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Home My WebLink About2001 [06] Jun 04 /' . . Y~J 6¿ ((d '{ . ity of St. Joseph 25 College Avenue NW P.O. Box 668, St. Joseph. MN 56374 (320) 363-720 I Fax; 363-0342 CLERK! ADMINISTRATOR St. Joseph Planning Commission Judy Weyrens City Hall Council Chambers MAYOR Lower Level Larry J. Hosch June 4, 2001 7:00 p.m, COUNCILORS Bob Loso Cory Ehlert Call to Order Kyle Schneider Alan Rassier Approval of Agenda New Business: 7:00 P.M. Northland Plat Five - Final Plat Approval . PURD Development . 7:15 P.M. Meeting Grounds - Accessory Building Proposal 7:30 P.M. St. Joseph American Legion - Expansion Proposal Commissioners Announcements Approval of Minutes: May 7, 2001 Adjourn . ',. ity of St. Joseph. 25 Collel!e Avenue NW MEMORANDUM ~ ' PÜ Box 668. 51. Joseph, MN 56374 To: Planning Commission Members (320) 363-7201 From: Chad A. Carlson, Planning Commission Secretary Fax: 363-0342 Date: 5/29/01 CLERK! RE: Planning Commission Meeting Info AD~II\'ISTRATOR Judy Weyrens Northland Final Plat Five ì\ÍAYOR The Planning Commission recommended approval of the preliminary plat as presented Larry J. Hosch on May 7th and the City Council agreed with the recommendation and approved the COU1o;CILORS preliminary plat on May 17th. In your packet you will find a copy of the final plat for approval. After review by staff, the final plat is determined to be complete. As you Bob Loso see, the final plat is a mirror of the preliminary with the addition of the legal language Cory Ehlert and signatures. Staff recommends approval of the final plat. Kyle Schneider Alan Rassier Meetil12 Grounds - Accessory Building John Coppes Smith will attend the Planning Commission meeting to present his design for an accessory building in the rear of the Meeting Grounds. Enclosed in your packet is a copy of the design. St, Joseph American Le2ion - Expansion Project . Enclosed in your packets is a drawing ofthe proposed expansion by the St. Joseph American Legion. PLEASE RETURN THE DRAWING TO ME AFTER THE MEETING, THANK YOu. The proposal includes the addition of restaurant and banquet area to the west of the existing building, utilizing a portion of the old Stueve Garage building. Staff has met with the Legion members. It was determined that the Planning Commission needs to discuss parking for this facility and make a recommendation to the City Council. Staff has determined that the facility and use is consistent with Section 52.14 Subdivision 4 (0) which states "at least one space for each four seats used by patrons, plus on space for each employee on the maximum shift." After review of the proposed expansion and remodeling, facility will sæt approximately 414 individuals and the managers of the facility stated that 12 employees may be on site during a maximum shift. With the information stated above, the facility would need 107 parking spaces. With the current proposal, the facility will have 13 off-street parking on site and 10 additional spaces le~sed from Mr. Dehler. Thus. the facility is short 84 spaces according to the Ordinance. However, under Section 52.14 Subdivision 4 of the Ordinance, the Planrung Commission and City Council can approve any amount of parking if the tàcility is located within the Central Business District. Thus, the City has discretion when apply the parking ordinance to the Central Business District. Members of the St. Joseph American Legion will be present at the meeting to answer . any questions you may have regarding the expansion and parking issues. ., . . Joint PJannin2 Commission and Ciq Council Meetio2 Please mark your calendars on June 11 th at 7:00 P.M. in St. Joseph City Hall for a joint Planning Commission and City Council meeting to discuss the proposed zoning map changes prior to holding a public hearing. Please let me know if your unable to make the meeting. If you have any questions about the agenda, please give me a call. Thank you. . . , · Unofficial Minutes - Planning Commission Pursuant to due call and notice thereof, the Planning Commission met in regular session on Monday, May 7, 2001 at 6:30 p.m. in the S1. Joseph City Hall. Members Present: Commissioners S. Kathleen Kalinowski, Jim Graeve, Gary Utsch, Marge Lesnick, Kurt Schneider and Al Rassier. Members Absent: Commissioner Mike Deutz Others Present: Chad A. Carlson, Mayor Hosch, Kyle Schneider, Cory Ehlert, Judy Weyrens, John Scherer, Jim Smith, John Coppes Smith, Joe Heinen, Al Gwost and Ted Schmid Approval of Ae:enda: Graeve moved to approve the agenda; Seconded by Kalinowski. The motion passed unanimously by those present Plannine: Commission Presentation - Planninl! Commission Duties and ResP<Jnsibilities John Scherer, Rajkowski Hansmeier L TD, gave a brief presentation to the Planning Commission on the duties and responsibilities of the