HomeMy WebLinkAbout[05a-b] Country Manor Land Use ,Rezone +z11 Planning Commission Agenda Item 5a-b
MEETING DATE: June 13, 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
STAFF RECOMMENDATION: Adopt the Findings of Facts and Recommend Approval to amend the
Future Land Use Map and Comprehensive Plan and to Rezone to R3 and R5.
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-1 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.
On May 23rd, 2016, the Planning Commission held a Public Hearing on the above requests. The
Commission tabled the requests since an update to the Arcon AUAR was still underway. The final Arcon
AUAR and Mitigation Plan was adopted by the City Council on June 1, 2016.
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-1 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. More recently, in 2016 an update to the AUAR was authorized by the City
for the subject property encompassing 131 +/- acres. On June 1, 2016 the final Arcon AUAR Update and
Mitigation Plan was adopted by the City. 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:
Map of Subject Area
Resolution adopting Findings of Fact and Recommending Approval of a Rezoning
Resolution adopting Findings of Fact and Recommending Approval of a Land Use Amendment
REQUESTED PLANNING COMMISSION ACTION:
Motion 1: Adopt Findings of Fact and Recommend Approval to Amend the Future Land Use Map and
Comprehensive Plan on the Country Manor Senior Living Campus from Medium Density Residential to
Community Orientated Mixed Use PUD.
Motion 2: Adopt Findings of Fact and Recommend Approval to Rezone from R-1 Single Family
Residence District to R-3 Multi-Family Residence District on Block 1, Lot 1, Country Manor Senior
Living Campus and to R-5 on Block 2, Lot 1, Block 3, Lot 1-12, Outlots A, B, C, D, E and F, Country
Manor Senior Living Campus.
Country Manor, Land Use Amendment & Rezone Requests
5
et
'i
L'
Rezone Requ t Rivers Bend Subdivision
to R-3 Multiple Fa ily
Land Use Amendment Request to Community Oriented Mixed Use PUD
G
Rezone Request to R5 Supportive Care District
Kennedy Community School
LL
1'
May 19, 2016 1:9,028
0 0.075 0.15 0.3 mi
Lots Light Industrial
Zoning Districts Public 0 0.1 0.2 0.4 km
71 Agricultural Future Public
■ Central Business District Single Family Residential
Educational and Ecclesiastical Two Family Residential SEH
General Business Multiple Family Residential
■ Highway Business Townhouse-Patio Home Residential
SmartConnect User
SEH
CITY OF ST.JOSEPH
IN RE:
FINDINGS OF FACT
Application of CM of St. Joe, LLC AND DECISION
Rezoning of Country Manor Senior Living Campus
RESOLUTION ADOPTING FINDINGS OF FACT AND RECOMMENDING APPROVAL OF A
REZONING OF CERTAIN PROPERTIES FROM R-1 SINGLE-FAMILY RESIDENCE TO R-3
MULTIPLE FAMILY RESIDENCE AND R-5 SUPPORTIVE CARE DISTRICT
On May 23rd, 2016 the St. Joseph Planning Commission conducted a public hearing at which all persons
interested were given the opportunity to be heard to consider the application of CM of St. Joe, LLC for
the rezoning of certain properties to allow for the development multi-family apartments, senior residential
facilities with related services and commercial, and patio homes. The matter was duly published and
notice was provided to property owners within 350 feet of the above referenced property.
WHEREAS, CM of St. Joe, LLC initiated the rezoning on certain properties located south of County
Road 121 and west of 12"'Avenue Southeast; and described as follows:
Block 1, Lot 1, Block 2, Lot 1, Block 3, Lots 1 — 12, Outlots A, B, C, D, E and F, Country Manor Senior
Living Campus
"Subject Property"
NOW THEREFORE,BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY
OF ST.JOSEPH, STEARNS COUNTY, STATE OF MINNESOTA,finds the following facts:
1. That CM of St. Joe, LLC,hereinafter referred to as "Applicant,"properly applied for the rezoning for
the properties as described above.
2. That the requested rezoning designation for Country Manor Senior Living Campus Block 1, Lot 1 is R-
3 Multiple Family Residence District and for Block 2, Lot 1, Block 3, Lots 1 —12, Outlots A, B, C, D, E
and F is R-5 Supportive Care District.
3. That the Subject Property is a Planned Unit Development(PUD) and is 131 +/- acres.
4. That the approved PUD included a mix of housing and density, including single family homes,patio
homes, multi-family and commercial.
5. That the Comprehensive Plan identifies the Subject Property as an area of change with residential with
a mix of intensities and commercial.
6. That the Applicant has also requested to amend the Future Land Use Map to Community Oriented
Mixed Use PUD, which would be appropriate given the Comprehensive Plan identifies the Subject
Property as an area of change with mixed uses.
7. That the R-3 and R-5 zoning designations are appropriate if the land use amendment to Community
Oriented Mixed Use PUD is granted making it consistent with the Comprehensive Plan.
