive interaction between the residents
and the students.
Deutz questioned why the College is looking to add more student housing. Palmer explained that they
plan to house more students and move to a 4-year residency requirement. Deutz stated that he is against
the zoning of the property to E & E as it would give the City less control.
Anderson questioned the definition of the E & E District. It is defined as follows:
"It is the intent of this district to provide for an area occupied by public and private educational
and ecclesiastical institutions."
Weyrens added that there are different criteria for these areas as they are generally larger areas.
Degiovanni read the requirements for a PUD and stated that based on the entire 53 acres, they have low
density. Deutz advised them that the whole project must come together. According to Anderson, this plan
looks as if they are requesting spot zoning. He is in favor of the Collegeville Development Group and
clinic portions; however, he is against the College's portion. Deutz agreed stating that it is too vague.
Rieke advised the Commissioners that they need to be open minded when working with the College.
Palmer stated that they plan to house a majority of their students; however, there will be some that will be
exem pt.
Rassier stated that he would like to see the 13.6 acres shown as the clinic and the Collegeville portion
rezoned to R4 and the balance be zoned as AG. That would allow the College to request rezoning as
they bring an actual concept forward for Planning Commission approval. Graeve stated that it appears to
be spot zoning as well. He likes the housing idea, but he would like to see more discussion between the
City, Collegeville Development Group and the College of 8t. Benedict.
Rassier also stated that he does not believe the clinic will be built on the site as proposed. There is some
concern as to rezoning the property as B1 and the types of businesses that will be built there. Jon
Petters, Collegeville Development Group, questioned whether the permitted uses can be controlled.
Jovanovich stated that through the Development Agreement the City can limit the type of businesses that
could locate in the B1 portion of the PUD.
July 2, 2007
Page 3 of 3
Jovanovich stated that he is concerned with the number of variances required as presented. He stated
that there are no criteria to support the various variances. He added that because the plans are so vague,
it is hard to determine the parking and open space requirements. From a legal standpoint, he stated that it
would be best to establish green space along the northern section and limit the types of uses allowed.
Rassier stated that they should work with the Park Board as far as Park Dedication fees, etc.
Degiovanni stated that he expected these comments from the Commissioners. He questioned what they
would like to see as a next step for the project as they would like to move forward as soon as possible.
Jovanovich suggested that the concept plan be amended to only include the portion of property that will
actually be developed and leave the remaining property as an outlot. If the concept plan meets the
Ordinance requirements Collegeville Development can move forward to the platting process.
Adiourn: Deutz made a motion to adjourn; seconded by Anderson and passed unanimously.
Judy Weyrens
Administrator
August 6, 2007
Page 1 of 5
DRAFT
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session
on Monday, August 6, 2007 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Bob Loso, Sr. Kathleen Kalinowski, MarkAnderson, Jim Graeve, Ross Rieke, Dale Wick,
Mike Deutz. City Administrator Judy Weyrens.
Others Present: Sam DeLeo, Greg Kacures, Mike Westerhoeff, Mike McDonald, John Pederson, Tom Herzog, S.
Kara Hennes, Jim Degiovanni, Margaret Molus
Agenda: Deutz made a motion to approve the agenda with the following deletion:
Deleted 3 Minutes
The motion was seconded by Kalinowski and passed unanimously.
Public Hearing - Annual Review of Interim Use Permits: Weyrens stated that the purpose of the hearing was to
review the interim use permits for 2007-2008. Annually the Planning Commission reviews all owner occupied
Interim Use Permits verifying that the property is following zoning regulations.
Chair Loso opened the public and as no one present requested to speak, the Public Hearing was closed.
Kalinowski questioned why the Conway inspection record illustrates the maximum density of three tenants and
five were reported. Weyrens stated that originally Conway had four tents and the Planning Commission required
that the number be reduced to two, for a total density of three. Conway was given three months to reduce the
occupancy. There was a similar situation with Lieser as it was reduced from four to three.
Loso questioned whether or not all of the properties are in compliance the current Ordinances to which Weyrens
stated they are.
Based on the amendments to the other zoning district ordinances, Deutz questioned whether or not rentals in the
Business Districts will include an annual review as well. Weyrens advised Deutz that the rental licenses in Business
Zoning districts will include a sunset provision, whereby the license will actually expire. The sunset will coordinate
with the transition of the neighboring properties. That is, as the property surrounding rental units converts to
business use the rental license will cease so that it can be converted to the appropriate use. She added that it
would make sense for those rentals to be reviewed at license renewal time.
Graeve made a motion to accept the continuation of the following Interim Use Permits.
Mike Bader 101 - 5th Avenue NW
Jim Odegard 736 College Avenue S
Brian Shields 321 Cypress Drive
Linda Hutchinson133 - 5th Avenue SE
Patrick Conway 35 - 2nd Avenue SE
Timothy Ortman 308 - 10th Avenue SE
Ryan Lieser 403 _1st Avenue NE
The motion was seconded by Deutz and passed unanimously.
Public Hearing - Interim Use Permit: Weyrens stated that the purpose of the hearing was to consider an Interim
Use Permit to allow a non owner occupied rental at 409 College Avenue North, legally described as Lots 4 & 5,
Block 1, Loso's 3rd Addition.
August 6,2007
Page 2 of 5
DRAFT
Weyrens stated that previously the Council amended the B2 Ordinance to allow non owner occupied rental units in
a B2 Zoning District through the issuance of an Interim Use Permit. Approval for an Interim Use Permit would
include a provision whereby the land use in the adjoining area is reviewed and when the majority of the area has
been converted to Business Use, the Interim Use permit sunsets and the property must be converted to a business
use.
With no one present wishing to speak, the public hearing was closed.
Deutz made a motion to authorize the Planning Commission Chair and Administrator to execute the Resolution
recommending the Council issue an Interim Use Permit to Dale Schneider to operate a rental unit at 409 College
Avenue N. The motion was seconded by Kalinowski.
Discussion: Deutz clarified that this is the 2nd house from the flower shop. He also questioned whether or not a
rental housing inspection was to be done. Weyrens stated that an inspection would be done prior to this being
presented to the City Council.
Wick questioned when this area would be required to be used for business use rather than rental if all of the
homes become rental property. Weyrens stated that the Planning Commission will review the rental license
annually, and if the majority of the neighborhood is converted the Planning Commission could end the Interim Use
Permit. The Ordinance clarifies that it is the sole discretion of the City to void Interim Uses for rental property in
the business zoning districts.
Rieke stated that it makes sense for this area to be rental until it is developed as business; however, he questioned
how the City can help to convert this area to business use. He too agrees with Wick that there might not be
incentive to convert an area if the majority of the property is rental. Loso stated that allowing these properties to
be used as rentals is a good way to make these properties useable during the transition time.
Deutz stated that as the Interim Use Permit before the Commission is the first request for and Interim Use Permit
in a Business District since the Ordinance has been amended. Deutz encouraged the Commission to establish
objective guidelines for renewal and not limit the permit to a specific number of years. Rather the Planning
Commission can annually review the Interim Uses similar tothe R11nterim Use Permits and decide ifthe rental
should continue in the business district.
The motion passed unanimously.
Public Hearing - Parkway Business Center: Chair Loso called the hearing to order and stated the purpose of the
hearing is to consider the Preliminary Plat and PUD Application and an amendment to the St. Joseph
Comprehensive Plan for a plat entitled Parkway Business Center.
Preliminary Plat/PUD~ The proposed plat consists of a mix of Industrial and Commercial, providing commercial
zoning along CR 133 and the proposed north corridor and industrial along the existing Industrial Park.
Comprehensive Plan Amendment~ The future land use map for the affected area guides the area for Industrial
Development. The Comprehensive Plan Amendment will allow for a mix of Industrial and Commercial.
The property is legally described as: That part of the Southwest Quarter of the Southeast Quarter (SW1/ 4 SE1/4)
and that part of the Southeast Quarter of the Southeast Quarter (SE1/4 SE1/4) of Section 2, Township 124, Range
29 and that part of the Northwest Quarter of the Northeast Quarter (NW1/4 NE1/4) of Section 11, Township 124,
Range 29, all in Stearns County, described as follows:
August 6, 2007
Page 3 of 5
DRAFT
Beginning at the north quarter corner of said Section 11; thence northerly along the west line of said SW1/4 SEl/4
on an assumed bearing of North 00 degrees 10 minutes 18 seconds West for 1045.55 feet to the point of
intersection with the southeasterly right-of-way boundary of STEARNS COUNTY HIGHWAY RIGHT OF WAY PLAT
NO. 13 as is on file and of record in the office of the County Recorder in and for Stearns County, Minnesota; thence
northeasterly along last described right-of-way boundary a distance of 400.77 feet along a curve not tangent to the
last described line, said curve is concave to the northwest, has a radius of 3330.83 feet, a central angle of 6
degrees 53 minutes 38 seconds, chord length of 400.53 feet, and the chord of said curve bears North 45 degrees
32 minutes 37 seconds East; thence North 42 degrees 05 minutes 48 seconds East, tangent to last described curve,
for 21.57 feet to the point of intersection with the north line of said SW1/4 SEl/4; thence North 88 degrees 15
minutes 17 seconds East, along the said north line of the SW1/4 SE1/4 for 237.28 feet; thence South 55 degrees 50
minutes 00 seconds East for 1119.57 feet; thence South 34 degrees 10 minutes 00 seconds West for 1050.46 feet;
thence southerly 951.67 along a tangential curve, concave to the east, radius 1560.00 feet, central angle 34
degrees 57 minutes 11 seconds; thence South 00 degrees 47 minutes 11 seconds East, tangent to last described
curve, for 241.53 feet to the point of intersection with the south line of said NW1/4 NE1/4; thence South 88
degrees 17 minutes 44 seconds West, along said south line of the NW1/4 NE1/4, for 586.56 feet to the southwest
corner of said NWl/4 NEl/4; thence North 00 degrees 49 minutes 56 seconds West, along the west line of said
NW1/4 NEl/4, for 1305.22 feet to the point of beginning.
Together with
lot 1, Block 2, RENNIE ADDITION, as is on file and of record in the office of the County Recorder in and for Stearns
County, Minnesota.
Containing 54.84 acres.
The Preliminary Plat/PUD and Comprehensive Plan Amendment has been submitted by Central MN land
Development, St. Jons, llC; 6335 Urbandale lane North; Maple Grove MN 55311.
Weyrens stated that the plat has been submitted to Stearns County Environmental Services and to the Stearns
County Engineer. Stearns County Environmental Services provided an opinion stating there are no wetland issues
and the Stearns County Engineer has indicated approval of the plat as well. The approval of the Stearns County
Engineer includes a provision for a temporary access to CR 133. Once the North east/west corridor is constructed
access to CR 133 must be removed.
Weyrens stated that the Planning Commission is also in receipt ofthe comments of the City Engineer and the
developer will work with the Engineer to complete the items before the final plat is presented to the Council. The
comments of the City Engineer will not have an impact on the lot configuration or design of the plat.
