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HomeMy WebLinkAbout2014 [12] Dec 01 December 1, 2014 Page 1 of 3 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, December 1, 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, Daryl Schaefer, Brad Cobb, Gina Dullinger, Chad Hausmann, Council Liaison Rick Schultz, City Administrator Judy Weyrens. Others Present: Dean Wick, Amy Bonfig, Justin Honer, Bruce Austin, Brian Austin, Amy Bonfig, Tom Klein Approval of the Agenda: Rieke made a motion to approve the agenda. The motion was seconded by Cobb and carried unanimously by those present. Approval of the Minutes: Hausmann made a motion to approve the minutes of November 3, 2014. The motion was seconded by Rieke and passed unanimously by those present. Rezoning, PUD— Little Saints: Chair Killam called the public hearing to order to which Weyrens stated the purpose of the hearing is to consider a Commercial PUD Development to include child care, commercial kitchen and storage and to consider rezoning the property described below from current I, Industrial to B2, Highway Business. The property is located adjacent to CR 133. The request for rezoning and PUD has been submitted by Wise Owl Enterprises LLC. Dean Wick, Outsource Architecture approached the Commission on behalf of Outsource Architecture. Wick stated that Little Saints Academy, a music based childcare business is in the process of relocating from the former Kennedy School building to the former Metro Plumbing site located on 891 Ave NE. The existing site contains three buildings, two of which will be remodeled for the daycare center and the third will be maintained as storage for All Saints and their employees. Weyrens stated that an email was received from adjacent property owner, Burce Gohman, opposing the project. The letter read, " I am writing in regard to the proposed commercial PUD submitted by Wise Owl Enterprises, LLC. As an adjoining property owner, this planned use as a day care facility looks to me to be a very unsafe and dangerous proposal. Parents dropping off their little ones in the morning and picking them up later in the day is an accident waiting to happen. All three businesses located on this street have large vehicles coming and going regularly. Safety needs to be primary to everyone's concern. The best thing for this use is to find another location that is much safe for all concerned. Please use this e-mail as my opposition to this proposal. — Bruce Gohman " Justin Honer, spoke in support of the project. Honer stated that he currently leases space from Bruce Gohman and does not see a conflict of land use. His works leave the site early in the morning and do not return until late in the day. Traffic is minimal on 8th Ave NE and in his opinion he does not see a safety concern. Bruce Austin, current property owner spoke in support of the rezoning and PUD. Austin stated that he operated Metro Plumbing and Heating from the proposed site and is not aware of any accidents. After CR 133 was re-aligned the traffic changed considerably and he does not see a traffic or safety conflict. He stated that the parents dropping their children off will go into the site creating a safe environment. As no one else present wished to speak, Killam closed the public hearing. Rieke stated that the City is encouraged that All Saints Academy is viable and growing. Rieke stated his only questions would be traffic flow going in and out of the facility. He suggested reviewing the site play and designating a drop off area. The current plan illustrates parking adjacent to the entrance of the facility and if that were relocated the site would appear to be safer. Cobb asked who owns the properties on either side of the property. Weyrens stated that both are owned by Bruce Gohman, but Honer utilizes one of the parcels for his business. Cobb noticed that since the December 1, 2014 Page 2 of 3 barriers in front of McDonalds have been put up, there is the potential for increased traffic flow in that area. Austin stated that he is still working out of the building and estimated that since McDonalds the traffic increase is 7 or 8 cars per day. Most vehicles utilize CR 133. Dullinger stated she does not have a problem with the use in the proposed location. She feels it could benefit those trying to find a daycare close to home and work. Dullinger state that she would have more concern about the storage units and questions whether storage units and child care are compatible uses. She stated that usually child care facilities want to monitor and limit the amount and type of traffic, limiting traffic to only those using the facility. With a storage facility the persons accessing the site could be varied. Austin stated that there is part of the building used for truck storage and is unsure of the intent of the new owners. Killam questioned if the EDA had input on the proposal before the Planning Commission. Weyrens stated that the EDA had been working with Little Saints to find a new facility and they have not stated any concerns. Rieke questioned if the Planning Commission could rezone the neighboring property B2, Highway Business at this time. Weyrens stated that rezoning