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HomeMy WebLinkAbout2016 [06] Jun 13 June 13, 2016 Page 1 of 4 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, June 13, 2016 at 6:00 PM in the St. Joseph City Hall opening with the Pledge of Allegiance. Members Present: Chair Rick Schultz, Commissioners, Gina Dullinger, Steve Olson, Matt Johnson, Chad Hausmann, Chad Johnson. Community Development Director Therese Haffner Members Absent: Daryl Schaefer Others Present: City Administrator Judy Weyrens, City Engineer Randy Sabart, Cory Gerads, Randy Schmitz, Will Huston, Gary Kraft, Dan Tideman, Darwin Erickson, Victoria Erickson, Tom Gustafson, Brian Kelm Approval of the Aaenda: Olson made a motion to approve the agenda. The motion was seconded by Hausmann and passed unanimously by those present. Aqproval of the Minutes: Hausmann made a motion to approve the minutes of May 23,2016.The motion was seconded by Johnson and passed unanimously by those present. Countrv Manor-Comprehensive Plan Amendment, Rezonina. Preliminarv Plat, PUD: Haffner stated that the Planning Commission conducted a public hearing on May 23, 2015 to consider approval of a land use amendment, rezoning, a preliminary plat, and a planned unit development for the project entitled St. Joe Country Manor Senior Living Campus. After accepting testimony, the Commissioners reviewed the proposed development documents and tabled action until the required environmental documents have been finalized. The City Council on June 1, 2016 accepted the updated AUAR which is the environmental document. CM St. Joe is requesting a land use amendment from Medium Density Residential to Community Orientated Mixed Use PUD for approximately 131 acres to accommodate mixed housing types and commercial uses.Additionally, CM St. Joe has submitted a rezoning request from R1 Single Family Residence District to R3 Multi-Family Residence District on Block 1, Lot 1 and R5 on Block 2, Lot 1, Block 3, Lot 1-12 and the remaining outlots. Haffner stated the PUD would be a phased development and the outlots would need to go through final plat approval at the time they are ready to be developed. Development would occur where the property has already been disturbed. The woodlands and wetlands would remain undisturbed. The applicant is requesting a modification to the front yard setback from 30ft to 25ft for the patio homes and from 35ft to 30ft for the Country Manor Facility. Haffner stated a PUD does allow flexibility on the setbacks. Haffner stated staff is recommending approval of the land use amendment and rezoning based on the findings of fact that have been prepared for this meeting.Approval of the preliminary plat and PUD are also being recommended with the conditions outlined in the staff memo.The engineering items are currently being worked through between Country Manor and City Engineer Randy Sabart. Haffner stated there are no items impeding the Planning Commission's approval of the requests. Weyrens stated the Commission has previously approved plats with contingencies and that the final plat only needs to come back to the Commission if requested by the Commission. Hausmann stated he has no concerns but would like to be emailed the city engineer's comment letters when they are completed on developments. Olson made a motion adopting the findings of fact and recommending approval to the City Council to amend the future land use map and comprehensive plan on the Country Manor Senior Living Campus from Medium Density Residential to Community Orientated Mixed Use PUD.The motion was seconded by Schultz and passed unanimously by those present. June 13, 2016 Page 2 of 4 Hausmann made a motion adopting the findings of fact recommending the City Council accept the findings of fact, approving the rezoning from R1 Single Family Residence District to R3 Multi- Family Residence District on Block 1, Lot 1, Country Manor Senior Living Campus and to R5 on Block 2, Lot 1, Block 2, Lot 1-12, Outlots A, B, C, D, E and F, Country Manor Senior Living Campus. The motion was seconded by Johnson and passed unanimously by those present. Schultz made a motion adopting the findings of fact recommending the City Council accept the findings of fact approving the Preliminary Plat and PUD for Country Manor Senior Living Campus. The motion was seconded by Dullinger and passed unanimously by those present. Fortitude Senior Housinq, Development Propram &TIF:Weyrens stated the City has two senior living projects going on simultaneously. The Country Manor Project is going through the tax abatement process which allows the property owner to go through the planning process and even start construction before the financial process is completed. Fortitude Senior Housing is going through the Tax Increment Financing process which does not