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HomeMy WebLinkAbout2005 [02] Feb 07February 7, 2005 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 7, 2005 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners: Sister Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Bob Loso. Council Liaison AI Rassier and City Administrator Judy Weyrens. Others Present: City Engineer Tracy Ekola, Susan Borgert, Ted Schmid, Sid Elyea, Ann Reischl Approve Agenda: Loso made a motion to approve the agenda; seconded by Lesnick and passed unanimously. Minutes: Kalinowski made a motion to approve the minutes of December 6, 2004 with the following correction; seconded by Loso. Pg. 3, 3~' Paragraph -Correction - 50' rather than 50" Ayes: Utsch, Kalinowski, Lesnick, Graeve, Loso Nays: None Abstain: Rassier Motion Carried: 5:0:1 SKN Properties: Weyrens stated that previously the Planning Commissioners received a hearing notice for a side yard variance for SKN properties. After the notice was published, it was discovered that the proposed building addition was placed over the main electrical easement. Therefore, that meeting was cancelled and a new site plan was submitted. Weyrens stated that the proposed addition will add approximately 3940 square feet to the existing building. When the original building was constructed the Ordinance requirements were fulfilled. The proposed addition will match the existing facility, meeting the Ordinance requirements. Sid Elyea, representing Borgert Products approached the Commission. He stated that the addition is needed to add another kiln and four bays. The proposed site plan includes construction material of steel siding and rock, matching the existing facility. Loso made a motion to accept the site plan as presented, contingent upon approval from the Building Official. The motion was seconded by Lesnick. Discussion: Elyea questioned what happens if the building size is reduced to 2700 square feet. Will he need to re-appear before the Planning Commission? Elyea stated that he needs to verify that the addition is sized correctly for the equipment. If anything the building will be deeper but narrower. The Commission agreed that as long as the Building Official reviews the plan and the Ordinance requirements can be fulfilled, the matter does not need to come back to the Planning Commission. The motion passed unanimously. Upon being questioned by Commissioner Graeve, Sue Borgert approached the Planning Commission. She stated that Borgert Products is a family owned business and established 82 years ago. Borgert currently employees 40 and reduces the staff to 20 during the winter months. The additional facility space will allow the Company to operate two shifts meeting product demand Northland Heights -Concept Plan: Weyrens stated that the City Staff has been working with Lumber One to develop a new housing development entitled Northland Heights. The proposed development will consist of approximately 169 single-family homes. Originally the developer requested to utilize the PUD process, but as the project does not include a mixed density, that process cannot be used. At this time the Planning Commission is being requested to review the concept plan as not all the lots meet the minimum lot requirements. The Planning Commission must determine if they will consider a variance for the non-conforming lots and if so, how many lots would be allowed. Based on the submitted plan, 41 February 7, 2005 Page 2 of 3 variances would be required. Weyrens stated that the purpose of a concept plan is to review the general lot configuration, transportation network and compliance with the Comprehensive Plan. Ted Schmid, COO of Lumber One, approached the Planning Commission. Schmid stated that Northland Heights is a new project for Lumber One and they have tried to design a plat that includes a creative layout. To accomplish this, the development includes curvilinear roads, varied house styles and use of the varying topography. City Engineer Tracy Ekola stated that she has reviewed the proposed development and presented the following concerns: • A mandatory EAW is required for 100 unattached units in a sewered area. This plat data indicates 167 lots. • The North-South neighborhood collector road must include a dedicated ROW of 80 feet and must connect to CR 133 meeting 15th Avenue SE. • A single access point in to the development may be considered if the developer agrees to construct a second access within 3 years of substantial completion of the first phase. • A sidewalk plan. should be included with the preliminary plat. Lesnick questioned the Parkland Dedication requirement and if they are planning on donating land or cash in lieu of land. Weyrens stated that this plan is going to go to the Park Board for review, but she was of the understanding that the developer would provide cash in lieu of land. Northland Heights is in the general vicinity of Northland Park negating the need for additional land. Kalinowski