Loading...
HomeMy WebLinkAbout06.13.22June 13th, 2022 Page 1 of 3 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met On Monday, June 13th, 2022 at 6:02 PM. in the St. Joseph City Hall opening with the Pledge of Allegiance. Planning Commission Members Present: Commissioners Mike Osterman, Carmie Mick, Keith Louwagie, Bob Loso; Chair Gina Dullinger, Adam Scepaniak, Anne Jarrell Staff Present: Nate Keller, Community Development Director Others in attendance: Rick Schultz, Mayor Approval of the Agenda: Dullinger made a motion to approve the agenda. The motion was seconded by Osterman and passed unanimously by those present. Approval of the Minutes: Loso made a motion to approve the minutes of April 11t", 2022. The motion was seconded by Jarrell and passed unanimously by those present.' Old Business: a. Wedding/Special Event venues update Discussion occurred at Feb. 14th, March 14th meetings. Commission voted 5-2 at April meeting to deny the requested ordinance amendment pertaining to Special Event Facilities in Rural Residential areas. The City Council acted on the request at their May2nd meeting voting 3-2 in denial of the ordinance amendment request. The Council then discussed the topic at their May 24th workshop specifically discussing alternative options like the use of a Planned Unit Development (PUD). Keller explained that a PUD allows flexibility from the strict standards of a'traditional zoning district. A, PUD essentially is a blanket zoning district placed over an existing zoning district. PUD's are often used to allow greater flexibility in exchange for developments that provide a public benefit. St. Joseph's PUB ordinance has a unique clause that allows uses not permitted in an underlying zoning district to be allowed if the use is complimentary to the functionality of the development and the other uses found therein. Staff would like; discussion from the Commission on the use of a PUD to allow a Special Eventfacility at 28617 Jade Rd. Keller explained that there is an application process and an agreement necessary. He also outlined some of the things that the City looks for in relation to the PUD and pointed out the bulleted items in the Planning Commission packet; those items are minimum requirements as suggested by Staff. The property owners of 28617 Jade Rd (Ken Bellicot and Kristyn Farrell) addressed the Commission and Keller pulled up an outline of the map and further detailed plans they have for the location. Bellicot reviewed the map with the Commission detailing parking, venue buildings and green spaces. It is their intention to keep every tree they can and they are in full agreement to a conservation easement or; putting into a land trust; effectively making the land undevelopable other than a few acres on the Jade Rd side. Keller mentioned the likely requirement of a permanent easement versus conservation easement. ; They also indicated where the trails are and stated that some trails are already largely established. They are working with several; agencies as well as the DNR on the wildflower pollinator garden and increasing wildlife habitat spaces and wetlands. They have had several discussions with Country Manor to allow their residents access to a dedicated area with natural habitat and pollinator gardens. Bellicot stated that the area could potentially see five to fifteen acres return to wetlands. Dullinger, noting that the property is zoned residential and asked if there is any proposed residential use Bellicot replied that one of the buildings is intended for living quarters for Bellicot and Farrell. This would not be their primary residence. The Commission reviewed the drawings and pictures included, as pertains to the planed structures. June 13th, 2022 Page 2 of 3 Bellicot explained that the plan is to build a French chateau type of building. The location would not be visible from the road. He believes that the nearest residences are approximately 150 yards from there. There would be a mechanical shop, living space, event space and outdoor building, somewhat like an A frame lake house or pergola. The buildings planned are purpose built and highly manicured for already leveled land. Farrell stated that the pictures and drawings they provided are not exact and are to share their vision and the concept and that they are interested in partnering with the City. Mick asked for more detail on how the property owners were partnering with the City and businesses; she inquired on their preparation for City utility connections. Bellicot stated that this process started in December, when they reached out to the City to see if their concept was even was possible and if it would be a good fit. They have had discussions with businesses in town, mentioning Bad Habit, Krewe and K-Power Yoga. Bellicot stated that they already have bids for water and sewer and there are no financial barriers to moving forward. They have bids for the road improvements. They have also spoken to the City about adding a right turn lane off Jade Rd. From financial perspective —they are ready to order materials and get the process moving. Loso inquired on the timeframe for the