Sam Deleo approached the Commissioners on behalf of the developer. He stated that the developer is requesting
a PUD to allow for mixed development including Industrial and commercial. Weyrens stated that the
Comprehensive Plan Amendment will allow the developer to maximize land values and develop the property
abutting the future North east/west corridor as commercial. In looking at the current and future land uses of the
City, most areas abutting major roads include one layer of commercial development. The developer at this time is
asking for the same rights alongthis plat. The Comprehensive Plan for this area does not include one future land
uses along CR 131.
John Pederson, Amcon Block, approached the Commissioners in opposition to the proposed Parkway Business
Center. He stated that his main concern is that the future collector road is shown on the map. If that future
collector is constructed, Amcon Block would lose approximately 15% of their land. Pederson stated his objection is
the roadway, not the Industrial Park. He further stated that he has been meeting with City representatives to
discuss alternatives for the proposed roadway. Amcon Block opposes any roadway that would impact their
August 6, 2007
Page 4 of 5
DRAFT
operation. Pederson stated that if the plat is approved with the proposed roadway, the marketing material will
include such and there is not an agreement with the property owner on the location of the road.
DeLeo stated that he understands their concerns. The future roadway was included on their plans as it is part of
the City's future transportation plan. They have submitted only a Preliminary Plat at this time and changes can be
made. DeLeo added that he does not want other businesses to suffer from this development. If the proposed
roadway that extends through Amcon is removed from the City's Transportation, the Parkway Business Center can
still developer. Deleo stated that the internal roadway will be reconstructed to connect to the roads approved by
the City.
With no one else present to speak, the public hearing was closed.
Graeve questioned whether or not the project could be downsized to avoid problems for Amcon or Borgert.
Pederson stated that nothing can be done unless they owned more land. Anderson questioned whether or not the
project is contingent upon the future roadway. Weyrens advised the commissioners that it is not; rather they are
simply working with the City's Transportation Plan. loso then questioned whether the Transportation Plan has
been approved by the Council, to which Weyrens stated that it has been accepted to be used for future
developments.
According to Deutz, this project would be a good fit for the City. He stated that the temporary road which is
platted as a right-of-way, Parkway Business Center should be considered a permanent access. DeLeo stated that
there is plenty of room for an additional access if the North/South Corridor does not go through. DeLeo stated that
the preliminary plat is being developed as a PUD to allow a change in the ROW width for the road which extends
from 19th Avenue SE. The current Ordinance requires a 90' ROWand this is typically platted on the plat. However,
he is requesting to plat 70' of ROWand grant by easement 10' additional property on each side of the platted
ROW. This would allow for utilities to placed along the side and for additional green space. Deutz stated that
when plats are approved, the accesses should be preserved and the ROW should be consistent.
Kalinowski questioned if the property owner completed an Environmental Review process. Weyrens stated that
the developer completed the Environmental Assessment and the Council will be declaring no impact at the next
Council meeting.
Anderson questioned if the development of the entire parcel and if there will be a residential component. DeLeo
stated that the entire parcel contains over 280 acres and it is anticipated that residential will be located on the
northern section of the plat.
Deutz made a motion to recommend the Council approve the Preliminary Plat entitled Parkway Business Center
contingent upon the following:
. The access on Alliance should be a permanent access with County.
. There should be potential access to the North east/west corridor in the event that the proposed
collector does not go through.
. Engineer to review right of way concerns.
. Outlot A should be a non-buildable, separate lot.
. Outlots B & C shall have a 20' right of way between the lots.
. All lots should be zoned as Industrial.
The motion was seconded by Kalinowski and passed unanimously.
Collegeville Development Group (CDG) - Concept Plan: Weyrens stated that previously the Planning Commission
reviewed a concept plan for CDG/CSB for 53 acres along CR121. At that time the concept plan included a mix of
commercial, high density single family, a dormitory for College Use and recreational fields. At that meeting the
August 6, 2007
Page 5 of 5
DRAFT
Planning Commission encouraged CDG is reduce the concept plan removing the recreation fields. At this time CDG
has revised the concept plan reducing the area from 53 acres to 14.
Jim Degiovanni approached the Commissioners to present their revised concept plan. The revised concept plan
only includes the single family high density, utilizing the R4 Zoning District and the commercial portion as it abuts
Callaway Street. In reviewing the St. Joseph Code of Ordinances the revised plan meets the density requirements;
however, there are issues with the setbacks. Degiovanni advised the Commission that they could plat it as
individual lots for Patio Homes or as single lot condominiums and meet the requirements. It is only when twin
homes are constructed that the setback requirements cannot be met.
The Planning Commission discussed the required to have 20 acres to utilize the PUD process and whether or not
this development qualifies. The concept plan includes five acres of commercial development with 9 residential. At
this time there are not definite plans for the commercial section. As a result, Degiovanni stated that they need
several variances. Weyrens stated that it is her understanding that the residential portion of the development will
with age restricted to 55 or older. If this is the case, one of the findings for a variance could be that the developer
is filling a housing need of the City by constructing homes for residents 55 and older. The City has received
requests as to when the City is going to construct a development for retired residents that are looking for a smaller
home with less upkeep.
Deutz stated that, at one point, they were looking at private roads. Degiovanni stated that they have conceded and
they now plan to construct public roads. Loso questioned whether they meet the density and the lot size.
Degiovanni stated that they cannot not meet the depth requirements as stated in the R4 Ordinance. He suggested
that they make the lots deeper and create easements. Rieke questioned the driveway lengths and stated that they
should be no less than 30' from the ROW.
Anderson questioned Degiovanni as to the square footage of the lots. He replied that in phase 3, the smallest lot is
45x100 and in phase 2, the smallest lot is 40x90. Loso then stated that in his opinion a 40' wide lot is too narrow.
. Degiovanni responded that they are trying to keep the lots small as elderly residents do not generally like large
lawns. He then added that some of the lots may have shared driveways to which Loso said would be a good idea.
Degiovanni advised the Commission that they would like to break ground this fall. He questioned the Commission
as to what steps he needed to follow to move the project forward. The Commission responded that he would
need to complete the application process as outlined in the Ordinance. From the discussion at this meeting it
appears as the application would include a preliminary plat, variance and rezoning.
Adiourn: Deutz made a motion to adjourn; seconded by Graeve and passed unanimously.
Judy Weyrens
Administrator
Council Agenda Item
L\
CITY OF !!IT.Jc.l5l<"PH
MEETING DATE:
September 10, 2007
AGENDA ITEM:
Public Hearing, Interim Use Permit
Bryce Deter, 106 Jasmine Lane
SUBMITTED BY:
Administration
STAFF RECOMMENDATION: Recommend the Council adopt the Resolution of
Findings granting an Interim Use Permit to Bryce Deter allowing a rental unit at 106 Jasmine Lane East.
PREVIOUS PLANNING COMMISSION ACTION:
BACKGROUND INFORMATION: The City staff was alerted that the property at 106 Jasmine Lane
was operating as a rental unit. Upon receiving the complaint the office staff mailed a compliance order to
the owner of 106 Jasmine Lane, Bryce Deter, requiring him to bring the property into compliance with the
Ordinances. Deter promptly called the City Office and made arrangements to secure an Interim Use
Permit.
Deter contacted the Rental Housing Inspector and included in the material is the inspection report. The
applicant is not required to complete the necessary repairs until after the Interim Use Permit is approved
because in the event the Permit is not granted the applicant has not incurred the expense.
Property records indicate that he is the fee owner of the property, eligible for an Interim Use Permit for an
owner occupied rental.
ATTACHMENTS:
Report.
Hearing Notice; Application; Resolution of Findings; Vicinity Map; Inspection
REQUESTED PLANNING COMMISSION ACTION: Authorize the Planning Commission Chair
and Administrator to execute the Resolution recommending the Council issue an Interim Use Permit to
Bryce Deter to operate an owner occupied rental unit at 106 Jasmine Lane East.
~
CITY Of ST. JOSEPH
www.cityofstjoseph.com
Public Hearing
City of St. Joseph
Judy Weyrens
Administrdtor
The S1. Joseph Planning Commission shall conduct a public hearing on Monday, September 10,2007
at 7:00 PM. The purpose of the hearing is to consider an Interim Use permit to allow an owner
occupied rental in an R-l Single-Family zoning district. The property is legally described as Lot 1
Block 3, Northland Plat 7.
MdYor
AI Rdssier
St. Joseph Code of Ordinances 52.27 subd. 5 allows for an Interim Use Permit as follows: Residential
rental provided the unit is owner occupied and provided the room(s) rented does not contain separate
kitchen facilities and is not intended for use as an independent residence. For purposes of establishing
if the property is owner occupied, the owner must be a natural person and the owner occupying the
property as his or her principal residence and must own a fifty percent (50%) or greater interest in the
property.
Councilors
Steve Frdnk
Rick Schultz
Renee Symdnietz
Ddle Wick
106 Jasmine Lane
Bryce Deter, 106 Jasmine Lane, St. Joseph, MN 56374 has submitted the request for Interim Use.
Judy Weyrens
Administrator
2.') College Avenue North' PO Box 66s . Sdint Joseph, Minnesotd ')6'l74
Phone ,2.0.,6'.72.01 FdX ,2.0.,6,.0,42.
APPLICATION FOR INTERIM USE PERMIT
CITY OF ST. JOSEPH
25 College Avenue NW
P. O. Box 668
St. Joseph, MN 56374
(320)363-7201 or Fax (320)363-0342
Fee $ JCJ). cP
Paid
Receipt #
Date
STATE OF MINNESOTA)
)ss
COUNTY OF STEARNS)
NAME: ~U--
. '"'"'
ADDRESS: I()L ~f.t~\'r.{
PHONE: gJo--Lt4.2 -10 IS
I/We, the undersigned, hereby make the following application to the City Council and Planning Commission of the City of St Joseph, Stearns County,
Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance
requirements):
1. Application is hereby made for Interim Use Permit to conduct the following: ~\
It(L~ll~
3. Present zoning of the above described properly is:
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5. Is the proposed use compatib with present and future land uses of the area? Please explain: r to, II"\- ~\t CIl-\.I1.
~() 1.
7. ca~the proEosed use be accommodated with existing City service without overburdening t~e system? Explain:
(l-"') \ IJr. ~\\ f\(k r~~ OAu e~~~~ C~ S'Q,"'\Al~
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8. Are local streets capable of handling traffic which is generated by the proposed use? Please explain: ~
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Attached to this application and made a part thereof are other material submission data requirements, as indicated.
App"".' SO,....'" 17.7~:hsi-
Owner Signature: 117 ~ ~..:q-
Date: 7/~1 Of
Date: 7/~/(}l
FOR OFFICE USE ONLY
DATE APPLICATION SUBMITTED:
DATE APPLICATION COMPLETE:
Planning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action
Date ApplicanVProperty Owner notified of Planning Commission Action:
City Council Action: _ Approved _ Disapproved Date of Action
Date ApplicanVProperty Owner notified of City Council Action:
Resolution of finding
The request of Bryce Deter for an Interim Use Permit request came before the Planning Commission at a public
hearing held on September 10, 2007. The purpose of the hearing was to consider issuance of an Interim Use
Permit to allow an owner occupied rental unit in a R1 Zoning District.
