HomeMy WebLinkAbout2005 [10] Oct 17
St. Joseph Planning Commission
October 17, 2005
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ADDRESS
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Administrator
Judy Weyrens
Mayor
RichdTd C,rlbom
Councilors
AI Rds~er
Ross Rieke
Renee Symdnietz
Odle '¥'ick
. , .
CITY OF ST. JOSEPH
www.cityofstjoseph.com
St. Joseph Planning Commission
October 17. 2005
6:30 PM
1. Call to Order
2. 6:30 PM
Public Hearing - Special Use Permit, Sand Companies
Revision of August 5, 2004 Special Use Permit allowing the
construction all two story townhomes.
3.
6:40 PM
Public Hearing, Variance, Midnight Haulers
SI. Joseph Code of Ordinances 52.33 Subd. 9(a)
Reiief on Exterior Requirements
4.
Adjourn
File
2., College Avenue North, PO Box bb8 . Sdint. Joseph, Minnesotd
Phone Fo,b'.72.01 FdX Fo.,b,.0'42.
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NOTES................... ..
The St. Joseph EDA and the Downtown Committee are spopsoring a speaker
and discussion on downtown development. The meeting Win be held in the
Council Chambers and the Planning Connnission and City Council are
encouraged to attend. . I
We would like to schedule the November meeting for November 1,2005. We
have a variance request for a residential lot and the timing for the Council does
not work. The property owner is willing to pay for a special meeting. However,
at this time we ouly bave one other item for the meeting. That party can make it
as well for November 1. Please let me know if this works
Downtown Meeting
November Meeting
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I Attachment: Yes or No
REQUEST FOR PLANNING COMMISSION ACTION
Sand Companies - Amend Special Use Permit
DATE: October 17, 2005
AGENDA ITEM
Public Hearing - Amend Special Use Pernrit, allowing the construction of all two story townhomes
PREVIOUS ACTION
The Planning Commission and City Council approved the Plat entitled Momingside Acres 2. At the time
of approval the plat included the following: 32 town home units (work force housing); 18 patio home$
(10 two story, 8 one story); 30 Single Family Homes. The development ofthe 32 town homes is fmartced
in part through the Minnesota Housing Finance Agency and labeled as work force housing.
RECOMMENDED PLANNING COMMISSION ACTION
Recommend the Council approve therevised Special Use Pernrit request as presented.
COMMENTS/RECOMMENDATIONS
Their was a question at the last Planning Commission meeting as to whether or not the patio homes were
part of the fmancing for affordable housing. For your convenience I have attached a portion of the
application where Sand Companies identifies each type of housing that will be constructed. As you can
see the only portion they indicated would be affordable are the 32 town home units.
The R-3 Zoning District requires a special use pernrit for all developments that contain more than 12
units. Therefore, once approved, the plan can only be changed by amending the special use pernrit.
Enclosed in the packet is the site plan as approved, the highlighted lots indicate two story units, the
remaining units were to be one story, two bedroom.
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Project ,"'.rea
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Public Hearing
City of St. Joseph
The Planning Commission for the City of SI. Joseph will be conducting a public hearing on
Monday, October 17, 2005 at 6:30 PM. The purpose of the hearing is to i;onsider the
revision of a Special Use Permit issued on August 5, 2004. The Special Use Permit
provided for the construction of eight (8) single story patio homes and ten' (1 0) two story
townhomes. The revised site plan develops the entire site with two story townhomes.
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The property is legally described as follows: Lot 2; Block 3 Momingside Acres 2
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Sand Properties Inc., 336 South Tenth Avenue, PO Box 727, Waite Park MN 56387 has
submitted the request for Special Use. '
Judy Weyrens
Administrator
Note: State Law requires mailed notice to all property owners within 350 feet of a Variance,
Special Use Permit, Interim Use Permit or Rezoning request.
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· City'òfSt.JoSèp4. . ..... .' . " . .... .
··PlariIièd Ul,IÍtDe¥èloPinentAjipli~on .'
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I¥4uh-edMatciws:
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#2.D;" ··.·..'TIiè prc¡pÓSeddev~l~eirtsp~ the2i.64'acresnearlý.ñÌ~ dèðÏcating9.b . .
'¡lCl'esto slngtó1iimi1y loIS',I!i1d 8.<) 8cresto multiple 1iimi1yJ1o\lsjrig..TIteJaIter aréac:óniains the' ....
lowbutd. wetlandsànd tbeproposed WaierpoDd; i,otsizesinthe singlefaìililyportion riuigefi:ofu .' .
