HomeMy WebLinkAbout[08] Bed & Breakfast Conditional Use Permit Planning Commission Agenda Item 8
MEETING DATE: February 13,2017
AGENDA ITEM: Public Hearing, Conditional Use Permit Request
Bed and Breakfast(B &B),29 East Minnesota Street
SUBMITTED BY: Community Development
STAFF RECOMMENDATION: Approve Findings of Fact and Decision recommending the City
Council grant a Conditional Use Permit allowing a Bed and Breakfast at 29 E Minnesota St.
PREVIOUS PLANNING COMMISSION ACTION: Last November,the Planning Commission held a
public hearing on a proposed zoning ordinance amendment to allow a Bed and Breakfast in the B-1 Central
Business District.After consideration,the Planning Commission made a recommendation to the City Council
to amend the zoning ordinance to allow an owner or non-owner occupied Bed and Breakfast as a conditional
use in a B-1 District.
BACKGROUND INFORMATION: Cory Ehlert, owner and applicant has requested approval of a
conditional use permit to allow for a non-owner occupied B &B in the existing single family detached home at
29 E Minnesota Street,which is located within the B-1 Central Business District. The City Council amended
the ordinance last December to allow a B &B as a conditional use in the B-1 District,including allowing for
both owner and non-owner occupied B &B's. The applicant proposes to renovate the home to include four
guest suites and a caretaker's room. Access and parking would be behind the home off of the alley as it is
currently. City ordinance requires off-street parking be provided with four spaces for each three-bedroom
dwelling and an additional 1.25 spaces for each additional bedroom,which requires six spaces. Additionally,
the parking lot must be paved and striped.
ATTACHMENTS: Request for Planning Commission Action
Findings of Fact and Decision
Application, Site and Elevation Plans
Public Hearing Notice
REQUESTED PLANNING COMMISSION ACTION: Motion to Approve/Table/Deny Findings of Fact
and Decision recommending the City Council issue a Conditional Use Permit for a Bed and Breakfast at 29
East Minnesota Street.
City of St. Joseph
IN RE:
FINDINGS OF FACT
Application of Cory Ehlert AND DECISION
Conditional Use Permit to allow for a Bed and Breakfast
at 29 East Minnesota Street
FINDINGS OF FACT
On February 13, 2017, the St.Joseph Planning Commission conducted a public hearing to
consider the application of Cory Ehlert for a conditional use permit to allow a bed and breakfast for the
property generally described as 29 East Minnesota Street, St.Joseph Minnesota and legally described as
follows:
Lot 14, Block 10 of TOWNSITE OF ST.JOSEPH, E 46' OF Lot 14, Stearns County
"Subject Property"
The St.Joseph Planning Commission hereby finds the following Findings of Fact:
1. That the matter was duly published and notice was provided to property owners within 350
feet of the Subject Property.
2. That the Subject Property is zoned B-1, Central Business District and a Bed and Breakfast is a
permitted Conditional Use.
3. That the conditional use will not be detrimental to or endanger public health, safety, morals,
comfort, or general welfare of the neighborhood and will be harmonious to the to the
objectives of the Comprehensive Plan of the City.
4. That the Bed and Breakfast will be located within the existing home on the property to be
remodeled and will be designed, constructed, operated and maintained so as to be
harmonious and appropriate in appearance with character of the area and will not be
hazardous or disturbing to existing or future neighboring uses.
5. That adequate utilities and services, including utilities, streets, drainage and other necessary
facilities have been provided and will not create excessive additional costs for services
and/or be detrimental to the economic welfare of the community.
6. That the conditional use will not involve activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property, or general welfare
because of excessive production of traffic, noise, smoke,fumes,glare or odors.
7. That the existing access from the alley at the rear of the property will provide access and will
not create traffic congestion or interfere with traffic or surrounding public thoroughfares.
8. That the proposed parking lot will be located at the rear of the property behind the house
and will provide sufficient off-street parking and loading space to serve the proposed use.
9. That the conditional use will not result in the loss or damage of natural, scenic or historic
feature and the soil conditions are adequate to accommodate the use.
DECISION
Based on the Findings of Fact, the St.Joseph Planning Commission recommends the St.Joseph
City Council issue a Conditional Use Permit based on the following conditions:
1. A guest register showing the name, permanent address, motor vehicle license number, and
date of all guests of the bed and breakfast and subject to the lodging tax is required.
2. The Bed and Breakfast shall be governed under the requirements of the MN State Building
Code but shall have no more than five (5) sleeping rooms.
