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HomeMy WebLinkAbout[05] Bayou Blues • •' \ CITY OF ST. J OSEPH http://mn-stjoseph.civicplus.com City of St.Joseph Public Hearing Bayou Blues Administrator The St.Joseph Planning Commission shall conduct a public hearing on Tuesday,September Judy Weyrens 23, 2014 at 6:30 PM in the St.Joseph City Hall, 25 College Avenue North to consider a PUD and Preliminary plat entitled Bayou Blues, rezoning of one of the lots from current R1 Residential to Central Business District and closure of a portion of the north/south alley. Mayor Rick Schultz The proposed PUD would allow for the construction of mixed use facilities to include residential, retail and restaurant. The residential would consist of two structures, with one Councilors structure located above the retail/restaurant facilities and the second structure would be a Steve Frank four unit condominium. In addition,the PUD may consider relief of setback requirements as Bob Loso it relates to adjacent residential property. Renee Symanietz Dale Wick The property is located along the alley running east/west between College Avenue North and 15t Avenue Northeast, legally described as: Lots 1,2 and 4, Block 10. TOWNSITE OF ST JOSEPH, EXCEPT the northerly 64.00 feet thereof,Stearns County, Minnesota, according to the recorded plat thereof. Lot 1, Block 2 MILLSTREAM,Stearns County, Minnesota, according to the recorded plat thereof. The south 96 feet of Lot 8, Block 10, TOWNSITE OF ST JOSEPH,Stearns County, Minnesota,according to the recorded plat thereof. The request for platting and PUD has been submitted by Bayou Alley Flats LLC, 15 Minnesota St E; #104; St.Joseph MN 56374. 1_ \ _1_ Judy Weyrens \ \ \ 1 Administrator '� 1t � �_L_ J Publish: September 12, 2014 1-71 H Project Location ��. _<7_:_-_- ----\ ',\ , r T ",, \--\\A _------- v.---- \ \ ,. - \--\\ \ \--\.,' ,":------ --1-7,-;_.. (---_,-, \--\\ \ \\_ Note: MN State Statutes required mailed notice to all property owners within 350 feet of a variance, interim/special use, rezoning or platting. z5 College Avenue North • PO Box 668 . Saint Joseph, Minnesota 56374 Phone 3zo.363.7zoi Fax 310.363.0341 This page intentionally left blank Public Hearing – Bayou Blues Weyrens stated the purpose of the hearing is to consider a PUD and Preliminary plat entitle Bayou Blues, rezoning of one of the lots from current R1 Residential to Central Business District, and closure of a portion of the north/south alley. Weyrens added that in the packet include preliminary plans. The developer is in attendance to go over the project. Mike Schoenecker, Winkelman Building Corp.: Schoenecker reiterated that they are looking at constructing two new buildings and repurposing a third building. A three story building will be constructed along College Avenue to include a restaurant and retail on the first story. The base footprint is about 6,700 sq. feet. The two additional stories could be used for single-family housing or for businesses. There will be 14 units with a mix of 10 one bedroom units and 4 two bedroom units. Schoenecker added the building will have more of an upscale look with the first floor having 13ft high ceilings, the second floor having 9 foot ceiling and the third floor will have 11 foot ceiling. The building will also have an elevator. There will be 14 garages. The second unit will be a 4 unit condominium complex which will include an elevator and garages. There will be a roof-top patio for the residents along with patios for each unit. The third building is 100 year old building that will be repurposed into a gallery. Cobb asked if they would be obtaining a liquor license for the restaurant. Schoenecker stated it would be the responsibility of the restaurant occupying the space to apply for one. Mike Deutz: Deutz asked if there was a footprint of the project other than just maps that show the elevations of it. He is curious as to how the buildings fit into the land. Schoenecker stated that the base is 6,700 sq. feet. Because there will be three finished floors that will bring it close to 21,000 sq. feet. Weyrens stated a piece the City is waiting on is the density calculation proving it follows the ordinance. McDonald stated when he talked with the EDA, part of the project space was supposed to be used for parking. McDonald added that parking downtown is already an issue and he wants to make sure there will be enough parking for this new development. Petters stated there were plans for additional parking when additional units were going to be built. He added that emphasis has been put on site not only for residents but for additional public parking as well. Regarding the alley vacation, it is not critical for the development, but thought it would be more convenient for the residents to not have traffic run through there. Deutz mentioned that he has property on two sides of the development and parking has always been a concern to them. He added people are going to park where it is convenient. The development does not show