clarified that they would need variances for the smaller lot sizes. Utsch stated that for a variance to be granted must should be a hardship, which he does not see in this case. As a result, he cannot support the variance request at this time. Utsch further stated that in the past, the Planning Commission allowed smaller lots with the intention of those housing being considered affordable housing. Utsch questioned Schmid as to how many of the smaller lots in the last Northland Addition were sold as affordable. Schmid stated that in Northland Plat 8, 5 lots were set aside as affordable. Three of the lots abut an existing resident, who is requesting that those lots remain open space at this time. Two of the five lots have sold and did meet the requirements of the Lifecycle Housing initiative. Schmid stated that his experience in St. Joseph indicates a high demand for houses in the price range of $135,000 to $ 140,000. While he did sell one house for $ 123,000 the property owner finished the basement, raising the value of the home to $ 1.79,000. In reviewing real estate transactions for St. Joseph, he noticed that homes built in Northland on smaller lots are re-selling at a rapid pace. To him this indicates that people are looking for smaller lots with less maintenance requirements. Schmid stated that if the City allows the narrow lots, Lumber One will participate in the Affordable Housing Program. Loso questioned Schmid on the difference in lot prices based on the narrower lot sizes. Schmid responded that it is about $10,000 difference in price for a smaller lot. With regard to connecting the internal network system to 15th Avenue SE, Schmid stated that he cannot guarantee access. Access cannot be guaranteed as he does not own the property and does not feel he is required to provide the connection. He stated it is his understanding that he is responsible for assuring that the connection can happen at some point in the future when the abutting property develops. Schmid stated that he has provided for five different ingress/egress and does not feel obligated to provide a complete connection. Utsch stated that he cannot support the granting of 41 variances at this time, as he does not see the hardship and the developer has the ability to design a plat with standard lots. Utsch also reminded February 7, 2005 Page 3 of 3 Schmid that the City has changed the sideyard setback requirements and both side yards require a 10 foot setback. Loso questioned whether or not they have explored the possibility of creating senior housing in this development. Schmid replied that they have not looked into such as he does not feel the location is a good place for senior housing. Graeve questioned Weyrens as to whether or not the City is meeting the intent of the affordable housing agreement. Weyrens stated that in reviewing the real estate transfers for 2004 St. Joseph is providing affordable housing. While buyers may not be utilizing the financing mechanism for Affordable Housing, the selling prices are in the affordable range. Schmid stated that they have been working with anon-profit organization, which has helped people finance homes in the Northland area. The biggest problem for first time homebuyers is the down payment. Utsch stated that it appears as though the City allows for lot variances with the intent that the lots be placed in the Affordable Housing Program. After the variances are granted it appears as though the lots are sold with conventional financing, defeating the purpose of the program. Schmid stated that he has fulfilled his commitment in past developments and will continue to do so. Utsch stated that without the homes being financed through the Affordable Housing program, the housing does not stay in the program, reducing the amount of affordable housing in St. Joseph. Graeve stated that in his opinion affordable housing should remain affordable and that includes the re-sale of the same. Rassier stated that he has concern with the amount of wetland in the project area, the need to provide more than one ingress/egress, and the number of small lots. He too agrees with Utsch and stated that the developer needs to reduce the number of undersized lots. Loso questioned whether or not the smaller lots could be mixed in with the larger lots providing for a mix of homes. Schmid stated that in his opinion it is better to keep them all in a row rather than mixed in so that there isn't a lower value home in the middle of row of higher value homes. The Planning Commission requested that the concept plan be revised limiting the number of undersized lots to 15% of the total development. The developer would be required to complete the variance process before a final determination is made. OTHER MATTERS ARCON: Weyrens reported that the Preliminary Plat for Rivers Bend, Arcon, has been scheduled for Tuesday, February 15, 2005 at 7:OOPM. Adjourn: The meeting was adjourned at 7:55 by consensus. u W yrens `~ /~~'~~ Y eY Ad inistrator