HomeMy WebLinkAbout[05] Kevin Johnson, Land Use Discussion
5
Planning Commission Agenda Item
MEETING DATE:
December 14, 2015
AGENDA ITEM:
Discussion – Land Use former Del Win property
SUBMITTED BY:
Administration
STAFF RECOMMENDATION:
PREVIOUS PLANNING COMMISSION ACTION:
BACKGROUND INFORMATION:
Kevin Johnson approached staff about the possibility of
constructing Multiple Family on the former Del Win Site. The property is currently zoned B2, Highway
Business which does not allow for rental. However, the Comprehensive Plan shows the property guided
th
half for R2 multiple family and half B2 Highway Business. The property is bordered on by 20 Avenue
which is going to be Collector Street based on the transportation plan.
Kevin Johnson indicated that the multiple would be similar to the project in Sauk Rapids entitled Wild
Flower Terrace. Below are some pictures of that project:
The density for the R3 is based on square foot by
apartment and staff has not completed any analysis of
the number of units that would fit. Since the project
would require rezoning and an amendment to the
Comprehensive Plan, the Planning Commission needs to
provide some direction as to whether or not a hearing
should be conducted to amend the Comprehensive Plan
and consider rezoning. At this meeting the Planning
Commission cannot approve any request; rather
determine is the proposal consistent with long term land
use Planning.
ATTACHMENTS:
Request for Planning Commission Action
Request to consider conducting public hearing
REQUESTED PLANNING COMMISSION ACTION:
Provide direction to staff and determine if a
public hearing should be considered.
CC3NSTRUCTIC?N IN�.
12/10/2015
To: City of St. Joseph
Attn.: Judy Weyrens
Re: Request to rezone property
Dear Ms. Weyrens,
I would like to formally request a change in zoning requirements of my property located in
the city of St. Joseph. The parcel address is 213- 20th Ave. S.E. and is 6.05 ac in size. The
property is currently zoned B-2 Hwy 75 Business District. The South half of this parcel is also
zoned B-2 but was changed in the comprehensive to allow for R-2 usage. I would like to change
the zoning on the North half of the parcel to R-3 to allow for a 56 unit 3 story apartment with
tuck under garage space. I would also ask to change the South half to an R-2 designation.
The apartment would be located on the North half of the parcel. The South half has future
plans for a mix of townhomes, twinhomes, and patio homes. A site plan is enclosed.
The proposed development would be similar to a mixed use development in Sauk Rapids
called 'Wildflower Terrace' located at 1251- 10th Ave. SE. in Sauk Rapids.
If approved, Phase 1 would begin construction this Spring. Phase 2 would be developed as
needed.
Thank you for your consideration.
��--�_____�,
Kevin Johnson
K. J. Development of St.Joseph
140- 75th St. N.E.
Rice, Mn. 56367
6870 Highway 10 NW • Sauk Rapids,MN 56379 •P: 320-255-9649•F: 320-255-0281 •www.kjohnsonconst.com
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District Twelve
Portion of District ‘Developed’
Approximate Location
District Twelve is located in the south central portion of the city. The
approximate boundaries include:
CR 121
Field Street (easterly projection)
Corporate limits
Total Acres in District: This district contains 357 acres.
Number of Acres Platted: 267 acres have been subdivided; 90
acres have not yet been subdivided.
Number of Acres with Potential Development Considerations: 15
Subdivided Ac.Non-Subd. Ac.
acres contain potential development considerations (hydric soils
and wetland).
Areas of Stability and Areas of Change: Areas of change and areas of stability have been identified within
this district. The majority of the district has been identified as an area of stability wherein the planning
emphasis is focused on preserving existing development from intrusion by incompatible uses. Areas of
change within this district include property owned by the College of St. Benedict east of CR 121. Land
area not labeled as ‘change’ or ‘stability’ are not expected to be serviced by municipal utilities in the near
term, however, conditions leading to utility extension and/or subdivision can change.
Prominent Features
thth
Prominent features within Planning District Twelve include Baker Street, 12 Avenue, 16 Avenue,
portions of Pond View and Cloverdale subdivisions south of Baker Street, Liberty Pointe Subdivisions,
Graceview Subdivisions, and unplatted areas adjacent to CR 121.
Existing Land Use
Existing land uses in this district include single family (detached and attached) residential dwellings,
multiple family residential, and agricultural uses.
