Council rezones Diocese property

Multi-family

rezoning is

conditional

By KREMENA TODOROVA

Journal Staff Writer

NEW ULM -- The City Council on Tuesday approved 4-1 a final plat for a proposed new residential development on North Highland Avenue, rezoning the property to accommodate single, two and multi-family construction.

The development, sponsored by the land owner, the Diocese of New Ulm, will accommodate 27 single-family, three two-family and two multi-family lots.

While single- and two-family rezonings have been uncontroversial, multi-family rezonings, which permit construction of apartment buildings, have drawn fire from neighborhood owners, who have voiced concerns of falling property value and increased traffic.

The multi-family lots, approximately 3 acres each, lie between the Diocesan complex, 5th North, North Highland and 7th North streets.

While unconditionally approving uncontested single- and two-family rezonings, the council conditioned its approval of the multi-family lots on "community unit project" provisions in the City Code.

"Community unit project" regulations mean that a future developer will need a "conditional use permit" to develop the property, officials explained.

To obtain such a permit, a developer will need to submit a development plan to the city and go through an approval process. The approval process looks at factors such as impact on property values, the "safety" and "welfare" of the neighborhood and consistency with surrounding developments.

Councilors motivated their support for the multi-family rezonings with a desire to help the project move forward, citing New Ulm's housing crunch and a shortage of buildable lots.

Taking no action would hurt the developer and "the entire community," Council President Dan Beranek said.

"Progress is painful," Beranek said. "And let's face it -- multi-family construction is usually located near main roads."

Councilors also cited their wish to see a mixed-use neighborhood.

"[To deny the rezoning] strikes me as a bit unfair," said council member Clark Tuttle. "I am sure that somewhere along the line [the Diocese] got a message that we'd like to see a mixed-use neighborhood."

The conditional use provision will give the city and neighbors "some control" as to what is built, Tuttle said.

David Maroney, Project Manager for the Diocese, quoted Diocese officials as supporting the conditional use solution.

"We reviewed various alternatives," Maroney said. "We believe this is a viable way to accomplish our goals."

But residents remained unconvinced.

"One hundred percent of the neighborhood is opposed to an R3 (multi-family) designation," said resident Bill Brennan, one of about a dozen who attended the council meeting.

"The area is already overwhelmed with R3 designations ... How much more can we handle until property values are impacted?"

Brennan and others also cited the potential for increasing traffic and changing the character of the neighborhood.

A petition protesting the multi-family rezonings, signed by 60 people, was also submitted to the council.

The only councilor who sided with the neighborhood owners, Joel Albrecht, spoke in favor of taking no action until a specific plan for the lots is developed, or they are up for sale. This approach had also been recommended by the New Ulm Planning Commission, which discussed the issue in May.

In other business, the council 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 council voted to let its developer, RGI Realty Growth of Rochester, build a covered swimming pool within ten feet of South Minnesota. City regulations require a 20-foot setback.

The approval was conditioned on installing and maintaining landscaping to minimize the impact of the waiver.

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

* Officially announced a vacancy for the job vacated by late Mayor Bert Schapekahm and invited candidates interested in the post to contact the council.

Candidates are expected to submit a resume and discuss why they are interested in the job.

According to Council President Dan Beranek, an appointment will be made at the council's next meeting on June 20.

Beranek said that while several people have expressed interest, there is one firm candidate so far, Arnold Koelpin.