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Home My WebLink About[02] CSB Concept PlanCITY OF ST. JOSEPH WWw.cityofstioseph.com DATE: June 24, 2011 MEMO TO: Honorable Mayor Schultz Members of the City Council Members of the Planning Commission City Administrator Weyrens Administrator FROM: Cynthia Smith - Strack Municipal Development Group Judy Weyrens RE: CSB Concept Plan Background: Mayor The College of St. Benedict has submitted a concept plan for build -out of 54.105 acres of Rick Schultz property east of CR121 and north of the CSB President's Residence. The concept plan will be the subject of a joint meeting on Monday, June 27th at 5 p.m. Councilors It is noted the City Council agreed to initiate a Comprehensive Plan Amendment and a Steve Frank rezoning request for the subject property at its June 16th meeting. The joint meeting is not Bob Loso intended to discuss the need for or merit of a CPU amendment or rezoning. Cursory review Renee Symanietz by staff indicates the project could be facilitated under the existing CPU and intended future Dale Vick uses as illustrated in the 2008 Comprehensive Plan, or the PC /Council could opt to amend /rezone as requested by the Applicant whichever scenario best meets the goals /policies of the community. Attached please find a conceptual preliminary platand a tentative, intended site plan, along with a memo dated June 10, 2011 that was previously hand - delivered to each Council Member, and "Exhibit B" included with the request. Please also note that representatives from CSB will be present at the joint meeting. Formal requests for CPU amendment, rezoning, plat approval, and /or site plan approval have not been filed with the City Administrator. The concept plans reveal an impressive investment in the community and a great opportunity to work closely with the City's major employer to promote economic growth and activity within the greater Downtown area! Description of Concept: CSB Attorney John Greer, CSB Land Surveyor Arlee Carlson (Sunde Land Surveying), CSB Engineer Dan Johnson, PE (Anderson- Johnson Associates, Inc.), Anne Oberman (CSB Controller), and CSB Dean of Students Jody Terhaar presented the aforementioned information at a June 15 Department Head /Consulting Staff meeting. Since the development concepts for the welcome center, student housing, and athletic fields have not been finalized at this point, the anticipated project timeline is tight, consistency with the Comprehensive Plan is in question, and the project is significant, discussion at the staff meeting resulted in a request for a joint meeting. The purpose of the concept meeting is to provide the Planning Commission and City Council an opportunity to have information presented to them from CSB Representatives, to ask questions /seek additional information, and offer comments on the concepts included. This meeting doesn't constitute official review, approval, or acceptance of any specific action relating to platting, rezoning, or CPU amendment. zs College Avenue North • PO Box 668 • Saint Joseph, Minnesota 56374 Phone 320.363.7201 Fax 32 0 .363.0342 The concept plan illustrates: Parcel Acreage Intended Use Notes Current Zoning Requested Zoning Tentative plans include Lot 1 2.742 Institutional, welcome center, visitor's Ag E/E retail, public center, admissions office, and retail uses Tentative plans include five to Lot 2 5.602 Student housing six structures, 4 BR Ag E/E apartment style units Tennis, softball, track, soccer Lot 3 26.412 Athletic fields & parking. Could be open to Ag E/E public Was initially to be sold and Outlot A* 3.157 unknown developed for Sr Hsg, plans Ag E/E not included at this time Was initially to be sold and Outlot B 6.25 unknown developed for Sr Hsg, plans Ag E/E not included at this time Outlot C 4.329 storm Proposed for storm water Ag E/E owdater Outlot D 1.07 storm wdater Proposed for storm water Ag E/E Outlot E 1.139 storm Proposed for storm water Ag E/E owdater Proposed ROW 3.404 ROW I Proposed ROW I Ag I EIE * Please note a building permit can't be issued for an outlot until a site plan is approved for the subject parcel. CSB's intended uses for the property include: 1. A Welcome Center with tentative plans to include an admissions office, conference rooms, a retail coffee shop, and a visitor's center. 2. College owned student housing which would consist of approximately six separate buildings and house approximately 120 students. The design concept for the student housing has not been finalized. 