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HomeMy WebLinkAbout[05] Church of St. Joseph, Rezone/Special Use • \ CITY OF ST. J OSEPH www.cityof stioseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission shall conduct a public hearing on Monday, June 4, 2012 at 7:15 PM. The purpose of the hearing is to consider the request of the St. Joseph Parish to rezone the property described below from current R1, Single Family residential to Administrator B 1, General Business and to consider a special use permit to allow the construction of a Judy Weyrens fellowship hall connecting the church and school. The property is located at 12 Minnesota Street West; legally described as Lots 1, 2, 3, 4, 5, and 6 in Block 4 of the Town (Now City) of St. Joseph, according to the plat and Mayor survey thereof on file and of record in the Office of the County Recorder, in and for Stearns County, Rick Schultz Minnesota, and the Easterly One -half of San Francisco Street (Vacated), adjacent to Lot 1 of said Block 4 AND That part of vacated First Street Northwest and the vacated alley situated along the southerly line of Councilors Block 4, Townsite of St. Joseph and that part of Lots 33 and 34, Auditor's Subdivision Number 4, according to Steve Frank the plats thereof on file and of record in the office of the County Recorder Stearns County, Minnesota, lying Bob Loso Westerly and Southerly of the following described line: Beginning at the intersection of the centerline of the Renee Symanietz vacated portion of First Avenue Northwest (formerly San Francisco Street), Tying adjacent to and westerly of said Block 4; thence Southerly along said centerline to its intersection with the Westerly extension of the Dale Wick Southerly line of Lot 1 in said Block 4; thence Easterly along the Southerly line of Lots 1, 2, and 3 in said Block 4 to the Southeasterly corner of said Lot 3; thence Southeasterly along the extension of the Easterly line of said Lot 3 a distance of 10 feet; thence Easterly and parallel to the Easterly extension of the Southerly line of said Lot 3 to the Northerly extension of the Westerly line of Lot 34, Auditor's Subdivision Number 4, thence southerly along said extension and along the Westerly line of said Lot 34 a distance of 66.00 feet; thence easterly to a point on the Easterly line of said Lot 34, which lies 76 feet Southerly of the Southeast Corner of Lot 6 in said Block 4 and there terminating. Together with an easement for underground drainage lines currently in place across said Lot 34 St. Joseph Parish, 12 Minnesota Street West, St. Joseph MN 56374, has submitted the request for rezoning and special use permit. ss Judy Weyrens, aL01,2 Administrator 0 Publish: May 25, 2012 ® @ p � ® ® ,�0�� ® �, 29 b o 0 • s 21 VS fi, Q 19 0 15 sr ;.}344 6 Project Area ass v * ' CO Note: Minnesota Statute requires mailed notice to all property owners within 350 feet of the proposed variance, special use or rezoning. zs College Avenue North • PO Box 668 • Saint �oseph, Minnesota 5 6374 Phone 3zo.363.7ZOI Fax 310.363.0341 CHURCH OF ST. JOSEPH PROJECT NARRATIVE Introduction The Church of St. Joseph has been considering the addition of a social hall and gathering space to their existing facility for many years. The existing historic church was built with only a small narthex (entry) as was typical at the time of its construction over 100 years ago, and also has no large space for social events. The church currently holds many of its social events in the adjacent Lab School, which limits the times available for some of those events. Also, the only place for parishioners to mingle before and after church services is either in the church, which is not desirable, or outside, which doesn't work well in inclement weather. The addition of a new social hall and gathering space will provide a better, more flexible environment for the parish's social activities. Having recently conducted a fundraiser for this purpose, the church is now working with Hagemeister Mack Architects and Breitbach Construction to plan and design the project. Construction is anticipated to be complete early in the summer of 2013. In addition to enhancing the parish's programs, the addition will also improve the urban character of the property, implementing many of the city's Downtown Design Guidelines. The addition will replace the existing playground area and part of the existing parking lot with a new building facade parallel to the street, providing more of a "downtown" feel along this portion of Minnesota Street, and complementing the existing historic architecture. Also, the parish plans to re- landscape the existing green space in the corner of their property adjacent to the intersection of Minnesota Street and College Avenue, to make it more usable and more consistent with the surrounding downtown area. This is shown on the proposed site plan as being "by alternate /future ", as it has not yet been determined whether this component of the facility master plan will fit into the budget of the current project. Further details of how the Downtown Design Guidelines are incorporated into the project are described throughout the rest of this narrative. Another component of the parish's master plan is the creation of a new playground. With the existing playground being removed to allow for the proposed addition, a new playground will need to be created elsewhere. The ideal location for the new playground is on the north side of the Lab School building, as shown in the proposed site plan, and further discussed below. However, this location may create other difficulties in the site design, so the parish is also working on an alternative plan to create a new playground on the monastery's property west of the school. Such a playground could be a cooperative effort between the church, the monastery and the city, each party contributing different responsibilities for ownership, construction and maintenance of the playground. This alternative would create a more public playground contributing to the activity of the downtown environment. The details of this arrangement are still being worked out, and will hopefully be able to be presented in more detail at the public hearing with the Planning Commission. Zoning Characteristics of the Site The church owns two pieces of property at the intersection of Minnesota Street and College Avenue, on the southeast and southwest corners of the intersection. The property on the southwest corner is where the church and school buildings are located, and is the property of which this site plan application is the subject. The other property on the southeast corner is a parking lot, north of the College of St. Benedict's parking lot. See the attached satellite image of the site and surrounding area. The property containing the church, school and proposed addition is currently zoned R -1 - Single Family Residential. As this zoning classification is not consistent with the use of the property or that of the adjacent properties, the church is requesting that the lot in question be re -zoned to B -1 - Central Business District. B -1 zoning more accurately reflects the urban character of the property, and also provides the most flexibility in regard to setbacks. The setbacks are of particular concern along the south side of the proposed addition, and to the north of the school where the playground is proposed to be relocated to. B -1 zoning would require 5 ft setbacks at both locations, which provides ample room for the proposed construction. The total area of the property is approximately 100,000 sf. With maximum lot coverage (footprint area of principal & accessory structures) being 90% for B -1 zoning, the total proposed lot coverage would be well below that maximum. Also, the amount of impervious surface in the proposed design is relatively unchanged. Much of the proposed building is located where there is already existing impervious surface, and some existing parking lot area is being removed while another area of approximately the same size is being added. See the attached site plan drawing, "Zoning Review" information sheet and civil design narrative for further statistics about lot size, lot coverage and other statistics relating to zoning. Vehicular Access and Parking There are currently 79 parking stalls on the "southwest" property containing the church, school and proposed addition, and 110 stalls in the church's parking lot across College Avenue, for a combined total of 189 stalls (note this number is different than what has been stated previously; the number of stalls in the "southeast" property was recently recounted based on the attached satellite image). This is more than is required to serve the full capacity of the church, which is 600 people. At 1 stall required for every 4 seats, the minimum required stall quantity is 150. The proposed plan would reduce the number of parking stalls on the southwest property to 49 stalls, for a total of 159 stalls, which still provides more than the minimum required. Since attendance at most activities in the church and proposed social hall is usually well below the full capacity of the church, the proposed parking stall quantity should be adequate to provide for school staff parking simultaneously with whatever other events might be going on at the facility. The only times the church is full to capacity are the two major holidays each year, which do not occur while the Lab School is in session. Attendance at most other church services is around 300 -400 people. The proposed social hall is designed to seat a maximum of around 250 people, as indicated on the attached floor plan. The typical events anticipated to occur in the social hall are funeral luncheons and wake services, other breakfasts and luncheons, small receptions related to religious celebrations, religious education classes, youth activities, and other small group meetings. Some of these events will occur when school is not in session. For events that do happen when the school is in