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Home My WebLink About[06.5] Coborns Realty~,~'~~~~, ctr~ c~ ~x ~r~t~ Counci) Agenda Item 6.5 a MEETING DATE: March 20, 2008 AGENDA ITEM: Public Hearing - Easement Release SUBMITTED BY: Administration BOARD/COMMISSION/COMMITTEE RECOMMENDATION: PREVIOUS COUNCIL ACTION: Buettner Business Park was platted in the late 90's and replatted in the 00's. It is typical to include drainage easement around the perimeter of the lots when platting. BACKGROUND INFORMATIOIV: Coborn's purchased two lots, Lot One and Lot 2 Buettner Business Park for a future store. In 2007 Coborn's has decided to sell a portion of the property to Centra Care for the construction of a new medical facility This transaction requires that the property be reconfigured and in this case platted. Once approved, the new plan wi11 replace the existing plan, however, once easements are dedicated to the City, the City can only release by conducting a public hearing and determining that it is in the best interest of the City to vacate the easement. The staff is recommending that the easement be released and the new preliminary plan will establish new drainage/utility easements once approved. While the Planning Commission has recommended approval of the Preliminary Plan contingent upon the developer meeting the requirements of the City Engineer/Public Works Director, the Preliminary Plan is not ready to bring before the CounciL Based on the plan not being ready for Council approval, staff is recommending that action on the easement vacation be tabled to April 3, 2008. The easements can only be released upon the approval of the preliminary and final plan of Coborn's Realty. At that meeting the staff will provide the Council with the necessary resolution to release the easement. BUDGET/FISCAL IMPACT: AITACHMENTS: 1) Public Hearing Notice; 2) Easement Sketches REQUESTED COUNCIL ACTION: Conduct the public hearing for the vacation of the drainage/utility easement and table action to April 3, 2008. . ~. ~I'. ~PH CITY OF S los ~www.cityof stjoseph.com City of St. Joseph Public Hearing The St. Joseph City Council shall conduct a public hearing on Thursday, March 20, 2008 at 7:15 PM at the St. Joseph City Hall. The purpose of the hearing is to consider the vacation of the North-South Utility Easement between lots 1 and 2, block 3, Buettner Business Park. The Adminiscrator request for the vacation of the utility easement is to allow for redevelopment of the area. ~udy ~Ueyrer,s The legal description for the proposed utility easement to be vacated is: The East 10.00 feet of Lot 1, Block 3, Buettner Business Park, according to the recorded plat thereof, Steams County, Minnesota, which lies south of the North 10.00 feet of said Lot 1 and Mayor lies north of the South 10.00 feet of said Lot 1 as measured at a right angfe to, parallel with and AI Rass~er contiguous to the north, south and east line of said Lot 1. AN D. Counci~ors Steve ~rank The West 10.00 feet of Lot 2, Btock 3, Buettner Business Park, according to the recorded plat Rick Schultz thereof, Stearns County, Minnesota, which lies south of the North 10.00 feet of said Lot 2 and lies north of the South 10.00 feet of said Lot 2 as measured at a right angle to, parallel with and Renee Symanietz contiguous to the north, south and west line of said Lot 2. Dale ~Uick The request has been submitted by Coborns Realty Company Ltd., PO Box 6146, St. Cloud, MN 56302. All persons wishing to be heard will be heard with oral testimony limited to 5 minutes. Written * testimony may be submitted to the City Administrator, City of St. Joseph, PO Box 668, St. Joseph, MN 56374. Judy Weyrens Administrator/Clerk Publish: March 7, 2008 Proposed Utility Easement to be vacated ZS College Avenue North • PO Box 668 • Saint ~oseph, TVlinnesota 56374 phone 3ZO.363.7zoi Fax 3zo.363.o34z s:a~ rm I `l,~ ! ~ `,~~~t . . . . . • . . .'1 ~ ~i i~ ~i ~ , i~~ . =h . ~ ' I '•', . .~+ . . ~ ~ • 'tt,, J I ~N~ ~ . . _ ^l . . - . . ~ . . ~ . . ~ . . ~ . . . ' ~ .. I ': .. ..t1Li:`:T~: o° ..:~.': LZ .::3. o .:3 ~ • . -.~ ;:; 40.00 N00'OS'30°W ` ~ ~, . _ . . . _ • ... ~~ S00'OS'30"E 228.75 ' ~ I . ' ~ ;t ( ~1 . ~ ~W2 80 ; r, \AI '_ /^ A^ V ~ . 1OO ~ ~ `' ` yo.~ • z ~ . . , I . I ~ ~ m~~ •~ .. ~ ~ ~W ~ . 1T~ ~ ' ~ • z~z mxm ,'-' ~t~ '^ ' ama . 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N a~ RICE BUILDTNG SYSTEMS SURVEV BY : St. Cloud Office - ~~ o m oRAWNeY: oMs 3717 23rd Street South ~ ~~n a o COBORNS REALTY PR03ECT oes~cNeoev: Saint Cloud, MN 56301 ~ g t ~ W~ ~° 1011 BENTON DRIVE SOUTH 3 < nrcaoveo er: ro~ Phone: 320-251-4553 Fax: 320-251-6252 ones roo P ~ ~ P SAUK RAPIDS MN 56379 oare: oz-oc-os , 0 BONESTROO zooa Website:www.bonestroo.com ;\2385\238507109\Cad\Ow,g\238507109V602.tlwg 2/77/2008 8:04 AM ~ ~ , ' ~ ~ ~ ~ . ' ~ I . . `t _t?'