build. Bellicot said that was dependent on materials. The build would be done in phases. The first would be about five -months, per the contractor. The shop and residence would be operational this fall with finishing touches in the winter. The intent is also to have the outdoor pergola created in phase one to use it to hold some events. They would break ground one year from now on chateau piece, which would take an estimated ten to twelve months for that build. The Commission discussed intent, purpose and impact of the PUD, other PUD locations in the surrounding area, the impact on neighboring residences, hunting on private land and this parcel, as well as the history of development inquiries on this parcel. The Commission asked questions regarding utilities at this location, conditions that could be placed on the property as it relates to the PUD and what the next steps would be for these property owners to take to apply for the PUD. Keller reminded the Commission that the purpose for this meeting was discussion. Consensus was that it was helpful for the property owners to have brought forth further details to present to the Commission. Keller informed the Commission that the property owners and Staff need to have discussion prior to an application being submitted. New Business: Transportation Plan — Elm St discussion Staff received a request for site plan approval for parcel (off 8th Ave NE). Parcel is zoned Light Industrial and site plan is for a mini storage facility. Some City Councilors expressed concerns at their May 24th workshop regarding the conflict of the planned project and the future roadway connection through this parcel per the Transportation Plan that was adopted by the City in 2013. Staff communicated to Council that no right of way or easements had been acquired through this parcel nor through the 4 parcels which would be impacted to the West. Therefore, significant impact and acquisition would need to occur along with cooperation from all impacted properties. Staff also asked about connectivity, and the purpose/need of the connection. A minimum of 66' of ROW would be required for roadway. The future Transportation Map and Plan is a guiding document. Commonly more study and details are needed to determine the exact route of road, trails, or sidewalks. Keller informed the Commission that the City Council would like their feedback on the potential transportation connection. Keller also shared that the City Engineer has been consulted regarding other options to connecting a roadway without going directly through the parcel in question. June 13th, 2022 Page 3 of 3 The Commission discussed the current need for the connection, the impact it would have to parking, setbacks, drainage and driveway access on existing properties. It was mentioned that the existing parcels already have established and adequate accesses. Keller said the County will be putting a roundabout is planned for 2024 at Elm St and Co Rd 133 Mayor Schultz, addressed the Commission, sharing that the County also planned to change the intersection at Hwy 75, in conjunction with the roundabout, to create a double turn lane and widen the road. In his opinion, due to the future changes to the intersection at the Elm Street, the connection to Northland is important. He believes the public will not want to visit the areas on the west [Northland] side and then have to turn around to go back onto Hwy 75 again to travel to the east side of Elm Street. Commissioner Scepaniak believed that although such a connection would be convenient to the residents of the Northland neighborhood, yet he was concerned with how burdensome it would be to surrounding businesses. Keller informed the Commission that the back end of the proposed parcel has wetlands, which may present a challenge to the applicant and effectively make that portion of the parcel unusable. Bruce Stainbrook, owner of parcel: informed the Commission, that 4 % of the 6'/ acre parcel is buildable. They've planned for approximately 50,000 square feet of self -storage. The Commission also discussed alternate plans for connections to County Rd 133, including northern connections to Northland Heights, grading issues, safety issues and desirability of roadways. The Commission understood that if the proposed Traffic Plan were to be carried out, it would render the applicants parcel unusable. The Commission discussed the age of the Transportation Plan, and the unique situation this parcel was in. Dullinger Motioned to Recommend the Proposed Development go forward without the need for the roadway through the Parcel, unless there is a way to make the connection work without significantly impacting the applicants plans. Seconded by Jarrell. Aye: Dullinger, Jarrell, Mick, Louwagie, Osterman, Scepaniak Motion Carried: 6:1 Nay: Loso Other Business: Keller informed the Commission that Trobec's will be breaking ground this week. This substantial project was a two-year process. Adiourn: Dullinger moved to adjourn the meeting at 7:27 PM. The motion was seconded by Mick and the motion carried. Minutes approved by: 163 "W" Nate Keller Community Development Director