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HomeMy WebLinkAbout[07a] S & H Development PlanCITY QN 1T. ,)(»hl'H Council Agenda Item~a MEETING DATE: July 16, 2009 AGENDA ITEM: S & H Development -Development Approval SUBMITTED BY: Administration BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The Planning Commission met on July 6, 2009 and reviewed the site plan for S & H recommending approval. PREVIOUS COUNCIL ACTION: In 2008 the Council denied the special use request of S & H Partnership to construct a 75 unit apartment facility, amend the Graceview PUD and final plat the property. After the denial the City was named. in a lawsuit and the City mediated the same. The mediation resulted in a lowering of the density and building height and reconfigured the layout. BACKGROUND INFORMATION: The Planning Commission considered the site plan in relation to the mediated settlement agreement and has recommended approval of the site plan, which results in the Special Use Permit, PUD Amendment and Final Plan also approved. At the time of Planning Commission approval there was an outstanding drainage issues which has since been addressed. The City Engineer has prepared a revised review letter in which he too is recommending approval. The City Staff is working on the Development Agreement which will outline the approval and issuance of a special use permit for the apartment facility. It is anticipated that construction will begin as early as August 15, pending permit approval. To help alleviate traffic concerns in the neighborhood, Bob Herges has agreed to allow the construction workers to park on the vacant lot where the senior facility is located. We have received this verification in writing. As soon as we have the agreement we will forward to the Council. BUDGET/FISCAL IMPACT: ATTACHMENTS: REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute the Development Agreement between the City of St. Joseph and S & H Partnership issuing a Special Use Permit to construct two 30 unit apartment facilities; Amend the PUD to allow for three structures on the Townhome section of the plat to consist of two four plexes and one duplex; Approval of the Final Plat and Site Plan. SEH MEMORANDUM TO: Judy Weyrens City Administrator FROM: Randy Sabart, PE April Bielejeski, PE DATE: July 9, 2009 RE: St. Joseph, Minnesota 2009 S&H Replat of Graceview Estates 2 Preliminary Plan and Plat Review SEH No. STJOE GEN 092 I reviewed the preliminary grading and utility plans received July 6, 2009, and have the following comments. Reference is made to my numbered comments from my June 17 and June 301etters for additional commentary or for issues that have not been fully addressed: Grading Plan 10. Label pond normal and high water level elevations on the grading plan. Illustrate drainage and utility easement boundaries on the plan. a. Label all ponds receiving storm water from the proposed site (including Pond S). Utility Plan 22. The applicant is encouraged to provide additional isolation gate valves at the tees on the water main serving the apartment complex. a. It is noted that no additional isolation valves have been added. Temporary Access Road at Elena Lane 26. Submit additional detail with respect to street and drainage design for temporary road construction to 95~' Avenue (7~' Avenue SE). The proposal fora 2-inch lift of bituminous over the existing gravel base is too "temporary", since it is unknown when the next phase of Graceview will be constructed. a. Staff met with the developer's engineer on July 8 to review site conditions and to discuss short-term drainage provisions. Staff concur with the proposal to construct a Swale/drainage basin on the north side of the temporary road and a drainage basin on the south side of the existing cul-de-sac. b. Indicate the thickness of the proposed aggregate base section. Hydrology Pond Design/Modeling 37. Infiltration basins require pre-treatment of the storm water prior to entering the infiltration area. This pre-treatment is not provided. Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717 SEH is an equal opportunity employer ~ www.sehinc.com ~ 320.229.4300 ~ 800.572.0617 ~ 320.229.4301 fax 2009 S&H Replat of Graceview Estates 2 July 9, 2009 Page 2 a. Minimal pre-treatment is provided. Provide additional catch basin sumps at DSC-2, DSC-4, DSC-6, and DSC-16. Erosion Control Plan 44. Submit preliminary erosion and sediment control and turf establishment plan in accordance with the NPDES construction permit. Additional temporary erosion control measures are warranted to protect both ponds. a. Items that should be included at a minimum, but not limited to, the following: ii. Infiltration areas cannot be used as temporary sedimentation basins. iii. Signed construction washout area. Construction Details 46. Include detail for bituminous trail construction. a. Reference the smaller aggregate size for the wearing course. See city detail. New Comments 50. The existing 18-inch outlet to the existing pond must be modified to match the new grading of the pond. Indicate adjustments to the rip rap volume at the same location. 51. Provide additional perimeter silt fence to protect the two proposed sedimentation ponds. 52. Identify the location of the soil boring used for establishing the water table elevation on the grading plan. 53. Update the temporary road connection at Elena Lane per the discussion with staff in the field. The temporary storm water basins shall be located and adequately sized to prevent frequent encroachment of run-off onto the pavements. The identified preliminary plan review comments above are relatively minor in nature, and they can be adequately addressed in the final plan submittal. I would recommend council acceptance of the preliminary plan submittal contingent upon completion of the outstanding engineering issues with the final plan submittal. cb/djg c: Terry Thene, City of St. Joseph Ron Wasmund, Inspectron, Inc. Tom Herkenhoff, Bonestroo p:\pt\s\stjoekommon\d92 replat of graceview est 2\cort\m-city prelim plan rev 070909.doc c:i•19' OF ti'r.JcxsF vH MEETING DATE: AGENDA ITEM: SUBMITTED BY: Planning Commission Agenda Item 6 July 6, 2009 S & H Development Plan Administration STAFF RECOMMENDATION: The staff is concerned with the outstanding drainage issues and it is up to the Planning Commission if they would approve the plan contingent upon Engineer approval or table approval until the