HomeMy WebLinkAbout2002 [02] Feb 04February 4, 2002
Page 1 of 6
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on
Monday, February 4, 2002 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners S. Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Kurt
Schneider, Mike Deutz. Council Liaison Al Rassier. City Administrator Clerk Judy Weyrens.
Others Present: Bill Nelson, Ted Schmid, Mark Lambert, Chris Vance, Mel Butkowski, Matt Chouiard, Tim Muske.
Ap rove A eg nda: Lesnick made a motion to approve the agenda as presented; seconded by Graeve and
passed unanimously.
Approve Minutes:
October 1.2001: Kalinowski made a motion to approve the Planning Commission minutes of October
1, 2001 with the following corrections: [indicates revised wording]
Page 1: Correction to September 10 minutes: change the last word of the proposed correction
from contaminations to [spoilJs.
Page l: Bob Herges Site Plan: Remove [and Monastery of St. Benedict) from the third sentence.
Page 2: 2"d sentence - .. as well as [52J apartment units...
Page 2: Mike Deutz, Rezoning request: Change R3 Multiple Family to [HB Highway Business)
Page 3: Paragraph 9, sentence S: remove [for not)
The motion was seconded by Rassier and passed unanimously.
December 19. 2001: Rassier made a motion to approve the December 19, 2001 Planning Commission
minutes with the following correction:
Page 3: Motion regarding offtcial mapping: Change the word mapping to [map)
The motion was seconded by Kalinowski and passed unanimously.
January 7, 2002: Kalinowski made a motion to approve the January 7, 2002 Planning Commission
minutes with the following corrections:
Page 4: The last paragraph to be amended as follows: Utsch made a motion to recommend the
Planning Commission adopt the following findings: denial of the PURR Application
requesting a special use permit to construct a 44 unit apartment complex. The motion
was seconded by Lesnick. Ayes: Utsch, Kalinowski, Lesnick, Graeve, Deutz,
Schneider. Nayes: Rassier.
Page S: Vote call on the motion recommending variance approval: Remove [Deutz} as voting
Nay.
The motion was seconded by Rassier and passed unanimously.
Ted Schmid -Site Plan Presentation. Northland Phase Six• Ted Schmid of Avon Lumber One appeared before the
Planning Commission to present a concept plan for the proposed development of Northland Six. The site of the
proposed development is north of the existing development abutting Northland Drive. The proposed development
will include approximately 107 single family lots, with 34 lots requiring a variance on subdivision regulations. The
variances are being requested to provide attractively priced lots. Schmid stated that the proposed development will
also include additional parkland and he will be approaching the Park Board with some ideas for park development.
Rassier questioned if the park area will be developed with utility services to provide for future development of the
park. Lesnick stated that Northland Park already has utility services and the Park Board is in the process of
establishing a development plan for the Park. At this time Schmid requested to leave the parkland dedication as a
separate issue until he has the opportunity to approach the Park Board.
Schmid stated that he recently met with the City staff (City Engineer, Public Works Director, Fire Chief, City
Administrator and Planning Commission Chair) to present the proposed site plan. The initial review of City staff
resulted in the following changes:
1. The cul-de-sac abutting the northern edge of the plat will include easements if the road is
to be extended north at a later date.
February 4, 2002
Page 2 of 6
Utility easements have been provided on the southwest section of the plat for the
extension of water and sewer.
The housing proposed east of Northland Drive has been omitted.
The drainage has been relocated on the eastern edge of the plat abutting Northland Drive.
The streets have been redesigned decreasing the curve radius'.
Rassier questioned if the development will provide an ingress/egress to County Road 2. Schmid stated that the
proposed development will occur in three stages, with an ingress/egress to County Road 2 in phase three. Schneider
stated that Northland Drive has considerable traffic and the development of an additional 107 units has the potential
of creating a safety hazard. Therefore, Schneider questioned if the ingress/egress to County Road 2 could be
constructed with phase one. Schneider suggested that Second Avenue NE be extended to reach an interior road with
a direct connection to County Road 2. Schmid stated that opening Second Avenue NE would require considerable
reconfiguration of the development and he will have the potential of losing a minimum of two lots. Deutz
recommended that Schmid review the location of the utility extension and possibly extend the width of the easement
to accommodate a road. Schmid agreed to review the plat for possible revision.
