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HomeMy WebLinkAbout2007 [11] Nov 05November 5, 2007 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, November 5, 2007 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Bob Loso, Commissioners Ross Rieke, Sr. Kathleen Kalinowski, Dale Wick, Jim Graeve, City Administrator Judy Weyrens Others Present: Donald Sheely Agenda: Graeve made a motion to approve the agenda; seconded by Kalinowski and passed unanimously. Minutes: Wick made a motion to approve the minutes with minor corrections. The motion was seconded by Graeve and passed unanimously. Public Hearing -SRM Preliminary Plat: Chair Loso called the hearing to order and stated the purpose of the hearing is to consider a preliminary plat entitled SRM. The plat is an administrative plat for the purpose of clarifying legal descriptions. The proposed plat was submitted by the City of St. Joseph. Weyrens stated that the proposed plat is a result of the recent development plan of Scherer Trucking. Scherer Trucking requested approval to construct an addition to the existing office. The lot configuration of Scherer Trucking required that two lots be combined so the proposed expansion did not cross a property line. Weyrens suggested that the entire parcel owned by Scherer Trucking be platted along with the adjoining property owned by Molus and Reber. The property owned by Molus and Reber is currently metes and bounds and the platting process would clarify the legal. Weyrens further stated that when the ROW for 12th Avenue was secured, the roadway was constructed through property purchased by the City. Platting the abutting property would also dedicate the 12th Avenue ROW. The platting process would not change the property lines or zoning, only clarify the legal description. The Public Hearing was opened and closed as no one present wished to speak. Kalinowski made a motion to recommend City Council approval of the preliminary plat entitled SRM. The motion was seconded by Rieke and passed unanimously. Public Hearing -District 742 Special Use Permit: Loso stated the purpose of the hearing was to consider a Special Use Permit to allow for the installation and operation of a wind turbine at the site of the New School. The request was submitted on behalf of ISD 742 by Winkelman Environmentally Responsible Construction of Brainerd. The hearing was opened to the public. Donald Sheely approached the Commissioners on behalf of the School District and Winkelman Environmentally Responsible Construction. Scheeley stated that the wind turbine will be located to the north of what will be the Kindergarten rooms. The turbine will provide minimal energy and will be used as a learning tool illustrating the effectiveness of alternative energy. Scheeley stated the tower will be approximately 45' in height and meets the setback requirements stated in the Tower Ordinanance. No one present wished to speak and the public hearing was closed. Loso questioned how many towers will be constructed to which Sheely stated that there will be just one; however, there will be panels on the roof for solar energy. He added that there are no plans for any additional towers on the school site. Graeve stated that he believes the wind turbine is a good idea as it will be an educational tool. Wick agreed with Graeve. He questioned whether the permit allows for the authorization or the construction as well to which Weyrens stated it would allow for the construction of the turbine. Wick stated that it appears November 5, 2007 Page 2 of 3 that the tower will be 45' high and, based on the installation guidelines; maximum benefit is received when the tower is 20' above surrounding obstacles. Wick stated that based on the submitted plans, the base elevation is 1072' and the gymnasium is 48' high which means that the tower should be 68-70' high. Therefore, Wick questioned Sheely as to whether or not the turbine will have the needed turbulent air flow or if Scheely has any concerns. Scheeley stated that the School did explore constructing a 60' tower, but opted to construct the 45' towner. The prevailing winds will be out of the Northwest and there are no obstacles in the way of the turbine. Scheeley stated that the turbine will meet the needs of the School District. Rieke questioned whether the contractor can apply for a special use. Weyrens stated that the permit would be issued to the school as they are applying for the permit on behalf of the school. Kalinowski stated that she likes the design, but questioned the curvature. Sheely stated that it is curved to minimize the wind. She also questioned the color to which Sheely stated it would be white. With respect to noise, Loso questioned the noise level of the turbine. Sheely stated that the noise will be approximately 50-60 decibels which is the equivalent of wind blowing past the ear. At 100' away, the noise would barely be audible. He then questioned how much power will be generated by the turbine. Sheely stated that it will generate approximately 400 kW hours/month, which would be enough to power a small house. Due to the fact that it will not provide enough power to power the entire school, Loso questioned the purpose. Sheely stated that it will help with the power at the school as well as allow them to get credits from the power company and to be an educational tool as well. Graeve questioned how much power would be generated if it were 60' tall instead. Sheely was unsure as to the additional power that would be generated. To answer Loso's question, Sheely stated that this unit will cost approximately $15,000 installed. Wick made a motion to recommend the Council approve the Special Use Permit as submitted by Winkelman Environmentally Responsible Construction, on behalf of District 742, allowing