outstanding issues have been resolved. PREVIOUS PLANNING COMMISSION ACTION: In August of 2008 the Planning Commission conducted a public hearing to consider the issuance of a special use permit to S & H Partnership to allow the construction of a 35 and 40 unit apartment, a PUD Amendment to allow three buildings on the townhome portion of the development (rather than two) and the replat of Graceview 2. The Planning Commission had recommended approval of the development including site plan approval in November. The City Council conducted a separate public hearing and based on Findings of Fact, the Council denied the request. BACKGROUND INFORMATION: The City has been involved in litigation since the denial by the City Council. On May 4, 2009 the City entered into a mediated settlement agreement that would allow the S & H project to move forward. On May 7, 2009 the City Council by majority vote accepted the terms of the mediated agreement (See attachment). The agreement outlines the terms under which 5 & H can construct two 30 unit apartment buildings and 10 townhome units. One of the most significant changes in the site plan is the orientation of the building. The new layout places the buildings adjacent to the pond and is limited to 2 %: stories. The new layout will help reduce headlight pollution on the adjoining properties. Included in the packet is an exhibit illustrating the new alignment with the old alignment overlaid on top. In reviewing the project, the Ordinance requirements are met and the only outstanding issues are drainage. Randy Sabart will be at the meeting to answer any questions regarding the outstanding issues. The portion of the development that includes the 10 apartment units has not changed since the Planning Commission reviewed the plan in November 2008. At that time the only issue was the setback between the buildings and the Planning Commission determined that the Ordinance was inconsistent and accepted the plan. The minutes relating to this matter have been included for your review. A proposed resolution will be prepared and forwarded to the Planning Commission. ATTACHMENTS: SECTION ONE: S & H Apartments -Development Review Setback Requirements - 60 Unit Structures Page 1-2 Analysis of Lot Coverage and Parking Requirements Page 3 Preliminary Plat Page 5 Impervious Surface and Green Space Map Page 7 Lighting Plans Page 9-14 Landscape Plans (60-Unit and Townhouse Site) Page 15-16 Appendix H: Pond Design Standards Page 17-18 Site Plan (Old vs New) Page 19 Mediated Settlement Agreement Page 20-23 Alliance Building Corp Memo Page 24 Ordinance 52.29: R3 Multiple Family Residence District Page 26-33 Staff Comments -City Engineer Page 34-37 SECTION TWO: 60-Unit Apartment Facilities -Site Plans/Exhibits (AJ Final Plat Page [A] 1 Site Plan Page [A] 2 Floor Plans Page [A] 3-4 Grading /Utility Plans Page [A] 5-11 Easement Sketch & Description Page [A] 12 Proposed Roadway Location Page [A] 13 SECTION THREE: 10-Unit Townhouse Facilities -Plans/Exhibits (BJ Site Plan Page [B] 1-3 Extract of PC Minutes -November 3, 2008 Page [B] 4 REQUESTED PLANNING COMMISSION ACTION: The staff is concerned with the outstanding drainage issues and it is up to the Planning Commission if they would approve the plan contingent upon Engineer approval or table approval until the outstanding issues have been resolved. Setback Requirements - 60 Unit Structures 52.29.5.a Minimum Lot Area shall be 12,000 square Plan indicates square feet of 210,903 feet (Calculations provided in packet) square feet Based on the number and type of units, 52.29.5.b Density (Calculations provided in packet) 170,100 square feet would be required - Meets Requirement 52.29.S.c Multiple Family dwellings shall not occupy more than 359'0 of the lot including accessory 60 Unit apartment coverage -15% buildings. (Calculation provided in packet) 52.29.5.d Each lot shall have a minimum width of 150 feet at the building setback line. Exceeds 150 feet 52.29.5.e Each lot shall have a minimum width of 80 feet at the public ROW Exceeds 80 feet 52.29.5.f Impervious surfaces shall not exceed 50% of 60 Unit apartment coverage - 58% the lot area. The front yard of any residence shall be 35 The front yard faces 4`h Avenue SE and 52.29.7.a feet from the lot line exceeds the 35 foot setback. 52.29.7.b The side yard of any R-3 residence shall be 20 The Side yard abuts a residential district on feet from the lot line, unless the side yard the North and meets the 50'setback abuts a street or highway in which case the requirement. setback shall not be less than 30 feet. In the event the side yard of an R-3 residence abuts another residential district all principal structures shall be 50 feet from the property line. 52.29.7.c The rear yard of any R-3 residence shall be 40 The rear yard abuts the pond, which is feet from the lot line. greater than 40 feet. 52.29.8 No structure shall exceed the lesser of 3 The height of the building is 2 34 stories, 30 stories or 40 feet in height except as herein feet in height. The height far the building after provided. Berming the building does is guided by the mediated settlement not allow a building to be constructed higher agreement. The height meets the than 40 feet. Elevation for the building shall agreement terms. be determined by the average grade of the land. 52.29.9 All Exterior wall finishes on any building shall The project will include face brick and include at least one material from each of the wainscoting and one of the three siding following groups: a) Face brick, natural materials: lames Hardy, Steel Siding with stone, wood textured precast concrete metal fascias or vinyl siding with metal panels, textured concrete block, stucco; b) fascias. The color will be earth tones: Pre-finished decorative panels made of Green, Tans, White, Grey and Brown. metal, vinyl, steel or wood. Samples will be provided at the meeting along with full color renderings. PAGE 1 52.29.10.a No sign shall be placed closer than ten feet (10') to any property line, except directional signs which have a zero setback. The sign is located approximately SO' from the property line, meeting the requirement. 52.29.10.b One unlighted sign per vehicle entrance The face of the sign is 8'x6 feet totaling 48 identifying a dwelling unit complex. Such square feet. signs may indicate the name and address of the building and rental or management The height of the sign is 8 feet and the offices. written comments to the plan indicate that 1. The face of the sign cannot exceed an the base of the sign will be landscaped. aggregate of fifty (50) square feet. 2. The height of the sign shall not exceed eight (8') feet in height. 