HomeMy WebLinkAbout[05] Benedict PlatCTT1' QF ST. JIriNI'H
Council Agenda Item 5
MEETING DATE:
AGENDA ITEM:
SUBMITTED BY:
STAFF RECOMMENDATION:
PREVIOUS PLANNING COMMISSION ACTION:
April 6, 2009
Public Hearing -Benedict Plat
Administration
Accept the plat as presented
BACKGROUND INFORMATION: The City staff has been working with St. Benedict's Monastery and their
representatives to plat their property. During the initial discussions it became apparent that the plat
should also include property owned by the Church of St. Joseph (Cemetery) and the College of St.
Benedict. As you can see from the dates of some of the correspondence, the matter has been under
consideration since mid 2008. The purpose of the plat is purely administrative providing clean legal
descriptions for all property in the illustrated area. The proposed plat will allow the College and
Monastery to easily identify legal descriptions for buildings and identify ownership of buildings and land.
In establishing boundaries setbacks were included where possible. Lines do not run through buildings
and any area that is vacant land is labeled an outlot. The platting of the Church property help clarify the
boundary of the cemetery and eliminate overlapping boundaries.
The Stearns County Surveyor, Denny Kron, was also a part of this process. He has been working for
many years at straightening out the legal description. As we discussed at a previous meeting the
property presented for platting at this time is the City property only, and a separate plat has been
submitted to the Township.
In you packet you have a copy of the letter sent to the Township as it relates to the annexation of the
monastery property. The Township has not responded to the letter. The plat includes any easements
that are needed and as far as staff is concerned, the plat is ready for approval.
The Planning Commission at this meeting can either act on the plat or table action until after the Joint
City/Township Planning Meeting on April 20, 2009.
ATTACHMENTS: Public Hearing notice, Summary of Comprehensive Plan from
Monastery, Narrative, letter from Hughs, preliminary plat illustrations and vicinity map.
REQUESTED PLANNING COMMISSION ACTION: Either recommend approval of the plat or table action
until after April 20, 2009.
CITY OF ST. OS~PH
1
wWW.cityof stjoseph.com
City of St. Joseph
Public Hearing
The Planning Commission for the City of St. Joseph will be conducting a public hearing on
Monday, April 6 at 7:10PM. The purpose of the hearing is to consider the following: a
Administrator preliminary plat entitled Benedict. The Benedict Plat includes property owned by the College
~udy Weyrens of St. Benedict, Monastery of St. Benedict and Church of St. Joseph. The purpose of the plat
is to re-establish legal description and correct property discrepancies. Development rights
are not being conveyed with the Benedict Plat. The property is legally described as:
Mayor
AI Rassier That part of Lots 5, 6, 7, 32, 33, and 34 of Auditor's Subdivision No. 4, Village of St. Joseph; part of the
South Half of the Southeast Quarter (S 1/2 SE 1/4) Section 9; part of the West Half of the Southwest
Quarter (W 1/2 SW 1/4) Section 10; part of the Northeast Quarter (NE 1/4) Section 16; part of the
Councilors Northwest Quarter of the Southeast Quarter (NW 1/4 SE 1/4) Section 16; part of Southeast Quarter of
Steve Frank the Northwest Quarter (SE 1/4 NW 1/4) Section 16; part of West Half of the Northwest Quarter (W 1/2
Bob Soso NW 1/4) Section 15; all in Township 124 North, Range 29 West, Stearns County, Minnesota described as
Renee Symanietz follows:
Dale Wick Beginning at the southwest corner of the SW 1/4 SE 1/4 of said Section 9; thence North 00 degrees 08
minutes 34 seconds West, assumed bearing, along the west line of said SW 1/4 SE 1/4 a distance of
1055.55 feet to the centerline of County State Aid Highway Number 2; thence North 73 degrees 14
minutes 47 seconds East, along said centerline, 1706.91 feet to the northerly extension of the westerly
line of a tract described in Document No. 629679; thence South 16 degrees 47 minutes 53 seconds East,
along said tract, 340.00 feet; thence North 73 degrees 14 minutes 47 second East, along said tract,
