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HomeMy WebLinkAbout[04e] Johnson Rezoning/Comprehensive Plan Amendment Il U.1'i„y Council Agenda Item 4e MEETING DATE: February 1, 2016 AGENDA ITEM: Rezoning/Comprehensive Plan Amendment—Requested Action: Accept the recommendation of the Planning Commission rezoning the former Delwin property from B2, Highway Business to R3, Multiple Family. SUBMITTED BY: Administration BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The Planning Commission conducted a public hearing on January 12, 2016 to consider rezoning the former Delwin property to R3 and to consider amending the future land use map governing the subject property. No one present at the hearing wished to speak so the hearing was closed and the Planning Commission unanimously recommended the City Council accept the Findings of Fact rezoning the property to R3. PREVIOUS COUNCIL ACTION: BACKGROUND INFORMATION: Prior to the public hearing,the property owner, Kevin Johnson, conducted a neighborhood meeting to discuss the proposal to construct multiple family structures at the former Delwin site. Following the neighborhood meeting,Johnson applied for rezoning and Comprehensive Plan Amendment. Since the motion to approve was unanimous, and additional public testimony cannot be accepted once the public hearing is closed,the matter is placed on the consent agenda for approval. The approval of the rezoning does not automatically approve the multiple family structure. The governing ordinance requires any multiple family structure over 12 units to seek a special use permit, which includes a public hearing. The special use permit is to consider the site plan and determine that the impact to adjoining property, streets and utilities are considered. The property owner is in the process of completing the required drawings and determining if the project is financially viable. BUDGET/FISCAL IMPACT: ATTACHMENTS: Request for Council Action Findings of Fact-Council Planning Commission Request for Action Planning Commission Findings of Fact Hearing Notice Application Form Comprehensive Plan/Land Use Maps REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute the Findings of Fact rezoning the former Del Win property from the current B2 Highway Business to R3, Multiple Family and amending the Future Land Use Map for Planning District 12, changing the designation to Multiple Family. This page intentionally left blank STATE OF MINNESOTA CITY OF ST.JOSEPH COUNTY OF STEARNS REZONING PROCEEDINGS In the matter of. Kevin Johnson The St. Joseph Planning Commission considered a rezoning request and Comprehensive Plan amendment submitted by Kevin Johnson to consider rezoning the property located at 213 20"'Ave SE from the current B2, Highway Business and to amend the Comprehensive Plan Land Use Future Land Use Map, Planning District 12. The matter was duly published and notice was provided to property owners within 350 feet of the above referenced property and the Planning Commission conducted a public hearing on January 11, 2016. PROPERTY ADDRESS: 213 20"'Ave SE PARCEL IDENTIFICATION: 84.53431.0210 The St. Joseph Planning Commission acknowledged the following Findings of Fact as it relates to the request of Kevin Johnson to rezone the aforementioned property and amend the Comprehensive Plan Land Use Map,Planning District 12. 1. In 2002, as part of a utility extension project, annexed properties adjacent to and near 20"' Ave SE to include the aforementioned property. At the time of annexation the property in question was operating as the Delwin Ballroom/Event Center. 2. During the economic turn down, the Delwin ceased to operate and in 2012 the building was demolished and the property was listed for sale as a vacant lot. 3. Since 2012 the property owner has been unsuccessful in selling the property for a commercial use but has since been approached to develop the property with high density market rate residential. 4. In reviewing land use compatibility with the 2008 Comprehensive future land use plan, the subject property was guided for both R2 multiple family and B2 Highway Business. 5. The subject property is located adjacent to a residential PUD development(Liberty Point) which includes a mix of R1-Single Family, R2-Mulitple Family and R-3 high density Multiple Family. Liberty Point has developed the R1 and R2 and the R3 portion is undeveloped land. 6. The subject property abuts 20"'Ave SE which will eventually become Field Street, an east/west collector, not desirable for single family residential. DECISION AND CONCLUSION Based on the Finding of Fact, the St. Joseph Planning Commission determines the following: 1. The subject property is located adjacent to a collector and the proposed development would provide a transition of housing from R3, Multiple Family back to residential. 