HomeMy WebLinkAbout[03] Rezoning application material REQUEST FOR REZONING
File No: 12 -04 Application Date: 7/2/12
Parcel No: 31.20623.0000
Owner: Roman L Notch Revocable Trust
Attn: Daniel & Darlene Thielman
29414 Kiwi Ct
St. Joseph, MN 56374
Applicant: Cory Ehlert
427 12 Ave SE
St. Joseph, MN 56374
DESCRIPTION OF PROPOSAL
The applicants are requesting to rezone approximately 62.5 acres from the Urban
Expansion (UE) zoning district to the Residential 5 (R -5) zoning district in accordance with
Section 4.10 of Stearns County Land Use and Zoning Ordinance #439.
SITE INFORMATION
Location of Property: The property under consideration is the SE1 /4NE1/4 and part of the
NE1 /4Ne1/4, lying southerly of 320 Street in Section 3, St. Joseph Township (124/29).
Vehicular Access: The property will be accessed from 320 Street.
Existing Vegetation: Approximately 18 acres is being farmed and the rest is woods and
wetland.
ADJACENT LAND USES
North — Large Lot Residential, Small Lot Residential, and Agricultural use
East — Agricultural use
South — Agricultural use, The City of St. Joseph is approximately 990' to the south.
West — Large Lot Residential and Agricultural use
ZONING
North —A -40
East — Urban Expansion
South —Urban Expansion
West — Urban Expansion
ISSUES TO CONSIDER /ALTERNATIVES
❑ If the area were rezoned, what uses would be allowed?
❑ Would a zoning change be consistent with the surrounding area?
❑ Would a zoning change be considered spot zoning?
❑ Will rezoning this parcel create additional rezoning requests in this area?
RESIDENTIAL DEVELOPMENT OPTIONS
UE Options on 62.5 acres: *Allowed without rezoning
Base density: 1 residential dwelling unit
R - 5 Development Options on 62.5 acres: *Proposed rezoning
Base density: 12 residential dwelling units
PURPOSE STATEMENTS FOR THE URBAN EXPANSION AND R - 5 ZONING DISTRICTS
9.15.1 Purpose (Urban Expansion - EXISTING)
The purpose of this district is to enable the orderly and efficient staging of urban
services, including wastewater, water, electric, gas, roads and communications
in those areas where cities and townships have entered into an orderly
annexation agreement (OAA). Urban services are extended more efficiently and
land use patterns are more coherent when cities can grow without being
hindered by large lot residential or commercial development. Residential
development may only be allowed at a low density, not to exceed one residence
per forty (40) acres and agriculture is the primary and preferred land use until
annexation.
This district is intended to meet the goals of the Stearns County Comprehensive
Plan by limiting barriers to efficient growth of cities and encouraging joint
planning between cities and townships and is specifically directed by the
following Stearns County Comprehensive Plan goals:
A. Manage the impacts of growth and development on the County's rural
character (Land Use Goal 3).
(1) Deter premature development in rural areas and in urban expansion
•
areas around cities (Objective 3).
B. Use existing infrastructure and resources efficiently (Land Use Goal 5).
(2) Coordinate infrastructure expansion with development; and
encourage development where the infrastructure is adequate to serve
that growth (Objective 1).
9.7.1 Purpose (R - 5 PROPOSED)
The purpose of this 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. Land
within this district is generally closer to a municipal growth area than land within
the R -10 district. The R -5 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 developments shall
be encouraged. This district meets the following Stearns County Comprehensive
Plan goals:
A. Provide a variety of residential opportunities (Growth and Development,
Goal 6).
(1) Provide a diversity of housing prices and styles, meeting the needs of
residents of different ages, incomes and lifestyles (Objective 1).
B. Future Land Use Map, Limited Residential Area. This category identifies
areas of large estate -type Tots in limited locations in rural areas. Areas shown
on map represent existing development or were identified by townships as
Tess suitable for agriculture.
C. Future Land Use Map, Moderate Residential. This category identifies areas
in proximity to cities or townsites that are already partially developed or
otherwise suitable for rural, unsewered residential development... These
areas are not anticipated to be annexed during the time frame of this plan,
but future density increases may occur. Potential TDR receiving area.
