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[06] Church Of St. Joseph Rezoning, Special Use Permit
MTOF NT. JOSEPH Council Agenda Item 6 MEETING DATE: July 5, 2012 AGENDA ITEM: Church of St. Joseph a. Rezoning Request b. Special Use Permit SUBMITTED BY: Administration BOARD /COMMISSION /COMMITTEE RECOMMENDATION: The Planning Commission conducted a public hearing on June 2, 2012, to consider the request of the Church of St. Joseph to rezone their existing parcel from R1, Single Family to B1 General Business and a request for special use to allow the construction of a fellowship hall. The Planning Commission tabled action on the matter to July 2, 2012 so that the plans could be modified and resubmitted. The Planning Commission is meeting on July 2 to continue the discussion and their recommendation will be forwarded following the meeting. PREVIOUS COUNCIL ACTION: N/A BACKGROUND INFORMATION: The original request of the Church included changing the ingress /egress to the mid -block between College Avenue and 15t Ave NW. This option was not supported by the Stearns County Engineer or the City Staff. The primary concern revolved around safety. The second issue of concern related to fire safety and that issue required discussion and commitment from the Sisters of the Order of St. Benedict. Since the June Planning Commission meeting, the Parish has resubmitted their plans, including dropping the request to change the ingress /egress and have satisfied the fire safety issues. As with all developments, a Development Agreement is required and is part of the approval process. The request to rezone takes a super majority, requiring a minimum vote of 4 -1. BUDGET /FISCAL IMPACT: ATTACHMENTS: Request for City Council Action Planning Commission material REQUESTED COUNCIL ACTION: Consider the recommendation of the Planning Commission. This page intentionally left blank 4(c):2 IN RE: FINDINGS OF FACT Application of Church of St. Joseph AND DECISION Re- Zoning from R1, Single Family to B1 General Business Special Use Permit to allow the construction of Fellowship Hall FINDINGS OF FACT The City Council for the City of St. Joseph hereby accepts the following facts as it relates to the request of Church of St. Joseph for rezoning and Special Use Permit. 1. On June 4, 2012 the St. Joseph Planning Commission conducted a public hearing to consider the application of the Church of St. Joseph to rezone their property from current R1, Single Family to B 1, General Business and to seek approval of a special use permit to allow for the construction of a fellowship hall to connect the church and school building. The matter was duly published and notice was provided to property owners within 350 feet of the above referenced property. 2. The Church of St. Joseph owns property located at 12 Minnesota Street west which is currently zoned R1, Single Family. 3. The current property is developed with a church on the east side of the property and a school on the west side of the property. 4. The existing structures were constructed prior to the adoption of the St. Joseph Code of Ordinances and at the time of application the property was zoned R1, Single Family. 5. MN Statute allows churches and schools to be located in any zoning district; however, the land use regulations apply to the development of the property. Therefore, setback requirements for new structures must meet or exceed the current Code of Ordinances. 6. On May 9, 2012 City Staff (Randy Sabart, Tom Jovanovich, Terry Thene, Judy Weyrens) along with representatives of the Steams County Highway Department (Jeff Miller) met with 1 representatives of the St. Joseph Church (Fr. Joseph Fedders, Sandy Scholz, Gary Kraft, Courtney Cooper) to discuss the proposed construction of a fellowship hall. 7. The proposed development plans included constructing a gathering space connecting the church and school. It is anticipated that the seating capacity of the facility is 250. The primary purpose of the space is to allow for interaction before and after masses and serve as an overflow area for large mass events such as Christmas and Easter. The facility will also allow funeral masses to occur during school hours with funeral lunches served in the new gathering space. 8. During the presentation of the plan staff identified two areas of concern: 1) Fire Safety /Access and (2) the safety of the proposed new ingress /egress. 9. On May 23, 2012 City staff (Randy Sabart, Terry Thene, Gary Utsch, Jeff Taufen, Justin Honer, Judy Weyrens) met to review the proposed development plan of the Church of St. Joseph for the purpose of identifying outstanding issues and to meet with a representative of the Monastery (S. Kara Hennes) to understand their concerns as an adjacent property owner. 10. On May 24, 2012 a letter was forwarded to Courtney Cooper (architect for the church) identifying the plans submitted were not complete and detailed items of concern. 11. On May 31 staff met with representatives from the Church and Monastery to continue discussion of the proposed fellowship hall. Outstanding issues identified included the proposed revised access and fire safety. The plans presented did not provide fire access to the south end of the church and limited access to the Monastery residential facility known as Marmion. 12. The Planning Commission conducted a public hearing on June 4, 2012 to consider the request to rezone the property from the current 111, Single Family to BI, General Business. The property owner is requesting rezoning to maximize lot coverage reducing setback requirements. The proposed rezoning is consistent with the St. Joseph Comprehensive Plan and the subject property is located in the downtown district. 13. The public hearing on June 4, 2012 also considered the request for special use. The B1 Zoning District does not identify a gathering space or church as a permitted use, but identifies lodges and similar uses permitted through the issuance of a special use permit. The proposed development is similar in nature to a lodge, a place of gathering. 14. Upon closing the public hearing and discussing the proposed development, the Planning Commissioned tabled action on the request for rezoning and special use to allow the property owner to revised the plans to amend the following: a. The revised ingress /egress at the mid -block point should be removed, utilizing the existing ingress /egress on 1 Ave NW. b. The ingress /egress on 1 S` Avenue NW should be modified to reflect a commercial entrance increasing safety and providing for multiple turning actions. c. Fire /Safety issues must be resolved to include a dedicated and marked fire lane south of the church accessing from College Ave /CR 121; modifications to the west alley entrance behind the school must be confirmed; access doors must be designed connecting the school and fellowship hall to allow fire access through the building. d. Final parking locations need to be solidified. 2 15. On June 7, 2012 the City Council extended the 60 day land use action requirement an additional 60 days based on the Planning Commission tabling action so that additional information could be provided and revised plans could be submitted for consideration. 16. On June 25, 2012 revised development plans were submitted by the Church representing the changes requested by the Planning Commission. 17. The Planning Commission reconsidered the request for rezoning and special use on July 2, 2012 and recommended the City Council approve the rezoning request to change the property from the current R1, Single Family to BI Central Business and to issue a contingent special use permit to allow the construction of a fellowship hall. DECISION AND CONCLUSION Based on the Findings of Fact, the St. Joseph City Council accepts the recommendation of the Planning Commission rezoning the subject property from current R1 Single Family to B1 Central Business District and issuance of a Special Use Permit to allow the construction of a fellowship hall with the following conditions: 1. INGRESS/EGRESS: Vehicular traffic will access the Property from the west side of the property, utilizing the existing access point at the intersection of 1S Avenue NW and Minnesota Street. The access will be widened to create a minimum driveway through width of 36 feet and 10 to 25 feet curb return radii. The reconfiguration of the access will require the following additional improvements which shall be the responsibility of the church: a. Pavement marking removal and restriping of the crosswalks at Minnesota Street. b. The removal of one tree and planter box. The tree and planter box will not be required to be replaced. c. Construction of pedestrian accessible ramps on each side of the driveway at the south side of the intersection. 