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HomeMy WebLinkAbout04.10.23April 101h, 2023 Page 1 of 4 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met On Monday, April 10th, 2023, at 6:00 PM in the St. Joseph Government Center opening with the Pledge of Allegiance. Planning Commission Members Present: Commissioners Mike Osterman, Keith Louwagie, Gina Dullinger, Mark Thompson, Jon, Hazen, Carmie Mick, Bob Loso Staff Present: Nate Keller, Community Development Director Public Comments: None. Approval of the Agenda: Hazen made a motion to approve the agenda. The motion was seconded by Mick and passed unanimously by those present. Approval of the Minutes: Hazen made a motion to approve the minutes of February 13th, 2023 (a March meeting was not held); the motion was seconded by Mick and passed unanimously by those present. Public Hearing: a. Conditional Use Permit (CUP) — Goodin Outdoor Storage Keller shared a request for a conditional use permit submitted by Goodin Company. The conditional use permit is for outdoor storage on lot 1, block 1 of Northland Business Center Third Addition. The property is zoned 1-1 Light' Industrial and outdoor storage is a permitted accessory: use with a conditional use permit. Goodin is going through Site Plan review; if approved, the CUP will be contingent upon site plan review and building permit approvals. The proposed storage yard is approximately three acres. In addition to the storage area, they will be' constructing a 200,000 square foot building. The applicant is proposing to enclose the storage yard with an 8' slotted chain link fence with shrubs and trees surrounding the exterior of the fence. As part of the CUP staff is recommending that any plants that may die after planting shall be replaced within the same or the next growing season; additionally, any future expansion to the storage area shall require an amendment to the CUP Staff has prepared a Findings of Fact and Resolution. City Code 502.07 requires the Planning Commission to hold -a Public Hearing and for the Council to adopt a Findings of Fact. New Business: a. Goodin —Storage Yard Surfacing The applicant is requesting to use dust free bituminous millings (recycled asphalt) as surfacingmaterial in the storage yard only. City ordinance does provide some flexibility on surface material. The Planning Commission would need to make a recommendation to the City Council for their approval. b. Goodin — Proof of Parking The applicant has submitted a Site Plan which proposes 76 parking spaces and future proof -of -parking areas where the minimum of 230 can be met. City Code requires230 parking spaces (I stall per 1,000 S.F. for warehouse, 1 stall per 300 S.F.of office). The Commission has been asked to make a recommendation to the City Council on the Proof of Parking Plan. Hazen asked why Goodin is proposing 76 parking spaces. Keller shared Goodin employs roughly 50 people and since there will not be retail traffic going to and from their business, 76 spaces should meet the needs of the facility. Thompson asked what portions of the property will have the same surface as the storage area. Keller shared the parking areas will be paved as well as the loading docks. The only area that will not be paved is the three -acre storage area towards the rear of the property. Dullinger opened the Public Hearing - Conditional Use Permit - Goodin Outdoor Storage at 6:19PM: April 1011, 2023 Page 2 of 4 Dullinger closed the Public Hearing at 6:20PM, as no one wished to speak. Dullinger made a motion to approve Findings of Fact and Resolution PC 2023-03; seconded by Hazen and passed unanimously... Dullinger made a motion to approve Storage Yard Surfacing Request; seconded byLouwagie and passed unanimously. Hazen made a motion to approve Proof of Parking Request; seconded by Dullinger and passed unanimously. Public Hearing: a. Zoning Amendment —Wedding/event Venue in Rural Residential District Staff received a formal ordinance amendment application to allow a Wedding/Event Venue as a Conditional Use in the Rural Residential district and is up for the Planning Commission's consideration. The same amendment was brought to the Planning Commission a year ago. In 2022, this amendment was discussed multiple times by the Planning Commission. On April 11t", 2022, a public hearing was conducted with the Planning commission voting the amendment down 5-2, citing the use was not compatible with the intent and character of the rural residential district. The City Council denied the amendment request last year at the May 2nd meeting 3-2. Keller brought forth conditions staff has identified for discussion such as amendments to City Code, recommendations for Conditional Use Permits, definition of wedding/event venue, acreage requirements, location to be off minor arterial streets, and off-street parking requirements. Staff and Commission discussed hours of operation for this type of use, liquor licensing, food licensing, parking, and minimum acreage size. Dullinger opened the Public Hearing at 6:30PM. Cory Ehlert, resident of St. Joseph: Mr. Ehlert acknowledged this use would be a great business for the community; however, needs to be in the right location. Mr. Ehlert shared he and his partner looked at developing this property 1 Y2 to 2 years ago. They wanted to construct a low -density residential development. This property is zoned as such and has been in the comprehensive plan for 25-30 years. Mr. Ehlert and his partner brought forth a plan to develop that parcel of property, adding 10-12 homes which would fit low -density residential and current zoning requirements. After several meetings the City Engineer put together a plan which included 105 residential homes requiring city water/sewer as part of that plan. Mr. Ehlert shared their plan was met with much resistance from the City Engineer and City Staff. It was made clear to Mr. Ehlert and his partner that the city's vision for that property was high -density residential. Mr. Ehlert shared it is going to be difficult to get city water and sewer at this location, he cited those services will have to be brought to the property from Woodcrest. Mr. Ehlert urged the Commission to maintain the requirement of installing city water/sewer, keeping the same standard. Mr. Ehlert