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HomeMy WebLinkAbout2003 [04] Apr 07April 7, 2003 Page 1 of 8 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, April 7, 2003 at 7:00 PM at the St. Joseph City Hall. Members Present: Chair (Council Liaison) Gary Utsch. Commissioners S. Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Kurt Schneider, Mike Deutz, Bob Loso. Administrator Judy Weyrens. Citv Representative: City Attorney Tom Jovanovich. Others Present: Cory Ehlert, Mac Bryant, Jerry Hettwer, Lance Honer, Doug Carlson, Linda Brown, Norm Cole, Ed Terhar, Aaron Krandle, Mark Lambert, Ron Galligan, Wilbur Wilkens, Mel Rutkowski, and Gene Plachecki. Approve Agenda: Graeve made a motion to approve agenda as presented; seconded by Lesnick and passed unanimously. Minutes: Kalinowski made a motion to approve the minutes of March 3, 2003 with corrections; seconded by Deutz. Ayes: Utsch, Kalinowski, Lesnick, Graeve, Schneider, Deutz, Nays: None Abstain: Loso Motion carried: 6:0:1 Habitat for Humanity: Cory Ehlert approached the Planning Commission on behalf of the St. Joseph Lions Club who are considering partnering with Habitat for Humanity. Ehlert stated the lions are looking for a project to not only provide financial assistance but labor as well. Habitat for Humanity is a project whereby a home is provided to a family meeting the income requirements. A family receiving a home must agree to help build the home. Ehlert stated that Habitat for Humanity typically builds a home on a smaller lot that cannot otherwise be built. The Planning Commission can assist the St. Joseph Lions by allowing a smaller lot that can be purchased for a Habitat home. Ehlert stated that when reviewing a preliminary plat the Planning Commission can encourage the developer to provide a smaller lot by dividing an oversized lot or developing an area of the plat that would not be developed due to Ordinance constraints. Executive Director of Habitat for Humanity Mac Bryant approached the Planning Commission providing a brief overview of Habitat for Humanity. Habitat for Humanity is an international organization that began in 1976 in Georgia. At the present time Habitat for Humanity is operating in 83-86 countries worldwide. Locally, Habitat for Humanity was started in Central Minnesota in 1989 and have since built 24 homes. Bryant stated that families receiving a home must meet the following criteria: 1. Cannot obtain a commercial loan. 2. Family income must be considered low income based on the federal income brackets. In addition, the family financial statement must indicate that the loan can be repaid. All loans through Habitat for Humanity are interest free. 3. The qualifying family must agree to donate 100+ hours of "sweat equity". Bryant further stated that Habitat for Humanity changes lives for the recipients as it gives them hope and a clean/safe place to raise their children. Habitat for Humanity is funded through private contributions. Schneider questioned if Habitat would consider purchasing older homes and remodeling them to meet current building codes. Bryant stated that they would consider remodeling an older home as long as it did not need to be moved to another location. Redevelopment District. Maintenance Facility: Weyrens stated that over the past year the City Council has been working on the construction of a Public Works Facility. The Facility is anticipated to cost $ 400,000 and was to be funded through a lease back purchase. However, since the Legislature has been discussing the potential reduction of local government aid and levy limits, the Council requested the St. Joseph Economic Development Authority issue Public Project Revenue Bonds. The advantage of issuing public project revenue bonds is that they fall outside of levy limits and should the City need, a levy could April 7, 2003 Page 2 of 8 be imposed to help pay the cost of the facility. The project will be built regardless of the financing mechanism, but the issuance of bonds is the most secure method of financing. The original plan for the Public Works Facility included removing the existing facility and constructing a new 12,000 square foot facility at the current site. However, the City Council has reconsidered the location of the facility. If the facility is to built on the current site expansion is not possible and the building cannot be expanded. Therefore the City has found an alternative site located on the corner of 19tH Avenue SE and Elm Street East. The property is owned by Hirschfeld, Backes and Helland and they are asking $ 1.09 per square foot for a five acre parcel. The new site could not only be used for the Public Works Facility, but a future water tower and public safety facility. Before the Planning Commission at this time is a proposed Redevelopment District Plan which includes all the property on 19`h Avenue SE. The Planning Commission must review the plan in relation to the Comprehensive Plan. If the Plan is consistent with the Comprehensive Plan the Planning Commission must pass a resolution stating such. The City Council will be conducting a Public Hearing on April 17, 2003 on the same development plan that is before the Planning Commission at this time. Deutz stated he is opposed to the proposed location of the maintenance facility. Deutz further stated that