members. Scherer presented the following items to the members: 1) Statutes Granting Authority to a Planning Commission 2) City Ordinances Grant Authority to the Planning Commission 3) Public Hearing Recommendations 4) Taking Actions · 5) Standards Established by Ordinance Scherer concluded by thanking the Planning Commission for their time and to contact him if there are any other questions or concerns of the Planning Commission Members. Public Hearinl! - Northland Preliminary Plat Five Chair Utsch opened the public hearing to consider the preliminary plat of Northland Plat Five. The proposed subdivision contains 54 single-family dwelling lots on approximately 25.207 acres. The property is legally described as: All that part of the Northwest Quarter of the Northwest Quarter of Section 10, Township 124 North, Range 29 West, Steams County, Minnesota. LESS AND EXCEPT that part that is platted as NORTHLAND PLAT THREE and NORTHLAND PLAT FOUR, according to the plats thereof, on file and of record in the Office of the County Recorder, Stearns County, Minnesota. Carlson read the notice into record and Utsch stated that the discussion will start at the Planning Commission level and will request input from Mr. Schmid. The Planning Commission will then take comments from the public wishing to speak to this issue. Schmid stated that the development consists of 54 lots and has been presented to the Planning Commission in concept many times throughout the past few months. Revisions have been made to the lot sizes as suggested and the plat is being presented as a Planned Unit Residential Development (PURD). Carlson requested the Planning Commission refer to the Joe Bettendorf's review letter. Carlson stated that all the items of concern listed (1-5) have been addressed by the Developer. The Developer has met the requirements of the preliminary platting process with the changes made and the preliminary plat is considered complete. Carlson further stated that all regulatory agencies have been consulted. Carlson stated for the record that the APO and Stearns · County Highway Engineer's Office have expressed no adverse impacts to transportation systems as presented. May 7, 2001 Minutes ., . · Schneider questioned the safety precautions that are going to take place on the east side of Northland Park. Schneider stated that the back stop will be adjacent to Northland Drive since the redesign of the road occurred. Carlson stated that Schmid has met with the Park Board and will work with the Park Board to construct a fence along east side of the park, adjacent to Northland Drive. Lesnick stated that the new development will create additional runoff into Northland Park. The Park gets extremely wet in the spring with standing water in many areas. Schmid stated that engineers have designed the proposed development in accordance with the elevations in the area and runoff will not enter the park area. Schmid further added that he has executed a purchase agreement with the Rothfork family to purchase additional acreage to the north. Any future development will be designed carefully to be sensitive to runoff and Northland Park. Utsch questioned if the Technical Assistance Form will be addressed by the City Council along with approval of the Preliminary Plat. Utsch stated that many items on the TA form need to be addressed. The requirements of the TA don't match the plat. Utsch questioned the following items: 1) Minimum lot sizes 2) Minimum lot frontages Schmid stated that the Great Minnesota Housing Food (GMHF) has reviewed and apprqved the plat as presented. The requirements are guidelines and the GMHF is comfortable with the development. If required by the City Council, he will change the TA to reflect the dimensions on the piat, but the GMHF will not require them to be changed. Utsch questioned if the homes will still be sold a $104,900 to promote affordable housing within the City. Schmid · stated that the cost of the homes have increased due to utility costs and the lift station for sanitary sewer. Thè homes would be marketed at $105,900. Schmid requested that the City Council and Planning Commission review the effectiveness ofthe grading and drainage requirements for all new developments. Specifically, having to creating a site elevation plan for each lot. According to Schmid, many ofthe drainage problems occur when "fly-by-night" landscapers complete work and change the elevations of properties. Schmid requested that the City Council review the process adopted by Waite Park. Ehlert stated that the City Council adopted the process and will review it within a year to ensure the plan is working. Ehlert suggested that the Planning Commission wait to see if the process works before making any recommendations to the City Council. Graeve questioned how much research went into adopting a plan