HomeMy WebLinkAbout2001 [02] Feb 05
Jo.
. CITY OF ST. JOSEPH
21 First Avenue NW
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-7201
Fax: 363-0342
.. St. Joseph Planning Commission
City Hall
February 5, 2001
7:00 p.m.
MAYOR
Kenneth J. Hiemenz
Call to Order
CLERK!
ADMINISTRATI)R New Business:
Cari Schmidt
7:00 P.M. Site Plan and Landscaping Review
COUNCILORS · Spring Green -Business Park
Bob Loso
¡(lert 7:30 P.M. Rental License Review
It · Tim Borresch
Mary Niedenfuer · P & L of St. Joseph
8:00 P.M. Zoning District Map Review
· Discussion of Process
· Next Steps
· Public Input Meeting Date
Approval of Minutes:
January 8, 2000
Adjourn
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. CITY OF ST. JOSEPH
MEMORANDUM
21 First Avenue NW
P.O. Box 668, To: Planning Commission Members , ~
St. Joseph, MN 56374 From: Chad A. Carlson, Planning Commission Secretary\ \~
(320) 363-7201 '.I
Fax: 363-0342 Date: 1/31/01 .
Ilk RE: Planning Commission Meeting Info
lIiIU ~
MAYOR Sprin2 Green Site Plan Review
Kenneth J. Hiemenz Spring Green is a lawn care company currently located on CR #74 in St. Cloud. Spring
Green has purchased Lot I, Block 5 of the Buettner Business park in order to construct 4,200
square foot warehouse and office facility. The facility will be used to house equipment and
=LER!<J office personnel. The remaining lot will be used for expansion. With this business, there
A(}MINISTRATOR won't be any smoke, noise, odors, vibrations, ordother impacts that will be detrimental to the
Cari Schmidt health, safety and general welfare of the community. A landscape plan and site plan have
been submitteq. As required by Ordinance 52.23 Subdivision 8, the Planning Commission
must approve items a through c.
COUNCILORS
Bob Loso The use is permitted within the Light Industrial District, landscaping will be completed and
.lert the Business Park Covenants have been met. There aren't any additional requirements
It needed on this property.
Mary Niedenfuer
Rental Licens~ Review
,
As stated in Ordinance 55.11 Subdivision 1, the Planning Commission is required to review
and approve all new rental licenses prior to issuance.
1) Tim Borresch - 12 3rd Avenue NW - this property was rezoned to R-3 by the City
Council in January. Mr. Borresch is requesting a rental license.
2) P&L of St. Joseph - 20 College A venue North - this property was transferred from
Mark Zimmer and application for a rental license is being requested by P&L of St.
Joseph.
I have enclosed a zoning map of the City and highlighted the two properties. Your task is to
ensure the proposed rental use ofthe property complies with the requirements of the St.
Joseph Zoning Ordinance and other ordinances of the City.
Zonin2 District Map Review
As requested by the City Council, the Planning Commission is to review the Zoning ofthe
Community and identify areas that may be suited to R-3 Multi Residential. I believe
discussion needs to take place to determine an outline of the process .and how to proceed
with the project. We should have plenty of time to discuss this item.
. If you have any questions, please give me a call. Thank you..
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. Unofficial Minutes - Planning Commission
Pursuant to due call andnotiœthereof, ~ Planning Commission met in regular session on Monday, January 8,
2001 at 7:00 p.m. in the St. Joseph City Hall.
Plannine: Commission Members Present: Commissioners Marge Lesnick, S. Kathleen Kalinowski, Mike Deutz,
Jim Graeve, Gary Utsch, Kurt Schneider, AI Rassier.
Others Present: Gladys Schneider, Jim Hardwick, Tim Borresch, John B. Rassier, Jody Terhaar, Mary Ann and
Ben Poepping, Don Schneider, S. Marium Ardolf, John and Marie Krebsbach, Ted Schmid.
Election of2001 Officers
Election of Chair of the Plarming Commission and Deputy Chair of the Plarming Commission were held. Lesnick
nominated Utsch as Chair and S. Kathleen Kalinowski as Deputy Chair. Commissioner Schneider seconds the
nomination. There was no discussion on the motion.
