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Home My WebLink About[07] PUD Amendment Request, Farmers' Market Cx7'Y OF ST.J[161�PH Planning Commission Agenda Item 7 MEETING DATE: January 8,2018 AGENDA ITEM: Planned Unit Development(PUD)Amendment Request College 2"a Addition, St.Joseph Farmers' Mazket SUBMITTED BY: Community Development STAFF RECOMMENDATION: Make a recommendation to the City Council PREVIOUS PLANNING COMMISSION ACTION: The Planning Commission held a public hearing and recommended approval of the PUD for the College Addition plat in 2011.On February 13,2017,the Planning Commission held a public hearing and tabled a request to amend the PUD to allow the St.Joseph Farmers' Market to locate on the subject property due to the parking material.There was a concern on rutting up the lot and dragging dirt into the street due to rain events.The Planning Commission requested the applicant bring back alternatives,such as another material or an option for off-site parking. Subsequently,the applicant granted the City an extension to act on the application until February 15,2018. BACKGROUND INFORMATION: The St.Joseph Farmers'Market is currently located at Resurrection Lutheran Church,east of CR 2 and north of the Lake Wobegon Trailhead.'The College of St.Benedict,owner, and the St.Joseph Farmers' Market,applicant,have requested an amendment to the approved PUD for College 2°a Addition to allow for the St.Joseph Farmers' Market to relocate on the property located on the southeast corner of College Ave. South and Callaway Street East,just south of the St.Joseph Government Center. The property is located in an R-3 Multiple Family Residence District and PUD Overlay District.The PUD included the master plan for the entire field east of CR 121/College Ave. S and was a phased development. The first phase of the PUD included the development and construction of the housing units;the second phase is the development of the athletic fields;and the third phase included a potential Welcome Center on the subject property. A farmers' market is not listed as a permitted or conditional use in the R-3 District.However,if the use is complimentary to the functionality of the development and the other uses found therein,it may be allowed in the PUD. Staff finds the Farmers' Market complimentary to the PUD development given the property abuts a collector roadway and because of the surrounding uses,including the St.Joseph Government Center,townhomes,and CSB.Access would be provided off of the private drive from Callaway St.E. According to the submitted site plan,off-street parking and the vendor area would be on the grass. Staff has not received an updated plan on the parking area i.e.material andlor off-site alternative.A garden shed is proposed on the northwest corner of the property. Staff has concerns with the proposed location of the shed interfering with traffic and pedestrian visibility. Public Input: There were a number of individuals who attended the public hearing and spoke in support of the request to relocate the Farmers' Market as proposed.However,there was a comment from a member of the St. Joseph Farmer's Market Board who stated the entire Board was not in favor of the proposed move. ATTACHMENTS: Request for Planning Commission Action Approved/Original PUD Plan Proposed Site Plan February 13,2017 Planning Commission Minutes excerpt related to the amendment request REQUESTED PLANNING COMMISSION ACTION: Motion to Approve/Deny recommending to the City Council approval of the PUD Amendment for College 2°d Addition to allow the St.Joseph Farmers' Market to locate on Outlot A. � ;�j��, c ,,�� ( / �!,� , �� . I I �- ►� ��/C•.., � _ � :,�-�µ�ti7� _ .. - -__ . �_ —__.—z. ___ — _..� _ _ _ � — - �GiE-AJ4'a+YZ4�-.'. Y1�YZY�AQAK2-1:l,1 -- ----, -r - -- --- -"- _ - � _ - -- -- -- - - � ....�_ � . . . �_ _ __{, .�-r- _-_.� —_ , � "_._ �-- - - - --- - - — - --- � - _ _. . ---_ � -�- ----�---,___-- - - - � - �_._ ___ - - - += - - - . , �� . � ��; • �_ _ _._ _ �i a � � �q r G( � • ..;. i .� I� d i .g �(� � � � •� � , �� o , r j ; �� I' • , O rt �S• � 4 i �� ,{'�j�� r �� : I; . � .� �' .�-••r. j � �' � �� ' I� � � � %� .-,..K�; • �d I ` � / � w � � I. . 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February 13,2017 Page 1 of 5 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, February 13, 2017 at 6:00 PM in the St. Joseph City Hall opening with the Pledge of Allegiance. Members Present: Chair Troy Goracke, Commissioners, Matt Johnson, and Daryl Schaefer, Community Development Director Therese Haffner Members Absent: Chad Johnson, Chad Hausmann, Gina Dullinger Others Present: City Administrator Judy Weyrens, Jon Petters, Cory Ehlert, Phil Ruggiero, Kate Ritger, Andy Edwards, Cody Lynch, Brad Sinn, Linda Johnson, Brian Johnson, Brian Koch, Amanda Lopau, Kate Meyer, Amy Braig-Lindstrom, Hosanna Fortmeyer, Jodi Brinkman, Susan Sink, Pia Lopez, Jim Read, Gary Osberg, Margaret Nuzzolese, Chris Conway, Sr. Phyllis Plantenberg Approval of the AQenda: Olson made a motion to approve the agenda.The motion was seconded by schaefer and passed unanimously by those present. Election of Officers: Johnson made a motion nominating Gina Dullinger for Chair of the Planning Commission.The motion was seconded by Olson and passed unanimously by those present. Olson made a motion nominating Chad Hausmann as the Vice Chair of the Planning Commission. The motion was seconded by Goracke and passed unanimously by those present. Approval of the Minutes: Goracke made a motion to approve the minutes of December 12,2016.The motion was seconded by Johnson and passed unanimously by those present. Public Hearinq. Interim use Permits: Community Development Director Therese Haffner stated the purpose of the hearings are to consider Interim Use Permits to allow non-owner occupied rentals at 13 Ash St E and 110 College