the St. Joseph EDA is working to increase the tax base while the City is proposing to remove an industrial lot from the tax base. Deutz further questioned if the water tower will in-fact be placed on the same site and disagrees with the placement of a public safety facility in an Industrial Park. As of this time he has not seen evidence from the City Engineer that the water tower can be placed on the site and that it is a suitable option. Weyrens stated that the property has been sited with the water tower on the property. At this time the hydrology reports have not been completed to determine if the water tower can be placed on the site. Loso stated that he concurs with Deutz and he was part of the building committee when it was originally presented to the Council. Loso stated it is his opinion that the building should be located on the property owned by the City. Further, he stated that the City has not explored the option of purchasing a portion of the former Lyman Hul Property. Weyrens stated that she has contacted the property owner of the former Lyman Hul property and was not prepared to determine a value for the land but would be willing to negotiate such. Loso stated that he knows the property owner who purchased the site and he paid $ 50,000 for the 10 acre site. Therefore in his opinion this site would be a more economical site and would not reduce available Industrial property for development. Weyrens stated that the Planning Commission is not making a decision on the location of the Maintenance Facility, rather if the area outlined before them is a redevelopment district and if it is consistent with the Comprehensive Plan. Utsch stated that it is his opinion that the Public Works Facility does not belong at the current site and the City needs to look for the future. He further stated that constructing a Public Works Facility is a major expenditure and he does not want to locate the building at the current site solely for economic reasons. The City needs to think to the future and at some point the City will have to expand the Public Works Facility. Therefore relocating the facility makes sense. Further, Utsch stated that if the facility is built else where, the current facility can be used for storage of off season equipment. Loso stated that the building committee did review other sites before a decision was made to locate the new facility on the same property. The Council at that time was trying to meet the building needs as well as staying within a reasonable budget. Weyrens stated that since the Planning Commission is meeting jointly with the City Council on April 14, 2003 this matter could be tabled until that time and additional information can be provided. Lesnick made a motion to table action on adopting a Resolution approving the Redevelopment District until April 14, 2003. The motion was seconded by Graeve and passed unanimously. April 7, 2003 Page 3 of 8 Public Hearina: Preliminary Plat -Anthony Lahr: Utsch called the public hearing to order and stated the purpose of the hearing is to consider a preliminary plat application to develop approximately 2.23 acres. The property is located adjacent to 88~h Avenue and County Road 75. The property is zoned Highway Business and the request for platting has been submitted by Anthony Lahr. Weyrens stated the property being discussed at this time has recently been annexed and the annexation documents required that the property must be platted upon development. The property is in the process of being sold and it is anticipated the property will be developed with the construction of a Steak House. The Planning Commission will review the development plan at a later date. Jerry Hettwer of Hettwer Real Estate Services representing the Lahr family, approached the Planning Commission and requested approval of the Preliminary and Final Plat. Deutz made a motion to recommend the Council approve the preliminary and final plat of St. Joseph Business Park Plat 2 as presented. The motion was seconded by Loso and passed unanimously. Public Hearing -Honer Homes. Preliminary Plat -Wobegon Trail Utsch called the public hearing order and stated the purpose of the hearing is to consider a preliminary plat application to develop approximately 7.62 acres. The development will consist of a 69-unit apartment building and is located west of County Road 2 and North of the abandoned rail bed. The property is zoned Multiple Family, R3 and is legally described as: That part of the Northwest Quarter of the Northwest Quarter, Section 10, Township 124, Range 29, City of St. Joseph, Steams County, Minnesota, bounded on the southwest by the northeasterly -ight of way line of the Burlington Northern Railroad Company (now abandoned); bounded on the southeast by the cente-iine of County Road Number 2; and bounded on the north by the south line of the north 429.00 feet of said Northwest Quarter of the Northwest Quarter. Lance Honer spoke on his own behalf. Honer stated that the plat is being requested as a requirement of the recent annexation and desire to develop the property with a 69 unit apartment complex. It is anticipated that the apartment complex will be constructed late 2003 or the spring of 2004. Loso made a motion to recommend the Council approve the Preliminary Plat of the Lake Wobegon Trail Plat as