Planning & Zoning Minutes

Date: 
November 13, 2012

CITY OF SAINT PETER
PLANNING & ZONING COMMISSION
SAINT PETER COMMUNITY CENTER – GOVERNORS ROOM
November 13, 2012

The regular meeting of the Saint Peter Planning & Zoning Commission was called to order at 5:31 p.m. by Vice Chairperson Joey Hulsebus. Commission members Hulsebus, Kermit Swanson, Chuck Zieman, Jerry Harty, and John Kvamme were in attendance.  Absent was members Chelsea Alger and Eil Hoehn.  City staff present was Director of Community Development Russ Wille and Administrative Secretary Cindy Moulton.

 APPROVAL OF AGENDA

A motion was made by Kvamme, seconded by Swanson to approve the agenda as presented.  All members voting aye, the motion carried.

APPROVAL OF MINUTES

Motion by Harty, seconded by Zieman to approve the minutes of the October 2, 2012 meeting.  All voting in favor, the minutes were approved as presented.

Gateway Overlay District – (Inventory of Non-Conformities)

Wille stated that the City Council approved the (GO) Gateway Overlay District in December, 2007.  The standards of the GO district are applied to new construction within the district.

Wille said that the ordinance has been interpreted to require the application of the district regulations upon the redevelopment of properties and upon a change in use of the property in the GO district.  

Wille indicated that First National Bank has questioned the GO District regulations, as they attempt to market the former Volk Electric property on Old Minnesota Avenue.  Wille said that after a thorough review of the ordinance he found the language of the ordinance to be vague.  He determined the text of the ordinance does not specifically address the applicability of the GO District regulations upon redevelopment of the property.

Wille suggested that the Zoning Ordinance be amended to address the identified deficiency.  He said that the amendment would be enforced following public hearing, City Council adoption and publication.

Discussion was held.  The Commission determined that the GO standards should be applied upon a change of use.

Kvamme suggested extending the gateway district to the west to include the proposed Shopko property.  Some members felt it was too late to include the Shopko property.  Members suggested that Wille speak to the Shopko developers and ensure them they would like the whole area to be tastefully developed.  Harty felt a lot of the future development in the area would depend on businesses building standards.

Wille stated that extending the gateway district could be discussed at a City Council Workshop.  He indicated that he would pass the suggestion on to City Administrator Prafke.

Comprehensive Planning – (Introduction)

Commission member Kvamme completed a draft of an introduction for the Comprehensive Plan.  Members reviewed the introduction and had no objections to the document.  Wille will add Kvamme’s introduction to the revised copy of the Comprehensive Plan being developed.

Reports

Tellijohn/Hermanson (Ewing Street Vacation) – City staff have been discussing the vacation of Ewing Street at the request of two adjoining property owners.  Wille will prepare the matter for a future public hearing.

Official Mapping -  The City is working with Nicollet County staff regarding the growth area. 

Washington Avenue Link – This project was awarded federal funding.  An open house will be held on Monday, November 19, 2012 from 4 to 6p.m.

Former Hospital Site (618 Broadway) –  The City was awarded federal funding for the development of 40 rental units on the former Community Hospital site.

The December meeting date will be held on Tuesday, December 4, 2012 at 5:30 pm.

ADJOURNMENT

A motion was made by Swanson, seconded by Harty to adjourn.  All in favor the meeting adjourned at 6:20 p.m.

 

 

CITY OF SAINT PETER
PLANNING & ZONING COMMISSION
SAINT PETER COMMUNITY CENTER – GOVERNORS ROOM
OCTOBER 2, 2012

 

The regular meeting of the Saint Peter Planning & Zoning Commission was called to order at 5:31 p.m. by Vice Chairperson Joey Hulsebus. Commission members Hulsebus, Kermit Swanson, Chuck Zieman, Jerry Harty, and John Kvamme were in attendance.  Absent was members Chelsea Alger and Eil Hoehn.  City staff present was Director of Community Development Russ Wille, Administrative Secretary Cindy Moulton, and Public Works Director Lewis Giesking.
 

