HomeMy WebLinkAbout2006 [05] May 01
CITY OF ST. JOSEPH
www.cityofstjoseph.com
St. Joseph Planning Commission
May.1,2006
7:00
Administrator
Judy Weyrens
1. Call to Order
Mayor
Richdrd Cdrlbom
2. Approve Agenda
Councilors
AI Rdssier
Ross Rieke
Renee Symdnietz
Dale Wick.
3. Approve Minutes
a. January 17, 2006
b. March 13,2006
c. April 3, 2006
4. Midnight Haulers
a. Directional Sign Request
b. Request Relief from Tree Planting
5. Other Matters
6. Adjourn
2.)" College Avenue North' DO Box 66s . Sdint. Joseph, Minnesotd )"6"374
Phone ,2.0,6,.72.01 Fdx ,2.0.,6,.0'42.
MEMORANDUM
Ordinance Update: Sarah Smith-Larken from Rajkowski Hansmeier is almost finished with draft
Ordinances for the Planning Commission. She has indicated that she could the drafts ready by
the second week in May. As soon as I receive them we will schedule a special meeting.
Development Issues: We have three developments that were not ready for the May 1 meeting.
Therefore we are looking to schedule a special meeting on Monday, May 22. The items for the
agenda include:
Feedmill Renovation: The developer has indicated that final plans will be dropped of
next week. If that is the case we will forward the plan to the Planning Commission on
May 22. The developer needed to work out parking issues and it is my understanding
that he has purchased some additional property to meet the requirements.
Crescent Hills: Signature Homes is finalizing the preliminary plat and will be ready for
consideration on May 22.
College of St. Benedict: Weare meeting with CSB on Monday to review the proposed
dining facility. The dining facility will be connected to the Library and will be two
levels. The second level will have the capacity to seat 500. The new facility will also
include the bus terminal.
If May 22 does not work we need to come up with an alternative date.
St. Joseph Planning Commission
May 1, 2006
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January 17, 2006
Page 1 of 3
DRAFT
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular
session on Monday, January 17, 2006 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners: S. Kathleen Kalinowski, Marge Lesnick, Bob Loso,
Jim Graeve, AI Rassier. City Administrator Judy Weyrens.
City Representatives Present: City Engineer Tracy Ekola
Others Present: Ryan Gideon, Gordon Hove, Joe & Joanne Bechtold
Aqenda: Graeve made a motion to approve the agenda; seconded by Lesnick and passed
unanimously.
Minutes: Lesnick made a motion to approve the minutes of December 5, 2005 with the following
change: .
Members present: include Graeve
The motion was seconded by Kalinowski and passed unanimously.
Percheron Properties. Development Plan: Previously, on December 5, 2005, the Planning Commission
considered the Development Plan for Percheron Properties. At that meeting, the issue was tabled in order
to receive the following information:
1. Verify that the 50% area is met
2. Determine Building Code Requirements for the stairway
3. Submit a revised site plan indicating the residential parking
Dean Wick, Outsource Management, was present at the meeting to represent the developer. He stated
that he had no comments. Ekola also stated that she had no additional comments to make. Loso
mentioned that, although the Planning Commission cannot require them to put curb & gutter along the N
edge of the property, he would like to see that added. Graeve questioned whether or not all fire code
issues have been resolved, to which Utsch replied yes they were taken care of. He stated that the main
issue was the outside stairway. Wick stated that there will be two supports for the stairway and it will be
self-supporting.
The sidewalk along 1st Avenue NW was another concern raised by Commissioner Deutz. Weyrens stated
that she would like to see that sidewalk extended. As a result, she stated that the requirement of the
sidewalk extension would be a part of the developer agreement. Deutz also questioned the boulevard
along the edge of the property and how parking will be controlled. Weyrens stated that the developer
agreement states that they must maintain the landscaping.
Rassier made a motion to recommend the Council approve the Development Plan for Percheron
Properties with the addition of the required sidewalk extension to the alley. The motion was
seconded by Loso and passed unanimously.
Scherer Truckino, Request for Public Hearino: Weyrens advised the commissioners that Scherer Trucking
is requesting a public hearing to rezone the parcel they own abutting Minnesota Street from the current
R3 to Highway Business. She also stated that if the request is granted and the zoning approved, the
parcel would be attached to the current Scherer Trucking site. Scherer is requesting the rezoning to
create a parking area for trailers. The Ordinance requires that rezoning can be initiated by Planning
Commission or City Council motion or by a petition of 50% of the affected property owners within 350 feet
of the request. Scherer submitted a petition signed by 50% of the abutting properties within 350 feet,
which fulfills the Ordinance requirements. Chuck Scherer, Scherer Trucking was present at the meeting.
He stated that he has agreed to screen the proposed parking area from the residential area.
Utsch stated that currently there is a rental property on this parcel and he questioned whether or not they
plan to put offices in there at some point if the parcel is rezoned as commercial. Currently if the home is
January 17, 2006
Page 2 of 3
DRAFT
destroyed beyond 50%, the residential structure could not be re-built. Utsch also questioned the
possibility of rezoning the rest of the abutting areas to 12th Avenue SE. According to Rassier, it would
make the most sense to rezone an entire area rather than a single parcel. Graeve stated his concern
regarding commercial use moving into a residential neighborhood.
Deutz made a motion to start the proceedings for the rezoning of the following property:
. 1005 East MN Street from current R3 to B2 Highway Business (vacant lot owned by
Scherer Trucking)
· 1007 East MN Street from current R1 to B2 Highway Business (residential home owned by
Scherer Trucking
This motion further requests the City Offices to contact the property owners of 1013 and 1019
East Minnesota Street to question if they have interest in rezoning their perspective property from
R1 to B2, Highway Business. The motion was seconded by Loso and passed unanimously.
Siqnature Homes, Concept Plan: Previously, Signature Homes submitted a Concept Plan for a
development entitled Crescent Hill. The proposed development contains approximately 27 acres and is
located adjacent to Northland Heights and Joe Prom's salvage yard, previously the Koenig property. The
current plan does not meet Ordinance requirements for lot size and the developer is requesting to utilize
the PUD process requesting relief of lot requirements.
