HomeMy WebLinkAbout2001 [03] Mar 05
I Qlficial Minutes - Planning Commission
Pursuant to due call and notice thereof, the Planning Commission met in regular session on Monday, March 5, 2001
at 7:00 p.m. in the St. Joseph City Hall.
Members Present: Commissioners S. Kathleen Kalinowski, Mike Deutz, Jim Graeve, Gary Utsch, Marge Lesnick,
and AI Rassier.
Members Absent: Kurt Schneider
Others Present: Chad A. Carlson, Nadine Borgert, Jim Muellenbach, and Tim Borresch.
Approval of Aeenda:
Utsch moved to approve the agenda with an addition to add "Comments by the Commissioners" prior to
adjourning; Seconded by Lesnick. The motion passed unanimously by those present.
Boreert Products - Public Hearine:
Carlson read the public notice of public hearing for Borgert Products Variance Request for the record. Chair Utsch
opened the public hearing at 7:00 P.M.
Nadine Borgert, representing Borgert Products, stated the company's reasons for requesting a 175 square foot
variance to the Business Sign Ordinance to construct a business sign on their property. Borgert stated that due to
fact that their business is located within the light industrial district and a long distance ftom Highway #75, a sign
larger then 50 square feet is a must. Visibility ftom the highway requires the size of the sign to be 225 square feet.
Borgert stated that they have not received any comments regarding this variance.
I Utsch confirmed that the sign would be lighted and within the setback limits of the property. Borgert stated that
with the setback ftom the railroad right-of-way, the sign would be located in the middle of the driveway. The
company has decided to place the sign at the southeast corner of the showroom building and it will be landscaped.
Kalinowski questioned if the color ofthe sign will be the same as the example. Borgert stated that the green border
will be much darker then the example. They haven't confirmed the color at this time.
Deutz stated that the proposed variance creates the visibility needed by the company, the size of the sign fits within
the light industrial district, and the Planning Commission should consider changes to the business sign ordinance if
variances are going to continue.
Rassier confirmed that the Planning Commission should recommend a decision to the City Council regarding the
variance. The project meets the height requirement and all other ordinances within the Light Industrial District.
Deutz made a motion to recommend the City Council approve a 175 square foot variance to the business sign
ordinance as the petitioner has met the requirements of a variance as stated in St Joseph Code of Ordinances
52.8 Subd. (a - e); Seconded by Lesnick.
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The motion pasSect unanim~usly by those present
Resolution of Finding
The request of Borgert Products for a variance came before the Planning Commission at a public hearing held on
March 5, 2001. The purpose of the hearing was to consider the issuance of a variance to allow the construction of a
business sign for Borgert Products.
I Section 52.14 Subdivision l2(a) states that the area on one side of all such signs erected on one street ftontage of
anyone premises shall not exceed fifty (50) square feet. The proposed business sign is 225 square feet in size and
the request for variance is 175 square feet.
March 5, 2001 Minutes
The request has been submitted by Nadine Borgert, Borgert Products, 8646 Ridgewood Road, St. Joseph, MN I
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
Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the following fmdings:
The proposed variance is 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 exceed the maximum square footage of a business sign by 175 square feet and the
petitioner has met the application requirements of a variance request.
Chair Utsch closed the hearing at 7: 15 p.m.
Tim Borresch - Rental License Application Review:
Carlson stated that this item was tabled from the February Planning Commission meeting. The Planning
Commission requested that Carlson review the procedure for approving the rental license with the City
Administrator and Rental Inspector. The Planning Commission was concerned that they were approving a rental
license prior to the Rental Inspector inspecting the property.
Carlson stated that he met with the Rental Inspector and City Administrator on this issue. Enclosed in the Planning
Commission materials is a letter ftom the City Administrator detailing the Planning Commission's responsibility
and procedure for reviewing an applic~tion for a rental license. Carlson clarified that the Planning Commission is I
not approving the rental license but rather reviewing the application as it relates to the Zoning Ordinance 52.
Utsch stated that he would like clarification on the square footage requirement for the unit, square feet of the lot
versus the number of units and parking must be addressed. Carlson stated that the square footage requirement de~ls
with multi-tmit facilities in an R-3 District and not single units. Parking does need to addressed since it is part of
Zoning Ordinance 52.
Rassier stated that he went to look at the property prior to the meeting. Borresch has done a very nice job with the
structure. Parking will be an issue and he will need to provide some off street parking for the unit. Rassier further
stated that all rental units in any zoning district can only have a maximum of 3 unrelated individuals. Prior to
Ordinance 55, all units where grand fathered at their current occupancy level.