The motion passed with the following vote:
Ayes: Kalinowski, Lesnick, Schneider, Dtsch, Graeve, Rassier
Nays: None
Swearine: in of pfficials
Commissioner Mike Deutz took his oath of office.
Ae:enda Approval
S. Kalinowski motions to approve the agenda for the session. Seconded by Lesnick.
The motion passed unanimously.
. Borresch/Schn~ider Rezonine: Request
Tim Borresch aQd Dale Schneider have submitted a petition to the Planning Committee to rezone Lot 8, Block 7 of
Section 10, and Lot 9-, Block 7 of Section 10 both of Township 124-, Range-29-ofthe Townsite of St. Joseph, from
R-l (single family) to R-3 (multiple family) status. The petitioners have met the requirements of the City of St
Joseph and signatures have been submitted as follows:
'!r 1) 50% of the property owners requesting the rezoning have signed the petition, and
'l1- 50% of those property owners within 350 feet of the proposed change have signed the petition.
\ Borresch resides acrØS&the street and adds- he would be able to- menitor the renters as well as provide necessary
maintenance immediately (which includes small modifications initially). He adds it would not necessarily be
student housing and that there are several people older than student age looking for rental housing. He also stresses
there is no plan for a future apartment building as had been previously discussed.
Commissioner Graeve feels if the property were changed it would be spot zoning. He is concerned about the future
ofthe site if it is changed to R-3. Commissioner Graeve states ifBorresch sells the property it could change to
apartment housing.
Elaine Niehaus adds there is a market for rental housing in the area. Rental housing is needed not only for students,
but also for famiUes, and others who are not ready to buy a house.
Commissioner ~ssier states changing the zoning fi"om R-l to R-3 would not be spot zoning due to the fact there are
R-3 properties adjacent to-the petitiooedproperty.
Ben Poepping adds Borresch is an excellent neighbor who would be sure to control the renters. Poepping adds that
there would not be enough room for an apartment building. ~
/&c..sSie (L , ¿etZ-
. Jack ~ adds Borresch is an excellent neighbor and would do good work with the property. -¥also states an
apartment building should be cautioned against.
January 8, 2001 Minutes
. Commissioner Schneider comments we may want the area zoned R-3 in the future. Since it is zoned R-3, does not
mean bad development. If it is zoned R-3 it could be turned into other types of uses, such as senior housing,
playgrounds, and churches. Future development of the-land would have to go through the Planning Commission and
therefore the proposal would have to be approved by the City.
At Commissioner Rassier's request Commission Secretary Carlson clarifies the piece of property being discussed.
He also showed surrounding zoning classifications stressing the property to the East is currently zoned R-3.
Jim Hardwick states the Commission should provide a city plan which determines where single families, elderly,
and students are to live in the community and zone appropriately.
Cory Ehlert states the new zoning ordinance didn't go through the Plarming Commission. The Commission should
review any future changes. He further suggested the idea of making a Variance to the Ordinance to allow non-
owner occupied rentals. Carlson stated that Variances are only allowed to be considered against measurements of
Ordinances, such as setbacks, squarefuotage; height, etc; A Varianœ to the Ordinance is not an option. Carlson
stated that the City could amend the R-l District by adding non-owner occupied rentals under a Conditional Uses.
Gladys Schneider questions when the R-l zoning ordinance had been passed. Commissioner Graeve concludes
about three months. He states Borresch could be grandfathered in ifhe had bought the property before the new
ordinance had passed.
Chairman Utsch states the Commission should consider rezoning to an R-2.
~ ~~~bsbach, Borresch's neighòor, states Borresch is a conscientious person who will fix the home and protect
the area.
. Borresch states he did-not purchase the property befere the new ordinanœ was passed. Borresch closes by stating
most students are good and they shouldn't be a concern since he is just across the street where he can better regulate
the renters. He feels decisions in rental issues are always tied to students in the area, when in fact he doesn't plan on
renting it specifically to them and is unfair.
