HomeMy WebLinkAbout2004 [01] Jan 05
'. www.cityofstjoseph.com ity of St. Joseph
st. Joseph Planning Commission
January 5, 2004
25 College Avenue North 7:00 PM
PO Box 668
51. Joseph. MN 56374
(320) 363-720 I
Fax: (320)363-0342
ADMINISTRATOR 1. 7:00 PM Call to Order
Judy Weyrens 2. Approve Agenda
MAYOR
Larry J. Hosch 3. Approve Minutes
COUNCILORS 4. 7:05 PM Public Hearing- American Manufacturing
Alan Rassier St. Joseph Ordinance 52.33 Subd. 9 (c)
Ross Rieke Variance request, relieving the exterior requirement
Gary Utsch regarding the continuous frost footing
Dale Wick
5. 7:20 PM Public Hearing- Ordinance 52 Amendments
a. 52.33 Subd 6 - Definition of a Family
b. 52.4 Subd 22(c) - Industrial sideyard setback
. 6. Summit Management- Site Plan Amendment, Boulder Ridge
8. 7:45PM Rick Heid, Concept Plan - Leonard Walz Property
9. Other Matters
10. Adjourn
-
File
- I Attachment: Yes or No I
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REQUEST FOR PLANNING COMMISSION ACTION
Variance Request - Exterior Requirements
DATE: January 5,2004
AGENDA ITEM
American Manufacturing - Variance Request, relieving the exterior requirement of continuous frost
footings.
PREVIOUS ACTION
Rand Schaper appeared before the Planning Commission on behalf of American Manufacturing on
October 6, 2004. The Planning Commission informed Schaper that the proposed cold storage expansion
required a variance if continuous frost footings were not constructed. In addition, the Planning
Commission requested the outstanding issues regarding the previous building permit be completed before
- a new permit is issued.
RECOMMENDED PLANNING COMMISSION ACTION
Enclosed in your packet is a recommendation from the Building Inspector and a worksheet for the
Planning Commission to review the variance. Schaper will be presented a letter that indicates that the
integrity of the existing building will be compromised if continuous footings are required. The Building
Official will review the correspondence and be present at the meeting for questions. If the new
requirement will cause a structural problem to the existing building that would be in fact a hardship.
COMMENTS/RECOMMENDATIONS
While I have received the letter from Mr. Shaper regarding the potential hardship, the letter was using
information from a structural engineer. The letter submitted did not contain an original signature of the
structural engineer. I have requested that an original signature be secured before the information is
presented to the Planning Commission.
Planning Commissioner Variance Worksheet
Subd.2: Variances.
. a) Administration. A variance may be granted to allow a property owner to deviate from the
specific development standards applicable to a particular district. A variance shall not be
granted to allow a use that is not otherwise permitted in the district involved. In granting a
variance the Board, or the Council in reviewing the Board's decision, may prescribe appropriate
conditions in conformity with this Ordinance to protect properties and the health and safety of
persons residing or working in the neighborhood. When such conditions are made part of the
terms under which the variance is granted, violation of the conditions is a violation of this
Ordinance. A variance shall not be granted by the Board, or by the Council upon review, unless
they find the following facts:
1. That there are exceptional or extraordinary circumstances or conditions applying to the
property in question as to the intended use of the property that do not apply generally to
other properties in the same zoning district. The exceptional or extraordinary
circumstances must not be the result of actions taken by the petitioner.
Applicable: - Yes - No
If yes, please indicate finding:
2. That the literal interpretation of the provisions of this Ordinance would deprive the
petitioner of rights commonly enjoyed by other properties in the same district under the
terms of this Ordinance.
. Applicable: Yes No
- -
If yes, please indicate finding:
3. That granting the variance requested wi11 not confer on the applicant any special
privilege that is denied by this Ordinance to other lands in the same district.
Applicable: Yes No
- -
If yes, please indicate finding:
4. That the proposed variance wi11 not impair an adequate supply of light and air to
adjacent property, or diminish or impair established property values within the
surrounding area, or in any other respect impair the public health, safety or welfare of
the residents of the City.
Applicable: Yes No
- -
If yes, please indicate finding:
5. That the condition or situation of a specific piece of property, or the intended use of
said property, for which the variance was sought, is not of so general or recurrent a
nature as to make reasonably practicable the formulation of a general regulation for
such conditions or a situation.
-
Applicable: Yes - No
-
- If yes, please indicate finding:
Planning Commissioner Variance Worksheet
. 6. That the variance requested is the minimum variance which would alleviate the
hardship on the particular property.
Applicable: _ Yes - No
If yes, please indicate finding:
7. That the variance would not be materially detrimental to the purposes of the zoning
ordinances or property within the same zoning classification.
Applicable: _ Yes - No
If yes, please indicate finding:
b) Variance Procedure. Application for a variance or appeal under the provisions of this section
shall be made to the City Administrator/Clerk in the form of a written application, called a
Development Review Application. The Development Review Application must be submitted
three weeks prior to a variance request.
1. The City Administrator/Clerk shall review all Development Review Applications and
upon completion of the requirements of the application shall schedule a public hearing.