CONSISTENCY WITH COMPREHENSIVE PLAN
Future Land Use Map: Urban Expansion district
The Urban Expansion category is described as:
"Areas anticipated to be annexed and provided with municipal services during
the time frame of this plan. Also includes areas under Orderly Annexation
Agreements. Variety of land uses to be determined through joint city- township
planning. Residential uses remain restricted until annexation occurs. Limited
commercial /industrial uses may be considered."
Policy Area: Metropolitan Growth Area
The multi- county St. Cloud Metropolitan area will continue to attract a substantial
portion of the region's jobs and population growth. It will also be the location for most
major transportation projects, as planned and programmed by the St. Cloud Area
Planning Organization (APO). This policy area generally encompasses the boundaries
established by the 2000 St. Cloud Area Joint Planning District plan, with some
adjustments to the "ultimate service area" for wastewater treatment.
Policies:
1. Support and update the policies of the Joint Planning District plan regarding
regional coordination of services.
2. Support extension of coordinated, centralized wastewater treatment to the
ultimate service area.
3. Protect the ultimate service area from premature subdivision by limiting large-
lot residential development.
Land Use Plan —The following goals and objectives from the Comprehensive Plan apply to the
rezoning plan request.
Growth and Development
Goal 3. Manage the impacts of growth and development on the County's rural
character
•
Objective 2. Identify appropriate areas for commercial, industrial, and non -farm
rural residential developments.
Objective 3. Deter premature development in rural areas and in urban expansion
areas around cities
Goal 4. Sustain the current livability and diversity of Stearns County.
Objective 1. Recognize and respond to the differences in community needs and
character, development patterns, and natural resources in different
regions of the County.
Objective 4. Encourage a diversity of housing opportunities meeting the needs of
both the cities and the townships.
Goal 5. Use existing infrastructure and resources efficiently.
Objective 1. Coordinate infrastructure expansion with development; and
encourage development where the infrastructure is adequate to
serve that growth.
Objective 2. Provide public services and infrastructure that can be sustained over
time.
Objective 3. Support the provision of joint services among jurisdictions.
LAND EVALUATION SITE ASSESSMENT SCORE (see attached summary)
The LESA system was designed specifically to assess where the best farmlands are located locally.
They system provides an objective and consistent tool for evaluating the relative importance of .
specific sites for continued agricultural use.
❑ The LESA (land evaluation site assessment) system score is 62.39
❑ The threshold for non- agricultural conversion is 65.
❑ The LE (land evaluation) score which is based on the soils and their characteristics is 44.8.
❑ The SA (site assessment) score which is based on a site's relative importance for
agricultural use is 17.59.
STAFF RECOMMENDATION
The Department recommends that the Joint Planning Board consider the following:
• The proposed rezoning is consistent with present land uses in the area.
• The Land Evaluation Site Assessment score is 62.39.
• Whether or not the rezoning is compatible with the purpose of the Urban Expansion
District or find that the proposed concept plan will allow for orderly and efficient staging of
urban services
• The City of St. Joseph's future land use map
•
JUL 0 f iiIication for Change in District Boundary (Rezoning)
Environmental Services Department
s "a a3 iv ly irti- S Ea ` ;CES Administration Center Rm 343 • 705 Courthouse Square • St. Cloud, MN 56303
320 - 656 -3613 • Fax 320 - 656 -6484
Application Fee (non - refundable) $
File No. Date Receipt No. /3 _ / .W3
(We)(I) the undersigned owner(s) of the property described below, do hereby submit a petition to amend
- the present Zoning Ordinance for Stearns County, Minnesota. and in support thereof, the following facts
are presented:
Legal Description & PARCEL NO , Obi- 3 000c) e3 % „ ,,J /Zi ? 1,Z
/63 4 t Z ,lr y S 2 jig; y t•/E ..�2 .S' i/ .'V
Township Review:(Twp.Name) e.13 cxsEPef Date
(Township recommendation form from the Township stating their comments is required prior to
the submittal of this rezoning request.)
County's Present Zoning District: £/Q6 1 VProposed Zoning District
Overlay District (Yes) (No) Type:
Proposed use of the land to be rezoned: /f -5,ere: / , : , 4/ J eu- ,f ,e,tlrc�.,t-r,,o
Describe how the proposed rezoning will be compatible with the Comprehensive Plan (see attached
Goals, Objectives, Policies and Strategies).
