HomeMy WebLinkAbout1999 [09] Sep 07
I Official Minutes - Planning Commission
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on
Tuesday, September 7,1999 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 and Cory Ehlert. Planning Commission Secretary Chad A. Carlson. .
Others Present: Gene Boysen, Greg Reinhart, Bruce Gohman, Jim Muellenbach, Ellen WaWstrom, Bill Wasner,
and Charles Fuchs.
Variance, Resurrection Lutheran Church: Chair Klein opened the hearing at 7:00 p.m. and stated the purpose of
the hearing is to consider issuance of a Variance. The Variance is being requested to allow the construction of an
additional identification sign for Resurrection Lutheran Church.
St. Joseph Code of Ordinance 52.14 Subd. 9 (a) states that one identification sign not exceeding 35 square feet in
area for the following uses: church, school, hospital parks and recreation areas or similar uses. Such signs shall be
solely for the name and of the use and its activities and may be illuminated but not flashing.
The property is legally described as Part of Section 3, Township 124N, Range 29W, Stearns County, Minnesota,
being at the place where State Aid Road #2, meetings Old State Aid Road #2, such point being the North Boundary
line of the herein described tract, with the East Boundary line going South along the boundary line of Old State Aid
Road #2, a distance of 595 feet, thence at right angles to the West a distance of 360 feet to the East Boundary line of
State Aid Road #2 to the place where State Aid Road #2 meets Old State Aid Road #2, the North Boundary line
being a distance of80 feet, 3.00 acres, plus or minus, all in Stearns County, Minnesota.
I Carlson stated that in the opinion of legal counsel, the large rock engraved with the name of Resurrection Lutheran
Church constitutes the one allowable identification sign under St. Joseph Code of Ordinance 52.14 Subd. 9(a).
Gene Boysen spoke on behalf of Resurrection Lutheran Church as a church council member. Boysen stated the
need for the sign is to let their members know of service times and upcoming events. The sign will be 50" x 70" and
will be illuminated for night viewing. Since the rock formation is considered a sign, the church is requesting a
Variance of24.31 square feet to construct an additional identification sign.
Ehlert stated that in his opinion the rock formation with the engraving is not a sign but rather landscaping for the
church. Even though it identifies the church location, the proposed sign will provide a service to the community and
to the members ofthe church. Kalinowski concurred with Ehlert's assessment of the project.
Utsch questioned if the rock will stay on the site after the new sign is constructed. Boysen stated that the rock has
become an icon for the church and they have no intentions of moving the rock. The new sign conforms to the
maximum allowable square footage and will be located on the south side ofthe entrance to the church.
Kalinowski made a motion to recommend the City Council approve the following resolution of finding;
seconded by Graeve and passed unanimously by those present.
Resolution of Finding
The request of Resurrection Lutheran Church for a Variance came before the Planning Commission at a public
hearing held on September 7, 1999. The purpose of the hearing was to consider the issuance ofa Variance. The
Variance is being requested to allow for the construction of an identification and activity sign for the Church with a
dimension of 50" x 70".
I St. Joseph Code of Ordinance 52.14 Subd. 9(a) states that one identification sign not exceeding 35 square feet in
area for the following uses: church, school, hospital parks and recreation areas or similar uses. Such signs shall be
solely for the name and of the use and its activities and may be illuminated but not flashing.
September 7, 1999 Minutes
Upon the opinion of the St. Joseph City Attorney reviewing Ordinance 52.14 Subd. 9(a), the large rock formation I
bearing the name of Resurrection Lutheran Church in the rront yard of the facility represents an identification sign
and any additional sign(s) will exceed Ordinance 52.14 Subd. 9(a).
Therefore, Resurrection Lutheran Church is requesting a Variance of24.31 square feet to construct an additional
identification sign for the facility.
The request has been submitted by Resurrection Lutheran Church, 610 COlmty Road 2, St. Joseph, MN 56374.
Notice ofthis matter was duly served and published.
In cDnsideration of the information presented to the Planning Commission and its application to the Comprehensive
Plan and Ordinances of the City ofSt. Joseph, the Planning Commission makes the following findings:
The proposed use is consistent with the standards for a Variance as stated in St. Joseph Code of Ordinances
52.8 a-e.
Therefore, based on the [mdings above, the Planning Commission makes the following recommendation:
Approve the Variance of24.31 square feet to construct an additional identification sign on
Resurrection Lutheran Church property.
Chair Klein closed the hearing at 7:20 p.m.