The City Administrator/Clerk shall have ten (10) days to review the application for
completeness. Notice of such hearing shall be mailed not less than ten (10) days nor
more than thirty (30) days to property owners within 350 feet of the affected parcel as
. determined by the City Administrator/Clerk. Such notice shall also be published in the
official newspaper within the above time period. Failure of a property owner to receive
said notice shall not invalidate any such proceedings.
2. A variance of this Zoning Ordinance shall be by majority vote of the full Board of
Appeals and Adjustments.
3. If the Board of Appeals and Adjustments determines that the application be granted, the
Board of Appeals and Adjustments shall make its recommendation to the City Council
within thirty (30) days of such determination. Upon receipt of such report, the City
Council shall either by resolution approve and confirm the decision, whereupon the
permit as applied for may be issued, or shall refuse to approve and confirm the decision.
If the City Council acts on an application granted by the Board of Appeals and
Adjustments, the City Council shall make its order deciding the matter and serve a copy
of such order upon the appellant or the petitioner by mail within ten (10) days after its
decision.
4. If the Board of Appeals and Adjustments denies the application the Board shall make its
order and serve a copy of such order upon the appellant or petitioner by mail within ten
(10) days after its decision. The appellant or petitioner may appeal the decision of the
Board of Appeals and Adjustments to the City Council by filing a written request of
appeal with the City Administrator/Clerk ten (10) days after receipt of the written denial
from the Board of Appeals and Adjustments. The City Council shall review the
decision of the Board of Appeals and Adjustments within thirtý (30) days after notice of
- said appeal. The City Council shall make its order deciding the matter and serve a copy
of such order upon the appellant or the petitioner by mail within ten (10) days after its
decision.
. www.cityofstjoseph.com ity of St. Joseph
City of St. Joseph
25 College Avenue North Public Hearing
PO Box 668
~t. Joseph. MN 56374
:320) 363-7201 The St. Joseph Planning Commission will be conducting a public hearing on Monday,
Fax: (320) 363-0342 January 5,2004 at 7:05 PM in the St. Joseph City Hall. The purpose of the hearing is to
consider a variance request relieving the petitioner from meeting the exterior requirements in
ADMINISTRATOR an Industrial Area. The Variance is being requested to allow the construction of a 20' x 177'
Judy Weyrens addition. The property is located at 736 - 19th Avenue NE and is legally described as Lot 2
MAYOR Block I Whitney Wing Addition.
_arry J. Hosch St. Joseph Code of Ordinances 52.33 Subd. 9 (c) Building Exteriors. All construction of
:::OUNCILORS new facilities shall consist of pre-cast or cast tip up concrete walls, concrete block (painted
<\lan Rassier or decorative), post frame/steel frame with a concrete block or poured concrete complete
~oss Rieke perimeter foundation with frost footings extending a minimum of eight inches (8") above the
Jary Utsch final grade, and stick built construction. Pre- finished architectural metal panels, with a
)ale Wick minimum twenty (20) year manufacturer color-fast warranty, may be used as a construction
material. A minimum of twenty-five (25%) of the exterior building finish directly facing
streets shall consist of materials comparable to: face brick; natural stone or cultured rock;
glass; vinyl; stucco, aluminumJapsiding; cut block; and, concrete block (the surface must be
. treated with an applied decorative texture or material). Pre-cast or cast in place concrete
buildings shall provide as much adornment as is possible considering their exterior finish
limitations.
The request for variance has been submitted by American Manufacturing, 736 - 19th Avenue
NE; St. Joseph MN 56374.
Judy Weyrens
Administrator
Note: State Law requires mailed notice to all property owners within 350 feet of a variance,
special use or rezoning request.
-
-
.
.
TAMARACK MATERIALS INC SCHROEDER, GARY J & ROBERTA M
31068 COUNTY ROAD 133 819 19TH A VB NE
.OSEPH MN56374 ST JOSEPH MN 56374
LANGE, GENE & PHYLLIS M ST JOE MINI-STORAGE LLC
731 19TH AVE NE 74319THAVBNE
ST JOSEPH MN 56374 ST JOSEPH MN 56374
LANGE, GENE & PHYLLIS M DSG ENTERPRISES
725 19TH AVE NE 828 19TH A VB NE
ST JOSEPH MN 56374 ST JOSEPH MN 56374
LANGE, GENE & PHYLLIS M MCMULLEN-HALL PROPERTIES LP
717 19TH AVE NE 736 19TH AVE NE
ST JOSEPH MN 56374 ST JOSEPH MN 56374
RENNIE,MICHAEL J & DIANE D
711 19TH AVE NE
ST JOSEPH MN 56374
.