The property is legally described as Lot 001 Block 003 Northland Plat 7 according to the plat and survey thereof on
file and of record in the Office of the County Recorder in and for the County of Stearns and State of Minnesota
located at 106 Jasmine Lane East.
St. Joseph Code of Ordinances 52.27. subd 5 allows for an Interim Use permit as follows: Residential rental
provided the unit is owner occupied and provided the room {s} rented does not contain separate kitchen facilities
and is not intended for use as an independent residence. For purposes of establishing if the property is owner
occupied, the owner must be a natural person and the owner occupying the property as his or her principal
residence and must own a fifty percent {50%} or greater interest in the property.
The request for Interim Use has been submitted by Bryce Deter, 106 Jasmine Lane E; St. Joseph MN 56374.
Notice of this matter was duly served and published.
In consideration of the information presented to the Planning Commission and its application to the
Comprehensive Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the following
findings:
The proposed use is consistent with the standards for granting an Interim Use Permit, St. JoseDh Code
of Ordinances 52.07.04
Therefore, based on the above findings, the Planning Commission makes the following recommendation:
Approval of the Interim Use Permit to allow an owner occupied rental unit in a R1 Zoning District with the
following contingencies:
1. The rental license in non-transferable and if the property is sold or the ownership changes so that the
aforementioned no longer owns a 50% or greater interest in the property the Interim Use Permit is
null and void.
2. Approval of the Rental Housing Inspector
3. The Planning Commission will review the license annually and revoke the license if the property is in
violation of the St. Joseph Code of Ordinances.
4. The City Office will place a notice in the St. Joseph Newsleader when the owner occupied rental
licenses are reviewed and will accept public comments.
The motion passed unanimously.
A TIEST
Bob Loso, Planning Commission Chair
Judy Weyrens, Administrator
Data ViewOnline Map
Page 1 ot 1
106 Jasmine Lane - 350' Buffer
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http://portal.sehinc.com/dataView/mapLayout.htm
8/31/2007
Address:
Addition:
Owner:
Manager:
Type of Structure:
HOUSING, MAINTENANCE AND OCCUPANCY CODE
ORDINANCE NO. 55
CITY OF ST. JOSEPH, MINNESOTA
a'G.: (i.\}. RS M' AI f ()l-
To the owner, lessee, agent or occupant of the above described premises, pursuant to the
authority vested in me by 81. Joseph Code of Ordinances No. 55, you and each of you upon
whom this order shall be served are hereby ordered within days to make the
following repairs.
i. Cl\lA.l.~ ~O~~ ("JA.,C llN~ 8r\.~\.NS ~DtLJt
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4a SCJl.fi fhl OJ J" fJ ~ fl.Otrn\ ~ /01 "-
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Failure to comply with this order may be grounds for imposition of a fine up to $1,000 and/or
suspension or rJPcation of y~~taIIiCel')Se by the 81. Joseph City Council
Dated this day of .l.fUfl, .~'J..'(/7
J " , ,
RE-IN8PECTION DATE
COMPLIANCE DATE
em' OF ST. JCjS~:..a
Planning Commission Agenda Item
5
MEETING DATE:
September 10, 2007
AGENDA ITEM:
Public Hearing, Interim Use Permit
William Capecchi, 209 East Minnesota
SUBMITTED BY:
Administration
STAFF RECOMMENDATION: Recommend the Council adopt the Resolution of Findings
granting an Interim Use Permit to William Capecchi allowing a rental unit at 209 East Minnesota Street.
PREVIOUS PLANNING COMMISSION ACTION:
BACKGROUND INFORMATION: William Capecchi came to the office questioning rental at 209 East
Minnesota Street. He is requesting to operate an owner occupied rental allowing two tenants. Capecchi
has contacted Inspectron to make arrangements for the rental license. This property has been a rental
in the past, operated by Katie Kalkman. Capecchi understands that he is required to have an annual
inspection and any repairs required must be completed.
Capecchi owns the property jointly with his father and will be providing the necessary documentation to
staff verifying this information.
ATTACHMENTS:
Hearing Notice; Application; Resolution of Findings; Vicinity Map;
REQUESTED PLANNING COMMISSION ACTION: Authorize the Planning Commission Chair and
Administrator to execute the Resolution recommending the Council issue an Interim Use Permit to
William Capecchi to operate an owner occupied rental unit at 209 East Minnesota Street.
~
Judy Weyrens
Administrdtor
Mdyor
AI Rdssier
Councilors
Steve Frdnk
Rick Schultz
Renee Symdnietz
Ddle Wick
CITY OF ST. JOSEPH
www.cityofstjoseph.com
Public Hearing
City of St. Joseph
The St. Joseph Planning Commission shall conduct a public hearing on Monday, September 10,
2007 at 7:05 PM. The purpose of the hearing is to consider an Interim Use permit to allow an
owner occupied rental in an R-1 Single-Family zoning district. The property is legally described
as Lot 12 Block 1, Loso's 4th Addition.
S1. Joseph Code of Ordinances 52.27 suM. 5 allows for an Interim Use Permit as follows:
Residential rental provided the unit is owner occupied and provided the room(s) rented does not
contain separate kitchen facilities and is not intended for use as an independent residence. For
purposes of establishing if the property is owner occupied, the owner must be a natural person and
the owner occupying the property as his or her principal residence and must own a fifty percent
(50%) or greater interest in the property.
William Capecchi, 209 E Minnesota Street, S1. Joseph, MN 56374 has submitted the request for
Interim Use.
Judy Weyrens
Administrator
209 Minnesota Street E
2.'; College Avenue North' PO Box 668 . Sdint Joseph, Minnesotd ,;6,74
Phone 12.0.,6,.]2.01 FdX 12.0.,6,.0142.
APPLICATION FOR INTERIM USE PERMIT
CITY OF ST. JOSEPH
25 College Avenue NW
P. O. Box 668
St. Joseph, :MN 56374
(320)363-7201 or Fax (320)363-0342
/,t< -
Fee $
Paid
Receipt #
Date
STATE OF MINNESOTA)
....,
)ss
COUNTY OF STEARNS)
NAME: WI L....IAoM )oj€fH
CAf'GaHl
PHONE~
6c;,I'J43=t5\~
ADDRESS:
~o '\
6. A/11ft/a So ,* $'\
I/We, the undersigned, hereby make the follO\,;ing application to the Cily Council and Planning 9ommission of the City of SI. Joseph, Steams County,
Minnesota. (Applicants have the. responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance
requirements):
1. APPI~~~~ her~ ma~l"J~.D~se Permit to conduct the fol1owing:OvJJJ~~ Dee v~ ,0) t..~"Au.
2. Legal description ofland to be affected by application, including acreage or square footage ofland involved, and street address, if
any (attach additional sheet if necessary): 20" 6 /f1,NNE;So..4 ST, L.O-r 1<', Bl.o c K L
L-o SO ~ 4'1'" Aool n eN 0.1.."1 Ac.tl~~
3. Present zoning of the above described property is: R \ .$ IN" \....(. fAx \ t. '1
4. Name and address ofthe PTesent owner of the above described property is:
"ZD C\ G /'1I}/NlE-S c"\A sT
vJ' L.. HAM
~ cAff.UH I
6. Will the proposed use depreciate the area in which it is proposed? Please explain: No I \ ~lU\ \z> ~Ma~
~e ~ro"~ ~1
7. c~proposed use be accommodated with existing City service without overburdening the system? Explain:
~ .
8. Ale local streets capable of handling traffic which is generated by the proposed use? Please explain: It>-
r
Attached to this application and made a part thereof are othe.r material submission. datll requirements, as indicated.
Applicant Siguature: ./
OwaUSi'"...re,~jf/.
Date:
Date: "2~ ~ 07
J.".l'
FOR OFFICE USE oNLy
DATE APPLICATION SUBMmED:
. \j
. i
DATE APPLICATION COMPLETE:
Planning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action
Date ApplicantlProperty Owner notified of Planning Commission Action:
City Council A9ti9n: _ Approved _ Disapproved Date of Action
Date AppliciUltlProperty Owner notified of City-,Council Action:
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Re,solution of finding
The request of William Capecchi for an Interim Use Permit request came before the Planning Commission at a
public hearing held on September 10, 2007. The purpose of the hearing was to consider issuance of an Interim Use
Permit to allow an owner occupied rental unit in a Rl Zoning District.
The property is legally described as Lot 012 Block 001 Loso's 4th Addition according to the plat and survey thereof
on file and of record in the Office of the County Recorder in and for the County of Stearns and State of Minnesota
located at 209 East Minnesota Street.
St. Joseph Code of Ordinances52.27. subd 5 allowsforan Interim ~se permit as follows: Resic;lential rental
provided the unit is owner occupied and providedtheroom(s) rented does not contain separate kitchen facilities
and is not intended for use as an independent residence. Forpurposes of establishing if the property is owner
occupied, the owner must be a natural person and,.thgp."Yper occupying the property as his or her principal
residence and must own a fifty percent (50%) or greater interest in the property.
The request for Interim Use has been submitted by William Capecchi, 209 East Minnesota Street; St. Joseph MN
56374.
Notice of this matter was duly served and published.
In consideration ofthe information presented to the Planning Commission and its application to the
Comprehensive Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the following
findings:
The proposed use is consistent with the standards for granting an Interim Use Permit, St. Joseph Code
of Ordinances 52.07.04
Therefore, based on the above findings, the Planning Commission makes the following recommendation:
Approval of the Interim Use permit to allow an owner occupied rental unit in a Rl Zoning District with the
following contingencies:
1. The rental license in non-transferable and if the property is sold or the ownership changes so that the
aforementioned no longer owns a 50% or greater interest in the property the Interim Use Permit is
null and void.
2. Approval of the Rental Housing Inspector
3. The Planning Commission will review the license annually and revoke the license if the property is in
violation of the St. Joseph Code of Ordinances.
4. The City Office will place a notice in the St. Joseph Newsleader when the owner occupied rental
licenses are reviewed and will accept public comments.
The motion passed unanimously.
ATTEST
Bob Loso, Planning Commission Chair
Judy Weyrens, Administrator
. Data ViewOnline Map
Page 1 of 1
209 Minnesota Street E - 350' Buffer
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used as one. This map is a compilation of records, information and data from city, county, state
and federal offices, and is to be used for reference purposes only.
http://porta1.sehinc.comldata View/mapLayout.htm
8/3012007
Planning Commission Agenda Item lJ
CITY OVST. JQS~~PH
MEETING DATE:
September 10, 2007
AGENDA ITEM:
Development Plan - St. Benedict's Monastery
Marmion Building
SUBMITTED BY:
Administration
STAFF RECOMMENDATION: Authorize execution of a Development Agreement
between the City of St. Joseph and the Monastery of St. Benedict to allow the construction of a three story
residential facility.
