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Home My WebLink About2005 [08] Aug 08 www.cityofstjoseph.com CITY OF ST. JOSEPH St. Joseph Planning Commission August 8, 2005 7:00 PM Administrdtor Judy Weyrens 1. Call to Order MdYor Richdrd Cörlbom 2. Approve Agenda 3. Approve Minutes Councilors AI Rdssier 4. Ross Rieke Renee Symdnietz Ddle Wick 5. 7:00 PM Interim Use Permits - Annual Review Owner Occupied Rental Units 7:10 PM Joe Leach, Bliss Direct Media Development Plan 17,034 Square Foot Production Facility 6. Other Matters 7. Adjourn 2)" College Avenue North' PO Box 668 . Sdint. Joseph, Minnesotd )"6J74 Phone j20.j6j.7201 FdX j20.j6j.Oj42 81. Joseph Planning Commission August 8, 2005 FOR THE OFFICIAL RECORD PLEASE SIGN YOUR NAME AND ADDRESS NAME ADDRESS 1. ~11tJ ~)¡l€:C OS : ~¡;~>,-,.J'~ 4. :')'Zl C'P~J5 O)~ Z L {go ~á.u, R.t, S'~ ~~ t~~'*-"'''' 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. Draft May 2, 2005 Page 1 of 4 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, May 2, 2005 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners: Sister Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Bob Loso, Mike Deutz, AI Rassier. City Administrator Judy Weyrens. Others Present: Ken Heinen, Mary Heinen, Linda Hutchinson, Brad Cobb, Herman & Pat Gangl, Mike Phillipp, Maurice Palmersheim, Tom & Linda Gustafson, Rick Schultz, Darwin Erickson Approve Aqenda: Kalinowski made a motion to approve the agenda; seconded by Lesnick. Add Minutes Add Set Special Meeting The motion passed unanimously. Minutes: Rassier made a motion to approve the minutes of April 4, 2005 with the following correction. Page 3 of 4 Change Environmentally Friendly Ordinance to Environmentally Sensitive. The motion was seconded by Deutz and passed unanimously. Public Hearinq - Interim Use Permit. Linda Hutchinson. 133 - 5th Avenue SE: Chair Utsch opened the public hearing and stated the purpose of the hearing is to consider an Interim Use Permit to allow an owner occupied rental unit in an R-1, Single Family Zoning District. The property is legally described as Lot 005 Block 003 Eastern Park Addition. The property is located at 133 - 5th Avenue SE. St. Joseph Code of Ordinances 52.27 subd 5 allows for an Interim Use permit as follows: Residential rental provided the unit is owner occupied and provided the room(s) rented does not contain separate kitchen facilities and is not intended for use an independent residence. For purposes of establishing if the property is owner occupied, the owner must be a natural person and the owner occupying the property has his or her principal residence and must own a fifty percent (50%) or greater interest in the property. Linda Hutchinson, 133 - 5th Avenue SE, St. Joseph, MN 56374 has submitted the request for Interim Use. Linda Hutchinson spoke on her own behalf. Hutchinson stated that she is an oblate at the Monastery of St. Benedict and recently purchased a home in St. Joseph. She is requesting an Interim Use Permit to secure a rental license to rent to two tenants. Hutchinson stated that moved to St. Joseph to be part of a community and indicated that renting two rooms in her home would provide help provide that sense. At this time Chair Utsch opened the floor to the public. Ken Heinen, 416 Able Street E, approached the Commissioner speaking in opposition to the Interim Use Permit. Heinen stated that his property abuts that property requesting the Interim Use on the North side and he does not want rental property in the neighborhood. He stated that in the past there were rental units in the neighborhood and they disrupted the neighborhood. He that in his opinion if this Interim Use Permit is granted then more residents in the neighborhood might do the same and it will no longer be a residential neighborhood. The Public Hearing was closed at 7:05 PM. Loso made a motion to recommend the Council approve an Interim Use Permit at 133 - 5th Avenue SE allowing an owner occupied rental unit. The motion was seconded by Kalinowski. Draft May 2, 2005 Page 2 of 4 DISCUSSION Utsch stated that issuance of an Interim Use Permit requires that the Permit be renewed annually and the Planning Commission has the ability to cease the rental license if Ordinance violations occur. Utsch stated that rental property in residential neighborhoods is only permitted if the home is owner occupied. This is a significant change from prior years. Heinen asked for clarification on the homeowner needing to own a fifty percent (50%) or greater interest in the property. Utsch stated that the person requesting the Interim Use Permit must be a fee owner of at least 50%. Heinen originally stated that there were some rentals in the neighborhood being discussed, however Deutz stated that he was unaware of any previous rentals in that area. The closest rental that Deutz can recall is on 6th Avenue SE. Heinen stated that previously there was a property in which there were two owners and they each had two unrelated persons living with them, which resulted in six people living in the home. He stated that he had a lot of problems with them. Weyrens advised Heinen that the Planning Commission reviews annually all Interim Use Permits and any Ordinance Violations are considered during this review. Heinen stated that in his opinion the property being discussed at this time does not have adequate parking if an Interim Use Permit is issued. Deutz stated that before the permit is issued, the property would be inspected by the Rental Inspector verifying adequate parking. Utsch stated that he has reviewed the property and parking is available. The motion passed unanimously. Public Hearinq - PUD Amendment: Chair Utsch called the hearing to order and stated the purpose of the hearing is to consider an amendment to the Planned Unit Development entitled Graceview Estates. Bob Herges and Rick Heid, 25 - 11th Avenue North, St. Cloud, MN 56301 have submitted the request for PUD Amendment. Weyrens stated that currently the Ordinance does not include a provision or process for amending a PUD. Therefore the City Attorney has prepared the following guidelines for consideration of a PUD Amendment: 1. Does the amendment preserve or detract from the variety of housing types that were present in the original PUD; 2. Does the amendment provide for a more useful allotment of open space and recreational areas; 3. Does the amendment provide greater or lesser preservation/utilization of natural features than the original PUD; 4. Is the amendment preferable to the original plan in that it provides for shorter utilities and streets; 5. Does the amendment provide for the same in proportion of open space and overall dwelling unit density as in the original PUD. Weyrens clarified that the amendment is due in part to a request of adjacent property owners. During the construction design for the yth Avenue Improvement, the abutting properties requested that the street alignment in Graceview Estates be changed to match Dale Street. The residents have stated that leaving the road in the current configuration will cause excessive light in the single family homes. Rick Heid approached the Commissioners on his own behalf. Heid stated that the PUD Amendment is two fold, one is the request of the City and the second is to change housing styles. The proposed amendment changes the internal street configuration creating a single intersection aligning with Dale Street. Heid stated that he was approached by the City during the planning for the yth Avenue Improvement to consider amending the plat to assist the residents. Draft May 2,2005 Page 3 of 4 The second reason for the amendment is to provide a different style of housing in St. Joseph. The original plan indicated that the area being discussed would be built with a combination of patio homes and attached four-plexes. Heid stated that he is proposing to construct a single-family home referred to as brownstone, which is a narrow two-story townhouse. He further clarified that while the amendment is denser than the original plan, the overall density for Graceview is within the guidelines of the St. Joseph Code of Ordinances. Chair Utsch opened the floor for comments and questions and requested that all comments be limited to three minutes. Rick Schultz, 3261h Avenue SE, approached the Commissioners to request a map showing both the proposed PUD and the original PUD. Rassier questioned Heid on the different housing styles that they plan to use. Heid stated that the original plan included patio homes and 4-plexes. The revised PUD will include 2 story single-family units. Herman Gangl, 3161h Avenue SE, approached the Commissioners with following concerns: o He was of the understanding that there would be single-family dwelling units along yth Avenue SE and it appears as though that plan has changed. o He questioned how the revised PUD will change the assessments for the street improvement and if the resident's assessments will be reduced. Utsch stated that the assessments would not change as they are already finalized. Weyrens clarified that the developer was assessed at the same rate as the residents and the Council has already conducted the final assessment hearing. Michael Phillipp, 3381h Avenue SE, addressed the Commissioners with the following concerns: o Phillipp stated he is intending to construct a fence and questioned whether or not he would need a permit and if fences are limited to a maximum height. Utsch stated that a Building Permit would be required and the maximum height in a residential area is seven feet. o Phillipp questioned if the revised PUD will include adequate storm water construction. Tom Gustafson, 3061h Avenue SE, stated that he has some concerns with the new housing plan. In reviewing the proposed plan he noticed that the houses will only be separated by ten feet and it is his understanding the Ordinance requires ten feet on each