2. The proposed rezoning request would be consistent with the surrounding properties as it includes a PUD with mixed density. NOW THEREFORE be it resolved that the City Council hereby accepts the recommendation of the Planning Commission, approving the rezoning request and Comprehensive Plan Amendment of Kevin Johnson for the property located at 213 20"'Ave SE 84.53431.0210 from the current B2 Highway Business to R3 Multiple Family and to amend the future land use map,planning district 12 to reflect the same. Adopted this , day of , 2016 ST. JOSEPH CITY COUNCIL By Rick Schultz, Mayor By Judy Weyrens, Administrator Drafted by: City of St. Joseph PO Box 668 St. Joseph MN 56374 320.363.7201 +�11 Planning Commission Agenda Item 05 MEETING DATE: January 11, 2016 AGENDA ITEM: Public Hearing—KJ Construction Comprehensive Land Use Map Amendment Rezoning—B2 to R3 SUBMITTED BY: Administration PREVIOUS PLANNING COMMISSION ACTION: On December 14, 2015 the Planning Commission discussed the potential of rezoning the former Del Win property from the current B2 to R3, multiple family. The Planning Commission motioned to initiate the rezoning process for the property and bring the matter to a public hearing. BACKGROUND INFORMATION: The property owner, Kevin Johnson offered to host a neighborhood meeting and with the assistance of City staff the meeting was held on December 22, 2014. About 6—8 residents attended and discussed the proposed project. The majority of concerns were about the type of housing, and impact to properties. The proposed project includes market rate housing and could be developed into two phases. The property being discussed is illustrated in the Comprehensive Plan on the future land use map as guided for both R2 and B2. Therefore, the hearing also includes a request to amend the future land use map,planning district 12. Based on the future land use map, R3 would be consistent with the surrounding property as the area includes R2, mixed use PUD and high density. It is also common to transition high density residential along major corridors back to low density. The proposed project will abut 20"'Avenue which will eventually be Field Street, a collector with higher traffic volumes. ATTACHMENTS: Request for Planning Commission Action Hearing Notice Application Concept Plan Draft Findings Comprehensive Plan—Planning District 12 Revised Planning District 12 Map REQUESTED PLANNING COMMISSION ACTION: Forward a recommendation to the City Council. This page intentionally left blank STATE OF MINNESOTA ST.JOSEPH PLANNING COUNTY OF STEARNS REZONING PROCEEDINGS In the matter of. Kevin Johnson The St. Joseph Planning Commission considered a rezoning request and Comprehensive Plan amendment submitted by Kevin Johnson to consider rezoning the property located at 213 20"'Ave SE from the current B2, Highway Business and to amend the Comprehensive Plan Land Use Future Land Use Map, Planning District 12. The matter was duly published and notice was provided to property owners within 350 feet of the above referenced property and the Planning Commission conducted a public hearing on January 11, 2016. PROPERTY ADDRESS: 213 20"'Ave SE PARCEL IDENTIFICATION: 84.53431.0210 The St. Joseph Planning Commission acknowledged the following Findings of Fact as it relates to the request of Kevin Johnson to rezone the aforementioned property and amend the Comprehensive Plan Land Use Map,Planning District 12. 1. In 2002, as part of a utility extension project, annexed properties adjacent to and near 20"' Ave SE to include the aforementioned property. At the time of annexation the property in question was operating as the Delwin Ballroom/Event Center. 2. During the economic turn down, the Delwin ceased to operate and in 2012 the building was demolished and the property was listed for sale as a vacant lot. 3. Since 2012 the property owner has been unsuccessful in selling the property for a commercial use but has since been approached to develop the property with high density market rate residential. 4. In reviewing land use compatibility with the 2008 Comprehensive future land use plan, the subject property was guided for both R2 multiple family and B2 Highway Business. 