HomeMy WebLinkAbout2000 [01] Jan 05~cial Mintde~ -Planning Commission
Pursuant to due cal)-and-netiee-thereef; the-Planning-Cet~rission fer theCity o€ St: Joseph-met i~t regular session on
Wednesday, January 5, 2000 at 7:00 p.m. in the St. Joseph City Hall.
Members Present: mohair Hub Klein. Commissioners S. Kathleen Kalinowski, Marge l,esnick, Gary Utsch, Kurt
Schneider, Jim ~'maeve and Cory Ehlert. Planning Commission Secretazy Chad A. Cazlson.
Others Present: beuis Krebsbaeh-, Jirtr Krebsbaelr; Mike Deutz; Ellen Wahlstrotrr: Riek HeidrBob Herges, Dan Fin
and Ken Twit.
Krebsbach Variance Request - St. Joseah Surer America:
Hub Klein opened the public hearing. at 7:00 p.m. to hear the Variance requests. being made by the. St. Joseph. Super
America.
Louis Krebsbach addressed the Planning Commission and reviewed the details of the Super America expansion
project. The Super America is requesting a 10 foot reaz yard setback vaziance and a 5 foot side yard vaziance. The
variances aze being requested to place a rubbish confinement structure on -the southeast corner of'the-lot. `I1ie site
plan remains th~ same as presented and approved at the December Planning Commission meeting.
Graeve questioned if the property owners within 350 feet of the Super America had been notified of the public
hearing. Carlson stated that notices were sent to the effected property owners within 350 feet in advance of the
meeting as required by State Law.
Ehlert questioned if the confinement structure should be located adjacent to CSAH #75. The Planning Commission
and City Council have taken. great strides to improve the aesthetics of the CSAH #75 corridor. Ehlert expressed his
concern with rubbish overflowing the confinement structure and blowing around the lot and across CSAH #75.
Louis Krebsbach stated that structure will have the same brick material as the main building, shrubs will be planted
azound the structure, and the walls of the structure will be done to the ground. Krebsbach passed out pictures of the
Bartell facility and examples of landscaping.
Ehlert questioned if the inside of the structure will be seen from CSAH #75 due to the elevation of the road Jim
Krebsbach stated that walls of the structure will be seven feet tall and the landscaping azound the facility should
enclose everything.
Ehlert stated that they don't want the City to be in the same situation as they were in last summer with a new
business. Ehlert suggested that the Planning Commission require a certain amount of landscaping. Louis Krebsbach
stated that the photos only show the minunum amount of the landscaping and they intend to do even more to make
the curb more appealing.
Crraeve questioned if the location of the confinement structure is located on Stearns County property. Deutz added
that he met with Jerry Lahr with Stearns County Right-of--Way and they have no documentation in the files allowing
the use of the property for Super America business.
Jim Krebsbach Gletailed the negotiations that took place when the intersection light was constructed at College
Avenue and CS~H #75. The Krebsbach's donated property for a turn lane on College Avenue and the County
agreed to allow the Super Ameriea to-use )•S feet o€the County's right-o~vray for businessuse: The County alse
vacated Cedar Street to College Avenue. Krebsbach further stated that an agreement was made with Doug
Wiezhaaz, former Stearns County Engineer and if the County ever needed the property in the future, the company
would have to remove anything vvithin the azea.
Utsch stated that the County's agreement with Super America should be included in the motion for the Variance
requests.
January 5, 2000 Minutes
Utsch made a rpotion to recommend the City Council approve a 10 foot rear yard Variance and a 5 foot side
yard Variance for the placement of a rubbish confinement structure on the south east corner of the St. Joseph
Super America bt in- aeeardanee-with the-agreement between SuperAmerica and Stearns County; Seconded
by Kalinowski.
The motion passed wit1~ the,following vote:
Ayes: Klein, Lresnick, Kalinowski, Schneider, Utsch, Graeve, and Ehlert
Nays: None Motion Carried
Resolution of Finding
The request of St. Joseph Super America for two Variances came before the Planning Commission at a public
hearing held on January 5, 2000. The purpose of the hearing was to consider the issuance of a variance for the side
and rear. yard selbacks..The variances are being requested to allow placement of a rubbish confinement structure on
the south east-end corner of the Yot
St. Joseph Code of Ordinance 52.22, Subdivision 5 (a) requires a 20 foot setback from the County Right-of--way
line.
