HomeMy WebLinkAbout2001 [04] Apr 02
(.
ity of St. Joseph
.college Avenue NW
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-720 I
Fax: 363-0342
CLERK!
ADMINISTRATOR St. Joseph Planning Commission
Judy Weyrens City Hall Council Chambers
MAYOR Lower Level
Larry J. Hosch April 2, 2..1
7:00 p.m.
COUNCILORS
Bob Loso
Cory Ehlert Call to Order
Kyle Schneider
Alan Rassier Approval of Agenda
New Business:
7:00 P.M. Introduction of Building Inspector
· All Spec Services - Nancy Scott
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7:15 P.M. Sisters of St. Benedict ((
. · Chapel Lane Entrance Redesign \
7:45 P.M. Doreen Rennie Farm
· Business Prospect
Old Business:
8:00 P.M. Zoning District Map Review
· Discussion of proposed changes
· Next steps
Commissioners Announcements
Approval of Minutes:
March 5, 200 I
Adjourn
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.ollege Avenue NW ity of St. Joseph
p.o. Box 668,
St. Joseph, MN 56374
(320) 363-720 I MEMORANDUM
Fax: 363-0342
CLERK! To: Planning Commission Members
ADMINISTRATOR From: Chad A. Carlson, Planning Commission Secretary
Judy Weyrens Date: 3/28/01
MAYOR RE: Planning Commission Meeting Info
Larry J. Hosch
COUNCILORS Building Inspector-Introduction
Bob Loso The City Council, on March 15th, made a decision to contract with All Spec Services to
Cory Ehlert provide building inspection services. Nancy Scott will be the new building inspector for the
Kyle Schneider City of St. Joseph. She will be attending the meeting to introduce herself and the company.
Alan Rassier
Sisters of St. Benedict
The Sisters are proposing to reconstruct Chapel Lane, which will serve as the main entrance
to the Monastery. I have enclosed a copy of the proposed improvements to the entrance.
Sister Paula, Sister Kara and Dan Tideman from GLT Architects will be attending the
meeting to answer any questions you may have.
. Many issues have been addressed and resolved by City Staff prior to this meeting. The items
are as follows:
1) Dick Taufen has reviewed the plans and confirmed there will be no impact to any City
utilities in the area. However, there is one decorative street lamp that will have to be
relocated, as well as an address sign and one other street sign. Mr. Taufen has stated that
the relocation of those items should not be an expense of the City. City Staff does agree.
2) The project does eliminate two parking spaces on the east side of the entrance.
However, the City gains a parking space on the west side of the entrance. Therefore,
there is a net loss of one parking stall. The Police Chief has reviewed the plans and has
no concerns. The Police Chief is going to require yellow striping on each side of the
entrance to prohibit parking up to the corners of the entrance for safety reasons.
3) Stearns County Highway Department has reviewed the plans. The County requires at
least 320 feet between accesses on a county road The distance between 2nd A venue and
Chapel Lane is approximately 186 feet. The County will be sending me a letter stating
their position. The letter was not received prior to the packets going out. I will provide
copies at the meeting.
In addition to the redesign of the entrance, they are doing other improvements within the
campus. The Planning Commission needs to approve the site plan and make a
recommendation to the City Council regarding the parking space that will be lost. If you
wish to get a visual idea of the improvement, the contractor has painted the exact location of
the entrance on site. I encourage you to take a look.
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· Page #2
Planning Commission
Doreen Rennie Farm - CR 133
I have been approached by a business owner that would like to purchase the Rennie Farm.
The property is located along CR # 133 and across from Joseph Street. The property consists
of 14 actes and is within the 5 year Orderly Annexation Area. We'll discuss this project in
detail during the meeting.
Zoning District Map Review
Please review the minutes from the March meeting and the zoning map enclosed carefully to
ensure I included all the changes that were discussed. On the map, I identified the changes
that were made and the areas that are zoned in a similar nature. I indicated the changes with
a black dot. If these are all the changes needed, we'll discuss the next steps to get the
changes approved.