Chairman Utsch closed the public hearing at 8: 15 p.m. and opened a discussion with the Plarming Commission.
Deutz adds there is a need for multiple family housing in the City of St Jeseph. He referenced-the housing study
completed by the EDA.
Schneider feels it would be discrimination against 3.11, not just students, if there is no multiple family housing in a
~ R-l single family district.
'Y)~
A motion was made- CommissianeF Rassier t6- reeommend that the-City Couneil approve- the- rezoning request
as presented by the petitioners. Seconded by Commissioner Deutz.
Discussion
Commissioner Graeve states he will not be voting for the rezone request for the following reasons:
1) He feels it would be spot zoning, since the surrounding homes would still be zoned R-l.
2) It violates the First Objeetiveofthe Sf. Joseph Comprehensive Plan of July 22, 1997, under Social
Objectives "Keep neighborhoods intact and promote the growth of healthy and vibrant
neighborhoods. "
3) The rezoning would set a precedent for otherR-l neighborhoods.
4) Rezoning is not in the public interest, only to the property owner seeking it.
5) Under Section 52.7 ofthe City Ordinances (p.98), Purpose and Intent of Ordinances, the following sub
divisions apply this request for rezoning:
. a) Subdivision 1: Promote and protect the general public health, safety, morals, comfort, and general
welfare of the inhabitants of the City ofSt Joseph.
b) Subdivision 8: Prohibit use of buildings, structures, and land that are incompatible with the
intended use or development of lands within the specified zones.
January 8, 2001 Minutes
· 6) It will not reflect well on the new administration just elected. It will appear to the general citizenry
that the new appointments favor the landlords if the first action of the Plarming Commission opens the
door to the rezoning of residential districts.
Commissioners S. Kalinowski and Lesnick concurred with Graeve's comments. Commissioner S. Kalinowski adds
it is not the best immediate solution, and the Plarming Commission will work on amending the Ordinance to make it
more workable.
Chair Utsch states he will be voting against the motion as well because he feels the Ordinance as written must be
followed. However, he feels there should be future action taken to amend the zoning ordinance. Commissioner
Lesnick agrees.
The motion fails with the following vote:
Ayes: Rassier, Schneider, Deutz
Nays: Graeve,S. Kalinowski, Lesnick, Utsch
The Plarming CQmmission will meet with the City Council members to discuss the zoning ordinances on
Wednesday, January 17'\ 2001.
Resolution of Findine:
The request of Tim Borresch and Dale Schneider for a Rezoning request came before the Planning Commission at a
public hearing held on January 8, 2001. The purpose of the hearing was to consider rezoning property within the
City Limits from an R-l Single Family District to a R-3 Multi Family District. The rezoning would allow Mr.
Borresch the opportunity to obtain an non-owner occupied rental license.
· St. Joseph Code of Ordinance 52.10, Subdivision 2 allows property within the City Limits to be rezoned by petition
provided the following conditions are met:
1) a petition is submitted by not less than fifty percent (50%) of the property owners affected by the
proposed amendment; and
2) a p~tition is signed by fifty percent (50%) of those property owners within three hundred fifty (350)
feet of the proposedehange.
The petitioners met the above conditions and they proceeded with the request.
The properties to be rezoned are legally described as follows:
1) Southerly 115 feet oflot 8, Block 7 of Section 10, Township 124, Range 29 of the Townsite ofSt.
Joseph; and
2) Lot 9, Block 7 of Section 10, Township 124, Range 29 of the Townsite ofSt. Joseph; and
3) Northerly 83 feet of Lot 8 and all of Lot 7, Block 7 of Section 10, Township 124, Range 29 ofthe
Townsite of St. Joseph.
The request for Rezoning has been submitted by Tim Borresch 11, 3rd Avenue NW, St. Joseph, MN 56374 and Dale
Schneider 31164 115th Avenue, St. Joseph, MN 56374.
Notice ofthis matter was duly served and published.
In consideration of the information presented to the Planning Commission and its application to the Comprehensive
Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the following recommendation:
The Planning Commission made a motion to approve the rezoning request. However, after further discussion
the motion failed by a 4 to 3 vote by the Planning Commission Members. The motion to rezone the property
failed.