side. Utsch stated that Graceview Estates is developed as a PUD and as such the area where setbacks have been reduced are controlled by an Association. The green area in the association is platted as one large lot and typical setbacks are not applied. Deutz further stated that utilization of a PUD requires a large tract of land and Gustafson is referring to one single family lot. Weyrens clarified that when calculating the maximum density of a PUD, the total square footage of the development is divided by the minim lot size. The end number is the maximum number of housing units that can be constructed on a particular parcel. The developer has the ability to reduce setback providing the maximum density is not exceeded. Linda Gustafson, 3061h Avenue SE, approached the Commissioner and questioned what benefit the revised PUD has to the residents abutting yth Avenue NE. She stated that when they purchased their current home on yth Avenue NE they were told it would be a nice single-family housing development across the street. In her opinion the proposed PUD Amendment is not a residential development and she is concerned that adequate parking is not provided within the development. Pat Gangl, 3161h Avenue SE, stated it is her opinion that the proposal before the Commission is not single family and the developer should be required to provide larger lots. Herman Gangl, 3161h Avenue SE, questioned whether or not he could obtain copies of the City Council Meeting tapes when Graceview Estates was first approved. Weyrens stated that the tapes are only kept for 6 months and when the minutes are approved they become the final official document. Gangl stated it is his opinion that the proposed housing types will not be a good transition to the existing housing stock along yth Avenue SE. Draft May 2, 2005 Page 4 of 4 Brad Cobb, 333 4th Avenue SE, stated that he is new to the area and that he likes the development. He urged the Commissioners to make sure that the developer keeps up with the trees, trails, and sidewalks as planned. There being not further discussion the Public Hearing was closed. Discussion: Utsch clarified that Dale Street is 32' wide and questioned if the road in the proposed plat should be the same. He also stated that he would like to get a picture of what the new housing style would look like with detailed setback information. Deutz concurred with Utsch but expressed concern with the density. Deutz stated that based on information presented to the Planning Commission the density of the development has increased by 3,000 square feet and questioned if the developer would consider reducing his density to get closer to the original density of the plat. He stated that perhaps the developer could eliminate one structure to help make the area less dense. Utsch also questioned whether or not there would be a walking path to each home as it appears on the drawing. Heid clarified that there is not a path to each home. After hearing the discussion amongst the Commissioners, Utsch urged the developer to look at the density and transportation network to determine if they could be modified as discussed. Graeve made a motion to table action on the PUO Amendment for Graceview Estates until the developer can provide the additional information requested at the public hearing. The motion was seconded by Loso and passed unanimously. Special Meetinq: Weyrens reported that Northland Heights is ready to begin the Preliminary Plat process. They are requesting a special meeting to get the process started sooner. Meeting Date: May 16, 2005 Time: TBD Adjourn: Oeutz made a motion to adjourn at 7:45 PM; seconded by Kalinowski and passed unanimously. Judy Weyrens Administrator Draft May 16, 2005 Page 1 of 3 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in special session on Monday, May 16, 2005 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners: Sister Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Bob Loso, Mike Deutz, AI Rassier. City Administrator Judy Weyrens. City Representatives Present: City Engineer Tracy Ekola, City Attorney Tom Jovanovich Others Present: Ted Schmid, Greg Hayes, Chad Carlson, Jerry Gohman, Bob & Melissa Landsberger, Adam Meemken, Andy Henkenmeyer, Corey Mueller, Dianne Herzog Approve Aqenda: Oeutz made a motion to approve the agenda as presented; seconded by Loso and passed unanimously. Graceview Estates - PUD Amendment: Previously, the Planning Commission conducted a Public Hearing for the PUD Development. The meeting was opened and closed, as additional information was needed. Weyrens stated that the developer has presented new floor plans for the 3rd phase of Graceview Estates. The developer was not present when the meeting started. As a result, the commissioners began their discussion. Ekola stated that she had some concerns with the access road into the development. The width of the road is smaller than shown on the original plans. Originally, the plan had a 30' utility easements and a 24' access road. The current plan shows the road at 24'. Ekola stated that she would like to see the roads constructed using the original design. Utsch stated that the access road into Graceview should be the same width as Dale Street to avoid confusion. Ekola stated that the access road into Graceview is a Private Drive and if it were the same width as Dale it would appear to be a Public Street. She stated that they could have the street start at the same width as Dale and then taper off. After reviewing the new PUD Plan, the Commissioners noticed the plan has been modified as follows: o There is an additional area for parking along the access road. This is due to the fact that there is no parking on the street. o Utsch stated that it appears that they reduced the density by removing one home from the plan. Oeutz made a motion to table the PUO Amendment until the developer is present. The motion was seconded by Loso and passed unanimously. Public Hearinq - Lumber One Avon. Northland Heiqhts: Chair Utsch called the public hearing to order and stated that the purpose of the hearing is to consider the Preliminary Plat entitled Northland Heights. The plat is located east of Northland Addition and will contain 158 Single Family Dwellings. The hearing will also consider rezoning the property described below a mix of R1 Single Family and R2 Two Family. The proposed plat has been submitted by Lumber One Avon, PO Box 7, Avon MN 56310. Chad Carlson, Land Development Coordinator for Lumber One spoke on behalf of Lumber One. Carlson stated that the proposed development is East of Northland plats 6 and 8. Access to the proposed plat include Iris and Jasmine Lane. The plat will cover approximately 78 acres and will be a combination of R1 and R2 single family dwelling units. Carlson stated that the have completed the wetland review and mitigation process. The proposed plat includes a proposed connection to the future 15th Avenue. Greg Hayes, Shingobee Builders, approached the Commissioners representing Bob Koenig. He stated that Koenig is willing to sell his entire parcel of property to Lumber One to assure that 15th Avenue can become a reality. Draft May 16, 2005. Page 2 of 3 Andy Henkenmeyer, 618/ris Lane E, spoke to the Commissioners in opposition to the proposed plat. He stated that there are 14 children on his block and he do not want the additional traffic on their street. Ekola stated that most of the engineering comments have been resolved with the exception of the following items: o The grading plan should show an earthwork summary. o The grading plan should incorporate a grading detail specific to each house style shown on the plans. o Project shall include the extension of 15th to County Road 133 as well as turn lanes on County Road 133 as previously discussed. Approval of preliminary plat should be contingent upon securing roadway easement or written easement agreement as previously discussed. Connection to County Road 133 and turn lanes to be reviewed and approved by Stearns County Highway Department. Ekola also stated that she met with the County Engineer, Mitch Anderson, and he stated that the County would require the developer to connect to 133 with the first phase. Utsch questioned the rezoning to an R2 District. Carlson stated that they are asking to rezone all of Block 3 due to the depth of the lots on the south side. Lots 1-18 would be twin homes and lots 19-30 would be single-family homes. Utilization of a R2 Zoning District allowed the plat to meet all the setback requirements with requesting a variance. Utsch requested Jovanovich comment on the outstanding development items. Jovanovich stated that it is his understanding that Northland Drive will not be adequate access for Northland Heights and that at some point 15th Avenue will be required. The Commission needs to determine if public safety is compromised if 15th Avenue is not included in the plat. Jovanovich questioned how the City will be able to ensure a proper roadway and why there is an issue with obtaining the easement for the right-of-way. Carlson replied that they have not been able to come to terms with the property owner to secure the easement/ROW. The landowner will not sell a portion of the property, as he wants to sell the entire parcel. According to Carlson, that property would be hard to develop due to the topography and the abutting salvage yard. Carlson stated that he does not want this easement problem to delay the project as the road is not necessary for the first phase. Rassier stated it is his opinion that the whole project should be put on hold until the easement has been obtained. Tom Herzog, 30909 County Road 133, approached the Commissioners to question whose property the easement will affect. He stated that the map that was provided confused him. The Commissioners informed Herzog that it is Koenig's property that will be affected. Adam Meemken, 609 Iris