HomeMy WebLinkAbout2000 [11] Nov 13
Official Minutes - Planning Commission
I Pursuant to due call and notice thereof, the Planning Commission met in regular session on Monday, November 13
4, 2000 at 7:00 p.m. in the St. Joseph City Hall.
Planninl! Commission Members Present: Chair Hub Klein. Commissioners Marge Lesnick, S. Kathleen
Kalinowski, Gary Utsch, Cory Ehlert, Kurt Schneider, and Jim Graeve. Planning Commission Secretary Chad A.
Carlson.
Others Present: Pete and Lisa Walz, Ellen Wahlstrom, Rick Heid, Bob Herges, and Gregg Stroeing.
Walz Variance - Public Hearinl!
The Walz's are requesting a variance to Ordinance 52.17, Subdivision 4 (e)(iii)(b) which states the exterior finish
materials (such as siding, shingles, etc.) of an accessory building shall be similar in nature and color to the exterior
finish material or the principal structure.
Lisa Walz presented their request to use lap siding rather than a stucco fmish on the new garage they are proposing
to construct on their property. The Ordinance states that the exterior material of an accessory building must be
similar in nature and color as the principal structure. Walz stated that finishing the new garage with stucco would be
cost prohibitive and the stucco wouldn't last as long as steel lap siding. She further added that they would be
replacing the finish of the house in the future and they will be using steel siding. The proposed siding would be the
same color as the house.
Kalinowski confirmed that the existing garage would stay and not be tom down. Walz stated that due to the fact that
they would be keeping the existing garage, they would have to approach the Planning Commission with a variance
request to exceed the lot coverage. In addition, they will be asking for an access onto Minnesota Street.
Carlson stated that when the original notice was sent to the paper, these issues were not brought to his attention and
I that the Walz's would have to apply for a variance in each case. The Planning Commission would have to hold
another public hearing in December.
Utsch stated that he is concerned with approving an access onto Minnesota Street. There are safety issues to think
about and Steams County did deny the WaIz's request. Walz stated that they would consider a turn around on their
property so they wouldn't have to back out onto Minnesota Street. She added that Steams County said the City
could override their decision if they choose. Walz stated that the lot line dispute has been resolved and they will
stay well within the setback line of the property.
Ehlert stated that companies are making a stucco material in sheets that cam be put on a building. Walz stated that
there are materials that exist but they have problems with heat. They plan on heating the new garage.
Ehlert made a motion to recommend approval of a variance to construct an accessory building on the
property without using exterior finish materials that are the same in nature as the exterior finish materials of
the principal structure provided that the materials used be of the same color as the principal structure.
The motion n,,~se~ qm",i"'f)JI~'r ~! thQSf ~rr~Fnt
Carlson reminded the Walzs' that befQre a building permit can be obtained the issues of lot coverage and the second
access to the property heed to be resolved. The Planning Commission could hold a public hearing on December 4th
to hear the variance requests. Schneiøer add¢ that the concerns of Steams Co~n.ty would be taking into
consideration because'~esotà Street was I},~ designed for additional driveways.
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Resolution of finding
The request of Lisa and Pete Walz for a varian:ci, êam~bf$'oNthe Planning Commission at a public hearing held on
November 13, 2000. The purpose of the hearing was to consider the issuance of a variance to construct an accessory
I building without using the same or similar exterior fmish materials as the principal structure. The variance is
requested to allow the construction of an accessory building using steel siding. The exterior of the principal
structure is stucco.
November 13, 2000 Minutes
St. Joseph Code of Ordinance 52.17 Subdivision 4 ( e )(iii)(b) states that the exterior finish materials (such as
shingles, siding, etc.) shall be similar in nature and color to the exterior fmish materials of the principal structure..
The request has been submitted by Lisa and Pete Walz, 100 East Minnesota Street, St. Joseph, MN 56374. I
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 Ordinances of the City ofSt. Joseph, the Planning Commission makes the following fmdings:
The proposed variance is not consistent with the standards for a Variance stated in St. Joseph Code of
Ordinances 52.8 Subd. (a - e).