'. ·ll,OOO sq. it to 24,0(,10 Sq,'tt; and are expected .tc). ai!raQthOll\ê buyèr$rai1gingfu)myoúngmIiès'
.' looking to JI!IIlœ St}òseph their first hometò llÌore èstabliShe9!à1iúIies looking to~ve to . .
· . SOIIÌ.~largerh.:<"', . . .' ......, .'. >.,'. . ','. .' 1
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''J'!1e town homepo!'Ûoo ofÌhemultiple 1iimi1y portion(32 tòwn.homes in8 buiIdings) are pI~ '.
. '. .~ be deveI~ as modenite inc )me reo!!,1 iropërties UI1dèr'the lÌousing TaiCredit prognmr of'tJ¡e ..'
,. . federalgovermneritTl:ûsJm>gram offers deyelò¡)ers !fieoplÍon tó .~n the ~\Øle tax ~to·· ....
intetestedinvestoril l!#aliStheeftèctofI~ overalllriortg8gëåmounts., mretnm;the ..... I,..
, .develo¡ierllÌust k~~ in the affordable rarige base4 cmmèdiiùtll11ia incpmœ; ()ften referreci tó,
as,"work"force" houSing; these three bedroC)m tówn hOmes wiUbavedouble g8rages and separate
.'. OIlgnule~ces,andare,ful1yeqirippedWith appJiances and finíshes. I
'. :rhe l'ØÍobome Pórtïon Of the devel~ (IŠhò_in9 ¡;'JÍld~)are desmrtedÌòappeal to the . .
· "emPtY Bester" ¡md ac;tN,e,se.uoorÌDaltet, providirigthémwifu' smgleßmiily'style living wider a' .
'. . '.. .tëntalariliiigëJ:nélìtthàtàßôw,!:hemgte8tfi'eêdOmfurÌ!'8Velandfi'èei¡ thelJÌfi:om ~arid
'laWll aiid~\v!n'k¡ ^JDix oftWobedrQOm and thee bednx>mhOm\is will beprovided; aiidëa$¿ .
unifwillbaveadoJlblegárage. '. ". ,..... .' . .'. .. " ..' I.
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, 'The single 1iimi1y housmgIåtS wiJlbe offered ÌòsaIè to~ IÍÍIÍited Í!UlJiberof reputlble area home .,....
.~ders.Itis~thatSOme homës.wílÌbß ~fO!:saieon com¡)leüón, but thàtmany
· willalsobecùstOô1liÖmescteatedforthe·buy~SpeCifièwantsandneeds.{·· . ','
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Sand Companies; IÍtc.Wi11 ~!Ìwn and fuanag~themuhíple hOusiJÍg~ofihePÏ'!Ì.i~ . [, .
· providinial! teIÌI!Dt /Íualifiêátíop and background cbêèkS tóaSsure'tbat teriÎÍi!tS meet both the J . I .
ÎnCOtôecriteriaand häve a good i:reditand bebavior histò~ Sand'Co ." 'eswillidsQ ŸidealI . I
· ". . ~œreqúifed,bo,1I1ofinSidè tÍ1ètoWllho~s,the1x:terJOrS,· ~1: lawri"ÌUldl~....~ .. .'. ".
'. .8I'i:as·'WíntCrtimesnówremoyalisalsOarespotisibi1ityofSandCqinpanies,Im:. . ..., ¡, ...
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. ..' '. ThefuU deVelopment will includë 80hOmes.Projeetirig tbesingl!,fanilly hOlIÌeS at4persons per . . \.
· hòme,the towri' homes af3.S per.wDs Per home 8nd theþatio bómes at 2penoos per ¥!DC yields a
· tota1POPulàtiOl\~·of238.GÌveII,cùirerit trends in fãrniJyslu,this Is probabIYcm themgli .
':;;~#';'~:~:ä~~~~~~~~~=;~s~~m;~I'
-, :Total. vehic~e.·coµµt:~d ~_l~.o.;' AJ1-:ro'Yllþomes-~patioltonu.$:WiQ.have·two car ~es .
·····~a:nadditicmaI.twopaddng spàcesÍl1the~to the gariIge:'ltisexpeèteèl tbat all the· i
. ,single 1iimi1yhomeswouId hìive twoœr gar;¡ges as a minimnm; and the driveways here wÒ\lkl' i
· bave J.'OOmfoÌ'at least four.c;arS gívelÍthesetbàckreqÚiniments. certain1y sOme singlètamily '. i
.' .·Itoñì,~will~. œrga¡:agèsas weiL . . . . '. .
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#2,>EPI"';~!lfeœgmìitaiÎe tô ~ site ~and lItíïitywOrJ¡ later tbls~er,andit is! .
