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HomeMy WebLinkAbout2004 [10] Oct 04October 4, 2004 Page 1 of 4 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, October 4, 2004 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair (Council Liaison) Gary Utsch. Commissioners: Mike Deutz, S. Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Bob Loso, Kurt Schneider. Administrator Judy Weyrens. Others Present: Building Official Ron Wasmund, Jenny Kaeter, Randy Kaeter, Delroy Rothstein, Tom Lemmer, Mary Kay Lemmer. Approve Agenda: Loso made a motion to approve the agenda; seconded by Deutz and passed unanimously. Minutes: Kalinowski made a motion to approve the minutes of September 8, 2004; seconded by Lesnick and passed unanimously. Loso made a motion to accept the changes to the minutes of August 2, 2004; seconded by Kalinowski and passed unanimously. Kaeter Trucking: Weyrens stated that Kaeter Trucking has submitted a plan to construct an office/warehouse facility. The proposed facility will be located on 19`h Avenue NE and a detailed site plan has been submitted. Since the Planning Commission received the site plan, a revised landscape plan, sign detail and building exterior finish have been re-submitted. The re-submission is a result of staff comments when reviewing the Ordinances and the proposed development. Loso made a motion approving the development plan for Kaeter Transport and requesting the Council authorize the Mayor and Administrator to execute the Development Agreement approving the construction of a 4200 square foot warehouse/office facility. The motion was seconded by Lesnick. DISCUSSION Utsch stated that while reviewing the proposed development plan there are some outstanding issues. They are as follows: Proposed Building extends Weyrens stated that the Auditors Office has verified that Kaeter over two lots - if this is Trucking has combined the lots in question, creating one buildable accurate the lots must be lot. combined to one Building Exterior -The Building Official Ron Wasmond stated that the builder used the Ordinance requires 25% of the glass and doors when calculating the amount of adornment for the building facing the street to be building front. Wasmond stated that in his opinion windows and of a decorative material. doors should not be part of the calculation. Building representative Delroy Rothstein presented the Planning Commission with an alternative site plan which adds the additional adornment. However, he stated that if the building will require additional brick, the eyebrow located over the door may need to be removed. He further stated that in his opinion, the eyebrow should be included in the calculation as adornment, thus the requirement is fulfilled. Parking Requirements -the Kaeter Trucking has agreed to add the additional parking spaces. plan presented is short 4 arkin s aces Parkin Lot Im rovements - Utsch clarified that the entire area between the street and buildin October 4, 2004 Page 2 of 4 Paving and curbing front must be paved and the perimeter of the parking lot must be curbed with 8612 curbing. Loading dock and dumpster The screening is not shown on the plans, but is required by screening ordinance. Rothstein stated that he has surveyed the area and the other businesses. He stated that there are 18 businesses out there and not one has a fence around there dumpster. Utsch stated that according to the current Ordinance, this would be required. Wasmund questioned the elevation of the dumpster and was advised that it would be the same elevation as the building. They will screen the dumpster with either fencing material or block. Sign Kalinwoski question if the building plan will include a sign. Jenny Kaeter presented the Planning Commission with the sign detail, verifying the sign meets the minimum requirements. Drainage During discussion at this meeting it was determined that the building elevation will be three (3) feet higher than the properties on either side. Minimally a swale will need to be created to prevent water from draining to the adjoining properties. The final drainage plans will need to be approved by the City Engineer. Wasmond also stated that Kaeter Trucking must secure a NPDES II permit before making application for the building permit. Landscaping Kaeter presented a revised landscape plan as well as a detailed listing of landscaping material. The Planning Commission accepted the revised plan. Utsch reminded the property owner that they have a responsibility to not only plant the material, but maintain the ve etation as well. Building representative Delroy Rothstein expressed concern with the requirements being placed on Kaeter Trucking. He stated that in his opinion the existing properties on 19th Avenue NE have not abided by the Ordinance and his client should not be held accountable to a higher standard. Utsch stated that the City modified the Ordinance in 2003, adding aesthetic requirements. While the City cannot arbitrarily require property owners to upgrade their property, the City can require property owners to meet the new requirements when seeking a building permit for expansion. Therefore, as properties expand they will be held to the same standards being requested of Kaeter Trucking. The Planning Commission