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HomeMy WebLinkAbout2004 [07] Jul 12 CITY Of ST. JOSEPH . www.cityofstjoseph.com St. Joseph Planning Commission July 12,2004 7:00 PM Administrator I udy Weyrens 1. Call to Order Mayor 2. Approve Agenda Larry]. Hosch 3. Approve Minutes - June 7 and June 21 2004 Councilors AI Rassier 4. 7:00 PM Public Hearing, Interim Use Permit, Owner Occupied Rental Ross Rieke Brian Shields, 321 Cypress Drive Gary Utsch St. Joseph Code of Ordinances 52.27 subd. 5 Dale \Vick 5. 7:15 PM Public Hearing, Special Use Permit College of St. Benedict, property adjacent to CR 121 Expanded R1 use in an Agricultural Zoning District 6. 7:30 PM Public Hearing, Sand Companies . a. Preliminary Plat- 32 Single family, 32 Town/18 patio homes b. Special Use Permit - Multiple Family Dwellings c. Letters of Support for project 7. Other Matters - Scheduling of Special Meeting 8. Adjourn . 2.-)" College Avenue North, PO ßox 668 . Saint. joseph, Minnesota 0)"6)74 Phone ,2.0.,6,.72.01 I:d x ,2.0.,6,.0,42. j'\J~ 2-l, ~Dð~ :t:r-ea~ ~~ ---- cl0 tì Ct VI v)l /A C1 C o'YV! vñl S l.-t.--> l . ~~-- Add/(~ ~~ ~ . . -h~r Ute, 7£-~ EI~_ ša+ \ \~VV\~ ~~C""ßI '?J-~-~ ~pJ <i~ ~¡~ ~-u-J C ttV~ Ct)IV\p~N(~::::GC- , :=TI ~ f:.r/) '" ~~( \ke;wtJìt'Jf l' LÐ#NtJ Pi HAt'A,/ AÞ;-#~"~ J!A¡4n¿(C4s ~~y .:J2. ...... ) B c:l nf e I;; ¡J.>y+~~ N~vJ G~=>< ( ~~ 'D'~\ ~~ 'f\o-e s. . -þ~~~~~ <6~~ Co/&øj6 ~ S. [VI /J IèJ 11r" f?uh ( /O;¿,-/I ;zQ5-1-1, 6fr¿~ . DRAFT June 7,2004 Page 1 of 5 · Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, June 7, 2004 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair (Council Liaison) Gary Utsch. Commissioners: Bob Loso, Marge Lesnick, Jim Graeve, Mike Deutz, Kurt Schneider, Sister Kathleen Kalinowski. Administrator Judy Weyrens. Others Present: Bill Nelson, Paul Petrek, Mike Gohman, Jim Krebsbach Approve Aqenda: Loso made a motion to approve the agenda; seconded by Lesnick and passed unanimously. Approve Minutes: Loso made a motion to approve the minutes; seconded by Deutz and passed unanimously. Public Hearinq - Variance Request - Stonehouse Properties: Chair Utsch called the public hearing to order and stated that the purpose of the hearing is to consider a forty-four foot variance on the maximum size of a business sign. The variance is being requested to construct the business sign for Stone House Tavern and Eatery. The request has been submitted by Stonehouse Properties, LLC, PO Box 511, St. Joseph, MN 56374. Paul Petrek spoke on behalf of Stonehouse Properties. Petrek stated that he is in receipt of the recommendation of the City Attorney and Public Works Director and has a few concerns. Petrek stated that the City Attorney is recommending the denial of the variance as a hardship is not present. Petrek presented the Commission with the following information: · 1. Pictures of signs on adjacent properties indicating that the signs are considerably larger than the maximum allowed by the current Ordinance. For example thè Lighthouse has a sign that measures 192 square feet and the Super 8 Motel has a sign that measures 128 square feet. 2. The City Attorney recommended that the variance be denied because to grant the variance they must showa hardship. Petrek stated that they are being treated differently than the other two properties adjacent to them (The Lighthouse & Super 8 Motel). It is his opinion that the request before the Commission is a modest request as they are only requesting an addition 44 feet and the sign will only be single sided. 3. Petrek indicated that the safety issues identified in their application were ignored and were not taken into consideration by the Attorney. Petrek also spoke about the uniqueness of the sign. They were able to obtain a log that is 500 years old, and as a result, the surface area needs to be larger because of the size of the log. The lettering must match the sign structure. He further stated that due to their location, the stop lights will affect the visibility. Petrek stated that Stonehouse LLC is undertaking a large risk in a volatile industry and believe that he will be at an unfair advantage if he cannot properly advertise the business. The spirit and interest of the sign is another reason as to why they should have their variance granted. Petrek stated that the sign is tasteful and will be a point of interest in the City. With the Wobegon Trail in St. Joseph, they feel that this would bring out the natural element in the sign. He also stated that if the variance is denied, that would bring up the question as to how and why the Super 8 and Lighthouse got approval for their signs. Weyrens clarified that the City recently annexed the Super 8 and Lighthouse. The existing signs are grand fathered under the Township Ordinances. However, once the sign needs repair beyond 50% of the structure, the sign will need to be constructed in accordance to City regulations. · Mike Gohman of Gohman Construction spoke in support of the sign. He stated that Gohman Construction has been helping with the designing of the sign. The sign will not be a wooden sign with painted letters, DRAFT June 7,2004 Page 2 of 5 rather the sign will be lighted. It was important to design a sign with a professional appearance, so the · sign will have a clean look without protruding wires. He said that the reason the sign is over the maximum size limit is partly due to the box for the wires, which creates a larger surface. Jim Krebsbach spoke in support of the sign. He stated that it is an attractive looking sign and agreed that the restaurant is an extremely competitive business and the City should approve the variance request so that they are not at an unfair advantage. There being no one further to comment, the public hearing was closed. Utsch stated that he is troubled by the request for variance as when the property owners requested approval for the building permit for the building, they indicated that the sign would fall within the Ordinance regulations. Utsch questioned what has changed since the development plan was approved. Petrek stated the reason for the variance is the size of the cabinet that is required to mount the letters. As stated earlier, the cabinet will also house the mechanics of the sign so that they are not visible. Graeve questioned Petrek as to what speed people will be going when they are trying to read the sign. Petrek responded that cars traveling on CR 75 are typically at a speed of about 55mph or more. Therefore the sign must be visible for a longer distance. Utsch stated that the traffic issue is not relevant because there is a stop light at that corner and the sign will be visible. Petrek stated that they have been working with the City on every part of the development process and everything else has been okay. He feels that this is a very modest request. He again stated that the surrounding properties have signs larger than the sign being requested by Stonehouse LLC. Deutz had two questions for Petrek regarding the sign. Q. If the sign was part of the original site plan, why is there a change in the sign plan? A. Petrek said that the opportunity came along for them to get the log and they decided that would fit · the style of the restaurant. Q. The City Just finished updating the sign ordinance. Why wasn't this size issue brought up earlier before the ordinance was changed? If the City grants a variance for this sign, there will be issues with other businesses along CSH 75 who may want larger signs. This may lead to another amendment of the Ordinance. A. Petrek questioned if the Ordinance is specific to the type of sign - whether or not it is a billboard or a business sign. He stated that in his opinion, when measuring the sign only the lettering should be considered, not the surface mount. They are requesting the variance so that they can enhance the sign and support the restaurant. He stated that the people of St. Joseph wanted a restaurant in the City and he feels that the community would be pleased with the sign if the variance were granted. Petrek stated that a restaurant is a high-risk business to get into. As Restaurateurs, they need to be able to advertise what they are doing. They want to be competitive in the restaurant industry and location is very important. Petrek stated that they have a great location, but now they just need to be able to advertise their business. Deutz requested clarification on the size of the sign. Petrek stated the proposed sign measures 6' x 24' or 144 square feet. Deutz stated it is his opinion that the sign could be reconstructed to 5' x 20' or 100 square feet, meeting the Ordinance requirements. He questioned whether the extra 4' for the height and l' for the length would be that important to the sign. Petrek stated that minimizing the sign would affect the lettering. He also stated that the temporary construction sign is 192 square feet and that is hard to read when driving by at highway speeds. Deutz asked Petrek if he feels that his hardship is the fact that cars go by at 60mph. Petrek again stated that he is only requesting approval to have a sign the same size as the adjoining · property owners. He stated that if the signs at the Lighthouse and the Super 8 Motel were larger than the DRAFT June 7, 2004 Page 3 of 5 . Ordinance allows, the property owners should have been required to reconstruct the signs to the City Code when they were annexed to the City. Lesnick questioned Petrek as to how the business will be affected if they are not granted the variance. Petrek stated that people will wonder why they put up such a small sign with such a large log. He further stated it would look "screwed up" and the sign is the first impression of the business, impression is vital to the success of a restaurant. Deutz stated that as a Commissioner, it would have been easier for him to consider granting the variance if they as property owners would have provided the Planning Commission with specific reasons for granting a variance. Graeve stated that if they need more time to prove there is a hardship, the issue should be tabled until a later date. Lesnick stated that an increase of 44% is a large request not modest. She further stated it is her opinion that a large sign would spoil the entrance to the City and concurred that there are no findings for the Planning Commission to grant a variance. Loso disagreed with the Commissioners. He stated it is his opinion that the property owners have presented a hardship as the adjoining property owners haver larger signs and they are placed at a disadvantage. Loso further questioned how the Ordinance limitation of 100 square feet was derived. Utsch said that the Planning Commission spent considerable time working on the Sign Ordinance and it has only been in effect for one year. The sign dimensions are consistent with the area Cities. With regard to the signs on adjacent property, the City did not have control on the size of those signs as they were constructed when the property was located in St. Joseph Township. Weyrens informed the Planning Commission that there will be a special meeting on the 21st of June and the matter can be tabled if additional information is requested. . Schneider asked about the background for the sign and if the surface is aluminum box that could be resized. Gohman stated that the box is proportionate to the sign and changing the box will also change the lettering, making the lettering to small for the sign structure. Gohman stated that the Building Official has already suggested that the lettering be reduced to meet the Ordinance requirements. Schneider questioned the lettering on the St. Joseph Business Center. Weyrens stated that the signage on the Business Center is considered a wall sign and there are different size regulations for such. Gohman stated that in the sign industry, the sign size is measured by the lettering, not the surface mount. Weyrens stated that she would ask for an opinion from the City Attorney and provide the Commission with the additional information. Graeve made a motion to table action on the sign variance request of Stonehouse LLC until June 21,2004 so that the following information can be secured: 1. An opinion from the City Attorney regarding how the size of a sign is measured. 2. The property owner has an opportunity to review the standards for granting a variance and provide specific information as to why the variance should be granted. The motion was seconded by Schneider and passed unanimously. District 742 - Portable Classrooms: Weyrens reported that School District 742 is requesting authorization to secure a building permit to add portable classrooms to Kennedy Elementary School. This is a second request as they had already added two portable classrooms in 2003. This portable classroom is only a - temporary fix until they can build a larger school. - DRAFT June 7,2004 Page 4 of 5 EI Haus, Building and Grounds Supervisor spoke on behalf of the School District. He stated that the . school has a capacity of 380 students, with 400 enrolled for 2004/2005. Loso questioned how the School District plans to deal with increasing enrollment in the future. Haus responded that the School District is aware that they need more room and they have been actively looking to purchase land for a new school. They have been identifying sites since last spring. Utsch questioned whether or not the proposed portable classroom is· identical to the ones that they purchased last year. Haus stated that they are similar, but the siding is different. They will be refinished so they are both vinyl sided. Utsch also questioned where they will put this classroom. Haus stated that it will be put to the south of the existing building between the building and the tennis court. The second entrance will access this classroom. There will be six classrooms for overflow. According to Weyrens, the site plan would meet the setback requirements. Haus stated the site plan has been reviewed by an architect, assuring that all Building Code requirements have been met. The plan will also be reviewed by the City Building Official for compliance. Lesnick made authorizing Independent School District 742 to make application for a building permit to construct two 24'x72' custom modular classroom to alleviate the overcrowding at Kennedy Elementary School. The buildings will be maintained no longer than July 7, 2008. The motion was seconded by Kalinowski and passed unanimously. Birch Street East Rezoninq: Utsch reported that the City Council considered the request of Why USA to rezone property along Birch Street East on May 20, 2004. The Council voted on a motion to approve the recommendation of the Planning Commission and rezone certain property along Birch Street East from current R1, Single Family to B2, Highway Business. The motion was seconded and passed by a 3/2 vote. However, a change in land use requires a 4/5th vote of the Council. Therefore, the motion failed. Utsch stated that at the last Council meeting he made a motion to reconsider the rezoning and send the matter back to the Planning Commission to restart the process. The motion passed unanimously; therefore the . public hearing will be scheduled for June 21, 2004. There was some discus_sion raised by the Planning Commission about the rezoning of Birch Street. · Loso questioned the purpose of conducting a second public hearing. Utsch stated that he hopes that by restarting the process, this will give the Council time to reconsider the issues. He said that this is the right thing to do. · Loso stated that the Council was wrong and they can't make decisions based on what is not part of the Ordinance. Utsch stated that the Planning Commission followed procedure and made a decision based on the Comprehensive Plan. Utsch encouraged the Planning Commission to fight for this rezoning. Weyrens stated that the Council has initiated the amendment to the zoning map, therefore a development plan is not required. The public hearing has been scheduled for June 21,2004. · Graeve questioned who initiated the rezoning process. His understanding was that the homeowner requested the rezoning, not the Planning Commission. He didn't recall the Planning Commission initiated the process. · Deutz questioned whether or not it is enough if 50% of the landowners are in favor of the rezoning or if all property owners within 350' should have a say in the decision. He stated that everyone who is affected by the possible rezoning is in favor. · Schneider stated that people knew that eventually this area would be business. There are currently some businesses in the area and the traffic has remained the same. - - DRAFT June 7, 2004 Page 5 of 5 . Other matters Arcon Development: Graeve provided material to the Planning Commission members to read in reference to the drainage in the Arcon Development. Since this development is so close to the Sauk River, he suggested the City consider the use of water gardens. Water gardens on individual properties would help contain the water and prevent water from draining on to the streets and in the river. R4 Townhome District: Weyrens presented the Commission with a draft R4 Zoning District. The new district would accommodate Townhouse Development. Deutz questioned when they would want to implement the new district and how it will be implemented in the Comprehensive Plan. Weyrens stated the Planning Commission will have further discussion on this and where the Zoning could be applied. Adjourn: Lesnick made a motion to adjourn at 8:05 pm; seconded by Loso and passed -unanimously. Judy Weyrens Administrator . - - Draft June 21,2004 Page 1 of 8 . Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, June 21, 2004 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair (Council Liaison) Gary Utsch. Commissioners: Bob Loso, Marge Lesnick, Jim Graeve, Mike Deutz, Sister Kathleen Kalinowski. Administrator Judy Weyrens. Others Present: Kay Lemke, Ellen Wahlstrom, Andrew Berger, Janel Weisen, Tim Borresch, Jim Fredricks Variance Request - Stone House Tavern: Utsch stated that the Planning Commission tabled action on the variance request of Stonehouse Properties LLC to construct a sign 44% larger than the maximum allowed. The matter was tabled to allow the petitioner to provide information as to why the variance should be granted and to receive an opinion from the City Attorney as to how the size of a sign is measured. Weyrens presented the Commission with an opinion from the City Attorney whereby he indicates that the size of a sign is measured by the surface the letters are mounted. Weyrens further reported that the property owner, Stonehouse LLC has withdrawn their request for variance as they were able to redesign the sign. Since the City did not receive a formal withdraw of the request, Weyrens requested the Commission recommend the Council deny the request. Graeve made a motion to recommend the City Council adopt the following findings, denying the variance request of Stonehouse LLC (see exhibit "A"). The motion was seconded by Deutz and passed unanimously. Mike Deutz stated that he would not assume his position on the Planning Commission until the Birch Street Rezoning is completed as he has a potential conflict of interest. . Public Hearinq - Birch Street - Rezoninq: Chair- Utsch called the public hearing to order and stated the purpose of the hearing is to consider the rezoning of all property north of the east/west alley abutting Birch Street East between the north/south alley between College Avenue North and 1st Avenue NE and the north/south alley between 1st Avenue NE and 2nd Avenue NE. The property is currently zoned R-1. Weyrens clarified that the City Council on June 3, 2004, by a unanimous vote of the City Council, initiated the rezoning request that is before the Planning Commission at this meeting. Utsch opened the floor those present for questions or comments. Kay Lemke of 33 E Ash Street spoke in opposition to the rezoning. She stated that her property abuts the area in question. She discussed three other businesses in that area and how they fit the neighborhood. She addressed reasons as to why she feels that these three businesses are non-intrusive to the neighborhood. 