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HomeMy WebLinkAbout1997 [11] Nov 03 Pursuant to due call and notice thereof the Planning Commission for the City of S1. I Joseph met in regular session on Monday, November 3, 1997 at 7:00 p.m. in the St. Joseph City Hall. Members Present: Chair Hub Klein. Commissioners S. Kathleen Kalinowski, Marge Lesnick, Linda Sniezek, Dan Nierengarten, Kurt Schneider. Council Liaison Cory Ehlert. City Attorney Tom Jovanovich. Deputy Clerk Judy Weyrens. Others Present: Mark Lambert, Mike Deutz, Nancy McDarby, Madeline Beaumont, Tim Weisbrich, Tom Moore, Bob Wahlstrom, Ellen Wahlstrom, Chad Carlson, Jim Graeve, Greg Kacures, Valeria Roeder, Elmer Reber, Bruce Ostendorf, John Dube, Jerry Klaphake, Jerry Baggenstoss, Betty Baggenstoss, Steve Johnson, Ken Twit, Mary Generous. Roske Plat. City & Township of St. Joseph: Chair Klein opened the hearing at 7:00 p.m. and requested the hearing notice be read. The Planning Commission for the City of S1. Joseph shall conduct a public hearing on Monday, November 3, 1997 at 7:00 p.m. in the City Hall. The purpose of the hearing is to consider a preliminary plat for the Roske Addition. The proposed plat is located adjacent to County Road 75 North of Minnesota Street between 3rd Avenue NE and County Road 133; containing approximately 11.07 acres. That part of the Northwest Quarter of the Southwest Quarter (NW 114 SE 114) of Section Ten (10), Township One Hundred Twenty-four (124) North, Range Twenty-nine (29) West, Stearns County, Minnesota, being more particularly described as follows: Commencing at the Northwest corner of said Northwest Quarter of the Southeast Quarter (NW 114 SE 114); thence North 89 degrees 29 minutes 58 seconds East, assumed bearing, along the North line of said Northwest Quarter of the Southeast Quarter (NW 114 SE Y..), a distance of 371.00 feet; thence South, parallel with the West line of said Northwest Quarter of the Southeast Quarter (NW 114 SE Y..) a distance of 116.13 feet to the point of beginning of the parcel to be described; thence continue South, parallel with said West line of the Northwest Quarter of the Southeast Quarter (NW Y.. SE 114), a distance of 236.95 feet to the northerly right-of-way line of Minnesota Street (formally Minnesota State Trunk HighvlaY Number 3 and United Stated Trunk Highway Number 52); thence South 85 degrees 11 minutes 57 seconds West, along said northerly street right-of-way line, a distance of 140.06 feet, thence North, parallel with said West line of the Northwest Quarter of the Southeast Quarter (NW 114 SE Y..), a distance of 242.16 feet; thence North 87 degrees 19 minutes 46 seconds East, a distance of 139.73 feet to the point of beginning. Together with that part of the Southwest Quarter of the Northeast Quarter (SW Y.. NE Y..) of Section Ten (10), Township One Hundred Twenty-four (124) North, Range Twenty-nine (29) West, Stearns County, Minnesota being more particularly described as follows: Commencing at the Southwest corner of said Southwest Quarter of the Northeast Quarter (SW 114 NE Y..); thence North 89 degrees 29 minutes 58 seconds East, assumed bearing, along the South line of said Southwest Quarter of the Northeast Quarter (SW Y.. NE 114), a distance of 371.00 feet to the point of beginning of the parcel to be described; thence North parallel with the West line of said Southwest Quarter of the Northeast Quarter (SW 114 NE 114), a distance of 318.82 feet to the southerly right of way line of County State Aid Highway Number 75 (formerly United States Trunk Highway Number 52); thence South 88 degrees 45 minutes 05 seconds East, along said southerly right of way line, a distance of 418.18 feet; thence easterly along said southerly right of way line and along a tangential curve concave to the South having a radius of 11384.16 feet, a central angle of 02 degrees 13 minutes 10 seconds, 440.98 feet; thence South 42 degrees 54 minutes 56 seconds East along said Southerly right of way line, a distance of 131.23 feet to the East line of said Southwest Quarter of the Northeast Quarter (SW 114 NE 11.4); thence South 00 degrees 04 minutes 23 seconds West, along said Eat line of the Southwest Quarter of the Northeast Quarter (SW 11.4 NE Y..), a distance of 37.17 feet to the northeast corner of the parcel described in Deed Document Number 350944 thereof on file and of record in the Office of the County Recorder, Stearns County, Minnesota; thence South 89 degrees 29 minutes 58 seconds West along the North line of said parcel described in Deed Document 350944, a distance of 290.41 feet to the northwest corner of said parcel described in Deed Document Number 350944; thence South 00 degrees 04 minutes 23 seconds November 3,1997 Page lofl0 · West, along the West line of the parcel described in Deed Document Number 350944 and