HomeMy WebLinkAbout2002 [08] Aug 26
· ity of St. Joseph
25 College Avenue NW
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-7201
Fax: 363-0342 St. Joseph Planning Commission
CLERK! August 26, 2002
ADMJNISTRATOR 7 :00 p.m.
Judy Weyrens
MAYOR
Larry J. Hosch 1. Call to Order
COUNCILORS
Bob Loso 2. Approve Agenda
Cory Ehlert
Kyle Schneider 3. Approve Minutes
Alan Rassier
4.7:05 p.m. Public Hearing - U.S. Army Reserve
Request for special use permit to allow a vehicle maintenance facility in a
B-2 Highway Commercial District, a variance from parking lot
construction standards, and variances relating to screening, landscaping,
· and concrete curbs.
5. 7:30 p.m. Public Hearing - Von Meyer Publishing
Request for special use permit to allow a rental unit in a General Business
District.
6. 7:50 p.m. Public Hearing - Knight Builders
Request for special use permit to allow the construction of a facility for
office space and warehousing.
7. 8:00 p.m. LME Trucking - Site Plan Approval
8. Other Matters
9. Adjourn
·
Draft
August 5, 2002
Page 1 of 5
· Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular
session on Monday, August 5, 2002 at 7:00 p.m. in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners Marge Lesnick, S. Kathleen Kalinowski, Kurt
Schneider, AI Rassier, Mike Deutz, Jim Graeve. Administrator / Clerk Judy Weyrens.
Others Present: Joanne Foust, Charles Ward, AI Pfannenstein, Phyllis Plantenberg, Sister Kara Hennes,
Ron Klein, Sister Paula Revier, Mark Stouslato, Katie Mcintyre, Janet Jonas, Bob and Alice Schindler,
Ken and Irene Pfannenstein, Tim Borresch
Approve AQenda: Rassier made a motion to approve the agenda with the following additions
7 Dick Wieber of Auto by Owner - Requesting extension of temporary sign
7 Randy Schmitz of Scenic Signs - Requesting clarification on exterior requirements
of a B2 Highway Business Zoning District.
7 Knight Builders - Request for public hearing.
The motion was seconded by Deutz and passed unanimously,
Approve Minutes: Kalinowski made a motion to approve the minutes of July 1, 2002 as presented;
seconded by Lesnick and passed unanimously.
RE-ZoninQ Request - Charles Ward: Chair Utsch opened the public hearing and stated the purpose of
the hearing is to consider the rezoning of property south of Minnesota Street between Chapel Lane and
3rd Avenue SW from current R1, Single Family to B1, General Business. Charles Ward approached the
Planning Commission stating that he is in the process of purchasing 302 West Minnesota Street and
would like to operate a business on the lower level with a rental unit on the second floor. The bookstore
· would be a retail outlet consisting of children's books, trade books, large volume books, coffee table
books, and used books that are not easily sold over the internet.
Chair Utsch opened the floor to comments from the public.
Alice Schindler of 122 W. Minnesota St spoke in objection to the proposed rezoning. Schindler has lived
at her address for 26 years and believes the area described above should remain residential, not
commercial. Utsch clarified it is not commercial but B1 Business.
S. Kara of St. Benedict's Monastery spoke in objection to the proposed rezoning. S. Kara stated that the
Monastery objects to expanding the downtown business area to abut the Monastery property. She further
questioned the Planning Commission as to where the parking will be located and if the property can
accommodate the required parking.
Tim Borresch, 11 ;jd Avenue NWapproached the Planning Commission stating his main concern is that
the road is already busy and questioned where will the general business stop. Will it be both sides of
Minnesota Street and will there be more rental and businesses along Minnesota Street West?
Sister Paula Revier, St. Benedict's Monastery approached the Planning Commission stating she feels the
request before the Commission is premature and will result in spot zoning. Revier requested the
Commission deny this request until the Comprehensive Plan is complete.
Marie Krebsbach of 307 Minnesota Street East spoke in objection of the proposed rezoning. Krebsbach
stated she has one driveway and the street is congested with traffic between 7:00 a.m. and 9:00 p.m.
Allowing the rezoning will create additional traffic. The City should first redesign County Road 2 to go
around the city instead of rerouting the traffic through the residential area.
· Their being no one further to comment, the public hearing was closed at 7:15 PM.
Utsch stated the Planning Commission is in the process of updating the Comprehensive Plan. At a
recent meeting of St. Joseph business owners, concern was expressed that the Comprehensive Plan
should include a mission statement to keep the downtown area thriving. The proposal before the
Draft
August 5, 2002
Page 2 of 5
Commission at this time would be an extension of the downtown area. Utsch stated that it is his opinion
that the property being purchased by Ward is large enough to accommodate parking for both business ·
and rental. Rassier concurred with Utsch and stated that in his opinion the proposal before the
Commission at this time is not spot zoning rather an extension of the downtown area.
Kalinowski recommended that the Commission not take action on the proposal before them at this time
and review the matter when the Comprehensive Plan is complete. Schneider stated it is his opinion that
additional business space is not needed in the downtown area as there are already vacant buildings. The
City should encourage existing store fronts to redevelop before creating additional space. Schneider
further stated that he would like to view a site plan before recommending approval.
Graeve stated he supports the idea of not rezoning while in the process of updating the Comprehensive
Plan. Not every road coming into town should be a commercial road.
Lesnick made a motion to recommend the Council accept the resolution of findings, denying the
request of Charles Ward to rezone the property described below.
RESOLUTION OF FINDING
The request of Charles Ward to rezone a parcel of property from current R1, single family to B1 General
Business came before the Planning Commission at a Public Hearing held on August 5, 2002. The
purpose of the hearing was to consider the rezoning the rezoning of property south of Minnesota Street
between Chapel Lane and 3rd Avenue SW from current R1, Single Family to B1, General Business.
In consideration of the information presented to the Planning Commission and its application to the
Comprehensive Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the
following findings:
1. The applicant did not provide sufficient plans (site plan and parking plan) ·
2. The City is in the process of reviewing land uses for the Comprehensive Plan and
rezoning the area as mentioned above may be in conflict with proposed land uses.
3. Rezoning the specific parcel located at 302 East Minnesota Street would be considered
spot zoning and against City policy.
The motion was seconded by Graeve.
Ayes: Utsch, Kalinowski, Lesnick, Schneider, Graeve
Nays: Rassier, Deutz
Temporary Siqn Request, Dick Wieber - Auto By Owner: Dick Wieber of Auto By Owner approached the
Planning Commission to request an extension of their temporary sign permit which expired on August 1,
2002. Wieber stated that he has recently purchased the property adjacent to County Road 75 and Old
CR 133 and operates a used car lot on a consignment basis. Wieber stated that he is in receipt of the
current Ordinance regulating the maximum allowed signage and is of the understanding that the Planning
Commission is proposing to modify the regulations. As the Sign Ordinance is in the process of being
modified, Wieber requested the Commission extend his temporary sign permit until the revised Sign
Ordinance is adopted and in full effect. Weyrens stated that the date for the public hearing modifying the
Sign Ordinance has not yet been scheduled and until the regulations are legally amended, the Planning
Commission must enforce the code that is currently in place.
Graeve requested Wieber to briefly describe his business, Auto By Owner. Wieber responded that Auto
by Owner is a consignment car lot staffed with professional sales people. Wieber further stated that he
has been in the used car business for over 10 years.
Utsch concurred with Weyrens and stated that the temporary sign must be removed and recommended
that Wieber relocate the existing sign on the southeast corner of the property to a more visible location. ·
This signage should be adequate until the Sign Ordinance is modified.
Rassier made a motion to recommend affirming that the temporary sign located at Auto By Owner
must be removed immediately. Further if the property owner requests to exceed the existing
Draft
August 5, 2002
Page 3 of 5
Ordinance, he must make application for a Variance as required by the St. Joseph Code of
. Ordinance. The motion was seconded by Kalinowski,
Discussion: The Commission clarified that the property owner has the abílity to design a sign that
meets the Ordinance requirements or move the existing sign located in the southeast corner of
the property.
The motion passed unanimously.
