HomeMy WebLinkAbout1999 [08] Aug 02
I Unofficial Minutes - Planning Commission
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on
Monday, August 2, 1999 at 7:00 p.m. in the St. Joseph City Hall.
Members Present: Chair Hub Klein. Commissioners S. Kathleen Kalinowski, Marge Lesnick, Gary Utsch, Kurt
Schneider, Jim Graeve. Planning Commission Secretary Chad A. Carlson. Absent: Council Liaison Cory Ehlert.
Others Present: Brian Drown, Jeff Drown and Mark Lambert.
Multi-Unit Housine: Proposal- Jeff and Brian Drown: Jeff Drown presented a plan for a multi-unit student
housing complex on the former Krebsbach Chevrolet site on Minnesota Street. The facility would consist of24,
three and four bedroom units. The facility will have three levels with 18 tuck under garages on the north side and an
additional 1 02 parking stalls. The facility will promote a high profile for Minnesota Street due to the construction
material and general aesthetics of the facility. In addition, an on site manager will be hired to manage the facility on
a daily basis. Drown requested input :/Tom the Planning Commission on the site plan and building layout as
presented before they proceed with final documents.
Graeve questioned Jeff and Brian Drown if they were going to live on site and manage the facility. Jeff Drown
stated that they would not live on site but would seek a qualified facility manager to live on premise.
Kalinowski clarified that the numbers 3 and 4 on the site pIan indicated the number of bedrooms per unit.
Graeve questioned if there were plans to incorporate retail or commercial use within the facility. Brian Drown
stated that they were aware of the requirement to include a mix of retail or commercial and residential in the General
Business District. Brian Drown stated that businesses have been contacted but have shown no interest in locating in
I downtown St. Joseph. The businesses indicated they would rather locate on CSAH #75. Brian Drown further stated
that :&anchises such as Kinkos, Copy Center and others were not interested and they did not want to locate a
business in the facility that would compete with existing businesses.
Lesnick questioned if office space was considered. Jeff Drown stated that the compatibility of professional offices
and student rental units is not desirable and was not pursued.
Brain Drown stated that they would either request that the property be rezoned to R-3 Multi-Family Residential or
request a Variance to the retail and commercial use requirements.
Jeff Drown requested that Carlson clarify the 50% retail and commercial square footage requirement.
Kalinowski stated that the Planning Commission and City Council just completed extensive revisions to the
Comprehensive Plan and Zoning Ordinances. Through these documents, the City is committed to promoting the
retail and commercial vitality of the downtown. Rezoning this property may contradict the Comprehensive Plan.
Carlson clarified that the meeting was just to get input :/Tom the Planning Commission on the development and the
developers will still need to hold a public hearing for a Rezoning, Special Use Permit and/or Variance, if requested.
Utsch questioned if they have reviewed any other locations in the community that would be appropriate for this
development.
Jeff Drown stated that they are coq~»tf¡ij:mg Po the Krebsbach 10t at this time and would consider other areas if it
pleases the Planning CommissiQf\. . Qrown further stated that the site was selected to create a facility that was large
enough to concentrate students in a central area and pull students in that are scattered in rental houses throughout the
I community.
Utsch stated in his opinion that a large student facility would not bring students out of the rental house because of
the atmosphere associated with a house.
August 2,1999 Minutes
Klein stated that parking might become a problem in the area, specifkally the church parking lot, from friends and
visitors searching for a place to park in the downtown area and near the facility. Brian Drown stated that the I
Krebsbach lot is large enough to satisfy the parking requirements as stated in the Ordinance. There are
approximately 35 more parking spaces then the maximum amount of persons that can reside in the facility.
Lesnick questioned if the facility is available only to students and who will be able to rent ifthere are vacancies.
Jeff Drown stated that units could be rented to three and four member families if vacancies become apparent.
Graeve stated that the Colleges are going to require that freshmen and sophomores live on campus and the Colleges
are considering capping enrollment. Kalinowski concurred and stated that it is a matter of economics for the
College of St. Benedict. As additional students attend the College, there are additional costs to administration.
Graeve further stated that the community as a whole is promoting on-campus housing to encourage a quiet
community.
Jeff Drown stated they are aware of the Colleges' plans for enrollment and housing, but the housing study shows a
continuing need for student rental units in the community. Jeff Drown stated that rooms have been secured for the
1999-2000 school year leaving a zero vacancy rate in the community. Drown further stated that units are already
being secured for the 2000-2001 school year. Drown requested that the Planning Commission review the swnmary
of the housing study.
Schneider stated that the plans look impressive and the need could be addressed with the facility. Schneider
encouraged the developers to consider other locations in the community for the project.
Carlson informed the developers of the Scherer property located on Minnesota Street. The property is zoned R-3
Multi Family Residential. Carlson suggested they contact the property owners.
Schneider requested if the developers could site examples from other commtmities where student housing has been I
located in the downtown area and has successfully mixed with retail and commercial.
Jeff Drown stated that in large communities, residents and the business community often function well together.
Drown sited examples in St. Cloud, Sioux Falls, and St. Paul.
Graeve suggested that the Planning Commission should consult with both Colleges regarding housing before they
consider any proposal for student housing.
Jeff Drown stated that he currently houses over 60 students in the St. Cloud State University area and has worked
hand in hand with University officials to manage the facility properly.
Klein concluded the discussion at 7:45 and the Planning Commission came to consensus that the project plans and
designs were impressive and well presented. However, the Planning Commission suggested the investigation of
alternative locations for the facility within the community or if the facility were to locate on the Krebsbach site,
could retail and commercial use be included with the project. Klein requested that Carlson review the PURD
accepted for the Northland Addition to see if an area in the development was earmarked for multi-unit
developments. Carlson stated he would assist Jeff and Brian Drown in assessing alternative locations for the
facility.