APPROVAL OF AGENDA

Wille amended the agenda by requesting that Unfinished Business (Comprehensive Plan Update) be discussed after the meeting is adjourned.  A motion was made by Harty, seconded by Swanson to approve the agenda as amended.  All members voting aye, the motion carried.
 

APPROVAL OF MINUTES

Motion by Zieman, seconded by Swanson to approve the minutes of the September 5, 2012 meeting.  All voting in favor, the motion carried.
 

Gateway Overlay District – Applicability

Wille stated that the City Council approved the (GO) Gateway Overlay District in December, 2007.  The standards of the GO district are applied to new construction within the district.
 

Wille said that the ordinance has been interpreted to require the application of the district regulations upon the redevelopment of properties and upon a change in use of the property in the GO district.  

Wille indicated that First National Bank has questioned the GO District regulations, as they attempt to market the former Volk Electric property on Old Minnesota Avenue.  Wille said that after a thorough review of the ordinance he found the language of the ordinance to be vague.  He determined the text of the ordinance does not specifically address the applicability of the GO District regulations upon redevelopment of the property.
 

Wille suggested that the Zoning Ordinance be amended to address the identified deficiency.  He said that the amendment would be enforced following public hearing, City Council adoption and publication.

Discussion was held. 
 

Kvamme felt that if the property changed ownership the Ordinance should be in effect.  Swanson agreed and said the broader the requirements, the better. 

Hulsebus asked how many businesses in the GO District are non-compliant.  Wille stated that he did not have a number but would do an inventory.
 

Zieman expressed his concern with the limitations that a change in the ordinance could put on marketable property.  He also questioned what this would do to promoting business in St. Peter.
 
A motion was made by Zieman, seconded by Hulsebus to table the issue until an inventory of the GO District is completed and presented to the Planning & Zoning Commission at their November meeting.  All members voting aye, the motion carried.

Reports
 

The November meeting date was set for Tuesday, November 13, 2012 at 5:30 pm.

ADJOURNMENT
 

A motion was made by Swanson, seconded by Harty to adjourn.  All in favor the meeting adjourned at 5:53 p.m.

 

CITY OF SAINT PETER
PLANNING & ZONING COMMISSION
SAINT PETER COMMUNITY CENTER – GOVERNORS ROOM
September 5, 2012


The regular meeting of the Saint Peter Planning & Zoning Commission was called to order at 5:30 p.m. by Chairperson Chelsea Alger. Commission members Alger, Joey Hulsebus, Kermit Swanson, Eli Hoehn, Chuck Zieman, and John Kvamme were in attendance.  Absent was member Jerry Harty.  City staff present were Director of Community Development Russ Wille, Administrative Secretary Cindy Moulton, Public Works Director Lewis Giesking, Water/Wastewater/Storm Water Superintendent Pete Moulton and  City Engineer Jeff Domras (Bolton & Menk).  Visitors present were Dennis Odens (Banner & Associates), Nate Myhra (Survey Services, Inc. – Mankato), Ken Dahlgren (1041 Old MN), Bob & Carol Volk (946 N 4th), Ed Egan, Northern (Con-Agg LLP), Joe Egan (Northern Con-Agg, LLP), Tom Frey (1105 Old MN), Tom Frey (1105 Old MN), Windy Block (1019 Old MN), Maureen & Bill Dvorak (908 N 3rd), Leroy  (916 N 3rd), Tim Stevens (850 N MN), Bruce Fredrickson (920 N 3rd), Stephen Grams (420 S Washington), Stacy Yokiel (912 N 4th) and Bill & Betty Gustafson (314 St.Julien).

APPROVAL OF AGENDA

A motion was made by Hulsebus, seconded by Hoehn to approve the agenda as presented.  All members voting aye, the motion carried.

APPROVAL OF MINUTES

Motion by Swanson, seconded by Kvamme to approve the minutes of the August 27, 2012 meeting.  All voting in favor, the motion carried.