along the West line of the parcel described in Deed Document Number 321987 thereof on file and of record in the Office of the County Recorder, Stearns County, Minnesota a distance of 150.00 feet to said South line of said Southwest Quarter of the Northeast Quarter (SW % NE %); thence South 89 degrees 29 minutes 58 - seconds West, along said South line of said southwest Quarter of the Northeast Quarter (SW % NE %), a distance of 657.41 feet to the point of beginning. Together with that part of the Southwest Quarter of the Northeast Quarter (SW % NE %) and that part of the Northwest Quarter of the Southeast Quarter (NW % SE %) of Section Ten (10), Township One hundred Twenty-four (124) North, Range Twenty-nine (29) West, Stearns County, Minnesota, being more particularly described as follows: Commencing at the Southwest corner of said Southwest Quarter of the Northeast Quarter (SW % NE %), said point also being the point of beginning of the parcel to be described, thence North assumed bearing along the West line of said Southwest Quarter of the Northeast Quarter (SW % NE %), a distance of 330.15 feet to the Southerly right of way line of County State Aid Highway Number 75 (formerly United States Trunk Highway Number 52); thence South 88 degrees 45 minutes 05 seconds East, along said southerly highway right of way line, a distance of 371.06 feet; thence South parallel with said West line of the Southwest Quarter of the Northeast Quarter (SW % NE %), a distance of 318.82 feet to a point that is North 89 degrees 29 minutes 58 seconds East, along the South line of said Southwest Quarter of the Northeast Quarter (SW % NW %), à distance of 371.00 feet from said Southwest corner of the Southwest Quarter of the Northeast Quarter (SW % NE %); thence continue South parallel with said West line of the Southwest quarter of the Northeast quarter (SW % NE %) and also parallel with the West line of said Northwest Quarter of the Southeast Quarter (NW % SE %), a distance of 116.13 feet; thence South 87 degrees 19 minutes 46 seconds West a distance of 139.73 feet; thence South parallel with said West line of the Northwest Quarter of the Southeast Quarter (NW % SE 14) a distance of 242.16 feet to the northerly right of way line of Minnesota Street (formerly Minnesota State Trunk Highway Number 3 and United States Trunk Highway Number 52); thence South 85 degrees 11 minutes 57 seconds West, along said northerly street right of way line, a distance of 30.11 feet; thence North parallel with said West line of the Northwest Quarter of the Southeast Quarter (NW % SE %) a distance of 198.00 feet to the easterly extension of the northerly lines of the parcels described in Deed Document Numbers 213025, 188750 and 184595 thereof on file and of record in the Office ofthe County Recorder, Stearns County, Minnesota; thence South 85 degrees 11 minutes 57 seconds West, along said easterly extension and the northerly lines of said parcels described in Deed Document Numbers 213025, 188750, and 184595, a distance of 202.10 feet to the northwesterly corner of said parcel described in Deed Document Number 184595, said point also being on said West line of the Northwest Quarter of the Southeast Quarter (NW % SE %); thence North along said West line of the Northwest Quarter of the Southeast Quarter (NE % SE %), a distance of 183.00 feet to the point of beginning. Together with that part of the Northwest Quarter of the Southeast Quarter of Section 10, Township 124 North, Range 29 West, Stearns County, Minnesota described as follows: Commencing at the northwest corner of said Northwest Quarter of the Southeast Quarter (NW % SE %); thence North 89 degrees 29 minutes 58 seconds East, assumed bearing, along the north line of the said Northwest Quarter of the Southeast Quarter (NW % SE %), a distance of 371.00 feet to the actual point of beginning; thence south 00 degrees 00 minutes 00 seconds West a distance 353.00 feet to the northerly right of way line of Minnesota Street (formerly Minnesota State Highway Number 3 and U. S. Highway Number 52); thence North 85 degrees 11 minutes 57 seconds East, along said right of way line, a distance of 21.00 feet; thence North 00 degrees 50 minutes 07 seconds West a distance of 351.42 feet to a point on the north line of the said Northwest Quarter of the Southeast Quarter (NW % SE %) said point being 15.80 feet easterly, as measured along said north line, of the point of beginning; thence South 89 degrees 29 minutes 58 seconds West along said north line, a distance of 15.80 feet to the point of beginning. Ehlert spoke on behalf of the City. He stated City and Township Officials have worked together to develop the plat before the Commission. The Plat has been designed with one large lot on the east side of 4th Avenue NE. Both jurisdictions have agreed to one