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HomeMy WebLinkAbout2016 [05] May 23 May 23, 2016 Page 1 of 4 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, May 23, 2016 at 6:00 PM in the St. Joseph City Hall opening with the Pledge of Allegiance. Members Present: Chair Rick Schultz, Commissioners, Gina Dullinger, Steve Olson, Matt Johnson, Chad Hausmann, Daryl Schaefer, Chad Johnson. Community Development Director Therese Haffner Others Present: City Administrator Judy Weyrens, City Engineer Randy Sabart, Brian Kelm (CEO Country Manor), Cory Gerads (Alliance Building Corporation), Dan Tideman(GLTA Architects), Thomas Schueller, Michelle Lex, Steven Lex, Jane DeAustin, Tom Opatz Oath of Office:Weyrens administered the Oath of Office to Chad Johnson. Approval of the Aqenda: Hausmann made a motion to approve the agenda. The motion was seconded by Olson and passed unanimously by those present. Approval of the Minutes: Olson made a motion to approve the minutes of April 11, 2016.The motion was seconded by Hausmann and passed unanimously by those present. Countrv Manor-Comprehensive Plan Amendment, Rezonina, Preliminarv Plat,_PUD: Chair Schultz opened the public hearing and Haffner stated the purpose of the hearing is to facilitate the development of a senior mixed use development. The matters before the Commission are a proposed land use amendment, rezoning, planned unit development and preliminary plat submitted by CM of St. Jose, LLC. The property is located west of Jade Road and Kennedy Community School. Haffner provided additional background of the property. The property was originally part of the Arcon Development platted in 2005. In 2007, the Arcon PUD was amended as District 742 purchased land to build Kennedy Community School. Weyrens presented a map of the former Arcon PUD highlighting the area that has been purchased by CM of St. Joe. Part of the purchase of the property included Arcon conveying approximately 93 acres of parkland to the City. The parkland conveyed was part of the initial PUD that was approved in 2005. The conveyance of parkland satisfies the dedication requirement for all the property included in the 2005 PUD. Additionally, Arcon agreed that development of the remaining 75 acres will need to be preliminary platted before it can be developed. The 2005 approved PUD becomes null and void at this time. Haffner presented the Planning Commission with Preliminary Plat and site plans for the proposed development. The property contains approximately 135 acres and will developed in phases. The full buildout includes 120 independent living units, 48 memory care units, 59 patio homes and commercial uses to include a chapel, rehabilitation center, coffee shop, and restaurant. The first phase of the development includes 60 independent living units, 24 memory care units, 12 patio homes and a portion of the commercial use. Since the development plan has changed since 2005, the environmental document used for the PUD (AUAR)was required to be updated to reflect the proposed development plans. AUAR is an environmental review process that looks at natural resources such as wetlands, trees, storm water management, noise, looking at ways to mitigate impacts to the environment. An update to the AUAR is required and currently in the process of being completed. Haffner stated before the Planning Commission can act on the land use requests, the AUAR process must be complete, including City Council approval. Haffner stated the request before the Commission includes an amendment to the Comprehensive Plan. While the development plan is consistent with the Comprehensive Plan, the proposed site is listed as an area of transition. Additionally the narrative indicates future land uses to include mixed intensity resident and neighborhood commercial. The Comprehensive Plan would be updated to change the area from transitional to uses proposed. May 23, 2016 Page 2 of 4 Dan Tideman, GLT Architects approached the Commission as architect for the project. Tideman stated there will be 60 apartment units and 24 memory care units constructed with phase one. The building will be a combination of one and two stories with the memory care one story. Tideman stated the building is placed on the portions of the site that have already been disrupted from previous developers, where utilities are readily available. The development will embrace the woodlands and wetlands, developing around the features, not through them. Tideman added there is lower-level parking as well as inside parking for the residents. As no one else present wished to speak, Schultz closed the public hearing. Olson questioned if the comments of the City Engineer have been addressed.Tideman stated their engineers are working with the City's Engineer to resolve any outstanding items. Schultz questioned if the request for rezoning could be considered spot zoning.Weyrens stated that the zoning being requested is similar to R-3, which was originally planned for the area. The main difference is the addition of the commercial components. The proposed R5 Supportive Care District can be applied in future Planned Unit Developments and the proposal is not considered spot zoning. Schultz added he has concerns regarding the amount of additional traffic the development will create as there are already traffic issues on County Road 121 and Jade Road. Cory Gerads, CM St. Joe, LLC spoke as property owner. Gerads stated that the proposed development is similar to that what was proposed by Arcon. In fact the proposed development will reduce the overall density and save the natural features which would have been destroyed with the original plan. He stated that he is excited to bring the senior complex to the City of St. Joseph and Country Manor has been looking at located in St. Joseph during the past year. Hausmann questioned whether the connection for 2"�Avenue SW is in the Long Range Transportation Plan. Sabart stated it is not in the plan as the plan addresses the larger collector streets. The 2"d Avenue connection is designed to connect in the future once development to the North occurs. Schultz questioned if the R5 complex is connected to the rest of the facility. Sabart stated it is separate, mainly due to wetland preservation requirements and proposed lot configuration. When questioned if the Planning Commission is being requested to take action on the land use requests,Weyrens stated that at this time staff is only looking tor feedback and to identify any areas of concern. The land use applications will be brought back to the Planning Commission at the