160.00 feet; thence North 16 degrees 47 minutes 53 seconds West, along said tract, 82.00 feet to the
south line of the TOWNSITE OF ST JOSEPH, according to the recorded plat thereof; thence North 73
degrees 14 minutes 47 seconds East, along the south line of said TOWNSITE OF ST JOSEPH a distance of
1719.12 feet; thence South 16 degrees 32 minutes 46 seconds East, 56.00 feet; thence North 73 degrees
14 minutes 47 seconds East, along a line parallel with said south line, 251.11 feet to the centerline of
County State Aid Highway No. 121; thence South 17 degrees 16 minutes Ol seconds East, along said
centerline, 506.03 feet; thence southerly along said centerline and along a tangential curve concave to
the west, radius 850.00 feet, central angle 16 degrees 49 minutes 55 seconds, 249.71 feet; thence South
00 degrees 26 minutes 06 seconds East, along said centerline, 714.33 feet to the east line of the SW 1/4
SW 1/4 of said Section 10; thence South 00 degrees 10 minutes 50 seconds West, along said line, 352.95
feet to the southeast corner of said SW 1/4 SW 1/4; thence South Ol degrees 21 minutes 07 seconds
East, along the east line of the NW 1/4 NW 1/4 of said Section 15 a distance of 1176.84 feet; thence
South 88 degrees 55 minutes 41 seconds West, 664.85 feet; thence South 01 degrees 04 minutes 20
second East, 633.81 feet to the north line of FOXMORE HOLLOW, according to the recorded plat
thereof; thence South 89 degrees 04 minutes 34 seconds West, along said north line, 643.69 feet to the
west line of the W 1/2 SW 1/4 of said Section 15; thence South Ol degrees 43 minutes 06 second East,
along said west line, 7.08 feet to the southwest corner of Outlot A of said FOXMORE HOLLOW; thence
North 88 degrees 11 minutes 53 second East, along the south line of said Outlot A, 260.00 feet to the
southeast corner of said Outlot A and the west line of Block 2 of said FOXMORE HOLLOW; thence South
01 degrees 43 minutes 06 seconds East, parallel with the west line of said W 1/2 SW 1/4 and along the
west line of said Block 2 and its southerly extension, a distance 845.49 feet to the south line of said W
1/2 SW 1/4; thence South 89 degrees 04 minutes 38 seconds West along said south line, 260.02 feet to
the southwest corner of said W 1/2 SW 1/4 and the northeast corner of WALZ'S HILLTOP ACRES,
according to the recorded plat thereof; thence South 89 degrees 11 minutes 17 seconds West, along the
north line of said WALZ'S HILLTOP ACRES and along the south line of said SE 1/4 NE 1/4, Section 16, a
distance of 1347.93 feet to the northwest corner of said WALZ'S HILLTOP ACRES, and the southwest
corner of said SE 1/4 NE 1/4; thence South 00 degrees 09 minutes 40 seconds East, along the west line
z5 College Avenue North PO Box 668 Saint ~oseph, Minnesota 56374
Phone 3zo.363.7zoi Fax 3zo.363.o34z
of said WALZ'S HILLTOP ACRES, 288.56 to the northwest corner of Lot 1, Block 2 of said WALZ'S HILLTOP ACRES;
thence South 89 degrees 15 minutes 37 seconds West, 18.00 feet; thence South 00 degrees 09 minutes 40 seconds
East, 374.99 feet; thence North 89 degrees 15 minutes 37 seconds East, 18.00 feet to the southwest corner of said Lot
1, Block 2; thence South 00 degrees 09 minutes 40 seconds East along the east line of said NW 1/4 SE 1/4, Section 16
a distance of 343.77 feet to a point on the northeasterly right-of-way line of Interstate Highway Number 94 as per
STATE HIGHWAY RIGHT OF WAY PLAT N0. 73-21, according to the recorded plat thereof; thence North 44 degrees 08
minutes 09 seconds West, along said right-of-way line, 1477.85 to B point No. 1 of said STATE HIGHWAY RIGHT OF
WAY PLAT NO. 73-21; thence North 41 degrees 33 minutes 33 seconds West, along said right-of-way line 1400.00 to B
point No. 17 of said STATE HIGHWAY RIGHT OF WAY PLAT NO. 73-22; thence North 37 degrees 26 minutes 23 seconds
West, along said right-of-way line, 247.50 feet to the north line of said SE 1/4 NW 1/4, Section 16; thence North 89
degrees 10 minutes 04 seconds East, along said north line, 749.74 feet to the northeast. corner of said SE 1/4 NW 1/4;
thence North 00 degrees 20 minutes 49 seconds West, along the west line of said NW 1/4 NE 1/4, Section 16 a
distance of 1327.43 feet to the point of beginning.