lot allowing for the best development of the property. The property can be subdivided at a later time to accommodate businesses as they develop. November 3, 1997 Page 2oflO Weyrens presented the letters of preliminary plat review from the Steams County . Engineer and the St. Cloud Area Planning Organization. Neither letter indicated any major concerns. The Steams County Engineer clarified that the County will not grant - any additional ingress or egress from County Road 133 or County Road 134. As Wahlstrom's property abuts the Roske Plat, Kalinowski questioned the action of the City Council with regard to the zoning of the Wahlstrom property. Ehlert responded that the property was zoned R-1, single family. Kalinowski made a motion to recommend the Council approve the preliminary plat of the Roske property as presented. The motion was seconded by Sniezek and passed unanimously. The hearing closed at 7:20 p.m. Minutes: Lesnick made a motion to approve the minutes of August 29, September 9 and October 13,1997. The motion was seconded by Nierengarten and passed unanimously. Tattoo Ordinance: Kalinowski presented an article from the St. Cloud Times in which the City of St. Cloud needed to make some revisions to the Tattoo Ordinance. Council Liaison Reports: Ehlert responded that the Council discussed the Sign Ordinance as it relates to the proposal of Gary Schroeder and if he needed a variance to proceed with signing his name on the building. The City Attorney indicated that the sign would exceed the maximum sign requirements and a variance would be required. The Mayor discussed the need to update the Ordinances and the Planning Commission needs to establish a schedule for completion. Kalinowski questioned the Council reaction to changing the zoning of the Scherer property. Ehlert responded that the Council perceived it was spot zoning and it did not receive the required majority of the entire council to pass. Ehlert stated that the Council discussed the possibility of rezoning the mobile home park as General Business. The other area of discussion was the wetlands near the Maintenance Facility. Chair Klein stepped down from his chair at which time Kalinowski resumed his chair. North Park 3rd Addition Preliminary Plat and RezoninQ. Mark Lambert: Vice Chair Kalinowski opened the hearing at 7:35 p.m. and requested the hearing notices be read. The Planning Commission for the City of St. Joseph shall conduct a public hearing on Monday, November 3, 1997 at 7:30 p.m. in the City Hall. The purpose of the hearing is to consider a rezoning request for North Park Third Addition. The property is currently zoned Agricultural and the petitioner is requesting to rezone the property R-3 to allow the construction of an apartment complex. The property is located between North Street and the Railroad right of way. The property owner is also requesting approval of the preliminary plat of North Park 3Td Addition. Novemher 3, 1997 Page 30flO I The property is legally described as: That part of the following described right of way which lies east of the northerly extension of the east line of Block 2, Loso's 6th Addition, according to the recorded plat thereof, City of St. Joseph, Stearns County, Minnesota, to wit: That portion of the Burlington Northern and Santa Fe Railway Company's (Formerly Great Northern Railway Company) right of way, situated in the NW % of Section 10, Township 124 North, Range 29 West of the Fifth Principal Meridian, Stearns County, Minnesota, lying Southwesterly of a line drawn parallel with and distant 50.00 feet Southwesterly, as measured at right angles from said Railway Company's Main Track centerline, as now located and constructed, and lying Northeasterly of the Northerly line of North Street, according to the recorded plat of Sf. Joseph, Minnesota, bounded on the West by the Northerly extension of the East line of Lot 14, Block 2 of Loso's 6th Addition of Sf. Joseph, and bounded of the East by the Northerly extension of the East line of Railroad Street, according to the recorded plat of Sf. Joseph, Minnesota. The request for rezoning has been submitted by Summit Management, Mark Lambert, 101 East 5th Street, Suite 910, St. Paul MN 55101. Mark Lambert spoke on his own behalf. Lambert stated that in his opinion he has spent a fair amount of time discussing his development plans with the Planning Commission. He stated that in 1994 he constructed and opened the Campus Park Apartments. After the units were opened, he discovered he needed additional parking to accommodate the needs of his tenants. At that time he reviewed the adjoining property in hopes of a resolution to the parking problems. He stated that he contacted the City to request parking near the water tower and the request was denied. At that time he began talking to the Railroad and negotiated