1. Beauty Shop - Lemke stated that the Beauty Shop fits the area and causes no concerns because there is access from College Avenue which blocks extra traffic in the neighborhood. 2. Loso's Pottery - She mentioned that this is another business that works for the neighborhood due to the fact that they make the pottery, but do not sell anything from that location. 3. Baggenstoss Trucking - At this location, all they do is store trucks. There is no need for extra traffic. Lemke further stated that the house on the corner of Birch Street and 1 st Street just sold and it is her understanding the house was sold as a residential property. If this is correct then the homes in question can be sold a residential and should be zoned as such. - Tim Borresch of 121 E Ash Street: spoke neither in opposition nor in favor of the proposed rezoning. He addressed some issues that he feels are important to consider. ~ Draft June 21, 2004 Page 2 of 8 · With regards to the alley behind this property, there is not enough room in the alley for two . cars to pass one another and he questions if commercial traffic can be supported in the neighborhood. · Borresch questioned who would pay for improving the alley if traffic warranted such. · Questioned the maintenance of commercial property and stated that typically the front of commercial property is maintained but the garbage and parking are located in the rear yards. If that is the case then the remaining residential neighborhood will have to look at the worst side of the property. . · Borresch further questioned who will be responsible for the maintenance of Ash Street as the residents have recently been assessed for the reconstruction. Additional traffic will cause the road to deteriorate faster than if the road is residential. Janel Weisen, Why USA Realty: Weisen spoke on behalf of Dorothy Court whose property is in question and in favor of the proposed rezoning. Wisen stated that Dorothy Court initiated the first process for rezoning. The request came after a buyer for the home requested to use the house for office space. Weisen stated that through research she discovered that the property owned by Court was identified on the Future Land Use Map in the Comprehensive Plan as Highway Business. Therefore. she submitted an application for rezoning. Wisen questioned why the City would spend a considerable resource on adopting a Comprehensive Plan and then not following the document. . Wisen stated that one of the objections to the previous application was that rezoning the area in question will reduce the amount of affordable housing. In researching the housing stock in St. Joseph. Wisen stated that at the present time there are 68 homes for sale with 30% of them selling for less than $150.000. Wisen stated that affordable housing is available in St. Joseph and should not prevent the subject area from being converted to Highway Business. Wisen further stated that from a realtor perspective. it is hard to sell houses with a major highway in the front yard. Highway 75 has an average of 27,000 cars per day, this is not conducive to residential living. . According to Weisen, the property that was recently bought on the corner of 15t and Birch was sold as investment property hoping that the rezoning would pass. It is a single person, not a family. Weisen stated that this area would not be-a safe place to raise children. Ellen Wahlstrom of 409 EJh Ave NE spoke in opposition to the proposed rezoning. She stated that she does not live in the area and is not directly affected by the rezoning. However. she did mention that she lives is an area in which a new development was recently added. She said there have been some serious problems in her area due to buildings being too high and having water runoff. She also stated that a residential neighborhood should be protected with a buffer area and questions if one is provided in the Highway Business District. In her neighborhood, there are trees, bushes. grasses. etc all of which provide a buffer. Andrew Berger of 26 E Birch Street spoke in favor of the proposed rezoning. He stated that the matter before the City at this time appears to be a battle between businesses and homeowners, Berger urged the Planning Commission to rezone the subject area as it is not a safe place to raise children and is not residential in character. He further stated that the residents abutting Ash Street are opposed to the rezoning as they are afraid of the infringement of commercial activity and want to keep a buffer between their property and CR 75. Berger stated it is his opinion that the property owners on Birch Street are the buffer for the residents abutting Ash Street and they should not be denied the rezoning request because other property owners want to continue to use their property as they are currently. Mike Deutz, owner of multiple properties along Birch Street E spoke in favor of the proposed rezoning. He stated that rezoning this area is part of the Comprehensive Plan and as a result, the request should be honored. Deutz commented on the three business mentioned by Lemke. He stated in his opinion these three properties do not conform with the R1 Zoning Ordinance nor do they pay commercial tax rates. Therefore, Deutz requested that the Planning Commission accept the rezoning application. With regard - to potential road repair. Deutz stated that the property owners were assessed for the new road and Ash - Draft June 21, 2004 Page 3 of 8 . Street was built as a commercial road. Therefore, the road should not deteriorate and the City planned for excess traffic. Buffers have been a question and a concern for residents in this area. The current homeowners along Birch Street are the buffers at this time. Deutz stated that a large buffer is part of the Comprehensive Plan for this area. Weyrens reported that she has received two comments regarding the rezoning. The first is a written request of Dorothy Anderson, representing the property owners at 103 Ash Street East. Her letter requested the City deny the rezoning request and keep the area residential in nature. The second comment was a phone call from Gary Stock, 117 - 1st Avenue NE, who spoke in support of the rezoning. Lemke spoke in response to some comments made by others. She stated that the houses along Birch Street are not the buffer. She stated that she is still able to hear traffic from her home. According to Lemke, new roads in the City may lessen the traffic on Hwy 75, therefore it takes away some of the safety concerns. Lemke further stated that not all homes purchased in this area are by young families with children. The Public Hearing was closed at 7:22 PM. Utsch responded to the some of the concerns raised during the public hearing. ISSUE RESOLUTION Back of Building facing residential neighborhood The Zoning Ordinance require that garbage areas be screened. In addition the revised Zoning Ordinance includes language on outdoor storage. . Commercial -vs- Residential Throughout the Comprehensive Plan process, the City planned for the area being discussed at this time to-be commercial. During the public hearings for the Comprehensive Plan no one objected to the future conversion of this area to Highway Business. Street Reconstruction Costs When the City reconstructed Ash Street, it was built to a commercial grade. In addition, when the project was assessed, non homestead property was charged a larger percentage. Therefore, the residential property owners are not paying for commercial roads. Land Use Controls A question arose as to whether or not the City could prevent a high use business from purchasing multiple lots and developing a use that is not compatible with the neighborhood. The City Attorney has provided an opinion that states the City does have control through the current regulations to deny any of the permitted uses if it is not compatible with adjacent land uses. Graeve stated that he is concerned about a strip mall being built along this area. In his opinion business should conform to the neighborhood, not change the character of a neighborhood. Graeve read the intent portion of the Highway Business District whereby it states the purpose of the Hwy 75 Business District is to provide development that is pleasant, attractive, and aesthetically pleasing. Graeve stated Draft June 21, 2004 Page 4 of 8 that he is opposed to the proposed rezoning until specific development plans are presented. With regard . to the letter from the City Attorney, Graeve stated it is his understanding that if the property is rezoned, the City automatically takes the defensive roll which is a more difficult position. For example, if a use is denied, the City must provide the evidence that the use in incompatible with the neighborhood. Kalinowski stated that the City does not want to do strip zoning nor is that allowable under Minnesota Statute. Therefore, the entire area must be rezoned. She further stated it is her opinion that it is logical to rezone this area because it is not safe for families with children. Lesnick made a motion to recommend that the Council adopt the findings of the Planning Commission and rezone the property abutting Birch Street from current R1, Single Family to B2, Highway Business. (See attachment "B") The motion was seconded by Kalinowski. Ayes: Utsch, Lesnick, Kalinowski, Loso Nayes: Graeve Deutz resumed his chair. Rezoninq Request - Colleqe of St. Benedict: Weyrens presented the Planning Commission with a request from he College of St. Benedict has requested to construct a Presidents Residence across from the main entrance. To do this, first, a determination of appropriate zoning must be made. It appears that the best way to rezone this property is to rezone the portion of the property where the house will be located as R1 with a Special Use Permit. The Special Use Permit would be very specific and will place limitations on future uses such as converting it to rental. Jim Fredricks, Facility Management Officer, spoke on behalf of the College of St. Benedict. According to Fredricks, the College purchased a 62-acre site a while back for future development. They hired a new President for the college effective August 1, 2004. As a result, they are looking to construct a Presidents Residence on 4 of the 62 acres. The proposed residence would be 5,000 square feet. There will be extra . hospitality space, dining space for up to 24 persons, and stand up area for up to 70 persons. The design will be traditional and similar to the main building, but on a smaller scale. According to Fredricks, this will be good for the College because the president can attend campus events, but also have her privacy. Utsch stated that in order to look at rezoning 4-acres as R1, first they must provide a preliminary plat showing what they will do with the rest of the land. Since there are not current plans for the rest of the land, they can show the rest as outlots, but they must provide a preliminary plat. Weyrens stated that there are some access issues that must be resolved before the property can be platted or rezoned. Graeve questioned what the residence would look like. Fredricks stated that it will be red brick and have stylish windows. Deutz questioned why they are looking to subdivide the property. Weyrens stated that the College doesn't necessarily want to plat the property but they are seeking rezoning and the only way to accomplish that without rezoning the entire 63 acres is to plat the property and zone the four-acre tract. The City is prohibited from having two different zoning classifications for one parcel of property. Deutz also questioned Field Street and how that will align with the proposed residence, Weyrens stated that the plans presented illustrate Field Street and the location is very close to where the connection will occur. Fredricks stated the proposed driveway is 305 feet from Field Street. Deutz asked if it would make more sense to have the property border Field Street rather than have a small piece of land adjacent to Field Street. Fredricks concurred. Deutz also questioned the natural gas pipeline and the proposed soccer fields that are illustrated on the easement. He stated that the City is unable to put anything over the easement and questioned who is liable if the College were to put something over it. Frediricks stated that the College would be responsible for liability and before the soccer field is constructed they would meet the gas company to assure they could be constructed. Fredricks again stated the College is only looking to build the Presidents Draft June 21, 2004 Page 5 of 8 . Residence at this time. The proposed layout out presented to the Commission is a "best guess" as to how the property would be developed in the future. Loso made a motion initiating an amendment to the Zoning Map to consider re-zoning 4 acres of property owned by the College of St. Benedict. The Public Hearing will be conducted on July 12, 2004 and the amendment will consider a R1, Single Family Zoning change. The motion was seconded by Lesnick and passed unanimously. Adjourn: Lesnick made a motion to adjourn at 7:40 PM; seconded by Kalinowski and passed unanimously. Judy Weyrens Administrator . Draft June 21,2004 Page 6 of 8 Attachment "A" . RESOLUTION OF FINDINGS A RESOLUTION OF THE ST. JOSEPH PLANNING COMMISSION, ST. JOSEPH, MINNESOTA, RECOMMENDING DENIAL OF A SIGN VARIANCE REQUEST WHEREAS, the St. Joseph Planning Commission conducted a public hearing on June 7, 2004 to consider a 44' variance request on the maximum size of a business sign. The request for variance was submitted by Stonehouse LLC. The purpose of the sign was to construct a business sign for the Stonehouse Tavern and Eatery located at 2010 County Road 75; and WHEREA&, all required public notices regarding the public hearing were posted and sent; and WHEREAS, the St. Joseph Planning Commission duly opened the public hearing and accepted testimony on the application. After all those wishing to be heard testified, the hearing was closed and the Planning Commission discussed the request; and WHEREAS, the St. Joseph Planning Commission tabled action on the variance request to June 21, 2004 to gather additional information from the City Attorney and property owner; and WHEREAS, the St. Joseph Planning Commission reconvened on June 21, 2004 and . reconsidered the variance request of Stonehouse Properties LLC to construct a sign 44% larger than that allowed by the St. Joseph Code of Ordinances. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPH, MINNESOTA, that it adopts the following findings of fact relative to the variance request: Finding A: Property owner withdrawal. Finding: The property owner submitted a faxed re-design of the sign, whereby it was noted that the sign has been re-designed to meet the requirements of the St. Joseph Code of Ordinances. Finding B: Variance Findings. Finding: The Planning Commission could not identify any findings to grant the variance request as a hardship was not present and the granting of the variance would have granted rights denied to other property owners in the same Zoning District. BE IT RESOVED BY THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPH, MINNESOTA, that the variance request of Stonehouse Properties is hereby denied. Draft June 21,2004 Page 7 of 8 . Attachment "B" RESOLUTION OF FINDINGS A RESOLUTION OF THE CITY OF ST. JOSEPH, MINNESOTA RECOMMENDING REZONING REQUEST AFFECTING PROPERTIES ABUTTING EAST BIRCH ST WHEREAS, the City Council on June 3, 2004 by a unanimous vote initiated a request to rezone property located along Birch Street from the current R-1 Single Family to B2, Highway Business; and WHEREAS, the City Council authorized a public hearing for a same area for which a rezoning public hearing was conducted on May 3, 2004. At that hearing the Planning Commission recommended approval to rezone the area to B2 Highway Business and the City Council denied the rezoning by a vote of 3-2 in favor. Minnesota Statute requires 4/5th vote for the rezoning of property from residential to commercial or Industrial; and WHEREAS, the St. Joseph Zoning Ordinance includes a provision allowing a successive hearing for the same application without waiting six months if the Council by a vote of 4/5th approve such; and WHEREAS, all required public notices regarding the public hearing were posted and . sent for a public hearing to be held on June 21, 2004 before the St. Joseph Planning Commission; and WHEREAS, the Planning Commission duly opened the public hearing and accepted testimony on the application. After all those wishing to be heard testified, the hearing was closed and the Planning Commissioners discussed the rezoning request. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPH, MINNESOTA, that it adopts the following findings of fact relative to the rezoning request: Finding A: Initiation and Process St. Joseph Code of Ordinances 52.07 Subd. 5 identifies three specific process for amending the Zoning Map. Finding: The City Council on June 3,2004 unanimously moved to initiate a petition for the rezoning of certain property abutting Birch Street East. St. Joseph Code of Ordinances 52.07 Subd 5 (a) identifies City Council initiation as a method of amending the Zoning Map. Finding B: Consistency with the St. Joseph Comprehensive Plan. Chapter 4 of the St. Joseph Comprehensive Plan, entitled Land Use, establishes planning districts and indicates future land uses. Finding: The subject property is located in Planning District 7 of the St. Joseph Comprehensive Plan. The future land use map guides the subject area for Highway Business. Therefore, the Zoning Amendment is consistent with the Comprehensive Plan. Draft June 21, 2004 Page 8 of 8 Finding C: Conversion of a residential area without a Development Plan. . Finding: The St. Joseph City Attorney has provided an opinion that the City has the ability to review and approve development plans within the Highway Business District. This review includes a provision that the use is compatible with adjoining property. CSt. Joseph Code of Ordinances 52.31 Subd. 9) Further, St. Joseph Code of Ordinances 52.31 Subd. 6 provides a buffer between commercial and residential development. BE IT RESOVED THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPH, MINNESOTA, hereby requests the City Council accept the recommendation of the Planning Commission to rezone property abutting Birch Street East from the current R1, Single Family to B2, Highway Business. . · I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Interim Use Permit - Brian Shields DATE: July 12, 2004 AGENDA ITEM Interim Use Permit - Brian Shields, Owner Occupied Rental PREVIOUS ACTION RECOMMENDED PLANNING COMMISSION ACTION - Approve the Interim Use Permit for up t~ two tenants as allowed by the Ordinance ~ COMMENTS/RECOMMENDATIONS The City was made aware that Mr. Shields was renting his property on Cypress Drive. A Compliance Order was sent and he scheduled the public hearing. Mr. Shields would like to have more than two tenants. I informed him that two was the maximum and it would be doubtful that a variance would be granted to allow for more. In checking the rental records this property has not had a rental license in the past. Therefore if it was rented it was done without completing the process. In reviewing the property, there is sufficient parking for two tenants. If the Interim Use Permit is approved, it will be reviewed annually with the other Interim Use Permits. We are scheduling the review for current Interim Use Permits in August. CITY -OF ST. JOSEPH WW'I? ci tyofstjoseph .com . City of St. Joseph Public Hearing Administrator The Planning Commission for the City of St. Joseph will conduct a public hearing on Monday, July 12, 2004 at 7:00 PM in the S1. Joseph City Hall. The purpose of the hearing udy \Weyrens is to consider an Interium Use Permit to allow an owner occupied rental unit in an R-1, Single Family Zoning District. The property is legally described as Lot 004 Block 001 Mayor Hollow Park. The property is located at 321 Cypress Drive. Larry]. Hosch S1. Joseph Code of Ordinances 52.27, subd 5 allows for an Interium Use permit as follows: Residential rental provided the unit is owner occupied and provided the room (s) Councilors rented does not contain separate kitchen facilities and is not intended for use as an AI Rassier independent residence. For purposes of establishing if the property is owner occupied, the Ross Rieke owner must be a natural person and the owner occupying the property as his or her Gary Utsch principal residence and must own a fifty percent (50%) or greater interest in the property. Dale Wick The request for Interium Use has been submitted by Brian Shields, 321 Cypress Drive, S1. Joseph MN 56374. Judy Weyrens - Administrator ~ Note: Stãte Law requires mailed notice to all property owners within 350 feet of a variance, special use, interim use or rezoning request. , I I COUNTY ROAD 75 W 2. 