Armv Reserve, Proposed Maintenance Facilitv: Weyrens reported that the US Army Reserve is
requesting site plan approval for the construction of a maintenance facility. The construction of such will
require a public hearing for a special use permit. Therefore this matter will need to be tabled until August
26, 2002. Kalinowski made a motion to table the Army Reserve site plan request until August 26,
2002 at which time a public hearing will be conducted. The motion was seconded by Lesnick and
passed unanimously.
Richard Gallus, 201 Pond View Lane - Discussion on riqht-of-wav encroachment. Richard Gallus of 201
Pond View Lane approached the Planning Commission to discuss the potential of encroaching the front
yard set back area. Weyrens clarified that the property owned by Gallus is a corner lot. As such, the set
back requirements are thirty feet on all public right-of-ways. Gallus stated that he would like to construct
a third stall to his existing garage, but based on the drawings that were submitted when the house was
constructed, the addition may encroach in the setback area. Due to the curvature of the road, it is difficult
to determine the exact setback area. Gallus stated that he understands that recently a property owner
has been denied encroaching the setback area. However, he has contacted his neighbors and they are
not in opposition.
Rassier stated that he reviewed the property owned by Gallus and has concerns as to whether or not the
property is further restricted by water lines. Utsch stated that before Gallus makes application for a
. variance, the exact location of the proposed addition needs to be determined and the site plan must
indicate any utilities and the road right-of-way area.
Scenic Landscapinq, proposed remodelinç¡: Randy Schmitz of Scenic Specialties appeared before the
Planning Commission to request authorization to secure a building permit for the remodeling of an
existing storage shed located on County Road 133. Weyrens clarified that the property in question is
zoned B2 Highway Business and as such the exterior requirements apply. Schmitz is requesting
clarification of the Ordinance provision regulating the exterior requirement and if a variance application
would be feasible.
Schmitz stated that previously he requested authorization to move the existing farmhouse from the back
of his property to the front and remodel the inside to be used as a showroom and office. While the
Planning Commission approved the request, Schmitz has since realized the relocation of the farmhouse
was not economically feasible. Therefore, Schmitz is requested authorization to remodel the existing
shed for office and showroom space. Schmitz stated that it may not be feasible to remodel the exterior of
the shed to comply with the Ordinance requirements.
Utsch stated that the Ordinance regulating Highway Business requires that accessory buildings as well as
principal buildings being remodel so as to require a building permit must be brought into compliance with
the exterior requirements. Therefore, Schmitz must make application for a variance if he wishes to
proceed with the remodeling of the accessory building.
Development Updates: Weyrens reported that the next regular meeting of the Planning Commission is
scheduled for August 26,2002. At that time, the following matters will be discussed:
1. Knight Builders - Public Hearing requesting the issuance of a special use permit
to allow industrial and office warehousing in a Highway Business Zoning District.
. 2. St. Joseph Newsleader - Public Hearing requesting the issuance of a special use
permit to allow a rental unit in a General Business Zoning District.
Ordinance Update: Weyrens reported that the Planning Commission is scheduled to meet on September
9,2002 to review proposed revisions to the Zoning Ordinance. A representative from the Attorney's
Draft
August 6, 2002
Page 1 of 2
· Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular
session on Tuesday, August 6, 2002 at 6:30 p.m. in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners Marge Lesnick, S. Kathleen Kalinowski, Jim
Graeve. Administrator / Clerk Judy Weyrens.
Others Present: Greg Walz, Kevin Kluesner, Cynthia Smith-Strack.
Utsch stated the purpose of the meeting is to continue discussion o"n the land use element of the
Comprehensive Plan and reminded those present that the meeting a this time is an opportunity for
Commissioners to discuss the Comprehensive Plan. Those in attendance will have an opportunity for
comment and review at a public meeting.
Grave spoke in objection to not allowing for citizen participation during the Comprehensive Plan process.
He stated that the Planning Commission should encourage as much dialogue as possible. Utsch stated
that he is not trying to preclude public comment, but the Planning Commission needs an opportunity to
discuss the issues as a board. The consultants hired have been and will be providing opportunities for
public input.
Comprehensive Plan - Land Use Element:
The Planning Commission continued discussion of future land use for the following areas:
-7 District thirteen includes all of the identified joint annexation area within the southwest
quadrant of the City.
· -7 District fourteen includes all of the identified joint annexation areas within the southeast
quadrant of the City.
-7 District fifteen includes all of the identified joint annexation areas within the northeast
quadrant of the City.
-7 District sixteen is an area slated for eventual service by St. Joseph adjacent to Watab
Lake in St. Wendel Township.
During discussion of the above quadrants, it was agreed by consensus that they would be re-districted
combining similar areas.
Comprehensive Plan - Transportation -
-7 Roadway System~ Principal Arterial connects communities with other areas in the state
and other states; Minor Arterials designed to accommodate moderate to long trip lengths
and to connect communities and regional business concentrations; Collector Streets
facilitates movement from residential neighborhoods to other residential neighborhoods,
to business concentrations, and to minor arterial; and Local Streets connect blocks and
land parcels.
-7 Traffic Volumes: The Stearns County Highway Department has recorded traffic volume
information for major roadways within the City of St. Joseph that can be found in the
Planning Commission packet.
-7 Traffic Hazard Areas: Lack of dedicated pedestrian crossing of CSAH 75, congestion
(truck traffic) at 1st Avenue NW and CSAH 75, and congestion at Northland Drive and
· CSAH 75.
Draft
August 6, 2002
Page 2 of 2
-7 Railroad System~ Burlington Northern Railroad was central to the City of St. Joseph. ·
Today, the railway corridor has been abandoned for rail use and is now under control of
the Minnesota Department of Transportation.
-7 Transit Service~ MTC bus service is not currently available to the City of St. Joseph. Tri-
CAP (Tri-County Action Program) provides transportation services for people in St.
Joseph.
-7 Taxi Service: Is offered by private providers to the residents of St. Joseph. Currently
Yellow Cab, Pioneer Taxi, and Allied Cab provide taxi service within the area.
-7 Transportation System Analysis - Public Input Respondents approve of the physical
condition of roadways within the City. A majority 75% of respondents rated the physical
condition of road in the community as "good". Several indicated a desire to re-implement
a schedule for roadway maintenance and reconstruction. Respondents 71 % believe
public transportation access and services are not being adequately met for all age groups
and an additional 18% were undecided. Fifty three percent indicate they would support a
tax increase for metro bus service extension to St. Joseph. A large portion of
respondents expressed concern with congestion throughout the CSAH 75 corridor,
especially at the 75 and 4th Avenue intersection and truck traffic at 1s1 Avenue NE and
CSAH 75.
Transportation Plan Discussion
Interstate 94 Corridor: At this time there are no plans for changes to the 1-94 corridor immediately
adjacent to the City. Discussion included adding an implementation statement to continue pursing and
addition ingress/egress from 194, near Jade Road.
CSAH 75 and 2 Corridors: Both minor arterials serve as primary routes to move moderate and long ·
distance travelers between communities. Discussion included the east/west corridor that is proposed to
connect to County Road 2 and County Road 121. Those present encouraged the Commission to·
reconsider the location of the proposed road so that it does not divide Sf. Benedict property.
Collector Streets: Shall be designed to provide continuity and prudent access to minor and principal
arterials.
Local Streets: Should promote excellent access to lower intensity land uses and discourage excessive
vehicle speeds. Should not be used for onsite traffic circulation which should be accommodated off the
right-of-way.
Future Roadwavs/Land Use: Determining the size, location and timing of construction of roadways is an
essential function of the City.
Roadwav Infrastructure: Street maintenance should include routine patching, crack filling, and storm
sewer cleaning.
Alternate Modes of Transportation: The City should encourage alternate transportation methods which
are less dependent on motor vehicles. Should encourage walking and biking as an alternate
transportation.
Adjourn: The meeting was adjourned by consensus at 8:10 p.m.