PREVIOUS PLANNING COMMISSION ACTION: None.
BACKGROUND INFORMATION: City Staff has been meeting with representatives from the
Monastery regarding the construction of a three story residential structure. The facility will be located in
the area where a building was demolished earlier this year. The structure will include a three bedroom,
four bedroom and five bedroom dwelling unit on each floor and will be used for residents for the
community of St. Benedict.
The use is a permitted use in the Zoning classification E & E. Staff has referred some Ordinance guidelines
to the City attorney for review. These items include how the parking and site coverage apply to this
project. We will have an answer on Monday for the Planning Commission.
I have discussed with S. Kara the fire access issue. Originally the property had access via the alley that was
parallel to the Lab School. The City vacated the alley and conveyed the property to each adjoining property
owner with the understanding that it would provide access. Since that time the Parish has Quit Claim
Deeded the property to the Monastery. In order to address the Fire Access issue, a 20 foot permanent
easement for fire access must be developed. In talking to S. Kara she indicated that this would be
acceptable and the City will draft an easement for the project.
Earlier discussions with the Architect have indicated that the building will include fire suppression. The fire
suppression will be connected to the existing water stub on College Avenue. With regard to the
Engineering comments, the Building Permit cannot be issued until all the issues have been mutually agreed
upon and changed.
ATTACHMENTS:
Application, Plans, Letter from St. Joseph Church, Engineer Comments, Building
Official Comments, Public Works Director Comments
REQUESTED PLANNING COMMISSION ACTION: Authorize execution of a Development Agreement
between the City of St. Joseph and St. Benedict's Monastery to construct a nine unit residential facility.
APPLICATION FOR PLANNING CONSIDERATION
CITY OF ST. JOSEPH
25 College Avenue NW
P. O. Box 668
St. Joseph, MN 56374
(320)363-7201 or Fax (320)363-0342
Fee $
Paid
Receipt #
Date
STATE OF MINNESOTA)
) ss
COUNTY OF STEARNS)
NAME: &I~f...rc:. ILA,~~ I.{.~~~
ADDRESS:~. -e:,l""~~(~ MoN.~0jY~'( I
PHONE:
--&0 ~ - 7l71'l6
I n4 rJ.\,e..f}.J.- k>.1-l~ ~ ~~) ~tJ ?~?7+
IfWe, the undersigned, hereby make the following application to the City Council and Planning Commission of the City of St. Joseph, Stearns County,
Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance
requirements):
1. Application is hereby made for: (Applicant must check any/all appropriate items)
Rezoning Zoning Ordinance Amendment
Home Occupation Unit
Surface Water Management Plan (Grading Permit)
PUD
Building Mover's Permit
Building Moving- Owner's Permit
X Development Plan Approval
.
Other, please specify:
2. Legal description of land to be affected by application, including acreage or square footage of land involved, and street address, if
any (attach additional sheet if necessary):
3. Present zoning of the above described property is: ~- F-.cur_ 91r.tJ.~I~ - ~ f .LlE.~ A ~-r ~ \~ DI""'~~
4. Name and address of the present owner of the above described land: ~l?rr~ nf" -rl~ C}~~ or: '.!So-T ~t:::t?I~
~ ~~'F"P\~f~ JV{ON~P( J 104 ClJ.Aii:~ l<hle / ~ ~O~H) ""~.?"'?>7+
5. Persons, firms, corporations or other than applicant and present owner who mayor will be interested in the above described land or
proposed improvements within one year after issuance of permit applied for, if granted, are:
6. "'.",,,,, to ~.Plication and made a part thereof are other material submission data requirements, as indicated.
. ft~I/~~ .
Applicant Signature: ~ ~ Date: 'f{ ,/'? -07
{ ~/~.~~~
OwnerSignature:A~., ~~~~,e...lI Date: S'-/:O--07
~fut ~ ~~~
FOR OFFICE USE ONLY
DATE APPLICATION SUBMITTED:
DATE APPLICATION COMPLETE:
Planning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action
Date Applicant/Property Owner notified of Planning Commission Action:
City Council Action: _ Approved _ Disapproved Date of Action
Date Applicant/Property Owner notified of City Council Action:
church ot st. Joseph
Celebrating Christ Through Prayer and Service
12 West Minnesota Street
St. Joseph, MN 56774
720,..)<.<3-7505
vw.,rw.churchs!joseph.org
10 August 2007
Sister Kara Hennes, a.s.B.
Sisters of the Order of Saint Benedict
104 Chapel Lane
St. Joseph, MN 56374-0220
Dear Sister Kara,
Thank you for meeting with me, members of the parish staff and the Building and
Grounds Committee on July 24. We appreciate the opportunity to review the New
Marmion building plans and discuss the landscaping ideas for the area along our shared
boundary.
Mter discussion, we are comfortable with your proposal for the new building. We
appreciate and support the plans to provide more green space as a buffer along our shared
border. We knowthat a fence is needed and agree for it to abut the west wall of the
church. As we discussed, a gate will provide us access to our property . We also agree
with your plan to sod the area between New Marmion and our playground. In addition,
you will provide curbing along the playground lot, and we agree to maintain the green
space to the north of the fence.
Although we like the idea of trees on both sides of the fence, we wish to discuss this
further with you when you determine the type of plantings to be made. We ask that the
monastery be responsible for watering the newly planted trees and bushes for the first
growmg season.
Thank you for keeping us informed about this project. We look forward to the completion
ofthe new building and the accompanying landscaping.
Sincerely,
;;, .dor+'-~jt?f6.
Fr. Joseph Feders, a.s.B.
Pastor
~
SEH
MEMORANDUM
TO:
Judy Weyrens, City Administrator
City of St. Joseph
FROM:
Randy Sabart, PE
DATE:
September 6, 2007
RE:
St. Joseph, Minnesota
St. Benedict's Monastery New Marmion Housing
Site Plan Review
SEH No. A-STJOE0801 D86
I reviewed the civil engineering site plans dated August 17,2007, and have the following comments:
Utilities
1. At the depth specified, Structure CB3 will not be constructible as detailed. The Design "H" catch
basin barrel structure will likely need to be inverted and the adjusting rings eliminated to achieve
the proposed shallow build depth.
2. The top of casting elevation (1097.00) of structure STMHl is high with respect to the adjacent
sidewalk grade to the west (1096.40). Adjust the top of casting elevation to accept drainage.
3. The applicant shall provide the City a copy of the MPCA Sanitary Sewer Extension permit and
MDoH Water Main Extension Permit prior to the commencement of utility construction.
4. The sanitary sewer between SANMH3 and SANMH4 should be insulated to protect against
freezing where the ground cover is less than 8 feet in front of the east side of the building.
5. A minimum of 10 feet of horizontal separation must be maintained between the proposed water
main and the existing storm sewer and the proposed sanitary sewer per the state permits, unless
water main-quality sanitary sewer pipe is proposed and permitted.
6. Though I understand it to be the City's preferred location from an access perspective, the
applicant should provide the City with documentation from St. Joseph's Church confirming
acceptance of the hydrant placement on their property (northeast of the Marmion building). The
hydrant is also proposed in front of the proposed gate, and I question if it will interfere with other
anticipated uses for the gate? Verify the need for steel bollards to protect the hydrant from vehicle
damage.
7. Consider adding a gate valve to the west side of the proposed water main connection point for
operational flexibility (unless a separate isolation valve for St. Scholastica Hall already exists and
is not illustrated).
8. Construction of the proposed sanitary sewer on the north side of the site will disturb the adjacent
property (St. Joseph Elementary School). Documentation similar to that referenced in Comment
NO.6 should be forwarded to the City. Additionally, I presume the sanitary sewer will be a
Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717
SEH is an equal opportunity employer I www.sehinc.comI320.229.4300 I 800.572.0617 I 320.229.4301 fax
St. Joseph, Minnesota
September 6, 2007
Page 2
privately-owned utility. As such, both parties should execute ajoint utility easement
acknowledging the presence of the utility and defining the common understanding for access and
maintenance activities.
9. It appears that two existing drainage structures near the existing manhole at the connection point
may be impacted by sanitary sewer construction. The plan should address how the existing
structures will be protected or relocated.
10. The construction drawings shall include City-standard construction details for the sanitary sewer
and water main (if connected to City water main) construction. The specifications shall include
provisions for jet cleaning and televising the finished sanitary sewer. A copy of the television
report and video shall be furnished to the City upon completion of the sewer construction and
before placement into service.
11. Eight inch water main shall be ductile iron, class 52.
Grading
12. If the intent of the drawings is to develop a swale between the sidewalk and the building on the
northwest side and the southwest side of the site, the swale grades (approx. 0.65 % to 0.85 %) are
below desirable minimum slopes. Localized, shallow ponding could develop, particularly if roof
drains are directed to the swale. Evaluate options to revise grades to improve conveyance of
drainage.
djg
c: Dick Taufen, City of St. Joseph
Ron Wasmund, Inspectron Inc.
p:\pt\s\stjoe\common\m-jweyrens site plan 090607.doc
Inspectron Inc.
Memo
To: St. Joseph Planning Commission
Judy Weyrens, City Administrator
From: Ron Wasmund, Building Official
Date: 09/05/07
Re: Monastery of the Order of Saint Benedict Site Plan Review
BackQround
The Monastery of the Order of St. Benedict is proposing the construction of a new Marmion Residential
Building. The building is proposed as three stories with a full basement and a pitched roof. Each floor
contains approximately 8647 square feet for a total of 34,588 square feet. There are three 3-bedroom,
three 4-bedroom and three 5-bedrom living units planned.
The building will be constructed of wood frame with a mixture of brick and cementitious lap siding.
The building will be constructed on the north side of the existing of the existing Sacred Hearts Chapel,
east ofthe existing Rosamond residence and west of St. Joseph's Church. The parking lot and play
area for the Lab School bound the building on the north.
The height of the building is 41 feet at the highest point.
The site plan does not detail the parking arrangement.
All mechanical equipment is proposed to be in the basement.
A proposed tunnel connects the residence with the Chapel.
FindinQs
Upon review of the site plan and building exterior, I find the proposed building in compliance with
setbacks and exterior finish materials of the district.
The site plan shows no parking. Ordinance Section 52.10 Subd. 4(b) requires four spaces of off street
parking for each 3-bedroom dwelling and an additional 1.25 spaces for each additional bedroom. This
calculates to a required 48 parking spaces for this structure.
Ordinance Section 52.35 Subd. 8 allows a maximum site coverage of 50% with structure or
combination of structures. The parcel size is not identified.
. Page 1
The allowable building height in the EE District is three stories or 40 feet. No wall section or sea level
datum was provided detailing the overall height of the building. The pitched roof scales 41 feet in
height.
No lighting plan was provided. The light fixtures if any must comply with Ordinance Section 52.35
Subd. 9 (b).