next meeting. Hausmann made a motion to table the following requests submitted by CM of St.Joe, LLC: Comprehensive Plan Amendment, Rezoning, Preliminary Plat and PUD.The motion was seconded by Schultr and passed unanimously. Zonina and Subdivision Ordinance Amendments: Mayor Schutlz called the hearing to order and Haffner stated the purpose of the hearing is to consider the proposed amendments to Ordinance 504, Subdivision Regulations, repealing and replacing Ordinance 502, Zoning Ordinance and adding Ordinance 520.46, R- 5 Supportive Care District. Haffner added the Supportive Care District is intended to provide continuing housing from independent to full care and for mixed use development. Haffner stated the majority of the amendments consist of cleaning up the ordinances and eliminating redundancies. Some of the major changes include eliminating Special Use language, replacing it with Conditional Use to remain consistent with state statutes. Haffner worked with the City Administrator and Building Official when amending the ordinances. Jane DeAustin, CMBA spoke in support of the proposed amendments. DeAustin stated the CMBA has over 450 members and as staff she reviews development issues on their behalf. DeAustin stated she reviewed the Ordinance Amendments and appreciates the change made to allow the bonus room in the R4 Townhouse/Patio Home Residential District. DeAustin stated it is important to allow flexibility in development and the ordinance amendments allow that flexibility. May 23, 2016 Page 3 of 4 As no one else present wished to speak, Schultz closed the public hearing. Haffner stated if the Planning Commission needs more time to digest the amendments to the zoning ordinances, then that is appropriate. The R-5 zoning ordinance is the only ordinance that is time sensitive and the staff recommendation is to approve the adoption of the R5 zoning ordinance. Hausmann asked if there are limitations on what can be in a bonus room. Weyrens stated ianguage could be included stating the bonus room does not include independent living quarters rather it should be used for common living space. Hausmann questioned whether the definition of an earth berm can be modified to include additional maintenance language. Haffner suggested including a maintenance section.Weyrens stated language could be included that the Planning Commission would have discretion in this area as sometimes berms are used as a barrier between zoning districts and landscaping of the berms should be included. Olson made a motion recommending the City Council approve the amendment to Ordinance 502.42 R-4 Townhouse/Patio Home Residential District allowing for a bonus room above the garage for patio homes.The motion was seconded by Hausmann and passed unanimously. Schaefer made a motion recommending the City Council approve the adoption of Ordinance 502.46 R-5 Supportive Care District.7he motion was seconded by Johnson and passed unanimously. Schultr made a motion tabling the approval of the remaining Zoning Ordinances for 30 days to allow additional time for review.The motion was seconded by Dullinger and passed unanimously. Fortitude Housinct—Concept Plan: Haffer stated that the City has been working with developer Tom Opatz to construct a senior complex entitled Fortitude Senior Housing. The project includes construction of a senior housing unit with 45 units. Tom Opatz, Fortitude Housing spoke on his own behalf. Opatz stated that at the request of staff, he conducted two neighborhood meetings to present his plan to the neighborhood and receive feedback. Of those present, he approximated that 95%were favorable to the development. The proposed development requires an amendment to the Graceview PUD as the area included both R1 and R3 structures with a density of 54 units. His proposal is one facility with a density of 45 to 47. Therefore he is reducing the density and providing for additional green space. Opatz presented a layout of the facility illustrating that it is projected to be constructed 100 feet off of 7th Avenue. About 20% of the project will provide for low-income senior housing. The main building will be three stories and there wil! be one-story detached garages. The facility will be staffed 24/7. Opatz added he does not anticipate large amounts of traffic at night other than staff coming and going. Sabart stated the extension of Faith Lane will allow for two ingress/e�ress accesses. There is the concern with the extension that traffic will travel through Faith Lane to get to 7 h Avenue. Weyrens stated the parcel was originally part of the Graceview Estates PUD and was platted for 54 dwelling units. The proposal is still within the density allowed.Weyrens added one of the concerns expressed from the residents was that the proposed building is three stories. However, the residents decided they would rather have one three story senior living facility rather than multiple residential units. Opatz stated he is working with the neighbors regarding additional landscaping to block some of the lighting of the facility. Haffner stated next steps include submittal a PUD amendment, preliminary and final plat. Schultz stated the neighborhood is coming to grips with the development and completely agree with the need for senior housing in the area. Weyrens stated Opatz owns a similar facility in Watkins that the Planning Commission members can tour if so desired. May 23, 2016 Page 4 of 4 Council Liaison Report: Schultz reported on the following: • CSB had a groundbreaking ceremony for their athletic fields. • Community Center Meeting: Schultz reported the Community Center Committee toured ColYs Academy for ideas on what to incorporate into the Community Center. • Both Kwik Trip and the Government Center are ahead of schedule. • Joint Planning Board: The JPB approved a 90 day moratorium on Solar Gardens in the Orderfy Annexation Area. A study committee will be formed to discuss where solar gardens would best be suited. • Reported a lot was purchased north of McDonalds for a retail space along CR 133. . Reported stated staff is trying to schedule a meeting for all the boards, Commission, and Council. Johnson questioned the status of Field Street. Sabart stated the project is under design and the City is working of right of way acquisition with the neighboring property owners, with construction slated for the Fall. The first phase of the project will be from College Ave east to 7th Avenue. Adiourn: Johnson made a motion to adjourn at 7:22 PM; seconded by Hausmann and passed unanimously. Therese Haffner Community Development Director