_
The proposed zoning request is consistent with the neighboring property uses and preserves the goals and
objectives of the area. Several of the properties to the west and north of the subject property are residential
homesteads and consist of homes on 1 acre to 20 acre parcels. This zoning request allows the subject
property to remain rural in character with rural section roads and design. The proposed lot sizes range from
4.0 to 8.14 acres with 1 homestead per parcel. The majority of the 62.5 acres in the 12 lot proposal has
been used as pasture and with a small portion of the land used as Agriculture. We anticipate higher end
residential homes being constructed on the 12 lots. The development will have protective covenants insure
construction quality and aesthetic standards that make this development an attractive area to live.
(We) (I), the undersigned petitioner(s) hereby certify that the information submitted herein is true and a
correct representation of the facts. Signature of this application authorizes Environmental Services Staff to
enter upon the property to perform needed inspections. Entry may be without prior notice.
Petitioners: Name Address Phone
di E,/.44>2r «27 /Z' / � .3e -1 /l5 .
Petitioners Signature(s)
(Property owner(s) must I
sign as well) �c
M : \es\plancon \forms\rezoning ap.doc
•
Steams County Land Use and Zoning Ordinance
Site Assessment Summary
Property Owner J\) thth Date of Appl4eation 111 ! a
Township - L IO Section 3 Acreage el
SA-1 Factors
Measure of Productivity Maximum points -25/50
L Compatibility of existing agricultural land with Sun Land Uses
a.) Adjacent Pts. Avail. 7.5 = ,t b.) Non - Adjacent Pts. Avail. 5.0 = D _
2. Percent of Site Suitable to Fann Pts. Available 5.0 = 4 6
3. Relationship of property to feedlots and animal units 2
a.) Animal units within 1 mile Pts. Available 4.5 = .3
b.) Animal feedlots within 1 mile Pts. Available 3.0 = 1, 5
SA — 3 Total
SA -2 Factors
Measure Development Pressures Impacting a Site's Continued Agricultural Use.
Maximum points - 17.5/50
1. Compatible with Land Use Plan Pts. Available 7.5 = 0
2. Distance to Public Services
a.) Water Pts. Avail. 3.0 b.) Sewer Pts. Avail. 3.0 =
j �
3. Type of Road Access Pts. Available 4.0 = `{ ,
SA- 2 Total 6. �
SA -3 Factors
Public Values of a Site Supporting Retention in Agriculture. Maximum points- 7.5/50
1. Environmentally Sensitive Areas within one (1) mile Pts. Available 2.5 = 0
2. Percent of Site mapped on the National Wetland Inventory Pts. Available 2.5 = 0
3. Percent of Site located within the Floodplain Pts. Available 2.5 = d
E — Lq 1 (� SA -3 Total 0
l� Total Site Assessment Score = 5 �
5IA =n.51
A -4
7 \ 1'
•
III Iniii.i 44
I . 10 . 1 t
r
nd , IF
/ 35 1
Legend
a� ED Townships
C: Municipalities
! I Sections
I Parcels
A Roads
I Z oning Districts
DiST NAME
Agricultural District A -160
Agricultural District A-40
31.20615.0000
URBAN M JR & MARY K WARNERT Agricultural District A -80
IIIII Commercial (C)
Educational /Ecclesiastical (EE)
Industrial (I)
Municipality
Protected Lake
31.20623.0000 Residential District R -1
ROMAN L NOTCH REV TRUST Residential District R -10
31.20609.0000
ROBERT H & MAXINE PROM ' / Residential District R -20
Residential District R -5
Residential Manufactured Home (RMH)
i
St. Joseph 2 "iii Rural Townsite (RT)
____20 _ Scenic River District (SR)
31.20642.0000
DORENE H RENNIE ...._ Transition District T -20
Urban Expansion (UE)
31.20632.0002
LOUIS MERKLING i 7
/
<.\\..."///
Notch Rezoning
I'h F na.li .,at141 on basis without exprc, or implmi warrant, ol dm iort mclukfing. ipeLtIKall, pl I tics „, ''')‘�
I 1,.: I; ■v■l.l purl .v, rr nl i. 1 r�r�h: nt - Ih I n or “ u I v mull IE 10 Ihu LICCIILIC, of , o mplocnuss ,t thc .lal: hx.c ,Date: T” / 7:5, GM � I _ ..
... +. • .
r ; , ,..