TOGETHER with the following lots in the TOWNSITE OF ST JOSEPH, according to the recorded plat thereof, Stearns County,
Minnesota:
East half of Lot 2, Block 3
All of Lots 3, 4, 5, and 6, Block 3, vacated alley between Lots 3 and 4
Westerly half of vacated First Avenue Northwest (formerly San Francisco Street)
Vacated alley which lies easterly of the southerly extension of said easterly line of said east half of Lot 2, Block 3 to a
line extended southerly and parallel to the easterly line of Lot 3, Block 4 from a point 30 feet easterly of the southeast
corner-0f said Lot 3, Block 4, except the north SO feet of the east 9 feet thereof.
The proposed plat has been submitted by the Monastery of St. Benedict, 104 Chapel Lane, St. Joseph
MN 45374.
Judy Weyrens
Administrator
Publish: March 19, 2009
SISTERS OF THE ORDER OF SAINT BENEDICT
SUMMARY OF COMPREHENSIVE PLANNING
FOR MONASTERY CAMPUS
This campus, this monastery land is dear to all of us. It is part of our spiritual
life and testifies to others who we are. We walk it and care for it just as our
foremothers did. This land is unique and sacred as land and sites are
sacred to indigenous peoples and institutions are to the sites they have
occupied since their inception.
In our visioning for the future, we see ourselves smaller but a vital part of this
land. We will welcome others who share a spirituality of the land and its
historic continuity. We want to provide a welcoming entrance into St. Joseph
that speaks of the values that these residents and the two religious
communities share; that open space is restful and healing, that green areas
along a large freeway invite travelers to slow down and stop to see more,
and that all can gain a greater appreciation of historic spaces that welcome
the new while tending the old.
Our monastery has a long history of land planning. As Benedictines, we let
go of land that we do not use or need. (Attachment A) As we look into the
future, we know that we need the land that we currently have. These needs
have been incorporated into our comprehensive planning in the past and will
be as we move forward in visioning the future. This summary provides a
review of the planning efforts of our recent past, the current proposals and
the Visioning for Hospitality and Outreach as we plan for our future.
Property/Land Plan/June2008
Summary of Monastery Campus Planning
Background
Previous Campus Studies
1. Joint Campus Master Plan by Dahlgren, Shardlow, and Uban, Inc., recommended a
revision of the northwest entrance into campus. The original plan called for a drive from
that entrance near the current Dehler House that would direct monastery traffic along a
mall toward the Chapel.
2. The Comprehensive Facilities Plan by Yeater, Hennings, Rokke Architects/Planners built
on the Shardlow Study by incorporating a monastery drive from the northwest entrance
along a mall toward the Chapel.
3. The Monastery Site and Facilities Planning Task Team developed and helped to
implement the changes that enhance our current monastery entrance near the Guest
House.
Other Studies that Impact the Campus Planning
1. The Chapter adopted a Community Position Statement and Guiding Principles for our
Corporate Ownership of Land in 1990. (Attachment B) This statement continues to guide
our land stewardship decisions. An earlier statement of 1976 was the foundation of the
1990 statement.