St. Joseph Code of Ordinance 52.22, Subdivision 5 (b) requires a 10 foot setback from the rear property line.
The request has been submitted by St. Joseph Super America, 304 College Avenue North, 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 Ordinartces of the City of St. Joseph, the Planning Commission makes the following findings:
The propesed va~rianee is eensistent with the standards fer ~ V arianee stated irr St. Jeset~lr Code of
Ordinances 52.8 Subd. (a-e).
Therefore, based on the findings above, the Planning Commission makes the following recommendation:
Approve the following Variance requests:
1: A Side Yard Variance of S feet; and
2. A Rear Yard Variance of 10 feet.
Chair Klein closed the hearing at 7:35 p.m.
Graeve stated that the Planning Commission needs to assure that the landscaping discussed tonight will be
completed. Louis Krebsbaeh-stated-that the site platy deea inehrde additional landseapirig; but the intention o€ Super
America is to go over and above the landscaping identified. Jim Krebsbach stated that the salt and chemicals from
the roads will play a role in the type and amount of landscaping that will be completed. If the landscaping does die,
it will be replaced.
Utsch made a lotion that the St. Joseph Super America complete the landscaping as identified on the site
plan as a mini~um requirement, including the boulevard on CSAH #75 and College Avenue, and around the
rubbish confinement structure; Seconded by Kalinowski.
Discussien.• Eh1er1 suggESted~bat the Planning Commission determine the amount of landscaping Super
America should be required to complete. The Commissioner's determined that the amount on the site plan
was a minimum requirement and encouraged the Krebsbach to go over and above the minimum.
January 5, 2000 Minutes
The motion passed with the following vote:
Ayes: Klein, L.esniclr, Kalinewski; Se>~neider, fFtselt, 6raeve; and-IJhiert
Nays: None Motion Carried
Pond View Ride Six and Seven Preliminary Sketch-Review
Bob Herges and Rick Heid presented the preliminary plans of Pond View Six and Seven, and Outlots A, B and C of
the Pond View Ridge Four. The Planning Commission requested that they start with Pond View Ridge Four Outlots
A, B and C.
Herges explained that the City Council approved the service of water and sewer to the three lots in question. The
intention is to create three lots for single famiiyhomes. The lots aze approximateiyi3,000 square feet-and meetthe
minimum lot requirements as stated in the Ordinance. The old house and other structures will be removed Herges
stated that it may be more desirable to have the homes in this azea face 12~' Avenue, serving as the entrance to the
Pond View Ridge development.
Klein stated it is his opinion that the azea is not lazge enough to create three lots. Klein sited the dimensions of
adjacent lots and he questioned if the 231 feet depth from Minnesota Street is accurate. Klein believes there is an
easement on the south lot, which makes the lot too small to develop. Klein further stated that the iot on Minnesota
Street should be developed in order to promote the house facing Minnesota Street, so all the homes align properly.
Utsch stated that he concurs with Klein and the City should promote a consistent visual site line on Minnesota
Street. Utsch questioned if Dale Street and Pond View Lane aze stubbed into the Phase Six currently and will they
be extended all the way through Phase Seven right a way.
Herges stated Dale Street and Pond View Lane will be extended to Eagle Ridge Drive. The road construction will
also include Eagle Ridge Court. The Phase Six will create 27 new residential lots.
Herges summarized the City Council meeting where Herges and Heid proposed the placement of homes along
Klinefelter Pazk, rather then extending 12'~ Avenue adjacent to the park. Herges stated that there was consensus
from the City Council that homes would be more desirable then a city street. The new design will allow for large
lots and higher Yalue housing as compazed to Pond View Ridge Five. The topography of the azea and the park
promotes upper scale housing, which is what they are promoting. Herges further stated that many more trees will be
saved with the new design: Merges did express censern Fegardirtg the utility eempanie~ and their disregard-for
saving trees when they place their utilities.
Heid stated that Stearns Electric Association requires that the"tr Tmes be placedm the lot line and not the street
easement. Negsatiations should take place soon with Stearns Electric Association to discuss the issue.