2. FIRE /SAFETY REQUIREMENTS: Project must be constructed to comply with City Code and statutory requirements. a. Modify the stone gate at the south entrance at the south west end of the east/west alley between the School and Monastery so that the alley opening is at least as wide as the existing distance between the School and Monastery's building. The monastery agrees to remove and change the angle of the stone wall to the east of the gate or expand the existing driveway on the west side of the school to allow for larger emergency vehicle turning radii. This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. b. Relocate the wood fence on the north side of Marmion. The Monastery agrees to relocate the fence between the proposed fellowship hall and Marmion to increase fire access. The new fence will include a gate for fire access and the access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. The fence closure will include a lock box providing the fire department with access in the event of an emergency. c. Relocate Power Poles. The Monastery agrees to allow the existing power poles located in the east/west alley that service the school to be relocated on 3 Monastery property. The location of the poles must be approved by the Fire Chief and Public Works Director to assure adequate alley and utility access. d. The Church agrees to provide a six foot wide fire access through the corridor connecting the fellowship hall and school for fire department access to Monastery property (Marmion). The corridor will provide fire access allowing fire equipment and firefighters to go through the building. e. The Church agrees to construct a twelve foot wide, improved fire access east from College Avenue South to the fellowship hall. The access will be constructed to support the weight of a fire truck (approximately 80,000 pounds). This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. 3. OFFSTREET PARKING: The St. Joseph Church shall provide at least 154 off street parking spaces, including 7 handicapped spaces. The parking lot shall be constructed with a hard surface consisting of asphalt or a similar surface material approved by the City Engineer. In addition, the Church will provide additional parking on the adjacent parking lot owned by the Sisters of the or order St. Benedict. The Church must provide the City with a copy of the lease verifying availability. All parking spaces must be available when the facility is in use. 4. CERTIFICATE OF OCCUPANCY: The certificate of occupancy will only be issued when all conditions stated above have been met and the terms of the executed development agreement regulating the aforementioned project have been fulfilled. 5. FIRE ACCESS: The dedicated fire access lanes must be maintained, marked and designed in perpetuity and are a strict condition of the special use permit which is needed to protect the safety and welfare of those using the facility. Without the access and availability, the special use permit is not valid. The rezoning and special use permit will only become valid upon execution of a development agreement. Adopted by the Council this day of , 2012. CITY OF ST. JOSEPH By Rick Schultz, Mayor By Judy Weyrens, Administrator 4 IN FINDINGS OF FACT Application of Church of St. Joseph AND DECISION Re- Zoning from RI, Single Family to B1 General Business Special Use Permit to allow the construction of Fellowship Hall FINDINGS OF FACT On June 4, 2012 the St. Joseph Planning Commission conducted a public hearing to consider the application of the Church of St. Joseph to rezone their property from current R1, Single Family to B1, General Business and to seek approval of a special use permit to allow for the construction of a fellowship hall to connect the church and school building. The matter was duly published and notice was provided to property owners within 350 feet of the above referenced property. The Planning Commission hereby finds the following facts as it relates to the request of Church of St. Joseph for rezoning and Special Use Permit. 1. The Church of St. Joseph owns property located at 12 Minnesota Street west which is currently zoned R1, Single Family. 2. The current property is developed with a church on the east side of the property and a school on the west side of the property. 3. The existing structures were constructed prior to the adoption of the St. Joseph Code of Ordinances and at the time of application the property was zoned R1, Single Family. 4. MN Statute allows churches and schools to be located in any zoning district; however, the land use regulations apply to the development of the property. Therefore, setback requirements for new structures must meet or exceed the current Code of Ordinances. 5. On May 9, 2012 City Staff (Randy Sabart, Tom Jovanovich, Terry Thene, Judy Weyrens) along with representatives of the Stearns County Highway Department (Jeff Miller) met with 1 representatives of the St. Joseph Church (Fr. Joseph Fedders, Sandy Scholz, Gary Kraft, Courtney Cooper) to discuss the proposed construction of a fellowship hall. 6. The proposed development plans included constructing a gathering space connecting the church and school. It is anticipated that the seating capacity of the facility is 250. The primary purpose of the space is to allow for interaction before and after masses and serve as an overflow area for large mass events such as Christmas and Easter. The facility will also allow funeral masses to occur during school hours with funeral lunches served in the new gathering space. 7. During the presentation of the plan staff identified two areas of concern: 1) Fire Safety /Access and (2) the safety of the proposed new ingress /egress. 8. On May 23, 2012 City staff (Randy Sabart, Terry Thene, Gary Utsch, Jeff Taufen, Justin Honer, Judy Weyrens) met to review the proposed development plan of the Church of St. Joseph for the purpose of identifying outstanding issues and to meet with a representative of the Monastery (S. Kara Hennes) to understand their concerns as an adjacent property owner. 9. On May 24, 2012 a letter was forwarded to Courtney Cooper (architect for the church) identifying the plans submitted were not complete and detailed items of concern. 10. On May 31 staff met with representatives from the Church and Monastery to continue discussion of the proposed fellowship hall. Outstanding issues identified included the proposed revised access and fire safety. The plans presented did not provide fire access to the south end of the church and limited access to the Monastery residential facility known as Marmion. 11. The Planning Commission conducted a public hearing on June 4, 2012 to consider the request to rezone the property from the current R1, Single Family to B1, General Business. The property owner is requesting rezoning to maximize lot coverage reducing setback requirements. The proposed rezoning is consistent with the St. Joseph Comprehensive Plan and the subject property is located in the downtown district. 12. The public hearing on June 4, 2012 also considered the request for special use. The B1 Zoning District does not identify a gathering space or church as a permitted use, but identifies lodges and similar uses permitted through the issuance of a special use permit. The proposed development is similar in nature to a lodge, a place of gathering. 13. Upon closing the public hearing and discussing the proposed development, the Planning Commissioned tabled action on the request for rezoning and special use to allow the property owner to revised the plans to amend the following: a. The revised ingress /egress at the mid -block point should be removed, utilizing the existing ingress/egress on 1S Ave NW. b. The ingress /egress on 1S Avenue NW should be modified to reflect a commercial entrance increasing safety and providing for multiple turning actions. c. Fire /Safety issues must be resolved to include a dedicated and marked fire lane south of the church accessing from College Ave /CR 121; modifications to the west alley entrance behind the school must be confirmed; access doors must be designed connecting the school and fellowship hall to allow fire access through the building. d. Final parking locations need to be solidified. 