Carlson stated that the Drowns' next step with the Planning Commission would be to hold a public hearing for the
request prior to approving the development.
Lee's Ace Hardware- Gary Utsch: Gary Utsch requested an interpretation of the Sign Ordinance regarding a
business sign and a product sign. Carlson stated he contacted John Scherer, City Attorney, requesting an
interpretation of the Ordinance. Scherer stated that the signs proposed by Lee's Ace Hardware will be considered I
business signs and subject to a total of 50 square feet. Scherer further stated that Lee's Ace Hardware would need to
take the total square footage of the three signs and apply the total to the Ordinance.
August 2,1999 Minutes
I Schneider stated in his opinion that the two product signs should not be considered a business sign but rather an
advertisement. Carlson stated that Scherer suggested the Planning Commission review product advertising signs
and banners and amend the Sign Ordinance.
Utsch stated that the proposed total square footage for all signs is 102' and Lee's Ace Hardware will be requesting a
Variance of 52 square feet to construct the signs. The Planning Commission will hear the Variance request at their
September 7, 1999 meeting.
Approval of Minutes Graeve made a motion to approve the July 6, 1999 Planning Commission minutes with the
following corrections:
1) On page three, paragraph seven discussion "Zoning Ordinance" should be changed to "Ordinance"
and the word "cannot" should be changed to "should not".
2) On page four, paragraph nine the words "disagrees with" should be changed to "questions" and the
following sentence stricken ITom the record "Schneider stated that the grade of the road would be
comparable to the slope at lZh Avenue SE and Baker Street East."
The motion was seconded by Kalinowski and passed unanimously by those present.
Other Business:
Casey's General Stores: Carlson updated the Planning Commission on the construction of the facility. The
Planning Commission questioned what measures will be taken to landscape the portion of the facility ITonting
Highway #75. Carlson stated that he has been discussing options with Casey's General Stores regarding the design
and type oflandscaping for the facility. He will be meeting with the construction manager on site to assess design
standards for the landscaping. The landscaping project should incorporate the large electrical box.
I Lesnick stated that she recalled the site plan showing the rear of the building facing the fire hall, which has changed
since they presented the plans to the Planning Commission.
Carlson informed the Planning Commission that the overall site pIan for Casey's General Stores has not changed.
However, due to Stearns County's req~ements fPf&~:~?'fH~ Þ~H~ing was turned approxim~tely 10 degrees to t~e
south to ~c:co~odate traffic flow on sIte. The rFíff'e ' ,,~ mr ïäClhty was planned to ITont Highway #75 accordmg
to the ongmal site plan. "",." "
_, _ ~ ~'1' 1 ,. : :
Road Corridor Preservation: Schneider stated that íW a44jtional east/west road corridor ITom Fir Street needs to be
identified in order to handle the traffic in and out ofthe NôrthIand Addition. Lesnick stated that Judy Weyrens,
Deputy Clerk, was researching information re~8fdf~,~~~..RfR~eC~tOn of road corridors.
Carlson stated that the best way to ensure a road corridor is protected is for the Planning Commission tP ~qst plat
the area with future roadways. As qyvelopers app~~ac~ the City, the Planning Commission can iclt:'ntity th~~ .J
roadways and incorporate tl1~ mtR tp~'qevèloper design.
Carlson stated that JUqy WÇ~'1J~~ ~oul~~3;YÇ ~e road ~orridor protection information for the September meeting.
The State versusS'prawl: Carlson presented an article titled "The State versus Sprawl" to the Planning
Commission.
St. Joseph Area Housing Study: Carlson presented the St. Joseph Area Housing Study to the Planning
Commission. Carlson stated that the Planning Commission should familiarize themselves with the contents of the
study and its findings. Carlson further stated that since the study has been available, four separate projects have
surfaced and he anticipates even more activity during the upcoming year.
I Kalinowski suggested that the St. Joseph Area Housing Study's goals should be included in the Comprehensive
PIan.
August 2, 1999 Minutes
Other Announcements: I
Property Zoning Classification Study: Carlson presented a proposal by a cDmpany to purchase a parcel located on
Ridgewood Road, east of Bee Line Sports Center. The company is requesting the parcel be annexed to the City as
they have a need for municipal services (water and sewer). Carlson requested that the Planning Commission
consider the zoning classification for the parcel. The S1. Joseph Township has the parcel zoned Commercial.
Carlson stated that the property is approximately 250 feet and visible rrom Highway 75. Carlson suggested that the
Planning Commission consider the Highway 75 Business District as the proper zoning district for the property. The
Planning Commission concurred with the recommendation to zone the property and adjacent properties to Highway
75 Business District to stay consistent with the goals of the district.
Kalinowski questioned the status of the old bank building on Minnesota Street and if the sale is still pending.
Carlson stated he would check the progress of the sale.
Utsch questioned why the Planning Commission hasn't received a copy of the Emergency Plan for the trailer court.
The Planning Commission requested the plan rrom the Emergency Services Director, Bob Loso, many months ago
and yet to receive a copy. Carlson stated that the City Offices have contacted Loso regarding the request by the
Planning Commission. Graeve volunteered to contact Loso.
Klein requested that Carlson approach the Pond View Five project manager regarding the amount of debris left by
the contractors on the sidewalks at Minnesota Street and 12th Avenue.
Adjourn: Lesnick made a motion to adjourn at 8:55 p.m.; seconded by Graeve and passed unanimously.
¿¡P/63;:; I
Chad A. Carlson
Planning Commission Secretary
I
August 2,1999 Minutes