If you have any questions about the agenda, please give me a call. Thank you..
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Unofficial Minutes - Planning Commission
. Pursuant to due call and notice thereof, the Planning Commission met in regular session on Monday, March 5, 2001
at 7:00 p.m. in the St. Joseph City Hall.
Members. I!resent: Commissioners S. Kathleen Kalino-wski, Mike Deutz, Jim Graeve, Gary Utsch, Marge Lesnick,
and AI Rassier.
Members Absent: Kurt Schneider
Others Present: Chad A. Carlson, Nadine Borgert, Jim Muellenbach, and Tim Borresch.
Approval of A!!enda:
Utsch moved to approve the agenda with an addition to add "Comments by the Commissioners" prior to
adjourning; Seconded by Lesnick. The motion passed unanimously by those present.
Bor!!ert Products - Public Bearin!!:
Carlson read the public notice of public hearing for Borgert Products Variance Request for the record. Chair Utsch
opened the public hearing at 7:00 P.M.
Nadine Borgert, representing Borgert Products, stated the company's reasons for requesting a 175 square foot
variance to the Business Sign Ordinance to construct a business sign on their property. Borgert stated th~ due to
fact that their business is located within the light industrial district and a long distance fÌ'om Highway #75, a sign
larger then 50 square feet is a must. Visibility from the highway requires the size of the sign to be 225 square feet.
Borgert stated that they have not received any comments regarding this variance.
Utsch confirmed that the sign would be lighted and within the setback limits of the property. Borgert stated that
. with the setback from the railroad right~of-way, the sign would be located in the middle of the driveway. The
company has decided to place the sign at the southeast comer of the showroom building and it will be landscaped.
Kalinowski questioned if the color of the sign will be the same as the example. Borgert stated that the green border
will be much darker then the example. They haven't confirmed the color at this time.
Deutz stated that the proposed variance creates the visibility needed by the company, the size of the sign fits within
the light industrial district, and the Planning Commission should consider changes to the business sign ordinance if
variances are going to continue.
Rassier confirmed that the Planning Commission should recommend a decision to the City Council regarding the
variance. The project meets the height requirement and àll other ordinances within the Light Industrial District.
Deutz made a motion to recommend the City Council approve a 175 square foot variance to the bnsiness sign
ordinance as the petitioner has met the requirements of a variance as stated in St Joseph Code of Ordinances
52.8 Subd. (a - e); Seconded by Lesnick.
The motion passed unanimously by those present
Resolution of Finding
The request of Borgert Products for a variance came before the Planning Commission at a public hearing held on
March 5, 200 I. The purpose of the hearing was to consider the issuance of a variance to allow the construction of a
business sign for Borgert Products.
Section 52.14 Subdivision 12(a) states that the area on one side of all such signs erected on one street frontage of
anyone premises shall not exceed fifty (50) square feet. The proposed business sign is 225 square feet in size and
. the request for variance is 175 square feet.
March 5, 2001 Minutes
· The request has been submitted by Nadine Borgert, Borgert Products, 8646 Ridgewood Road, St. Joseph, MN
56374.
Notice of this 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 findings:
The proposed variance is consistent with the standards for a Variance stated in St. Joseph Code of
Ordinances 52.8 Subd. (a - e).
Therefore, based on the findings above, the Planning Commission makes the following recommendation:
Approval of a variance to exceed the maximum square footage of a business sign by 175 square feet and the
petitioner has met the application requirements of a variance request.
Chair Utsch closed the hearing at 7:15 p.m.
Tim Borresch - Rental License Applkation Review:
Carlson stated that this item was tabled from the February Planning Commission meeting. The Planning
Commission requested that Carlson review the procedure for approving the rental license with the City
Administrator and Rental Inspector. The Planning Commission was concerned that they were approving a rental
license prior to the Rental Inspector inspecting the property.
