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HomeMy WebLinkAbout1998 [08] Aug 03Unofficial Minutes Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, August 3, 1998 at 7:00 p.m. in the St. Joseph City Hall. Members Present: Chair Hub Klein. Commissioners Linda Sniezek, Marge Lesnick, Kurt Schneider, Jim Graeve. Council Liaison Cory Ehlert. Deputy Clerk Judy Weyrens. Others Present: John Fischman, Roger Steichen, Nel Pfannenstein, Chuck Scherer, Ron Kostreba, Ellen Wahlstrom, Bob Wahlstrom, Steve Streng. College of St. Benedict, Building Permit Request: John Fischman of Grooters Leapoldt Tideman Architects appeared before the Commission to request authorization to secure a building permit to construct a bus shelter. The bus shelter will be 25' x 25' and located west of the Clemens Library. It is anticipated that the shelter will hold approximately 60 to 70 persons. The structure will be a permanent glass enclosed building. The reason for glass enclosure is for the safety of the students. When questioned as to why the College is moving the bus area, Fischman stated that the present location at Mary Commons is becoming too congested. The congestion is both inside Mary Commons and the parking area outside. Fischman verified that the plans have been submitted to both the Building Official and the Fire Chief for review and comment. Lesnick made a motion authorizing Grooters Leapoldt to secure a building permit on behalf of the College of St. Benedict to construct a bus shelter. The motion was seconded by Graeve and passed unanimously by those present. Gary's Pizza, Building Permit Request: Roger Steichen appeared before the Commission to request authorization to secure a building permit to install awalk-in cooler behind Gary's Pizza creating a door from the existing building. Steichen stated that his business does not have adequate storage space and adding a cooler would alleviate that problem. Steichen presented a plan to place a cooler 8' x 6' behind the existing structure. However, he stated that he would like flexibility in the size of the cooler approved so that if he finds a cooler 16' x 6' he could redesign his plan. When questioned if the Fire Chief had a chance to review the plan, Steichen stated that the Fire Chief, Building Official and Public Works Director all reviewed the plan for the 8' x 6' cooler. Steichen stated that there is currently 10 feet between the rear of his building and the adjacent property. After the cooler is installed there would still be a four foot walkway between property lines. Lesnick questioned the location of the compressor for the cooler and if it would have an adverse affect on the residents of the adjoining property. Steichen stated the compressor will be located on the top of the cooler and does not feel it will create a noise problem. Lesnick made a motion to authorize Roger Steichen to secure a building permit to allow the placement of a cooler not to exceed 110 square feet behind Gary's Pizza. Approval is contingent upon the approval of the Building Official and Fire Chief. The motion was seconded by Sniezek and passed unanimously by those present. Nel Pfannenstein, Buildable Lot Clarification: Pfannenstein stated that the City Council requested that she re- appear before the Planning Commission to further clarify if the lot, located between 2"d Avenue NE and 3`d Avenue NE is buildable. Ehlert discussed the Council discussion of July 16, 1998. Councilors expressed concern with allowing a single family home to be constructed with the only frontage abutting an alley. Allowing a home to be built on an alley with the only frontage being an alley creates problems with snow August 3, 1998 Page 1 of 3 Unofficial Minutes removal and street maintenance. The Commission expressed frustration with the matter being referred to back to the Commission as they spent a great deal of time reviewing the matter. Further, the Commission forwarded a recommendation based on the advice of the City Attorney. Weyrens stated that she received information from the City Attorney regarding this matter and he offered the following information: The only section in St. Joseph Code of Ordinances that relates to building on an alley is section 54.7 subd 4. This section relates to design and platting. As the lots were allowed to be reconfigured inn 1982, the lots became lots of record and buildable at that time. If the configuration would be a new request, it would not be allowed under the above stated section. The Commission stated that they understood the above information at the previous meeting. The recommendation of the Planning Commission included the information from the City Attorney. Graeve stated that the Comprehensive Plan adopted by the City of St. Joseph includes a provision to provide affordable housing. It is his understanding that the lot being discussed would qualify for such and should be encouraged. Further, it is his opinion that the City should maximize the available land and allow smaller parcels to be developed. Ehlert made a motion to re-affirm the recommendation of the Planning Commission of July 6, 1998 and approve the variance request of Nel Pfannenstein. Further, this recommendation requests the City Attorney prepare a letter detailing the information presented to the Commission on July 6, 1998. All costs incurred for the preparation of the letter from the Attorney will be reimbursed by Nel Pfannenstein. Further, this motion requests the Council to attach the following clause to the building permit: Snow removal and street maintenance of the alley fronting this property will be maintained as all alleys. It will not be given any special considerations for paving or plowing. The motion was seconded by Lesnick and passed unanimously by those present. See exhibit "A" for detailed letter drafted by the City Attorney. Chuck Scherer -Discussion on Zoning: Chuck Scherer appeared before the Commission to discuss the present zoning of Scherer Trucking. Currently the parcel abutting Minnesota Street is zoned R-1 Single Family and the parcel abutting CR 75 is Commercial. At this time the business is expanding and Scherer would like to convert the existing house into an office. The Commission discussed the alternatives for Scherer. They are as follows: apply to rezone the property as Commercial; research whether or not a Special Use Permit could be issued under either R-1 or R-3. Scherer indicated that he would not apply for re-zoning if the neighbors were adverse to the concept. However, he would then request the Planning Commission's authorization to construct an additional office on the Commercial property. Ehlert stated that he is not in favor of spot zoning and would rather research other alternatives. As Scherer does not have a deadline, he will discuss his proposals with the neighbors and report back to the Commission in September. Ron Kostreba -Preliminary Plat Proposal: Kostreba appeared before the Commission to discuss his proposed plat on East Minnesota Street and the proposed 12`" Avenue SE. Kostreba is requesting to plat the parcel into three lots for single family development. The plat was designed with three lots consisting of 13,000 square feet; 13,100 square feet; 13,200 square feet. However, one of the proposed lots does not meet the minimum design standards of a 75 foot frontage. Kostreba stated that while the lot abutting MN Street has a front footage of 86 square feet, he would hesitate to reduce that due to the setback requirements of a corner lot. August 3, 1998 Page 2 of 3 Unofficial Minutes Kostreba also discussed the need for the City to work with him on his plat as he has some outstanding issues regarding the easement for 12t" Avenue SE and utility stubs placed to the proposed plat. The Commission discussed the requirements for granting a variance and the impact of allowing the reduction. After further discussion of the lots and the need for larger lots, the Commission encouraged Kostreba to discuss the matter with the City Council as the issue appears to contain more than preliminary plat approval. The Commission agreed to schedule the Preliminary Platting hearing for September 8, 1998 with approval of the City Council by action at the August 20, 1998 regularly scheduled meeting. Adjourn: Grave made a motion to adjourn at 8:35 p.m.; seconded by Sniezek and passed unanimously by those present. d 'Jud We rens Y Y Deputy Clerk August 3, 1998 Page 3 of 3