Utsch stated that, in reference to the PUD request, he would have no problem approving a PUD for the
town home and twin home portions, however the single-family homes should remain in an R1 zoning. He
stated that minimum lot with is 75' not 60' and the lot size must be at least 1,100 square feet. The
proposed twin homes would meet ordinance requirements for R3 zoning. The concept plan identifies
private streets which are not allowed under the Ordinance. Utsch also stated that he could justify a PUD
for starter homes; however these homes cannot be rented out unless they are owner occupied. He
advised the representative from Signature Homes that during the platting process they must appear
before the Park Board to discuss Park Dedication.
Loso stated his concern with the property lines abutting the salvage yard. He stated that he would like to
see a buffer along the property lines. Weyrens suggested the possibility of a tree line, which is a natural
buffer zone. A representative from Signature Homes was present and he stated that they are planning to
do some transitional zoning in this development.
Ekola had some comments regarding the proposed development:
· Private Streets: The Subdivision Ordinance does not allow for private streets.
· Cul-de-sac: With a length of 512', that is larger than the maximum allowed per City Ordinance.
· NS Roadway: There is an excessive long block without an intersection.
According to Ekola, the Cul-de-sac should connect with the North-South roadway to improve traffic flow in
the development. She also addressed the need to construct a road to connect to 15th Avenue. Rassier
stated that, unless this will be an association to which the representative said it would, he does not want
to have a lot of private streets throughout. Utsch agreed that he does not want to see private streets, as
he does not believe they work, rather he would like to see local streets. .
The meeting was adjourned until 7:30 PM.
Rivers Bend. Public Hearinq - Preliminary PlatlPUD AmendmenWariance: Weyrens stated that the
purpose of the hearing is to consider an amendment to the Planned Unit Development and preliminary
platentitled Rivers Bend and a variance regarding maximum block length. The amendment is being
requested to allow for the construction of a school along with the mixed housing.
St. Joseph Code of Ordinances 54.16 subd. 2 a.: Block Lenqth. In general, intersecting streets,
determining block lengths, shall be provided at such intervals as to serve cross traffic adequately and to
meet existing streets. Where no existing plats control, the blocks in residential subdivisions shall normally
January 17, 2006
Page 3 of 3
DRAFT
not exceed one thousand-three hundred (1,300) feet in length nor be less than three hundred (300) feet in
length, except where topography or other conditions justify a departure from this maximum. In blocks
longer than eight hundred (800) feet, pedestrian ways and/or easements through the block may be
required near the center of the block. Blocks for business or industrial use should normally not exceed six
hundred (600) feet in length.
Arcon Development submitted the amendment and variance request.
Weyrens reported that previously, in 2005, the City approved a preliminary plat entitled Rivers Bend,
which included approximately 852 housing units tei be built over a 7-10 year period. Recently, Arcon
Development entered into an agreement with District 742 to sell a portion of the Rivers Bend property for
a school campus. While there is not an objection to the addition of the proposed school tothe plat,
procedurally the preliminary plat must be amended and that requires a public hearing. The new plat
illustrates approximately 71 acres of property to be designated for the school and reconfiguration of the
housing units around the school. The change also reduces the density by approximately 187 units.
Bill Molitor, 805 1st Street S, Cold Spring, approached the commissioners stating he is part owner of the
former Bechtold property owned by Lumber One and supports the revision of the plat to include a school.
The public hearing was closed.
Ekola advised the Commissioners of some of the street changes to the preliminary plat due to the
addition of the school property. There will be access to the school site on the west side off of Neary
Street and Jade Road. A second access is also required; however it is yet to be determined. An access
on the east side (Odell Street) will also be required for maintenance purposes such as city access to the
forecemain and storm sewer. According to Ekola, a mid-block pedestrian access is recommended from
Odell Street to the school property. With a mid-block access, the excessive block length on the north side
of Odell Street would be eliminated. The student walking distances would also be significantly reduced.
The school; however, does not plan to have a mid-block access rather they plan to construct a fence
around the school property with only a sidewalk along Odell. The sidewalk would then connect to the trail
along Jade Road as well as County Road 121.
Ekola also stated that the school will be located at the NW side of the property. Additional traffic
information has been requested as a traffic signal may be warranted at the intersection of CR121 and
Jade Road in the future. Weyrens stated that a statement will be added to the developer agreement to
state that if a signal or other traffic control is warranted, it will be up to the developer, school and the City
to pay for those costs. When asked for a timeframe from the commissioners, Weyrens stated that they
plan to begin construction in either 2007/2008.
Deutz made a motion to recommend the Council abandon the original plat entitled Rivers Bend.
The motion was seconded by Kalinowski and passed unanimously.
Deutz made a motion to recommend the Council approved the following:
. Preliminary Plat Entitled River's Bend
. Amended PUD to allow for a school campus in the mixed housing development.
. Variance allowing for a longer block length than that allowed by Ordinance.
Approval is contingent upon the resolution of the concerns of the City Engineer. The motion was
seconded by Lesnick and passed unanimously.
Adiourn: Lesnick made a motion to adjourn and passed by consensus.
Judy Weyrens
Administrator
March 13, 2006
Page 1 of 2
Pursuant to due call and notice thereof, the Planning Commission for the City ofSt. Joseph met in regular
session on Monday, March 13, 2006 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners: S. Kathleen Kalinowski, Marge Lesnick, Bob Loso,
Jim Graeve, AI Rassier, Mike Deutz. City Administrator Judy Weyrens. . .
Others Present: Charles Cushing, Doris Johnson, Jerry Johnson, Chuck Scherer.
Aaenda: Graeve made a motion to approve the agenda; seconded by Lesnick and passed
unanimously.
Public Hearinq - Scherer Truckina: Utsch opened the public hearing at 7:00 and stated the purpose of the
hearing is to The purpose of the hearing is to consider amending the Comprehensive Plan changing the
future land use plan for the property described below to B2 Highway Business and to consider the
rezoning of the same property. The area for consideration is as follows:
1005 East Minnesota Street from currentR3 to B2 Highway Business
1007, 1013, 1019 East Minnesota Street from current R1 to B2 Highway Business
Chuck Scherer, Scherer Trucking, submitted the request for rezoning and Comprehensive Plan
Amendment.