1" Coil (' g e ¡\ \' (' n u c Nor t h . ~O I">ox 6b8 . Saint. oseph. Minnesotd ,,6174 Phone 12.0.16172.01 I:d x 12.0.161.0142. APPLICATION ,FOR ,INTERIM USE PERMIT CITY OF ST. JOSEPH . 25 College Avenue NW Fee $ Paid P.O . Box 668 R~cejpt # . . St. Joseph, :MN $6374 Date (320)363-7201 or :Fax (320)363..0342 STATE OF MINNESOTA) )ss COUNTY OF STEARNS) NAME: ߣ¡ A tV 5f-lléL05. PHQNE: 420- 2:« '3 ADDRESS: 3Z1 C Y pre.s5 D;"". $+.. 3à~(Lp1... I ""N SQ; s'"24 I/We, the undersigned, hereby make the following application to the City Council and Planning Commission of the City of St. Joseph, Steams County, Minnesota. (Applicants have' the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): 1. Application is hereby made for Interim Use Permit to conduct the following: I t....... ./ bo ~ ~ -('0 ha.-.IQ h:Io~ ~-k> .........l, '^' I' \I.. f~Y V1I.\I~-L 2. Legal description of land to be affected by application, includ.~ acrea~e or square foot~ge of)and involved, and street address, if any (attach additional sheet if necessary): SEe - 0' Tw P- IG Y RAl\l6é .. 0'2:9 .ftOL..l-òW Pt\pJ< LdT··CXJY ßLoC.k, - Oð! Arx 5lfÞ.P7F- ¡-¿ooo 32.1 Cy pll"65 OR 5ï, :f ù5Ef'H f'\N <;(i,"3.7Y . 3. Present zoning of the above described property is: (2-J - 4.' Name-and address of the present owner of the above described property is: B ((j A. f0' s U/EL.D5 '3 Zl Cy pr~sS' Dr. SI 3'è'EQph ¡ t"'\tJ sc,"S,'-I 5. Is the proposed use compatible with present and future land uses of the area? Please explain: 't1tS¡ ',t h"-i5 S~)< ~&.....,S' ( "Z. bcJ'hruQÑ: CI'\",J\ 'g ~f'e..c.cz.s .\c r o~ si'r((:.-l, ~.k..'''9' 6. Will the proposed use depreciate. the a~ea ~ w~i~h it is prop~sed? Pleas,e explain: .I\k ¡ I c:.__ +:'í: ~~ tAr .....~ p;ruPQ....·4y '\Alh.i£ :.L.. ~.~ +~,,,,. _....~~-+ ~.'/J "',rrr<lc:;Jt;:! -I-4tt. c:::..r~". . s,.-I.' It .,.~ "('J...~"'::Iç J.. h-01ï.>~~()M' S:""c.(\ ......c;¡ Vd~ <"" p\i''l. a e...J up rc~:" :)~5.f"'+ ","01..\::. ....."fi....~ .~ûV\.~ ¡ ~"''''øð. .(..-QfS e......ð. b.....~I.,H f"~"'+~~ +,.-,'--1 h<tw 1:.c...rP"t.{.:~ì l""'.,).. "'11..w .......pf\.~œ~ 7. Can the proposed use be accommodated with existing City service without overburdening the system? Explain: V~5: I po.y .\0" Z ~.,...b...:)C" c'Dt-d..,~nol^\' 8. Are local streets capable of handling traffic which is generated by the proposed use? Please explain: 'i e So T hG - 4 {'.~ ':-1 ;,,' . . -\- . ".U\! r tho; y ",,""\> . S';'I'Q't rCo..Y" ""S 11:> k~ Ci!p .J.1.r s ....(!~ C"~I"'I. . . i../ 00 " * 0' .,. 1if'.. , , I NO DELINQUENT TAXES AND . TP~~.~~Z¡:';S~ EI··nERED 1101324 t .':.-:-::.. (.-9 .-,-? - ~Ç2.'i 04FEB 23 AM II; 18 /,\/ / {,-,./ .:/ ¡: . " .,/. ,~ I ¡. r'" iJc...,,4.· J~" ". I .4 ""?-'/~\"; ...1.. .. . ..:'::' .,..._.. \oJ. i -.. - COU~JTï I\ECOIHJEn .y STEA.RNS COUNTY. HN DEPUTI DlhliE GIW:'\DHOEfER 5'i- 535 37-600 BY IÜb DEf'UTV DEED TÞX DUE: $1.65 Form No. 27-M - QUIT CLAIM DEED IndrvÎdual(s) to Individual(s) Date: February 20, 2004 FOR VALUABLE CONSIDERATION¡ Dennis Shields and Joan Shields, husband and wife, Grantor(s)¡ hereby convey(s) end quitdaim(s) to Dennis Shields and Brian Shields, Grantee(s)¡ real property in Steams County, Minneso~, described as follows: Lot 4{ Block 1, Hollow Park Addition, Stearns County¡ Mìnnesota. The consideration on this deed is for $500.00 or less. . together with all hereditaments and appurtenances. Check Box if applicable: 0 The Seller certifies that the seller does not know of any wells on the described real property. I I 0 A well disclosure certificate accompanies this document. KJ I am fømiliar with the property described in this instrument and I certify that the status and number of wells onthe described real property have not changed since the last previously filed well disçlo5ure certificate. , 30 ~OOQ5183 2J2312()~ TRESOS DEED 1X ~ 11 =14~40 PA I D $1.65 I'age 1 of 2 SCR-LofL . . ., - ~ ~ . Denni~ Shields Ç/:-'vJi,:If2 . 30 Shields Affix Deed Tax Stamp Here STATE OF . LO; XQ,'1jÕ,'__ } G¡,rC\.....+ } ss. . CDUNTY·OF } This instrument was acknowledged before me on February 20, 2D04, by bennis Shields and Joan Shields, husband and wife, Grantor(s). NOTARIAL STAMP OR SEAL (OR OTHER 1ITl.f OR RANK): l~ ~ rnQ5L~ '1.\.a.uu ...1.4.1..... ~.....I....~c:. ...., ·~tl.fC~ SIGNATlJRE OF NOTARY PU OR OTHER OFFICJAL ,..:..... , ~ ;..........::: I.....:' ~:~ Chad<: here If part or all of the land is Regl$tered (Torrens) 0 ~ ,::;~ ..... à $- ..*~;~ ~. .~ .:.-.l' -. Q'" T '?: .:;:'~. .... q . ';. ... Ta):: Statements fer thE! real property descnbed in the instrumel1t should be .:: Jl: t;¡ .. -"' :;;:--:. ~:- 0...... ~ .-~.. :: sent: to (mclude name and address of Grantee): .:- ~~ ~n ~ \. =.... ~» ~ -=:. :. ·r. ~ ~ .t.E~ § ".1'.-; C'.... ..... C' '..'f ....t) -$ "~t _ I '" ..."...., I...4·.. ~ ....\~ ..~,_' ~.\,,,4,. I .' .......... THY5 INSTRUMENT WAS ORAFTED BY (NAME AND ADDRESS): Dennis Shields ~ - --- 321 Cypress Drive .......- Brian Shields St. Joseph, MN 56374 21 Cypress Drive - Joseph, MN 56374 - Pðge 20f 2 SCRjLof-.A .. -If \ \.\'\ ~-t ~ . cr; N 1 74H I J" - 53 ++ @l e -T ,f '-r ..... N -- - <11 N ..... f'J @ 1 - '\. 1 f>;' <B ~ éJ ~ N Q. l'-1 -r ...... 1 (Y 0 '"t' ....... "-r ~ i \'" ~ 0 \f'I Q "t' (;,.\...i ---iJé"'- '-r \II 0 VI ,- :ï . ¡;r €: ! '--- \..1'" "- ,'T >-. "<' U V\ ¿;ä ~ c. V\ ~ V) - 'J ('J::t Q.I M V1 l ~ 0- '" N .>.... ,/ U """' if T 8 ...... cB 4::; ~ - «..t- 8 ç¡-- I Cs +ç \ -;r -;;-" ç:¡: ¡r~ 1 .... § \§ .L. - "- è4 ¡;:t ~ I _I 1+ - S3f.J.- \ , 1¡ ~ \ - 1.. ~~ , ~\ . \. Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION College of St. Benedict - Presidential Residence DATE: July 12, 2004 AGENDA ITEM Special Use Permit - Allow an expanded residential facility in an Agricultural District PREVIOUS ACTION The Planning Commission previously initiated an Amendment to the Zoning Map requesting a public hearing to consider rezoning property owned by the College of St. Benedict from the current Agricultural to Rl, Single Family. At this same meeting the College was requested to Plat the property so that only the four acre section would be rezoned. The City cannot have two zoning classifications for one parcel. RECOMMENDED PLANNING COMMISSION ACTION ~. ~ COMMENTS/RECOMMENDATIONS Since the last Planning Commission meeting many discussions with the College have taken place. The College does not want to zone the property as Rl nor do they want to plat the property. After review of the property it was discovered that the properly east of College A venue is separated into two parcels. Therefore, it would be possible to rezone only one parcel. Relating this to the plan that was submitted, the parcel containing the residence also contains soccer fields. The use of both the residence and fields could be addressed through the Special Use process. The College would like the property to be zoned as E & E. However, the future land use in the Comprehensive Plan does not include that use. Therefore, the first step would be amending the Comprehensive Plan. College representatives opted to make application for a special use permit under the Agricultural Zoning District as a similar use to a residential dwelling. The facility proposed does not meet the definition of a single family dwelling, not did it fit into any of the categories allowed in an Agricultural Zoning District. For this reason the College made application for a Special Use Permit. Some concern has been expressed as to whether or not it is appropriate to grant the Special Use Permit in an Agricultural District. In reviewing this matter the Planning Commission must determine if the intended use meets the Intent stated in the Ag District, if the continued use of the Ag district is consistent with the Comprehensive Plan and if the Special Use Permit request meets the standard for granting. . · ORDINANCE 52.26: AGRICULTURAL DISTRICT. Subd. 1: Intent. To establish and preserve areas within the City for the continuation of viable agricultural operations; and to provide for very low density residential development for those persons desiring a rural life-style. To preserve areas which due to natural features, limited roads and proximity to available services are best suited to limited development as determined by the policies of the City Council. Subd. 2: Pennitted Uses. a) General farming as defined by this Ordinance. b) Single family residences as defined, provided they meet the requirements of this section. c) Commercial outdoor recreational area, including golf courses, club houses and swimming pools. ~ d) Roadside stands for sale of excess garden produce provided they meet ~ requirements of this Ordinance. e) Public parks, recreational areas, environmental study areas and game refuges. ±) Nurseries and tree fanus. Subd. 3: Uses Under Special Use Pennit. The following uses require a Special Use Pennit as regulated in this Ordinance. a) Governmental and public utility buildings and structures. b) Facilities for retail or wholesale trade connected with nursery and tree fanus. c) Kennels, animal hospitals, stables, etc., provided that: 1. Such uses are adequately screened from abutting residential uses; 2. Any structure, not including pens or corrals, in which animals are temporarily or penuanently kept is located at least 100 feet from any lot line; and 3. Animals shall be kept in enclosed pens or corrals of sufficient height and strength to retain such animals. 52.26-1 d) Institutions of a religious eleemosynary or philanthropic nature. . e) Churches, religious or charitable purposes. £) Public and Private schools, provided that the area and location of any school and off-street parking s'lall be subj·o :t to the F'liew and approval of the Planning Commission. g) Planned Unit Residential DeVl Jpment. Subd. 4: Interim Uses. The following uses require an Interim Use Permit as regulated in this ordinance as: a) Mining, and extraction of minerals and dirt, per section 52.17 of this Ordinance. b) Portable asphalt mixing plants within extractive uses. The interim use permit issues shall include, but is not limited to, the following conditions: provisions for adherence to pollution control standards, hours of operation, setbacks, haul roads, areas where the plant is to be located and slopes. The interim use permit required for portable asphalt mixing plants is in addition to the interim use permit required for the operation of the mining/extractive use, - ~ Subd.5: Permitted Accessory Uses. ~ a) Operation and storage of vehicles, machinery and equipment which is incidental to permitted or special uses allowed in this district. b) Living quarters for person employed on the premises. c) Home occupations per Section 52.16. Subd. 6: Lot Area Requirements. a) Minimum area 10 acres - 435,600 square feet. b) Minimum lot width 300 feet at the building setback line, except that if a lot or tract has less area or width than herein provided and was legally platted and was of record at the time of the passage of this Ordinance, that lot may be used for any of the uses permitted by this section. Subd.7: Setback Requirements. a) Front yard setbacks of not less than 30 feet ftom all other public right-of-ways, unless: i) 30 percent or more of the ftontage on the same side of the street between two intersecting streets is improved with buildings that have observed a 52.26-2 . greater or less depth ofrront yard in which instance no buildings shall project beyond a straight line drawn between the point closest to the street of the residence upon either side of the proposed structure or, ii) If there be residences upon only one side, then be on the straight line projected rrom the rront of the two nearest residences. iii) This regulation shall not be interpreted to require a front yard of more than 100 feet. . b) Side yard setback shall be 15 feet. Wherever a lot of record existing at the time of the passage of this Ordinance has a width of75 feet or less, the side yard on each side of a building may be reduced to a width of the lot, but in no instance shall it be less than 5 feet. c) Rear yard setbacks shall be not less than 40 feet in width from each building. Subd. 8: Height Requirements. a) No building hereafter erected or altered shall exceed 3 stories or shall it exceed 40 feet in height, except as hereinafter provided. Berming the building does not allow a building to be constructed higher than 40 feet. Elevation for the building shall be determined by the average grade of the land. b) Public or semi-public or public service buildings, hospitals, institutions or schools . may be erected to a height not exceeding 60 feet, and churches may be erected to a height not exceeding 75 feet if the building is set back rrom each yard requirement at least one foot for each foot of additional building height above the height limit othelWise provided in the district in which the building is located. Subd. 9. Site Coverage. No structure or combination of structures shall occupy more than 30% of the lot area. Subd. 10: Sign Regulation. All signs hereafter erected or maintained, except official, public, traffic and street signs shall conform to the provisions ofthis subdivision and any other ordinance or regulation ofthe City. Subd. 11: Sµecial and Temporary Signs a) Temporary or portable signs are allowed in any district only by permit. One portable sign will be allowed per strip mall site within the B-2 district. This excludes political or campaign signs. A fee set forth by resolution applies to a permit for temporary or portable signs. b) Maximum Size. The maximum size of sign is sixty-four (64) square feet. c) Duration. The duration time of a portable or temporary sign can be located on a - property, except as specifically provided where, is limited to forty (40) days in 52.26-3 anyone calendar year only after application has been approved for location and . placement. d) Illuminated Signs. illuminated temporary or portable signs shall have a recognized seal of approval oflisting from UndelWriters Laboratories Inc. (UL) or other recognized electrical standard and installed in confonnance with the listing or, if more restricted, the National Electrical Code as adopted by the State of Minnesota. e) One Sign Per Parcel. There shall be no more than one portable sign per parcel of property or business. In the event that a parcel of property contains more than one business, not more than two portable signs can be located on the property at one time. £) Ground Fault Circuit Interpreters. The internal wiring of an illuminated outdoor sign that is temporary or portable and readily accessible shall be supplied from, and protected by, ground fault circuit interpreters. g) Extension Cords. Extension cords used to supply power to portable or temporary signs shall be enclosed in metal conduit or elevated at least nine (9) feet above the ground to prevent tripping or electrical hazards. h) Subdivision Development Signs. During the development of a new subdivision . consisting of two (2) or more lots, there shall be allowed two (2) signs in the subdivision, not to exceed twelve feet (12') in height. The sign shall advertise the developmenLand may name the subdivision, subdivision layout, develoPçr, contractors, suppliers, brokers and financial institutions involved. A pennit shall be obtained for the placement of such signs and a fee paid as set by Council resolution. Additional signs having a surface area not exceeding four (4) square feet, and a height not exceeding six (6) feet, directing the public and/or identifying models in the subdivision are also pennitted, Both types of signs shall be removed when seventy-five (75) percent of the lots are developed or within two (2) years, whichever shall occur first. Such signs shall not be illuminated, i) Anchors. Anchors for portable or temporary signs shall be subject to approve by the Building Inspector and maintained to prevent displacement or tipping over during high winds. j) Real Estate Signs. Real Estate signs, including signs advertising the sale or rental of premises, are pennitted provided the area on one side of any such signs shall not exceed six (6) square feet. k) Campaign Signs. Campaign signs are pennitted in all zoning districts and are subject to the following regulations: - 52.26-4 · 1. Campaign signs must be posted by a bona fide candidate for political office or by a person or group promoting a political office or by a person or group promoting a political issue or a political candidate. 2. Campaign signs cannot be placed on public or school property. 3. Any bona fide candidate for political office or a person or group promoting a political issue shall obtain a registration from the City Administrator/Clerk for the purpose of obtaining rules pertaining to campaIgn SIgnS. 4. A campaign sign shall be permitted for a period of not more than 60 days before the date of the election to which the sign relates. 5. If the sign relates to an office which is the subject of a primary election, it may be retained in place after the primary election if it relates to the next ensuing election. 6. Campaign signs shall be removed within seven (7) days following the date oftheelection·to which they relate. 7. Campaign signs shall be set back a minimum distance of not less than ~ fifteen (15) feet from the curb line. No sign shall be on the public right-of- way. ...... 8. Campaign signs in violation of this subsection shall be immediately removed by the City. Subd. 12: Sign Removal. All signs not maintained and kept in good repair shall be subject to removal upon direction of the City Building Inspector. Subd. 13: Additional Requirements. Uses maybe subject to additional requirements contained in this Ordinance including, but not limited to the sections governing parking, home occupation, floodplain, signs, etc. Subd.14: Regulation of Activities Adjacent to Wetlands. a) The following activity shall be subject to a 50 foot setback from wetlands: The construction or maintenance of a building attached to a foundation, including but not limited to, pole buildings. For purposes of this paragraph, pump houses, moveable storage sheds, recreational docks and storm water or erosion control devices shall not be considered buildings. b) The following activity shall be subject to a 75 foot setback from wetlands: The construction or maintenance of paved driveways or areas designed for the parking I of a vehicle or trailer. 52.26-5 c) The following activities shall be subject to a 100 foot setback from wetlands: . 1. The construction or maintenance of a well used for agricultural irrigation, or any well less than 50 feet in depth. 2. External storage of materials used in conjunction with industrial or commercial processing or manufacturing. 3. The storage of waste or refuse generated by industrial or commercial activities. 4. The construction or maintenance of a septic system. ~~ ,...,.. 