Ehlert stated mat tlie City would take ~ posit-iorr that akl utilities-will avoid as rnany trees as pessibk. Suns-Electric
should not be concerned with placing the line in the road easement singe the City already planned for an 80 foot
right-of--way and expansion of this shouldn't occur. Carlson stated that he will contact Stearns Electric to start
negotiations.
Lesnick questiolt~d Herg@s if there Will be an access to Klinefelter Pazk off of 12~' Avenue. An access to Klinefelter
Park would be b~erieficial to the development and the maintenance of the pazk. Herges stated that he would pursue
an access to the pazk off of 12~' Avenue with his engineer to avoid the wetland.
Ehlert stated that it is essential to get to the east side of Klinefelter Park for the maintenance crews. The bridge built
across the stream is not sufficient to handle the maintenance trucks. Ehlert suggested that the pazk access connects
with the sidewalk and the access should be paved. Herges stated that the access would occur during the
development of Phase Seven to avoid impacts to ffie wetland andholding pond azea.
January 5, 2000 Minutes
Graeve questioned if wetlands have been found within the development azea. Herges stated that Wet Tech
Consultants were requested to assess Lots 9, 10, and 11 along Pond View Land E. There aze grassy azeas on these
lots and the consultaets willprepare-a report €tir the Cit}F The lands will- eitlu~ be avoided or replaced through
the wetland bank prograzn. Herges further stated that the soil conditions in the area have required that 18 inches of
the road bed will be removed and replaced with Class 5 prior to paving. Herges discussed the possibility of placing
drain the on each lot to control runoff and/or any potential water problems for the homes.
Schneider expressed is support for the idea of placing drain the within each lot. The drain the would control excess
runoff and shou~d be connected to the City's storm sewer system. Herges stated that it is just a concept at this point
and cost/benefit analysis will be completed.
Herges stated that he would work with Carlson and the City Engineer to address the concerns express by the
Planning Commission. The plan is to get preliminary approval for Phase Six and Seven. Phase Six will consist of
24 residential lots and should be completed within-the Summer of 2000. Phase Seven will be completed in 2001,
depending on the mazket.
Wahlstrom questioted-who will contact the utility eontpanies to- get them on board witlrthe City's desires. Carlson
stated he would contact the appropriate individuals prior to the preliminary plat hearing.
Rental HousinS and Affordable 1FIou§in¢ ldiscussion:
Klein introduced Councilor Twit. Councilor Twit prefaced his comments by stating that he is addressing the
Planning Commission as a concerned citizen of St. Joseph and comments should not reflect the views of the St.
Joseph City Council: Twit stated that marry o€ the older hornes- in neighborhoods throughout the eomn3unity are
being put on the market and sold to individuals who's sole intent is to rent them to students. The process is taking
affordable housing off the mazket for first time homebuyers and new families wanting a home. Twit requested that
the Planning Commission consider recommending to the City Council a moratorium on issuing new rental license
permits within the City. The moratorium would allow the Planning Commission to research and address the Zoning
Ord. 'Twit stated there are pertien~ of the Zoning Ordinance that promote converting older homes to-rental
units. In fact, every home within the City of St. Joseph could be converted to a rental unit under the currant
Ordinance. Twit further stated that the Colleges are promoting on campus living and the City is not cooperating in
this effort by issuing more and more student rental permits every year.
Cazlson informgd the Planning Commission of research he has conducted with the League of Minnesota Cities.
Many college cgmmunities aze facing. the. same issues. and the reseazch staff for the League will. be contacting him
within the next yveek with information.
Utsch suggested changing the definition of family as a starting point of discussion. Utsch suggested eliminating the
last sentence of the definition referring to unrelated persons. Carlson stated that the League is reseazching that
possibility, but State Law is very clear that unrelated persons musf be included in the definition of family due to
group homes an~ daycare facilities.
Twit suggested the Planning Commission consider all rnulti-family and rental uses be subject to a Special Llse
Permit. Twit stated that community goals would need to be established, the goals would then need to be protected,
and neighborhoods would benefit from the process. Utsch questioned Councilor Twit if the City Council would
consider a moratorium on issuing rental licenses.
Cazlson stated that the City Council would need to initiate the process for a moratorium. The Planning Commission
can recommend City Council consider a moratorium.