allow the owner to break ground until the TIF is in place. Part of the process is the creation of a TIF district. The process to create a Development District includes the Planning Commission reviewing the TIF Plan and the Development Program to determine the conformity with the general plans for the development and redevelopment of the City as described in the Comprehensive Plan.Weyrens stated the proposed Development District is located in the Land Use Planning District 12-14 with the Fortitude Housing being located in Planning District 12. Weyrens stated that the proposed redevelopment area includes a larger land section than the proposed development site to allow for future projects should one develop. With a TIF district a developer would be allowed to seek TIF for a qualified project by just submitting a plan and then completing the hearing process. Weyrens clarified that the Planning Commission must determine if the proposed development is consistent with the St. Joseph Comprehensive Plan. She further clarified that resolving that the proposed development is consistent with the Comprehensive Plan does not grant or infer development rights. The project is required to complete the planning process including any public hearing. Schultz stated the EDA discussed the utilization of TIF for housing and concurred that the use was acceptable for two reasons: 1) minimally, 20%of the housing units will serve the low to moderate income (LMI); 2)the proposed project will add living wage jobs to the community. Utilization of TIF for housing require that a minimum of 20% of the facility meet the LMI requirements and the occupancy must be certified each year the district is open. Hausmann questioned whether the facility is staffed 24/7 to which Weyrens stated is. Weyrens stated the City hired Ehlers &Associates for the TIF analysis. Initially, the TIF request was for 25 years and when the analysis was complete the TfF illustrated a need for approximately 14 years. The assessment recommended 14 years for TIF. Schultz requested Weyrens have a map prepare a map illustrating the TIF districts throughout the City. Hausmann made a motion authorizing the chair and secretary to execute Resolution 2016-001 finding that the development entitled Fortitude Housing, creating Development District No. 4 and a Tax Increment Financing District 4-1 conforms to the general plans for the development and redevelopment of the City based on the findings of fact.The motion was seconded by Johnson and passed unanimously by those present. Rollinq Ridae Events Center—Special Use &Variance Discussion:Weyrens stated Rolling Ridge Events Center owner Randy Schmitz, is requesting the Planning Commission review the provision requiring that he pave the parking lot in the event the facility is used year round. Schmitz opened the events center in 2016 and has experienced high interest; therefore he would like to test the market to see if there is interest in winter events. The current SUP included a provision that the parking lot for the events center did not need to be improved until it was utilized year round. Due to the cost of improving the parking lot and the desire to keep the property feeling rural. June 13, 2016 Page 3 of 4 Hausmann's only concern is when it rains during an event and whether that creates a mess. Hausmann added he does not have any issues with allowing the parking lot to remain as is for a trial period this upcoming winter. Schultz stated he would like the parking lot to be more maintenance free as it is across from the industrial park. Olson stated that if there are no problems with gravel and/or grass being dragged onto the main road, then he is okay with the lot remaining as is for the trial period. Schultz questioned what constitutes a year round facility. Randy Schmitz, Rolling Ridge approached the Commission. Schmitz reaffirmed that he is seeking a one year trial period keeping his facility open through January. It is his understanding that a year round facility would one that is open 12 months of the year. He stated that he will have two or three months that he will not be open but has had some interest for holiday events Schultz also questioned what the definition of a trial period is. Is it for a period of one year or is it longer or shorter. Schmitz stated he would like to have a set number of events allowed through the winter and it would be at his discretion when those events would be. Schmitz stated the current parking conditions with the bituminous gravel has been working very well both in dry and wet conditions. In the winter the lot will be plowed with a bobcat that has a snow blower on it that has worked really well in other lots on the property. Schultr made a motion to temporarily allow the continued relief or parking lot requirements at