8. That the purpose for the zoning establishment is to make the land use map and zoning designation
consistent and conforming.
9. That the R-3 and R-5 zoning designations are consistent with the Comprehensive Plan's goals to have a
diverse community responsive to changes in demographics, have a favorable choice of housing options
and have a sustainable, well-balanced supply of life cycle housing.
10. That a zoning designation to R-3 Multiple Family Residence and R-5 Supportive Care District would
be consistent with the Final Arcon AUAR Update and Mitigation Plan.
11. That the property is situated adjacent to a minor arterial(County Road 12 1) and access restrictions are
in place by Stearns County road authority.
BE IT FURTHER RESOLVED: That based on foregoing Findings of Fact, the Planning Commission
of the City of St Joseph hereby recommends approval of the Rezoning of Block 1, Lot 1, Country Manor
Senior Living Campus from R-I Single Family Residence to R-3 Multiple Family Residence, and of
Block 2, Lot 1, Block 3, Lots I - 12 and Outlot A, B, C, D, E, and F, Country Manor Senior Living
Campus from R-I Single Family Residence to R-5 Supportive Care District.
Whereupon said resolution was declared duly passed and adopted by the St. Joseph Planning Commission
this 13th day of June, 2016.
CITY OF ST. JOSEPH
By
Rick Schultz, Chair
By
Therese Haffner, Community Development Director
CITY OF ST.JOSEPH
IN RE:
FINDINGS OF FACT
Application of CM of St. Joe, LLC AND DECISION
Land Use Amendment for Country Manor Senior Living Campus
RESOLUTION ADOPTING FINDINGS OF FACT AND RECOMMENDING APPROVAL OF A
LAND USE AMENDMENT ON CERTAIN PROPERTIES FROM MEDIUM DENSITY
RESIDENTIAL TO COMMUNITY ORIENTED MIXED USE PUD
On May 23rd, 2016 the St. Joseph Planning Commission conducted a public hearing at which all persons
interested were given the opportunity to be heard to consider the application of CM of St. Joe, LLC for a
land use amendment of certain properties to allow for the development multi-family apartments, senior
residential facilities with related services and commercial, and patio homes. The matter was duly
published and notice was provided to property owners within 350 feet of the above referenced property.
WHEREAS, CM of St. Joe, LLC initiated the land use amendment request on certain properties located
south of County Road 121 and west of 12"'Avenue Southeast; and described as follows:
Block 1, Lot 1, Block 2, Lot 1, Block 3, Lots 1 — 12, Outlots A, B, C, D, E and F, Country Manor Senior
Living Campus
"Subject Property"
NOW THEREFORE,BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY
OF ST.JOSEPH, STEARNS COUNTY, STATE OF MINNESOTA,finds the following facts:
1. That CM of St. Joe, LLC,hereinafter referred to as "Applicant,"properly applied for a land use
amendment on the Subject Property.
2. That the Subject Property is a Planned Unit Development(PUD) and is 131 +/- acres.
3. That the approved PUD included a mix of housing and density, including single family homes,patio
homes, multi-family and commercial.
4. That the Comprehensive Plan identifies the Subject Property as an area of change with residential with
a mix of intensities and neighborhood commercial; therefore, an amendment to the future land use plan to
Community Oriented Mixed Use PUD would be appropriate.
5. That the property to the north and west consist of single family residential. The property to the east
consist of Kennedy Community School. The property to the south and west consist of woodlands and
Interstate 94.
6. That the Applicant has also requested to rezone Country Manor Senior Living Campus Block 1, Lot 1
to R-3 Multiple Family Residence District and R-5 Supportive Care District for Block 2, Lot 1, Block 3,
Lots 1 — 12, Outlots A, B, C, D, E and F,which would be consistent with property guided for Community
Oriented Mixed Use PUD and the purpose for the zoning establishment is to make the land use map and
zoning designation consistent and conforming.
7. That having the future land use plan guide the Subject Property to Community Oriented Mixed Use
PUD would meet the Comprehensive Plan's goals to have a diverse community responsive to changes in
demographics, have a favorable choice of housing options and employment opportunities and have a
sustainable, well-balanced supply of life cycle housing.
8. That a land use designation to Community Oriented Mixed Use PUD would be consistent with the
Final Arcon AUAR Update and Mitigation Plan.
9. That the property is situated adjacent to a minor arterial(County Road 12 1) and access restrictions are
in place by Stearns County road authority.
BE IT FURTHER RESOLVED: That based on foregoing Findings of Fact, the Planning Commission
of the City of St Joseph hereby recommends approval of the Land Use on the Subject Property be
amended from Medium Density Residential to Community Oriented Mixed Use PUD.
Whereupon said resolution was declared duly passed and adopted by the St. Joseph Planning
Commission this 13'h day of June, 2016.
CITY OF ST. JOSEPH
By
Rick Schultz, Chair
By
Therese Haffner, Community Development Director