Lane, spoke in opposition to the new development. He stated that he bought the house with the understanding that the road would have a cul-de-sac rather than be a through street. He does not want the additional traffic in the neighborhood. Weyrens stated that Iris Lane was never shown to have a cul-de-sac, rather the street just ended until the next development was ready. The Public Hearing was closed at 7:35 PM. Deutz stated that this development would have two accesses, County Road 2 and Northland Drive. He also questioned the possibility of connecting the need for the additional road with the number of lots. Utsch questioned the different phases for the development. Carlson stated that the 1 st phase would extend from Iris to Jasmine including the loop; phase 2 will extend from Iris Lane to Hawthorne Loop. According to Weyrens, 15th Avenue is crucial to the transportation network in the City. As a result, Weyrens stated that the Planning Commission could request the City assist the developer with the required ROW. Utsch questioned whether or not the easement would be needed before phase 1. Deutz stated that it would definitely be needed before the final phases can be approved. Draft May 16, 2005 Page 3 of 3 Jovanovich recommended that the Council ask the developer to define phase one and then approve the Preliminary Plat for the whole area. According to Carlson, the first phase will consist of 84 lots. Loso stated that in 1992, the same type of issue arose and at that time the City helped to secure the easement from Brandenburger. Loso stated it is his opinion that the easement must be secured before he plat is approved. Deutz stated that although they want to secure the easement before the first phase is started, there is no need since 15th Avenue will not be constructed during that time frame. Rassier questioned what would happen if the developer was ready for the next phase and the easement is not yet secured. Deutz stated that the developer should be given a time frame as to when they need to have the easement secured. Oeutz made a motion requesting the City Council assist the developer in securing the needed ROW for 15th Avenue to allow for the construction of the road along with Public Utilities. The motion was seconded by Kalinowski and passed unanimously. Kalinowski made a motion to table the discussion on Northland Heights until June 6 to allow the City Attorney to gather and provide additional information. The motion was seconded by Graeve and passed unanimously. Graceview Estates - PUD Amendment: Linda Brown, Surveying & Engineering, was present to represent the Developer Rick Heid and Bob Herges. Brown stated that the PUD Amendment and Preliminary Plat have been revised with the following changes: o The Roadway will be 24' wide o Cul-de-sac radius will be 50' o Additional parking has been added throughout the development. Utsch reviewed the information discussed earlier in the meeting and discussed in detail the width of Dale Street. It was the consensus of the Planning Commission that the intersection of Dale Street must match the existing intersection. It was further agreed that Dale Street could taper to 24 feet as it reaches the parking lot within the development. Lesnick also questioned whether or not the trail system is illustrated on the map. Brown stated that they are shown, but there are no connections on the map. The Commissioners requested that the next map illustrate the connections. Oeutz made a motion to recommend the Council approve the PUO Amendment and Preliminary Plat entitled Graceview 3 contingent upon the following: ~ Oale Street must be 36' at the right-of-way line and tapering to 24' with a 3' easement on each side. As a result the road would be made 42' wide tapering to 30' at the parking stalls. ~ The revised plan should also show the paved trail with connections. The motion was seconded by Loso and passed unanimously. Adjourn: Lesnick made a motion to adjourn; seconded by Loso and passed unanimously. Judy Weyrens Administrator Draft June 6,2005 Page 1 of 7 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, June 6,2005 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners: Sister Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Bob Loso, Mike Deutz, AI Rassier. City Administrator Judy Weyrens. Others Present: Jim Fredricks, Rick & Audrey Schroeder, Erik Koenig, Jerry Hettwer, Danny Kron, Michael Gohman, Mark Bartels Approve AQenda: Lesnick made a motion to approve the agenda; seconded by Kalinowski passed unanimously. Public HearinQ - Preliminarv Plat. Walz's Hilltop Acres Plat 2: Chair Utsch called the hearing to order and stated the purpose of the hearing is to consider the Preliminary Plat entitled Walz's Hilltop Acres Plat 2. The plat is located at the northwest intersection of Hill Street and 3rd Avenue SW. The plat is being requested to subdivide the existing parcel into two single- family lots. The proposed plat has been submitted by Rick Schroeder, 801 3rd Avenue SE, St. Joseph, MN 56374. Their being no one present to speak the Public Hearing was closed. Weyrens stated that when the Council discussed the Hill Street Utility Improvements, Rick Schroeder discussed the possible lot split of his property to allow for a second home to be built. Since Schroeder has enough property to create two conforming lots, the improvement project was designed to accommodate a second home. Under the Ordinance, property can be split once without platting, but only if the property is platted to begin with. Since the property was not platted, he is required to complete the platting process. Loso made a motion to recommend the Council approve the Preliminary Plat entitled Walz's Hilltop Acres Plat 2 with the following changes. The motion was seconded by Oeutz and passed unanimously. The plat should be changed to illustrate: o Front easement - 15' o Note that Hill Street was formerly known as Hilltop Lane and 295th. o Public Road is 3rd Avenue o Side easement - 15' to match existing plat. Oeutz made a motion to approve the Final Plat with the changes discussed. The motion was seconded by Kalinowski and passed unanimously. Rassier stepped down at 7:05. Public HearinQ - ColleQe of St. Benedict. Six Foot Variance Request: Chair Utsch called the hearing to order and stated the purpose of the hearing is to consider a six foot variance request. The variance is being requested to allow a driveway in a single-family zoning district to exceed 24 feet. The property requesting the variance is legally described as Lot 001 Block 001 College Addition. St. Joseph Ordinance 52.12 Subd. 4 (i) states: Residential lots shall have no more than a single curb cut providing access to the lot. The curb cut shall not be more than 24 feet in width. Previously, the College of St. Benedict re-platted a four-acre parcel to allow for the construction of the President's Residence. Before construction began, the College was required to rezone the newly platted parcel and secure a special use permit to allow for the residence. Draft June 6, 2005 Page 2 of 7 Jim Fredricks spoke on behalf of the College of St. Benedict. Fredricks stated that due to the type of residence and volume of visitors a wider driveway approach is needed. The current Ordinance does not allow for two-way traffic. Their being no one present to speak, the Public Hearing was closed. Deutz questioned if the Planning Commission granted a variance in Northland Addition. Weyrens clarified that the variance request in Northland was denied, however, at one time the Ordinance regulating curb cuts did not specify if the wings were included. Therefore, until the Ordinance was amended some driveways exceeded the 24 feet inclusive of the wings. Deutz also clarified that the driveway to CR 121 is only temporary and when Field Street is constructed the driveway must be removed. Therefore the request before the Commission at this time is only temporary. The Commissioners discussed the zoning of the property. Utsch stated that the property being discussed at this time was zoned residential single-family and should be treated the same as other single-family homes. Lesnick stated that she feels an exception should be made since the request is only temporary. Kalinowski stated that this residence is not like other single-family homes, it does not have the same focus. Therefore Kalinowski stated that extraordinary circumstances do exist. Deutz stated that it should not have been zoned R1 if they could not comply with the Ordinance. He stated that to allow for the additional curb, the property should be rezoned. Lesnick also stated that this is not a normal residence. Weyrens advised the Commissioners that if they choose to rezone the property, they would need a Public Hearing. The Commission spend consider time discussing need for a requirement to manage curb cuts and if the Ordinance should be amended. Loso stated that the City should look at changing the ordinance to allow for wider driveways. Utsch stated that three car garages necessitate the need for larger driveways. However, it is not uncommon to taper driveways to 24 feet at the curb and widening them as it approaches the garage. Oeutz made a motion to table action on this request until the next meeting when additional can be made available to the Planning Commission on the need for regulating curb cuts and if the Ordinance should be amended allowing a 24' curb base and 3' on each side (Total curb cut requirement 27'). The motion was seconded by Graeve and passed unanimously. Mike Gohman, consideration of lot split: Mike Gohman approached the Commissioners to discuss the potential lot split of his grandmothers' property at 201 E Minnesota Street. Gohman stated he would like to divide the property into three lots, building one new home and converting an existing shed to a patio home. Gohman stated that he has three platted lots