2 14. On June 7, 2012 the City Council extended the 60 day land use action requirement an additional 60 days based on the Planning Commission tabling action so that additional information could be provided and revised plans could be submitted for consideration. 15. On June 25, 2012 revised development plans were submitted by the Church representing the changes requested by the Planning Commission. 16. The Planning Commission reconsidered the request for rezoning and special use on July 2, 2012. DECISION AND CONCLUSION Based on the Findings of Fact, the St. Joseph Planning Commission recommends approval of the rezoning from current Rl Single Family to B1 Central Business District and issuance of a Special Use Permit to allow the construction of a fellowship hall with the following conditions: 1. INGRESS /EGRESS: Vehicular traffic will access the Property from the west side of the property, utilizing the existing access point at the intersection of 1 Avenue NW and Minnesota Street. The access will be widened to create a minimum driveway through width of 36 feet and 10 to 25 feet curb return radii. The reconfiguration of the access will require the following additional improvements which shall be the responsibility of the church: a. Pavement marking removal and restriping of the crosswalks at Minnesota Street. b. The removal of one tree and planter box. The tree and planter box will not be required to be replaced. c. Construction of pedestrian accessible ramps on each side of the driveway at the south side of the intersection. 2. FIRE /SAFETY REQUIREMENTS: Project must be constructed to comply with City Code and statutory requirements. a. Modify the stone gate at the south entrance at the south west end of the east/west alley between the School and Monastery so that the alley opening is at least as wide as the existing distance between the School and Monastery's building. The monastery agrees to remove and change the angle of the stone wall to the east of the gate or expand the existing driveway on the west side of the school to allow for larger emergency vehicle turning radii. This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. b. Relocate the wood fence on the north side of Marmion. The Monastery agrees to relocate the fence between the proposed fellowship hall and Marmion to increase fire access. The new fence will include a gate for fire access and the access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. c. Relocate Power Poles. The Monastery agrees to allow the existing power poles located in the east/west alley that service the school to be relocated on Monastery property. The location of the poles must be approved by the Fire Chief and Public Works Director to assure adequate alley and utility access. d. The Church agrees to provide an six foot wide fire access through the corridor connecting the fellowship hall and school for fire department access to 3 Monastery property (Marmion). The corridor will provide fire access allowing fire equipment and firefighters to go through the building. e. The Church agrees to construct a twelve foot wide, improved fire access east from College Avenue South to the fellowship hall. The access will be constructed to support the weight of a fire truck (approximately 80,000 pounds). This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. 3. OFFSTREET PARKING: The St. Joseph Church shall provide at least 154 off street parking spaces, including 7 handicapped spaces. The parking lot shall be constructed with a hard surface consisting of asphalt or a similar surface material approved by the City Engineer. In addition, the Church will provide additional parking on the adjacent parking lot owned by the Sisters of the or order St. Benedict. The Church must provide the City with a copy of the lease verifying availability. All parking spaces must be available when the facility is in use. 4. CERTIFICATE OF OCCUPANCY: The certificate of occupancy will only be issued when all conditions stated above have been met and the terms of the executed development agreement regulating the aforementioned project have been fulfilled. 5. FIRE ACCESS: The dedicated fire access lanes must be maintained, marked and designed in perpetuity and are a strict condition of the special use permit which is needed to protect the safety and welfare of those using the facility. Without the access and availability, the special use permit is not valid. Based on the foregoing Finding of Fact and Decision and Conclusion of the St. Joseph Planning Commission, the request for rezoning and special use is forwarded to the City Council as a recommendation for approval. Passed by Resolution of the St. Joseph Planning Commission on July 2, 2012, CITY OF ST. JOSEPH By Kathleen Kalinowski, Chair By Judy Weyrens, Administrator 4 CITY OF ST. JOSEPH DEVELOPER AGREEMENT THIS AGREEMENT, made and entered into this day of July 2012, by and between the Church of St. Joseph, hereinafter called "Developer" or "Church" the Sisters of the Order of St. Benedict, hereinafter called "Monastery" or , and the City of St. Joseph, Minnesota, a municipal corporation, hereinafter called the "City ". WITNESSETH: WHEREAS, the Developer is the owner of a certain real property located within the City limits legally described on Exhibit A attached hereto (herein after called the "Property" or "Development"; and WHEREAS, the Developer has submitted to the City for approval the plans and drawings as illustrated in Exhibit B attached hereto ( "Development Plan"), which describes the construction project and related facilities ( "Project ") the Developer proposes to construct on the Property; and WHEREAS, the development of the Project required rezoning of the property from the current R1, Single Family to B1, General Business and required the issuance of a special use permit to allow the construction of a fellowship hall between the existing Church and School. WHEREAS, the City's Code of Ordinances allows the City to require a Development Agreement to provide for inspection and review during the construction of the Project; and WHEREAS, the project cannot be completed without certain fire access improvements that rely on compliance from the adjoining property, the Monastery; and WHEREAS, the Monastery is only a signature to this agreement to the extent that they agree to the terms and conditions listed in section 3.15 (a -c) of this agreement. 1 NOW, THEREFORE, in consideration of the mutual covenants expressed herein, IT IS HEREBY AGREED AS FOLLOWS: 1.0 REQUEST FOR AND CONDITIONS OF THE DEVELOPMENT PLAN APPROVAL 1.1 Request for Development Plan Approval. The Developer has asked the City to grant final approval of the Development Plan for the Project to be constructed on the Property. 1.2 Conditions of Development Plan approval: The City, after requisite notice and hearing, has granted final approval of the Development Plan subject to the terms and conditions of this agreement. 1.3 Scope of Agreement. This Agreement is a condition of the special use permit. If the project does not go forward or change the developer is not in compliance with the special use permit and must initiate a request for a new special use permit. 2.0 RIGHT TO PROCEED The Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings, until all the following conditions have been satisfied: (1) this Agreement has been fully executed by both parties and filed with the City Administrator; (2) the escrow required in section 3.12 to secure performance of the Developer's landscaping obligations has been received by the City; (3) the City has issued a letter that all conditions have been satisfied and that the Developer may proceed, which letter will not be unreasonably withheld or delayed. 3.0 DEVELOPER CONSTRUCTED IMPROVEMENTS 3.1 DEVELOPMENT PLAN COMPLIANCE: All buildings and accessory structures shall be sited and constructed on the Property as shown on the Utility, Storm Water and Drainage Plan prepared by Hagemeister Mack Architects (referred to in Exhibit A), subject to the provisions of this agreement. Any deviations from the buildings, structures, Utility, Storm Water and Drainage Plan shall require prior approval by the City Planning Commission. 