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2003 [05] May 05
. www.cityofstjoseph.com ity of St. Joseph St. Joseph Planning Commission 25 College Avenue North May 5, 2003 PO Box 668 7:00 PM St. Joseph. MN 56374 (320) 363-7201 Fax: (320) 363-0342 1. Call to Order ADMINISTRATOR Judy Weyrens 2. Approve Agenda MAYOR 3. 7:00 PM - Public Hearing, Special Use and Variance Linda Schyma Larry J. Hosch a. Special Use to allow a rental unit in a General Business Zone b. Variance - Parking requirements and location of the parking area COUNCILORS Alan Rassier 4. 7:20 PM - BMD Commercial, Discussion on proposed used for the Quonset located Ross Rieke on Birch Street Gary UIsch Dale Wick 5. 7:30 PM - Carlson Development a. Preliminary Plat - W obegon Apartments b. Site Plan Approval . 6. 7:50 PM - Summit Management, Proposed R3 Development a. Site Plan Review b. Development ó'\greement 7. Other Matters 8. Adjourn . ., www.cityofstjoseph.com ity of St. Joseph City of St. Joseph 25 College Avenue North Public Hearing PO Box 668 St. Joseph. MN 56374 (320) 363-720 I The Planning Commission for the City of St. Joseph will be conducting a public hearing on Fax: (320) 363-0342 Monday, May 5, 2003 at 7:00 PM. The purpose of the hearing is to consider issuance of a Special Use Pemiit to allow a rental unit in a General Business Zoning District and a ADMINISTRATOR variance to allow parking in aparking lot located further than 350 feet from the rental unit. Judy Weyrens The property is located at II College Avenue North and is legally described as: The South 61 feet of the East 27.IS feet of Lot Twelve (12), Block Nine (9), in the Townsite of St. MAYOR Joseph. Larry J. Hosch COUNCILORS St. Joseph Code of Ordinances provides for the following under Special Uses: Mixed use of Alan Rassier a Permitted Use and a multiple residential dwelling units; but only if at least 50% of the Ross Rieke interior square footage (exclusive of the basement or cellar) is used full time for a Permitted Gary Utsch Use. The area consisting of multiple residential dwelling units must meet the standards of Dale Wick 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. St. Joseph Code of Ordinances provides a collective provisions of off-street parking facilities . for two (2) or more buildings or uses provided, collectively, such facilities shall not be less than the sum of the requirements for the various individual uses computed separately in accordance with the table, and Subdivision 4 below, said buildings or uses are within 350 feet of the parking area. The request for Special Use has been submitted by Linda Schyma, 1129 E. St. Germain, St. Cloud MN 56301. Judy Weyrens Administrator . '.,.<""" I '§ T "",."" . I 0 If i . J '. .'...... I : ON ". ". I I 0 "'<>,.. I 4 : () "" "" _ I ~ ~ U "".,""" I '\-' ~ ~ ", ..... t ..,<>,.. 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"uu"r"-u.-,,_.,--,u,,~,,; "" : I _ I ~ '. I I :: "" : I - I ¡¡ ". : I - I ". , I . "',: I - I ", ",: I ," '., I - I . , , .. .\. "'!. I f-- - I ". I f-- - I ", "', I - I "'. "'. I ~ I ____~~____~~_______ I--- ________J__________________ "\..,.. "'\.,.. I I [J J II ~ ~ T l~ ¡~ :, '. '. I!---' I . . .,..,..,..,. .,..,..,..,. I /111 F=: t3 t i ¡ "" ". lie-----< \1'~ I ,', IÞ==!' "'. .\. I " 1 "" "" . \~ I '. '. I _ , I 1"\ - - "'" "'" -: ~~ 1 0 - - 500 ~oo . "'. "'. - ~~. I . . \ \ I - · Collège of Saint Benedict · · Department of Security · · 37 South College Avenue · St Joseph, MN 56374 · April 24, 2003 To whom it may concern: It is the policy of the CSB Security Department that each student is eligible to have one vehicle registered on campus during a school year. Permits are issued upon completion of the CSB "Student Parking Permit Form" and agreement to abide by all relevant campus parking regulations. Parking lot assignments are determined by a student's place of residence for that year. Students that choose to live off campus are eligible for the same parking privileges as those students who reside on campus. Routinely, students who live off campus are assigned to Parking Lot #5. Any questions on this subject can be directed to me by calling 363-5101. . . . . . . . . . . . . . .. . . . . . . . . . ~ S-r CLOUO 10 ' (") \,\OR'''' E ~;~ R'é. 'é.""\ ç -r:...\"'~Rþ..\'\C ...\ 'é. SO""\ þ.. ~ ~~ m\~~ ~ e ~D W~ c ~ . ~ ~ ~ , Ž B \ ~ '0 ~, ~ A'= ~ ì~. ,. / /~ ,/ ____/ .~// .. 51. JOSEPH ,', ,·--1'-·---1/ .' CEMETERY " I.. :;;D~' , 'LI ,r-.', " .',' CONVENT : I .·'1 ¡)/~: '.: E F;, CHIETERY '!'-lll"'~' .'. j 'fJ "f' H c 'r---'" : . ; .1~· ¡ . l! ':. ", G'~ / .: W'C'.,.-""~ .I~"f: , ¡I '- .: 11 "~,.. X .'- -, -,.:.'. t ""-- '. ~ '''''T::'~' /. (Ai. U.':: '. : j~_1 Fl' ., ....~ .1±?''-/- "/é\' ':,' ",. .... i- "0;/ /.~[]"." ..... '. .J.-.....iqj....... ..~._.... .... .~ '. ·K' ( -.~ s" ...... ,~ 1~,.:.. .;;.. 'J-~ ! ¡.. '. \ - .. I '" , ~ . :1 V,- _ '. ,~.ø.. , .-. . '. .. ! L" ..___ ."" , ., ML...·- i . Q! ~ ¡., ..-- . ..: 5.1 " ~8 Jl " '.~ _it i 1 N'ø O· .~ i , ~i.' ' a 'W< ":0-:- .~. ft Q; :..= f'fJ. ¡,¡j 'æ ¡:;;-,;'i .. .. . Jl !'R'" p ~ . .,./ I . SOUTH ENTRANCE uollege of Saint Benedict ., . VRaikowski m~.mhA~"~",rth . .. ~~~~fÅ~ Ud. P.O. Box 1433 April 18, 2003 St. Cloud, MN 56302-1433 Ms. Judy Weyrens Clerk Administrator 320-251-1055 City of St. Joseph Toll Free 800-445-9617 21 First A venue Northwest Fax 320-251-5896 P.O. Box 668 St. Joseph, MN 56374 rajhan@rajhan.com Re: City ofSt. Joseph - Nordmann Special Use Pennit Our File No. 22641 www.rajhan.com Dear Judy: On April 11, 2003, you sent me a letter with questions regarding the Special Use Pennit issued to Mary Kaye Nonnann which allows a rental unit in the General Business Zoning District. . You asked for opinions regarding the following questions: 1. Does the City have the right to not issue a rental license for the year 2003- 2004 based on the contingencies of the Special Use Pennit? Frank J. Rajkowski .. Answer: Yes. The Special Use Pennit was issued with the clear understanding that the rental unit must have three off-street parking spaces provided by Mark Gordon H. Hansmeier Loso. The Special Use Pennit contains the following contingency: "If the Frederick L. Grunke parking arrangements with the adjacentproperty owner, Mark Loso, cease, the Thomas G. Jovanovich· special use shall become null ~d void." Accordingly, Kaye Nordmann is onø1-'"tina the røntal p...,it ~r. ~ii('\latioñ ("\f'thp ~ner>;al TTt'ø Ppnn;f The Cif" hac thp y.......;.-......... b ..¿.... -.....'-'.1... . ~5.-.1.~_ ,'" .1...1 . ;.._~ ...~ .~.....l._.___...: _ A...I..""':' ~y _.L_ ... _ 'LJ'U~·. -..i. ............... .1......- .A. :£..1_ -......J.L ~ ...._ Paul A. Rajkowski· right not to issue a rentallièense for the year 2003-2004 based on the violation of Kevin F. Gray this contingency. William J. Cashman 2. Does the City have a right not to issue a rental license for the year 2003- Richard W. Sobalvarro 2004 based on the fact that there may be a change in ownership? Susan M. Dege Answer: Yes, however, the new owner may apply for a Special Use Pennit and LeAnne D. Bartishofski go through the same proceedings. The City must treat the new owner's pursuant Sarah L. Smith to the current zoning ordinance. Nevertheless, the existing Special Use Pennit was contingent upon the property not being sold. Once the property is sold, the -Joseph·M.·Bromeland~--- --.- ·current Special UsePennitwillexpire and the new owner must apply for a new .ry J. Haupert Special Use Pennit if the current ordinance allows for a residential unit in the General Business Zoning District. Frank J. Rajkowski and Richard W Sobalvarro are admitted to píòctice in North Dakota.. Gordon H. Hansmeier in North Dakota and Vv'isconsin, Paul A. Rajkowski and Sarah L. Smith in Wisconsin, and William J. Cashman in South Dakota. II Member of American Board of ïrial Advocates. "Qualified ADR Neutral. V AprilI8,.2003 . Page -2- If you have any additional questions, please advise. Sincerely, RAJKOWSKl HANSM~R LTD. ! I 77J /!.--~ / It, f . , . Î I By {jf" // j Thomas G. ~ich TGJlbaw . . . www.cityofstjoseph.com ity of St. Joseph April II, 2003 25 College Avenue North Tom Jovanovich 7 PO Box 668 Rajkowski Hansmeier St. Joseph. MN 56374 PO Box 1433 (320) 363-7201 St. Cloud MN 56302 Fax: (320)363-0342 ADMINISTRATOR Dear Tom: Judy Weyrens As we discussed on the telephone on Wednesday, a situation has arisen regarding a Special MAYOR Use Permit that was issued in 1993. The Special Use Permit was issued to allow a rental Larry J. Hosch unit in a General Business Zoning District. When the Special Use Permit was approved by the Planning Co:mmission and City Council, three contingencies were included, one which CÓUNCILORS required an arrangement for off street parking. Alan Rassier Ross Rieke The City has recently been made aware that off street parking is no longer being provided. Gary Utsch Before I pursue this matter further, I would appreciate your opinion on the following: Dale Wick 1. Does the City have the right to not issue a rental license for the year 2003- 2004 based on the contingencies of the Special Use Permit. . a. ' Parking has ceased at Loso' s Pub - Contingency #2 b. Transfer of ownership - Contingency #3. The property is in the process öfbeing sold. My concern is whether är not the City has the right to deny the continuance of a Special Use Permit basecfon oWnership. It has always been my understanding that a Special Use Permit is issued and recorded on the property not by person. 