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HomeMy WebLinkAboutApplication for RezoningCity of St. Joseph City of St. Joseph, PO Box 668,51. Joseph MN 56974 APPLICATION FOR REZONING File No. Rezoning Fee $ Comprehensive Plan Amendment Fee $ Rezone only Comprehensive Plan Amendment and Rezoning. Date Received / / Hearing Date / / Final Action Section 1 Applicant Information Applicant/Authorized Agent Name John L. Greer on behalf of the College of St Benedict Address 37 College Avenue South Phone No. (320) 363 -5509 St. Joseph, MN 56374 Nature of Applicant's Relationship to Property Attorney Applicant/Authorized Agent's Signature I hereby depose and say, under penalties of perjury, that all of the statements and/or information contained herein or submitted with the application are true. -x 77 , I �-o gna Date Owner's Name Cal l ege of Sir- Benedict Address 37 College Avenue South Phone No. (320) 363-5509 St. Joseph, MN 56374 Applicant/Authorized Agent's Signature I hereby depose and say, under penalties of perjury, that all of the statements and/or information contained herein or submitted with the application are true. Signature Anne Oberman, Controller Date Engineering Firm/Representative _T,,1,1, T. _ %rPPr / Hnghpc Mathews- P _ A _ Address 41Q Si Yth kwennA S • S :i 00 Phone No. (320) 251-4399 St. Cloud, MN 56301 Section 2 Property Information Property Identification Numbers (PIN), List all affected parcel affected: 84.53430.100 and 84.53433.0060 Attach legal description and provide proof of ownership. Address of subject parcel N/A Existing Use(s) of subject parcel Agricultural Property Zoning Classification Agricultural Comprehensive Plan District Number. 12 Area of property 51 _Z Acres ❑ Sq. Feet For properties of less than one acre, use square feet Section 3 Amendment Initiation Amendments to the Zoning Map can be initiated by one of the following three methods. Please indicate which method will be used for the purpose of this application. If the request is consistent with the Comprehensive Plan, application is being submitted by: ❑ Signature of the property owner If the request is inconsistent with the Comprehensive Plan, application is be submitted by. ❑ Petition by not less than 50% of the property owners affected by the proposed amendment and 50% of property owners within 350 feet of the proposed change. *Approval of initiation does not imply approval of the request for amendment, it only indicates that a public hearing will be scheduled and the merits of the request will be considered at the public hearing. Initiation by the City Council Date of approval* 6 / 16 / 2011 ❑ Initiation by the Planning Commission Date of approval* ❑ Petition by not less than 50% of the property owners affected by the proposed amendment and 50% of property owners within 350 feet of the proposed change. *Approval of initiation does not imply approval of the request for amendment, it only indicates that a public hearing will be scheduled and the merits of the request will be considered at the public hearing. Section 4 Project Specifics 1. Proposed Zoning — Please describe the rezoning you are requesting and a statement or narrative as to why the request should be granted. See Attached The College requests rezoning of the Property to EE Zoning ar, in the alterna- tive, if the City denies the request to amend the Comprehensive Plan, to R -4 zoning. 2. Comprehensive Plan — Is the proposed rezoning request consistent with the Comprehensive Plan? Yes % No, please provide a narrative as to why the request should be granted See Attached The Future Land Use Map projects the Property as medium density residential, which is inconsistent with EE Zoning. ATTACHMENT TO APPLICATION FOR REZONING Section 4 Project Specifics The Requested Rezoninq The College of St. Benedict (the "College ") requests that certain real property owned by the College, which is east of County Road 121 and legally described in Heartland Title's Title Commitment, Tab _ to the Supporting Documentation (the "Property'), be rezoned. The Property is currently classified as primarily Agricultural District, and a small portion of it is zoned R -3 Residential. The College requests a rezoning of the Property to Educational - Ecclesiastical District ( "EE Zoning "), as defined in Section 52.35 of the Zoning Ordinance, as a Planned Unit Development under Section 52.09 ( "PUD "). In the alternative, if the City declines to rezone the Property to EE Zoning, the College requests that the Property be rezoned to the R -4 zoning district, as defined in Section 52.30 ( "R -4 Zoning ") as a PUD. As provided in the City's Ordinance, PUDs are intended to encourage the efficient use of land and resources, to promote greater efficiency in public utility services, and to encourage innovation in planning and building of all types of development. The development by the College of this Property as a PUD will provide the