~tobavesliÌgle1iimi1yIOtSleadyfurhoinesbyIåtë·fulIof2004... '. . ...... '1
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" Sand CompmÍies,mc. plans to inake j¡ppliëation to MinneSota Housing Finance Agèney in lateJùly .
.... . of2004foÌ' thetowri'home portion otthe proj"!'l under the HouSú)gTax Creditprograin. This isa.
· ~tive ~foÌ'select;j( 1.Sinceaváí1able tax credii.s ai-eràtlaned by the state, If the merits ..
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I Attachment: Yes or No
REQUEST FOR PLANNING COMMISSION ACTION
Midnight Haulers - Variance Request
DATE: October 17, 2005
AGENDA ITEM
Public Hearing - Variance request on the exterior requirement
PREVIOUS ACTION
The Planning Commission approved a site plan on June 6, 2005. The approval required compliance with
the Zoning regulations and all buildings facing the ROW must contain 25% exterior enhancement. The
property being discussed abuts both .CR 133 and 19th Avenue. The property owner has complied with the
enhancement on 19th but is requesting relief from the side facing CR 133 as it will be fenced and the
building will not be visible from the street.
RECOMMENDED PLANNING COMMISSION ACTION
COMMENTS/RECOMMENDATIONS
It is my understanding that Midnight Haulers is not requesting a variance on the curb requirement. I have
nothing in writing to confmn this and the deadline was so tight that I published both requests so the ,
matter would not be delayed. The application I received on October II indicates that they are only
seeking a variance on the exterior requirement. If that is the case, it is easier to withdraw a request, but
they should do that formally at the meeting. i
I have enclosed in the packet the requirements for granting a variance. As requested by the Planning I
Commission the form includes in BOLD lettering that MN Statute requires that all the findings must be
present before a variance can be granted. This clarification was provided by Tom Jovanovich when he
discussed land use planning. I provided Midnight Haulers with both the application and the Planning!
Commission worksheet in preparation for the meeting.
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Public Hearing
City of St. Joseph
The Planning Commission for the City of SI. Joseph will be conducting a public hearing on
Monday, October 17, 2005 at 6:40 PM. The purpose of the hearing is to consider two
variances, one relieving the curbing requirements and one relieving the eXterior
requirements abutting a street front. The variance is being requm;ted to allow the expansion
of Midnight Haulers. I
SI. Joseph Code of Ordinances 52.33 Subd, 9(a) requires that a minimum of twenty-fIVe
(25%) of the exterior building finish directly facing streets shall consist of materials
comparable to: face brick; natural stone or cultured rock; glass vinyl; stuCco, aluminum
lapsiding; cut block; and, concrete block. I
81. Joseph Code of Ordinances 52.33 Subd, 9(m) requires concrete curb to B612
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specifications shall be used for all automobile stops and for all drive and parking areas.
The property is legally described as follows: Lot 1; Block 1 Whitney Wingl
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Midnight Haulers, 828 _19th Avenue NE, SI. Joseph MN 56374 has submitted the request
for Variance.
Judy Weyrens
Administrator
Note: State law requires mailed notice to all property owners wi~hin 350 feet of a Variance,
Special Use, Interim Use and Rezoning requests.
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Project Site
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I/We, tile und91Slgned, IS own... 0/1110 Pft pelly d8Sc1Ibed beJow, hereby çpeeI to the City CCWtcilend Pllnning Commission 01111. City ofSl JaoeJ!/I.
-.n. cou"" MIn..""" to gtlnt. Vlriot.... &an 1110 St J..."h CltyCodo¡ (op¡¡IIcants havatlul respenslÞllty of checldng .1I1PI'1ica~. otdinal\ClS
perttl;n~9 10 1I1eireppl1aollan BOd complying with atl ""'me.... ",,01_1s);
PROPERTY OWNER NAME(S): 'On, I ¡r\ 'POOef"
PROPERTY OWNER PHONE NUMBER(S): [PO-&o?r l1n'2...
ADDRESS:?{)9-> ~A~UR~ /VIS f f.)t. - 't'ft'P'\ . rm0 ðJ?Jl4...