2. The current property owner is scheduled to attend the May5, 2003 Planning Commission regarding this matter. Ifshe is able to provide off street parking at another location, other than what was approved at the public hearing, is that acceptable or does she need to re-apply for a Special Use Permit? For your convenience I have enclosed the documents from 1993 including the recorded copy of the Special Use Permit. Please call me if you need additional information or have any questions. CITY OF ST. JOSEPH f"'"'-\ ,.~ - f/Je ) ?\' dv' I. { oJ .Vf._liÞá ',/ I t:le~ens mstrator . Enclosures C:\Plalming Commission Correspondence\Schyma Special Use,doc Chronology of Special Use Permit - Mary Kay Nordmann Page 1 of 3 Octb:bet4,tI'993-Extract-01'the;PJanning"Commission'Minutes · Special Use Request - Mary Kay Nordmann: Chair Klein called the hearing to order at 8:00 p.m. The purpose of the hearing is to consider a request for a special use permit to allow residential living - quarters above a business in the general business zone. The property is located at 13 College Avenue North, and legally described as the South 61' of East 27.15' of Lot 12, Block 9; Townsite of St. Joseph. The request for a special use permit has been submitted by Mary Kaye Nordmann, Route 2; Box 94, Royalton, MN 56373. Mary Kaye Nordmann spoke on her own behalf. Ms. Nordmann stated that she is requesting authorization to convert the upstairs of her business into a rental unit. On August 3, 1992, the Fire Chief and Building Inspector performed a safety inspection and she has met most of the requirements. St. Joseph Mutual Insurance submitted the following written comments: " It is the general consensus of the office employees and Board of Directors of the St. Joseph Mutual Insurance Company NOT to have this location turned into a Rental Unit. There are several reasons as to why we would like to see this request denied: there is not any parking available; we have heard extremely loud music several times; there is excess garbage in back of our building because they have no weekly pickup; there have been vehicles parked on our property and we want that · discontinued immediately. We feel that there would be several conflicts if resulting in favor of a rental unit." The Commission question Ms. Nordmann as to the parking for the rental unit. Ms, Nordmann stated that she has a verbal agreement with Mr. Mark Loso, owner of Loso's Mainstreet Pub, allowing her renters to park behind his establishment. Commissioner Schneider didn't feet that was a workable solution, unless the parking spots were designated and marked. Liaison Loso requested Ms. Nordmann to obtain a legal document from Mr. Loso stating this agreement with a time period attached. Ms. Nordmann questioned how far away the parking locations could be from the rental unit. She also has an agreement with a resident on 2nd Avenue SE to allow her renters to park in her driveway. Commissioner Kalinowski questioned whether or not the renters would walk that distance to park their vehicles. Liaison Loso questioned Ms. Nordmann as to the volume of traffic upstairs and the number of parties reported. Ms. Nordmann didn't feel that a problem existed, but would pay attention to the renters. Loso made a motion recommending Council approval of the Special Use Permit with the following conditions: 1. Ms. Nordmann contact the Building Inspector to verify compliance with the building corrections with the exception of making the front entrance handicap accessible. · 2. A written legal document is provided to the City verifying the designated, marked parking stalls to be used by the renters. Chronology of Special Use Permit - Mary Kay Nordmann Page 3 of 3 · Mr. Loso spoke on his own behalf. He stated that he will provide two parking stalls, but for liabilitypùrposes, he would prefer not to have a written agreement stating such. Kalinowski made a motion granting the special use request of Mary Kaye Nordmann to allow the upper level of her business to be a rental unit. The special use shall be granted on the following conditions: 1. The building is approved by the City Building Official. 2. If the parking arrangements with the adjacent property owner, Mark Loso, cease, this special use shall become null and void. Additionally, if the property owned by M,r. Loso changes ownership, the special use shall also become null and void. 3. This special use permit is non-transferable and should the ownership change, this special use becomes null and void. The motion was seconded by Nierengarten. Ayes: Klein, Kalinowski, Sniezek, Lesnick, Nierengartent Brixius, Hiemenz. Nayes: None. Motion Carried 7:0:0 · · October 4, 1993 to recommend the Council approve the two hundred thirty eight (238) . foot variance as requested based on the following findings: I ! 1 ) .â..:L- Joseph Code of Ordinance No, 52.7 subd l.1l2l That the literal interpretation of the provisions of this Ordinance would deprive the petitioner of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance. 2) .â..L.. Joseph Code QÍ Ordinance No. 52,7 subd 1..i.çJ. That granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands in the same district. 3) St. Joseph Code QÍ Ordinance No. 52.7 subd ~ That the condition or situation of a specific piece of property, or the intended use of said property, for which the variance was sought, is not of so general or recurrent a nature as to make reasonably practicable the formulation of a general regulation for such conditions or a situation. - The motion was seconded by Kalinowski. . Ayes: Klein, Kalinowski, Lesnick, Nierengarten, Brixius, Schneider, Loso. Nayes: None. Motion Carried 7:0:0 Mike Westerhoff - j\mer i can Legion: Mike Westerhoff., Commander of the - .l\me r i can Legion, appeared before the Commission to discuss the placement of an overhang. The Legion is requesting authorization to make application for a building permi t for an overhang, and a authorization to a 11 ow an overhang over a public sidewalk. St. Joseph code of Ordinance allows business signs to encroach the public sidewalk a maximum of 2l¡. inches. The Commission instructed Mr. Westerhoff to determine what ·the encroachment on the right of way will be and if the overhang will encroach more than 24- inches, he should make application for a variance hearing. Loso made a motion authorizing Mr. Westerhoff, on behalf of the Legion, to make application for a building pe rmi t only if the right of way conditions can be satisfied. The motion was seconded by Lesnick. Ayes: Klein, Kal inowski , Lesnick, !\¡j erengarten, Brixius, Schneider, Loso. Nayes: None. Motion Carried 7:0:0 Special Use Reauest .::. Mar" Kav Nordmann: Chair Klein called the hearing to order at 8:00 p.m. The purpose of the hearing is to . consider a request for a special use permi t to allow residential living quarters above a business in the general business zone. The property IS located at 1 3 College Avenue North, and legally Octoberl.¡., 1993 . described as the South 61' of East 27.15 . of Lot 12, Block 9 ; Townsite of 5t. Joseeh. The request for a special use permi t has been submitted by Mary Kaye Nordmann, Route 2; Box 94, Royalton,MN 56373. Mary Kaye Nordmann spoke on her own behal f. Ms. Nordmann stated that she is requesting authorization to convert the upstairs of her business into a rental un i t. On August 3, 1992, the Fire Chief and Building Inspector performed a safety inspection and she has met most of the requirements. St. Joseph Mutual Insurance submitted the following written comments: .. It. is the general concensus of the office employees and Board of Directors of the 5t. Joseph Mutual Insurance Company NOT to have this location turned into a Rental Unit. There are several reasons as to why we would like to see this request denied: there is not any parking available; we have heard extremely loud music several time s ; there is excess garbage in back of our building because they have no weekly pickup; there have been vehicles parked on our property and we want· that discontinued immedia~ely. We feel that there would be several coni 1 iots if resulting in favor of a rental unit. .. The Commission questfon Ms. Nordmann as to the parking for the rental . unit. Ms. Nordmann stated that she has a verbal agreement with Mr. Mark Loso, owner of Loso . s Mainstreet Pub, allowing her renters to park behind his establishment. Commissioner Schneider didn't feet that was a workable solution, . unless the parking spots were designated and marked. Liaison L080 req·uested Ms. Nordmann to obtain a legal document from Mr. Loso stating this agreement with a time period attached. Ms. Nordmann questioned how far away the parking locations could be from the rental unit. She also has an agreement with a resident on 2nd Avenue SE to allow her renters to park in her driveway. Commissioner Kalinowski questioned whether or not the renters would walk that distance to park their vehicles. Liaison Loso questioned Ms. Nordmann as to the volume of traffic upstairs and the number of parties reported. Ms. Nordmann dìdn't feel that a problem existed, but would pay attention to the renters. Loso made a motion recommending Counc i 1 approval of the Special Use Permit with the following conditions: 1 ) !vis. Nordmann contact the Building Inspector to verify compliance with the building corrections with the exception of making the front entrance handicap accessible. 