and he should be allowed to build on each lot. Weyrens stated that the Ordinance does make an exception for property platted prior to the codification of the Ordinances. However, the provision does not allow for the reconfiguration of previously platted property. In order to utilize the grandfather provision, the lot has to be built on as it was platted. While the ordinance does allow for building on the lots, it does not waive any other requirements such as setbacks or maximum lot coverage. Gohman stated that in his opinion he is not increasing the density of the neighborhood as many of the abutting lots are small. Weyrens questioned whether or not this would fit the density of the area. In addition to density. the proposed development would require numerous variances on setback requirements. Gohman stated that the current home encroaches on the next lot by 10' due to the four-season porch that is on the back of the house. Rassier stated that there are only three other lots similar to this in the City that could be subdivided. Utsch stated that the Planning Commissioners need to keep in mind that they have turned down similar requests based on Ordinance compliance. Draft June 6, 2005 Page 3 of 7 Graeve suggested that the City consider developing a different set of standards for homes located in the original part of town, 1st Avenue to 3rd Avenue. Graeve stated it is his understanding that stated the lots in the aforementioned district are small and do not comply with the current zoning regulations. If that is in fact the case, then the City should look at revising the Ordinance. During continued discussion amongst the commissioners, Lesnick stated that she would rather see a house on the property than a shed. The conversion of the shed will improve the neighborhood and add affordable housing. Loso reminded the Commissioners that they need to follow the Ordinances that are currently in place. Rassier stated it is his opinion that the proposal before the Commission makes sense and it should move forward. Kalinowski stated that when she reviews the requirements for granting a variance she couldn't find a condition that would justify Ordinance relief. Gohman questioned why Northland was allowed to develop with smaller lots and reduced setbacks. Deutz stated that the Developer was allowed smaller lots in accordance with the affordable housing initiative and they met all the remaining Ordinance requirements. Weyrens advised Gohman that the property owner can make application for the requirement variances and move forward with submitting a preliminary plat. Northland HeiQhts. Preliminary Plat: Previously, the Planning Commission conducted a public hearing for the Preliminary Plat entitled Northland Heights. At that hearing the Planning Commission tabled action on the plat and requested that the Council consider assisting the developer with ROW acquisition for 15th Avenue. Rassier reported that the City Council has authorized the use of eminent domain for ROW acquisition and will work with the property owners to try and reach an equitable solution. Weyrens clarified that the Developer has agreed to pay all the costs associated with ROW acquisition. Ted Schmid, Chief Manager of Lumber One, approached the Commission requesting approval of the preliminary plat. Schmid stated that he has made numerous attempts at securing the ROWand he needs to move forward so that he can begin building in 2005. Schmid clarified that phase one of Northland Heights will consist of the following 88 lots: Lot 1-6 Block 1 Lot 1-28 Block 2 Lot 1-30 Block 3 Lot 1-16 Block 4 Lot 1-3 Block 5 Lot 1-5 Block 6 It is intended that phase one will be completed by 2008. Utsch clarified that the connection with County Road 133 must be complete on or before the construction of phase 2. Oeutz made a motion to recommend the City Council approve the Preliminary Plat entitled Northland Heights contingent upon the following: (1) The City obtains the necessary right of way to allow access from the platted property to County Road 133 at the Developer's expense. (2) The Developer shall construct or pay the costs of construction of the road and the underground utilities to County Road 133. (3) The Developer may proceed with final platting of Phase 1 of the development if it enters into a written agreement satisfactory to the City which shall assure the Developer's performance of conditions 1 and 2. Phase 1 consists of Block 1, Lots 1-6, Block 2, Lots 1-28, Block 3, Lots 1-30, Block 4, Lots 1-16, Block 5, Lots 1-3 and Block 6, Lots 1-5. Draft June 6, 2005 Page 4 of 7 (4) The Developer may not proceed with final platting of Phase 2 of the development consisting of Block 2, Lots 29-36, Block 5, Lots 4-16, Bock 6, Lots 6-27, Block 7, Lots 1-9, Block 8, Lots 1-13, and Block 9, Lots 1-5, until such time as conditions 1 and 2 are met. (5) If the Developer does not proceed with Phase 2 by January 1, 2008, then the Developer shall complete the construction of the road and underground utilities by September, 30, 2008." The motion was seconded by Loso and passed unanimously. MidniQht Haulers - Development Plan Request: Jerry Hettwer of Hettwer Reality Services approached the Commission on behalf of Midnight Haulers. Hettwer stated that Midnight Haulers is proposing to construct a 21,000 sq. ft. warehouse addition to their existing warehouse building. Hettwer stated that the property owner Don Harvey along with tenat Dave Potter are available the Commission has any questions for them. Hettwer clarified that Midnight Haulers has occupied the former Vic West Steel site and is located on the corner of 19th Avenue NE and CR 133. Currently, the warehouse is 43,064 sq. ft. with an additional 4,1045 square feet in office space. The proposed addition will create a facility with 68,895 sq. ft. The warehouse sits on 6.39 acres of land and sewer and water have recently been installed. Weyrens stated that the Development Plan has many outstanding issues and if the Planning Commission desires they can review each of the comments at this meeting or table action until a revised site plan can be submitted. The Commission agreed to review the items at this meeting and started with the comments of the Building Official. Building official comments: 1. A six-foot high chain link fence is shown around the perimeter of the truck parking area and circulation route along the east side of the building. The fence appears to be placed on the right of way line along Co. RD 133. Verify County setback requirements for fence along right of way. Hettwer stated that fence has been placed according to City Ordinance. Weyrens responded that since the abutting road is a County Road, the Council setbacks will apply. 2. Off Street Parking Requirements: 1 space/ 500 sq. ft. floor area 8 spaces plus 1 space for each 2 employees on each shift - submit total planned employee count. Due to the size of the building, they are required to have 27 parking spaces; however, they have proposed 36 spaces. 3. Loading berths are required based upon the following tabular schedule of gross floor area of warehouse. While there appears to be loading berths provided, there are no specific details. The total number required has been estimated and is subject to change when more detail is provided. 5,000-16,000 sJ. - One berth; 16,000-40,000 sJ. - Two berths; 40,000-70,000 sJ. - Three berths 70,000-1,000,000 sJ. - Four berths; Berths must be at least 50' x 10'; Three Compliant loading berths must be provided. Code requires that they have three docks, however with the two additional above ground docks that they are building, they will have six total. 4. Parking standards, SAC and WAC, etc are based upon gross S.F. of building. Please verify and submit accuratebuilding dimensions. For Review. Hettwer clarified the square footage as follows: Previous Office 4,045 sq ft Ware House 43,064 sq ft New 4,045 sq ft 64,851 sq ft 5. A lock box is required to be installed on new building prior to issuance of the certificate of occupancy. Hettwer stated that they are okay with installing a lock box. Draft June 6, 2005 Page 5 of 7 6. The side yard setback adjacent to roadway shall be landscaped in accordance with protective covenants and such reasonable requirements as established by the Planning Commission. 52.33 subd 6 (c). Provide landscaping details for setback along County Road 133. Hettwerand Potter stated that they intend to put 1 tree every 35' along 19th Avenue except where the sign will be placed. The same landscaping will be installed along County Road 133. Utsch stated that they should consider placing shrubbery around the sign and along the parking lot rather than trees. The Planning Commissioners suggested that they ask Scenic Specialties to help with the landscape design. 7. The parking lot in the SW corner encroaches into required front yard set back. Such encroachment is not permitted. 52.33 subd. 6(b). Redesign parking to comply with required 30' setback from property line. Hettwer stated that they will work with the required 30' setback. He stated that it will be tight, but all 36 parking spaces should fit. The area will be reconfigured with new illustrations. 8. The parking lot on the north end of the building encroaches into the required 25' side yard setback. Modify parking to comply with setback requirements. Hettwer stated that the parking lot will be moved 15'. 9. Dry wells are considered as Class V injection wells by MPCA. Class V injection wells are prohibited. The dry well shown on the south side of the building must be eliminated. Hettwer advised the Council that the dry wells will be closed up and they will put dumpsters there instead. 