Weyrens stated that previously Scherer Trucking presented the Planning Commission with a request to
rezone their property abutting Minnesota Street from the current R3/R1 to B2 Highway Business to allow
for an additional parking lot. During the discussion, it was suggested that the property owners abutting
. 12th Avenue SE be contacted to determine interest in rezoning those properties to B2 as well. Since that
time, one property owner has expressed interest in the rezoning.
Chuck Scherer approached the Commissioners on behalf of Scherer Trucking. Scherer stated that he is
requesting rezoning to allow for additional parking on the current Scherer Trucking site. Currently
Scherer Trucking leases parking space from MN Home Improvement, North of CR 75. If the rezoning is
approved the leased space would not be needed.
Doris Johnson, 1112 E Minnesota Street spoke to the Commissioners in support of rezoning Scherer's.
property as B2; however she spoke in opposition to the possible rezoning of additional property along
Minnesota Street to 1ih Avenue SE. She stated that she is in favor of rezoning the property in question at
1005 E Minnesota Street as this is part of an established business and it already faces CR 75 resulting in
no additional traffic along Minnesota Street. She stated that the other properties along Minnesota Street
beyond Scherer Trucking should not be rezoned as B2 because they do not face nor do they have access
from CR 75. In her opinion, she does not want to see businesses in a residential neighborhood.
Ron Molus,31 0 Hickory Court also approached the Commissioners; however he spoke in support of the
rezoning. He stated that he owns the property on the corner of Minnesota and 1ih Avenue and he
believes that this is a poor location for a home and that the entire corner should be rezoned as B2.
The public hearing was closed at 7: 1 O.
Rassier stated that that in his opinion the rezoning is an appropriate request as the existing business is
currently a permitted use in a B2 Zoning District. He further stated that if the lots were larger along CR
75, he would like to see the rezoning extend further east. Deutz stated that he was aware of the rezoning
request presented by Scherer Trucking, but questioned how the additional two properties were added to
the rezoning hearing. Weyrens stated that when Scherer Trucking presented the request to initiate a
rezoning request, the Planning Commission'discussed the land use of the remaining two parcels east of
Scherer Trucking abutting MN Street, extending to 12th Avenue SE. It was the consensus of the
Commission to add these two properties to the rezoning amendment unless the property owners
expressed opposition.
March 13, 2006
Page 2 of 2
Utsch stated that he does not believe that one of the properties is large enough for a business; however,
it could be combined with the corner lot. Weyrens recommended the Commission amend the
Comprehensive Plan as stated above and only rezone the property owned by Scherer Trucking at this
meeting. Amending the Comprehensive Plan at this time provides an opportunity in the future for the
property to be developed commercially.
Deutz made a motion to recommend the Council amend the Comprehensive Plan for District 9 to
illustrate the future land use as B2 from the property currently zoned R3 East to 12th Avenue SE.
The motion was seconded by Lesnick and passed unanimously.
Rassier made a motion to recommend the Council approve the rezoning amendment of the
property currently owned by Scherer to B2, Highway Business. The motion was seconded by
Deutz.
Discussion: The Commissioners discussed certain landscaping requirements with Scherer and the
drainage issues. Scherer questioned where the 20' buffer zone begins, to which Weyrens stated it is
measured from the curb. Weyrens advised the Commissioners that they would not see this plan again for
a final approval, as the building will not change.
Ordinance Amendments: Weyrens advised the Commissioners that City Staff has found several
Zoning/Subdivision Ordinances that they would like amended. She then added that there will be a
Planning Commission meeting on Tuesday, March 28 at 7:00 PM to discuss the possible amendments.
Adiourn: Rassier made a motion to adjourn; seconded by Lesnick and passed unanimously.
Judy Weyrens
Administrator
April 3, 2006
Page 1 of 6
Draft
Pursuant to due call and notice thereof, the Planning Commission for the City of S1. Joseph met in regular
session on Monday, April 3, 2006 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners: S. Kathleen Kalinowski, ivlarge Lesnick, Jim
Graeve, AI Rassier, Mike Deutz. City Administrator Judy Weyrens.
City Representatives Present: City Engineer Tracy Ekola
Others Present: Bud Reber, Dennis Stueve, Ethel Backes, Lynn Keller, Heidi Benkowski, Nelda Dehn,
Ken Twit, Tim Erkkila, Tom Herzog, Dianne Herzog, Ryan Gideon, Becky Staneart, Patrick Conway
Aqenda: Deutz made a motion to approve the agenda; seconded by Graeve and passed
unanimously.
Public Hearinq -Interim Use Permit. 35 _2nd Avenue SE: Utsch called the hearing to order and stated
that the purpose of the hearing is to consider an Interim Use Permit to allow an owner occupied rental in
an R-1 Single Family zoning district. The property is legally described as Lot 8 Block 2, Loso's 2nd
Addition, 35 - 2nd Avenue NE. Patrick Conway has submitted the request for Interim Use.
Patrick Conway approached the Commissioner speaking on his own behalf. Conway stated that when he
purchased the home he was unaware the City regulated rental unit property. In order for the payments to
be manageable he stated that four (4) tenants would be required. He currently has signed leases through
May of 2007 with four persons.
Bud Reber, 118 - Z'd A venue SE, approached the Commissic:>ners speaking in opposition of the proposed
Interim Use Permit.. Reber stated that 2nd Avenue SE is one of the older neighborhoods in St. Joseph and
is very quiet. He stated that as a former Mayor and Councilor he is familiar with the conflict that can arise
in residential neighborhoods when property is converted to rental. Therefore he recommends denial of
the Interim Use Permit.
Monica Cofell, 24 - Z'd A venue SE, spoke in opposition to the request for Interim Use Permit. According
to Cofell, if a person is old enough to buy a house, then they should know all of the rules associated with
the same. She also stated that the aforementioned residence has had many parties earlier this year.
Cofell stated it is her opinion that the City grants too Interim Use permits making it difficult to track them.
Becky Staneart, 31 - Z'd Avenue SE, approached the Commissioners stating that she lives adjacent to
the property in question and she has not experienced any problems. However, Staneart stated that she
is concerned if the property is converted to rental property long-term. As she walks around St. Joseph
she can tell by the outside appearance if the property is rental. Therefore, Staneart requested that if a
rental license is permitted, it be for the short-term.
Dennis Stueve, 111 E Able Street, also approached the commissioners; however, he stated that he is not
against this property being a rental. He stated that he is; however, concerned with the fence around the
property and the appearance of the yard.