52.26-6 . the public welfare and integrity ofthe St. Joseph Comprehensive Plan. Subd. 21: Day Care- Home. A family dwelling in which foster care, supervision and training for children is provided during part of the day with no overnight accommodations and where children are delivered and removed daily. Subd.22: District. A section of the City ofSt. Joseph for which the regulations governing the use of buildings and premises, the height of buildings, the size of yards, the intensity of use are unifonn. Subd. 23: Duplex, triplex and quad. A dwelling structure on a single lot having two, three and four units, respectively, being attached by common walls and each unit equipped with separate sleeping, cooking, eating, living and sanitation facilities. Subd. 24: Dwelling. A building or portion thereof, designed exclusively for a residential occupancy, including one family, two family and multiple family dwellings but not including hotels, motels and boarding house. Subd. 25: Dwelling, Attached. A dwelling unit which is joined to another unit or building at one or more sides by a party wall or walls. Subd.26: Dwelling, Detached. A dwelling unit which is entirely surrounded by open . space on the same lot. Subd. 27: Dwelling - Multiple. A building used or intended to be used as a dwelling by three or more families, where each dwelling unit is divided by wall extending the full height of the ceiling. Each unit is capable of individual use and maintenance without trespassing upon adjoining properties, and utilities and service facilities are independently serviceable. Subd.28: Dwelling - Single Family. A dwelling occupied by only one family and so designed and arranged as to provide cooking and kitchen accommodations and sanitary facilities for one family only. Subd.29: Dwelling - Two Family. A dwelling so designed and arranged to provide cooking and kitchen accommodations and sanitary facilities for occupancy by two families. Subd. 30: Easement. A temporary or pennanent grant by a property owner for the use of a strip or area of land for purposes including but not limited to the constructing and maintaining of utilities, sanitary sewer, water mains, electric lines, telephone lines, stonn sewer or stonn water drainageway, and gas lines. Subd. 31: Family. a) A family is any number of persons living together in a room or rooms comprised - of a single housekeeping unit and related by blood, marriage, adoption, or any unrelated person who resides therein as though a member of the family. Any 52.04-3 · :Extract of 52.07 Subd. 3 Subd.3: Special Use Pennit. a) Purpose and Scope. The purpose of this Section of the Zoning Ordinance is to provide the Planning Commission and City Council with a reasonable degree of discretion in detennining the suitability of certain designated uses upon the general welfare and public safety. b) Issuance. Special use pe111lits maybe issued for any of the following: 1. Any of the uses or purposes for which such pe111lits are required or pe111litted by the provisions of this Ordinance. 2. Public utility or public service uses or public building in any district when found to be necessary for the public health, safety, convenience or welfare. 3. To classify as a confonning use any non-confo111ling institutional use existing in any district at the time ofthe establishment of such district. c) Application. Applications for Special Use Pe111lits and required fees shall be submitted the City Administrator/Clerk. The application shall be accompanied by - a site plan containing such info111lation as is necessary to show compliance with this Ordinance, including but not limited to: ........ 1. Description of site (legal description). 2. Site plan drawn at scale showing parcel and building dimensions. 3. Location of all buildings and their square footage, and the location of easements. 4. Curb cuts, driveways, access roads, parking spaces, off-street loading areas and sidewalks. 5. Landscaping and screening plans. 6. Drainage and erosion control plan with pertinent elevations. 7. Sanitary sewer and water plan with estimated use per day. 8. Soil type, the location of wetlands as defined by Minnesota Statute 1036.005, Subd. 19, or absence thereof as verified by a statement from the Steams County Environmental Services Office. 9. Any additional written or graphic data reasonably required by the City . Administrator/Clerk or the Planning Commission. 10. Proof that the Applicant is the owner of the parcel in question. d) Procedure. The City Administrator/Clerk shall forward said application to the Planning Commission for consideration at their next regular meeting. 1. The City Administrator/Clerk shall review all Development Review Applications and upon verification that the Application is complete and meets the requirements of the Ordinance, the City Administrator/Clerk shall schedule a public hearing. The City Administrator/Clerk shall complete the review process within ten (10) days ofreceipt of the Application, Notice of such hearing shall be published in accordance with State Law and notice shall be published at least once in the official paper of the City and mailed to individual properties within three hundred fifty (350) feet of the parcel included in the request not less than ten (10) days nor more than thirty (30) days prior to the date of said hearing. Failure of a property owner to receive said notice shall not invalidate any such proceedings. 2. The Planning Commission shall consider possible adverse effects of the proposed special use and what additional requirements may be necessary - to reduce any adverse effects, and shall make a recommendation to the City Council within the guidelines as mandated by State Law. ~ 3. The City Council shall act upon the report and recommendation from the Planning Commission within the guidelines as mandated by State Law. Upon receiving the report and recommendation from the Planning Commission, the City Council shall have the option of holding a public hearing if necessary and may impose any conditions deemed necessary. Approval of a special use pennit shall require passage by a majority vote of the full City Council. e) Standards. The Planning Commission shall recommend a special use pennit and the Council shall order the issuance of such permit if the application confonns to the specific standards set forth below, as it would apply to the particular use at the proposed location: 1. Will not be detrimental to or endanger the public health, safety, morals, comfort, convenience or general welfare ofthe neighborhood or the City. 2. Will be harmonious with the general and applicable specific objectives of the comprehensive plan of the City and this Ordinance. ¡ . 3. Will be designed, constructed, operated and maintained so as to be hannonious and appropriate in appearance with the existing or intended character of the general vicinity and will not change the essential character ofthat area. 4. Will not be hazardous or disturbing to existing of future neighboring uses. 5. Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems, and schools. 6. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare ofthe community. 7. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. 8. Will have vèhicular approaches to the property which are so designed as not to create traffic congestion or an interference with traffic or . surrounding public thoroughfares. 9. Will have adequate facilities to provide sufficient off-street parking and loading space to serve the proposed use. 10. Will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major importance. £) Denial For Non-Compliance. lithe Planning Commission recommends denial of a special use pennit or the Council orders such denial, it shall include in its recommendations or detennination findings as to the ways in which the proposed use does not comply with the standards required by this Ordinance. g) Conditions. ill recommending or approving any special use pennit, the Planning Commission and the Council may impose conditions which are considered necessary to meet the standards of this Ordinance and to protect the best interests of the surrounding area or the City as a whole. Violation of any such condition is a violation of this Ordinance. These conditions may include but are not limited to the following: 1. Ingress and egress to property and proposed structures thereon with particular reference to vehicle and pedestrian safety and convenience, traffic flow and control, and access in case of fire or other catastrophe. 2. Off-street parking and loading areas where required and the economic . effect, noise, glare, or odor of the special use on nearby property. 3. Refuse and service areas. 4. Utilities with reference to location, availability and compatibility. 5. Diking, fencing, screening, landscaping or other facilities to protect adjacent or nearby property. 6. Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic effect and compatibility and hannony with properties in the district. 7. Required yards and other open space. 8. General compatibility with adjacent and other property in the district. h) Expiration. If substantial construction has not taken place within one (1) year after the date of a special use permit, the permit is void except that, on application, the Council, after receiving the recommendation of the Planning Commission, may extend the permit for an additional period not to exceed one (1) year. A special use permit authorizes only the conditional use specified in the permit and expires -- if, for any reason, the authorized use ceases for more than one (I) year. ,- CITY OF ST. JOSEPH . www.cityofstjoseph.com City of St.Joseph Public Hearing The St. Joseph Planning Commission shall conduct a public hearing on Monday, July 12, 2004 at 7:15 p.m. in the St. Joseph City Hall, 25 College North. The purpose of the hearing is Administrator to consider issuance of a Special Use Permit. The Permit is being requested to allow the construction of a Presidents Residence in an Agricultural Zoning District. ludy Weyrens The property is legally described as follows: Mayor The Northeast Quarter of the Northwest Quarter (NE1/4 NW 1/4) of Section Fifteen (15), in Township Larry . Hosch One Hundred Twenty-four (124) North, of Range Twenty-nine (29) in Stearns County, Minnesota: Councilors LESS AND EXCEPT: AI Rassier (1 ) That part of the Northeast Quarter of the Northwest Quarter (NE1/4 NW1/4) of Section 15, Ross Rieke Township 124 North, Range 29 West lying southerly of the following described line: Gary Utsch Commencing at the southeast corner of said NE1/4 NW1/4; thence northerly along the east line Dale Wick of said NE1/4 NW1/4 on an assumed bearing of North 00 degrees 58 minutes 54 seconds West for 60.00 feet to the point of beginning of the line to be described; thence South 89 degrees 00 minutes 08 seconds West, on a line parallel to and 60.00 feet northerly of the south line of said NE1/4 NW1/4, for 367.71 feet; thence westerly along a tangential curve concave to the north . having a central angle of 24 degrees 09 minutes 26 seconds and a radius of 690.00 feet for 290.92 feet; thence North 66 degrees 50 minutes 26 seconds West, tangent to said curve, for 201.15 feet; thence along a tangential curve concave to the south having a central angle of 24 degrees 13 minutes 53 seconds and a radius of 810.00 feet for 342.57 feet; thence South 88 degrees 55 minut~s 41 seconds West, tangent to said curve, for 150.29 feet to the west line of said NE1/4 NW1/4 and there terminate said line. Containing 4.383 acres, more or less. Subject to roadway easements over the westerly and southerly parts thereof and any other easements of record. (2) Less and except the following tract described in Book 346 of Deeds, Page 527, as on file and of record in the Office of the Stearns County Recorder: A tract of land in the Northwest Quarter (NW1/4) of Section Fifteen (15), Township One Hundred Twenty-four North (124N), Range Twenty-nine West (29W) described as follows: Beginning at a point in the East right of way line of County Road No. 121 that is 1352.9 feet north and 33 feet East of the Southwest corner of the Southeast Quarter (SW 1 /4 NW 1 /4) of said Section Fifteen (15); thence East 100 feet; thence North 75 feet; thence West 100 feet; thence South 75 feet along said right of way line to the point of beginning. The request for Special Use has been submitted by the College of St. Benedict, 37 College Avenue South, St. Joseph MN 56374 Judy Weyrens Administrator Publish: July 1, 2004 Note: State Law requires mailed notice to all property owners within 350 feet of a variance, special use, interim use or rezoning request, 21' College Avenue North PO Box 668 . Saint. oseph. Minnesota .,6,74 Phone "'20...,6"'.7201 ¡:a x ..,20...,6..,.0,42 . 5ÏlWCW o . ~_.~~ .AA ~_u __~ 4JU~ ;"hH -7 ST JOSEPH ~OO2 . City of Sf. Joseph Development Routing Form S~te Plan Submitted (Date): June 14. 2004 ! ! ~.eveloper~ College of 8t_ Benedict i i .Planning Commission . (Date): June 21. 2004 (1nticipated agenda date) DfJ-te Plan is Routed to a~propriate departments June 16,2004 and July 12 i Crmments to be returned by~ ASAP i Project Type I I I Ix Rezoning Bl Development Industrial , ¡ , Fìnal Plat B2 Development R2 Development , i , E & E Development B3 Development R3 Development IX ; DfPattments for which comments ate requested: . I !x City Engineer x Pub1ic Works x Building Inspector i ¡ City Attorney Fire Chief EDA :x - X : - P~ease review the attaohed development plans and submit written comments by the date ìndicated above. This fonn must be returned to the City Offices by the date stated above. If you do not· have any concerns p~e índicate so on the lines provided below. . ~ ð>/11i'1I#I{,.ß pltVl¿hd kJl71ù aft ~ 1'(?rdŠ -It: 'ik. reumn¡ W~ P~sPc! lZ~~J~/læ., ~;"dlA:IUd kss ~ e.~~~ Zs:tdB?'I&? v-nll ~rl- I« p//dlI.J'd o-n c£ Iz/, A fe.~~árr ¡ ~~do/ ð.~s.r dYl ~¡e{2.( t.n"tIJx 4.1I~"~s$ finn 'Iht; Ó/úyA1ä.'nhz#tu,(#' Þ ~rff7di.~4 . ~ ~ '-/1t<.. !køJ~ds P,;',d¿¢I~ skl¡ kJ Ç1? Reid s~.¡.. (e,~ ¡fit/¿) ~ SoIFlh) t!rt" , ~ <#Ie- t1d..fft -It> a/l. i,,!(;'PY ¿zu.~s.s (", A.&/ ""1 ~ Cblb'P ~t .Jg.,¿d &~¿;d ,Ç=k-... 7/2-/1J( Date ; ¡ i 7/6/2004 2:43 PH FROM: Fax TO: 9,363-0342 PAGE: 002 OF 003 , . 'V!R .~ H~nsmeier lid. 11 Seventh AventJ1! North . ATTORNEYS AT LAW P.O. Box 1433 St. Cloud, MN 5~Z-1433 320·251-1055 Toll free 800445-9617 Fax 32o-251--5ß96 June 16;2004 rajhan@raJhan,com Ms. Judy Weyrens Ww\v.rajhan.rom City AQ:ministrator fur the City of St. Joseph 25 Nolih College Avenue P.O. Box. 668 St Josep~ MN 56374 RE: Proposed Presidential Residence . Dear Judy: The City has asked us to analyze how the area'vVÍth the proposed presidential residence should be rezoned. The area is cUITently zoned as agric)lltural and must be rezoned if the Cíty chooses to accommodate the presidential residence and future developments. Frank J. RaJkowski .. Please be advised that if the City allows this area to be developed, it should rezone the Gordon H. Hammej~ area as an Rl single family residential district. The presidential residence is not a Fred~ìck L Grunke permitted use wder the Rl Zoning Ordinance. However, $e City may issue a special Thomas G. Jovanovich' use pernrit for it Paul A. Rajkowskí' The Ordinance provides that the City may issue a special use permit for "uses which in Kevin F. Gray the ju4gtnent of the P1annÌI1g Commission and City Council are similar to those listed in this zonmg district," City Code § 52.27, Subd. 3(k). Therefore, the City must determine WHliam J. Casnman if the use of the presidential residence is similar to the uses listed in the Ordinance and Ril:hard W. Sobalvarro Comprehensive Plan. Susan M. D~e The Comprehensive Plan recommends that this area (Section 8) should be zoned to LeAnne D. Bartishofski include sing1e family residential homes, mixed density residential developments and Sarah L Smith·Larkin planned unit developments. The special uses in the Ordinance allow the development of public and private schools, religious institutions, libraries, public or semi-public Troy A. Pootz recreational buildings, and bed and breakfasts. The Planning Commission should be able Joseph M. Bromeland to show that the use of the presidential residence is similar to the uses listed in the Ordinance and the recommendations in the Comprehensive Plan. Gregory J. Haupert Laurel J. Pugh 7/6/2004 2:43 PM FROM: Fax TO: 9,363-0342 PAGE: 003 OF 003 . V June 16, 2004 Page 2 Again, I advise the City to rezone this area as an Rl single family residential district and issue a special use pennit under the Rl Zoning Ordinance for the presidential residence. If you have any further questions regarding this matter, please call me. Sincerely, By !ß-Æ Thomas G. ovanovich TGJ/LJPlmai . Page I of I Judy Weyrens . From: "Fredricks, Jim" <JFredricks@CSBSJU.EDU> To: <jweyrens@cityofstjoseph.com> Cc: <tmathews@hughesmathews.com>; "Guardo, Carol" <CGUARDO@CSBSJU,EDU>; "Palmer, Susan" <SPALMER@CSBSJU.EDU>; "Fredricks, Jim" <JFredricks@CSBSJU,EDU> Sent: Monday, June 28, 2004 11 :54 AM Subject: Planning Process Judy, I wanted to confirm that we want to continue with the planning process and move forward with the public hearing scheduled for July 12, 2004. I'm very concerned with a number of issues that appear to keep surfacing, especially as they relate to our time tables. However, in a vibrant growing community such as Saint Joseph, good planning is very important. We will be prepared to present all prudent information regarding the president's residence and a best guess utilization scenario for the remainder of the property. In addition we will continue to explore any and all options that are identified. Please let me know if you have any questions and/ or concerns. Jim James Fredricks College of Saint Benedict Chief Physical PlantjFacilities Management Officer Phone (320) 363-5507 Fax (320) 363-6397 . 717120( Page I of1 "Judy Weyrens" <jweyrens@cityofstjoseph.com> "Jim Fredricks" <jfredricks@csbsju.edu> Monday, June 28, 2004 8:09 PM Rezoning Request 300d Morning Jim -- was looking at the map tonight and question whether or not the property were are discussing is one or two parcels. In looking at he GIS mapping that I have available to me it appears as though their are two parcels. If that is the case onfythe parcel :ontaining the residence would need to be rezoned. Since the property carries tax exempt ID numbers I cannot verify this without :ontacting the Auditors' Office and they are closed now. You might have a simple answer for me. hanks udy Weyrens ;ity of St. Joseph 320) 363-7201 Page I of 1 .y Weyrens From: "Thomas Mathews" <tmathews@hughesmatl:1ews.com> To: <Jweyrens@cityofsljoseph.com>; <J Fredricks@CSBSJU.EDU> Sent: Tuesday, June 29, 2004 8:52 AM 'Subject: College rezone teresting about the one/two parcels. That is what I researched yesterday afternoon and found that there are, in fact, loparcels. Historically, there have been two tax parcels, and that may be the result of because the entire piece is in TO different sections, section 10 to the north and section 15 to the south. The tax parcel numbers are R84.53430.100 ection 10) and R84.53433.060 (section 15). You can locate the parcels on line; I have copies of the 2004 tax ltements. .ried to call Tom Javonich last afternoon and left a message for him to return my call. I do not understand the ;cessity to plat for the CSB rezone request. My read of the subdivision ordinance, that is not considered a lot split - ::re is more 2.5 acres and there is no change of ownership. A legal description may be required, but I do not see the iuirement for a plat. ,m Mathews Ighes Mathews, P A ) Box 548 Cloud, MN 56302-0548 8.251.4399 fax 251.5781 'J."ews@hughesmathews.com I To: Judy Weyren . City Administrator St. Joseph, MN 56374 From: James Fredricks Chief Physical PlanlFacilities Management Officer College of Saint Benedict RE: Rezoning of property Dear Ms Weyren, The College is beginning to develop of 62 acres of property located just east of the existing campus across College A venue. We have included a proposed Ghost plat/site layout of what we envision for the future on that site, We are however only proposing to build a Presidents residence as soon as practical and the remainder of the facilities would come at a later date probably 5 - 10 years. As you may know or not know the College is hiring a new President who will begin employment on August 1 sr, 2004. The President has indicated a strong desire to live in the community and a donor has come for- ward and is interested in supporting this initiative. We anticipate the residence to be approx- imately 5,000 square feet in size would include a larger Hospitality space and placed on a 4 acre site. The current zoning on the property is Ag and as we discussed earlier last week Ecclesiastical! . Educational would be the best fit for our future development plans. Because of the small portion being developed we have not fully addressed the stann water issue other then to incorporate the Callaway Street run off with our future plans. We look forward working with your staff, the Planning Commission and the City Council on this important project. If you have any questions please contact me at 363-5507 or at ifredricks@csbsju.edu. . Real property located at Stearns County, Minnesota legally described as: I The Southeast Quarter of the Southwest Quarter (SE1/4 SW 1/4) of Section Ten (10), in Township One Hundred Twenty-four (124) North, of Range Twenty-nine (29) West in Stearns County, Minnesota, LESS AND EXCEPT: That part of Lot 31 of Auditor's Subdivision No.4, Village of St. Joseph, and part of the SE1/4 SW1/4 of Section 10, Township 124 North, of Range 29 West, described as follows: Commencing at the Northwest Corner of said Quarter-Quarter; thence continuing along said North line East 1,312.28 feet to the Northeast Corner of said Quarter-Quarter; thence along the East line of said Quarter-Quarter; South 00º20' West 686.0 feet; thence West 662.68 feet; thence North 00º20' East, 276 feet; thence South 89º57' West, 663.28 feet to a point on the West line of said Quarter-Quarter; thence along said West line, North 1º10' East, to the point of beginning; and being subject to an existing Partial Road Right of Way along the West line thereof; all being in Stearns County, Minnesota; and II The Northeast Quarter of the Northwest Quarter (NE1/4 NW 1/4) of Section Fifteen (15), in Township One Hundred Twenty-four (124) North, of Range Twenty-nine (29) in Stearns County, Minnesota, LESS AND EXCEPT: Beginning at a point in the East right of way line of County Road No. 121 that is 1352.9 feet North and 33 feet East of SW corner of the SE1/4 NW 1/4 of said Sec. 15; thence East 100 feet; thence North 75 feet; thence West 100 feet; thence South 75 feet along said right of way line to the point of . beginning. all in Township 124, Range 29, Stearns County, MN. ~ APPLICATION FOR PLANNING CONSIDERATION . CITY OF ST. JOSEPH 25 College Avenue I\TVt' FeeS ~a:>. ~ P. O. Box 668 Paid St. Joseph, MN 56374 Receipt # (320)363-7201 or Fax (320)363-0342 Date STATE OF MINNESOTA) )ss COUNTY OF STEARNS) NAME: ~ /lo,4! 