3. Athletic fields and recreational facilities including: softball fields, tennis courts, soccer fields, a running track, and parking lots for those facilities. 4. The sale of property for development of senior housing. Issues /Suggestions to Developer from Staff Meeting: In an effort to meet the time line outlined by CSB the following suggestions were offered by staff to CSB Representatives. The suggestions were provided in an attempt to prepare the Applicant for future public review. • CSB Representatives should be prepared to address lighting and public address systems (whether or not envisioned and how buffered from residential neighborhoods) associated with the athletic fields. • CSB Representatives should be prepared to address whether or not athletic fields could be used by public and how concept plans related to parkland dedication requirements. • CSB Representatives should consider leaving Outlots A & B (contemplated for sale to developer for senior housing) zoned Ag as opposed to rezoned to E /E. CSB Representatives should be prepared to discuss when plans would be finalized rather than evolving concepts described in letter to City Council and illustrated in attachments i.e. (a) finalization of plans for Welcome Center components (especially retail in terms of square footage of commercial and types of uses contemplated such as coffee shop, convenience store, sundry items, etc); (b) final plans for student housing in terms of number of buildings and unit arrangement and potential for re -use in the future if enrollment declines, and (c) finalization of plans for athletic fields). • CSB Representatives should be prepared to discuss phasing plan for development, especially when site plans could be anticipated for major portions of the development. • CSB Representatives may wish to consider a Planned Unit Development (flexible) versus conventional platting and development of the area. • CSB Representatives should be prepared to address miscellaneous issues such as sidewalk adjacent to 121, pathways within the development, ownership of storm water facilities, seeding of phased areas, access to all lots and outlots, utility service, etc. • CSB Representatives should be prepared to complete an EAW as required (prior to rezoning) under Mn. Rules 4410.4300, Subp. 32 if the final plans are as presented in the attached materials. • CSB Representatives should be prepared to address plans for (or interim /final plans) public safety accesses i.e. two points of ingress /egress to student housing and athletic fields. • CSB Representatives should meet with Stearns County Engineer regarding access from CR 121 and pedestrian crossings of CR 121. MY OF HT. JOSE M Council Agenda Item 6 MEETING DATE: June 16, 2011 AGENDA ITEM: CSB Request to Initiate Hearing SUBMITTED BY: Administration BOARD /COMMISSION /COMMITTEE RECOMMENDATION: PREVIOUS COUNCIL ACTION: In 2008 the City amended the Comprehensive Plan BACKGROUND INFORMATION: The College of St. Benedict is in the process of submitting an application to construct living facilities on property east of CR 121 /College Avenue. It is anticipated that the application material will be delivered by June 15 with an anticipated hearing date of July 11, 2011 and the application will include a request for rezoning. Applicants may apply for rezoning with without authorization from the Council /Planning Commission or signatures of the property owners if the request is consistent with the Comprehensive Plan. If the use is not consistent with the Comprehensive Plan the rezoning request must either be initiated by the City Council, Planning Commission or by 50% of the property owners located within 350 feet of the property. The request before the Council at this meeting is located in Planning District 12. of the Comprehensive Plan and the future land use map guides properties in this area to medium density and does not indicate Educational and Ecclesiastical. Therefore an amendment to the Comprehensive Plan is needed if the. applicant seeks E & E Zoning. The purpose of the agenda item is not to debate whether or not the proposed use is consistent or inconsistent with the Plan, as that is left for the public hearing. The matter is simply will the Council authorize the public hearing. BUDGET /FISCAL IMPACT: ATTACHMENTS: Request for Council Action ...................... .... 6(a )•1 -2 CSB Request ....................................................... 9(a):3 -6 Chapter 12, Comprehensive Plan ................... 