and process. The City Council should review the Waite Park's process as soon as possible. Graeve suggested that the motion to approve the preliminary plat include the City Council researching other options for the grading and drainage plan process. Utsch stated that the grading and drainage plan is a separate issue from the preliminary plat submitted by Lumber One Avon and should not be subject to such a condition. The City Council has ruled on the issue and win review the process in a year. Rassier suggested that the Planning Commission give the process time to work. The process will add cost to a development, but may eliminate costly problems in the future. Utsch stated that the Planning Commission could review the process at a later date with the City Council and urged the Planning Commission to remain on task with the preliminary plat discussion. Utsch stated that he did get a chance to visit the development in Sartell and is concerned with the short side yard setbacks and small lot sizes. · Specifically, the availability to access the rear yard Utsch expressed concern for setting up variances as a common occurrence. May 7,2001 Minutes Schmid stated that the development has been engineered to meet the setback requirements as stated in the . subdivision ordinance and the PURD regulations. According to the PURD regulations, there must be a minimum of 10 feet between structures. Many of the homes wiI! be placed on the lot with garages next to each other. The other side of the lot will have plenty of room to access the rear yard without encroaching on the neighbors property. Lesnick stated her CDncerns with the narrow spacing between homes for safety reasons. Lesnick further stated that she is not CDnvinced a home can fit on a lot that is very narrow and who would buy such a lot. Schmid stated that the housing market is dictating small lots. Many professional families, single parents, and young couples don't want the large lot to maintain. This housing development will be marketed to first time home buyers. Many of these buyers will move when the home no longer meets their needs. The affordable housing study identified the need for homes in this price range. In order to meet the need, the small lots are needed to keep the price down. Lumber One has 12 purchase agreement pending for lots in this development. Rassier question the number of affordable units that will be available in this development The Greater Minnesota Housing Fund application states 15 home, but he recalls hearing a nwnber closer to 30. Schmid stated that the plat has 30 lots with the reduced dimensions and house plans available that qualify for the financing assistance. Schmid anticipates 15 or half of the homes will be sold to individuals that qualify for the assistance. However, the individuals can stilI purchase a lot and a home for $ 105,900 even if they don't qualify for assistance. Schneider stated that the City Council should review the name "Fir Street" as an appropriate street name due to the confusion with the name "First Street". Schneider also wanted to make sure the developer and the City are discussing the option of placing crosswalks across Northland Drive to access Northland Park. Upon no further discussion by the Planning Commission, Utsch requested input from the public attending the . meeting. Joe Heinen, Fir Street, stated he has a CDncem with the preliminary plat if the entire development consist of 5 foot side yard setbacks. Heinen further stated his concern with the continued use of "Fir Street" as a street name and the Planning Commission needs to consider future access to the subdivision for traffic congestion. AI Gwost questioned if the developer consider the use of alleys for aœess to rear yards and questioned if Gumtree Street will continue into the development. Schmid again stated that he has purchased additional property to the north and will design an access to County Road 2. The engineer and City did work on alternative designs for the development that included alleys for access to the rear yard and garages. The added cost for asphalt made the project too costly. Commissioner Rassier made a motion to recommend the City Council approve the Preliminary Plat for Northland Plat Five as presented and the City Council review the use of "Fir Street" as an official street name do to the confusion with "First Street". The motion was seconded by Commissioner Kalinowski. Discussion: Carlson stated that the City Engineer can review the use of "Fir Street" as an official street name. Carlson cautioned the Planning Commission that a proposed change not only impacts this development, but everyone west on Fir Street. Graeve would like to see the motion include the City Council reconsidering their position with the grading and drainage plan. Graeve suggested that the City