Boysen requested that the Planning Commission consider refunding the $150.00 application fee to Resurrection
Lutheran Church. Boysen stated that the fee could be used more C(Jilstructively for the church community. Boysen
also stated that other churches in the community have constructed signs in the past were net required to go through I
an application process. He suggested that the City of St. Joseph require all churches in the community to follow the
same regulation in the future.
Ehlert stated the application fee for a Variance is set by the City Council. The fee covers administration and
publications that are required by state law. Ehlert stated that Carlson would research the costs incurred by the City
and see if a compromise could be made.
Schneider stated that the Planning Commission cannot forgive the fee and that the City Council would need to take
action on his request.
Utsch stated that forgiving or reducing an ~FRlication fee will set a bad precedence for the City and he requested that
Planning Commission be very careful in recommending this to the City Council.
Ehlert stated that he would approach the City Council with the request to waive the Variance fee made by
Resurrection Lutheran Church.
Variance. W. Gohman Construction: Chair Klein opened the hearing at 7:20 p.m. and stated the purpose of the
hearing is to consider issuance of a Variance. The Variance is being requested to allow a structure to exceed the
maximum allowable height of2 1/2 stories or 35 feet.
St. Joseph Code of Ordinances 52.23 Subd 6 states that any portion of a structure shall not exceed 2 \t1 stories or 35
feet in height.
The property is legally described as all that part of Lot One (1), Block Two (2) of Roske Addition, lying Easterly of
;the following described line: Beginning at the Southwest comer of Lot I, Block 2, Roske Addition; thence North I
89029' 58" East 421.64 feet to the point of beginning of the line to be described; thence North 000 04' 23" East to
the North line of Lot 1, Block 2, Roske Addition and said line there terminating, according to the plat and survey
thereof, now on file and of record in the Office of Stearns County Recorder.
September 7,1999 Minutes
I Jim Muellenbach spoke on behalf ofW. Gohman Construction. Muellenbach stated that the proposed facility has a
roof peak height of 41.6 feet. The Ordinance states that any portion of the building cannot exceed 35 feet in height
and W. Gohman Construction is requesting a Variance of 6.4 feet.
Muellenbachexplained that the peak would be surrounded with windows to allow for natural light to filter down
through the building. The peak is located in the center of the building and does not represent the entire roofline.
The main roofline will be 28' 4" in height, which shouldn't create a fire hazard.
Graeve stated that the new fire rescue equipment is more then adequate to handle the proposed facility. However,
the building will be much higher then any building in the area. In his opinion, St. Joseph will have to grant
variances to all future buildings that want to exceed the City's height restriction and St. Joseph will no longer look
small town.
Utsch stated that they're not proposìng a second floor over and above the Ordinance. The actual main roofline falls
under the Ordinance requirements. The decorative peak is the only portion of the structure that exceeds the
Ordinance.
Carlson clarified the Height Ordinance for the audience and Planning Commission.
Carlson informed the Planning Commission that the W. Gohman Construction public hearing also involves a
Variance request to the Sign Ordinance. Due to the increase in the dimensions of the sign after the publication of
the notice, the petitioner will have to re-publish a notice and the Planning Commission will hold another public
hearing for this matter at a future date.
Graeve moved to table the public hearing on the Variance request to the Sign Ordinance until a future
Planning Commission meeting; Seconded by Ehlert and passes unanimously by those present. Chair Klein
I amended the public hearing to eliminate the Variance request to the Sign Ordinance from the September 7,
1999 public hearing.
Ehlert made a motion to recommend the City Council approve the following resolution of f'mding; seconded
by Lesnick and passed unanimously by those present: ....
Resolution of Finding
The request ofW. Gohman Construction for a Variance came before the Planning Commission at a public hearing
held on September 7, 1999. The purpose of the hearing was to consider the issuance of a Variance. The Variance
is being requested to allow the height of the bank facility to reach 41.4 feet at the peak.
St. Joseph Code of Ordinance 52.23 Subd. 6 states that any portion ofa structure in the Highway 75 Business
District shall not exceed 2 Y2 stories or 35 feet in height.
The request has been submitted by W. Gohman Construction, 30618 County Road #133, St. Joseph, MN 56374.
Notice ofthis matter was duly served and published.
In consideration of the information presented to the Planning Commission and its application to the Comprehensive
PIan and Ordinances of the City of St. Joseph, the Planning Commission makes the following finding:
The proposed use is consistent with the standards for a Variance as stated in St. Joseph Code of Ordinance
52.8 a-e.
I Therefore,based on the finding above, the Planning Commission makes the following recommendation:
Approve the Variance of 6.4 feet to construct the facility to the height of 41.4 feet.
Chair Klein closed the hearing at 8:00 p.m.