parking for specifically for the restaurant. He is not opposed to the development, but the parking which is already an issue, is a concern. Regarding the alley, there may be an issue with it. He supports vacating the alley. The alley is supposed to be located about 20ft to the east from where it is currently being used. Tom Finken: Finken stated he currently lives above Bello Cucina. He added he has no issues with th parking other than on the 4 of July holiday. He is in favor of the development. Finken added he originally was from Melrose where projects like these were denied. Now, the downtown area there is dean. He would like to see this project move forward. Schoennecker addressed the parking issue stating there will be 67 parking stalls which exceed what is required for the combined usage. Additionally, the entrance to the building will be on the corner of the lot, not at the middle of the building. Tanya Finken: Finken stated having another restaurant coming into town would be great for the City. She added that having different food venue options is great along with the added possibilities of having office space. McDonald stated he supports the project, but feels it is a good time to review the parking. He suggests the Planning Commission to look at both properties when factoring in the amount of parking spaces required. Weyrens clarified that there is a piece in the Central Business District ordinance regarding parking. In the past the PC has made sure there was enough parking for the residents as well as some additional parking. For this development, the do meet the requirement for parking. Killam tabled the public hearing to allow for further comments and discussion. Weyrens stated that additional plans were seen this afternoon and additional information is needed. Part of staff’s job is to make sure ordinances are complied with. Cobb asked if the property owners north of the project along Ash Street have been notified. Weyrens stated hearing notices have been sent to everyone within 350feet of the project location. Rieke asked if there is anything the Planning Commission needs to set clear. Weyrens stated that the majority is clear at this point, however as the project continues, there may be areas such as the streetscape or the two-way alley with pedestrians could be potential pieces the Planning Commission will have to discuss. Schultz agrees there is a parking issue, but there is also a pedestrian issue which then turns into a safety issue. Walkability in the alley will need to be addressed. Schultz agrees with Deutz in that people are going to park where it’s most convenient. He added the City needs to know that’s coming and it will need to be dealt with. He is less concerned with the parking and more concerned about pedestrian traffic. Hausmann agrees that the parking and pedestrian issues should not be the developer’s issue, rather the City’s issue. Cobb asked if there is a plan to put up any type of fencing to separate the development from the residential areas. Petters stated that there is a 2 foot setback and fences and shrubs can be put along those property lines. Regarding the pedestrian issues, Petters stated that they would like to work with the City to incorporate safety measures for pedestrians. Dullinger agreed with Schultz and Hausmann that the parking and pedestrian issues are related and it should not be the responsibility of one developer to solve those issues. Deutz asked what is going to be done with the alley. What is the City’s position on either relocating it or abandoning it? Deutz added he doesn’t feel like it should be an issue the residents living along the alley to deal with. Weyrens stated the development is not contingent on the closure of the alley. Deutz stated that he does not want the dust from traffic in his yard. If nothing is going to be done, he would not be in support of the project, unless the alley is moved to where it is platted. Rieke stated he is not aware of the issue, but it is something that will not be decided on tonight. Schoennecker stated that a rain garden is going to be installed along the alley to prevent traffic from going in there. The Fire Department would still be able to have access through that alley but would need to drive through the rain garden. Weyrens added that the City has their sanitary sewer alongside the West side of the alley. Where the alley is driven on and where the alley is platted are in two different locations and that is not uncommon in the older parts of town. Petters stated that vacating or closing the alley is not an issue when it comes to their development. Weyrens stated the other portion of the hearing is the rezoning the property on the east side of the property to rezone from R1 to commercial. Going from residential to commercial does require a super majority from the City Council due to the changes in density. All items on the hearing are a part of the same PUD application. The final component to the hearing is the preliminary plat. Cobb stated that every