Deutz stated that all Mr. Borresch needs to two off street parking spaces for the unit. Parking is based on the
number of units and not the number of bedrooms. Graeve stated that Ordinance states 1 Y2 parking stalls per
bedroom. The Ordinance requires 4 off street parking spaces for this property.
Borresch stated that he will create the necessary parking spaces as required by Ordinance. Borresch questioned how
Mr. Lambert was allowed to have 5 unrelated persons per unit. Rassier stated that Mr. Lambert applied for and
received variance to the limitation, but there is no guarantee that a variance would be granted.
Utsch stated that the rental committee that reviewed the Ordinance stood very firm on 3 unrelated people in an effort
to control the number of rental units in the community. The City has taken strong position with this issue and it
would be extremely difficult to exceed this Ordinance.
Heutz requested that the Planning Commission review the Parking Ordinance. Deutz stated that this unit should be I
considered under the Single Family/Two Family provision. The owner has stated that a family will be renting the
unit and only 2 parking stalls are required. Even though the property is zoned R-3, there still will only be one
family at the residence.
March 5, 2001 Minutes
I Utsch stated that the property must considered as a multi family dwelling due to the fact that the property will be
licensed for three unrelated persons, regardless ifthe intention is to place a family at the residence. In this case, he
will be required to have 4 off street parking stalls.
Borresch stated that his preference is to rent to a family, but if one cannot be found, he will rent to 3 unrelated
people. Borresch stated that he will create the off street parking as required by the Ordinance.
Graeve made a motion to accept the application for a rental license submitted by Mr. Borresch, 12 3rd Avenue
NW, as the use ofthe property conforms with the provisions of Zoning Ordinance 52 and Mr. Borresch can
proceed with the Rental Inspector to obtain a rental license; Seconded by Lesnick.
Discussion:
Kalinowski requested clarification on the next step for Mr. Borresch. Rassier stated that Carlson will
iriform the Rental Inspector of the Planning Commission's decision and Borresch is approved to proceed
with the licensing requirements.
Graeve questioned why the Planning Commission is involved if the property meets all the requirements of
the Zoning Ordinance. Utsch stated that this process creates a checks and balance system for the City.
Graeve fùrther stated that City Staff is reviewing the application as it coriforms to the Zoning Ordinance
prior to coming to the Planning Commission. The Planning Commission's role should be minimal since
City Stqffhas addressed a'91 concerns prior to the Planning Commission.
The motion passed unanimously by those present
Northland Addition Update:
I Carlson provided an update to the Planning Commission regarding the status of the Northland Addition Phase 5.
Carlson stated that the entire City Council and Planning Commission have toured a similar development completed
by Avon-Lumber One in Sartell which incorporated smaller lots and reduced setbacks to create affordable housing.
Carlson stated that next step for the development is to submit a preliminary plat, grading and drainage plan and
water and sewer plan.
Carlson requested the Planning Commission refer to the Greater Minnesota Housing Fund (GMHF) application
form. The City Council will be reviewing a request by Mr. Schmid regarding the funding proposal made to GHMF.
The funds can be accessed provided the City agrees to the terms of the application requirements. The developer will
be working with the City Engineer to develop costs for the development.
Utsch stated that he has some concerns regarding the agreement with the GMHF application. Many of the
requirements are being addressed by the Zoning Ordinance Drafting Committee and would not like the City to
proceed with an affordable housing project until the committee has completed their work. Utsch specifically
addressed items #10, #11, and #14 of the agreement. Utsch further stated that City should not be subsidizing
housing and the public will not support such a project. Utsch added that the housing development should pay for
itself and not be a burden to the taxpayers. Utsch questioned if the home's ass~sse4 value is based on the market
value or sale price. Utsch concluded by stating the preliminary plat approved back iq ~994 when the development
started has been changed and no longer includes multifamily lots.
Carlson addressed Utsch's concerns that the development was approved under a PURD status, which allows the
developer to propose variations to the standard R-l District regulations. The City Assessor does value the home at a
market rate value and not the sale price. Discussions have taken place, both at the Planning Commission and City
Council level, regarding the City commitment to the project.
I The developer and Carlson are working on ways to eliminate any out of pocket expense by the City. The process
will continue and the Planning Commission will be kept up to speed. Carlson clarified that City is not fmancially
subsidizing the development. The GMHF is providing funds to reduce the lot cost to the purchaser. There is no
benefit to the developer by providing tms assistance. The purchaser is the one who benefits.