Public Hearing – Hallett Pond Addition – Preliminary Plat

Wille gave the background on the petition submitted by Northern Con-Agg, LLP.  He stated that Northern Con-Agg, LLP owns approximately 15 acres of land abutting Old Minnesota Avenue and they are seeking to re-plat the property to accommodate its commercial development. 

The Preliminary Plat indicates the existing lots would be re-platted as a single block and parcel.  The submitted plat indicates that Lot 1, Block 1, Halletts Pond Addition would contain 3.76 acres of land.  The remainder of the land would be platted as Outlots.  Upon sale of the outlots, they would need to be platted prior to their development. 

Wille discussed the need for storm water retention ponds.  He indicated that Northern Con-Agg has proposed the construction of a storm water retention pond.  The pond would adequately provide drainage for Lot 1, Block 1 upon its development.  The pond size would need to be increased to accommodate the additional storm water run-off as the Outlots are developed. Wille stated that when the City of Saint Peter constructs a regional storm water basin, the retention pond on the Northern Con-Agg site could be eliminated and filled to accommodate additional commercial development.

Wille explained that Hallett’s Pond has no natural outlet.  The only way for the water to leave the pond is through evaporation and infiltration.  To ensure the pond does not “overflow” following substantial rain events, a drainage easement is provided along the north property line of Lot 1, Block 1.  The City would propose the installation of piping within the easement to provide for an emergency overflow of Hallett’s Pond.  Following installation, the City would like to construct a pedestrian access within the recorded easement.

Dennis Odens of Banner & Associates reviewed the drainage plan.  He stated that Halletts Pond is known as a Type 5 wetland.  The City must regulate the wetlands following all State and Federal rules and regulations.  If they fail to do so, the City is susceptible to receiving a fine. 

Bruce Fredrickson, 920 N. 3rd Street addressed the Commission and asked how the retention pond would affect the flooding that occurs on Hwy 169.  Wille stated that the ponds would be adequate to handle the run off from the Shopko site.  He also stated that the City is exploring placing a regional pond between Old Minnesota Avenue and Hwy 169.  Wille added that there are future plans to raise the south bound lanes of Hwy 169 to prevent flooding but that did not have anything to do with this project.

Fredrickson also expressed his concern with the increased truck traffic on North Third Street.  Wille assured him that if the truck traffic should become burdensome the City Council would address the issue.  Wille said it would be best left uncontrolled at this time.

Chairperson Alger opened the public hearing at 6 pm. 

Wille read a letter into the record from Lake Hallets Association/Trudi Olmanson.  The letter stated their concerns with preserving the water quality and aesthetics of Halletts Pond. 

Bill Dvorak, 908 N 3rd Street, asked if North Third Street could become a dead end street   Wille stated that North Third Street provides access to Union and Old Minnesota Avenue.  He said NorthThird Street was a platted street and it made sense to use it.  He also added it provides the best circulation of traffic for the area.

Tom Frey, 1105 Old Minnesota Avenue, expressed his concern with the increased traffic, excessive garbage and noise.  He felt there were other areas of town that were available for this type of development.  He expressed his doubts that the City Council would address these type of issues if they became a problem. 

Ken Dahlgren, 1041 Old Minnesota Avenue, expressed his support of the project.

Alger closed the public hearing at 6:08.

Hallett Pond Addition - Preliminary Plat

Wille recommended approval of the Preliminary Plat. 

Nate Myhra, Survey Services, reviewed minor changes on the preliminary plat. 

Alger commented on the letter submitted by the Lake Hallet Association.  She felt that items 2 – 4; which addressed setbacks, buffer and lighting should be taken into consideration.

Wille said he anticipates the City will surround as much of Hallets Pond as possible with a natural path, add benches and possibly a dock as the DNR stocks the pond with fish. 