2. The Woodland Stewardship Plan grew out of recommendations from a Department of
Natural Resources Study in 1995. The current Woodland Stewardship Plan was updated
in 2007 and guides our stewardship decisions for the woods.
Current Campus Studies
1. The College and Monastery Joint Master Planning process is guided by the Joint Planning
Advisory Committee (]PAC). The group focuses on areas of joint policies that guide
shared services, programs, facilities and land. This group also guides interactions with
legal resources and city and county governments on joint concerns. Recent concerns
include the Collector Road, City Comprehensive Plan and assessments for city services.
The JPAC developed priorities for joint land planning. We both agreed to have land areas
appraised where the monastery owns the land and the college uses it.
2. Monastery Comprehensive Plan guides current budgeting and internal planning projects.
The current visioning process will give direction to future actions included in the
comprehensive plan.
3. The monastery's Leadership Team met with the master planner for the college to
incorporate our plans and needs into the new plan. The master planner incorporated
input from the Joint Planning Advisory Committee, the Shardlow Study and the Collector
Road Studies.
Current Proposals on Monastery and College Shared Sites
From 2002-2004 the JPAC studied the demographics of the student and sister
populations, assessed the shared services, shared sites, and shared facilities. From this
joint study they developed assumptions about the future.
In 2004 the JPAC developed a list of potential property exchanges, had a formal
appraisal done on the land areas of Power Plant, Brian Hall, CSB Maintenance Garage,
Parking Lots I and II, Soccer Field, Jeanette House and Linneman Woods. This
information was discussed in area meetings of the Sisters in 2004 and 2005 and at the
Sisters' August Chapter meeting in 2005. Jeanette House and Linneman Woods were
dropped from the list of potential property exchanges.
3. In spring of 2007, the college expressed a willingness to consider purchasing the
monastery land that they currently use. At that time, the College also requested the
Sisters to consider a Right of First Refusal to the College for the Monastery land and
buildings.
4. In fall of 2007, the Monastery and the College met with the City Administrator to review
the requirements needed to transfer these properties. Based on that discussion, the
monastery prepared the paper work to apply for a platting of the Monastery campus.
Current Visioning Process for the Monastery
1. In January 2007 the Sisters agreed on the Visioning for Hospitality and Outreach and approved the
Comprehensive Planning for Community Living, Hospitality and Outreach. (Attachments C and D)
2. In summer of 2008 the Sisters received this Summary of Monastery Campus Planning along with these
questions;
a Looking in to the future, what are our needs for land?
;l Looking at the growth of the city, what areas of our campus need protection for the future?
~ Looking at the Joint Master Planning of the College and Monastery, what opportunities are
present for us to seize?
+~ Are we ready to come to a decision on the joint land issues with the College?
3. The Visioning process is leading the sisters through a time of study, reflection and discussion of our
future community living and ministries.
4. The consensus of the Sisters on the future vision will determine implementation of the plans included in
the timeline (Attachment D).
Attachment A
Saint ~enedict's Monastery
A Place for Peace and ~osPita~ity
The Sisters of Saint Benedict were founded in 1857 by four young
Benedictine Sisters and two candidates who came from Eichstatt,
Bavaria, to teach children of European settlers and to establish a
Benedictine community on the frontier. At the invitation of the
people of St. Joseph in 1863, the Sisters moved from St. Cloud to
this frontier town where they established roots and built their
monastery. At present, St. Benedict's Monastery is home to 290
Sisters.
Over time, the Benedictine monastic community has divested or
contributed land to respond to the needs of the local community.
This land has been used for community enrichment
• 68 acres sold to the City of St. Joseph for Park Terrace,
Millstream and Klinefelter parks.
It has also been sold to respond to keep pace with the city's growth
for city services
• 24 acres sold to City of St. Joseph for storm drainage.
Today, the Sisters have about 300 acres in St. Joseph. Taxes are
paid on 50% of the acres.