2 ) A written legal document is provided to the City verifying the designated, marked parking stalls to be used by the . renters. '} \ Ms. Nordmann appear before the Commission at the November -' J 1 , 1993 meeting verifying completion of the first two items. October 4, 1993 The motion was seconded by Nierengarten. . I ¡ Klein, Kalinowski, Lesnick, Nierengarten, ¡ Ayes: Brixius, Schneider, Loso. Nayes: None. Motion Carried 7:0:0 The hearing was closed at 8: 15 p.m. Mark Lambert - Fencing Requirements: Mark Lambert appeared before the - Commission as requested on September 13, 1993 to·discuss the fencing around his apar tment complex. The Planning Commission had received some concern as to the students jumping the fence and walking on surrounding property. This property is located at 1 31 and 133 Cedar Street Eas t. Mr. Lambert discussed the evolution of his project, his plans and the recent fencing request. He felt that he has satisfied his agreement and will fence the remaining portion of his property when phase 1 1 is complete the surruner of 1994. Mr. Deutz, property owner west of the complex discussed the volume of students jumping the fence and cutting across his property. He questioned the Corrunission as to why they relieved Mr. Lambert of his fencing request. Mr. Deutz felt that if Mr. Lambert were required to . completely fence his property, the problem would be minimal. After a lengthy discussion, the Corrunission felt that this issue needed \ to be resolved between the property owners, not the Planning Commission. Kalinowski made a motion to adjourn at 8:50 p.m. ; seconded by Nierengarten. Ayes: Klein, Kalinowski, Lesnick, Nierengarten, Brixius, Schneider, Loso. Nayes: None. Motion Carried 7:0:0 ~~ ud\' \!ievrens Sec~eta~y of the Board ¡ , . j.:tage 2405 Octobe'f- 21, 1993 st2<.tement s of the violation of Sept em be'f-' 2~, l(::¡c "7 After consideration J "J"j. . c, f the 5t at ement s given b\.J the Dffice'r-':' Hiemen:: made a motion that , noiE:.e viclatioT"¡s did exist on Septembe1'~ 11 and Sept embe"¡-~ 2~, 19'33 at 27 S,econd Avenue £:ib; seconded by Hazen. Ayes: Rebe"¡-~, Rieke, Hazen, Hiemenz. ¡\Iayes: None. ¡Vlot i on car~r~i ed. Leoso abs·t.::d ned. Hiemenz made a motion to suspend the r'ental housing licensè f C'f-' a pe'f--i od of s i xt y days, beginning on Decembe"¡-~ 1, 1<j93 and to impeosE:' a ¢. · ...;,¡-. J: . seconded by Rieke. ~ J.;;;¡ ._1 I1ne; Ayes: Re ber~, Rieke, Hazen, HiemE·n::. Nayes: None. ¡Ylot i on car-'r~ i ed. Loso abstained.' The hear'ing IrUilS closed. STRE~T NUMB~RING PROPOSAL: Co unci 1 t¿lbled thi s· mat t e"¡--' to the next meeting. SPECIAL US~ PERMI"! 1'r1ç.¡ R\" r~AYE NURDMANN: The Counci 1 d i scus.sed ¿Ind con sid EH"'ed the findings of the Planning Commission 'far~ a special use pe'r~m it to allow residential living quan~ter~s above a business in the gene'f-'al bl.l sin e s s ZOï,ea 'The P"~ 0 P e ...'t y is located at 121 College ¡::\venue No"¡-~t h, ¿Ind legally de se;'f-' i bed as the South is 1 ' OT East 27. 15' of Lot 12, Block 9; rownsite of Stn Joseph. . The r~eques.t fOr~ a special use permit has been submitted by Mal'~Y haye No"¡-~dmann, Rout's 2; Box 94, - Hoyalton, IYlN S€:,"373" Lo:.Q made motion to - the s-pecial pel'~m it f"'eco m mend ed by a ap¡:n~ove use as the Planning Commission provided the following conditions r~equl..~ed by the ¡:"lanning Commission a·....e met; 'seconded by Hi emenz. A'y e s : Reber', Rieke~ Loso, Hazen, Hiemenz. ¡\Iayes: None. Vlot ion car'r~i ed. l) Ms. No"¡-~¡j mann contact the Building Ins pect 01'-' to ve"¡^i fy compliance ~'JÍ t h the building cO"¡-""¡--'ect i onE· with the eHception of making the f'f~Qnt entl'~ance handicap accessible. 2) A W)'-'i tt en legal document is pY'ov i ded to thE' Cit Y . J: . the ver-'ll Ylng des i gnat ed, ma'r"k ed pa"¡-~k ing s.talls to be used by the rent e"r"'S,. 3) , tris. NOf~dmann appeën~ befo'f~€' the Commission ét"t the November-'" 1~ 19ij3 meeting ve-ï-'ifying eom¡:íletion of the fi"¡^st two items. SJ:.":tEC I ?)L USE. PE RM I T trll KE:, DEUTI: The Council con::. i de'f-'ed :;:f spec-is.l ¡..ise permit ...·equest of l'riike (ieutz to allolr; i:\n è.~dvel·..·t i s i rig siºn~ The pr"'ope¡-~ty i :. 1 oead; ed - .~ 3¿ Minnesota Street ¡".je;::,t arIcI leg¿dly C\ t- desC"r-·ibed =tS fallo\fJs: LO'~-007 Bloct{-OO9 T Crt.LJr~ sit e of ~t: ( Joseph; L.ot-()()8 Less E2'1 Ct f" Efl 'J of' Lüt-(}(}[ E~l OC~k-(i(V;,. Hiemenz m2.de 2~. motio'n 4-- ~ 8. ç~ pr" D \J Ë: .I,,;"_ _ SDeC1Ë¡.1 t..t S s- pe)'-'m l t if..;;;- ....~¡ ~i I ~ ...-. '('ec'ommended by ti'ie Planning - ' . to ¿Illow adve'f~t is;, i írg sign T Dr'" LommlSS10n ':-In . -rr1il-~e Deu.tz 2.S 1'~eques.ted ; se·t:·oltded DY r"'~ e t) e "r-' ,~ Ay e ~- ~ Reber"', Ri eke, LDSO, H¿;~zerí, I-·li eme'nz.. November 1 , 1993 Pursuant to due ca 1 1 and notice thereof, the Planning Commission for . the City of st. Joseph met in regular session on Monday November 1 , 1993 at 7:30 p.m. in the st. Joseph City Ha 11. Members Present: Chair Hub Klein. Members of the Commission Linda Sniezek, S. Kathleen Kalinowski, Marge Lesnick, Dan Nierengarten, Andy Brixius. Council Liaison Ken Hiemenz. Secretary Judy Weyrens. Others Present: Mary Kaye Nordmann, Gary Schyma, Bud Reber, Lyman Hull, Liz Fischer, Frank Imho1te, Shannon Hinnenkamp, Dr. Bob Vornbrock. Marv Kave Nordmann ~ Special Use ReQuest: Mary Kaye appeared before the Commission to discuss her special use request. Ms. Nordmann stated that she is meeting with the City Building Official tomorrow for the final inspection. The Planning Commission approved the special use request contingent upon Ms. Nordma~n providing off-street parking. Ms. Nordmann stated that she has an agreement with Mark Loso, owner of Loso , s Mainstreet Pub, in which he will provide two parking stalls for her r.enters behind his business. Mr. Loso spoke on his own behalf. He stated that he will provide two parking stalls, but for liability purposes, he would prefer not to have a written agreement stating such. . Kalinowski made a motion granting the special use request or Mary Kaye Nordmann to allow the upper level of her business- to be a rental unit. The special use sha 1 1 be granted on the following conditions: 1 ) The building is approved by the City Building Official. 2) If the parking arrangements with the adjacent property owner, Mark Loso, cease, this special use sha 11 become null and void. Additionally, if the property owned by Mr. Loso changes ownership, the special use shall also become null and void. 3) This special use permit is non-transferable and should the ownership change, this special use becomes nu 11 and void. The motion was seconded by Nierengarten. . Ayes: Klein, Ka 1 inowsk i, Sniezek, Lesnick, Nierengarten, Brixius, Hiemenz. Nayes: None. Motion Carried 7:0:0 Approval of Minutes: Lesnick made a motion to approve the minutes as corrected; seconded by Nierengarten. Ayes: Klein, Kalinowski, Sniezek, Lesnick, Nierengarten, Brixius, Hiemenz. Nayes: None. Motion Carried ï~O:O . . I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION DISCUSSION ON PERMITTED USES IN A Bl ZONING DISTRICT DATE: May 5, 2003 AGENDA ITEM Loso Trust Building - Discussion on permitted uses in a B 1 Zoning District PREVIOUS ACTION None RECOMMENDED BOARD ACTION ~ Provide the property owner will alternative uses for the property in question . COMMENTS/RECOMMENDATIONS BMD has requested clarification on whether or not the Quonset building on Birch Street could be used for Cold Storage. The provisions ofBI does not specifically state cold storage but uses the language uses deemed similar in nature by the Planning Commission. The question becomes can the property be used for cold storage and if so would a special use permit be required. Just as a reminder, the new Ordinance includes provisions for outside storage so any use for the Quonset would have additional controls. . Section 52.30: B-1 CENTRAL BUSINESS DISTRICT. . Subd. I. Intent. The Central Business District has been established to encourage the continuation of a viable downtown by promoting uses dependent of high volumes of pedestrian traffic; to provide for regulation of the high intensity commercial uses located within the original core of the City; and, to encourage parks/greenspace in the downtown. The Central Business District provides space for concentrated general business and commercial activities at locations where they are easily accessible to residential areas and, at the same time, minimizing negative impacts to residential neighborhoods. Subd. 2. Permitted Uses. The following uses shall be permitted within the Central Business District: a) Antique stores. b) Appliance stores. c) Apparel shops. d) Artisan shops. e) Bakery goods, sales and baking of goods on premises. £) Barber and beauty salons. g) Bicycle sales and repairs. . h) Book stores. i) Boutiques. j) Business/professional offices. k) Coffee shops. 1) Farmers market for the sale of produce only. Notification and the submittal of a plan to the Planning Commission is required. m) Financial institutions, including insurance companies. n) Florist. 