City of South St. Paul Planning Commission Agenda

Transcription

1 Chair: John Ross Vice-Chair: Ryan Briese Commissioners: Tim Felton Justin Humenik Ruth Krueger Jason Pachl Stephanie Yendell City of South St. Paul Planning Commission Agenda Wednesday, November 15, :00 p.m. City of South St. Paul 125 Third Avenue North South St. Paul, MN Phone: (651) Fax: (651) Hearing assistance PA system is available if you need a hearing assistance unit please notify City staff before the meeting. (If you use the hearing assistance PA system, please remove your hearing aid so it does not cause a feedback problem) Roll Call 1. Agenda 2. Minutes A. October 4, New Business A Planning Commission meeting dates 4. Public Hearings A. PC Case # : Brian Millner ( th Avenue North): An application for a 21-foot front and 4-foot side setback variance to accommodate the construction of a single family home on the vacant lot at th Avenue North. B. PC Case # : Yimi Mejia/Jimmy s Auto Sales LLC (852 Geranium Avenue E., St. Paul, MN 55106): An application for a Conditional Use Permit to have a retail used car lot on the property at 1505 Concord Street South. The application asks for up to 10 vehicles for sale on the property. C. PC Case # : Master Properties (201 W. Broadway Avenue, Minneapolis, MN 55411): An application for a Conditional Use Permit for a use greater than 10,000 square feet and site plan review for a reuse of the building at 161 Concord Exchange North formerly occupied by Wells Fargo. The proposed use would include 68 market rate apartments in the existing building and some slight configuration to the attached parking lots to remove the old drivethrough lanes and reconfigure some of the space for parking. 5. Other Business A. Updates 6. Adjournment Next Planning Commission Meeting: January 3, 2018 This meeting is being taped by Town Square Television (NDC4): phone: web: Replays can be viewed on Government Channel 19 on the Thursday following the meeting at 1:00 p.m. & 7:00 p.m.

2 2.A MINUTES OF MEETING SOUTH ST. PAUL PLANNING COMMISSION OCTOBER 4, 2017 MEETING CALLED TO ORDER BY VICE CHAIR BRIESE AT 7:00 P.M. Present: Ryan Briese Absent: John Ross Jason Pachl Timothy Felton Justin Humenik Ruth Krueger Stephanie Yendell Peter Hellegers, City Planner 1) APPROVAL OF AGENDA approved as presented Felton/Pachl (6-0) 2) APPROVAL OF MINUTES for September 6, 2017 approved as presented Yendell/Felton (6-0) 3) NEW BUSINESS There was none. 4) PUBLIC HEARING A. PC Case # : Industrial District Ordinance An amendment to the City code dividing the Industrial district into two sub-districts and establishing standards for those two districts. Mr. Hellegers stated the public hearing is to discuss and consider amending the zoning district for the Industrial area by creating two separate districts I-1 (Light Industrial) and I-2 (Medium Industrial) noting the concept was discussed at the September meeting. Property owners in the Industrial area were notified of the public hearing to comment on the proposed ordinance amendment. Mr. Hellegers reported there are several different uses throughout the Industrial area. Currently the BridgePoint business park contains light industrial uses while businesses south of I-494 are heavier uses in nature. The proposed I-1 district would encompass most of Bridgepoint Business Park south of I-494 to Richmond Street and the I-2 district would consist of properties south and east of Richmond Street that are separated from both I-494 and Concord Street which would provide for a slightly wider range of uses. The proposed zoning amendment is consistent with the Comprehensive Plan adopted in The proposed ordinance would also: Eliminate outdated provisions within the existing district In the I-1 allow for exterior storage for up to 25% of the site through a CUP and up to 50% of the lot area could be allowed through an IUP Additional conditional uses in the I-1 district would include: enclosed mini-storage facilities, pet cremation and on-site liquor Prohibited uses in I-1 include: asphalt and concrete plants, processing of animal hides,