use, again the attendance is such that the proposed parking should be adequate for both. On the proposed site plan, a new area of parking lot is indicated as "18 possible additional stalls ". The church intends this parking area to be the normal weekday parking for the church and parish office, with the remainder of the on -site parking being blocked off for use by the school as a play area, similar to how the existing parking lot is used. The full amount of parking will of course be made available when needed for weekday events that require it. The "possible additional" parking is indicated as such because the church is currently negotiating with the College of St. Benedict to allow the church use of some of their parking lot across College Avenue for larger events, at times when it does not conflict with use by the College. Depending on the outcome of these negotiations, less parking on the southwest lot would be needed. In that scenario, and only a portion of the remaining parking would be blocked off for use by the school on weekdays. More details about this agreement will be provided at the public hearing with the Planning Commission. The site plan shows a new parking lot access being created on Minnesota Street, approximately in the middle of the block and close to being aligned with the alley on the opposite side of the street. The existing curb cut at the northwest corner of the site would remain, but only for the purposes of access for refuse trucks to the dumpsters, access to the gate at the end of the driveway, and possibly for emergency vehicle access to the adjacent Marmion Hall building. After entering the site at the proposed access drive, vehicles would either turn right or left into one of the two areas of 90- degree parking. In the larger area of parking on the right (west), there is the option to leave using either the same drive aisle in the opposite direction, or to go around into the drive aisle to the south, which would be marked as one -way traffic. The latter route would be the traffic circulation pattern used for dropping off and picking up children before and after school, or otherwise using the drop -off zone. It is also noted that there are two existing parking stalls on the south side of Minnesota Street, near the northwest corner of the property, that are marked "No Parking School Loading Zone 7:00 - 7:45 AM ". The new access shown for the church's parking lot allows the school playground to be relocated to the preferred location as described above. This location provides the closest proximity to the school building, and also to the adjacent parking lot, which will sometimes be used as a hard surface play area for the school as mentioned previously. Several other possible locations were considered for relocating the playground, but it was determined that having the school and play areas in such close proximity to each other would provide the school staff with the best arrangement for supervision and safety of the school children. Other locations considered for the playground were: • In the green space at the southeast corner of the site, which creates obvious problems with supervision and safety of the school children in having to move them around to different locations on the site, and having them at multiple locations simultaneously. • In the green space at the northeast corner of the site. Putting the playground between the view from the intersection of Minnesota Street and College Avenue and the buildings on the site would be very awkward. The playground would have fence around it for safety and security of the school children, which would further obscure the view. • On the north side of the proposed addition. This too would be an inappropriate location, relative to both views from within the addition and views from the street to the addition. The playground would detract from the building facade's contribution to the streetscape, and would also dominate views of the streetscape from within the building. Keeping the playground in front of the school provides the most consistency with the different uses on the site. Locating the new parking lot access in the middle of the block puts the access completely on the church's property rather than it being on a neighboring lot, and makes it centrally positioned relative to the overall layout of the proposed parking lot. City and county staff have both expressed concerns about the proposed access point. One concern is that it may conflict with stacking space at the intersection of Minnesota Street and College Avenue if traffic volume increases in the future. Another was whether a new access itself would increase traffic volume. For the most part, the addition is intended to create a better environment for programs that the church already has in place, so a significant increase in traffic volume is not expected. Again, traffic at the existing entrance at the end of 1st Avenue NW would be limited mostly to service vehicles. The church believes that the proposed access arrangement is typical of and consistent with the urban downtown nature of the locale. As described previously, the existing entrance at the northwest corner of the site may possibly serve emergency vehicle access to the adjacent Marmion Hall building. At the time of this submittal, it is unclear exactly what was setup during the design of the Marmion Hall project for emergency access. City staffs recollection is that the intention was for emergency vehicles to have access through the church's parking lot to the Marmion building, since it appeared at the time to be the only route providing sufficient room for a fire truck's turning radius. The church's response is: 1) an easement exists along the west and south sides of the Lab School building for this purpose, indicated on the attached survey as "Ingress & Egress Easement "; 2) the church never agreed to such an arrangement, and no other easements have ever been established on their property for that purpose; and 3) it would be best for the monastery to provide emergency vehicle access to their building on their own property. City staff is currently working on retrieving records about the zoning approval and building permit process for the Marmion project. Also, the church will make contact with the monastery to discuss the issue with them. More information should be available soon, and hopefully a resolution can be reached by the time of the public hearing. Two alternative solutions to the situation appear to be available. One would be to extend the edge of the existing paved driveway to the west of the school, most of which is on the monastery's property, to better allow for fire truck turning radius. Another would be to create a new driveway to the south of the church from College Avenue to the Marmion building, which would be on the church's property. Building Exterior Design and Materials The proposed addition has been designed to complement the existing buildings and be subordinate to the monumental facade of the existing church. Several aspects of the design work together towards this goal: • The addition will have a low -slope roof and parapets around the perimeter, allowing it to have a low, horizontal facade that does not compete with the existing church. • In plan the north side of the addition is kept back slightly behind that of the church. • The north facade of the addition is composed of a colonnade of masonry piers with windows between them, making the addition transparent in contrast with the solid, monumental form of the existing church. The colonnade also serves to give a monastic quality to the design, reflecting the Benedictine heritage of the parish and the adjacent monastery and college. • The entrance is accented with a peaked parapet similar in shape to the north wall of the church. The exterior materials on the addition will complement those of the existing buildings and be compliant with the Downtown Design Guidelines. The exact materials have not all been determined as of the time of this submittal, but will be by the public hearing. The information available at this time is the following: • The colonnade piers and the lintels above them will be either decorative concrete block or decorative precast concrete panels, in a color that complements that of the stone on the church. Or alternatively they may be brick that matches that on the school. The windows between the colonnade will be aluminum storefront. Depending on the constraints of the budget, the windows may be reduced in size, EIFS (stucco finish on rigid insulation board) being used to fill in the remaining spaces. • The parapet above the colonnade of masonry piers will be EIFS, in a color that complements the other adjacent materials, and with a prefinished metal parapet coping. • The masonry and the EIFS parapet will continue back to the connection with the existing elevator tower on the east side of the school, and run slightly past the tower around to a corner on the south side of the addition. Around that corner of the addition, the exterior walls will change to be finished with siding similar to that of Marmion Hall. • Also in keeping with the Downtown Design Guidelines, it is noted that the stone on the existing church was recently tuck pointed to fix some areas that were deteriorating. Landscaping Several landscaping elements have been incorporated into the site plan, some of which are considered optional at this point, due to anticipated budget restraints. Calling them "optional" is intended to say they may be bid as alternates in the project, or be left to be completed in the future. The landscape elements included are the following: • Foundation plantings will be provided along part of the facade of the addition, in order to accent the main entrance. • The existing planting bed next to the sidewalk along the north side of the property will be extended to the northeast corner of the site. If the proposed "additional parking" is constructed, this will provide a green buffer between the sidewalk and