HomeMy WebLinkAbout[06] Concept Plan - Southview Heights crrv OF ST.JOSN PH Planning Commission Agenda Item 6
MEETING DATE: October 9, 2017
AGENDA ITEM: Concept Plan— Southview Heights
SUBMITTED BY: Community Development
STAFF RECOMMENDATION: Preliminary Discussion and Input
PREVIOUS PLANNING COMMISSION ACTION: Approved the Rezoning from B-2
Highway Business District to R-3 Multiple Family Residential in 2016.
BACKGROUND INFORMATION: KJ Development of St. Joseph, LLC is considering an
application for approval of an R3 Planned Unit Development(PUD) to accommodate the
construction of a mixed housing development to include townhomes (6-plex) and duplexes on
the property located just west of the Army Reserve Building and 20t"Avenue SE on the former
Delwin Ballroom site. The property owner and consultants met with staff a month ago and
presented a preliminary concept plan with duplexes and townhomes. A PUD would allow for a
mixture of housing that would not otherwise be allowed. The property is required to be platted
(preliminary and final) and receive site plan approval prior to any development. Additionally,
PUD approval would be required as part of the plat approval process depending on the specific
development request. The purpose of presenting a concept plan to the Planning Commission is to
have preliminary discussion and input on the private roads only. The specific development plan
is not being contemplated this evening as that will be reviewed based on city ordinances and any
specific land use application requests. The City of St. Joseph prohibits private streets per the
City's Subdivision Ordinance as a result of problems with previously approved private streets.
These private streets were not built to city specifications and later the City was asked to take
over the street. The street widths are too narrow and there is a lack of space for utilities,
drainage, snow storage, and sidewalks.
ATTACHMENTS: Concept Plan and Narrative
REQUESTED PLANNING COMMISSION ACTION: Preliminary discussion and input on
private streets only.
St.Joseph Planning Commission
October 9, 2017
RE: Del-Win Redevelopment Project
BACKGROUND:
Kl Development of St.Joseph, LLC is the current owner of the Del-Win redevelopment property. The property consists of
6.05 acres and is located on the east side of 20`h Avenue South East. When KJ Development of St.loseph, LLC purchased
the property,the property was rezoned from B2 to R3 with the intention of constructing a 56 unit apartment building on
the northern half of the property and mixture of duplexes and quad units on the southern half. The City was in favor of
this rezoning and the proposed use as it was seen as a natural progression of housing units within area.
in July, KJ Development of St. Joseph, LLC approached Lumber One Avon Inc. to consult in the planning of this
redevelopment area. In addition,Westwood Professional Services was hired to develop concept plans for the site. Over
the course of developing concept plans, the team decided to eliminate the 56 unit apartment complex and focus on
duplexes and six-plexes. The change in scope has reduced the overall unit density for this site as presented to the Ciry
when the property was rezoned.
The team has met with City Staff to solicit input on concept plans and to review the City's development requirements.
The proposed development will consist of duplex and six-plex buildings with an overall density of 52 units. This proposed
development will be a private development and the units will be rental. The internal drives and utilities are private in
nature as well.
PROPOSAL:
Kl Development of St. Joseph, LLC is considering the submittal of a R3-Planned Unit Development(PUD) application for
the redevelopment of the Del-Win site. The concept plan consists of 14 duplex buildings and 4 six-plex buildings,with a
mixture of 2 and 3 bedroom units. Each unit will have a 2 stall garage and 25' driveway,additional parking,rain garden
infiltration for storm water,and private internal drives and utilities.
Concept F includes two larger building pads in the SW corner of the property for the option of constructing twin patio
homes for an additional housing style.
Based on direction from City Staff, a PUD is the best option for this site and will allow the owners to request relief from
some of the R3 District regulations,while creating an open dialog between the City and owners when developing the site.
With Concept F,the following R3 development requirements have been met:
1) Parking: City Code requires 4 parking stalls per 3-bedroom unit. The proposal includes a 2 stall garage and parking
in the drive for every unit. In addition,there are 16 additional parking stalls within the development.
2) Density: City Code requires 4,OOOsf of property per 3-bedroom unit. If all units were 3 bedrooms,the proposed
unit density is 208,OOOsf. The site consists of 263,433sf.
3) Building Site Coverage: City Code states that the max building coverage on a given lot cannot exceed 35%. The
proposed concept consists 65,776ft or 25%lot building coverage.
