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Neighborhood Evolution proposes seven‑lot plan as preferred approach for two Beck Avenue parcels
Summary
Consultants presented five redevelopment scenarios for two city parcels at 1300 and 1306 Beck Avenue in Saint Andrews and recommended a subdivided, mixed‑use scenario (scenario 2) as most financeable; the commission asked staff to place the item on the June 23 agenda and requested due‑diligence work on floodplain, zoning and lending considerations.
City commissioners heard a detailed presentation from Neighborhood Evolution on five development scenarios for two city‑owned parcels at 1300 and 1306 Beck Avenue in Saint Andrews and discussed next steps for making the sites marketable.
Jim Cooman, a principal with Neighborhood Evolution, said the firm explored a range of options from activating the corner lot alone to combining lots for a higher‑intensity mixed‑use project. "Due to constraints placed on the site by the floodplain, selling the corner lot by itself is very difficult," Cooman said, and presented non‑permanent activation ideas (plazas, canopies) for floodplain areas.
Monty Anderson, another principal, and the team identified scenario 2 as the most viable: subdividing the combined site into seven lots with small commercial buildings fronting the street and residential units behind, connected by a center circulation drive and rear parking. Anderson emphasized a small owner‑occupied financing model in which owners occupy roughly 51% of a front building and rent the balance to improve financing options: "The key to affordability is two things: one is ownership, secondly it’s having a little bit to rent out," Anderson said.
Presenters stressed that floodplain elevation, insurance and lender appetite are critical due‑diligence items. Staff and commissioners discussed zoning constraints (setbacks and neighborhood zoning districts covering Saint Andrews, Millville and Glenwood) and whether properties should be handled case‑by‑case. Commissioner Street and others praised the preapproval/finance‑first approach as a way to attract small, local developers and to avoid repeating failed marketing attempts.
Consultants recommended civil engineering work and lender/insurer outreach before issuing an RFP to reduce buyer risk. Commissioners and the mayor expressed strong interest; staff said the presentation will be placed on the June 23 commission meeting agenda for further feedback but noted that the meeting cannot authorize binding commitments at a workshop.
No formal disposition decision or sale was taken; commissioners asked staff to continue refining options and to return with due‑diligence findings and suggested zoning clarifications ahead of a formal RFP or agenda item.
