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HomeMy WebLinkAbout1999 [10] Oct 04 I OJFICial Minutes - Planning Commission Pursuant to due call and notice thereot;. the Planning Commission for the City of St. Joseph met in regular session on Monday, October 4, 1999 at 7:00 p.m. in the Sf. 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: Jim Fredricks, Steve Paasch, Gary Schleicher, Amy Schleicher, Lori Gwost, Al Gwost, Diane Schreifels, Will Schreifels, and Judy Weyrens. Site Plan - East Apartments - Col1e2e of St. Benedict: Jim Fredricks and Steve Paasch presented the proposed site plan, renovation and new construction plans for the East Apartments located on the campus of the College of S1. Benedict. The first phase of the project was presented to the Planning Commission and two buildings have been renovated. The proposed plan will complete phase two of the project. The old structures along College Avenue will be demolished and replaced with new construction. A three story, 220 bed complex will be completed in phase two and the entire project is scheduled for completion in the spring of 200 l. Current parking spaces total 50 and an additional 21 spaces will be available. Paasch identified the emergency and service entrances to the facility. Fredricks explained that each unit will consist of two and four bedrooms, wash and dryer, and will be handicap accessible. Construction material will consist of spilt-faced block, steel panel with stucco finish, hipped roof with shingles and extensive landscaping. I Lesnick questioned if the height of the building would be similar to the Science Building. Passch stated that the complex will be 32 feet high. Greave questioned if a basement would be constructed. Paasch stated that a crawl space and mechanical area will be constructed. A basement under the entire structure will not be constructed. Kalinowski stated that the current emergency entrance is not a road Paasch stated that emergency vehicles could continue to enter in this area and the wide walking path on the north side of the facility. Klein stated that in the spring large emergency vehicles could sink and get stuck in this area. Klein suggested that the City's Fìre Chiefbe contacted to discuss emergency routes. Paasch stated that he has reviewed the project with Ron Euteneuer and Dave Theisen prior to the meeting and there were no concerns. Paasch stated that a fire hydrant needs to placed on the north end of the complex and two other locations for safety. Ehlert questioned the demolition of one building and not the other. Is the demolition due the age and useful life of the structure? Paasch stated that the building is structurally sound but no longer meets of the College. Utsch questioned if the parking to student ratio is adequate and stated it does not meet the standards of the City Ordinance. Paasch stated that 21 additional parking spaces will be created, for a total of71 parking spaces for the complex. Ehlert confirmed that if the final phase is completed, the parking lot on the north end of the complex would be lost. I Ehlert stated that the proposed entrance to the facility is on College A venuelCR # 121 and questioned if the County Highway Engineer has been contacted. Paasch stated that the existing entrance will be used and the project meets the City's 3O-foot setback. Paasch stated the County is not concerned with the project and doesn't foresee any impacts to CR #12l. October 4, 1999 Minutes Lesnick moved to approved the site plan for the East Apartments presented by the College of St Benedict as I presented subject to review and approval from the City Building Inspector and City Fire Chief; Seconded by Ehlert. The motion passed with the following vote: Ayes: Klein, Lesnick, Kalinowski, Schneider, Utseb, Greave, and Ehlert Nays: None Motion Carried Arts and Heritaae Center - Parkina Plan Update: Carlson presented a finding by the City Building Official determining that the Arts and Heritage Center must have a parking plan incorporated into the project and submitted to the City prior to receiving a Certificate of Oc.cupancy. Carlson stated that the Ordinance is being interpreted differently by the Building Official and city staff. City staff interpretation is that the City cannot require the parking pIan as a prerequisite for obtaining a Certificate of Occupancy. Ehlert questioned why the Ordinance is in conflict. The Planning Commission has always detennined that the EE District is not subject to the provisions of the Ordinance. The request for a parking plan was out of courtesy only. Weyrens stated that staff at Great Northern Building Inspection has determined that a parking plan is a requirement and must be provided to the City. Weyrens stated that in the future, the Planning Commission should require a report rrom the Building Official prior to reviewing any development in the EE District. If any interpretation differences occur, they can be addressed by city staff prior the Planning Commission meeting. Klein stated that the Planning Commission has determined that development in the EE District is not subject to the provisions ofthe Ordinances, except for the review ofthe site plan. The Building Official needs to lUlderstand and acknowledge the Planning Commission's position in the EE District. Utsch disagreed and stated that the College of St. Benedict and the Monastery are part of the commlUlity. The City I Council and Planning Commission have an obligation and responsibility to review and approve development in the EE District subject to all the provisions set forth in the Ordinance. Kalinowski stated that Dave Theisen, Fire Chief, is the only person that needs to know where parking will be located for emergency purposes. The gift shop is extremely small and will not generate a huge amount of traffic. The circle drive and alley on the Monastery's campus will be