3. An operator shall be on-site during guest stays.
4. Sleeping rooms will only be offered for overnight lodging of guests for a maximum of seven
(7) consecutive days during any thirty(30) day period.
5. The dining facilities shall not be open to the public, but shall be used exclusively by the
registered guests.
6. No provisions for cooking will be provided in any of the sleeping rooms.
7. A building permit(s)will be required prior to the remodeling and the operation of the bed
and breakfast. A Certificate of Occupancy will not be issued until all of the exterior and
interior improvements are completed to the approved site, elevation and building permit
plans.
8. The property owner is responsible for meeting all Federal, State, Local, and City
requirements and obtaining any and all permits and licenses. The establishment must
submit proof of operation licenses and approvals by the county and state to the City. A
Certificate of Occupancy will not be issued until such proof is submitted to the City.
9. All lighting shall deflect away from adjacent properties.
10. The off-street parking ordinance shall be met.The parking lot shall be paved with a hard
surface, such as asphalt or concrete, striped, and designed to drain and dispose of surface
water.
11. Greenspace must be planted and maintained along the perimeter of the property. Densely
planted conifer trees or shrubs of at least four feet high shall be planted and maintained
along the east side of the parking lot to provide year round screening to the adjacent
residential use.
12. The rental inspector shall annually inspect the bed and breakfast to assure life safety
measures are satisfied.Typical rental inspection fees will apply and be the responsibility of
the property owner.
13. The City shall have the right to inspect the premises for compliance and safety purposes at
anytime upon reasonable request.
14. Any recreational bonfire must be located in a designated area approved by the Fire Chief.
Proper fire safety measures must be in place, such as a hose and water during use.
15. Revocation:The City Council shall revoke a conditional use permit when it determines that
the terms and conditions of the permit as issued are no longer being complied with. A
certified copy of an order of the City revoking a conditional use permit shall be filed with the
County Recorder for recording.
16. Expiration: If within one (1)year after issuance of granting a conditional use permit the use
permitted has not started, then the permit is null and void, unless the City Council has
approved a petition for an extension.The conditional use permit shall expire if the
authorized use ceases for any reason for more than one (1)year.
Whereupon said Findings of Fact and Decision was declared duly passed and adopted by the St. Joseph
Planning Commission this 13th day of February, 2017.
CITY OF ST.JOSEPH
By
Planning Commission Chair
By
Judy Weyrens,Administrator
•
City of St. Joseph
r►cit,•o{stio crh co ' Application for Conditional Use Permit
CITY OF ST. JOSEPH
Applicant v 2 6-x/-004
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Phone: 3a O — �.Zd Email: & 7 1�Gi2T & !42 1 / -i'fl
Mailing Address: o� 7 /d& a�"q `a�'c/ cE. ✓1-•1-er4 /lit) `S-6 37/
Property Owner: VO 2 �oM M�,Pc/a / 4. Z.. e (eo -zy E1/{/LTJ
Phone: 3 a 45"-' 1Email: G ,G,o -e1-1-4Gr e moo(„✓a►-•24a-1 f
4,2 7 /i m ity a£ S� S� .%d-s�cp� m/0 6. 6 7-7V
Mailing Address:
PROJECT INFORMATION:
Project/Development Name 1' Es T fri TCS U n-A-P 6it1/51-, /it-s7- •
Project Location q £,p14 / NA/`fid 2-e5 2;: j� /14AS 6. 71
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Parcel Identification Number(PIN):
(F-41-f S`� 7g3. D D / P pDa
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Legal Description of Property(attach a separate document if needed):
/ Err fr✓�aKNAS -- E. (o z of Lo-r /4/
Nor - I--OT o1 y /Po c// Olo OF Tow0s,.r&-- of S. 171.ctiel
Se-crlar) - Tuwiv.rA - 44/V4 g”. /D-12,4-0 .19
Purpose of Conditional Use Permit: /) vC l°/fLI' "64-- eDA.1 M E/ec l!¢L Ct sG: Ot-•
134T- AN4 l,9iz i r/f r .c dv-SS APS/-4144-i re4 1914ou,v i D p- 6zti= /2ovr'tS,
Hours of operation,including days and times: Slat'Dom /IIDPL)ny, ;14-0/, p /"u1 fr14/ '� "
o� h As PityL y 12 4.44 - ICS? 345"/ 3L r D/rr y-cet-- i..
