HomeMy WebLinkAbout[06] Draft findings - rezoning STATE OF MINNESOTA ST. JOSEPH JOINT PLANNING BOARD
COUNTY OF STEARNS REZONING PROCEEDINGS
In the matter of:
A request for rezoning was submitted by Cory Ehlert and Dan Thielman on behalf of the Roman Notch
Revocable Trust. The request for rezoning would amend the current Urban Expansion District
Classification to Residential 5 (R -5). The request is being submitted to allow for the development of a
residential subdivision. The proposed subdivision will contain approximately twelve homes all serviced
by private utilities, well and septic. The matter was duly published and notice was provided to property
owners within 1000 feet of the above referenced property with the hearing conducted on August 13, 2012.
PROPERTY ADDRESS/LEGAL DESCRIPTION: The property is described as follows: lying southerly
of 320 Street, located in the SE % NE ''/ and in part of the NE % NE '/ of Section 3, St. Joseph
Township 124, Range 29, containing approximately 62.5 Acres.
PROPERTY IDENTIFICATION NUMBER: 31.20623.0000.
The St. Joseph Joint Planning Board acknowledged the following information in consideration of the
request for Rezoning to allow for the development of a residential subdivision:
1. In 1997 the City of St. Joseph and St. Joseph Township entered into an agreement for Orderly
Annexation (OA) to provide for cooperative future planning of land within the OA area. The
agreement states "the Town Board and City Council have expressed their desire to encourage
future development of land near the City so as to avail such development of municipal
services as much as is practical, while encouraging the retention of land in agricultural use.
2. The subject property is currently govemed by the OA between the City/Town of St. Joseph
and currently zoned Urban Expansion (UE).
3. The purpose of the Urban Expansion district is to enable the orderly and efficient staging of
urban services, including wastewater, water, electric, gas, roads and communications in those
are where cities and townships have entered into an orderly annexation agreement. Urban
services are extended more efficiently and land use patterns are more coherent when cities
grow without being hindered by large lot residential or commercial development.
4. The UE district is intended to meet the goals of the Stearns County Comprehensive Plan by
limiting barriers to efficient growth of cities and encourage joint planning between cities and
townships and is specifically directed by the following Stearns County Comprehensive Plan
Goals:
a. Mange the impacts of growth and development on the County's rural character —
deter premature development in rural areas and in urban expansion areas around
cities.
b. Use existing infrastructure and resources efficiently
5. On July 2, 2012, Cory Ehlert, developer, and Daniel Thielman representing the Roman L.
Notch Revocable Trust, submitted an application to Stearns County Environmental Services
to change district boundaries (rezone) of parcel no. 31.20623.000. The request for rezoning
was submitted to allow the development of a residential subdivision and request R5 Zoning
classification. The request for rezoning was accompanied with an application for concept plan
approval, allowing a cul -de -sac length exceeding the maximum 1320 feet.
6. The application for rezoning was submitted as the proposed development is not consistent
with the Urban Expansion Zoning classification; therefore, R5 Zoning was requested.
7. The purpose of the R5 Zoning district is to provide somewhat limited residential development
opportunity on land that is not highly valued farmland and is located in close proximity to
lakeshore and municipal expansion areas. The R5 district is a transitional district, and in
order to minimize future land use conflicts, new animal feedlots shall be prohibited and in
order to maintain the area's rural characteristics, cluster development shall be encouraged.
8. The applicant has indicated that the surrounding properties have homes constructed on one
(1) to twenty (20) acre lots, which is similar to the proposed development. The applicant
further indicates that the development will allow the property to remain rural in nature served
with rural section roads and designs. The lots will range from four (4) to eight (8) acres with
one residential home per lot. The proposed development will include higher end housing
with protective covenants. The property proposed for development has previously served as
pasture land with a small portion used agriculturally.
9. The southern boundary of the proposed development is located within 1000 feet of a
residential subdivision (Northland Heights), located within the City of St. Joseph. Northland
Heights is served by municipal water and sewer.
10. In 2008 the City of St. Joseph, Stearns County and Town of St. Joseph participated in a
transportation study to define a north east/west corridor. The end result of the study
identified alternatives for a corridor between CR 2 and CR 133. The alignment abuts the
southern edge of the property as described above and is classified in the St. Joseph
Transportation Plan as a potential minor arterial.
11. A minor arterial road is characterized as one of regional importance as they relieve, expand,
or complement the principal arterial system. The nature of land uses adjacent is typically
medium to high density. The Transportation Plan includes recommended geometrics for the
proposed minor arterial of a four lane divided roadway with a ROW of 120 — 150 feet with an
accompanying trail.
12. The property for which rezoning is requested, is located within Planning District 3 of the St.
Joseph Comprehensive Plan. Due to the proposed minor arterial, the proposed future land
uses are commercial tiering back to medium density residential and then low density
residential.
13. In 2009 the St. Joseph City Council authorized the preparation of a Comprehensive Sewer
Study. The purpose of the plan is to identify locations of future sewersheds and collection
facilities for future annexation areas; provide long range planning for wastewater systems
upgrades /expansion so that proposed construction projects include properly sized sanitary
sewers to allow for future development in a cost effective manner. The proposed
development falls within this study document.
14. In 2006 the City Council authorized and accepted a Water Distribution Model Study. Like
the Sewer Study, the purpose of the document was to plan the future water system for future
annexation areas in a cost effective and efficient manner. The proposed development falls
within this study document.
DECISION AND CONCLUSION
Based on the Finding of Fact, the St. Joseph Joint Planning Board the
request Cory Ehlert and Dan Thielman on behalf of the Roman Notch Revocable Trust r to secure a
Conditional Use Permit to allow the construction of a facility to operate a transfer station based on the
following:
1.
2.
3.
4.
5.
ST. JOSEPH JOINT PLANNING BOARD
By
Jerome Salzer, Chair
By
Ann Reischl, Secretary
St. Joseph Township Clerk
Drafted by:
City of St. Joseph
PO Box 668
St. Joseph MN 56374
320.363.7201