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HomeMy WebLinkAbout2005 [05] May 16May 16, 2005 Page 1 of 3 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in special session on Monday, May 16, 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, Mike Deutz, AI Rassier. City Administrator Judy Weyrens. City Representatives Present: City Engineer Tracy Ekola, City Attorney Tom Jovanovich Others Present: Ted Schmid, Greg Hayes, Chad Carlson, Jerry Gohman, Bob & Melissa Landsberger, Adam Meemken, Andy Henkenmeyer, Corey Mueller, Dianne Herzog Approve Agenda: Deutz made a motion to approve the agenda as presented; seconded by Loso and passed unanimously. Graceview Estates - PUD Amendment: Previously, the Planning Commission conducted a Public Hearing for the PUD Development. The meeting was opened and closed, as additional information was needed. Weyrens stated that the developer has presented new floor plans for the 3~d phase of Graceview Estates. The developer was not present when the meeting started. As a result, the commissioners began their discussion. Ekola stated that she had some concerns with the access road into the development. The width of the road is smaller than shown on the original plans. Originally, the plan had a 30' utility easements and a 24' access road. The current plan shows the road at 24'. Ekola stated that she would like to see the roads constructed using the original design. Utsch stated that the access road into Graceview should be the same width as Dale Street to avoid confusion. Ekola stated that the access road into Graceview is a Private Drive and if it were the same width as Dale it would appear to be a Public Street. She stated that they could have the street start at the same width as Dale and then taper off. After reviewing the new PUD Plan, the Commissioners noticed the plan has been modified as follows: o There is an additional area for parking along the access road. This is due to the fact that there is no parking on the street. o Utsch stated that it appears that they reduced the density by removing one home from the plan. Deutz made a motion to table the PUD Amendment until the developer is present. The motion was seconded by Loso and passed unanimously. Public Hearing -Lumber One Avon. Northland Heights: Chair Utsch called the public hearing to order and stated that the purpose of the hearing is to consider the Preliminary Plat entitled Northland Heights. The plat is located east of Northland Addition and will contain 158 Single Family Dwellings. The hearing will also consider rezoning the property described below a mix of R1 Single Family and R2 Two Family. The proposed plat has been submitted by Lumber One Avon, PO Box 7, Avon MN 56310. Chad Carlson, Land Development Coordinator for Lumber One spoke on behalf of Lumber One. Carlson stated that the proposed development is East of Northland plats 6 and 8. Access to the proposed plat include Iris and Jasmine Lane. The plat will cover approximately 78 acres and will be a combination of R1 and R2 single family dwelling units. Carlson stated that the have completed the wetland review and mitigation process. The proposed plat includes a proposed connection to the future 15th Avenue. Greg Hayes, Shingobee Builders, approached the Commissioners representing Bob Koenig. He stated that Koenig is willing to sell his entire parcel of property to Lumber One to assure that 15th Avenue can become a reality. May 16, 2005 Page 2 of 3 Andy Henkenmeyer, 618 Iris Lane E, spoke to the Commissioners in opposition to the proposed plat. He stated that there are 14 children on his block and he do not want the additional traffic on their street. Ekola stated that most of the engineering comments have been resolved with the exception of the following items: ^ The grading plan should show an earthwork summary. ^ The grading plan should incorporate a grading detail specific to each house style shown on the plans. ^ Project shall include the extension of 15th to County Road 133 as well as turn lanes on County Road 133 as previously discussed. Approval of preliminary plat should be contingent upon securing roadway easement or written easement agreement as previously discussed. Connection to County Road 133 and turn lanes to be reviewed and approved by Stearns County Highway Department. Ekola also stated that she met with the County Engineer, Mitch Anderson, and he stated that the County would require the developer to connect to 133 with the first phase. Utsch questioned the rezoning to an R2 District. Carlson stated that they are asking to rezone all of Block 3 due to the depth of the lots on the south side. Lots 1-18 would be twin homes and lots 19-30 would be single-family homes. Utilization of a R2 Zoning District allowed the plat to meet all the setback requirements with requesting a variance. Utsch requested Jovanovich comment on the outstanding development items. Jovanovich stated that it is his understanding that Northland Drive will not be adequate access for Northland Heights and that at some point 15th Avenue will be required. The Commission needs to