the construction and maintenance of a wind turbine at the new school site. The motion was seconded by Kalinowski and passed unanimously. Interim Use Moratorium: Weyrens supplied the commissioners with a map illustrating the rental properties as well as the Interim Use Permits within the City of St. Joseph. The majority of Interim Use Permits are located in the core of the City. Weyrens also presented the Commission with information from other Cities as to how rental units are managed. Weyrens suggested that the Commission either limit Interim Use Permits based on the percentage of the block where they are located or increase the ownership requirement. The City has seen an increase of unlicensed rental units and the majority of the issues relate around a parent and student purchasing a rental unit and then adding tenants. The City is currently in the process of prosecuting two rental units that have not complied with the Ordinances. Loso stated that in his opinion, amending the Ordinance to require 100% ownership would solve the current rental issues. Wick agreed and stated that the City should also require recorded documents with the application detailing the ownership. Weyrens stated that currently there is one applicant that has been playing games with their recorded deeds to allow for more density. She suggested that, each year, the City verify the abstracts as recorded by the County. She also suggested that these applicants pay a higher renewal fee to allow the City to verify the abstracts. Graeve questioned how many properties are in violation of the rental ordinance. Weyrens replied that there have been 3 in the past 6 weeks. Wick stated that it would also be a good idea for the City to review its fine schedule to possible tie fines to the homeowner and the tenants. Weyrens stated that these fines are issued as administrative tickets and they are pursued criminally if not paid. Weyrens stated that the City staff would like to make some possible changes to the Ordinance and bring it back for Planning Commission review. She added that the Building Official will be reviewing Ordinance 55 as well since it has not been updated for a while. The Planning Commission will meet on November 26 to review this again. November 5, 2007 Page 3 of 3 R4 Development Standards: Weyrens stated that previously the Planning Commission reviewed a concept plan for the development of a senior housing project. The Planning Commission requested that the R4 Development Standards be placed on the agenda for continues discussion and possible amendment. Loso stated it is his opinion that the request for Ordinance Amendment is being considered for one developer and he is not in favor of changing the Ordinance for a particular development. Wick stated that when looking at the R3 Ordinance, the 20 acre requirement for the PUD does not apply; however, it does apply to the R4 Ordinance. He questioned whether the City wants 20 acres of patio homes or the required number of acres should be removed to be consistent with the R3 Ordinance. Kalinowski concurred with Wick and stated that R3 and R4 are high density multiple family zoning districts and the minimum standards should be consistent. Therefore she too agrees that the 20 acre minimum should be reviewed. Weyrens clarified that eliminating the minimum acreage requirement does not relieve PUD requirements and the Planning Commission still has the ability to manage the land use. The Commission discussed the green space requirement and whether or not holding ponds should be allowed as green space. Weyrens stated that St. Cloud allows this to a certain extent; whereas, other cities do not. Graeve stated that the concept plan presented to the Commission utilized swayles as green space. Rieke stated that allowing holding ponds as green space may allow for creative design. Weyrens suggested that the Planning Commission conduct a Public Hearing for the proposed changes to the R4 Ordinance to use the same language as in the R3 Ordinance relating to minimum acreage. Loso questioned whether the intent of the Ordinance was to use a PUD, if so the Ordinance should not be amended. Loso stated that he does not support waiving the minimum acreage requirement. Weyrens stated that the intent of requirement to utilize the PUD process in a R4 zoning district is to provide for a mix of housing. When the Ordinance was developed the Planning Commission did not want an entire development to be one housing type with small lots. Wick stated that without changes to the R4 Ordinance it will be difficult for any developer to utilize the zoning class. Developers would be required to seek variances in order to develop R4 property. Rieke stated that the City needs to let things change as the housing market changes and he supports eliminating the minimum acreage requirement. Graeve stated that concept plan presented by Collegeville Development Group was the best use for the property and utilization of the PUD process provided the needed flexibility. Weyrens clarified that the amendment to the Ordinance is not development specific and will apply to all R4 areas. Since the amendment requires a public hearing the Planning Commission will not take action until the matter has been published and the hearing has been heard. Upcoming Meeting: There will be a special meeting on November 26 at 6:30 PM. Graeve Resignation: Graeve stated that he will be resigning from the Planning Commission after the December meeting. Loso advised Graeve that his seat as well as Commissioner Rieke's is expiring at the end of December and if they are interested in re-appointment they should submit an application to the Administrator. . Adjourn: Wick made a motion to adjourn; seconded by Graeve and passed unanimously ~~ f ~~ J dy eyrens d inistrator