3. Landscaping must be provided around the base of the sign. Other Requirements LANDSCAPING The Ordinance requires a unified landscaping Plan and the developer submitted a plan. The plan for the 60 unit development did not include a legend and it was difficult to identify the types and sizes of plantings so I added a legend and labeled the sod/seed area so it was easy to read. ACCESS The mediated settlement agreement includes the construction of a temporary rural section road to connect to 7th Avenue. Staff has requested this road be constructed at the start of the project. POND REQUIREMENTS The established pond requirements to protect structures from setting too close to a holding pond. The pond requirements include a provision that allows for deviation and the City can require additional design features. The pond is being designed to hold the required amount of overflow, but they do not meet the 70' setback. The requirement is more important for single family homes, flooding living space. In the plan before the Commission, the space that abuts the pond is the garage spaces. The pond is designed for the 100 back to back. Situations that could cause flooding would be rapid snow thaw in the spring or severe weather events. As an alternative design feature staff is recommending that the property owner have a contract with a company to rent a large pump in the case of flooding. This contract would have to be provided annually with the rental license. The reasons we are asking for a contract is in the event that flooding is widespread, large pumps are not always available. Providing a contract that a large pump will be available provides for immediate relief. CONSTRUCTION Staff has requested that the S & H contact the property owner of the outlot PARKING across from the proposed apartment complex to allow workers to park their vehicles on that lot, avoiding parking on the streets during construction. 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OR (20%) -GREEN SPACE FOR AREA 1 4 =GREEN SPACE FOR AREA 2 0 100 200 GRAP1iIC SCALE IN FEET PAGE 7 s ~ ` Sk Cloud Offic ~ ~ ~ RIVERSIDE REAL ESTATE 0RAN1N BY ` "~ . e 3717 23rd Street South Q ~ IMPERVIOUS SURFACE AREA DESIGNEDer: Saint Goud, MN 56301 ~ ~ ~ APPROVED BY: We Plane: 320.251553 Fa 320.251-6252 ~ gonestroo H. ~+ 'O ~ DATE: 06W-09 x: ®90MFSfN00 2009 Website:www.bonestroo.cgn f,, ~--- ,, /' <:, ,~ ,< ~ ~,. ~ ~ ~, ~~~ ~.~ ~~ PAGE 9 K) 4-i G bA C~ a c c V SI. t~ U Z U :+ u~ ~ u ~ a ~ ~ O L a 'q pp O n i LL o ~ ~' ~ u i ~~ ~ ~ 6) ~ C '~ C ~ p '++ ~ « 6i C L d 7 ~' V d' ti L w a L ~ ~ ~ 0 I i d o p ~~~ w c .4 ^ " d ~ 1 ~ C a i 3 ~ J t ~ ~ ~ ~' ate., 4 ~ ' Q+ U ~ r- 1 i a_ f I .a .,. c n r~ f. n a ~' ; ' t ~ i ~ ~ ~ ~ , ' I ~ ^-~ F ~' F K " x v~ ~ ~ p~ ~ Y~ r ~ r ~ ~, ~ ~ 7- ~? $ ~~` ~ a ~ d w r+ x ~ c ~ C 7 ~ ~~ p z- '" n t ~ 'C o # }'" o ° c ~ v R o J a ~ v R ~ ° o .~ ~ ~ N N Q ~ i g a a ~. U 0 w l0 O 0 a ~3 N O N y ~ ~ N ~ O 'O N _3 ~ V .. C V N'% ~ =° a d ~ w ~ ~ a m. a - v_ .~ r~. F~ ~ d a ~, 'O _ ~ ~ ~ ~ ~ 'A d W O M t y w N tea` z~ C = ,U ,° n`. t ~ ~ J l0 '~ d v 0 N ~~~ ~r; r M CV ~' ~ -1 ~ ~ ~ ~ - - ^ ( J ~~ ~ t v, ~c m R1 p ~ F` ~ ~ o s, a CT e G ~ ~ R a+ p C Y ~ ~ ~ ~ • ~ T I ~O ,' t s i ~ ~ '~ n ~ ~ +*- z ~~~"~ ~ ~ 3 t ° O~ O O _N pAGE 11 . ..- _ ~. i , t •: S l EverLast® Induction Lighting EOF-ED-100W • Wattage: 100w • Lamp Life Rating: 1.00,000 hours • Ballast Life Rating: 60,000 hours • CCT: 5000k • CRI: 90 • IP Rating: IP54 • Vibration & Shock Resistance: Excellent • Applications: Outdoor security lighting, schools, shopping centers, garages Lamp Wattage (W) Lumens (LM) CRI CCT (Kelvin) Rated Life (Hours) 100 9,625 90 5000 100,000 Ballast Input Power (W) Input Voltage (V) Input Current (A) Input Freq. (Hz) Power Factor (PF) Operating Temp. (°F) THD (%) 110 120-277 0.93-0.42 50/60 >.95 -20 to 122 <10 Physical Specifications • Die cast aluminum housing with gray, bronze, black or white powder coat finish • UV stabilized, heat resistant polycarbonate lens • Light weight and compact structure for easy maintenance • Optional step-dimming ballast for use with sensors for additional energy savings • Electronic ballast with high power factor fi ,,~.: PAGE 12 ~~~~~~ l Full Spectrum Solutions, Inc. www.everlastliRht.com ~.~.r,-._ _a:, _.~_,,u_e_,,_„ _ _.:--.,,,~.,~.~, r Toll Free:888-574-7014 ~.:,.~...a_ __ _,~ ~; ~, 1 ,.-w ~,; wt .;,,~. ~, n ~ ~', 6~ ~ G ~ infoCweverlastli¢ht.com ~'' ~ t - - ~~:T EverLast® Induction Lighting EOF-ED-100W 1 f3.11(4~0) tD .-, t~.7 W C3 a s=. 72D 705 90 FO .1!. 15?. 120 105 9D 7E 60 ~Y Full Spectrum Solutions (manufacturer) warrants that its fixtures shall be free from defects in materials and workmanship for a period of 10 years from the date of purchase. Ballasts shall be free from defects in materials and workmanship for a period of 5 years from the date of purchase. Manufacturer warrants that its lamps shall be free from defects in materials and workmanship for a period of 5 years frcm date of delivery. Use of product inconsistent with product instructions and specifications will void warranty. Full Spectrum Solutions will not honor warranty claims for defects caused by improper installation, use or maintenance. Manufacturer shall, at its option, either replace or repair defective ballasts for valid warranty claims. FULL SPECTRUM SOLUTIONS MAKES NO OTHER WARRANTY, EXPRESSED OR IMPLED THAT THE GOODS ARE MERCHANTABLE OR FIT FOR ANY PARTICULAR PURPOSE. BUYER ACKNOWLEDGES THAT BUYER IS NOT RELYING ON SELLER'S SKILL OR JUDGMENT TO SELECT OR FURNISH GOODS SUITABLE FOR ANY PARTICULAR PURPOSE. CERTAIN RESTRICTIONS MAYAPPLV DEPENDING ON PRODUCT USE AND APPLICATION. . f;~~ `~ PAGE 13 i; ~ _ Full Spectrum Solutions, Inc. ww w.everlastti~ ht cam r Toll Free: 888-574-7014 w.._ ... ..~ .... .~ .s,..,...,,~,~ •; ~'~ ~~ " +~ <~;: h5 `..' ~ ~~ ~'' info(a?everlastliQht.com ...- _ .~... ,, ~, r - - - ------7 30 15 0 15 30 - CD -t: t 8d --- t,40-CT 7D Page 1 of 1 PAGE 14 http://www.illuminatorwholesaler.corr~/images/gm2403.jpg 6/28/2009 _ o~ ~IF ~~ ~ ~I ~ v~~ ~ A ~ ~ iN0 z ~ ~_ z ~.. ,~ ,~ ~ ~' ~ ~ ~ d W ~ r ~ 3 d ~ ~ .. n 3 ... ~ ~- w ~ w A A A o ?' u in •- i ~ m ~ °-' m •- ~ Q ' D •- c . `•;;• .. ~ - 1 ~ ~+r 'i y' se. m : ,. m y ~ ~~ t ~ ~ O • ,~ O D O ~.. ~ / ! S~~ / _I _.., , Qs~.. ~ J ~ I° 1 ~~, ~, l , 1 M Q •- a.s „; + d ~~16j i ~ ~ :e~ F ~b ~ Landscape Plan - 60 Unit site un~rrtrlt~ tSTATES ~ ~''~~~~~~'~T"' worm . ^ww•~~rwn ....w....