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Home My WebLink About2016 [04] Apr 11 April 11, 2016 Page 1 of 3 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, April 11, 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. City Administrator Judy Weyrens Members Absent: Chad Hausmann, Daryl Schaefer Others Present: Community Development Director Therese Haffner, Cory Ehlert(Edina Realty), Brian Kelm (CEO Country Manor), Cory Gerads (Alliance Building Corporation), Dan Tideman(GLTA Architects), Thomas Schueller Aqproval of the Aqenda: Olson made a motion to approve the agenda. The motion was seconded by Schultz and passed unanimously by those present. Approval of the Minutes: Dullinger made a motion to approve the minutes of February 8,2016.The motion was seconded by Olson and passed unanimously by those present. Concept Plan. Senior Development: Country Manor Campus CEO Brian Kelm, and GLTA Architects representative Dan Tideman revealed plans for a proposed senior facility campus to occupy the 135 acres purchased. The campus would be located off of County Road 121 S, west of Kennedy Community School on the property formerly known as Arcon. The proposed development would be constructed in three phases. Phase One wilf contain 60 independent living units(apartments), and 24 units for memory care as well as common space. Apartment units will range from 675 to 1250 square feet in size and will feature either a balcony or patio. Underground parking of approximately 60 spaces will be available. Memory care units are typically 600 square feet or less and will be secure units, with decorative fencing outdoors. The campus would also include commercial features such as a salon and spa, a small convenience store, a coffee shop,wellness area, and other special interest areas such as a chapef and bistro. Estimated project costs are between$14 and $16 million. Phase Two of the campus development would involve the addition of 60 more independent living units (apartments}and 24 more memory care units as well as additional common space. Phase Two includes the construction of patio homes along the north and east sides of the campus. Phase Three includes the construction of patio homes to the west of the campus. The south side of the campus would remain as it is now in its' natural state. Kelm explained that Country Manor is not certain how they will manage the patio home portion of the development at this time. Their intention is to establish an exclusive 55 and older community, but have not yet determined if they will act as landlords of the proposed units, or if they will sell the lots with design requirements imposed throughout the development. Schultz inquired as to the processes required by the City to assist Country Manor in this endeavor. City Administrator Weyrens responded that the processes could be completed as early as the end of June. The City has already accepted a Memorandum of Understanding in which the required parkland has been conveyed to the City. At the April 18, 2016 City Council meeting the Council could order the environmental process, and the Planning Commission will conduct the necessary public hearing in May or June. In an effort to expedite the process, at that hearing, the Planning Commission could table action until receipt of the results of the environmental study. Weyrens also noted that utilities are already available at this site, and construction can be anticipated to begin in early July. April 11, 2016 Page 2 of 3 Proposed Ordinance Amendments:Weyrens introduced our new Community Development Director, Therese Haffner, and stated that she will be working with the Planning Commission on the proposed Ordinance revisions. Some of the proposed changes are to resolve issues of redundancy throughout the Ordinances, implement some significant changes to the Subdivision Ordinance, address problematic areas of the General Performance Standards, and to create a new zoning district, R-5 Supportive Care District. Weyrens is not seeking approval at this meeting, rather the proposed changes are being presented for purpose of discussion. Schultz asked if modifying Ordinances at this time in any way hampers the scheduled review of the Comprehensive Plan. Weyrens responded that there are several areas that must be addressed at this time, specifically the creation of a new zoning district, (R-5 Supportive Care Distric5t), to address the Country Manor project. In her opinion consideration of the Ordinances presented at this time is appropriate and will not adversefy affect the review of the Comprehensive Pian. As Weyrens introduced the discussion addressing bonus rooms in the R-4 zoning district, Thomas Schueller asked to approach the Commission. Schueller purchased a lot in Rivers Bend and plans to construct a patio home there. He voiced concern about the current restriction not to allow bonus rooms contained within, as this a feature he was interested in incorporating into his home. SchueAer encouraged the Commission to consider allowing the construction of bonus rooms in this development. Commissioner Johnson contributed his research on the subject confirming that many communities allow the construction of bonus rooms, however, the zoning district may differ. Discussion on bonus rooms included the possible allowance of utility/safe/storage space below grade, and habitable/uninhabitable space above grade. It was noted that by definition a patio home in an R-4 zoning district is one-level living, and the setback requirements differ from those on an R-1 zoning district. At present, if bonus rooms above/below grade are to be included, the affected areas should be rezoned R-1. Realtor/Developer Cory Ehlert approached the Commission. Ehlert informed the Commission that the construction of a bonus room above grade will not greatly increase the height of the roof. Further, the garage width and desired height of the side walls dictates the pitch of the roof when considering construction of bonus rooms. Ehlert reported that in his developments, the maximum height of the building is controlled. Ehlert acknowledges that R-4 was in place at the inception of Rivers Bend, and that future development of that area might be zoned R-1 to allow for more flexibility in design. Schultz asked if storm shelters are permitted in R-4, which Weyrens confirmed. Weyrens was confident that language can be found to allow for the construction of bonus rooms above grade in the R-4 zoning district. She suggested something akin to for purpose of defining one-level living, space above the garage will be excluded. A Public Hearing on the proposed Ordinances will be conducted at the next Planning Commission Meeting on May 23, 2016. Weyrens also noted that it will be necessary to review the Interim Use Permits issued for non-owner occupied properties currently listed for sale at a meeting soon. Council Liaison Renort: Chair Schultz reported that construction of the new Government Center has begun. Schultz also reported that the Area Planning Organization has accepted the resignations of the Executive Director and Senior Transportation Planner. These openings will be posted soon, and consultant services will be hired in the interim. Schultz will also meet with representatives of ISD 742 regarding their plans for construction of a new ECFE building, and how that timeline will affect their occupancy of ColYs Academy. Weyrens reported that Farmers' Market elected not to relocate from their present location at Resurrection Lutheran Church for the 2016 outdoor market season. Schultz stated that there is a great deal of activity in the City in 2016, to include the College of St. BenedicYs plans to build out its'facility along CR 121, and a new housing development coming to fruition. April 11,2016 Page 3 of 3 Ad�iourn: Johnson made a motion to adjourn at 7:05 PM; seconded by Schultz and passed unanimously. L. �.. �� `��,.�,��5� Ju eyrerfs A mi istrator THIS PAGE INTENTIONALLY LEFT BLANK