0) Fruit, vegetable and meat stores. p) Government buildings. q) Grocery and drug stores, not more than IO,OOO square feet in size. r) Hardware stores, not more than 10,OOO square feet in size. s) Hobby shops and gift stores. . t) Interior design services, including floor and wall covering stores. . u) Jewelry sales and service. v) Laundry and dry-cleaning services. w) Library. x) Medical, optical and dental clinics. y) Parks and Open Spaces. z) Pet shops, excluding kennel services. aa) Photograph sales and repair. bb) Record and video stores. cc) Restaurants, coffee shops, excluding drive-in service. dd) Sporting goods stores. ee) Other use determined by the Planning Commission to be of the same character as contained in this Subdivision. ff) Postal facilities . gg) Other use determined by the Planning Commission to be of the same character as contained in this Subdivision. Subd. 3. Special Uses. The following uses shall require a Special Use Permit based on the procedures set forth in Section 52.07.03 of this Ordinance. a) Convenience stores, excluding fueling facilities. b) State licensed day care and nursery school facilities provided that: 1. Adequate off-street parking and loading is provided, and; 2. The facility meets all State licensing requirements pursuant to Minnesota Statutes 245A.02 and 45A.ll. c) Motor vehicle service stations. d) Bars and liquor stores. e) Auto, service and repair shops. f) Mixed use of a Permitted Use and a multiple residential dwelling units; but only if at least . 50% of the interior square footage (exclusive ofthe basement or cellar) is used full time for a Permitted Use, and said permitted and residential uses are not conflicting. The area consisting of multiple residential dwelling units must meet the standards of Section 52.29, Subd. 5 and 6; and said residential uses occupy only the upper and/or rear portions of structures. Offstreet parking requirements shall be separately determined for the · commercial and residential uses in accordance with Section 52.10. g) Lodge. h) Commercial Planned Unit Developments. i) Other uses determined by the Planning Commission to be of the same character as contained in this Subdivision. Subd. 4. Permitted Accessory Uses. The following uses shall be permitted as an Accessory Use in the Central Business District. a) Commercial or business building for a use accessory to the principal use, not to exceed 50 percent of the size of principal building. b) Business identification signs as regulated in Section 52.11. c) Temporary buildings for construction purposes for a period not to exceed construction. d) Off-street loading and parking areas. e) Signs that meet the criteria of Subdivision 9 of this section. Subd. 5. Setback Requirements. a) Front yard setbacks shall be ten (l0) feet from the lot line. If the building front is located · on Minnesota Street from College Avenue to Second Street Northwest, no front yard setback is required. b) Side 'lard setback shall be five (5) feet from the lot line. No structure shall be placed closer than twenty (20) feet from the boundary of any residential district. If the building front is located on Minnesota Street from College Avenue to Second Street Northwest, no side yard setback is required. c) Rear yard setback shall be five (5) feet from the lot line, except: 1. 'Where a lot abuts an alley, the rear yard setback shall be ten (l0) feet; 2. Where a lot abuts a residential district, the rear yard setback shall be nventy (20) feet. Subd. 6. Height Requirements. 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 35 feet. Elevation for the building shall be determined by the average grade of the land. Subd. 7. Other Requirements. a) Before the issuance of a building permit, all buildings constructed in the Central Business District must have a landscape plan approved by the Planning Commission. · b) Before the issuance of a building permit all buildings constructed, or undergoing exterior . renovation or remodeling in the Central Business District must have the exterior finish design and materials approved by the Planning Commission. c) Where a use exists pursuant to a special use permit in conjunction with a permitted use, the required parking shall be computed for the permitted use and special use separately with adequate parking required to satisfy both uses. d) No outdoor storage shall be allowed. e) Single tenant retail buildings shall not exceed 10,000 square feet. f) A Lock Box shall be installed on all buildings before a certificate of occupancy will be issued. Subd. 8. Site Coverage. No structure or combination of structures shall occupy more than 90 percent of the lot area. Subd. 9. ~. In the Central Business district, the general provisions apply to all signs: a) Business signs may be erected and maintained in conjunction with a commercial use provided: 1. Signs shall have a surface area not exceeding fifty (50) square feet per sign face with an aggregate total not to exceed 100 square feet if double faced. . 2. Such sign except a directional sign, is erected only on the premise on which the use, to which the sign relates, is conducted. 3. Notwithstanding the above, where to or more separate and individual businesses are conducting business in separate areas of a single building or structure, in which each operation owns or leases separate and individual premises, but share in the use and maintenance of common areas within or around the structure, then and in those circumstances, each individual business operation may be permitted to display an individual business sign as provided in subdivision a) and b) ofthis Section, except that said sign must be directly attached to that particular premises actually occupied by the business operation to which the sign relates. For the purpose of this subdivision, a combination of two or more business operations within a single structure includes, but is not limited to, shopping centers, shopping malls, and subdivided retail, office or industrial buildings offered for lease or condominium ownership. b) Advertising signs or pylon signs shall not be permitted c) Wall signs shall not proj ect above the roof. 1. That the sign does not exceed one square foot per lineal lot rront foot or fifteen percent (15%) of the building rrontage area, or fifty square feet which ever is the lesser. . d) Maximum height of a sign is 15 feet above ground e) Sign Removal - All signs not maintained and kept in good repair or in non compliance of . the St. Joseph Code of Ordinances shall be subject to removal upon direction of the City Building Inspector. Subd. 10: Development Plan Requirements. No building permit shall be issued until the Planning Commission reviews the development plan to determine that the use and development is compatible with adjacent land uses, and consistent with the stated intent of this zone. Upon the request ofthe Planning Commission, the City Council will make the final determination on site plan approval. The developer shall provide the following items to the Planning Commission for any development located in the Central Business District: a) Building location on the lot, drav.'ll to scale. b) Building elevations; tront, rear and side. c) Building exterior materials and color. d) Locations of ingress and egress points. e) Dumpster and solid waste pick-up areas and proposed screening material. f) Sign location and dimensions. g) Lighting standard and hood detail. h) Parking and loading areas identified. . i) Drainage by the use of arrows and/or contours. j) Screening of heating, ventilation and air-conditioning equipment. k) Landscaping material including the location, type of plant and size. 1) Fire hydrant and fire lane locations. m) Utility locations. n) Any other fencing, screening, or building accessories to be located in the development area. 0) \Vhen required, evidence of completion of National Pollutant Discharge Elimination System (NPDES) permitting program and/or the City of St. Joseph Storm Water Pollution Prevention Program (SWPPP). p) If applicable, evidence of compliance with federal, state and local pollution and nuisance laws and regulations, including, but not limited to glare, smoke, dust, odors and noise. The burden of proof for compliance with appropriate standards shall lie with the applicant. q) Required Fee/Agreement. . 1. Payment Required. Any person filing a petition requesting development plan · review shall pay a fee according to the schedule established by the City Council. 11. Amount. Fees payable under this section for development plan review shall be in an amount as established by resolution of the City Council. Preparation and review of all elements of the required development plan, as listed and described above, is to be at the sole expense of the developer and at no expense to the public. The fee is payable at the time of filing a petition and is not refundable. In addition to the above fees and in the event the City incurs professional fees, either legal, engineering or professional planners, or any other cost, including but not limited to, postage and publication expenses, the applicants shall reimburse the City for those fees, and the City officials may require an escrow deposit, cashier's check or letter of credit for these fees prior to the final action on the application for development plan review. Such escrow or letter of credit shall be in the form approved by the City Attorney. 