presented; seconded by Kalinowski. Discussion: Weyrens stated that before final plat approval, the City must receive verification from Stearns County Environmental Services that all wetland issues have been resolved. She further stated that Honer is working with Stearns County Environmental and is hoping that the area will be classified as an exempted wetland. If the area is an exempted wetland then Honer will not need to secure a permit from Stearns County. Therefore, any approval must be contingent upon the wetland permit and the City Engineer. Deutz made an amendment to the motion to require a letter from Stearns County Environment Services either exempting the wetland or approving a wetland permit. Loso seconded the amendment. Discussion: Utsch expressed concern with the proposed development and stated that when the developer first approached the Planning Commission and requested rezoning of the property to R3, it was stated that the development would include senior apartments. The plan before the Commission at this time is significantly different than what was presented at the re-zoning hearing. Honer stated that when the concept was presented to the Planning Commission, at the time of re-zoning, the engineering had not been completed. Since that time it has been determined that development constraints limit the amount of units that can be constructed. Therefore, the development plan has been altered. April 7, 2003 Page 4 of 8 Graeve questioned the City Attorney, Tom Jovanovich, if procedurally the Planning Commission is following the right process and approving a plat with contingencies. Jovanovich stated since a plat cannot be changed once the preliminary plat has been approved, the Planning Commissson should not be approving any plat with contingencies. The matter should either be tabled or denied until the required information is submitted. Vote call on the amended motion: Ayes: Loso, Deutz Nays: Utsch, S. Kalinowski, Graeve, Lesnick, Schneider Motion Fails 2:5:0 Lesnick made a motion accepting the proposed layout of the Lake Wobegon Trail Plat and requested that the City Engineer and Stearns County Environment Services provide the City with a letter of approval before a recommendation is forwarded to the City Council. The motion was seconded by Graeve and passed unanimously. Development Review Request, Honer Homes: Doug Carlson of Carlson Development reviewed the proposed 69 unit apartment complex with the Planning Commission. Carlson acknowledged that action cannot be taken on the site plan until the Lake Wobegon Trail Plat is approved, but requested the Planning Commission review the plan and provided comment. The following table is a summary of the site plan review: Issues Honer Homes Building Rear Yard Setback -The plan 'Carlson stated they can make the necessary change in indicates the building does not meet the front ~ order to meet the 40 foot requirements. yard setback of 40 feet, the building is illustrated at 35 feet. Elevation -The Plan does not illustrate the 'Carlson stated the plans will be revised to illustrate the side, height of the building. ~ rear and front elevation. Sign -The plan indicates a sign will be placed ~ Carlson stated the sign will be located at the entrance of the on CR 2 but the specifics of the sign are not complex and the base of the sign will be landscaped as included. required. The plans will be modified to illustrate such. DumpsterlRefuse -The plan indicates the Carlson stated the dumpster would be screened with a rock location of the dumpster but does not state base and metal gate. The plans will be modified to include how or if it will be screened. ;such. Recreational Areas -The Ordinance requires `Carlson stated the plans include a bike rack and a recreational and green space, the plan community room. Additional recreational opportunities can presented does not illustrate such space. " be provided. Carlson agreed to present a recreation plan at the next meetin . Lighting Plan -Alighting plan was not :Carlson presented the Planning Commission with a included with the development material. ;proposed lighting plan. The plan includes lighting above the garages and post lighting in the parking area. Parking Lot /Landscaping -The Planning ;Carlson clarified that the parking lot will meet all the Commission noted that the parking area must ;requirements of the Ordinance and he present a revised be paved and marked. As far as landscaping ;landscaping plan at the next meeting. the Planning Commission indicated the proposed landscaping is not sufficient and the developer should re-submit a plan April 7, 2003 Page 5 of 8 i Water/Sewer - It was clarified that temporary ~ Carlson stated that they are aware of the future water and service is being approved at this time. ~ sewer assessment and extension. However, when the City extends water and sewer north on CR 2 the developer will be ~ required to re-connect and pay the ~ assessment charges for such. Stop Sign -The Planning Commission requested that any traffic controls should be placed on the revised plan, including a stop sign at the apartment entrance and CR 2. Fire Lane -The fire lane needs to be ~ Carlson stated the building has an indoor sprinkler system indicated on the plan and must remain ~ and has two fire hydrants located at each end of the facility. dedicated