HomeMy WebLinkAbout2000 [03] Mar 06
I Official Minutes - Planning Commission
Pursuant to. due caU and netiœ tht:reof, theP1anning Cømmission· for the City of St. Joseph met in regular session on
Monday, March 6, 2000 at 7:00 p.m. in the St. Joseph City Hall.
Members Present: Chair Hub Klein. Commissioners S. Kathleen Kalinowski, Kurt Schneider, Gary Utsch, Jim
Graeve, and Cory Ehlert. Planning Commission Secretary Chad A. Carlson.
Members Absent: Marge Lesnick
Others Present: Rick Heid, Bob Herges, and Gregg Stroeing
Pond View Rid!!e Six - Preliminary Plat Discussion:
Rick Hied, Bob Herges and Gregg Stroeingpresented the Planning Commission a summary of the changes made to
the Preliminary Plat of Pond View Ridge Six. The developers and their engineer addressed the Planning
Commission to make sure they were up to speed on the material that will be presented to the City Council on March
16th.
Discussion Item #1:
Herges stated that they surveyed the best area for access to Klinefelter Park off of 12th Avenue. It was determined
that the best location for the park access would be between lots 9 and 10 of the addition. Due to the wetlands in the
park, any location further to the north would not be as efficient for the purposes of the access.
Klein stated that Commissioner Utsch and him walked that area proposed for the park access and that he agrees with
the proposed location.
I Ehlert requested Herges to clarifY which lots along 12th Avenue would be developed in the ftrst phase ofthe
addition. Herges stated that the first phase of the development will stop at the south end of Lot 3. The entire
addition should be completed in 2001 if the history of sales in the community continue.
Ehlert stated that he favored an access somewhere in the area oflots 3,4, and 5 because it was more in the middle of
the development and could be completed this year rather then waiting two or more years. Ehlert anticipates a
majority of the foot traffic entering the park from 12th A venue once the development begins to take shape.
Klein questioned ifthe area near the utility easement could be developed for a pedestrian trail. The proposed access
could then serve as another access, efficient for the maintenance department. Klein referenced the statement
pr-m4ded by Dick-T.aufen, Public W orksDirector. Herges stated thatthe easement area would accomplish what Mr.
Taufen is requiring, but they are willing to research any other locations.
Klein stated that any other location would be low and the wetlands would impact the ability to get maintenance
equipment into the park. Schneider concurred by stating the location of the access between lot 9 and 10 is the
highest and best location.
Ehlert stated that the Planning Commission should consider the citizens first rather then the maintenance ofthe park.
A six-foot wjd~. easement is sufficient for pedestrian traffic closer to the first phase of the development. Another
six-foot easement can be located between lots 9 and lo. for maintenance.
Utsch stated that the standard width of a sidewalk into the park will not serve the maintenance department. The
access needs to accommodate the maintenance department's equipment and trucks.
Herges-clarified the Planning Commission's decision on February 6th that the access would be 12 foot, paved
walkway south of the wetland area in Klinefelter Park. The Planning Commission determined that the proposed
I location shouldprovide the needed access for maintenance. HeŒes further stated that the proposed location meets
the requîrements made by Mr. Taufen and Mr. Bettendorf
March 6, 2000 Minutes
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Schneider stated that as the c{)mmunity grows, the park will grow and maintenance will be needed on a continuing I
basis. The best access is between lots 9 and 10. Most of the foot traffic will occur on the north end of the park
because that is where the parking lot is located.
Ehlert stated that the city will want to see the access completed in two years. Herges again stated that the access is
in phase two ofthe development and sales will determine the timing of phase two.
Schneider questioned if a temporary access could be constructed until phase two is complete. Herges stated he
would consider the possibility of creating a temporary access south of lot 3.
Discussion Item #2:
Gregg Stroeing presented the revisions to lots 1,2, and 3 adjacent to Minnesota Street and 12th Avenue. Stroeing
presented options to configure the lots in order to accomplish a minimum 75-foot width and the visual site line
consistent with adjacent properties, as required by Ordinance.
Stroeing further stated that the developers are proposing three lots on this parcel due to the fact that the City Council
approved three water services to the property. The parcel is large enough to accommodate the Ordinance, but the
site line Ordinance demands that the lots be narrower and thus the need for a variance to the 75-foot width
minimum. The current proposal is to create three lots and proceed with the City Council with the variance
recommendation.