3.2 BUILDING STRUCTURE: Fellowship Hall. The main floor will have an area of 10,000 square feet and the structure will be connected to the St. Joseph Church on the east and to the School on the west. 3.3 BUILDING CODE COMPLIANCE. All buildings and accessory structures shall be constructed in accordance with the Minnesota State Building Code as adopted and modified by the St. Joseph City Code. 3.4 SITE PREPARATION: The Developer shall comply with any erosion control method ordered by the City for the prevention of damage to adjacent property and the control of surface water runoff. As the development progresses, the City may impose additional erosion control requirements if in the opinion of the City Engineer such requirements are necessary. 2 3.5 BUILDING ELEVATION: The proposed building(s) will not exceed the building elevations shown on Exhibit 3.6 BUILDING EXTERIOR: The building exterior shall consist of one of the following three finish material /colors. a. Brick veneer similar in color to that of the existing school, with a wainscot and accent bands of decorative concrete masonry units. b. Decorative concrete masonry veneer in colors to complement the stone walls of the existing church. c. E.I.F.S. (Exterior Insulation and Finish System) in colors to complement the stone walls of the existing church, with a wainscot of decorative concrete masonry units. Any changes in the exterior materials shall require final approval by the City Planning Commission. 3.7 INGRESS/EGRESS: Vehicular traffic will access the Property from the west side of the property, utilizing the existing access point at the intersection of 1 Avenue NW and Minnesota Street. The access will be widened to create a minimum driveway through width of 36 feet and 10 to 25 feet curb return radii. The reconfiguration of the access will require the following additional improvements which shall be the responsibility of the church: a. Pavement marking removal and restriping of the crosswalks at Minnesota Street. b. The removal of one tree and planter box. The tree and planter box will not be required to be replaced. c. Construction of pedestrian accessible ramps on each side of the driveway at the south side of the intersection. 3.8 LIGHTING: The lighting shall not be directed towards Minnesota Street or the property to the south and the light intensity must not exceed 0.40 foot candles at the property line. 3.9 OFF STREET PARKING AND LOADING: The Developer shall provide at least 154 off street parking spaces, including 7 handicapped spaces. The parking lot shall be constructed with a hard surface consisting of asphalt or a similar surface material approved by the City Engineer. In addition, the Church will provide additional parking on the adjacent parking lot owned by the College of St. Benedict. The Church must provide the City with a copy of the lease verifying availability. All parking spaces must be available when the facility is in use. 3.10 GRADING/DRAINAGE: The final drainage plans must be approved by the City Engineer. 3.11 LANDSCAPING/FENCING /SCREENING: The property shall be landscaped in accordance with the approved landscape plan attached as Exhibit D. The vegetation shall be planted as shown on the landscape design. All lawn sodding and other landscaping shall be substantially complete by the "Completion Date" (See Sec. 3 3.18). Developer shall post $5,000 in escrow /letter of credit with the City to ensure compliance with the landscape design requirements under this Section. The escrowed funds shall be released to the Developer when the landscaping has been installed. The HVAC equipment, dumpsters and off - street parking shall be screened from view as shown on Exhibit C. The City may inspect the Project to ensure that all required vegetation, fencing, and screening are installed. 3.12 UTILITY PLAN: All utility improvements required for the project are considered private utilities. 3.13 ADDITIONAL IMPROVEMENTS: Modifications to the communication system /antenna of the College of St. Benedict's sanitary sewer flow metering system located near the west alley entrance may be necessary to ensure continuous telemetry operation. The cost of any modification will be the responsibility of the Church 3.14 NPDES /CITY OF ST. JOSEPH SWPPP: NPDES II Permit must be submitted at the time of the Building Permit Application. 3.15 FIRE /SAFETY REQUIREMENTS: Project must be constructed to comply with City Code and statutory requirements. a. Modify the stone gate at the south entrance at the south west end of the east/west alley between the School and Monastery so that the alley opening is at least as wide as the existing distance between the School and Monastery's building. The monastery agrees to remove and change the angle of the stone wall to the east of the gate or expand the existing driveway on the west side of the school to allow for larger emergency vehicle turning radii. This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. b. Relocate the wood fence on the north side of Marmion. The Monastery agrees to relocate the fence between the proposed fellowship hall and Marmion to increase fire access. The new fence will include a gate for fire access and the access must be marked as a fire lane with signage must be maintained 365 days a year, free of snow and obstacles. c. Relocate Power Poles. In the event that the existing utility services cannot be located below ground, the Monastery agrees to allow the existing power poles located in the east/west alley that service the school to be relocated on Monastery property. The location of the poles must be approved by the Fire Chief and Public Works Director to assure adequate alley and utility access. d. The Church agrees to provide a six foot wide fire access through the corridor connecting the fellowship hall and school for fire department access to Monastery property (Marmion). The corridor will provide fire access allowing fire equipment and firefighters to go through the building. e. The Church agrees to construct a twelve foot wide, improved fire access east from College Avenue South to a point even with the west wall of the existing church. The access will be constructed to support the weight of a fire truck (approximately 80,000 pounds). This access must be marked as a fire lane with signage and must be maintained 365 days a year, free of snow and obstacles. 4 3.16 REQUIREMENTS FOR BUILDING PERMIT: No building permit shall be issued for this Property until the Developer has signed and returned this Development Agreement, obtained any necessary easements and provided the City with a copy of the easement documents, and submitted any additional information as directed by the City Engineer. 3.17 REQUIREMENTS FOR CERTIFICATE OF OCCUPANCY: Per State and City building codes. 3.18 CONSTRUCTION SCHEDULE: The Developer shall apply for a building permit within one year of the execution of this agreement. Failure to apply within the one - year period shall render this agreement null and void. The improvements, exclusive of interior work, shall be substantially completed by the first (1 anniversary of the date of the building permit for the Project has been issued to Developer, and no later than the second anniversary of the execution of this agreement, subject to reasonable extension for delays due to force majeure causes and material supply shortages beyond the control of the Developer (the "Completion Date ") 3.19 Water /Sewer Access and Trunk Fees. (For the purpose of this section the fees refer to a specific development and become due and payable with the building permit for each site plan). a. Water (WAC) /Sewer (SAC) Access Fees: The Developer shall pay WAC and SAC charges as provided in Ordinance 44. The WAC /SAC fee for the proposed development shall be $ . (See Exhibit for detail) 4.0 GENERAL TERMS AND CONDITIONS 4.1 Title. The Developer hereby warrants and represents to the City, that Developer's interest in the Development is fee owner. 