HomeMy WebLinkAbout[03] Rezoning - Notch
CITY OF ST. JOSEPH
PO BOX 585
PO BOX 668
St. Joseph MN 56374
St. Joseph MN 56374
320-363-8825
320-363-7201
Jweyrens@cityofstjoseph.com
MEMO
Packets Please bring with your packets from the November 13, 2014 Joint Meeting. For those
that have electronic packets all the information has been forwarded from the last meeting
through drop box. In addition, the full packet can be found on the City website.
The new exhibits were just received on December 31 so they have yet to be reviewed by
the City Engineer. If during the meeting it is determined that additional time is needed a
seconded meeting can be scheduled. Just a reminder that zoning cannot be conditional –
the Board must determine that it is the best use of the property. In the case of a rezoning
the Joint Planning Board is advisory to the St. Joseph Township Board and St. Joseph
City Council. Therefore if the Joint Planning Board is comfortable making a decision,
the Township Board and City Council will meet jointly immediately following the Joint
Planning Board.
I have included a memo in the packet from the City Attorney in 2012 which details the
rezoning process and questions the board needs to consider. This is the same memo that
was used for the rezoning of phase one of sunset ridge. It is meant as information only.
Once the zoning is completed the Board will have a hearing to consider the preliminary
and final plat – this process allows for the exact lot lines, access, easements and other
details.
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4.
REQUEST FOR REZONING
File No: P-002242 Application Date:10/6/2014
Parcel No: 31.20623.0000
Owner: Roman L Notch Revocable Trust
29414 Kiwi Ct
St.Joseph, MN 56374
Applicant: CLC Partners LLC
427 12th Ave SE
St.Joseph,MN 56374
DESCRIPTION OF PROPOSAL
The applicants are requesting to rezone approximately 40 acres from the Urban Expansion
(UE)zoning district to the Residential 10(R-10)zoning district in accordance with Section
4.10 of Stearns County Land Use and Zoning Ordinance#439.
BACKGROUND
This rezoning request is phase 2 of the 12 lot Sunset Ridge plat that was approved in 2012. If
the rezoning is approved,the applicant intends to plat 4 residential building sites on this
property. There are easements recorded on this property for future roads. These would need
to be dealt with during the platting process.
SITE INFORMATION
Location of Property: The property under consideration is the S1/2SW1/4NE1/4 and the
S1/2SE1/4NW1/4, lying westerly of County Road 2 in Section 3,St.Joseph Township
(124/29). The property address is 31486 County Road 2,St.Joseph MN.
Vehicular Access:The property will be accessed from County Road 2.
Existing Vegetation: Approximately 30 acres is tillable farmland and the remainder is the
existing building site and woods.
ADJACENT LAND USES
North—Large Lot Residential
East—Large Lot Residential
South—Agricultural use,The City of St.Joseph is approximately 990'to the south.
West—Agricultural use,gravel pit
ZONING
North—Urban Expansion
East—Residential 5
South—Urban Expansion
West—Urban Expansion
FEEDLOTS
There are two registered less than ten animal unit feedlots within 700'of this property.
Setbacks to these feedlots do not apply. There are also two registered feedlots to the
southeast that are greater than 700'from the property.
OVERLAY DISTRICTS/AREAS OF CONCERN
The property is within the City of St.Cloud Drinking Water Supply Management Area(priority area
A).
ISSUES TO CONSIDER/ALTERNATIVES
o If the area were rezoned,what uses would be allowed?
o Would a zoning change be consistent with the surrounding area?
o Would a zoning change be considered spot zoning?
o Will rezoning this parcel create additional rezoning requests in this area?
RESIDENTIAL DEVELOPMENT OPTIONS
UE Options on 40 acres: *Allowed without rezoning
Base density: 1 residential dwelling unit(existing)
R-10 Development Options on 40 acres: *Proposed rezoning
Base density: 4 residential dwelling units
PURPOSE STATEMENTS FOR THE URBAN EXPANSION AND R-10 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).
9.6.1 Purpose(R-10-PROPOSED)
The purpose of this district is to provide limited residential development
opportunity on land that is neither highly valued farmland nor is land located
within any growth or expansion area of a municipality. Land within this district is
generally closer to a municipal growth area than land within the R-20 district.
The R-10 district is located adjacent to agricultural areas and efforts to minimize
land use conflict, such as restricting new animal feedlots, shall be a primary
decision tool in approving development. The R-10 district meets the following
Stearns County Comprehensive Plan goals:
B. Minimize land use conflict between agriculture and other and uses(Goal 2
Agriculture).
(3) Maintain suitable boundaries for urban, rural residential and
agricultural areas(Objective 1).
B. Manage the impacts of growth and development on the County's rural
character(Agriculture,Goal 3).
(4) Discourage incompatible land uses through effective land use controls
(Objective 1).
(5) Identify appropriate areas for commercial, industrial,and non-farm
rural residential developments (Objective 2).