~~..~.~.+.... ,,,. f0-UNIT IVILDINC ~ ~ ~~~~~ LLIANCE ~ ~~ r+~ ~+~~i ~~ ~ ~~~~~~ ~~~~ ARCH178CTURB tie~w~ gUILDiNGCORP. "R seN*~ PAGE 15 ~'~ ~ ~\ ,r /~:a :~_~, `, ~r ~~< l D ~ %~~~'~:,f~~~ - I~ ' Ir,), ~~ ~,<'I ~~~ ~ ~n 1~(OJ ,. ~r 1/~ ~~\ ~I,~ - / - I s~ ~ ~ 7fV~ / , ~~ , ' " l ~'~( ~~ '~y ~ r ,~ I ,. / ,, 1 ,. ~ (~ ~n J ~ ~ ~_ 1=}~ ( 1/~ww1 Nlsl r~l ~ "' (~/-Al ~- //,, ~c, J <~ \~,, .. ~ ~ ,: "- NE0 IREES 1 SlIRUBS 1'TPE ~ --~- LN U) \ ~ \ ~. ~ ~ - - w U n~ O - •. OUANIIT I: .. /'r l ( r 111 O 11 Ip .. _ _ _ ^ •\~ `~ ~ y, D_ lEl fER ,-Y1,- ~ I I ~,\~ / A a i D A c O O ~ U 1z1 )C 111 ~ .-! C .7 A ~ / = c` rR T p D D 7 / n j. O 11 ~ Il in ~ 1 7 ', F_ In A I/ m 11 ~ IT A DO D 1e U i /r ~ 1__ x p in l ;,, z /~ -I -" n %~ / r ~; r> ~ ~; _ ~ m D D I1 1_ 1- D 1 I I ~ ,~ _ „,-1 ,_, ~~~ - - ~ tr u u - - I11 t' D ~. ]' D D D D ~ . D i r ~ f II tl !/ ~ n l~ n O ~, _i ~ i i i i D -~ o t, n u D z ~ ~ ~ D ,i ;n ,p A A ip D D D D In 1 ~ f~l fl p -r :I ~ I_~;I~ X1411 N ~I~ ~- rtonep cr1--,=-co rne. paa~p..n Coin. i PAGE 16 Landscape Plan -Townhouse Site I~'OI~ L~II~DII~,TCT ONLY . _, I I e e_ dbc. l e' t r of . eh iel ~n a m~ u le I an d m n l n v r e le C D e e e t v hd I F re y c i il' " hn ti In = ep c fi No : c~ C I w a p nr a6 e ~ o d r m ~ v r. up _ r 1p o _ e ~ t e. _l e ul ~~Ic _., np d . _ , . _ -. rc rt __ r ,_ .. u d r the le p. 1 L _ ~[ t ( FIN T _ ~ et_ }_ - ~ e 2 B ~ _ __._- ~ ~ I - - - _ - ~ ~ ~ ~ n t _ M Appendix H: Pond Design Standards D. Riprap. Riprap and filter fabric must be extended out from the inlet far enough to prevent erosion due to excessive discharge velocities, occurring when the storm sewer is surcharged. Riprap protection rnust be carried wide enough to prevent undermining. E. Overland Flow. Where significant storm water runoff is directed to the pond by sheet flow or swales, it must be collected by a culvert or catch basin before it reaches the pond slope and conveyed to the inlet pipe. F. Outlet Structure. Outlet aprons that exceed 15-inches in diameter should be equipped with trash guards. Where there is potential for petroleum products or surface debris to accumulate in the pond, acap-skimmer type structure should be provided at the outlet. G. Overflow. An overflow or spillway must be constructed to duect excess water safely out of the pond during runoff events that exceed the capacity of the pond. The overflow crest should be at the I UO-year high water level of the pond, and should be sized to keep the backwater below the freeboard elevation. I~. Pond bottom. Large ponds should have a 2 percent slope on the pond bottom directed to a pit area near the outlet that is accessible for maintenance. I. Side Slopes. Side slopes must be 6:l or flatter above the level of the pond cutlet, and 4:1 or flatter below the outlet elevations. J. Clearances. Ponds must be located so that the edge of the high water is at least 70 feet from the nearest structure. Ponds under public ownership must be located so than: the edge of the high water is at least 20 feet from the nearest property line. K. Vegetation. Ponds that are to be operated and maintained by the City must be seeded with an approved mix of native grasses and forbs. Different mixes may be specified for the top, sideslopes, and pond bottoms. Vegetative growth must provide a clear line of demarcation between lawns and the ponding site. L. Access. Pond outlots must include a 20-foot wide access from a nearby street. The access from the street to the pond should be moveable turf to blend in with neighboring yards, but still be under City ownership to prevent complaints generated by maintenance vehicles accessing the site. In addition to access from the street, there must be a 20-foot wide access .shelf around the top of the pond for maintenance vehicles. The access shelf should have a 20:1 or flatter cross slope, and be seeded with native grasses and forbs to provide a visual break between adjacent lawns and the pond. M. City Review. All pond designs must be approved by the City. The City ma~~ approve deviations from the above standards due to site constraints on a case-by-case basis. In<;reasing development density is not considered a site constraint. The City may also require additi<mal design features on a case-by-case basis. Storm Water Management Plan A~TJOE0315 St. Joseph, Minnesota H-2 PAGE 17 IO~BP869Z i ~ wo~~ooASauOq'mmm BOOZ OOL153NOfl ~ , aooue~a ~ '~~ ZSZ9-TSZ-02£ :xe~ ~ £SSb-TSZ-OZ£ :auoyc TO£95 NW 'PooIJ '15 D~a~sau~8 ylno5 aaa~l5 P~£Z LTL£ ~ a~!3~0 P~ol~ ']S ~ g ~ ~ w ~~ ~ ~ ~ ~~ o ~ J w \\\\ \ \ \\\ \ \\\ ~ Z S31t11S~ M~IA3~b2iJ d0 lb'ld~?J H'85 31b~1S3 "1~d321 34IS213AI2~ / ~ \ / / / \ / / \ / \ \ MEDIATED SETTLEMENT AGREEMENT DEFDVTfIONS "City" means the City of St. Joseph, Minnesota, and its successors, agents and assigns. "S & H" means S & H Partnership and its successors, agents and assigns. "Pond View" means Pond View Ridge, LLP and its successors, agents and assigns. "Development" means the Crraceview Estates development project in the City. "Lawsuit" means the action entitled S & H Partnership, et al vs the City of St. Joseph, venucd in Stearns county district court. "Apartmerns" means the apartment complex planned to be constructed by S & H on Outlot A, Graceview Estates, Plat 2, of the Development, which outlot is depicted on Exhibit A attached hereto as outlot C. "PatioBay Homes" means the .series of units planned to be constructed by S & H on Outlot A, Graceview Estates, Plat 2, of the Development, which units will be built easterly of the Apartments. TERMS In order to settle that portion of the Lawsuit between S & H and the City, but preserve that portion of the Lawsuit remaining between Pond View and the City, the parties hereto agree to the following terms: 1) Apartments S & H will be permitted to build apartment buildings which meet the following requirements, conditions and understandings: a) Two 2 '/s story apartment buildings, connected by a 1 story connecting unit, with each building having 30 units for a total of 60 apartment units; b) The layout of the buildings will be as approximately depicted in Exhibit A; c) The buildings will have tuck-under garages on one-side, with the driveways to the tuck-under