Li rd'O, ì
LEGAL DESCRIPTION: ,LOT I~ ' LI')h1+~,I.{ Wí~
PROPERTY OWNER(S)' SlGNATURE(S): \", ~
18/11/2885 16:44
3203638224
MIDNIGHTHAlILERS
--ÞM.\ì '. --J'-\c\~
APPLICATION FOR VARIANCE
CITY OF ST. JOSEPH
25 College Avenue NW
P. O. Box 668
St. Joseph, MN 56374 I
(320)363-7201 or Fax (320)363-0342
STATE OF MINNESOTA)
)ss
COUNTY OF STEARNS)
ZONING DISTRICT:
PAGE' 81
ee$
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ecolptll
The reQuest(.) which Wé desire fnt our property is/are 10 canftle! with !he follOWing Mellon(s) Of the St Joseph Oily Code:
Section ~ 1:J'?;¡ 5J:rl. <1 (c) SectIon _0
Proposed non-<:onformsnoe(s}:
What speCisl conditions snd Circumstances exi$t which "'" par1ìoul...lo the land, struolun> or building(s) In", vsd which do not apþ/y to the
'and, structures or bulldlng(s' in the $8mezOn";\ dosoific;atfon (attach IJIdltlonol pages os n~?
Nt"') t"Jn". f' l~ nn........ ('r\C ~~
Do ~e. Cia! ~d~Ion..nd cjltllmst...... k from )'!Iur CI!"" actions (If the answer I. yes, you may not qualify for a variance)?
What facts and consIdera1Ions demons1rate that !he "œral in1erpretatkJn 01 the zoning code would deprive you Of rights oOIl1'n""ly enjoyed by
other properties ~ the lome district under the Of the zoning code (attach addlUonal pages as needed)?
State your reasons "'r believing that a vorienœ wID not confer on you any $þécial privilege 1hat Is denied by the ...Ing code to other lands,
structures or buldings In 1he same ~
t\:!n (,Y\II ,,\~ ~ non.a. ~\"'
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10/11/2005 16:44
3203638224
MIDNIGHTHAlILERS
PAGE 02
State y<>ur reasons lor believing 11m! !he adlon{s) you ~ to take ¡.. in keeping wI1h!he spirit n hlten\ of the 2D!tI, ng cœe7
IJð ()ni( el!".t?~ M..., ¥to ..fI"I\~. I
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state your rea9CM lor believing 1I>at . otrio! _I of !he provisions of the....ing œde ~ cauoeunciJe IlaltlslJ¡I\- Undue hsrdsf1ìp
means Chat !he pmøerty In QtJeS1IaII cannot be put to a le8S\OI1able use i used under the eon<ll!lons ~ by the zonlr.g ortIir1;n:2. Ecr:Incmc
conslder.l!ions a!one_ net constJtute an ~~un<!<r1he~:ofl!1ls code as .eferehced h s_~'
100 0"'" .,.l<.P .... CT'\ () ...
Attached to this appfic:ation and mad8 a part thereof are other maIGriaI submission data ~!I Ilirements, lIS Indicaled.
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AppRcant SIgnature:
owner SIgnature: ~ ~
Date:
Date:
lð)r,t(~1
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FOR OFFICE USE ONLY
DATHPPLlCATlON Sl.Jl!MJTTEI),
DATE APPLICATION COMPLETE:
~anningcomrnl"lonAálon: _ ReçommendAppoval _ Retommend~ De!edAdlon:
þate A¡;>pIican1/Ptq1erly C>ovner nalmed cf Planning CÐmmlsslon Action:
ity Council Action: _ Approved _ Disappr¡¡ved DS1e of Action:
JaÍe AppllcantlProperty Owner no6fied of City COUncil Action:
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PAGE 03
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Please remember that MN Statute requires that the flUdings must Ulustrate that all of the itemS
listed below are satisfied.
10/11/2005 16:44
3203638224
MIDNIGHTHAULERS
PIa1UlÎng Commissioner Variance Worksbeet
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I. That there arc èXCeptional or extraordinary circumstances or conditions applying to the
property in question 1\$ to the intended use of the property that do not apply generally to
other properties În the same zoning district. The exceptional or extraordinary
circumstances must not be the result of actions t:akcn by the petitioner.
AppUcable: _ Yes if No
If yes, please Indicate fin dine:
2. Tbat the literal interpretation of the provisions of this Ordinance would deprivc the
petitioner of rights commonly enjoyed by other properties in the same district under the
termS of this Ordinance.
Applicable: Yes V No
If yes, please Ùldicate finding:-
3. That granting the variance requested will not confeT on the applicant any special
privilege thet is denied by this Ordinance to other lands in the saine district.
Applicable: ,/ Yes _No
If yes, please Indicate finding:
4. That the proposed variance will not imp~r an adequate supply of light and air to
l!Iljacent property, or diminish or impair established P,,¡=.<t1 values within the
sUI1'Ounding area, or in any other respect impair the public I1ea1th, safety or welfare of
the residents ofth,e City.