· Northland F;ve Addötion e '*
The developers ofthe Northland Addition are proposing to move forward wi Pha e five of the Northland Addition. . ...
This is an informational item only. .
January 8, 2001 Minutes
. Commission Secretary Carlson stated that affordable housing needs the City of St Joseph to assist in the financing in
some way, and adds there is also state programs to help the Ïnftastructure of the project. The project is meant for
working families who are struggling to meet the requirements of home ownership, specifically the down payment.
The purpose of the project is to create affordable homes, lowering the cost to the family, and retaining the high
market value of the homes. Secretary Carlson then showed a proposed design of the area. Secretary Carlson adds
the new development would help achieve the construction of a lift station, which is necessary for this development
and future development to the north.
Ted Schmid is a representative of Avon- Lumber One who has developed this type of housing in Sartell, MN with
success. The Greater Minnesota Housing Fund, which is founded through the McKnight Foundation, is a non-profit
organization, which helps families afford homes. The organization allots 25 million a year to help people move into
homes. They also coordinate financial assistance of other organizations as well such as banks, lumber companies,
and cities. He has no exact amounts to show because the development is in the preliminary stages.
Commissioner Oraeve questions what it would cost the city.
Schmid states the City ofSt Joseph would not be required to pay any money. However, one option would be to
have the City reduce the cost on building permits. Schmid states the sewer and water fees are double that of St.
Cloud and Waite Park, and feels one possible contribution ofthe City ofSt Joseph could be to cut those fees down
to the levels of sµrrounding communities. Schmid explains the homes would be BI-1evel as well as TRI-Ievel.
Schmid states 5Q%-60% of the people in the neighborhood must use the assistance in order for the organization to
keep their TIF assistance.
Secretary Carlson states the same criteria would be used as in Sartell. Secretary Carlson later adds that potential
homeowners would purchase a home for the amount of$94,000, but the home would have a value of $1 04,000.
. Schmid respondß to Peopping's question about the size ofthe lots stating they will be smaller then 11,000 sq. ft,
which is requir~ by St. Joseph. Large lots are no longer a necessity of the homebuyer.
Commissioner Schneider expresses this type of housing is being done more often than it used to, and adds the
people in the market for this type of home don't want a big yard. Commissioner Schneider adds young families
don't have the time to care for a large yard, and elderly don't want to. Commissioner Schneider states he is
concerned about whether the City of St Joseph can keep up with it's services if it gets too large.
Commissioner Deutz adds. the money :&om the new taxes-could hel!} build a lift station, which he feels is necessary
to the further growth ofthe City of St Joseph. The project is a win/win situation and must be completed.
On January 17, 2001 at 3 :30 p.m. the PlarmingCommission will go to the City of SarteIl to review a development
completed by A yon Lumber One.
Approval Minutes
Moves to approve minutes ofthe December 4, 2000 meeting. Seconded. The motion passed unanimously.
I) Change ITom 'the property would like similar' to 'the property would look similar' in the sixth paragraph under
the Walz Variance section.
2) Change ITOl11 'Herges comments by stated' to 'Herges comments by stating' and add the last name of Melissa
(Wester) in the fifth paragraph of the Pond View Ridge Six Letter of Transmittal section.
3) Change from 'it cannot be damages-' to 'it cannot be damaged' in the twelfth paragraph of the same section.
4) Change ITom 'homeowners must submit a grading a drainage' to homeowners must submit a grading and
drainage' in the thirteenth paragraph of the same section.
5) Change from 'needs to be flag' to 'needs to be flagged' in the fifteenth paragraph of the same section.
.
January 8, 2001 Minutes
. Motion passed with the following vote:
Ayes: Kalinowski, Lesnick, Graeve, Utsch, Schneider
Nays:
Abstentions: Rassier, Dentz
Adionrn
The P1arming Commission meeting adjourned by consensus at 9:15 p.m.
Chad A. Carlson
Secretary
.
.
January 8, 2001 Minutes