time he hears the term rezoning a red flag goes up in his head. He is wondering how it impacts the neighbors as far as the ability to sell their homes in the future. Weyrens stated it could have an effect, however notices were sent on this issue and no phone calls or correspondence were received concerning the issue. Petters added that it will be zoned commercial, but it will still be a residential use. Rieke stated that most people who have lived in the City for quite some time should expect this type of development in the Central Business District. It has always been a plan to expand the area, but it did not happen as fast as one thought. Cobb stated that in his own scenario, which things can be surprising for residents and it should be something that they remain aware of. Cobb brought to attention an error in the date on the subdivision review application which will be fixed from 2015 to 2014. Schaefer believes the development will be a great addition to the City, that there is a parking issue that needs to be addressed, as long as the possible decrease in revenue to businesses because of lack of parking. Cobb made a motion to table the public hearing until the October meeting to obtain further information from the developer. The motion was seconded by Rieke and passed unanimously. This page intentionally left blank CITY OF ST. OS PH1 http:mn stjoseph.civicp us.com September 17, 2014 Mike Schoenecker Winkelman Building Corp administrator 340 S Hwy 10 udy DUeyrens St. Cloud MN 56304 mikes@winkbuild.com Mayor RE: Bayou Blues Rick Schultz Dear Mike: Counci ors Steve Frank Over the past weeks,the City has received numerous documents regarding the Bayou Blues Bob Loso project. Most of the documents were received over multiple days and the City did not Renee Symanietz receive one complete set of plans detailing the required information. The set I received on Dale u'I ck August 1, 2014 via email is different than the plan submitted after the staff meeting on August 8, 2014. It is noted the submittal requirements were discussed at our development meeting on August 20th, and summarized in written correspondence thereafter. Based on the understanding from that meeting that the City would receive a completed application, the public hearing was scheduled for September 23, 2014. As of this date the City has yet to receive a complete application with the needed detail to move forward. Since the public hearing has already been published and posted,the hearing will still be conducted on September 23, 2014; however the Planning Commission will be asked to table action until final materials have been submitted and reviewed. This will allow the Planning Commission to hear the matter, accept testimony and determine if additional information is needed for the Commission to move forward. We respectfully request you compile all of the required information in one individual packet submittal rather than submitting individual pieces of information.This will assist in coordinating and streamlining the review process. The submittal should include two full size sets and one 11"x 17". In determining conformity to the Ordinance,the following information must be submitted and for an application to be complete. The following is an extract of the Central Business Zoning District development plan requirements together with a bit of narration further describing what is required: a)Locations of all buildings on the lot, setbacks required, setbacks proposed, building dimensions, and total square footage of each building. Must be drawn to scale. b)Building elevations;front, rear and side. Actual elevations of each structural wall together with any horizontal or vertical breaks in the building wall. c)Building exterior materials and colors and colors. ZS College Avenue North • PO Box 668 • Saint oseph , Minnesota 56374 phone 3zo.363.7zoi Fax 3zo.363.o34z d)Locations of all ingress and egress points, on principal and accessory structures. e)Dumpster and solid waste pick-up areas and proposed screening material. f)Sign location and dimensions. g)Lighting standard and hood detail; a complete photometric plan showing illumination from all light sources throughout the site and within public rights of way abutting the site. h)Identification of all parking and loading areas. i)Drainage by the use of arrows and/or contours. j)Location of and proposed screening for heating,ventilation and air-conditioning equipment. k)A complete landscaping plan illustrating the type,variety,and size of plantings,the location of each planting, planting detail,fence type and height, and fence detail. I)Fire hydrant and fire lane locations. m) Utility locations and service detail including service line size (the current utility plan illustrates using the existing 6" utility line for the four unit condo's when in fact it is only a 1" line) n) Any other fencing, screening, or building accessories to be located in the development area. o) When required, evidence of completion of National Pollutant Discharge Elimination