Judy Weyrens ·
Administrator / Clerk
Site Plan Review
. . Knight Builders
Zoning Ordinance Requirement Summary
B-2 Zoning District Permitted and Special Requires a special use permit, Industrial and office
Uses - Knight Builders Facility warehousinQ
Setback requirements:
Adjacent to Co. Road 75 requires a 10
foot landscaped area and 20 foot highway
setback
Front yard setback - 20' from lot line 111' illustrated
Side yard - 10' from lot line 40' east side and 50' west side
Rear yard - 10' from lot line 20' illustrated
Maximum height 35' Illustrated at 24'
Parking lot - must be paved (Subd. 52.14 Illustrated as paved
5n)
Retail Sales and service industry with fifty
(50) percent of gross floor area devoted to
storage, warehouse and/or industry.
. One space for each 300 sq ft devoted to 2,000 square feet of warehouse space requires 2
public sales and/or service plus one space parking spaces and 2,000 square feet for office
for each 1000 square feet of storage area requires 8 spaces. Plan provides for 10.
or one space for each employee on the
maximum shift.
Loading Docks: All loading docks shall One overhead door is illustrated on the site plan
conform to the standards set forth in 52.14 and it faces west, which is not directly facing
Subd. 6. No loading docks or overhead CSAH 75. Requirement is satisfied.
doors shall directlv face CSAH 75.
Building Exterior - 50% of the building Building materials include brick, stucco and steel
must be brick, concrete panel, etc. siding. . More than 50% of the building will consist
of brick or concrete. The requirement is satisfied.
Screening - All ventilation and air The dumpster will be screened with a five foot
equipment must be screened. Trash wood fence. HV AC equipment is not illustrated on
receptacles must also be screened the plan.
Lighting- lighting cannot directing shine on Has not been illustrated
County Road 75
Stops and Curbs. Section 52.14 Subd. 5b Curbs are illustrated on the site plan.
requires B-612 curbs
Landscaping Plan The landscape plan submitted includes the
planting of trees, shrubs and grass. The
requirement is satisfied.
Drainage and topography A drainage plan has been submitted and will be
reviewed by the City Engineer
. Fencing This project does not include fencing other than
that around the dumpster.
RESOLUTION PC-2002-
ST. JOSEPH PLANNING COMMISSION ·
RECOMMENDING APPROVAL OF A SPECIAL USE PERMIT FOR KNIGHT BUILDERS
TO CONSTRUCT A NEW FACILITY
WHEREAS, Knight Builders has submitted a request for a special use permit for a 4,000 square
foot office and warehouse facility, and
WHEREAS, the applicant has submitted required site plan and building plans for review; and
WHEREAS, Section 52.9 of the Zoning Ordinance outlines requirements for the issuance of a
special use permit; and
WHEREAS, the Planning Commission has reviewed the proposed site and building plans.
NOW, THEREFORE, BE IT RESOLVED BY THE ST. JOSEPH PLANNING COMMISSION
THAT: The Planning Commission does hereby recommend the City Council of the City of St.
Joseph approve the special use permit for Knight Builders for the construction of an office and
warehouse facility, contingent upon the following conditions:
1. A light plan is submitted verifying that lighting is not being directed to CSAH 75.
2. A plan for the HVAC equipment is provided illustrating screening.
3. The City Engineer approves the drainage and elevation plan.
DATED THIS 26TH DAY OF AUGUST, 2002. ·
ATTEST:
Gary Utsch, Planning Chair
Judy Weyrens, Administrator/Clerk
·
Site Plan Review
Von Meyer Publishing - Newsleader
. Parking - Requirement:
52.14 Subd. 4 Required Off Street Parkinq: The amount of required off-street parking space for new uses or
buildings, additions thereto and additions to existing buildings as specified previously, shall be
determined in accordance with the following table, and the space so required and shall be
irrevocably reserved for such use, except these requirements shall not apply to uses in existing
buildings within the Central Business District of St. Joseph. The amount of required off-street
parking in the Central Business District for existing or new uses and improvements to existil)g
buildings which do not increase the area used for commercial or residential/rental use shall be
determined by the Planning Commission with approval by the City Council prior to the issuance of
a building permit. The amount of parking space required shall be based on the anticipated demand
for parking and loading space, the length of visits generated by the particular business, and the
availability of other parking spaces in the Central Business District. The Central Business District
shall be located within the following boundaries: Properties lying to the West of First Avenue
Northeast; lying East of Second Avenue Northwest; lying North of Minnesota Street; and lying
South of the east/west alley which is between Minnesota Street and Ash Street. The lots within the
Central Business District are Lots 4,5, and 11 through 15 of Block 10; Lots 7 - 12 of Block 9, and
Lots 7 through 12 of Block 4, all in the Townsite of St. Joseph.
(Jim..: The proposed site plan is located within the Central Business District. The
Single Family rental unit is new to the property. Therefore, the Planning Commission needs
to review the parking plan and make a recommendation to the Council. The following are
the guidelines that need to be used when reviewing the parking plan.
52.14 Subd. 4(b) Boardinq House, roominq house, bed and breakfast and multiple family dwellinqs (except a two
. family dwellinq). One and one-half ( 1 %) spaces for each single bedroom, tow and one-half (2 %
) spaces for each two bedroom dwelling, four (4) spaces for each three bedroom dwelling, and an
additional 1 .25 space for each additional bedroom within the dwelling. Any bedroom larger than
140 square feet shall be considered as two (2) bedrooms for the purpose of determining the total
number of bedrooms within a dwelling. Fractional numbers shall be rounded up to the next highest
whole number.
Site Plan: Based on the site plan submitted, the rental portion of the building will require
four (4) off street parking. The rental unit will consist of two units, however, one unit is
larger than 140 square feet requiring additional parking.
52.14 Subd. 40) Office buildinqs and professional offices, other than medical, chiropractic, dental or hospital out-
patient clinics. One (1) space for ache two hundred fifty (250) square feet of floor area.
Site Plan: Based on a rough scale of the property, the area to be used for office is
approximately 1972 square feet requiring 7.88 or 8 parking spaces.
Summary: If this property were not located in the Central Business District, 12 parking
spaces would be required, The Planning Commission will need to determine the amount of
parking that will be required.
NOTES: Please find attached a parking plan that was submitted on Friday. The plan includes the rental
property utilizing the off street parking and the business parking using the streets and City parking
lots.
Steve Hagman has completed his rental inspection and that report should be ready Monday night.
.
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· ity of St. Joseph
25 College Avenue NW
P.O. Box 668,
51. Joseph, MN 56374
(320) 363-7201 City of St. Joseph
Fax: 363-0342 Public Hearing Notice
CLERK! The Planning Commission for the City of St. Joseph will conduct a public hearing on
ADMINISTRATOR Monday, August 26, 2002 at 7:00 p.m. in the St. Joseph City Hall. The purpose of the
Judy Weyrens hearing is to consider (1) a Special Use Permit request to allow a vehicle maintenance
facility in a B-2- Highway Commercial District; (2) a variance from parking lot construction
MAYOR standards; and (3) variances relating to screening, landscaping and concrete curbs. The
Larry J. Hosch property is legally described as Part of the West % of the SE y.. laying south of County Road
75 in Section 11-124-29, containing approximately 8.19 Acres.
COUNCILORS St. Joseph Code of Ordinances 52.22, Subd. 4 (b) provides for the following under Special
Bob Loso
Cory Ehlert Uses: Automobile service and gas stations. St. Joseph Code of Ordinances 52.13 Subd. 5
requires parking lots to be constructed with a hard surface consisting of concrete,
Kyle Schneider bituminous, pavement or paver stone. St. Joseph Code of Ordinances Section 52.22, Subd.
Alan Rassier I.JQLstates: Screening: All hearing, venting and air conditioning equipment, and refuse
storage areas shall be screened and in a suitable location. Subd (f) states: Concrete curb to
8-612 specifications shall be used for all automobile stops and for all drive and parking
areas. Subd. (q) states: Landscaping: In addition to requirements relating to parking lots,
the Development Plan shall show a unified landscape scheme for the development.
· The requests for the Special Use and Variances have been submitted by RSP Architects,
Ltd., 120 First Avenue North, Minneapolis, MN 55401.
Judy Weyrens
Adm in istrator/Clerk
Note: State law requires mailed notices to all property owners within 350 feet of a variance,
special use permit or zoning request.