01 ~n t ~t(J¡c:t PRONE: ~ I.o~- ~?D'7 ADDRESS: ~1 ~ . & ~~ AIJt. ~i . ~o~þh rnrû.5l,,",!)7lfvé)etrq I(We, the Ulldersigned, hereby make the following applica¡jon to the City Council and Planning Commission of the City ofSt Joseph, Stearns County, Minnesotz. (Applicants have the responsibility of checking all applicable ordinances pertaining to their applica¡joD and complying with aIJ ordinance requirements): 1. Application is hereby made for: (Applicant must check any/all appropriate items) >C Rezoning Zoning Ordinance Amendment Home Occupation Unit Surface Water Management Pian (Grading Pennit) POO Building Mover's Permit Building Moving- Owner's Pennit Deve]opmentPian ApprovaJ Other, p]ease specify: 2. Legal description ofland to be affected by appJication, including acrea e or square footage ofland involved, and street address, if . any (attach additional sheet if necessa¡y): 3. Present zoning of the above described property is: ~ 4. Proposed zoning - Please describe the zoning reclassification you are requesting and a statement/narrative as to why your request should be granted. ~~~Le~·\~T\c.AL.. J £..~"'~ð~l\-(... . Wt?_ f IAT\ io Lt..~ +fw.. Vtrnd ~ ~ ð J O~. Ç"'¡I100DnAt.... 'ntÌ~~',o~ 5. Comprehensive Plan - Is the p'roposed rezoning consistent with the future land use map' in the Comprehensive Plan? No -I-ttL (\ew1.flUÀ'loU\:si"~ P~~'l~"f5,. ~~',d~+i,"-, " 6. Name and address of the present owner of the above described land: & I~~" of SlriN+ 6en~è:I- 7. Persons, firms, corporations or other than appJicant and present owner who mayor will be interested in the above described land or proposed improvements within one year after issuance of pennit applied for, if granted, are: A./() ) £" " " 8. Attached to this appJica"tion and made a part thereof are other material submission data requirements, as indicated. AFPHœ.";,,,",:þ ~ no<. 10- J -0 4- Owner Signature: Date: ~ ~ J ..-0 'f . ~Raikowski " '"w"'"^","", '0"0 . ttr~~~~~~ ltd. P.O. Box 1433 St. Cloud, MN 56302-1433 320-251-1055 Toll Free 800·445-9617 Fax 320-251-5896 June 16, 2004 rajhan@rajhan.com Ms. Judy Weyrens www.rajhan.com City Administrator for the City of St. Joseph 25 North College Avenue P.O. Box 668 St. Joseph, MN 56374 RE: Proposed Presidential Residence Dear Judy: . The City has asked us to analyze how the area with the proposed presidential residence should be rezoned. The area is currently zoned as agricultural and must be rezoned ifthe City chooses to accommodate the presidential palace and future developments.~ Frank J. Rajkowski .. Please be advised that if the City allows this area to be developed, it should rezone the 30rdon H. Hansmeier area as an Rl single family residential district. The presidential residence is not a -rederick L. Grunke pennitted use under the Rl Zoning Ordinance. However, the City may issue a special use pennit for it. Thomas G. Jovanovich" °aul A. Rajkowski" The Ordinance provides that the City may issue a special use pennit for "uses which in (evin F. Gray the judgment of the Planning Commission and City Council are similar to those listed in this zoning district." City Code § 52.27, Subd. 3 (k). Therefore, the City must detennine Villiam J. Cashman if the use of the presidential residence is similar to the uses listed in the Ordinance and khard W. Sobalvarro Comprehensive Plan. usan M. Dege The Comprehensive Plan recommends that this area (Section 8) should be zoned to eAnne D. Bartishofski include single family residential homes, mixed density residential developments and "ah L. Smith-Larkin planned unit developments. The special uses in the Ordinance allow the development of public and private schools, religious institutions, libraries, public or semi-public 'oy A. Paetz recreational buildings, and bed and breakfasts. The Planning Commission should be able )seph M. Bromeland to show that the use of the presidential residence is similar to the uses listed in the Ordinance and the recommendations in the Comprehensive Plan. ey J. Haupert 'urel J. Pugh Frank J. Rajkowski and Richard W 50balvarro are admitted to practice in North DakotaI Gordon H. Hansmeier in North Dakota and I¡ViscotJsin, Paul A Rajkowski and Sarah L. Smith in Wisconsin. and William J. Cashman in South Dakota. Ii'i r,,1ember of American Board of Trial Advocates. ~Qual¡f¡ed ADR Neutral. V June 16, 2004 . Page 2 Again, I advise the City to rezone this area as an Rl single family residential district and issue a special use permit under the Rl Zoning Ordinance for the presidential residence. If you have any further questions regarding this matter, please call me. Sincerely, RAJKOWSKI ~S.¥EIER LTD. 0-<) I . : Î /i í / ' f ; /. / I : ft,· ¡ I / j By:< I . } í~"~ Thomas G/fovanoVich TGJ/LJP/mai . il I , ! I , I I I I I . I ! i ! i+-H i ¡ h-i ¡ la:t' ¡ i : j 1&1 I ! I » I " n :I: I ~ I -I m ¡ n -I ; V1j ! ,,' ,II me! .' GI[ I ì i 01 Ig +1 i> i '3 ¡~ ¡ ! I Ii ~I ¡~ cl Ii? 21 01111111111111/111111/111111111111111111111111111110 0111111111111111111111110' IV. GlI . IJ .oi 0111111111111/111111111111111111111111111111111111110-0 011111111111111/111111110 <' ¡~ cl .. » -I OIIIIlIlIIIIlIIlIIIlIIIIlI!lIIIlIIIlIIlIlIIIlIIIIIIO 9i 011111',111111111111111110 I~ U>! ~~ ~! !~ 01111111111111111111111111111111111111111111111111110 * 0111:11111111111111111110 ¡~ 01/1111111111111111111/11111111111111111111111111110 ¡t "i 0111111111111111111111110 ! in! '1,1111111111111111111[111111111111111/11111111111111 ! ¡ \~~J~ 3r~} ICJ '~! 1);/1 \ ~'/ I Ie, ' r I \ r , ,SOli , ~ / I IS~I . . " PJ ~/ . 0 I~'::¡ (I) L---! ~-i f ~f y\ ¡ 1- ~-'f ~ ( \--. ~ ¡ (l)C I ~ ~¡ m::4 ::Ir ~---~ m-1 z-< ¡;, ~~~I -1 t.: ç:t; i II; z~ ~ ¡ i' I ! L~ i6)~¡ ~! f-- .it !! i=¡ w ' :::0 ! ZO ...... ","" If rrJ ' ZQ ; fT'Itr1 ! 00 . ñ""r. i C ~ ì "' i ~ , ~___J g>J f........ a decoster & decoster, inc. 2008 beacon st. roseville, 55113 tel (651) 917-3867 . PROPOSED PRELIMINARY PROGRAM MIXED USE OCCUPANCY SF/PERSON OCC # SPACE NO IBC Table CLASS PEOPLE TOTAL SF NOTES 1003.2.2.2 PUBLIC Hospitality Areas Entrance foyer 1 ALLOW A-2 - 120 Coat Room 1 ALLOW A-2 - 80 Public lavatory (1/2 bath) 2 ALLOW - 100 1 for ea sex Dining Room 1 15 A-2 24 360 Flexible for smaller groups Multiple tables Close proximity to living, kitchen Recreation Room 1 11 A-3 35 385 Lower level . Restrooms 2 50 SF ea 100 Adjacent to Rec Room Guest Rooms 2 120/BR R 2 ea 240 Lower level? Shared bath 1 ALLOW 50 Great Room (Living Room) 1 10 A-2 70 700 Estimate of 10 SF/person Fireplace Bar/Bar Storage 1 ALLOW A-2 - 50 Stor for bar supplies Wine cooler Office/library 1 ALLOW B 1-3 150 Adjacent to Main Entry 3-Season Porch 1 ALLOW A-2 - 150 SUBTOTAL 2485 SERVICE Kitchen 1 ALLOW A-2 - 200 Large island 2 ovens large countertop grill Separate entrance for caterers Entrance from Garage Large refrig & freezer Pantry/Storage 1 ALLOW A-2 - 100 Adjacent to Kitchen Laundry 2 ALLOW - 50 1 public - I private .Garage 1 ALLOW U 3 cars 1000 Include storage for maint equip Mechanical 1 . ALLOW - - 150 General Storage 1 ALLOW - - 150 SUBTOTAL 1650 PRIVATE Family Room 1 ALLOW R 5 250 Upper level Master Bedroom 1 ALLOW R 2 300 Upper Level Walk-in Closet Private Bath Breakfast Room 1 ALLOW R 5 120 Adjacent to Kitchen Bedroom 1 1 ALLOW R 2 150 Bedroom 2 1 ALLOW R 1 120 Bath 1 ALLOW R - 50 SUBTOTAL 990 .- - TOTAL PROGRAM SPACE 5125 Page I of I Judy Weyrens . From: "Fredricks, Jim" <JFredricks@CSBSJU.EDU> To: "Judy Weyrens" <jweyrens@cityofstjoseph.com> Sent: Wednesday, June 16, 2004 10:50 AM Attach: Hospitality Residence.doc Subject: FW: Hospitiality Residence More information, -----Original Message----- From: Fredricks, Jim Sent: Tuesday, April 13, 20048:46 AM To: Guardo, Carol; Palmer, Susan; O'Connell, Colman; Gidlow, Sonja Cc: Fredricks, Jim Subject: Hospitiality Residence Now that my Architect is back to work after there second child has been born, I am forwarding these notes to help him get going on a sketch. If you have any additions please email me and I'll add to the list. This is not a comprehensive definition of the Hospitality Residence - it is intended to give the Architect some direction. Thanks Jim James Fredricks College of Saint Benedict Chief Physical PlantjFacilities Management Officer - Phone (320) 363-5507 Fax (320) 363-6397 ~ Email ifredricks@csbsiu.edu Accept the challenges...so that you may feel the exhilaration of victory. 6/16/20( . Hospitality Residence (notes rrom out March 22, 2004 meeting) Approximately 5,000 square foot in size Exterior features should resemble many ofthe existing campus buildings for example: Peaked roofs Red Brick White banding Lots of Landscaping Interior finishes Lots of wood (similar but modem - Teresa Reception area) Lots of color Comfortable Light Good acoustics Lots of windows Fireplace or (2) Hospitality Area Dining Space Should accommodate a maximum seating for 24 Flexible so a much smaller group can be accommodated w/o lots of extra tables present Multiple tables (with additional leafs) . "Very open area floor plan" Consider close proximity to living room area (entertaining area) Entertaining area Comfortable sofas and chairs Room to roam Close proximity to Dinning Space Kitchen Very large island 2 - Ovens 1 - Large Counter top grill Large reiligerator and rreezer (rreezer may be located down stairs) Large pantry Bar supplies Wine cooler Storage for equipment and supplies Accommodations for catering deliveries and serving prep Possibly two guest homes Recreation room lower level Three season porch or deck area General accommodates . Appropriate Restrooms Coat storage Entrance not necessarily separate for the residence big and sends a message Parking for 35 cars with additional in close proximity Circle drop off, w/ turn around, and wide driveway for parking Laundry for linens Residence Area 3 Bedroom - master bedroom in upper level Separate bathrooms Living room Formal dinning room Great Room Separate kitchen Attached three car garage entrance from the· side (not facing main entrance to residence) Laundry main level . CITY OF ST. JOSEPH . www.cityo!stjoseph.com City of St. Joseph Public Hearing The Planning Commission for the City of St. Joseph shall conduct a public hearing on Monday, July 12, 2004 at 7:30 p.m. in the St. Joseph City Hall. The purpose of the hearing is to consider a preliminary plat for Morningside Acres. The proposed plat is Administrãtor located south of St. Joseph Township Hall, adjacent to County Road 121 and contains ludy Weyrens 30 single family lots, 32 town homes and 18 patio homes. The property is legally described as Outlot A, Morningside Acres. Mayor The proposed plat has been submitted by Sand Companies, 366 South 10th Avenue, Larry I. Hosch Waite Park MN 56387. Councilors Judy Weyrens AI Rassier Administrator Ross Rieke Gary Utsch Note: State Law requires mailed notice to a/l property owners within 350 feet of a Dôle Wick variance, special use, interim use or rezoning request. CITY OF ST. J EPH - REVISED ~ MAP 2.f College Avenue North, PO I) ox 668 . Saint. Joseph. Minnesotô f6,74 Phone ,2.0.,6,·72.01 I'd X ,2.0.,6,.0,42. APPLICATION FOR SPECIAL USE PERMIT · CITY OF ST. JOSEPH 25 College Avenue N\V Fee $ P. O. Box 668 Paid St. Joseph,J\1N 56374 Receipt # (320)363-7201 or Fax (320)363-0342 Date STATE OF MINNESOTA) )ss COUNTY OF STEARNS) NAME: Sand ProDerties. Ine. PHONE: 320-202-3126 ADDRESS: 366 South Tenth A venue. PO Box 727. Waite Park. MN 56387-0727 I/We, the undersigned, hereby make the folloWing application to the City Council and Planning Commission of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): 1. Application is hereby made for Special Use Permit to conduct the following: Create a subdivision consisting of 30 single family home lots plus multiple dwelling unit building lots for 32 town homes in' 8 buildings and 18 patio homes in 9 buildings. 2. Legal description ofJand to be affected by application, including acreage or square footage ofland involved, and street address, if any (attach additional sheet ifnecessary): Outlot A, Morningside Acres, St. Joseph, MN, 21.64 acres in total area. Located near junction ofCSAH 121 and 295 Street, S1. Joseph, MN. 3. Present zoning of the above described property is: Based on action by City Council on April!, 2004, the portion devoted to the 30 single family home sites is zoned R-1 and the portion devoted to the town homes and patio homes is zoned R-3. · 4. Name and address of the present owner of the above described property is: Sand Properties, Ine., 366 South Tenth Avenue, PO Box 727, Waite Park, MN 56387-0727. 5. Is the proposed use compatible with present and future land uses of the area? Please explain: Using this site as single family and - multi-family housing is consistent with the comprehensive plan of S1. Joseph, MN, and will fit very will with the residential uses on adjacent properties. 6. Will the proposed use depreciate the area in which it is proposed? Please explain: The proposed construction of 30 single family hømes, 32 town homes and 18'patio homès 'should cause considerable appreciation of other property within the area. 7. Càn the proposed use be accommodated with existing City service without overburdening the system? Explain: We believe the City of St. Joseph infrastructure is prepared to accommodate this growth within the city. 8. Are local streets capable of handling tr c which is generated by the proposed use? Please explain:. Traffic from this development . will be accommodated n u Road 121. This road has recently been upgraded and improved, most likely in anticipation of futnre growth in th' ar 1. Joseph. Applicant Signature: Date: Owner Signature: Date: DATE APPLICATION SUBMITTED: DATE APPLICATION COMPLETE: Planning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action Date ApplicantIProperty Owner notified of Planning Commission Action: City Council Action: _ Approved _ Disapproved Date of Action · Date Applican1lProperty Owner notified of City Council Action: 1 APPLICATION FOR SUBDIVISION REVIEW City of St. Joseph . 25 College A venue North S1. Joseph, 1v.IN 56374 PH: (320) 363-7201 FAX: (320) 363-0342 APPLICANT(S) NA1vŒ: Sand Properties, Inc. DATE:_ June 14, 2004 ADDRESS: 366 South Tenth Avenue, PO Box 727, Waite Park, 1v.IN 56387-0727 PHONE NUMBER(S):_320-202-3l00 FAX: - 320-202-3139 PROPERTY O\VNER(S) NAME (if different from Applicant):_ Same ADDRESS: PHONE 1\TUMBER: FAX: PLEASE ATTACH ANY ADDITIONAL NAl\1ES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS, FIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND. . I/We, the undersigned, hereby malæ the following application to the Planning Commission and City Council of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): A. Application is hereby made for: (Applicant must check any/all appropriate items) x Preliminary Plat Review -- x Final Plat Review -- x Planned Unit Development Plan Review -- Minor Subdivision Review B. Parcel Identification Number(s) ofProperty:_R-31.21364.004 Legal Description of Property: (please Attach Metes & Bounds Description) Outlot A, Morningside Acres, St. Joseph, MN c. Required Infonnation: 1. Name of Plat: Morningside Acres, Second Addition 2. Location: Section 15, T124N, Range 29W, St. Joseph Township . St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 · 3. Gross Area: 21.64 acres, (942,638 sq. ft. 4. Number of Lots: 30 single family and two multi-family lots 5. Currenf Zoning Classification(s): R-l and R-3 6. Desired Zoning Classification(s): Same 7. Current Zoning Classification(s) of Adjacent Parcels: R-l 8. Name of Pending Street Name(s) Included in Development: Morningside Loop and Iverson Street West. 9. Name & Address of Land Surveyor/Engineer: Otto Associates, 9 West Division Street, Buffalo, MN 55313. D. Does the proposed preliminary plat require rezoning? Yes, Explain x No -- E. Is the proposed preliminary plat consistent with design standards and other requirements of the City of St. Joseph Subdivision Ordinance, Zoning Ordinance and Comprehensive Planning documents? Yes, Skip to F _x_ No, if 'No' applicant must complete items below in italicized print - The request(s) whichI/We desire for our property require a wÌriancefrom the following section(s) of the St. Joseph City Code: Section: 52.29,-Subd 7 Section: Section: Proposed variances(s): Consider spaces between buildings for view and use rather than adhere to conventional setback requirements since the plan involves placing multiple small buildings on each lot. See enclosed PUD application. What special conditions and circumstances exist which are particular to the land, structure 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)? The current St. Joseph Zoning Ordinance does not address the situation of placing multiple small residential units .. (town homes or patio homes) on a large lot. Use of the St. Joseph Planned Unit Development Ordinance would seem the best way to allow this type of housing to be offered for rental and/or sale while allowing the City to . maintain control of the quality of development. Do any of the special conditions and circumstances result from your own actions (if the answer is yes, you may not qualify for a variance)? No, other than our wish to provide alternative housing choices to area residents. What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision code or other City code/plan would deprive you of rights commonly enjoyed by other properties in the same district under the terms of the zoning code (attach additional pages as needed)? We believe this design for housing matches the intent and objectives stated within you Planned Unit Development - St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 Ordinance. While it is possible to develop similar housing on some properties without a variance or use of a PUD, the greater lot depths require that multiple building be placed