Proposed Future Land Use
The majority of this district has been classified as an area of stability. Therefore, land use priorities focus
on maintaining existing residential neighborhoods through protection from encroachment by potentially
incompatible uses, protection of deterioration through strict code enforcement, and protection of the
public’s investment in streets and utilities through routine maintenance with reconstruction as needed.
An area of change has been identified east of CR 121 directly adjacent to the College of St. Benedict.
The area has been guided for future agricultural use with acknowledgment the area will likely be used for
a mixture of uses within the future.
2008 City of St. Joseph Comprehensive PlanChapter 4, Page 42
ORDINANCE 502 – ZONING ORDINANCE
b) For the basis of computing the number of permitted units within a multiple
residence, the following shall apply:
1. Efficiency unit for each 2,000 square feet of lot area; and
2. One 1 bedroom unit for each 3,000 square feet of lot area; and
3. One 2 bedroom unit for each 3,500 square feet of lot area; and
4. One 3 bedroom unit for each 4,000 square feet of lot area;
5. For each additional bedroom (over 3) per unit, an additional 500 square
feet of lot area;
6. Lot depths of greater than 150% of the average lot width shall be used in
computing the maximum number of units.
7. On-site manager unit – shall be based on the same square footage
requirements as stated above.
c) Multiple family dwellings shall not occupy more than 35% of the lot including
accessory buildings.
d) Each lot shall have a minimum width of 150 feet at the building setback line.
e) Each lot shall have a minimum width of 80 feet at the public right-of-way.
f) Impervious surfaces shall not exceed 50% of the lot area. Impervious surfaces
shall include all structures, parking spaces and driveway connecting the parking
space with a street or alley.
502.38, Subd. 5, amended 1/07
Subd. 6: Schedule of Allowances. The lot areas per dwelling unit described in Section
502.38, Subd. 5 shall be further subject to the following schedule of allowances, which shall be
added to or subtracted from, the minimum lot area per dwelling unit as prescribed hereby
regulating density requirements as to the location, use and access provided for the property
within the R-3 multiple residence family district.
a) For each parking space provided within the building, or underground, subtract
300 square feet.
b) If the site upon which the multiple dwelling is being constructed, or the zoning
district adjacent to the site is zoned for a commercial use, subtract 300 square feet.
c) If the multiple dwelling site is within 300 feet of an R-1 or R-2 Residence
District, add 300 square feet per unit, for all units constructed on the site.
d) If the total lot coverage is less than 20%, subtract 150 square feet per unit.
502.38-3
ORDINANCE 502 – ZONING ORDINANCE
e) In such cases where it is necessary to raze an existing principal structure in a
dilapidated condition, or where said building is economically unfeasible to
rehabilitate, there shall be provided an allowance of two dwelling units above any
other allowances required within this section.
f) If the multiple dwelling unit contains major outdoor recreational features or
structures such as swimming pools, improved outdoor common areas with
pathways/parkland or similar facilities requiring a substantial investment equal to
or greater than five (5%) percent of the construction cost of the principal
structure, subtract 75 square feet per unit.
g) If the multiple dwelling unit contains indoor recreation and social rooms equal to
twenty-five (25) square feet per unit or 1,000 square feet, whichever is greater;
subtract 50 square feet per unit.
Subd. 7. Setback Requirements.
a) The front yard of any R-3 residence shall be 35 feet from the lot line.
b) The side yard of any R-3 residence shall be 20 feet from the lot line, unless the
side yard abuts a street or highway in which case the setback shall not be less than
30 feet. In the event the side yard of an R-3 residence abuts another residential
district, all principal structures shall be set back 50 feet from the property line.
c) The rear yard of any R-3 residence shall be 40 feet from the lot line.
d) All building permit requests must be accompanied by a building plan and a
landscape plan acceptable by the Planning Commission.
e) No part of the structure including footings, soffits, gutters or other overhangs shall
encroach on easement areas.
Subd. 8: Height Requirements. No structure shall exceed the lesser of 3 stories or 40
feet in height except as hereinafter provided. Berming the building does not allow a building to
be constructed higher than 40 feet. Elevation for the building shall be determined by the average
grade of the land.
Subd. 9: Exterior Requirements. All exterior wall finishes on any building shall include
at least one material from each of the following groups:
a) Face brick, natural stone, wood textured precast concrete panels, textured
concrete block, stucco.
b) Pre-finished decorative panels made of metal, vinyl, steel or wood.”
502.38-4