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HomeMy WebLinkAbout2003 [02] Feb 03February 3, 2003 Page 1 of 3 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, February 3, 2002 at 7:00 PM at the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners S. Kathleen Kalinowski, Marge Lesnick, Jim Graeve, and Mike Deutz. Council Liaison AI Rassier. Administrator Judy Weyrens. City Representatives Present: Joanne Foust, Municipal Development Group. Others Present: Ted Schmid, Rand Schaper, Dorian Davidson, John Meyer. Approve Agenda: Rassier made a motion to approve agenda as presented; seconded by Kalinowski and passed unanimously by those present. Approve Minutes: Kalinowski made a motion to approve the minutes as presented seconded by Lesnick and passed unanimously by those present. Update, Madison Park - PURD: Weyrens stated that Madison Park is in the process of re-designing the preliminary plat based on information received at the public hearing. The developers have scheduled a meeting with the City Engineer and it is anticipated that the plat will be presented at the February 25, 2003 special Planning Commission Meeting. The Commission questioned the wetland permitting process and when the permit is required. Weyrens stated that in 1992 the City requested that all wetland issues be managed by Stearns County Environmental Services. The city did not have the staff or the time to be current on wetland issues. When a developer approaches the City to develop an area that contains a wetland, it is the responsibility of the developer to secure the necessary permits. The developer of Madison Park has not approached Stearns County as of this date. They have stated that they will complete the environmental process once the City has approved the plan. While Stearns County will review a plan after City approval, there is a risk to the developer. When a preliminary plat is approved it cannot be changed without a public hearing and completing the entire platting process again. Weyrens stated that she has informed the developer of the risk they are taking with regard to wetland delineation and they are willing to take the risk. Weyrens stated developers for Madison Park will need to approach the Park Board and present the preliminary plat. The Park Board should make a recommendation to the Planning Commission as to whether or not they will require parkland or a cash contribution to fulfill the parkland dedication fee. Weyrens stated that she will notify the developer when the next Park Board meeting is and request that they present the plan as discussed. Development Update: Weyrens reported that she has received a request to develop a 23 acre parcel of land adjacent to County Road 133 and Joe Prom's salvage yard. The property is currently in St. Joseph Township and the developer intends to construct 80 homes on the above mention parcel. Weyrens reported that the proposed use many not be consistent with the Comprehensive Plan. Kalinowski questioned at what point does St. Joseph determine that additional property cannot be annexed for single family development? Utsch and Rassier stated that in the past if the developer is willing to extend the utilities the property could be annexed. At this time the City needs to review the Orderly Annexation Plan and assure that property is being developed as outlined in the agreement, using established time tables and proposed land uses as a guide. Northland Plat Seven, Final Plat: Ted Schmid of Lumber One Avon approached the Planning Commission to present Northland Plat Seven. Schmid stated the proposed plat is the second of a three part development. Weyrens presented the Planning Commission with the Preliminary plat which encompasses Northland 6, 7 and 8. In reviewing Northland Plat Seven it has been determined to be consistent with the approved preliminary plat. February 3, 2003 Page 2 of 3 Schmid stated that he has reviewed the proposed plat with City Engineer Amy Schaefer of SEH. Schaefer requested two minor changes: 1. The street names of Jade and Juniper must be changed as they already exist in St. Joseph Township. The developer agreed to change the names before the final plat is approved by the City Council. 2. Sewer Line easement - In order to extend the sewer line, an easement wilt need to be secured from the adjacent property owner. Schmid stated that he will submit an easement with the final documents. Rassier stated it was his understanding that the road proposed as Jade Road would extend to Northland Drive and to County Road 2. In reviewing the plat he has noticed that Jade Road is not extended to Northland Drive and the residents in Northland Plat Seven will only have one ingress/egress. Schmid stated that he understands Rassier's concern, however the completion of Jade Road will happen in 2004. Deutz made a motion to recommend the City Council approve the final plat of Northland Plat Seven as presented with the following contingencies: 1. JadelJuniper Road be changed to a name consistent with City policy and a name that is not currently in use. 2. Schmid must secure an easement for the extension