on each lot, some without direct frontage on public streee State your reasons for believing that a variance will not confer on you any special privilege that is denied by the code to other lands, structures or buildings in the same district: . We do not propose to have greater densities or lot coverage than allowed under R-3 zoning. The proposed plan will have approximately 5500 sq. ft. ofIot per unit. The patio home section will have 11, 780 sq. ft. oflot per unit. Both of these are well in excess of the PUD Ordinance requirement of 3500 sq. ft per three bedroom unit. Also, setbacks from the public streets will be maintained the same as front yard requirements in R-3 districts. The PUD ordinance will allow use. of multiple smaller (2 to 4 units) buildings with shared common spaces. It will confme spaces for vehicles to small areas between buildings while access to green spaces from each unit will be available without crossing roads or drives. State your reasons for believing that the action(s) you propose to take is/are in lœeping with the spirit and intent of the code? Our plan for the inclusion of multiple family dwellings in small town home type buildings and patio home duplex buildings fits directly with Objective 1 of Ordinance 52.09. Objectives 2, 4 and 6a are also satisfied. State your reasons for believing that a strict enforcement of the provisions of the code would cause undue hardship. Undue hardship mean that the property in question cannot be put to a reasonable use !fused under the conditions allowed by the code. Economic considerations alone shall not constitute an undue hardship under the ~ terms of this code as referenced in state statutes: We believe a strict interpretation ofthe zoning ordinances under R-3 zoning would result in a design requiring additional streets and public utilities, or involve construction oflarger buildings so that yard requirements could be more easily met. We do not believe larger buildings are compatible with the neighboring land uses. Also, larger apartment buildings are available elsewhere in the community, while the two story townhouses and one story patio homes allow more choices for area residents. F. Describe the physical characteristics of the site, including but not limited to, topography; erosion and flooding potential; soil limitations; and, suitability of the site for the type of development or use contemplated. The site has historically been in agricultural use, with residential development several decades old surrounding the site on most ofthe west side and all of the north and east sides. The land slopes moderately downward from a high point at the center of the west side, with the degree of slope flattening from west to southeast. An upland wetland of approximately one half acres is located in the west-north-west corner, and a wetland also occupies the southeast corners of the property. The south edge is forested and contains a small gully that drains adjacent property to the southeast corner wetland. Erosion has seemed to be a problem only in this gully area where run-off from the adjacent road ditch is concentrated. This gully was formed some years past and is not worsening appreciably. The site does not border and rivers or streams and appears to have very little chance of flooding past the wetland areas in the southeast. Initial soil borings indicate underlying sols to be mottled sandy lean clay, generally reasonably workable for street, utility and residential building construction. Slopes will have to be flattened in the areas of building pads, but are not so great as to cause difficult street and/or utility construction. Development of residential properties on adjacent site sold be one measure of the suitability of this land for the proposed development. G. Describe the fiscal and environmental impact the proposed development will have on adjacent property owners St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 and the City of St Joseph. . Approximately one half ofthe land area will be developed to single family lots meeting all the size and width standards of the City of St. Joseph Zoning Ordinances. This will result in 30 single family homes being constructed and occupied over the nextfew years. These home will likely carry an assessed value in excess of $150,000 each, with many like'y to exceed $200,000 in value. It is expected that the 32 town homes will have an assessable value in the range of $65,000 each with the 18 patio homes likely to have values over $70,000 each. A conservative estimate would place the taxable values over $8,000,000 for the development. Other than additional tax payers to share the share the local tax burden, this development should have little fiscal impact on adjacent property owners. All public improvement costs wiII be directly assessed to the new development. This development will have a storm water management system to control erosion and treat run-off water. This will be an improvement for the area since no current system is in place in the surrounding developments since they were developed prior to implementation of such requirements. Finally, the sidewalk system that will connect this development to the City sidewalk system further north will be an asset to the city and the neighboring property owners. H. . If Application is for a POO, provide a statement that generally describes the proposed development and the market which it intends to serve and its demand in relation to the city's Comprehensive Plan and how the development is designed, arranged and operated in order to permit the development and use of neighboring propertym accordance with the regulations and goals of the city. The proposed development splits the 21.64 acres nearly in half, dedicating 9.12 acres to single family lots and 8.9 acres to multiple family housing. The latter area contains the lowland wetlands and the proposed water pond. Lot sizes in the single family portion range from 11,000 sq. ft. to 24,000 sq. ft., and are expected to attract home buyers ranging from young families looking to make St. Joseph their first home to more established families looking to move to somewhat larger homes. - The town home portion of the multiple family portion (32 town homes inS buildings) are planned to be developed as moderate income rental properties under the Housing Tax Credit Program ofthe federal government. This program offers developers the option to sell the allowable tax credits to interested investors and has the effect of lowering overall mortgage amounts. In return, the developer must keep rents in the affordable range based on median area incomes. Often referred to as "work-force" housing, these two and three bedroom town homes will have double garages and separate on grade entrances, and are fully equipped with appliances and finishes. The patio home portion of the development (18 homes in 9 buildings) are designed to appeal to the "empty nester" and active seniors market, providing them with single family style living under a rental arrangement that allow them great freedom for travel and frees them from maintenance and lawn and yard work. The single family housing lots will be offered to sale to a limited number of reputable area home builders. It is expected that some homes will be constructed for sale on completion, but that many will also be custom homes created for the buyers specific wants and needs. Sand Companies, Inc. will construct, own and manage the multiple housing portion of the project, providing all resident qualification and background checks to assure that residents meet both the income criteria and have a good credit and behavior history. Sand Companies will also provide all maintenance required, both of inside the town homes, the exteriors, and the lawn and landscape areas. Wintertime snow removal is also a responsibility of Sand Companies, Ine. I. Applicants for prelimIDary plat review must provide with this application the names and addresses of all adjoining property owners within 350 feet of the subject property. See attached listing of adjacent property owners. Note that all person that we could reach on this list were invited to a neighborhood meeting in the early planning stages for this development, and attendance at such meeting was quite good. . 81. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 J. Attach completed copy of applicable submittal checklist(s) with application. . IJWe understand that any work to be done will require reùnbursement to the city for engineering, consulting, mapping or studies that may have to be done in conjlillction with this subdivision. This includes any fees in conjunction with preliminary or final plats. In addition a check for the appropriate fee(s) must be submitted along with the application. By signing this application below, IfWe are hereby acknowledging this potential cost. olf"O D'te bþ)/ DateØ¡}~Y ~ St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 City of 51. Joseph . Required Material Submission Planned Unit Development Applications Completed applications for Planned Unit Developments and required fees shall be submitted the City of S1. Joseph Zoning Administrator at least 20 days prior to the proposed date of consideration by the City. The twenty days allows the City to review the application, forward the application to other entities for review as required and notify the public as required. Only completed applications wilf be accepted. It is the applicanfs responsibility to submit required materials, If an application is determined to be incomplete, notification, which indicates which portion of the application is incomplete, will be mailed to the applicant within 10 days following submission of the application. REQUIRED MATERIALS - The applicant shall provide the following: Material Required Complete Comments 1. Description of Site (Legal Description) YES NO Outlot A, Morningside Acres, S1. Joseph, Minnesota 2. Ten (10) copies, minimum size 11' X 17', of the PUD Plans drawn at scale showing: YES NO , A. A vicinity map at a scale approved by the Planning Commission showing property lines, YES NO See Otto Associates Drawings streets, easements, existing zoning, etc. B. Information demonstrating the relationship of The site is part of Planning District the proposed PUD to the comprehensive plan 13, with recommended higher density of the City, to existing schools and other YES NO residential and PUD along CSAH community facilities and services, and to the 121. See attached map showing surrounding area; relationship to schools, city facilities. ~ C. A preliminary plan of the entire area in such - detail as to show the land uses being requested, the densities being proposed, the system of collector streets and the off-street YES NO See Otto Associates Drawings parking system; D. A written statement explaining in detail and with supporting documentation the specifics of the development plan as it relates to the type of dwelling units proposed and the resultant population, the extent and nature of YES NO See attached sheet, Section #2. D. non-residential development and the resulting traffic generated and parking demands created; E. The proposed schedule for the development of a site; YES NO See attached Sheet, Section #2.E. F. A statement setting forth the reasons why, in the opinion of the applicant, the PUD will be in the public interest and consistent with the objectives specified for PUD's by Section YES NO See attached Sheet, Section #2, F. 52.13. G. A detailed list of which Zoning Ordinances are being requested to be waived. Only YES NO See attached Sheet, Section #2, G. those provisions outlined will be considered for wiaver --/ H. Additional written or graphic data reasonably Also Enclosed are the Report of required by the Zoning Administrator or the YES NO Geotechnical Explorations and . Planning Commission as described below: Wetland Conservation Act application. An Environmental Assessment has been ordered and will be available within the next 10 days. I. . Proof that the Applicant is the owner of the YES NO See attached Warranty Deed. parcel in question. J. Complete names and addresses of all YES NO See attached list. property owners within 350 feet of the subject parcel. K. Required Fee. YES NO -- - ~ City of St. Joseph .~ . Planned Unit Development Application Required Materials: #2. D. The proposed development splits the 21.64 acres nearly in half, dedicating 9:12 acres to single family lots and 8.9 acres to multiple family housing. The latter-area contains the -lowland wetlands and the proposed water pond. J-ot sizes in the single family portion range :trom 11,000 sq. ft. to 24,000 sq. ft., and are expected to attract home buyers ranging :trom young families looking to make St. Joseph theidirst home to more established families looking to move to somewhat larger homes. The town home portion of the multiple family portion (32 town homes in 8 buildings) are planned to be developed as moderate income rental properties under the Housing Tax Credit Program of the federal government. This program offefs developers the option to sell the allowable tax credits to interested investors and ahs the effect oflowering overall mortgage amounts. In return, the developer must keep rents in the affordable range based on median area incomes. Often referred to as "work-force" housing, these three bedroom town homes will have double garages and separate on grade entrances, and are fully equipped with appliances and finishes. The patio home portion ofthe development (18 homes in 9 buildings) are designed to appeal to the "empty nester" and active seniors market, providing them with single family style living under a rental arrangement that allow them great freedom for travel and frees them from maintenance and lawn and yard work. A mix of two bedroom and thee bedroom homes will be provided, and each unit will have a double garage. The single family housing lots will be offered to sale to a limited number of reputable area home - builders. It is expected that some homes will be constructed for sale on completion, but that many - will also be custom homes created for the buyers specific wants and needs. Sand Companies, Inc. will cònstruct, own and manage the multipl~ housing portion of the project, providing all tenant qualification and background checks to assure that tenants meet both the income criteria and have a good credit and behavior history. Sand Companies will also provide all maintenance required, both of insid~ the town homes, the exteriors, and· the lawn and landscape areas. Wintertime snow removal is also a responsibility of Sand Companies, Inc. The full development will include 80 homes. Projecting the single family homes at 4 persons per home, the town homes at 3.5 persons per home and the patio homes at 2 persons per home yields a total population estimate of238. Given current trends in family size, this is probably on the high side. In today's world, it is most likely that each single family home and each town home will generate two vehicles, while a better estimate for the patio homes would be 1.5 cars per home. Total vehicle count could reach 150. All town homes and patio homes will have two car garages with an additional two parking spaces in the driveway to the garage. It is expected that all the single family homes would have two car garages as a minimum, and the driveways here would have room for at least four cars given the setback requirements. Certainly some single family homes will three car garages as well. #2. E Plans are begin made to begin site grading and utility work later this summer, and it is hoped to have single family lots ready for homes by late fall of2004, Sand Companies, Inc. plans to make application to Minnesota Housing Finance Agency in late July 0£2004 for the town home portion of the project under the Housing Tax Credit program. This is a 1 competitive process for selection since available tax credits are rationed by the state. If the merits of the project and community support are ranked high enough, a selection decision could come . forward in October of2004. Final design and drawing preparation plus completion of the . application and mortgage arrangement would likely allow a construction start on these units in early summer of2005, v·lith completion expected in early 2006. In the event the project is not selected under the Housing Tax Credit Program, Sand Companies, Inc. would likely move forward with a very similar project design under a market rate rental concept. Sand Companies, Inc, would plan to begin a marketing effort for the rental patio homes in the fall of2004, and complete final design and bidding over the winter months. Construction of the patio homes could begin in the summer of2005 with completion in stages as the market demands. It would be expected that all units would be completed by late 2006. #2. F We believe om request for POO is in the public interest because it specifically addresses many of the objectives stated in Ordinance 52.09: Subd. l:a). Objective #1 is to achieve a variety of living environments by allowing a variety of housing types. Morningside Acres would offer single family housing for ownership on a variety oflot sizes to accommodate a range of home sizes and styles. The three bedroom town homes would be available as "work force" housing and will accommodate families not yet ready to purchase a home. The town homes will have nearly all the features of single family housing, including two car garages, patio doors with decks, full central air conditioning and heating, lawn irrigations systems, and individual entrances. Finally, we would also have available single story patio homes, both two and three bedroom models, available as rental housing, with marketing efforts aimed at the "empty nester" and active senior markets. Our site arrangement also supports objectives #2, #4 and #6.A. in that \ve will develop some larger - open spaces within the multiple housing portion rather than a series of minimum side yards as normal zoning rules would require. Also, by combinIDg driveways serving multiple buildings on -- a lot, we 'decrease the amount of public streets and utility services to serve the homes~ and allow buildings to be arranged so that we do not have a rows overhead doors at the streetscape. While our arrangement does require some reductions in yard requirements from R-3 zoning, we are well under the maximum density that R-3 zoning would allow. Our lot coverage ratio is 24.5% for the town homes andjust 14% for the patio homes, compared to 35% allowed in your R-3 districts. Likewise our density yields 5,500 sq. ft. per unit in the town home section and 11,800 sq. ft. per unit in the patio home area, both well over the stated requirement 00,500 sq. ft. per unit in the 81. Joseph PUD Ordinance. #2. G. Zoning ordinances that 'will need to be "waived" under the POO involve mostly the detailed setback requirements outlined in theR-3 District Zoning as it applies to separate buildings on separate lots. Per our review, the following Ordinances would need to be considered: -Ord, 52.19-04b: On Lot 2, Block 3, we have a driveway comer 19 feet from edge ofa wetland. (Requirement 75 ft.) -Ord 52.09-1Ie: On Lots 1 & 2, Block 3, we have 15 feet minimum spacing between buildings (Requirement of 10ft. side yards) -Ord 52.29-07: On Lot 1, Block 3 we have 30 foot setback from south property line. On Lot 2, Block 3, we have 21 foot setback from east property line. (Requirement 50 feet from another residential district). On Lot 2, block 3, we have 42 feet between backs of buildings and a 19 foot setback from the west property line. At Lot I, Block 3 we have a 22 foot setback from the east property line. (Requirement of 40 foot rear yard setbacks.) -Ord 54.16-030: We are proposing 8% grade to the west intersection of Morningside Loop and Iverson Street. (Requirement less than 2% grade within 50 feet of any intersection) -Ord 54. 