HomeMy WebLinkAbout[06b] Land Use Amendment, Rezoning [CM] 11 Council Agenda Item 6b
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MEETING DATE: June 20, 2016
AGENDA ITEM: Country Manor Living Campus
b. Land Use Amendment , Rezoning
SUBMITTED BY: Community Development
BOARD/COMMISSION/COMMITTEE RECOMMENDATION: Adopt the Findings of Facts and
Approve amending the Future Land Use Map and Comprehensive Plan and to Rezone to R3 and R5.
PREVIOUS COUNCIL ACTION: In 2005, the City Council approved a rezone request from
Agriculture to R-1 Single Family Residential and approved the Planned Unit Development and the
Preliminary Plat. The PUD was to be developed in phases, final platting as each section was developed.
Therefore, the only final plat approved where the developed sections to include Rivers Bend Plat 1 (ISD
742) and Rivers Bend Plat 2 (Townhouse Development). The PUD included a mix of housing density to
include single family homes,patio homes and some multiple family structures, limited commercial and
senior housing. On January 19, 2006, the City Council approved an amendment to the PUD &
Preliminary Plat to accommodate the construction of Kennedy Community School. In 2010 the City
approved rezoning a portion of the PUD/Preliminary Plat to R4, Townhouse/Patio Home. This portion
was then platted as Rivers Bend Plat 2.
On May 23rd, 2016, the Planning Commission held a Public Hearing on the above requests. The final
Arcon AUAR Update and Mitigation Plan was adopted by the City Council on June 1, 2016.
BACKGROUND INFORMATION: Corey Gerads of CM 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 Arcon 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 second phase of the Arcon development
which included patio homes. It is anticipated that phase two of the patio home development will occur in
2016. In 2014, a developer had proposed to construct Rivers Bend Plat 3 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 previously agreed upon, conveying the deed, which they did. At
the same time, the City and Arcon agreed to abandon the 2005 amended 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.
Land Use Amendment and Rezoning
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 rezoning and platting; therefore zoning designations 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
identified as 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: Request for Council Action
Map of Subject Area
Resolution 2016-028: Land Use Amendment
Resolution 2016-029: Findings of Fact for the Rezoning
Resolution 2016-030: Amend Ordinance 502.25
REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute the following
resolutions:
1. Resolution 2016-028: Land Use Amendment Findings of Fact and Approval
2. Resolution 2016-029: Rezoning Findings of Fact
3. Resolution 2016-030: Amend Ordinance 502.25
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Country Manor, Land Use Amendment & Rezone Requests
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Rezone Requ t Rivers Bend Subdivision
to R-3 Multiple Fa ily
Land Use Amendment Request to Community Oriented Mixed Use PUD
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Rezone Request to R5 Supportive Care District
Kennedy Community School
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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
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CITY OF ST. JOSEPH
Resolution 2016-028
RESOLUTION ADOPTING FINDINGS OF FACT AND APPROVING A LAND USE
AMENDMENT FROM MEDIUM DENSITY RESIDENTIAL TO COMMUNITY ORIENTED
MIXED USE PUD
IN RE:
FINDINGS OF FACT
Application of CM St. Joe, LLC AND DECISION
Land Use Amendment for Country Manor Senior Living Campus
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 St. Joe, LLC(herein
after referred to as "Applicant") 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, on June 13, 2016 the St. Joseph Planning Commission reviewed the land use amendment
request and recommended approval; and
WHEREAS, CM 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 (hereinafter
referred to as "Subject Property"):
Outlot A, Rivers Bend- 84.53494.0200
Outlot B, Rivers Bend- 84.53494.0201
Outlot C, Rivers Bend- 84.53494.0202
Outlot D, Rivers Bend- 84.53494.0203
Outlot O, Rivers Bend- 84.53494.0214
NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST.
JOSEPH, STEARNS COUNTY, STATE OF MINNESOTA,finds the following facts:
I. That CM St. Joe, LLC 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 is bounded on the north and west with 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 the Subject Property as follows:
Outlot A, Rivers Bend: Northwest 7±Acres R3, Multiple Family Residential; Remaining
acreage R-5 Supportive Care District.
Outlots, B, C, D and O R-5 Supportive Care District.
7. The requested rezoning is 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.
8. 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.
9. That a land use designation to Community Oriented Mixed Use PUD would be consistent with
the Final Arcon AUAR Update and Mitigation Plan.
