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HomeMy WebLinkAbout2002 [08] Aug 26August 26, 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, August 26, 2002 at 7:00 p.m. in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners Marge Lesnick, Jim Graeve, and Mike Deutz. Council Liaison AI Rassier. Administrator /Clerk Judy Weyrens. Others Present: Mark Stousland, Jim Kresbach, Jerry Hettwer, Janelle Schneekloth, Bruce Schneekloth, Steve Hagman, Kevin Dierkhising, Joel Heinen, Dean Wick, Duane Schultz, Jeff Theinnes Approve Agenda: Lesnick made a motion to approve the agenda as presented; the motion was seconded by Graeve and passed unanimously. Approve Minutes: Rassier made a motion to approve the minutes of August 5, 2002 as corrected; seconded by Deutz and passed unanimously. Rassier made a motion to approve the minutes of August 6, 2002 as presented; seconded by Graeve and passed unanimously. U.S. Army Reserve -Special Use Request: Chair Utsch called the public hearing to order and stated the purpose of the hearing is to consider a request for special use permit to allow a vehicle maintenance facility in a B-2 Highway Commercial District, a variance from parking lot construction standards, and variances relating to screening, landscaping, and concrete curbs. Mark Stousland, RSP Architects representing the US Army presented the Planning Commission with the plans to construct a maintenance facility. The facility will be constructed on an eight (8) acre parcel of land adjacent to 88`h Avenue SE. The US Army will be completing two construction projects on that parcel. The first phase of construction is a 12,500 square foot maintenance facility which will be constructed on southern four acres. The second phase will consist of a training/office center. At this time it is uncertain as to when the second phase will begin as funding will need to be secured before construction can begin. The maintenance facility consists of the following: ~ 12,500 square feet with an office area of approximately 1,200 square feet. ~ The offices will face 88t" Avenue ~ 142 parking spaces ~ The vehicle gates will open to the north and south ~ Dumpsters are partially screened -~ Condensing units are small and are located on the north end. Due to the anti-terrorism policy they are not screened. ~ The parking area contains ten (10) security lights ~ The building material will be a combination of rock face concrete and synthetic stucco with a standing beam metal roof. Jim Kresbach, owner of adjacent property, questioned what type of screening will be provided and if the repair of vehicles will include hazardous waste. Stousland reported that due to the anti terrorism policy of the Army, the fencing would not be screened. The proposed development includes chain link fencing. As far as hazardous waste, their will be two containers on site for OSHA approved oils and lubricants. Krebsbach encourage the Planning Commission to require screening of the fence. Weyrens presented the Planning Commission with a letter from Lou Krebsbach of K & L Properties requesting the property owner be required to meet or exceed the exterior, landscaping and screening requirements of the St. Joseph Code of Ordinances. The letter further states the purpose of the request is to provide an entrance to future housing and commercial developments that is shielded from unattractive objects. Their being no further comments from those present, the public hearing was closed at 7:25 PM. August 26, 2002 Page 2 of 6 Graeve questioned where the maintenance facility is currently located. Stousland responded that the current maintenance facility is located in Minneapolis near the airport. The land of the current site has been sold to the Metropolitan Airport Commission (MAC) for an extended runway. The proposed site in St. Joseph was developed as a parking lot in 1995 and at this time the Army is moving the maintenance facility to the St. Joseph site. The facility will house 15 employees and vehicles will be transported to St. Joseph to be repaired. Stousland also clarified that the existing Army facility located on County Road 133 will be combined with the new facility. Graeve questioned if the Army would consider locating in the Industrial Park as the use seems more compatible with Industrial than Highway Business. Deutz clarified that the City does not own any property in the Industrial Park and he is uncertain if land would be available. Rassier stated it is his opinion that the landscaping and parking lot must be completed with the project. In reviewing the plan, Rassier stated that if the building were moved east on the property, landscaping could be provided and the anti terrorism policy will still be tact. The landscaping would provide screening and the screening would not be within 10 feet of the fence. As far as the parking lot, Rassier stated that the front portion of the parking lot up to the front concrete apron should be paved. The remaining