sufficient for the Center's parking needs. Ehlert questioned why the Monastery is not submitting a parking plan when they said they would a month ago. Kalinowski stated that the Monastery is completing an overall parking pian for the campus and the Arts and Heritage Center project is only a small portion of the overall plan. Ehlert stated his concern with patrons of the Arts and Heritage Center using Minnesota Street were the City has already identified a parking problem. Carlson stated that the Planning Commission needs to make a determination ,vhether or not a parking plan would be required to obtain a Certificate of Oœupancy. Lesnick suggested that the Planning Commission determine that a parking plan will not be required for the Arts and Heritage Center project based on the fact the Planning Commission has never required parking plan for past projects in the EE District. Ehlert stated that he agrees with Utsch and that the City has a responsibility to put the best interest of the community first. The Ordinances need to be enforced uniformly throughout the community. Ehlert further stated it is his opinion that the request for a parking plan rrom the Monastery has been blown way out of proportion. Kalinowski stated again that an overall parking plan would be completed for the campus in the future and will be I available at that time. October 4, 1999 Minutes I Ehlert made a motion to di~t the Building Oft'kial to issue a Certificate of Occupancy for the Arts and Heritage Center once construction is complete and without a parking plan for the facility; Setonded by Greave. The motion passed with the following vote: Ayes: Klein, Lesnick, Kalinowski, Schneider, Utsch. Greave, and Ehlert Nays: None Motion Carried Northland Addition - Road Corridor Discussion: Carlson infonned the Planning Commission that the Area Planning Organization (APO) would be willing to assist the City in determining the feasibility of alternative road corridors adjacent to the Northland Addition. The City Engineer will be contacting Carlson to discuss engineering and future development issues for an overall assessment of the Northland Addition. Carlson stated that the preliminary plat of the Northland Addition included the connection of Gumtree Street to a future nortb/south road, connecting to CSAH #75. According to the City Engineer, Gumtree Street was designed to connect to the north/south road to effectively move traffic out of the Northland Addition. Northland Drive will provide another access that is badly needed to the Northland Addition. Residents living on Gumtree Street are requesting that the Planning Commission discuss an alternative east/west corridor. Klein questioned if the City Offices could provide the Planning Commission members with a copy of plat for the entire Northland development Klein further stated that the City Council and developer changed the Northland Plat without consulting with the Planning Commission. The names of streets and the location of the park changed after the Planning Commission approved the preliminary plat. Weyrens stated that a copy of the Northland Addition Plat would be presented to the Planning Commission on November 1st, including the latest addition. Weyrens stated that many months ofthe discussion took place with the City Council and the developer regarding the location of the park. The final plat reflects the new location of the I park as it currently exists and the street names were changed to correspond with the City's grid system. Ehlert stated that all plats associated with the Northland Addition have been approved and have not been changed after final approval by the City Council. Schneider stated that a decision has been made to connect Gumtree Street to Northland Drive and little can be done now to change the design. Schneider further stated that the residents are requesting that the Planning Commission research the feasibility of another east/west road connecting to Northland Drive to relieve the traffic pressure that will occur on Gumtree Street. Lesnick stated that the original development plans of the Northland Addition included the extension of Gumtree Street to the east and connecting with County Road #133. Ehlert explained that connecting Gumtree Street to County Road # 133 was discussed and eliminated due to environmental issues and development restraints. Ehlert stated that the City Council discussed the potential traffic impact to residents living Gumtree Street by connecting it to Northland Drive. The City Council is requesting that the Planning Commission review alternate road corridors. Ehlert stated in his opinion the push for the construction of Northland Drive is coming from the residents on Old County Road #2 and the City's Fire Chief Gary Schleicher, Northland resident, stated that the City is taking a traffic problem on west side of the Northland Addition and moving it to the east side. Ehlert suggested that the Planning Commission study options of extending Fir Street or 4th A venue, through the Rothfork and Brandenburger properties. to connect with Northland Drive. Utsch suggested that before he or the Planning Commission can make an educated decision on alternative road corridors, they need to review a copy of the current plat. Weyrens stated that Northland plat would be available by I November 1st. Ehlert stated that the City Council discussed the option of extending Fir Street for over 40 minutes. The City Engineer indicated that the extension of Fir Street is not feasible due to grade and soil conditions. October 4, 1999 Minutes Gary ScWeicher stated that 5th Avenue has a similar grade and 5th Avenue is being constructed. Gary Schleicher I further stated that he doesn't agree with the City Engineer's assessment and the City Council did not allow the public to speak or conftont the City Engineer. Amy Schleicher, Northland resident, stated