a lease to park cars on a portion of railroad right of way. During the negotiations to lease the property for a parking lot, he discovered the property is for sale and began working on a purchase agreement to secure the property. Lambert stated that in April he entered into a binding, non- contingent purchase agreement with the Railroad. Lambert presented a survey of the property purchqsed and stated that his reasons for platting are two fold. One, it is Lambert's opinion that he owns the property under College A venue and is concerned that he could be held liable should an accident occur on this property. Upon platting of the property, Lambert would turn this property over to the City or County. Lambert stated this as his primary reason for the platting. Secondly, he would like to construct an additional overflow parking lot. While parking currently is allowed on this property, he would like to improve the parking lot to meet the standards as stated in the St. Joseph Code of Ordinances. Lambert stated that he was encouraged by the Mayor and Council to present his development plans as a complete package. Therefore, he made application for the platting of North Park 3rd Addition and a rezoning request to designate the property as R-3, Multiple Family. Lambert stated that he does not have any immediate plans to construct a rental facility, but does have the desire to construct a parking lot. Lambert stated that he had a chance to review the letter from the City Attorney and does not agree with all the comments. At this time Lambert stated that because of the controversy concerning the proposed rezoning, he is officially withdrawing his request November 3, 1997 Page 40£10 for rezoning and is requesting the Planning Commission to act only on the platting I request. Mike Deutz questioned the City Attorney if the Planning Commission were to approve the plat without a development plan, would that action grant the property owner additional rights in the future. City Attorney Tom Jovanovich stated that in his opinion it may provide for additional rights in the future. However, the Planning Commission in approving the plat could place restrictions on the development or provide a statement that by approving the preliminary plat the Planning Commission or City is not making any decision with regard to development of the property. Additionally, the statement could include language that the proposed plat does not meet the requirements of the Ordinance for Multiple Family and the property could not be developed as such. Lambert stated his objection to a statement prohibiting R-3 development on this property and stated he has withdrawn his request for rezoning and does not feel the Commission has the right to make findings on this issue. Jovanovich stated that typically a plat is approved with a purpose and is not sure it is in the City's best interest to approve a plat without a plan. The development plan for a plat determines such items as roads, access, utilities and drainage. Jovanovich also stated it is his opinion that Mr. Lambert is not responsible for accidents that occur on College Avenue on the property purchased. Lambert can dedicate that portion of the parcel to the County without going through a platting process. Commissioner Lesnick questioned the following: 1) Current ownership of the property; 2) Why the plat indicates the property is zoned General Business Lambert responded that he has a non-contingent, binding purchase agreement with the property owner. Technically the property is owned by the Railroad. He stated that he had the opportunity to have the property platted before final execution of the purchase agreement. If ownership is a barrier, Lambert stated that he will make arrangements to purchase the property tomorrow. As far as the zoning classification listed on the preliminary plat, he was uncertain as to why the sUlveyor listed General Business and understands the property is currently zoned Agricultural. Jovanovicn stated that the property owner is required to make application for plat approval and the City Council could not approve without such a signature. The proper signatures would be required before the final plat would be considered by the City Council. Lambert discussed the proposed Wobegon Trail and the impacts of his development on it. He stated that it is his opinion there is still plenty of room for the trail adjacent to his property. Additionally, he is willing to work with the City to allow parking for persons using the trail in the summer months. Nierengarten responded that he understands the Trail will be used year round with snowmobiling in the winter months. Further, larger parking facilities will be needed to provide for snowmobile trailer parking. November 3, 1997 Page 50f10 I When questioned as to why he needed