KAETER,RANDY & DEBBIE
703 19TH AVE NE
ST JOSEPH MN 56374
PROM,JOSEPH A & ANNA MAE
72619THAVBNE
ST JOSEPH MN 56374
GROVENDER,DONALD J & LA VEDIA
7L8 19TH AVE NE
ST JOSEPH MN 56374
LANDY, BERNICE G TRUST
710 19TH AVE NE
ST JOSEPH MN 56374
~
~RWEy,DA VID
833 19TH AVE NE
ST JOSEPH MN 56374
. APPLICATION FOR VARIANCE
CITY OF ST. JOSEPH
25 College Avenue NW Fee $ t?O. 00
P. O. Box 668 Paid ~~ i ¡(Pit?
St. Joseph, MN 56374 Receipt #
(320)363-7201 or Fax (320)363-0342 Date r¡,jifp/C?l
,
STATE OF MINNESOTA)
)ss
COUNTY OF STEARNS)
IfWe, the undersigned, as owners of the property descnòed below, hereby appeal to the City Council and Planning Conmlission of the City of St. Joseph,
Stearns County, Minnesota to grant a variance ¡¡-om the St. Joseph City Code: (applicants have the responsibility of checking all applicable ordinances
pertainIDg to their application and complying with all ordinance requirements):
PROPERTY OWNER NAME(S): ----.M t!.. rv\u ( ( i fA. . - rt2!o l ( ~r e.Vt'-è.f
PROPERTY OWNER PHONE NUMBER(S): ~ W I ~~~ . "7 Z. -l/
ADDRESS: ï ~ Le l '}-tV.... Ave!. rJ e;..
ZONING DISTRICT: I N t:>O~~(kl,;
LEGAL DESCRIPTION, t.O-r z.. . ~L ð ~;
PROPERTY OWNER'S)' SlGNATDRE(S), ~ C
. The request(s) which we desire for our property is/are in conflict with the following sections(s) of the St. Joseph City Code:
Section 'Soh OJ 6~ ~~ Section Section
Proposed non-confonnance(s): P~~T A-,.,t"b 4=1¡¡::.klA..e.. '-~~~~'T"'/~ ~
What special conditions and circumstances exist which are particular to the land, stru~tºre or building(s) involved which do not apply to the
land, structures or building(s) in the same zoning classification attach additional pages as needed)?
¡:::.... '.. ..-r-'" h ~ ~ ",~.~.....-"
,
c:
Do a ,Y Q.fthe special conditions and circumstances result from your own actions (if the answer is yes, you may not qualiJy for a variance)?
What facts and considerations demonstrate that the literal interpretation of the zoning code would deprive you of rights commonly enjoyed by
other roperties in the same district under the tenns of the zoning code (attach additional pages as needeQ)? .
.-: ,- ó .' ' 'jI.,J,,, c::ð tIL "s; CC- , ,
State your reasons for believing that a variance will not confer on you any special privilege that is denied by the zoning code to other lands,
structures,or bu~n¥s in the same district: .- l . , " " ...., ~ .
.. '~~
CC>Ui.-D c:..A-0$~ ''"Í¡..t~ ~x..l$T l'~Gs> :Sl-A13 '-rz.:. ~
. V~!>~v...,~...
. State your reasons for believing that the action(s) ~ou propose to take is/are in keeping with the spirit and intent of the zoning code?
-ri~- A-1::>t::> i T I t:.":J:Á. .I..-0L LI ~ ~C:::;-r Df fI.Å.. 1 ^- \ I <;.: +--'- .~_
A'Pper~~ðo~", &F--rµ-1S C;.-rP-V~"J~...::¡¡p- ~
State your reasons for believing that a strict enforcement of the provisions of the zoning code would cause undue hardship. Undue hardship
means that the property in question cannot be put to a reasonable use if used under the conditions allowed by the zoning ordinance. Economic
considerations alone shall not constitute an undue hardship under the tenns of this code as referenced in state statutes: PX.~D
I P- ..ð.--zt 1 -;;;¿"AJi-l'--~A-1-.,j JJ.. ~ LJ ~ï7')¡¿'1 ~C-;... ~~(
·.-.-l:f·~Y LcP'Ç ~- k C..eA'tl\. 'r~-r('TI ¡)'~~ .~U~·~~
I.J. , t-t lc..-H c.(Z¥~.e.s J<J\.D IL::i'ë- -¡--:¡'{-,.irt...; A- ft-~~<S:.H-l"P" .
Attached to this application and made a part thereof are other material submission data requirements, as indicated.
APP""".tSlg".t"m'~ ~A~ÞM."7 Date: t2,~ g /o~
/,
Date: I'Ll (9-7 2.-,;v 7
,
Owner Signature: _ FOR OFFICE USE ONLY
DATE APPLICATION SUBMITTED:
DATE APPLICATION COMPLETE:
. Planning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action
Date ApplicanUProperty Owner notified of Planning Commission Action:
City Council Action: _ Approved _ Disapproved Date of Action
Date ApplicanUProperty Owner notified of City Council Action:
.
MS
AMERICAN MANUFACTURING
Cold Storage Expansion - 2003
PROJECT NARRATIVE
American ManûÎacturing requests that the City of St. Joseph ållow an expansion onto the
rear of theirexisÔllgfacility. The. prºposed size of the expansionis approximately 20'x117'
or 2340sq.ft.in area. The expanSion will be builtoutôf a post and frame wood structure
withpre-îmished steel panels to match the rear of the 2003 expansion.
The use of the proposed unheated storage area expansion is for additional space to be used
for the storage and staging of steel materials used in the·manufacture of metal products. This
¡sa permitted use in Ordinance 52.33.i.
In addition to the proposed expansion, the retaining walls at the front of the existing
building are being removed as previously agreed. This work was being held offuntil it was
determined where the proposed expansion would belocated.