9(a):7 -8 REQUESTED COUNCIL ACTION: If the Council chooses to initiate the hearing process, the motion should state "that by making this motion the City is not making a decision on the merits as to whether or not the Comprehensive Plan.should be adopted "; the motion only authorizes the initiation to conduct a public hearing. The Council would also have the option to request CSB obtain signatures of 50% of the property owners within 350 feet of the subject property. 6:1 June 10, 2011 VIA HAND DELIVERY Rick Schultz, Mayor City of St. Joseph, Minnesota 25 College Avenue N P.O. Box 668 St. Joseph, MN 56374 Renee Symanietz, Council Member City of St. Joseph, Minnesota 25 College Avenue N P.O. Box 668 St. Joseph, MN 56374 RE: Request for Initiation of ai Our File No.: 103 -00044 ATTORN EYS A'r LAW Steve Frank, Council Member City of St. Joseph, Minnesota 25 College Avenue N P.O. Box 668 St. Joseph, MN 56374 KEVW J. FlucneS THOMAS E. MATHEWS JOHN L. GREER JOHN F. MATHEWS Bob Loso, Council Member City of St. Joseph, Minnesota 25 College Avenue N P.O. Box 668 St. Joseph, MN 56374 Dale Wick, Council Member City of St. Joseph, Minnesota 25 College Avenue N P.O. Box 668 St. Joseph, MN 56374 i Amendment to the Future Land Use Map Dear Mayor and Council Members: This is a request to the St. Joseph City Council on behalf of the College of St. Benedict (the "College ") for the initiation of an amendment to the City's Future. Land Use Map. I ask that this matter be placed on the City's agenda for its June 16, 2011, City Council meeting and that I be given an opportunity to explain the request and to answer any questions of the City Council. The College is in the process of preparing an application for rezoning for certain real property owned by the College which is east of County Road 121 (the "Property"). The Property is currently classified as primarily Agricultural District and a small portion of it is zoned R -3 Residential. The College will request a rezoning of the Property to Educational - Ecclesiastical District ("BE Zoning "), as defined in Section 52.35 of the Zoning Ordinance. The proposed rezoning to EE Zoning is consistent with all but one aspect of the Comprehensive Plan. That one aspect is the St. Joseph Future Land Use Map, Attachment 4 -6 (see enclosed Map), which is described on Page 13 of Chapter 4 of the Comprehensive Plan as "a visual representation of future land use projections." 6:3 110 Sant► AVENUE Soum, SurrE 200 • P.O. Box 548 • ST. QLOUD, MINNESOTA 56302 -0548 E-Mmu attorneys@hughesmathews.com • www.hughesmathews.com TELEPHONE: 320.251.4399 • FAx: 320.251.5781 City of St. Joseph, Minnesota Mayor and City Council June 10, 2011 Page 2 The Future Land Use Map projects all the College property west of CR 121 as EE Zoning, but not the College Property east of CR 121, which the College now seeks to rezone. The projected Future Land Use of the Property east of CR 121 identified on Map 4 -6 is "Medium Density Residential." Applicable zoning classifications in a Medium Density Residential area are the R -2 Two Family Residential District and the R -4 Townhome/Patio Home District. Those zoning districts are inconsistent with the College's intended uses for the Property. I request that the City Council initiate an amendment to the map because the current Future Land Use Map is not only inconsistent with the College's rezoning request, but it is also inconsistent with the rest of the City's Comprehensive Plan. St. Joseph Zoning Ordinance, Section 52.07: Administration, Subd. 5. Text Amendments and Rezoning of Parcels Depicted on the Official Zoning Map, provides that the process for amending the City's Future Land Use Map can be initiated by the City Council or the Planning Commission, or by petition by 50% of the affected property owners and 50% of the property owners within 350 feet of the requested change. Once the issue has been initiated by the City Council, it would be referred to the Planning Commission for a public hearing. The Planning Commission would conduct a study and compile a report, and then the requested amendment to the map would be considered for determination by the City Council. On behalf of the College of St. Benedict, I thank the Mayor and Council Members for your consideration of this issue. Very truly yours, J L. Greer clos cc: Sue Palmer (via E -Mail) James E. Schumann via E -Mail) Anne Oberman (via Mail) Judy Weyyrrens Thomas G. Jovanovich (via E -Mail) �� ` or000w 6A Y P Lft'ZI 101,4910 1 30f ISIS, Id „A M 135 .1 K19019 90ZIEV9 J N Q H U� W Q�z �U) z o� z ZW z0 a� CIO a W U) O W `' i 7 6:7