Ken Twit, 213 E Able Street, questioned the Commissioners as to how the City found that this was a
rental property. He stated that this property had been in violation for a while and recommended the
Interim Use Permit be denied.
Weyrens presented the Commission with a written objection from Mary Stamps, 200 Minnesota Street
East. Stamps requested that before making a decision, the Commission should determine the affect on
the neighborhood. She further requested that the Commission recommend the City Council deny the
request.
There being no one further to testify, the public hearing was closed at 7:15 PM.
April 3, 2006
Page 2 of 6
Draft
Utsch stated that he would like to address some of the concerns expressed during the public hearing.
1.
T~e City amended the R1, Single Family Zoning classification in the year 2000.
The revised Ordinance requires property owners to apply for an Interim Use
Permit if any part of the dwelling is to be used for rental purposes. This provision
allows the City to address neighbor concerns regarding Ordinance violations will
the ability to suspend a license for such violations. In addition, the Interim Use
Permits are reviewed annually and adjoining property owners have the ability to
provide input rental license.
2.
One of the largest hurdles in the enforcement of the Rental Ordinance is
education. Homes are sold and the property owner is not aware of the rental
restrictions in St. Joseph. While some realtors are aware of this provision, others
are not.
Utsch stated that the property at 35 - 2nd Avenue SE has been in non-compliance since the beginning of
the school year. Weyrens stated that although the property is currently violating the Ordinance, the
Planning Commission must have facts of finding to deny the request. The Ordinance provides for Owner
Occupied Rental and ifthe property meets the requirements the permit must be issued.
Utsch advised those present that if they have a problem with a property, which has an Interim Use Permit,
they should file something in writing to the City Offices. Currently, there are 8 Interim Use Permits in the
City and there have been no complaints on any of those properties. He stated that those with Interim Use
Permits take care of their property, as they are living there and building equity.
Rassier made a motion to recommend the Council issue an Interim Use Permit to Patrick Conway,
25 - 2nd Avenue SE contingent upon the following:
1. The rental license in non-transferable and if the property is sold or the ownership changes so
that the aforementioned no longer owns a 50% or greater interest in the property the Interim
Use Permit is null and void.
2. Approval of the Rental Housing Inspector
3. The Planning Commission will review the license annually and revoke the license if the
property is in violation of the St. Joseph Code of Ordinances.
4. The City Office will place a notice in the St. Joseph Newsleader when the owner occupied
rental licenses are reviewed and will accept public comments.
The motion was seconded by Deutz.
Discussion: Weyrens and Deutz re-stated that all Interim Use Permits come up for renewal in
July and residents are encouraged to provide input to the Planning Commission during the
consideration of renewal.
The motion passed unanimously.
Previously: it was stated that Conway planned to have his current tenants remain at the residence
through graduation of 2007. Rassier questioned if all of the tenants had signed leases. Conway stated
that 3 of the 4 renters have signed leases and, as a result, he is asking for the City to allow 3 renters in
addition to himself to stay in the house through graduation.
Graeve made a motion to add a fifth contingency to the approval and require the property to be in
compliance with the maximum occupancy requirement no later than June 1, 2006. That is, the
maximum occupancy for 35 - 2nd Avenue SE is 2 persons excluding the property owner. The
motion was seconded by Kalinowski and passed unanimously.
Public Hearino - Graceview Estates PUD Amendment: Utsch opened the public hearing and stated that
the purpose of the hearing is to consider an amendment to the Planned Unit Development entitled
April 3, 2006
Page 3of6
Draft
Graceview Estates. The proposed amendment would change one piece of trail between Elena Lane and
4th Avenue SE. .
The request for PUD Amendment was submitted by Pond View Ridge LLP.
Bob Herges, Pond View Ridge LLP, approached the commissioners as the developer. He stated that they
are requesting to delete the portion of the trail to the west of 4th Avenue SE along Elena Lane and add a
section of trail to the East extending south along Elena Lane to allow for future development. This would
allow for the trail to connect to the trail in Kleinfelter Park rather than end at the end of Elena Lane.
Herges stated that the original trail plan did not show a connection between Graceview 1 & 2; however,
that piece of trail was added by the developer.
Nelda Dehn, 508 Elena Lane, approached the commissioners questioning how the trail will affect her
property. Herges advised Dehn that the trail would extend along Elena Lane in front of her property;
however, it will be on the property of the neighbor on the south side of the street.
Heidi Benkowski, 418 Elena Lane, also approached the commissioners stating that she is not in favor of
the proposed trail extending west along Elena Lane. She stated that when they moved to St. Joseph from
the Cities, they were unaware of this potential trail in their yard until a walk through with Herges prior to
closing. She stated that she was frustrated, as her realtor did not make her aware of the proposed trail.
Herges stated that he discloses that information to all of the local realtors and he is unsure as to why her
realtor didn't disclose that information. Benkowski also stated that she does not want Field Street in her
backyard as well as a trail going through her front yard.
Their being not further one wishing to testify, the public hearing was closed at 7:50 PM.
Lesnick stated that the PUD Amendment had been approved at the Park Board Meeting. She stated that
all of these issues were brought up and that many of the residents were present at the meeting. The trail
system in Graceview is part of their park dedication fees. Graeve questioned whether or not the
amendment to the trail would benefit the City, to which Weyrens stated it would.
Rassier made a motion to recommend that the City Council approve the PUD Amendment to the
trail plan as presented. The motion was seconded by Lesnick and passed unanimously.
Weyrens added that this item will also be placed on the Agenda for City Council approval on April 20th.
Public Hearinq - MN Land Development Group - PUD/Preliminarv Plat. Rezoninq R1 & R4: Utsch stated
that the purpose of the hearing was to consider rezoning a portion of the property adjacent to CR 133,
abutting Northland Heights as R4, Townhouse-Patio Home Residential, consider a PUD and consider a'
preliminary plat for a development to be called Crescent Hill.
The request had been submitted by Minnesota Land Development Group.
Previously, the Developer had indicated that they planned to construct housing styles consistent with the
R4 Zoning District; however, after discussion with the Developer's Engineer, it was discovered that they
were going to construct traditional R1 homes along with the twin homes. The reason for the change was
due to the topography and site conditions of the property. Tim Erkkila, Westwood Professionals, was
present at the meeting to represent MN Land Development Group.