System (NPDES) permitting program and/or the City of St.Joseph Storm Water Pollution Prevention Program (SWPPP). p)If applicable, evidence of compliance with federal, state and local pollution and nuisance laws and regulations, including, but not limited to glare, smoke, dust,odors and noise. The burden of proof for compliance with appropriate standards shall lie with the applicant. In addition,the plan should include the following: a)Pedestrian Plan illustrating how the site will be maneuvered by pedestrians,any directional signage or other design elements that will assist in separation of pedestrians and motorized vehicles. b) Occupancy plan by floor—at the staff ineeting it was indicated that the 2"d floor could include some office space. Identify the density until by floor and unit. (See attached plan from the Shops and Lofts) c)Compliance with Ordinance 52.09, PUD Design Standards—see attached extract. d)Narrative indicating how common areas will be controlled. e) A phasing plan illustrating when Phase I and when Phase II will occur. Full text of the Ordinances can be found on the City website www.cityofstioseph.com. The following Ordinances are applicable: a)52.32: B1, Central Business District b) 52.09: PUD Provisions(Design and Lot allowances) c)52.29: R3, Multiple Family, Density calculations d) 52.10: Parking I look forward to helping you see this project to construction, if you have any questions feel free to contact me. Sincerely, CITY OF ST.JOSEPH r r!'/ -E.(ic Le. G i.) r Judy Weyrens Adrv inistrator This page intentionally left blank 00 71- oo 0 0 0 0000 N .71= M 00 M N N N 0 O •-, i' . N N M .� V) cd 4 N OO 2 E z O O C U� @)0 o Q= at -FJ4. U 0 ou .O N U 0ci-- Q RWW ci UN Q O`�- -O O ? o - N O 0 OO 0 O D 0 cs_, . 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APO� � t - --- ---- ; 4 li. _I,. I . - - —,. _.__3] i I ' - I • eyz- ' it I.t` I �.1 ' h, j 1 1414Nh i ----,=== t • V I 1 \, , 1 ii — �; ` — 1 I --�--_ ----LF \I - ,L''; L;! I ui r, j t —4 n rb ,<.?. (49 .:, 1 .t --1 �V 8. " IT 4rn'' iiii i6,'.6 ;0 dx i ! 1 A \ I PRELIMINARY:NOT FOR CONSTRUCTION >nIJ T BAYOU PROJECT g Larson °`-E ,C ,, u. u�a /1 EnOYomdms Mc. sE.�• ..�a.®are a:'��"�"mp.swwwM:m. ♦I ; 5 �1/' COLLEGE AVENUE NORTH ��. HMI•o+xim .o AWN i--_=_J_\i / �j, SAINT JOSEPH,MINNESOTA ___1 m"•� i_w�x p�• Subd. 4: General Requirements/Permitted Modifications. a) In General. In considering a proposed planned unit development project, the approval thereof may involve modifications in the regulations, requirements and the standards of the zone in which the project is located, and in the subdivision ordinance. In modifying such regulations, requirements and standards as they may apply to a planned unit development project the standard identified within this subsection and the limitations set forth in this subsections B and C (immediately following) shall apply. In order to be granted any such modifications, the applicant shall demonstrate that the proposed development complies with the purpose of this section. The applicant shall bear the burden of supporting any change in requirements. The city may increase any requirement necessary to make the project conform to the purposes of this section. 1. Allowed Uses. Uses within the PUD may include only the uses generally considered associated with the general land use category shown for the area on the official Comprehensive Plan Land Use Plan. Specific allowed uses and performance standards for each PUD shall be delineated in the rezoning ordinance (if required), the development plan and the development agreement. The PUD development plan and agreement shall identify all the propos ed land uses and those uses shall become permitted uses with the acceptance of the development plan and agreement. Any change in the list of uses presented in the development plan and agreement will be considered a major amendment to the PUD and will follow the procedure described herein relative to major PUD amendments. 2. Front Yard Setbacks. The requirements for minimum front yard setbacks for the zone in which the planned unit development is located shall apply to all exterior boundary lines of the site. 3. Distance Between Buildings. The planning commission shall set minimum distances between structures to assure adequate sunlight and open space; provided, that minimum distances required by building and fire codes shall be met. 4. Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surfaces. No residential building shall have a single exterior wall longer than forty (40) feet without an offset in the exterior wall. Offsets between walls shall be at least thirty-two (32) inches and shall not exceed ten (10) feet. 5. Building height and corresponding setback requirements shall be governed by the requirements of the underlying zone district classification as set forth therewith. 