5. The subject property is located adjacent to a residential PUD development(Liberty Point) which includes a mix of R1-Single Family, R2-Mulitple Family and R-3 high density Multiple Family. Liberty Point has developed the R1 and R2 and the R3 portion is undeveloped land. 6. The subject property abuts 20"'Ave SE which will eventually become Field Street, an east/west collector, not desirable for single family residential. DECISION AND CONCLUSION Based on the Finding of Fact, the St. Joseph Planning Commission determines the following: 1. The subject property is located adjacent to a collector and the proposed development would provide a transition of housing from R3, Multiple Family back to residential. 2. The proposed rezoning request would be consistent with the surrounding properties as it includes a PUD with mixed density. 3. Therefore, based on the aforementioned, the Planning Commission hereby recommends the St. Joseph City Council approve/deny the rezoning request and Comprehensive Plan Amendment of Kevin Johnson for the property located at 213 20"'Ave SE 84.53431.0210 from the current B2 Highway Business and to amend the future land use map,planning district 12 to reflect the same. Adopted this , day of , 2016 ST. JOSEPH PLANNING COMMISSION By Rick Schultz, Chair By Judy Weyrens, Secretary Drafted by: City of St. Joseph PO Box 668 St. Joseph MN 56374 320.363.7201 . � CITY OF ST'. OS�PH 1 wwW.cityof stjoseph.com City of St.Joseph Pubtic Hearing The St.Joseph Planning Commission shall conduct a public hearing on Monday,January 11, Administrator 2016 at 6:00 PM in the St.Joseph City Hall,25 College Avenue North to consider an �udy Weyrens amendment to the St.Joseph Comprehensive Plan, P{anning District 12. The amendment would change the map guided the property described below from the current R2i62 to Multiple Family, R3. 7he hearing will a{so considering amending the property described Mayor below from the current 62,to R3 Multiple Family Residential to allow a mixed residential R��k S�h�lc� development. Counc;lors The property is located at 213—20th Avenue Southeast, IegaHy described as: 6.05A PART OF Matt Killam E2SW4 D/A/F, BEG AT SE CORNER LOT 1 BLK 2 K&L PROPERTIES ADDN. -5700.83' -SW'LY Bob Loso ON CURVE 285.66' - N 29D W 167.85'-N672.80'TO S t1NE OF LOT 1 BLK 2 K&L PROPERTIES Renee Symanietz ADDN.- E358.29'TO POINT OF BEG OLD#31.20791.010. The request has been submitted Dale V(�ick by Kevin Johnson, K.J. Development of St.Joseph, 140—75th St. NE, Rice, MN 56367. All persons wishing to be heard will be heard and oral testimony will be limited to five(5} minutes.Written testimony can be mailed to the City Administrator,City of St.Joseph, PO Box 668,St.Joseph, MN 56374. 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APPLICATION FOR PLANNING CONSIDERATION-REZONING City of St.Joseph 25 College Avenue N Fee$ PO Box 668 St.Joseph,MN 56374 Paid Phone(320)363-7201 or Fax(320)363-0342 Date STATE OF MINNESOTA } }ss COUNTY OF STEARNS } NAME: PHONE ADDRESS: st, EMAIL: jj I/We,the undersigned, hereby make the following application to the City Council and Planning Commission of the City of St.Joseph, Stearns County,Minnesota.(Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with the ordinance requirements.) 1.Application is herebymade for:(Applicant must check any/all appropriate items) �-Rezoning ® Zoning Ordinance Amendment Home Occupation Unit Surface Water Management Plan ® PUD ❑ Building Mover's Permit Building Moving-Owner's Permit ® Development Plan Approval ❑ Other,Please specify: Comprehensive Plan Amendment F7_ 2.Legal description of land to be affected by application,including acreage or square footage of land involved,and street address,if any (attach additionaisheetifnecessary): (, .o'5 OL Pa01F V5515 + -15R6 5, 1� t 131 1E if ut d ot?, 53' - 'S w + Ly tlw Cvr,14 265.(ob'-- P 2-10 w 10, &95 t4 02-W' 4 5 o" of (�O � &St 5 5 `u ;E 1 . 2.0 1 .010 Sinn Lt 3.Present zoning of the above described property is: 4.Proposed zoning-Please describe the zoning reclassification you are requesting and a statement/narrative as to why your request should be granted. V_-� - WL�AqL tm� 5.Comprehensive Plan-Is the proposed rezoning consistent with the future land use map in the Comprehensive Plan? El Yes E�' No 5(a). If not consistent,explain: Ai& P�f'w' I S L(ts&( 0-2. , -r4 ape'e.,� 4V aW4"� 4-k-k- 6.Name and address of the present owner of the above described land: 14- IAU 45561 7.Persons,firms,corporations,other than the applicant and present owner,who mayor will be interested in,the above described land or proposed improvements