additional parking for his existing development, Lambert responded that more tenants have vehicles than originally planned. He stated that when the building was designed three parking stall were provided for each unit. However, when the students moved in the average cars per unit was 3.5 The additional parking would not only be used by the tenants, but visitors as well. Lambert reiterated that he has withdrawn his R-3, Multiple Family rezoning request and is only seeking approval for the preliminary plat. Also, he did not feel that ownership of the property should make any difference to the City. He stated that he will own the property regardless of the outcome of this meeting and if the City is investigating purchasing or condemning~they will need to name him in that action. Lambert also commented on the letter presented to the Planning Commission by Dale Victor of Sunset Manufacturing. In the letter Victor expressed his opposition to the proposed plat and rezoning. Further, Victor offered to assist the City with purchasing the above described property. After the property is purchased it could be designated for Park use. Lambert cautioned the Planning Commission regarding Mr. Victor's motives as Victor's business property abuts the property in question. Commissioner Lesnick discussed the letter of City Engineer Joe Bettendorf and read the following extract: The Water tower was constructed on North Street in 1993 in a location specifically designed to provide sufficient clearance around the tower for aesthetic purposes and future maintenance. It was assumed at the time that the railroad property to the north would remain vacant, or would become available to the City in the future if the railroad decided to sell. We have a light pole for the tower located on the property by permit from the railroad. To my knowledge we have not received any formal notice to date that the permit will be revoked due to sale of the property. Lesnick stated that based on information from the City Engineer she could not support the rezoning or platting. The City has been looking at this site since 1993 and had discussions with the railroad and even went through the process to secure an easement one of the lights. Lambert responded that he is willing to work with the City with regard to the water tower light. Lambert also stated that he was of any negotiations between the City and the Railroad. Lambert also stated that it is his opinion that the City was aware of his intentions and had the opportunity to work with him on his over flow parking needs. Jovanovich again clarified that it is unusual to have a plat approved without a development plan. The platting process allows the Planning Commission and Council to have input on roads, infrastructure and have some assurance the development can meet the requirements of the Ordinance. Also, the plat presented to the Commission has not been signed by the owner. The Council could not approve the final plat without the proper signatures. Further, if the motive for plat approval is to relieve Mr. Lambert of potential liability for a portion of College Avenue, that can be done through other methods. The property does not have to platted to do such. Commissioner Schneider requested Jovanovich to clarify the ownership issue on College A venue and if the Planning Commission was required to take action. November 3, 1997 Page 6 of 10 Jovanovich responded that while Burlington Northern owns the land on College Avenue, it is I subject to the easement of the County and will not affect the plat. The use of the property is subseNient to the easement rights of the County. Lambert disagreed with Jovanovich and felt that he would be responsible for accidents and again requested the Commission to consider and approve his plat. He stated that it is his opinion that Cities and Counties are immune from lawsuits but private parties are not. Lesnick again stated that she cannot approve a plat without a development plan. In her opinion the property is not suited for R-3 development. Jovanovich concurred with Lesnick and stated the property does not meet the minimum lot requirements of R-3, Multiple Family zoning. Lambert questioned Commissioner Lesnick if she has a conflict of interest as it is his understanding that her husband has leased property with Mr. Mike Deutz. Lesnick responded that her husband is not currently leasing property from Mr. Deutz and she is unaware of any conflicts. Jerry Baggenstoss questioned how close the proposed parking will be to the water tower at which Lambert responded that he will be at least 200 feet back. Baggenstoss stated that the parking is currently closer than 200 feet. Lambert stated that he has not laid out the proposal and at this time could not give exact distances or how far north the proposed parking will extend. Jim