Therefore, based on the findings above, the Planning Commission makes the following recommendation:
Approval of a variance to construct an accessory building on the property without using exterior finish materials
that are the same in nature as the exterior finish materials of the principal structure provided that the materials
used be of the same color as the principal structure.
Chair Klein closed the hearing at 7:40 p.m.
Borresch Variance - Public Hearinl!
Borresch is requesting a variance to Ordinance 52.22 Subdivision 7 (c) which states that acceptable building
materials shall included brick, stone tip-up concrete panel, decorative block or glass. Wood siding, plastic, and
other combustible materials not listed as acceptable shall not be used for building exteriors. Architecturally
approved steel is acceptable provided that at least 50% of the building ( excluding windows and doors) consist of
brick, stone, tip-up concrete panel, and/or decorative concrete block. A building undergoing renovation, repair or an
addition, so as to require the issuance of a building permit, shall be brought into conformance with this subsection at
the time of repairs, renovation or addition are completed. I
Tom Borresch presented his plan to add an addition to the existing building and reside the facility. Borresch is
requesting a variance to the Ordinance to allow his to use steel siding on 100% of the building. His has no
intentions of using brick on the facility due to the cost and the value of the building. The intent of the project is to
provide space for all the materials sitting outside. He also intends to do a considerable amount of landscaping.
Utsch stated that the HWY #75 Business District was established for the purpose of creating an attractive corridor
into the community. In order to stay with the intent of the Ordinance, Mr. Borresch should provide an option to
brick at least the rront of the facility.
Borresch presented an alternative material to brick. The vinyl material looks like brick and is nailed to the facility
rather then using mortar and a foundation. The material is much more cost effective and he is willing to use the
material if required.
Elhert restated the intent of the Ordinance and Mr. Borresch needs to make an effort to meet the intent of the
Ordinance rather then no conforming to it at all. Ehlert suggested that the brick like material should be considered
on the rront and e.ast side of the facility. This area is most visible to the public and traffic on HWY #75. Ehlert
suggested a 4 -foot high facade of the brick like material on the rront of the building an on the east side to the
overhead door. Utsch added that the front entrance to the building could be redesigned to create an entryway rather
then just a door.
Utsch moved to recommend approval of a Variance to repair and construct aD addition to a building using
steel siding with within the Highway 75 Business District without meeting the 50% requirement as stated in
Section 52.22 Subdivision 7 (c) provided that the siding materials used consist of a 4 foot high strip of vinyl
material resembling brick be placed on the south side of the structure and to the overhead door on the east
side of the structure. I
The motion passed unanimously by those present
November 13,2000 Minutes
Resolution of Finding
The request of Tome Borresch for a variance came before the Planning Commission at a public hearing held on
I November 13, 2000. The purpose of the hearing was to consider the issuance of a variance to construct an addition
to a building and replace existing siding without adhering to the Highway 75 Business District requirements for
acceptable exterior building materials when using steel siding as a finish material.
St. Joseph Code of Ordinance 52.22 Subdivision 7 (c): states that acceptable building materials shall included
brick, stone tip-up concrete panel, decorative block or glass. Wood siding, plastic, and other combustible materials
not listed as acceptable shall not be used for building exteriors. Architecturally approved steel is acceptable
provided that at least 50% of the building ( excluding windows and doors) consist of brick, stone, tip-up concrete
panel, and/or decorative concrete block. A building undergoing renovation, repair or an addition, so as to require
the issuance of a building permit, shall be brought into conformance with this subsection at the time of repairs,
renovation or addition are completed.
The request had been submitted by Tom Borresch, 9 17tb. Avenue SE, 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 Ordinances of the City of St. Joseph, the Planning Commission makes the following findings:
The proposed variance is not consistent with the standards for a Variance stated in St. Joseph Code of
Ordinances 52.8 Subd. (a - e).
Therefore, based on the findings above, the Planning Commission makes the following recommendation:
Approval of a Variance to repair and construct an addition to a building using steel siding with
within the Highway 75 Business District without meeting the 50% requirement as stated in Section 52.22
I Subdivision 7 (c) provided that the siding materials used consist of a 4 foot high strip of vinyl material
resembling brick be placed on the south side ofthe structure and to the overhead door on the east side ofthe
structure.