·
08/14/02 10:05 FAX 320 229 4301 SEH I4J 002/002
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EXHIBIT FOR ANNEXATJON - r.o.~1l'fT !.
ST. JOSEPH, MN - ~ :..:::- ~~
. '-'¡ . III ;):1
,
· ST, JOSEPH PLANNING COMMISSION
RESOLUTION -
RESOLUTION RECOMMENDING APPROVAL OF LANDSCAPE, SCREENING AND FENCING
VARIANCES FOR US. ARMY RESERVE MAINTENANCE FACILITY AND DENIAL OF VARIANCE
FROM PARKING LOT AND CURB STANDARDS
WHEREAS, RSP Architects has submitted a request for variances from the Zoning Ordinance for
construction of a US Army Reserve maintenance facility, and
WHEREAS, the applicant has submitted required site and building plans for review; and
WHEREAS, Section Subd. 5- Parking Lot Standards, requires hard surface parking materials and
necessary curbs (B-612); and
WHEREAS, Section 52.14, Subd. 15 - General Fencing, Screening, Landscaping and Storage, requires
all materials and equipment to be screened as to not be visible from adjoining properties; and
WHEREAS, Section 52.22, Subd. 7 relates to fences, walls, hedges and landscaping; and
WHEREAS, The applicant has indicated that parking lot improvements are not necessary as there is no
reason for the general public to be provided with access to the building; and
WHEREAS, The applicant has indicated that variances from the landscaping, fencing and screening
· requirements are required due to the Department of Defense's Minimum Antiterrorism's standards for new
buildings which prohibit screening of items and landscaping higher than 6" within 33' of the building and
10' of the perimeter security fence; and
WHEREAS, the Planning Commission has reviewed the proposed variances as they relate to the findings
for granting of variances as defined in Section 52.8 of the Zoning Ordinance; and
WHERES, The Planning Commission has made the following findings relating to the landscaping,
screening and fencing variance requests::
1. Extra ordinary circumstances apply to the US Army Maintenance Facility due to the
Department of Defense's Antiterrorism Standards for new buildings; and
2. Literal interpretation of the code would deprive the US Army Reserve of rights commony
enjoyed by other properties in the B-2 District; and
3. Granting of the variances will not impair adequate supply of light and air to adjacent
properties or diminish or impair the public hearth or safety; and
4. The variance requests are not of a general nature as to make reasonably practical the
formation of a general regulation for this condition; and
WHEREAS, The Planning Commission has made the following findings relating to the parking lot
variance request:
1. the variance from the parking lot improvements and curb requirements would confer on the
applicant special rights and privileges denied to other lands within the district; and
2. Extra ordinary circumstances do not apply to the property which would eliminate the need for
parking lot improvement; and
NOW, THEREFORE, BE IT RESOLVED BY THE ST. PLANNING COMMISSION THAT: The Planning
Commission does hereby recommend the City Council of the City of St. Joseph approve the following
· variances for the US Army maintenance facility, contingent upon landscaping, fencing and screening
improvements being brought into compliance with the zoning ordinance should the use change or
Department of Defense's security regulations change:
t
.
· 1. Variance from Section 52.14 Subd. 15 - General Fencing, Screening, Landscaping and
Storage
2. Variance from Section 52.22, Subd. 7 realtingto fences, walls, hedges and landscaping.
BE IT FURTHER RESOLVED THAT: The Planning Commission does hereby recommend the City
Council of the City of St. Joseph deny the following variance request:
1. Variance from Section 52.14 Subd. 5: Parking Lot Standards to allow use of 6" gravel as a
parking lot without curbs.
DATED THIS 26th DAY OF AUGUST, 2002
ATTEST:
Planning Chair
Secretary
·
·
¡ ,
· r
I
·
Date: August 20, 2002
Memo To: Planning Commission
City Administrator Judy Weyrens
From: Joanne Foust and Cynthia Smith-Strack - Municipal Development Group, Inc.
RE: RSP Architects - US Army Reserve Maintenance Facility Requests
Requests:
RSP Architects requests approval of the following items:
1. Special Use Permit for a vehicle maintenance facility in the B-2, Highway Commercial
District;
2. A variance from Section 52.14, Subd. 5- Parking Lot Standards, which requires hard
surface parking materials and necessary curbs. The applicant is requesting a gravel lot
without curbs.
3. A variance from Section 52.14, Subd. 15 - General Fencing, Screening, Landscaping
and Storage, which requires all materials and equipment to be screened as to not be
visible from adjoining properties. The applicant is requesting a variance from screening of
HVAC units, trash receptacles and outdoor vehicles.
4. Variance from Section 52.22, Subd. 7 relating to fences, walls, hedges and landscaping.
The applicant illustrates minimal landscaping on Plan sheet L 1.1, consisting of shrubs
· adjacent to the building's south and west sides. Nature grass seed with erosion control
blanket is proposed along 88th Avenue on the west side.
5. Site Plan approval.
Background:
Attached is a letter from RSP Architects regarding the proposed facility, its contents and
justification variances which are requested. Below is a summary of the requests and the Zoning
Ordinance's procedures for Planning Commission approval/denial:
1. Special Use Permit: Section 52.9 of the Zoning Ordinance outlines the process for
obtaining a special use permit. This includes the submittal of the following:
a. legal description:
b. site plan: see attached
c. location of all buildings, their square footages and locations of easements: see
attached site plan
d. curb cuts, driveways, access roads, parking, off-street loading areas and
sidewalks: see attached site plan and request for variance
e. Landscape and screening plans - see attached site plan and letter regarding
requests for variance.
f. Drainage plan - see sheet C1.4
g. Sanitary sewer and water plan - see letter page 3 of 4. Estimated usage is not
supplied.
h. Soil type, location of wetlands or absence thereof
i. Any additional written or graphic data reasonably required by the Planning
Commission.
· The Planning Commission shall review the request as it relates to Section 52.9, Subd. 4
standards. Enclosed is a Resolution Recommending Conditional Approval, noting if the
use changes required landscaping, screening and parking lot improvements be made.
,
. 2. Variance Requests, Following is a table identifying the findings the Planning
Commission must make for each of the variance requests and notation provided by RSP
Architects to support the requests.
Finding to be Variance Applicant's Variance Applicant's Variance Applicant's
made per Request justification Request Justification Request justification
Section 52.8 Section for the Section for the from for the
of the Zoning 52.14, variance 52.14, Subd. variance Section variance
Ordinance Subd. 5- request 15 - General request 52.22, Subd. request
Parking Fencing, 7 relating to
Lot Screening, fences,
Standards Landscaping walls,
and Storage hedges and
landscaping
Condition Condition Condition
Met? Met? Met?
Yes or No Yes or No Yes or No
1.Exceptional "This is not "The Dept. of "The Dept.
or extra a Defense of Defense
ordinary commercial Minimum does not
circumstances facility and Antiterrorism allow any
that apply to there is no standards for landscape
the property reason for buildings features to
that are not the general does not be higher
the result of public to be allow these than 6" in
actions taken provided items [air height within
by the with access conditioning 33' of the
applicant to this condensing building and
. 2. Literal building. " units, within 10' of
interpretation electrical the
would deprive The transformer, perimeter
the petitioner applicant trash security
of rights proposes receptacle] fence.
commonly use of the to be
enjoyed by existing 6" screened for
the other thick gravel security
properties in surface. reasons.
the same New
district concrete
aprons will
3. Granting be provided
the variance on the north
will not confer and south
special rights sides of the
or privileges building.
denied to
other lands... The
.
·
· 4. The Planning
granting of the Commission
variance will should
not impair discuss the
adequate purpose of
supply of light the parking
and air to lot
adjacent standards
properties or (eg. Run off
diminish or of gravel
impair the into the
public health storm sewer
or safety or system,
welfare aesthetics,
5. The dust control,
condition or etc. and
situation of whether or
the specific not the
property is not findings to
of so general grant a
nature as to variance are
make met.
reasonably
practical the
formation of a
general
regulation for
such condition
or situation.
