HomeMy WebLinkAbout2015 [10] Oct 12 October 12,2015
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Pursuant to due call and notice thereof, the Planning Commission for the City of St.Joseph met in regular
session on Monday, October 12, 2015 at 6:00 PM in the St. Joseph City Hall opening with the Pledge of
Allegiance.
Members Present: Chair Rick Schultz, Commissioners, Matt Johnson, Daryl Schaefer, Gina Dullinger,
City Administrator Judy Weyrens, City Engineer Randy Sabart
Others Present: Wade DuMond, Eric Moscho, Tom Klein.
Approval of the Aaenda: Hausmann made a motion to approve the agenda. The motion was
seconded by Schultr and passed unanimously by those present.
A�qroval of the Minutes: Dullinger made a motion to approve the minutes of August 10,2015.The
motion was seconded by Schaefer and passed unanimously by those present.
Public Hearinq, Kwik Trip: Chair Schultz opened the public hearing to which Weyrens stated the purpose
of the hearing is to consider the review of a preliminary plat entitled Kwik Trip 147, review of a special use
permit request for a convenience store with fuel and carwash in the B-2 Highway 75 Business District,
and review of a variance request reducing the required setback for signs submitted by Kwik Trip Inc.
Wade DuMond, Kwik Trip Representative: DuMond approached the Commission on behalf of Kwik Trip.
DuMond stated he has been working with City and Stearns County staff to develop the final site plan for
the proposed Kwik Trip. While completing the due diligence in purchasing the property, it was noted that
a property discrepancy was apparent and to clear title, a portion of the property abutting CR 75 was
dedicated to the County for to complete their ROW. DuMond noted that all stores are corporately owned
by a Christian family. Many of items sold will be produced locally. Landscaping around the property is
typically more than other competing businesses as they would like to have their business visibly
appealing. DuMond added that the proposed car wash can have limited hours if the noise becomes an
issue for residents.
Weyrens received an email from Brian Laudenbach, JM Companies requesting the Planning Commission
deny the variance request for sign setbacks stating a reduction of the current landscaped greenway
requirement to CSAH 75 should be maintained as per the code requirement of 40 feet. JM Companies
operate the convenience store, via a lease with Super America, at 27 Birch Street West which is located
adjacent to the proposed development.
Eric Mosch, Creamery Loft Apartment: Mosch stated he has owned the Creamery Loft Apartments for 16
years and is concerned with the way traffic will be routed into the location. Regarding the variance
request, Mosch believes the business should have additional space for advertising closer to CR 75. It
would free up more space on the south side of the property to incorporate a buffer of trees to mitigate
noise and lights for surrounding properties.Additionally, having the signs closer to 75 would allow the
business to be more visible to those traveling on CR 75.
Mosch asked if the carwash entrance and exit could be flipped to have the loudest part of the carwash
facing CR75 rather than neighboring properties.
As no one else present wished to speak, Schultz closed the public hearing.
Hausmann questioned the amount of pedestrian access to the facility.The City Engineer has
recommended a future sidewalk along the property to provide a safe pedestrian way. Schultz stated that
while he agrees that sidewalk should be constructed, if it were constructed with the project the sidewalk
would not have a connection. DuMond stated the sidewalk will not be a problem and would be agreeable
to paying the assessment to install the sidewalk when a connection is constructed.
Schultz noted that research had been done on the amount of noise coming from the carwash and
questioned if the developer has considered flipping the site plan moving the car wash closer to CR 75.
October 12, 2015
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DuMond responded that they did look at options, but based on the site dimensions and boundaries, traffic
flow only worked with the orientation presented on the plans. If it were moved car stacking for the car
was would occur on Birch Street rather than on the site. DuMond stated that if noise from the car wash is
a concern, Kwik Trip could limit the hours of the car wash and they could look at some additional
buffering.
When questioned how Kwik Trip picked the site in St. Joseph, DuMond stated when selecting a site, they
look for areas that have a high amount of traffic. Mosch questioned how much traffic will be added to
Birch Street. DuMond stated that he does not believe there will be much additional traffic. Peak hours for
Kwik Trip will be vehicles go to work in the morning and coming home in the evening with the higher
volume the after work traffic. Patrons will be coming down CR 75 and going into the site and back to CR
75, they don't see much traffic using Birch Street.
Weyrens clarified that Kwik Trip is platting the property to clear title issues. The City Engineer has
indicated that only minor issues are outstanding that will be cleared before construction. Therefore he
recommends the Planning Commission approve the Preliminary and Final Plat.
Hausmann made a motion recommending the City Council approve the Preliminary and Final Plat
for Kwik Trip contingent up on meeting the City Engineer comments.The motion was seconded
by Schultr and passed unanimously by those present.
Weyrens stated the applicant provided all necessary information in their submittal for a special use permit
and their request is consistent with the standards for granting a special use permit.
Hausmann made a motion recommending the City Council contingently approve the findings of
fact issuing a special use permit to Kwik Trip.The motion was seconded by Schaefer and passed
unanimously by those present.
Findings of Fact—Decision and Conclusion:
1. The proposed development is consistent with the Ordinance requirements for
granting a special use and with Ordinance 502.32 Subd.4(0)Conditions for
issuance of a special use for a convenience store with fueling facilities.
2. The City Engineer has reviewed the complete submittal and determined that
the plans and specifications are complete and meet all the City requirements.
The approval includes the following contingencies"
1. The Developer should consider adding additional landscaping to provide
additional screening from the residential property located across the street.
Schaefer made a motion recommending the City Council approve the following findings of fact
approving the variance request reducing the landscaped viewshed from forty feet to 10 feet,and a
reduction in sign setback from CSAH 75 from twenty feet to 10 feet.The motion was seconded by
Schultr and passed unanimously by those present.
Findings of Fact—Decision and Conclusion— Variance#1 Green Space:
1. The property for which variance is being sought is an old platted lot that is
rectangular in size and requiring the full 40'green space would limit the ability
to develop a recorded lot and the requirement for green space was adopted
after the property was platted.
2. The property for which variance is being sought will have green space that is
adjacent to the existing green ditch maintained for CR 75; therefore,the intent
of the Ordinance is being met.
Findings of Fact—Decision and Conclusion— Variance#2 Sign Location:
1. The property for which variance is being sought is adjacent to developed
property that already enjoys signs located closer to CR 75 than allowed by
Ordinance. The proposed sign will not be closer to CR 75 than adjacent signs
and will meet all other requirements of the Ordinance.
October 12, 2015
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Interim Use ReQuest- Update:Weyrens stated the Commission conducted a public hearing in August to
consider an interim use permit to allow a non-owner occupied rental at 38 Birch St. E. The request for
interim use related to the adjacent property having a negative impact on her business. Since the public
hearing, the property concerns have been addressed and the property owner, Melissa Welsh, requested
the Planning Commission table action on the request until 2016.
Schultz asked if the applicant had to pay a fee for the process.Weyrens responded that the applicant had
to pay a$400.00 fee.Weyrens suggested having a deadline of May 1, 2016 for the applicant to determine
if she would like to move forward with the request process.
Schultz made a motion to table the request for an interim use permit submitted by Melissa Welsh
until May 1,2016.The motion was seconded by Dullinger and passed unanimously by those
present.
Council Liaison Report: Schultz reported the City closed on the purchase of ColYs Academy and will be
scheduling the open house in November. Additionally, the Council is at a final step of constructing a new
government center at the same location of the purchased school.
Schultz added that the Park Board is working on a Foot Golf Course in Northland Park.
Ad'lourn: As the agenda had been completed, Schultz adjourned the meeting at 6:48 PM.
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