Utsch stated that the Ordinances do not allow the property to be divided into three lots. The Planning Commission
did not approve the parcel to be divided into three lots and further suggested that the developers consider developing
two lots.
Graeve stated that the Preliminary Plat and the variance on the lots still require approval by the City Council.
Nothing has been approved at this point. I
Carlson clarified the Planning Commission's actions at the February public hearing for Pond View Ridge Six.
Carlson stated that the Planning CDmmission rec{)mmended approval of the Preliminary Plat as presented, which
included lots 1,2, and 3 at less than the minimum width requirements. Carlson further stated that the Planning
Commission's motion included Mr. Scherer's letter rerommending the Planning Commission approve a variance to
the minimum width requirement.
Klein stated that the City Council never approved the lots on the parcel, even though the City placed three service
lines to the property. Kleîn stated the property is currently one parcel.
Stroeing stated that the City Engineer provided a sketch of the property when the utilities were discussed which
showed three separate lots. The developers purchased the property under that premise.
Graeve suggested that the Planning Commission move on to the next issue since the decision is now in the hands of
the City Council.
Stroeing stated that the developers wanted to show the Planning Commission the different designs before they went
with a proposal to the City Council. The developers will be modifying the preliminary plat to conform to the option
presented tonight. The developers wanted to be up ITont with the Planning Commission.
Schneider complimented the developers for sharing their changes to the preliminary Plat as requested. Schneider
further stated that many communities are moving towards smaller lots to accommodate patio homes and the elderly
who don't want to take care of large lots. Smaller lots make better use of the property and land. Schneider cited the
Mississippi Landing development as an example.
Her.ßes concurred and stated that many of his older clients are requesting homes with small lots. Patio homes are I
planned for these lots and will appear similar to the patio homes that exit on 12th Avenue.
March 6, 2000 Minutes
I Ehlert stated that the Ordinance also states that the lot must have a minimum of 11,000 square feet. All the lots
proposed meet this requirement.
Klein stated that his property is adjacent to this development and it would be a disgrace to have three homes on this
parcel. The City has granted variances throughout the community, which have been disasters and should have never
happened.
Ehlert stated that Pond View Ridge Five was a PURD and adjustments were made to the lots, but every lot contained
11,000 square feet. Pond View Ridge Five has been a great development and met the goals of the City and
developer.
Graeve questioned ifthe City Engineer's and the Public Works Director's issues have been addressed.
Stroeing stated that the developer's engineers have addressed all the concerns of Mr. Bettendorf and Mr. Taufen.
The information from Mr. Bettendorfthat was received five minutes before the meeting tonight, which was
requested a week ago. The requests are minor and will be addressed before the City Council Meeting. Herges
stated that the changes have been made to the preliminary plat and copies will be available prior to the City Council
meeting.
Redevelopment District Plan:
Carlson presented the Planning Commission with the Redevelopment District Plan for the City Hall project. Carlson
stated that in order for the district to be established, the Planning Commission must find that the Redevelopment
District Plan is consistent and conforms to the City's Comprehensive Plan. Carlson informed the Planning
Commission that a resolution in included in the member's packet and action needs to be taken at tonight's meeting.
Graeve requested that Carlson explain the budget of the plan for the Planning Commission. Graeve further stated
I that the costs seem excessive since the community was told that not much remodeling was needed to move City
Offices into the facility.
Carlson detailed the plan budget for purchase of the facility, remodeling and other related costs. Carlson further
explained that the building committee is currently looking at designs and the necessary remodeling needed for the
facility. Carlson referred Mr. Graeve to the City Administrator for further details regarding the building committee
meetings.
Ehlert added that the original plan was to remodel the bank for City Administration and the existing Council
Chambers for the Police Department. The building committee determined that tit was beneficial for both parties to
be located in one building due to costs and shared resources. The building committee is discussing where the City
Council Chambers will be located. Ehlert further clarified that the plan identifies $995,000 as a budget, but may not
necessarily reflect the actual costs of the project.
Kalinowski questioned ifthe budget identified in the Plan will be strictly used at the bank facility. Carlson
responded that the plan identifies the bank facility as the project location, which is where all the dollars must be
spent.