Rolling Ridge Events Center from November 1, 2016,through April 30 2017.The motion was seconded by Dullinger and passed unanimously by those present. Zonina and Subdivision Ordinance Amendments: Haffner stated at the previous meeting the public hearing was held on the proposed zoning and subdivision ordinance amendments.At that time the R4 amendment and creation of R5 was approved and subsequently approved by the Council. Haffner added that the majority of the remaining changes are cleanup items, removing redundancy and clarifying provisions. Staff requesting the Planning Commission to forward a recommendation to the City Council for final adoption and codification. Weyrens stated removing redundancies was the main focus of the amendments but there have been a couple of additions or deletions. Items added included listing building materials for the B1 Business District and including a sidewalk requirement in the subdivision ordinance. With regard to deletions, the most significant change was the removal of the provision requiring a CUP for multiple family structures containing more than 12 units in the R3 Zoning District. A couple additional requirements include adding building materials to the downtown area and a sidewalk requirement in the subdivision ordinance. Schultz questioned if the definition of lodging house and hotel need to updated to reflect the recent changes in the Lodging Tax Ordinance. Weyrens stated the definitions should not need to be changed, but will make sure the definitions are consistent. Schultz stressed concerns regarding the labeling of the zoning administrator throughout the ordinances. Dullinger stated the change allows for more flexibility in the future. Schultz also suggested the following corrections: • The word vehicle should be removed from page 502.07-4, H1. • 502.10-5: Definitions for retail businesses and convenience/gas store parking requirements should be consistent. • 502.10-8: suggested the addition to item (o), maintenance can be removed or lessened as trying to control the amount of dust in parking lots is unrealistic. • Roof tnconsistencies: Schultz stated that in some areas it references green roof options and some places it does not. Schultz suggested having green roof options in all the districts. • Schultz questioned if there are any amendments addressing solar energy and tiny houses. Weyrens stated that at this time there is not a tiny home that meets the MN Building Code, so they would not be allowed in St. Joseph. However, if one if approved they would be able to building, provided the meet the accessory building size. All single family homes are required to lune 13, 2016 Page 4 of 4 include a garage and the in Ordinance indicates the minimum size which is equal to a two sta{I garage. Olson questioned what a zoning permit is.Weyrens stated the zoning permit is for instance when someone would need a parking pad, they would apply for a zoning permit or they disturb the earth for a building that does not require a permit. Johnson suggested changing the Farmer's Market sale merchandise, removing the sale of produce only as produce is not easily defined. Haffner and Weyrens suggested looking at the definitions of a farmer's market and amend the definition. Schultr made a motion recommending the Council accept the recommendation of the Planning Commission approving the amendments, as corrected,for the Zoning Ordinance and Subdivision Ordinance. The motion was seconded by Hausmann and passed unanimously by those present. Council Liaison Report: Chair Schultz reported on the following: • The community center committee toured Colt's Academy to start the discussion on programming and use of the facility. The Committee will continue to meet and provide input back to the Council. • YMCA Wall Raising:The expected completion date of the YMCA/Aquatic center is May 2017. • Mayor Town Hall: Three main concerns were brought up including speed on CR 75&merging onto CR 75 from CR133. Dullinger questioned if any concerns have been raised about CR2 and the asphalt plant with the additional traffic. Schultz stated he did receive a call. • City Hall and Kwik Trip construction are ahead of schedule. Weyrens reported that Country Manor has an anticipated start date of July 11, 2016. Fortitude Senior Housing anticipates breaking ground approximately 30 days after completion of the TIF process. Olson questioned when the Fieid Street construction will begin.Weyrens stated the City Engineer will be presenting the final plans to the Council on July 7 and it is anticipated that the Council will authorize the advertisement for bids with a fall construction, carrying forward to 2017. Adiourn: As all items on the agenda were completed, Schultz adjourned the meeting at 7:18 PM. Therese Haffner Community Development Director