Planning & Zoning - September 3, 2015

September 3, 2015

September 3, 2015

Pursuant to due call and notice thereof, a regular meeting of the Planning and Zoning Commission of the City of Saint Peter was conducted in the Governors' Room of the Community Center on September 3, 2015.  A quorum present, Chairperson Jerry Harty called the meeting to order at 5:30 p.m.  The following members were present:  Commissioners Harty, Joe Urban, Joey Hulsebus, John Kvamme, Andy Davis, and Chuck Zieman.  Member Eli Hoehn was absent.  The following official was present: Community Development Director Wille, Administrative Secretary Cindy Moulton and Director of Public Works Pete Moulton.  Visitors present; Nick Hermer of I & S Engineering, Jessica Devins – potential daycare provider, and Cheri Brown – potential bakery owner.

Approval of Agenda – A motion was made by Hulsebus, seconded by Urban, to approve the agenda as presented.  With all in favor, the motion carried. 

Approval of Minutes  - A motion was made by Davis, seconded by Zieman to approve the minutes of the July 16, 2015 regular Planning and Zoning Commission meeting.  With all members in favor the minutes were approved as presented.

Jessica Devens – Daycare General – 830 Sunrise Drive (Conditional Use Permit)

Jessica Devens has submitted an application for a Conditional Use Permit to allow for a daycare establishment at 830 Sunrise Drive (General).

Wille stated that 830 Sunrise Drive property was recently occupied by River of Life Lutheran Church.  Pastor Braun confirmed that the church has proposed to lease up to 2,000 square feet of the south one-half of the south wing of the church, to Devens. 

Wille indicated that the daycare will be regulated by the appropriate licensing agency.  He also said that Building Official Dean Busse would undertake an inspection for fire safety purposes.

Wille explained that the proposed daycare would provide child care service to more than 7 children, the use would be considered to be Daycare Services (General).  Daycare Services (General) is listed as a Conditional Use within the (C-5) Business/Professional Office zoning district.

Wille reviewed the seventeen standards applicable to the review of Ms. Devin’s application for the Conditional Use Permit.  Wille stated that he did not identify any potential conflict between a new daycare services at 830 North Sunrise Drive.  Wille recommended that Conditional Use Permit be granted unconditionally.

A motion was made by Hulsebus, seconded by Urban to introduce Resolution 2015-06 entitled, “Resolution Recommending The Unconditional Approval Of A Conditional Use Permit Application Submitted By Jessica Devens To Allow For The Establishment Of Daycare Services (General) At 830 North Sunrise Drive”. All members voting aye, the Resolution was passed and adopted.

ISD  #508/City of Saint Peter – Secondary Education/Parks (Conditional Use Permit)

Independent School District #508 and the City of Saint Peter have jointly made application for a Conditional Use Permit to establish a Secondary Education Facility and associated park and recreational improvements within the Magner Farm Subdivision.

Manger Farm Subdivision was recently annexed into the City of Saint Peter.  The School District and City jointly own the 120 acre property which has been historically used for growing agricultural crops. Wille stated that the land is located north of County Road #5 (Fort Road), and west of the Welco West subdivision.  Upon the final approval of the site, the School and City would re-plat the subdivision into two distinct parcels of land.

Wille and Pete Moulton reviewed the site plan which was distributed to members at the meeting.  The site plan includes the new school layout as well as various athletic amenities, sufficient parking areas, access and exits into the property, traffic flow, lighting, stormwater run-off areas as well as stormwater ponding areas. 

The school will be located in the “front yard” of the property.  Various athletic amenities to be used by both the physical education classes and varsity/junior varsity will be located behind the school.

Wille stated that sufficient parking is provided on-site as required by the terms of the zoning ordinance.  Proposed staff parking will be located to the west of the proposed school while student parking is planned to be located west of the new building.  School bus traffic will circulate to a designated drop-off/pick up site in front of the school.  