kind of efficiencies and innovation desired by the City. Contemporaneously with this rezoning request, the College will also seek approval of a plat for the property. Enclosed with this submittal are copies of the Preliminary Plat and other related documents. The College's Intended Uses for the Propertv The College has been in the process of developing plans for this Property since it was purchased from the Sisters of the Order of St. Benedict in 2000. The College intends to build a Welcome Center for the College, College Owned Student Housing, and athletic fields and recreational facilities on the Property. These intended uses are consistent with the College of St. Benedict Master Plan, which was included as Figure 4.1 of the St. Joseph Comprehensive Plan Update, 2008 (the "Comprehensive Plan "). Welcome Center. The College has plans to construct a Welcome Center for the College on Lot 1, in the northwest corner of the Property, directly south of the old Kennedy School building. Tentative plans for the Welcome Center include an admissions office, conference rooms, and a visitor's center. Student Housing. College Owned Student Housing would be located on Lot 2, directly south of the Welcome Center. The Student Housing complex would involve four buildings, with eight dwelling units in each building, and a fifth building which would serve as a "Commons" for the Student Housing. Each dwelling unit will consist of four bedrooms, two bathrooms, a living Application for Rezoning Page 1 of 6 Attachment, Section 4 Project Specifics room, a kitchen, and laundry facilities. The total number of students and staff housed in the facilities will be 128. Athletic Fields and Recreational Facilities. The athletic fields and recreational facilities would be located throughout Lot 3, including north and east of the existing Presidential Residence. They will actually be relocated from their current locations on the existing campus. These recreational facilities would include softball fields, tennis courts, soccer fields, and a running track, as well as parking lots for those facilities. The intended uses of the new facilities would be essentially the same as the uses of the existing facilities. A gathering of 200 people attending a College event such as a soccer game or softball game at the facilities would be an unusually large group and would probably only be seen during a playoff game. Of that amount, at least half would be students from College, so the vehicle count would likely be very low. If an outside organization rented a facility for a soccer game or softball tournament, there could be multiple teams at the site with four teams playing and other teams waiting to play. Presumably there could be approximately 500 people attending an outside organization's event at the facilities. Such tournaments are typically scheduled during weekends. The College has no immediate plans to light the fields and tennis courts. Initially the fields will be used during the normal intercollegiate seasons and therefore will not require lighting. However, if demand by outside organizations is sufficient, the College would consider lighting the fields, subject to the City's restrictions. Outlot A. As the City knows, the College has engaged in discussions with a potential buyer about a sale of the property designated as Outlot A on the Preliminary Plat for a residential retirement community development. Because the developer's plans for the retirement community are on hold, the College is not including Outlot A in this request for rezoning. Consistency with the Comprehensive Plan The intended uses of the Property and the proposed rezoning are consistent with the description of EE Zoning in the Comprehensive Plan on Page 12 in Chapter 4, Section C, which states in part that the EE Zoning District is "intended to provide for an area occupied by public and private educational and ecclesiastical institutions." The intended uses and proposed rezoning are consistent with land use planning for District Twelve, described on Page 42 of Chapter 4 of the Comprehensive Plan, which includes the Property to be rezoned. Within District Twelve, there are certain designated "Areas of Stability" and other "Areas of Change." The Property to be rezoned is designated as an Area of Change, which is defined on Page 6 of Chapter 4 of the Comprehensive Plan as being "places where financial investments are desired or expected." Moreover, the intended uses and proposed rezoning are consistent with the "Proposed Future Land Use" for District Twelve, which provides, on Page 42 of Chapter 4 of the Comprehensive Plan, that "an area of change has been identified east of CR 121 directly adjacent to the College of St. Benedict. This area has been guided for agricultural use with acknowledgment the area will likely be used for a mixture of uses within the future." Mixed -use development is defined on Page 11 of Chapter 1 of