determine if public safety is compromised if 15th Avenue is not included in the plat. Jovanovich questioned how the City will be able to ensure a proper roadway and why there is an issue with obtaining the easement for the right-of-way. Carlson replied that they have not been able to come to terms with the property owner to secure the easement/ROW. The landowner will not sell a portion of the property, as he wants to sell the entire parcel. According to Carlson, that property would be hard to develop due to the topography and the abutting salvage yard. Carlson stated that he does not want this easement problem to delay the project as the road is not necessary for the first phase. Rassier stated it is his opinion that the whole project should be put on hold until the easement has been obtained. Tom Herzog, 30909 County Road 133, approached the Commissioners to question whose property the easement will affect. He stated that the map that was provided confused him. The Commissioners informed Herzog that it is Koenig's property that will be affected. Adam Meemken, 609 Iris Lane, spoke in opposition to the new development. He stated that he bought the house with the understanding that the road would have a cul-de-sac rather than be a through street. He does not want the additional traffic in the neighborhood. Weyrens stated that Iris Lane was never shown to have a cul-de-sac, rather the street just ended until the next development was ready. The Public Hearing was closed at 7:35 PM. Deutz stated that this development would have two accesses, County Road 2 and Northland Drive. He also questioned the possibility of connecting the need for the additional road with the number of lots. Utsch questioned the different phases for the development. Carlson stated that the 1st phase would extend from Iris to Jasmine including the loop; phase 2 will extend from Iris Lane to Hawthorne Loop. According to Weyrens, 15th Avenue is crucial to the transportation network in the City. As a result, Weyrens stated that the Planning Commission could request the City assist the developer with the required ROW. Utsch questioned whether or not the easement would be needed before phase 1. Deutz stated that it would definitely be needed before the final phases can be approved. May 16, 2005 Page 3 of 3 Jovanovich recommended that the Council ask the developer to define phase one and then approve the Preliminary Plat for the whole area. According to Carlson, the first phase will consist of 84 lots. Loso stated that in 1992, the same type of issue arose and at that time the City helped to secure the easement from Brandenburger. Loso stated it is his opinion that the easement must be secured before he plat is approved. Deutz stated that although they want to secure the easement before the first phase is started, there is no need since 15th Avenue will not be constructed during that time frame. Rassier questioned what would happen if the developer was ready for the next phase and the easement is not yet secured. Deutz stated that the developer should be given a time frame as to when they need to have the easement secured. Deutz made a motion requesting the City Council assist the developer in securing the needed ROW for 15th Avenue to allow for the construction of the road along with Public Utilities. The motion was seconded by Kalinowski and passed unanimously. Kalinowski made a motion to table the discussion on Northland Heights until June 6 to allow the City Attorney to gather and provide additional information. The motion was seconded by Graeve and passed unanimously. Graceview Estates - PUD Amendment: Linda Brown, Surveying & Engineering, was present to represent the Developer Rick Heid and Bob Herges. Brown stated that the PUD Amendment and Preliminary Plat have been revised with the following changes: ^ The Roadway will be 24' wide ^ Cul-de-sac radius will be 50' ^ Additional parking has been added throughout the development. Utsch reviewed the information discussed earlier in the meeting and discussed in detail the width of Dale Street. It was the consensus of the Planning Commission that the intersection of Dale Street must match the existing intersection. It was further agreed that Dale Street could taper to 24 feet as it reaches the parking lot within the development. Lesnick also questioned whether or not the trail system is illustrated on the map. Brown stated that they are shown, but there are no connections on the map. The Commissioners requested that the next map illustrate the connections. Deutz made a motion to recommend the Council approve the PUD Amendment and Preliminary Plat entitled Graceview 3 contingent upon the following: - Dale Street must be 36' at the right-of-way line and tapering to 24' with a 3' easement on each side. As a result the road would be made 42' wide tapering to 30' at the parking stalls. - The revised plan should also show the paved trail with connections. The motion was seconded by Loso and passed unanimously. Ad~iourn: Lesnick made a motion to adjourn; seconded by Loso and passed unanimously. ~~ ~ ~,~~ J d We ens d inistrator