~ ~ •' ~ ~ ii a ~i :. i~ ~t ; . , ~~ . . . r . . . !~ . . ~ ~ . . . . . ~ ~ I ~ . . _ . ~ - . . _ . . -~ . . ~ _ . . _ . . _ . . J . . ~ . ~ ~ ~it~~Fi~,~ ~i~ ~ O lli: . :~5~~. O {.i~~ . ~ I rl: . r . . ~~ t.~ ~ . '-. . ~« . . _ f_________ ~ ~ . _. . . _ . . ~ . . _~ .. . ~ . . _ . . . _____________________________________________l ~ . _ I ~ I ~ 80 I 1 100 , ~ ~ ~ . . ~ ~' I . ~ . ~" ~ - . 1 ' . j O ~ .. ~ . I ~ . . 1 ~1 ~' . rT; . . ~ ~ • I . ~r ~ ~ . . . ~ ~ / ~ , ~ ~ I . . ~ .; ~m ' I1 ~ ~ .. ~ ~ . . I ~ ~ .. 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' 1~ N.m 1 ~ 0 . ~ J ~1 ~ . ~ ~ yr ~ ~ . _ N Z j ~ I ^~ O~ I ' ~ i ~ ' .w. ~ j . . . . . . ~5` I . . ~ ~ „ ' I !I 1 ( ~ 03~ °'~ ~ ~~~°" o Tm m 0~'3-°n~m~ z o'.?°sw-~ ?m '" c ~ ~?~^ f° c ~ (JI_ 7li m ~ ~~° . ~ ..a~ u i ~ c n ~ o °~z~ ° ~ o °~za ~ ~ . . N N ~ ,~ _ ~ n' n ~, a N rt C ~ ~ ~ N ~ G ~ ~ ~ ~ rt D r Z . . o ~ ~ ~~ d d-~ .~ o ~ ~ Nr ~ ~ ~ U I ( ( ~ ~ o Y~ D o. ~ o~~ v o o o D o ~ P d a~ ~ o~m a . = - N c 3,~ G ~ ~~ oo~ A° ~' °o~ Ao ~ O ~T ~ ~ ~' (11 ~ Gl ~ ~ O V i c°~= p~ rort QN ~ N~~ a ~. ~°1m°n~,m m01m onm~° ~ ° ' ° ' p ~ = Z~ cv-, ~" m~>>, ' T on _ ;~ onK a m - o~oo ~m_ m~o° ~~?or~ ZaI ~ ~ -0 n 3 o ~ rn i n a-• aQ~u'^ ~ ~ ~fao~~r m~d o °~ '~~ c-1 ~ c~-f o ~.. ~ ,p N. ~ v 3 D . ~. ~ p s n~ 3'° N . o, ~ a~ 3`° ,~ ~ ~ . D.. p m ~~ w~ om o a`~ m m~:~3 N~~ ~Q~ o. N~ rQ~ o~ ~mn~ ~ ~ ~ 01a~ Z~ . ~ll . Z ~ . .~ ~ . r . . ~c . 3 ~~.mz r p r . n:~on~°om~ a$~~~mF {Q . a ~ m o~-~ rTOr Nm^ F ~rtd ~.m m~ . i" ~ ° o°=-'~~ n n~'c3~~o~ !-`~3~Fo~ D N~ o ~ c . 2 m~~ . ~2~ -~ oma?o,ao om a?nc vc,°N'~~ac . NN~~a~ I71D ~~ n~ . ~ m ~ a „ z c ~ c w~ °a w ° `° zD c~ Z m g p mrn nou i ~o ~ m~~o ~ m~ 1-~ . ~ m~~ ~ ~.a`" , ~~ s~ °~o~- °1 os Z ni . . SURVEYBY: S Cloud Office N 9 RICE BUILDING SYSTEMS l. ~ w g w DftAWNBY: DMS 3717 23rd Street South ~ ~ u°J+ a~ COBORNS R EALTY PRO~ECT oes~~Neoev: Saint Cloud, MN 56301 , g tr ~ ~~ ~~ ~~ 3~ 1011 BENTON DRIVE SOUTH APPROVED BY: TDL~ PhOf1e: $ZO-251-4SS3 Fax: 320-251-6252 ~ an oo es N p O ~o p . SAUK RAPIDS, MN 56379 DATE: 02-08-OB , __..______ _......~ Website:www.bonestroo.com ~~r'~~~~L~ ~r~ o~ t~:;x~~ MEETING DATE: AGENDA ITEM: SUBMITTED BY: ~ouncil ~enda ~tem G.5 b March 20, 2008 Preliminary Plat - Coborn's Rea4ty Administration BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The Planning Commission conducted a public hearing on March 3, 2008 to consider the preliminaryplat entitled Coborn's Realty Plat. The Planning Commission has recommended approval contingent upon the fulfillment of the Engineer/Public Works Director requirements. PREVIOUS COUNCiL ACTION: BACKGROUND tNFORMATtON: As stated in the previous agenda item, the Preliminary P1at entitled Coborn's Realty is not ready for Council approval. However, the easement release for the plat had been published public hearing at this Council meeting. The Council could not considerthe easement release without the information as to how the property will be used. The City Engineer has received the revised information and he along with the Public Works Director will review. Once they have been satis~ed with the submission it will then be forwarded to the Council for review and consideration. It is the intent of Coborn's to complete the Rreliminary and Final Plat at the same time, which is typical for small plats. The staff has completed the draft Development Agreement for Coborn's to review as this document will need to be executed at the same time the p{at is approved. The Development Agreement memoriatizes the terms and conditions of the approval and is recorded with the plat. For your convenience I have attached the draft (unedited) minutes from the Planning Commission. The major item of concern was the location and management of spoil piles. The staff has included language in the DA that will outline the terms and conditions of all stock piles. The City is in receipt of the Centra Care plans and that matter will be before the Planning Commission at their regular meeting in ApriL BUDGETjFISCAL IMPACT: ATTACHMENTS: Planning Commission data REQUESTED COUNCIL ACTION: No action is required on this matter. (NOTE: The draft -unedited minutes are those which ore drafted by Sarah and I have not yet reviewed for correction. Therefore the minutes will change before the P/anning Commission receives them. I have sent them out in this format so the Council has an opportunity to see the action that happened at the PC meeting.J Extract of March 3, 2008 Draft (unedited) Planning Commission Meeting Pubiic Hearinq, Coborn's Realt~Company: Weyrens stated that the purpose of the hearing was to consider a Preliminary Plat to re-plat a portion of the Buettner Business Park, creating 3 lots to be developed commercially through the PUD Process. The property is legally described as: Lots 1&3, Block 3, Buettner Business Park. The request for preHminary plat approva! was submitted by Coborn's Realty Company Limited Partners. Weyrens stated that they would like to divide the current lots into three individual lots. One. ~ n will come before the Planning Commission next month. CentraCare is planning to develop on lot .