Carlson stated that he met with the Rental Inspector and City Administrator on this issue. Enclosed in the Planning
Commission materials is a letter from the City Administrator detailing the Planning Commission's responsibility
and procedure for reviewing an application for a rental license. Carlson clarified that the Planning Commission is
· not approving the rental license but rather reviewing the application as it relates to the Zoning Ordinance 52. -
Utsch stated that he would like clarification on the square footage requirement for the unit, square feet of the lot
versus the mnnber of units and parking must be addressed. Carlson stated that the square footage requirement deals
with multi-unit facilities in an R-3 District and not single units. Parking does need to addressed since it is part of
Zoning Ordinance 52.
Rassier stated that he went to look at the property prior to the meeting. Borresch has done a very nice job with the
structure. Parking will be an issue and he will need to provide some off street parking for the unit. Rassier further
stated that all rental units in any zoning district can only have a maximwn of 3 unrelated individuals. Prior to
Ordinance 55, all units where grand fathered at their cmrent occupancy level.
Deutz stated that all Mr. Borresch needs to two off street parking spaces for the unit Parking is based on the
nwnber of units and not the nwnber of bedrooms. Graeve stated that Ordinance states 1 Y2 parking stalls per
bedroom. The Ordinance requires 4 off street parking spaces for this property.
Borresch stated that he will create the necessary parking spaces as required by Ordinance. Borresch questioned how
Mr. Lambert was allowed to have 5 unrelated persons per unit. Rassier stated that Mr. Lambert applied for and
received variance to the limitation, but there is no guarantee that a variance would be granted.
Utsch stated that the rental committee that reviewed the Ordinance stood very finn on 3 unrelated people in an effort
to control the number of rental units in the community. The City has taken strong position with this issue and it
would be extremely difficult to exceed this Ordinance.
Deutz requested that the Planning Commission review the Parking Ordinance. Deutz stated that this unit should be
considered under the Single Familyffwo Family provision. The owner has stated that a family will be renting the
unit and only 2 parking stalls are required. Even though the property is zoned R-3, there still will only be one
· family at the residence.
March 5,2001 Minutes
. Utsch stated that the property must considered as a multi family dwelling due to the fact that the property will be
licensed for three unrelated persons, regardless if the intention is to place a family at the residence. In this case, he
will be required to have 4 off street parking stalls.
Borresch stated that his preference is to rent to a family, but if one cannot be found, he will rent to 3 unrelated
people. Borresch stated that he will create the off street parking as required by the Ordinance.
Graeve made a motion to a«:«:ept the applkation for a rentalliœnse submitted by Mr. Borres«:h, 12 3"' Avenue
NW, as the use of the property «:onforms with the provisions of Zoning Ordinanœ 52 and Mr. Borresch «:ao
proceed with the Rental Inspector to obtain a rental license; Seconded by Lesnick.
Discussion:
Kalinowski requested clarification on the next step for Mr. Borresch. Rossier stated that Carlson will
infonn the Rental Inspector of the Planning Commission's decision and Borresch is approved to proceed
with the licensing requirements.
Graeve questioned why the Planning Commission is involved if the property meets all the requiremenis of
the Zoning Ordinance. Utsch stated that this process creates a checks and balance system for the City.
Graeve further stated that City Staff is reviewing the application as it conforms to the Zoning Ordinance
prior to çoming to the Planning Commission. The Planning Commission's role should be minimal since
City Staff has addressed a'!Y concerns prior to the Planning Commission.
The motion passed unanimously by those preseot
Northland Addition Update:
Carlson provided an update to the Planning Commission regarding the status ofthe Northland Addition Phase 5.
. Carlson stated that the entire City Council and Planning Commission have toured a similar development completed
by A von~Lumber One in Sartell which incorporated smaller lots and reduced setbacks to create affordable housing.
Carlson stated that next step for the development is to submit a preliminary plat, grading and drainage plan and
water and sewer plan.
Carlson requested the Planning Commission refer to the Greater Minnesota Housing Fund (GMHF) application
form. The City Council will be reviewing a request by Mr. Schmid regarding the funding proposal made to GIIMF.