6. All permitted, permitted accessory and/or conditional uses contained in the underlying zoning district shall be treated as permitted, permitted accessory and conditional uses in PUD overlay district. Uses not listed as permitted or conditional in a specific district shall not be allowed in a PUD unless it is found that the use is complimentary to the functionality of the development and the other uses found therein 7. An increase in density may be permitted to encourage the preservation of natural topography and geological features. The minimum lot size requirements of other sections of this ordinance do not apply to a PUD except that the minimum lot size requirements of the underlying zone shall determine the maximum dwelling unit density of a total development. The maximum dwelling unit density shall be determined by the area remaining after appropriate space for street right of way, other public dedications, such as but not limited to storm water detention ponds, trails and parklands have been determined and subtracted from the total PUD area. Excluded from the calculation of developable property shall be areas which would normally not be developable, such as waterways or water bodies, shorelands, flood plains, and the like in addition to areas requir ed for streets, parks, pedestrian facilities, storm water controls and placement of public utilities. Wetlands can be utilized to determine the area of developable land. The maximum density for multiple dwellings under the PUD shall be one one bedroom unit for each 2,500 square feet of lot area, one two bedroom unit for each 3,000 square feet of lot area, and one three bedroom unit for each 3,500 square feet of lot area and for each additional bedroom (over 3) per unit, an additional 500 square feet of lot area. If the property involved in the PUD includes land in more than one zoning district, the number of dwelling units or the square footage of commercial, residential or industrial uses in the PUD shall be proportional to the amount that would be allowed separately on the parcels located in each of the underlying zoning districts. 8. Off-street parking and loading space shall be provided in each PUD in the same ratios for types of buildings and uses as required in the underlying zoning district. The City may reduce the number of parking spaces in commercial districts provided the PUD applicants submit information demonstrating a reduced need for parking facilities (e.g. senior housing complex, PUD’s featuring joint parking facilities, parking study, proximity to and availability of bus service coupled with transit-friendly design, etc). The reduction in off-street parking and loading space must be pursuant to a special use permit with conditions set by the City Council. 9. The major internal streets serving each planned unit development shall be functionally connected to at least one minor arterial or collector street as defined by the comprehensive plan. b) In Single-Family PUDs. Single-family PUDs shall be subject to the following limitations in modification of regulations in addition to those limitations set forth in subsection a (above, entitled “permitted modifications of regulations, in general”) 1. The minimum lot size as required in underlying zoning classification may be reduced by up to 15 percent; provided, that an area(s), not including a critical area or storm water conveyance or storage facility, equal to the combined reduction in lot area is set aside for the following: A. Common useable open space comprising of landscaping and facilities such as, but not limited to play areas, trails, picnic tables and benches; B. Areas containing significant trees as defined by the City; C. Other non-critical areas, the preservation or creation of which promote one or more goals and or goals and/or policies of the comprehensive plan; D. The applicant shall demonstrate that the area proposed to be set aside creates a public benefit which would not exist if the minimum lot size were not modified. 2. The minimum lot width as required within the underlying zoning classification may be reduced up to 10 percent; 3. Required yard setbacks shall not be reduced. c) Non-single-family PUDs. Non-single-family PUDs shall be subject to the following limitations in modification of regulations in addition to those limitations set forth within the underlying zoning classification. 1. When a PUD containing dwelling units is proposed on property having more than one underlying residential zone, the total number of dwelling units allowed may be determined by tota ling the number of dwelling units allowed to be located on each portion of the PUD area located in a separate zone according to the regulations of that zone. 2. The City, at its discretion, may allow the number of units arrived at under subsection c-1 (immediately above) be located anywhere within the planned unit development subject to the PUD approval process set forth in this chapter and provided that the City make a finding of fact that a public benefit resulting from such action is present. pun and Zonine Reauirements 1. Density: Ordinance Section 52.31 Subdivision 3(f) requires that the area of the residential units must meet the