111. Development Agreement. In the event additional review by the City or its assigns is anticipated and/or needed during implementation of Development Plan, or other similar circumstance, the City shall require the property owner(s) and/or developer(s) enter into a development agreement with the City. The development agreement shall stipulate the conditions for approval and the City's authority to inspect the development. The agreement shall further require the owner or developer, as the case may require, furnish a cashier's check, escrow account or irrevocable letter of credit in favor of the City in an · amount equal to 110% of all costs associated with City's review of the development, including but not limited to, engineering, legal, fiscal and administrative, as estimated by the City. Such escrow or letter of credit shall be in the fOl]11 approved by the City Attorney, shall be conditioned upon the approval of the development plan. Subd. II. Additional Requirements. Uses may be subject to additional requirements contained in this Ordinance including, but not limited to the sections governing parking, home occupation, floodplain, signs, etc. Subd. 12. Regulation of Activities Adiacent to Wetlands. á) The following activity shall be subject to a 50 foot setback from wetlands: The construction or maintenance of a building attached toa foundation, including but not limited to, pole buildings. For purposes of this paragraph, pump houses, moveable storage sheds, recreational docks and storm water or erosion control devices shall not be considered buildings. b) The following activity shall be subject to a 75 foot setback from wetlands: The construction or maintenance of paved driveways or areas designed for the parking of a vehicle or trailer. c) The following activities shall be subject to a 100 foot setback from wetlands: · I. The construction or maintenance of a well used for agricultural irrigation, or any well less than 50 feet in depth. 2. External storage of materials used in conjunction with industrial or commercial processing or manufacturing. · 3. The storage of waste or refuse generated by industrial or commercial activities. 4. The construction or maintenance of a septic system. · · Apr 11 03 09:19a BMD COMMERCIAL REAL ESTAT (320)255-1835 p.l . BMD Commercial, Inc. m _......__._m ~ Suite 150· 1848 3rd Street North. St. Cloud, MN 56303 . (320) 255-1761 . Fax (3 ~) 255-1835 . CaR (320) 241-1761 Visll \IIi at _.bmdÌ'8aleStato.com . DATE: "-11/1 J 02> FAX#: (~6)2-ln3- D3+~ ( I TO: "":"\l t--61 \N~'CQ V\~ AT: ~ _.::r\)~ ~h e~~ '+\~\, FROM: PHILIP ZEHRER / BMD COMMERCIAL. INC. PHONE: (320) 255-1761/ FAX: (320) 255-1835 # OF PAGES: / RESPONSE ¡/' YES (EXCLUDING COVER SHEET) REQUESTED: NO ADDmONAL COMMENTS: ~tlJ7 , , ~ f ~ L f~ '~"'1 ¿",.øvh/ ¡A! 1.-' AA-:? .oJ'- L -::, w -/d tI""...... r . ¿ø~ ~ ~ P- 4.,'/~ 4 T?- ~f t' /1",IJ,~ J'~" e-IJI~ -Srt#"..~- "'; 'Ii - 1- i.. ",. tt>{, ~ "I r;..."J, f} ¡'.J<w/ J~- /I~ , - "tIN? 2.M.:.-~. ¡Ø~~'k.. ,.,," tot riA;? ~/,'-' \ ./ //. "'7 \:' \'¿ ';j f\ 't ~ ~' ~ "i \'0 /,c{û> \ " \/~ -\\ f-·, . '-,. .- "--~- \..../ CONFIDENTIALITY NOTICE: THE DOCUMENT(S) ACCOl\ £ANYING TillS FAX CONTAIN CONFIDENTIAL INFORMATION wmCH IS LEGALLY PRIVILEGED. THE INFORMATION IS INTENDED ONLY FOR THE USE OF THE INTENDED RECI ,·IENT NAMED ABOVE. IF YOU ARE NOT THE INTENDED RECIPIENT, YOU ARE HEREBY NOTIFIED THAT ANY DISCLOSURE, COPYING, DISTRIBUTION, OR THE TAKINE ~ OF ANY ACTION IN RELIANCE ON THE CONTENTS OF Tms TELECOPIED INFORMATIO ~ ESCEPT ITS DIRECT DELIVERY TO THE INTENDED RECIPEITN NAMED ABOVE IS STRIC' fLY PRomBITED. IF YOU HAVE . RECEIVED THIS FAX. IN ERROR, PLEASE NOTIFY US IMr\ ŒDIATELY BY TELEPHONE T ARRANGE FOR THE RETURN OF THE ORIGINAL DOCUMENTS TO us. ci,~ Apr 11 03 OS:1Sa BMD COMMERCIAL REAL ESTAT (320J255-1835 p.2 ~. . .'. '. i it, 1.~!.L~;'fi_;'· ..1.: _;_ "."... .'. ~~ , . .~.tili.t f, '........ . .'~ , ïëd;·~t .~·k::-"~· . . ~ . " '; ··fi:·é'M D Commercial, Inc. . F O~R LEA S E ~ RsaI £Stale Brokers, M.sf ,~fô.A~rs . ,: . , ~ SuIIe 150' 1848 3ro Slreet NortJi.' St. ~d,.I.fI56303. (320) 25&-~; 61 . Fax (320) 255·1835' een (3...'>0) 241.1.161 j V!sjl us al WI'rW.bmdruJe5We,com ~ ' . 1, 10 O' & 4, 0 0 0 SQ. FiT. SH..OP - ,S·T.·JOSEPH ~. .- j . , I I '; 1 I ' \ I ! ~ ì I I 1 I. i . , , . .,¡., t .., " , ; i· . I I I :, Ii. If 'j. .1"1 I 1 : I ., i ! -.I, ; . " 7r9w' ~ 11''1'11 I . , . I I' \' ¡ '-! J, ! I·' ¡. I \ t': ; '¡. . i: i j ! : ~ i: ~ ' 11.. I I ' I··, " , .' . ., ' ,'I . . 'I . I' ,I - . I . '. : ;.,. --r--1' I I ~! ~ 'I:; SU i te 150 . : ; ~ 'i,,/ ¡. I ',d I ; 1,600 SF Unheated If : I ! I I $450.00/montb .._, . .. ,.1 I I I ~ I . /D' j , , L:'! i , ~ i Ii' , : I ~ . . I _',"._ 1 ¡ . -, , ,U;._,[ iL¡~·t~' ::.:,:L ' . . .. "-r'"'~'I-''''' , ", I ' ~. .. :~~ ·.~:~~J;.~I=~ 'f': l:·j--:· :;,'. V' ,n r ._. ~ .'1' ""'-""' . I ': ,!},, ,. . . _. ¡ I -I.. ;__. :.. '_I. ;: 't ,: ~' .~ ",' . Suite. 180: '.' ;·¡L.-~ :-+={_ j :""" I 1,100 SF id..heatj!d, .'.: i 'I ~.. > $250 0 I :'I~th"'" ,1-- . +---; '.,. .!. t\' . . O. man : ¡I' ~ ' ·1 ',¡' : I : ¡ , /~,(". "- I " i _. . I . , .. " '1" .,. -t-.,. .1 ,. ìJ;¡~3~': ..... 'I:' [r-: ~ ··t-!! : "~'""M" .. I.j._, .+_. , ~)(~!¡lf/ . , . : ! I ;: .¡<¡~. :.1..! , ! : 'j,¡ I~:.j' "". !'-~~-¡''''-1' ..(-¡, -' - I''',!;! J' I.;. . ; <: A"- . - :. . :~ i'" 8'J. t .'" ... II ¡ "', OJ·,..·,··.. .. .1-.,.. . b,¡; 'I -',: :' : : :. ¡ : : ; I 'I' : " ,.{ I ,I., [..,.....[... ·r-....J-· ¡ ~ /,' ¡ '¡I . :;, .: I r . :'! . . I " .. 1. t.' '..' ,. .'" " 'n... ..:'. II"'" 1-+·· .,.....[--, SU1te 100 I 'Î(! " '~.,::-\.-::·~··.:I -u: ! .: ~::! Î ; d 111[.,,:, '·:;h~';-:..¡- '. : ....+: ....~._'~._L-T-! I 2,400 SF Ueate l<; '. :·'1' ~', . ¡: ~'l; : I 1 ! $75~.00/Dlontb. j¡,¡':~I¡t::, ~;'" 'I··;;'--;-¡+[; , ,; - . ~ t! , I·t,. , . rr¡'; : i t·-~:·-L¡:¡; I t··· .... -,-_.. ~' ',. I ~;~ .. 1 ¡ I ,: Ii';' :0. I "~._-'--. - ;. '1' ¡ !~'. t : : I' I I ;:: . k ' .. I ~., -,1- . 1.-1-.,.! . .., , M:!¡ . ; i ,!,', ~ ,., i. : ~'\ I' ~--..... ~ - I t.. . ¡ t ~ . i :. " : ! ~ I !' -'. : '~" . - I I .J..\ . - I' r ' ~ ";('.. ! : . .'j,, !, ¡. I....., ._.; I 1- \-. - -- 1 . r;_[~';~ . ¡ ¡ -,~. '~!". ¡Z: :; ~ 7. ¡; :. .~. d,: .y.L. j __; ,. ¡ ~ ~ ')l'~¡"- :--1-i· i ¡ j'c" .., . ¡....' +-·..·1-+- -+--+-l··· , , ., I: WI i !:: I ,:t . t!" i -- -: -:' ~.:. . ( ". .. -.. .- ,- , '~ ; i: : , . :T' ~¡,:;:'j!.:.;. i ~'.~r--i : . ~,.." '.. '. . ·i':7.f.;:-· ... ¡¡,~~J(fjt( i \ ::~l:i~~/ . /1':7 U.·". z..:z..'.' ã !~. ·.hA I' I'· '" ". r- ! - . - ~"... I l"i . .1 Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION PREMLIMARY PLAT AND SITE PLAN APPROVAL W oebgon Apartments DATE: May 5, 2003 AGENDA ITEM W obegon Apartments - Preliminary Plat and Site Plan Approval PREVIOUS ACTION The Planning Commission considered this matter on April 7, 2003 and had the following concerns: 1. The wetland issue was unresolved and the City need affirmation from Stearns County before moving forward. 2. The playground area was not adequate 3. The lighting detail was not submitted . 4. The setbacks were not in compliance with the ordinance 5. The landscaping plan was in adequate. RECOMMENDED BOARD ACTION This project falls under the 60 day land use ruling and the Planning Commission must take action to approve or deny by May 23. If the Planning Commission does not have sufficient information the 60 days may be extended by the Planning Commission. COMMENTSIRECOMMENDATIONS There are two separate issues before the Planning Commission at this time. I) The Preliminary Plat and 2) Site Plan Approval. The Planning Commission should approve the plat before considering the site plan. Due to the amount of paperwork provided, I have not re-copied all the information ÍÌ"om the last meeting, therefore, please bring along your information ÍÌ"om the April 7, 2003 meeting. This project was not far enough along for a draft development agreement to be presented. If all the outstanding issues are resolved at this meeting we will prepare the agreement for Planning Commission consideration. . COUNTY OF STEARNS &~S~Ð~ . Administration Center Rm 343 . 705 Courthouse Square' S1. Cloud, MN 56303 320-656-3613 . Fax 320-656-6484 . 1-800-450-0852 April 28, 2003 Lance Honer Honer Homes 1509 Oxford Ln St Cloud MN 56303 Dear Mr. Lance Honer, We received your documentation and request for an incidental wetland exemption on . Friday, April 25, 2003. The type 1/2 wetland on your property located in the W2NW4 Section 10, Township 124N, Range 29 W, St Joseph Township was created by the gravel mining operation that has gone on at this location on several occasions. The March 18, 1973 air photo shows many vehicles and equipment parked in what is now type 1/2 wetland. We have received information to show that this wetland was created or reestablished solely by actions, the purpose of which was not to create or reestablish wetland. The gravel mining created the wetland; therefore we are granting your Incidental Wetlands - Exemption request. Enclosed is a copy of the 1938 air photo and the 3-18-73 air photo. The 3-18-1073 air photo has the approximate location of the existing Co Rd 2 drawn on the air photo. There are no permits required from Stearns County or the State of Minnesota to impact this type 2 wetland. However the US Army Corps of Engineers must issue a Letter of Permission for any fill in any wetland over 400 square feet. If you have any questions please give me a call 656-6485. Sincerely, ~~01~2fJ Gregory echtold Environmental Specialist . #875·8898 "Affirmative Action I Equal Opportunity Employer" Minnesota Wetland Conservation Act APPLICATION FOR CERTIFICATE OF NO LOSS OR EXEMPTION* :J 0 u. 1-h FL?vk APPLICANT AND PROJECT LOCATION INFORMATION fA/' tz. i:- t? ¡ V .e.