10. 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 BY THE CITY COUNCIL OF THE CITY OF ST.JOSEPH,
STEARNS COUNTY, STATE OF MINNESOTA: That based on foregoing Findings of Fact, the land
use on the Subject Property is hereby amended from Medium Density Residential to Community Oriented
Mixed Use PUD.
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council
this 201h day of June, 2016.
CITY OF ST. JOSEPH
By
Rick Schultz, Mayor
By
Judy Weyrens. City Administrator
CITY OF ST. JOSEPH
Resolution 2016-029
RESOLUTION ADOPTING FINDINGS OF FACT RELATED TO A REZONING REQUEST
FROM R-1 SINGLE-FAMILY RESIDENCE TO R-3 MULTIPLE FAMILY RESIDENCE AND
R-5 SUPPORTIVE CARE DISTRICT
IN RE:
FINDINGS OF FACT
Application of CM St. Joe, LLC
Rezoning of Country Manor Senior Living Campus
On May 23rd, 2016 the St. Joseph Planning Commission conducted a public hearing to consider the
application of CM St. Joe, LLC (herein after referred to as"Applicant") 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, on June 13, 2016 the St. Joseph Planning Commission reviewed the rezoning request and
recommended approval; and
WHEREAS, CM St. Joe, LLC initiated the rezoning on certain properties generally located south of
County Road 121 and west of 12"'Avenue Southeast and described as follows (hereinafter referred to as
"Subject Property":
Outlot A, Rivers Bend- 84.53494.0200
Outlot B, Rivers Bend- 84.53494.0201
Outlot C, Rivers Bend- 84.53494.0202
Outlot D, Rivers Bend- 84.53494.0203
Outlot O, Rivers Bend- 84.53494.0214
NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST.
JOSEPH, STEARNS COUNTY, STATE OF MINNESOTA,finds the following facts:
1. That the Applicant properly applied for the rezoning for the properties as described above.
2. That the requested rezoning designation for the Subject Property is as follows:
Outlot A, Rivers Bend: Northwest 7±Acres R3, Multiple Family Residential; Remaining
acreage R-5 Supportive Care District.
Outlots, B, C, D and O R-5 Supportive Care District.
3. That the Subject Property is a Planned Unit Development(PUD) consisting of 131 +/- acres.
4. That the approved PUD includes 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 to include
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 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.
II. 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.
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this 20"'
day of June, 2016.
CITY OF ST. JOSEPH
Rick Schultz, Mayor
Judy Weyrens, Administrator
CITY OF ST. JOSEPH
Resolution 2016—030
Amendment to Ordinance 502.25
The City Council of the City of St. Joseph hereby ordains:
That Ordinance 502.25, Zoning District Boundaries and General District Provisions is hereby is adopted
establishing the rezoning of certain properties from R-1 Single Family Residence to R-3 Multiple Family
Residence and R-5 Supportive Care District.
WHEREAS, CM St. Joe, LLC had petitioned the rezoning request on certain properties located south of
County Road 121 and west of 12th Avenue Southeast; and
WHEREAS, the rezoning request has been referred to the Planning Commission on May 23, 2016 and
June 13, 2016; and
WHEREAS,The Planning Commission conducted the public hearing on May 23, 2016 at which all
persons interested were given an opportunity to be heard; and
WHEREAS,the proper publication was mailed notice of the public hearing to consider this matter has
been given; and
WHEREAS,The Planning Commission reviewed the request on June 13, 2016 and recommended
approval of the rezoning; and
WHEREAS,it was determined that the rezoning of the following described properties is in the best
interests of the City of St. Joseph.
NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF ST.JOSEPH, STEARNS
COUNTY, STATE OF MINNESOTA: That rezoning the properties legally described as:
Outlot A, Rivers Bend: Northwest 7±Acres R3, Multiple Family Residential; Remaining
acreage R-5 Supportive Care District.
Outlots, B, C, D and O R-5 Supportive Care District.
BE IT FURTHER RESOLVED: That the clerk is hereby authorized to record such classification from
the described property upon the official zoning map causing the same to be published.
This amendment was adopted this 20th day of June, 2016 and shall be effective upon publication.
CITY OF ST. JOSEPH
BY
Rick Schultz, Mayor
BY
Judy Weyrens, Administrator
This amendment was published on , 2016.
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