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HomeMy WebLinkAbout[04] Preliminary Plat - St. Joseph Professional PlatcrrvoFhT,lc~KrH Planning Commission Agenda Item 4 MEETING DATE: AGENDA ITEM: SUBMITTED BY: STAFF RECOMMENDATION: PREVIOUS PLANNING COMMISSION ACTION: June 1, 2009 Public Hearing -Professional Plat CVV, LLC, 1314 Minnesota St E Administration Recommend approval of the preliminary plat BACKGROUND INFORMATION: The Staff has been working with the property owner and a potential business owner to re-plan a portion of the Buettner Business Park Plat. The original parcel contained 4.98 acres and the revised parcel includes four lots all containing at least one acre. The proposed development will be used for low density professional and the property is zoned 62, Highway Business. The plat includes easements for utility and access. At this time a building plan is not part of the platting, only lot development. Any development would require Planning Commission approval. The plat has been reviewed for access and utility availability but since development is not included, the site has not been reviewed for drainage. The City will require a development agreement acknowledging any development will require hydrology review and submittal. Randy Sabart will be at the meeting to answer any questions you may have. ATTACHMENTS: Application, Stearns County Engineer Road Certificate, REQUESTED PLANNING COMMISSION ACTION: As the plat does not include development, accept the preliminary plat and authorize the drafting of a development agreement for final plan approval. ~. CITY OF ST. OS~PH 1 wWw. cityof stjoseph.com City of St. Joseph Public Hearing Notice The St. Joseph Planning Commission will conduct a public hearing on Monday, June 1, 2009 at 7:00 Administrator PM at the St. Joseph City Hall, 25 College Avenue North. The purpose of the hearing is to consider a ~udy ~eyrens Preliminary Plat entitled St. Joseph Professional Plat. The property is legally described as Lot 1, Block 4, Buettner Business Park. Mayor CVV LLC, 1514 East Minnesota Street, St. Joseph, MN 56374 has submitted the request for A) Rassier preliminary Plat. Councilors Judy Weyrens Steve Frank Administrator Bob Loso Renee Symanietz published: May 22, 2009 Dale Wick mat ~`r e ~~' 4z 1, ~~;, ~~ m i ~. _..........._._r......_.....~._._ __.~ ~_ ,,--r-T - ZS College Avenue North PO Box 668 Phone 3zo.363.7zoi Proposed Preliminary Plat ' Saint ~oseph, Minnesota 56374 Fax 3zo.363.o34z MAy ~ ~ zoos APPLICATION. FOR: SUBDIVISION REVIEW CITY pFST, JOSEPH CITY OF ST. JOSEPH 25 College Avenue North St. Joseph, MN 56374 PH: (320) 363-7201 FAX: (320) 363-0342 APPLICANT(S) NAME: Curt Cotton DATE: 4-16-09 ADDRESS: 1514 East Minnesota Street. St. Joseph MN 56374 PHONE NUMBER(S): 320-363-7729 FAX: PROPERTY OWNER(S) NAME (if different from Applicant): Central Minnesota Federal Credit Union ADDRESS: P.O. Box 160. Melrose. MN 56352 PHONE NUMBER: 320-256-4269 FAX: 320-256-7684 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 all 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: 84.53470.0235 Legal Description of Property: (Please Attach Metes 8~ Bounds Description) Lot 1, Block 4, BUETTNER BUSINESS PARK according to the recorded plat thereof Stearns County Minnesota. C. Required information: 1. Name of Plat: ST. JOSEPH PROFESSIONAL PLAT 2. Location: Southwest Quadrant of Intersection of C.S.A.H. No. 133 and Elm Street. St. Joseph, MN 3. Gross Area: 4.98+/- Acres City of St. Joseph Application for Subdivision Review Page 1 4. Number of Lots: 4 5. Current Zoning Classification(s): Hiphway Business (B-2) 6. Desired Zoning Classification(s): Same as above 7. Current Zoning Classification(s) of Adjacent Parcels: 8. Name of Pending Street Name(s) Included in Development: N/A Name & Address of Land Surveyor/Engineer: Bonestroo: 3717 23rd 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 1/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 additional pages as needed)? Do any of the special conditions and circumstances result from your own actions (if the answer is yes, you may not qualify for a variance)? City of St. Joseph Application for Subdivision Review Page 2 What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision code or other City code/plan would deprive you of rights commonly enjoyed by other properties in the same district under the terms of the 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: F. Describe the physical characteristics of the site, including but not limited to, topography; erosion and flooding potential; soil limitations; and, suitability of the site for the type of development or use contemplated. City of Sl. Joseph Application for Subdivision Review Page 3 G. Describe the fiscal and environmental impact the proposed development will have on adjacent property owners 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. 