March 5, 2001 Minutes
Utsch stated his ftustration that much of the information explained by Carlson was not made available to him prior I
to the meeting. Carlson stated that he will continue to update the Planning Commission as the project progresses.
Deutz stated that if the City is committed to providing affordable housing, there must be a financial commitment
made by the City. Affordable housing plan must be completed.
Utsch clarified that the City has made no commitment to provide affordable housing in the community. The City
Council will need to review the Drafting Committee's recommendation on zoning ordinances and then decide. Then
the City Council must determine if affordable housing needs to be provided in St. Joseph.
Graeve stated that the developer is proposing the next phase within a PURD development. The developer is allowed
to make variations to the Zoning Ordinances. The cost of the homes are reduced by reducing the size of the lots.
The development is not entirely affordable housing as there is a range of high priced homes as well.
Deutz stated that the City may consider dropping fees and using Tax Increment Financing to assist with the project.
Carlson stated that City Staff as contacted the developer and fee reduction and TIF will not be considered by the
City. The developer is fme with that decision.
Utsch stated that there are many unanswered questions with the development and the agreement with the City.
Utsch suggested that the Planning Commission wait to consider any affordable housing project until the Drafting
Committee has completed their research. Utsch further stated that the GMHF agreement is not specific enough to
hold the developer to the agreement. Utsch stated that he would vote against the development at this time and would
not support any financial incentives proposed by the City. Utsch concluded by stating the developer should consider
pitching in towards the cost of the develop since the banks, mortgage companies and cities are all making an effort.
Zonin!! Map Review:
Utsch stated the intent, as directed by the City Council, is to review the Zoning Map and redefine areas where I
appropriate. Spe{:ific areas may be more conducive R-2, R-3 or Business. Carlson distributed the new zoning maps
as prepared by SEH. The zoning map includes the area annexed by the City last fall.
Utsch stated that he has many suggestions the Planning Commission should consider and with permission of the
Planning Commission members, Utsch proceeded with his suggestions. Utsch suggested that the St. Joseph Lab
School, Kennedy Elementary, St. Joseph Catholic Church and Resurrection Lutheran Church be rezoned to
Educational- Ecclesiastical District (EE) to better represent the use of the property. Utsch further stated that these
uses would have to be included under the permitted uses in this district.
Deutz stated that he doesn't disagree with the suggestion, but the Planning Commission should be looking at the best
use of the property in the future and not the current uses as the Planning Commission reviews the zoning map.
Rassier stated that maybe a different district would allow for the use but open the door to other uses that may be
acceptable in the area. Current uses of property change over time.
The Pra~;..;r.é ~.¡)mmission came to consensus by proposing Kennedy Elementary, Resurrection Lutheran
Church, St. Joseph Church and St Joseph Lab School be changed to an EE District
Rassier proposed that the area currently zoned R-l ITom Chapel Lane east to College Avenue would be zoned EE.
Rassier further stated that ftom Chapel Lane west to the rainbow house be zoned R-2. The Planning Commission
discussed the adjacent uses and determined that this area would be appropriate as an R-2 District.
The Planning Commission came to consensus by proposing the area from Chapel Lane west to the Rainbow
House be zoned R-2.
Utsch suggested that a Light Industrial lot located at the intersection ofCR #133 and Highway 75 be changed to I
Highway 75 Business District. The Planning Commission concurred due to the potential development that will take
place in this area.
March 5, 2001 Minutes
I The Planning Commission came to consensus by proposing the Light Industrial lot located at the intersection
of CR #133 and Highway #75 be zoned Highway 75 Business.
Rassier suggested that the area currently zoned R-2 along Old CR #52 should be changed to R-3. The property is
currently surround by R-3 and the entire area is appropriate for an R-3 District. Deutz concurred and stated that City
needs areas that will support R-3.
The Planning Commission came to consensus by proposing an R-2 area along Old CR #52 be rezoned to R-3.
Deutz suggested that the Planning Commission should identify areas that would support a large R-3 development.
Deutz suggested a parcel land the size of3 to 4 acres and is currently vacant. St. Joseph needs additional multi-
family units.
Graeve suggested that the Planning Commission research area along CR# 121 within the recently annexed area.