Ehlert added that the current City Council Chambers will continue to be used or the Fire Hall for future City Council
meetings until a council chambers can be added to the City Hall. The budget doesn't include a council chambers at
this time.
Utsch stated it was his understanding that the property north, currently owned by Knight Builders, had been
purchased by the City.
Carlson responded by stating that the EDA has contacted the owners of Knight Builders to discuss their future in the
I building. At this time, neither the EDA nor the City has purchased the facility, but may be purchased in the future
for expansion. Carlson further added that the building committee is researching all the options, including future
expansion. The building committee has also determined that the total budget provides enough flexibility to consider
March 6, 2000 Minutes
all the remodeling options, without the construction of a c{)uncil chambers. The costs for remodeling are being I
derived by the architect via industry standards.
Graeve expressed his concern with approving a plan and budget amount without knowing the true costs of the
facility. Graeve further stated that architects and builders have a tendency to match any dollar amount given and
rarely come under a budget. The original concept of remodeling the bank for City Administration was minimal and
in his opinion shouldn't cost the City of St. Joseph more then $10 to $20 a square foot.
Carlson stated that the original plan was to move City Administration into the bank and remodel the existing council
chambers into the Police Department. The building committee determined that ooth entities should be in the same
facility, which requires extensive remodeling in the bank. The budget identified in the plan shoes the approximate
costs to locate the Police Department and City Administration in the same building.
Ehlert stated that the City is planning for the future and the need for growth. A new council chambers is being
discussed, but isn't included in the immediate project. Ehlert questioned if any of the redevelopment funds could be
used to renovate the existing council chambers.
Carlson clarified that the Redevelopment Plan identifies the project area. All project revenue fund dollars must be
spent in the redevelopment project area.
Schneider stated that a budget should be established in order for the building committee to move forward. The
building committee needs to analyze the amount of funds needed to complete the project and the community must
trust that decisions are being made wisely and in the best interest of the community. It is the responsibility of the
building committee to make those decisions.
Ehlert stated that the building committee is made up of the department heads and the City Council. The architect
has presented four options and the building committee is analyzing the options to ensure the highest and best use of I
the property.
Graeve requested that the building committee address the use of other public buildings in the community that may
become available for public use, such as the Fire Hall and Township Hall. The City doesn't need to c{)nstruct a
facility now that meets the needs 20 years from today. Graeve further stated that the amount of funds proposed for
this project could be used to build a brand new building.
Schneider stated in his opinion the remodeling numbers on a square foot basis are not out of line. In his experience,
many remodeling projects of this nature run in the area of$50 per square foot. The bank building is approximately
10,000 square feet, so the total cost would be approximately $500,000. Schneider further stated that the building is
sound and a good investment for the community.
Carlson stated that the City Hall Task Force researched the possibilities of building a new facility for the Police
Department and City Administration. Their conclusions showed that a new building, with 10,000 square feet, would
run in the neighoorhood of $1.2 to $1.5 million doll~rs. Land cost was not included in the amount.
Ehlert informed the Planning Commission that the largest single expense is the elevator needed to comply with
ADA standards. The architects have determined that the elevator will cost approximately $70,000.
Graeve stated that the Planning Commission shpuld h~ve more time to analyze the plan and have more details
available. He questioned the urgency of the EDA and the City.
Carlson stated that the Bond Counsel has advised the EDA and the City ofSt. Joseph to execute the purchase of the
bank and issue the project revenue oonds as soon as possible due to the volatility of the market. Interest rates have
rose again this month, and the financial advisors are anticipating additional increases in the long-term interest rates.
The approval of the Plan is one of many more steps that need to take place prior to issuing the oonds. The City I
Council will have public hearings in the future for the community.
March 6, 2000 Minutes
I Klein suggested that the Planning Commission table the resolution until the joint City Council and Planning
Commission meeting on March 9th. The building committee could provide more details to the Planning
Commission.
Kalinowski informed the members that the Planning Commission only needs to determine if the contents of the plan
conforms and are consistent with the goals of the Comprehensive Plan, not to discuss the remodeling and design of
the facility. There is no need to table the resolution and delay the process of the project.