within one year after issuance of permit applied for,if granted,are: Attached to this application,and m ea art thereof,are other material submission data requirements,as indicated. Applicant Signature: `� Date; Property Owner Signature: - Date; FOR OFFICE USE ONLY Date application submitted: Date application completed: Planning Commission Action: r] Recommend Approval © Recommend Disapproval Date ofAction: City Council Action: E] Approved 0 Disapproved Date of Action: Date Applicant/Property owner notified of City Council Action: 12/29/2015 To the St.Joseph Planning and Zoning Board, My name is Kevin Johnson. My wife, Julie and I own the property formally known as the `Delwin' located at 213- 20th Ave. SE. In St. Joseph, Mn. My wife and I bought the building and land in August, 2001 and after a short period of time it was clear that the ballroom was not a viable business. We have since torn the building down and turned the property back to an empty lot that is currently being farmed to keep the lot clean. We have had the property up for sale both with and now without the building standing as a B-2 property. We have had very limited interest in the property as it sits and have continued to lower the asking price to generate some activity. It is now priced below what we owe on the property so even if it were to sell, it would be at a financial loss. In my dealings with a local contractor I have since been aware of a need for multifamily housing in the St. Joseph community. Although my first choice would be to sell the property as it sits seven at a loss) without any further financial burden, it has become clear that developing the property into multi-family housing is the best option available to me at this time. Therefore I am asking that the property be rezoned from B-2 Business classification to a R-3 Multi Family classification. Thank you. Regards, Kevin L. Johnson General Manager K.J Development of St. Joseph, LLC. 140-75th S-t. NE. Rice, Mn. 56367 LU AND SE District Twelve Portion of District ‘Developed’ Approximate Location District Twelve is located in the south central portion of the city. The approximate boundaries include:  CR 121  Field Street (easterly projection)  Corporate limits Total Acres in District: This district contains 357 acres. Number of Acres Platted: 267 acres have been subdivided; 90 acres have not yet been subdivided. Number of Acres with Potential Development Considerations: 15 Subdivided Ac.Non-Subd. Ac. acres contain potential development considerations (hydric soils and wetland). Areas of Stability and Areas of Change: Areas of change and areas of stability have been identified within this district. The majority of the district has been identified as an area of stability wherein the planning emphasis is focused on preserving existing development from intrusion by incompatible uses. Areas of change within this district include property owned by the College of St. Benedict east of CR 121. 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 thth Prominent features within Planning District Twelve include Baker Street, 12 Avenue, 16 Avenue, portions of Pond View and Cloverdale subdivisions south of Baker Street, Liberty Pointe Subdivisions, Graceview Subdivisions, and unplatted areas adjacent to CR 121. Existing Land Use Existing land uses in this district include single family (detached and attached) residential dwellings, multiple family residential, and agricultural uses. Proposed Future Land Use The majority of this district has been classified as an area of stability. Therefore, land use priorities focus on maintaining existing residential neighborhoods through protection from encroachment by potentially incompatible uses, protection of deterioration through strict code enforcement, and protection of the public’s investment in streets and utilities through routine maintenance with reconstruction as needed. An area of change has been identified east of CR 121 directly adjacent to the College of St. Benedict. The area has been guided for future agricultural use with acknowledgment the area will likely be used for a mixture of uses within the future. 2008 City of St. Joseph Comprehensive PlanChapter 4, Page 42 a—oO=_— _ —E may- m£m - Uo <57o - - _ - w c.0 N a Q LLJ Z yaadc�R_ = o o z 3 a Z UJ cZc wo y z G O O = O OJ ~ Z O O U Q !IS LU zo i gco LU co - O 00 m e0 e ae ea ae ----- ---- F IT771 T 161 ---------- ------------ m --------------------- Zl= ubp'PDNZj LDjjLsj0 uowwou\30f LS\5\ld\'d 3TU H35 Wd OPIMI MUM/I This page intentionally left blank