10. Provide details of proposed sign for compliance review. Potter stated that they don't have a drawing of the sign right now, but it will be compliant with the Ordinance for signs. He plans to have a wolf and the lettering for the sign made out of aluminum. They will also have some landscaping around the sign. 11. Provide details of how lawn areas shown on east side of the building are sustainable. They will remove the lawn areas. 12. Existing unpermitted above ground fuel storage tank must be brought into compliance with building and fire codes for spill containment and setbacks from the building. Hettwer stated that the fuel storage tank will be removed from the site. 13. All parking and circulation isles, including existing surfaces must be equipped with B6-12 curb and gutter. According to Hettwer, they will work with Engineering and comply. Engineering comments: 1. Class 2 parking area (for semi truck/trailer) in NE corner of site may require a variance from bituminous surface requirement and curb and gutter requirement of Ordinance 52.10 Off Street Parking, Subd. 5 Parking Lot Standards (parking lot standards for industrial uses may be subject to variance or modification by the conditional use permit for the specific industrial use). Hettwer stated that they were thinking of putting in class 2 because of the trucks. The Planning Commission requested that curb and gutter be placed along the edges by the parking area to control weeds. 2. Provide curb and gutter around proposed bituminous parking lot in SW corner of site. Provide curb and gutter at driveway entrances. Maximum entrance width to be 36 feet per City Engineering standards. According to Hettwer, they do no intend to use this entrance; however they do want to keep it for future use. They will change the entrance to be 36' wide rather than 50' as it is currently. 3. Provide site plan showing drainage patterns and elevations for parking lot, access road, etc. Show how surface water will be collected and routed to ponding area or storm sewer system. Ordinance 52.18 indicates the drainage plan should include surface water runoff flow direction (arrows showing drainage patterns and run-off rate) and show how water will be conveyed rom the site and how surface water will be conveyed to storm sewer or ponding areas. The proposed size, alignment and intended use of any structures to be erected on the site shall be included in the site plan. Draft June 6, 2005 Page 6 of 7 4. Runoff discharge may not exceed the capacity of the downstream storm sewer system. Parking lots and lawn areas may be used for temporary storage during the 1 OO-year storm event. There must be a 2-foot elevation difference between the high water level and the lowest structure opening. The site plan will need to show the drainage arrows. 5. Note number 8 on the site plan indicates the SWCD shall be contacted once facilities are installed and before site grading. The SWCD does not have jurisdiction for this site. 6. If lawn area indicated on the site plan is to be newly seeded lawn, the site fence shall also be installed behind the curb along the newly seeded lawn area. They will extend the silt fence to the south. 7. Correct existing drainage problems at the north entrance. (Le. ponding is occurring at the existing north entrance). This was already discussed. 8. Describe/show how surface water runoff from north class 2 parking area will be managed to minimize erosion potential from the parking area into the ponding area to the west. Collect runoff from parking lot area in culvert or catch basin before routing to pond (Le. do not sheet flow parking area into pond). Ekola advised Hettwer that they should construct a swayle down the east/west center of the parking lot with a catch basin area. 9. Topsoil stockpile noted on the site plan to be temporary (during construction) only? Hettwer stated that it would only be temporary. 10. The proposed bituminous parking area encroaches into the drainage and utility easement. Parking lots are not a permitted use/structure in easement areas. Ekola stated that the City recently authorized the East/West Corridor. As a result, there may be a shift of County Road 133. If the new road would encroach upon their property, they would be compensated. Graeve questioned the origination of the name of the company. Potter stated that they are available to serve their customers at all hours of the day. Lesnick made a motion to recommend the City Council authorize the Mayor and Administrator to execute a Oevelopment Agreement between the City of St. Joseph and Midnight Haulers for the construction of a 21,000 square foot building addition. Approval is contingent upon re-submittal of a revised site plan. The motion was seconded by Oeutz and passed unanimously. Deutz stepped down. St. Joseph Industrial Park East: Weyrens presented the Planning Commission with a plat entitled St. Joseph Industrial Park Plat 3, which is located in St. Joseph Township. In 2004 the City and Township modified the process for reviewing plats in the Orderly Annexation Area. It was agreed that the City and Township Engineer would review plans jointly and the comments would be forwarded to the Planning Commission for consideration. City Engineer Ekola stated that she has reviewed the plat and submitted her comments for review. The only outstanding issue is the location of easements. Concern has been expressed regarding release of easements when a property owner purchases two lots. Townships do not have the authority that Municipalities do with regard to releasing easements. If an easement is released in the Township it must be completed through district court and is costly. The City is proposing that instead of recording individual sideyard easements, a provision be included in the site permit that requires execution of the necessary sideyard easements. This would prevent un-necessary easements. Draft June 6, 2005 Page 7 of 7 Kalinowski made a motion to accept the comments of the City Engineer and recommend the Stearns County Platting committee adopt the recommendations and approve the plat entitled St. Joseph Industrial Pak East 3. The motion was seconded by Rassier and passed unanimously. Ordinance Amendments: Rassier stated that the Commissioners should get together as soon as possible to discuss the possible Ordinance amendments. Weyrens stated that the meeting scheduled for July 4 must be rescheduled and the Ordinance Amendments can be added to that agenda. If the agenda becomes to full, a second meeting can be scheduled at that time. The Commission agreed to meet on July 5, 2005. General Business District: Deutz stated that the City needs to find a way to convert homes into businesses in areas where it was rezoned from Single Family to Business. Deutz stated that homes are sitting empty, as property owners cannot sell their home as they are too small for commercial use and some mortgage companies will not finance non-conforming uses. Weyrens reported that the EDA has formed a sub committee for the Downtown revitalization. This committee will address concerns and forward them to the Planning Commission and City Council. Weyrens recommended the Planning Commission wait to look at Ordinance Amendments until the committee has finished. Feed Mill: Weyrens updated the Commissioners on the feed mill project. She stated that a developer is in the process of purchasing the feedmill for conversion to a mix of commercial and housing. However, before he can design the building he must make sure the building is structurally sound. To do this, the grain bins must be removed. At this time a building permit has not been issued as a development plan has not been submitted and approved by the Planning Commission. Lesnick made a motion to adjourn; seconded by Loso and passed unanimously. Judy Weyrens Administrator Attachment: Yes or No REQUEST FOR PLANNING COMMISSION ACTION 2004 Interim Use Permit Review DATE: August 8, 2005 AGENDA ITEM Review of2004 Interim Use Permits PREVIOUS ACTION When the Planning Commission issued Interim Use Pennits for Owner Occupied Rental Units, a contingency was included that required annual review of the Pennit. As part of the review, the Police Department was asked to provide any Police Reports concerning the subject properties. We do not have any police reports for this license period. RECOMMENDED PLANNING COMMISSION ACTION Continue the Interim Use Pennits for Kalkman, Bader, Odegard, and Shields. Discontinue the Interim Use Pennit for Brandon Kappes COMMENTS/RECOMMENDATIONS Brandon Kappes has indicated that he is no longer operating a rental unit. Therefore we would like the Planning Commission to aclmowledge the suspension of the Interim Use Pennit for the property. Administrdtor Judy Weyrens MdYor Richdrd Cörlbom Councilors AI Rdssier Ross Rieke Renee Symdnietz Ddle Wick CITY OF ST. JOSEPH www.cityofstjoseph.com MEETING NOTICE Annual Review of Interim Use Permits Please be advised that the Planning Commission for the City of St. Joseph will be reviewing the following Interim Use Permits on Monday, August 8, 2005 at 7:00 PM in the St. Joseph City Hall, 25 College Avenue North. Year Interim Use Property Address Property Owner Issued Owner Occupied Rental 209 East MN Street Kathryn Kalkman 2003 Owner Occupied Rental 101- 5th Avenue NW Mike Bader 2003 Owner Occupied Rental 32 - 1st Avenue SE Brandon Kappes 2003 Owner Occupied Rental 763 College Ave S Jim Odegard 2004 Owner Occupied Rental 321 Cypress Drive Brian Shields 2004 Persons wishing to comment on the affect of the Interim Use Permits during the past 12 months will have the opportunity to do so with oral comments limited to 5 minutes. Written comments may be submitted to the City Administrator, PO Box 668, St. Joseph MN 56374. Judy Weyrens Administrator ***Please notice date change*** 2)" College Avenue North, PO Box 6b8 . Sdint. Joseph. Minnesotd )"6j74 Phone j20.j6j.]201 FdX j20.j6j.Oj42. I Attachment: Yes or No REQUEST FOR PLANNING COMMISSION ACTION Development Plan - Bliss Marketing DATE: August 8, 2005 AGENDA ITEM Development Plan Approval- Bliss Marketing PREVIOUS ACTION None. RECOMMENDED PLANNING COMMISSION ACTION Accept the Plan as Complete and recommend the City Council authorize the Mayor and Administrator to execute a Development Agreement between the City of St. Joseph and Secured Earnings and Warranty LLC to construct a 17,034 square foot production facility. COMMENTS/RECOMMENDATIONS Joe Leach of Bliss Media Inc has submitted a site plan for the construction of a 17,034 square foot production facility. The plans have been forwarded to the staff for review. The EDA has reviewed the site plan for covenant compliance and based on the revised plans included in this packet, the EDA is recommending approval. The City Engineer has accepted the plans with the understanding that the pond and driveway apron must meet City Standards and detail has been provided as to the expectations. The Building Inspector comments include discussion of the sign. Since detail has not been provided for the sign, the sign is not part of the permit and will require a separate permit. Any signage will meet the requirements of the Ordinance. APPLICATION FOR PLANNING CONSIDERATION CITY OF ST. JOSEPH 25 College Avenue NW P. O. Box 668 S1. Joseph, MN 56374 (320)363-7201 or Fax (320)363-0342 Jl Fee $ D6(J. ()() Paid I oOC; ·00 Receipt # Date STATE OF MINNESOTA) )ss COUNTY OF STEARNS) NAME: ~CtÆNd ADDRESS: !oQCf/ ~~VI\\V\jS r WC<'{VClYd0 LL-C PHONE: /Vorl/;¡ 'hc{f>j.