Erkkila gave a brief overview of the project. He stated that it is a wooded area located between the single-
family portion of Northland Heights and the Salvage Yard located along CR 133. Signature Homes plan to
construct two different housing styles, a mix of Townhomes and Single-Family homes. He also mentioned
that they have decreased the number of single-family homes to 70. According to Erkkila, there are no cul-
de-sacs or wetlands in the development. They are looking to have this site considered as a PUD. Erkkila
advised the commissioners that the average lot size is greater than 11,000 square feet. Although the lots
April 3, 2006
Page 4 of 6
Draft
do not meet the required width, they are deeper to make up for the square footage. The extra deep lots
give them an opportunity to preserve more trees. Less than 20% of the homes will be multi-family.
Joe Prom, owner of the Salvage Yard approached the commissioners with some questions regarding the
proposed development entitled Crescent Hill. The developer stated that they plan to keep a 50' deep tree
line; however, Prom. questioned whether or not there would be any other screening. Ryan Gideon,
Westwood, also approached the commissioners stating that they plan to replant,some spruce trees as
well. He stated that there is a lot of topography on this piece of property. Prom also questioned where the
water would go. Erkkila stated that they will have roof gutters on the backs of the houses and then the
water will drain to the storm sewers.
Tom Herzog, property owner adjacent to the Koenig Site approached the commissioners with some
concerns as well. He stated that he is concernec;iwith the water as well as the tree lines and the lot line.
Gideon advised Herzog that currently he has buildings on a portion of the Koenig Property. Most likely, he
stated that the property would be deeded to him. He also mentioned that the water will drain to the
holding ponds along 15th Avenue. .'
There being no one further wishing to testify the public hearing was closed at 8:15.
City Engineer Tracy Ekola stated that she had sent some comments to Westwood of which some have
been addressed. She then provided the commissioners with some clarification of the outstanding issues.
· Provide turn lanes at intersection of 15th Avenue and CR 133. Turn lane construction shall be
coordinated with Stearns County Highway Department. City will work with Northland Heights
Developer during Northland Heights Phase 2 development to provide a cost reimbursement
based on contributing traffic from each development (Northland Heights Phase 2 and Crescent
Hill) for turn lane construction.
Ekola stated that the Developer had met with the County Engineer and they have come to an
agreement. A letter from the Highway Department will be coming.
· Only one ingress/egress to the development (via 15th Avenue) is provided with this subdivision
plan. Additional access will be provided by September 30, 2008, per the Northland Heights
Development Agreement (to be provided by extending 15th Avenue to the north by the Northland
Heights Development Project).
Ekola advised the commissioners that the proposed Hawthorne lane may need to be deleted and
possibly have a walkway easement added.
· The garage floor elevation of all structures shall be a minimum of 12" and a maximum of 36"
above the grade of the crown of the street, which the lot fronts.
According to the Developer's Engineer, Ekola advised the commissioners that there are some
driveways that are in excess of 36". She stated that 2-7 or 8% would be an acceptable grade.
· Grading and drainage in the CSAH 133 ROW shall be coordinated with Stearns County Highway
Department.
Evaluate increased runoff volume and erosion/damage potential on areas downstream. City Pond
Design Standards require volume control for areas where increased volume is more likely to
cause damage downstream. The volume rate in the county ditch is approximately tripled from
existing conditions to proposed design. Downstream conditions should be reviewed with the
Public Works Department, City Engineer, and the County Engineer during final design to ensure
no damage is caused by this increase in volume.
Ekola stated that she would like the developer to have their engineer look at the holding pond
located to the west of CR 133 and the impact of the increased volume on that pond.
April 3, 2006
Page 5 of 6
Draft
. Storm water drainage from future roofs and yards on Block 4 will flow toward the salvage yard
property. Provide additional grading to minimize the extent of the runoff in this direction or provide
. roof drains to allow runoff from Block 4 to be routed to the street storm sewer. Yard drainage may
be allowed to continue to flow toward the property line as long as runoff does not exceed
predevelopment rates.
Rassier questioned whether or not backyard swales could be used for drainage. Ekola stated that
more trees would need to be taken away to allow for swales.
. Submit preliminary plat to the Sauk River Watershed District.
According to Ekola, this area is in the Sauk River Watershed District and, as a result, she has
asked them to review the plans.
Utsch expressed his concern with the 60' lots. He stated that there are 13 lots under 60' wide and not all
lots meet the required 11,000 square foot. He questioned what size house could be built on a lot 53' wide.
Deutz mentioned; however, that the minimum lot size for twin homes is 12,000 sq. ft and these lots are
18,000 sq. ft. According to Lesnick, this development has some of the same issues as Northland Heights.
Weyrens agreed; however, she stated that in this case they plan to meet all setback requirements. Erkkila
advised the commissioners that all lots meet the 60' width at the building setback line and the average lot
size is greater than 11,000 sq. ft. According to Erkkila, the house designs have not yet been determined.
Graeve addressed the issue of tree preservation. He stated that this area would best be suited for a park
rather than a development. Erkkila advised the commissioners that they have met with the Park Board
and the Park Board did not request any land as parkland. Graeve also questioned whether or not they
checked the soil to which Gideon replied they had. He stated that there are a lot of large boulders in the
soil.
The biggest concern for Utsch was the width of the lots. He stated that he does not want to see any lots
narrower than 75', which is required by Ordinance, unless there is going to be affordable housing on
those lots. Lesnick agreed that the lots needed to be larger, as she feels that this will be too congested.
Deutz questioned the lack of a trail system. According to Weyrens, they will pay a park dedication fee as
well as connect to the sidewalk on Iris Lane and Hawthorne as well as possibly creating an access to the
Wobegon Trail in the future. Ekola also added that trail would be required along Honeylocust and
Hawthorne.
The biggest issue seemed to be the width of the single-family lots. Erkkila stated that, since this piece of
property is unique, narrow lots are the only solution to platting the property. Gideon added that changing
the lot widths changes the entire plan. Rassier suggested deleting one lot from each block and adding a
few feet to each lot. With drainage as another issue, Erkkila stated that there may potentially be less
drainage when this property is developed that what currently drains there.