parking area could be paved when phase two construction begins. Utsch and Deutz concurred with Rassier and stated that landscaping the area with a tree line or berming could meet the screening requirements. Utsch stated he would be supportive of only partial lot paving with the understanding that before a second building permit is issued for the property, the remaining parking lot area would be paved. Graeve stated he would encourage the City to pursue locating the maintenance facility in the Industrial Park. Rassier made a motion to require the Army to resubmit their development plan to include landscaping on the west and north side of the property, moving the building east to accommodate the anti terrorism policy and a plan for paving a portion of the parking lot. The motion was seconded by Deutz and passed unanimously. Special Use Permit -Rental in a 61 Zoning District. Von Meyer Publishing: Chair Utsch called the public hearing to order and stated the purpose of the hearing is to consider a request for special use permit to allow a rental unit in a General Business District. The property is located at 32 1st Avenue NW, legally described as Lot 001 Block 009 Townsite of St. Joseph; Lot 1 less S 105' thereof and Lot 2 less S 105' thereof and less that part of lot 2 lying E'ly of W'ly 33.67'. St Joseph Code of Ordinances 52.21 subd. 3 (f) provides for the following under Special Uses: Mixed use of a Permitted Use and a multiple residential dwelling units; but only if at least 50% of the interior square footage (exclusive of the basement or cellar) is used full time for a Permitted Use. The area consisting of multiple residential dwelling units must meet the standards of Section 52.19, subd. 5 and 6. Parking requirements shall be separately determined for the commercial and residential uses in accordance with Section 52.14 Subd. 4. The request for Special use has been submitted by Von Meyer Publishing PO Box 324, St. Joseph MN 56374. Janelle Schneekloth appeared before the Planning Commission on behalf of Von Meyer Publishing. Schneekloth stated she is in the process of purchasing the property described above for her business, Von Meyer Publishing. As her business will only need the main level, Schneekloth stated she is requesting a special use permit to convert the lower level to a rental unit. Before applying for the Special Use Permit, Schneekoth requested the rental housing inspector review the property to determine if it would be feasible. The Rental Inspector has reviewed the property and the lower level will need to have an egress window and minor sheetrocking before a rental license can be issued. August 26, 2002 Page 3 of 6 The site plan indicates that four off street parking spaces will be provided on the existing driveway and carport. The off street parking will be reserved for the rental unit and the employees of Von Meyer Publishing will utilize street parking. Jean Dehler of 31 Minnesota Street West questioned if the property was inspected by the Fire Marshall and Building Official. Weyrens stated that the Rental Housing Inspector, Building Official and Fire Chief have all reviewed the property for compliance with rental regulations. There being no one further to comment, Utsch closed the Public Hearing at 7:55 p.m. Lesnick expressed concern that parking is only being provided for the rental portion of the property and questioned where the Von Meyer Publishing employees will park in the winter months. Schneekloth stated that if parking is unavailable on the streets the public parking area by the City Hall could be used. She further stated that additional parking spaces could be provided on the north side of the building, abutting Ash Street. Utsch stated it is his opinion that more than four parking spaces need to be provided. Deutz requested clarification on the parking requirement. Weyrens stated that in the Central Business District some of the parking regulations can be waived. The Planning Commission is required to determine the amount of parking that is needed if the development is not located in the Central Business District and then determine what amount of parking will be required. Weyrens further clarified that each parking space must meet the design requirements of nine (9) feet wide and twenty two (22) feet deep. Bruce Schneekloth questioned why the Planning Commission is reviewing the parking for the business portion of the project as the property is currently used for business and the use is not changing. Weyrens clarified that the rental unit is a new use for the property and when the use changes the entire project is reviewed for Ordinance compliance. The Planning Commission concurred that four additional parking spaces must be provided on the property. Schneekloth agreed to construct a parking lot on the north side of the property, abutting Ash Street. The parking lot will be 18 feet deep and 44 feet wide. Rassier stated it is his opinion that some off street parking needs