the proposed new parking area, similar to what is described in the Downtown Design Guidelines. • New hedge shrubs are shown on the west side of the proposed playground area, to provide screening of the adjacent driveway and to block west winds. A few ornamental trees are also indicated in front of the existing church /house. These items are optional. • In the green space at the northeast corner of the site, one of the existing trees is in poor condition and needs to be cut down. Also, the existing pine trees are not considered to be desirable. The church would like to remove all the tall existing trees in this space and re- landscape the area with smaller ornamental trees, a sitting area and some landscape beds as indicated on the site plan, in order to enhance the view of the buildings from the adjacent streets, and to make the space more usable and give it a more pedestrian scale. This item is also optional. Fencing, Screening and Other Accessories On the north side of the existing parking lot, there is an existing vinyl- coated chain Zink fence that helps to provide safety and security for when the school children play there, see attached photograph. A narrow planting area runs along the fence. In the proposed site plan, this fence would be extended to the west and around the playground area. As described above, the fence would have landscaping running along it. City staff have indicated that chain Zink fence is discouraged in the Downtown Design Guidelines, and that vegetative fence is preferred. The church believes that in the case of a school playground, the safety and security of the school children are of primary concern, and that those concerns are best addressed by a fence that acts as a physical barrier but is also very transparent. The refuse dumpsters are currently stored in the paved area on the south side of the school. It has been difficult, but not impossible, for refuse trucks to access the dumpsters at that location, so the church would like to move them to a more accessible location. The most appropriate place appears to be in an existing paved area at the northwest corner of the school, accessible from the existing driveway. The chain Zink fence around the playground will continue in front of the dumpster storage area, but will have slats between the links to provide screening. All mechanical equipment is anticipated to be located either on the roof of the addition and /or inside the building in the equipment room. Different types of mechanical systems are currently being considered for the addition, so the locations and sizes of the equipment are not known at this time. If equipment is to be mounted on the roof, it will most likely be located towards the south edge of the roof, and may be mostly or completely concealed from view as seen from the streets, as shown in the attached 3D views of the concept model. The applicant believes that in that case, no screening of the rooftop equipment would be necessary. A mechanical system should be selected by the time of the public hearing, at which time the issue of equipment screening can be discussed further. Site Lighting The area to the west of the proposed access drive is currently a parking lot, so there is existing lighting that the church intends to leave in place. This lighting consists of a flood Tight mounted to a power pole located on the west side of the access drive, as indicated on the site plan. The "possible additional" parking area would be lit with two new pole- mounted full -cutoff area lights, one on the north side and one on the south side. See the attached light fixture data sheet. APPLICATION FOR PLANNING CONSIDERATION - SITE PLAN REVIEW City of St. Joseph 25 College Avenue N Fee $ PO Box 668 St. Joseph, MN 56374 Paid Phone (320)363 -7201 or Fax (320)363 -0342 Date STATE OF MINNESOTA ) ss COUNTY OF STEARNS ) NAME: Courtney Cooper, Hagemeister Mack Architects PHONE: 320 - 251 -9155 ADDRESS: 501 West St. Germain Street, St. Cloud, MN 56301 EMAIL: c_cooper @hmarch.com I/We, the undersigned, hereby make the following application to the City Council and Planning Commission of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with the ordinance requirements.) 1. Application is hereby made for: (Applicant must check any /all appropriate items) • Rezoning f Zoning Ordinance Amendment r Home Occupation Unit R Surface Water Management Plan (""" PUD r Building Mover's Permit ✓ Building Moving - Owner's Permit r ! Development Plan Approval J Other, Please specify: 2. Legal description of land to be affected by application, including acreage or square footage of land involved, and street address, if any (attach additional sheet if necessary): Address: Church of St. Joseph 12 West Minnesota Street St. Joseph, MN 56374 See attached legal description. Property is approximately 100,000 sf in area. 3. Present zoning of the above described property is: 1R1 - Single Family 4. Name and address of the present owner of the above described land: Church of St. Joseph 12 West Minnesota Street St. Joseph, MN 56374 5. Persons, firms, corporations, other than the applicant and present owner, who may or will be interested in, the above described land or proposed improvements within one year after issuance of permit applied for, if granted, are: Attached to this application, and made a part thereof, are other material submission data requirements, as indicated. Applicant Signature: tiC Date: 5/ If/h. Property Owner Signature: • �j, 26 Date: 51/0 2_ FOR OFFICE USE ONLY Date application submitted: Date application completed: Planning Commission Action: r Recommend Approval r Recommend Disapproval Date of Action: City Council Action: r Approved r Disapproved Date of Action: Date Applicant/Property owner notified of City Council Action: APPLICATION FOR SPECIAL USE PERMIT City of St. Joseph 25 College Avenue N Fee $ PO Box 668 St. Joseph, MN 56374 Paid Phone (320)363 -7201 or Fax (320)363 -0342 Date STATE OF MINNESOTA ) ) ss COUNTY OF STEARNS ) NAME: Courtney Cooper, Hagemeister Mack Architects PHONE: 320 - 251 -9155 ADDRESS: 501 West St. Germain Street, St. Cloud, MN 56301 EMAIL: c_cooper @hmarch.com I/We, the undersigned, hereby make the following application to the City Council and Planning Commission of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with the ordinance requirements.) 1. Application is hereby made for a Special Use Permit to conduct the following: We are requesting that the property be rezoned from R -1 zoning to B -1 zoning. The existing use of the property is a church and a private school, which are not permitted uses in the B -1 zoning classification. 2. Legal description of kind to be affected by application, including acreage or square footage of land involved, and street address, if any (attach additional sheet if necessary): Address: Church of St. Joseph, 12 West Minnesota Street, St. Joseph, MN 56374 See attached legal description. Property is approximately 100,000 sf in area. 3. Present zoning of the above described property is: 1R1 - Single - Family 4. Name and address of the present owner of the above described property: Church of St. Joseph 12 West Minnesota Street St. Joseph, MN 56374 5. Is the proposed use compatible with the future and present land uses of the area? Please explain: Yes No The proposed use is an expansion of the existing church facility. No different future uses are anticipated. 6. Will the proposed use depreciate the area in which it is proposed? Please explain: -- Yes FX No The expanded, facility will enhance the urban character of the property, and complement the existing historic structures. 7. Can the proposed use be accomodated with existing City service without overburdening the system? Please explain: Yes No No significant change in the volume of use in the facility is anticipated as a result of the expanded facility. The purpose of the facility is to provide better accommodations for the parish's current programs, many of which are currently conducted in the school building or off -site. 8. Are local streets capable of handling traffic which is generated by the proposed use? Please explain: JX Yes )`"'" No No significant change in the volume of vehicular traffic to /from the property is anticipatedas a result of the expanded facility. Attached to this application, and made a part thereof, are other material submission data requirements, as indicated. Applicant Signature: eiVOWd‘t Date: May 14, 2012 Property Owner Signature: r k, f4- &g-26 �S TD /L Date: May 14, 2012 FOR OFFICE USE ONLY Date application submitted: Date application completed: Planning Commission Action: fl Recommend Approval fl Recommend Disapproval Date of Action: City Council Action: Approved Disapproved Date of Action: Date Applicant /Property owner notified of City Council Action: L. Fire hydrant and fire lane locations [g Yes r No M. Utility locations lg Yes [ No N. Any other fencing, screening, or building accessories rg Yes [ No to be located in the development area 3. Additional written or graphic data reasonably (X.. Yes 1 No required by the Zoning Administrator or the Planning Commission as described below: A project narrative explaining the request must be submitted. 4. Proof that the applicant is the owner of the parcel in [X Yes (" No question. 