This Structure is landlocked between existing buildings and property of different ownership. There is no
direct access to a public way. Due to the proximity to the buildings and lack of access roads there is no
fire department access. International Fire Code Chapter 5, Section 503 requires a fire apparatus
access road to extend within 150 feet of all portions of the facility or any portion of the exterior wall of
the first story of the building as measured by an approved route around the exterior of the building. The
code official is authorized to increase the dimension of 150 feet where:
The building is equipped through out with an approved automatic fire suppression system in
accordance with the Building and Fire Codes.
Fire apparatus roads cannot be installed due to location on the property, topography,
waterways, non-negotiable grades or other similar conditions and an approved alternate
means pffire protection is provided.
With final approval of the Fire Chief an automatic fire suppression system complying with NFPA 13
must be installed in all areas of the building including closets and concealed combustible spaces. A
fire department connection to the fire suppression system must be provided at a location accessible
by a fire truck. The access must be protected by an irrevocable easement agreement with the adjacent
property owner.
A lock box is required on the exterior of the building for fire department access before occupancy.
Recommendations:
I recommend approval of the project contingent upon:
1) The owner executing a Development Agreement.
2) Installing an automatic fire suppression system in all areas of the building including closets and
concealed spaces with an irrevocable easement to provide fire department access to the fire
department connection.
3) Submittal of a parking plan.
4) Submittal of a lighting plan.
5) Verification of compliance with building height requirements.
6) Installation of a lock box.
. Page 2
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Planning Commission Agenda Item
'7
CrrYO<F ST. JOSlwa
MEETING DATE:
September 10, 2007
AGENDA ITEM:
Preliminary Plat - MG Development
Northland Hills
SUBMITTED BY:
Administration
STAFF RECOMMENDATION:
entitled Northland Hills.
Recommend the Council approve the Preliminary Plat
PREVIOUS PLANNING COMMISSION ACTION:
None.
BACKGROUND INFORMATION: When Ted Schmid presented one ofthe Northland Phases he
presented a ghost plat of the property owned by Rothfork now being submitted for preliminary plat. The
purpose of the ghost platting was to illustrate how the property adjacent to Northland could be developed
to assure that it would not be come land locked. Knowing that this property would eventually be
developed, 4th Avenue was dead ended to allow for future development.
The plat being presented as Northland Hills is very similar to that presented previously. At this time MG
Development is requesting preliminary plat approval for the site which contains 10 lots. Please note that all
the lots met or exceed the lot size and dimensions. The minimum width as the building setback is 75 feet
and that is met in all cases. This measurement is 30' back from the ROW.
The Developer has received the Engineering comments and based on new plans submitted today (Friday),
all the comments have been resolved. The new plans have been submitted to the Engineer and he will
review for comment. He has agreed to resolve the storm water issue utilizing option two in the Engineer
comments. As with the plat last month and the Monastery project, approval ofthe project is typical with
the contingency that the Engineer comments are fulfilled. Since the Planning Commission does not
approve final plats, the plat must be contingent free when final approval is presented to the Council.
Just a side note that the property has already been zoned Rl.
ATTACHMENTS:
Application, Plans, Engineer Comments, Public Works Director Comments
REQUESTED PLANNING COMMISSION ACTION: Recommend the Council approve the preliminary plat
entitled Northland Hills as requested by MG Development.
CITY Of ST. JOSEPH
www.cityofstjoseph.com
City of St. Joseph
Public Hearing
The Planning Commission forthe City of St. Joseph shall conduct a public hearing on
Monday, September 10 at 7:30 p.m. in the St. Joseph City Hall. The purpose of the
hearing is to consider a preliminary plat entitled Northland Hills.
ludy Weyrens
Administrdtor .
The property is legally described as:
All that part of the Southeast Quarter'of the Northwest Quarter, of Section 10,
Township 124 North, Range 29 West, Stearns County, Minnesota, lying
northerly of the northerly Right of Way line of the Burlington Northern Railroad
and lying easterly of NORTHLAND PLA T TWO, according to the recorded plat
thereof, City of St. Joseph, Stearns County, Minnesota.
MdYor
AI Rdssier
Councilors
Steve Frdnk
Rick Schultz
Renee Symdnietz
Ddle Wick
The proposed plat has been submitted by Deutz Properties, PO Box 634, St. Joseph,
MN 56374
Judy Weyrens
Administrator
Note: State Law requires mailed notice to all property owners within 350 feet of a
variance, special use, interim use or rezoning request.
Project
Location
2." College Avenue North' PO Box bb8 . Sdint Joseph, Minnesotd .,b)74
Phone 'n.o.\b\.72.01 FdX \2.0.\bj.Oj42.
City of St. Joseph
25 College Avenue North
St. Joseph, MN 56374
PH: (320) 363-7201 FAX: (320) 363-0342
APPLlCANT(S) NAME: M c:. Deve\Qpmen~
DATE:
8/13/0"
ADDRESS: l?O: 'E:o'X. G 04
'5TUO:5EPl-t
HN 57031+
PHONE NUMBER(S): (~20) ?(P3-1q?~
FAX:
PROPERTY OWNER(S) NAME (if different from Applicant):
ADDRESS:
PHONE NUMBER:
FAX:
PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS,
FIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND.
I/We, the undersigned, hereby make the following application to the Planning Commission and City Council of the City of8t. Joseph,
Steams County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application
and complying with all ordinance requirements):
A. Application is hereby made for: (Applicant must check any/all appropriate items)
)( Preliminary Plat Review
X Final Plat Review
Planned Unit Development Plan Review
Minor Subdivision Review
B. Parcel Identification Number(s) of Property:
84. '5~"'D~. 010
Legal Description of Property: (Please Attach Metes & Bounds Description)
C. Required Information:
1. Name of Plat: ~D~L.~ND
2. Location: ~r~ee.+ E=:
ttl1J-~
and 4nf
AVe. tJe-
St. Joseph Development Manual
Forms for Platting, Zoning, and Building
Application for Subdivsion Review
. Updated 04/04
F?IO AQ, ~:,
4. Number of Lots: \ 0
Current Zoning Classification(s): _'1< e5\d en n8- \
6. Desired Zoning Classification(s): '"Res\" d enn&\
Current Zoning Classification( s) of Adjacent Parcels: ---Re 5 \ d e nil&.\
411 AVE: .~6
3.
Gross Area:
5.
7.
8. Name of Pending Street Name(s) Included in Development:
9. Name & Address of Land Surveyor/Engineer:
. '1 ::2~~ .
\
D. Does the proposed preliminary plat require rezoning?
Yes, Explain
'>< No
E. Is the proposed preliminary plat consistent with design standards and other requirements of the City of St. Joseph Subdivision
Ordinance, Zoning Ordinance and Comprehensive Planning documents?
X Yes, Skip to F
No, if 'No' applicant must complete items below in italicized print
The request(s) which l/We desire for our property require a variance from the following section(s) of the St.
Joseph City Code:
Section:
Section:
Section:
Proposed variances(s):
What special conditions and circumstances exist which are particular to the land, structure or building(s)
involved which do not apply to the land, structures or building(s) in the same zoning classification (attach
additional pages as needed)?
Do any of the special conditions and circumstances result from your own actions (if the answer is yes, you
may not qualify for a variance)?
Whatfacts and considerations demonstrate that the literal interpretation of the zoning or subdivision code or
81. Joseph Development Manual Forms for Platting, Zoning, and Building
Application for Subdivsion Review
Updated 04/04
other City codelplan would deprive you of rights commonly enjoyed by other properties in the same district
under the terms of the zoning code (attach additional pages as needed)?
State your reasons for believing that a variance will not confer on you any special privilege that is denied by
the code to other lands, structures or buildings in the same district:
State your reasons for believing that the action(s) you propose to take is/are in keeping with the spirit and
intent of the code?
State your reasons for believing that a strict enforcement of the provisions of the code would cause undue
hardship. Undue hardship mean that the property in question cannot be put to a reasonable use if used under the
conditions allowed by the code. Economic considerations alone shall not constitute an undue hardship under the
terms of this code as referenced in state statutes:
F. Describe the physical characteristics of the site, including but not limited to, topography; . 1-\ '. \\
K. o\lin" hiH~ Wl""\'V) iree"5. A-o rf1C\.n~ ~ Q..S ~lu,e UJu
be 5lt~d. du.d~ Q1)r')sn-LlC!..-ilon.
erosion and flooding potential; soil limItations; and, suitability of the site for the type of development or use
contemplated.
St. Joseph Development Manual
Forms for Platting, Zoning, and Building
Application for Subdivsion Review
Updated 04/04
G. Describe the fiscal and environmental impact the proposed development will have on adjacent property owners
and the City of St. Joseph. _
Thi~ fYOper~ hCl.':> been p-eviou.'b~ Peen r-ev\ewed
tn ~e p\cd- of ~o(1hlor\cl and deve\opment "a.s in.,un p\a~
-tv 1he \J\.I-esr NDith o..nd EQco-t of ibiD plat We are
on\H P\&Tnrlg \D \ot'5. Atl LOTS ct't"e lCtrqer {hCtJ \?lXX)~
WL~ the. \.ar-~s+ btl()<j 40/155:sF.
H. If Application is for a PUD, provide a statement that generally describes the proposed development and the
market which it intends to serve and its demand in relation to the city's Comprehensive Plan and how the
development is designed, arranged and operated in order to permit the development and use of neighboring
property in accordance with the regulations and goals of the city.
I. Applicants for preliminary plat review must provide with this application the names and addresses of all
adjoining property owners within 350 feet of the subject property.
J. Attach completed copy of applicable submittal checklist(s) with application.
VWeunderstand that any work to be done will require reimbursement to the city for engineering, cClnsulting, mapping or studies that
may have to be done in conjunction with this subdivision. This includes any fees in conjunction with preliminary or final plats. In
addition a check for the appropriate fee(s) must be submitted along with the application. By signing this application below, IJWe are
hereby acknowledging this potential cost.
8{ I?> . 0 7
Date
8~ (~ . 0 7
Date
St. Joseph Development Manual
Forms for Platting, Zoning, and Building
Application for Subdivsion Review
Updated 04/04
~.
SEH
MEMORANDUM
TO:
Judy Weyrens, City Administrator
City of St. Joseph
FROM:
Randy Sabart, PE
DATE:
September 5, 2007
RE:
St. Joseph, Minnesota
Northland Hills Subdivision
Preliminary Grading and Utility Plan Review
SEH No. A-STJOE 0801 D85
I reviewed the preliminary grading and utility plans dated August 13, 2007, and have the following
comments:
Utilities
1. . The water distribution model indicates the proposed subdivision is located in an area in which the
average day static water pressures are predicted to be in the range of 50 to 60 pounds per square
inch (PSI). While the majority ofthe subdivision is located within the mid- to upper end of the
stated pressure range, the developer should understand irrigation systems located on lots at the
higher elevations may experience operational difficulties due to the lower available water
pressures.