Wille reviewed the timeline stating the Preliminary and Final Plat will be acted on by the Planning Commission tonight, the City Council would be taking action on the Preliminary Plat on September 10, 2012, the City Council will act on the Final Plat on October 8, 2012 and

A motion was made by Zieman, seconded by Swanson, to introduce Resolution No. 2012-03 entitled, “Resolution Recommending Approval Of The Preliminary Plat Of Hallett Pond Addition”.  All members voting aye, the Resolution was passed and adopted.

Hallett Pond Addition – Final Plat

A motion was made by Hulsebus, seconded by Swanson, to introduce Resolution No. 2012-04 entitled, “Resolution Recommending Approval Of The Final Plat Of Hallett Pond Addition” with the correction of Kwik Trip, Inc. being replaced with Northern Con-Agg, LLP under 1.  All members voting aye, the Resolution was passed and adopted.
 

Tax Increment Financing (Plan Approval)

Wille explained the TIF regulations. 

He stated that the Northern Con-Agg, LLP project would necessitate the reconstruction of Third Street between Union Street and Old Minnesota Avenue.  The alignment of Third Street would be altered to create a right angle curve.  The public/private utilities within the Third Street right-of-way would be relocated to the new alignment of the road surface.  Wille stated that establishing a tax increment financing district would help to finance the City‘s cost associated with the road reconstruction.

Wille said that the TIF plan would allow the City to capture the increase in property taxes associated with the new retail improvement.  The plan demonstrates that sufficient tax increments are expected to be generated as a result of the construction activities.

A motion was made by Kvamme, seconded by Zieman, to introduce Resolution No. 2012-05 entitled, “Resolution Recommending Approval of Tax Increment Financing District 1-18 And The Adoption Of  A Tax Increment Financing Plan Relating Thereto”.  All members voting aye, the Resolution was passed and adopted.

Wille stated that the City Council will be holding a public hearing on TIF District No. 1-18 at their October 8, 2012 meeting.

Reports

Wille reported that the City Council accepted the Housing Study.  It can be found on the City’s website.

Mike Drummer purchased the second phase of Apple Tree Village.  His intent is to construct 42 units.

A developer has expressed interest in a 4.4 acre site off of Old Minnesota Avenue.

ADJOURNMENT

A motion was made by Hulsebus, seconded by Swanson to adjourn.  All in favor the meeting adjourned at 6:44 p.m.
 

CITY OF SAINT PETER
PLANNING & ZONING COMMISSION
August 7, 2012
SAINT PETER COMMUNITY CENTER

The regular meeting of the Saint Peter Planning & Zoning Commission was called to order at 5:30 p.m. by Chairperson Chelsea Alger.  Commission members Chelsea Alger, John Kvamme, Kermit Swanson, Joey Hulsebus, Eli Hoehn, Jerry Harty and Chuck Zieman were in attendance.  Community Development Director Russ Wille, Public Works Director Lewis Giesking, Jim Halbur and Ed Egan were also in attendance.

Approval of Agenda:

Motion by Swanson, seconded by Hoehn to approve the agenda as presented.  All voting if favor, motion carried.

Approval of Minutes:

Motion by Kvamme to approve the minutes of the June 5, 2012 Planning and Zoning Commission meeting as presented.  Seconded by Hoehn, all voting in favor, motion carried.

Housing Study:

Community Development Director Wille presented the findings of the 2012 Saint Peter Housing Study.  Wille noted that the entire housing study will be posted to the City of Saint Peter website for public review and copying. 

North Commercial Development:

Community Development Director Wille presented a “concept plan” for a proposed plat of the land owned by Northern Con-Agg, LLP abutting the Hallets Pond site.  Wille noted that he expects that a formal application for Preliminary and Final Platting of the area will be prepared for Planning and Zoning Commission consideration at the September meeting.

Commissioner Hoehn asked how the area will be drained of storm water following rain events or spring melt.  Wille noted that the final details of the drainage are being determined.  It is expected that a storm water basin will be constructed east of the pond abutting Old Minnesota Avenue.  All provisions of the MPCA storm water discharge permitting process will be followed as the engineering of the site continues.