garages recessed 4 feet below existing grade; d) The tuck-under garages may be placed on either pond-side or stt~eet-side; e) The height of the buildings will be no more than 30 feet as measured by the City ordinance, with the ground measurement being. measured from: (1) on the non-garage side of the apartment -the height of the grade; and (2) on the garage side of the apartment - the height of the grade next to the building before PAGE 20 S&H and Pond View vs. St. Joseph Mediated Settlement Agreement excavation, which measurement height is intended to be 4 feet above the surface of the driveway entering the tuck under garages ai the building face; f) To fit the buildings into the site, the City understands that paved surfaces may need to intrude into the drainage easement for the retention pond shown on Exhibit A. S & H understands it will have to still meet the stormwater storage requirements for the buildings as now to be designed; g) S & H will submit the required site plan materials for the Apartment to the City Planning Commission for review and engineering approval pursuant to this Agreement, but none of the issues addressed in this Agreemem are subject to further negotiation without both parties' agreement; and h) S & H, at its expense, will construct a temporary rural road section paved road from Elena Street to 7~ Ave. SE prior to the issuance of a Certificate of Occupancy for the Apartments. 2) SAC &WAC redaction. The City agrees to calculate Apartment SAC &WAC charges as follows: for permits issued in 2009, using rates for 2008; for permits issued after 2009, such rates will be the rate for the previous year. 3) Patio/Bay Homes. S & H may construct ten patio/bay homes (two fourplexes and one duplex) on outlot A of the Development, consistent with current plans before the City. 4) Contingency -City Council Approval. The undersigned representatives of the City agree to recommend approval of all the terms of this Agreement to the City council in good faith, but this Agreement is contingent upon City council approval of its terms. 1f the City does not approve all of the terms of this Agreement, or if the site plan or a development contract is not approved by the City for the Apartments or the PatioBay Homes, this Agreement shall be void and S & H's sole remedy is to resume its prosecution of the existing Lawsuit. 5) Dismissal. Upon approval of this Agreement by the City Council, approval of the Planning Commission of the Apartments and PatioBay Homes, and execution of a development agreement between S &. H and the City, then S & H will dismiss its portion of the Lawsuit with prejudice without costs or attorney fees to either S & H or the City. 5) Reservation of Pond View Portion of Lawsuit. Pond View expressly retains its rights to proceed with that portion of the Lawsuit not specifically related to the Apartments, and in particular, and without limitatioq its request for relief as set forth in the Complaint in the Lawsuit. PAGE 21 S&H and Pond View vs. St. Joseph Mediated Serilement Agreement 7. Binding Agreement. Subject to the foregoing contingency, this is a binding agreement and contract, and ptusuant to Minn. Stat. § 572.35, the parties were advised in writing that: (a) the mediator has no duty to protect the parties' interests or provide them with information about their legal rights; (b) signing a mediated settlement agreement may adversely affect the parties' legal rights; (c) the parties should consult an attorney before signing a mediated seitlement agreement if they are uncertain of their rights. Dated: May 4, 2409 The City of SL Joseph, Minnesota S&H ne F By ~ ,Partner Pond View Ridge, LLP B ob Herges, Partner PAGE 22 bale Wick, Council M r Al Ressler, Mayor / M ~/ -7~ _- ~ ~ ~ g ~ L / ~ / / ~ ~ llo ~ ~ ~ ' +\~$, ~ ~~~ III o~~ ~ SZ~i ~i s~ ~~ '~~,\ II~~~ ~~ ~~ 8~ \ ~ v / ~ i ~ gZ 0~ \ ~`~ \ ~ \~ \ 6Z t ~ \ ~ "~/ / ~ /> s ~'~ ~~ ~~ ~/ / •~ i ~, ~, ~. / \ / l''3i`~c s ~ s / "~ / / / / ~ ~~,A` ~ i / _ ~~' ~~~ u!'tiltl N .~ ~I ~- ~~ t~z ~d ~rrrr ~o ~- ~ooe ~arrr~sv3 ~~ ti 1 L' I ~ un~w ~~ NOUlr3L~l ~i-~3Jh~NVMO -~ ~, ------~ Z9 S y8Z ~~ 96l _~ __ ._.._._~~--_ -_ --- ,_ --~ -- - - ~ ~~Z l 1 ~ \ ~ ~~ ~ ti ~ c,~~ ~ \ ~ _.,' ~ ~ ~-_~ '~.4~- -.l ._. BSc ~ ~ . ~..ac. - ~~, ~ - __ - _. ~,~...~~..~~.._ _. _ ~ l._..-- - .~ _.__. _ ., x PAGE 23 Judy Weyrens From: Corey C Gerads [alliancebc@charter.netj Sent: Monday, June 29, 2009 3:02 PM To: Judy Weyrens Subject: Grace View Information Judy, I hope this is more information that you are looking for, please contact me for any other info. 1.) As Proposed by Bonestro... 2.) Submitted by Bonestro a.) see site plan b.) see site plan c.) Exterior material and color as reflected on colored elevation. We intent to use earth tone colors ,Green, Tans light and dark, white, grey, and brown. The materials will be one of three products, we are bidding James Hardie siding project, Steel siding with metal fascias and soffits and vinyl siding with metal fascias and soffits. Actural materials will be brought to site plan Meeting along with enlarged color elevation board. d.) see site plans e.) Screen materials for dumpster locations is intended to be constructed from masonry, with metal gate structure and either wood or composite decking for gate materials. If additional mechanical equipment is desired, screening would be accomplished by landscape shrubs to conceal the equipment for public eye. f.) Site sign as shown on submittal, our site sign would match the same colors as the buildings. The sign to be landscaped with shrubs and grasses to follow the same look as the building landscaping. g.) See attached hood detail h.) As proposed on site plan. i.) As proposed per site plan j.) Mechanical system to be controlled and installed in mechanical room, exterior P-Tac units are proposed for individual rooms, if cooling systems as desired for common space locations close to the building mechanical room is desired, the condensing units will then be hidden for public eye with landscaping shrubs. This location will be proposed at neared location with-in reasonable working area to the building. k.) landscaping materials to be as proposed on drawings. I.) as proposed by Bonestro m.) as proposed n.) The landscaping retaining wall on the north side of the building, between the residents and the access shall be constructed with commercial grade retaining wall systems as per manufactures specifications for installation. The color of the retaining wall is intended to match the exteriors of the building masonry veneer. 