{f lAìUCI£;:'1 C' ;../C·IJI£ /( LGU: , Project Location: 1/4 {l/WI/4/11U/S to T~ R 'd-.1' Name(s) of Applicant .J( J... tV, - 17-ð9 c:> X-~t:-n... UTM Coordinates: X: Y: Street Address County NameINumber: S ..¡- ¿ Ci( V' ./\ S 5'7- C/ðcx-J( , /?') II}. 4ft '3ð,,? Minor Watershed NameINumber: 15 t? :;)-. 3 , , ./ -' Size of entire wetland: I j ik l acres ;NWI f emlJ- City, State, Zip Code Wetland type: . cular 39 r (;10) -177'-cG''Þ-7 ('2 )..::- ) " 5'''1 ~<K/'I'e Check one 9 <50% 9 50%-80% or 9 > 80% . .. Tele hone (Day) (Evening) Check one: gnculturalland; Non-ag. land Describe the nature and pu ç III ~ (attach additional pages if needed) Timetable: project will begin on ,/ /.!2!L. (mo/day/yr) and will be completed by ee wetland activity at the above site qualifies for the following under the Wetland Conservation Act r.yvCA) (check one): 9 No Loss Determination (attach plans) 9 Exemption # 5 (per MN Rule Chapter 8420.0122) -(Note: Applicant is responsible for submitting the proof necessary to show qualification for the exemption claimed.) G r('a (/ ~ ( (J l~ t Description of Exemption Claimed: (J ,·~,""!:)/L:::.~ 5;J¡ £-:f¡,i./AJ 7j~ j~ /t)/À;£;t; APPLICANT SIGNATURE The information provided for this determination is truthful and accurate to the best of my knowledge. I ensure that, in draining or filling the subject wetland under an exemption noted above, appropriate erosion control measures will be taken to prevent sedimentation ofthe water, the drain or fill will not block fish passage, and the drain or fill will be conducted in compliance with all other applicable fede , state and local requirements, including best management practices and water resource protection requirements es . hed under Minnesota Statutes, Chapter 103H. (Signature of App . Certificate of No-Loss or Exemption (2000) Page 1 of2 AL E Note: AllY approval is llot effective until signatures below are complete. No work should begin Ulltil the 15-day appeal Willdow has lapsed, or, in the event of all appeal, Ulltil the appeal has bem finalized. . *APPROVAL OF THIS CERTIFICATE ONLY APPLIES TO THE WCA. Pem/itsfrom local, state, and federal agencies may be required. Check with the appropriate authorities before commencing work in or near wetlands. The Combined Prole. Application fonn can be used for this purpose. Within 10 days of the decision, notice of the above decision must be mailed to: Landowner/Applicant Members of the Technical Evaluation Panel Department of Natural Resources Regional Office DNR Wetlands Coordinator @ Ecological Services Section 500 Lafayette Road, Box 25 St. Paul, MN 55155 Corps of Engineers Project Manager @ Department of the Army, Corps of Engineers, St. Paul District ATTN: CO-R, 190 Fifth Street East St. Paul, MN 55101-1638 Members of the public who have requested to receive notice. I) ~ -1-4- C~ ( C' (f ,:J- -'7 .....- i\ If . r\ .t2L c· (r I - -.--.-/' CeJ1ificate of No-Loss or Exemption (2000) Page 20f2 C[ '-J c¿; . , ) l - ---~ ;- ~~~;f¡ LIi~> r~ i~- ~'" t- ~:..: ft.:. ~-" -I-c' = ¡~ ; -"'t-~_ ;~¿- ;;~, ~~ ~ r. ì; <.- :-§P ,', i~~~ ~. ~ ir Ìl" - --=- '-" -- --~- --~~- . · I Attachment: Iíi~ or No I REQUEST FOR PLANNING COMMISSION ACTION Summit Management - Site Plan Approval DATE: May 5, 2003 AGENDA ITEM Summit Management - Site Plan Approval, R-3 Development PREVIOUS ACTION The Planning Commission on April 7, 2003 considered the site plan approval for Summit Management. The plans include the construction of a 44 unit apartment complex. The Planning Commission reviewed the Plan and tabled action so that the following information could be provided: 1. The submitted drainage plan included draining the site to a regional pond owned by the City. The Planning Commission could not approve the plan without the Council approving the drainage plan. The City Council on April 17 agreed to allow the drainage to the regional pond but did not agree on the compensation. · 2. Fire Connection Location - Dave Theisen has requested to review the location of the connection on the building to assure the proper distance is allowed for adequate fire protection. 3. A developers Agreement needed to be drafted to verify the building requirements. 4. The lighting needed to be clarified and the impact to the neighborhood. 5. Access - The Planning Commission requested information if the access road could be constructed on the west side of the development. Joe Bettendorf and Bensoof were to provide information. RECOMMENDED BOARD ACTION The 60 days land use requirement expires on May 23,2003 therefore the Planning Commission needs to take action at this meeting either to accept or deny. COMMENTS/RECOMMENDA TIONS Enclosed in the packet is the following: · A. Revised site plan: The revised site plan changes the configuration of the units in the building (number of bedrooms) and the revised lighting plan. I have yet to determine the required amount of parking but will do so before Monday night. The Planning Commission requested the lights be placed on the garage to reduce the light pollution to the residential neighborhood. Mark will be submitting a revised plan to not locate the lights on the garage. · B. Drainage: The Council has agreed to allow the development to drain to the City holding pond. However, the compensation has yet to be determined. The Planning Commission can approve the plan without the compensation being determined. The final amount determined will be placed in the developer's agreement. C. Fire Connection Location: Dave Theisen has reviewed the plan and as long as the Fire Connections are located as indicated on the Plan and the Fire Lane is left open he accepts the Plan. Dave does not require the fire lane be plowed and maintained during the winter months as long as access is available. D. A draft developers agreement is placed in your packet for review. We have included the provisions of the last meeting in the agreement and left blanks were items \vere not determined. As you can see the bedroom count has changed since the last meeting. We will change the agreement after the meeting on Monday night to reflect the action of the Planning Commission. E. Amy Schaefer of SEH will be submitting a letter stating that while it is possible to construct the road on the west side of the development it would not be the most desirable road due to the elevations. · · · CITY OF ST. JOSEPH DEVELOPER AGREEMENT THIS AGREEMENT, made and entered into this _ day of , 2003, by and between Summit Management, LLC, a Minnesota limited liability company. hereinafter called the "Developer", and the I City of St. Joseph, Minnesota, a municipal corporation, hereinafter called the "City". · WIT N E SSE T H: WHEREAS, the Developer is the GQwner of certain R[ealP-.Qroperty located within the City limits which is legally described on Exhibit A, (hereinafter caned the "Property" or "Development" or "Development Proporty") attached hereto (the "Property")and made a part hereof; and WHEREAS, the Developer has submitted a Deyelopment Plan for the construction of an apartment comple)( on the Propertyto the City for approval the plans and drm:vings listed on Exhibit B attached hereto ("Development Plan"), which describes the apartment complex and related facilities ("Proiect") the developer proposes to construct on the Property; and WHEREAS, the City's Code of Ordinances allows the City to require a Development Agreement to provide for inspection and review during the construction of the developmentProiect; I NOW, THEREFORE, in consideration ofthe mutual covenants expressed herein, IT IS HEREBY AGREED AS FOLLOWS: 1.0 REQUEST FOR AND CONDITIONS OF DEVELOPMENT PLAN APPROV AL · 1 I. I Request for Development Plan Approval. The Developer has asked the City to grant final approval of a the -4Development l'flan for an apartlReRt comple); called .the Proiect to ~ be constructed on the Propertv. The legal description for the land proposed for de':elopment is described on b;hibit .\, attached hereto and made a part hereof. 1.2 Conditions of Development Plan approval. The City. after requisite notice and hearing. has granted final approval hereby grants final approval of the Development Plan subject to the terms and conditions that the Dc'/cloper enter into of -this Agreement. 1.3 Seope of Agreement. This Agreement. and the terms and conditions hereof. apply only to the Proiect. This Agreement does not obligate Developer to construct the Proiect. but Developer must complv \vith the Agreement ifit goes forward "vith the Proiect. If Developer elects or is unable to gO forward with the Proiect. or chooses not to rebuild the Proiect after a fire or casualty. it may propose 10 the City a new proiect or development for the Property. subiect to the re¡¿ulations then in effect for development approvals. and the Agreement shall not applv in any manner to such new proposal. 2.0 RIGHT TO PROCEED The Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings, until all the following conditions have been satisfied: (1) this Agreement has been fully executed by both parties and filed with the City Administrator; (2) the necessary SCC'.u-j-ty has been receiyed by the City the escrmv required in section 3 .12 to I secur~ perf01manc~ of the ?eveloper's landscaping an? ?lavround equipm~nt obligations has been received bv . the Cltv; (3) the CIty has Issued a letter that all condItlOns have been satIsfied and that the Developer may I proceed. 