as such. Based on the comments of the Planning Commission, Carlson agreed to present the Planning Commission with a revised development plan at their next meeting. Pond View Ridge Seven -Final Plat: Linda Brown of Surveying & Engineering Professionals approached the Planning Commission on behalf of Bob Herges and Rick Heid. Brown stated she is requesting final plat approval of Pond View Ridge Plat Seven. The proposed plat contains 18 single family lots. Weyrens clarified that the proposed final plat is consistent with the preliminary plat that was approved in 2000. Kalinowski made a motion relieving developers to present final plats to the Planning Commission provided the final plat is consistent with the approved Preliminary Plat. The motion was seconded by Lesnick and passed unanimously. Development Plan Review. Summit Management: Mark Lambert of Summit Management approached the Planning Commission on his own behalf. Lambert presented the Commission with a development plan to construct a 44 unit apartment complex on Lot 1 Block 1 Indian Hills Park Plat. Weyrens clarified that the plan before the Commission is the same plan presented by Lambert in 2002. Since that time the Ordinances have been updated and the project does not require a Special Use Permit or Variance. Weyrens stated that the Commissioners have been provided a summary of the project in relation to the R-3, Multiple Family Ordinance and there are a few outstanding issues that must be resolved by the Planning Commission. Once all the issues are resolved a development agreement will be drafted and executed to memorialize the approval of the City. Norm Cole, architect retained by Lambert, approached the Planning Commission to discuss the proposed development. The following is a summary of items discussed along with the resolution. Issues Summit Management Fire Truck Access -Verification of the fire lane should be provided to assure that fire access is available at all times. The Engineer should verify the elevation of the fire lane to make sure the trucks can use the provided lane. Cole stated that the plans indicate a fire lane around the building as well as a Siamese connection for fire access. Cole stated the building will be sprinkled and fire safety will not be compromised. Lighting -The Planning Commission discussed potential light pollution to the residential neighborhood north of the proposed development. Due to the elevation of the building, the developer should place the lights are the garage to minimize Cole stated they can review the proposed lighting plan. The plan presented includes the installation of wall pac lights that will be mounted on the building with adjustable lenses so they can effectively adjust any light that would over flow onto anY adjacent property. April 7, 2003 Page 6 of 8 overflow of {i htin Proposed Drainage Plan -Weyrens stated that a ;Cole verified the plan utilizes the holding pond owned by drainage plan has been submitted to the City. !the City. Hydrology calculations have been completed However, the plan requires that the proposed ':, and the existing holding pond has the capacity to not only development drain to a City holding pond. The hold the storm water for Lot 1 Block 1 Indian Hills Park City Council will be meeting to review this request. !Plat, but Lot 2 Block 1 as well. Sign -The proposed sign is located in the front i Cole stated they development will include a monument yard setback and must be moved back. In 'sign that will be located near the entrance and the revised additional the specifics of the sign have not been ':. plans submitted at this meeting indicate the sign has been included with the submitted plans. moved out of the ROW. Lot and area configurations -Weyrens clarified :Cole clarified that the plan labeled "A" is the desired plan. that two different building configurations have been :The configuration of the apartment is as follows: 11 - presented to the Planning Commission. At this :One bedrooms; 30 -Two bedrooms; 3 -Three time the developer must indicate which plan is final 'bedrooms. Parking requirement: 104 as the parking spaces are based on the number of bedrooms. Exterior Finishing ;Cole stated the siding would be beige/tan constituting ~ earth tones. Fire Safety Issues -Three issues remain: 'Cole stated the site plan identifies where the Siamese connections are located on the building as well as the ^ Fire lane around the building, as stated ;hydrant locations. The fire lane will be a clear area built above. ;with suitable material to sustain a fire truck. The fire land ^ Fire hydrant location `area will then be landscaped. ^ Siamese connection, should their be one on the front and back. Recreational Area - Kalinowski questioned the ~ Cole clarified that there will be a swing set and a type of recreational area that will be provided. ;community room would be located within the building. Ed Terhar of Benshoff and Associates spoke on behalf of Lambert. Terhaar stated that he was retained by Lambert to complete a traffic study to determine the best and safest location for access to the proposed development. Terhar stated that he prepared a report dated March 21, 2003 which summarizes that the best access for the subject property. The main reason for not utilizing the centerline access is the elevation of the