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HomeMy WebLinkAbout2014 [10] Oct 14 October 14, 2014 Page 1 of 4 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in special session on Tuesday, October 14, 2014 at 6:00 PM in the St. Joseph City Hall opening with the Pledge of Allegiance. Members Present: Chair Matt Killam, Commissioners, Ross Rieke, Chad Hausmann, Daryl Schaefer, Brad Cobb. Council Liaison Rick Schultz. City Administrator Judy Weyrens. Others Present: Jon Petters, Tom Herkenoff, Approval of the Agenda: Rieke made a motion to approve the agenda. The motion was seconded by Hausmann and carried unanimously by those present. Bayou Blues, PUD: Weyrens stated that the Planning Commission conducted a public hearing on September 23, 2014 to consider the PUD request of Collegeville Communities, Jon Petters, entitled Bayou Blues. The proposed PUD includes four separate projects to include: 1. Rezoning—S96' of Lot 008 Block 10; Townsite of St. Joseph from current R1 to B1, General Businesses. 2. PUD—Allow for the development of a retail/housing structure to include three stories and 14 units;four unit condominium; and conversion of a historical garage to an artisan studio/store. 3. Preliminary Plat—Re-define the property lines for the PUD 4. Alley Closure—The proposed project abuts a north/south alley that is proposed to be closed to manage traffic flow. Weyrens stated that the final plans have not been received, but the developer is working on completion. Any action taken by the Planning Commission would be contingent upon final plans and any contingencies requested by the Planning Commission or City Council. Rieke made a motion to recommend the City Council rezone the property legally described as the S96'of Lot 008, Block 010; Townsite of St.Joseph from the current R1 Single Family to B1, General Business. The recommendation is contingent upon the PUD Bayou Blues and the Preliminary being finalized including execution of a development agreement. The motion was seconded by Schaefer and passed unanimously by those present. Discussion: Cobb questioned if the neighbors of the project received notification of the hearing. Weyrens stated that everyone within 350 feet of the corners of the project was notified. No correspondence or phone calls were received opposing the rezoning. Weyrens stated that the three remaining three process, PUD, Preliminary Plat and Alley Closure should be considered in one action. The project will be memorialized with a development agreement that will outline the terms of the development or PUD. Developing a project as a PUD allows the developer relief from strict ordinance regulations; however, they must be acknowledged as part of the approval process of the PUD. All deviations are explicitly identified in a development agreement and become the management tool for the development. Weyrens stated that the documents presented by the developer are still missing some items which will have to be finalized before approval by the City Council. The following is a summary of outstanding issues: • Vertical break—the PUD Ordinance requires that buildings with a wall length of 40 feet or greater are required to have a physical separation or break of at least 32 inches. The developer has indicated that it is their opinion that the desks and magic pack HVAC units accomplish the intent of the Ordinance. Petters stated that the building will consist of different textures as well so the building will not look like a long wall or fence. The Commission concurred that the intent of the Ordinance is met with the balconies and varying building textures. • The proposed plat does not include drainage easements along the perimeter. Typically there will be a drainage easement to make sure there is adequate storm drainage for the project area. Easements should be included. October 14, 2014 Page 2 of 4 • The alley has been identified as a potential problematic area as the alley is fairly narrow. The developer did come back with a new layout that eliminated some of the parking spaces in order to allocate more area to walkability. Should the alley be one-way? Hausmann stated that making the alley a one-way would make it an issue for those at the other end of the alley. He would like to have feedback from those property owners. However, he does feel that making it a one-way would make it safer. Petters added that they are willing to work with the City with whichever direction the City decides to go.Weyrens added that discussions were had about including aesthetics to make it appeal more to residents,which includes a walkway. Rieke questioned if there are certain areas that they can leave up to staff to handle.Weyrens stated staff would like more detailed direction on the process. For instance, do they want the alley to be two-way or one-way?The general consensus of the Planning Commission was to make the alley a one-way. Schultz questioned where people will be able to access the facility. He added that being the alley will be a one-way, the parking should be reflective of that. Schultz agrees with the rest of the Commission that the alley should be a one-way. One of Schultz's concerns is that there will be congestion in the alley for any trucks that need to come in to unload. Rieke stated that there will be congestion issues and would rather have the City see the problem and react rather than try to figure out what might happen. • Two access points for each business:Weyrens stated the access points are not illustrated in the maps, but the developers have assured her that there will be two access points for each business. • Landscaping: A more detailed plan is needed in order to finalize the developer's agreement. • Fencing: Fence details are needed. Petters stated that they are