HomeMy WebLinkAbout2006 [01] Jan 17January 17, 2006
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Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular
session on Monday, January 17, 2006 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners: S. Kathleen Kalinowski, Marge Lesnick, Bob Loso,
Jim Graeve, AI Rassier. City Administrator Judy Weyrens.
Citv Representatives Present: City Engineer Tracy Ekola
Others Present: Ryan Gideon, Gordon Hove, Joe & Joanne Bechtold
Aaenda: Graeve made a motion to approve the agenda; seconded by Lesnick and passed
unanimously.
Minutes: Lesnick made a motion to approve the minutes of December 5, 2005 with the following
change:
Members present: include Graeve
The motion was seconded by Kalinowski and passed unanimously.
Percheron Properties. Development Plan: Previously, on December 5, 2005, the Planning Commission
considered the Development Plan for Percheron Properties. At that meeting, the issue was tabled in order
to receive the following information:
1. Verify that the 50% area is met
2. Determine Building Code Requirements for the stairway
3. Submit a revised site plan indicating the residential parking
Dean Wick, Outsource Management, was present at the meeting to represent the developer. He stated
that he had no comments. Ekola also stated that she had no additional comments to make. Loso
mentioned that, although the Planning Commission cannot require them to put curb & gutter along the N
edge of the property, he would like to see that added. Graeve questioned whether or not all fire code
issues have been resolved, to which Utsch replied yes they were taken care of. He stated that the main
issue was the outside stairway. Wick stated that there will be two supports for the stairway and it will be
self-supporting.
The sidewalk along 1gt Avenue NW was another concern raised by Commissioner Deutz. Weyrens stated
that she would like to see that sidewalk extended. As a result, she stated that the requirement of the
sidewalk extension would be a part of the developer agreement. Deutz also questioned the boulevard
along the edge of the property and how parking will be controlled. Weyrens stated that the developer
agreement states that they must maintain the landscaping.
Rassier made a motion to recommend the Council approve the Development Plan for Percheron
Properties with the addition of the required sidewalk extension to the alley. The motion was
seconded by Loso and passed unanimously.
Scherer Trucking, Request for Public Hearing: Weyrens advised the commissioners that Scherer Trucking
is requesting a public hearing to rezone the parcel they own abutting Minnesota Street from the current
R3 to Highway Business. She also stated that if the request is granted and the zoning approved, the
parcel would be attached to the current Scherer Trucking site. Scherer is requesting the rezoning to
create a parking area for trailers. The Ordinance requires that rezoning can be initiated by Planning
Commission or City Council motion or by a petition of 50% of the affected property owners within 350 feet
of the request. Scherer submitted a petition signed by 50% of the abutting properties within 350 feet,
which fulfills the Ordinance requirements. Chuck Scherer, Scherer Trucking was present at the meeting.
He stated that he has agreed to screen the proposed parking area from the residential area.
Utsch stated that currently there is a rental property on this parcel and he questioned whether or not they
plan to put offices in there at some point if the parcel is rezoned as commercial. Currently if the home is
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destroyed beyond 50%, the residential structure could not be re-built. Utsch also questioned the
possibility of rezoning the rest of the abutting areas to 12th Avenue SE. According to Rassier, it would
make the most sense to rezone an entire area rather than a single parcel. Graeve stated his concern
regarding commercial use moving into a residential neighborhood.
Deutz made a motion to start the proceedings for the rezoning of the following property:
• 1005 East MN Street from current R3 to 62 Highway Business (vacant lot owned by
Scherer Trucking)
• 1007 East MN Street from current R1 to B2 Highway Business (residential home owned by
Scherer Trucking
This motion further requests the City Offices to contact the property owners of 1013 and 1019
East Minnesota Street to question if they have interest in rezoning their perspective property from
R1 to B2, Highway Business. The motion was seconded by Loso and passed unanimously.
Signature Homes, Concept Plan: Previously, Signature Homes submitted a Concept Plan for a
development entitled Crescent Hill. The proposed development contains approximately 27 acres and is
located adjacent to Northland Heights and Joe Prom's salvage yard, previously the Koenig property. The
current plan does not meet Ordinance requirements for lot size and the developer is requesting to utilize
the PUD process requesting relief of lot requirements.
Utsch stated that, in reference to the PUD request, he would have no problem approving a PUD for the
town home and twin home portions, however the single-family homes should remain in an R1 zoning. He
stated that minimum lot with is 75' not 60' and the lot size must be at least 1,100 square feet. The
proposed twin homes would meet ordinance requirements for R3 zoning. The concept plan identifies
private streets which are not allowed under the Ordinance. Utsch also stated that he could justify a PUD
for starter homes; however these homes cannot be rented out unless they are owner occupied. He
advised the representative from Signature Homes that during the platting process they must appear
before the Park Board to discuss Park Dedication.