2. The sanitary sewer stub extended from the existing manhole near Fir Street is orientated in a
different direction than the proposed sanitary sewer on 4th A venue. Thus, the existing manhole
will likely need to be reconstructed as opposed to a direct connection as proposed.
3. The proposed lowest floor elevations for Lots 3, 4, and 5 are too low with respect to the invert
elevations of the proposed sanitary sewer main to extend services under the foundations and serve
the lowest level of the home. Adjust the house pad elevations and grading plan accordingly.
4. Provide a minimum 20 foot-wide drainage and utility easement for the proposed storm sewer
between Lots 4 and 5 per Ordinance 54.16, Subd. 5c. Per the same ordinance, dedicate additional
drainage and utility easement at the rear yard of Lots 1 and 2 such that a minimum of 15 feet of
easement is dedicated to the east of the existing 27-inch storm sewer.
5. The storm sewer pipe material shall be reinforced concrete (RCP) and not HDPE.
6. Submit preliminary storm sewer design and site hydrology calculations.
7. The proposed l2-inch storm sewer discharges the development's runoffto the former gravel pit
that spans across the south end of the proposed subdivision, across Outlot B in the NortWand
subdivision, and across Outlot A of the Northland Plat Two subdivision. The pit also receives
storm water from the Northland subdivisions to the north and the Indian Hill Park subdivision to
the east.
Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, SI. Cloud, MN 56302-1717
SEH is an equal opportunity employer I www.sehinc.comI320.229.4300 I 800.572.0617 I 320.229.4301 fax
St. Joseph, Minnesota
September 5, 2007
Page 2
Hydrology calculations submitted by the developer's engineer from February 26, 2003, for Indian
Hill Park indicated the 100-year, 24-hour rainfall event generates a peak water elevation in the pit.
of 1086.02 (msl). The hydrology model at the time, however, did not consider the Northland Hills
subdivision in a developed condition, but rather an undeveloped condition. As such, the
hydrology model should be updated by the applicant and the input parameters verified as still
being representative of the drainage catchment conditions. Alternately, the developer's engineer
could create a new hydrology model.
J
Based on the original model results from 2003 and.the understanding that the pit's high water
elevation spans across the new Northland Hills subdivision, an outlot or drainage easement
should be reserved across the southern area of the plat to account for potential water ponding. The
easement location or outlot line, however, is further subject to other considerations outlined
below.
Since the time that the Northland and Indian Hills subdivisions were platted, the State has
implemented the second phase of the NPDES permit and the City has adopted formal storm water
pond design standards (Appendix H of the City's Stormwater Management Plan). Among other
requirements, the pond design standards defined how close a structure could be located near a
pond and the'pond geometry such as shape and slope. The pond standards define that structures
may not be located closer than 70 feet from the edge of the high water elevation. Enforcement of
this specific provision ofthe standard would mean Lots 4,5, and possibly 6 would not be
compliant.
Based on the previous information, it appears that several options could be considered by the City
in evaluating compliance requirements:
Option 1
. Revise the plat and grading plans to eliminate the building pads on Lots 4, 5, and possibly
6 pending the hydraulic analysis results and retain the pit grading as it presently exists.
Option 2
. Retain the lot configuration and re-grade portions of the pit within the subdivision and
Outlot A (as permitted by the City) as may be required to comply with the provisions of
the current pond design standards, particularly where modifications to the existing pit are
made, and in accordance with the hydrology calculations. Please also see Comment No.
17 below.
Option 3
. Retain the lot configuration and grant variances to specific requirements of the pond
design standards. Please also see Comment No. 17 below.
Streets and Grading
8. There is insufficient detail on the drawing to verifY if the existing gutter grade on the east side of
4th A venue drains north at the proposed street connection point. VerifY the available grade and
S1. Joseph, Minnesota
September 5, 2007
Page 3
ensure a drainage low point (trapped drainage) situation is not created at the southeast comer of
the intersection.
9. Label the proposed street pavement width and cul-de-sac radius. The street width measurements
scaled from the drawings appear to conform to Ordinance 54.16. Submit preliminary street
typical pavement section.
10. The Planning Commission should establish requirements for sidewalk ancl/or the need for
connectivity to the Wobegon Trail. Though ownership of the existing trail (and thus permissible
access to) on the Indian Hill Park plat should first be confirmed; it appears the terrain may permit
trail or sidewalk construction between Lots 6 and 7 and a connection to the trail on the adjacent
Indian Hill Park plat.
11. Ordinance 54.16, Subd.4m requires the "top of the foundation and the garage floor of all
structures shall be a minimum of twelve inches (12") and a maximum of thirty-six inches (36")
above the crown of the street upon which the property fronts." The pad grades for Lots 1 through
5 do not comply with this requirement. Revise pad grades accordingly.
12. Considering the prominent slope in the rear yards of Lots 7 through 10, I recommend a greater
minimum separation between the lowest building opening/top offoundation elevations and the
rear yard swale elevations. The minimum separation at Lot 10 as proposed is only 6 inches.
13. Illustrate greater definition to the side yard swale contours such that drainage from the upstream
yards is not directed to the adj acent downstream structures, particularly at Lots 7 through 10.
14. Grade a rear yard swale across Lots 1 and a portion of Lot 2 such that drainage is contained to the
subdivision and does not create flooding problems on the adjacent Lot 7 in Northland Plat Two.
Investigate utilizing the existing storm sewer manhole at Lot 2 to intercept the proposed swale
drainage.
15. Considering the existing private utility cabinets located at the southeast comer of the new
intersection at Fir Street, the proposed grading contours may not be permissible and retaining
wall construction may be warranted.
16. Increase the depth of the manhole/catch basin between Lots 4 and 5 and flatten proposed pipe
grade to minimize discharge velocity and erosion potential at the outlet.
17. The proposed grading behind the pads at Lots 4 and 5 does not permit much of a usable rear yard
behind the house, and I recommend increasing the usable yard area to a minimum of 20- to 30-
feet. In the event the area of the pit presently defined as ponding area is filled to develop a usable
rear yard, an equivalent volume of cut must be removed from the ponding area on the site or on
adjacent Outlot such that there is no net loss ofponding capacity.
djg
c: Dick Taufen, City of 8t. Joseph
Ron Wasmund, Inspectron Inc.
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NORTHLAND HILLS
ST. JOSEPH, MINNESOTA
PRELIMINARY GRADING PLAN
4' Bonestroo
St. Cloud Office
3717 ~3rd Street South
St. Cloud, MN 56301
Phone: 320-251-4553
Fax: 320-251-6252
@BONESTROO 2007 www.bonestroo.com
J HEREBY CERnFY THAT THIS PLAN, SPECIFICATION, OR REPORT
WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION '
AND THAT I AM A DULYUCENSED PROFESSIONALENGENEER
UNDER THE!: LAWS OF THE STATE o~ MINNESOTA.
PRINT NAME: THOMAS 1. HE KEMiOFF
SURVEV
DRAWN
SIGNATURE:
DATE 08/13/07
UC.NO.
25520
DATE
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WAS PR.EPARED BY ME OR UNOER MY DIRECT SUPERVlS10N
AND THAT I AM A DULY UceNSEO PROFESSIONAI.ENGINEER
UNDER THE LAWS OF THE STAn: OF MINNI!SOTA.
PRINT NAME: o MAS ,. HERKfMiOFf'
St. Cloud Office
3717 23rd Street South
St. Cloud, MN 56301
Phone: 320-251-4553
Fax: 320-251-6252
@BONESTROO 2007 www.boneslrco.com
SIGNATUIlE:
DATe 0&/13/07
SURIIEf
DRAWN
DESIGNED
APPROVED
DATe
PROJ. NO,
UC.No,
25520
Planning Commission Agenda Item ~
CITY OF ST. Jos..;pa
MEETING DATE:
September 10, 2007
AGENDA ITEM:
Public Hearing - Downtown Design Standards
SUBMITTED BY:
Administration
STAFF RECOMMENDATION: Accept public input on the proposed design standards as
prepared by the Urban Environments Downtown Committee.
PREVIOUS PLANNING COMMISSION ACTION: The Planning Commission has previously reviewed the
Downtown Design Standards and requested that the information be forwarded to the business owners
Downtown to solicit information. This has been completed and very few comments have been received.
BACKGROUND INFORMATION: We are not asking to amend the Ordinances to incorporate the
Design Standards. Rather we are looking for the Planning Commission and City Council to approve the
standards so that staff can use them as Planning Tool when meeting with developers. The purpose of the
design standards is to develop a common theme for the Downtown Development. Councilor Dale Wick is
part of the Urban Environment Committee and will be able to help facilitate this discussion.
ATTACHMENTS:
Downtown Design Standards
REQUESTED PLANNING COMMISSION ACTION: Recommend the Council adopt the Downtown Design
Standards as a Planning Tool for the City of St. Joseph.
Judy Weyrens
Administrdtor
Mdyor
AI Rdssier
Councilors
Steve Frdnk
Rick Schultz
Renee Symdnietz
Ddle Wick
CITY OF ST. JOSEPH
www.cityofstjoseph.com
Public Hearing
City of St, Joseph
The St. Joseph Planning Commission will be conducting a public hearing on Monday, September
10,2007 at 7:45 PM in the St. Joseph City Hall. The purpose ofthe hearing is to review the
proposed Design Standards for Downtown as recommended by the Urban Environment Group as
part ofthe Downtown Revitalization Project. The proposed design standards can be found online
at cityofstjoseph.com or at City Hall.
All persons wishing to be heard will be heard with oral testimony limited to 5 minutes. Written
testimony may be submitted to the City Administrator, City ofSt. Joseph, PO Box 668, St. Joseph,
MN 56374.
Judy Weyrens
Administrator
Publish: September 7, 2007
2.) College Avenue North' PO Box 668' Sdint Joseph. Minnesotd )6)74
Phone ,2.0.,6,.72.01 FdX ,10")6").0")42.
st. Joseph Downtown Revitalization
Oesign Standards Committee
Urban Environs Work Group
Ernie Diedrich, Committee Chair
Maureen Forsythe
Michael Gohman
David Hunger
Amy Kluesner
Matt Lindstrom
Steve Paasch
Colleen Petters
Kurt Schneider
Cynthia Smith-Strack
Ellen Wahlstrom
Dale Wick
Final Draft
5-1-2007
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I. Introduction and Purpose of this Report
In 2006, the City of Saint Joseph started a process to revitalize the
downtown area so that the downtown could remain the cornerstone of the
community. For a city to be vital, it should have a central place where its
residents come together on important occasions, and where they enjoy meeting
each other in their everyday comings and goings.
Our citizen committee, the Urban Environs Work Group, was charged with
establishing design standards for the downtown area to guide people wishing to
refurbish existing buildings or build new ones. Design standards provide a basis
for making design decisions in an area that is typically a city's historical center.
They are also a planning tool for property owners and design professionals who
want to make improvements that may affect historic resources.