5. Required Fee: $250.00X', Yes [' No Deposit $750.00 6. Payment of Additonal Fees. I /we understand that I /we are responsible for reimbursing the City for any additional legal, engineering, building inspection or planning fees associated with my request. Applicant Signature: , 9 441 Date: May 14, 2012 City of St. Joseph Required Material Submission Development Plan Applications Completed applications for development plans and required fees shall be submitted to the City of St. Joseph Zoning Administrator at least 21 days prior to the proposed date of consideration by the City. Within 10 days of submission, your application will be reviewed for completeness. Only completed applications will be forwarded to the Planning Commission for consideration. It is the applicant's responsibility to submit required materials. If an application is determined to be incomplete, notification, which indicates which portion of the application is incomplete, will be mailed to the applicant within 10 days following submission of the application. REQUIRED MATERIALS - The applicant shall provide the following: MATERIAL REQUIRED COMPLETE COMMENTS 1. Description of Site (Legal Description) r Yes f No 2. Ten (10 copies), minimum size 11x17 of a site plan r Yes [" No drawn to scale showing the following: A. Building location on the lot, drawn to scale fX Yes f No B. Building elevations; front, rear and side Yes r No C. Building exterior materials and color r Yes' No D. Locations of ingress and egress points fX Yes I—' No E. Dumpster and solid waste pick -up areas and fR Yes r No proposed screening materials F. Sign location and dimensions r' Yes No G. Lighting standard and hood detail I Yes E No H. Parking and loading areas identified r! Yes r No I. Drainage by the use of arrows and /or contours {X' Yes r" No J. Screening of heating, ventilation and air - conditioning I Yes No equipment K. Landscaping material including the location, type of �'' Yes f No plant and size • CITY OF ST. J OSEPH www cityof stjoseph.com May 23, 2012 Courtney Cooper Hagemeister Mack Via Email 501 West St. Germain St. c_cooper @hmarch.com Administrator St. Cloud MN 56301 Judy Weyrens RE: St. Joseph Parish Expansion Mayor Dear Courtney: Rick Schultz The City is in receipt of the application for rezoning and special use for the St. Joseph Parish Expansion. Upon review of the application materials, it was noted that the Councilors development checklist indicates that several items were not included. Therefore, the Steve Frank application is considered incomplete. However, the notice of the public hearing to be Bob Loso conducted on June 4, 2012, at approximately 7:15 PM has been published. Renee Symanietz Dale Wick While it is not customary to conduct the public hearing when in receipt of an incomplete application, we anticipate the additional information will be forwarded for inclusion in the packet by Tuesday, May 29, 2012. As per our phone conversation, if the Planning Commission does not have enough, or the required, information to forward a recommendation to the City Council they can table the matter until the information is available. In reviewing the site plan, staff continues to express concern regarding the proposed access to Minnesota Street at mid -block and fire /safety access to Monastery property. Relocating the church access from the existing 1 Avenue NW to the middle of the block raises the following concerns: 1. Removal of on- street parking spaces. In reviewing the plan it appears that up to four spaces may be eliminated if the access is granted. The vitality of the downtown businesses relies on adequate parking facilities. While the City has been looking at alternatives to increase parking, the removal of parking in the downtown is contrary to the redevelopment efforts. 2. Impact to the intersection of Minnesota Street and College Avenue. During peak hours or special events, staff already observes traffic congestion along Minnesota Street. The 2035 traffic forecast from the City's Transportation Plan projects traffic volumes for Minnesota Street in excess of 7,000 vehicles per day and 5,000 vehicles per day on College Avenue. Given the close proximity of the proposed entrance to the College Avenue intersection, the observation of periodic congestion today, and the potential for traffic volume increases in the future, we believe the proposed entrance will contribute to operational problems at the College Avenue intersection and along Minnesota Street. zs College Avenue North • PO Box 668 • Saint Joseph, Minnesota 56374 Phone 310.363.7101 Fax 310.363.0341 A second area of concern is fire safety and access to the rear side of the proposed building and the Monastery property, particularly the residential living facility entitled Marmion. The building as proposed limits the firefighting ability in the event of a fire, as a ladder truck would not have access to the Monastery property. In a recent meeting with the fire leadership team, S. Kara Hennes and City Staff, implementation of the following items to improve the level of access in the event of a fire would be needed: 1. Coordinate with the Monastery to remove the stone gate at the south west end of the east /west alley between the school and monastery. 2. Coordinate with the Monastery to remove the fence on the north side of Marmion. 3. Relocate the existing power poles servicing the school to improve maneuverability for emergency vehicles to access the back alley.. 4. Move he proposed fellowship hall north a minimum of 10 feet to improve alley aisle space for emergency vehicles and equipment 5. Coordinate with the Monastery to construct an access adjacent to their loading dock from College Avenue for fire access from the east. The access will extend to the west terminating at Marmion. 6. Fire /emergency vehicle isle access must be provided between the School and the Fellowship Hall. The submittal did not address the screening of the HVAC system. Plans for screening should include additional information as to the level of noise generated by the system and how noise will be mitigated. While the plan indicates that parking has been addressed and calculated on the church and school, it does not address the parking requirements for the expansion area. The building code requires that parking be calculated for all spaces. In the B1 Zoning District there is some latitude for parking, but the calculations should be provided for all spaces. This is particularly important if all three spaces (church, fellowship hall and school) would be used simultaneously. The proposed directionally drilled water main construction in the back alley should be avoided given the existing utility congestion in the alley. Ductile iron water main should be considered in a similar location as the sanitary sewer on the north side of the building. While the proposed storm sewer line work wasn't identified on drawing C1.2, it appeared the intent would be to direct much of the drainage through a new storm sewer that drains to the northwest corner of the site in a similar manner as it does today. While the storm sewer may still be exposed to freezing given the shallow nature, it may be prudent to include an insulating envelope to help mitigate susceptibility to freezing. It also appeared that a new storm sewer connection to College Avenue may be proposed for the northeast overflow parking area. We anticipate a new storm manhole structure will be necessary at College Avenue to accommodate this construction. Site drainage will not be permitted to surface drain across the perimeter sidewalks. As stated above, any additional materials for the Planning Commission packets should be at the City Offices by 4:30 PM on Tuesday, May 29, 2012. f you have questions or would like to discuss the items further please feel free to contact me at 320 - 363 -7201. Sincerely, dy 0,..6 c ud Weyrens Ad inistrator cc: Sandy Scholtz Fr. Joseph Feders, OSB City Engineer Randy Sabart City Attorney Tom Jovanovich Public Works Director Terry Thene wow tmarcti;c 4 May 29, 2012 Judy Weyrens City Administrator, City of St. Joseph 25 College Avenue North P.O. Box 668 St. Joseph, MN 56374 RE: City Staff Review Comments for Church of St. Joseph Application for Planning Consideration Dear Judy, This letter is in response to city staffs review comments regarding our application for planning consideration for the Church of St. Joseph project. We would like to thank you for patience in working with us as we pursue rezoning and the special use permit. As you are aware, the interests of the different parties involved in the project make the process of establishing consensus complicated. To help move this process forward, we have tried our best to facilitate communication with the city and the monastery, and to help develop solutions to their concerns. The current status of this process is summarized herein. If it would be beneficial to the approval of the project to have a meeting between all three parties prior to the public hearing to resolve any outstanding issues, we ask that you would let us know at your earliest convenience. The schedule of the project is of great importance to the church. A delay in the approval process would probably jeopardize the Church's 4 of July Festival for the summer of 2013, as construction would not be able to be completed in time for the event. The following is an item -by -item response to city staffs review comments: 1. Removal of on- street parking spaces due to the proposed site access: Based on the submitted site plan, and also the layout of on- street parking stalls in relation to the alley on the north side of Minnesota Street, it would appear that only two existing on- street parking stalls would be eliminated. 2. Impact of the proposed site access on the intersection of Minnesota Street and College Avenue: The rationale, from the Church's perspective, for the proposed entrance is described at length in the project narrative submitted with the original application, and will not be repeated here. Some additional points for consideration are: a. Minnesota Street is currently designated as part of County Road 2. In the near future, County Road 2 will be relocated elsewhere, decreasing traffic on Minnesota Street. In light of that fact, we ask why the city's Transportation Plan projects higher traffic volumes on Minnesota Street than on College Avenue by 2035. Also, it is the Church's observation that congestion on Minnesota Street at this intersection is not common, and that there is more traffic on College Avenue at the intersection. It is not frequent that multiple vehicles stack up on Minnesota Street at this intersection, and the proposed plan provides space for seven vehicles to stack up east of the proposed access. b. The church's activities that generate the highest volumes of traffic occur at times when other traffic on these streets would typically be low: the main Church services on Saturday nights, Sunday mornings and evenings of major feast days, as well as religious education on Wednesday evenings. Other events that incur less significant traffic volumes are school drop -off and pickup, and funerals, which usually begin mid - morning and end mid - afternoon. c. As described in the project narrative, the Church has had discussion with the Monastery about the possibility of creating a playground on the Monastery's property in order to maintain the existing site access. The Monastery has since formally replied that this is not acceptable to them. This decision gives further impetus to relocating the playground to the preferred location on the north side of the school, which requires the site access to be somewhere other than at its current location. 