Weyrens stated that the reason that the plan for Crescent Hill is being reviewed is because it does meet
the overall density requirements and they are not requesting any variances for setbacks. She also stated
that to change the trail, MN Land Development Group will need to work with Lumber One.
Rassier re-stated that he is most concerned with the lot widths being less than 60'. He also stated that he
would like to see the proposed housing styles for this development.
Deutz made a motion to table the PUD and Preliminary Plat until information is received from the
engineers. The motion was seconded by Rassier and passed unanimously.
Adjourn: Deutz made a motion to adjourn at 9:10 PM; seconded by Lesnick and passed
unanimously.
I Attachment: Yes or No
REQUEST FOR PLANNING COMMISSION ACTION
Midnight Haulers
DATE: May 1,2006
AGENDA ITEM
Midnight Haulers
a. Directional Sign Request.
b. Request Relief from Tree Planting
PREVIOUS ACTION
The Planning Commission on June 6,2005 approved the development request of Midnight Haulers. The
development included the construction of a 21,000 square foot addition to the existing facility.
(Following this memo is an extract of the minutes from said meeting).
RECOMMENDED PLANNING COMMISSION ACTION
1. Deny the request for landscaping relief
2. Approve the installation of a directional sign with at a maximum size of eight square feet.
COMMENTS/RECOMMENDATIONS
The staffhas reviewed the request of Midnight Haulers and are recommending the following:
Tree Planting Relief: The staff is recommending denial the request. The property owner has already
received relief from the exterior requirements as a fence is being constructed and the adornment will not
be visible from the street. The staff agrees that the relief on the exterior adornment made sense. The
adornment on CR 133 would then become the landscaping. The intent of the exterior adornment and
landscaping is to provide aesthetics along corridors. Therefore, since the landscaping was part of the
approved development agreement and similar requirements are included with all development agreements
the staff is recommending the request be denied.
Directional Sign: The Ordinance does not include a provision for directional signs. However, the staff
understands the desire and need for such. The upcoming Ordinance Amendments will include directional
signs. In the mean time, staff has reviewed the request of Midnight Haulers. Before the request was
reviewed the area Cities were surveyed regarding directional sign regulations (see attached emails).As
you will see all the Cities allow directional signs by they are limited in size. The proposal of Midnight
Haulers exceeds the definition of directional signs, as thirty two square feet is actually a business sign.
Staff is recommending approval of a directional sign not to exceed eight (8) square feet.
April 5, 2006
City of Saint Joseph
P.O. Box 668
Saint Joseph, MN 56374
RE: Planning & Zoning Committee
To Whom It May Concern:
I am writing to submit the plans for a shipping and receiving sign for Midnight
Warehouse. We are requesting the approval of a 48" x 96" directional sign to be placed
by the entrance on 19th avenue.
Weare also requesting that the Planning and Zoning Committee review the plans for the
landscaping. On the final plans that we have the trees along 19th Avenue do not extend
along County Road 133 every thirty-five feet.. So in conclusion we are asking that there
need not be any trees planted along County Road 133.
Sincerely,
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J enn{fer Urban
Controller
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Extract. oil June 6, 2005 Planning Commission _ ~.mutes
Midnight Haulers - Development Plan Request: Jerry Hettwer ofHettwer Reality Services approached the
Commission on behalf of Midnight Haulers. Hettwer stated that Midnight Haulers is proposing to construct a
21,000 sq. ft. warehouse addition to their existing. warehouse building. Hettwer stated that the property owner Don
Harvey along with tenat Dave Potter are available the Commission has any questions for them. Hettwer clarified
that Midnight Haulers has occupied the former Vic West Steel site and is located on the coiner of 19th Avenue NE
and CR 133. Currently, the warehouse is 43,064 sq. ft. with an additional 4, 1045 square feet in office space. The
proposed addition will create a facility with 68,895 sq. ft. The warehouse sits on 6.39 acres ofland and sewer and
water have recently been installed.
Weyrens stated that the Development Plan has many outstanding issues and if the Planning Commission desires they
can review each of the comments at this meeting or table action until a revised site plan can be submitted. The
Commission agreed to review the items at this meeting and started with the comments of the Building Official.
Building official comments:
1. A six-foot high chain link fence is shown around the perimeter of the truck parking area and circulation
route along the east.side of the building. The fence appears to be placed on the right of way line along Co.
RD 133. Verify County setback requirements for fence along right of way.
Hettwer stated that fence has been placed acc()rding to City Ordinance. Weyrens responded that since the
abutting road is a County Road, the Council setbacks will apply.
2. Off Street Parking Requirements:
1 space/ 500 sq. ft. floor area
8 spaces plus 1 space for each 2 employees on each shift - submit total planned employee count. Due to the
size of the building, they are required to have 27 parking spaces; however, they have proposed 36 spaces.
3. Loading berths are required based upon the following tabular schedule of gross floor area of warehouse.
While there appears to be loading berths provided, there are no specific details. The total number required
has been estimated and is subject to change when more detail is provided.
5,000-16,000 s.f. - One berth; 16,000-40,000 s.f. - Two berths; 40,000-70,000 s.f. -:- Three berths
70,000-1,000,000 s.f. - Four berths; Berths must be at least 50' x. 10'; Three Compliant loading berths must
be provided. Code requires that they have three docks, however with the two additional above ground docks that they
are building, they will have six total.
4. Parking standards, SAC and WAC, etc are based upon gross S.F. of building. Please verify and submit
accurate building dimensions. For Review.
Hettwer clarified the square footage as f911ows:
Previous Office 4,045 sq ft
Ware House 43,064 sqft
New
4,045 sq ft
64,851 sqft
5. A lock box is required to be installed on new building prior to issuance of the certificate of occupancy.
Hettwer stated that they are okay with installing a lock box.
6. The side yard setback adjacent to roadway shall be landscaped in accordance with protective covenants
and such reasonable requirements as established by the Planning Commission. 52.33 subd 6 (c). Provide
landscaping details for setback along County Road 133. Hettwer and Potter stated that they intend to put 1 tree
every 35' along 19'h A venue except where the sign will be placed. The same landscaping will be installed along County
Road 133. Utsch stated that they should consider placing shrubbery around the sign and along the parking lot rather
than trees. The Planning Commissioners suggested that they ask Scenic Specialties to help with the landscape design.
