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HomeMy WebLinkAbout[03] Minutes Planning Commission Agenda Item 3 MEETING DATE: AGENDA ITEM: SUBMITTED BY: STAFF RECOMMENDATION: PREVIOUS PLANNING COMMISSION ACTION: BACKGROUND INFORMATION: ATTACHMENTS: July 6, 2009 Minutes-June 1, 2009 Administration Approve Minutes of June 1, 2009 REQUESTED PLANNING COMMISSION ACTION: Approve minutes of June 1, 2009 June 1, 2009 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, June 1, 2009 at 7:00 PM. Members Present: Chair Kathleen Kalinowski, Commissioners Ross Rieke, Mike McDonald, Mike Deutz, Brian Orcutt, John Meyer, Dale Wick and City Administrator Judy Weyrens Others Present: S. Paula Revier, S. Kara Hennes, S. Thomasette Approval of the Agenda: Deutz made a motion to approve the agenda; seconded Orcutt and passed unanimously. Minutes: Meyer made a motion to approve the minutes with minor corrections. The motion was seconded by Deutz and passed unanimously. Public Hearing, Preliminarv Plat CW LLC St Joseph Professional Plat: Weyrens advised the Commissioners that she received an email from the Central Minnesota Federal Credit Union stating that they are withdrawing their request for platting. Since the property owner has voluntarily withdrawn the petition, the Planning Commission can either open the public hearing, accepting testimony or accept the withdrawal of request, denying the application. Deutz made a motion to accept the withdrawal and deny the application for the preliminary plat entitled St. Joseph Professional Plat. The motion was seconded by Rieke. Discussion: McDonald questioned why they withdrew their request. Weyrens stated that the development that was planned for the site has decided to not move forward at this time. She added that the Credit Union feels that this is a good plat and they may resubmit later. The motion passed unanimously. Kalinowski stepped down from her chair due to a conflict of interest at which time Deutz assumed the position of Chair. Preliminarv Plat -Benedict Plat: Weyrens stated that the Planning Commission has previously conducted a public hearing for the plat entitled Benedict and tabled action until all outstanding items have been resolved. The following is a summary of issues along with the resolution: 1. Legal Counsel for the St. Joseph Parish had not reviewed the plat and stated that the Parish could neither support nor oppose the plat until they had time to review such. Since the Parish is a signing party to the plat, they would need to approve. Resolution: the City has received a letter of support from the Parish. 2. Bernie Schloemer questioned the hearing process, in particular the legal description used for the hearing notice. Resolution: Weyrens stated that all persons within 350 feet of the proposed plat received notification. Therefore the hearing process meets the statutory requirements. 3. The Commission questioned the process for approval for the portion of the plat that lies in the Township. Resolution: Weyrens stated that the Benedict Plat is a plan that contains both City and Township property. Each jurisdiction must complete their respective processes before the plat can be recorded. For the Township, Stearns County Environmental Services will conduct the hearing and by the OA between the City and Township of St Joseph, the matter should considered by the Joint PJanning Commission and Joint Planning Board. June 1, 2009 Page 2 of 3 S. Kara Hennes approached the Commissioners on behalf of the Monastery. She stated that when this process started, the goal was to transfer some land between the College and the Monastery because some of the college buildings are on Monastery property. To continue with the land transfer, they needed to plat the property. It was also discovered during the platting process that some of the St. Joseph Parish property encroached the Monastery land. The Benedict Plat clarifies these boundaries as well. In addition the plat includes a small portion of the Pfannenstein property near I-94 and the land purchased from Anita Walz. Vern Bartz, SEH, also addressed the Commissioners. He stated that the plat incorporates the entire College campus west of CR121. Deutz asked the Commissioners for their comments. Meyer stated his concern with the number of outlots on the plat, as typical platted property includes defined lots and blocks. He also added his concern with the number of variances that are going to be required. Bartz stated that the plat has been developed utilizing outlots for vacant areas and lots and blocks for property where buildings are located. In addition, the outlots had to be laid out so as not to include both City and Township land. With reference to the numerous outlots, Deutz questioned whether or not this has been laid out for development. Bartz re-stated that the purpose is to straighten out land lines and address gaps and overlaps. Although a portion of this could be developed as commercial in the future, right now there is no intent to develop. Wick stated that he had no questions; however, this plat is different than most plats reviewed by the City as it is platted as outlots. He was curious about the variances referred to by Meyer. Weyrens stated that outlots have been utilized to plat vacant property. The City Ordinance does not allow development on outlots, therefore, the City would still have control if the property is to be developed in the future. She added that this is more administrative in nature as the current legal descriptions are a nightmare. Platting it as outlots is the best method to not allow development. Wick questioned whether the taxes will be different for outlots. Meyer stated that he sees a definite possibility for development. Bartz restated that this plat is not for development rather to clarify property lines. Sabart added that he has seen other plats with multiple outlots. The Parkway Business Center is one example. According to Sabart, it is not uncommon to designate the property as outlots if the property owner is not clear about the future use of the property. In previous discussions with staff, he stated that Lot 4 Block 1 is intended as a future advance to the College for a parking lot. He added that there may be a future development, but there are no definite plans. McDonald questioned the annexation of the entire property. Weyrens stated that there has been some dispute between the City and the Township. She added that the City can pursue this annexation request and then the entire Benedict Plat would be within the City. They have previously talked about the Orderly Annexation. The Township is not taking any initiative to approve this plat. Bartz stated that the fact that it is not being annexed has caused them problems as well. They do not care either way. Deutz questioned the delineation of the wetlands. Bartz stated that they have the information on the plat and they will have the wetlands marked once the plat is approved. Weyrens reminded the Commissioners that the Public Hearing was opened and closed at the last meeting. Meyer made a motion to recommend Council approval of the Preliminary Plat entitled Benedict. The platting is being completed for administrative purposes only, clarifying and establishing legal descriptions. Approval of the plat does not convey development rights. The motion was seconded by Deutz. Ayes: Deutz, Wick, McDonald, Rieke, Meyer, Orcutt Nays: None Motion Carried 6:0:0 Special Meeting: Weyrens reminded the Commissioners that there is a joint meeting with the Township scheduled for June 8 at 7:00 PM to continue discussion of the Orderly Annexation Agreement. June 1, 2009 Page 3 of 3 Weyrens suggested that the Commissioners meet to discuss the Coborns site plan on June 15 at 6:00 PM as the Council will be meeting at 7:00 to conduct the public hearing regarding the Tax Abatement. Deutz questioned whether the site plan approval for Coborns is premature at this time. Weyrens assured the Commissioners that their plan will not change based on the TIF. She added that the site plan and the TIF are two separate issues. Meyer questioned Sabart as to the required width of the City Streets in a development with a Coborns of this magnitude. Sabart replied 60-66'; however, he believes that this is already 80'. Industrial areas are generally 40-42'. According to Meyer, the road is underdeveloped. Sabart stated that he is unsure of this. He added that Stearns County generally uses a metric plan and typically the streets are wider than planned. Update: Weyrens advised the Council that North Country Trailer Sales, 8th Avenue NE, has until June 1 to be in compliance with the terms of the Special Use Permit and a compliance inspection has been scheduled for June 2, 2009. Adjourn: Meyer made a motion to adjourn at 8:00 PM; seconded by Deutz and passed unanimously. Judy Weyrens Administrator