3. Fire safety and access to the rear side of the church, proposed building and the Monastery property: After receiving city staffs review comments, representatives of the Church of St. Joseph, St. Benedict's Monastery and Hagemeister Mack Architects met to discuss this issue and the proposed solutions. Separate letters from Hagemeister Mack and St. Benedict's documenting that meeting are attached. As described in the letters, it is our understanding that agreement has been reached about how this matter will be addressed, and that the Church will not be required to change the floor plan of the proposed building. 4. Screening of the HVAC system: As stated in the original submittal, the HVAC system for the proposed addition had not been selected by the time of application. Since then it has been decided that package rooftop HVAC units will be utilized. There will be three of these units and kitchen hood makeup air unit on the roof of the addition, as indicated on the attached roof plan. The sizes of these units have been determined, and are shown on the roof plan and 3D views. All of these units are relatively small, and will not generate large amounts of noise, their noise levels being in the range of approximately 65 - 89 decibels. It is our experience that at these noise levels no screening is required for the purposes of noise reduction. The attached drawings and 3D views show what rooftop equipment screens would look like if they were to be required. We are proposing screens that would consist of metal panels having a stucco texture finish similar to the color of the EIFS on the building parapet, mounted to tube steel frames anchored through the roof to the roof structure. The metal panels would be arranged with their length running horizontally, with spaces between the panels to alleviate wind pressure. As explained in our original submittal, even though the units are approximately 4.5 — 5.5 ft tall, they are located far enough back from the north facade of the addition that the building parapet, which is approximately 2 ft above the roof, will screen them from view from Minnesota Street. Notice in the 3D views on attached sheets A5 -1 and A5 -2 that when screens are added around the units, the screens become much more prominent than the rooftop units alone are. It would seem that if the rooftop units were painted with a color similar to that of the EIFS parapet of the building, they would be much less visually obtrusive than additional screening would be, as shown in the. Also, it is noted that the adjacent building on the northeast corner of the Minnesota Street/College Avenue intersection does not appear to have anything screening the rooftop equipment other than the parapets. 5. Parking requirements: The applicant is not aware of anything in the zoning ordinance that would require parking calculations to be based on the combined occupancy of multiple assembly spaces. In fact, it has always been our understanding that the zoning ordinance would require parking for the facility to be based solely on the largest assembly space in the facility, according to Section 52.10, Subd. 4.d: Church, theater, auditorium: At least one (1) parking space for each four (4) seats based on the design capacity of the main assembly hall. With the proposed addition, the church's facility would contain two assembly spaces: the worship space and the fellowship hall. It would appear to be clear from the statement above that it is not necessary to calculate parking requirements for such facilities having multiple assembly spaces based on the combined capacity of the spaces, but rather only on that of the largest one. It is our experience from working with other zoning ordinances that this is the typical approach to this situation. Also, the church does not intend to use all the different parts of the facility simultaneously. The intended use of the facility was described in the original submittal. City staff indicates in their comments that the building code requires that parking be calculated for all spaces. We are not aware of the building code having any requirements for minimum parking stall quantities other than those relating to accessible parking for the disabled. As noted in city staffs comments, the B1 Zoning District provides some flexibility with parking requirements. Section 52.10, Subd. 4.i of the ordinance allows off -site parking to be provided if alternative parking arrangements are made. As described in our original submittal, such an arrangement is being worked out with the College of St. Benedict to allow the church use of their parking lot across College Avenue, south of the church's existing parking lot on the same block. That lot contains 146 parking stalls, and would be available to the church during their major events, as described in the attached letter from the College. This would provide more than adequate parking for the church's events, even if parking had to be provided for both the church and fellowship hall simultaneously. At 1 parking stall required for every 4 seats in the fellowship hall, 62 stalls would be required based on its capacity of 248 occupants, as indicated on the floor plan included with the original submittal. 6. Proposed location of water main to building: The proposed location of the water main to the building is based on avoiding having the water main run under the building to a meter located on the other side of the building. This is a typical concern with the path of on -site water mains, to avoid having to tear up the floor slab of the building in order to perform any future maintenance on the pipe. The reason for not locating the mechanical room on the north or west sides of the addition should be fairly obvious upon looking at the floor plan. The relocation of the existing power poles suggested as part of item no. 3 above should help to provide more space for underground utilities in the paved area south of the school and proposed addition. As indicated in city staffs comments, several items were marked as being incomplete on the application. One of them was HVAC equipment screening, which was addressed above. The following addresses the remainder of those items: • 7. Building Exterior Design and Materials: The church has not made a final decision about the exterior materials that will be on the building, as the process of working through the project costs is not yet complete. However, two specific options for the exterior design and materials of the building have been determined: one having brick veneer as the predominant material, matching the red brick of the existing school as close as possible; and another option with burnished concrete masonry veneer as the major material, in a warm grey color to complement the stone on the existing church. Brick is the preferred option, but concrete masonry may be more economical. See the enclosed elevations, 3D views and example material photos for additional information. Physical samples for some of the proposed materials will be available at the public hearing. 8. Signage: As indicated on the site plan included in the original application, there are two existing signs, one that will remain and another that will be relocated. No new signage is proposed. Sincerely, HAGEMEISTER MAC ARCHITECTS 044 i Courtney Cooper May 29, 2012 Judy Weyrens City Administrator, City of St. Joseph 25 College Avenue North P.O. Box 668 St. Joseph, MN 56374 RE: Emergency Vehicle Access at Marmion Hall and Church of St. Joseph Dear Judy, On Friday May 25, 2012, representatives of the Church of St. Joseph, St. Benedict's Monastery and Hagemeister Mack Architects met to discuss the city staffs review comments regarding the Church's recent application for planning consideration, in particular those concerning fire safety and access to the Monastery's Marmion Hall building and the south side of the church building. A representative from Breitbach Construction, the construction manager for the project, was also present. A list of the meeting attendees is included below. This letter summarizes the conversation at the meeting about how the Church and the Monastery intend to work together to resolve the situation in a manner that is mutually acceptable. Also included are items that Sandy Scholz discussed with you after the meeting, on the same day. A follow - up letter from Sr. Kara is also attached. Subsequent to this meeting, you explained that when Marmion Hall was designed, the rear setback on the church's side of the adjacent property line, which is based on R -1 zoning, was considered as a means of providing emergency vehicle access to Marmion Hall. Now that the church is applying for their property to be re -zoned to B -1, which requires a lesser setback of five feet, the issue must be revisited. The city staffs review comments describe six items to allow for emergency vehicle access to both Marmion Hall and the south side of the church. We also understand from your subsequent explanation to Sandy that the intent of the comments is to implement as many of them as possible, but that they are not all necessarily required. These six items are listed below, along with summaries of the discussion for each that took place at the meeting: 1. Coordinate with the Monastery to remove the stone gate at the south west end of the east/west alley between the school and monastery. The stone wall on the east side of the gate, which is on the monastery's property, should be re- located to provide more space for turning fire department vehicles around the southwest corner of the school. The attached letter from the Sr. Kara explains the Monastery's intention for implementing this item in further detail. 