II. What Are Design Standards?
To better define "design standards," we mean these to include both
design guidelines and development standards. (see Mankato's Design
Standards)
1. Desian auidelines. Design guidelines are strongly recommended yet
discretionary policies that guide more subjective considerations, such as
district character, design details, or architectural style. They serve as
design criteria for review by City Staff, an architectural review board, the
Planning Commission, and City Council.
2. Development Standards: Development standards address those aspects
of site development and building design that are essential to maintain and
reinforce the character of each district. They include permitted uses,
building height, facade treatment, setbacks, and parking, sign, and
landscaping specifications. These standards should be legally defensible
and implemented through the City's development reaulations.
The design guidelines and development standards should be defined with
illustrative prototypes in order to provide the potential developer with a graphic
illustration of the standards and intent of the guidelines.
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III. What's the Problem in Saint Joseph's Downtown?
As indicated in the Introduction, the downtown is seen to need
revitalization. Saint Joseph's downtown, as the photographs in Appendix A
readily show, is a collection of mixed uses along Minnesota Street and College
Avenue. The downtown is oriented to pedestrians but challenged by heavy
through traffic, a subdued "sense of place" and a non-uniform streetscape.
During the Comprehensive Planning Process, survey respondents and
neighborhood meeting participants stated a number of challenges and
opportunities facing the city over the next few years. Among these challenges
were retaining locally-owned businesses, creating an attractive downtown area,
optimizing the use of downtown space and keeping downtown lively with a range
of activities. When asked what one major improvement would make living in St.
Joseph better for them, almost 70% supported the notion of an economically and
socially viable and vibrant downtown that would preserve downtown "Americana."
This committee spent one meeting doing a Strengths Weaknesses
Opportunities Threats (SWOT) analysis (summarized in Appendix B) that
confirmed for the committee that downtown Saint Joseph needs revitalization.
IV. Steps to Design Standards
A. Definino the Downtown.
Our first step was to establish the scope of our task by defining what we
understand to be "Downtown. " We did this by defining the Core Downtown and
the Greater Downtown areas (see graphic on title page). We augmented the
city's definition of the Core Downtown to include the following: Both sides of
Minnesota Street between College Avenue and First Avenue and bounded by
Ash Street with extensions on College Avenue to Ash Street and to just a little
beyond Kennedy School.
The Greater Downtown Area expands to Birch Street on the north and to
Kennedy School on the South.
The Urban Environs Committee will focus on establishing design
standards primarily for the Core Downtown Area and will not deal with ways to
further develop the Greater Downtown Area.
B. What Has Been Done Alreadv?
Our second task was to examine what has already been done by the
1995 visit of the Minnesota Design Team and more recently (2005), the adoption
of the Comprehensive Plan by the City of Saint Joseph. The Minnesota Design
Team held a community visioning process and their design charette resulted in a
report that provided a vision for "A great Good Place" which summarized rules of
thumb for a "great good place":
1. convenience with nearby parking
2. locally owned businesses
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3. Compact and walkable
4. Recognized as the Center
To that end, the renewed vision the Design Team gave us included:
. Compact center that links Minnesota Sf. to Hwy 75
. New investment directed to the Center
. Shared parking behind center businesses
. Walkways link college, Church and the Center
The Urban Environs Committee, in effect, adopts similar ideas about the
Downtown area in its deliberations about design standards.
C. What Would Make the Core Downtown Look Better?
The third step was to discuss design elements that coincided with the
Design Team drawings and could improve the downtown significantly. These are
listed in Appendix 0 and are woven in with the short-term and long-term
recommendations.
Our final step was to incorporate these design elements into a systematic
set of design guidelines and standards. After looking at numerous sites on the
internet and investigating what other cities have adopted as guidelines and
standards (see Appendix E), we developed a "blend" of guidelines and standards
from other cities that follow in part V.
V. Design Guidelines and Standards: A Synthesis
A. Goals
1. Preserve the small town, unique character of S1. Joseph
2. Complement the existing historic architecture
3. Enhance the pedestrian experience of downtown and encourage
streetscapes that are inviting
4. Ensure that the design standards articulate the community's
vision for a main street area
5. Consider "sustainable design" in all changes. (see Appendix C
for an explanation of sustainable design)
6. Protect property values by listing and specifying desirable
attributes of characteristics that define a building's quality.
Finally, the design standards should apply to the following:
4
a. All new building construction
b. All exterior building improvements and signage changes that
require a building/sign permit
c. All new or reconstructed parking areas with 5 or more
spaces
B. Specific Standards
1. Store Front Building Materials
The historic character of a property should be retained and preserved. The
removal of historic materials or alteration of features that characterize the
property should be avoided. The following materials are recommended:
a. Brick or brick veneer
b. Decorative Concrete block
c. Stone
d. Wood - minimum amount and is to be painted and
maintained
e. Stucco
f. Maintained clapboard
g. Large windows
h. Historic Plaque showing the history of the building
The following building materials are not recommended:
a. Standard concrete block
b. Vinyl/ steel siding
c. Unfinished wood
d. Painted or panelized brick
e. Masonite
2. Windows and Floors
a. Large open views into the commercial spaces are
encouraged to enhance the pedestrian experience by
providing a visual connection to the use inside the
building.
b. Restoration or renovation of a storefront should be
mindful of its original character.
c. Installing window air conditioners is inappropriate.
d. Windows and doors are recommended in the rear
fayade for use of rear area.
5
3. Building Setbacks
A store front is recommended to be at the property line or even with the
adjacent property and the store front should be less than five feet from the
property line.
4. Parking
a. Off street parking is not allowed in the front of store.
b. Parking is allowed at the rear of store and on shared
city lots.
c. The city will assure that ample on-street and off street
parking is available throughout the downtown area
d. Green parking buffers such as hedges and berms are
encouraged. The buffer area on parking lots should
be a minimum of 5' wide to provide adequate space
for the trees, railing or wall and snow storage. The
street wall should be maintained across the parking
lot street frontages by using overstory trees, hedges,
berms, ornamental fencing and/or structural screens.
5. Utility Screening
Ground-mounted mechanical equipment and dumpsters should be
screened with plants, walls or fencing.
6. Landscaping
a. Hanging baskets and planters are encouraged along
store fronts.
b. The city of St. Joseph should develop a plan to
provide trees and planters as part of the streetscape
along the downtown district.
7. Signs
a. Business signs will conform to the established city
sign ordinance.
b. Symbolic and historic 3 dimensional signage is
encouraged.
c. Downtown area informational signage (e.g.
business location) is encouraged. Maybe construct a
colorful informational kiosk?
6
d. Historic plaques showing the history of the building
are encouraged.
8. Lighting
a. Building and signage lighting to be indirect, with the
light sources hidden from direct pedestrian and
motorist view. Lighting should serve to illuminate
facades, entrances and signage and provide an
adequate level of personal safety while enhancing the
aesthetic appeal of the building.
b. The City should provide light fixtures that reflect the
historic character and continuity of downtown.
9. Maintenance
Buildings in the downtown area should be well maintained and kept in
good repair. Painted surfaces are to be maintained.
a. Deteriorated historic features should be
restored/repaired rather than replaced. When the
severity of the deteriorating requires replacement of a
distinctive feature, the new feature should match the
old in design, color, texture, and visual qualities and
where possible, materials.
b. Chemical or physical treatments, such as
sandblasting, that cause damage to historic materials
should not be used. The surface cleaning of
structures should be undertaken using the gentlest
and environmentally responsible means possible.
c. If masonry has deteriorated, re-pointing or
replacement may be required. All work and
replacement should match the existing masonry as
closely as possible in style, color, type, bond pattern
and size. When re-pointing, a mortar appropriate for
the brick type should be used and match the existing
mortar color.
d. Masonry should not be painted or covered with false
facades.
10. Rear Entry/Egress
a. Access at rear of building from parking areas is
encouraged.
b. The back of buildings ought to be maintained.
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11. Awnings
a. Awning design ought to be historically appropriate
and complementary to the building and to surrounding
buildings.
b. Awnings should project a minimum of 3' from the
building.
c. Awnings should not extend across multiple store
fronts unless consistent or complimentary with
building design.
d. Back lighting of the awning is discouraged.
e. Awnings to be constructed of durable, protective, and
water repellant materials.
f. Awnings ought to be made of canvas or materials that
are compatible with the original structure. Metal,
shingles, plastic, fiberglass or shed roofs are
discouraged.
12. Building Height
a. Building bulk and scale ought to be in a sympathetic
arrangement.
b. Buildings ought to have a height similar to adjacent
buildings.
13. Fencing
a. Chain link, split rail or standard concrete block fences
are strongly discouraged.
b. Acceptable fence/wall materials are brick, cut or
carved stone, decorative or split face block and
wrought iron. Green fences/hedges are encouraged.
14. Roofs
a. Material and color of roofs ought to be consistent with
the rest of the structure and adjacent properties.
b. Green roofs are encouraged, if they are structurally
feasible and don't create additional problems such as
drainage.
15. Color
Colors should be from a "historic color" selection and should compliment
the age and style of the structure. Property owners should limit the number of
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colors on a single structure. Loud and highly contrasting colors are discouraged;
subtle, neutral or earth tones colors with low reflectance are preferred.
16. Franchise
Franchises or national chains are to follow these standards to create
buildings compatible with the downtown area.
17. SidewalkslStreetscape
a. Sidewalk bump outs, planters and distinct paving at
intersections and crosswalks is encouraged.
b. Bike rack locations ought to be provided.
c. The use of pavers and other texture materials are
encouraged.
d. Wider sidewalks if possible are encouraged.
e. The City should adopt standards for streetscape
elements to provide uniformity throughout the
downtown area. This would include benches,
directional signage, trash receptacles, fencing,
planters, and parking lot buffers.
VI. Recommended Steps
Taking the design considerations listed in parts IV and V into account, the
Urban Environs Committee proposes the following short-term and longer-term
steps in the revitalization of the downtown area. All these recommendations
should incorporate sustainable design to ensure energy savings and the
conservation of resources.
A. Short- Term Projects
For the purposes of this report, the short-term is judged to be 1-2 years
and the projects on this list are not in order of priority, though we suggest the city
create a streetscape plan as soon as possible to prioritize and implement this
suggested list of projects.
Adopt a downtown logo and slogan to connect with signage, banners, etc.
in the downtown area (to gibe the downtown a "brand").
1. Install historical plaques showing the history of buildings along
main street. The plaques provide a pedestrian with a reason to
stop in downtown and take an interest in the building and the
activities going on inside.
9
2. Adopt a consistent awning design on Minnesota and College
streets. This provides an immediate visual connection between
buildings in the downtown area. This committee chose not to
dictate materials, colors or designs. What's most important is
that there is an intent to visually link awnings in some way.
3. Attach banners (with the downtown brand) on decorative
lampposts along Minnesota Street.
4. Install directional signage (with the Downtown brand) coming
from Highway 94 as well as Hwy 75.
5. Install planters, benches and trees on both sides of the
downtown streets
B. Longer-Term Steps
1. Bury or relocate the power/telephone cables and if poles or
support structures are needed, choose the most visually
interesting type.