4.2 Binding Effect on Parties and Successors. The terms and provisions of this Agreement shall be binding upon and accrue to the benefit of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all future owners of all or any part of the Development and shall be deemed covenants running with the land. Reference herein to Developer, if there be more than one, shall mean each and all of them. This Agreement, at the option of the City, shall be placed on record so as to give notice hereof to subsequent purchasers and encumbrances of all or any part of the Property and/or Project and all recording fees shall be paid by the Developer. If the Property and Project are sold or conveyed to a third party, and the third party, in a writing satisfactory to the City, takes and assignment of, and agrees to assume the obligations of the Developer under this Agreement, the prior owner /transferor will, from and after the effective date of the assignment and assumption, be released from any further obligations under this Agreement; provided however, that in no event will the St. Joseph Parish be released 5 from its obligations under this Agreement prior to the City's issuance of a certificate of occupancy for the Project. 4.3 Notice. Any notices permitted or required to be given or made pursuant to this Agreement shall be delivered personally or mailed by United States mail to the addresses set forth in this paragraph, by certified or registered mail. Such notices, demand or payment shall be deemed timely given or made when delivered personally or deposited in the United States mail in accordance with the above. Addresses of the parties hereto are as follows. If to the City at: City Administrator City of St. Joseph P.O. Box 668, St. Joseph, MN 56374 If to the Developer at: St. Joseph Church Attn: Sandy Scholz 12 Minnesota Street West St. Joseph MN 56374 If to the Monastery at: Sisters of the Order of St. Benedict Attn: S. Kara Hennes 104 Chapel Lane St. Cloud MN 56374 4.4 Incorporation of Documents by Reference. All of the Development Plan documents identified in attached Exhibit are incorporated by reference in this Agreement. 4.5 License to Enter Land. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the Property to perform inspections deemed appropriate by the City during the development of the Property. 4.6 Certificate of Compliance. This Agreement shall remain in effect until such time as Developer shall have fully performed all of its duties and obligations under this Agreement. Upon the written request of the Developer and upon the adoption of a resolution by the City Council finding that the Developer has completed performance of all Developer's duties mandated by this Agreement, the City shall issue to the Developer on behalf of the City an appropriate certificate of compliance. The Certificate of Compliance shall be in recordable form and shall constitute prima facie evidence that the Developer has performed its duties and obligations under this Agreement and this agreement is terminated. 4.7 Assignment. At any time before a Certificate of Compliance has been issued, this Agreement may not be assigned by Developer except upon obtaining the express written consent of the City. 6 4.8 Integration. This Agreement contains all of the understandings and agreements between the parties. This Agreement may not be amended, changed, or modified without the express, written consent of the parties hereto. 4.9 Execution in Counterparts. This Agreement may be executed in any number of counterparts, each of which shall constitute one and the same instrument. 4.10 Governed by Minnesota Law. This Agreement shall be interpreted under the laws of the State of Minnesota. 4.11 Representation. Rajkowski Hansmeier Ltd. represents the City with regard to this Agreement. Developer is hereby advised to seek, and has consulted, an independent legal advisor prior to the execution of this Agreement. 4.12 Reimbursement of City's Costs. The Developer shall reimburse the City for all costs, including all reasonable engineering, legal, planning, and administrative expenses, incurred by the City in connection with all matters relating to the negotiation, administration, and enforcement of this Agreement and its performance by the Developer. Such reimbursement shall be made within 14 days of the date of mailing the City's notice of costs. If such reimbursement is not made, the City may place a hold on all construction or other work related to the Development, or refuses the issuance of building permits until all costs are paid in full. 5.0 DEFAULT AND REMEDIES 5.1 Default. Failure by the Developer to observe and perform any covenant, condition, or obligation contained in this Agreement shall be considered a default by the Developer under this Agreement. 5.2 Right to Cure. The City shall give the Developer written notice of any default under this Agreement. The Developer shall have 10 days in which to cure the default (or in which to commence good faith efforts to cure if the default is one which cannot reasonably be cured in 10 days). 5.3 Remedies. If an event of default is not cured by the Developer within the applicable cure period, the City may do any, all or any combination of the following: (a) halt all further approvals regarding improvements or issuance of building permits or occupancy permits relating to the Development Property; (b) seek injunctive relief; (c) take any other action at law or in equity which may be available to the City. Effective as of the day and year first written above. 7 DEVELOPER: STATE OF MINNESOTA ) ) ss COUNTY OF STEARNS ) This instrument was acknowledged before me on , 2012, by of the Church of St. Joseph a Minnesota Corporation, executed the above Agreement on behalf of said company. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) SIGNATURE OF NOTARY PUBLIC CITY: ATTEST CITY OF ST. JOSEPH By By Judy Weyrens Rick Schultz City Administrator Mayor STATE OF MINNESOTA ) ) ss COUNTY OF STEARNS ) This instrument was acknowledged before me on , 2012, by Rick Schultz, Mayor and Judy Weyrens Administrator of the City of St. Joseph, a Minnesota Municipal Corporation executed the above Agreement on behalf of said company. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) SIGNATURE OF NOTARY PUBLIC 8 MONASTERY: STATE OF MINNESOTA ) ) ss COUNTY OF STEARNS ) This instrument was acknowledged before me on , 2012, by S. Kara Hennes, Director of Finance of the Sisters of the Order of St. Benedict a Minnesota corporation executed the above Agreement on behalf of said company. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) SIGNATURE OF NOTARY PUBLIC THIS INSTRUMENT WAS DRAFTED BY: Thomas G. Jovanovich — 5284X Rajkowski Hansmeier Ltd. 11 Seventh Avenue North PO Box 1433 St. Cloud MN 56302 Telephone: (320) 251 -1055 9 iftAA." i \tbi CM Olt ST. JOSICPH Planning Commission Agenda Item 5 MEETING DATE: July 2, 2012 AGENDA ITEM: Church of St. Joseph a. Rezoning — Ri Single Family to B1 General Business b. Special Use Permit SUBMITTED BY: Administration PREVIOUS PLANNING COMMISSION ACTION: On June 4, 2012 the Planning Commission conducted a public hearing to consider the rezoning of the property owned by the Parish for which thechurch and school are located and to consider issuance of a special use permit to allow the construction of a fellowship hall. The public hearing was closed and the Commission tabled action on the matter so that the property owner could provide revised plan removing the proposed new ingress /egress and addressing fire safety issues. BACKGROUND INFORMATION: Upon closing the public hearing and discussing the proposed development, the Planning Commissioned tabled action on the request for rezoning and special use to allow the property owner to revised the plans to amend the following: a. The revised ingress /egress at the mid - block point should be removed, utilizing the existing ingress /egress on 1st Ave NW. b. The ingress /egress on 1st Avenue NW should be modified to reflect a commercial entrance increasing safety and providing for multiple turning actions. c. Fire /Safety issues must be resolved to include a dedicated and marked fire lane south of the church accessing from College Ave /CR 121; modifications to the west alley entrance behind the school must be confirmed; access doors must be designed connecting the school and fellowship hall to allow fire access through the building. d. Final parking locations need to be solidified. Parking — In looking at the parking demand based on the space and occupancy the following parking would be the true requirement: Church — Seating capacity 600 (requirement 1 per 4) Requirement 150 School 12 Fellowship Hall — Seating Capacity 248248/4 62 Total Required 224 Total provided 154 Percent provided 69% To help address the parking on peak events, the Parish is working on an agreement to utilize the adjacent parking lot south of the east parking lot. The Ordinance allows for parking within 350 feet of the development site. Since the last Planning Commission meeting the Church has revised their plans based on the information requested at the last planning commission meeting. ATTACHMENTS: Request for Planning Commission Action Findings of Fact Revised Plans Development Agreement REQUESTED PLANNING COMMISSION ACTION: For your convenience a draft findings of fact has been prepared for discussion purposes. 