Loso stated his concern with the property lines abutting the salvage yard. He stated that he would like to
see a buffer along the property lines. Weyrens suggested the possibility of a tree line, which is a natural
buffer zone. A representative from Signature Homes was present and he stated that they are planning to
do some transitional zoning in this development.
Ekola had some comments regarding the proposed development:
^ Private Streets: The Subdivision Ordinance does not allow for private streets.
^ Cul-de-sac: With a length of 512', that is larger than the maximum allowed per City Ordinance.
^ NS Roadway: There is an excessive long block without an intersection.
According to Ekola, the Cul-de-sac should connect with the North-South roadway to improve traffic flow in
the development. She also addressed the need to construct a road to connect to 15th Avenue. Rassier
stated that, unless this will be an association to which the representative said it would, he does not want
to have a lot of private streets throughout. Utsch agreed that he does not want to see private streets, as
he does not believe they work, rather he would like to see local streets.
The meeting was adjourned until 7:30 PM.
Rivers Bend Public Hearing -Preliminary Plat/PUD Amendment/Variance: Weyrens stated that the
purpose of the hearing is to consider an amendment to the Planned Unit Development and preliminary
plat entitled Rivers Bend and a variance regarding maximum block length. The amendment is being
requested to allow for the construction of a school along with the mixed housing.
St Joseph Code of Ordinances 54.16 subd. 2 a.: Block Length. In general, intersecting streets,
determining block lengths, shall be provided at such intervals as to serve cross traffic adequately and to
meet existing streets. Where no existing plats control, the blocks in residential subdivisions shall normally
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not exceed one thousand-three hundred (1,300) feet in length nor be less than three hundred (300) feet in
length, except where topography or other conditions justify a departure from this maximum. In blocks
longer than eight hundred (800) feet, pedestrian ways and/or easements through the block may be
required near the center of the block. Blocks for business or industrial use should normally not exceed six
hundred (600) feet in length.
Arcon Development submitted the amendment and variance request.
Weyrens reported that previously, in 2005, the City approved a preliminary plat entitled Rivers Bend,
which included approximately 852 housing units to be built over a 7-10 year period. Recently, Arcon
Development entered into an agreement with District 742 to sell a portion of the Rivers Bend property for
a school campus. While there is not an objection to the addition of the proposed school to the plat,
procedurally the preliminary plat must be amended and that requires a public hearing. The new plat
illustrates approximately 71 acres of property to be designated for the school and reconfiguration of the
housing units around the school. The change also reduces the density by approximately 187 units.
Bill Molitor, 805 15f Street S, Cold Spring, approached the commissioners stating he is part owner of the
former Bechtold property owned by Lumber One and supports the revision of the plat to include a school.
The public hearing was closed.
Ekola advised the Commissioners of some of the street changes to the preliminary plat due to the
addition of the school property. There will be access to the school site on the west side off of Neary
Street and Jade Road. A second access is also required; however it is yet to be determined. An access
on the east side (Odell Street) will also be required for maintenance purposes such as city access to the
forecemain and storm sewer. According to Ekola, a mid-block pedestrian access is recommended from
Odell Street to the school property. With amid-block access, the excessive block length on the north side
of Odell Street would be eliminated. The student walking distances would also be significantly reduced.
The school; however, does not plan to have amid-block access rather they plan to construct a fence
around the school property with only a sidewalk along Odell. The sidewalk would then connect to the trail
along Jade Road as well as County Road 121.
Ekola also stated that the school will be located at the NW side of the property. Additional traffic
information has been requested as a traffic signal may be warranted at the intersection of CR121 and
Jade Road in the future. Weyrens stated that a statement will be added to the developer agreement to
state that'if a signal or other traffic control is warranted, it will be up to the developer, school and the City
to pay for those costs. When asked for a timeframe from the commissioners, Weyrens stated that they
plan to begin construction in either 2007/2008.
Deutz made a motion to recommend the Council abandon the original plat entitled Rivers Bend.
The motion was seconded by Kalinowski and passed unanimously.
Deutz made a motion to recommend the Council approved the following:
• Preliminary Plat Entitled River's Bend
• Amended PUD to allow for a school campus in the mixed housing development.
• Variance allowing for a longer block length than that allowed by Ordinance.
Approval is contingent upon the resolution of the concerns of the City Engineer. The motion was
seconded by Lesnick and passed unanimously.
Adjourn: Lesnis`k made a motion to adjourn and passed by consensus.
veyrens
istrator