C. Provide a variety of residential opportunities(Growth and Development,
Goal 6).
(6) Provide a diversity of housing prices and styles, meeting the needs of
residents of different ages, incomes and lifestyles(Objective 1).
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 72.66
o The threshold for non-agricultural conversion is 65.
o The LE(land evaluation)score which is based on the soils and their characteristics is 49.2.
o The SA(site assessment)score which is based on a site's relative importance for agricultural
use is 23.46.
The Joint Planning Board should consider the following questions when making their decision:
1. Does the proposal conform to the County's Comprehensive Plan? Why or why not? (Policy Areas Map
figure 3.3,Future Land Use Map figure 3.4 or Goals and Objectives)
Future Land Use Map:
Policy area map:
Goals and Objectives:
2. Is the proposed rezoning compatible with the present and future land uses in the area of the proposal?
Present Zoning:
Proposed Zoning:
Scenic Views/Rural Character:
3. If the property is rezoned,how will the environmental impacts be addressed?
4. What are the potential impacts of the rezoning on the property values of the area in which it is
proposed?
5. Is there a potential for public health,safety or traffic generation impacts based on the proposed rezoning
and how will they be addressed?
6. How are the potential impacts of the proposal on existing public services and facilities including schools,
parks, streets and utilities being addressed and will this rezoning potentially overburden the service
capacity?
7. Other issues pertinent to this matter.
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 72.66.
• Whether or not the rezoning is compatible with the purpose of the Urban Expansion District
or will allow for orderly and efficient staging of urban services
• The City of St.Joseph's future land use map
Attachments:
Application
Zoning Map
Aerial Photo
LESA Summary
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; . . , . ; OCT 062014
Bei 01 Ni4 .
APPLICATION FOR REZONING
' ;" Environmental Services Department
http://co.stearns.mn.us/Environment/LandUseandSubdivision
►..� Administration Center Rm.343-705 Courthouse Square-St.Cloud,MN 56303
320-656-3613 or 1-800-450-0852-Fax 320-656-6484
od /1 -/ViS y
Application Fee:$ SOU . File No. 'p-0 Oa a 41 a Receipt No.1'1-1S809
Property Owner '�+outi/ 1, irrey 77Gar Phone 32a-224'- 2�W
Property Owner Email
Address of Property 3i4/o? a'a„oy 3-1,6 Z c.-Tr,rip# MN h 3 77y
Mailing Address 290vie ,t1/4?; guar Jr .TN...04 66#✓ 5G 'sr
Applicant(if different from above) G'G e AueT.✓f�f Phone 320- a'-'03 2-
Applicant Emailry Gh le,/�+ tQ�na .f.ct-� . '�•,�►�
Applicant Mailing Address 4/27 /.t"7° 4,4. .TG A 7a .Pw sac-7y
Parcel I.D.Number(s) 31 2/(+t 3.dodo Township /2S/ Section 63
Legal Description 904 .S`2 .SA, WL9 4 .g2 Ali fe e/3,, 760st 12y
g 041
Staff to Complete
Overlay Districts
o Floodplain o Airport o Conservation Overlay
o Shoreland: Water Body Name/Number Classification
County's Present Zoning District: o9-40 Proposed Zoning District -ie
Proposed acreage to be rezoned: i'a.ao
County's Future Land Use Map District:
1.Proposed use of the land to be rezoned: 7'E R20 Pd 54-4) -'o ZcNA✓4 4104/49 '0,4E-
4
•'•aE
4/&c.le,.. B/1�. Lc.etln�J' AZ,I Y`ste 2—zo tint corgAict a6c c5Q-&)' ih/ir 9 _
134'; ./.r3, t i,lciJI de .3--0,01.0-44
Ano' tOe A,✓ 64.04€07x Alf f33 7i .6 Aleett!' 7e' Y+Yi t Ire 4.1.4"
•
2.Describe how the proposed rezoning will be compatible with the Comprehensive Plan(see attached Goals
and Objectives). 7,0E Fo to .'; .J 734132 Z 4/ 77/£ ,�ur✓JE.T
bey& Div arirse 7.76•77- LA.)*s 24.,6' d i'/ 20/2 . 'Time' Peefot fest suti
driifi,7r4ei efeii VO4 4..wVo uj . 4? 7%4e off•tR.✓f) 77 DC t I"
X ari'ES.
3.Township Review:(Twp.Name) �A /i/ DWt .Ly QAst. t tisen. Aft*Date
(A completed Township recommendation form from the Township stating their comments is required prior
to the submittal of this rezoning r 'uest.)
Property Owner's Signature Pit. .��2 C%�c.4. Date f-"0-d.-/y
Applicant's Signature aligcr....: Date /V- 8 'iy
f
41.
Signature of this appf. '•. a $ . s Environmental Services Staff to enter upon the property to perform needed inspections.
Entry may be without prior notice.