4) Side Yard Setback: City Code requires a 20 foot side yard setback. Concept F is considering a 20 foot side yard
setback.
5) Front Yard Setback:City Code requires a 35 foot front yard setback. Concept F is considering a 35 foot front yard
setback.
PUD AND DEVIATIONS FROM R3 DISTRICT:
Based on Concept F, the owners are considering the submittal of a PUD and deviations from the R3 district for the
fol lowi ng:
1) Rear Setback to Residential: City Code requires a rear setback to residential area of 50 feet. Concept F is
considering a rear setback to residential of 30 feet.
2) Side Yard 5etback to Residential: City Code requires a side yard setback to residential area of 50 feet. Concept F
is considering a side yard setback to residential of 30 feet.
3) High Water level(HWL)from Storm Water Pond: City Code requires a setback from the HWL of 70 feet. Concept
F is considering a 50 foot setback from the HWL.
4) Imperviaus Surface Coverage: City Code requires a max impervious surface coverage of 50%. Concept F is
considering an impervious surface coverage of 56.1%. The 56.1% coverage includes a 10'x15' patio on each
duplex, space for additional parking, and the larger building pad for the patio homes in the SW corner of the
concept. Construction options to reduce the amount of imperious surface may be considered.
5) Private vs. Public Drive and Utilities: As stated, the proposed development will be rental. The owners are
requesting that City recognize the internal drives and utilities as private and not public. There are several
developments within the surrounding communities that follow this concept as a private development. Those
developments are:
a. Kensignton Gardens Patio Homes—St. Cloud
b. Liberty Glen—St. Cloud
c. Donovan Lakes—St.Cloud(new)
d. Middle Town 2—Sartell
e. Angushire Greens—Waite Park
These developments above are all successful, private,developments that include a 30 foot road right-of-way
and 26 foot drive. The utilities are installed in the street and a 30 foot drainage and utility easement is overlaid.
REQUEST FOR INPUT:
Based on a recommendation from City Staff,the owners are presenting this concept plan to the Planning Commission
for discussion and input. Lumber One Avon Inc will present Concept F and this narrative to the Planning Commission on
October 9t''and the owners will be available for detailed questions about the proposed development. Based on the
direction received from the Planning Commission,the owners will submit formal applications for consideration.
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DESIGNED:
CHECKED:
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SITE DEVELOPMENT SUMMARY
• EXISTING ZONING:
R-3 MULTIFAMILY
• PROPOSED ZONING:
R-3 PUD
• PROPERTY AREA
263,433SF(6.05AC)
• PERVIOUS SURFACE:
115,790SF
• IMPERVIOUS SURFACE (RATIO):
147,643SF(56.1%)
• BUILDING IMPERVIOUS (RATIO):
50'UP
x50' DLEX
30,000SF
68'x56' DUPLEX
7,616SF
6-PLEX
28,160SF
TOTAL
65,776SF (25.0%)
• DENSITY
50x50' DUPLEX
12 -BUILDINGS, 24 -UNITS
68'x56' DUPLEX
2 -BUILDINGS, 4 -UNITS
6-PLEX
4 -BUILDINGS, 24 -UNITS
TOTAL
18 -BUILDINGS, 52 -UNITS
• BUILDING SETBACK PER R-3 CODE:
35'=FRONT
20'=SIDE / 30'=SIDE TO ROW/ 50' SIDETO RESIDENTIAL
40'=REAR/ 50' REAR TO RESIDENTIAL
70'= POND NWL
• BUILDING SETBACK PROPOSED:
35'=FRONT
20–SIDE / 30'=SIDE TO ROW / 30' SIDETO RESIDENTIAL
30'=REAR / 30' REAR TO RESIDENTIAL
50'=POND HWL
• PARKING SETBACK:
10'
• DRIVEAISLE:
26'F -F
Westwood
Call 48 Hours before digging:
811 or call811.com
Common Ground Alliance I
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Southview Heights Phone (320)253-9495 370112th Street North, Suite 206 Concept F
Fax (320)358 2001 St. Cloud, MN 56303
Toll Free (800) 270-9495 W�RLYYOO�LG0111
St. Joseph, MN Proisdon l Sarvb. Inc.
SHEET NUMBER:
1
OF
1
0012336.00 1 DATE: 10/02/17