· A MOTION is in order to approval or deny the above variance requests. Attached is a
resolution for the Planning Commission's consideration which recommends approval of
the landscaping and screening variances and denial of the parking lot improvement
variance.
3. Site Plan approval. The proposed site plan appears to meet all conditions of the zoning
ordinance, with the exception of the above three variance requests. Following is a
summary for the Planning Commission's information:
Zoning Ordinance Requirement Summary
B-2 Zoning District Permitted and Special Requires a Special Use Permit
Uses - Army Reserve Maintenance Bldg
Setback requirements:
Adjacent to Co. Road 75 requires a 10 335' illustrated
foot landscaped area and 20 foot highway
setback
Front yard setback - 20' from lot line 82' illustrated (west side)
Side yard - 10' from lot line 60' north side and 175' south side
Rear yard - 10' from lot line 10' illustrated
Maximum height 35' Proposed height 30'
Parking lot - must be paved (Subd. 52.14 Variance requested to allow 6" thick gravel
· 5b parking lot.
· Minimum parking spaces required: 42. The proposed plan includes 142 parking
One space for each 300 sq. ft of floor spaces. 30' from the north, south and east
space. The building is 12,628 square feet property lines and 40' from the west
with 4,500 sq. ft. in the office area. property line.
Loading berths are required for building No loading berths are illustrated, as the
over 5,000 sq. ft if the structure requires building will not require the receipt or
the receipt or distribution of materials or distribution of materials or merchandise.
merchandise.
Building Exterior - 50% of the building Sheet A4.1 illustrates rockface masonry
must be brick, concrete panel, etc. with synthetic stucco. A metal roof is
proposed.
Screening - All ventilation and air Sheet C1.3 illustrates a residential size (3'
equipment must be screened. Trash x 3') air conditioner on the west side. It is
receptacles must also be screened 82' back from the fence. The Dept. of
Defense requires a top be placed on the
units if side screening is installed, for
security reasons. A 6' x 10' pad is shown
for a dumpster on the east side of the
building. A windwall screen is proposed to
the north but is open to the east. A
variance from this section is requested.
Lighting- lighting cannot directing shine on A lighting plan has been submitted (E2.1
County Road 75 and E3.1) noting existing pole mounted
lights will remain in place, with the
exception of two which will be removed.
Lights on the building will focus on the
· parking lot. No light will be directed toward
County Road 75 or 88th Avenue.
Stops and Curbs. Section 52.14 Subd. 5b No curbs are proposed. This is a part of
requires 8-612 curbs the variance request which also requested
a variance from paved parking standards.
Landscaping Plan Shrubs around the front of the building and
native grass seed are proposed. A
request for a variance from other
landscaping and screening requirement is
requested due to security regulations by
the Dept. of Defense.
Drainage and topography The street elevation is 1073.49. The
building elevation is 1074.92 or 1.5 feet
above street grade. A drainage plan has
been submitted to S.E.H and reviewed by
the City Engineer. A detention pond is
illustrated.
Fencing 6' high security fencing (open) is proposed.
The Dept. of Defense does not allow the
equipment parking area to be screened. A
variance from this section was requested.
Enclosed is a resolution for consideration by the Planning Commission, recommending
conditional approval of the site plan. A MOTION is in order.
·
· ST. JOSEPH PLANNING COMMISSION
RESOLUTION -
RESOLUTION RECOMMENDING CONDITIONAL APPROVAL OF SITE PLAN US ARMY RESERVE
MAINTENANCE FACILITY
WHEREAS, RSP Architects has submitted a request for site plan approval for a 12,628 square foot US
Army Reserve maintenance facility, and
WHEREAS, the applicant has submitted required site and building plans for review; and
WHEREAS, Section 52.14 of the Zoning Ordinance outlines general requirements; and
WHEREAS, Section 52.22 of the Zoning Ordinance outlines zoning regulations relating to Highway 75
Business District; and
WHEREAS, the Planning Commission has reviewed the proposed site and building plans.
NOW, THEREFORE, BE IT RESOLVED BY THE ST. PLANNING COMMISSION THAT: The Planning
Commission does hereby recommend the City Council of the City of St. Joseph approve the site plan for
the US Army maintenance facility, contingent upon the following conditions:
1. Landscaping and screening improvements be brought into compliance with the zoning ordinance
should the use change or Department of Defense's security regulations change.
· 2. The parking lot be paved and curb improvements made in compliance with the zoning ordinance.
DATED THIS 26th DAY OF AUGUST, 2002
ATTEST:
Planning Chair
Secretary
·
~ ~
"
· tJ
Memorandum
COMM, NO,: 1365.00I.02 (5)
CLIENT: Metropolitan Airport Commission / U. S. Army Reserve
. PROJECT: 81. Joseph, Minnesota
Army Reserve Vehicle Maintenance Buildng
SUBJECT: Special Use Permit
MEMO BY: Mark Stousland / Katie McIntyre
DATE: 26 August 2002
ATTENTION: Judy Weyrens, St, Joseph City Administrator
Army Reserve Vehicle Maintenance Facility, St, Joseph, Minnesota - The existing Army
Reserve site is located on the eastern edge of the City of St. Joseph, on the south side of Highway
75. The site is bordered by 88th Avenue on the west and Lancer / Minnesota Street on the north.
The east and south sides of the existing Army Reserve site are undeveloped at this time and are
agricultural cornfields. The existing Army Reserve site is 8.03 acres in size. In 1995, the Army
Reserve constructed a Military Equipment Parking (MEP) area on the south half of the site. The
existing MEP is 4 acres in size and is provided with a six-foot high perimeter chain link security
fence. The MEP has a 6" thick gravel parking surface and is provided with twelve light poles,
· approximately 24' high. There is an existing electrical pedestal located inside the existing security
fence at the northwest corner of the MEP. A Special Use Permit as described in Section
522,22, B-2 Highway Business District is being requested to allow for the construction of a
vehicle maintenance building inside the existing MEP area,
Attached is a project narrative addressing the Development Plan Requirements for the proposed
St. Joseph Army Reserve Vehicle Maintenance Building.
a] Buildin{! location on the lot - Refer to the attached site plan and also to the previously
submitted drawing sheet CI.3. The proposed Army Reserve Vehicle Maintenance
Building is to be located inside the existing fenced MEP area, which is located on the
south half of the 8.03 acre Army Reserve site. The proposed building will have an east /
west building orientation with the low roofed administrative portion of the building
located closest to 88th Street. This will provide the offices with visual control of the
existing entry gate. The vehicle maintenance work bays will be located on the east end of
the building with the overhead doors opening to the north and south sides of the building.
b] Buildin{! elevations - Refer to the attached colored building elevations and also to the
previously submitted drawing sheet A4.1. The building will be provided with a gabled
roof. The administrative west end of the building is provided with a low roof. A high
roof is provided over the east end of the building, where the vehicle maintenance bays
will be located. The eave of the low roofed portion of the building will be II' -0" high
with the ridge of the low roof at 21 '-0". The eave of the high roofed vehicle maintenance
bays will be 20' -0" high with the ridge of the high roof at 30' -0".
· 1220 Marshall Street NE
Minneapolis, MN 55413·1036
612.677.7100 main
612.677.71199 fax
R S P ARCHITECTS www.rsparch.com
.
.
· c] Buildine: exterior materials and color - Refer to the attached colored building
elevations and the previously submitted color copies of the Exterior Finishes.
· The bottom 7' -4" of the building will be provided with a masonry veneer of
integrally colored, medium brown, split face concrete masonry units (CMU).
· The upper portions of the exterior walls will be provided with an off white synthetic
stucco (EIFS) finish over the perimeter load bearing CMU perimeter walls.
· A light brown standing seam metal roof will be provided.
