HomeMy WebLinkAboutMcDonald FindingsOrdinance Section 52.07, Subd. 3(e)
Standards: The Planning Commission shall recommend a special use permit and the Council
shall order the issuance of such permit if the application conforms to the specific standards set
forth below, as it would apply to the particular use at the proposed location:
Will not be detrimental to or endanger the public health, safety, morals,
comfort, convenience or general welfare of the neighborhood or the City.
' Adding these number of units should only proportionally increase what could be expected
in any neighborhood when density is increased (such as when the 46 single family homes
_ ~~~~.o(~ were built to the south of these vacant lots). L suggestion to ease traffic safety concerns is
~~rv`~ 0 addressed as an answer to standard number $:~
2. Will be harmonious with the general and applicable specific objectives of
the comprehensive plan of the City and this Ordinance.
The complex was harmonious with the former comprehensive plan as well as meeting the
desires of having a diversified housing base as outline in draft of housing chapter (five) of
the soon to be completed 2008 comprehensive plan. With credit tightening in our nation's
current economic environment, fewer people will likely be able to qualify for home loans
and this project will provide availability to other options.
3. Will be designed, constructed, operated and maintained so as to be
harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and will not change the essential character
of that area.
The intent of the proposed character of this development was clear from the evidence
presented regarding the initial approvals in 2001 and 2002. As such, this segment of the
total plan will not change the essential character of the Life Cycle development. The
developers have a solid history of managing units of this size and style within the St. Cloud
area.
4. Will not be hazardous or disturbing to existing of future neighboring uses.
The owners (S&H Partnership) plan to have on-site managers to ensure that apartment
rules will be followed at all times. There is no reason to believe that the apartment citizens
will create any hazards or disturb adjacent homeowners. The proposed use of land directly
east of this phase of development is for multi-family senior (over 55) housing. The land
directly to the west in owned by the College of St. Benedict and their long term plans show
that land as being used for athletic fields and college dormitories.
5. 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 track was
approved in 2002 and services planned and sized for the eventual full-build-out of the
Graceview Estates neighborhood. A modification to allowed on-street parking should be
considered as outlined in the response to standard number eight. The present procedures
of winter snow plowing may have to be changed due to the increase in traffic.
6. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfaze
of the community.
The proposal will have a positive economic impact to the city due to its ability to draw in
new citizens seeking this type of lifestyle and also grow our tax base. When examining the
tax records of homes near the city's last large new apartment complex (Boulder Ridge) the
values of those home did not decline but rose at the same rate as the rest of the city and
there was no evidence of the. homes taking any longer to sell than average.
7. 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.
There is no evidence that the proposed 40 and 34 unit apartment nor the 8 and 10 plexes
would create any problems noted above than what would be the norm for this density of
development.
8. 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 4th Ave SE which is designated as a collector street in the city's
transportation plan and should be able to handle the extra traffic. Due to neighbors
concerns regarding the width of 4th Ave SE it is suggested that parking be prohibited on ~a5
the side of the street opposite of the existing walkway/trail (west side). The future
development of another East/West corridor (commonly referred to as Field Street) will also
help traffic congestion.
9. Will have adequate facilities to provide sufficient off-street parking and
loading space to serve the proposed use.
Yes. The plan meets all off-street parking requirements.
10. Will not result in the destruction, loss or damage of a natural, scenic, or
historic feature of major importance.
No. The site is an empty field at this time with no historic significance