The owner wishes to commence construction as soon as possible, and the completion date
. for constructiQ.g theexpansionhasbeensetforniid November 2003. We thank the Planning
Commission in advance for tbeircooperation in allowing this much needed space to be added
to this facility.
Respectfully ubmitted,
lei
~o. 'iiVL--- -
R nd Schap r, President/CEO
FACILITY AGEMENT SOLUTIONS, INC.
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E-MAIL: fnsr¡;- ~ioudnet.com PHONE: 320 - 393 - 3463
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City of St. Joseph
Public Hearing
The St. Joseph Planning Commission will be conducting a public hearing on Monday,
January 5,2004 at 7:20 PM at the St. Joseph City Hall. The purpose of the hearing is
considering amending the following sections ofthe St. Joseph Zoning Ordinance.
52.33 Subd. 6 - Proposed amendment excludes Industrial Property platted prior to 1999 from
the increased sideyard setback.
52.4 Subd. 22 (c) - Defines a Family as any number of persons related by blood, marriage,
or adoption and up to three unrelated persons.
All persons wishing to speak wi11 be heard and oral testimony will be limited to 5 minutes.
Written testimony can be mailed to the City Administrator, PO Box 668, St. Joseph MN
56374.
Judy Weyrens
. Administrator
Publish: December 19, 2003
.
. I Attachment: Yes or No I
REQUEST FOR PLANNING COMMISSION ACTION
Public Hearing - Ordinance Amendments
DATE: January 5, 2004
AGENDA ITEM
Public Hearing, Ordinance Amendments
PREVIOUS ACTION
The City Attorney has recommended the definition of a family be amended to conform with recent
changes in case law. The proposed amendment has been prepared by the City Attorney and removes the
specifics of who qualifies for family.
The second amendment is at the request of the Planning Commission. It was discovered that the new
setback requirements in an Industrial Zoning District will create a hardship to property owners in the
. existing Industrial Park located on 19th Avenue NE. The amendment will exclude property platted prior
to 1999 from the increased sideyard setback.
RECOMMENDED PLANNING COMMISSION ACTION
Recommend the Council adopt the amended Ordinances re-defining a family and relieving Industrial
Property platted prior to 1999 from the new setback requirements.
COMMENTS/RECOMMENDATIONS
When the Industrial Park on 19th Avenue NE (Joseph Street) was platted, the lots designed with long side
yards and narrow frontages. Further, at the time the property was platted/annexed to the City the sideyard
setback was ten feet. With narrow lots a ten foot setback would still allow for the construction of
industrial facilities. However, when the Ordinance was changed in 2003 requiring a 25 foot setback, the
lots on 19th Avenue became somewhat un-buildable. It is a reasonable request to exclude property platted
prior to the new Ordinance from meeting the new standards.
.
AMENDMENT TO ORDINANCE 52 .
ZONING ORDINANCE
The City Council for the City of St. Joseph hereby ordains that Ordinance 52.33, Subd. 6 is
amended to read as follows:
"Subd. 6: Setback Requirements. No part of the structure including footings, soffits,
gutters or other overhangs shall encroach on easement areas.
Front Yard Setbacks.
a) Front yard setback shall be thirty (30) feet rrom the lot line. On comer lots, the
setback rrom all lot lines abutting a street shall be thirty (30) feet. When an
industrial district lot is separated rrom a residential zone by a city street, the
setback rrom the lot line shall be one hundred (100) feet.
b) Front yards abutting any roadway: the setback shall be landscaped as in
accordance to the requirements of any applicable protective covenants and such
reasonable requirements as established by the Planning Commission, and shall not
be used for parking.
Side Yard Setbacks. .
a) Side yard setback shall be at least twenty-five (25) feet rrom the lot line.
Development occuning on lots platted prior to January 1,1999 shall be subject to
the ten foot side yard setback requirement in effect at the time of platting.
b) A Light Industrial District side yard adjacent to a residential boundary line shall
provide for a landscaped strip of at least sixty (60) feet in width along the lot
boundary line. A portion of this landscaped strip shall be planted to provide a
screen. The governing body may require additional side yard setback in these
cases. When such additional width is required, such additional width shall not
exceed one hundred (100) feet and paring in this area will be pennitted.
c) Side yard boarding upon any roadway: the setback shall be landscaped in
accordance with any applicable protective covenants and such reasonable
requirements as established by the Plmming Commission.
Rear Yard Setback.
a) Rear yard setback shall be at least twenty (20) feet, which may be used for
parking."
This amendment is adopted the _ day of ,2003, and shall .
be effective upon publication.
.. CITY OF ST. JOSEPH
By
Larry Hosch, Mayor
By
Judy Weyrens, Administrator/Clerk
These amendments were published on ,2003
L:\city\stjoe\2003
.
.
I Attachment: Yes or No I.
REQUEST FOR PLANNING COMMISSION ACTION
Summit Management, Site Plan Amendment, Boulder Ridge
DATE: January 5, 2004
AGENDA ITEM
Summit Management - Site Plan Amendment
PREVIOUS ACTION
The City Council and Planning Commission approved a development plan for summit management to
construct a 44 unit apartment complex. The complex was limited to 6 - one bedroom units, 35 two
bedroom units and 3 - three bedroom units, As you are aware the apartment complex was under
construction and was destroyed by fire. The building was a complete loss. The property owner is in the
process of rebuilding, however, based on the market needs he is requesting to reconfigure the unit types
and change some of the exterior. .
