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HomeMy WebLinkAbout2005 [09] Sep 12September 12, 2005 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, September 12, 2005 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners: Marge Lesnick, Jim Graeve, AI Rassier, Mike Duetz Others Present: Ted Schmid, Jerry Hettwer, David Potter, Jerry VonKorff, Dean Wick Approve Agenda: Graeve made a motion to approve the agenda as presented; seconded by Lesnick and passed unanimously. Minutes: Lesnick made a motion to approve the minutes of August 8, 2005; seconded by Rassier and passed unanimously. Public Hearing -Percheron Properties: Chair Utsch called the public hearing to order. Weyrens stated that the purpose of the hearing is to consider issuance of a special use permit to allow a rental unit in a B1 Zoning District. This request for Special Use has been submitted by Percheron Properties, 400 Meyer Avenue, Albany MN 56307. Dean Wick, Outsource Management, was present at the meeting to represent Percheron Properties. He reported that the existing Dehler/Linnemann Building has been purchased by Percheron Properties, LLC. It is their intent to use the facility with business on the lower level and rental on the second and third level. No one present wished to speak and the Public Hearing was closed. Weyrens advised the Commissioners that they are not looking for approval of the Development Plan; rather they are requesting the Special Use Permit to allow for the mixed use of General Business and Rental. Rassier stated that they received some information in preparation for the meeting, which had several conditions that should be met before approving the Special Use Permit. He would like to make sure that those issues are outlined in the Development Agreement. Wick advised the commissioners that they are currently working with the Downtown Committee as to what they would like to see for the exterior of the building. He stated that they should have some clarification on this within the next couple of months. Deutz clarified that they will be refacing all four sides rather than just the front of the building. Utsch stated that he has no problem with their request for a mixed use. Rassier added that due to the area of town in which this property is located, he would have no problem allowing this Special Use Permit. Deutz questioned whether or not this was a rental unit at one time. He was advised that they scheduled a hearing for this, but yet the owner never followed through with the process so it was dropped. According to Deutz, there are several things that will need to be updated before those units can be rented. Deutz made a motion to recommend the Council approve the Special Use Permit contingent upon the following: 1. Meeting all applicable Ordinance requirements 2. Completing the Rental Licensing process 3. Completing the Development Plan process The motion was seconded by Graeve and passed unanimously. Wick also asked the Commissioners whether or not they would need to pave the parking lot. Weyrens stated that based on her understanding of the Ordinance the parking lot would need to meet the requirements which include paving. The Ordinance requires compliance when the use of a building has September 12, 2005 Page 2 of 4 changed requiring the issuance of a building permit. The plan before the Commission changes the use from aCommercial/Owner Residential use to a commercial/residential rental use. The Commission concurred with Weyrens informing Wick that the parking lot would need to meet all the requirements of the Parking Ordinance including circulation and stripping. Midnight Haulers -Request for Relief from Curbing: Previously, the Planning commission considered the request of Midnight Haulers to construct an expansion to their existing facility. At that meeting, they agreed to curb the perimeter of the parking and paving areas. Now, the property owner is requesting relief on that requirement. Weyrens stated that once a plan is approved, staff does not have authority to change the site plan. David Potter, Midnight Haulers, was present at the meeting to request that the commissioners waive the need for curbing around their property. Potter explained to the commissioners that on their original site plan, they lapsed on the amount of curb and gutter around the perimeter. They also need curb and gutter around the parking areas. For Potter, the biggest issue with the requirement of curb and gutter is the costs associated with that. The costs to install curb and gutter around the perimeter are as follows: $16.50 / sq. ft. x 700 sq. ft. _ $12,000 Potter also stated that he would need to install a storm sewer pipe as well to allow for drainage to the holding pond. The cost to do this puts him approximately $90,000 over budget. Without the curb and gutter, he stated that they would have natural run-off and as a result, alleviate any need for the storm sewer pipe. There are several other items that Potter stated are putting him well over his budget for the project. They include: ^ The original plans indicated brick along the front of the building (along 19th Avenue) and steel around the rest of the building. Now, he is being told that he needs to have brick around the entire building 6' high. He had originally planned to put a screened fence around the building so that would alleviate any need for the brick around the entire building. ^ Sprinkler System: He was unaware of the fact that he would need to install a sprinkler system inside the building. Combined with the costs for the curb and gutter, he estimated that he is approximately $220,000 over budget. Weyrens stated that he would need to speak with Ron Wasmund in reference to the need for the sprinkler system, as this is a building code issue. In regards to the need for the sprinkler system, Deutz questioned when that became part of the building code. Potter was under the understanding that if he did not have items stacked more than 12' high, he would not need a sprinkler system. Several of the commissioners attempted to give some ideas to Mr. Potter as to what he could do to avoid putting in the curb and gutter. Rassier questioned whether or not he could drain into the holding pond to the neighbor on the South. Potter stated that he has spoken with American Manufacturing and they do not want him to drain into their holding pond as they have future plans for expansion. Deutz suggested a