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Council approves Keepers Development rezoning and PUD with conditions for 42‑unit apartment
Summary
The council approved a comprehensive‑plan amendment and rezoning to allow a 42‑unit market‑rate apartment PUD, then approved the preliminary PUD plan with conditions requiring stormwater retention at construction, connected sidewalks, increased refuse capacity/frequency, and additional trees.
The St. Joseph City Council approved multiple land‑use actions Aug. 3 that clear the way for a 42‑unit multifamily development dubbed Keepers (the Oaks on 20th phase 2), subject to conditions intended to address traffic, pedestrian safety, stormwater and neighbor buffering.
Planner Therese presented the application: three parcels totaling about 3.02 acres south of Kwik Trip East, proposed to change from corridor commercial (B‑2) to high‑density residential (R‑3) with a PUD overlay, consolidate into a single 42‑unit market‑rate apartment building with detached garages, and dedicate an oversized stormwater pond that would serve future Minnesota Street needs. Therese said the planning commission recommended approval with conditions including additional trees, elimination of a north–south connection to phase 1, and sidewalks to be built with development.
Staff provided a trip‑generation comparison drawn from ITE methods: the parcels under existing B‑2 commercial zoning were estimated to generate about 1,089 daily trips, while the proposed R‑3 multifamily use was estimated at about 283 daily trips. The planner said the PUD would provide stormwater capacity "at no cost to the city" by dedicating ponding areas.
Council members debated safety and timing for sidewalks and requested additional protections and service capacity. One council member summarized concerns about pedestrian safety and urged requiring sidewalks sooner rather than later; others noted that, as currently zoned, commercial development could generate more traffic than the apartment alternative. The mayor noted these tradeoffs and emphasized that the PUD provides stormwater and sidewalks the city would otherwise need to pay for.
Council voted first on the comprehensive‑plan amendment (resolution 2025‑01), which requires a super‑majority; that measure passed by the required margin (reported 4‑1). Council then approved rezone findings (resolution 2025‑025) and adopted ordinance 2025‑007 rezoning the parcels from B‑2 to R‑3/PUD (each action recorded as passing 4‑1). For the preliminary PUD plan, the council approved an amendment requiring: construction of the stormwater retention pond at the time of apartment construction; doubled refuse capacity or increased collection frequency; sidewalks completed at time of construction on the west, north and east facings and connected around the building; and additional trees on the western side along 18th Avenue for screening. The preliminary PUD motion carried unanimously (5‑0) after those amendments.
Therese said subsequent steps include final PUD plan and agreement, preliminary and final plat, vacation of easements, site plan review, and building permits. The council indicated amendments would be included in the PUD agreement and in the conditions of approval.
Votes at a glance: comprehensive‑plan amendment (resolution 2025‑01) — passed (super‑majority reported 4‑1); rezone findings (resolution 2025‑025) — passed 4‑1; ordinance 2025‑007 (rezoning) — passed 4‑1; preliminary PUD approval with amendments — passed 5‑0.