3.) The combination of old designs and new designs fora 60 unit apartment building with the intent for up scale living. The 60 unit is designed with the agreement meet at mediation with the city and the land owners. This is our intention to building an attractive and user friendly multi-family dwelling complex with quality building practices and quality building products. 4.) Land owners are S>3~H 5.) Submitted ., . .. ~3u ~ Ljar.~~c Cow ..~.,,~. ,: ,w Corey C. Gerads 320.253.3524 -Phone 320.253.8128 -Fax alliancebc~iiicharler.net PAGE ~4 ORDINANCE 52 -ZONING ORDINANCE Section 52.29: R-3 MULTIPLE FAMILY RESIDENCE DISTRICT Subd. 1: Intent. R-3, Multiple Family Residence District is intended to provide a district which will allow higher density or residential development where city sewer services are available. Subd. 2: Permitted Uses. a) Multiple Family dwelling structures containing more than twelve (12) units shall be allowed pursuant to a Planned Unit Development (PUD) and a conditional use permit, and shall be controlled by the PUD Ordinance, Section 52.09, except that the provision requiring a minimum of twenty (20) acres will not apply. 52.29, Subd. 2(a) Amended 4/2004. b) Public parks and playgrounds. c) Hospitals, extended care centers, nursing homes, group care centers or assisted living centers. d) Churches, libraries, museums or schools. e) Townhouses. f) Lodging houses. g) Licensed in-home daycare serving 16 or fewer persons. h) Licensed residential facilities/group homes serving 16 or fewer persons. Subd. 3: Permitted Accesso Uses. a) Private garages, parking spaces and carports for passenger cars, trucks, recreational vehicles and equipment. The total floor area of private garages shall not exceed 300 square feet per unit and shall not be higher than fifteen feet and the exterior covering must be the same or similar to the roof and side wall materials on the principal structure. R-3 developments with three (3) or less units shall abide by the R-1 accessory building provisions, including but not limited to the maximum lot coverage requirements. b) Home occupations per Section 52.16. PAGE 26 52.29-1 ORDINANCE 52 -ZONING ORDINANCE c) Storage buildings for storage of domestic equipment used in the maintenance of the property and non-commercial recreational equipment used primarily at the property. 1. Location: No accessory building, other than a garage, shall be located within any yard other than the rear yard. 2. Height: Accessory buildings shall not exceed fifteen feet (15') in height. 3. Exterior: All accessory buildings shall be the same or similar to the roof and side wall materials on the principal structure. 4. Number of Buildings: No lot shall have more than one (1) detached storage building. 5. Size: All detached accessory buildings shall have a floor area not to exceed 300 square feet. d) Swimming pools and tennis courts, provided that the maximum lot coverage requirement is not exceeded. All swimming pools must be fenced around the perimeter. The fence must meet the requirements of Section 52.12 Subd. 2 of this Ordinance. e) Residential communal facilities such as laundry, recreation buildings, and residential leasing office. f) Fences. Subd. 4: Uses Under Special Use Permit. a) Public buildings, police and fire stations and other public buildings, except those customarily considered industrial in nature. b) Cemeteries and memorial gardens. c) Manufactured Home Parks, in accordance with Section 52.14. d) Uses which in the judgment of the Planning Commission and City Council are similar to those listed in Subdivision 2 of this Section. e) Any multiple family dwelling structure of more than twelve (12) units. 52.29, Subd. 4(e) added in April, 2004. Subd. 5: Lot Area Requirements. a) Minimum lot area shall be 12,000 square feet. PAGE 27 $2.29-2 ORDINANCE 52 -ZONING ORDINANCE b) For the basis of computing the number of permitted units within a multiple residence, the following shall apply: Efficiency unit for each 2,000 square feet of lot area; and 2. One 1 bedroom unit for each 3,000 square feet of lot area; and 3. One 2 bedroom unit for each 3,500 squaze feet of lot area; and 4. One 3 bedroom unit for each 4,000 square feet of lot azea; 5. For each additional bedroom (over 3) per unit, an additiona1500 square feet of lot azea; 6. Lot depths of greater than 150% of the average lot width shall be used in computing the maximum number of units. 7. On-site manager unit - shall be based on the same squaze footage requirements as stated above. c) Multiple family dwellings shall not occupy more than 35% of the lot including accessory buildings. d) Each lot shall have a minimum width of 150 feet at the building setback line. e) Each lot shall have a minimum width of 80 feet at the public right-of--way. f) Impervious surfaces shall not exceed 50% of the lot azea. Impervious surfaces shall include all structures, pazking spaces and driveway connecting the pazking space with a street or alley. 52.29, Subd. 5, amended 1/07 Subd. 6: Schedule of Allowances. The lot azeas per dwelling unit described in Section 52.29, Subd. 5 shall be further subject to the following schedule of allowances, which shall be added to or subtracted from, the minimum lot azea per dwelling unit as prescribed hereby regulating density requirements as to the location, use and access provided for the property within the R-3 multiple residence family district. a) For each parking space provided within the building, or underground, subtract 300 square feet. b) If the site upon which the multiple dwelling is being constructed, or the zoning district adjacent to the site is zoned for a commercial use, subtract 300 squaze feet. c) If the multiple dwelling site is within 300 feet of an R-1 or R-2 Residence District, add 300 square feet per unit, for all units constructed on the site. d) If the total lot coverage is less than 20%, subtract 150 square feet per unit. 52.29-3 PAGE 28 ORDINANCE 52 -ZONING ORDINANCE e) In such cases where it is necessary to raze an existing principal structure in a dilapidated condition, or where said building is economically unfeasible to rehabilitate, there shall be provided an allowance of two dwelling units above any other allowances required within this section. f) If the multiple dwelling unit contains major