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Home My WebLink About[05] Southview Heights, KJ Construction Council Agenda Item 5 MEETING DATE: October 24, 2017 AGENDA ITEM: Concept Plan – Southview Heights SUBMITTED BY: Community Development BOARD/COMMISSION/COMMITTEE RECOMMENDATION: By consensus, the Planning Commission recommends the applicant’s ability to move forward with the development process with the private roads. Based on their input, they viewed this similar to a multi-family lot with internal maneuvering areas rather than a typical local thru street. PREVIOUS COUNCIL 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 th the property located just west of the Army Reserve Building and 20 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 City Council is to have preliminary discussion and input on the private roads only. The specific development plan is not being contemplated 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. The City was asked to take over the private streets in Graceview Estates and Liberty Pointe subdivisions. The City agreed to take over the private streets in Graceview Estates because there was adequate room for public right of way but not Jefferson Lane in Liberty Pointe since there lacked adequate public right of way and utility easements where the houses are built as close as 15 feet from the street curb. Typically, private streets are not built to city specifications, including narrow street widths and lack of space for utilities, drainage, snow storage, and sidewalks. ATTACHMENTS: Concept Plan and Narrative REQUESTED COUNCIL ACTION: Provide input and direction on private roads only. St. JosephPlanningCommission October9, 2017 RE: Del-WinRedevelopmentProject BACKGROUND: KJDevelopment ofSt. Joseph, LLCisthecurrentowneroftheDel-Winredevelopment property. Thepropertyconsistsof th6.05acresandislocatedontheeastsideof20 AvenueSouthEast. WhenKJDevelopmentofSt. Joseph, LLCpurchased theproperty, thepropertywasrezonedfromB2toR3withtheintentionofconstructinga56unitapartmentbuildingon thenorthernhalfofthepropertyandmixtureofduplexesandquadunitsonthesouthernhalf. TheCitywasinfavorof thisrezoningandtheproposeduseasitwasseenasanaturalprogression ofhousingunitswithinarea. InJuly, KJDevelopmentofSt. Joseph, LLCapproachedLumberOneAvonInc. toconsultintheplanningofthis redevelopmentarea. Inaddition, WestwoodProfessionalServices washiredtodevelopconceptplansforthesite. Over thecourseofdevelopingconceptplans, theteamdecidedtoeliminatethe56unitapartmentcomplex andfocuson duplexesandsix-plexes. ThechangeinscopehasreducedtheoverallunitdensityforthissiteaspresentedtotheCity whenthepropertywasrezoned. Theteamhas metwithCityStafftosolicit inputonconceptplansandtoreviewtheCity’sdevelopmentrequirements. Theproposeddevelopmentwillconsistofduplexandsix-plexbuildingswithanoveralldensityof52units. Thisproposed development willbeaprivatedevelopment andtheunitswillberental. Theinternaldrivesandutilitiesareprivatein natureaswell. PROPOSAL: KJDevelopmentofSt. Joseph, LLCisconsideringthesubmittalofaR3-PlannedUnitDevelopment (PUD) applicationfor theredevelopment oftheDel-Winsite. Theconceptplanconsistsof14duplexbuildingsand4six-plexbuildings, witha mixtureof2and3bedroom units. Eachunitwillhavea2stallgarageand25’ driveway, additionalparking, raingarden infiltrationforstormwater, andprivateinternaldrivesandutilities. ConceptF includestwolargerbuildingpads intheSWcorneroftheproperty fortheoptionofconstructing twinpatio homesforanadditionalhousingstyle. BasedondirectionfromCityStaff, aPUDisthebestoptionforthissiteandwillallowtheownerstorequestrelieffrom someoftheR3Districtregulations, whilecreatinganopendialogbetweentheCityandownerswhendeveloping thesite. WithConceptF, thefollowingR3development requirementshavebeenmet: 1) Parking: CityCoderequires4parkingstallsper3-bedroomunit. Theproposalincludesa2stallgarageandparking inthedriveforeveryunit. Inaddition, thereare16additionalparkingstallswithinthedevelopment. 2) Density: CityCoderequires4,000sfofpropertyper3-bedroomunit. Ifallunitswere3bedrooms, theproposed unitdensityis208,000sf. Thesiteconsistsof263,433sf. 3) BuildingSiteCoverage: CityCodestatesthatthemaxbuildingcoverageonagivenlotcannotexceed35%. The proposedconceptconsists65,776ftor25% lotbuildingcoverage. 4) SideYardSetback: CityCoderequiresa20footsideyardsetback. ConceptFisconsidering a20footsideyard setback. 5) FrontYardSetback: CityCoderequiresa35footfrontyardsetback. ConceptFisconsideringa35footfrontyard setback. PUDANDDEVIATIONS FROMR3DISTRICT: BasedonConceptF, theownersareconsidering thesubmittalofaPUDanddeviationsfromtheR3districtforthe following: 1) RearSetbacktoResidential: CityCoderequiresarearsetbacktoresidential areaof50feet. ConceptFis considering arearsetback toresidentialof30feet. 2) SideYardSetback toResidential: CityCoderequiresasideyardsetbacktoresidentialareaof50feet. ConceptF isconsidering asideyardsetback toresidentialof30feet. 3) HighWaterLevel (HWL) fromStormWaterPond: CityCoderequiresasetbackfromtheHWLof70feet. Concept Fisconsideringa50footsetbackfromtheHWL. 4) ImperviousSurfaceCoverage: CityCoderequiresamaximpervious surfacecoverageof50%. ConceptFis consideringanimpervioussurfacecoverageof56.1%. The56.1% coverageincludesa10’x15’ patiooneach duplex, spaceforadditional parking, andthelargerbuildingpadforthepatiohomesintheSWcornerofthe concept. Constructionoptionstoreducetheamountofimperious surfacemaybeconsidered. 5) Privatevs. PublicDriveandUtilities: Asstated, theproposed developmentwillberental. Theownersare requestingthatCityrecognize theinternaldrivesandutilitiesasprivateandnotpublic. Thereareseveral developmentswithinthesurroundingcommunitiesthatfollowthisconceptasaprivatedevelopment. Those developmentsare: a. KensigntonGardens PatioHomes – St. Cloud b. LibertyGlen – St. Cloud c. Donovan Lakes – St. Cloud (new) d. MiddleTown2 – Sartell e. AngushireGreens – WaitePark Thesedevelopmentsaboveareallsuccessful, private, developmentsthatincludea30footroadright-of-way and26footdrive. Theutilitiesareinstalledinthestreetanda30footdrainageandutilityeasement isoverlaid. REQUESTFORINPUT: Basedonarecommendation fromCityStaff, theownersarepresenting thisconceptplantothePlanning Commission fordiscussion andinput. LumberOneAvonIncwillpresentConceptFandthisnarrativetothePlanningCommissionon thOctober9 andtheownerswillbeavailablefordetailedquestions abouttheproposeddevelopment. Basedonthe directionreceivedfromthePlanning Commission, theownerswillsubmitformalapplicationsforconsideration.