Chair Klein closed the hearing at 8:20 P.M.
Pond View Ridl!e Six - Final Plat
Gregg Stroeing, Bob Herges, and Rick Heid presented the final plat for Pond View Ridge Six. Stroeing stated that
Steams County has delineated the wetlands in the development area. Steams County identified two areas must be
preserved as wetlands within the development. Outlot A is a wetland preservation area and the other area will be
identified on the final plat for the next phase. The development lost four lots due to the wetland delineation. Outlot
B will be developed as identified in the Preliminary Plat when services become available.
Ehlert stated that the City Council discussed the wetland issues at great length. Most of the discussion dealt with
wetland issues in the next phase of the ,development. The City Council agreed that the wetland issues should be
addressed when the final plat is presented for the next phase.
Ellen Walstrom questions Steams County's delineation process and was concerned that the developers were allowed
to fill in the majority of the wetland in the area. Stroeing stated that through a series of meetings and testimony from
experts, it was determined that the area preserved was the highest quality and the remaining wetland area was
minimal quality at best and could be filled.
Stroeing added that when the final plat is presented for Outlot C, the developers will be requesting two variances to
the wetland ordinance.
Klein stated that the Final Plat still does not conform to the minimum width requirements on the three lots on
I Minnesota Street. He did not approve three lots in this area and now the final plat contains those same three lots.
He stated that the City gave the property three services lines knowing full well that the property was not big enough
November 13, 2000 Minutes
for three lots. Klein further stated that those lots are too small for homes and he doesn't want to live next to the
substandard housing that would be built on those lots.
Stroeing stated that during the preliminary plat stage, the developers presented three options to the development of I
the property in this area. It was his understanding that the Planning Commission was comfortable with granting
them variances to those lots since they and the City Council approved the preliminary plat. The developers bought
the property with the assumption that three lots existed.
Utsch stated that the City Council never consulted the Planning Commission prior to approving those service lines
and now the Planning Commission is dealing with the mistake. Utsch expressed other concerns such as safety with
street accesses so close to the intersection.
Carlson stated the Planning Commission can recommend approval of the final plat with a variation recommendation
to the final plat regarding the minimum lot width requirement. Heid added that they would like an approval or
denial tonight if possible.
Klein again stated his disapproval of the three lots and suggested that the developers take the three lots ofthe Final
Plat and create a separate plat for them. Klein stated that if they want the Final Plat approved, they should remove
the three lots fÌ'om the [mal plat of Pond View Ridge Six.
Herges stated that they would then have to start completely over with process. The cost of the process would be
extremely costly and who would pay for that cost. The final plat is a valid plat based on the approval of the
preliminary plat and doesn't understand why the three lots are still an issue.
Utsch suggested that the City Council meet with the Planning Commission to discuss the reasoning behind the three
service lines to the property. The City Council should have realized that the Ordinance doesn't allow for three lots
on the property. The Planning Commission was never consulted with the three lines were placed on the property.
Carlson stated that the Planning Commission must act on the Final Plat with 30 days of receipt. If the Planning I
Commission wishes to meet with the City Council, the meeting must occur within the next c{)uple weeks. Carlson
stated that he will address the City Council on the 16th to look at some dates.
Lesnick moved to table the discussion and recommendation of the Pond View Ridge Six Final Plat until the
Planning Commission has an opportunity to meet with the City Council on this issue; Seconded by
Kalinowski.
The motion passed unanimously by those present.
Other Announcements
Carlson stated that he has met with the developers of the Northland Addition and they are intending to present a
preliminary plat to the Planning Commission in January. The Plat consist of high density housing and larger single
family lots. They have the intention of creating affordable housing in this area and has requested financial
assistance from the City.
Approval of Minutes:
Graeve moved to approve the September 11, 2000 minutes with the following correction: a) Chair Klein was
present for the meeting on October 2, 2000. Seconded by Lesnick.
The motion passed unanimously by those present.
Adjourn:
The Planning Commiss~eeting adjourned by consensus at 9:40 p.m.
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¿- Chad A. Carlson --
Planning Commission Secretary
November 13,2000 Minutes