to provided for the employees and creating an additional parking lot will accomplish that goal. Deutz made a motion to adopt PC Resolution 2002-_, recommending City Council approval of a Special Use Permit to allow a rental unit in a 61 Zoning District. The motion was seconded by Lesnick and passed unanimously. Resolution 2002-_ Approval of a Special Use Permit for Von Meyer Publishing to Allow a Rental Unit in a 61 Zoning District WHEREAS, Von Meyer Publishing has submitted a request for a special use permit to allow a rental unit in the lower level of the property located at 32 - 1St Avenue NW, a General Business zoning district, and WHEREAS, the applicant has submitted the required site plan and building plans for review; and WHEREAS, Section 52.9 of the Zoning Ordinance outlines requirements for the issuance of a special use permit; and WHEREAS, the public hearing was duly noticed and published with notices mailed to all property owners within 350 feet of the proposed assessment; and WHEREAS, the Planning Commission has reviewed the proposed site and building plans as it relates to the St. Joseph Code of Ordinances and St. Joseph Comprehensive Plan, and August 26, 2002 Page 4 of 6 NOW THEREFORE BE IT RESOLVED BY THE ST. JOSEPH CITY COUNCIL THAT: The City Council for the City of St. Joseph does hereby grant a special use permit to Von Meyer Publishing allowing a rental unit in a B1-General Business District with the following contingencies: 1. The property owner will provide and maintain eight (8) off street parking spaces with four located on the existing driveway and four abutting Ash Street. The Ash Street parking spaces will be 9' x 22' and the location will be approved by the City Engineer and Public Works Director. 2. Completion of the rental license application process including inspection and repair. Utsch clarified that he does not have a conflict of interest in this matter as he is only the manager of the complex where the Newsleader is currently located. Knight Builders -Special Use Permit: Chair Utsch called the public hearing to order and stated the purpose of the hearing is to consider a request for special use permit to allow the construction of a facility for office space and warehousing for Knight Builders, a commercial contractor. The property is legally described as Lot 1 Block 2 Indian Hills Plat. St. Joseph Code of Ordinances 52.22 subd. 4 (c) provides for the following under Special Uses: Industrial and Office Warehousing. The request for Special Use has been submitted by Knight Builders. Kevin Dierkhising spoke on his own behalf. He stated that his business is currently located on College Avenue and he needs additional space. The proposed building will be used for office space and storage of equipment. The building plan consists of the following: -~ Exterior Material: Stucco, brick and lap siding -~ Landscaping: The north property line will include a tree line to provide a buffer to the residential district -~ Parking Area will be paved and striped Diekhising also presented the following information on the business of Knight Builders: -~ Business established: 1998 -~ Number of Employees: 21 full time carpenters, framers, finishers and laborers -~ Business Type: Commercial/multi-unit residential drywall and steel framing contractor Weyrens stated that the site plan submitted meets the intent of the B2 Business District and all the required plans have been submitted. The only outstanding issue is whether or not the drainage requirement has been satisfied. Deutz made a motion to recommend the City Council adopt Resolution PC-2002-_, issuing a Special Use Permit to Knight Builders to construct an office/warehouse facility. The motion was seconded by Graeve and passed unanimously. RESOLUTION PC-2002- ST. JOSEPH PLANNING COMMISSION RECOMMENDING APPROVAL OF A SPECIAL USE PERMIT FOR KNIGHT BUILDERS TO CONSTRUCT A NEW FACILITY WHEREAS, Knight Builders has submitted a request for a special use permit fora 4,000 square foot office and warehouse facility, and WHEREAS, the applicant has submitted required site plan and building plans for review; and WHEREAS, Section 52.9 of the Zoning Ordinance outlines requirements for the issuance of a special use permit; and WHEREAS, the Planning Commission has reviewed the proposed site and building plans. August 26, 2002 Page 5 of 6 NOW, THEREFORE, BE IT RESOLVED BY THE ST. JOSEPH PLANNING COMMISSION THAT: The Planning Commission does hereby recommend the City Council of the City of St. Joseph approve the special use permit for Knight Builders for the construction of an office and warehouse facility, contingent upon the following conditions: 1. Alight plan is submitted verifying that lighting is not being directed to CSAH 75. 2. A plan for the HVAC equipment is provided illustrating screening. 