3.0 DEVELOPER CONSTRUCTED IMPROVEMENTS 3.1 DEVELOPMENT PLAt~ COMPLIANCE: All buildings and accessory structures shall be I sited and constructed on the Property as shown on the Final Site Conditions Plan A prepared by Larson Engineering of Minnesota, dated April 4, 2003, subject to the provisions of this agreement. Anv deviations from the Final Site Conditions Plan A shall require prior approval by the Citv Planning Commission. [Note: Lot 2 is shown on this Plan for reference purposes onlv and is not part of this Development or subiect to this AQ.reement.l 3.2 U1\TITS APPROVED: The De';e1opment Proiect is limited to 8 one-bedroom units, 30 two- I bedroom units, and 6 three-bedroom units. 3.3 BUILDING CODE COMPLIANCE. All buildings and accessory structures shall be I constructed in accordance with the Minnesota State Building Code as adopted and modified by the St. Joseph City Code. 3.4 SITE PREPARATION: The Developer shall comply with any erosion control method ordered by the City for the prevention of damage to adjacent property and the control of 2 . · surface water runoff. As the development progresses, the City may impose additional erosion control requirements if in the opinion of the City Engineer such requirements are necessary. 3.5 BUILDING ELEV A TION: The proposed building( s) will not exceed the building elevations shown on the 4Development ~Elan. I 3.6 BUILDING EXTERIOR: The building exterior shall consist of beige or tan horizontal lab siding with brown face brick details and the roof shall consist of green asphalt shingles. Any changes in the exterior materials shall require prior approval by the City Planning Commission. 3.7 INGRESS/EGRESS: Access to the property shall be constructed as shown on the Final Site Conditions Plan A. 3.8 SIGNAGE: The building will have a sign of not more than 50 square feet, which shall not be located in the right of way. 3.9 LIGHTING: The exterior lighting must be attached to the garages to reduce lighting I · pollution. 3.10 OFF STREET PARKING AND LOADING: The Developer shall provide 111 off street parking spaces, including 3 handicapped spaces and loading area(s) as shown on the Development Plan. The parking lot shall be constructed with a hard surface consisting of asphalt or a similar surface material approved bv the City Engineer. I 3.11 GRADING/DRAINAGE: The drainage plan must be approved by the City Council. 3.12 LANDSCAPING/FENCING/SCREENING: As directed by the landscape design, the Property will have a minimum of29 trees and 102 shrubs. The vegetation shall be planted as shown on the landscape design. The vegetation shall be planted and the lawn sodded or seeded by ,20_. Developer shall post $15.000 in escrow with the City to ensure compliance with the landscape design requirements under this Section and the playground equipment requirements under Section 3 .15 below. The escrowed funds shall be released to Developer when both the playground equipment and the landscaping have been installed. The HV AC equipment, dumpsters and off-street parking shall be screened from view as shown on the Development Plan. }U1 inspection will be completed The City may inspect the Proiect to ensure that all required vegetation, fencing and screening are installed. · 3 . 3.13 FIRE HYDRANT/FIRE LANE: Fire lanes shall be maintained throu;hou~ the entire j'ear. includin; snO'N remo'lal Fire lanes shall be constmcted as shown on the Development Plan. Fire hydrant connections shall be located within feet of the fire hydrants. 3.14 UTILITY PLAN: As shown on the Development Plan. 3.15 ADDITIONAL IMPROVEMENTS: PlavgTOund equipment as ShO\\'11 in the Development I Plan. 3.16 NPDES/CITY OF ST. JOSEPH SWPPP: 3.17 FIRE/SAFETY REQUIREMENTS: Proiect must be constmcted to comply with City Code I and statutory requirements. 3.18 REQUIREMENTS FOR BUILDING PERMIT: No building permit shall be issued for this Property until the Developer has signed and returned this Development Agreement, obtained any necessary easements and provided the City with a copy ofthe easement documents, and submitted any additional information as directed by the City Engineer. 3.19 REQUIREMENTS FOR CERTIFICATE OF OCCUPANCY: No certificate of occupancy . shall be issued until the playground equipment is installed. . 3.20 CONSTRUCTION SCHEDULE: The improvements shall be completed on or before ,20 . subiect to reasonable extension for delavs due to force maiuere causes I and material supplv shortages beyond the control of Developer,. 4.0 GENERAL TERMS AND CONDITIONS 4.1 Title. The Developer hereby warrants and represents to the City, as inducement to the City's I entering into this :\grcemcnL that Developer's interest in the Development is fee owner. 4.2 Binding Effect on Parties and Successors. The tern1S and provisions of this Agreement shall be binding upon and accme to the benefit of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all future owners of all or any part of the Development and shall be deemed covenants running with the land. Reference herein to Developer, if there be more than one, shall mean each and all of them. This Agreement, at the option of the City, shall be placed on record so as to give notice hereof to subsequent purchasers and encumbrances of all or any part ofthe Deyclopmcnt Property and/or Proiect I and all recording fees shall be paid by the Developer. 4 . · 4.3 Notice. Any notices pennitted or required to be given or made pursuant to this Agreement shall be delivered personally or mailed by United States mail to the addresses set forth in this paragraph, by certified or registered mail. Such notices, demand or payment shall be deemed timely given or made when delivered personally or deposited in the United States mail in accordance with the above. Addresses of the parties hereto are as follows: If to the City at: City Clerk! Administrator City ofSt. Joseph, P.O. Box 668, St. Joseph, MN 56374 If to the Developer at: Summit Management. LLC c/o Mark Lambert 910 US Bank Center I 0 1 East Fifth Street S1. Paul. MN 55101-1808 ATTN: President 4.4 Incorporation of Documents bv Reference. All general and special conditions, plans, special · pl'O':isions, proposals, specifications and contracts for the improvements furnished and let pursuant '.;0 this .^....groemcnt shall be and hereby are made a part of this ,'\greement by reference as if fully set out herein in full. All of the Development Plan documents identified in attached Exhibit B are incorporated by reference in this Agreement. 4.5 License to Enter Land. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the Property to perfonn all work and/or inspections deemed appropriate by the City during the development of the Property. 4.6 Certificate of Compliance. This Agreement shall remain in effect until such time as Developer shall have fullyperfonnedall of its duties and obligations under this Agreement. Upon the written request ofthe Developer and upon the adoption of a resolution by the City Council finding that the Developerhas fully complied with all the tenns of this Agreement and finding that the Developer has completed perfonnance of all Developer's duties mandated by this Agreement, the City shall issue to the Developer on behalf of the City an appropriate certificate of compliance. 4.7 Assignment. This Agreement may not be assigned by Developer except upon obtaining the express written consent of the City. · 5 . 4.8 Integration. This Agreement contains all ofthe understandings and agreements between the parties. This Agreement may not be amended, changed, or modified without the express, written consent of the parties hereto. 4.9 Execution in Counterparts. This Agreement may be executed in any number of counterparts, each of which shall constitute one and the same instrument. 4.10 Governed by Minnesota Law. This Agreement shall be interpreted under the laws of the State of Minnesota. 4.11 Representation. Rajko\vski Hansmeier Ltd. represents the City with regard to this Agreement. Developer is hereby advised to seek. and has consulted. an independent legal I advice advisor prior to execution of this Agreement. 4.12 Additional Terms. The following additional terms are being made a part of this Development Agreement to continue in force and effect as though they were dedications of the Development Plan, unless according to their terms are intended to terminate earlier: I 4.13 Adoption of Ordinance by Reference. The provisions ofthe St. Joseph Code of Ordinances are hereby adopted by reference in their entirety, unless specifically excerpted, modified, or . varied by the terms of this Agreement, or by the final Development Plan approved as approved by the City. 5.0 DEFAULT AND REMEDIES 5.1 Default. Failure by the Developer to observe and perform any covenant, condition, or obligation contained in this Agreement shall be considered a default by the Developers under the Agreement. 5.2 Remedies. If an event of default occurs, the City may do any, all or any combination of the following: (a) halt all further approvals regarding improvements or issuance of building permits or occupancy permits relating to the Development Property; (b) seek injunctive relief; (c) take any other action at law or in equity which may be available to the City. . 