shared the original owners of the property supported the development plan he and his partner envisioned as the original owners wanted to maintain the natural beauty of the property. Ken Bellicot, 2244 Orchid Loop South, St. Cloud, Applicant: Mr. Bellicot shared he has worked with the City to come up with a plan best suited for this specific property. He noted the original owners of the property support his vision of maintaining the property and its natural beauty. Currently, they have bids on water/sewer which is not a significant barrier as they have discovered ways to add those services without disturbing much of the property. Mr. Bellicot feels it would be difficult to develop the property into high -density residential due to the wetlands and bedrock on the property. Bellicot shared there is an old gravel pit already on the property with 12' berms which will provide protection from light and noise pollution. Mr. Bellicot shared their plan to work with local businesses to provide food, alcohol, and other services the Wedding/Event Center will provide. Utilizing this property in its natural state is less disruptive compared to a site plan which included 105 homes. April 101h, 2023 Page 3 of 4 Bellicot believes the rural residential district allows for some moderate business use within large plots of land in their natural state. Mr. Bellicot would like to respectfully put an operational business in the RR District without disturbing the land while working with the City for the betterment of the Community. Randy Schmitz, Rolling Ridge Wedding and Event Center: Mr. Schmitz shared his property abuts a rural residential property within the City of St. Joseph and has the potential to be affected by what is being proposed with minimum acreage as well as the proposed use of the property. Mr. Schmitz stated this is a large property to take off the tax rolls in terms of the commercial use that it will be used for. His business is in a commercial district and pays taxes based on that. If this property is allowed to be in a residential area that also operates a large business that should be taken into consideration in terms of what tax dollars or expenses will be required to be covered by residents and businesses in St. Joseph. Dullinger closed the Public Hearing at 6:44PM. Dullinger, Thompson, and Mick agreed that the proposed use is not consistent with the Rural Residential district. The Commission and Staff discussed the obstacles which would be presented by re -zoning the parcel. Keller shared there was an option to pursue a PUD after City Council denied the amendment request last year. Hazen inquired as to the reason the PUD (Planned, Unit Development) was not pursued. Mr. Bellicot responded he had worked with Staff on a few options: • The conditional use permit which would have allowed the Wedding/Event center to be taxed commercially. • The PUD option required roughly fifty percent of the parcel be allocated to the City. Mr. Bellicot felt that was disadvantageous when the property is intended to go into a land conservation trust. Also, after speaking to Country Manor, they were not if favor of allowing their trail system to be used to access the property. • Re -Zoning was not an option because Mr. Bellicot nor the; City are in favor of other businesses being allowed in that area in the future. Hazen asked Mr. Bellicot if the Zoning Amendment is approved, what is the projected timeline for construction. Mr. Bellicot answered his intent would be to start as soon as possible. He shared they are ready to move forward with plans if they receive approval from the City. The Planning Commission discussed the staff drafted ordinance amendment and details in the ordinance amendment application submitted by Mr. Bellicot. Louwagie asked Mr. Bellicot if there were any conditions of the staff drafted ordinance amendment that are unable to be met. Mr. Bellicot replied the discussion with Staff on the primary resident piece is still unclear. The original home on the property had to be removed as it was dilapidated. Mr. Bellicot's intent is to use the property as it is their private property, to allow only those who are invited to a prescheduled event. There are plans within the entire venue to have an accessory building that consist of a heated shop, cold storage, and living quarters. The Commission continued to discuss: • The definition of primary residence. • The intent of the Rural Residential district. April 101", 2023 Page 4 of 4 • Uses consistent with the intent of the Rural Residential district. • Scenarios related to the definition of Special Event Facility. Dullinger made a motion recommending the City Council deny Ordinance 2023-004, An Ordinance Amending Ordinance 502 — Wedding/Event Venue in Rural Residential District with the finding that the use is not consistent and does not meet the intent of the Rural Residential district; seconded by Thompson. Aye: Dullinger, Mick, Thompson, Louwagie, Osterman Motion Prevails: 5-2 Nay: Hazen, Loso Old Business: a. Building Material Ordinances Keller asked the Commission to review material requirements in the B-1, B-2, and 1-1 Zoning districts. Specifically, those related to the percentage of metal requirement within B-1 (downtown commercial district). Keller explained construction trends have changed; there has been an increase in diversity of metal finishes, and it may be worth updating the current requirements. Commission discussed the current ordinance, new metal material options and unanimously decided to leave the ordinance written as is. Other Business: Keller provided updates to the Commission on the following: • Joetown Apartments - permits have been issued and site plan review has been obtained. The project will be just under 100 units when completed. • There has been an increase in inquiries in the Industrial Park. • There will be a joint board and Council meeting on Tuesday, April 25t" at 5 PM. • The JR Mobile site is in the process of demolition. • Keller shared he will be out on FMLA for about six weeks starting sometime in April. Inquiries will be handled by staff and the city engineer. Adiourn: Dullinger moved to adjourn the meeting at 7:30 PM. The motion was seconded by Mick and the motion carried. Nate Keller Community Development Director