property which could lead to unsafe conditions. The access indicated on the plan meets applicable engineering standards. Lesnick stated that she opposes the proposed access to the property as in her opinion constructing a north access has the potential of creating a safety hazard. The proposed access is near the crest of the hill on Northland Drive and she has concerns that cars exiting the parking area may not yield for cars traveling south. Terhar reiterated that they have reviewed the elevation of Northland Drive drive and the proposed access for the apartment complex meets all engineering and traffic standards. Terhar further stated the City Engineer, Joe Bettendorf concurred with the study completed by his firm. If the access was at the centerline of Block, the access would be a much steeper grade with greater potential for people to slide out into the street. Utsch asked Jovanovich for his opinion regarding the proposed access and stated it is his opinion that one access for both lots would appear to be better transportation planning. Jovanovich stated that based on the information presented by the traffic engineer and the City Engineer, he does not see a strong basis for denying the site plan due to the location of the access. April 7, 2003 Page 7 of 8 Schneider questioned Terhar if when the access study was completed if they reviewed providing access to the property from the rear of the building, using the centerline of Block One, extending the road to the west of the Block. Aaron Krandle, legal counsel for Lambert approached the Planning Commission questioning the need for a Development Agreement and stated that a Development Agreement was entered into two years ago for the same property. Weyrens clarified that the Development Agreement executed two years ago had nothing to do with the proposed apartment complex, rather it was an agreement at the time of platting. Jovanovich stated that it is important to enter into a Development Agreement when multiple plans are presented and the project is reviewed by 4 to 5 different staff members and consultants. The agreement is a process of memorializing the final approved plan and provided a development guide for not only the City but the Developer as well. Once the Development Agreement is executed issues should not arise during the construction. Lesnick made a motion to table action on the Development Plan submitted by Summit Management until the May 5, 2003 Planning Commission meeting at which time the following information should be submitted: Drainage: Summit Management must receive approval from the City Council to drain the proposed project to the City owned holding pond. Without such approval the project does not include a drainage plan and cannot be approved. Access: The City Engineer should review the logistics of changing the access from the illustrated northern access to using the centerline as the access point constructing the road to the west of the property access the apartment building from the rear. In addition, Bettendorf should provide an opinion as to whether or not the information presented by Benshof and Associates meets the minimum design standards and if safety is an issue with the proposed access. Lambert stated the Ordinance states that each lot is entitled to one access and that they have a five foot separation off that sideline. Lambert stated he is opposed to using a centerline access and has presented a plan which conforms to the Ordinance. Lambert stated there is an option however to bring Cedar Street through the commercial lot connecting to the common access desired by the Planning Commission. However, the planning for this road would take time and negotiation and he does not want the proposed project to be delayed further. Lambert encouraged the City to consider this matter before the commercial lot is developed. The motion was seconded by Graeve and passed unanimously. Deutz stepped down from his chair at 9:20 PM OTHER MATTERS Future St. Joseoh Township Industrial Park Mike Deutz: Mike Deutz approached the Planning Commission regarding a proposed industrial park in St. Joseph Township. Deutz stated he is part of a partnership that is purchased a 103 acre tract of land located on Ridgewood Road, just north of Astech. Deutz stated that he is in the process of platting the property for an Industrial Park and Stearns County is requiring that he present the proposed development to the City of St. Joseph Planning Commission. Deutz stated that the Planning Commission does not need to act on the proposed development, rather they must acknowledge the proposed development. April 7, 2003 Page 8 of 8 Graeve questioned Deutz as to his intentions for the property. Deutz responded that the proposed Industrial Park will include small lots and will be developed in phases. The proposed development meets all the standards as required by Stearns County Environmental Services. The property will be serviced with well and septic systems. Deutz resumed his chair at 9:25 PM Subdivision Public Hearing: Utsch reminded the Commissioners of the public hearing for the Subdivision Ordinance that will be held on April 14, 2003, 7:00 p.m. at City Hall. Ad~iourn: Schneider made a motion to adjourn at 9:25 PM; seconded by Lesnick and passed unanimously. ___ -- ~. t i~/~ Judy Weyfens ~ Ad nistrator C