3. The City Engineer approves the drainage and elevation plan. Lakeville Motor Express (LME) Trucking -Site Plan Approval Jerry Hettwer approached the Planning Commission on behalf of LME Trucking. Hettwer stated that LME is a trucking transit terminal that is requesting to construct an 8600 square foot building consisting of 24 truck bays and an office area. Hettwer requested the Planning Commission authorize the splitting of the north 6.34 acres of Lot 1 Block 2 Buettner Business Park. Weyrens stated the St. Joseph EDA has reviewed the request in relation to the covenants of the park and have recommended the Planning Commission and City Council approve the lot split and site plan. Jeff Theinnes, Terminal Manager for Lakeville Motor Express in St. Cloud approached the Planning Commission stating they are a Carrier with hubs in various locations in Minnesota. As a terminal, freight will come into the terminal and be reloaded in trucks for transit to the final destination. Duane Schultz of Winkelman Building Corporation approached the Planning Commission regarding the site plan. Schultz stated that the surface water will drain to the front and then into the storm sewer system. The drainage has been designed by Duffy Engineering. Weyrens stated that the City Engineer has not submitted his comments and approval should be contingent upon approval of the City Engineer. The building plans include the following: ~ Pre-engineered building with a metal roof. The exterior requirements of the Buettner Park Covenants will be met or exceeded. ~ Landscaping will be provided to include a berm on the west and south side, providing aesthetics to 15'h Avenue NE and County Road 133. Utsch stated that not all the required plans have been submitted and he does not believe decisions should be based on contingencies. The light, drainage and parking lot entrance designs have not been completed and he would like the full plans to be submitted before making a recommendation to the Council. Rassier made a motion to recommend the City Council adopt resolution PC2002-_ granting approval of the re-subdivision of Lot 1 Block 2 Buettner Business Park. Resolution 2002-_ Granting Approval of the Re-Subdivision of Lot 1 Block 2 Buettner Business Park WHEREAS, Hettwer Reality has submitted a request to re-subdivide Lot 1, Block 2 Buettner Business Park, and WHEREAS, the re-subdivision would result in two lots measuring 6.343 acres and 3.00 acres in size; and WHEREAS, Section 54.3, Subdivision Ordinance provides for exceptions from the formal platting process for the re-subdivision of lots provided full compliance with the platting procedure is not needed to meet the purposes of the ordinance; and WHEREAS, the Planning Commission has reviewed the proposed subdivision and has found the lot split to comply with minimum design and improvement standards; and August 26, 2002 Page 6 of 6 WHEREAS, a registered land surveyor's certification for the proposed subdivision is required. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPH THAT: The re-subdivision of Lot 1, Block 2 is in compliance with the Subdivision Ordinance and exempt the applicant from the formal platting procedures, contingent upon the following conditions: 1. That a certificate of survey be completed and the approved monuments/markers be installed at the new lot corners resulting from the re-subdivision of Lot 1, Block 2 by a registered land surveyor. The motion was seconded by Deutz and passed unanimously. Rassier made a motion to recommend the City Council adopt Resolution PC2002-_, conditionally approving the Site Plan for LME Trucking. Resolution PC2002-_ Conditionally approving the Site Plan for LME Trucking to develop 6.343 Acres Lot 1 Block 2, Buettner Business Park WHEREAS, Hettwer Reality has submitted a request for site plan approval fora 8,600 square foot trucking facility on the north 6.343 acres of Lot 1, Block 2, Buettner Business Park, and WHEREAS, the applicant has submitted the required site and building plan for review; and WHEREAS, Section 52.14 of the Zoning Ordinance outlines general requirements; and WHEREAS, Section 52.23 of the Zoning Ordinance outlines zoning regulations relating to the light industrial district; and WHEREAS, the Planning Commission and St. Joseph EDA have reviewed the proposed site and building plans. NOW, THEREFORE, BE IT RESOLVED BY THE ST. JOSEPH PLANNING COMMISSION THAT: The St. Joseph Planning Commission does hereby recommend the St. Joseph City Council approve the site plan for LME Trucking to develop the north 6.343 acres of Lot 1, Block 2 Buettner Business Park, contingent upon the following: 1. Submittal of topography drawings with storm water plan review and approval by the City Engineer. 2. Evidence that the architectural metal has a 20-year manufacturer color-fast warranty. 3. Installation of B-618 curb at the curb cut locations; and 4. The arrangement of lighting to deflect away from County Road 133 and 15`h Avenue NE. The motion was seconded by Deutz and passed unanimously. Adjourn: The meeting was adjourned by consensus at 9:10 p.m. - ~~ Judy yrens/ L gdmini trator /Clerk