7. The parking lot in the SW comer encroaches into required front yard set back. Such encroachment is not
permitted. 52.33 subd. 6(b). Redesign parking to comply with required 30' setback from property line.
Hettwer stated that they will work with the required 30' setback. He stated that it will be tight, but all 36 parking
spaces should fit. The area will be reconfigured with new illustrations.
8. The parking lot on the north end of the building encroaches 'into the required 25' side yard setback. Modify
parking to comply with setback requirements. Hettwer stated that the parking lot will be moved .15'.
Page 1 of3
ExtraCt oIi Jllne 6, 2005 Planning Commission ~....inlltes
9. Dry wells are considered as Class V injection wells byMPCA. Class V injection wells are prohibited. The
. dry well shown on the south side of the building must be eliminated. Hettwer advised the Council that the dry
wells will be closed up and they will put dumpsters there instead.
10. Provide details of proposed sign for compliance review. Potter stated that they don 't have a drawing of the sign
right now, but it will be compliant with the Ordinance for signs. He plans to have a wolf and the lettering for the sign
made out of aluminum. They will also have some landscaping around the sign.
J J. Provide details of how lawn areas shown oneast side of the building are sustainable. They will remove the
lawn areas.
J 2. Existing unpermitted above ground fuel storage tank must be brought into compliance with building and
fire codes for spill containment and setbacks from the building. Hettwer stated that the fuel storage tank will be
removed from the site. .
13. All parking and circulation isles, including existing surfaces must be equipped with B6-12 curb and gutter.
According to Hettwer, they will work with Engineering and comply.
Engineering comments:
1. Class 2 parking area (for semi truck/trailer) in NE comer of site may require a variance from bituminous
surface requirement and curb and gutter requirement of Ordinance 52.10 Off Street Parking, Subd. 5
Parking Lot Standards (parking lot standards for industrial uses may be subject to variance or modification
by the conditional use permit for the specific industrial use). Hettwer stated that they were thinking of putting in
class 2 because of the trucks. The Planning Commission requested that curb and gutter be placed along the edges by
the parking area to control weeds.
2. Provide curb and gutter around proposed bituminous parking lot in SW corner of site. Provide curb and
gutter at driveway entrances. Maximum entrance width to be 36 feet per City Engineering standards.
According to Hettwer, they do no intend to use this entrance; however they do want to keep it for future use. They will
change the entrance to be 36 ' wide rather than 50' as it is currently.
3. Provide site plan showing drainage patterns and elevations for parking lot, access road, etc. Show how
surface water will be collected and routed to ponding area or storm sewer system. Ordinance 52.18
indicates the drainage plan should include surface water runoff flow direction (arrows showing drainage
patterns and run-off rate) and show how water will be conveyed rom the site and how surface water will be
conveyed to storm sewer or ponding areas. The proposed size, alignment and intended use of any structures
to be .erected on the site shall be included in the site plan.
4. Runoff discharge may not exceed the capacity of the downstream storm sewer system. Parking lots and
lawn areas may be used for temporary storage during the 100-year storm event. There must be a 2-foot
elevation difference between the high water level and the lowest structure opening.
The site plan will need to show the drainage arrows.
5. Note number 8 on the site plan indicates the SWCD shall be contacted once facilities are installed and
before site grading. The SWCD does not have jurisdiction for this site.
6. If lawn area indicated on the site plan is to be newly seeded lawn, the site fence shall also be installed
behind the curb along the newly seeded lawn area. They will extend the silt fence to the south.
7. Correct existing drainage problems at the north entrance. (i.e. ponding is occurring at the existing north
entrance). This was already discussed.
8. Describe/show how surface water runoff from north class 2 parking area will be managed to minimize
erosion potential from the parking area into the ponding area: to the west. Collect runoff from parking lot
area in culvert or catch basin before routing to pond (i.e. do not sheet flow parking area into pond). Ekola
Page 2 of3
ExtraCt ,.,i June 6, 2005 Planning Commission ~,....inutes
advised Hettwer that they should construct a swayZe down the east/west center afthe parking lot with a catch basin
area.
9. Topsoil stockpile noted on the site plan to be temporary (during construction) only? Hettwer stated that it
would only be temporary.
10. The proposed bituminous parking area encroaches into the drainage and utility easement. Parking lots are
not a permitted use/structure in easement areas.
Eko1a stated that the City recently authorized the East/West Corridor. As a result, there may be a shift of County
Road 133. lfthe new road would encroach upon their property, they would be compensated.
Graeve questioned the origination of the name of the company. Potter stated that they are available to serve their
customers at all hours of the day.
Lesnick made a motion to recommend the City Council authorize the Mayor and Administrator to execute a
Development Agreement between the City of St. Joseph and Midnight Haulers for the construction of a
21,000 square foot building addition, Approval is contingent upon re-submittal of a revised site plan. The
motion was seconded by Dentz and passed unanimously.
Page 3 of3
EARTliEN ElER\l T<l'Jl..JDllM_ _ 1
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2. All work shall conform to the Minnesota Pollution Control
Agency's Storm Water Permit requirements. Contractor shall
obtain NDPS permit and comply with all Permit requirements.
J. Contractor shall inspect the entire site at least every 7 days
and within 24 hours of any measurable rainstorm. Damaged
silt fence or other erosion control device or practices shall be
repaired Immediately. Inspection and maintenance of devices
shall continue untJ'l the site has undergone final stabilization
and 0 Notice of Termination is submitted to the MPCA.
4. All grading operations sholl be conducted in a manner to
minimize the potential for site erosion.
5. The site soil erosion and sediment control facilities shall be
installed and maintained to conform with the standards
specified by the (MPCA).
6. Silt fences shall be installed prior the disturbance of any areas
and maintained until all tributary disturbed areas are restored.
7. All soils tracked onto pavement or any other off-site areas
shall be removed daily.
8. The site sediment control facilities for the project must be
installed prior to any site grading operation.
9. The Contractor sholl be responsibl~1 for the removal of all
erosion control measures, including sJ1t fence and bales, upon
establishment of permanent vegetation in said areas.
10.AII ditches and areas disturbed during construction shall be
restored and vegetated os soon as possible. Any finished areas
shall be seeded and mulched within 14 days after finished
grading is completed accordance to Mn/Dot 2575.
