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HomeMy WebLinkAbout2007 [04] Apr 23April 23, 2007 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, April 23, 2007 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Bob Loso, Sr. Kathleen Kalinowski, Mark Anderson, Jim Graeve, AI Rassier, Mike Deutz City Administrator Judy Weyrens. Others Present: Jim Degiovanni, Tom Herkenoff, Colleen Petters, Jon Petters, Jeff Reichter, S. Paula Revier, S. Kara Hennes Agenda: Deutz made a motion to approve the agenda; seconded by Kalinowski and passed unanimously. Preliminary/Final Plat -Millstream Shops and Lofts: Loso called the hearing to order and stated that the purpose of the hearing is to consider a preliminary plat entitled Mill Stream as well as a PUD to allow for a mixed density development including residential and commercial. The proposed plat is located North of Minnesota Street and East of College Avenue and contains approximately 8 residential and 4 commercial suites. The plat was submitted by Collegeville Development Group. She stated that the concept plan was reviewed on February 12, 2007 and the Planning Commission expressed concern on the parking and housing types. Jon Petters from Collegeville Development Group approached the Commissioners stating that the original plan presented to the Commission consisted of commercial on the front and residential on the top portion of the buildings. They have planned for a future building on the back lot. The parking; however, has changed and will be located to the North of the alley. Colleen Petters approached the commissioners stating that they plan to make the exterior look similar to that of historic downtown St. Joseph. They are hoping to bring more traffic to the downtown area. She stated that they plan to construct long windows for the store fronts with overhanging balconies similar to a western feel for the residential portion. Jim Degiovanni approached the commissioners to discuss their plans for the property. He stated that they are planning to redevelop the old Krebsbach site at the corner of Minnesota Street and College Avenue. They plan to combine the lots as well as vacate the alley. Degiovanni stated that they are requesting a zero setback, similar to that of the areas West of College Avenue. Currently, the Ordinance requires a 10' setback for properties in the Central Business District east of College Avenue. According to Weyrens, there should be an amendment to the zoning ordinances requiring a 10' setback in the entire Central Business District. Degiovanni also addressed the proposed uses of the property. They plan to do some residential and some commercial. ^ Residential: The current plan is for 16 units with 12 one bedroom and 4 two bedroom units. He stated that they would like the flexibility to change the number of units to add additional two bedrooms and reduce the number of one bedroom units. ^ Commercial: There are 10,800 square feet of commercial space available and they plan to have a mix of different uses. They are assuming the following breakdown: 25% Restaurant 25% Office/Professional 50% General Business According to Degiovanni, the future property will be developed as residential consisting of one and two bedroom units. After discussing the proposed uses for the property, he explained the phasing plan for this project. ^ Phase 1 (2007) Four commercial suites and eight residential units. ^ Phase 2 (2007) Four commercial suites and eight residential units. ^ Phase 3 (2008 or 2009) Four residential suites. April 23, 2007 Page 2 of 3 Parking was another item that was addressed. Based on the proposed uses of the property, there is a total demand of 56 parking spaces for the commercial portion and 28 spaces for the residential portion. They are able to meet the residential parking requirements; however, they only plan to provide for 14 commercial parking spaces. According to Degiovanni, many other cities allow deviations from the parking requirements for those businesses in the Central Business Districts. Tom Herkanoff approached the Commissioners to discuss the curbing issues. He stated that south of the garages there will be catch basins to prevent water from running toward the neighboring properties. Herkanoff added that there will be two curb cuts to allow for proper drainage from the green space. Based on comments from Ekola, this is needed as the City does not want direct drainage to the catch basins because of the storm sewer capacity. Herkanoff stated that the alley is very skinny, being only 14 ft. wide and that they plan to have parking to the inside and then widen that area. There will be front drainage to the street with a retaining wall in front of the buildings. According to Weyrens, loading and unloading is another issue that needs to be addressed. The City does not want them using the allies for those purposes. She also added that they need to plan for additional utility lines. It was added that the north/south alley is not centered and thus there will need to be some tree removal. Weyrens mentioned that the Developer Agreement will state the need for the alley to be improved when the area is developed. Degiovanni stated that the site will be lit with wall mounts. There will be a light at every doorway with a light in every garage as well. Weyrens also made mention that the trash enclosures will be screened from public view. Another representative from Collegeville Development Group approached the commissioners with some color samples. He stated that they have a variation of colors to choose from as different colors and materials add more depth. They would like the