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Special Use Permit SUBMITTED BY: Administration PREVIOUS PLANNING COMMISSION ACTION: BACKGROUND INFORMATION: On May 9, 2012 the City staff met with representatives of the St. Joseph Parish and their consultant Courtney Cooper of Hagemeister Mack to discuss their proposed construction of a fellowship hall. The fellowship hall will be attached to the existing church and connect to the School. The City had seen a plan a couple of years ago and responded to consultant questions regarding zoning regulations and interpretations occasionally during the past year. Sometime in March 2012 Administration was made aware that the plans were moving forward and the plans included relocating the access to the mid -block between Minnesota Street and First Ave NW. It was suggested that the County be contacted as Minnesota Street is currently a County Road. On March 18 the County Engineer contacted the City Engineer and requested an opinion on the relocation of access as from their perspective it would not be allowed. The City Engineer stated that before a comment was rendered full plans should be submitted. The next contact we had was the meeting coordinated for May 9, 2012. The property owned by the Parish is currently R1, and churches and schools are permitted in any zoning district. Therefore the church expansion could occur using the R1 regulations. To maximize the property, the parish is requesting to rezone to B1, General Business. The setbacks in General Business are not as stringent as they are in Rl . Whenever property is rezoned from R1 to Commercial or Industrial the Council must have a 415 vote of the members of the Council, not just those present at the meeting. In addition to the rezoning request, the Parish is seeking a special use permit as the General Business district does not list the proposed use as a permitted use, a special use permit would be required as it is similar to a lodge which requires a special use permit. The packet includes considerable information on the project and staff has identified the two major issues as access to Minnesota Street and Fire Safety. The amount of traffic on Minnesota Street and the close proximity of the proposed access have the potential of creating conflict and safety concerns (see letter dated May 24, 2012 to Courtney Cooper). The request to change the access is to move the playground from the current location to in front of the school. Changing the accesses will also cause the loss of up to four parking spaces on Minnesota and staff is concerned what impact this will have on local businesses. The City is looking at ways to increase parking and the proposed plan is contrary to that goal. Randy Saban will be present at the meeting to discuss the impact of moving the access. It should be noted that Steams County has also submitted a response not supporting the relocation of the access. The second issue is fire /safety access. While originally the emphasis of fire safety focused on providing fire safety to the residents of Marmion, it was determined at a meeting on May 31, that the need to provide access behind the school was predominately for the back of the church. The letter dated May 24, 2012 identifies suggestions for improving fire safety. The Monastery can make some changes such there site such as changing the entrance to the east/west alley by changing the stone wall, relocating a power pole, removing the fence adjacent to the existing playground equipment, and considering a joint access from College Avenue. These changes would allow the Fire Department to stage a truck at the west end of the east/west alley, one on the newly constructed access from College Avenue and one that would be located in the parking lot by the connection of the fellowship hall and lab school. The Church would provide a clear access (corridor) through the connection to allow hose to go through the building, relocate a power pole to provide better access in the east/west alley, coordinate with the Monastery to create access to the side of the Church from College Avenue to Marmion on the south side of the church. The action on the rezoning must occur first as if the property is not zoned B 1, the rear yard setback is 20% of the depth of the lot and based on the information provided by Courtney Cooper the average lot depth is 218 feet, which would require a 42 foot setback. The setback in the Bl Zoning District is five feet. City Attorney Tom Jovanovich will be present at the meeting to answer any questions. The rezoning is the key to the development and should not be approved until all the outstanding issues have been resolved. ATTACHMENTS: Request for Planning Commission Consideration Church of St. Joseph Narrative Application for Special Use Permit May 23, 2012 City Letter to Courtney Cooper May 29, 2012 Letter responding to City Recommendation from Stearns County Highway Site Plan details REQUESTED PLANNING COMMISSION ACTION: Conduct the public hearing and determine of all the outstanding issues have been resolved and if final documents are ready. The Planning Commission can either close or table the public hearing depending on the testimony. If the hearing is closed, and the project is ready to move forward a recommendation should be forwarded to the City Councli. CITY OF ST. J OSEPH www. cityo(stjoseph.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 $ymanietz 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. Judy Weyrens , a Administrator • 0 r r Publish: May 25, 2012 •••••• WOW IN Project Area k it • ak 0 Note: Minnesota Statute requires mailed notice to all property owners within 350 feet of the proposed variance, special use or rezoning. as College Avenue North • PO Box 668 • Saint Joseph, Minnesota 5 6374 Phone 3zo.363.7zoi Fax 3zo.363.0342 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 altemative 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 comers of the intersection. The property on the southwest comer 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 concem 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 comer 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 tum 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 comer 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 comer 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 comer 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 concems 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 comer 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 vehides 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 tuming 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 altemative 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 altematively 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 comer 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 comer 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 comer 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 comer of the school, accessible from the existing driveway. The chain link 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 food light 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 WVe, the undersigned, hereby make the following application to the City Coundl 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) ig Rezoning r. Zoning Ordinance Amendment r Home Occupation Unit oz Surface Water Management Plan r PUD r Building Mover's Permit r Building Moving - Owner's Permit r Development Plan Approval r 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: )R1 - 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 appikadon, and made a part thereof, are other material submission data requirements, as indicated. .._i■pfziri Applicant Signature: 4 Date: 5I / b. Property Owner Signature: , , ,/ ' ,4 TQ4.