Pipe bollards will be painted yellow and will be placed to protect the corners of the
building and the sides of the openings for the overhead vehicle doors. The overhead
coiling vehicle doors, building mechanical louvers, hollow metal pedestrian doors and
frames will be painted to match the color of the split face CMU building base. The
windows and the exterior entry door to the office area will have a clear anodized
aluminum finish.
d] Locations of ine:ress and ee:ress points - Refer to the attached site plan and to the
previously submitted sheets CI.3 and CI.7. The site is provided with an existing paved
30' -0" wide access drive off of 88th Street. This access drive is provided with a lockable
pair of existing chain link swing gates. This will be the only point of vehicle access to the
site. This is not a commercial facility and there is no reason for the general public to be
provided with access to this site or building. The Army Reserve is planning to provide a
future privately owned vehicle (PÜV) parking area located outside of the fenced area, at
the west end of the north side of the MEP.
e] Dumpster and solid waste pick-up areas and proposed screenine: materials - Refer to
· the attached site plan. A garbage dumpster will be located on the east end of the building.
The Army Reserve will also be locating their specialized equipment containers on this
side of the building. Split faced CMU screen walls will extend from the northeast and
southeast corners of the building to screen this area from the north and from the south.
The east side of this screen walled area will be left open to comply with the Department
of Defense "DoD Minimum Antiterrorism Standards for Buildings", which does not
allow the east side ofthis area to be enclosed for security reasons.
f1 Sie:n location and dimensions - The Army Reserve will provide a 48" wide by 36" high
silk screened metal sign to identify this facility. This sign will be placed on the existing
chain link fence, on the north side of the existing vehicle access gate. This sign will not
be provided with lighting.
g] Lie:htine: standard and hood detail - The existing Army Reserve military equipment
parking area is provided with 12 light poles, approximately 24' high. Exterior wall
mounted light fixtures, will be provided on the building, adjacent to all pedestrian and
vehicle doors. All exterior lights will be on timers or light sensors.
h] Parkine: and loadine: areas - Refer to the attached site plan and the previously submitted
sheets CI.3 and CI.7. The existing Army Reserve military equipment parking area is
provided with a 6" thick gravel surface. The existing site access off of 88th Street is
paved up to the existing security gate. New concrete aprons will be provided on the north
and south sides of the building in front of the vehicle maintenance doors. This is not a
commercial facility and there is no reason for the general public to be provided with
· access to this building. A variance is being requested from Section 52,12, Subdivision
5 Parking Lot Standards, which requires hard surface parking materials and
necessary curbs,
20F4
.
.
· i] Drainal!e - Refer to the attached site plan and previously submitted sheet CIA. The
existing gravel surfaced military equipment parking area is crowned in the middle and
drains in each direction. As a part of the construction of the proposed Army Reserve
Vehicle Maintenance Building, a detention / retention pond will be constructed outside of
the existing fence on the west of the site. This detention / retention pond will control
stormwater runoff in the direction of the existing ditch on the east side of 88th Street. The
existing site drainage on the north, east and south sides of the MEP will not be changed.
j] Screeninl! of heatinl!. ventilation and air-conditioninl! equipment - Refer to the
attached site plan. Two air conditioning condensing units (CU) and an electrical
transformer will be located on the west end of the north side of the building. The two
condensing units will be residential in size.
· CU-1 will be 24" high by 40" wide by 18" deep.
· CU-2 will be 36" high by 32" wide by 32" deep.
· The electrical transformer will be approximately 36" high by 48" wide by 48" deep.
The Department of Defense Minimum Antiterrorism Standards for Buildings does not
allow these items to be screened for security reasons. A variance is being requested
from Section 52,14, Subdivision 15 General Fencing, Screening, Landscaping and
Storage, which requires all materials and equipment to be screened as to not be
visible from adjoining properties,
k] Landscape material- Refer to the attached site plan and to the previously submitted
sheet LI.I. The majority ofthe existing military equipment parking area will remain as a
gravel surface. Areas adjacent to the administrative west end of the building will be
· provided with low juniper shrubs with rock mulch. The detention / retention pond will be
grass seeded, as will the disturbed ditch areas along the east side of 88th Street. The
Department of Defense Minimum Antiterrorism Standards for Buildings does not allow
any landscape features to be higher than 6" in height within 33' of the building and
withîn 10' of the perimeter security fence. A variance is being requested from Section
52,22, Subdivision 7 relating to fences, walls and hedged landscaping,
I] Fire Hvdrant and fire lane locations - Refer to the attached site plan and also to the
previously submitted sheet CI.6. A new fire hydrant will be placed inside the west fence
line. The building will be provided with fire department vehicle access on all four sides
of the building.
m] Utility locations - Refer to the attached site plan and also to the previously submitted
sheets CI.6 and E2.I.
· Water and sanitary sewer - The Army Reserve is working with the City ofSt. Joseph
to extend the water and sanitary sewer service to the south along 88th Street, which is
located on the west side of the building.
· Gas service - Excel Energy has been contacted about extending gas service down the
east side of 88th Street.
· Electrical service - Steams Electric Association has been contacted about extending
the existing electrical service and relocating the existing electrical pedestal in the
northwest corner of the fenced military equipment parking area to the new electrical
transformer location as shown on sheet E2.1.
· Telephone service - Quest and Astound bySeren Innovations have been contacted
· about extending their local telephone service to the proposed building location.
· Cable television service - Astound by Seren Innovations has been contacted about
extending their cable television and internet service to the proposed building location.
30F4
n] Anv other fencin2. screenin2 or buildin2 accessories to be located in the
development area - Refer to the attached site plan and also to the previously submitted
sheet CI.3. The existing military equipment parking area is provided with an existing 6'
high chain link security fence. For visibility and security reasons the Department of
Defense Minimum Antiterrorism Standards for Buildings does not allow the military
equipment parking area to be screened. A variance is being requested from Section
52,14, Subdivision 15 General Fencing, Screening, Landscaping and Storage, which
requires all materials and equipment to be screened as to not be visible from
adjoining properties,
.
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· City of St. Joseph
Special Request Application
Request is hereby made for:
D Rezoning ($250) ø Special Use ($150) o Variance ($150)
./ A Certificate of Survey must accompany this application showing property lines, proposed locations / size of building,
and existing buildings including abutting property owners buildings if nearby. See attached example.
LEGAL DESCRIPTION:
Lot / Slack q Plat Name f~~ C> ~ s:-¡; ~.s~'"
Attach Meets and Sounds Description: Yes 0 No 0
Street Address: g) /S1 live:: ¡V~) fr: TbJ&I-f
.
PRESENT ZONING:
R1D R2D R3D R-MH 0
B1)( B2D Industrial I 0
Please describe the undue hardship that exists that is unique to the site which necessitates the request for a variance:
;
fJlfl
I .
Please provide any additional information that would be helpful for the Planning Commission when reviewing this
request:
¡/!-~Ih7l
I, ::Tfl:JJ~ ~cffrJ~"1rI- , agree to pay the required fee for this application and understand that
should this request be refused, the fee will not be returned. I also understand that should this request be granted,
application for a building permit will be made in accordance with the Ordinance affecting the same.
Date: q / ;J /0 :;.. Owner Signature: ~ iJt1 ~
I I owner'sName:/~A-fJ6Ú JC/I~'T¥-
(Print)
Approved 0 Denied 0 by the Planning Commission on
Approved 0 Denied 0 by the City Council on
Zoning Administrator
(9011 ¡J1e1fetz :þ u6lis hl11~ !J11C. .
St, 'Joseph !\JehJs{ea.detz · Sa.tzteU !\JehJs{ea.detz · Wa.ite -:þa.tzk !\JehJs{ea.detz
/l1usic &. 'Da.hce !\JehJs
Friday, Aug. 9
Dear Planning Commission Members,
My husband, Bruce, and I are trying to purchase the Frieler, Habben & Co. building at 32 1st Ave.
N. W., St. Joseph, to relocate my business, Von Meyer Publishing Inc. dba N ewsleaders of S1. Joseph,
Sartell and Waite Park, in the top portion of the building.
We are requesting a special-use permit to convert the basement of the building to a two-bedroom
apartment to rent out to help offset the mortgage payments. One of my employees is interested in
possibly renting the apartment. We plan on providing off-street parking in the carport attached to
the building.
We will need to sheetrock a wall and add an egress window to the northeast corner of the basement
to add a second bedroom. An existing bedroom with an egress window is on the northwest corn.
of the basement. An existing bath is also on the north end of the building. We will also need to extend
plumbing to the southeast comer of the building in order to create a kitchen with -sink, stove,
refrigerator, dishwasher, cupboards and breakfast counter. The apartment will be an upscale rental
unit done in good taste using quality materials, appliances and design to enhance the property.