Grave and Schneider questioned if the City has considered reopening First Avenue NE, allowing ingress/egress to
County Road 2 from the Northland Addition. Schneider stated it is his opinion that the City needs to review the
traffic generated on Northland Drive and there is an alternative to create a second access that is convenient that
people would use instead of Northland Drive. As the area is currently developed, the most convenient ingress/egress
to County Road 75 is Northland Drive with the main feeder road being Gumtree Street East. Weyrens stated the
City has received some correspondence from the City Engineer regarding the proposed opening of 15` Avenue NE
and it will be forwarded to the City Council for consideration.
Ellen Wahlstrom questioned if the area proposed for development contains wetlands. Schmid stated there is a
wetland on the south east section of the proposed development and he will need to complete an analysis before
submitting the final plans. Depending on the results, the number of houses may need to be reduced.
The Planning Commission by consensus authorized Ted Schmid to begin the preliminary plat process to include the
scheduling of a public hearing.
Bill Nelson, St. Joseph Business Center: Bill Nelson of Long Prairie appeared before the Commission requesting
site plan approval of the proposed development of an eight suite office building. The building will be located on the
Roske property adjacent to the First State Bank of St. Joseph. The suites will eventually be sold as individual units
with private ownership. The proposed businesses will be destination business such as an attorney, abstract/title
company and possibly a fitness center.
Weyrens presented the Planning Commission with comments from City Engineer Joe Bettendorf regarding the
proposed development. Bettendorf recommended the following: 1) drainage for the property should include a
storm sewer drain and piping to guide surface water to the holding pond; 2) the roof system be designed with an
internal roof drainage system with one outlet; 3) verification from the Fire Chief that the building has adequate fire
lanes. Nelson stated that he will modify the plans to meet the requirements of the City Engineer.
Graeve questioned the ingress/egress for the development. Nelson responded he received a copy of a letter from the
Stearns County Engineer whereby the property would be granted an ingress/egress from 8~' Avenue SE. The
ingress/egress will need to be on the south property line. Nelson further stated the site will have a significant
amount of green space and he intends to save as many trees as possible. Upon review of the applicable
Ordinances, the Commission was satisfied that the development plan meet or exceed the Ordinance requirements
with exception of the sign Ordinance. The lettering on the facia of the building cannot exceed 50 square feet. The
plan submitted exceeds the requirements by 150 feet; therefore a variance will be required.
Lesnick made a motion to accept the site plan of Bill Nelson authorizing Nelson to make application for a
building permit. The motion was seconded by Kalinowski and passed unanimously.
Mark Lambert PURD Request to Construct a 44 Unit Apartment Buildin¢: Mark Lambert appeared before the
Commission to present a revised plan to construct a 44 unit apartment building with caretaker unit on Lot 1 Block 1
Indian Hills Park. The Planning Commission had previously recommended the Council deny the request of Mr.
February 4, 2002
Page 3 of 6
Lambert based on the site plan submitted. The City Council requested that the Planning Commission review the
revised plan submitted to the City Council on January 17, 2002 at this meeting.
Lambert presented the following changes to the plan reviewed on January 7, 2002:
o The ingress/egress has been moved approximately 60 feet removing the public safety issue.
o A twenty foot fire lane will be adjacent to the building for fire protection
o Changing the pitch of the roof has lowered the building approximately five feet, reducing the variance
request on the height of the building to three feet.
o If it is the request of the Planning Commission to use one common access, the plan provides for a road
parallel to Northland Drive.
o A berm is not feasible as for each foot of berm six additional feet of land is required. Therefore the berm is
not feasible.
Lesnick questioned Lambert if the building would require an elevator if it is reduced to a two and one half stories, as
it was her understanding that the building needed to be forty feet in height to accommodate the elevator. Lambert
stated that he would install an elevator in the building regardless of the number of stories constructed. As far as the
height, the reduction in the variance requested is the result of a change in the pitch of the roof.
Utsch stated that he attended a meeting with City Staff where the outstanding issues were addressed. At the
conclusion of the meeting he felt a fair compromise was reached. Utsch expressed frustration that all the issues
discussed at the staff meeting are now not attainable. The following is a summary of the staff meeting at which
Lambert was present and agreed to the following:
Lambert agreed to review lowering the building, constructing a two and
Variance -Height one half story building. At this time a variance on the height of the
building would not be needed.
Roof Pitch The pitch would be reduced ,lowering the height of the building.
Overlay The City Engineer is requesting that after construction is complete and
curb and gutter is installed, a one inch overlay be placed on Northland
Drive with the cost being absorbed by the developers. The cost is
anticipated to be $ 8,000. Lambert agreed to participate in this cost.
Drainage Plan Lambert agreed to submit the required information to the City Engineer
for review and comment.
Entrance In consideration of the compromises reached at the staff meeting, the
ingress/egress illustrated on the site plan would be adequate. The
ingress/egress has been moved south to eliminate the public safety
concerns.