Council research the City of Waite Park and their . procedure. May 7, 200 I Minutes ,. . . Utsch stated that the City Council has adopted a procedure at this time and it should be given time to work. Kalinowski added that the grading and drainage plan is a separate issue ftom the preliminary plat. Utsch and Lesnick both expressed their concern regarding the lot dimensions and setbacks on the property. Lesnick further stated that the Planning Commission should table the decision W1til more research can be done on the impacts to the commW1ity when creating small lots. The City continues to have problems with developments that occur in a hurry. All residential lots should conform to the ordinance. Schmid stated that his intent and design of the project has not changed since September of2000. The intent was to create housing affordable to the area workforce. Creating residential lots with 80 foot ftontages defeats the purpose ofthe development, which has been discussed for the last six months. Carlson stated that the PURD process allows a developer to pursue a development that does not conform to certain requirements of the subdivision ordinance. Thereby, the developer can decrease setbacks, lot dimensions, include narrow streets and increase density. The proposed development meets the requirements of the PURD. Utsch suggested increasing the side yard setbacks or create public easements on the lots to gain access to the back yards. Schneider stated that the position of the house on each lot should provide enough side yard area to gain access to the rear yard of the lot With no further diseussion the motion passed with the following vote: Ayes: Kalinowski, Rassier, Schneider, Dtsch, Lesnick, and Graeve Nays: None Motion Carried . Utsch closed the Public Hearing at 8:25 P,M. Meetioe Grounds - Accessory Buildin2: John Coppes Smith addressed the Planning Commission regarding the construction of an accessory building for the Meeting GroW1ds. The Meeting GroW1ds opened seven years ago and are proud to call St. Joseph their home. The building will be used as storage and supply space. The accessory building will be located in the back of the building and will not impact parking or any existing businesses. The building will be approximately 12' x 16'. Kalinowski question if the building is going to be attached to the existing building. Smith stated the building will not be attached to the existing structure but will be close to the back entrance of the building. The rear entrance does not serve the public. Rassier suggested that Smith bring a design plan to the Planning Commission and talk with the neighboring businesses prior to meeting with the Planning Commission. Rassier cautioned Smith not to eliminate any parking in the area due to the parking problem in the downtown area. Smith stated that he will attend the June Planning Commission meeting to present his plan. Zonin2 Map Review: Carlson requested the Planning Commission review the final draft of the Zoning Map changes as proposed by the Planning Commission. Carlson stated that the City Council will set a public hearing date at their next meeting. The Planning Commission, by consensus, agreed the recommended changes where accurate as discussed. Commissioner Announcements: Rassier stated that the City Council has set a joint Planning Commission and City Council meeting to discuss the . affordable housing ordinance for May 16th. Utsch stated that he would not be able to attend the meeting. Rassier also informed the Planning Commission that a formal presentation regarding the affordable housing ordinance will be made May 23rd at a location to be determine in St. Cloud. May 7, 2001 Minutes . Schneider stated that he would like the Planning Commission to consider wider sidewalks or a tarred path in future · subdivisions to provide a walking path off the street for residents. Utsch stated that the Affordable Housing Drafting Committee is meeting after May 23rd and suggested the joint meeting occur after the 23rd. Graeve annOlmced that the Community Center Task Force will be 2nd and 4th Wednesdays of the month from 6 to 7 P.M. at City Hall. Graeve annOlmced Fanners Market will open May 11 th at the Delwin. Graeve announced that the Fruehlingsfest will be held on Minneso~ Street to honor the downtown businesses, heritage ofSt. Joseph and an Open House for City Hall. The festival will occur from 11am to 4pm and Minnesota Street will be closed for the festivities. Approval Minutes: Lesnick made a motion to approve the April 2, 2001 meeting minutes as presented; Seconded by Graeve. The motion passed unanimously by those present Adjourn The Planning Commission meeting adjourned by consensus at 9:05p.m. Chad A. Carlson Secretary · · May 7, 2001 Minutes . . Northland Final . 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