swale on the east side of the property. Potter advised Deutz that there is an electric easement on that side of the property. Another suggestion was to install a rollover curb. After hearing Potter's concerns, the commissioners stated that they cannot give curb relief until they have an idea of how to deal with drainage. Utsch suggested that they work with their engineers and bring back some different options and then they could request a variance, as curbs are required per the City Ordinances. In conclusion, Potter also questioned why there was such an increase in the WAC/SAC fees. The commissioners advised Potter that they do not set the fees. September 12, 2005 Page 3 of 4 Lumber One -Concept Plan: Weyrens reported that District 742 has been working with Lumber One to purchase property for a K-8 school. The property is located on CR 121 and abuts the Arcon Development. The property is currently located in St. Joseph Township. Lumber One is requesting concept approval to locate the school and a mix of R3 and R4. The school will utilize 75 acres of approximately 102 total acres. Before this property can be developed, a rezoning hearing must occur. At this time, the Planning Commission is only being asked if they approve of the concept plan for the 102 acres. Jerry VonKroff approached the commission as the Board Chair for District 742. The concept plan submitted to the Planning Commission has also been placed on the School Board meeting for September 14, 2005. He stated that he has been working with the School Committee in St. Joseph and they understand that the current school is not large enough. The School Board is very interested in meeting the needs for Education in St. Joseph. After some discussion between the commissioners, it seemed as if they were all in agreement that the school would be a good idea for the City. However, there were some issues that were raised by the commissioners. o Utsch questioned why they would build multi-family housing around a school. ^ Deutz questioned whether or not the future road plans for the City would affect the property. Weyrens stated that this property would be affected by the current plans for future roads in St. Joseph, but it could be changed to accommodate this. There is another property owner who would also benefit from a change in the future road plans. ^ Rassier and Deutz both stated that they see no problems with having mixed density housing near a school. Ted Schmid approached the commissioners on his own behalf. Schmid stated that if the Commission accepts the concept plan he would begin working on the preliminary plat and submit a formal application for annexation. Schmid further stated that the concept plan submitted is a typical development that can been seen in other Cities where a school is constructed. Developing multi-family housing near schools is becoming very common. Schmid stated that he has not decided on the housing style and would welcome any suggestions. Ordinance Amendments: Weyrens stated that there are two sample Ordinances that the commissioners are being asked to review. ^ Commercial Recreation District ^ PUD Overlay She stated that the City does not currently have an Ordinance that allows for Stadium Use; therefore the Commercial Recreation District was created. Weyrens stressed, however, that they should not look at this specifically to the River Bats as the Ordinance should be available for uses that meet the intent of Commercial Recreation. Weyrens also stressed the same for the PUD Overlay Ordinance. This also relates to the River Bats or possibly the Feedmill Project, but it is not specific and can be applied elsewhere. The Planning Commission has discussed in the past the inclusion of a PUD Ordinance to include development other than housings. After having read the proposed Ordinances, the Commissioners made some comments. There was some discussion about freestanding signs. The River Bats would like to have a freestanding sign along Hwy 75; however generally signs must be on their property. Also they discussed whether or not having a marquee sign along Hwy 75 would create a safety issue. Rassier stated that the sign should stay on their property and that it should not be in the right of way. Graeve stated that he would like to see a larger buffer between the Commercial Recreation District and residential development. The proposed Ordinance includes only a 15' buffer. September 12, 2005 Page 4 of 4 Request to Rezone Property. Jerrv Hettwer: Jerry Hettwer approached the commissioners to request initiation for rezoning of an Industrial parcel. Hettwer stated that there is a business looking to relocate to St. Joseph. They are looking at some land at the intersection of CR 133 and Hwy 75. Currently, the parcel on the corner is zoned as Hwy 75 Business, whereas the property adjacent to that is zoned as Industrial. They would like to have that parcel rezoned as Hwy 75 Business as well rather than Industrial. Hettwer stated that he is asking the Commissioners to initiate the process to rezone that property. Deutz stated that when this area was rezoned, they zoned it as Industrial as they wanted to see more Industrial ground rather than commercial. They kept the lot on the corner as Commercial to allow for a Convenience Store or similar type of business. Hettwer advised the Commissioners that his client is looking to purchase 13.5 acres and that his business serves its purpose better if it were zoned as Hwy 75 Business. He also stated that he represents the property owner, Leo Buettner. According to Hettwer, if the Planning Commission initiates the process, then it would simply start the Public Hearing process. After hearing Hettwer's request, Rassier stated that he would like this to go to the EDA first before anything is done. Deutz stated that he would like to see Hettwer get a petition from all of the adjacent property owners to start the process rather than having the Planning Commission initiate the process. Graeve made a motion to have the developer rather than have the Planning Commission initiate the rezoning for the property described above. The motion was seconded by Lesnick and passed unanimously. Hettwer commented that WAC/SAC fees continue to rise in the City of St. Joseph at a fast pace and that it is making it easier for people and businesses to go to other cities. Ad'ourn: Lesnick made a motion to adjourn and passed by consensus. udy Weyr~ns ~Ad ~ istrator