standards of Section 52.29, Subdivision 5 and 6. a. Subdivision 5 sets forth the Lot Area Requirements as follows: i. A one bedroom unit needs 3000 square feet per unit. ii. A two bedroom unit needs 3500 square feet per unit. b. The total space requirement for the lofts located in the primary building would be: i. 3000 x 12 = 36000 ii. 3500 x 4 = 14000 iii. Total = 50000 square feet c. The proposed PUD consists of a total of 63374 square feet. Therefore the site contains sufficient space for the 16 units proposed as part of the building on Minnesota Street. d. The alternate plan would contain up to four additional one bedroom or two bedroom residential units. If all units in the Alternate Proposal were one bedroom units, the ordinance requirement would then be for the 50000 square feet in the Minnesota Street building and 4 x 3000 equals 12000 additional square feet for a total of 62000 square feet. The site contains 63374 square feet. Accordingly the site could accommodate a building even if two of the four units were two bedroom units and the other two were one bedroom units. (2 x 3500 = 7000 plus 2 x 3000 = 6000 plus the 50000 square feet in the Minnesota Street building is a total of 63000 square feet ). 2. Parking: Ordinance Section 52.31 Subdivision 3(f) also provides that off-street parking requirements shall be separately determined for the commercial and residential uses in accordance with Section 52.10. a. Section 52.10 Subdivision 4(b) applies to the residential area and requires: i. 1.5 parking spaces for each single family unit and 2.5 spaces for each two bedroom unit. 11. 1.5 times 12 single bedroom units is 18 plus 2.5 times 4 two bedroom units is 10 for a total of 28 units needed for the 16 loft units in the lofts planned for the Minnesota Street building. 111. If the Alternate Building is constructed consisting of2 one bedroom and 2 two bedroom units the ordinance requires an additional 1.5 times 2 plus 2.5 times 2 or 8 additional spots for a total of 36 spots. b. The proposed site plan includes 42 total spaces as part of the Minnesota Street building alone. If the Alternate Building is constructed it will include additional ground level parking; and none of the original spots will be eliminated. c. Therefore the proposed site plan has adequate parking planned to accommodate both the Minnesota Street building and the Alternate Building. d. Section 52.10 also states that in the CBD: "The amount of parking space required shall be based on the anticipated demand for parking and loading space, the length of visits generated by the particular business, ad the availability of other parking spaces in the Central Business District". The Applicant requests that the City consider the section of this Application addressing parking at the end of this Narrative. 3. PUD - Contents of Preliminary Application: Ordinance Section 52.09 Subdivsions 9 and 12 list the requirements of applications. The following are submitted with this Application. a. Subdivision 9(a) items 1,2,3,4, and 5 are either shown on the Preliminary or Final Plat drawings prepared by Boonestroo Surveyors and Engineers and being submitted simultaneously with the Application, or on the Site Plan and related sketches prepared by GL T Architects. b. Subdivision 9(a) items 6, 7, and 12 are not applicable. c. Subdivision 9(a) items 9, 10, and 11 are addressed in the narrative which is Section Number 4 below. d. Subdivision 9(a) item 13 requires submission of certain documents that are part of the Applicant's CIC Documents which are being drafted by the Rinke Noonan Law firm and will be submitted to City Staff prior to the City Plan Commission review of this Application. e. Subdivision 9(a) items 14 and 15 are either shown on the plats, sketches, and plans submitted with this Application or are not applicable. 4. Narrative in Support ofPUD Preliminary Application required by Subdivision 9: a. Item 9. Goals and Policies of Comprehensive Plan: The proposed PUD is located in District Five of the City Comprehensive Plan. The project complies with the following Plan goals and policies: i. It is a combination of business and medium density residential uses. ii. It is a redevelopment of underutilized parcels. b. Item 10. Land Use: The proposed development is allowed as a Special Use pursuant to Ordinance Section 52.31 Subdivision 3(f). It is a mixed use of a permitted use and multiple residential dwelling units in the CBD. At least 50% of the development consists of a Permitted Use. c. Item 11. Impact on Adjacent Property. The development will have a positive impact on adjacent property owners. It will eliminate vacant unsightly vacant property currently used only haphazardly as a parking without the permission of the owner. It will also eliminate a substandard wood structure and a masonry building past its economic usefulness located on one of the highest profile comers in the CBD. 5. Narrative in Support ofPUD Final Application required by Subdivision 12: a. Items 1,2,3, and 6 are addressed in the same materials submitted as part of the PUD Preliminary Application. b. Item 4. Final Agreement to be negotiated between City and Applicant. c. Item 5. Development Schedule. The development is proposed as a two to three phase development as follows: i. Phase One will either be one half of the Minnesota Street building or the entire Minnesota Street building depending on how many of the condominium units are pre-sold or pre-leased as of the final approval of the PUD. Construction of Phase One is planned for May of 2007. 