1 6-3 Or: We are proposing a 50 foot setback ftom the rreeboard level of the pond and a . slope with ten feet at 10' to l' slope below water level. (Requirement 100 foot setback ftom freeboard level and slopes of 10' to l' for twenty feet each way from normal water level.) -- ,- .. " ~ . ; WARRANTY DEED Individual to Business Entity STATE DEED TAX DUE HEREON: $1,501.50 Date: February 2. -::f-\ 2004 FOR V.ALUi\BLE CONSIDER.A.TION, Terrance A. Kurowski and Lori K. Kurowski, husbfu"1d and wife and Victor M. Aba and Lola A. Aho, husband and 'wife, Grantors, hereby convey and _. warrant to Sand Properties, Inc., Grantee, a corporation under the laws of State of Ivunnesota, real ~_. property in Steams County,MIDnesota de ~ . "" ~. Outlot A of Morningside Acres, according to the plat and survey thereof, no\v on file and of record in the office ofllie Steams County Recorder g{/ /l~ -- together with all hereditaments and appurtenances belonging thereto, subject to thè following exceptions: none THE GRANTOR CERTIFIES TR4.T THE GR-ANTOR DOES NOT mow OF A-1'\1Y WELLS ON THE DESCRIBEDREALPRq~ ~ RRAN A. K OWSKI (dÇ1-'~ tj¿{j./l~ui.;J;~ rORr K KUROWS~ ~ t¿Þ1l4 c&. . \'1CTOR lvL ÞJiO ~ d;-&--6tl ~9! / , - ' " 'I ÝÎ/.J LOÙ""'- A. AHÒ '- ' ~ - . STATE OF MINNESOTA ) COUNTY OF SkCL.r>}) )ss. ) ; The foregoing instrument was aclmowledged before me this ~Î day of February, 2004, by Terr~ce A. Kurowski and Lori K. Kurowski, husband and wife, Grantors. NOtaryP~ In Jikf- i J ð U ~~r(.'I1~) STATE OF lv.1JNNESOTA ) e JOY M. SCHAFI:f1 * t . IIDTARYPUUllG· MIIJNEOOtA. ~ )S8. . . MyComm"ioI1E><pirosJa~~1,2()()5 f couNrY OF. Skay)'\J t¡,,¡ tl~1ot-'tQt~~~~~~ ) The foregoing instrument was aclmowledged before me tbis ÄJ day of February, 2004, by Victor M. Aho and Lola A. Aho, husband and wife, GTantors. - ~/l1 ~ Not ic_ -' ~ [1';¿ S,j: n, ¡ e.JOYM. SCHAFER . . ; NOTARYPlJDUC.MINHI!!1OfÁ j( i· . My~e:ø..JM.i!.îC'05. ~ t~tJM ~~\. t ~1 U1-iil-1' ·"!'I»iJ}M~#'tri THIS lNSTRUMENT DRAFTED BY: SEND TAX STATEJvŒNTS TO: Thomas R Wenner Attorney at Law Sand Properties, Inc. 501 S1. Germain th 366 South 10 Avenue P.Q. Box 1556 WaiteParkMN 56387 St. Cloud, lvfN 56302 Atty. Reg. No. 115885 1:j{11:j:¿I:¿Ø~4 14:52 32025158843201 RAJKOWSKI HANSMEIER PAGE 02 · 'V!~ Hánsmeier Ltd. .1 Seventh A.venue NMh· . ATTORNEYS AT LAW P.O. Box 1433 S1.CJoud, MN 56302 ·1433 320'2~1 ·10~5 Toll Fr(!{, 800·445·9617 July 2, 2004 r-ax 320-251·S896 Ms. Judy Weyrens r ¡¡jha"ltI,>rðlhan.(om Clerk Adm.inistrators City of 81. Joseph 25 College Avenue North www.r")h.n.(om P.O. Box 668 81. Joseph~ MN 56374 RE: Pre1iminary Plat/Special UsefPUD Momingside Acres, Second Addition Our File: ~ Dear Judy: ~ 1 have prepared th.is letter with regard to the Momingside Acres, Second Addition Preliminary Plat, Special Use and PUD application which is being considered by the Planning Com.mission. Fr..nk). R.ik,,~ki" I wi11 defer to Joe Bettendorfwíth regard to issues related to proposed streets, traffic :."rdon H. lianlrne.er pattern, utility service, and drainage/erosion control issues. As I have not been provided "N'I~rlt~ L. úrul'ke with sheets A-OJ - A.O.3 and A1.0 - A7.2, I will defer to the building inspector's hom~s G. JovanOVich" comments on the adequacy of parking spaces, landscape plans and proposed lQt densíty and lot coverage ratio. From the numbers provided by the developer, the proposed .JIII A. R,,¡kowsk,' development appears to meet and exceed ordinance requirements for lot density and lot .foVil'l F. (..'illY coverage. liilh~m J. Ç"shm"n Based on the information that has been proyided, I have the fol1owjng comments: i(tl,.,.d W.5r>b"lvarro The developer has provided a warranty deed as evidence of ownership of 1. Jsan M. DE!ge the property to be developed. The developer should provide verification that the deed has ,Ann" D. BMtishof\ki been recorded. rclh L. $mith·Larkl., 2. The PUD is composed of a mixture of single family uses and multiple oy A. !>tlel/. family uses. Under Ordinance Section 52.09, Subd. 10, a mixture ofresidentíal uses is '..ph M. 6lQme{ðnd permitted ifit does not adversely affect adjacent property owners. Multiple family dweIJÎngs are to make up no more than 20% of the tract. According to the developer's ,;I)ry ,. Hðupert \,,~I ). P\lgh Fronk I. ~( il<u....."l(i ønd Rkl,ø,rI W SobtJJvllrro ðrc ðd,.,.,¡tf~ to prðt:firl!! hi North Dit/tot:t. GDrdOM H, J.itl"''JlT1I! ~1" II' NO"()} OUklJ((j 11"11 W':i,ôm",. P<I(II A R~jk()W ki 'lnrl S¡,,~h ( ~ml(/¡ 1/, Wiscon~jn. ~(I{/ Willi~", ) (~\hlll~n in $(>\1(1> D..kt)(~. .M",,,,,,hA..,.,1 ^-.b..;"""''''' tI.......'I....t T..:.I ^..II.,A"'-.9J_ .n.,,,II~J....; ^F"'\C! "I..........., 137/132/21304 14:52 3213251588432131 RAJKOWSKI HANSMEIER PAGE 133 V ( , , t ~ L , , I Î...[ , t/ . ( , (, July 2, 2004 Letter to Weyrens Page Two , / , figures, 8.9 acres or 41 % of the tract will be used for multiple/family dwellings. A variance £rom this provision will be required to approve the PUD. 3. The developer is requesting several "waivers":to setback requirements. Under the PUD ordinance, lots abutting the perimeter must meet the yard requirements of the underlying districtl which is R-3, and side yards must be at least 10 feet. ¡ Under Ordinance Section 52.191 Subd. 4(b)1 driveways must be set back 75 feet from wetlands. Tbe developer is also proposing a grade in excess of that allowed under Ordinance 54.161 Subd. 3(0). In order to be relieved of these If / '. requirements, the developer must obtain the appropriate variances under Ordinance 52.07. ¡YÎ!.¡J ({ ¡t" 4. I note that there is an outlot A designated in the drawing as a drainage and utility easement. The Developer's Agreement should provide that the land shall be accepted by the City once the property taxes have been paid. 5. In the naITative, the developer states that the developer will be paying cash in lieu of dedicating land for purposes of park dedication, If cash is to be paid, the amount should be detennined. I note that the developer proposes a credit against the park dedication fee for the cost ~ of providing public sidewalk and decorative lighting. The City may opt to receive a combination of cash, land and development ofland for park use. I do not believe that public sidewalk and ~ decorative lighting qualifies as development ofIand for paris. use. 6. I note that two areas within the plat are designated as "wetlands." Approval of the plat should be conditioned upon the developer executing an easement to the City and/or development restrictions as necessary to protect the wetland. 7. Final plat approval and execution should be made contingent upon the negotiation and execution of a Developer's Agreement. Prior to execution of the Developer's Agreement, the developer should provide the City with a Title Opinion verifying tile to the property so that we can be assured that the proper parties are executing the agreement and the plat If you have any questions, please feel free to contact me. V erytruly yours, SMD/jl1 ~ . SEH MEMORANDUM TO: Judy Weyrens City of St. Joseph FROM: Tracy Ekola, PE Sr. Professional Engineer DATE: July 6, 2004 RE: Morningside Acres Second Addition St. Joseph,MÜrnnesota SEHNo. A-STJOE 0401 14 The following are my review comments for the Morningside Acres Preliminary Plat: 1. How will sidewalk be constructed from 295th Street to Iverson Street along CR121? This is not shown on the information submitted. 2. Will the accesses into the multiple family sites be considered private streets or driveways? Two additional accesses from the multiple-family lots onto Iverson Street may be considered to in order to provide better access for emergency vehicles into the multiple family site. 3. Turn lanes on CR121 shall be coordinated with Stearns County Highway Department. ~ 4. Buildings with elevations over 1130 may require pressure booster tanks to be installed for adequate water pressure. ~ 5. Stormwater pond setback requirement of 100' is requested to be reduced to 50'. Pond site conditions are conducive to allow this setback reduction. 6. Revise typical street cross section to provide 2" base instead of 1 Yz" base. 7. Per the soils report, if subgrade is not capable of passing roll test, replace 12" aggregate base with geotextile, 18" select granular, 6" aggregate base. Warranty issues? 8. Will the entire wetland located in the northwest corner of the plat be mitigated? If not what is the extent of the mitigation. 9. The multiple-family lot driveways do not meet the 75' setback from wetlands. However, this could be permitted if the improvements include curb, gutter and storm sewer, and surface water runoff from the pavement is routed to the stormwater pond. 10. Access to Lot 2, Blòck 1 and Lot I Block 2, Morningside Acres shall be maintained during the construction of utilities and street improvements for Morningside Acres Second Addition. 11. The driveway location for Lot 1 Block 1 shall be on the east side (adjacent to the easement along the east property line in order to allow a reasonable setback from the 103rd/Iverson intersection. ) C: Joe Bettendorf, SEH Dick Taufen, City of St. Joseph X:\S\sijoe\041200\corr\M-jweyrens prelim plat 070104.doc Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, SI. Cloud, MN 56302-1717 SEH is an equal opportunity employer I www.sehinc.com I 320.229.4300 I 800.572.0617 I 320.229.4301 fax 07/02104 16:04 FAX 320 229 4301 SEH .... ST JOSEPH leJ uu4 ~ . SEH MEMORANDUM : , , TO: City ofSt. Joseph : FROM: Shannon Smith DATE: June 30, 2004 , , RE: 2004 Morningside Acres Second Addition SEH No. A-STJOE 0412 , : I have reviewed the hydrology calculations for the Morningside Acres Second Addition in St Joseph, MN. The comments below pertain to my evaluation of the pond and SUITounding area. of the watersh~ 1. It seems the Curve Numbers for some of the areas were based on a hydrologic soil classification of an A type soil This conhdicts the Soil Survey for Stearns County, which classifies the area as a B type soil. 2. "'When analyzing the water$hed and pond with the Curve Numbers for a B type soil, it was found that the pond peak elevation increased ÍÌom what was in your report. For a 1 OO-y~ 5t0IID. the peak elevation increased from 1084-49 feet to 1084.95 feet. Even with this change in:elevation the pond still does not reach the flood elevation level of 1085.00 feet, and the high-W;<iter level ~ appears to be 2 feet below the surrounding homes lowest opening elevation. - With these findings it is my opinion that the pond has sufficient capacity for the watershed runnoff. ses c: Tracy Ekola, SEH x:'-''ajoolQ4Q1 OOI¢OnlO4O I·~ omoming,jd¢ ems 2cd.ùoc ~ ; Short Elliott Hendrickson Inc... 1200 25th Avenuo South, P_O. Box 1717. $\. Cloud. MN 56302-1717 SEH Is an equal opportunity employer I www.6ehlnc.com I 320.229.4300 I 800.572,0617 I 320.2.29.4301 f:l>:: Juo,l I· lUU4 ¡U:LHAM Sand Companies, Inc. No.2084 p. 2/2 /" . COUNTY OF STEARNS &~ Setwia4 f)~ Administration Center Rm 343 . 705 Courthouse Square· Sf. Cloud, MN 56303 320w656w3613 . Fax 320~656-S484 . 1-800-450-0852 TICE OF WETLAND CONSERVATION ACT APPLICATION FOR IMPACTS >10,000 SQUARE FEET I . .-?~. Name of AppJicant: Sand Companies, Jim. Sand C~t-:; I ~<ì ¡ File Nnmbcr:3)-03-241 tiLt;; Q .j ! Type of Application: Replacement Plan ~ <Î7~f ¡ I Date of Application: 5/28/2004 .. - ! Location of Project: NWl/4 SW1/4 Section IS. Tl24, R29. Steams County. On Cou.qtvRoad 121. Suntmary of Project: . Sand Companies has submítted a Wetlalld Replacement Plan Application to purchase 28,412 square feet of New Wetl<md Credit and 28,412 square feet of Public Value Credit from Philip Miller's Wetland Bank to mitigate for 28,412 square feet of fill to be placed in a Type 2 wetland. Purpose ofthe project is to fill wetland fOT a potential re&'idential development in St. Joseph, :MN. The projec~ will be discussed at the June 16, 2004 Wetland Advisory Committee Meeting. The Meeting wil1 be held at 1:30 P.M., June 16,2004 in Room # 107 A&B of the Stearns County Administration Center, 705 Courthouse Square, St. Cloud, MN- Comments on this project will be accepted until noon on June 16~ 2004. List of Addressees: Jim Sand, Applicant Larry ZdOD, MPCA Aaron Meyer, SWCD LiDdå Peck, Central MN Audubon SOLic:ty Mike North, D.NR:... Brainerd Yvonne Berner, V.S Anny Corps ofEngínecrs Dan Lais, DNR Hydrologist Keith Grow, BWSR poug NOn1s, DNR· SL Paul Don Adams, Envirom~18nrol Scviees Greg Berg, Stearns County SWCD ,,"'Mitch Anderson, Steams County Puhlit: Works Jcfi'Mmer, Steams County Puhlic Works ;Rob Brueserwitz, U.s. Fish and Wildlife Service John Overland, BWSR - Brainerd Steve Sellnow, NRCS Angie Berg, Environmental Services TOllY Musatov, DNR- CO Sauk Rjver Watershed District You are hereby notified that the completed above-referenced application was made on the date &t.ated above. A copy of the Application is attached" Comments will be accepted on this application until 12:00 noon, June 16. 2004.. Date of mailing of this Notice: STEARNS COUNTY June 16, 2004 By: Susan McGurre". Environmental Sp..ecialist . . Inspectron Inc. . Memo To: Judy Weyrens, City Administrator From: Ron Wasmund, Building Official Date: 7/7/2004 Re: Momingside Acres Second Addition Preliminary Plat Review Backoround Sand Companies has submitted a preliminary plat for Momingside Acres Second Addition. The parcel to be developed is located in the NW ~ of the SW ~of Section 15. It is bounded on the north and west by residents of the Reischl's Addition. The parcel is south of 295th St, east of 103rd Sf. and west of County Road 121. The plat consists of 30 single family lots and 50 rental townhouse units. . The single family lots will be served by a looped public street off a main east west street in the middle of the plat. The townhouse units will have private access dead end streets that are served off the main east west street. Findinos The 30 Single Family lots all meet the minimum lot size and the minimum lot width at the building setback line. Lot 8 Block 1 is covered more than 60% by a delineated wetland. No construction may occur in the wetland. Wetland mitigation will be required with the current plat configuration. Soil corrections will be necessary. Soil tests will be required for both lots 7 and 8 Block 1 prior to building permits being issued for these lots The access to the westerly group of townhouses scale 570 feet in length with no area provided for the turning around of fire equipment or refuse trucks. This access also has two sharp radii. Emergency vehicles and refuse trucks are forced to back out and negotiate sharp turns. Children and tenant safety is threatened by backing vehicles. A similar condition exists in the easterly set of patio homes. No visitor parking is shown within the townhouse areas. Cars parked in the narrow (25 feet) drive lanes impedes traffic flow and obstructs emergency vehicles. No parking can be allowed in the access drives. Addresses are required to be displayed for emergency response. The long narrow dead end access roads will make effective address display difficult. Hydrant locations within the townhouse areas are located such that fire equipment and personnel must . enter an area that could potentially be involved in fire before a water supply is available. . Page 1 Construction access for this development is going to be off of County Road 121 between two existing · homes. Emergency access to these dwellings must be maintained at all times. The grading plan for this plat shows no specific elevations at the comers or anywhere on the lots. Compliance with the grading plan at the final grade will be difficult to verify with out these grades. Recommendations Revised access with drives looped eliminating the long dead ends should be presented for review before final plat. Dedicated visitor parking areas should be designed into the circulation pattem of the townhouse development. Access drives must be posted "No Parking Fire Lane". Address displays listing the unit addresses should be displayed at the intersection of the public street and the private access roads. The displays should be clearly readable and illuminated for night time access. Additional fire hydrants should be added. The hydrants should be located at the entrance points of the townhouse drives as well as at the ends for flushing purposes. The NPDES required rock construction entrance should be constructed to extend past the property lines of the two existing homes. Add property corner grades to the grading plan for easy reference. · · . Page 2 · June 18, 2004 Mr. Jim Sand Sand Companies VIA EMAIL and 366 South 10th Avenue Postal Delivery PO Box 727 Waite Park MN 56387 Dear Jim: Thank you for submitting your preliminary plat plans for Morningside Acres. Please find attached Section G from the St. Joseph Development Manual, which identifies the minimum required documents that must be submitted before staff review can be completed. Using this section as a checklist, your submittal has been determined to be incomplete. For your convenience I have highlighted the items that have not been submitted on the following pages. With regard to your plat, it is my understanding that you have contacted the Mayor regarding relief of certain subdivision/zoning regulations. The relief is being requested to illustrate City support on your tax credit application. In reviewing your - application it is unclear if those items have been included. Please be advised that - the City will not consider relief from requirements once the application is considered complete. The public hearing cannot be scheduled until the submittal is considered complete. Therefore, for the public hearing to be conducted on July 12, 2004, I must have received all the required information no later than June 25, 2004. If you have any questions or need additional information, please feel free to contact me at 320-363-7201. Sincerely, CITY OF ST. JOSEPH Judy Weyrens Administrator Enclosure (2) cc: Tom Jovanovich, City Attorney Joe Bettendorf, City Engineer File (Planning - Preliminary Plat, Momingside) Page 1 of 1 "Jim W. Sand" <JWSand@SandCompanies.com> "Judy Wyrens (E-mail)" <jweyrens@cityofstjoseph.com> Thursday, July 01, 2004 3:48 PM City Council support letter - Morningside TH-06.25.04.doc; Sample Threshold Letter - Morningside TH- 06.25.04.doc Subject: Sample Support Letters Good Afternoon Judy, As I mentioned to attached are the electronic version word documents for your use. Have a good July 4th weekend. Thanks for your help Jim W. Sand Vice President of Development Sand Companies, Inc 366 South 10th Avenue, PO Box 727 Waite Park, MN 56387-0727 320-202-31 QO 320-202~3139 Fax JWSand@SandCompanies.com www.SandCompanies.com «City Council support letter - Morningside TH-06.25.04.doc» «Sample Threshold Letter - Morningside TH- ..04.doc» . 