Utsch made a motion that the City Council consider a moratorium on the issuance of rental licenses in the
City of St. Joseph to allow the Planning Commission to study and recommend solutions to the City Council;
Seconded by L4snick.
The motion passed with the fo[rowing vote:
January 5, 2000 Minutes
I Ayes: Klein, Lesnick, Kalinowski, Schneider, Utsch, Graeve, and Ehlert
Nays: None Motion Carried
Affordable Housin2 Discussion:
Graeve introduced Dan Fin. Dan Fin is a member of Great Rive Inter Peace (GRIP). GRIP is a collaboration of
churches concerned with the lack of affordable and low income housing in the greaterSt. Cloud Area. Fin explained
the purpose tonight is to inform the Planning Commission that the need for affordable housing is not a St. Cloud
problem, but a regional problem including St. Joseph. Fin addressed the following questions prepared by GRIP:
1)- Affordable-heusing; What is the pFeblem?
2) Who can afford what?
3) Isn't affordable housing just a problem for the City ofSt. Cloud?
4) What is the .cost of housing irrthe area?
5) What kind of wages do people earn in our area?
6) But don't most families have two wage earners?
7) W1¡.at kind of housing gets built in our area?
Fin stated GRIP has provided input to the St. Cloud Area Master Plan development and will be a key component in
a proposed regional housing board that will address affordable housing. GRIP has realized that steps need to be
taken to help hardworking citizens of greaterSt.C1oüdin affotding-housing.Fin further stated that cities and the
public need to brcome involved to find solutions to the affordable housing concern.
Graeve stated he appreciated thepresentatien by Mr. Fin, Gfaeve stated the presentation gave the Planning
Commission a better understanding of the affordable housing issue and how St. Joseph can be a part of the solution.
Utsch stated that St. Joseph has many homes that were built for low-income people. Many of the homes are now in
disrepair and n~ major renovation. Utsch further stated that affordable housing construction must be monitored
I carefully as not ponstruct sub-standard housing in the community.
Schneider stated that contractors must be persuaded to construct affordable housing because they cannot make
money on the projects. Contractors cannot simply affordable to build $70-$80,000 dollar homes and expect to stay
in business. Schneider further stated that there are contractors outthere that construct low income housing, bunhe
product must be monitored closely.
Fin stated that the area cities must become involved in creating policies and goals for low-income housing. It may
become a monetary involvement at some point for the City of St. Joseph. The cities must create an atmosphere that
promotes affordable housing or nothing will change.
Utsch stated thl}t the discussion tonight involving rental units might help free up affordable housing in the
community.Y oung couples and families should have an opportunity to own a home in St. Joseph. Schneider stated
-that older homes can be an answer, but many of the homes require extensive renovations.
Ehlert stated that consumers aild the City must be careful regarding the construction materials used. Many of the
homes in the Northland Addition are affordable housing, but many of the foundations are stick built and not
masonry. These homes tend to depreciate, rather then appreèîate, in välue.Ehlertfurther stated that City has a
fiscal responsibility to provide servi~s to the residents. City services ~re paid through property taxes and when a
development d~sn't support the services, the entire community subsidizes the development. The EDA completed a
preliminary study, whieh. has-shewft·~new heme HRlSt have-~ value-of $98,000- foctheCity t&bfeak even with
services provideq-bythe City. TheCity must stay in the loop regatd'mgthe all"otôàòkhousing issue.
Fin stated that tqe new regional housing board and GRIP will be addr~ssing issues raised tonight and information
will be forward¥ to the City.
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January 5, 2000 Minutes
Approve Minutes: I
Graeve moved to approve the December 6, t999-minutes as presented; Seconded by Lesnick.
Discussion: Lesnick stated that she was present at the December 6, 1999 Planning Commission, but was
not included under the Commissioners Present.
The motion passed with the correction with the following vote:
Ayes: Klein, Lesniek, KalHwwski-, SelmeiàeF, Utseh-, Graeve, and- Ehlef't
Nays: None Motion Carried
Adjourn: Lesnick n;ade a mº~ion to adjourn at 9:45 p.m.; secDnded by Schneider and passed unanimously.
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Planning COIll11\ission Secretary
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January 5, 2000 Minutes