outdoor recreational features or structures such as swimming pools, improved outdoor common areas with pathways/parkland or similar facilities requiring a substantial investment equal to or greater than five (5%) percent of the construction cost of the principal structure, subtract 75 square feet per unit. g) If the multiple dwelling unit contains indoor recreation and social rooms equal to twenty-five (25) square feet per unit or 1,000 square feet, whichever is greater; subtract 50 square feet per unit. Subd. 7. Setback Requirements. a) The front yard of any R-3 residence shall be 35 feet from the lot line. b) The side yard of any R-3 residence shall be 20 feet from the lot line, unless the side yard abuts a street or highway in which case the setback shall not be less than 30 feet. In the event the side yard of an R-3 residence abuts another residential district, all principal structures shall be set back 50 feet from the property line. c) The rear yard of any R-3 residence shall be 40 feet from the lot line. d) All building permit requests must be accompanied by a building plan and a landscape plan acceptable by the Planning Commission. e) No part of the structure including footings, soffits, gutters or other overhangs shall encroach on easement areas. Subd. 8: Hei hg t Requirements. No structure shall exceed the lesser of 3 stories or 40 feet in height except as hereinafter provided. Berming the building does not allow a building to be constructed higher than 40 feet. Elevation for the building shall be determined by the average grade of the land. Subd. 9: Exterior Requirements. All exterior wall finishes on any building shall include at least one material from each of the following groups: a) Face brick, natural stone, wood textured precast concrete panels, textured concrete block, stucco. b) Pre-finished decorative panels made of metal, vinyl, steel or wood." PAGE 29 52.29-4 ORDINANCE 52 -ZONING ORDINANCE signs: Subd. 10: Si ns. In R-3 Multiple Family Districts the general provisions apply to all a) No sign shall be placed closer than ten feet (10') to any property line, except directional signs which have a zero foot (0') setback. No sign shall be placed in any interior side yard 2. No sign shall be mounted on the roof of a building. 3. No signs shall violate the side or rear yard requirements. 4. Signs shall not be placed in the public right-of--way or easements. 5. Flashing or rotating signs resembling emergency vehicles shall not be permitted. 6. Illuminated signs are not allowed. b) One unlighted sign per vehicle entrance identifying a dwelling unit complex. Such signs may indicate the name and address of the building and rental or management offices. 1. Such signs shall have a surface area of all faces not exceeding an aggregate of fifty (50) square feet. 2. The height of the sign shall not exceeding eight feet (8') Landscaping must be provided azound the base of the sign. 4. The entrance to a development shall be one that abuts a collector or arterial road. c) One area identification sign for each multiple-residential complex consisting of three (3) or more structures. 1. Such signs shall have a surface azea not exceeding fifty (50) squaze feet per sign face with an aggregate azea not to exceed one hundred (100) squaze feet if double faced. 2. The height of the sign shall not exceed eight feet (8'). 3. Landscaping must be provided azound the base of the sign. 4. Sign content shall be solely for displaying the name of the apartment complex. 52.29-5 PAGE 30 ORDINANCE 52 -ZONING ORDINANCE d) Wall Sign. One wall sign shall be allowed for the purpose of street identification. Such sign cannot exceed twelve (12) square feet. e) Sign Removal. All signs not maintained and kept in good repair or in non compliance of the St. Joseph Code of Ordinances shall be subject to removal upon direction of the City Building Inspector. Subd. l 1: Yard Cover. Every yard on a premise on which a dwelling stands shall be provided with lawn or combined lawn cover of vegetation, gardens, hedges, shrubbery, and related decorative materials and such yards shall be maintained consistent with prevailing community standards. Motor vehicles may not be left parked or unattended on or within a yard. Grass shall be maintained so not to exceed a height of 6 inches. Subd. 12: Development Plan Requirements. No building permit shall be issued until the Planning Commission reviews the development plan to determine that the use and development is compatible with adjacent land uses, and consistent with the stated intent of this zone. Upon the request of the Planning Commission the City Council will make the final determination on site plan approval. The developer shall provide the following items to the Planning Commission for any development located in the R3-Multiple Family Residence District: a) Building location on the lot, drawn to scale. b) Building elevations; front, rear and side. c) Building exterior materials and color. d) Locations of ingress and egress points. e) Dumpster and solid waste pick-up areas and proposed screening material. f) Sign location and dimensions. g) Lighting standard and hood detail. h) Parking and loading areas identified. i) Drainage by the use of arrows and/or contours. j) Screening of heating, ventilation and air-conditioning equipment. k) Landscaping material including the location, type of plant and size. 1) Fire hydrant and fire lane locations. m) Utility locations. ppGE 31 52.29-6 ORDINANCE 52 -ZONING ORDINANCE n) A description of provisions which shall be made on the site for adequate open space and recreational areas to properly serve residents of the facility. o) Any other fencing, screening, or building accessories to be located in the development area. p) When required, evidence of completion of National Pollutant Discharge Elimination System (NPDES) permitting program and/or the City of St. Joseph Storm Water Pollution Prevention Program (SWPPP). q) If applicable, evidence of compliance with federal, state and local pollution and nuisance laws and regulations, including, but not limited to glare, smoke, dust, odors and noise. The burden of proof for compliance with appropriate standards shall lie with the applicant. r) Required Fee/Agreement. Payment Required. Any person filing a petition requesting development plan review shall pay a fee according to the schedule established by the City Council. 