The funds can be accessed provided the City agrees to the terms of the application requirements. The developer will
be working with the City Engineer to develop costs for the development
Utsch stated that he has some concerns regarding the agreement with the GMHF application. Many of the
requirements are being addressed by the Zoning Ordinarice Drafting Committee and would not like the City to
proceed with an affordable housing project until the committee has completed their work. Utsch specifically
addressed items #10-, #11, and #14 of the agreement. Utsch further stated that City should not be subsidizing
housing and the public will not support such a project. Utsch added that the housing development should pay for
itself and not be a burden to the taxpayers. Utsch questioned if the home's assessed value is based on the market
value or sale price. Utsch concluded by stating the preliminary plat approved back in 1994 when the development
started has been changed and no longer includes multifamily lots.
Carlson addressed Utsch's concerns that the development was approved under a PURD status, which allows the
developer to propose variations to the standard R-l District regulations. The City Assessor does value the home at a
market rate value and not the sale price. Discussions have taken place, both at the Planning Commission and City
Council level, regarding the City commitment to the project.
The developer and Carlson are working on ways to eliminate any out of pocket expense by the City. The process
will continue and the Planning Commission will be kept up to speed. Carlson clarified that City is not financially
subsidizing the development. The GMHF is providing funds to reduce the lot cost to the purchaser. There is no
. benefit to the developer by providing this assistance. The purchaser is the one who benefits.
March 5, 2001 Minutes
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. Utsch stated his thIstration that much of the infonnation explained by Carlson was not made available to him prior
to the meeting. Carlson stated that he will continue to update the Planning Commission as the project progresses.
Deutz stated that if the City is committed to providing affordable housing, there must be a financial commitment
made by the City. Affordable housing plan must be completed.
Utsch clarified that the City has made no commitment to provide affordable housing in the community. The City
Council will need to review the Drafting Committee's recommendation on zoning ordinances and then decide. Then
the City Council must determine if affordable housing needs to be provided in St. Joseph.
Graeve stated that the developer is proposing the next phase within a PURD development. The developer is allowed
to make variations to the Zoning Ordinances. The cost of the homes are reduced by reducing the size of the lots.
The development is not entirely affordable housing as there is a range of high priced homes as well.
Deutz stated that the City may consider dropping fees and using Tax Increment Financing to assist with the project.
Carlson stated that City Staff as contacted the developer and fee reduction and TIF will not be considered by the
City. The developer is fine with that decision.
Utsch stated that there are many unanswered questions with the development and the agreement with the City.
Utsch suggested that the Planning Commission wait to consider any affordable housing project until the Drafting
Committee has completed their research. Utsch further stated that the GMHF agreement is not specific enough to
hold the developer to the agreement. Utsch stated that he would vote against the development at this time and would
not support any financial incentives proposed by the City. Utsch concluded by stating the developer should consider
pitching in towards the cost of the develop since the banks, mortgage companies and cities are all making an effort.
Zonine: Map Review:
Utsch stated the intent, as directed by the City Council, is to review the Zoning Map and redefine areas where
. appropriate. Specific areas may be more conducive R-2, R-3 or Business. Carlson distributed the new zoning maps
as prepared by SEH. The zoning map includes the area annexed by the City last fall.
Utsch stated that he has many suggestions the Planning Commission should consider and with permission of the
Planning Commission members, Utsch proceeded with his suggestions. Utsch suggested that the St. Joseph Lab
School, Kennedy Elementary, St. Joseph Catholic Church and Resurrection Lutheran Church be rezoned to
Educational - Ecclesiastical District (BE) to better represent the use of the property. Utsch further stated that these
uses would have to be included under the permitted uses in this district.
Deutz stated that he doesn't disagree with the suggestion, but the Planning Commission should be looking at the best
use of the property in the future and not the current uses as the Planning Commission reviews the zoning map.
Rassier stated that maybe a different district would allow for the use but open the door to other uses that may be
acceptable in the area. Current uses of property change over time.