Graeve questioned if Mr. Lambert has any reason to be before the Planning Commission if he has withdrawn his request for rezoning. Deutz clarified that the - hearing is required because of the proposed plat. Graeve questioned if additional rights would be allowed Mr. Lambert if the plat were approved without a plan. Jovanovich responded that if the Planning Commission were to approve the preliminary plat of North Park 3rd Addition a condition could be attached that the Planning Commission is making no recommendation that the property be zoned R-3 and based on the information before the Planning Commission it could not be R-3 as it does not meet the minimum requirements of the Ordinance. Lambert objected to the restriction of the R-3 and stated he has withdrawn his request for R-3 and it should not be a point of consideration. Jovanovich restated his alternative to include that as the request for rezoning has been with drawn, by approving the plat the Planning Commission is in no way stating the property can be used for multiple family or is suitable for multiple family dwellings. EDA Director Chad Carlson reiterated the points of Commissioner Lesnick with regards to the errors on the preliminary plat (incorrect zoning classification and lack of property owner signature) and questioned how the Planning Commission could recommend approval with such errors. Lambert acknowledged the error of zoning classification and stated that there was some confusion as to the correct zoning of the property. He was uncertain as to where the sUNeyors received their information. As far as property ownership, he stated that he can Novemb?r3, 1997 Page 70f10 I make final arrangements for purchase tomorrow. Lambert also stated that is was his understanding that the purpose of the plat is to discuss possible uses for the property and changes that would need to be made. He is-requesting plat approval so a parking lot can be constructed. Jovanovich responded that the property does not need to be platted for construction of a parking lot and the road issue is between the County and Mr. Lambert- not the City. Lambert responded that he would be willing to discuss the matter further with City Attorney John Scherer. Commissioner Nierengarten questioned Lambert on a proposed land swap. Nierengarten stated that when Lambert contacted him by telephone he indicated that he was working with the Mayor on a land swap. Nierengarten questioned Lambert how that proposed land swap would affect the proposal before them. Lambert responded that he has been working with the Mayor on this issue and would not like to discuss them at this time. Lambert stated that he understood the proposal for R-3 would be controversial, therefore he withdrew his application. Lambert stated that in his opinion he is a good landlord and is helping the City by cleaning up the residential neighborhoods. The concept behind the proposed site is the remote location of the property and they are less likely to interfere residential neighborhoods. He is currently land-locked and needs additional property. He is in the business of student rental and if more units are built in St. Joseph he wants to be the builder. Lesnick stated that when Lambert contacted her by telephone he indicated that he was land-locked and needed additional property for housing. Therefore, it is her understanding the primary reason for the plat approval is additional housing. She again stated her opposition based on the letters received from the City Attorney, City Engineer, Stearns County Engineer, and St. Cloud Area Planning Organization. Mike Deutz questioned Ehlert as to the opinion of the City Council on the proposed plat. Ehlert stated that the Council has not discussed the plat. However, the Mayor has been reporting on discussion with the Railroad requesting additional crossings and progress reports on the proposed trail. Commissioners discussed the letter of Fire Chief Dave Theisen. The letter expressed concern that sprinklers be installed in the building and also questioned fire access. Kalinowski stated that if the parking is placed on both sides, the fire fighting ability will be impaired, causing a safety hazard. Lambert stated that he would like the opportunity to review the plans with the Fire Chief and he is willing to work with the City. The Commission questioned Lambert as to his motivation for receiving preliminary plat approval. Lambert responded stated that his primary reason for plat approval is release from liability with regard to College Avenue. Jovanovich again stated that it is his understanding that Mr. Lambert would not be responsible for the small section of College Avenue. Jovanovich stated that it is not uncommon for road beds or sections thereof to be privately owned. Jovanovich stated that he senses a certain amount