2. Coordinate with the Monastery to remove the fence on the north side of Marmion. The monastery is considering the removal of the existing fence and the construction of a new fence between Marmion Hall and the proposed addition, near the west end of the Marmion building, with a gate to allow emergency vehicle access into the newly created space between the two buildings. This new space would be larger than the current space defined by the existing fence, and could incorporate new landscaping to enhance its character. An approximate layout for the relocated fence is shown on the attached revised site plan. 3. Relocate the existing power poles servicing the school to improve maneuverability for emergency vehicles to access the back alley. One pole is on the church's property, on the south side of the school approximately in the middle of the alley, and the other is on the monastery's property near the gate referenced in item no. 1 above. Both parties agree that their respective poles can be relocated, and that they will work with the city and affected utilities to coordinate the completion of this item. 4. Move the proposed fellowship hall north a minimum of ten feet to improve alley aisle space for emergency vehicles and equipment. This would be a significant change to the plan of the proposed addition. It would require either 1) that the addition be moved north ten feet, putting the north facade of the addition in front of the existing church facade, which is a very undesirable change to the design approach described in the project narrative, and would also dramatically reduce the amount of parking that can be provided on the site; or 2) that the floor area of the addition be reduced by almost 1,200 sf, or approximately twelve percent, making the sizes of the proposed fellowship hall and gathering space inadequate for the church's needs. Both you and Sr. Kara indicated that the intent of this item is to provide a clear space of thirty feet on the north side of Marmion Hall for emergency vehicles and equipment to work within. The setback of the proposed addition from the property line in question is approximately sixteen feet, as indicated on the submitted site plan, and the setback of Marmion Hall from the same property line is approximately thirty feet, as shown on the attached revised site plan. If the fence on the north side of Marmion Hall is removed as described in item no. 2 above, a clear space of approximately fourty- five feet would be created, which would provide the space needed for vehicles and equipment. 5. Coordinate with the Monastery to construct an access adjacent to their loading dock from College Avenue for fire access from the east. The access will extend to the west terminating at Marmion. There is room on the north side of the Monastery's existing loading dock to construct a driveway providing access to Marmion Hall and the south side of the church. It should also be noted that in the project narrative that was originally submitted, another alternative was proposed for providing emergency vehicle access, consisting of expanding the existing driveway on the west side of the school to allow for larger vehicle turning radii. Most of this driveway is on the Monastery's property, and any expansion of it would also be on their property. This idea was not included in the list of items described in city staffs review comments. Based on the attached letter from Sr. Kara, it appears that they may be more agreeable to this second alternative. See the attached revised site plan which shows an approximate layout for the expanded driveway and fire truck turning radius. The fire truck dimensions and radii shown are approximated based on information from the reference book Architectural Graphic Standards and information from fire department internet websites. We do not know the exact dimensions and radii for the St. Joseph fire department's actual ladder truck, as we were not invited to the meeting referenced in city staffs comments between the fire leadership team, Sr. Kara Hennes and city staff. Also, we have not been able to contact the fire department ourselves since receiving staff's comments (although we have attempted to do so). However, as you can see on the revised site plan, there is additional room available for a larger turning radius if needed. If an access is required from College Avenue and the Monastery is not willing to construct it, there is also room on the church's property for it, and the church would construct it. 6. Fire /emergency vehicle aisle access must be provided between the School and the Fellowship Hall. As stated in the project narrative submitted with the application for planning consideration, the Church does not understand the basis of this demand, nor did they ever agree to such an arrangement. This would require the establishment of an easement on the Church's property. The Church is not aware of any such easement having been established in this location, and there is nothing to this effect indicated on the survey the Church had done in September of 2010, after the construction of Marmion Hall. Prior to submitting the application for planning consideration, Hagemeister Mack Architects requested that the city provide information documenting the basis for this requirement. No such information has been received as of yet. The connection created in the proposed floor plan between the existing buildings is a very important feature. In the earlier planning stages of the project, numerous different floor plan options were considered for the location of the proposed addition, including alternatives for the fellowship hall /gathering space being north or east of the existing church /office. The current floor plan concept, which puts the addition to the west of the church, was chosen for two primary reasons: that it allowed the existing parish office /rectory to remain intact without costly modifications such as fire sprinklers and accessibility upgrades, and that it provided for the possibility to connect the two existing buildings and create one single facility. This concept best allows the different uses of the expanded facility (worship, school, office and fellowship) to move from one area to another without having to go outdoors. For example, the school children go to Mass in the church, and may also have activities in the fellowship hall. Groups using the fellowship hall may sometimes use some of the kitchen equipment and /or storage space in the school to supplement work in the kitchen adjacent to the proposed fellowship hall. Social events in the proposed fellowship hall often occur after church services. And small meetings that don't conflict with use of the school may sometimes take place in the school. Based on your conversation with Sandy after this meeting, it is the Church's understanding that if item nos. 1, 2, 3 and 5 above are implemented, and item no. 4 is taken care of as described above, that adequate emergency vehicle and equipment access would be provided without having to implement item no. 6. We believe that this combination of solutions is both sufficient and achievable, and that from here it is just a matter of working out some of the details. Below is a list of those who were present at the meeting: Meeting Attendees • Church of St.*Joseph Fr. Joseph Feders OSB Sandy Scholz Gary Kraft St. Benedict's Monastery Sr. Kara Hennes OSB Hagemeister Mack Architects Murray Mack Courtney Cooper Breitbach Construction Ron Kraemer Thank you for your consideration. We hope this information is helpful to both moving the Church's project forward and ensuring the safety of the Monastery's property. We look forward to the opportunity to discuss the project further at the public hearing. Sincerely, HAGEMEISTER MAC ARCHITECTS C Courtney Cooper { � 6 Father Joseph Fedders, OSB, Sandy Sholz, Administrator Church of St. Joseph 12 Minnesota Street St. Joseph, MN 56374 Courtney Cooper Hagemeister Mack 501 West St. Germaine St. St. Cloud, MN 56301 Judy Weyrens, Administrator 25 College Ave. North 25College Ave. North, PO Box 66 St. Joseph, MN 56374 RE: Emergency Vehicle Access at Marmion Hall and Church of St. Joseph Dear Father Joseph, Sandy, Courtney, and Judy, On Friday, May 25, 2012, Sister Kara Hennes, OSB, Treasurer /Director of Finance for Saint Benedict's Monastery met with representatives of the Church of St. Joseph to discuss the six items raised by the City's review of the Church's application and the Sisters' concerns about emergency access to the Marmion building. Together, we developed the following responses to those six items. On Monday, May 28, 2012, the Leadership Team (four Corporate Officers) of Saint Benedict's Monastery met to review the six items and prepare a response. The following responses to each item will be discussed with members of the Monastic Council (the Board) and members of the Chapter (Community members). Both of these meetings will take place in early June. Decisions in a Benedictine community are made in consultation with these two entities. The leadership of Saint Benedict's Monastery is committed to working together with St. Joseph Parish to find solutions to these concerns. 