September 7, 1999 Minutes
Site Plan Review - W. Gohman Construction/First State Bank of St Joseph: The Planning Commission
reviewed the proposed site plan as presented by W. Gohman Construction and the First State Bank of St. Joseph. I
Wahlstrom questioned the large setback on the south side of the lot. Reinhart stated that the City of St. Joseph has a
perpetual easement of35 feet for storm sewer on the south end of the lot.
Ehlert questioned if the design of the site plan promoted effective traffic flow. Muellenbach stated that Stearns
County dictated the loc~tion of the north driveway and the design of the property was done based on that
benchmark. The north access with will be an exit only, while the south access will be both an entrance and exit.
Kalinowski questioned the landsc~ping plan and the type of trees and bushes that will be planted. Ehlert directed
Kalinowski to the left side of the landscaping plan for the types of trees that will be planted on site.
Ehlert stated that the position of the bank and the face of the building fronting 4th Avenue are excellent. Ehlert
further stated that the loc~tion of the facility on the lot creates the perception of service to the community and not
Highway #75. Reinhart stated that the drive through teller line is marketed to the highway traffic and the front door
to the community.
Schneider stated that even though there moving from the downtown area, they continue to support the community
and they're only moving four blocks to the east. Reinhart stated that his reselli'ch shows that the new loc~tion is the
center of the community as the City continues to grow to the east and still within walking distance for residents.
Graeve questioned if the facility will have multi-tenants. Reinhart stated that the bank facility will have professional
office space on the second floor, consisting of only 8% of the total floor area.
Klein stated that the extension of sidewalk north of Minnesota Street to the bank may be difficult. Reinhart stated
that the bank will only own property to the northwest comer of the Fuchs property.
Ehlert stated that he would support the construction of sidewalk from Minnesota Street to the bank at the City I
Council level. The City needs to be in the position of providing pedestrian safe areas for the residents. Even if the
Fuchs property isn't wide enough, other alternatives need to be researched. Ehlert elaborated that the Park Board
has adopted a bike and pedestrian trail plan for the community and 4th Avenue is identified as a potential section of
the trail.
Ehlert stated the parking area meets the parking area required by the Ordinance. Muellenbach stated that there is
more parking spaces available then the minimum required by the Ordinance and maximum occupancy.
Graeve moved to approve the site and landscaping plan as presented by W. Gohman Construction and First
State Bank of St. Joseph; Seconded by Lesnick.
Discussion:
Ehlert questioned the construction materials and color of the facility. Reinhart stated the bank will be brick on all
four sides and the color will be earth tone. A decision on the color of the brick has not been made at this point.
There will be two colors of brick accenting the facility, but none of the color choices will match the Fire Hall or
Casey's General Store.
Ehlert questioned the time frame of const11lction. lvfuellenbach stated that construction should start this fall with
completion of the facility in May or June next year.
Lesnick questioned if the bank will have a basement. Muellenbach stated the bank will be slab on grade, no
basement.
After discussion, Klein called the question to approve the site and landscaping plans as presented: I
Ayes: Klein, Kalinowski, Lesnick, Utsch, Schneider, Graeve and Ehlert
Nays: None Motion Carried
September 7, 1999 Minutes
I Approval of Minutes Kalinowski made a motion to approve the August 2, 1999 Planning Commission minutes as
presented seconded by Lesnick and passed unanimously by those present.
Council Liaison RePOrt: EWert informed the Planning Commission of the recent Joint Planning Board meeting
with St. Joseph Township. The Joint Planning Board recommended approval to rezone the 4.9 acres of Agricultural
property to Light Industrial for the location of a trucking firm. The area is within the 6-10 year annexation pIan. At
this point in time, the company has no need for municipal services.
Ehlert expressed his concern with the Orderly Annexation Agreement with the Planning Commission. In his
opinion, the Orderly Annexation Agreement forces the City Council and Planning Commission to be reactionary to
development that occurs in the Township and eventually becomes part of the City. EWert proposes that the City
Council consider taking in all of the 0-5 annexation area in order to be proactive and protect the best interest of the
City. Ehlert cited a recent example of a excavating business that constructed a facility in 11-20 year annexation area
(along Ridgewood Road) and the City Council and Planning Commission members were not aware of the project.
Ehlert suggested that the Planning Commission work closely with the EDA Office to determine growth areas and
patterns of development, positioning the City for future growth.
Klein stated that it is the responsibility of the Joint Planning Board to plan development beyond the city limits and
develop solutions in the best interest of the community. EWert stated that does work most of the time, but the City is
always put in a reactionary situation.
Kalinowski stated that the Planning Commission needs to do a better job within the next one or two years in
planning the area and in a proactive approach.