of mistrust and it may behoove the November 3, 1997 Page 8oflO Planning Commission to table the matter for one month. During this time the Council, I Planning Commission and Mr. Lambert can continue negotiations and may come up with an alternative plat. He stated that he discussed his development plans with the Mayor and is acting as advised. Lambert stated that if the Planning Commission does not wish to deal with this issue, then they should refer the matter to the Council. Schneider stated that it was his understanding that the City would purchase the railroad property and it would become part of the Wobegon Trail. Schneider stated that Lambert is doing a good job with his rental units, and his performance as a landlord has no bearing on the issue before the Commission. Lambert stated that he was unaware the City was negotiating with the Railroad, but competition happens every day. The fact is that he owns the property and has a development application before the Planning Commission. Lambert stated that he is aware that currently he cannot place a buifding on the property. Lambert stated that if he needs to enter into discussions with the City regarding his proposal, he would like to proceed immediately. Jovanovich stated the Planning Commission can continue the hearing at a later time. He also stated that plats are typically approved for a specific reason with taking into account road needs and infrastructure placement. If the Commission recommends approval of the plat, it is being done so without a known use. The proposed layout does not fit the current Ordinances. Jovanovich again expressed his concern on approving a plat without a known use. Ehlert questioned why Lambert would purchase the amount of property he did for a parking lot. Lambert responded that he is in the student rental business and if anyone is going to build additional housing he would like to be the developer. Valeria Roeder questioned why Lambert was surveying on the West side of County Road 2. Lambert stated objection to the line of questioning and stated he appeared before the Commission for a preliminary plat. Lambert requested the Commission either deny or accept the plat and allow him to proceed to the Council. Ken Twit stated that he could not approve a plat without a purpose and in his opinion there is no point in moving forward. Lambert stated that if the Commission needs a purpose for the plat, he will re-submit a development plan for a parking lot. Kalinowski questioned Lambert if the Planning Commission would not approve the plat, would he be able to use the property. Lambert responded that he can still use the property for parking, but would like to dedicate the portion of College Avenue to the appropriate agency. -~ There being no additional testimony or comments, Lesnick made a motion to recommend to deny the preliminary plat of North Park 3rd Addition based on the following: N""ember3, 1997 Page 9 oflO · The City Attorney has provided testimony that a plat should have a purpose before approval is granted. (The petitioner withdrew his development request) · The petitioner has stated that he can use the property for the intended use without the property being platted. Therefore the City is not imposing any hardship on the property owner. · The City has received letters from the City Engineer, Stearns County Engineer, and St. Cloud Area Planning Organization expressing concerns if the property were platted and developed. The motion was seconded by Sniezek and passed unanimously. The hearing was closed at 8:45 p.m. Lambert questioned Jovanovich if he presented the City with a deed to the County if the Council would accept that for documentation to split the parcel. Jovanovich advised Mr. Lambert to discuss the matter with the Stearns County Highway Department. Ordinance Update: The Commission discussed the Council directive to update the Zoning Ordinances and the need to establish a schedule for such. The Commission requested authorization to conduct an additional meeting each month to begin the - process of updating the Ordinances. Carlson reported that the EDA Board is requesting to have input when reviewing sections that pertain to Commercial or - Industrial Development. Wahlstrom and Graeve requested that citizens be aHowed to have some input and the Planning Commission should notify residents what sections of the Ordinance are being reviewed at each meeting. Pending Council approval, the Council established a special meeting for Monday, November 17 to review pages 70 - 94 of the St. Joseph Code of Ordinances. The meeting was adjourned at 9:05 p.m. with a motion by Nierengarten; seconded by Sniezek. The motion passed unanimously. ~i~~ . udy Weyrens Deputy Clerk I November 3, 1997 Page 10 oflO 25 P,.,ag .,.d. 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