The Planning Commission came to consensus by proposing Kennedy Elementary, Resurrection Lutheran
Church, St. Joseph Church and St. Joseph Lab School be changed to an EE District.
Rassier proposed that the area currently zoned R-l :&om Chapel Lane east to College A venue would be zoned EE.
Rassier further stated that :&om Chapel Lane west to the rainbow house be zoned R-2. The Planning Commission
discussed the adjacent uses and determined that this area would be appropriate as an R-2 District.
The Planning Commission came to consensus by proposing the area from Chapel Lane west to the Rainbow
House be zoned R-2.
Utsch suggested that a Light Industrial lot located at the intersection ofCR #133 and Highway 75 be changed to
Highway 75 Business District. The Planning Commission concurred due to the potential development that will take
. place in this area.
March 5,2001 Minutes
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. The Planning Commission came to consensus by proposing the Light Industrial lot located at the intersection
of CR #133 and Highway #75 be zoned Highway 75 Business.
Rassier suggested that the area currently zoned R-2 along Old CR #52 should be changed to R-3. The property is
currently surrOlmd by R-3 and the entire area is appropriate for an R-3 District. Deutz concurred and stated that City
needs areas that will support R-3.
The Planning Commission came to consensus by proposing an R-2 area along Old CR #52 be rezoned to R-3.
Deutz suggested that the Planning Commission should identify areas that would support a large R-3 development.
Deutz suggested a parcel land the size of 3 to 4 acres and is currently vacant. St. Joseph needs additional multi-
family units.
Graeve suggested that the Planning Commission research area along CR# 12 I within the recently annexed area.
There are two large R-3 complexes in this area and would be good place for additional units. Rassier added that the
area north of Clinton Village currently zoned R-I as another location. Deutz suggest the area south of CR#2
adjacent to the College and to an existing R-3 District. The property is currently zoned R-I.
Utsch added that the Planning Commission should consider the farm property west of Resurrection Church. The
property is vacant and currently in St. Joseph Township. The property is within the Orderly Annexation Area and
adjacent to other multi-use property.
Deutz added that the Brandenburger property north of Highway 75 and divided by Northland Drive could be
developed as a mixed use and include multi-family residential.
Graeve suggested that the City discuss multi-family projects with the Stearns County HRA to get a sense of their
long terms plans.
. The Planning Commission came to consensus by proposing the property south of County Road #2, adjacent
to College property and currently zoned R-l, be zoned as R-3.
Deutz suggested that the R-l District ITom College Avenue to 3rd Avenue East should be zoned Highway 75
Business. Many of the homes are rental units in this area, along with some businesses. This area would benefit
business development in the City.
Utsch stated that the District boundary to the south should go as far as the alley. Rassier suggested that the District
go at least south to Ash Street. Businesses need more room to develop and going to the alley would be defeating the
purpose of having an area for business development.
The Planning Commission came to consensus by proposing the property east of College A venue to 3rd Avenue
East, north ofthe Alley by changed from R-l to Highway 75 Business.
Utsch stated that there is one lot in between two properties zoned R-2 that is zoned R- I. The property is located on
East Minnesota Street. In order to create conformity within the area, he suggested that the middle lot be rezoned to
R-2.
The Planning Commission came to consensus by proposing a parcel along Minnesota Street between to R-2
properties be rezoned to R-2 from R-l.
Utsch stated that he has had conversations with the Fuchs and Wasners regarding their property and their current
zoning classification. Utsch stated that the property owners thought they were zoned General Business. Carlson
stated thatthe Planning Commission rezoned these properties to Highway 75 Business in 1999 when the Ordinances
were revised.
. The Planning Commission came to consensus that the property should remain as Highway 75 Business at thi~
time.
March 5, 2001 Minutes
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. Deutz requested that Carlson make the proposed changes on the zoning map and provide a map to each Planning
Commission Member prior to the next meeting. The maps will make it easier for the Planning Commission to
analyze the proposed changes.
