Panel tables

rezonings for Diocese plan

Regulations waived for motel

By KREMENA TODOROVA

Journal Staff Writer

NEW ULM - Responding to neighbors' protests, the New Ulm Planning Commission Thursday took no action on a plan to rezone two North Highland Avenue lots for multi-family construction.

But the panel, which met in the presence of nearly 30 residents, approved some uncontested, single- and two-family rezonings requested by the Diocese of New Ulm.

All the rezoning requests are part of a long-awaited housing development plan drafted by the Diocese, which owns the property in question.

The area, roughly located between North Highland Avenue, 5th North Street, the Diocesan office complex and 8th North Street, will accommodate 27 single-family, three two-family and two multi-family lots, according to the plan.

The proposed multi-family lots, at 3 acres each, lie between 5th and 7th North, bordering North Highland.

Sixty home owners from the area bordering the development signed a petition opposing the multi-family rezoning. Twenty-plus came to the meeting to protest.

Owners said the rezoning may facilitate apartment construction, driving down property values, generate more traffic on North Highland, and potentially alter the neighborhood's character.

Diocese representatives, including Bishop Raymond Lucker of New Ulm, stressed that large-scale apartment construction is not part of the Diocese concept.

"A town-house type use is what we had in mind," Lucker said.

Project manager David Maroney, of Northfield-based Community Partners, Inc., said the multi-family zoning seeks to ensure "flexibility." While it would not prevent single or two-family construction, it is a must for quad homes or a potential institutional use, Maroney said.

Maroney also said the request is in line with the overall concept for the development, which calls for a "mixed-use" neighborhood, and would fit in with the location of utilities, street layouts and other constraints.

Acting on a motion by panel member Joel Albrecht, who is also the area's representative on the City Council, planning officials opted to leave the matter in limbo.

"It seems to me, these people (home owners in the audience) are no cheerleaders for the project," Albrecht said.

"A no vote can simply be a request for additional information ... I move that we take no action until a specific plan is presented or the property comes up for sale."

According to New Ulm Community Development Director David Schnobrich, neighbor concerns can be addressed in a pending development agreement between the Diocese and the city.

This document can link rezonings to a specific construction option, laying down building "density" rules.

Diocese officials expressed willingness to accept restrictions.

"It seems reasonable to wait until we come up with an agreement...," Lucker said.

The planning panel, however, agreed to rezone land on the proposed development's north side, creating 27 single-family and three two-family lots between 7th and 8th North. Parts of this section were previously zoned "agricultural residence" and other parts "multi-family residence."

The approved rezonings need City Council consent to take effect.

* In an earlier meeting, the New Ulm Board of Zoning Adjustment, which shares part of the Planning Commission members, agreed to waive city rules to allow the construction of a new motel.

The 60-room motel, a Microtel, will be located on South Minnesota Street, between 19th and 20th South.

The Board of Zoning Adjustment voted to allow its developer, RGI Realty Growth of Rochester, to build a covered swimming pool within 10 feet of South Minnesota Street. City regulations require a 20-foot setback.

Ed Pompeian, of RGI, argued successfully that the waiver was necessary because of topography and space constraints.

Pompeian stressed that while the motel, swimming pool and parking would take up the northwest half of the block, the southeast half would be needed for an unnamed future restaurant. Pompeian said a decision by a restaurant chain on whether to move in is expected this fall.

The effects of the pool waiver would be offset by landscaping, Pompeian said.