that City Council made the decision to construct Northland Drive in the best interest of the developer and not the community or the Northland neighborhood. Klein stated that Avon Lumber One did not construct the development as presented to the Planning Commission. A road north of the development connecting to County Road #2 and multi-unit structures were included in the original plan and neither has been constructed. Gary Schleicher stated that he bought his house in 1996 and according to plat, 4th Avenue was going to carry the traffic south out of the addition. The plat must have been changed since he purchased his home and Northland Drive was added to the development. Lesnick stated that a road corridor is identified north of the City to parallel CSAH #75. Carlson stated that the APO 2020 plan does indicate a road corridor north of the community connecting County Road #2 with Cmmty Road # 134 at Fingerhut. Ehlert presented possible 4th Avenue and Fir Street extension alternatives and stated that the Planning Commission and City Council have made a commitment to research corridor alternatives for the Northland Addition. Gary Schleicher stated he appreciates the efforts of the Planning Commission and City Council and suggested that they curtail and scrutinize any further development in the Northland Addition until this issue is resolved. Greave stated that the Planning Commission should preserve possible road corridors as development occurs. Greave suggested that the City purchase easement and right-of-way to avoid similar situations in the future. Carlson presented a memorandum ftom the APO detailing the steps to preserve road corridors for future I development. The memorandum states that an official map needs to be created in order to protect the corridors. Carlson further stated that an official map adopted by the City could preserve corridors but there is a potential financial liability to the City over a period of time. The City Council must be involved in the process of preserving road corridors. Utsch suggested that the City needs to contact the Rothfork and Brandenburger families to present the possible road alternatives discussed by the Planning Commission. Utsch further stated that if the City constructed the roads, the City could assess the property owners for the project. Weyrens stated that the City Council can not assess property unless a benefit is shown as a result of the project. Gary Schleicher questione.d why Fir Street wasn't extended to the east as presented in the original plan of the development. Schleicher referred to an original schematic drawing of the development. Klein added that the original plat presented to the Planning Commission was changed by Avon Lumber One and the Rothforks, approved by the City Council, and never re-presented to the Planning Commission. Ehlert stated that the City Council was pushed to construct Northland Drive to Gumtree Street and there wasn't enough time to plan or discuss alternatives prior to the project. Ehlert further stated that the industrial park project and NortWand Drive were included in the same bonding package and the City Council did not delay the bond issue. Gary Schleicher stated it is his opinion that the City Council didn't research alternatives to Northland Drive and put the interests of the developer ahead of the community. Utsch made a motion to have Carlson work with the City Engineer to study the proposed extensions of Fir Street and 4111 Avenue as presented and have Carlson contact the Rothfork and Brandenburger propety I owners to discuss the proposed alternatives; Seconded by Ehlert. Octo\x;r 4, 1999 Minutes I Discussion: Carlson stated that he has been in contact with the Brandenburger family regarding the development of their property on a separate issue. Carlson has been infonned that the property is in estate and development will not likely occur in the near future. The motion passed with the following vote: Ayes: Klein, Lesnick, Kalinowski, Schneider, Utsch, Greave, and Ehlert Nays: None Motion Carried CommissionuAnnonncements: Klein announced a public hearing that is scheduled for Wednesday, October 6th at 7:00 p.m. in the Westwood Elementary School Gymnasium. Klein stated that the APO is planning road corridors within St. Joseph Township and the City of St. Joseph. Klein further stated that the Planning Commission should review St. Joseph Township and APO transportation plans and make sure they are in the best interest ofSt. Joseph. Carlson explained that the public hearing is being held in conjunction with West Metro Conidor Study. The study is an attempt to identitY road corridors to move traffic ITom growing areas of Sartell into St. Cloud and to address the traffic congestion on the 8th Street bridge. Carlson further stated that the Planning Commission reviewed and accepted the Township's transportation plan earlier this summer. Utsch stated that he recalls a discussion of extending the Delwin Road south as a part of a north/south road corridor for the community. In his opinion, the extension of the Delwin Road is a good idea. Ehlert stated it is his opinion that Stearns County and the APO are more concerned with traffic flow then the impacts to the residents and neighborhoods. Neighborhoods and residents are not involved in the transportation planning process. I Carlson announced that the new Zoning Ordinances are being completed and will be presented at the November 1st meeting. Approve Minutes: Lesnick moved to approve the September 7, 1999 minutes as presented; Seconded by Utsch. The motion passed with the following vote: Ayes: Klein, Lesnick, Kalinowski, Schneider, Utsch, Greaver and Ehlert Nays: None Motion Carried Adiourn: Lesnick made a motion to adjourn at 9:05 p.m.; seconded by Schneider and passed unanimously. ~¿ ---------- Chad A. Carlson Planning Commission Secretary I October 4, 1999 Minutes