Berm Lambert agreed to construct a berm and provide the neighbors with a
tree allowance to provide a natural buffer. This buffer would also
alleviate the potential safety issue of young snow sledders entering the
parking area.
Fire Acees Lambert has agreed to provide a twenty foot area for fire access.
Snow Removal The City Engineer has requested that Lambert assure that a sufficient
area is provided for snow removal along Northland Drive.
Easements Lambert agreed to provide the City with easements required by the City
Engineer. In turn the City will release the un-necessary easements.
February 4, 2002
Page 4 of 6
Lambert stated he left the staff meeting with the understanding that he would check with his engineer if the building
could be lowered. His engineer has stated that the building cannot be lowered due to required handicap
accessibility standards. Lambert further stated that he met with a landscaper who suggested that pine trees be
planted as a buffer. The trees would be planted fifteen feet apart and would be six feet in height. Based on the
footage of the plat, 50 trees would be planted. Lambert stated that he proposed this plan to the neighbors who
requested that two rows of trees be planted. Lambert further stated that he would be willing to construct a fence
along the property line if that would be acceptable to the abutting property owners.
Graeve questioned if Lambert has considered constructing three 12 unit buildings. Lambert responded that he has
considered alternative housing plans, but feels that plan presented is the best for the community. If the variance
request and site plan is denied he will construct four 12 unit buildings. However, Lambert stated that the buildings
will not be the same quality as the one building and he is concerned that he will not attract the senior market.
Constructing one building allows him to put amenities in the building making it more attractive to St. Joseph.
Lesnick stated that while she agrees the building appears to be a good plan, maybe it is in the wrong location.
Lesnick stated the Planning Commission has received testimony from the neighborhood that the building will be
detrimental to the neighborhood and is not compatible.
Graeve concurred with Lesnick and stated that he believes the Planning Commission and City need to be consistent
in the manner with which developers and residents are treated. Recently a resident was denied the opportunity to
place a driveway for a residential home on Northland Drive. The reason for denial was safety, as the City has
limited access to Northland Drive. Therefore, it is the opinion of Graeve that the developer before the Commission
at this time is being given preferential treatment. When the Planning Commission recommended approval of the
Indian Hills Plat, it included on access to Northland Drive on both the east and west side. Therefore, Lambert
should revise his plan to provide for one access for both lots one and two.
Lambert responded that he has prepared a second site plan that utilizes a road at the center point of lots one and two.
However, the road to service the apartments would run parallel to Northland Drive and in his opinion is not a viable
option. The road to service the apartments would have a steep grade and would not be visually pleasing. Lambert
further stated it is his opinion that Northland Drive was constructed too low, therefore, one common access does not
work.
Schneider stated that he too believes the property would best be served with on access point. The Planning
Commission is concerned with safety and considerable discussion lead to the fmal decision to recommend one
access on the east and west side of Northland Drive. Eventually an signal light will be installed at County Road 75
and Northland Drive. When the light is completed Northland Drive will be a major ingress/egress for the Northland
Development. Therefore, one ingress/egress at the centerline of lots one and two would be in the best interest of the
city.
Chris Vance of 516 Fir Street East spoke in objection to the proposed apartment complex. Vance encouraged the
Commission to recommend the Council deny the special use permit as in his opinion the proposed development will
have a negative impact to the neighborhood. Vance stated that the St. Joseph Code of Ordinances regulating a
PURD application stated that the petitioner must minimize damage to the adjoining neighborhood. Vance further
stated that it should be the burden of the petitioner to demonstrate that the damage has been minimized. In his
opinion this has not been done. Further, Vance expressed frustration Lambert has agreed in the past to construct a
berm and suddenly it is not feasible. Vance encouraged the Commission to recommend denial of the PURR
application.
Deutz stated that in reviewing the plans he believes the property can be accessed with one common access and the
driveway for the proposed apartment complex be constructed as far to the west property line as possible. By placing
the driveway on the western edge of the property, some of the concerns of the neighborhood will be addressed. The
headlights from cars will not be shining into the existing homes on Fir Street and the safety factor of Northland
Drive has been addressed. Deutz further stated it is his opinion that this proposal would be beneficial to the property
owner and increase the value of the undeveloped property.
February 4, 2002
Page 5 of 6
Lambert stated that he does not feel that the option presented by Deutz is viable. There would be considerable cost
to extending a private driveway the distance Deutz is requesting. Schneider stated that he concurs with Deutz and
feels the proposed road would be beneficial to Lambert. Schneider further stated that there should be a cost savings
to Lambert when accessing both properties with one road. Further, if the road is constructed at this time, the lower
lot would be accessible for development without additional cost.