WHAT HAPPENS NEXT? Staff will review your application and determine if the application is complete.
If the application is complete,the application will be scheduled for a Public Hearing with the County
Planning Commission who will recommend action to the County Board of Commissioners. It typically
takes 2 months from the time a complete application is submitted until the County Board issues final
approval or denial of the Rezoning.
1WMMEMMEM.
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------Stearns County Land Use and Zoning Ordinance
Site Assessment Summary
• :. Date of Application ID y
Property Owner ►.111
Township
S-�, �a Section Acreage L�(0
SA-1 Factors points-25/50 Measure of Productivity Maximum p 1
1. Compatibility of existing agricultural land with Surrounding Land Uses
a.) Adjacent Pts.Avail.7.5= t4.5 b.) Non-Adjacent Pts.Avail.5.0=_____a____2. Percent of Site Suitable to Farm kk�
Pts.Available 5.0= `�5,
3. Relationship of property to feedlots and animal units
a.)Animal units within 1 mile Pts.Available 4.5=ks
b.)Animal feedlots within 1 mile Pts.Available 3:0= \__
SA—I Total �..'—iLO
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=
2. Distance to Public Services
a.) Water Pts:Avail.3.0= _ b.) Sewer Pts.Avail.3.0= t�0
3• Type of Road Access n
Pts.Available 4.0= iD
SA—2 Total \t
SA-3 Factors
Public Values of a Site Supporting Retention in Agriculture. Maximum points-7.515
0
1. Environmentally Sensitive Areas within one(1)mile Pts.Available 2.5=0
mapped Percent
of Site ma ed on the National Wetland Inventory Pts.Available 2.5= O
3. Percent of Site located within the Floodplain Pts.Available 2.5= _
SA-3 Total 0
L.C -- utcl . a Total Site Assessment Score= t- Q
- a .
LAND USE
District Three
Approximate Location Portion of District 'Developed'
District Three occupies an area north of the existing corporate limits.
The approximate boundaries include:
• North of CSAH 75 and existing corporation limits (north
of Northland Plats)
• West of CSAH 133
• South of 320`h Street4-11°
Total Acres in District: 1,760 acres in district.
Number of Acres Platted: 331 acres subdivided; 1,429 not
subdivided
Number of Acres with Potential Development Considerations: 452 S"�"' Ac. Non.Sibd.Ac.
acres (flood plain/shoreland, wetland, public water, hydric soils, and
slopes greater than 15%)
Areas of Stability and Areas of Change: Areas of stability and areas of change have been identified within
this district. Portions of the district occupied by Millstream Park and the South Fork of the Watab River in
the vicinity where it flows under CSAH 75 have been identified as areas of stability wherein the planning
emphasis will be focused on protecting existing development from intrusion by incompatible uses. Areas
identified with potential for change include those parcels adjacent to the re-routed CSAH 2 corridor and
areas adjacent to the future east-west arterial roadway especially in the vicinity of CR 133. Areas of
change are sites where the city expects to direct resources (either new development or redevelopment,
public and/or private resources) as available and/or requested. Land area not labeled as 'change' or
'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions
leading to utility extension and/or subdivision can change.
Prominent Features
Prominent features within Planning District Three include CSAH 2 North, CSAH 3, South Fork Watab
River, future northern east-west arterial roadway, Millstream Park, and the Wobegon Trail.
Existing Land Use
Existing land uses primarily include agricultural and low density rural residential uses but a few industrial
uses are also present.
Proposed Future Land Use
Portions of this district have been identified as 'areas of change'. Future investment, public and private, is
expected within this district during the scope of this plan.
Future land use within this district is substantially impacted by a future east-west arterial roadway corridor.
The pace and timing of development within this district is subject largely to the establishment of the
roadway corridor. Roadway and right of way corridor establishment and construction will likely depend on
regional funding assistance and participation by land owners as subdivision is contemplated.
Future land use is expected to be a mix of residential, commercial, and industrial use types and
intensities. Future commercial use is anticipated in clusters adjacent to major intersections. The
development type/style will be complimentary to roadway corridor functions and existing development.
Future industrial uses are expected in areas adjacent to existing industrial uses(light and heavy industry).
Future residential uses are expected to vary in density (R-1, R-2, R-3, R-4)within this district. Residential
uses with higher intensities (R-3, R-4) will be primarily suitable adjacent to existing or future commercial
or light industrial uses, employed as a transition between said uses and low density residential uses.
2008 City of St.Joseph Comprehensive Plan Chapter 4, Page 30
LAND USE
Residential uses, especially multiple family uses, providing superior open space, a clear public benefit
(i.e. affordable housing), or superior on site amenities (i.e. unique scenic or recreational amenity or
facility) in perpetuity may be allowed on-site density transfers or increases as provided under a planned
unit development.
2008 City of St.Joseph Comprehensive Plan Chapter 4,Page 31
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