the Comprehensive Plan, in part, as follows: Application for Rezoning Page 2 of 6 Attachment, Section 4 Project Specifics Development comprising two or more uses as part of the same scheme.... This designation will provide a blend of high- density residential, commercial, entertainment, office and open space. Mixed use centers shall create centralized, identifiable, and day -to -day service oriented focal points in developments with neighborhood, community, or regional scopes. The intended uses of the Property, including the Welcome Center with admissions office, conference rooms, coffee shop, and visitor's center, the College Owned Student Housing, and the athletic and recreational facilities, are completely consistent with this definition of mixed -use development, which has been specifically identified in the Comprehensive Plan as being the "Proposed Future Land Use" for the Property to be rezoned. Conflict with the Future Land Use Map 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, which is described on Page 13 of Chapter 4 of the Comprehensive Plan as "a visual representation of future land use projections." 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." Medium Density Residential is defined on Page 13 of Chapter 1 of the Comprehensive Plan. 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. Because the Future Land Use Map is not consistent the College's intended uses for the Property, the College requests an amendment to the St. Joseph Future Land Use Map. However, other than the Future Land Use Map, the intended uses of the Property and the requested rezoning are consistent with and supported by the Comprehensive Plan. The Goals and Objectives of the Comprehensive Plan Support this Project The College's intended uses for the Property and the requested rezoning are consistent with the following land use plan goals and objectives in Pages 17 through 24, Chapter 4, Section X, of the Comprehensive Plan: Goal #1: Flexible, Connected, and Efficient Management of Growth Objective A: Proactively collaborate with ... educational institutions ... to manage growth.... Objective C: Work with local and regional partners to conserve, protect and enhance the regions [sic] vital natural resources.... Objective D: Encourage infill development and redevelopment where possible to maximize the public's investment in infrastructure.... Objective E: Protect the integrity of existing, stable neighborhoods.... Application for Rezoning Page 3 of 6 Attachment, Section 4 Project Specifics Goal #1 and its related Objectives support this rezoning request because this would be collaboration with the College, which would enable the City to efficiently manage the growth of the City within its District Twelve. The College's development of the Property would be considered "infill" development, which would maximize utilization of the existing infrastructure in the area while providing a buffer with the existing residential neighborhoods to the east of the Property. Goal #3: Preservation of Small -Town Atmosphere, Community Identity, and Historic Character Objective A: Work to ensure the City of St. Joseph continues to be a community with its own distinctive character and sense of place.... Objective B: Retain the spirit of a small town.... Goal #3 and its related Objectives support this rezoning request because the College already adds significantly to the Community Identity and Historic Character of the St. Joseph community. The development of the Welcome Center, College Owned Student Housing, and recreational facilities would continue to reflect the City's distinctive character and sense of place, thereby retaining the spirit of St. Joseph as a "small town." Goal #4: Preserve and Enhance Quality of Life Objective A: Create a sustainable community.... Objective C: Pursue "Active Community Planning" which promotes planning and designs that improve physical and mental health within the City.... Goal #4 and its related Objectives also support the rezoning because, as the most significant economic driver in the community, the College continues to add to the sustainability of the City, while also fostering an atmosphere of energy and creativity. EE Zoning is the Most Compatible Zonina As previously stated, the College Property is currently zoned Agricultural. It must be rezoned before the College can put the Property to its intended uses. EE Zoning is the most appropriate zoning because it is consistent with the combination of uses that the College intends for the Property. The intent of EE Zoning is defined in Section 52.35 of the City of St. Joseph Zoning Ordinance, as follows: Subd. 1: Intent. It is the intent of this district to provide for an area occupied by public and private educational and ecclesiastical institutions. The institutions of the Sisters of the Order of St. Benedict and the College of St. Benedict predate the adoption of this Ordinance. The City