Commissioner Announcements:
Utsch requested that Rassier report on the City Council's decision regarding the parking issue on Minnesota Street,
the joint trenching requirement in new subdivisions, and an Ordinance mandating the use ofIock boxes for all
businesses.
Rassier stated that the City Council did discuss each issue briefly. The City Council agreed that if there is room for
parking on Minnesota Street, the public should be able to use it. Rassier stated that City Staff would check out the
area after the snow is gone.
Rassier stated that the City Council addressed the joint trenching issue in the past. There is nothing the City can do
to mandate that the utility companies go in the road right-of-way. Nothing has been finalized by the City Council
and he will have an answer by the April meeting.
Rassier stated that he has spoken with the City Council, Fire Chief: and Police Chief Each of them thought
requiring lock boxes was a great idea. A policy or ordinance will be adopted to make sure new businesses comply
with the use of the lock boxes.
Utsch announced that Jim Graeve has been appointed to the APO as the City's representative on the Board. Utsch
also announce the next Affordable Housing Drafting Committee meeting is scheduled for March 13th.
Graeve stated that tomorrow night the Community Center Task Force will be meeting at 5:00 P.M in City Hall.
Mary Ann Krebsbach has donated her property adjacent to the LaPlayette for the community center location.
. Graeve encouraged anyone interested in the project to attend the meeting. Graeve thanked Carlson for researching
and finding examples R-3 Zoning District &om communities that have colleges located within their city limits.
Carlson announced the Government Training System is hosting zoning workshops at various locations next month.
Carlson encouraged that the new commissioners attend the Basics Workshop. Carlson requested that they contact
him if any member wishes to attend
Approval Minutes:
Deutz made a motion to approve the February 5, 2001 meeting minutes with the following changes;
1) Utsch requested that City require the use of lock boxes with all new commercial developments.
2) "A consultant implies more validity" to "A consultant may give more validity"
3) "make changes were needed" to "make changes as needed"
Seconded by Lesnick. The motion passed unanimously by those present.
Adiourn
The Planning Commission meeting adjourned by consensus at 9: IOp.m.
Chad A. Carlson
Secretary
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March 5, 2001 Minutes
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Sister of St. Benedict
Chapel Lane Project
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Zoning Map Revisions
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Information Items
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.ollege Avenue NW ity of St. Joseph
P.O. Box 668,
SI. Joseph, MN 56374
(320) 363-7201 Notes from the Administrator ............................................
Fax: 363-0342
CLERK!
ADMINISTRATOR
Judy Weyrens Date: March 28, 2001
MAYOR To: Planning Commission
Larry J. Hosch
RE: Update
COUNCILORS
Bob Loso
Cory Ehlert I would like to update the Planning Commission on issued raised at the last Planning
Kyle Schneider Commission Meeting, which were also discussed at the last Council meeting. The issues
Alan Rassier are as follows:
1. Joint Trenching - John Scherer prepared a letter date July 2000, in which
he stated it is difficult to require all utilities to use one trench. He also
stated that he would look further. It appears that since that time nothing
more has been done. I have talked to John and he is in the process of
. looking further but is not hopeful that we can control activity in the
easement. When I receive that additional information I will forward all the
correspondence to the Planning Commission.
2. Parking on Minnesota Street - The Planning Commission questioned the
parking spaces on Minnesota Street inrront of the Laundromat. Upon
review of the parking, the Police Chief reported that there are eight
parking stalls between the alley by the former car lot and College Avenue.
The only yellow marking prohibiting parking is from the comer of College
Avenue North, east 30 feet (the County requires a 30 foot setback rrom
controlled intersections).
The last issue I have for the Planning Commission is training. John Scherer has offered to
do a Y2 hour presentation to the Planning Commission on the role and responsibility of the
Planning Commission. John did something similar in 1991 or 1992 and it was a very
positive experience. I have scheduled this for May 7, 2001 at 6:30 PM and I will be
inviting the Council to attend as welL
If you have any other concerns you would like addressed please contact me at 363-7201.
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