Graeve again stated his concern with passing a resolution that allows the City to spend a large amount of money
without knowing the cost of the project in relation to the budget. The Comprehensive Plan does state that city
infrastructure must be cost effective and efficient. Graeve further stated that he couldn't support the Plan when the
City hasn't determined if the project is cost effective or efficient for the community.
Kalinowski motioned that the Redevelopment Plan submitted by the St. Joseph Economic Development
Authority is consistent with the St Joseph Comprehensive Plan and the Planning Commission recommends
approval ofthe Plan to the St Joseph City Council; Seconded by Schneider.
The motion passed with the following vote:
Ayes: Klein, Schneider, Kalinowski, Utsch, Graeve, and Ehlert
Nays: None Motion Carried
1999 Buildinl! Permit Summary:
Carlson presented the 1999 building permit summary sheet to the Planning Commission for review. Carlson
informed the Planning Commission that quarterly summaries ofthe issued permits would be available to the
Planning Commission for review.
I Ehlert questioned the Building Inspector's rationale for determining the permit fee. Ehlert expressed his concern
with builders and homeowners under valuing their construction or remodeling project in efforts to pay less of a fee.
The summary sheet shows a lot of variations in the construction costs of a home and many cases are the same type
of home. Ehlert requested that the Building Inspector present to the Planning Commission the process for issuing a
building permit.
Schneider stated that the building permit fee only represents the value of the construction costs or renovations. The
value indicated on the permit doesn't reflect the additional cost ofthe lot. Ifthe value ofthe lot is added to the value
of the home being constructed, the value seems to be accurate.
Utsch instructed Carlson to contact the Building Inspector and have him present his rationale for determining
whether or not an estimated market value is valid and how the permit fee is established.
GTS Plannine and Zoninl! Trainine:
Carlson presented registration forms for GTS Planning and Zoning training to the Planning Commission. Carlson
stated that the programs are continuing education for Planning Commission members. Three members of the
Planning Commission can take the next level of training and the remaining Planning Commission members would
have to begin with the ''Basics'' program. Carlson further informed the Planning Commission that they would have
to request the City Council to increase their budget to send everyone.
Ehlert stated he would request that the City Council provide additional funding for all the Planning Commission
members to attend the training. Ehlert further added that if additional funding is not available, the Planning
Commission members who have not attended the "Basics" course should go to the training fIrst. The Planning
Commission members concurred.
I Liaison Report:
Ehlert stated that many residents have approached him in recent months regarding the appearance of the community.
Throughout the community residents and businesses are storing equipment and other material outside and visible to
March 6, 2000 Minutes
the public. Ehlert stated that he just wanted the Planning Commission to be aware of the situation and the City I
needs to start enforcing the existing Ordinances. Ehlert stated that some properties along HWY #75 have been
contacted in recent weeks.
Graeve suggested that neighbms should work together to address Ehlert's concerns rather then approaching the City
Council to start formal action. Many tense situations could be avoided if the property owners talked out issues.
Graeve further added that if the situation can not be resolved, then the City needs to be informed.
Joint Planninl! Commission/City Council Meetinl!:
Carlson requested that the Planning Commission provide agenda items for the joint meeting. The Planning
Commission suggested that the following items be placed on the agenda:
1) Process for a Moratorium
2) Process for a Preliminary Plat Approval
3) Lots 1,2, and 3 of the Pond View Ridge Six Addition
4) Rental Housing Task Force Update
5) City Hall Project Update
Other Business:
Carlson presented the Planning Commission with replacement sheets for the Zoning Ordinance Book. There were
two typographical errors in the B-2 and Industrial Districts.
Carlson informed the Planning Commission of upcoming agenda items for April3rd.
Ehlert excused himself at 8:35 p.m.
Approve Minutes: I
Kalinowski moved to approve the February 7, 2000 minutes as presented; Seconded by Dtsch.
Discussion:
Graeve requested that the minutes reflect that he did not state that the City of St. Joseph should be
responsible for the cost of relocating utility lines for the companies if they need to be moved for work to be
done in the road right-of-way.
The motion passed with the following vote:
Ayes: Klein, Kalinowski, Dtsch, Graeve, and Ehlert
Nays: None
Abstain: Schneider Motion Carried
Adjourn:
The Planning Commission meeting adjourned by consensus at 8:45 p.m.
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Chad A. Carlson _..-
Planning Commission Secretary
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March 6, 2000 Minutes