~She ~' ~ ded that each plan would go through the development process. Based on comments from the„~~~~~~eer, ~tearns County, Public Works and Municipal Development Group, Weyrens sta#ed that mc~ of the~~,~ o F ments were focused on Storm Water and Utilities. According to the Steams County PIa~A v~w, th~~ccess at CR133 would not be widened. There was also some concern with their wish~ ~sto~~~#~e d~~t on-site and the City may want to limit the timeframe. Weyrens reminded the Commissrc~"n~~,that tt~are only looking for approval of the Preliminary Plat at this time. ~ ~,~;, ` '~ ~ ~~ ~.,,_ , Mark~ Wahlin approached the Commissioners on behalf of Coborns:~e~" ,~ v1s~~~,them that the architechts were also present if there were any qu~stions. He sta#ed that, cu~`i~ntly, t~il ~re ~'re no plans for Cobornsto begin construction on that site. They are requesting the re-plat~lhg ~ a"ii~;~to t~e fact that GentraCare did not need an entire lot; rather, they will be building on 3.2 acres~~ ~:~, ~",~~ ~~ ~ ~~.~~. ~~ ~ ~ ~° Ka~inowski opened the Public Hearing. With no one wishing~;~o I~~the hearing was closed. P~~~~~~ With respect to the stockpiling on-site, Meyer ques"'~~~netl~,where~the pile would be located. Chas, Rice Building Systems, approached the Commissi~ers ar~l, sta~~l that it would be placed near the tree line ~ and concealed from both Hwy 75 and CR133. V~e~rens~tated ihat the City does not want to encourage stockpiling; however, it may be atlowed if it is manag~~~'Kalinowski stated that based on the comments of Municipal Development Group, the City may want to set a two year time limit as well as required a written agreement stating how it will be m~iratained.~~llleyrens stated that that would be part of the Development Agreement. ~ ~ ~~'~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ Meyer made a motion to re~COmmen~d~~ouncil approval ofthe Preliminary Plat entitled Coborns Realty Company and req° x~.t~hat staff prepare the Development Agreement between the City of St. Joseph and Cobo,rn's Re o~y. The motion was seconded by Andersen. Qiscussion: ~ Wahlin adv~"~ ~~~~~ommissioners~that they wrll need the excess dirt when fhey develop that proper#y. Mey~~'~s~~ed t~t they would Hke to have it rer-~oved wi~hin two years. According to Wick, the main concern ~th~r~,nof~`onto the str~ets. McDonald stated that previously, the Commissioners allowed~ three yea~~~~ c~e`~~lopment downtown and here they are only allowing two years for development of this site. ,F.~ ~~~;„ ~.,:~.~ Weyrens si~~~ted that the motion include resolution of the City Engineer's Comments and the recommenda~ions of MnDOT. The motion passed unanimously. ~'~ ,cr~° c~~:r~a; ~~s~ w[~ Planning Commission Agenda Item ; MEETING DATE: ACafNDA ITEM: SUBMITTED BY: STAFF RECOMMENDATION: March 3, 2008 Public Hearing, Coborns Realty Company Administration Accept the Preliminary Plan entitled Coborn's Realty Company and recommend approval of the preliminary plan authorizing the creation of the Development Agreement. PREVIOUS PLANNING COMMISSION ACTIOIU: The Planning Commission in November 2007 approved a lot split for Coborns to allow the construction of a new medical clinic. BACKGROUND INFORMATION: Staff has been working with both Centra Care and Coborn's to develop the property at the intersection of 12th Avenue/CR 133 and County Road 75. Coborn's Realty owns lots 1 and 2 Block 3 Buettner's Business Park. It is anticipated that the area will be developed with a medical clinic, retail/grocery, and professional. Centra Care is in the process of submitting a development plan for lot 2 of the new plan. The public hearing is scheduled for your regular April meeting. At this time Coborn's does not have a time table for when the remaining plan will be developed. The staff has requested that the plan follow the PUD process. The proposed plat as itself does not include any development approval. However, the storm water for the entire site will be handled by Coborn's. Stearns County has reviewed the plat and has agreed to retain the existing curb cut on CR 133. However, the curb cut will not be able to be expanded. The plan does not include any public streets, only extension ofthe municipal services. After the Planning Commission meeting is finished, staff will work on the Development Agreement memorializing the terms of the plat. The Plan is consistent with the Zoning Ordinance and approving the plat does not guarantee development rights. Any development must follow the development process and appear before the Planning Commission. The City has