spent considerable time discussing the exterior requirement and whether or not windows and doors were intended to be included in the calculation. Loso stated that it is his recollection that the Council intended for the calculation to include the windows and doors and that is how the Ordinance has been interpreted in the past. Weyrens stated that until the recent update of the Industrial Zoning Ordinance, the only Ordinance requiring the exterior requirement was the 62, Highway Business District. That Ordinance was clarified by the Council and revised to specifically state that windows and doors are excluded from the calculation. Schnieder questioned if, based on the current language in the Industrial Ordinance, a developer could satisfy the requirement will all windows. Wasmond responded that is correct. As the current Ordinance does not address whether or not windows and doors are included in the exterior requirement calculation, Deutz made a motion to accept the 210 square feet of stone for the front of the building and allow the "eye brow" canopy as part of the 25% required by ordinance, allowing the windows to be used in the calculation. The motion was passed unanimously. October 4, 2004 Page 3 of 4 VOTE CALL ON ORIGINAL MOTION AS CLARIFIED -The motion recommending the Council authorize the execution of the Development Agreement between the City of St. Joseph and Kaeter Trucking passed unanimously. Lemmer Trucking: Weyrens stated that Lemmer Trucking has submitted a request to enclose the existing loading dock that was constructed in 2003. Weyrens stated that in reviewing the past building permit, it appears as though the requirements have been fulfilled. Utsch stated that he has had the opportunity to review the property in question and the landscaping planted as part of the last building plan has not been maintained. Therefore the material will need to be re-planted. Tom Lemmer appeared before the Commission on his own behalf. Lemmer stated that he is only requesting to enclose an existing loading dock and does not understand why he must provide exterior adornment. Utsch clarified that the new Ordinance adopted in 2003 added exterior and aesthetic requirements and they apply to all building activity. With that being said, the Commission discussed the following items: Parking Area The Planning Commission clarified that the entire surface area between the street and the building font must be paved with 6612 curbing around the perimeter. In addition, the driveway must include a concrete apron as specified in the City Engineer comments. Lemmer objected to this requirement and stated it may be cost prohibitive and again he stated he is only enclosing a loading dock and he does not believe the requirements apply to this situation. The Planning Commission clarified that when building permits are issued, the new requirements apply. Landscaping Utsch stated that the landscaping planted for the loading dock has not been maintained and they will need to re-landscape the area and maintain the same. Building Exterior Building Official Ron Wasmond stated that while Lemmer Trucking is required to adorn 25% of the building front, he would encourage the Planning Commission to transfer this requirement to the existing building. If Lemmer is required to adorn 25% of the building front of the loading dock, it will not be visible from the street. However, if the same requirement were transferred to the existing building the intent of the Ordinance would be meet and the existing building would be upgraded to the new Ordinance requirements. The Planning Commission agreed to transfer the requirement to the existing building. Lemmer stated that if he is required to pave the entire front lot, he will not be able to provide the exterior adornment. Lemmer requested relief from the Ordinance. The Planning Commission clarified that they cannot ignore the Ordinance requirements and if he intends to enclose the loading dock, adornment must be provided. The Commission stated that decorative wainscoting is acceptable material to fulfill the 25% exterior re uirement. Deutz made a motion to accept the building plan of Lemmer Trucking to enclose the existing loading dock contingent upon the following: 1. The property area between 19th Avenue NE and the building front must be paved with all parking spaces marked. In addition, the perimeter of the parking lot will be curbed with B612 curbing. October 4, 2004 Page 4 of 4 2. The concrete apron will meet the requirements of the City Engineer as stated in a letter dated September 28, 2004. 3. The building exterior requirements will be transferred to the existing building, and 25% of the existing building front facing 19th Avenue will be adorned with acceptable material as determined by the Building Official. The decorative area shall be a minimum of 4" in height across the building front. 4. The landscaping will be maintained and replanted. The motion was seconded by Kalinwoski and passed unanimously. OTHER MATTERS Candidate Forum: Graeve announced that the HCP is sponsoring aMayor/Council Candidate Forum to be held on Tuesday, October 12, 2004 at 7:OOPM. Ad~iourn: Lesnick made a motion to adjourn at 8:20 PM; seconded by Loso and passed unanimously. J d Wey ens d nistrator