I have contacted the fITe inspector, building inspector and rental inspector to find out the
requirements we need to accomplish this task and will, to the best of our ability, fulfill these
requirements if this special-use permit is granted.
Sincerely,
f) .~
~
Janelle Schneekloth
Publisher
.
Janelle Yon Pinnon, Publisher· P.O. Box 324 · St. Joseph MN 56374 · 320-363-7741
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· ity of St. Joseph
25 College Avenue NW
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-7201 City of St, Joseph
Fax: 363-0342 Public Hearing
CLERK!
ADMINISTRATOR The Planning Commission for the City of St. Joseph will conduct a public hearing on
Judy Weyrens Monday, August 26,2002 at 7:30 PM in the St. Joseph City Hall. The purpose of the
MAYOR hearing is to consider a Special Use Permit request to allow a rental unit in a General
Business District. The property is located at 32 West Minnesota Street, legally described
Larry 1. Hosch as Lot 001 Block 009 Townsite of St. Joseph; Lot 1 less S 105' thereof and Lot 2 less S
COUNCILORS 105' thereof and less that part oflot 2 lying E'ly ofW'ly 33.67'.
Bob Loso St. Joseph Code of Ordinances 52.21 subd. 3 (f) provides for the following under Special
Cory Ehlert
Kyle Schneider Uses: Mixed use of a Permitted Use and a multiple residential dwelling units; but only if at
Alan Rassier least 50% of the interior square footage (exclusive of the basement or cellar) is used full
time for a Permitted Use. The area consisting of multiple residential dwelling units must
meet the standards of Section 52.19, Subd. 5 and 6. Parking requirements shall be
separately determined for the commercial and residential uses in accordance with Section
52.14, Subd. 4.
· The request for Special Use has been submitted by Yon Meyer Publishing PO Box 324, St.
Joseph MN
Judy Weyrens
Administrator/Clerk
Note: State Law requires mailed notices to property owners within 350 feet of a variance,
special use or zoning request.
·
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;kOVIV11 ~¡lJ1 ' 9
. City of St. Joseph
Special Request Application
Request is hereby made for:
o Rezoning ($250) ~peCial Use ($150) o Variance ($150)
./ A Certificate of Survey must accompany this application showing property lines, proposed locations / size of building,
and existing buildings including abutting property owners buildings if nearby. See attached example.
LEGAL DESCRIPTION:
Lot i Block 2. Plat Name ~ò..~lLn ~ \ 0 YOJj(
Attach Meets and Bounds Description: Yes 0 No 0
Street Address:
PRESENT ZONING:
R1D R2D R3D R-MH 0
B1D B2~ Industrial I 0
Please describe the undue hardship that exists that is unique to the site which necessitates the request for a variance:
Please provide any additional information that would be helpful for the Planning Commission when reviewing this
request:
I, Q ~'RoL \-\ ~A \( D \-....Y"";)() N , agree to pay the required fee for this application and understand that
should this request be refused, the fee will not be returned. I also understand that should this request be granted,
application for a building permit will be made in accordance with the Ordinance affectil")g t same.
~ ~ r, ~
Date: '6 \'2..-\02.. Owner Signature: - .
Owner's Name: C,A\lòL \-\AAKO\J~O~)
(Print)
Approved 0 Denied 0 by the Planning Commission on
Approved 0 Denied 0 by the City Council on
Zoning Administrator
. ity of St. Joseph
25 College Avenue NW
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-720 1 City of St, Joseph
Fax: 363-0342 Public Hearing
C~ERKI
ADMJNISTRATOR The Planning Commission for the City of St. Joseph will conduct a public hearing on
Judy Weyrens Monday, August 26,2002 at 7:50 PM in the St. Joseph City Hall. The purpose of the
MAYOR hearing is to consider a Special Use Permit request to allow the construction of a facility
Larry J. Hosch for office space and warehousing for Knight Builders, a commercial contractor.
COUNCILORS The property is legally described as follows: Lot 1 Block 2 Indian Hills Plat.
Bob Loso St. Joseph Code of Ordinances 52.22 subd. 4 (c) provides for the following under Special
Cory Ehlert
Kyle Schneider Uses: Industrial and Office Warehousing.
Alan Rassier
The request for Special Use has been submitted by Knight Builders, 35 College Avenue
North, PO Box 60981. Joseph MN 56374.
. Judy Weyrens
Administrator/Clerk
Note: State law requires mailed notice to all property owners within 350 feet of a variance,
special use or rezoning request.
.
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~night Builders, Inc.
35 North College Avenue Phone 320-363-0783
P.O. Box 609 Fax 320-363-0697
St. Joseph, MN 56374
PROJECT SCOPE
Knight BUilders¡ Inc. is a commercial/multi-unit residential drywall and
steel framing contractor. Currently¡ we employ 21 full-time carpenters¡
framers¡ finishers¡ and laborers. In addition¡ we have two full-time office
employees and one part-time receptionist. We have been in business
since 1998 and are presently located at 35 North College Avenue¡
St. Joseph¡ MN.
. Knight Builders¡ Inc. is proposing to build a 4000 square foot office
building locating on Little Crow Court in Indian Hill Park in the City
of St. Joseph.
The full legal description of the property is:
Sect-10¡ Twp-124¡ Range-029
Indian Hill Park
Lot-001¡ Block-002
Of the proposed 4000 square feet¡ 2000 square feet will be used for
office space¡ the remaining 2000 square feet will be used as storage
for spray equipment¡ scaffolding¡ and tools.
Construction will likely begin in the Fall of 2002.
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DATE: August21,2002
MEMO TO: Planning Commission, City Administrator Weyrens
FROM: Joanne Foust & Cynthia Smith-Strack, Municipal Development Group Inc.
RE: Site Plan and Lot Split request - Hettwer Realty
Requests
On behalf of a trucking company, Hettwer Realty has submitted a request for approval of a site
and lot split for a trucking facility. The company is proposing an 8,600 square foot building
consisting of 24 bays and office space on the north 6.34 acres of Lot 1, Block 2 Buettner
Business Park (intersection of 15th Avenue and Co. Rd 133).
Background
1. Lot Split:
Hettwer Realty requests approval of a lot split of the North 6.343 acres of Lot 1, Block 2, Buettner
Business Park. The lot is located south of County Road 133 and east of 15th Avenue.
Lot 1, Block 2 was originally platted as a lot measuring 17.343 acres in size. In June, St. Joe
Development LLC. requested a lot split resulting in two lots measuring 9.343 acres in size and 8.0
(Vicwest parcel) acres in size. This request would further split the 9.343 acre parcel into two lots
measuring 6.343 acres and 3.0 acres.
· Section 54.3, Subdivision 2 of the City's Subdivision Ordinance indicates, " The regulations
contained herein shall apply to the subdivision of a lot, tract or parcel of land into two or more lots,
tracts, or development, whether immediate or future, including the re-subdivision or re-platting of
land or lots; except; the City Council may exempt the division of a single previously platted lot
from the application of the Ordinance and condition the division upon application of the ordinance
and condition the division upon Council approval only, where the Council finds that full
compliance with the platting procedure is not necessary to meet the purposes of this Ordinance."
The proposed re-subdivision appears to meet all design and improvement standards including
frontage on a city street, serving with municipal utilities and sufficient lot width and depth to
accommodate required setbacks in an Industrial zoning district.
2. Site Plan review: The Planning Commission and Council will review the proposed project as
it relates to the Zoning Ordinance for the L-I Light Industrial District. The following is a summary
of the various categories:
Zoning Ordinance Requirement Review/Comments
1-2 Zoning District Permitted and Special Warehousing with the structure is a
Uses permitted use within the LI District (Section
52.23, Subd. 2 /)
Setback requirements:
Front yard setback - 30' from lot line Proposed building setbacks exceed the
required 30' front yard abutting both
Side yard - 10' from lot line corners/streets and the 10' side yard and
20' year yard.