• 100 acres of natural woods with walking trails to enjoy
wildlife
• 8 acres of tall grass prairie with pond and wetland
• 7 acres of prairie restoration along the freeway
• 84 acres leased to local farmers who practice sustainable
farming
• 3 acres for a community sustained garden called Common
Ground
• 5 acres of oak savannah and short grass prairie
• 90 acres for the main monastery buildings and their land
STEWARDSHIP
LAND STEWARDSHIP
801
Policy
We, as an American Benedictine community of monastic women, affirm the Benedictine values
of reverence for all creation, and a sense of oneness. with the land. Therefore, we are committed
to respect for and preservation of the earth's resources, justice and hospitality to the earth's
inhabitants, responsible stewardship and simplicity of life.
Guiding`principles for our corporate ownership of land:
1. To protect threatened ecosystems, recognizing our interconnectedness with all of
creation.
2: To live a simple and gentle lifestyle.
3 To preserve spaces of natural beauty conducive to prayer, peace and hospitality.
4: To retain ownership of land that will meet present and future needs of our community.
5, To commit;financal resources and bycooperating with other groups; to.model our
relationship with. the earth to safeguard its future.
6.'" To consider the land needs of our sponsored institutions and requests of other
apostolic groups.
POSITION APPROVED: COUNCIL May 5, 1990
POSITION APPROVED: CHAPTER June b, 1990
POLICY APPROVED: LE.~DERSHIP TEA:~i ~' January. 27, 2004
:POLICY REVIEWED: COUNCIL -1=ebruary l4, 2004
,_ 1-heartened by f-~ope
Comprehensive Planning for Hospitalih' and Outreach
Visioning for Hospitality and Outreach
The goal of visioning for hospitality and outreach is to discern how we as a
community can best serve the people of God in these fast decades of the 21 S` century.
Visioning assumes that fidelity to the cenobitic way of life in the Benedictine tradition is
ow fundamental ministry and is the primary means by which we encounter God's love
and grow in the desire to announce God's love to others.
The Rule of Saint Benedict commits us to extend God's love through the practice
of hospitality, while ow American Benedictine tradition commits us to extend God's love
in the form of service to those in need. The woundedness of the contemporary world
commits unto apply the salve of Benedictine values in bold and prophetic ways.
Visioning encompasses all aspects of ow commitment to hospitality at the
monastery,. at St. Scholastics Convent and in our houses and living groups. Visioning
~-- explores how we can generously share the fruits of ow monastic life with guests while
maintaining the kind of atmosphere necessary and conducive to living the life that
produces such fruit.
Visioning encompasses all aspects of ow outreach, including ministries beyond
the monastery, ministries and programs at the monastery, and outreach from the
monastery. Visioning addresses the questions of what we can do and what we should do,
given :our human and material resources and our Benedictine values, and. given the needs
of the Church and world today. Visioning assumes that others will want to partner with us
in ministry.
Visioning for hospitality and outreach engages the whole community and invites,
welcomes and considers the dreams and ideas of every sister. Visioning examines dreams
and ideas through many filters, including compatibility with. cenobitic life, and the reality
of personnel and fmances.
Visioning concludes with a concrete plan for facilitating hospitality and outreach.
'~,
ATTORNEY $ A T L A W
July 16, 2008
City of St. Joseph
Attn: Judy Weyrens
25 College Avenue North
St. Joseph, MN 56374
RE: Sisters of the Order of Saint Benedict
Preliminary Plat
Our File No.: 104-00014
Dear Ms. Weyrens:
KEVIN J. Huc;tlr;
THC)NiA~ F. 1V9 A~I iI`,C%~
]OHN L. (;HLEIi
IJU[ ~ 7 2008
CITY OF ST. ,iv;,t~H
I represent the Sisters of the Order of Saint Benedict ("SOSB") who are seeking to develop a plat
of their real property located in both the City of St. Joseph and the Township of St. Joseph. This
letter is a submittal of the request for a plat review in lieu of the application required under
Ordinance Section 54. It is not possible to comply with the strict provisions of Section 54, the
Application for Subdivision Review, and the required submittals. The proposed plat will be
significantly non-conforming and the request is made pursuant to the variance provision of
Section 54.19(4).