received approval from the County regarding the plat and access. We are waiting for MNdot to send the certificate of approval as welL ATTACHMENTS: Hearing Notice, Project overview, application, letter regarding Centra Care, Site Plans, Stearns County Road Certificate, Engineering Comments, MDG Comments, Public Works Director comments, vicinity map REQUESTED PLANNING COMMISSION ACTION: Recommend the Council approve the Preliminary Plan entitled Coborns Realty Company and request staff prepare the Development Agreement between the City of St. Joseph and Coborn's Realty. . CITY OF ST. OS~PH 1 wwW.cityo~stjoseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission shall conduct a public hearing on Monday, March 3, 2008 at 7:15 PM. The purpose of the hearing is to consider a Preliminary Plat to re- J~dy ~Ueyrens plat a portion of the Buettner Business Park, creating 3 lots to be developed commercially Adm~r,~strator through the PUD process. The property is legally described as: Lots 1& 2, Block 3, Buettner Business Park. Mayor ` Coborn's Realty Company Limited Partners, PO Box 6146, St. Cloud, MN 56302 has AI Rass~er submitted the request for Preliminary Plat. Councilors Judy Weyrens Steve Frank Administrator Rick Schultz Renee Symanietz Dale VUick zs College Avenue North • PO Box 668 • Saint ~oseph, Minnesota 56374 Phone 3zo.363.7zoi Fax 3zo.363.o34z February lit''; 2008 BUIL~lNG SYSTENlS, lNC. 3udy Weyrens, ~ty Administrnfior Ci#y of St. Joseph 25 College Avenue North Si: Joseph, MN 56374 RE: COBORN'S RE+4LTY COMPA1+iY PLAT #~RCi.TECT OVERVIEW Coborri s Realty Company is proposing a Re-P1nt af fihe exisfiing property totpling 13.54 Acres current~y described as: Lots 1& 2, Slack 3, BUETTNER BUSINE55 PAi2K. New Properfiytar~d Description: Lo#s 1, 2& 3, Block 1, COBORN'S REALTY COJNPANY. The purpose of #he replutfiing and developmen# of sc-id property is fihe setling af the newiy re-plattad Lot 2(3.7b Acres) ta CentrdCare for n future Nledicnl Clinic. Any developmenfi of Lot 2 is done under separute submittal #rom Centrc~Cnre. Oeve#opment of sflid praperty includes the following Phase 1 Development: i, Cansfiruct a storm water pond designed for fihe entire 13.5~ acres of properfiy. A s#ormwater management ugreement beiween Coborn's and CentraGars hns been en#ered into and allows CentraCare access tg #he pand fio be developed on Coborn's property nfi the sou~fh end o# Lat 3. Stormwater cukuln#ions far nny specific future developmen-t would be submitted at the fiime of developmenfi. A hydrology report for ths entire properfiy has been completed and is atfiached as parfi ofi this snbmi##al, Ariy fill excavated from the ponsl will be used to construct the raad and the remaining fitl will be s#ockpiled as indicnted on the drawings and seeded until future developmenfi. 2, Consfiruct n rond #rom CR133 #o the eas# end of Lot 2{see drnwings). Access off CR133 is designed to use ti~e existing curb cut and u road certifieate from Sfiearn's County is pending for fu11 access. 3. Znstnl! utilifiies os indicnted on the drnwings where fihe rond wili be constructed. Utility work for nny future development will be dane at fihe #ime of the development. Fu#ure Develapment: 1: It i$ vndetermined at this point in time of a prajected dute for at~y future construcfiion. 2, Newiy re-plmtteci Lot 1 cauld include n future develapment of Retait / Office / Restnurant or the like, 3. luewly re-piutted Lot 3 couid include n future retail grocery facilityl liquor store/ convenience store with gas pumps/ pharmacy wi~h drive-thrul videol car wcisstt, etc. Please review a!! of #he submitted drawirtgs and infarmptian for a ciear unders#anding of proposed development. 5ineerely, RIGE 8t121.DIN6 SYSTEMS, SNC. ~' ~ ~~..- ~ c~,~;~~o~~ . -~~ Vi rt~side t ~ . ~~~~ r Chnss W. Rising, AIt1 Pro ject Archifect 'l011 Sauih 8entan DrFVe, PO Box 'f28, Sauk Rapids, MN 56379 {320} 252-0404 Fax. (320) 252-0470 vuwuv.ricetwila ingsysterns.com ~ t - ~ ~s '~ ',' v e ~ '~ vxt a ~.n 3 ~ ~ ~~ '~r'~r ~~ '~ , ~,~~j. ~, ~~ .~F.K x~ X " 3 z } ~ APF`L~CATlO1~~F4~ Sl1BDIVIS~ON REUIEV~I ~~' ~ ~ ~~ ~~.°~} ~,y~~~ . v+e~ f. ~,s„+..i.~ x'3~.:,a..s mWe~..a v n..s.,t.nw ~~r.w;vn~.. f~sa.rcrex .~ >+ ,,..~wvs .eF..mk.~ ..f!.av,.m.~r:.~ ~ ..m~t....aex~ m adY12u'e£'" ~. uin. .~.4f.. ~+N i-m~n I'2...? w.~'j'i..'.