Rassier made a motion to recommend the City Council adopt the following findings of the Planning
Commission which recommends issuance of a special use permit to allow the construction of a 44 unit
apartment complex and caretaker unit.
RESOLUTION OF FINDING
The request of Mark Lambert for a PURD application requesting a special use permit came before the Planning
Commission at a Public Hearing held on December 3, 2001. The Planning Commission on January 7, 2002
recommended the City Council deny the request and on January 17, 2002, at the request of the property owner, the
matter was referred back to the Planning Commission for reconsideration. The purpose of the hearing was to
consider a P.U.R.D. development plan to construct a 44 unit apartment building under a special use application and
to consider a fifty foot variance on the size of a business sign. The proposed development is to be located on the
following described property: Lot 1 Block 1 Indian Hills Park.
St. Joseph Code of Ordinances 52.19 subd. 4 provides for a special use permit to develop multi family dwellings
over 12 units through the PURR procedural process.
St. Joseph Code of Ordinances 52.14 subd. 12(a) allow for business signs provided that the area on one side shall not
exceed fifty square feet.
The proposed plat has been submitted by Mark Lambert, 101 - Ss' Street, Suite 910; St. Paul MN 55101.
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:
Based on the contingencies stated below, the plan is consistent with the requirements for issuance of a
special use permit.
Therefore, based on the above findings the Planning Commission recommends approval of the application for
special use permit contingent upon the following:
1. The road access should be placed as in accordance to the Developer's Agreement, allowing for
one common entrance with the parking lot for the proposed apartment complex being accessed on
the western edge of Lot 001 Block 001 Indian Hills Park Plat.
2. The City Engineer review and approve the final plans including drainage, curb and gutter,
easement locations, and proposed overlay of Northland Drive.
3. A six foot berm buffer will be provided to the north of the proposed building. The fence will be
six feet in height and be wood or maintenance free material. A chain link fence will not be
considered.
4. Alighting plan is submitted to verify the lights will not project into the neighborhood.
5. A designated area will be provided for snow removal along Northland Drive.
6. A twenty foot flat area will be provided around the building for fire protection access.
The motion was seconded by Deutz.
Ayes: Utsch, Kalinowski, Rassier, Schneider, Deutz
Nays: Lesnick, Graeve. Motion Passes 5:2:0
Utsch requested the Commission formulate a recommendation to the City Council regarding the five foot variance
request on the height of the building. Kalinowski stated that she encourages the Commission to review the
Ordinance regulating the maximum height requirement. She stated it is her understanding that the requirement was
February 4, 2002
Page 6 of 6
necessary at one time for fire safety concerns. The City has recently purchased a new ladder truck and the Fire
Chief should be consulted to verify if the 35 foot requirement is appropriate.
Deutz made a motion to recommend the Council approve a three (3) foot variance on the maximum height of
a building and accept the following findings:
RESOLUTION OF FINDING
The request of Mark Lambert for a five (5) foot variance on the maximum height of a building came before the
Planning Commission at a Public Hearing held on December 3, 2001. The Planning Commission on January 7,
2002 recommended the City Council deny the request and on January 17, 2002, at the request of the property, the
matter was referred back to the Planning Commission for reconsideration. The purpose of the hearing was to
consider a variance with regard to the construction of a 44 -unit apartment building. The variance request is to
allow afive-foot (5') variance on the maximum height allowed, or the construction of a three story building.
The property is legally described as follows: Lot 1 Block 1 Indian Hills Park Plat.
St. Joseph Code of Ordinances 52.16 subd 7 (a) states, "No building hereafter erected or altered shall exceed 2 'h
stories or shall it exceed 35 feet in height, except as hereinafter provided".
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:
FINDING: Based on the contingencies stated above for the issuance of a special use permit, the proposed use is
consistent with the St. Joseph Code of Ordinances_regarding the issuance of a variance.
Therefore, based on the above findings the Planning Commission recommends approval of a three foot variance.
The motion was seconded by Kalinowski
Ayes: Utsch, Kalinowski, Rassier, Schneider, Deutz
Nays: Lesnick, Graeve. Motion Passes 5:2:0
Miscellaneous Matters: The Commission agreed to begin reviewing the following Ordinances: Sign, Height of
Building and to begin looking at Transitional Zoning.
Adjourn: Lesnick made a motion to adjourn at 9:30 PM; seconded by Rassier and passed unanimously.
~.
J dy eyre~is
istrator /Clerk