Loading...
HomeMy WebLinkAboutResolution of FindingRESOLUTION OF FINDING McDonald of the Planning Commission for the City of St. Joseph made a motion, and Mike Duetz seconded a motion, to recommend that the City Council approve the special use permit and amendment submitted by S & H Partnership, 229 - 5th Avenue South, Suite 101, St. Cloud, Minnesota 56301, and order the issuance of the requested permits and amendments: In reviewing the application, the Planning Commission considered all of the factors sets forth in the St. Joseph Code of Ordinance, Section 52.07, Subd. 3 in relation to the particular use and location as requested by S & H Partnership. The Planning Commission hereby makes the following specific findings: 1. On March 7, 2002, the City Council approved a "Special Use Permit to develop the property known... as Graceview with mixed housing". See City Council Minutes dated March 7, 2002. The PURR was for "mixed residential developments". The minutes of the Planning Commission and the City Council refer to the PURD application as "mixed housing". The Comprehensive Plan identifies this area as "mixed" residential use. The PURR and Special Use Permit encompassed the entire 91 acre development. 2. The proposed use will not be detrimental to or endanger the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the City. Adding the number of proposed apartment units will only likely proportionally increase the density of the residential neighborhood as originally planned and anticipated, and is comparable to that which would be expected from other permitted uses, such as residential single and family multiple dwellings. 3. The proposed permitted use will be harmonious with the general and applicable specific objectives of the City comprehensive plan and Ordinance. The proposed multiple family dwellings are harmonious with the comprehensive plan and previously approved, PURR and special use permit, and meet the desire and intent of the City to create a diversified housing base in conformity with the Ordinance. Given the current economy and housing industry, such a diversified and mixed residential used will afford community members housing alternatives to being homeowners. 4. The proposed permitted use will be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearances with the existing or intended character of the general vicinity and will not change the essential character of that area. The character of the proposed use development coincides with the concept plan, PURR, and special use permit issued in 2001 and 2002. As such, this stage of the proposed development does not change the essential character of the City's Life Cycle development. S. The proposed special use will not be hazardous or disturbing to existing or future neighboring uses. S & H Partnership intends to utilize on-site property managers for the apartment units to ensure the implementation and enforcement of rules for safety and welfare of the community. No evidence was presented to demonstrate that the residents of the proposed apartment units will create any hazards or disturb adjacent homeowners. The proposed use of the land situated east of Outlot A is for multifamily senior housing. The land directly west of Outlot A is owned by the College of St. Benedict and its long term plans show the land as being used for athletic fields and college dormitories. 6. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems, and schools. The concept for the availability of Life Cycle Housing within the entire 91 acre development was approved in 2002 and adequate services have been planned for and sized in conjunction with the eventual full-build-out of the Graceview Estates development. A modification to allow on-street parking, and alternative snow removal procedures to accommodate any increase in traffic, can be further considered, as set forth in Section 9, below. 7. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will have a positive economic impact to the City due to its ability to draw in new residents seeking alternative housing options to owning homes. Furthermore, a diversified housing base may increase the City's tax base. According to the tax records of property located within the City's most recent apartment construction known as Boulder Ridge, the value of the surrounding homes did not decline, but rose at the same rate as other homes within the City's limits. There is no evidence to suggest that the homes within Graceview Estates development would take longer to sell as a result of being located in proximity to the apartment units. 8. The proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke fumes, glare or odors. No evidence was presented to suggest that the proposed 40 and 34 unit apartment complexes, nor the eight and ten plexes will create conditions or activities which would be more detrimental to other residents, or their property, than that which would normally be expected for this type of mixed residential PURD. 9. The proposed development will have vehicular approaches to the property which are so designed as not to create traffic congestion or an interference with traffic or surrounding public thoroughfares. Ingress/Egress will be on 4~` Avenue Southeast which is designated as a collector street in the City's transportation plan and should be able to handle any increase in traffic. Due to neighbors concerns regarding the width of 4~' Avenue Southeast, it is recommended that parking be prohibited on the side of the street opposite of the existing walkway/trail (east side). The future development of another East/West corridor (commonly referred to as Field Street) should be considered to address any increased traffic congestion. 10. The proposed use will have adequate facilities to provide sufficient off-street parking and loading space to serve the proposed use. The preliminary plat meets all of the off-street parking requirements as established by the Ordinance. 11. The proposed use will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major importance. The proposed site is locate don an empty field having no historic significant. Based upon the above findings, the Planning Commission makes the following recommendations: 1) Approve the proposed Amendment to the Graceview Estates PURD as originally approved in 2002; 2) Allow for re-zoning of the property described as Outlot A of Graceview Estates 2 from Rl, Single Family, to R3, Multiple Family; and 3) Grant the application for a Special Use Permit and PURR to allow for the construction of two apartment buildings with a total of 75 units (2 four-plexes and 1 duplex) on Outlot A, as provided in S & H Development's plans, and attached hereto as Exhibit A.