Commissioner Zieman questioned the traffic levels expected of the new retail development.  Wille noted that the developer expects that the site will generate 85 vehicle trips per hour during peak hours from 3:00 p.m. to 6:00 p.m.  A total of 708 trips are expected each day of operation.

Wille and Public Works Director Giesking will continue to work with the surveyors, engineers and developer to assemble the documents and diagrams necessary for consideration of a Preliminary Plat of the site.

Meeting Times:

Motion by Zieman, seconded by Hulsebus to establish 5:30 p.m. on the first Tuesday of each month as the regular meeting time of the Planning and Zoning Commission.  With no discussion, all voting in favor, motion carried.

Adjourn:

Motion by Swanson, seconded by Harty to adjourn.  All voting in favor, motion carried.  The meeting was adjourned at approximately 6:25 p.m.

 

CITY OF SAINT PETER
PLANNING & ZONING COMMISSION
SAINT PETER COMMUNITY CENTER – GOVERNORS ROOM
June 5, 2012

 

The regular meeting of the Saint Peter Planning & Zoning Commission was called to order at 5:33 p.m. by Vice Chairperson Joey Hulsebus.  Commission members Hulsebus, Kermit Swanson, Eli Hoehn, Chuck Zieman, Chelsea Alger (5:34), and Jerry Harty (5:35) were in attendance.  Absent was member John Kvamme.  City staff present were Director of Community Development Russ Wille and Administrative Secretary Cindy Moulton. 

APPROVAL OF AGENDA

A motion was made by Zieman, seconded by Hoehn to approve the agenda as presented.  All members voting aye, the motion carried.

APPROVAL OF MINUTES

Motion by Swanson, seconded by Zieman to approve the minutes of the April 3, 2012 meeting.  All voting in favor, the motion carried.

Ordinance Amendment – RPUD

Wille stated that the Planning Commission has attempted to develop a mechanism that would allow and encourage higher density, mixed income, mixed use neighborhoods in proximity to the core of the City.  Wille suggested that the Commission recommend that the City Council adopt the Residential Planned Unit Development Overlay District (RPUD) as developed by the Planning Commission.

A motion was made by Zieman, seconded by Alger to introduce Resolution No. 2012-02 entitled, “A Resolution Recommending That The City Council Amend Saint Peter City Code, Section 24-506, Paragraph (1) To Reduce The Minimum Size Of A Residential Planned Unit Development (RPUD) From Five (5) To Two (2) Acres When Properties Are Being Redeveloped”.  All members voting aye, the Resolution was passed and adopted.

Wille stated that the City Council will hold a public hearing on the proposed Ordinance Amendment.  He indicated that following the public hearing, the Council could pass a resolution recommending the adoption.

Meeting Time

A motion was made by Zieman, seconded by Swanson to hold the next meeting at 5:30 p.m.  All members voting aye, the motion carried.

Reports

Zieman reported that the building has been moved in for the St. Peter Community Childcare Center at 1616 Jefferson.

Fisher Group continues to work with Shopko. 

Wille said that a meeting with property owners along Old Minnesota Avenue will be held on June 21st. 

Wille reported that there are not any updates on the theater.

Volk Electric has closed down operations permanently.

The former Richard’s Restaurant (408 S 3rd St) is for sale by its owner. 

The next meeting date is scheduled for July 10, 2012.

ADJOURNMENT

A motion was made by Swanson, seconded by Harty to adjourn.  All in favor the meeting adjourned at 5:58 p.m.

 

CITY OF SAINT PETER
PLANNING & ZONING COMMISSION
SAINT PETER COMMUNITY CENTER – GOVERNORS ROOM
April 3, 2012

 

The regular meeting of the Saint Peter Planning & Zoning Commission was called to order at 5:30 p.m. by Chairperson Chelsea Alger.  Commission members John Kvamme, Kermit Swanson, Joey Hulsebus, Chelsea Alger, Eli Hoehn, Jerry Harty and Chuck Zieman were in attendance.  City staff present were Director of Community Development Russ Wille and Administrative Secretary Cindy Moulton.  Visitors present included Stephanie Menning – Board Member and Rhonda Prince – Director of St. Peter Community Childcare Center.