RECOMMENDED PLA1\TNING COMMISSION ACTION
Recommend the Council authorize the Mayor and Administrator to execute an amendment to the
Development Agreement bet\veen the City of St. Joseph and Summit Management. The amendment will
allow for 3 additional 3-bedroom apartments and 6 t\vo bedrooms with den. The amendment will include
a provision that the occupancy of the 2 bedroom with den will be limited and the den cannot function as a
bedroom.
COMMENTS/RECOMMENDA TIONS
The revised development plan will conform to the R-3 zoning restrictions and additional parking will be
provided. In addition the WAS/SAC fees will be reconfigured with a balance due as a result of the
increased density.
.
DEC-15-2003 MON 06:07 PM LAW OFFICES FAX NO. 651 223 5318 P. 01
.
UMMIT MANAGEMENT, LLC.
SUITE 910
lOt EASTPlFI'HSTREET
ST.PAIJI.,MINNESOTA .55101
TELEPHONE (651) Z24-474t
F ACSIMII.E (651) 223·5318
CONfI1I)£Nl1.M..frv :NOn:
TBEINFORMATIONCON'I TBlSTELECOP1"MESSAGE IS BEING 1'RANSMJ1TEI)TO AND IS INTENDED ONLY
VOJlTIŒUSEOFTlŒIND NAMEDBELOW. IPTBEREADEROFTBIS ISNOT TJŒ INTENDED RECIPIENT, YOU
ARE BEREBY ADVJSW ÞJSSEMIN.t\.TJON. DIS'l'IUImnON OR copy OF THIS T£LEOOPY IS S1'JUCtLY
PROBIBITED. IF YOU THIS TELECOPV IN ERROR. PLEASE IMMEDIATELY NOTIFY US BY
TELUØON£ANDÐøra P'Y MESSAGE.
Date of Transmittal: D
G FACSIMILE MATERIALS TO:
.
FACSIMILE
TELEPHONE NUMB
SENDER'S NAME:
SENDER'S DIRECT
TOTAL NUMBER OF
BAVING PROBLEMS RECElVING OR TRANSMlTI'ING
Original will NOT foJlowby mail
------------------- --------------------------------------------
CO~NTS:
.
I
Vtli-l b-¿UU3 MUI~ UÖ: U1 PM LAW Or r' ICES FAX NO. 651 223 5318 P. 02
I
. S MMIT MANAGEMENT, LLC.
101 East Fifth Street. Suite 910
St. Paul, Minnesota 55101-1808
(651) 224-4741
(651) 223-5318 (fax)
Maril w. ùmheri, PretWeIat
DløctDld (6S1)223-M9J
December IS~ 2003
Ms. Judy Weyrens
City Administrator
City of St. Josep~ :MN
Re: Boulder Ri ge P
Dear Judy:
I would again . the City of St. Joseph for all its help and understanding during the
past weeks. It has aye difficult loss but I was comforted to hear time and again that many
in St. Joseph were 100 . fo d to seeing the building open and thought that it looked "nice".
Hopefully, we can get u d y with rebuilding in early January and open in August.
Enclosed please uple of minor revisions J would like to make to the Boulder Ridge
. Development Plan and tprior to commencing reconstruction of the building. During the
month previous to the ,I actively pre-leasing the building. As a result of this leasing activity,
I found that there was m ch ter demand for three bedroom units andlor two bedroom units with
dens/offices and a w~ r d d for standard two bedroom units.
endment to provides for the following units:
3 additional three bedrooms (one additional bedroom in Units 110,
210, and 310.. all ofw ch w previously two bedroom w1its). and I am requesting 6 den/offices
in Units 101,201,301, 1 2,2 , 302 (all of which were previously two bedroom units with screened
- in deck). By my arcbit cu1ation,· we need 3 additional parking sp~ which we have added
in the east end of the p king lot. The balance of the R..3 requirements still 'comply because the
- perimeter of the buildin and i s size are not changing.
DEC-lb-2003 MON 06:08 PM LAW OFFICES FAX NO. 651 223 5318 P, 03
. I would appli . prompt consideration and approval of this request. I truly believe
the community will be b ed with the minor unit plan revisions. If you have any additional
questions, please feel ntact me at your convenience.
Very Truly Yours, -,
SUMMIT MANAGEMENT, LLC.
~~/~ ---
~y~
Mark W. Lambert
Enclosures
.
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. I Attachme~t: Yes or No I
REQUEST FOR PLANNING COMMISSION ACTION
Concept Plan - Victor Aho
DATE: January 5,2004
AGENDA ITEM
Concept Plan - Victor Aho, Morningside Acres
PREVIOUS ACTION
Mr. Aho appeared before the Planning Commission with two different alternatives. The concept plan
with reduced lot sizes was rejected by the Planning Commission. The other concept which included a
senior living center was acceptable to the Planning Commission but additional information was
requested. At this time Aho is submitting a new plan, which will consist of all single family homes.
. RECOMMENDED PLANNING COMMISSION ACTION
Accept the concept Plan of Victor Aho and allow the developers to begin the preliminary platting process.