- Date: /// // 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 E 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, Steams 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 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 land to be affected by application, including acreage or square footage of land involved, and street address, lfany (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: (5?" Yes r 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: F Yes 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 r 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: Yes r No No significant change in the volume of vehicular traffic to /from the property is anticipated' as 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: ft/&1Z/ l Date: May 14, 2012 _d„ Property Owner Signature: rb Date: May 14, 2012 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: L. Fire hydrant and fire lane locations IR Yes r No M. Utility locations IX Yes r' No N. Any other fencing, screening, or building accessories gC Yes r No to be located in the development area 3. Additional written or graphic data reasonably j Yes r No required by the Zoning Administrator or the Planning Commission as described below: A project narrative explaining the request must be submitted. 4. Prof that the applicant is the owner of the parcel in g' Yes f No question. • 5. Required Fee: $250.00 g Yes r No Deposit $750.00 6. Payment of Additonal Fees. Vwe understand that Vwe are responsible for reimbursing the Clty for any additional legal, engineering, building inspection or planning fees associated with my request. Applicant Signature: 11 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) g. Yes r No 2. Ten (10 copies), minimum size 11x17 of a site plan Yes r No drawn to scale showing the following: A. Building location on the lot, drawn to scale g Yes r No B. Building elevations; front, rear and side Ig Yes r No C. Building exterior materials and color l Yes oz, No D. Locations of ingress and egress points g Yes r No _ ' E. Dumpster and solid waste pick-up Yes (-; No up areas and � proposed screening materials F. Sign location and dimensions r Yes No G. Lighting standard and hood detail IR Yes r No H. Parking and loading areas identified gc Yes r No I. Drainage by the use of arrows and /or contours IX Yes r No J. Screening of heating, ventilation and air - conditioning r Yes RC N equipment K. Landscaping material including the location, type of g Yes r; No plant and size • CITY OF ST. J OSEPH W W W. cityolstjoseph.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 Weylens 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 I tank 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. 2. College Avenue North • PO Box 668 • Saint Joseph, Minnesota 5 6774 Phone 3zo.363.7zo1 FBx 320.363.0342 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, • 4 111 dy 26' -5 Weyrens • inistrator cc: Sandy Scholtz Fr. Joseph Feders, OSB City Engineer Randy Sabart City Attorney Tom Jovanovich Public Works Director Terry Thene www.hmarch. • 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 staff's 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 - moming 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 concem 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 bumished 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 224c4p Courtney Cooper www.hmarch:c. 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 staff's review comments regarding the Church's recent application for planning consideration, in particular those conceming 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 Half. 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 staff's 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 tuming fire department vehicles around the southwest comer 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 tuming 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 tuming 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 intemet 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 staffs 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)t) e2tiOec Courtney Cooper 1 -e '5 of ;, ± : C _ V ' i _ t a , I r: ) ( T I C .c i s - ' 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 25CoUege 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 tuming radii. The property belongs to the Monastery. Saint Benedict's Monastery 104 Chapel Lane, St. Joseph. MN 56374 -0220 Phone (320) 363 -7100, Fax (320) 363-7130 www.sbm.osb.org ca'•: pa x.uoax kc 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, dz;Z ) ) d Sister Michaela Hedican, OSB Prioress , , CHURCH OP SAJNT JOS 12 W MINNESOTA ST ST JOSEPH MN 56374 www.churchstjoseph.org 320- 363 -7505 May 29, 2012 Courtney Cooper Hagemeister Mack 501 West St 6errmain Street St Cloud, MN 56301 Judy Weyrens, Administrator 25 College Aven North PO Box 66 St. Joseph, MN 56374 Dear Courtney and Judy, The Church of Saint Joseph, 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 MP Susan Palmer ��— Chief Finance and Administrative Officer EXAMPLE MATERIAL PHOTOS r , 'e�"PWi°N 6 sue. s L : Example of stucco texture - finished metal panels `'- t I M 1 &g s� Y '.v d l . ` f. - t 'd . ., - t J 8 �r k v. e 4,-..T1 -ea , �`.... . 4, !'fi f @a' ',, • f a u I ,,tom y z, i 4? „a.'q me." may...' • # �� +. 4 a 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 Steams 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 Steams County, Minnesota, lying 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 comer 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 Comer 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. , /...-..- , ,/,.,/ COLNTY OF STEARNS (....i. D epartment of Highwa s � � Y 0� PO Box 246 • St Cloud, MN 56302 ,,,,, (320) 255 -6180 • FAX (320) 255 -6186 o f JODI L. TEICH, P.E. May 29 2012 Highway Engineer ' JEFF MILLER, P.E. Asst. Highway Engineer STEARNS COUNTY HIGHWAY DEPARTMENT CONCEPT PLAN REVIEW ST. JOSEPH CHURCH This conceptual plan review is being submitted at the request of the City of St. Joseph. The general location of the property is the southwest corner of the intersection of CSAH 2 (Minnesota St.) and County Road 121 (College Ave.) in the City of St. Joseph. CSAH 2 is classified as a minor arterial and CR 121 is classified as a minor collector. The 2009 traffic volume on CSAH 2 in this area is 6600 ADT and the traffic volume on CR 121 is 4500 ADT. The existing right away, as measured from the centerlines of CSAH 2 and CR 121 is 40 feet in both cases. The existing entrance to the property is on the south side of Minnesota St. 440 feet from College Ave., and is located at the far west property line and appears to straddle the adjoining property. This entrance serves the existing parking lot and also serves as access to the rear of the church property where the dumpster is situated. This access also lines up directly with 1 Ave. NW. The concept plan proposes to leave this entrance in place, although it will no longer provide access to the parking lot. A new entrance is proposed to be constructed in the middle of the lot, approximately 190 feet from the CSAH 2 /CR 121 intersection. This entrance would be a midblock entrance, although it would closely align (offset by 10 feet) with the existing alley across the street. There are several issues of concern with the proposed layout. The number of vehicles that will be entering and exiting the parking lot, combined with the close proximity to CR 121, could result in significant traffic congestion occurring in the area along Minnesota St. We would prefer to see the existing entrance continue to be utilized for access to this site. Additionally, the existing on -street parking significantly reduces the sight distance for an entrance in this location. 0 0875.8898 'Affirmative Action / Equal Opportunity Employer" In conclusion, we prefer to see alternative designs that move the proposed entrance further away from CR 121, that eliminate or reduce on- street parking, and, if possible, utilize the existing entrance without the addition of another driveway. Sincerely, - Je Miller, P.E. Assistant County Engineer I concur in the above review and recommendations. ,S7 Z.44 Z.