3 Planning Commission Minutes October 4, 2017 Page 2 of 4 processing of grease/organics, rendering and slaughtering or animals Uses permitted in I-1 would also be allowed in the I-2 district. Conditional uses in the 1-2 district would include uses allowed by CUP in the I-1 district, exterior storage as a principal use, gun clubs, rendering, processing of grease/organics, processing of hides, slaughtering of animals. Mr. Hellegers stated existing uses would become legal non-conforming uses which are protected under state statute and would be governed by terms of an existing CUP or PUD. In the event a business wishes to expand a legal-non conforming use an application for a CUP would be necessary. Vice Chair Briese opened the public hearing. Paul Rogosheske, Rogosheske and Rogosheske law firm representing Twin City Hide/Twin City Tanning spoke to their approved PUD and the investment the company is making in the community with the construction of the warehouse facility that is underway. The company is interested in further expansion of their business and have contacted the property owner to the north regarding acquiring the property. Mr. Rogosheske expressed concerns that the zoning change would prohibit the heavier type of use if acquiring the property comes to fruition. The Commission was asked to consider an exception to the I-2 district by moving the boundary further north so as not to limit potential expansion. Marley Danner, Danner, Inc. stated he will likely be vacating 843 Hardman Avenue as it was acquired by another user and questioned the proposed zoning of the property. Mr. Hellegers responded the zoning for that property would be I-1 light industrial; noting the proposed boundary of the I-2 district follows Richmond Street to the river trail. Mr. Danner opined that Concord Street is not conducive to light industrial uses and the proposed I-2 district should run south of 494 along Concord St. to Kamish as a large portion of tax dollars come from the heavy use businesses. Light industrial use doesn t support the City s need for tax dollars. Mr. Danner stated he recently purchased the Serice property and intends to construct a building on the property due to the inability to develop the site at 587 Verderosa for two years. Tim Becken of Cemstone stated the proposed zoning amendment would limit Cemstone s ability to expand which is not good for their business or the City. Mr. Becken thought it ironic the zoning change is happening as companies are expanding and making significant investments in the community. In addition, the City service center has the same or less of a use with more outside storage than Cemstone; however, the zoning for the property is proposed to be I-2. Mr. Becken stated the City s seen higher quality construction with only one zoning district and requested the Planning Commission reconsider the proposed zoning amendment or at the very least expand the I-2 district to a larger area than what is proposed. Commissioner Pachl asked where the irony is when this is happening after Cemstone s investment. Mr. Becken responded a rezone typically occurs when an area is blighted and not after development has occurred. Commisisoner Pachl commented the goal is to improve the area as a whole and continue to improve it while keeping the standards.

4 Planning Commission Minutes October 4, 2017 Page 3 of 4 Mr. Hellegers stated the zoning change is in keeping with the higher standards while supporting what s already been done. The rezone is more about the properties that have the potential to change and have yet to be developed. With respect to the City service center Mr. Hellegers stated the boundary was devised in 2008 at Richmond St. The location worked well as it was close to a clear east/west location and is a distance from 494. Discussion ensued regarding the ability to expand the legal non-conforming uses through a CUP. Mr. Rogosheske spoke to the recent development adjacent and to his company s own property on Hardman Court and opined the use wouldn t be permitted in the light industrial district without obtaining a CUP. He suggested delaying the matter for a month for more discussion to work with staff to come up with a different plan. Commissioner Yendell asked whether Mr. Rogosheske is in support of an I-1 district? Mr. Rogosheske responded an I-1 can t be created for 15 years because there are so many busineseses that don t comply with I-1. Commissioner Yendell stated those uses would become a legal non-conforming uses. Mike Dye, Davey Tree [owner of S&S]. Mr. Dye understands the City s desire to keep I-2 away from Concord Street/494 corridor stating their property is further away from the corridor and is confused as to why their property wouldn t be allowed to be I-2. Mr. Hellegers stated the S&S property is in the heart of BridgePoint which has been developed as light industrial over the years noting the intent is to separate I-2 from Bridgepoint. Mr. Dye stated S&S provides high paying jobs, gives back to the community and has stood with the city during the downturn of the economy by expanding during those times. The irony is, as the economy has improved and more there s more development for City to choose from, it appears the City has possibly become choosier about types of uses and locations. Mr. Dye expressed the difficulty in expanding due to the nature of the business. Commissioner Briese stated the City is looking for a balance and is in no way trying to slight any business. It was mentioned there can be difficulties with other businesses in the district that can create production overflow that may cause difficulty for other businesses operating in the area. The idea is that one area doesn t get overrun with one type of business. Mr. Briese remarked the proposed change is consistent with the adopted 2008 Comprehensive Plan which depicted two separate zoning districts. Commissioner Yendell asked for an example of a kind of use that Mr. Dye felt wouldn t be allowed in the future. Mr. Dye explained the company would like to expand operations to have the ability to logistically get trucks in and out of facility. They would like to use the other road to load trucks in order to keep the industrial use contained in the yard they use now. The company has discussed expanding for the landscape division; however, they are worried won t be able to get the outside storage that is necessary to load the trucks in the future. Mr. Dye added they are landlocked and are having a hard time producing more revenue on that property. Vice Chair Briese closed the public hearing.