Applicable: _ Yes L No
If yes, please indicate linding:
5, That the eondition or situatian of a specific piece of property, or the intended use 0
said property, for which the van3I1.ce was sought, is not of so general or recWTeDt a I
nature as to make reasonably practicable the formulation of a general regulation rot
such conditions or a situatian.
Applicable: _Yes "'No
If yes, please Ùldlcate finding:
6. That the variance requested is the minimum variance which would alleviate the
hardship on the particular property.
AppUcable: /' Yes _No
If ;y'es, please Indicate finding:
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10/11/2005 16:44
3283638224
MIDNIGHTHAlILERS
PAGE 04
PJamlÍll.g CollllDissioßer Variance Worksheet
7.
That the variance wou1d not be materially de1rimenta11O the pu1'pOses of the zoning
ordinance$ M property within the same =Dng class:ificatjon.
Applicable: _Yes v'" No
If yes, please indicate tludiltg:
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CITY Of ST. JOSEPH
www.cityo!stjoseph.com
'October 5, 2005
Administrator
Judy Weyrens
Midnight Haulers
Attn: Dave Potter
828 - 19th Avenue NE
St. Joseph MN 56374
VIA HAND DELIVERY
Dear Dave:
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Councilors
AI Rctssier
Ross Rieke
Renee Symonietz
Odle Wick
As you are aware the Planning Commission considered your request to relieve certain zoning
requitements at the October 3 Planning Commission meeting. At that meeting the ,
Commission instructed you to contact me to schedule a variance hearing for your expansion
project.
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SÎnce I did not hear rrom you I contacted your office for a status update Tuesday afternoon! as
the publication deadline was Tuesday. I was informed by Jermifer that you were moving I
forward with the exterior variance but were uncert:ain if you would move forward with the I
curbing variance. I had no choice but to publish both variance requests. If you decided you
needed the second variance later in the week, the public hearing would have to be delayed,
Mayor
Richdrd C,rlbom
The variance process includes payment of a $ 200.00 fee and the special meeting fee is $
100.00, The City will be considering two separate requests on October 17 and the special ,
meeting fee will be divided equally between the two parties. Therefore the City Office must
receive payment ($ 250.00) no later than Noon, October 7,2005, !
/ ¡
Enclosed please find the variance packet information. In addition to submitting the fee, th¿
City must receive a completed variance application form no later than Tuesday, October I~,
2005. For your <:onvenience I have also attached the Planning Commission worksheet '
regarding variances, Minnesota Statutes require that findings are established for ALL sev'?ll
requirements.
,
Please review the enclosed information and if you have any questions please contact me a~
320-363-7201. i
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Sincerely,
CITY OF ST. J~~
~.,. . ciyt{JLy~
Ju Weyrens
aministrator
cc:
St. Joseph Planning Commission
Tracy Ekola, City Engineer
Ron Wasmond, Building Official
'-, College Avenue North, PO Box 668 . Sðint, Joserh, Minnesotd
Phone )'2,O.16,..ì20I FdX 1-2..0.161 °142
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SEH
MEMORANDUM
TO:
Judy Weyrens, City Administrator
FROM:
Tracy L. Ekola, PE
City Engineer
DATE:
October 13, 2005
RE:
St. Joseph, Minnesota
Midnight Haulers Site Plan
Revised Site Plan with Curb & Gutter
SEH No. A-STJOE 0501 D62
I have reviewed the revised site plan for the Midnight Haulers site. Curb and gutter is proposed along the
access road areas along with catch basins and storm sewer, This site plan addresses the drainage issues
and also meets the curb & gutter ordinance requirements.'
c: Judy Weyrens, City of St. Joseph
Joe Bettendorf, SEH
Dick Taufen, City of St. Joseph
Ron Wasmund, Inspectron
T. Vander Eyk, Bogart Pederson
x;\s\stjoe\common\d62 midnight hau!e:rs\corr\m-jweyrens 101305.doc
Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717
SEH is an equal opportunity employer I www.sehinc.com!320.229.4300 I 800.572.0617 I 320.229.4301 fax
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MIDNIGHT HAULERS
SITE PLAN
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DOWNTOWN DISCUSSION
One essential element in downtown revitalization is giving Main
, I
Street a "Sense of Place." Dr. Kent Robertson, a community
development expert at SCSU, will discuss a number of key
elements that are essential in giving a downtown a
"sense of place."
Join us for this exciting event which will
focus on Downtown St. Joseph!
Wednesday, October 26th
5:30 p.m.
St. Joseph City Hall
Sponsored By:
. St. Joseph Economic Development Authority
. St. Joseph Downtown Committee
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