( Lvi 4lJ0V1 3 (d' Ðos· ) 3s'i f'Ì'\I'J 6Ü '3 ) 0 ¡: / Of:, UWe, the IDldersigned, hereby make the following application 10 the City ColDlcil and Planning Commission of the City of St. Joseph, Steams County. Minnesota. (Applicants have the responsibility of checking all applicable ordinance-s pertaining 10 their application and complying with all ordinance re<¡Uirernents ): 1. Application is hereby made for: (Applicant must checkany/aIl appropriate items) Rezoning Zoning Ordinance Amendment "Á. Surface Water Management Plan (Grading Pennit) PUD Building Moving- Owner's Pennit ~ Development Plan Approval Home Occupation Unit Building Mover's Pennit Other, please specifY: 2. Legal description ofland to be affected by application, including acreage or square footage ofland involved, and street address, if any (attach additional sheet if necessary): 'ó Û-. . H l.v j.. ,,;LbCÍ{ .:.JI.{'4-kX' )<:aJ¡JA,<S ~ I ~\rl1 . 3. Present zoning of the above described property is: 4. Name and address of the present owner of the above described land: -SeC?! L<.{ ~ eCt ¡f Þ1 / f15J"' to qt¡ I NCtr f~1 r ! d 'J4 LM A/vV\ MIJ r.Ü'l,(r) I f 0X< Vi'tlvl n¡ u...C I ) 5. Persons, finns, corporations or other than applicant 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: B115~ M-<c.lít<. .10(,- vo,S:.r f /.-1. /}. (~ÇtC~ 6. Attached to this applicalion and made a part thereof are other material submission data requirements, as indicated. Applicant Signature: Date: Owner Sigoature: Date: FOR OFFICE USE ONLY DATE APPLICATION SUBMlTTED: DATE APPLICATION COMPLETE: Planning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action Date Applicant/Property Owner notified of Planning Commission Action: City Council Action: _ Approved _ Disapproved Date of Action Date Applicant/Property Owner notified of City Council Action: Project narrative Loti Block 1 Buettner Business Park The proposed intended use of Lot 1 Block 1 of the Buettner Business Park is to build a 17,034 square foot production facility for use by Bliss Media, Inc a direct marketing and mailing company whose current address is 1200 23rd Ave S Waite Park, MN 56387. The building will be approximately 25% office and 75% production facility. 3 acres of the lot will be reserved for possible future use by Bliss Media, or to be subdivided for the purposes of sale, or possible other business use by the owner. See proposed future subdivision line on site plan. Intended business use by Bliss Media, Inc will include processing data, high speed laser and ink jet addressing, and various other cutting, folding and mechanical inserting of paper products. The project will be managed by R.A. Morton and is currently scheduled to begin construction in mid September or early October. A March 1st completion date has been set as the goal. We appreciate the City of St Joseph's assistance in the project. Inspectron Inc. Memo To: St. Joseph Planning Commission Judy Weyrens, City Administrator From: Ron Wasmund, Building Official Date: 8/5/2005 Re: Bliss Direct Marketing Site Plan Review Backaround Bliss Direct Marketing is proposing to construct an office/ manufacturing building on Lot 1, Block 1 of Buettner Business Park. The building will consist of 12,586 square feet of production and storage and 4,448 square feet of office space. The building will be steel post frame construction. A continuous foundation is required but no foundation details have been provided. A loading dock with overhead doors will be located on the west side of the building. The exterior finish materials will be steel panels with decorative block wainscoting material on the east side facing 15th Avenue. A landscape plan has been provided. A paved parking lot is proposed in front of the building for the required parking spaces and the circulation area for the loading dock. A storm water retention pond is shown in the southwest corner of the site. Findinas I find the plan substantially compliant with the specifics as follows: The lot meets the minimum area and frontage requirements of the ordinance. The plan shows a future lot split. The proposed building and site plan would be compliant with the current ordinance after the lot split All required setbacks are met or exceeded with the proposed placement of the building on the lot. Site coverage is less than 50% of the lot area. The building height of 18 feet is compliant with the ordinance. The side of the building facing a public street must have a minimum of 25% of the exterior building materials as face brick, natural stone or cultured rock, glass, vinyl, stucco, aluminum lap siding, cut block or concrete block with decorative texture applied. The architect has shown a compliant wainscoting of decorative block on the east side of the building. The west and north sides of the building face county Road 133. These sides are showing no decorative wainscot. . Page 1 Ordinance requires off street parking for a manufacturing/warehouse storage building be provided at a rate of eight plus one for every two employees per shift or minimally one space for every 500 square feet. Office space is required to provide one space for every 250 square feet of floor area. Based on these ratios, 25 spaces are required for the manufacturing/warehouse and 18 spaces are required for the offices. Forty-three spaces are required, 43 spaces are being provided. The parking lot is shown with bituminous surfacing with B612 curb around the perimeter. The dumpster is shown on the south side of the building. Screening as required by ordinance is shown for the dumpster and exterior HVAC equipment. A lock box is required on the exterior of the building for fire department access prior to occupancy. All signs must comply with Ordinance Section 52.33 Subd. 11 and Ordinance Section 52.11. No sign details have been provided Lighting standards and hood detail are required to be provided as part of the Development Plan. No lighting details have been provided Recommendations: I recommend approval of the project contingent upon the owner providing the following: 1. Foundation details. 2. Install decorative wainscoting material west and north sides of the building. 3. Provide a lock box before the Certificate of Occupancy is issued. 4. Provide sign details. 5. Provide lighting details 6. Provide complete building, plumbing, heating and civil plans for review and approval for building permit issuance. 7. Provide a complete statement concerning the specific nature of the use of the property in compliance with Ordinance Section 52.33 Subd, 9 (d) 8. Provide the requested documents to the City Engineer. . Page 2 ~ SEH MEMORANDUM TO: Judy Weyrens, St. Joseph City Adminstrator Ron Wasmund, Inspectron, Inc. FROM: Tracy L. Ekola, PE City Engineer DATE: July 27, 2005 RE: St. Joseph, Minnesota Bliss Direct Media Site Plan Review SEH No. A-STJOE 0601 D66 Engineering review comments on the Bliss Direct Media Site Plan are as follows. 1. Pond shall meet adopted city standards (attached). Provide riprap at outlet to pond (FES-l). Provide erosion control blanket on pond slopes. NPDES Storm Water Permit is required for construction sites greater than 1 acre. 2. See attached detail for driveway apron. 3. Contact City of St. Joseph Public Works prior to connection to water or sewer. Jmw c: Micheal Murphy, Larson Engineering Dick Taufen, City of St. Joseph x:lslstjoelconunon\m-bJiss 072705.doc Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.Q, Box 1717, St. 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 GRANULAR SOILS MINIMUM EXPANSIVE SOILS MINIMUM <:: ~ 9 ~ ~ Q q; :5l ~ ~ ~ ~ ~ ~ ~ 6" CONCRETE PAVEMENT 6" CONCRETE PAVEMENT 4" AGGREGATE BASE CL. 5 - 'Q" w L CURB &. GUTTER SAWCUT AND MATCH CONTRACTION JOINTS EXPANS ION JOINTS (TYP. ) PANELS OF UNIFORM SIZE, NOT TO EXCEED 10' X 10'. USE AfR ENTRAfNEO CONCRETE (MNDOT MIX 3A321 W£TH LIGHT BROOMED FINISH GUTTER LINE PLAN 3' W 3' Il'1 TOP CURB ELEVATION NOTES: 1. RESlDENTlAL DRIVEWAY - WIDTH "w" TO BE 10' MINIMUM. 18' MAXIMUM. 2. COMMERCIAL DRIVËWAY - WIDTH "W" TO BE 12' MINIMUM. 36' MAXIMUM. 