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HomeMy WebLinkAbout1997 [09] Sep 29 Pursuant to due call and notice thereof, the Planning Commission for the City of St. I Joseph met in special session on September 29, 1997 at 7:00 p.m. in the St. Joseph City Hall. Members Present: Chair Hub Klein. Commissioners S. Kathleen Kalinowski, Marge Lesnick, Linda Sniezek, Dan Nierengarten, Kurt Schneider. Council Liaison Cory Ehlert, Deputy Clerk Judy Weyrens. Others Present: Art Hiemenz, Edith Hiemenz, John Kierzek, Martha Kierzek, Joan Lammersen, Greg Kacures, Arlene Primus, Al Brandenburger, Steve Streng, Robert Rice, Leon Hoffman, Frank Hamitra, Marvin Feld, Gene Pfannenstein, Ken Hiemenz, Ken Twit, Chad Carlson, Bill Wasner, Chuck Fuchs, Lawrence Rennie, Marie Rennie, Robert Nathe, Delmar Dietman, Mike Deutz. Chair Klein opened the hearing at 7:00 p.m. The purpose of the hearing was to consider the rezoning of certain property in the following areas: 1. North of Minnesota Street to County Road 75 from 3rd A venue NE to 16th Avenue (former 91st Avenue) 2. North of County Road 75 and West of College A venue North from College Avenue North to the westerly end of the Corporate Limits. Council Liaison Ehlert discussed the implementation of the Land Use Moratorium in the above stated areas, and at this time the Commission is presenting the proposed land use map for those areas. (See attached Table A and Table B) Klein opened the floor for comment and questions: Residents presented questions specific to the zoning of their property at which time the Commission clarified current zoning classifications. Members of the Mobile Home Park expressed concern with the possible development of the former Lyman Hull property. It is their understanding that a developer wishes to construct a multiple family complex. Their concern is the increased traffic and impact on the Mobile Home. The trailer park houses many families with children and feel it would be a safety hazard. Al Brandenburger: Questioned what the zoning changes on East Minnesota Street included. Ehlert responded that the most significant change is rezoning all property with single family homes to R-l, Single Family from R-3, Multiple Family. Gene Pfannenstein: Stated his objection to rental units in a Single Family Zone and requested the Planning Commission prohibit student rental units in Single Family districts. Mike Scherer: Stated objection to his property being zoned R-l Single Family. The recent assessments have increased the cost of the property and it would not be feasible to develop as Single Family. Additionally, he stated they have spent considerable September 29, 1997 Page 1 of 4 I money in the past zoning their property and he does not wish to go through that process again. Sniezek questioned what he would like his property zoned. Scherer responded that he is considering patio homes or senior housing in the future and would like the Commission to leave the property zoned R-3. Ken Twit: Stated his objection to changing the zoning classification of individual properties such as Scherer's. In his opinion that is spot zoning, something the City is opposed to. The same can be said for leaving the Wahlstrom and Fuchs property as Single Family. Those properties should be zoned General Business. The purpose for implementing the Land Use Moratorium was to review the zoning and look 20 years in the future to detérmine the best and highest use for the property. Further, Twit stated that changing the zoning classification does not place great limitations on the property owner. The value of the property will actually increase. Ehlert responded that finds it difficult to project within a 20 y€ar time frame and would prefer to review the zoning every five years. Kurt Schneider: Explained the grandfather status and the associated limitations with regard to non-conforming uses. He stated that a non-conforming use does have limitations that may not be acceptable to property owners, such as not being able to expand the existing structure. It is his understanding that some of the residents are just looking for protection from business encroachment when adjacent to single family homes. Jim Graeve: Expressed concern about encroachment of business in residential neighborhoods. It is his opinion that the City should designàtean area that is general business so the neighborhoods can remain intact. The Planning Commission should look at what makes a II good town" . He also stated objection to encouraging business along County Road 75 as it would detract from the aesthetics of St. Joseph, and in his opinion become an extension of Division Street. Kurt Schneider: The Planning Commission has discussed where business development should be located. New businesses would rather locate along CSAH 75 where parking can be provided, as opposed to locating on Minnesota Street with limited parking. In Commissioner Schneider's op.inion addressing thé parking situation on Minnesota Street will take a community effort. John Kierzek: Questioned the impact on property values. Weyrens explained that although the property value may increase with different zoning classifications, the rate at which a property is taxed is determined by the current use of the property, not by zoning. Bill