~~ ...a~~.. CITY OF ST. JOSEPH 25 College Avenue North St. Joseph, MN 56374 PH: (320) 363-7201 FAX: 320) 363-0342 APPLICANT(S) NAME: Coborn's Realty Company Limited Partners DATE: _2/11/08_ ADDRESS: PO Box 6146 St. Cioud, MN 56302 PHONE NUMBER(S): _320-252-4222 FAX: _320-252-0014 PROPERTY OWNER(S) NAME (if different from Applicant): Same as above ADDRESS: PHONE NUMBER: FAX: PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS, FIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND. I/We, the undersigned; hereby make the following application to the Planning Commission and City Council of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with ali ordinance requirements): A. Application is hereby made for: (Applicant must check any/all appropriate items) _X Preliminary Plat Review X Final Plat Review Planned Unit Development Plan Review Minor Subdivision Review B. Parcel Identification Number(s) of Property: Lot 1, Block 3, Buettner Business Park (ID # R84.53470.231) Lot 2, Block 3, (ID # R84.53470.233) Legal Description of Property: (Please Attach Metes 8~ Bounds Description) See Attached City of St. Joseph Application for Subdivision Review Page 1 C. Required information: 1. Name of Plat: _Buettner Business Park, Lots 1 and 2, Biock 3 2. Location: _CR 133 and Highway 75, St. Joseph, MN 3. Gross Area: _589,612 SF (13.54 Acres) 4. Number of Lots: 2 5. Current Zoning Classification(s): B-2 6. Desired Zoning Classification(s): _B-2 7. Current Zoning Classification(s) of Adjacent Parcels: B-2 8. Name of Pendirrg Street Name(s) Included in Development: 9. Name & Address of Land Surveyor/Engineer: _Bonestroo 3717 - 23~d Street South, St. Cloud, MN 56301 D. Does the proposed preliminary plat require rezoning? Yes, Explain X No E. Is the proposed preliminary plat consistent with design standards and other requirements of the City of St. Joseph Subdivision Ordinance, Zoning Ordinance and Comprehensive Planning documents? X_ Yes, skip to F, No, if `No' applicant must complete items below in italicized print. The request(s) which //we desire for our property require a variance from the following section(s) of the St. Joseph City Code: Section Section Proposed variance(s): Section What special conditions and circumstances exist which are particular to the land, structure or building(s) involved which do not apply to the land, structures or building(s) in the same zoning classification (attach additiona! pages as needed)? Ci1y of St. Joseph Application for Subdivision Review Page 2 Do any of#he special conditions and circumstances result from, your own actions (if the answer is yes, you may not qualify for a variance)? What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision code or other City code/plan would deprive yow of rights commonly enjoyed by other properties in the same district under the terms of fhe zoning code (attach additional pages as needed)? State your reasons for believing that a variance will not confer on you any special privilege that is denied by the code to other lands, structures or buildings in the same district: State your reasons for believing that the action(s) you propose to take is/are in keeping with the spirit and intent of the code? State your reasons for believing that a strict enforcement of the provisions of the code would cause undue hardship. Undue hardship means that the property in question cannot be put to a reasonable use if used under the conditions allowed by the code. Economic considerations alone shall not constitute an undue hardship under the terms of this code as referenced in state statutes: City of St. Joseph Applicatlon for Subdivision Review Page 3 erosion and ffooding potentiah soil limitations; and, suitability of the site for the type of development or use contemplated. Site is suitable for possible future de~elopment as described in the attached project narrative. G. Describe the fiscal and environmental impact tMe proposed development will have on adjacent property owners and the Ci~y of St. Joseph. Future Development of property will have a beneficial impact on adjacent property owned and the city of St. Joseph. H. If Application is for a PUD, provide a statement that generally describes the proposed development and the market which it intends to serve and its demand in relation to the city's Comprehensive Plan and how the development is designed, arranged and operated in order to permit the development and use of neighboring property in accordance with the regulations and goals of the city. N/A. I. Applicants for preliminary plat review must provide with this application the names and addresses of all adjoining property owners within 350 feet of the subject property. N/A. J. Attach completed copy of applicable submittal checktist(s) with application. I/We understand that any work to be done will require reimbursement to the city for any engineering, consulting, mapping or studies that may have to be done in conjunction with this subdivision. This includes any fees in conjunction with preliminary or fiinal plats. In addition a check for the appropriate fee(s) must be submitted along with the application. By signing this application below, 1/We are hereby acknowledging this potential cost. 1.~0 Applicants Signature ~~~-~-~ Property Owners Signature ~. -- ~ I -- v $ Date ~,~cc-o 8 Date City of St. Joseph Application for Subdivision Review Page 4 ~ `qdasor •~S ~ ~ ~~ ~e ~~ ~ 3 (Nd~a aiis) - i~~a ~Ndav~to~ ~i~dax s.