7/7/2004 (CITY LETTERHEAD) · July _,2004 Minnesota Housing Finance Agency 400 Sibley Street, Suite 300 St. Paul, Minnesota 55101-1998 RE: Momingside Townhomes. St. Joseph, Minnesota. Dear Multifamily Development: The St. Joseph City Council, at its meeting held on July _, 2004, has reviewed and endorsed the housing development proposed of Momingside Townhomes which proposes thirty-two townhomes within the City of St. Joseph. This endorsement is based upon the findings that the proj ect will meet locally identified housing needs and that the proposed housing is in short supply in the local housing market. This is evidenced by a housing · study prepared in 2001 by Admark Resources, The City Council's endorsement is evidenced by the City Council Approval of Resolution # , a copy of which is attached to this letter. Sincerely, Larry Hosch Mayor · · (CITY LETTERHEAD) July _' 2004 Minnesota Housing Finance Agency 400 Sibley Street, Suite 300 St. Paul, Minnesota 55101-1998 RE: Morningside Townhomes. St. Joseph, Minnesota. Dear Multifamily Development: The City of St. Joseph is committed to providing Life Cycle Housing to the city which offers a wide range of housing opportunities for its residents. In October of 2002, we became a participating member of a Joint Powers Agreement to organize and govern a community based effort to provide Life Cycle Housing. - The Joint Powers Agreement is a cooperatively developed housing plan that will enable the development of Life Cycle Housing within our city. As it relates to Morningside - Townhomes, the Plan defines "Rental Life Cycle Housing Units" whose maximum monthly rent is no greater than 30% of the monthly income of households earning 65% or less of area median income, adjusted for the size of the unit, as specified and periodically updated by the US Department of Housing and Urban Development. As part of the Plan, the units must maintain these income and rent restrictions for at least fifteen years. To compliment this Joint Powers Agreement, our 2002 Comprehensive Plan outlines strategies, recommendations and resources to meet our need for affordable housing in St. Joseph. The Joint Powers Agreement encourages us to make at least 15% of our new housing stock affordable. The Morningside Townhome development will be cooperatively developed to provide Life Cycle Housing to our city. With the rise in land prices and increases in construction costs, obstacles to the development of Life Cycle Housing can be difficult to overcome. The City of St. Joseph is willing to support in the development of the Morningside Townhomes in exchange for providing qualifying Life Cycle Housing units to the city. Waiver of Development Costs. With each new development within the city, a park dedication fee is due in lieu of land dedication. The park dedication fee paid by this development will go specifically to develop on-site improvements such as street lights, sidewalks, boulevard landscaping and play lot. The fee paid will not go into the general park fund of the city but rather specifically to off-set these improvement costs. Density Bonuses. The site of the Momingside Townhomes was designated for an R-l . Single Family zoning by our Comprehensive Plan. To allow for the much higher density of multiple townhomes on one lot, on April 1, 2004 the City Council approved the zoning of the property to R-3 and amending the Comprehensive Plan. These density bonuses allowed more units on the property thus reducing the per unit land and improvement costs. Reduced Setbacks. The City Council has approved various reduced setbacks for the Momingside Townhomes. These reduced setbacks on the approved plan allows for the development of additional units on the site. Decreased Road Widths. The City Council has allowed the utilization of private roads into the development property to access the townhome units. Typically public roads would have widths of 32' to 36' within a 50' or 60' right-of-way. By allowing the use of the private roads, the width is reduced to approximately 24' with no required right-of- way. Flexibility of Development Standards & Code Requirements. The city has approved flexibility in our development standards within the R-3 zoning along with flexibility within the code requirements for the Momingside Townhomes. By the city allowing the use of a planned unit development (PUD) overlay, it has allowed for zoning and code flexibility within the R-3 code standards. The PUD has provided for various reduced - setbacks, private roads, multiple buildings on a single lot and others such as not requiring buildings to have frontage on a public right-of-way. - Fast-track Pennitting & Approval. Morningside Townhomes will be required to meet all building code requirements. Timing can be essential for the success of a project and the city and its building official will, to the best of their abilities, work with owner to allow for fast-track permitting approvals. As has been previously stated, the City of St. Joseph is committed to the development and completion of Life Cycle Housing within the city. As part of our cooperatively developed plan and agreement to complete this, we support the Morningside Townhome development. We ask that you participate with us to help meet our common goal of affordable housing in the City of St Joseph, by funding this development. Sincerely, Larry Hosch Mayor , +---- . ---- --- --------.- I ~. --.----. ------ -- --- --- I I ; <0 f1 , "t "; - º ! C Q ~ ¡g. i .. 9 ~ ~ !I.!~: 3 i ~ t!; CD 3i ~ ~ ~ ti 9 ~ ~; t; I CI c! ...J <U)~ m I 2 ~¡ ~ C'\I ~ ~ 0: ~ ~¡¡3 is'' 8 g¡ ~ ... ~ ~ m ~ 8:: ~ ~ OŽ~ (I' !2! I n. c (() !f tî J2~~ ~~ I ~bm ~ ~¡ if) w 0 œ: w' w_ .+ Q~z i!:! ~, ~ a:: ð~ ~ l3 ... ð§~ ~ffi ~ I ~~~ JJj ';1 t-- 1': (j' <1:1<:) ~ g¡!(1 1/;!2 f3i!' ~.~ ~::J", ¡;1!;! ¡¡:;; I gffi9 .. ~l w - ~~ ~C) ~~ ~!fb.. . ...~~ &. wõiE::Io x -< 3. or--I ~~~ N ::> W -:'" Il)~ ;t5~~ <ij ù§~ !>~6 ~ g"'6 li!h :::!ij"~ ß ~ ~ I ~~¡; ~ 8. I- ::r:: ~ " \ljj!:: ~I '~j5F t-- ~- .. ~g--, I!!t ~¡1j¡1j J,:: ~.c~g ~~~: ~ I ffii!i~ !l.~ "'ß <:( if) ~ ~~::;j~ C;¡~3~d~¡¡Uä~~~~Ii!~~t->~e:C:h~'!'~ª~~~ ¡~~§ ri II ¡;~~ ~t ~ffi -J :or.... z.;) lij . 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CO ow rl <C <f.ID:: a Q I ("() '#: :2 o o D<" o - lLI (Û rr d ~ ~ ~ U z 5 -1 5 ëso \LJ C\J 00 old > '#: D<"(Û \LJ :2 U II -1 o U ~ ~ \LJ o U l-11VQ (L lLI (L (Û d n ~ o " II I ~ U ¿ C\J d ~ 0 '#: ' :2 ~ ~Q 0 o ~ ~ ".~ D ~ Z lLS \1J 5 0 ~ o 09 ~ o D<"lLI ~ (Û ~ ~ 0 ~ ~ ~ I _I z- ("() <C 1/ '#: ~ ¿ (L á) o _ o D<" ~- o ~ 0 \LJ o:i ~u LL~ ,,0-,09 . . . · I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Preliminary Plat Approval-Sand, Companies ~DATE: July 12, 2004 AGENDA ITEM Preliminary Plat and Special Use Permit -Sand Companies, Momingside Acres PREVIOUS ACTION The Planning Commission conducted a public hearing for the rezoning of Momingside Acres as well as an amendment to the Comprehensive Plan to allow for R3 zoning in Planning District 13. On April 1, 2004 the' Council accepted the recommendations of the Planning Commission and amended the Comprehensive Plan to allow for R3 inthe Momingside Acres Addition as well as rezoning the property . a mixed use of Rl and R3. The process included review of a concept plan. RECOMMENDED PLANNING COMMISSION ACTION · Table action on the Preliminary Plat until after the variance hearing for the design standards. COMMENTSIRECOMMENDATIONS Staff has spent considerable time reviewing the Momingside Acres Plat. When the concept plan is accepted, the plan is not reviewed for Ordinance Compliance. It is understood that modifications will occurwhen the fmal plans are submitted with detail. As you can see in the material you already received, we were still waiting for completed information as late as June 25. When the final information was received, the review indicated that a number of variances will need to be secured. The property is being developed as.a PUD which allows for deviation from specific setback and density of the underlying district (see attached Ordinance). A PUD does not make any provisions from deviations from Ordinance 54 - Subdivision. Ordinance 54 includes a provision for variance if the design standards cannot be meet. The following variances will be required: Ordinance 52.09 Subd.10 (See Rajkowski Hansmeier letter #2) Maximum R3 allowed within a PUD Ordinance 52.19 Subd. 4(b) (See Rajkowski Hansmeier letter #3 and SEH Memorandum #9) Driveway distance from wetland. Ordinance 52.18 Sand Companies is requesting deviation from the Park Dedication Ordinance. · Ordinance 54.16 subd 3(r) 2 (See SEH Memorandum #5) Stormwater Pond Setbacks Ordinance 54.16 subd 4(d) All buildings must front a public street The above mentioned variances will require an additional public hearing and the Planning Commission wi11 be asked to consider a special meeting date the last week in July (26/27/28). · Review Comments Joe Bettendorf and myself met with representatives from Sand Companies to review all the comment,> received. During this meeting many of the outstanding items have been resolved. Please fInd below a summary of meeting, ENGINEERJNG - SEH Memorandum dated July 6, 2004 '. Sand Companies does not intend to construct the sidewalk connection from 295th Avenue to Iverson Street. This was a requirement of the Park Board and Ordinance 54.18 requires developers to connect to the trail system. (#1) ,. The roads indicated within the R3 portion of the development wi11 not be public roads, they are driveway and an internal road system. As such they will not be named. (#2) .. The City has not received approval from the Steams County Engineer or Steams County Environmental. The Steams County Environmental Board tabled action on the plat to gather additional information regarding the wetland. It is anticipated the Board wi11 submit comments on July 21,2004. With regard to the County Engineer, the City Office will contact the Highway Department to request a status on the request. (#3, 8) · Engineering Design Issues (#4, 6, 7, 10, 11) will be resolved during design LEGAL - Rajkowski Hansmeier Letter dated July 2, 2004 · The comments # 2,3,5 have already been addressed in this memo and will need to be resolved · through the variance process. The remaining items willbe resolved with the execution of the Development Agreement. BUILDING INSPECTION - Inspectron Memo dated July 7, 2004 (Please refer to the Recommendations) · I have attached a revised site plan which addresses the fire access. Due to the grade of the property, it is not possible to provide an additional access near 103n\ however, the Developer has revised the plan to include hammerhead where the access is requested, The hammerhead allows the truck to backup and turn around. This compromise will be provided to the Fire Chief and Building Official for comment. The other access requested has subsequently been added. · Parking areas and fIre lanes will be marked and maintained. · Sand Companies will place the address signs as requested -. Upon further review of the plan, the Building Official has concurred that sufficient hydrants area available therefore this comment can be dis-regarded. · The preliminary plat wi11 be resubmitted to include the property comer grading plans. · When the Plan was reviewed by Inspectorn, we did not have the information needed to verify density. Therefore, Ron had to make some assumptions and during the review it appeared as they exceeded the maximum density. During the meeting on Thursday, Sand Companies agreed to provided the additional data and provide the density calculations. They were received by the City the same day and reviewed by Ron. He concurred that based on the new information the proposed development falls within the density requirements. The calculations are attached for your reVlew · MISCELLANEOUS . Included- in your packet are two letters that have a signature for the Mayor.. Please be advised that these letters have NOT been drafted, approved or recommended by the City Staff. These letters hàve been submitted by Sand Companies and they are seeking approvál of those items for their application for assistance through the Minnesota Housing Finance Agency. . . Density and Lot coveràge Calculations ~:·SCI Morningside Acres Addition . St. Joseph, MN ' Sand Companies, Inc. 366 South Tenth Avenue There are two separate requirements or tests: PO Box 727 Waite Park, MN 56387-0727 Office: (320) 202~31 00 Per Ord 52.09-4, ,d, Density Test Fax: (320) 202-3139 E-mail: SCI@SandCompanies.com . Each 1 Bedroom Unit requires 2,500 sq. ft. lot area Website: www.SandCompanies.com Each 2 Bedroom Unit requires 3,000 sq. ft. lot area Each 3 Bedroom Unit requires 3,500 sq. ft. lot area Per Ord 52.29-3,c Lot Coverage Test Multi-family Dwellings shall not occupy more than 35% of lot area. Block 3 (Morningside Townhomes) 10 2 Bedroom Units @ 3000 sq. ft. = 30,000 sq. ft. 22 3 Bedroom Units @ 3500 sq. ft. = 77.000 sq. ft. Lot Area Required ;;; 107,000 sq. ft. Actual Lot Area = 176;853 sq. ft. . 2 Buildings (A) @ 4800 sq. ft. = 9,600 sq. ft. 2 Buildings (B) @ 4856 sq. ft. = 9,712 sq. ft. 1 Building (C) @5640 sq. ft. = 5,640 sq. ft. 1 Building (C) @ 5192 sq. ft. = 5,192 sq. ft. 1 Building (D) @ 6524 sq. ft. = 6,524 sq. ft. 1 Building (E) @ 5192 sq. ft. = 5.192 sq. ft. Actual Lot Coverage = 41,860 sq. ft. Allowable Lot Coverage = 61,898 sq. ft. Block 2 (Sunrise Cottage Patio Homes) 8 2 Bedroom Units @ 3000 sq. ft. = 24,000 sq. ft. 10 3 Bedroom Units @ 3500 sq. ft. = 35.000 sq. ft. Lot Area Required :;;; 59,000 sq. ft. Actual Lot Area = 150,282 sq. ft. 4 Buildings @ 3354 sq. ft. = 13,416 sq. ft. 5 Buildings @ 2654 sq. ft. = 13.270 SQ. ft. Actual Lot Coverage ;;;;; 26,686 sq. ft. Allowable Lot Coverage = 52,598 sq. ft. - - Construction . Property Management . Development Equal Opportunity Employer City of St. Joseph Development Routing Form . \ Site Plan Submitted (Date): June 14. 2004 . Developer: Sand Companies Planning Commission (Date): Ju1v 12.2004 (Anticipated agenda date) Date Plan is Routed to appropriate departments June 16.2004 Comments to be returned by: Julv 2. 2004 . Project Type x Preliminary Plat ' x . Special Use Request Industrial Final Plat B2 Development R2 Development x PUD B3 Development R3 Development 'Departments for which comments are requested: x City Engineer x Public Works x Building Inspector . x City Attorney x Fire Chief EDA Please review the attachèd development plans and subInit written comments by the date indicated above. 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MEMORANDUM Date: July 10,2004 To: Planning Commission From: JudyWeyrens RE: Planning Commission": Agenda Item: College of St. Benedict Attached please find additional information regarding the proposed development of the College of St. Benedict. The major issue is whether or not allowing a residential·development in an area zoned Agricultural is appropriate. I have included two resolutions, one denying the requ~st and one approving. These.resolutions are for. discussion purposes and can be modified based on the information presented at the meeting. Also find enclosed the recommendation irom the City Attorney whereby they also recommend the property be rezoned to R1 and then make' application for a special use permit. Tom Jovanovich will be present at the meeting if you have any additional questions. - . RESÒL:UTIONOF FINDINGS . A RESOLUTION OF THE CITY OF ST. JOSEPH, ·MINNESOT A ACCEPTING THE SPECIAL ;USE REQUEST ,OF THE'COLLEGE -OF ST. JBENEDICT:FOR A 'PRESIDENTIAL RESIDENCE. - , '<WHEREAS, the Planning Commission on June ,2, 2004 received a request for a Special Use Permit allowing an expanded residentialfaciíity in an -Agricultural District. ' _ WHEREAS,_ the Planning Commission on June 21, 2004 requested that the College plat the property so -that only a four-acre section would be rezoned; and :WHEREAS, all required public 'notices regarding the pUblic hearing were posted and sent for apublic'hearing tÒ-be held on July 12,2004:before the'S1. Joseph Planning Commission; and , . WHEREAS, the Planning -Commission duly -opened the public hearing and accepted iestimony,on 1heapplication.:After all-those wishingto:be heard testified, the hearing was closed and the-Planning Commissioners discussed the Special Use request. NOW, ~HEREFORE ,BE :ITRESOLVED 'BY THE ,PLANNING COMMISSION OF :rHE , 'CITY ,OF ST. .JOSEPH, "MINNESOTA, that it adopts 'the following findings of fact relative to the special use request. Finding A: Appropriate Zoning. The subject property is currently zoned Agricultural. Finding: The proposed development of the College of St. Benedict to construct a Presidents Residence is similar to a single family home, which is a permitted use in an Agricultural District Therefore a Special Use Permit . is required. Finding B: Standards for granting ª Special Use Permit. 'Finding: The,proposed development plan is consistent with the Standards ior:Grantinga Special Use Permit. ¡NOW, THEREFORE::BE'IT FURTHER:RESOLVED BY THE PLANNING COMMISSION OF THE ,CITY !OF 'ST.JOSEPH,MINNESOTA, that the recommendation requesting approval include the "following contingencies: . Contingency 1 A fully executed Memorandum of Understanding between the College of S1. : Benedict and Stearns County regarding access to the property must be provided to the Gitypriorto application for building permit. The agreement must indicated that the access provided on the illustration is only temporary until Field Street is constructed. Contingency 2 Approval is granted for a Presidents Residents only and the property is not eligible in the future for a rental license. - - BE 'IT RESOLVED THAT THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPH, MINNESOTA, hereby requests the City Council accept the Special Use Request ofthe . College of St. Benedict for a PreSidential Residence ADOPTED this day of July; 2004. BY: CITY OF ST. JOSEPH Gary Utsch, Planning Commission Chair ATTEST: Judy Weyrens, Administrator . - - RESOLUTION OF FINDINGS , . A RESOLUTION OF THE CITY OF ST. JOSEPH,MINNESOTA DENYING THE SPECIAL USE REQUEST OF THE COLLEGE OF ST. BENEDICT ALLOWING FOR AN EXPANDED RESIDENTIAL FACILITY IN AN AGRICULTURAL DISTRICT. WHEREAS, the Planning Commission on June 2, 2004 received a request for a Special Use Permit allowing an expanded residential facility in 'an Agricultural District. . - . WHEREAS, the Planning Commission on June 21, .2004 requested that the CoJlege plat . the property so that only a four acr~ section -would be rezoned; and . . " WHEREAS, all required public notices regarding the public hearing were posted and sent fora public~hearing to be held on July 12, 2004 before th~ St. Joseph'Planning Commission; and WHEREAS, the Planning Commission duly opened the public hearing and accepted - testimony on the application. After all those wishing "to be heard.testified, the hearing was closed and the Planning Commissioners discussed the Special Use request. NOW, THEREFORE IT BE RESOLVED ,BY THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPfI, MINNESOTA, that it adopts -the following findings of fact relative to the special· use request. Finding A: . Determination of appropriate zoning. The subject property is currently zoned Agricultural. Finding: St. Joseph Code of Ordinances 52.26 Subd 1 states the . intent of an Agricultural District is to provide for very low density residential development for persons desiring a rural life-style. The proposed developmentis not rural in nature. Finding B: Consistency with the St.. Josèph . Comprehensive Plan. The subject property. is located in Planning District 8. . Finding: The recommendation for future land uses within District Eight - include 1he following: 'Single Family Development, Mixed density residential development adjacent to 95th Avenue, Fourth "Avenue SE .and CSAH121 and Planned· Unit Dévelopments~ Development must be consistent with the intended long range plan, therefore R1 Zoning is required. Finding C: Standards for,granting a Special Use Permit. Finding: St. Joseph Code of Ordinances 52.07 Subd 3 (e) which states that the Special Use Application should be harmonious with the general and applicable specific objectives of the Comprehensive Plan of the City. .Development of property zoned Agricultural in Planning District 8 is inconsistent with the Comprehensive Plan which calls for resiqential development. Finding D: Reconsideration for rezoning. - - Finding: As the subject property is guide for single family developme~t, the City would reconsider the application for . . Special Use if the property is rezoned to R1, Single Family. . BE IT RESOLVED THAT THE PLANNING COMMISSION OF THE CITY OF ST. JOSEPH,MINNESOTA,' hereby requests the City Council deny the Special Use Request of the College of S1. Benedict to allow an expanded residential facility inan agricultural district. ADOPTED this day of July, 2004, BY: CITY OF ST. JOSEPH Gary Utsch, Planning Commission Chair A TIEST: Judy Weyrens, Administrator - -- - - City of St. Joseph Development Routing Form . Site Plan Submitted (Date): June 14,2004 Developer: College of St: Benedict Planning Commission (Date): June 21. 2004 (Anticipated agenda date) Date Plan is Routed to appropriate departments June 16, 2004 and Julv 12 Comments to be returned by: ASAP Project Type x Rezoning B 1 Development Industrial Final Plat B2 Development R2 Development x E & E Development B3 Development R3 Development Departments for which comments are requested: x City Engineer x Public Works x Building Inspector ~ --r X City Attorney x Fire Chief EDA Please review the attached development plans and submit written comments by the date indicated above. This form must be returned to the City Offices by the date stated above. If you do not-have any concerns please indicate so on the lines provided below. 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