recognizes the historic significance and cultural, religious and educational function of these institutions. However, this section is meant to prohibit the use of land by these and other educational Application for Rezoning Page 4 of 6 Attachment, Section 4 Project Specifics facilities which would be incompatible with or detrimental to the essential character of land adjoining the Educational - Ecclesiastical District. The intended uses of the Property are consistent with the EE Zoning district as stated in Section 52.35, Subd. 1 of the Ordinance. The development of a new Welcome Center, new College Owned Student Housing, and new athletic and recreational facilities will be an enhancement to the historic significance and the cultural, religious, and educational contributions of the College to the City of St. Joseph, to the City's residents, and to the City's business community. Furthermore, the design and layout of these additions will not in any way be incompatible with or detrimental to the essential character of land adjoining the EE Zoning district. The locations of the intended buildings and the athletic and recreational facilities will create a buffer between the College and the adjacent residential neighborhood to the east. The location of the Welcome Center will be compatible with the current and likely future use of the former Kennedy School building (which is currently zoned as EE Zoning). The intended location of the College Owned Student Housing is compatible with the potential retirement community development, which was promoted as providing easy access to the College community and facilities. The existing College of St. Benedict's president's residence already provides a buffer to the south of the Property. The athletic and recreational facilities, along with the planned landscaping in the area, would also create a natural and esthetically suitable buffer to the adjoining residential neighborhoods to the east of the Property. The specific Permitted Uses and Permitted Accessory Uses under Section 52.35 of the Ordinance for the EE Zoning district are consistent and compatible with the College's intended uses of the Welcome Center, College Owned Student Housing, and athletic and recreational facilities. The Welcome Center is a Permitted Use under the broad category of Colleges and Universities under Subd. 2. c), and the College Owned Student Housing is specifically identified as a Permitted Use under Subd. 2. f). The athletic and recreational facilities would also be permissible in EE Zoning. Under Subd 4. c) of the EE Zoning Ordinance, Permitted Accessory Uses include all of the College's planned recreational facilities, which allows "swimming pools, tennis courts and other recreational facilities." In the Alternative, the College Requests Rezoning to R -4 Zoning District As previously stated, Future Land Use Map 4 -6 in the Comprehensive Plan has projected the Property as Medium Density Residential, for which one of the applicable zoning classification is R -4 Zoning, as defined on Page 13 of Chapter 1 in the Comprehensive Plan. If the City decides not to amend its Comprehensive Plan to allow rezoning of the Property to EE Zoning, the College requests that the Property be rezoned to R -4 Zoning. R -4 Zoning is designated as the zoning district for patio homes, townhouses, row houses, and twin homes developed under a Planned Unit Development. The design concept of the College Owned Student Housing meets a broad definition of a "townhouse" or a "rowhouse" under the R -4 Zoning Ordinance, but R -4 Zoning will require several variances to R -4 under the PUD, and the College's intended uses of a Welcome Center and athletic and recreational facilities would all require approval under Special Use Permits. Application for Rezoning Page 5 of 6 Attachment, Section 4 Project Specifics Summary of the Rezoning Request to EE Zoning The College's intended uses for the Property, including a Welcome Center, College Owned Student Housing, and athletic and recreational facilities, are consistent with the intent, the purpose, and the Permitted Uses of the EE Zoning district and the City's Comprehensive Plan. The College's intended uses and this request for rezoning are consistent with the Land Use Section of the Comprehensive Plan, including the stated Land Use Goals and Objectives. If the City decides not to amend its Comprehensive Plan to accommodate EE Zoning, the College requests rezoning to R -4 Zoning. The intended uses will be a mixed -use development of a blend of high- density residential, commercial, entertainment, office, and open space, which will be an enhancement to the historic significance and the cultural, religious, and educational contributions of the College to the City of St. Joseph, to the City's residents, and to the City's business community. FA0- ft103100WZ Application for Rezoning Page 6 of 6 Attachment, Section 4 Project Specifics