By Clay Schuldt

Staff Writer

NEW ULM — The New Ulm Planning Commission discussed possible zoning changes related to a recent request for additional residential property.

The discussion began with a request from Tim Rieke to consider allowing residential uses in the service business (B-2) zoning district. The B-2 district allows for smaller businesses including repair shops, restaurants, theaters, and auto sales.

This item came before the commission as a discussion item. No formal action was taken.

City Planner John Knisely said the request was for a permit to allow a first-floor residential unit at 101 N. Broadway. The property has four units. The two units on the second floor are apartments. The units on the ground floor are commercial. One of the ground units will continue to be used as a commercial unit, but the unit on the alley side is empty.

Rieke is having issues renting the vacant unit for a retail purpose. He would like to rent the space out for residential uses.

The district already has apartment units, which were grandfathered in because the apartments pre-dated New Ulm’s zoning plan. However, these units are all second-floor apartments. This request is for a ground floor apartment.

Commissioner Jeff Gulden said he would not want residential units in a storefront space, but was willing to allow the units in back. He said the city already approved ground floor apartments in the downtown district, but not in the storefront space.

Community Development Director David Schnobrich said it was possible to write an ordinance with those conditions. He said a fair number of properties on Broadway could be impacted by this change, but not all could accommodate this type of use.

Building Inspector Elwood Zabel said the former St. Peter’s Episcopal Church would be a prime candidate for a ground-floor residential use.

City Councilor and Planning Commission member Larry Mack thought of a few other properties that might choose to add residential units. He suggested allowing apartment units through a conditional use permit (CUP) and handling each request on a case-by-case basis.

Staff agreed to pursue re-zoning options for review at next month’s meeting.

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The commission also discussed zoning on the southern part of New Ulm between 12 South, South Front and 20th South Streets.

During the Sept. 17 City Council meeting, a petition to rezone and amend the comprehensive plan to allow the construction of a single-family home at 1703 S. Minnesota St. was denied. However, the council was willing to review zoning in this area.

The property under discussion was zoned as general industrial (I-2) but has not seen general industrial uses in recent years. Storage sheds were the common use for the property.

Mack felt this was not a prime industrial site and was willing to accept a change.

Commissioner James Hogen said the big problem for him was New Ulm Steel and Recycling. Over five years ago, the city received several noise complaints regarding New Ulm Steel and Recycling (NUSR) from nearby residents

“How quickly we forget all the complaints about the noise and explosions,” he said. “That’s right in the middle.”

Hogen said he was supportive of placing some residents next to the storage, but he was against it the area surrounding NUSR. He said, “we can’t forget all the problems we had.”

Staff agreed to contact property owners in the area concerning potential zoning changes and bring them back to the commission.

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The commission approved the final plat for the Puhlco Addition at 227 1st S. Street. The property is zoned as general industrial district (I-2). This plat is one 0.85-acre lot. This plat will allow the sale of the property from HEYCO to Puhlmann Lumber Company.