does require notification and at this time the only notification was to the property under discussion. Dullinger reiterated that she does not see safety concerns with the request. Being the business is a daycare, it is meant for younger children, and a drop off zone is not needed as parents generally walk their children inside the facility. Dillinger's only concern is the storage facility and the possibility of another renter/business being on the same property as the daycare. Cobb requested more explanation regarding the purpose of the storage building. Dwight Pfannenstein, Little Saints Academy approached the Commission in response to Commissioner Cobb's question. Pfannenstein stated that when Little Saints looked at the property it was decided to keep the existing buildings and remodel them for their use, which occupied two of the buildings. The third building on the site is currently used for storage and rather than raze the building, they would like to continue to utilize the facility. The facility currently has eight bays and they intend to allow staff of Little Saints to use the facility. The storage facility will be upgraded as well to match the new exteriors on the other two buildings. The main goal at this time is to secure a site for Little Saints so remodeling can begin and they can occupy the new space in 2015. Weyrens suggested having the PUD limited to only allow the 8 storage spaces to be used for the purposes of running Little Saints Academy. Pfannenstein stated that that could be a possibility. Right now their main concern is to utilize the buildings that are there in the best way they can. Cobb questioned if there are any public utility concerns they should be made aware of. Weyrens stated that there are no concerns with the public utilities. What needs to be decided is whether to relieve the applicant of curb and gutter requirements, provided the draining is taken care of. Wick stated that after speaking with a civil engineer, he was advised that the space would be easier to manage if no curb and gutter were added. Dullinger asked how storm water would be treated to which he stated it would be on site and drained towards the wetland area. Rieke questioned if a rain garden would be a possibility as he thinks it would be a smart idea. Weyrens stated that there are plans that still need to be completed. Weyrens added that those plans regarding the storm water and drainage will be reviewed by the City Engineer. The Planning Commission can agree to leave the curb and gutter out pending approval by the engineer. December 1, 2014 Page 3 of 3 Hausmann made a motion to recommend the City Council rezone the property located 545—8th Ave NE, adjacent to CR 133 from I, Industrial to B2, Highway Business.The motion was seconded by Schultz passed unanimously by those present. Rieke stated he did overlook the fact that parents will be bringing their children into the facility rather than a drop-off system. Rieke raised a concern about cars having to back up after dropping their children off, rather than being able to drive all the through. Weyrens added that there are no regulations on parking for daycare facilities so the Planning Commission can decide whether traffic flow is more important or parking. Dullinger suggested having staff parking in the areas where backing up into incoming traffic would be a concern. Rieke made a motion to recommend the City Council approve the Commercial PUD Development to include child care, commercial kitchen and storage contingent upon preparing final submittal plans that provides for following; storm water management, parking area that is compatible with the potential extension of Elm St E, and that any change to the use of the storage unit must come before the Planning Commission for approval. The motion was seconded by Dullinger and passed unanimously by those present. Council Liaison Report: Schultz reported that the Township and City met to discuss two development requests for rezoning. There are issues regarding transportation road issues, lot sizes, and access to the lots. The developers met again with staff and members of the board to discuss further options and the developer is working on providing additional materials. Rieke stated he was unable to attend the last City Council meeting. He asked what happened with the billboard ordinance. Schultz stated that the City Council removed billboards from the Ordinance. Off- premise and pylon signs are allowed with max heights at 20 feet. Rieke added that the Planning Commission is a recommending body and the City Council has the right to accept or change their recommendation. Rieke asked if there will be any adjustments for the Planning Commission due to the election results. Schultz responded that there will be changes. Cobb will finish up his term and will serve until a replacement is found. Both Schultz and Killam are unable to be on the Commission due to both being on the Council. Schultz added he will need to discuss it with Dullinger regarding her seat on the Commission as well. Adjourn: As the agenda had been completed, Killam adjourned the meeting at 6:45 PM. / J ,• WeyXns inistrator THIS PAGE INTENTIONALLY LEFT BLANK