APPROVAL OF AGENDA

A motion was made by Kvamme, seconded by Hulsebus to approve the agenda as presented.  All members voting aye, the motion carried.

ELECTION OF OFFICERS

A motion was made by Swanson, seconded by Hoehn to elect Alger as Chairperson.  All members voting aye, the motion carried. 

A motion was made by Alger, seconded by Swanson to approve Hulsebus as Vice Chairperson.  All members voting aye, the motion carried.


APPROVAL OF MINUTES

Motion by Kvamme, seconded by Hulsebus to approve the minutes of the November 1, 2011 meeting of the Commission as presented by the Community Development Director.  All voting in favor, motion carried.

St. Peter Community Childcare Center – Conditional Use Permit

Wille stated that the St. Peter Community Childcare Center (SPCCC) has submitted an application for a Conditional Use Permit to establish a daycare center at 1616 West Jefferson.  Wille stated that SPCCC currently operates a daycare in the St. Peter Community Center and would like to expand their operation for infants – 16 months and 16 months – 33 months, on land leased from Gustavus Adolphus College.  A CUP is necessary because the proposed center would serve more than seven clients at a time.

Wille explained that the modular classroom would be connected to the municipal water supply and sewer system as per applicable standards and regulations.  Vehicular access to the site would be provided into the site off of West Jefferson Avenue.  The internal traffic circulation would be provided via the Arborview Apartments off-street parking area.  The Director of Physical Plant at GAC would seek to sign the parking area to facilitate the smooth and safe flow of traffic within the site.

Wille stated that the daycare center would be subjected all applicable building codes as administered by the Building Official.  The center would also be required to maintain each and every county, state and federal regulation applicable to the operation of a daycare.  All appropriate licenses and permits would need to be acquired prior to occupancy.

Menning stated that the St. Peter Community Childcare Center has received funding from the Carl & Verna Schmidt Foundation, the modular classroom was donated by Gosewisch Construction, the access charges for water and sewer have been waived, and that they would be responsible for staffing and paying the utility bills. 

Menning stated she was in the process of working on a lease agreement with GAC.  She stated that one large center would be ideal but that is not possible at the present time.

Zieman expressed his concerns with the safety of the children because of the traffic and the behavior of some of the students. 

Alger asked if Jefferson Avenue parking was overflow from the Arborview apartments.  Wille explained that it was not.

A motion was made by Hulsebus, seconded by Harty to introduce Resolution No. 2012 – 01 entitled, “Resolution Recommending The Unconditional Approval Of A Conditional Use Permit Application Submitted By The St. Peter Community Childcare Center To Allow For An Establishment of A Daycare Center At 1616 West Jefferson Avenue”.  With all members voting aye, the Resolution was passed and adopted.

 
Ordinance Amendment – RPUD

Wille stated that at the last Planning Commission meeting, the Commission considered reducing the minimum lot size for a Residential Planned Unit Development (RPUD) from five (5) acres to two (2) acres if the development is conducted on a redeveloped property. The Commission asked that the proposed amendment be changed to add language defining “redevelopment property”.   Wille distributed a copy of the ordinance incorporated language that is substantially similar to that found in the State Statute regulating redevelopment tax increment financing. 

Wille reported that the City Council will be holding a public hearing to amend the Ordinance.

Reports

The housing study data should be assembled by June.  This information will be used for the Comprehensive Plan.

The Hunter Hardwood building did not sell. 

The next meeting date is scheduled for May 1, 2012.

ADJOURNMENT

A motion was made by Swanson, seconded by Hoehn to adjourn.  All in favor the meeting adjourned at 6:08 p.m.