HomeMy WebLinkAbout2003 [02] Feb 26February 26, 2003
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Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in special
session on Wednesday, February 26, 2003 at 6:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch (Council Liaison). Commissioners S. Kathleen Kalinowski, Marge
Lesnick, Mike Deutz, Jim Graeve, Kurt Schneider. Administrator Judy Weyrens.
Others Present: Planning Consultant Cynthia Smith-Strack.
Others Present: AI Rassier, Jeff Schlingman, Rand Schaper.
Subdivision Ordinance Review: The Planning Commission continued reviewing Ordinance 54 -
Subdivision Regulations. Discussion included the following:
^ Lot sizes and dimension including minimum lot size requirements. The discussion included how
to use Planned Unit Developments effectively. In the past developers have requested the PURD
process to avoid minimum lot requirements including total square footage. Smith-Strack stated
that a PUD should only be used when preserving a natural resources and natural impediments
restrict the property from being developed as a R1 development.
^ Lot pads and minimum driveway slopes. This requirement will assist in site drainage after the
property is developed.
^ Street light requirements
^ Discussion as to whether or not a tree should be required on each residential lot before a
certificate of occupancy is issued. It was the consensus of those present to not regulate the
planting of trees.
^ Identification of lots of blocks while the property is being developed. Markings will assist the
builders and utility companies locate the lot during construction.
^ Parkland dedication -recommendation to increase contribution to 10%. The Commission also
discussed the management of parkland including how the fee should be calculated.
^ Expansion of the administrative section.
^ Discussion on private streets. It was the consensus of those present to only allow private streets
within a manufactured home development.
Northland Plaza: Rand Schaper representing DM Building appeared before the Commission regarding
the construction of amulti-business facility. Weyrens reported that while the site plan has been
approved, their were three outstanding issues. At this time the developer is presenting resolution to the
outstanding matters.
Schaper identified the three outstanding issues along with the resolution:
1. Drainage: Final drainage plans will be completed with the construction plans and will be
submitted to the Engineer for review and revision.
2. Curb/Gutter: The Engineer has stated that curbing would not be effective on the south
and west perimeter of the development and therefore it will not be installed. The
Commission agreed to the removal of curb and gutter as recommended by the City
Engineer.
3. Fire Hydrant: The potential need for an additional fire hydrant has been discussed with
the Fire Chief. As a result of those discussions, an additional fire hydrant will be placed
on the southwest corner of the detention pond located north of the proposed building.
The six inch main will be extended to the new fire hydrant with a two inch line extended
from that point to the building.
Utsch stated that some concern has been expressed regarding drainage of the site if future buildings are
constructed. Utsch stated that while the Plans for Northland Plaza have been accepted the property
owner needs to acknowledge that future buildings may be restricted due to the development of Northland
Plaza without a master plan for the entire parcel. Further, if the property is to be subdivided at a later
time, relieve will not be granted because of the building that has been approved at this time. Schaper
stated that the property owner is aware of future restrictions and he will have the property owner submit a
letter to the City acknowledging such.
February 26, 2003
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Madison Park PURD: Jeff Schlingman representing Viking Development appeared before the Planning
Commission to present a revised preliminary plat for Madison Park PURD. The revised preliminary plat
includes the following:
1. The outlot requested by the adjoining property owner of ingress/egress to an accessory
building.
2. Exposure to the wetlands have been limited and the reconfiguration of the plat does not
include constructing a road through the wetland area.
3. Schligman stated that he appeared before the Park Board to discuss the park dedication
fee. The Park is recommending that the developer be credited in the amount equal to the
construction cost of a six foot walking trail throughout the development with the balance
of the requirement submitted in cash. Schlingman stated that the developer is agreeable
to such.
The Planning Commission discussed the use of a private road in the development and questioned the
developer representative if the road could be constructed as a public road. Schlingman stated that due
to the wetland, the current configuration would not allow fora 66' right-of-way. Utsch and Schneider
stated that it is their opinion that as the private road connects to Dale Street, it has the potential of being a
heavily traveled road and questioned if the developer would consider constructing a cul-de-sac on either
end of the private road. The cul-de-sac would only be temporary until outlot B is developed and the Dale
Street is extended to 88`h Avenue. Schligman was uncertain as to whether or not a cul-de-sac would be
permitted and will discuss the matter with the City Engineer.
The Planning Commission stated they would consider this matter further on March 3, 2003 provided the
following matters are resolved:
1. Drainage: The proposed plat must include the location of the catch basins to assure the
property will be drained properly.
2. Gas Line: The developer must determine what type of activity can occur within the gas
line easement.
3. Copy of the Covenants: The Planning Commission would like to assure that the private
roads are maintained and sufficient funds will be available for repair and maintance.
4. The developer should review the plat and determine the maximum amount of right-of-way
that can be provided while still maintaining a private road.
5. Review whether or not a temporary cul-de-sac can be installed on the private road until
outlot B is developed and Dale Street is extended to 88th Avenue.
6. Signage for East Baker and 18th Avenue SE needs to be determined.
Subdivision Ordinance Review: The Planning Commission requested the Council establish a joint
meeting with the Council and Planning Commission to discuss the proposed revisions to Ordinance 54 -
Subdivision.
Ad~iourn: The meeting was adjourned by consensus at 8:55 PM.
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Judy Weyrens
Adm nistrator