Rear yard - 20' from lot line
· Maximum height 55' in the industrial district The proposed building height of 20'
conforms with the zoning requirement
which limits a building to 55' in height.
. Section 52.14, Subd. 5 b of the Zoning
Ordinance requires, "Such parking lots
shall be constructed and maintained in a The site plan identifies proposed parking
useable condition with a hard surface lot construction with light duty asphalt.
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 a permitted in an
industrial area by special use permit or
variance." Subd. 5 d and estate,
"Necessary curb or other protections
against damages to adjoining properties,
streets and sidewalks shall be provided
and maintained" and "Plans for
construction of any such parking lot must
be approved by the Planning Commission
before construction is started. No such
land shall be used for a parking until
approved by the Planning Commission."
Section 52.14 also identifies the 25 spaces are illustrated. The parking lot is
requirement for the number of spaces with set back 86 feet from the property lines.
at least 8 spaces, plus one space for each Each parking space measures 9 feet x 20
2 employees on each shift based on a feet. The ordinance requires spaces to be
maximum planed employment or at a a minimum of 9 feet by 18 feet with
. minimum 1 space for each 500 square feet. handicap spaces measuring no less than
This would result in a requirement of 25 20 feet by 1 5 feet
spaces.
Loading berths are required for building Subdivision 6 requires one loading berth
over 5,000 sq. ft if the structure requires for a 5,000 to 16,000 square foot building.
the receipt or distribution of materials or 24 are proposed.
merchandise.
Building Exterior - Section 52.33, Subd, 8 The applicant proposes architectural metal
C. requires all building to have exterior panels. The covenants for the business
finish, design and materials approved by park (with plan review by the EDA) allows
the Planning Commission prior to issuance architectural metal panels provided they
of a building permit. contain a 20-year colorfast manufacturer's
warranty, and provided 25% of the exterior
adjacent to streets is of concrete, stucco,
brick, glass or other acceptable material.
This condition of the covenants is not met.
The EDA will discuss it at their August 21,
2002 meeting. An update will be provided
to the Planning Commission.
Screening - All ventilation and air One refuse container is illustrated on the
equipment must be screened. Trash south side of the property with a notation
receptacles must also be screened that screening will comply with Section
5.01 of the Buettner Business Park
Covenants. The covenants require refuse
containers to be kept in a three sided
enclosure a minimum of five feet in height
constructed of brick, stone, decorative
. concrete material or durable material (ie.
Screen chain link with a latched gate for
the forth side)
· The only outdoor storage proposed is truck
trailers that are "temporary". The storage
of materials or other equipment is not
proposed. The Planning Commission
should discuss if this is considered
"outdoor storage".
Section 52.14, Subd. 18 requires all Exterior lighting is not illustrated. Approval
lighting to be arranged to deflect light away should be contingent upon the
from public streets arrangement of lighting to deflect away
from County Road 133 and 15th Avenue.
Stops and Curbs. Section 52.14 Subd. 5b A heavy-duty concrete drive is illustrated
requires B-612 curbs on 15th Avenue to the site. Curb detail is
not outlined. Approval should be
conditioned upon installation of B-612 curb
at the curb cut locations.
Landscaping Plan Plan Sheet A1 illustrates a 3 foot high
landscape strip along the right-of-ways.
This includes one shade tree and 5 shrubs
every 35 feet along County Road 133 and
15th Avenue NE and one evergreen every
20 feet along the south property line.
Drainage and topography A drainage plan has not yet been
submitted. The applicant has been in
contact with S.E.H. engineers. Approval
should be contingent upon submittal of
topography drawings and a storm water
· drainage plan to be reviewed and approved
by the City Engineer.
Fencing: Section 56.4 of the Zoning A 7' high fence with 3 strands of barbed
Ordinance allows for the installation of non- wire is proposed.
rust material chain link fences up to 8' in
height.
Planning Commission Action:
Lot Split: MDG recommends approval of the Lot Split conditioned upon submittal of a certificate
of survey illustrating the lot boundaries and new legal description. A MOTION is in order to adopt
the enclosed Resolution.
Site Plan:
MDG recommends approval of the Site Plan conditioned upon:
1. Submittal of topography drawings with storm water plan review and approval by the
City Engineer;
2. Evidence that the architectural metal have the 20-year manufacturer color-fast
warranty; (the Planning Commission discuss exterior building finish on sides facing
the streets);
3. Screening for the refuse container a minimum of five feet in height and constructed of
brick, stone, decorative concrete material or durable material; as noted on the site
plan;
4. Installation of 8-612 curb at the curb cut locations; and
5. The arrangement of lighting to deflect away from County Road 133 and 15th Avenue
A MOTION is in order to adopt the enclosed resolution conditionally approving the site plan.
· Recommendations from the August 26th Planning Commission meeting will be forwarded to the
City Council at their first September meeting.
. ST, JOSEPH PLANNING COMMISSION
RESOLUTION -
RESOLUTION RECOMMENDING APPROVAL OF THE RE-SUBDIVISION OF LOT 1,
BLOCK 2, BUETTNER BUSINESS PARK
WHEREAS, Herwett Realty has submitted a request to re-subdivide Lot 1, Block 2, Buettner
Business Park, and
WHEREAS, the re-subdivision would result in two lots measuring 6.343 acres and 3.00 acres in
size; and
WHEREAS, Section 54.3, Subdivision 2 of the Subdivision Ordinance provides for exceptions
from the formal platting process for the re-subdivision of lots provided full compliance with the
platting procedure is not needed to meet the purposes of the ordinance; and
WHEREAS, the Planning Commission has reviewed the proposed subdivision and has found
the lot split to comply with minimum design and improvement standards; and
WHEREAS, a registered land surveyors' certification for the proposed subdivision is required.
NOW, THEREFORE, BE IT RESOLVED BY THE ST. PLANNING COMMISSION THAT: The
Planning Commission does hereby recommend the City Council of the City of St. Joseph find
. the re-subdivision of Lot 1, Block 2 in compliance with the Subdivision Ordinance and exempt
the applicant from the formal platting procedures, contingent upon the following condition:
1. That a certificate of survey be completed and the approved monuments/markers be installed
at the new lot corners resulting from the re-subdivision of Lot 1, Block 2 by a registered land
surveyor.
DATED THIS 26th DAY OF AUGUST, 2002
ATTEST:
Planning Chair
Secretary
.
. ST. JOSEPH PLANNING COMMISSION
RESOLUTION -
RESOLUTION RECOMMENDING CONDITIONAL APPROVAL OF SITE PLAN NORTH 6.343 ACRES,
LOT 1, BLOCK 2, BUETTNER BUSINESS PARK
WHEREAS, Herwett Realty has submitted a request for site plan approval for a 8,600 square foot
trucking facility on the north 6.343 acres of Lot 1, Block 2, Buettner Business Park, and
WHEREAS, the applicant has submitted required site and building plans for review; and
WHEREAS, Section 52.14 of the Zoning Ordinance outlines general requirements; and
WHEREAS, Section 52.23 of the Zoning Ordinance outlines zoning regulations relating to the light
industrial district; and
WHEREAS, the Planning Commission has reviewed the proposed site and building plans.
NOW, THEREFORE, BE IT RESOLVED BY THE ST. PLANNING COMMISSION THAT: The Planning
Commission does hereby recommend the City Council of the City of St. Joseph approve the site plan for
the trucking facility on the north 6.343 acres of Lot 1, Block 2, Buettner Business Park, contingent upon
the following conditions:
1. That a certificate of survey be completed and the approved monuments/markers be installed at
the new lot corners resulting from the re-subdivision of Lot 1, Block 2 by a registered land
. surveyor.
2. Submittal of topography drawings with storm water plan review and approval by the City
Engineer;
3. Evidence that the architectural metal have the 20-year manufacturer color-fast warranty;
4; Screening for the refuse container a minimum of five feet in height and constructed of brick,
stone, decorative concrete material or durable material; as noted on the site plan;
5. Installation of B-612 curb at the curb cut locations; and
6. The arrangement of lighting to deflect away from County Road 133 and 15th Avenue
DATED THIS 26th DAY OF AUGUST, 2002
ATTEST:
Planning Chair
Secretary
.