option to choose from the colors presented. Sister Kara Hennes, St. Benedict Monastery, approached the commissioners and stated that she is in support of the project. She has visited a few other projects similar to that of the Millstream Shops and Lofts in other cities and feels this would add a great deal to the downtown. The public hearing was closed Graeve stated that he is glad to see the former Krebsbach site being redeveloped. He did; however, question whether or not seniors will be able to afford the condos as proposed. They advised Graeve that the housing will start at $99,700 with a garage being an additional $5,000. These will be high quality homes. Each apartment shows a stairway and a chair lift can be installed if necessary. Rassier questioned the parking as they have presented it. There is a demand for 56 commercial spots and 28 residential sports. They show 16 of those residential sports being garage spaces and 12 not garages. He also stated that he was unclear as to how the water and sewer charges will be charged. Weyrens stated that the WAC/SAC charges will be addressed in the Developer Agreement. The hookup charges may change depending on changes in the makeup of the commercial portion. According to Degiovanni, they do not plan to add any additional parking. Rassier added that he would like to see the engineer work with both Collegeville Development Group and the La Playette regarding the parking lot. According to Anderson, he would also like to see both the La Playette and Collegeville Development Group follow the same guidelines for curb and gutter. He questioned whether it would be feasible for them to add more parking rather than add the additional condos that are proposed. Degiovanni stated that it is not financially feasible to create parking rather than add the future condos. He added that parking is a big concern for him as well. Weyrens advised the developer that the parking along Minnesota cannot be used to help meet the parking requirements. Anderson questioned whether or not there would be an association fee to which Degiovanni stated there would be. April 23, 2007 Page 3 of 3 Parking was also an issue for Kalinowski. She questioned the number of seats in the restaurant. Degiovanni stated that they have estimated 106 seats; however, there is no specific restaurant planned at this time. Deutz then questioned whether or not the east/west alley will be improved. According to Weyrens, that is yet to be improved as it was part of the 2006 Street Improvement Project. He stated that he would like to see the north/south alley be improved at the same time to help with the dust and dirt. Weyrens stated that the north/south alley has not yet been included in the Capital Improvement Plan. He also questioned how WAC/SAC charges will be figured for each business. Weyrens stated that the fees are determined by the use of the building and are paid along with the building permit. The use of TIF was another issue addressed by Deutr. According to Deutz, this is the first developer to get the use of this type of financing. He stated that, due to the fact that land is available, they should be required to meet the parking requirements. He believes this is a good project; but there is a need for additional parking. Degiovanni advised the commissioners that it is not cost effective for them to create more parking as they are paying more for the Laundromat than the remaining sites. TIF is used for redevelopment and he stated that this is a redevelopment project. Deutr also questioned the amount of green space. He added that he would like to see them give up some green space to allow for the additional parking. Deutz questioned whether the developer would receive a storm water credit for green space, to which they would indeed. According to the developer, they have saved the green space as it makes an area look better. Loso also addressed the parking issue. Wasmund questioned the dimensions of the green space to which Degiovanni stated is 36x18. Loso then suggested that the green space be cut in half to accommodate for an additional 8 parking spots. He also questioned if there would be another Laundromat in the commercial portion. Degiovanni stated that it was there intention to add a Laundromat. Kalinowski questioned the signage for the property. She was advised that they will meet all Ordinance requirements and the signs will be hanging signs under the balconies. Rassier questioned the issue with the north/south alley. Weyrens stated that it is not centered and it is a major access to the property. There is the option to require the developer to tar and maintain the alley or to add it to the capital improvement plan. Deutz made a motion to recommend approval of the Preliminary Plat entitled Millstream and the PUD entitled Millstream Shops and Lofts contingent upon the following: ^ addition of 8 parking spaces ^ some type of plan for the alley reconstruction to prevent the dust and dirt ^ consistency between the La Playette and Collegeville Development Group for the parking The motion was seconded by Kalinowski and passed unanimously. Millstream Shops and Lofts. TIF Resolution: Weyrens stated that in order to move forward with the TIF process, the Planning Commission must determine whether or not this project is consistent with the Comprehensive Plan. Graeve made a motion to authorize the Planning Commission Chair and Administrator to execute Resolution 2007-PC001 determining the development consistent with the St. Joseph Comprehensive Plan. Adiourn: Deutz m into adjourn at 8:15; seconded by Kalinowski and passed unanimously. ~~ ~ ~~~ Ju eyr~ A mi istrator