Wasner: Questioned the Planning Commission as to what will happen next and if there will be additional meetings. Weyrens responded that this meeting is the public hearing and the Commission must table the meeting or recommend to the Council at this meeting. \ September29,1997 Page2of4 Arlene Strickler: Requested assurance that development of the former Lyman Hull I property will not increase the traffic in the Mobile Home Park. Twit responded that all streets are for public use and therefore the City could not limit the use thereof. If the property were developed it would be in the best interest of the City to require a second access, possibly to College A venue. The City already has a situation where a development has only one access and it is his opinion that the City would not get into a situation like that again. Chad Carlson: Before the development of the former Lyman Hull property many issues need to be resolved, including an additional access. Ehlert questioned if there were any additional comments to the Land Use Moratorium area #1, along East Minnesota Street. Jim Graeve requested the Commission zone the property owned by Wahlstrom as R-1, Single Family. Wahlstroms could not attend this meeting but were under the understanding that their property would not be zoned General Business. At the last Planning Commission meeting they requested protection from business encroachment on residential properties. Commissioners present generally agreed to recommend the Council zone the property owned by Bob and Ellen Wahlstrom as R-l Single Family. There being no additional comments, Sniezek made a motion recommending the Council approve the following zoning changes: 1. All properties in the Moratorium area North of Minnesota Street East fronting 3rd A venue NE will be changed from R-3 to R-l. 2. All property fronting Minnesota Street East from the comer of 3rd Avenue NE to the Roske Property will be changed from R-3 to R-1. 3. Roske Property to be zoned as follows: Remains General Business with the exception of the lot where the Fire Hall is constructed. That portion is to be zoned Public. 4. All property fronting Minnesota Street East from 4th A venue NE to 5th A venue (Minnesota Street entrance on SE, to include property owned by Charles Fuchs and William Wasner) to be changed from R-3 to General Business. 5. All property from the extension of 5th SE to County Road 133, with the exception of the property owned by Graeve and Wahlstrom will be changed from R-2 to R-3. 6. Property West of County Road 133 and abutting such (Graeve and Wahlstrom) to be changed from R-3 to R-1 (excluding the Roske Property) 7. All property abutting and North of Minnesota Street East and East of County Road 133, excluding the vacant lot owned by Mike Scherer, and South of the Section/Quarter line from County Road 133 to 91st Avenue to be changed from R-3 to R-1. 8. The property abutting East Minnesota Street excluded in #7 is to remain R-3. 5<pt=ber 29, 1997 Pa¡;d 014 · 9. All property abutting and North of Minnesota Street East and North of the Section/ Quarter line lying east of County Road 133 to be zoned General Business. - The motion was seconded by Kalinowski and passed unanimously. Moratorium Area # 2 - North of County Road 75 and west of College A venue North to the westerly end of the Corporate Limits. Ehlert made a motion recommending the Council adopt the following zoning changes: 1. All property abutting College Avenue North between Date Street West and Elm Street West is to be changed from R-3 to General Business 2. All property in this area currently zoned Industrial, with the exception of the wetland immediately North of the former Krebsbach Bulk Tank Facility, is to be changed to General Business. 3. The wetland described in #2 should be designated as Public. The motion was seconded by Kalinowski and passed unanimously. Ehlert made a motion to request the City Council lift the Land Use Moratorium effective upon Council adoption of the above recommendations. The motion was seconded by Lesnick and passed unanimously. Next Meeting: Carlson requested the Planning Commission postpone the October regular meeting to October 13, 1997 to accommodate a petition for a Speical Use Permit. Gary Schroeder is requesting a Special Use Permit to construct a warehouse facility. He would like to begin construction the week of October 13, 1997. Kalinowski stated her objection to changing the meeting date as residents need to know that the Planning Commission meets the first Monday of each month. The Commission has always been accommodating and is willing to schedule special meetings if needed. Lesnick and Sniezek concurred and indicated the developer should be required to schedule a special meeting as not all Commissioners will be able to attend an October 13,1997 meeting. After considerable discussion the Commission agreed to this one time meeting change and clarified that if a petitioner cannot meet the schedule for the first Monday meeting, a special meeting will need to be scheduled. Additionally, the petitioner will be required to pay the associated costs for scheduling such. Adjourn: Lesnick made a motion to adjourn at8:50 p.m.; seconded by Sniezek and passed unanimously. Judy Weyrens Deputy Clerk September29,l997 Page 4 of4