I will attempt to provide as much information that is available about the proposed plat.
1. Applicant is the Sisters of the Order of Saint Benedict
contact person is Sister Kara Hennes, OSB, the treasurer
104 Chapel Lane
St. Joseph, MN 56374-0220
Phone: 320.363.7005
Fax: 320.363.7130
2. The proposed name of the plat is Chapel View Acres.
3. The real property is located primarily in the City of St. Joseph with a tract located
in the Township of St. Joseph. Most of the land in not platted and is located in
Sections 9, 15, and ] 6, Township 124, Range 29. A portion of the land is located
in Auditor's Subdivision No. 34 and Block 3, Townsite of St. Joseph.
1 10 SIXTH AVENUE SOUTH, SUITE 200 • P.O. BOX 548 • ST. CLOUD, MINNESOTA 56302-0548
E-Mn~u attorneys@hughesmathews.com • www.hughesmathews.com
TELEPHONE: 320.251.4399 • Fnx: 320.251.5781
Judy Weyrens, City of St. Joseph
July 16, 2008
Page 2
4. Attached is the Preliminary Plat of Chapel View Acres that was prepared by SEH.
The preliminary plat consists of the legal description of the land that is
incorporated into the proposed plat.
5. The purpose of the proposed plat is to allow for better land management of the
applicant's land. Several years ago, the SOSB and the College of Saint Benedict
("CSB") formally established their property lines. The proposed plat will allow
for the possible transfer by SOSB to CSB for tracts now used, or potentially in
future needed, by CSB. SOSB acquired various parcels over the past 100 years,
and many have separate tax parcel numbers. The proposed plat will allow for the
consolidation of the tax parcels.
6. The proposed plat involves approximately 273 acres and will create 10 outlots.
The land is currently zoned residential, educational/ecclesiastical, and agricultural.
There is no intention to change the zoning classification.
7. The preliminary plat was prepared by SEH, 1200 25`h Avenue South, St. Cloud,
MN 56301. Vern Bartz is the contact person on this project with SEH.
8. A portion of the land is located in St. Joseph Township and will require
annexation to the City. That portion is represented by tax parcels 31.20696.100,
31.20874.100, 31.20841.500, and 31.20865.00.
9. As of this date, the actual types of variances are not determined. The proposed
plat will have only outlots which are not buildable and will not have
improvements, such as streets and public utilities. There will be no deduction for
any public utilities other than those already in place. There will be no deduction
for public park lands or payments made for public park purposes.
10. The reason for the variances and the waiver of the strict application of Section 54
is that the proposed plat is a unique undertaking and does not fit within the
provisions of the ordinance. The development and finalization of the plat is not
possible with the strict application of the code. The proposed plat is not intended
to make available parcels for development. Rather, the intention is to provide for
better land management.
11. The proposed plat should have no change to the fiscal or environmental impact to
the adjacent property owners.
Enclosed is a check from SOSB in the amount of $350 in payment of the fee for the plat review.
Judy Weyrens, City of St. Joseph
July 16, 2008
Page 3
The applicant understands that any work to be done will require reimbursement to the City for
engineering, consulting, mapping, or studies that may have to be done in conjunction with this
application. This includes any fees in conjunction with preliminary or final plats.
Very truly yours,
Thomas E. Mathews
Enclosures
cc: Sister Kara Hennes, OSB (w/o enclosures)
Vern Bartz (w/o enclosures)
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Preliminary Plat -College of St. Benedict
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Disclaimer: This map is neither a legally recorded map nor a survey and is not intended to be
used as one. This map is a compilation of records, information and data from city, county, state
and federal offices, and is to be used for reference purposes only.
https://portal.sehinc.coin/sehsvc/html/dvo/mapLayout_htm 1 /20/2009