COMMENTS/RECOMMENDATIONS
The proposed plat submitted by Aho are consistent with the Comprehensive Plan. It is noted that design
changes will be required, but these will be reviewed and amended during the preliminary platting process.
The Park Board has reviewed the proposed plat and is recommending the Planning Commission and
Council require payment in lieu of Park Land. When the Arcon Development is platted and developed, a
large park area will be provided. The Park Board did not see a need to have additional parkland.
.
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M UNICIPAL
DEVELOPMENT GROUP, INC.
MEMORANDUM
To: Judy Weyrens, City Administrator
From: Joanne Foust and Cynthia Smith-Strack, Municipal Development Group, Inc.
Date: December 22, 2003
Re: Morningside (Victor Aho) Concept Plan
Preliminary Review:
We have reviewed the Victor Aho Concept Plan as it relates to the Comprehensive Plan and Subdivision
Ordinance and have prepared the following comments:
Comprehensive Plan Consistency:
· The proposed plat is within District 13. The Comprehensive Plan recommends this area be
developed with single-family residential developments within areas contiguous to existing urban
locations. The proposed use appears to be consistent with the comprehensive plan.
· Recommendations within District 13 indicate as the district develops emphasis should be placed
. on retaining the small town nature of the community. Generous parkland facilities, open space
areas, preservation of natural amenities, tree plantings and trail amenities should be emphasized.
Although not a mandatory requirement, the City may wish to encourage the applicant to
incorporate elements of the abqve recommendation in the plat.
Subdivision Ordinance
· Block length. The subdivision ordinance indicates that the maximum block length is 1,300 feet,
with blocks over 800 feet requiring a pedestrian easement. It appears the length of Block 1 is
proposed to be an estimated 1,500 feet. Also, a pedestrian easement would be required in all
blocks.
· Street Access. As proposed, access to the subdivision would be from the east and west. No
street is proposed to extend to the south to access property to the south as it develops. In order
to serve this property, while limiting access points to Co. Road 121, it may be desirable to require
a street right-of-way and street be developed to the south.
· Density. The plan illustrates 56 single family lots are proposed with an average lot size of 14,026
square feet. Overall density proposed is 2.59 units per acre. The concept plan illustrates 18.03
of the "21.64 acres more or less" proposed for development would be divided into single family
lots.
· Drainage. Two storm water ponds are illustrated on the Concept Plan, existing natural features
are not noted on the Concept Plan. One is illustrated on the south and east portions of Lots 8,9
and 10 of Block Three; the other for the east/southern portions of lots 12, 13, 14, 15 and 16 of
Block Three. The City Engineer shall review and approve proposed drainage plans. The
Preliminary Plat must show topographical and natural features.
.
25562 Willow Lane. New Prague, MN 56071. (952) 758-7399 . Fax: (952) 758-3711. mda@bevcomm.net Page 1
. Lots. The 10Ublock legend indicates 19 lots are proposed in Block 1, however only 18 are
· illustrated in the concept plan. The average lot size proposed is 14,026 square feet. The concept
plan illustrates Lots 12,13 and 16 of Block 1 are triangular shaped lots, it is often difficult to meet
rear yard setbacks on triangular lots. We would recommend redesigning these lots to create
rectangular shaped lots, which may require the elimination of one of the lots shown.
. PUD Standards. Planned unit developments proposed within the City of St. Joseph are
encouraqed to achieve the following goals. The City may wish to review· the goals with the
developer as a means of clarifying the purpose of planned unit developments and seeking
additional information regarding the justification for the PURD. It is noted the zoning ordinance
indicates the burden of justification for any planned unit residential development project shall be
the exclusive responsibility of a developer.
1. A maximum choice of living environments by allowing a variety of housing
building types and permitting an increased density per acre and a reduction in lot
dimensions, yard, building set-backs and area requirements; (Note: currently
only single family units are proposed)
2. A more useful pattern of open space and recreation areas and, if permitted as
part of the project, more convenience in the location of mixed residential uses;
(Note: the concept plan does not include open space, recreational areas or
mixed residential uses)
3. A development pattern which preserves and utilizes natural features, trees and
other vegetation, and prevents the disruption of natural drainage patterns; (Note:
Existing woodlands, vegetative covering and natural drainage patterns are
not identified/noted for preservation on the concept plan)
· 4. A more efficient use of land and a resulting substantial savings through shorter
utilities and streets; (NOTE: as previously indicated, proposed Block One
exceeds the maximum block length allowed by the Subdivision Ordinance)
5. A development pattern in harmony with land use density, transportation facilities,
and community facilities objectives of the comprehensive plan; (Note: the
Comprehensive Plan encourages development within the proposed site
retain the small town nature of the community via emphasis on generous
parkland facilities, open space areas, preservation of natural amenities,
planting of trees and the installation of trail amenities)
6. A combination of compatible residential, industrial and/or commercial uses which
are allowed in separate zoning districts such as: mixed residential uses allowing
both density and unit types to be varied within the project or mixed commercial,
residential or industrial land use with the integration of compatible land uses
within the project. (Note: mixed uses/densities are not proposed)
PUD general standards require a minimum of 20 acres for a residential PUD to be considered,
the concept plan describes the area proposed for development as "21.64 acres more or less".