-- JodikLaeich, P.E. Stearns County Engineer Date 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 SCHOQ. ACCESSORY USE(S) NA ADJACENT LOTS NORTH B -1 EAST B - SOUTH EE WEST R -1 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 ADDITON 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 comer 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 comer 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 L /THLFAI /A L /GHT /NG` Catalog Number Notes Type FEATURES & SPECIFICATIONS INTENDED USE c 0 N T 0 U R Ideal for parking areas, street lighting, walkways and car lots. ' ` ` CONSTRUCTION Night -time Friendly / Full Cutoff Lighting Rugged, die -cast, soft corner aluminum housing with 0.1? nominal wall thickness. Die -cast door frame has impact - resistant, tempered, flat glass MD/POLE lens that is fully gasketed with one -piece tubular silicone. Finish: Finish is dark bronze (DOB) polyester powder. OPTICS COMBO Anodized, aluminum reflectors: IES full cutoff distributions: R3 (asymmet- 'y ..%w- "" -- ric) or R4 (forward throw). Optional houseside shield (HS) available. ELECTRICAL j� r' �- Ballast: Super CWA pulse start ballasts, 88% efficient and EISA legislation compliant, are required for 250 -400W (must order SCWA option) for ship- ments in the U.S. METAL HALIDE Socket: Porcelain, horizontally oriented mogul bass socket with copper Specifications 250W, 400W alloy, nickel- plated screw shell and center contact UL fisted 1500W, 600V. 16' to 25' Mounting Lamp included. EPA: t.2ftz 9 LISTINGS Weight: 41 Ibs (18.6 kg) -r Length: 17 -1/2 (44.5) 'Pus UL Listed (standard). UL listed for 25•C ambient and wet locations. IP55 rated. (tam NOTE: Specifications subject to change without notice. Width 17-1/2 144.51 _I Depth: 7 -118 118.1) I- 4 - 1-- 174/2 --I • I10.21 14 All dimensions are inches (centimeters) unless minimise specified. FEATURES & SPECIFICATIONS Anchor Rase Poles CONSTRUCTION SS S WeWeble•grade, hot-rolled, commercial-quality carport steel tubing with a minimum yield of 55,000 psi (11- gaugeL 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 end excellent SSS 1840 115 Ibs (51.8 kg) torsion. Available shaft width is 4". SSS 20 4C 140 Ibs 163 kg) Anchor base is fabricated from hot - rolled carbon steel plate that meets Or SSS 25 4C 170 Ibs 178.5 kg) SQUARE STRAIGHT STEEL exceeds a minimum yield strength of 3(4000 psi; The anchor base is provided 16' with slotted holes. 16 to 25' Mounting A ltandhote having nominal dimensions of 3' x 5" for all shafts. Included is e A cover with attachment screw. - , ' mil Weatherproof, high - strength plastic top cap provided. Mir rade ABS plastic full base cover ' e Automotive-grade p ase - cove is finished to match pole. , 1111 — Finish: Dark bronze (DDB) polyester powder. ; m 1 Grounding: A nut holder located immediately inside the handhole rim is f �I , J : pro (ground II i ound bolt and nut by others). - µ f! p = Anchor bolts: Top portion of anchor bolt is galvanized per ASTM A -153. 1-- C ---1 O Made of steel rod (3/4" x 18" x 3 ") having a minimum yield strength of 55,000 psi. Includes 4 anchor bolts, 8 hex nuts with washers, and template. NOTE:: Specifications subject to change without notice. Shah Belt Bolt Base Anchor Bolts IMPORTANT: Base Circle Projection Square IrW template Template These specifications are intended for general purposes anal. Lithorra reserves the sight to Size A B C in canon) Number change meterist or design. without prior notice. in a continuing effort to upgrade its products. 4'C 6 2.31• - 4 - 8' ABSSSaC P.l50004 tnsuellatan requires grout so be packed under base to ensure full contact with fpmdetion. BASE DETAIL HANDHOLE ORIENTATION -41r c 0 , 111/4101,01, ,, • 1 A Handhole 6 Outdoor Sheat . 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 KC 1 C./DC)vq rat C. a 3 4C -- SC (....) 4. 1 1 1 1 Designation Lamp I Pole length Distribution Pole I Options J 1 fixture Motel halide iameter e 16C 16 -foot °C °pole Type III HS Housesideahield 2 KC2 2fixtures 250M 20C 20-foot "V' pole asymmet- 4C ric 5 -foot "C" pole R4 Type IV � - forward ' Arm length I �+� Super CWA pulse start throw (blank) 4 inches ballast 09 9 inches' NOTE: For shipments to U.S. KC2400M25C R3 4C SCWA territories, SCWA must be Consists oh specified to comply with EISA. Qty Cicada Descriotiott Maximum m.p.h. Wind Load with 1.3 Gusts 1 SSS 25 4C 0M28 PL DDB SHAFT Pole KC1 Single KC2 Double 2 KAD 400M R3 TB SCWA SPD04 LPI 16' 4C 4" or 9" arm 100 100 NOTES: 1 SBC4 DOB 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 Snips separately. 1 STC U 3 These wattages do not comply with 25' SC 9" arm 90 80 California Tide 20 regulations. PHOTOMETRICS KC 400M R4 TEST NO: 1191110101P KC 400M R3 TEST NO: 1192040902P ISOILLUMINANCE PLOT (Pooteandle) 1SOILLUMINANCE PLOT (Footeandle) .3 J 2 0�5 ail l a g 4 Rates 0 4 g 2.5 4 i 5 r11 on a siviiivil 1 V 11191110kV m. g g 4 r • 4 0 1 2 3 4 5 8 0 1 2 3 4 5 6 400W pulse alert meld heeds lamp, rated 36000 400W pules atwt metal halide temp, rated 38000 lumens Foateendls views based on 20' lumens. Forecendle values cased on 20' mountag hee$1t, mounting heap* t Lion: Undweded (Type al. very Short), Fee Cuba C eseeleadon: UndeesMd (Type 1. very Shod), Full Cutoff bitmetieg Height Correction fester Existing Mounting Height 2 (Mad* uw is level by the correction lector) g 9 - Correction Factor 4 1eft, s 1.58 25b. =11.84 k I.ew Mounting Aeignt FRIENDLY e Iarlya Warn aUidse r A LITHON/A L ioHT/NG® >.ithaniaLi Lighting � 9 n9 AI1'S'ACU/tyBtaldsCompany Outdoor One Lilhonie Way, Conyers, GA 30012 Phone: 770. 9224000 Fax: 770. 9181209 Sheet #: KC -Combo 6 2007 -2010 Acuity Brands Lighting, Inc. All rights reserved. Rev. 10/27/10 www.lithomu.com . .. ..:....... ..... . ... ..,..:....„., ... . . .. -.,- ,. ..- Et Series C.,11,s,D --,........ _ _.._,_7_ :_..,...-_,_-_ .E___ . ,.._____.____....__...7 . ...;-_-. __ _ ____ _ ______ _ . _ - .=,--•-- 27— --:-- : .G,LTT/, , ...0,7 • • . • t . • eA ryF . 1 s. i `�l t r ■ t cr `��� tl � . s r . s Y < i Y r '� F 1 '''''':;.!i-,7,1 � h � S t l i".,.:',:..;'::::.;',%;`,. y 1 1 I t _ t t r A t • r. ; I i. y f n V .t s y Vi_ ..,','.• 1 a y 1 - } t Y 4 F 6000 Series ) BOTTOM SIDE 13.25" 13.77" n 11.13" J 11.94' Ordering Information Specifications LAMP /WATTAGE HOUSING & FRAME ERIES OLTAG E Heavy duty aluminum housing and frame-Stainless steel external hardware. • PTIONS 6000 - LENS /GASKETING One -piece frosted glass lens. Silicone gasket. OLOR ELECTRICAL • Ballasts shall be readily accessible. Porcelain socket supplied for HID medium Base lamps (not included). • FINISH Black, Bla ck, whke, 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 LAMP/WATTAGE - ---iY" SERIES LAMP WATTAGE 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 oas quartz restrike Ma matte black MH/PS SOW Pc photo cell az matte bronze MH/PS 70W iv tamper proof MW matte white MH 100W ErR emergency ballast SG silver gray remote only cc custom color ET extreme temp. Lamps not included with fixture -30'C to +90 *C* • STP screwdriver for TP "Fluorescent blast 26W .42W • • Ordering Example spedficatiorn are subject to change without notice. Consult factory for QRS,ET verification. The compliance of our product to individual project spedfica ions 6000 2PLt /42 120 i . and the approval for their use is not warranted by our company. EL 815 South Kay Avenue Addison Illinois 60101 U.S.A. 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A p� O O O IA ` 0 4 U 41° k _ ___ , 1 a 9 w........ 0 midinumun — in-- ..:-.- \ \ .\k . ea - Y f ' 1 t — 4� / `., 1 1 i 1 j . 3 � , Q� �i / d 1 lilt � � � ill ././ /2/4; j / $ E E n NI -';% ,-t ::, -. -. 1 l���� 1 ,II I 11 - o o o : ,'� ` , ; . , '° 6 1 ; 1 - ■ ° O O Ili p I® \ A v � � yv Di 1 ' : ' . . qirek \ , , , \ LJ 7 ,,,,,,,, k ,- 7147 , 4 ,,,,,„, v� v \ \ ,\ �,,, • i ! h I� t� h �•° V 1111 I - 1 S I C7 1 .. 1 W 1 0 1 V • 0 • 4 -, Sisters of the ii 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 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 2S, 2012, Sister Kara Hennes, 058, 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 Ni) Phone (320) 363 -7100, fax (320) 363 - 7130, www.sbm.osb.org %%Fad consumer �r 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. S. 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, Qd4:241.1 ) fil—GIG4•044 Atogt • Sister Michaels Hedican, OSB Prioress