continuously working on the design of the fence and are working with neighboring residents on what they do and do not want. • Snow removal—due to the limited space the snow must be hauled from the site to keep all required parking and provide for pedestrian safety. • Lighting: Submittal of lighting specifications is needed for review. • Pedestrians:Weyrens stated that a concern was the sidewalk right in front of the garages. Petters stated that there will be a large overhang over the garages to keep ice and snow off of where people are walking. Rieke questioned if there are concerns about having someone backing out of their garage and a pedestrian being hit while walking on the sidewalk. Tom Herkenhoff, project engineer, stated that the space is more of an apron than a sidewalk as many garages that are being built now have aprons in the front. • Materials:Weyrens stated that sample materials are needed for review and those will need to be submitted prior to the Council meeting. • HVAC: The HVAC units in the commercial area will be located on the roof. Those for the residential will be called magic packs and will be placed between each unit. • Garbage:Weyrens stated there was some concern regarding the amounts of dumpsters for garbage removal. Petters stated that they analyzed the refuse generated from the existing Millstream Shops and Lofts to place the adequate number of refuse containers. He stated that they are confident that the development will be served with the proposed dumpsters. The plan illustrates separate refuse areas for the commercial and residential. October 14, 2014 Page 3 of 4 • Parking: Parking in the B1 Zoning District includes a provision whereby the Planning Commission and City Council can reduce the maximum required using the strict requirements in the ordinance.Weyrens stated that the site plan illustrates 43 parking spaces and strict compliance of the Ordinance would require approximately 54. Weyrens stated that Petters has a purchase agree to purchase the property north west of the Bayou Blues structure and a portion of that property could be utilized for parking if need be. Schaefer questioned how the Planning Commission would be able to require the development of the additional parking once the project is completed. Petters stated that he does not want to have to commit to additional parking at this time; rather he would like to wait and see. Weyrens stated that if the Planning Commission would require space to be dedicated for future parking, a deed restriction would be placed on the property. Rieke stated that parking overall in the downtown area needs to be addressed and questioned Weyrens how many complaints she receives regarding parking issues downtown. Weyrens stated she has not received any complaints. Weyrens stated that City staff has recommended the developer remove some parking spaces that back into the alley to create a safer pedestrian area. This same area could be used to plant a greenway or walking area. At the same time the Planning Commission should determine if perimeter curbing will be required in the parking area. Petters stated that he did not plan on curb as sufficient drainage is available. The Planning Commission agreed that some type of barrier needs to be placed around the perimeter of parking area to delineate where pedestrians should walk and prevent cars from parking into walking areas. By consensus the Planning Commission agreed to reduce the parking requirements by 10— 12 spaces to allow for a pedestrian friendly area. In addition, the parking lot must be designed with the entrance on the west, exiting to the east to meld with the one way traffic. • Alley Closure: Weyrens stated there is a request to close the alley rather than vacate the alley. If vacated,the alley would be turned over to the property owners. The city has sanitary sewer under the alley and if vacated, could create problems down the road. The alternative is closing the alley. Property owners can still use it, but the City does not maintain ownershp. Petters stated that closing the alley would be the best option to provide a safer means of traveling through the alley. Rieke questioned if emergency vehicles will still have access through the alley.Weyrens stated that it will still serve as an access point for emergency vehicles. • Engineer Comments: Weyrens added that the additional documents sent out were remarks from the City Engineer,which are items that were either discussed tonight or will be worked out with the developer. Hausmann requested staff to provide a bulleted answer to each of the comments/concerns from the City Engineer. • Plat:Weyrens stated the plat would be the final piece that needs to be discussed. No concerns were voiced by the Planning Commission in regards to the plat. Schultz made a motion recommending the City Council approve the preliminary plat entitled Bayou Blues&Alley Flats, contingent upon meeting all the requirements, including easements, of the City Engineer.The motion was seconded by Rieke and passed unanimously by those present. Rieke made a motion recommending the City Council approve the alley closure request. The motion was seconded by Schultz and passed unanimously by those present. Cobb made a motion recommending the City Council approve the PUD for the development of the Bayou Blues Project contingent upon preparing final submittal plans and execution of a development agreement.The motion was seconded by Schultz and passed unanimously by those present. October 14, 2014 Page 4 of 4 The Planning Commission requested to receive a copy of the final development agreement, once all the terms have been identified. Adjourn: As the agenda had been completed, Killam adjourned the meeting at 7:02 PM. 11b1.__ 2e7,4.ee/f, Jud Weyrens Ad -inistrator