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Home My WebLink About[08] Ordinance Amendment R4 CITY OF ST. JOSIi:PH Planning Commission Agenda Item ----1...-- MEETING DATE: March 3, 2008 AGENDA ITEM: Public Hearing, Ordinance Amendment R4 PUD Regulations SUBMITTED BY: Administration STAFF RECOMMENDATION: Authorize execution of the Ordinance Amendment eliminating the minimum acreage requirement for utilization of a PUD in a R4 Zoning District. PREVIOUS PLANNING COMMISSION ACTION: See attached minutes BACKGROUND INFORMATION: The City added an R4 zoning district in 2004. The purpose of the R4 Zoning District was to allow for a mixed development of Townhouse, Row Homes, Patio Homes and detached single family. The Zoning regulation reduced the lot size to allow for smaller homes with associations. At the time the Ordinance was adopted, the Commission did not want a development that contained only one type of housing. Therefore, any development utilizing the R4 process was required to use the PUD process and that process required mixed housing. This provision was included so that a track of land could not be developed with all one type of housing on small lots. The PUD process also required a minimum of 20 acres for residential development. When Collegeville Development Group presented the concept plan for the C56 Villages, the plan did not include 20 acres. It was through this discussion that the Planning Commission agreed to consider an amendment to the R4 Zoning Ordinance. As can be seen from the attached extract of minutes, the Planning Commission reviewed the acreage requirement for development in a R4 Zoning District and requested that the language between R3 and R4 be similar in this matter. The R3 Zoning Ordinance requires development to utilize the PUD process, exempting the minimum acreage requirement. Since both the R3 and R4 are high density residential, the Planning Commission agreed to conduct a public hearing to consider the potential amendment. ATTACHMENTS: Hearing Notice, Ordinance Amendment, Extract of PC Minutes REQUESTED PLANNING COMMISSION ACTION: Recommend the City Council execute the amendment to Ordinance 52.30 Subd. 1, removing the reference to minimum acreage. Judy Weyrens Administrdtor MdYor AI Rdssier Councilors Steve Frdnk Rick Schultz Renee Symdnietz Ddle Wick CITY OF ST. JOSEPH www.cityofstjoseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission will be conducting a public hearing on Monday, March 4,2008 at 7:30 PM in the St. Joseph City Hall. The purpose of the hearing is to consider an Amendment to St. Joseph Code of Ordinances 52.30 Subd. 1 regarding the intent ofthe R4 Townhouse/Patio Home Residential District. All persons wishing to be heard will be heard with oral testimony limited to 5 minutes. Written testimony may be submitted to the City Administrator, City of St. Joseph, PO Box 668, St. Joseph MN 56374. Judy Weyrens Administrator Publish: February 22, 2008 2.) College Avenue North' PO Box 668 . Sdint joseph, Minnesotd )6')74 Phone j2.0.j6j.72.01 FdX j2.0.j61 0142. AMENDMENT TO ORDINANCE 52 ZONING ORDINANCE REGARDING R4 TOWNHOUSEIP A TIO HOME RESIDENTIAL DISTRICT The Council of the City ofSt. Joseph hereby ordains: That Ordinance 52.30 is amended as follows: "Subd. I: Intent: It is the intent ofthe R-4 TownhouselPatio Home District to accommodate a variety of single-family housing types, including patio homes and single-family common wall attached housing units such as townhouses or rowhouses at low to moderate residential densities. The R-4 District is intended for those areas designated as medium and/or high density residential areas or residential planned unit developments under the Comprehensive Plan. The R-4 District shall be developed by Planned Unit Development in accordance with the provisions of Ordinance 52.09 except that the provision requiring a minimum of twenty (20) acres will not apply. For the purpose of this ordinance, the following definitions will apply: " This amendment is adopted on the effective upon publication. day of , 2008 and shall be CITY OF ST. JOSEPH By Alan Rassier, Mayor By Judy Weyrens, Administrator This amendment was published on , 2008 November 5, 2007 Page 3 of 3 R4 Develooment Standards: Weyrens stated that previously the Planning Commission reviewed a concept plan for the development of a senior housing project. The Planning Commission requested that the R4 Development Standards be placed on the agenda for continues discussion and possible amendment. Loso stated it is his opinion that the request for Ordinance Amendment is being considered for one developer and he is not in favor of changing the Ordinance for a particular development. Wick stated that when looking at the R3 Ordinance, the 20 acre requirement for the PUD does not apply; however, it does apply to the R4 Ordinance. He questioned whether the City wants 20 acres of patio homes or the required number of acres should be removed to be consistent with the R3 Ordinance. Kalinowski concurred with Wick and stated that R3 and R4 are high density multiple family zoning districts and the minimum standards should be consistent. Therefore she too agrees that the 20 acre minimum should be reviewed. Weyrens clarified that eliminating the minimum acreage requirement does not relieve PUD requirements and the Planning Commission still has the ability to manage the land use. The Commission discussed the green space requirement and whether or not holding ponds should be allowed as green space. Weyrens stated that St. Cloud allows this to a certain extent; whereas, other cities do not. Graeve stated that the concept plan presented to the Commission utilized swayles as green space. Rieke stated that allowing holding ponds as green space may allow for creative design. Weyrens suggested that the Planning Commission conduct a Public Hearing for the proposed changes to the R4 Ordinance to use the same language as in the R3 Ordinance relating to minimum acreage. Loso questioned whether the intent of the Ordinance was to use a PUD, if so the Ordinance should not be amended. Loso stated that he does not support waiving the minimum acreage requirement. Weyrens stated that the intent of requirement to utilize the PUD process in a R4 zoning district is to provide for a mix of housing. When the Ordinance was developed the Planning Commission did not want an entire development to be one housing type with small lots. Wick stated that without changes to the R4 Ordinance it will be difficult for any developer to utilize the zoning class. Developers would be required to seek variances in order to develop R4 property. Rieke stated that the City needs to let things change as the housing market changes and he supports eliminating the minimum acreage requirement. Graeve stated that concept plan presented by Collegeville Development Group was the best use for the property and utilization of the PUD process provided the needed flexibility. Weyrens clarified that the amendment to the Ordinance is not development specific and will apply to all R4 areas. Since the amendment requires a public hearing the Planning Commission will not take action until the matter has been published and the hearing has been heard. Uocomina Meetina: There will be a special meeting on November 26 at 6:30 PM. Graeve Resianation: Graeve stated that he will be resigning from the Planning Commission after the December meeting. Loso advised Graeve that his seat as well as Commissioner Rieke's is expiring at the end of December and if they are interested in re-appointment they should submit an application to the Administrator. . Adiourn: Wick made a motion to adjourn; seconded by Graeve and passed unanimously. Judy Weyrens Administrator