The exact parcel size is required for preliminary plat consideration.
. Park Dedication. A total of 55 lots are proposed with no acreage reserved for park/play areas in
the concept plan, however, the comprehensive plan suggests the need for a park in this vicinity.
The Park Board should discuss the long-term needs/wants for park land for this area. No
trails/pathways/sidewalks are illustrated on the concept plan.
If you have questions on any of the above, please feel free to contact us at: 952-758-7399 or
· cstrack@municipaldevelopmentqroup.com.
25562 Willow Lane. New Prague, MN 56071. (952) 758-7399 e Fax: (952) 758-3711e mdQ@bevcomm.net Page 2
"'SeJ 1200 25th Avenue South, P.O. Box 1717. S1. Cloud, M.N 56302-1717 320.229.4300 320.229.4301 FAX
architecture . engineering . environmental . transportation
·
December 29, 2003 RE: St. Joseph, Minnesota
Concept plan for Victor Aho
SEH No. A-STJOE 0401 14
Ms. Judy Weyrens
Clerk! Administrator
City of Saint Joseph
25 College A venue N
PO Box 668
St. Joseph, MN 56374-0668
Dear Judy:
I reviewed the sketch plat for Victor Aho and have the following comments:
1. City standards for centerline radius are 300 feet.
2. The far west intersection within the plat is too close to the intersection with 103rd A venue. It
is causing three lots (Lots 1-3) to have double frontage.
· 3. It is preferred the sedimentation ponds be constructed in a platted outlot. The City will need
to have access to these outlots.
4. It is not recommended practice to use a wetland for drainage pond purposes.
5. There is the possibility of installing sanitary sewer and water main along the back lot lines
of the homes along the south side-of 295th Street. Therefore, a utility easement may be
required along these lot lines.
This concludes my remarks. Please call me at 229.4379 if you have any questions.
Sincerely,
A~::~
Project Engineer
cah
c: Joe Bettendorf, SEH
Dick Taufen, City of St. Joseph
x:\s\stjoe\common\corr\l-aho prop-122303.doc
·
Short Elliott Hendrickson Inc. . Your Trusted Resource . Equal Opportunity Employer
. I Attachment: Yes or No I
REQUEST FOR PLANNING COMMISSION ACTION
Concept Plan - Bob Herges/Rick Heid
DATE: January 5, 2004
AGENDA ITEM
Concept Plan - Bob Herges, Rick Heid
PREVIOUS ACTION
None
RECOMMENDED PLANNING COMMISSION ACTION
. Accept the concept Plan of Herges/Heid and allow the developers to begin the preliminary platting
process.
COMMENTS/RECOMMENDATIONS
The proposed plat submitted by Herges/Heid are consistent with the Comprehensive Plan. It is noted that
design changes will be required, but these will be reviewed and amended during the preliminary platting
process. The Park Board has reviewed the proposed plat and is recommending the Planning
Commission and Council require payment in lieu of Park Land. When the Arcon Development is platted
and developed, a large park area will be provided. The Park Board did not see a need to have additional
parkland.
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M UNICIPAL
DEVELOPMENT GROUP, INC.
MEMORANDUM
To: Judy Weyrens, City Administrator
From: Joanne Foust and Cynthia Smith-Strack, Municipal Development Group, Inc.
Date: December 22, 2003
Re: Concept Plan for Rick Heid
. Preliminary Review:
We have reviewed the HeidConcept Plan as it relates to the Comprehensive Plan and Subdivision
Ordinance and have prepared the following comments:
Comprehensive Plan Consistency:
· The proposed plat is within District 8, adjacent to existing R-3 development. The Comprehensive
Plan recommends this area be developed with single-family residential developments, planned
unit developments and mixed density residential development adjacent to CSAH 121. The
proposed use appears to be consistent with the comprehensive plan.
. · Recommendations also suggest the City determine the location for a southerly east/west collector
street, possibly 295th Street. The eventual location of an east/west collector could possibly
impact the southern tier of lots proposed in the concept plan.
· Recommendations within District 8 indicate as the district develops emphasis should be placed
on retaining the small town nature of the community. Generous parkland facilities, open space
areas, preservation of natural amenities, tree plantings and trail amenities should be emphasized.
Although not a mandatory requirement, the City -may wish to encourage the applicant to
incorporate elements of the above recommendation in the plat.
Subdivision Ordinance/PUD Standards
· Block length. The subdivision ordinance indicates that the maximum block length is 1,300 feet,
with blocks over 800 feet requiring a pedestrian easement. It appears the length of the
easternmost block exceeds 800 feet thereby requiring a pedestrian easement.
· Street Access. As proposed, access to the subdivision would be from the south with two access
points onto 295th Street. Access spacing standards should be reviewed to determine the impact
of the proposed accesses onto 295th Street in the event the street would be designated as an
east/west collector street in the future. The property to the west is guided for future EE or low-
density residential development. No street is proposed to extend to the west to access property
to the west if/when it develops. An existing east/west street terminates to the north of the plat
and appears to not be proposed for extension (road to College maintenance facility). In order to
serve this property, and that adjacent to it as it develops it may be desirable to require the
existing east/west maintenance road to the north of the plat be extended or able to be extended
in the future.