There are two large R-3 complexes in this area and would be good place for additional units. Rassier added that the
area north of Clinton Village currently zoned R-l as another location. Deutz suggest the area south of CR#2
adjacent to the College and to an existing R-3 District. The property is currently zoned R-l.
Utsch added that the Planning Commission should consider the fann property west of Resurrection Church. The
property is vacant and currently in St. Joseph Township. The property is within the Orderly Annexation Area and
adjacent to other multi-use property.
Deutz added that the Brandenburger property north of Highway 75 and divided by Northland Drive could be
developed as a mixed use and include multi-family residential.
Graeve suggested that the City discuss multi-family projects with the Stearns County HRA to get a sense of their
I long terms plans.
The Planning Commission came to consensus by proposing the property south of County Road #2, adjacent
to College property and currently zoned R-l, be zoned as R-3.
Deutz suggested that the R-l District ftom College Avenue to 3Td Avenue East should be zoned Highway 75
Business. Many of the homes are rental units in this area, along with some businesses. This area would benefit
business development in the City.
Utsch stated that the District boundary to the south should go as far as the alley. Rassier suggested that the District
go at least south to Ash Street. Businesses need more room to develop and going to the alley would be defeating the
purpose of having an area for business development.
The Planning Commission came to consensus by proposing the property east of College A venue to 3rd Avenue
East, north of the Alley by changed from R-l to Highway 75 Business.
Utsch stated that there is one lot in between two properties zoned R-2 that is zoned R-l. The property is located on
East Minnesota Street. In order to create conformity within the area, he suggested that the middle lot be rezoned to
R-2.
The Planning Commission came to consensus by proposing a parcel along Minnesota Street between to R-2
properties be rezoned to R-2 from R-l.
Utsch stated that he has had conversations with the Fuchs and Wasners regarding their property and their current
zoning classification. Utsch stated that the property owners thought they were zoned General Business. Carlson
I stated that the Planning Commission rezoned these properties to Highway 75 Business in 1999 when the Ordinances
were revised.
The Planning Commission came to consensus that the property should remain as Highway 75 Business at this
time.
March 5, 2001 Minutes
Deutz requested that Carlson make the proposed changes on the zoning map and provide a map to each Planning I
Commission Member prior to the next meeting. The maps will make it easier for the Planning Commission to
analyze the proposed changes.
Commissioner Announcements:
Utsch requested that Rassier report on the City Council's dedsion regarding the parking issue on Minnesota Street,
the joint trenching requirement in new subdivisions, and an Ordinance mandating the use of lock boxes for all
businesses.
Rassier stated that the City Council did discuss each issue briefly. The City Council agreed that if there is room for
parking on Minnesota Street, the public should be able to use it. Rassier stated that City Staff would check out the
area after the snow is gone.
Rassier stated that the City Council addressed the joint trenching issue in the past. There is nothing the City can do
to mandate that the utility companies go in the road right-of-way. Nothing has been finalized by the City Council
and he will have an answer by the April meeting.
Rassier stated that he has spoken with the City Council, Fire Chief, and Police Chief. Each of them thought
requiring lock boxes was a gre.at idea. A policy or ordinance will be adopted to make sure new businesses comply
with the use ofthe lock boxes.
Utsch announced that Jim Graeve has been appointed to the APO as the City's representative on the Board. Utsch
also announce the next Affordable Housing Drafting Committee meeting is scheduled for March 13th.
Graeve stated that tomorrow night the Community Center Task Force will be meeting at 5:00 P.M. in City Hall.
Mary Ann Krebsbach has donated her property adjacent to the LaPlayette for the community center location. I
Graeve encouraged anyone interested in the project to attend the meeting. Graeve thanked Carlson for researching
and finding examples R-3 Zoning District ftom CQmmunities that have colleges located within their city limits.
Carlson announced the Government Training System is hosting zoning workshops at various locations next month.
Carlson encouraged that the new commissioners attend the Basics Workshop. Carlson requested that they contact
him if any member wishes to attend.
Approval Minutes:
Deutz made a motion to approve the February 5, 2001 meeting minutes with the following changes;
1) Utsch requested that City require the use of lock boxes with all new commercial developments.
2) "A consultant implies more validity" to "A consultant may give more validity"
3) "make changes were needed" to "make changes as needed"
Seconded by Lesnick. The motion passed unanimously by those present.
Adjourn
The Planning Commission me;~~djoumed by consensus at 9: lOp.m.
æ~~
ad A. Carlson--
Secretary
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March 5, 2001 Minutes