II. All disturbed areas sholl be revegetated with Seed Mix 508,
mulched, fertilized & disk anchored.
12. See legend on sheet I of 2 sheets.
13. Parking required per ordinance: 27
Parking provided: 36
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NOTE:
I CONCRETE ADJUSTING RINGS. MIN, 4" MAX 10"
NO MINIMUIA WITH FiNAL ADJUSTMENT.
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I hereby certify that this plan was
prepared by me or under my direct
supervision and thot I om 0 duly
Ucensed Professional Engineer under
the laws of the State of Minnesota.
DATE DESCRIPTION
05 18 05 REVISIONS PER CITY COMMENTS
RIO PERI MMT
Midnight Haulers
City of St. Joseph
Stearns Co"
Minnesota.
BOGART, PEDERSON
& ASSOCIATES,. INC.
LAND SURVEYING
OVlL ENGINEERING
MAPPING
13076 f1llST STREET. eEa<ER. t.IH 5&JOC-$:l22
TEl.: 1&3-2e2-ll822 FAll: 163-252-"8+4
2
DATE: 5/16/05
DESIGN BY:
DRAWN BY: SAM
CHECKED BY:ill:!L.-
DWG FILE: MIDNIGHT
FILE NO.: 05-0247.00
REV
NO.
1
Signed:
Terrance Vander Eyk
Dote: Reg. No. 19914
Judy Weyrens
From:
Sent:
To:
subject:
Anita Rasmussen [anita@sartellmn.com]
Monday, April 10, 2006 4:01 PM
Judy Weyrens
Re: Directional Signs
Hi Judy,
In Sartell, you can have a 12 square foot directional sign.
Anita M. Rasmussen AICP
Planning and Community Development Director City of Sartell
125 Pinecone Road N. PO Box 140
Sartell, MN56377
Phone - 320-258-7306
Fax - 320-253-3337
anita@sartellmn.com
City Website - sartellmn.com
>>> "Judy Weyrens" <jweyrens@cityofstjoseph.com> 04/10/06 1:03 PM >>>
One of the industrial users is requesting to secure a permit for a directional sign
(Shipping and Receiving) and has proposed a 32 square foot sign. Do you regulate
directional signs and if so is their a maximum size.
Thanks
Judy Weyrens
Administrator
City of St. Joseph
PO Box 668
St. Joseph MN 56374
(320) 363-7201
(320) 363-0342 (Fax)
jweyrens@cityofstjoseph.com
1
Judy Weyrens
From:
Sent:
To:
Todd Schultz [tschultz@cLsauk-rapids.mn.us]
Tuesday, April 11 ,2006 10:50 AM
Matt.GJaesman@cLstcloud.mn.us; Judy Weyrens; Anita@sartellmn.com;
bbarber@waitepark.org
Re: Directional Signs in SR
Subject:
Directional Signs.
1. Directional signs shall be limited to two signs per street entrance or exit.
2. Such signs shall be for the sole purpose of ensuring safe and convenient access and
egress to the use for which they apply.
3. No such sign shall exceed 2 square feet in area in the Residential Districts, and
shall not exceed 8 square feet in area in all other districts.
Todd Schultz
Community Development Director
City Of Sauk Rapids
115 Second Avenue North
Sauk Rapids, MN 56379
Phone 320.258.5315
Fax 320.258.5359
>>> "Judy Weyrens" <jweyrens@cityofstjoseph.com> 4/10/2006 1:03 PM >>>
One of the industrial users is requesting to secure a permit for a directional sign
(Shipping and Receiving) and has proposed a 32 square foot sign. Do you regulate
directional signs and if so is their a maximum size.
Thanks
Judy Weyrens
Administrator
City of St. Joseph
PO Box 668
St. Joseph MN 56374
(320) 363-7201
(320) 363-0342 (Fax)
jweyrens@cityofstjoseph.com
Judy Weyrens
From:
Sent:
To:
subject:
Matt Glaesman [Matt.Glaesman@cLstcloud.mn.us]
Monday, April 10, 2006 7:52 PM .
Todd Schultz; Judy Weyrens; Anita Rasmussen; Bill Barber
Re: Directional Signs
Here is the definition from our Zoning Ordinance. We dont state maximum number or size of
these directional signs in the Zoning Ordinance, but review each proposal for
appropriateness. I suspect that this is one the things that we will change with our Land
Development Code update this year.
Sign, Directional ~ A sign which gives directions or instructions for the use on the lot
on which the sign is located such as parking or exit and entrance signs. Sign shall
contain no advertising material.
Let me know if you have any questions.
Matt Glaesman, AICP
Planning Director - City of St. Cloud
400 2nd Street South
St. Cloud, Minnesota 56301
Direct 320-650-3110
Fax 320-255-7258
>>> "Judy Weyrens" <jweyrens@cityofstjoseph.com> 4/10/2006 1:03 PM >>>
One of the industrial users is requesting to secure a permit for a directional sign
(Shipping and Receiving) and has proposed a 32 square foot sign. Do you regulate
directional signs and if so is their a maximum size.
Thanks
Judy Weyrens
Administrator
City of St. Joseph
PO Box 668
St. Joseph MN 56374
(320) 363-7201
(320) 363-0342 (Fax)
jweyrens@cityofstjoseph.com
Judy Weyrens
From:
Sent:
To:
Subject:
Bill Barber [bbarber@waitepark.org]
Monday, April 10, 20061:19 PM
Judy Weyrens
Re: Directional Signs
Greetings:
That ain't no directional sign. Yes we do limit directional signs to 6 square feet and
they are exempt from a sign permit.
Bill Barber
Building/Zoning Official
City of Waite Park, Mn.
Ph: 320-656-8936
Fax: 320-252-6955
Email: bbarber@waitepark.org
>>>"Judy Weyrens" <jweyrens@cityofstjoseph.com> 4/10/2006 1:03 PM >>>
One of the industrial users is requesting to secure a permit for a directional sign
(Shipping and Receiving) and has proposed a 32 square foot sign. Do you regulate
directional signs and if so is their a maximum size.
Thanks
Judy Weyrens
Administrator
City of St. Joseph
PO Box 668
St. Joseph MN 56374
(320) 363-7201
(320) 363-0342 (Fax)
jweyrens@cityofstjoseph.com