3. WHERE CURB AND GUTTER IS ALREADY IN PLACE. REMOVE BETWEEN TWO EXISTING JOINTS. RESAW THOSE JOINTS IF NECESSARY TO INSURE A CLEAN BREAK. EXCAVATE BEHIND CURB SO THAT CURB AND GUTTER CAN BE PULLED AWAY HORIZONTALLY WITHOUT DAMAGE TO STREET PAVEMENT (JIGGLE CURB AND GUTTER SECTION SLIGHTLY AND PUll BACK HORIZONTALLY). City of ST. JOSEPH CONCRETE DRIV·EWAY STR-04 04/17/02 Local Ponds for Commercial, Institutional, and Industrial Sites and Developments General Local ponds are constructed on the building site to control the rate, and sometimes the volume, of . storm water runoff from commercial, institutional, and industrial developments including PUD's. They are often combined with parking lots to provide extra storage for large rainfall events. Ownership Ponds are usually owned by the private entity, and are not subject to easements unless other properties are involved. Design Criteria A. Design Storm. Ponds must be designed for the lOO-year storm. The discharge or outflow rate may not exceed the capacity of the downstream storm sewer system. Parking lots and lawn areas may be used for temporary storage during the 100-year event, however, the pond must hold at least the 10-year storm event. There must be 2 feet of elevation between the high water level and the lowest structure opening. The 100-year return period is based on 5.8 inches of rain in 24 hours and a Type n storm. B. Rate Control. The rate of discharge must be controlled so that the rate after development is equal to or less than the rate before development for the lO-year and lOO-year storm events. Since the discharge is concentrated flow, provisions must be made to prevent downstream erosion. For the 2-year, or NPDES water quality event, the discharge rate must be less than 5.66 cfs per acre. C. Volume Control. Where the City determines that any increase in runoff is likely to cause damage downstream, the pond must also be designed to keep runoff volume at pre-development levels. Design Standards A. Pond Shape. To the extent possible given site constraints, ponds shall be designed so that the length is approximately 3 times the width. This can also be accomplished by creating berms or baffles in the pond to route the water to the outlet over the longest possible path. The idea is to maximize the detention time to promote settling of suspended material. B. Pond Depth. Where the pond depth exceeds 10 feet from the overflow level to the bottom of the side slope, a shelf or terrace must be provided for maintenance. The shelf must be lO feet wide and have a 1 0: 1 side slope. C. Inlet Structure. Inlets should be constructed in the lowest tier of the pond to minimize potential side slope erosion. Where possible, the inlet should be brought into the pond approximately 2 feet above the pond bottom to minimize erosion potential, but still allow for sediment buildup. This can be accomplished through a drop structure where it is necessary to reduce discharge velocity. Where the inlet must enter the pond higher to maintain pipe capacity, the slope must be protected with riprap from the pond bottom to a point 2 feet above the top of the pipe. D. Riprap. Riprap and filter fabric must be extended out from the inlet far enough to prevent erosion due to excessive discharge velocities, occurring when the storm sewer is surcharged. Riprap protection must be carried wide enough to prevent undermining. E. Overland Flow. Where significant storm water runoff is directed to the pond by sheet flow or swales, it must be collected by a culvert or catch basin before it reaches the pond slope and conveyed to the inlet pipe. F. Outlet Structure. Outlet aprons that exceed I5-inches in diameter should be equipped with trash guards. Where there is potential for petroleum products or surface debris to accumulate in the pond, a cap-skimmer type structure should be provided at the outlet. G. Overflow. An overflow or spillway must be constructed to direct excess water safely out of the pond during runoff events that exceed the capacity of the pond. The overflow crest should be at the IOO-year high water level of the pond, and should be sized to keep the backwater below the freeboard elevation. The overflow can be combined with lawn or parking lot surfaces. H. Pond Bottom. Large ponds should have a 2 percent slope on the pond bottom directed to a pit area near the outlet that is accessible for maintenance. 1. Side Slopes. Side slopes must be 4: 1 or flatter above the level of the pond outlet, and 3: 1 or flatter below the outlet elevation. 1. Clearances. Ponds must be located so that the edge of the high water is at least 20 feet from the nearest structure and at least 10 feet from the property line. K. Vegetation. Ponds may be seeded with an approved mix of native grasses and forbs, or with mowable grasses. Different mixes may be used for the top, sideslopes, and pond bottoms. L. 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'Õ Ut <+ !d: 0 ¡g ~ ~ ~ I ~ 1i g~. ~I~ ~~~I ~ I~ ~~ ~~~! ~~n nl ~ ~§ª§\¡ti>~ ) ~. .â! ~u !u ~~~ o F M6 N" zF' =«/ ~ , ~~ ~ / ) M)I ~: "'\.1 'I / . ~ ~ to (/) :=-: : ~ ~ ~·8-o 'd ......... . ...... þ"' ~ ""i ~u (1) (') ~ ~ ~I ~ ~ i I !i!¡ï ¡ I, \nil! ~ J 5 ~1~ \11 ~'.ff f t::.J FI~ «. ~i ~1g t .ff ~~~ ~~ :n ~~I m ~~~ ~~ !1~m z~~ ~~I ¡~B ~\I ~~ ~ r ~~ J §¡ \ / I / ! :10 ~ ~ , :I g-~ ~ s:a ¡~ i:; i~ ~ s rt =;~~ ~?-- ~, t~;~ rt-ç-- ~~ g~~~ ~S) .l>.~ 8~ ~ 1t !I. ~ ~ ~~i i:1 ~ij r~ ~ Administrdtor Judy Weyrens MdYor Richdrd Cörlbom Councilors AI Rdssier Ross Rieke Renee Symdnietz Ddle Wick CITY OF ST. JOSEPH www.cityofstjoseph.com July 26, 005 Mr. Tom Borresch Minnesota Home Improvement 9 - 17th Avenue SE St. Joseph MN 56374 VIA CERTIFIED MAIL RE: One Year Special Use Permit - Issued April 15, 2004 Dear Tom: Please be advised that your Special Use Permit issued April 15, 2004 has expired. The Special Use Permit allowed the selling of used trailers at 9 - 17th Avenue SE. At the time of issuance you indicated that you did not intend to comply with the Zoning Regulations as the use was only temporary. The Planning Commission recommended approval based on your intent. It was further noted that if the use was to continue beyond one year, the property must meet the requirements of the B-2 Zoning District, particularly the parking lot standards and screening requirements. Therefore, you have 30 days to bring the property into compliance with the B2 Zoning District. If the requirements are not met you must cease selling used trailers at the address stated above. For your convenience I have enclosed a copy of the pertinent Ordinances. If you have any questions after reviewing the enclosed please feel free to contact me at 320- 363-7201. Sincerely, CITY OF ST. JOSp,\ ; /,./.., /. f .j 0.',// c/ ¿/(.:/A::.7(/tÆ1~1:-ð" cc: Tom Jovanovich, City Attorney St. Joseph Planning Commission File 2..)" College Avenue North' PO Box 668 . Sdint. Joseph. Minnesotd ')6J74 Phone ,20.1Ö7; 720! FdX 120.~b1.0~42. Extract of City Council Minutes April 15, 2004 MN Home Improvement - Special Use Request Minnesota Home Improvement. Special Use Request: Tom Borresch of Minnesota Home Improvement appeared before the Council requesting issuance of a Special Use Permit. Utsch stated that the Planning Commission conducted a public hearing on April 5, 2004 to consider issuance of a Special Use Permit to allow used trailer sales at the property located at 9 - 1 yth Avenue SE. The property is zoned as B2, Highway Business. Utsch stated that the Planning Commission recommended approval with the contingency that the Special Use Permit is only valid until May 1, 2005. The sunseting of the permit was included as Borresch indicated the use was for a one-year period, and he did not wish to meet the Ordinance requirements regarding the parking area. If the use would extend beyond one year he would be required to do so. The Planning Commission also recommended approval contingent upon the property owner adhering to the Temporary Sign regulations and the Outdoor Storage provisions. Rassier stated that he is not opposed to the Special Use Request, but is concerned that the property owner is not being required to meet all the provisions such as parking lot surface. Rassier stated it is his opinion that the City should not be relieving requirements on a temporary basis and each use should be viewed as a new business with adherence to the Ordinance. Utsch made a motion to issue a Special Use Permit to Minnesota Home Improvement, 9 - 1 ¡th Avenue SE to sell used trailers with the following contingencies: 1. The Special Use Permit sunsets on May 1,2005. 2. Temporary signs will not be used for advertising the sales, unless application is made in accordance with the Ordinance, including the maximum number of days allowed. 3. The property will meet all the outdoor standards for granting a special use permit in a B2 Business Oistrict. This includes screening of areas that abut residential districts. Ayes: Hosch, Utsch, Wick, Rieke Nays: Rassier Motion carried 4:1:0 accommodate that number of vehicles which can be washed during a maximum thirty (30) minute period. 0) Convenience Store with gasoline, provided that: 1. The sale of food items is in compliance with state and county standards and subject to the approval of a Health Inspector who shall provide specific written sanitary requirements for each proposed sale location. 2. The approximate area and location devoted to non-automotive merchandise sales shall be specified in general terms in the application. 3. Motor fuel facilities are installed in accordance with state standards. Adequate space shall be provided to access gas pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations minimize conflict with circulation, access and other activities on the site. 4. Wherever fuel pumps are to be installed, pump islands shall be installed. 5. A protective canopy located over the pump island( s) may be an accessory structure on the property however adequate visibility both on and off site shall be maintained. 