~~ogo~ ~~ ~°~ ~ ~ ~ ~ ~ ~ ~ ''; ~ T(~ n (~c (~~Q ~ 3i~, $~t ,~ t. ~ ~ ~ ~ ~ ~ ~ O -L -J ~ ~ ~ 1 1 -J -J 1 1 ~L Q O Cl O ~ ~1 ~ ~.~ -~9a sa ^ ~ ~ ~ , ~ ~ , ,~~„~„~,~~ o~a~ .-- -~„~~~~~~~~ ~~~~ ~ V T ~ I o I « I ~ ~ ~ ~ ' J~}d.OL v ~ 1 -;~ I ~ I N I ' I ~ ~ ~ I Z ~ ' ~ I I , I ~ f ~ ~ ~ 3 ~ b ~ z~ ~ I ~ ~ a'o~ ~ ~ 1 ~ I ~ , ~ . d K N I I U ~ ~ I N I ~ ~ I $ I ~ ` . ~ ~ ~ a ~ . ~ ~ 3s ~- 4y 1 ~ ~' a~~ ~- ~ qi ~ I I i~ eso~ '~ \ ~i o a~ i p g~ i 69~~ ~~~ ~ ~ vFi ~ S ~ I ~ ~~ _ ^ . i - z R ~ a ~ ~ ' I ~ I ~EA~ - - i i~ ~ ! w , ! ~ ~ ~~ - ~ , ~ 4~ ~, . 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OZ'f4Sl 3,0£.50.005 .......... ` . ~ f~~N ~ ` ~°~ a~ I iii m z zLL~m o ~ w " °° G :s; ~ fY ~ ~-- `m~a~3 _ ~n K W ~py~Np . `• I ~1 ¢Ow mW . ' __-- _- ~ in ~ O~Fm N ~~ ~ ~ ZazOwW~ I C m ommaf -t- ~ I ~ •• ~ iii "_- ~ i ---- - I :f: ~ iu ~ o° e - :i; ~ .-- y \_.. yo p~ry : i ~'\ ~ .aF ! f f" }" \ gb Z 6~D s9 s ./. ' p `b - I ~ 1 ,.. .:. , ~ ~ ~ ~ ~ ~ f VA .I W ~ O ~ ~ I yg N ~ n ~ W ,~nn~o a ~ U.r'i'ri O V m000 ~ ~ ~ COUNTY 0F STEARNS MI'CCHELL A. ANDERSON, P.E.. Highway Engineer JEFF MILLER, P.E. Asst. Highway Engineer JODI TEICH, P.E. Asst. Highway Engineer Department of Highways PO Box 246 • St Cloud, MN 56302 (320) 255-6180 • FAX {320) 255-6186 February 6, 2008 STEARNS COUNTY HIGHWAY DEPARTMENT COUNTY PLAT REVIEW PLA~: BUETTNET2 BUSINESS PARK 4 The basic criterion for this plat review is provided for in the Stearns County Comprehensive Plan. Location The general location of the plat is east of CSAH 133 and north of CSAH 75 within the City of St. Joseph. ~~ CSAH 133 is classified as a minor arterial in the area of the plat. The 2003 traffic volume on CSAH 133 in this area is 4750 ADT. CSAH 75 is classified as a minor arterial and the traffic volume is 22500 ADT. Right of WaX The preliminary plat depicts existing 50-foot wide right of way as measured from the center of CSAH 133 as required for an urban minor arterial. Generally; all private facilities such as signs, entrance medians (divided entrances), fencing, etc. shall be ~lac~dlconstructed outside of the permanent county right of way. Access Mana eg ment: One access only will be permitted from CSAH 133 in the loeation shown on the preliminary plat. Traffic flow through the platted property should be directed to exit the property via Elm Street. The owner should confer all "rights of access" to Stearns County for the property frontage along and adjacent to the County right of way. Draina~e Facilities: #875-8898 ~Affirmative Action / Equal Opportunity Employer" Storm water drainage facilities should be designed in such a manner as to not exceed the current (pre-development condition) maximum storm water runoff flow onto county right of way. The analysis should be based on a minimum 100-year design storm. Culverts constructed/placed within the county right of way as part of this project should be specified as a minimuc~ of 15 inches in diameter. Any culverts crossing under existing or proposed county roads and/or municipal streets should be specified as reinforced concrete pipe and should be a minimuxn of 24 inches in diameter. Reinforced concrete pipe shall be tiedJsecured together with appropriate steel fasteners. A utility permit will be-required if utility construction activities are within the couniy right-o~ way. Traffic and Public Safetv: All street and private entrances should be graded in such a manner as not to drain onto the existing county roadway if possible. I have reviewed the above plat at the request of the municipality, for concerns relating to standard engineering practice and policies as commonly applied to County Roads and Rights-of-Way. . 4. , ~ . ~ . . . .. . . . ~ ~ ~ ~~ . ~ . Assi t ~oun ~'ngineer - Maintenance/Operations Date I concur in the above review and recommendations. ~r~~ ,~.,t~~ t~,~.~,,~ ~ a~ Stearns County Engineer Date Distribution: City of St. Joseph (original) Bonestroo (copy) r~ MUNICIPAL DEVELOPMEM GROUP, INC. DATE: February 28, 2008 MEMO T0: Judy Weyrens, City Administrator FROM: Cynthia Smith-Strack, Municipai Development Group RE: Coborn's Realty Company Plat Project Background Coborn's Realty Company proposes the replat of 13.54 acres legally described as Lots 1 and 2, Block Three of Buettner Business Park. The replat will create three lots in one block in a plat proposed to be named Coborn's Realty Company Plat. The replat will facilitate the sale and development of Lot 2(3.76 ac) of the new plat to CentraCare Clinic for the development of a medicaf facifity. In conjunction with the replat, the Developer proposes the construction of a storm water pond designed to treat the entire area being replatted. In addition, an access drive is proposed for construction which will extend from