6 · Signed and exocuted by the parties hereto on this _ day of ,20_ I Effective as of the day and year first \vritten above. ATTEST CITY OF By By City Clerk Mayor DEVELOPER: By Name Title · STATE OF MINNESOTA ) )ss COUNTY OF ) On this _ day of , 20_, before me, a notary public within and for said County, personally appeared and , to me personally known, who, being each by me duly sworn did say that they are respectively the Mayor and the City Clerk of the City of , the municipal corporation named in the foregoing instrument, that said instrument was signed on behalf of said municipal corporation by authority of its City Council and said Mayor and City Clerk acknowledged said instrument to be the free act and deed of said corporation. Notary Public · 7 · STATE OF MINNESOTA ) )ss COUNTY OF ) On this day of , 20_, before me, a notary public within and for said County, personally appeared , to me personally knov;n. \>.'ho, bein; by me daly ~v,'orn, did say that he/she is the Prcsident/ChiefM:anager ofIvfark Lambert. the President of Summit Management, LLC, a MÌ1mesota limited liability company. the Developer named in the foregoing instrument, and that said instrument was signed on behalf of said company by authority of its Board of Govemors and said President/Chief M-anager acknowledged said instrument to be the free act and deed of said corporation. I Notary Public THIS INSTRUMENT WAS DRAFTED BY: Thomas G. Jovanovich - 5284X Susan M. Dege - 0290385 Rajkowski Hansmeier Ltd. II Seventh Avenue North P.O. Box 1433 · St. Cloud, Minnesota 56302 Telephone: (320) 251-1055 1:\city\5tjoe\developer's agreement - lambert 4·15-03 8 · . Lurna Sales AssocIates . . lIghtIng and Controls 5200 12th Avenue East . - Shakooee. MN 55379 TEL: 952.995.6500. FAX: 952.995.6565 www.iumasaies.com 04/24/03 Cole Group Architects 216 Park A venue So. Suite 102 St.Cloud, Minnesota 56301 Attn: Nonn Cole Re: Bluffs of St.Joe/Summit Apartments Dear Nonn: I have supplied you with two different lighting layouts for the above job, I recommend that you chose option A, for the following reasons: The Spaulding fixtures that are mounted on the apartment building will be mounted at approximately 28' feet off the ground and mounted on the building. This will ensure enough light on the sidewalks and into the parking area. This layout . shows you that there is no light beyond the back of the garages, thus giving you no light trespass on to your neighbor's property. With the lights that I have put on the garages will give you additional lighting into the parking area. I do not recommend option B for the following reasons: With only having lights on the garage, back and the sides of the apartment building leave you with limited areas that are illuminated. With only having lights on the garages and none on the front of the apartment building give you no light level past the center of the parking area going from the garages to the apartment building. This becomes a safety, health hazards and minimal light to walk from one point to another (like walking from the apartment building to the garages). If I can be of any help please feel fee to call me at anytime. I can be reached on my cell phone at 1-612-386-7081 or at my home at 1-320-253-0620. Thank you, ''''-"/'J '\ ~ ..~./ /' J I ..' I~ -, /') .1/ . ~//'~Î"L,-C-" - ~_; (~L, ¡,i_ ~. ø- J .- ..,....--- Darrell A. Bruestle . "'Set 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717 320.229.4300 320.229.4301 FAX architecture . engineering . environmental . transportation . May 1, 2003 RE: St. Joseph, MN Lambert Commercial Development SEHNo. A-STJOE 0301.00 D22 Ms. Judy Weyrens Clerk! Administrator City Of Saint Joseph 25 College Avenue North PO Box 668 Saint Joseph MN 56374-0668 Dear Judy: I have reviewed the letter prepared by Benshoof & Associates, and submitted by Summit Management, regarding the driveway access to the west edge of the apartment site. I concur with . the points made by Benshoof & Associates that this westerly access is not the best fit for the site. The suggested driveway could physically be constructed but it would be steep between 8-10%. The best driveway access for this site layout is the northerly access previously presented. This concludes my remarks. Sincerely, ~~k~ " 0' Amy B. Schaffer, PE Project Engineer mdh c: Joe Bettendorf, SEH Dick Taufen, St. Joseph Public Works Superintendent Summit Management, LLC x:lpt\stjoeld22 lambert apartment developmentll-city-OSOI03.doc . Short Elliott Hendrickson Inc. . Your Trusted Resource . Equal Opportunity Employer 15:37 BENSHOOF & ASSOC. 952 238 1671 P.02/03 APR-15-2003 BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENGINEERS AND PLANNERS 10417 EXCELSIOR BOULEVARD, SUITE 1WO / HOPKINS, MN 55343/ (952) 238-1667/ FAX (952) 238-1671 Aprill S, 2003 Refer to File: 03·19 MEMORANDUM RECEr\! i..,..J APR 1 5 2003 TO: Joe Bettendorf, SEH. Inc. CITY OF ST. JOSEPH FROM: James A. BonshOO~~ RE: Review of Rear Alternative Access Concept for Proposed Apartment Development on Northland Drive in City of 81. Joseph Some members of the City Planning Commission expressed interest at their meeting on April 7 to consider an access arrangement for M81'k Lambert's proposed apartment development that would extend a driveway fi"om the intersection of Northland Drive and Little Crow Court west to the rear (west edge) of the apartment site. At this point, the . driveway would curve north to the north side of the apartment building and then east into the parking lot. - - We understand you have been requested to investigate whether this driveway arrangement would be feasible in terms of grades along the driveway. Investigation of possible driveway grades is only one part of the important overall questions: Does this driveway concept make sense? Would such a driveway provide an appropriate and effective solution? As requested by Mark Lambert, we have prepared this memorandum to address the preceding overall questions in order to assist you and the City in determining whether any further consideration should be given to this "rear" driveway concept. Based on my 33 years of transportation engineering experience, I cannot recall a single instance where an apartment development is served by such a long, circuitous driveway. Under this concept, the total driveway length from Northland Drive to the point where the driveway would connect with the parking lot would be about 550 feet. This distance is more than four times longer than the approximate 130 foot long driveway that would occur under the proposed development plan. Such an excessively long, circuitous driveway would cause several serious problems, including: a) Non-standard design with greater traffic conflicts at intersection with Northland Drive. The south property line for the apartment site is aligned . with the centerline of Little Crow Court. As we understand City Ordinances, the south edge of the apartment driveway would need to be located a APR-15-2003 15:37 BENSHOOF & ASSOC. 952 238 1671 P.03/03 - Mr. Joe Bettendorf -2- April 15, 2003 minimum of five feet north of the property line. With the minimum spacing, . this means that the centerline of the driveway wou1d be 17 to 20 feet north of the centerline of Little Crow Court. This close offset is contrary to applicable design standards and would result in a greater level of traffic conflicts. b) Inadequate north-south dimension of the apartment property to accommodate a driveway on the south side of the site. Considering the need to accommodate grade changes, the north-south width of the parking lot, the north-south width of the apartment building, and a:fire lane on the south side of the apartment building, the remaining north-south space is inadequate to accommodate a two-way driveway. c) Highly awkward driveway arrangement for residents and visitors. The indirect nature of the driveway causes inconvenience for users and limits theìr ability to understand how to enter and exit the site. d) Much greater construction and maintenance costs for a 550 foot driveway than for the recommended 130 foot driveway that would intersect Northland Drive about 260 feet north of Little Crow Court. e) Incompatibility between this access concept and a public road across the parcel to the south between Northland Drive and the north frontage road of . CSAH 75. This possible public road is an option available with the proposed driveway located about 260 feet north of Little Crow Court. If the City ever should decide to build this road, the apartment driveway would have to be removed over much of its length and replaced with a new driveway connection to the new roadway, The five preViously mentioned problems are very serious and render this "rear" access option, in our judgment, to be an imprudent and infeasible access alternative. In addition to revealing problems with a "rear" access concept, the review addressed in this memorandum has reaffinned the desirabì1ìty of access concept A in our March 21 memorandwn, which would provide access for the apartment development via a driveway on Northland Drive about 260 feet north of Little Crow Court. . TOTAL P.03 APR-15-2003 15:37 BENSHOOF & ASSOC. 952 238 1671 P.01/03 BENSHOOF & ASSOCIATES, INC. . ~tD/ TRANSPORTATION ENGINEERS AND PlANNERS 1ì cfJ'1 10417 EXCELSIOR BOUlEVARD. SUITE TWO / HOPKINS, MN 55343/ (952) 238-16871 FAX (952) 238-1671 ____~/ FACSIMILE TRANSMITTAL RECEIVED FROM BENSHOOF & ASSOCIATES, INC. DATE:~ 0..$ JOB NO~ S .. )1 APR 1. 5 2003 ('ITV OF ST. JOSEPH PLEASE DELNER THE FOLLOWING PAGE(S) TO: Fax No.: ~.'2~ - 'i-SC» $~c>1 ~~S -c:>~~~ . THIS TRANSMITTAL IS BEING SENT B ; . 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