5 Planning Commission Minutes October 4, 2017 Page 4 of 4 Mr. Hellegers stated he conversed with 6 or 7 businesses regarding their specific uses and the zoning change noting it s entirely possible that parts of the proposed language could change. Mr. Hellegers explained the next steps of the process as the proposed amendment moves forward to the City Council. Discussion ensued with regard to continuing the matter for further discussion with businesses. Commissioner Humenik opined a continuance wasn t necessary as several meetings were held and input received in 2008 adding the change is consistent with the adopted 2008 Comprehensive Plan. Commissioner Pachl stated he is not necessarily in support of the proposal and thinks more discussion between the City and businesses owners would be beneficial. Commissioner Pachl stated he doesn t want to limit the opportunities that may come before the City. Commissioner Felton stated his opposition to tabling the item. Motion to table the discussion Pachl/Briese (3-3). The motion failed on a split vote. Commissioner Yendell stated she is favor or more discussion with businesses; however, believes the discussion can take place at the Council level. Commissioner Yendell commented there is the need to move forward with guidance for the area. Motion to approve the proposed zoning amendment to the Industrial District Humenik/Yendell (4-2) - Briese/Pachl 5) OTHER BUSINESS A. Updates Mr. Hellegers stated the Planning Commission meeting dates for November will need adjustment in order to accommodate development applications that require review prior to the end of the year. Potential dates are November 15 th or 29 th for a special meeting. The November and December meetings would be consolidated if the November date is moved to the 15 th. Mr. Hellegers also reported that ordinance amendments considered at the October Planning Commission meeting were presented to the Council for first readings. Second readings are scheduled for October 16, The garage CUP was approved. Commissioner Krueger requested an update on the FedEx project. Mr. Hellegers stated it s taken some time but FedEx has reached a verbal agreement which is being finalized with the Army Corp of Engineers with regard to releasing the flowage easement. The issue should be resolved in early ) ADJOURNMENT Motion to adjourn the meeting at 9:10 P.M. - Pachl/Yendell

6 3.A City of South St. Paul Planning Report 2018 Planning Commission Meeting Schedule November 15, 2017 Report Prepared By: Peter Hellegers, AICP, EDFP Planning Division Manager 2018 Planning Commission Meeting Schedule The Planning Commission has the following regular meeting dates scheduled for 2018: January 3 rd February 7 th March 7 th April 4 th May 2 nd June 6 th *July 11 th August 1 st September 5 th October 3 rd November 7 th December 5 th *Due to the Independence Day holiday on July 4 th the Planning Commission may wish to hold the meeting on July 11 th. The Planning Commission may also hold occasional work session meetings which would typically be held immediately before or after the regular meetings. Special meetings could also be held but staff will typically try to also hold those on Wednesday evenings where possible and in any event would get notice to the Planning Commission as soon as possible to alert of a special meeting date.

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