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Home My WebLink About[06a-b] Country Manor Land Use Rezone Memo +z11 Planning Commission Agenda Item 6a-b MEETING DATE: May 23, 2016 AGENDA ITEM: Country Manor Living Campus - Land Use Amendment Request to Community Oriented Mixed Use PUD & Rezone Request to R-3 Multiple Family Residence and R-5 Supportive Care District by CM of St. Joe, LLC, Corey Gerads SUBMITTED BY: Community Development Department STAFF RECOMMENDATION: Table due to AUAR update. Before any land use approvals may be obtained, the update to the AUAR must be completed and the final document must be adopted by the City. PREVIOUS PLANNING COMMISSION ACTION: In 2005, the Planning Commission made a recommendation to the City Council to approve a rezone request from Agriculture to R-I Single Family Residential and to approve the Planned Unit Development and Preliminary Plat. The PUD included a mix of housing and density to include single family homes,patio homes and some multiple family structures. In 2006, a recommendation was made to approve an amendment to the PUD &Preliminary Plat to accommodate the construction of Kennedy Community School. BACKGROUND INFORMATION: Corey Gerads of CM of St. Joe, LLC has submitted a request to amend the Future Land Use map for the subject property from Medium Density Residential to Community Oriented Mixed Use PUD, which could include for a mix of housing types (single family and apartment) and commercial. The subject property is located west of Kennedy Community School and south of County Road 121 and is part of the River Bend Planned Unit Development(PUD). The current future land use guides the property for Medium Density Residential and the zoning designation is R-I Single Family Residential, which allows for single family detached home development. The original approved PUD included a mix of housing types and density. In 2010, the City approved a final plat for the first phase of the Arcon development which include patio homes. It is anticipated that phase two of the patio home development will occur in 2016. In 2014, a developer had proposed to build a second phase on the site being proposed by County Manor; however, storm sewer costs stalled the development. City staff has been working with representatives of Country Manor since late 2015. The original site would have been near Field Street. Developers were proposing different sites and Country Manor settled on the Arcon Property. As part of the plat approved in 2005, the City and Arcon came to terms on park dedication and agreed to dedicate approximately 95 acres adjacent to the Sauk River as park land and to complete some park improvements. As part of the sale of the property to Country Manor the City required Arcon to dedicate the parkland, conveying the deed, which they did. At the same time, the City and Arcon agreed to abandon the 2005 preliminary plat. With that understanding Country Manor provided a new concept for the property which included a lower density along with utilizing the natural areas as features of their development. Arcon retained 75 Acres of land adjacent to Kennedy Community School and any development on this property will require a new preliminary plat. The applicant has submitted a request to rezone to R-3 Multiple Family Residence and R-5 Supportive Care District and plat(preliminary and final plat) the subject property to allow for the construction of apartments and a senior campus to include patio homes, senior multiple family facilities with related services, along with commercial(chapel, bistro, convenience store, and restaurant). The property to the north is guided for Medium Density Residential and includes the River Bend Subdivision, to the west and south is guided for Low Density Residential and abuts Interstate 94, to the east is guided for Educational and includes Kennedy Community School. In 2004, an Alternative Urban Areawide Review(AUAR)was completed for 464 acres owned by Arcon Development and includes the subject area. The AUAR was updated in 2007 with the development of Kennedy Community School and is currently being updated for the subject property that encompasses 131 +/- acres. Before any land use approvals may be obtained, an update to the AUAR is needed and the City must approve the final AUAR. Any development plans must be in compliance with the final AUAR. The City Council and Planning Commission can review proposed changes to the Comprehensive Plan and if changes are found to be appropriate, they should be formally added to the Land Use Plan by legal amendment. The future land use designation on any given property is used as a map to guide future development decisions, such as rezonings and plats and as such, the zoning designation should be consistent with the Land Use Plan. According to the Comprehensive Plan, the subject property is an area of change with future land use primarily residential with a mix of intensities and neighborhood commercial. The Comprehensive Plan also addresses demographics, land use, and housing and includes the following goals and objectives related to the applicant's requests for a land use amendment and rezone in conjunction with their proposal for variety of housing types with limited commercial. Chapter 3, Demographics Goal: A diverse community responsive to changes in demographics forces and trends. Objective: Retain and increase diversity within the community. Objective: Ensure excellent care and support for the current and future needs of the community's aging population. Chapter 4, Land Use Goal: Favorable Choice of Housing Options and Employment Opportunities Objective: Provide for a diverse array of housing types and housing locations so as to prevent the polarization of the community into one age or income group. Chapter 5, Housing Goal: Sustainable, Well-Balanced Supply of Life Cycle Housing Objective: Promote a balance of housing types, sizes and values. ATTACHMENTS: Public Hearing Notice Map of Subject Area REQUESTED PLANNING COMMISSION ACTION: Motion 1: Table the request to amend the Future Land Use Map and Comprehensive Plan. Motion 2: Table the request to rezone to R-3 and R-5. . �. CITY OF ST. OS�PH 1 WWw.cityoFstjoseph.com City of St. Joseph Notice of Public Hearings on the proposed Land Use Amendment, Rezoning, Planned Unit Development Administrator and Preliminary Plat of �udy Weyrens Country Manor Senior Living PUD The St. Joseph Planning Commission will hold public hearings in the St. Joseph City Mayor Hall, 25 College Avenue N on Monday, May 23, 2016 at 6:00 P.M., or as soon R��k Sch�lrz thereafter as the matter may be heard, to hear all persons present upon the proposed land use amendment, rezoning, planned unit development (PUD) and preliminary plat Counc�lo�s of Country Manor Senior Living PUD as submitted by, CM of St. Joe, LLC., owner Matt Killam and applicant; for property located west of Jade Road and Kennedy Community Bob Loso School and legally described Outlots A, B, C, D and O, Rivers Bend. The purpose of Renee Symanietz the requests are to facilitate the development of a senior mixed use development. Dale Wick Judy Weyrens Administrator Publish: May 13, 2016 zs College Avenue North • PO Box 668 ' Saint �oseph, Minnesota 56374 phone 3zo.363.7zoi Fax 3ao.363.o34z. This page intentionally left blank Land Us e Amendmen t Req uest to C ommunity Oriented Mixe d U se PUD Rezone Re ques t to R-3 Mu ltiple Family Rezone Re ques t to R 5 Su ppor tive C are D is trict Ken nedy C ommunity Sc hoo l Rive rs Bend Subdivision Cou ntry Ma nor, L and U se Ame ndme nt & Re zone R equ ests SEH Lo ts Zon in g Dist rict s Ag r icu ltural Ce n tr al B us ine ss Di stric t Ed uca tional an d Ecclesi as ti cal Gen eral Bu siness High way Busin ess Li gh t In dustr ia l Pub li c Futur e Pub lic Si ngl e F am il y Resid e ntia l Tw o F am il y Resi dential Multip le Fa m ily Resid enti a l Tow nho u se - Pa tio Hom e R es id ential May 1 9, 201 6 0 0.1 5 0.30.07 5 mi 0 0.2 0.40.1 km 1:9,02 8 SEHSmartConnect User This page intentionally left blank