2. Address vehicle and pedestrian separation downtown... perhaps
with wider sidewalks or planters or bushes.
3. Install traffic-calming bump-outs in the corridor between the
church and the alley and mark with planters or a pedestrian
crossing (paint stripes on the road).
4. Require facades behind main street buildings and dress up
parking spaces with planters and some unifying element in the
Saint Joseph "back yard" such as benches, a fountain or a
flagpole. See the Minnesota Design Team suggestions for
further ideas.
5. Buffer the Parish parking lot with bushes/trees, benches or a
fountain or an information kiosk.
6. Install a connection between both sides of Main Street with an
arch over the alley between Loso's and the old First State Bank
Building and a corresponding feature/arch across the street.
Part of this was envisioned by the Minnesota Design Team's
visit many years ago.
7. Investigate diagonal parking on Minnesota Street to see if trade-
offs can be found (e.g., less parking on the Church side and
more parking on the commercial side)
VII. Developing the Greater Downtown Area
Our committee spent most of our time on the Core Downtown area so this
section has not been developed. What we suggest is that the Greater Downtown
area, as defined in the graphic on the title page, be subject to greater infill in
order to provide for a better transition to the commercial area adjacent to Hwy 75
and to those areas immediately surrounding the Core downtown area.
10
VIII. Conclusion
Given the rapid commercial development on Highway 75, the housing
development to the north of Hwy. 75, the impending development near the
College of St. Benedict, the new, "green" elementary school and the low level of
investment in the Downtown area, Saint Joseph is in danger of losing its
identified center unless downtown revitalization takes place.
Our committee was charged with developing design standards for the
downtown so that the overall effect of new investment in old buildings as well as
investment in new buildings leaves the downtown looking better than it currently
does. These standards, developed in part V, highlight the historical center of
Saint Joseph and embrace the idea that a downtown should encourage a sense
of place by facilitating citizen interactions as well as providing an attractive and
welcoming place for visitors.
Finally, we also have added a list of short-term and long-term
recommendations that are consistent with the design standards and would help
keep the small town character of Saint Joseph as well as make it a more
attractive city for newcomers, for our regular guests (CSB and SJU students),
and for casual visitors looking for an attractive place to visit for awhile.
11
IX. Appendices
Appendix A...Pictures indicating the problem
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13
Appendix B...A summary of the Strengths Weaknesses Opportunities and
Threats (SWOT) analysis
CITY OF ST. JOSEPH
DOWNTOWN REVITALIZATION
URBAN ENVIRONMENT GROUP
Meeting Minutes - Thursday, October 19,2006
Chair person Diedrich called the October 19, 2006 meeting of Urban Environment to order by
5:05PM.
SWOT ANALYSIS EXCERCISE
Diedrich introduced the topic and suggested Yang to explain the process of SWOT Analysis.
Yang asked the group to divide into two groups and to generate some ideas of Strengths,
Weakness, Opportunities and Threats in downtown. Each topic should take about three minutes
to complete. The following are what gathered from the two groups:
Strengths:
. College
· Monastery
· Post office
· Parking
· Walkable distance
· Focus on downtown efforts
· Redevelopment
· Trees
· Meat Market
· Back lot potential
· New light poles
. Architecture
Weakness:
· "lingering Deficit"
· Lack of consistence of awning
· Lack of visual interest
· Cable lines
· Telephone wires
· Set back- constancy
· Empty lots
· lack of visual interest
· Telephone Poles (tall one)
· Insufficient pedestrian vehicle separation
· Narrow sidewalk
· Bike rack
· Raggedy
· Imbalance of church and downtown store
· Number of bars
· store hours of operation
· Empty lots
· Unattractive building
· Different roof alignment
Opportunities:
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. CSB Investment
. Development
. Cooperation
. Old Kennedy school
. Fac;ade standers
. Green space
. More retail
. Growth-new business and more people
. Mix housing
. Fac;:ade standards
. . Streetscapes
. Link lake Wobegon and downtown
. Tours attraction- combined with college events
. Anchor- Library or community Center
. Walkable entrance into the college
Threats:
. Limit Activities
. Cost/money
. Fear of college
. lack of Density towards HWY 75
. Transportation
. No incentives for improvements
. Competitions with S1. Cloud and surround cities
. lack of parking
. Town-Gown-cooperation in revitalization effort
. Tour of Saints-other Recreation efforts
. Field Street and other transportation issues
. Car traffic
. Misperception of HWY 75 as Downtown.
. Industrial park deter people from coming into town
. lack of interest
OTHER DISCUSSIONS
Came out from the SWOT analyses are some short terms and long terms project that can be
worked on. Short-term projects are projects that don't take too much time or efforts to get it done
and long-term projects are projects that consist of more planning.
Short-term Project:
. Adding Window boxes
. Putting on Awnings
. Planters, flowers, and trees
. Adding Bike racks
. Store hours and operation
. Cooperation from business owners, school, and city
. Tours attraction- combined with College Events.
. Color palette for store fronts
. CSB Investment
Long-term Projects:
(Projects that will take more time and more planning)
. Taking out the ugly brown Telephone poles
. Doing infill development to empty lots
15
· Set Back-consistency -Getting set back approved by the Planning Commission and doing
the project.
· Narrow Sidewalk- this will also need to get approved by the Planning Commission.
· Bump out and Boulevard (consult the project with the county and the city).
· New Development will take a longer time to plan out.
· New use for old Kennedy school- we have to wait until the new school is done.
. Green Space
· More Retails
· Link Downtown and Lake Wobegon Trail
· Walkable entrance into the College.
· Mix Housing
· Fayade standards
· Anchor- Library or Community Center
· Streetscapes
· Building a sense of place.
Homework:
· Think about the rear of the store
· What can we do with the backside of the store?
· How can we make this astatically pleasing?
· Do you agree or disagree with having the back !rear to be the storefront?
Appendix C...Sustainable Design
Sustainable design (also referred to as "green design) as applied to
buildings is the art of designing buildings that comply with the principles of
economic, social, and ecological sustainability. The essential aim of sustainable
design is to produce buildings in a way that reduces the use of non-renewable
resources, minimize environmental impact, and relates people to the natural
environment. It involves using tools such as life cycle assessment and life cycle
energy analysis to judge or rate the environmental impact of various design
choices. Green design is considered a means of reducing or eliminating the
impact on the environment while maintaining quality of life by using careful
assessment to substitute less harmful products and processes for conventional
ones.
Sustainable design attempts to reduce the collective environmental
impacts during the construction process, as well as during the lifecycle of the
building (heating, electricity use, carpet cleaning, etc.). This design practice
emphasizes efficiency of heating and cooling systems, alternative energy
sources such as passive solar, building siting, reused or recycled materials, on-
site power generation (solar technology, ground source heat pumps, wind
power), rainwater harvesting for gardening and washing and on-site waste
management such as green roofs that filter and control storm water runoff.
16
Appendix D...Desired Design Elements
. Wider sidewalks
. Historical brass plaques showing the history of buildings along main street
. Consistent canopy design...wraps around towards Bo Diddley's and the
new building site (Laundromat)
. A traffic calming bump-out for people walking out of the church flanked by
planters
. Burying the power/telephone cables
. Assuring a consistent fa~ade with clapboard and colors
. A wrought-iron arch over the alley between Loso's and the old bank
building
. Consistent facades behind main street buildings as well as some unifying
element in Saint. Joseph's backyard "plaza" (e.g., a flagpole planters, etc.)
. In fill park, sitting area by Gary's pizza.
. In all changes, a focus on green design
Appendix E...Common Design Elements from Several Cities
The following represents some of the common design elements found in a
number of design criteria adopted by other cities. These cities include:
Walla Walla, Washington
Hayden, Idaho
Normal, Illinois
Mankato, Minnesota
Hopkins, Minnesota
Livermore, California
Conway, Arkansas
Burien, Washington
. All buildings should be oriented to the street with commercial activities
occupying the ground level.
. Housing will be encouraged as needed to undertake redevelopment of
parcels.
. An ample supply of on and off-street parking will be located throughout the
Core.
. Public spaces will be used to provide beauty and places to gather.
. Buildings with more than one story.
. Large storefront windows that allow people to see activity within a building.
. Shop doors that add character to each building.
. Use facades, awnings and windows for business signs in a manner that
supports the overall character of the setting.
17
· A setting that supports both automobile and pedestrian movement.
· Maintain and enhance building character and facades.
· Require any new development to occur at street front. (Do not allow
traditional suburban site design with parking between street and building)
· Make improvements to parking areas on "back" side.
· Work with property owners to encourage improvements to rear facades
and the creation of rear entrances adjacent to parking areas.
· The retail functions of the postal service should be kept in Downtown.
· Establish pedestrian crossings with supporting sidewalk/trail connections
· Use the Comprehensive Plan and land use controls to establish strong
edges that prevent the incremental conversion of property to non-
residential uses.
· Use regulations and financial incentives to promote property maintenance
and to prevent undesired uses of property.
· Make streetscape improvements to enhance street as corridor to
Downtown.
· Enhance opportunity for pedestrian and bicycle use.
· Curb "bump outs" at street intersections aid with pedestrian crossing and
help to calm traffic.
· Parking is an important ingredient of a successful Downtown. Parking in
the Downtown must be available, well distributed and free.
· Parking must be viewed as an asset of the entire Downtown, not of
individual properties.
· Downtown should encourage customers to visit multiple businesses, not
just a single stop.
· Informational signs related to the use of the parking area.
· The Downtown Special Service District is the best means for funding the
public parking system. The calculation of the service charge is based on
the annual budget for the Service District. Operating costs would include
the recapture of land costs, maintenance, snow removal and capital
improvements. These costs are converted to a cost per space. This cost
factor is assigned to properties according to the total spaces required by
ordinance minus any spaces provided directly by the parcel.
· The service charge applies solely to non-residential property. State law
limits the application of a service charge only to property that is classified
for property taxation and used for commercial, industrial, or public utility
purposes, or is vacant land zoned or designated on a land use plan for
commercial or industrial use.
· Add other improvements that enhance the experience of visiting
Downtown, such as benches, waste containers and biCYCle racks.
· The design for a way finding system should be established for both
Downtown and applications outside of the Downtown.
· A higher standard of cleaning and snow removal may be expected in
Downtown.
18
Council Agenda Item
~
CITY or ST. .11 )s~;I'H
MEETING DATE:
September 10, 2007
AGENDA ITEM:
Interim Use Permit - Discussion on effectiveness
SUBMITTED BY:
Administration
STAFF RECOMMENDATION:
PREVIOUS PLANNING COMMISSION ACTION:
BACKGROUND INFORMATION: The City has been receiving more and more requests for Interim
Use Permits to operate an owner occupied rental in a Rl Zoning District. The provision has been in place
about four years. From time to time it is good to discuss Ordinance Amendments to see if they
accomplished the goal of their intent.
ATTACHMENTS:
REQUESTED PLANNING COMMISSION ACTION:
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