4 / . .Tht, `,* '***. r Th YY4 .) ; • '. ' ',/ •
t , -
,Iitt •
..:4,,t' . 't. ..., 1* * ** -. in .,,, :... 1 Y. :, • s ,,,,
Ytgr: iv. t•S" " ' . — . t •
' t:Y*`•':'••• ``. ' ■
of
,....- . /
IA -,t, , , ,i i . '' - • ' - '
. —
0
)1 00
) * ,
.f . •
1 , ... .
- - .. ' - .w. "m4 ` _ .\ re otZtY ,. • gO
i ' ':••• ' )r .‘ 0 110 if • '` — N \ r .1 :.: • Yinl'. " 4.** *`' , ":;11 0;.'
,. 7/ EY, h• r -1711, ` * . •, ` "F '
• ' . ...?‘• ' , • 1 ,, i 3k*se' . `,"* ,,,),Ft"n"*-1.4..• ....,,
.„ .° • g k•'.... ,
` ' • 4 r , . i . i:k. ..... .
.- .. . . .
. ., . , t, •
•
s,..
... .......,t . . .
0 .. ,.. ,.. ..
.. .
t , r
..... . ••: 1 i:. 1
5 .■ < r . < j
. _ 1
, "F ' ' 1 IN. • 3 ' 6.
, S " i * i
• t .
f ' " 1 - *.#.•
_.:„........,______, _...______
,
. . •
.
.. .... ,., . ..
, ,,
_..
. ..,_
f l
- •' 1,
■....-.;:. -
.,
. , .
. ,
, .. .
'4 . r, -1-g, .
, ... _
• • ,
. _ .• • , • .,. . i • ' 1
.... • ,. . I i . .•"'
• ;,
-•.• 4 -
r . ' -..,.'
• ..
,
t ".
. .
. .. : .....,
, '‘ ,Ir'- ' •. .
• . •
,. • ie ., .
•
....._
.,.;, ••,:, ', .:-• ..:...;.::,
• . ' t . 41,',L; • - -1-
. . . ,,tr • V
13 iV4 NE .
- —
,..." '
,...
......
-4
........
Y■
St** 0 •
'...' .
II:
` • 0 Z
** /:?f S' . . • ' '#'sc• >
<
... . ..
• . fa
- 1 " -, ■ —
1 • ' ' lb ' 04,,
• . ' ' ',"–
10 11
. .
Notch Rezoning
. .
Fins map o nunle.o.nlahlo on. as ts ' ham, on.. express or implied oarranty of an. sort incl..% spcen,all, am tmplied oarranims
of fitness I'm- J parucular purpose oarranues .11 merchantabthn or wartannes relating to the accuram or completeness ot the datalya. Date: 7/16/2012 '111cLIP'"
The Notch Property
St. Joseph Township
Stearns County, MN
Layout Concept
Residential
March 09, 2012
.... , -
1 ' .
rt 4 .... /
..;.-. 1 It
. ;f■;' y' *,,;:';' .,. r '
...
. ,
,itaikb.t . ,....-•
; - t 51 - 0 ; 1 ` , 1,1 ;•.,.,' ,:;.•=;'4 '•" '-,:',?'-**,;,,,,,-.-„ ; ., , ; ;:,
- • ,.;•
);. , . .•.;
'..'4
LOT 12
6 ..,-.. ..4 ..', ,,, • - .. , :t,- - '-- :,..... 4COac
. ' ''.. • *
-4 .'. '..ii 4 i i . ., .
''' 1,'
' r*' - . - : t .,.' . • \ , • .-. • ' ' - - ' - -.'• '- '' '':. - '..'' -' '.
,.:- . . '1' •
• • - -,.., • - )i' ,, \ 4 k ''' - ''' -'.. - - - -1 .: - - - - --,-- .'-'•- ' '
, , . an" ma a■ ... Aim b ,. ...'., - -, 40.........
.. .
. , .
- ' LOT 2 • % ... .- • • ■ . -. -. ,
. .. • 4 •,. ‘.) .1..
8.00ac ....
r ..;•;,14 '' 4tt.. .
. 1
...- " • * *4. ';'. -
• , ' k.r.:*.ti' "4 JF . '''A" - -
,.. 4 ..= : 1 ., e l. . •• ( , : - r - . ,
"-; -- , ..; ti,r :' - -. 4 - -• ' - , - , -AP- '''' ---,...
,_ .. - ... • ,.