Ehlert reported that the Planning Commission needs to continue to research alternative routes for the Northland
I Development. In addition, the signal light planned for the intersection of 4th Avenue and CSAH #75 may happen
sooner then expected which will create a huge traffic demand on Northland Drive. EWert stated that in his opinioo,
the City has moved the problem area 1Ì'om Old County Road #2 to NortWand Drive and an alternative east/west
route is mandatory.
Carlson stated that the APO can compute traffic volume and congestion models based on current and proposed
traffic routes. The data the APO could provide might show that there are many or no options to alleviate traffic on
Gumtree Street or Northland Drive. Carlson will contact the APO for assistance.
Utsch requested that the Planning Commission receive a copy of all of the housing and development plats in the City
for their reference. Ehlert suggested that the Planning Commission be able to review and approve all subsequent
plats for Northland and Pond View additions.
Klein stated that the City Council reviews and makes changes to the plats as the development occurs and the
Planning Commission is unaware of the changes. Klein cites examples of changes made by the City Council in the
Northland and Pond View Additions without notifying the Planning Commission.
Carlson stated that the Planning Commission approved Preliminary Plats for both Northland and Pond View
additions. Carlson further stated the Ordinance defines that final plats are presented to the City Council for approval
and City Council has the authority to make additional changes to the final plat at that time. Final plats are not
presented to the Planning Commission.
Carlson presented a letter from SEH/RCM, which presented items for discussion prior to the City Council approving
the final plat for Pond View Six. Carlson provided the letter to the Planning Commission at the request of Mr.
Bettendorf.
I Ehlert suggested that Carlson research and develop an Ordinance that would protect the old growth trees in the area
from developers cutting them down.
September 7,1999 Minutes
Other Announcements: I
August 5th City Council Minutes: Kalinowski read a portion of the August 5th City Council minutes where Ehlert
informed the City Council that he requested the Monastery submit a parking plan for the Arts/Heritage Center
project prior to issuing a building pennit. Kalinowski stated that the Planning Commission or the City Council has
no authority within the Educational and Ecclesiastical District to deny a building permit because a parking plan is
not submitted. The St. Joseph Code of Ordinance does not require the Monastery to submit a parking plan to the
City or Planning Commission.
Ehlert stated that Kalinowski is misinterpreting the minutes of August 5th. Ehlert explained that the City Council
minutes state Ehlert requested that the Monastery submit a parking pIan and does not imply a building permit will
not be issued until a plan is submitted. EWert further stated that he requested a parking plan from the Monastery
only as courtesy to the City and there is no intention by the City to stop the project
Kalinowski stated for the rec{)rd that the Monastery will not submit a parking plan to the City prior to obtaining a
building permit since is not a requirement of the City of St. Joseph.
Graeve stated that the projects proposed by the College or the Monastery may have traffic and parking implications
for the community. Graeve further stated the College and the Monastery is a business and a part of the community.
The College and Monastery should adhere to the regulations of the City's Ordinance.
Ehlert stated that the City will not stop the projeçt and the Monastery should work together with the City on
common concerns.
St. Joseph Emergency Plan: Utsch questioned ifCouncihnan Loso has provided a copy of the mobile home park's
emergency plan to the City as requested by the Planning Commission. I
Graeve stated that he did contact Councilman Loso a.nd Loso referred hin1 to Stearns County Human Services
Department. According to Stearns County Human Services Department, a emergency report has been filed by the
City. The mobile home park is grand fathered and the new County Ordinances will not apply to the mobile home
pask. Graeve further stated that the County assured him that the current shelter would not be adequate to hold every
resident of the mobile home park.
Casey's General Stores Landscaping Update: Utsch questioned why none of the landscaping, such as planting
evergreens, burm and flowers, to block the appearance of the back of the facility hasn't been completed.
Carlson informed the Planning Commission that he met with the project and construction managers to discuss
options regarding the landscaping. Carlson stated that he presented the company with options for landscaping and at
no point in time did the company commit to doing additional landscaping. The company did extend the Cherry
Bushes to span the back of the facility. Other options were not considered due to cost and safety issues.
Lesnick stated that the Planning Commission and City Council made the mistake and overlooked the detail on the
site plan. The site plan clearly states that the facility will be brick on three sides. The company should not be
responsible to spend additional money to cover up a mistake made by the City. Lesnick further stated that in the
future all building plans should be presented in color which with give the Planning Commission a true representation
ofthe facility.
Adjourn: Lesnick made a motion to adjourn at 9: 10 p.m.; seronded by Schneider and passed unanimously.
(~~/d:5?_~ I
Chad A. Carlson
Planning Commission Secretary
September 7, 1999 Minutes