Submission Requirements:
Application for a Conditional Use Permit shall be on this form and include the established application fee.The
application and copies of the site plan shall be submitted three(3)weeks prior to the next Planning Commission
meeting. Ten(10) 11 x 17 copies of the site plan drawn to scale,along with an electronic copy to scale showing
the property dimensions,wetlands, floodplains, grading and drainage, landscaping, location of utilities, location
of all existing and proposed buildings and their sizes, including square footage; location of all existing and
proposed curb cuts,driveways, access roads,parking spaces,off-street loading areas,and sidewalks must be
St.Joseph Application Conditional Use Page I 3
submitted in the initial application. The City may request additional data deemed reasonable and necessary
related to the conditional use.
A written narrative outlining the Conditional Use requested,along with any information explaining the
operation is required to be submitted as part of your application.
Review and Decision by the City Council.
The City Council shall review the application after the Planning Commission has made its recommendation and
will make a final determination to either approve or deny the application. In the granting of approval,the City
Council may impose conditions regarding the location,character and other features of the proposed building,
structure or use as it may deem necessary.
This application must be signed by all owners of the subject property.
We,the undersigned,have read and understand the above and that we are responsible for reimbursing the City
for any additional legal,engineering,building inspection or planning fees related to the Conditional Use.
Signature of Applicant Date
Si t O er(s) Date
FOR OFFICE USE ONLY
Fee: $500 Paid C.16-
Date application submitted: I/9.1-/ ` / Date application completed: (/1L//i
Planning Commission Recommendation: Approved Denied Date of Action:
City Council Action: Approved Denied Date of Action:
Date Applicant/Property owner notified:
St.Joseph Application Conditional Use Page 4
Narrative for Conditional Use Permit Application
Introduction
This narrative is to serve as supplementary information related to the conditional use permit
application submitted to conduct a Bed and Breakfast business at 29 Minnesota Street, St.
Joseph, Minnesota. The applicant is Cory Ehlert of Cory Commercial, LLC owner of said
property. The proposed business name is "The Estates Bed & Breakfast of St.Joseph." Cory
Ehlert, is the representative of Cory Commercial, LLC and "The Estates Bed & Breakfast"
concerning this application.
Summary of Project
Cory Commercial, LLC, is proposing to utilize the property located at 29 Minnesota Street, St.
Joseph, for business development of a Bed & Breakfast. This business will be fully operational
year-round and staffed 24 hours a day. The remodel and renovations will create up to 4 luxury
guest suites on the 1St and 2nd floors with private baths. Also on the 1st floor, will be a
den/commons area for receiving guest, a dining room, kitchen, a guestroom and bathroom. A
caretaker's area is also on the first floor away from the guest areas. In the commons area on
first floor will be a corner dedicated to a gift shop for the purchase of gift cards and items
pertinent to the area.
History
The property was purchased in 2010 by Cory Ehlert of Cory Commerical, LLC. It has been used
as a rental property for college students since that time. In 2010 an Interim Use Permit was
granted for 3 years with a 3 year extension granted in 2013. In 2016 another extension was
asked for with only a one year extension granted. With the understanding that another
extension would possibly not be granted, it was decided to either sell the property or develop it
as a commercial business. The decision was made to develop as a Bed and Breakfast. The
building itself was built in 1909. The structure is well-built and now, with proper renovations,
this property will stand the test of time for many years to come. This business will bring in
hundreds of guest to the community who will patronize local business such as restaurants,
boutiques shops, coffee shops, etc.
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Judiligillat CITY OF ST. JOSEPH
www.cityofstjoseph.com
City of St.Joseph
Notice of Public Hearing
Conditional Use Permit
The St. Joseph Planning Commission shall conduct a public hearing on
Administrator Monday, February 13, 2017 at 6:10 PM or as soon thereafter as the matter may
Judy Weyrens be heard at the St. Joseph City Hall, 75 Callaway Street East. The purpose of
the hearing is to consider a Conditional Use Permit to allow a Bed and
Breakfast at 29 E MN Street as submitted by, Cory Ehlert, owner and applicant.
Mayor The property is legally described as Lot 14, Block 10,Townsite of St. Joseph,
Stearns County, Minnesota.
Rick Schultz
Judy Weyrens
Councilors Administrator
Troy Goracke Publish: February 3, 2017
Matt Killam
Bob Loso
Dale Wick
75 Callaway Street East• Saint Joseph, Minnesota 56374
Email cityoffices@cityofstjoseph.com Phone 320.363.720I Fax 320.363.0342
Conditional Use Permit (CUP) Request
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