Ave N as submitted by Paul Reber, owner and applicant. The properties are located in the 61 Central Business district. The ordinance does allow for non-owner occupied rentals through an Interim Use Permit for a specified period of time. Included in the packet are the findings of fact for each property recommending approval of the Interim Use Permit for a period of three years or when the properties are zoned commercial;whichever comes first. Goracke opened the public hearing for 13 Ash St E.As no one present wished to speak, Goracke closed the public hearing. Goracke moved to approve the Findings of Fact and Decision recommending the City Council issue an Interim Use Permit to allow a rental license for 13 Ash St E.The motion was seconded by Schaefer and passed unanimously by those present. Goracke opened the public hearing for 110 College Ave N. As no one present wished to speak, Goracke closed the public hearing. Haffner stated property owner Paul Reber is looking to sell the property and futuristically the property would be redeveloped into commercial. Presently, the request is to have a residential rental at the property. Goracke moved to approve the Findings of Fact and Decision recommending the City Council issue an Interim Use Permit to allow a rental license for 110 College Ave N.The motion was seconded by Olson and passed unanimously by those present. Public Hearinq. PUD Amendment: Haffner stated the College of St. Benedict, as the owner of the property, and the St. Joseph Farmers' Market, as the applicant, have requested an amendment to the approved PUD for College 2"d Addition to allow for the St. Joseph Farmers' Market to locate on the property located on the southeast corner of College Ave. South and Callaway Street East,just south of February 13,2017 Page 2 of 5 the St. Joseph Government Center.The originaf PUD was approved in 2011 and was part of a phased development including townhomes, athletic facilities, and a future welcome center. The lot is still phased for a welcome center. The plan has been reviewed by the Public Works Director and the City Engineer. The Public Works Director is requesting the shed be relocated from the northwest corner so as to not interfere with traffic visibility. Additionally a curb-cut access will be required to access off of the private street. Goracke opened the public hearing. Kate Ritger, 701 College Avenue: Ritger approached the Commission representing the St. Joseph Farmers' Market Board. Ritger stated the Board is excited about the new location and it would benefit the businesses in the downtown area. Additionally, it will increase the sales of local farmers and vendors and will be easily accessible. Ritger stated she had met with the downtown businesses and all were excited for the move. Pia Lopez, President of the Board of the MN Street Market: Lopez is excited about the move and MN Street Market strongly supports the move. Andy Edwards,Farmers'Market Board Representative: Edwards stated he is in support of the move. He travels through St.Joseph on County Road 75 every day and would be more inclined to go to the downtown businesses with the Farmers' Market in that location. Sr. Phyllis Plantenberg, Co-Founder of Farmers'Market: Plantenberg stated the location of the market needs to change and it would be beneficial to have the market on the south side of CSAH 75. Susan Sink, 95th Avenue: Sink is a resident of the St. Joseph Township and is in full support of the move. Sink agrees that the market would greatly benefit the downtown businesses. Amy Braig-Lindstrom, 20 3�d Ave SE: Braig-Lindstrom approached the Commission in support of the move to a place south of CSAH 75. Braig-Lindstrom likes that the market would be visible from the downtown four corner area. However, she is concerned with the property not having level ground and costs associated with bringing in fill. Margaret Nuzzolese-Conway, 15 MN St E: Nuzzolese-Conway stated they moved to the City in August and are in support of moving the Farmers' Market. Cody Lynch, 1924 Meadowrose B/vd, St. Cloud: Lynch stated he is a staff member at CSB and approves of the Farmers' Market proposed move as it will be easily accessible to CSB staff and students. Hosanna Fortmeyer, CSB Student: Formeyer agreed with Lynch that the move will a11ow the market to be accessible to CSB students. Brad Sinn, CSB: Sinn approached the Commission, representing the landowner of the property, and stated CSB is prepared to make water connections and address access issues. In regards to the fill, dirt from the athletic field construction site can be used to level the area.The lot drains well. Ritger stated in regards to electricity, the electric poles running along the property have electrical outlets that can be accessed. Ritger added that if the PUD Amendment were approved, it does not mean that the market would move this season. Amanda Lopau, 35 MN St E: Lopau stated she is in support of the Farmers' Market, but is concerned about the additional traffic the market may bring to the downtown. As a resident of the downtown, there is very limited parking. Ritger stated the parcel is 2.71 acres and is a rather large space. The map presented is preliminary. The February 13, 2017 Page 3 of 5 location is a little bit removed from being right in downtown and the majority of the parking is on-site rather than having to rely on other downtown parking to fill those needs. Phill Ruggiero, 130 Colman Court: Ruggiero is in favor of the new location, howeve�is concerned with using the College's private entry as an access point. Ruggiero believes the market will double in size due to the new location and questioned if there would be enough room to allow for expansion. Braig-Lindstrom stressed the importance of partnerships befinreen the Farmers' Market, the City, CSB, and other local businesses in order to