1. Coordinate with the Monastery to remove the stone gate at the south west end of the east /west alley between the school and monastery. The Sisters envision implementing one of two alternatives. One is removing or changing the angle of the stone wall to the east of the gate. The second alternative is to expand the existing driveway on the west side of the school to allow for larger emergency vehicle turning radii. The property belongs to the Monastery. Saint Benedict Monastery 104 Chapel Lane, St. Joseph, MN 56374 -0220 Phone (320) 363 - 710. Fax (3 363 -71 ww',v sht o j Ns , i Sv.Grg 2. Coordinate with the Monastery to remove the fence on the north side of Marmion. The Sisters will investigate the removal of the existing fence and the construction of a new fence between Marmion and the proposed addition, near the west end of the Marmion building, with a gate to allow emergency vehicle access into the newly created space between the two buildings. This new space would be larger than the current space defined by the existing fence, and could incorporate new landscaping to enhance its character. 3. Relocate the existing power poles servicing the school to improve maneuverability for emergency vehicles to access the back alley. Both power lines provide service to the school although one is on Monastery property. The Sisters are willing to have the poles relocated on our property. The actual placement options will depend on the alternative chosen for #1. 4. Move the proposed fellowship hall north a minimum of 10 feet to improve alley aisle space for emergency vehicles and equipment. The Sisters agree that enough space is available to meet the request of the fire department for 30 feet to north of the Marmion building. 5. Coordinate with the Monastery to construct an access adjacent to their loading dock from College Avenue for fire access from the east. The access will extend to the west terminating at Marmion. The Sisters will do additional study to determine if there are other options to give emergency vehicles access from the East. At this time we are reluctant to take on the project described above. We anticipate being able to address these concerns to the satisfaction of all parties involved. We are most grateful for all of the assistance from these parties as we move forward. Sincerely, ,0 / 1 Sister Michaela Hedican, OSB Prioress CHURCH OP SAINT JOS i\1111 12 W MINNESOTA ST ST JOSEPH MN 56374 www.churchstjoseph.org 320- 363 -7505 • May 29, 2012 Courtney Cooper Hagemeister Mack 501 West St. Germain Street { St. Cloud, MN 56301 Judy Weyrens, Administrator 25 College Avenue North PO Box 66 St. Joseph, MN 56374 Dear Courtney and Judy, The Church of Saintioseph, St. Joseph, Minnesota and the College of Saint Benedict, St. Joseph, Minnesota are in agreement and in the process of drafting a formal agreement to continue to permit parking in the parish parking lot on College Avenue by students attending the College. Parking by students will be permitted during daylight hours on Monday through Friday, 7:00 am to 6:00 pm, while school is in session. The Church and the College are also in agreement and in the process of drafting a formal agreement to permit parking in the College of Saint Benedict Parking Lot 1 on College Avenue by members of the parish community to attend Masses and parish events on weekends and holy days when school is not in session. This formal agreement is being drafted by the Church of Saint Joseph attorney and will be signed by the Church and College when completed. • Sincerely, Sandra Scholz Parish Business Manager Susan Palmer Chief Finance and Administrative Officer EXAMPLE MATERIAL PHOTOS 1 Example of stucco texture - finished metal panels • c • we?' A/ i • '4111111111041111t1104 1 s Example of burnished concrete masonry veneer LEGAL DESCRIPTION OF PROPERTY Lots 1, 2, 3, 4, 5, and 6 in Block 4 of the Town (Now City) of St. Joseph, according to the plat and survey thereof on file and of record in the Office of the County Recorder, in and for Stearns County, Minnesota, and the Easterly One -half of San Francisco Street (Vacated), adjacent to Lot 1 of said Block 4. AND That part of vacated First Street Northwest and the vacated alley situated along the southerly line of Block 4, Townsite of St. Joseph and that part of Lots 33 and 34, Auditor's Subdivision Number 4, according to the plats thereof on file and of record in the office of the County Recorder Stearns County, Minnesota, Tying Westerly and Southerly of the following described line: Beginning at the intersection of the centerline of the vacated portion of First Avenue Northwest (formerly San Francisco Street), Tying adjacent to and westerly of said Block 4; thence Southerly along said centerline to its intersection with the Westerly extension of the Southerly line of Lot 1 in said Block 4; thence Easterly along the Southerly line of Lots 1, 2, and 3 in said Block 4 to the Southeasterly corner of said Lot 3; thence Southeasterly along the • extension of the Easterly line of said Lot 3 a distance of 10 feet; thence Easterly and parallel to the Easterly extension of the Southerly line of said Lot 3 to the Northerly extension of the Westerly line of Lot 34, Auditor's Subdivision Number 4, thence southerly along said extension and along the Westerly line of said Lot 34 a distance of 66.00 feet; thence easterly to a point on the Easterly line of said Lot 34, which lies 76 feet Southerly of the Southeast Corner of Lot 6 in said Block 4 and there terminating. Together with an easement for underground drainage lines currently in place across said Lot 34. ADDITION TO CHURCH OF ST. JOSEPH May 14, 2012 ST. JOSEPH, MN PROJECT NO. 1037 (ZONING REVIEW BASED ON CITY OFST. JOSEPH ZONING ORDINANCE 1 LAND USE ZONING DISTRICT B -1 PRINCIPAL USE CHURCH, PRIVATE SCHOOL ACCESSORY USE(S) NA ADJACENT LOTS NORTH B -1 EAST B -1 SOUTH EE WEST R - 2 LOT SIZE MINIMUM ACTUAL AREA NONE 105,628 SF WIDTH (AVG) NONE 450 FT DEPTH (AVG) NONE 218 FT 3 LOT COVERAGE (including principal & accessoy structures) MAXIMUM 90.00% 95,065 SF EXISTING 23.99% 25,335 SF PROPOSED ADDITION 9.47% 10,000 SF TOTAL PROPOSED 33.45% 35,335 SF 4 SETBACKS MINIMUM ACTUAL FRONT YARD (NORTH) 0 FT 101 FT SIDE YARD (EAST & WEST) 5 FT NA FT REAR YARD (SOUTH) 5 FT 15.75 FT 5 PARKING EXISTING STALLS ON SAME LOT AS BUILDINGS 79 STALLS ACROSS COLLEGE AVE 110 STALLS TOTAL: 189 STALLS STALLS REQUIRED CHURCH: 1 PER 4 SEATSIN MAIN SPACE (600) 150 STALLS STALLS PROPOSED ON SAME LOT AS BUILDINGS 49 STALLS ACROSS COLLEGE AVE 110 STALLS TOTAL: 159 STALLS 6 BUILDING HEIGHT MINIMUM PROPOSED 3 1 STORIES 40 21 FT MEMO May 14, 2012 SUBJECT: Preliminary Site Plan Submittal — St. Joseph Church Addition LOCATION: St. Joseph Church, St. Joseph, MN DATE: May 14, 2012 The following is a synopsis of the preliminary plat procedure followed to assure the counties needs are met. Note that the civil drawings enclosed may not reflect changes made to the final architectural site plan. ITEM 1: Entrance Layout The proposed site layout will create another access point in the area. It should be noted however that this will not increase traffic onto Minnesota Street. It is just changing the point of ingress /egress as the original driveway will now only serve as a fire road and garbage pick -up. Church and school activities will utilize the propose access. • The proposed access is located roughly mid -block and is adjacent to an existing crosswalk that the City has accepted. The distance from the center of the access to the centerline of College Avenue is 220 - feet. This will provide adequate stacking for cars at the intersection of College and Minnesota as the area grows. ITEM 2: Grading and Drainage The site will utilize the existing storm sewer pipe that enters the property from Minnesota Street in the Northwest corner of the property. The Easterly proposed parking surface will nee to utilize the storm system that is on College Avenue. The overall impervious surface will increase by approximately 2,000 s.f. and is considered to be negligible as it equates to 0.29 cfs in a 10 -yr storm event. A storm water pollution prevention plan (SWPPP) will be created with the bidding documents. ITEM 3: Water and Wastewater Service The wastewater will be an extension of 8" pvc from a connection to the existing 12" vcp located on site. We propose to extend a 6" pvc C -900 water to the addition from an existing 8" cast iron water main on the site. We are not proposing any new /additional fire hydrants for the proposed site plan as one exists both at the northeast and northwest corner of the property. The designer will be considering tapping off of utilities from the existing buildings, which would change the proposed site utility layout. The existing conditions of services in the existing buildings have not yet been verified. rA Liriiniv I i ® Catalog Number Notes Type FEATURES & SPECIFICATIONS INTENDED USE C 011 T , O *J R Ideal for parking areas, street lighting, walkways and car lots. s IES ;; CONSTRUCTION Night -time Friendly / Full Cutoff Lighting Rugged, die -cast, soft corner aluminum housing with 0.12" nominal wall __...-----",,,,,,. MDR OLE thickness. Die -cast door frame has impact - resistant, tempered, flat glass lens that is fully gasketed with one -piece tubular silicone. Finish: Finish is dark bronze (DDB) polyester powder. i OPTICS I i COMBO Anodized, aluminum reflectors: IES full cutoff distributions: R3 (asymmet- ric) or R4 (forward throw). 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Uniform wall thickness of .125' . Shafts Specifications are one -piece with a longitudinal electric resistance weld. Uniformly Pole Weight square in cross- section with flat sides, small corner radii and excellent SSS 1640 115 Ibs (51.8 kg) torsion. Available shaft width is 4 °. SSS 20 4C 140 Ibs (63 kg) Anchor base is fabricated from hot - rolled carbon steel plate that meets or SSS 25 4C 170 Ibs (76.5 kg) SQUARE STRAIGHT STEEL exceeds a minimum yield strength of 36,000 psi. The anchor base is provided 16' to 25' Mounting with slotted holes. A A handhole having nominal dimensions of 3° x 5' for all shafts. Included is a .