Access to the school site is proposed to be provided via County Road #5 (Fort Road).  Wille indicated that the Nicollet County Engineer’s office is making the final determination as to the final design of the entry from the county road.  Wille stated that an analysis is being undertaken to determine whether the access could be provided utilizing various turn lanes or if the construction of a roundabout would be most appropriate to ensure efficiency and public safety. 

Access to the student parking area will be provided via 361st Avenue (Township Road #205).  The roadway is currently has a gravel surface and is maintained by Oshawa Township.

Wille said that Oshawa Town Board has expressed concerns regarding their ability to adequately maintain the roadway subject to school construction.  Wille stated that the City of Saint Peter and ISD#508 will provide for the ongoing maintenance and repair of the township roadway. 

A hard surface (asphalt mat) will be installed upon 361st Avenue from County Road #5 to the southerly access to the student parking lot.  The remainder of the roadway will remain gravel.  The City and School will undertake the application of an appropriate product to manage the road dust generated by the wind or vehicular traffic.

A significant amount of Stormwater run-off enters the site from agricultural lands lying to the west.
Run-off will be collected and terminate into a new pond designed to treat stormwater.  Wille said that the City is obligated to collect, manage and treat the Stormwater in compliance with the MS4Permit issued by the Minnesota Pollution Control Agency.  Nate Hermer of I & S Engineering said that the 6’ ponds will be used as temporary storage.  Hermer added the water will infiltrate in an efficient manner because of the sandy soil.

Wille addressed the lighting of the school/park facility.  He indicated that Welco West Subdivision abuts the proposed school.  To ensure that the site lighting of the school/park facility does not create a nuisance to the residences, the use of “full cut-off” or “shielded” light fixtures should be required.  Wille said that 100% of the light would be shed towards the ground with no loss of lumens skyward.

Zieman mentioned that the neighbors in West Welco believe there is planned screenage between the subdivision and the school/city property.  Moulton said there was not any planned landscaping to date.  He did say that the existing “good” trees would be left and the voluntary trees would be removed. 

Wille reviewed the seventeen standards applicable to the establishment of a Conditional Use.  Wille found nothing that would prohibit the conditional approval of the Conditional Use Permit.

A motion was made by Kvamme, seconded by Urban to introduce Resolution No. 2015-07 entitled, “Resolution Recommending The Conditional Approval Of A Conditional Use Permit Application Submitted By Independent School District # 508 And The City of Saint Peter To Allow For The Establishment Of A Secondary Education Facility And Associated Park And Recreation Improvements.  All members voting aye, the Resolution was passed and adopted.

Cheri Brown – Food Sales in C-3 District (Zoning Text Amendment)

Cheri Brown has petitioned the City Council seeking an amendment to the text of the Zoning Ordinance.  Brown would like the Council to amend the Code to allow “Food Sales” as a permitted use within the C-3 zoning districts.

Brown is interested in locating a retail bakery at 320 Sunrise Drive.  She would also like to serve food to be consumed on the property as an accessory use associated with the retail sales. Wille stated the site is within a (C-3) General Retail and Service Commercial zoning district. 

Wille stated that the current zoning ordinance does not list Food Sales on the roster of permitted uses within a C-3 zoning district.  If a bakery were to be allowed within a C-3 district, the ordinance would need to be amended to allow the bakery as a permitted use. 

Wille recommended that the Planning Commission approve the request.

A motion was made by Hulsebus, seconded by Kvamme to introduce Resolution No. 2015-08 entitled “A Resolution Recommending That he City Council Amend Saint Peter City Code, Chapter 24, Section 24-259 To Add “Food Sale” To The Roster Of Permitted Uses Within A (C-3) General Retail And Service Commercials Zoning District”.  With all members voting aye the Resolution was passed and adopted.

Wille announced that a public hearing will be held at the September 28, 2015 City Council meeting.  If the request is approved, the amended ordinance will be published in the newspaper.  Once the ordinance is published, applications can be received for Conditional Use permits.


There being no further business, a motion was made by Zieman, seconded by Hulsebus, to adjourn.  With all in favor, the motion carried and the meeting adjourned at 6:21 p.m.