. · Density. Overall density proposed is 2.44 units per acre for the single-family lots. Requested
zoning classification (i.e. Lot 10 of the easternmost block) shall be included in the preliminary plat.
25562 Willow Lane. New Prague, MN 56071- (952) 758-7399. Fax: (952) 758-3711. mdq(cQbevcomm.net Page 1
· Drainage. Storm water retention/detention ponds are not illustrated on the concept plan. The
. City Engineer shall review and approve proposed drainage plans.
Lots. A total of 32 lots are illustrated on the concept plan. The average lot size, not counting lot
·
10, of the easternmost block is 10,948 square feet. Lot standards for conventional platting (Le.
not PUD) require seventy-five (75) feet for a rectangular lot and not less than seventy-five (75)
feet at the front building set-back line for lots whose side lines are radial to the curved streets,
except in unusual situations. The minimum depth of a lot for residential development is one
hundred twenty-five (125) feet for a rectangular lot and not less than one hundred twenty-five
(125) feet at the center of the lot for lots whose front lines are radial to the curved streets, except
in unusual situations.
· PUD Standards. PUD standards require a minimum of 20 acres for a residential PUD to be
considered, the concept plan describes the area proposed for development is 13.1 acres. PUD
standards also re~uire access from an arterial street, further discussion of the ultimate
classification of 295t Street in this area may be useful.
Planned unit developments proposed within the City of St. Joseph are encouraqed to achieve the
following goals. The City may wish to review the goals with the developer as a means of
clarifying the purpose of planned unit developments and seeking additional information regarding
the justification for the PURD. It is noted the zoning ordinance indicates the burden of justification
for any planned unit residential development project shall be the exclusive responsibility of a
developer.
1. A maximum choice of living environments by allowing a variety of housing
building types and permitting an increased density per acre and a reduction in lot
dimensions, yard, building set-backs and area requirements; (Note: unsure of
proposed use for Lot 10 of the easternmost block)
. 2. A more useful pattern of open space and recreation areas and, if permitted as
part of the project, more convenience in the location of mixed residential uses;
(Note: the concept plan does not identify proposed park/open space or
proposed land uses)
3. A development pattern which preserves and utilizes natural features, trees and
other vegetation, and prevents the disruption of natural drainage patterns; (Note:
The existing tree line east of lots 6-9 in the easternmost block should be
preserved. Significant changes in topography are noted in lots 12 and 13
of the interior block)
4. A more efficient use of land and a resulting substantial savings through shorter
utilities and streets;
5. A development pattern in harmony with land use density; transportation facilities,
and community facilities objectives of the comprehensive plan; (Note: the
Comprehensive Plan encourages development within the proposed site
retain the small town nature of the community via emphasis on generous
parkland facilities, open space areas, preservation of natural amenities,
planting of trees and the installation of trail amenities)
6. A combination of compatible residential, industrial and/or commercial uses which
are allowed in separate zoning districts such as: mixed residential uses allowing
both density and unit types to be varied within the project or mixed commercial,
residential or industrial land use with the integration of compatible land uses
within the project. (Note: proposed uses are not identified on the concept
. plan)
25562 Willow Lane. New Prague, MN 56071. (952) 758-7399. Fax: (952) 758-3711. mdQ@bevcomm.net Page 2
. Park Dedication. A total of 32 lots are proposed with no acreage reserved for park/play areas in
. the concept plan, however, the comprehensive plan suggests the need for additional park
facilities in this vicinity. The Park Board should discuss the long-term needs/wants for park land
for this area. No trails/pathways/sidewalks are illustrated on the concept plan.
If you have questions on any of the above, please feel free to contact us at: 952-758-7399 or
cstrack@municipaldevelopmentqrouP.com.
.
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25562 Willow Lane. New Prague, MN 56071. (952) 758-7399 . Fax: (952) 758-3711. mdq@bevcomm.net Page 3
~se' 1200 25th Avenue South, P.O. Box 1717, S1. Cloud, MN 56302-1717 320.229.4300 320.229.4301 FAX
architecture . engineering . environmental . transportation
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December 29, 2003 RE: St. Joseph, Minnesota
Concept plan for Rick Heid
SEH No. A-STJOE 0401 14
Ms. Judy Weyrens
Clerk! Administrator
City of Saint Joseph
25 College Avenue N
PO Box 668
St. Joseph, MN 56374-0668
Dear Judy:
I reviewed the, sketch plat for Rick Heid regarding the Leonard Walz property and have the
following comments:
1. City standards for centerline radius are 300 feet.
2. There is a street outlet to the north, which abuts the Sisters property. I doubt there is future
. need to have this road extended and it should be turned into a cul-de-sac or a small radius
like the other road.
3. Are there plans for an outlot for a sedimentation pond for drainage?
4. What is the large lot in the southeast corner of the plat?
5. If we install sanitary sewer and water main in the north boulevard of 295th Street to serve
this property, an expanded easement will be required along the entire south end of the plat.
This concludes my remarks. Please call me at 229.4379 if you have any questions.
Sincerely,
~~~
Amy B. Scha r '
Project Engineer
cah
c: Joe Bettendorf, SEH
Dick Taufen, City of St. Joseph
x:\s\stjoe\common\corr\1-walz-prop-122303.doc
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