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. J. Attach completed copy of applicable submittal checklist(s) with application. I/VVe 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. 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JOSEPH PROFESSIONAL PLAT WA~~A~ueYxEae~roExxYwxECTSIIIExvlsl°x • AID TINT I AM A °1ILY l1QxSED RI°fE551°NAL FtIGII1EER UII°FII THE LAWS OF THE STATE aF MWNESOTA. ~ ~ ° DR. CURT COTTON, ST. 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JOSEPH PROFESSIONAL PLAT ~HEn®rfFATIFrTHntTH4sPlAN,sPEaPIGTION,ORWi[1RT •• W S ~ F I1HD TIWT 1 M1D A DLLV U~NSED PROFFSSIOIML BKINE9t ~ ~y~ UNOEA THE UWS Q THE STFTE OF MWNESOfA W ~ ~ PRINT NMIE: THnMac4 HPCKEHMOfF ~ o _ ~ DR. CURT COTTON, ST. JOSEPH, MN ~ ~ N ~ ~ ~ ~ ~ ~ PRELIMINARY CONSTRUCTION DETAILS sICN~TURE: , • MTE: 09I15lU4 UC. NO. riSM • MITCHELL A. ANDERSON, P.E. Highway Engineer JEFF MILLER, P.E. Asst. Highway Engineer JODI TEICH, P.E. Asst. Highway Engineer COUNTY OF STEARNS Department of Highways ~tEC~1VEC PO Box 246 • St Cloud, MN 56302 MAR 0 9 2009 (320) 255-6180 • FAX (320) 255-6186 ,y :; a March 6, 2009 STEARNS COUNTY HIGHWAY DEPARTMENT COUNTY PLAT REVIEW PLAT: ST. JOSEPH PROFESSIONAL PLAT The basic criterion for this plat review is provided for in the Stearns County Comprehensive Plan. Location The general location of the plat is west 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 2007 traffic volume on CSAH 133 in this area is 6500 ADT. CSAH 75 is classified as a minor arterial and the traffic volume is 23,700 ADT. Right of Way 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 placed/constructed outside of the permanent county right of way. Access Management: One access only will be permitted from CSAH 133 in the location shown on the preliminary plat, aligned with the access across CSAH 133. Traffic flow through the platted property should be directed to exit the property via Elm Street. If traffic flow problems arise in the future along CSAH 133 due to this entrance, the entrance maybe converted to aright-in/right-out only. The owner should confer all "rights of access" to Stearns County for the property frontage along and adjacent to the County right of way. nays-aria `Affirmative Action /Equal Opportunity Employer" Drainage Facilities: 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. The existing stormwater pond located 350 feet north of Elm St. will not accommodate an increase in volume due to increased impervious surface. The Hydrology Report shall be submitted to Stearns County Highway Department for review prior to development of any lot. Culverts constructed/placed within the county right of way as part of this project should be specified as a minimum of 15 inches in diameter. Any culverts crossing under existing or proposed county roads andlor municipal streets sho~ld be specified as reinforced concrete pipe and should be a minimum of 24 inches in diameter: Reinforced concrete pipe shall be tied/secured together with appropriate steel fasteners. A utility permit will be required if utility construction activities are within the county right-of--way. Traffic and Public Safety: All street and private entrances should be graded in such a manner as not to drain onto the existing county roadway. I have reviewed the above plat at the request of the municipality, for concerns relating to standazd engineering practice and policies as commonly applied to County Roads and Rights-of--Way. Maintenance/Operations I concur in the above review and recommendations. County Engineer ~~ Date G a Date Distribution: City of St. Joseph (original) Bonestroo (copy) uatav~ewtm~ine Map Yage 1 of l Vicinity Map ~.~,r~ ~~~~ 1 ' i ~ L - 1 - i 1 `l ' ~ ~~ I ~,. -- _ _. _- ' it K.!.A4d1 1 I ~ '~R ti 1 __--_ r -.____1 - ~ ~ III J I-__ _~. _ ~ - - ----- a- I I ~ '_ ~ i ~' i ~! I I fT -C 7~1f1-S t t_ l r I ~ --___ I _ u _ .' ~.._ '~, ~ '-- 4 1. I ' r -~-_ ~ / ~ ~ -~ i ~_ _. I ~ _ ' ~ i I 1 ~ ' ` ~ i' i I ~ ..~ i .. .. r i' _ -_ --- r __ - ____'.._. ., -- T -' - ~ I __ _ _ _. W ~ i . - ,: ' _. _ ; L -- - - -_- _ - _ _ - _. _ --- ~! _ . - -- I-__~____~ I ,i~ ~r E i - y I. ~. I - ,~ j I- I I r,, ~ ~ L I I- _ .~_IU I I .I I~ I ` , n ~I~~~_ 1: _~ i 1L.~~. i~ ~- e,Lai E 97 c -~- I ~ r'' ~ ~ r ~ _ it ~_ C ~ , __ w ~s ~ { -~ y "" i T -~t ~, ~~ u ~ ~ i ~ rr i~ _ ~ ~_fi % ~ ~" ! ! ~ I ; --~- a ~ - b.axgs ~T 4 ~~~ I iii ~I , ELK ? ~II.. u,l~~ .~ss ~ _1_I- I AYright C: SEH Y©D3 ^ . ~ `^, '',' ,-~ ~__r CA _ r~ , r I I I i L I ldQ T J, r - •, . . L. I ~ i I I. _ j r- i _ ~ i _~ , _ ~ r _, ;~ . rr ~ ~ _ ~. } I . ~ I - I~ .~ )._.. I ~~ c r - ~ ~r r'' L_ ~ -- _ r l I II ;~ ~ i III ~ I ~ t. ~ 1-- BF~R eT ~ - . i_ ~ it j I l._ t ~,. 11 ~ , ~ _-- _- -_ _ ._ -. _ ~~ i ~; -G~~ r: ~~'-' -- ~+' ~ - R ST E _`__~_~- J--~, . i-~= n a ~, 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. https://portal.sehinc.com/sehsvc/html/dvo/mapl,ayout.htm 5/19/2009