11. If the entire Minnesota Street building is not constructed beginning in May of 2007, the second half would be constructed upon sale of additional units, but the target would be for commencement of the second half of the building by May of 2008. 111. The Alternate Building will depend upon full sale or lease up of the units in the Minnesota Street building, but the target date is sometime in the year 2009. Variance Request The Applicant is requesting a variance from the Front Yard Setback requirement of Ordinance 51.31 Subdivision 5(a) which states that the front yard set backs shall be ten 10) feet from the lot lines. The following reasons are submitted in support of the variance request: 1. The project is located in the CBD; and it is common in central business districts to allow building up to the public sidewalk right of way. 2. The Ordinance permits buildings to be constructed up to the sidewalk in the CBD on the west side of Collegeville Avenue; and there is no compelling reason not to also permit zero front yard setbacks on the subject property. 3. The City already approved the Applicant's Concept Plan; and the Applicant understood that the City actually desired to have the building constructed with zero lot line. 4. The Applicant believes the Ordinance should be amended to permit zero front yard setbacks in the CBD on Minnesota Street east of College Avenue and encourages the City to make that change to the Ordinance. Parking The proposed Site Plan contains 42 parking spaces. To achieve strict compliance with the standards in the Ordinance, 28 parking spaces are required to accommodate the 16 residential loft units planned for the Minnesota Street building. Regarding the need for parking to accommodate the business operators that may occupy the street level portion of the Minnesota Street building, Section 52.10 states that in the CBD: "The amount of parking space required shall be based on the anticipated demand for parking and loading space, the length of visits generated by the particular business, ad the availability of other parking spaces in the Central Business District". The Applicant requests that the City consider the following conditions in evaluating the need for parking: 1) There is an abundance of parking spaces existing in the CBD. a) The south side of Minnesota Street across from the Applicant's proposed development and westward to the west boundary of the CBD is normally available. There are no commercial buildings on the south side of Minnesota Street; and there would not appear to be any planned in the foreseeable future as the property south of Minnesota Street is occupied by St Joseph Catholic Church, an elementary school, and a parking lot used by the Church. Except on Sundays, Saturday evenings, and a brief period in the mornings when parents are dropping off children at school, the south side of the street generates very little demand for parking. The times when the Church and school create parking pressure are normally not times conflicting with any pressure that will be generated by the proposed development. b) There is public parking west of City Hall. c) There is street parking on College Avenue often available in front of City Hall and the Central Minnesota Credit Union. d) There will also be parking in on the north side of Minnesota Street immediately in front of the development. 2) There is an abundance of parking on the Applicants own site plan. a) There are 16 garage spaces and 26 striped spaces, including two handicapped spaces, shown on the Applicant's site plan for a total of 42 spaces. b) The 16 loft style residential units are not likely to generate a need for the 28 spots required by the Ordinance on a frequent basis. The loft units are predominantly small one bedroom units which will be occupied by one person one vehicle households. 3) Central Business Districts parking requirements customarily have light off street parking requirements. Cities often structure CBD parking requirements to be much lower than newly developing areas. Exterior Elevations and Desig:n Exterior elevations and materials are displayed on the attached materials; and the Applicant will answer questions at the Plan Commission and City Council meetings on this Application. There is one change which the Applicant is noting here however. The "west elevation" view does not show that there will be windows and a door at the street level opening onto the Plaza designated on the Site Plan. This page intentionally left blank