continue the success of the Farmers' Market. Braig-Lindstrom added that there is an area by the Colt's Academy field where the sidewalk ends and there is no crosswalk for pedestrians to cross the road to access the market. Brian Koch, CSB Student: Koch supports the proposed market location and believes it will bring additional recognition to the market now and in the future. Terry Emerick, Farmers Market Board: Emerick approached the Commission stating that the entire board is not in favor of the move, especially this year, as there are many details that need to be considered. Emerick appreciates the work that Ritger has done in regards to looking at alternate locations. Emerick is concerned with who is going to cover costs. Residents at the meeting in support of the move all live south of CR 75. Emerick stated that those who live north of 75 would probably not be in favor of the move. Emerick added that disrupting the markeYs success could result in loss of vendors and or customers, ff the amendment is approved, Emerick hopes that the City and CSB would help promote the market by getting the word out about the new location. Ben Precourt, CSB StafF. Precourt stated the mave would be beneficial to downtown as people need more access to green peppers, vitamins and minerals. Mary Niedenfue� Niedenfuer is in full support of the market being south of CSAH 75 as crossing it is not pleasant. Niedenfuer believes the market will increase its attendance, as well as bring additional people to downtown businesses. Niedenfuer spoke on behalf of Professor Anna Conboy who is in full support of the potential new location. As no one else present wished to speak, Goracke closed the public hearing. Goracke thanked those who attended and spoke adding that he is in favor of the move. Goracke moved to approve recommending to the City Council approval of the PUD amendment for College 2"d Addition to allow the St.Joseph Farmers' Market to focate on Outlot A.The motion was seconded by Schaefer. Aye: Goracke, Olson Motion Failed: 2:2 Nay: Schaefer, Johnson Discussion: Olson stated this location makes more sense than the previously proposed location on the corner of College Ave and MN Street. Olson agrees with relocating the shed to an alternate location and questioned what improvements would be made to the area. Sinn stated the plan is to have the site be grass for the first year and then they can look at additional options after that. Goracke questioned what the effects of parking on grass would be. Haffner stated the PUD allows for flexibility with the parking and it is common to see farmers' markets in grassy areas. Johnson was concerned about the possibility of a heavy rainfall event, causing the lot to be muddy for the market.The location of the shed on the northwestern corner causes a visibility issue. February 13, 2017 Page 4 of 5 Schaefer agreed with Johnson and added he would like to have the parking on a hard surface. Schaefer asked if the benefit of having it south of CSAH 75 outweighs the loss of moving it from its current place. Ruggiero suggested the ColYs Academy parking lot could be used for a large rain event and people can walk across the street to the market. Goracke asked how long the farmers' market would be in the new location if that lot is phased for a future welcome center. Sinn stated CSB's plans for the lot have changed since the original PUD. Sinn added that there are no plans for a welcome center in the next 10-15 years. In the future, CSB may come before the Planning Commission to request amending the PUD for an alternate use of the space. Weyrens asked what questions members of the Commission would like to have answered prior to the next meeting. Johnson stated his biggest concern is the parking and what is going to be done when there is inclement weather. Schaefer agreed and wants to know how the area would be dealt with when there is a rain event. Schaefer would also like to know if there is the option to use the ColYs Academy parking lot. Weyrens stated that if the City decides to build a community center, or renovate Colt's Academy, then that parking lot would not be available due to construction. Johnson made a motion to table approval of the PUD amendment until the March 13"'meeting, The motion was seconded by Schaefer. Aye: Schaefer, Johnson, Goracke Motion Carried: 3:1 Nay: Olson Public Hearina. Conditional Use Permit: Haffner stated property owner, Cory Ehlert, has requested a Conditional Use Permit to allow for a Bed and Breakfast at 29 Minnesota Street E. The property is located in the B1 Central Business District. A conditional use permit runs with the land, provided the conditions of the CUP are complied with and that the use has not ceased for more than one year. 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. The parking lot is required to be paved and striped with six parking spaces meeting city ordinances. Goracke opened the public hearing. Amy Braig-Lindstrom, stated she is excited about the bed and breakfast as it will bring diversity and alternate places to stay in the City. Amanda Lopau, lives right next to the proposed bed and breakfast. Lopau is in support of it and noted that Ehlert is great to work with. Her main concerns are the upkeep of the property as well as having a fence installed separating their properties. Cory Ehlert, Ehlert stated he would be happy to incorporate screening on the eastern side of the property and will be planting a natural fence between the properties with pine trees as those block sound well. Ehlert stated he would work with Haffner on the details. Ehlert stated he has had conversations with Bad Habit Brewing about collaborating with the need for Bad Habit to expand, possibly with a fire pit and sitting area. As no one else present wished to speak, Goracke closed the public hearing. Thispageintentionally leftblank