` cover with attachment screw. . Weatherproof, high - strength plastic top cap provided. �' S _-_ . Automotive -grade ABS plastic full base cover is finished to match pole. 8... Finish: Dark bronze (DDB) polyester powder. ; l ~ !;I 1 1 ;P Grounding: A nut holder located immediately inside the handhole rim is m.: �� . ij i. -9 provided (ground bolt and nut by others). -� 1I i11 Anchor bolts: Top portion of anchor bolt is galvanized per ASTM A -153. Made of steel rod (3/4" x 18" x 3 ") having a minimum yield strength of 55,000 I r ' psi. Includes 4 anchor bolts, 8 hex nuts with washers, and template. NOTE: Specifications subject to change without notice. Shaft Bolt Bolt Base Anchor Bolts IMPORTANT: Base Circle Projection Square (w/ template Template These specifications are intended for general purposes only. Lithonia reserves the right to Size A 8 C in canon) Number change material or design, without prior notice, in a continuing effort to upgrade its products. 4"C 8 -1/2` 2.3/4' -4' 8' ABSSS-4C PJ50004 Installation requires grout to be packed under base to ensure full contact with foundation. BASE DETAIL HANDHOLE ORIENTATION C m gillicri ilk :,.,; D, a, B f/r I I IN '\ e 18` . A /\ Handhole Outdoor Sheet#: KC -Combo AL - 375 KAD Pole Combo ORDERING INFORMATION All configurations of this product are considered "standard" and have short lead times. Example: KC2400M25C R3 4C SCWA m owl - ; _ - 4C Designation Lamp Pole length Distribution Pole Options � 1 fixture Metal halide, 16C 16-foot "C" pole Type III diameter HS Housesideshield KC2 2 fixtures 250M ZOC 20 -foot "C" pole asymmet- 4C S-47.1 ,� 400 6 ( 5 -foot "C" pole R4 Type IV Yp Arm length ... CWA pulse start forward ballast throw (blank) 4 inches 09 9 inchest NOTE: For shipments to U.S. KC2400M25C R3 4C SCWA territories, SCWA must be Consists of: specified to comply with EISA. 4ty Cicode Description Maximum m.p.h. Wind Load with 1.3 Gusts 1 SSS 25 4C DM28 PL DOB SHAFT Pole KC1 Single KC2 Double 2 KAO 400M R3 TB SCWA SPD04 LPI 16' 4C 4" or 9" arm 100 100 NOTES: 1 SBC4 DDB U 20' 4C 4" or 9" arm 100 100 1 9" arm only available with 400M. 1 ABSSS -4C 25' 4C 4" arm 90 90 2 Ships separately. 1 STC-4 U 3 These wattages do not comply with 25' 5C 9" arm 90 80 California Title 20 regulations. PHOTOMETRICS KC 400M R4 TEST NO: 1191110101P KC 400M R3 TEST NO: 1192040902P ISOILLUMINANCE PLOT (Footcandle) ISOILLUMINANCE PLOT (Footcandle) ® ® ®■ d 0.25 i .. , O 2 0.5 � ® 2 iTi 0.25 .'m ®. _ 0.5 (.0 r. �. z x ® • o -1.: 2.5 1 1 gill o z ®!Illltl ®■ ,z »11 1 z -- 11030 111111 2 W +� ��J 2 U 4 c ' MEER 4 0 0 1 2 3 4 5 6 0 1 2 3 4 5 6 400W pulse start metal halide lamp, rased 38000 400W pulse start metal halide lamp, rated 38000 lumens. Footcandle values based on 20' lumens. Footcandle values based on 20' mounting height. mounting height. Classification: Unclassified (Type Ill. Very Short), Full Cutoff Classification: Unclassified (Type I, Very Short). Full Cutoff Mounting Height Correction Factor (Multiply the fc level by the correction (actor) ( Existing Mounting Height 2 _ — Correction Factor 16ft. =1.56 25tt. =0.64 ` New Mounttng ) 4 NKIHTBME FRIENDLY Consistent with LEEO" goals it Green Mabee' aliens tor hght pattuoon reducbcn 0 LI/TN NMA L aNTING® Lithonia Lighting An' icuftyBrand Company Outdoor One Lithonia Way, Conyers, GA30012 Phone: 710-922-9000 Fax: 770 - 918.1209 Sheet #: KC- Combo © 2007 -2010 Acuity Brands Lighting, Inc. All rights reserved. Rev. 10/27/10 www.lithonia.com --. ' C.._0tet. „..........„. '''''' - 6 0 . •‘:0 • .S e r i e s • • 6000 Series g -)11.1'. ,, , , BOTTOM SIDE 13.25" o 13.77" o 11.13" 0 .75 " - I 11.94" Ordering Information Specifications LAMP /WATTAGE HOUSING & FRAME SERIES VOLTAGE Heavy duty, aluminum housing and frame-Stainless steel external hardware. OPTIONS 6000 H - F__ 1-- LENS /GASKETING One -piece frosted glass lens. Silicone gasket. COLOR ELECTRICAL Ballasts shall be readily accessible. Porcelain socket supplied for HID medium Base lamps (not included). FINISH Black, Black, white, bronze, or silver gray polyester powder paint. (Contact factory for custom color.) MOUNTING Surface mount for wall. Ordering Key LABELS SERIES Suitable for wet locations. Conforms to UL standard 1598. • 6000 SERIES LAMP WATTAGE LAMP /WATTAGE 3 6000 2/PLC. 26W VOLTAGE 2/PLT 26W 120V 2/PLT 32W 277V 2 /PLT 42W OPTIONS HPS 50W F7 single fuse COLOR HPS 70W QRS quartz restrike MB matte black MH/PS 50W Pc photo cell sz matte bronze MH/PS 70W -. TP tamper proof MW matte white MH 100W ETR emergency ballast SG silver gray c remote only cc c color ET extreme temp. Lamps not included with fixture -30 "C to +90 "C* STP screwdriver for TP *Fluorescent Ballast 26W -42W • Ordering Example 0 g p Specifications are subject to change without notice. Consult factory for `. J 6000 2PLT /42 120 QRS, ET verification. The compliance of our product to individual project specifications and the approval for their use is not warranted by our company. ELCAST 815 South Kay Avenue Addison Illinois 60101 U.S.A. uormrvw" P 630.543.5390 F 630.543.5392 www.elcastltg.com D I Co 1 o 1 0 1 m m _ —1 8 °)C) ! \ 1 ,, ' , J m \ `\ '�1' f N m L •� t^; , t`�� N m ., r ` .t m � _ 1 4 ,, , D t _ ;-. ,- - t. 4 • - ' Not c., _ -' — I , \ AI r cm - / 7 , 1 ‘ _—_=-- lik crs i lk, \ — . '104 I 1 I I I J /' I ` A - , I i \ ■ 1 / ! ...I 4 1 I J i , ■ 1 lit..' ..... 4 h. , i i I 1 ' ,or qj ' r lij- I • .' i 1 - 1 / N N , ■ r- 11 r / � l ill _ W W A A D 1 co 1 1 0 1 m 1 T 1 l 1 1 _ ° a ;.°ate mR ! ij ;® d - g g 9 4 a sm8 c k ? 5 CD RRv � $ �C ' r I l preliminary not for construction 111 I - -- C �L -_ Z - - m x n.) 0 . 0 )1i' - r..) l m - -- m + T 1 o r I - -IP __ : O� ____ -. - , e _ , v Sy. II „ _ I i . t 411111P) . 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'0 F 1 E b I V e 1 co 1 1 (:!), M I o 7 a <n ' y 1 c s .i nk Y g s _ ,,,,, 0 .4 Ln 1 ..;: :0 , ill ...= J LI .0 el .a 9L v , MI / ,4 , , , ,, -dim / F 11111161 . ___■mair / 2 4 A ; : I' . _ ,, i 11 11 .i li Ihilit; - — 11 101013 III 4) CV Iiiii 0s - i a ■ � ,1 g g - ° !U . 0 \ 1 ?, 1 ` — c., r , N I e i p n n \\ \ A \ P- .%-s111.11. et ee iM,io 4 ,21 1 gI Ell; 1 .41 4 61,, \ _\ \ \ \\ _\ _1 I 0 5 FT INGRESS & EGRESS EASEMENT � M 1 ...� . 0 ------------------------------ I S19°3 ' 4TE 1@@AO W Y Q Y I - 1 u1 �a m c @ V T— ' - 1 ,/ _ ' C3 1 LL 1 w o 1 U 1 c� 1 Q Sisters of the dlilk Order of Saint I3enedict Father Joseph Fedders, OSB, Sandy Sholz, Administrator Church of St. Joseph 12 Minnesota Street St. Joseph, MN 56374 Courtney Cooper Hagemeister Mack 501 West St. Germaine St. St. Cloud, MN 56301 Judy Weyrens, Administrator 25 College Ave. North 25Coliege Ave. North, PO Box 66 St. Joseph, MN 56374 RE: Emergency Vehicle Access at Marmion Hall and Church of St. Joseph Dear Father Joseph, Sandy, Courtney, and Judy, On Friday, May 25, 2012, Sister Kara Hennes, OSB, Treasurer /Director of Finance for Saint Benedict's Monastery met with representatives of the Church of St. Joseph to discuss the six items raised by the City's review of the Church's application and the Sisters' concerns about emergency access to the Marmion building. Together, we developed the following responses to those six items. On. Monday, May 28, 2012, the Leadership Team (four Corporate Officers) of Saint Benedict's Monastery met to review the six items and prepare a response. The following responses to each item will be discussed with members of the Monastic Council (the Board) and members of the Chapter (Community members). Both of these meetings will take place in early June. Decisions in a Benedictine community are made in consultation with these two entities. The leadership of Saint Benedict's Monastery is committed to working together with St. Joseph Parish to find solutions to these concerns. 1. Coordinate with the Monastery to remove the stone gate at the south west end of the east /west alley between the school and monastery The Sisters envision implementing one of two alternatives. One is removing or changing the angle of the stone wall to the east of the gate. The second alternative is to expand the existing driveway on the west side of the school to allow for larger emergency vehicle turning radii. The property belongs to the Monastery. Saint Benedict's Monastery 104 Chapel Lane, St. Joseph, MN 56374 -0220 ei Phone (320) 363 - 7100, Fax (320) 363- 7130,,www.sbm.osb.org 30 %post consumerfber 2. Coordinate with the Monastery to remove the fence on the north side of Marmion. The Sisters will investigate the removal of the existing fence and the construction of a new fence between Marmion and the proposed addition, near the west end of the Marmion building, with a gate to allow emergency vehicle access into the newly created space between the two buildings. This new space would be larger than the current space defined by the existing fence, and could incorporate new landscaping to enhance its character. 3. Relocate the existing power poles servicing the school to improve maneuverability for emergency vehicles to access the back alley. Both power lines provide service to the school although one is on Monastery property. The Sisters are willing to have the poles relocated on our property. The actual placement options will depend on the alternative chosen for #1. 4. Move the proposed fellowship hall north a minimum of 10 feet to improve alley aisle space for emergency vehicles and equipment. The Sisters agree that enough space is available to meet the request of the fire department for 30 feet to north of the Marmion building. 5. Coordinate with the Monastery to construct an access adjacent to their loading dock from College Avenue for fire access from the east. The access will extend to the west terminating at Marmion. The Sisters will do additional study to determine if there are other options to give emergency vehicles access from the East. At this time we are reluctant to take on the project described above. We anticipate being able to address these concerns to the satisfaction of all parties involved. We are most grateful for all of the assistance from these parties as we move forward. Sincerely, QZ1 ) R/e—eleed.4 Sister Michaela Hedican, OSB Prioress