6. An internal site pedestrian circulation system shall be defined and appropriate provisions made to protect such areas from encroachments by parked cars or moving vehicles. p) Postal Stations q) Uses determined to be of a similar nature as those permitted under Subd. 1, upon a fmding that the uses will not be detrimental to the health, safety and welfare of the City, and that the use is consistent with the stated intent of the zone as contained in Subd. 1. Subd.5: Conditions Applicable to All Sµecial Use Permits. The following conditions are applicable to all uses under a special use permit: a) When abutting a residential use in a residential use district, the property is adequately screened and landscaped. b) Parking areas shall be screened from the view of abutting residential districts. c) Vehicular access points shall be limited, shall create minimal conflict with through traffic movements, shall comply with all appropriate Chapters of this 52.31-4 Ordinance as may be amended and shall be subject to the approval of the City Engineer. d) Provisions are made to control and reduce noise in accordance with MPCA standards. e) The entire site other than that taken up by a building, structure or plantings shall be surfaced so as to control dust subject to the approval of the City Engineer. f) The entire area shall have a drainage system subject to the approval of the City Engineer. g) The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area so as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. h) All outdoor storage shall be completely screened from view. Subd. 6: Setback Requirements. a) Lot Size. Minimum lot size is 10,000 square feet with a minimum width of 100 feet, except lots platted prior to 1950. b) Property adiacent to County State Aid Highway 75 shall have a ten (10) foot landscaped setback from the highway right-of-way line. Any structure shall have a twenty (20) foot setback from the highway right-of-way. c) Front yard setback shall be twenty (20) feet from the lot line. d) Side yard setback shall be ten (10) feet from the lot line. If the property's side yard is adjacent to County State Aid Highway 75, the setback shall conform to Subd. 5 (a) of this Section. e) Rear yard setback shall be ten (10) feet from the lot line, 35 feet if abutting a residential district. f) No part of the structure including footings, soffits, gutters or other overhangs shall encroach on easement areas. Subd. 6: Height Requirements. a) Any portion of a structure shall not exceed 3 stories or 40 feet in height. 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. 52.31-5 Subd.7: Site Coverage. No structure or combination of structures shall occupy more than 60 percent of the lot area. Subd. 8: Other ReQuirements. a) Parking Lots. All parking lots shall conform to the standards set forth in Section 52.10. All lots shall include parking controls and other landscaping techniques to improve their aesthetic quality and to direct the flow of traffic. b) Loading Docks. All loading docks shall conform to the standards set forth in Section 52.10. No loading docks or overhead doors shall directly face County State Aid Highway 75. c) Structural Components. All construction of new facilities shall consist of pre-cast or cast tip up concrete walls, concrete block (painted or decorative), post frame/steel frame with a concrete block or poured concrete complete perimeter foundation with frost footings extending a minimum of eight inches (8") above the final grade, and stick built construction. Pre-fmished architectural metal panels, with a minimum twenty (20) year manufacturer color-fast warranty, may be used as a construction material. d) Building Exteriors: The exterior building fmish of fifty (50%) percent of all four sides of the structure, exclusive of windows and doors, shall consist of materials comparable to: face brick; natural stone or cultured rock; glass; vinyl; stucco, aluminum lap siding; cut block; and, concrete block (the surface must be treated with an applied decorative texture or material). Pre-cast or cast in place concrete buildings shall provide as much adornment as is possible considering their exterior finish limitations. Any buildings undergoing renovation, repair or addition so as to require the issuance of a building permit, shall be brought into conformance with this subsection at the time the repairs, renovations or additions are completed. e) Screening. All heating, ventilation and air conditioning equipment, and refuse storage areas shall be screened and in a suitable location as determined by the Planning Commission. t) Lighting. All lighting shall be hooded and no light may directly strike County State Aid Highway 75 or areas outside of the development. g) Stops and Curbs. Concrete curb to B-612 specifications shall be used for all automobile stops and for all drive and parking areas. h) Landscaping. In addition to requirements relating to parking lots, the Development Plan shall show a unified landscaping scheme for the development. i) Signs. All proposed business signs shall be an element of the Development Plan. 52.31-6 Subd. 5: Parking Lot Standards. In all districts where off-street parking lots are permitted or required such off-street parking shall be constructed and maintained subject to the following regulations: a) These standards shall not be applicable to parking provided for single family or two family residences, public parks or other publicly owned property. Parking lot standards for industrial uses may be subject to variance or modification by the conditional use permit for the specific industrial use. In considering a request for variance or modification, the City shall consider the location of the property, size of the parking area, use of the parking area, adjacent property uses and the impact on the general well being of the community. Alternative surfaces which may be permitted in an industrial area are limited to Class 2 crushed granite which conforms to the requirements ofMN/DOT specification 3138 with visual evidence of further consolidation. b) Parking lots existing on or before January 1, 1996, do not have to be brought into compliance with these standards until such time as any of the following events occur. (a) a new structure is constructed on the property served by the parking lot; (b) an addition is constructed to any existing structure located on the property served by the parking lot; (c) A change in use of the property served by the parking lot occurs which results in a remodeling of the structure requiring the issuance of a building permit. c) Adequate ingress and egress shall be provided. d) Such parking lots shall be constructed and maintained in a useable condition, with a hard surface consisting of concrete, bituminous, pavement or paver stone designed to drain and dispose of surface water. Recycled bituminous or concrete shall be prohibited except as permitted in an industrial area by special use permit or variance. e) Whenever such parking lot boundary adjoins property zoned for residential use, a setback of fifteen (15) feet from said lot line shall be required, and maintained. f) Necessary curbs or other protection against damages to adjoining properties, streets and sidewalks shall be provided and maintained. g) Plans for the construction of any such parking lot must be approved by the Planning Commission before construction is started. No such land shall be used for parking until approved by the Planning Commission. h) No sign shall be so located as to restrict the sight, orderly operation and traffic movement within any parking area. Only signs necessary for the orderly operation of traffic movement or parking regulation shall be permitted in any parking area (e.g. visitor parking, deliveries, handicap parking). Such signs shall not be considered part of the permitted advertising space and shall be subject to signage regulations. i) All parking lots shall be screened and landscaped from abutting residential uses or districts by a wall, fence or densely-planted compact hedge or tree cover not less than four (4) feet nor more than eight (8) feet in height. j) Except in the case of single-family, two-family, and townhouse developments, parking areas shall be designed so that circulation between parking aisles or driveways occurs within the designated parking lot and does not depend upon a public street or alley and such design does not require backing onto the public street. k) Except in the cases of single-family, two-family and townhouse developments, parking lot dimensions are set forth in the table below. Circulation patterns shall allow adequate room for emergency vehicles. Angle and Standard Depth Depth to Aisle Wa11/wall Interlock traffic flow stall width to wall interlock width module Module 90 deg 2-way 9' 17,5' 17.5' 26' 61' 61.0 60 deg 2-way 9' 18.0' 16.5' 26' 62' 59.0 75 deg I-way 9' 18.5' 17.5' 22' 59' 57.0 60 deg I-way 9' 18.0' 16.5' 18' 54' 51.0 Special designs will be considered for unique situations, and are subject to approval of the City Engineer. Handicap stalls shall be provided in accordance with current ADA requirements. Where bumpers overhang sidewalks, allow 2.5 feet of clearance for the overhang before considering useable sidewalk width. 1) Drainage and Surfacing. Driveways shall not exceed a grade of six (6) percent and all parking lots except those for less than four (4) vehicles shall be graded according to a drainage plan which has been approved by the City Engineer. Catch basins, sumps and underground stonn sewers may be required. m) Striping. All lots for five (5) or more vehicles shall have the organization of spaces painted on the surface according to the plan approved by the City. n) Circulation. Lots shall be so designed that internal circulation shall be available without utilizing the public street. 0) Maintenance. It shall be the responsibility of the lessee andlor owner of the principal use, uses or building to maintain in a neat and adequate manner, the parking area, striping, landscaping and screening. p) Lighting. All lighting used to illuminate an off-street parking area shall be shaded or diffused so as to reflect the light away from the adjoining property and away