the existing curb cut at CR 133 to the easternmost parking lot access for Lot 2(CentraCare Clinic). Utilities suitable for servicing the proposed plat will be installed adjacent to the access drive. Timing of any future project within the replat is uncertain at this time. The storm water pond is being sized to accommodate a potential multiple tenant retail/office/restaurant facility and a potential future grocery store. Discussion The application submittal is very thorough and thoughtfully presented. The application is complete for subdivision and land use review purposes. Existing zoning for the area is B-2 Highway 75 Business District and subject to a Transportation Corridor Overfay District. The proposed repfat maintains consistency with existing zoning. As previously stated, the Developer proposes to extend an access drive from the CR 133 to the easternmost entry to a proposed parking lot. The City may wish to require extension of the access drive to the easternmost boundary of proposed Lot 2 so as to connect to a required secondary or emergency north/south access from the replat to Elm Street (illustrated as a future access drive on #he replat). MnDOT should review/approve regarding potential impact on trail. The proposed replat illustrates an area to be used to `stockpile' excess soil which will be reused on site at a future date. The Applicant should submit a written description of how the stockpile will be #reated to prevent erosion and control weeds. The Development Agreement should include a discussion regarding erosion control and maintenance of vegetation relating to the stockpile. In addition, the City may wish to require the applicant to submit a written description of how the remaining undeveloped area will be maintained (i.e. grass and weed control). Finally, in order to prevent the stockpile from becoming a nuisance the City may wish to require the excess soil be used within a certain timeframe (e.g. two years) or removed from the site. 25562 Willow Lane • New Prague, MN 56071 •(952) 758-7399 • Fax: (952) 758-3711 • staff@municipaldevelopmentgroup.com • www.municipaldevelopmentgroup.com / ~J SEH MEMORANDUM TO: Judy Weyrens, City Administrator FROM: Randy Sabart, PE DATE: February 27; 2008 RE: St. Joseph, Minnesota Coborn's Rea1ty Company Preli~ninary plat and plan review SEH No. A-STJOE0801 D71 I reviewed the preliminary grading and utility plans dated February 4, 2008, and have the following comments: Utilities 1. I understand that the proposed site utilities will be privately owned and operated. As such, the owner is advised of the following: a. Provide auxiliary gate valves at all hydrant leads (required at CR 133) b. Provide isolation gate valves-at all water main services (ex: car wash) (required) c. Provide isolation gate valves at water main branches, and at a mini.mum, at locations that will facilitate water main disinfection and flushing 2. Adjust the location of the water main parallel with County Road 133 (south-to-north pipe) such that it is contained on the site and not in the county right of way to facilitate construction and any future excavation of the pipe. 3. Increase the water main diameter from 6-inches to 8-inches for the stub along the southwest face of the building footprint on Lot 3. The building official should comment on the tennination point for the hydrant lead relative to fire protection on the east side of the structure. 4. It is my understanding City staff or the applicanf has submitted the preliminary plat to both Stearns County and the Minnesota Department of Transportation for review and comment. a. It is noted that the entrance from CR 133 is proposed to be wider than the existing curb cut and apron. b. Connection of the water main on CR 133 will require a Stearns County right-of-way utility pertnit. It appears that the pa~+ement may need to be disturbed in order to make the connection to the pipe and remove the e~sting, interfering hydrant. 5. The proposed (future) storm sewer parallel with the City's 42-inch storm sewer on the east side of Lot 3 should be offset a miniinuin of 20 feet froin the City's pipe to facilitate future exca~ation of the City's pipe (if warranted) and to a~oid/minimize future disturbance of the proposed pipe. 6. Because the proposed utilities will be shared between the lot owners, the purchase agreement/developer's agreement should address the ownership, access (easement}, and Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1777, St. Cloud, MN 56302-1717 SEH is an equal opportunity employer ~ www.sehinc.com ~ 320.229.4300 ~ 800.572.0617 ~ 32a.229.4301 fax St. Joseph, Minnesota Coborn's Realty Company Preliminary plat and plan review February 27, 2408 Page 2 maintenance responsibilities born by the respective lot owners. Sheet 3 illustrates an easement boundary, but it is not clear to whom the easement is being granted. ~ Hydrology / Storm water Sub-Catchmentss 7. The hydrologic summary indicates one larger drainage area (12.01 acres) and various small drainage basins (totaling.1.53 acres). Drainage from the various small basins is not accounted for in the modeling. The hydrologic information for these small drainage basins needs to be provided. 