of utility services. The easement must be submitted prior to the execution of a Developers Agreement. The motion was seconded by Kalinowski. Ayes: Utsch, Kalinowski, Lesnick, Graeve, Deutz Nays: Rassier Abstain: None Motion Carried 5:1:0 Northland Plaza Site Plan Approval: Rand Schaper representing DM Building appeared before the Commission to develop a commercial office building on Lot 2, Block 2lndian Hills Park Plat. Weyrens stated that she has reviewed the plan in relation to the requirements of the B-2 Zoning requirements and has determined the plan is incomplete. However, the owner/representative has a revised plan he will be submitting at this meeting. Schaper presented the Commission with a revised site plan for Northland Plaza. The development plan includes the following: General Building ^ 10,000 square foot office and retail center ^ Exterior finish will be decorative concrete block beige/gray in color. In addition the upper portion of the building will include a neutral colored stucco material. ^ window and door frame. ^ All four sides will be brick and decorative block Site drainage ^ The southern third of the site will be draining to the drainage easement that runs along the Sioux Line tracks. The balance of the site drains to the proposed new pond which would be north of the proposed new building. Site access There will be a two (2) lane access from the end of the cul-de-sac of Little Crow Court. With regard to signage, the plan indicates a wall sign above each individual business. In addition, a pylon sign will be located on the site. The location and size of the pylon sign are unknown at this time but Schaper assured the Commission that any sign constructed will meet the requirements of the Ordinance. Rassier questioned if the Fire Chief has been contacted to see if the fire access is adequate. He stated it is his opinion in reviewing the plan that the existing fire hydrant located near Knight Builders will not be February 3, 2003 Page 3 of 3 sufficient for the fire needs of the new building. Schaper agreed to review this matter with the Fire Chief and add an additional hydrant if needed. Utsch questioned if the parking lot will be bituminous and if curbing will installed around the perimeter of the parking lot as required. Schaper responded that adequate parking will be provided and the entire parking area will be bituminous. Currently the parking lot is not curbed with 8612 curbing. Kalinowski questioned the number of handicap parking spaces provided. Schaper responded that two handicap spaces have been provided. Rassier stated it is his understanding that one handicapped parking space must be provided for every twenty-five parking spaces. Utsch questioned the inclusion of a second building on the proposed site plan. While the plan indicates the building is a future building, Utsch stated that the Planning Commission in approving the proposed site plan does not grant any approvals for future buildings. Utsch further stated that the Planning Commission has reservations approving a site plan whereby only a corner of the lot is being developed without future building consideration. The Planning Commission informed the developer that if at a later time the property is subdivided it must meet all the requirements of the Ordinance. Constructing the building at this time does not grant future rights for subdivision or development. Rassier made a motion to approve the site plan submitted for Northland Plaza with the following contingencies: 1) The drainage must be reviewed by the City Engineer for adequacy and location; 2) The Fire Chief review the plan to assure that adequate fire protection is available; 3) Review of the curbing requirement around the entire perimeter of the parking area as drainage may compromised if curbing is installed. The motion was seconded by Deutz and passed unanimously by those present. Subdivision Ordinance Review: Planning Consultant Joanne Foust approached the Planning Commission to review Ordinance 54 -Subdivision. The following is a summary items discussed: ^ Standards for platting - Incorporate additional standards, clarify the language for the process for the submittal of a sketch plan; concept plan; requirements for a build out plan; procedure for preliminary and final plat; private streets whether to include them in the subdivision ordinance as being permissible or not; park land dedication requirements. ^ Platting Procedures - It has been clarified that information is being presented to the City staff and consultants. Upon consideration of being complete, it would then, need to be forwarded to the Planning Commission for review. A checklist will need to be completed before being added to the agenda. Noting the approval of the concept plan does not constitute approval of the preliminary plat. ^ Consideration of Ghost Platting. ^ Engineering design standards ^ Preliminary and Final Plat submittal requirements ^ Public and private streets Adjourn: Rassier made a motion to adjourn at 9:00 PM; seconded by Lesnick and passed unanimously by those present. ~~ >::~'~ Judy eyr~ns Ad istrator ~' l ~~~~,~i~