, . r t 4 ",,.. , • • • • ;.:*,, ....10 i'i ,11
, - - l' 44 . . , ' :•-••••#•• '' •
• . '.%, 4,,' "•,. ' _41mb - , & . -
' ' - Vit:'. 1. •• N .,.- ,,,-* -- - 1 4;c 1 "-: - -- .„ . . , to..7*. WI, - i ,. o' f•
..., ) ,%$.1 - ' . , d • s ' , . '••';'-'.- 1 , ' e r1/4-*:., . ■„. 1„0 '.4alter,'"46._ _ . - •1 .., ...
&ILAN() LINES. '' ' .,• ' LOT 3 ' . •ope. - ' • - .,Z4,.; • i - r - '', ,-
' ' . '' ' -."' - 1 1- Y 1 1,..) XI 4 . - "%. ,.. ■.* .., 8.14ac I I'''. 7, :.• • - it 11 it ' Il e• ' , ", ' ..,..V . . 4,,!:: '..
., .... t 't;:% - ;11)4r i ■., '. , ' 'I. *:
.■• ' •
' . '. '- • 4 ' ', . ''''' ' . ' ''' ■ • ° ' ,4,1, , .,.., , „,,,,
' . •
. ■ •• ' ..” ' ."' -. -4 ' •,' - . • • • Ill •,: , ' ... r' ' ' ! '
a , .
• - ' ', . .* : iii 'S 9 ''''' ' ' .— .i 3 - , -
KCMG FOOT- --
- -r ..i. 0. , . . N't4..,..91•.: . .: A `1 , ' ,,,: ., -
' • ' PRINT (TYR/ ' :, r'.' • .. ,- . , -- , . , ...• „, ''' , .. - ...7 ., :..-: : ' , .. ''',..'.. '. r : ',', 4, ...I. 1 ,.. - .:-. '''...'
(-- -- -...r •'.. • me. - - ' • 1 r. ' i: '1 . . , • -, r ' . ' 1 ;,, 1. 4t ' . i, . , ' . 1
. .
. ,
, t4h -ta ; %„e. : :.' . !tilt' ...;: .i' ,R '
. , . LOT 4 4 .., - . - ,,,,,..*- .„ . ..
4.00c -:- 2- * ' ''■ , tik'r1 - , -4 .er,
4.4r-
,./, --
,'..•_., .. . , z: :!" ---. ,
'''''.."' - g 'I' ' ' ' * ..- - lit .1' -.* t .. •.:1 ,
-°- - ,,, 4 .,.: Zee- . It '-:. -' „of 0 . 0, , ' .. ' ,.-- . ' ...8 ' - •„,, ' s. . ' .. .
, .48 4 2. * .. , ' li ,;„-, ' .:.', „i"," ,.,- ,-; •-. 4,'!.• ...,',., '' If ...
i
9 „.......--.4.,::-„,:.H„:,
f% - "... ” ''''.• •,,,,.— ',*,.•.* ''','"" 4 • - , ')44_„ili • 41 i ' i . .
LOT 5 # 4 ;. - •'.1! `'-':' - , ;, ' 1,1 4W 1 ' .. - - -. T*, .. '
.. ,
5.4510 it - • • ,. ' -.f'" ',-;,.. A = - i , =Pt i ili ._ - it .,==',"
, =•=4 - - ... ' LO - 6 ,-. 1 4100., .,,. .. .- ' t it Al .„„.„ .
.....'wz,-
,. % - .' • ' *- ' '7 ,
'
......,.............., . , -...-.............— ••••-■,.... ■ — g ,l, , '
i % 4 4 I,. ' " * ., 7 e."';' •"" . -',' t.' 1 11 .: - - :-•,;..,' . -
- .• ..et . : '- - ". 7'. ,.. •••'...--- - • 1 -
1 1 , - 3 - : '•-: •=. •''', 1. - , '4 .94 * -47 ' . " — '. 0 ,1- -- " 7 .
• .
. r -
. . .
. . . 'ci #1, 4 •4 1, t4- ' ''''T' ''' ', t !' ' - - ? -"'-
. .
• V" •
t • '
.
,',..... . -,
i -
Concept E
,r /fignnythr #.7....• Cyr/
- - ',4■'
w ---,-,...--z--::.----
_ ......._
..,r,.
...... .......
Wintrrood .••■••••■■....