8. The small basin in the northwest corner of the property appears to drain into storm sewer that enters into the proposed infiltration pond. The area needs to be accounted for in the pond design or clarification of the area's runoff destination needs to be provided. Treatment and Calculations: 9. The hydrologic summary indicates that infiltration will be used as the primary outlet for the pond. The following City standards apply when relying on infiltration in the pond design: a. A 2:1 safety factor for infiltration treatment. Please adjust the infiltration rate and corresponding liydrology to reflect an infiltration rate of 0.3 in/hr (0.6 in/yr divided by 2). b. The City will also require verification of the infiltration rate by field testing after construction is complete. 10. Certain provisions of the NPDES Permit apply for storm water treatment relying on infiltration: a. Final planning will have to incorporate rigorous sediment and erosion controls to protect the infiltration areas from sediment and compaction. b. The hydrologic summary mentions that pre-treatment of the runoff from the future gas station area will be employed. Development of the fueling station with respect to stonn water infiltration raises the following concerns: i. The NPDES permit prohibits infiltration of runoff from vehicle fueling and maintenance areas. The drainage areas and treatment methods need to be re- configured to eliminate the gas station area from entering the infiltration area. ii. The NPDES permit requires ALL runoff be pre-treated before entering into the infiltration area. Many of the areas drain directly into the infiltration pond without pretreatment. Pre-treatment measures need to be provided. Possible alternatives to investigate include, but are not limited to, a two-cell pond or median depressions at inlet locations. c. Verification of at least 3 feet of separation between the seasonally saturated soils and the bottom of the proposed infiltration system must be provided. 11. The hydrologic summary notes that the runoff rate for the 2-year storm event will increase by 1.20 cfs and that this increase has been deemed acceptable. Please clarify. 12. A reminder that wash water from the proposed carwash cannot be directed into the pond should be given. St. Joseph, Minnesota Coborn's Realty Company Preliminary plat and plan review February 27, 2008 Page 3 13. Pond design and modeling accounts for infiltration over the entire surface area. It is accepted practice to only account for infiltration over the horizontal area. Adjust the modeling to account for the horizontal area. Storm Sewer: 14. The preliminary storm sewer calculations consider a runoff coefficient of 0.6 which typically corresponds to resideiltial or light industrial sites. Because of the amount of proposed impervious surface associated with the site, it is our opinion that a larger coefficient, for exasnple 0.8, may be more appropriate for storm sewer sizing. 15. The storm sewer calculations consider a time of concentration of 15 minutes for all drainage sub- catchments. The proposedtimes of concentration appear long for a site with the proposed amount of impervious surface and size of sub-catchments. Submit justification for the proposed times of concentration. Preliminary Plat 16. Dedicate a 15 foot-wide drainage and utility easement along the east plat line per ordinance section 54.16, Subd. Sc. to accommodate the City's existing 42-inch storm sewer. cb/mrc c: Dick Taufen, City of St. Joseph Ron Wasmund, Inspectron Inc. p:lpfls~stjoe\common\d77 coboms sitelcoalm-022708 jweyrens prelim plat rev.doc ~ .~ ~ . ~~ . Page 1 of 1 Dick Taufen From: Judy Weyrens Sent: Tuesday, February 26, 2008 9:55 AM To: Dick Taufen Subject: FW: Coborn's Plat From: Judy Weyrens Sent: Monday, February 25, 2008 12:35 PM To: 'Randy Sabart'; tjovanovich@rajhan.com Subject: Coborn's Plat Happy Monday!! Just a friendly rerninder that the PC packets go out this Wednesday. I am still waiting for comments from engineering/public works and the draft Development Agreement. _ . ..~.~. _ _,~...~:~ ..~ ~.~ ~ ~ .~e.,t~,A ,~,,r ~,~ ~~ .L~ t~ ~. ~..,.a ~ ~ ~ ~ ) s' . ~~ 2/26/2008 OV~~ DataViewOnline Map Page l of 1 Disclaimer: This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data from city, county, state and federal offices, and is to be used for reference purposes only. http://portal.sehinc.com/dataView/mapLayout.htm 2/2Q/200~ Coborn's Preliminary Plat - Buffer Map