2. Amount. Fees payable under this section for development plan review shall be in an amount as established by resolution of the City Council. Preparation and review of all elements of the required development plan, as listed and described above, is to be at the sole expense of the developer and at no expense to the public. The fee is payable at the time of filing a petition and is not refundable. In addition to the above fees and in the event the City incurs professional fees, either legal, engineering or professional planners, or any other cost, including but not limited to, postage and publication expenses, the applicants shall reimburse the City for those fees, and the City officials may require an escrow deposit, cashier's check or letter of credit for these fees prior to the final action on the application for development plan review. Such escrow or letter of credit shall be in the form approved by the City Attorney. 3. Development Agreement. In the event additional review by the City or its assigns is anticipated and/or needed during implementation of Development Plan, or other similar circumstance, the City shall require the property owner(s) and/or developer(s) enter into a development agreement with the City. The development agreement shall stipulate the conditions for approval and the City's authority to inspect the development. The agreement shall further require the owner or developer, as the case may require, furnish a cashier's check, escrow account or irrevocable letter of credit in favor of the City in an amount equal to 110% of all costs associated with City's review of the development, including but not limited to, engineering, legal, fiscal and administrative, as estimated by the City. Such escrow or letter of credit shall be in the form approved by the PAGE 32 52.29-7 ORDINANCE 52 -ZONING ORDINANCE City Attorney, shall be conditioned upon the approval of the development plan. Subd. 13: Additional Requirements. Uses may be subject to additional requirements contained in this Ordinance including, but not limited to the sections governing parking, home occupation, floodplain, signs, etc. a) A Lock Box shall be installed on all buildings before a Certificate of Occupancy will be issued. Subd. 14: Regulation of Activities Adjacent to Wetlands. a) The following activity shall be subject to a 50 foot setback from wetlands: The construction or maintenance of a building attached to a foundation, including but not limited to, pole buildings. For purposes of this paragraph, pump houses, moveable storage sheds, recreational docks and storm water or erosion control devices shall not be considered buildings. b) The following activity shall be subject to a 75 foot setback from wetlands: The construction or maintenance of paved driveways or areas designed for the parking of a vehicle or trailer. c) The following activities shall be subject to a 100 foot setback from wetlands: 1. The construction or maintenance of a well used for agricultural irrigation, or any well less than 50 feet in depth. 2. External storage of materials used in conjunction with industrial or commercial processing or manufacturing. The storage of waste or refuse generated by industrial or commercial activities. 4. The construction or maintenance of a septic system. Subd. 15: PUD. In the event a developer requests a multiple dwelling structure containing more than twelve (l2) units under Subdivision 2(a) of this Section, that developer shall abide by the requirements set forth in the PUD Ordinance of Section 52.09, except that the provision requiring a minimum of twenty (20) acres will not apply. a) If land is rezoned as an R3-PUD under this Section, a developer shall have no longer than one year in which to begin construction of the multiple dwelling structure. If the project has not begun within one year from the date of rezoning, the land shall revert back to its prior zoning classification before the request for the R3-PUD. 52.29, Subd. 15 added 4/2004. PAGE 33 52.29-8 SEH MEMORANDUM TO: Judy Weyrens City Administrator FROM: Randy Sabart, PE April Bielejeski, PE DATE: June 30, 2009 RE: St. Joseph, Minnesota 2009 S&H Replat of Graceview Estates 2 Preliminary Plan and Plat Review SEH No. STJOE GEN D92 I reviewed the preliminary grading and utility plans dated June 26, 2009, and have the following comments. Reference is made to my numbered comments from my June 171etter for additional commentary or for issues that have not been fully addressed General 1. Submit preliminary turf establishment/landscape plan. Grading Plan 6. Ordinance 54, Subd. 4m requires a minimum of 12 inches of separation between the top of foundation/garage floor and the street crown. Adjust the building pads/garage floor elevations. Vertical adjustment will also assist in assuring there is at least 6 inches of vertical separation in the first 10 feet in grading around the structure. a. Generally, only 0.10' was added to the floor elevation from the previous submittal such that the separation between the garage floor and street gutter is only 6 to 10 inches. The applicant indicated a desire to provide flatter driveway grades to accommodate access by seniors. Given the short nature of the proposed driveways by comparison to a typical single family home on a public street, strict adherence to the ordinance would create steeper driveways than would be desirable for senior housing. The proposed driveway grades are acceptable. 7. Label project benchmark and vertical control datum. Provide a symbol legend for the plan set. 10. Label pond normal and high water level elevations on the grading plan. Illustrate drainage and utility easement boundaries on the plan. a. Label all ponds receiving storm water from the proposed site. 1 l . The minimum setback from a pond's high water level (HWL) to the building pad is 70 feet per the City's pond design standards. The proposed building is approximately 40 feet (east bank) to 52 feet (south bank) away from the proposed pond high water level. One of the considerations of the City's setback requirement for residential construction is to help ensure an adequate backyard depth for homes. Given the configuration of the proposed apartment (tuck-under garages) and the mediated agreement term 1(f), a shorter setback distance could still be acceptable provided compliance with the other pond design requirements. Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717 SEH is an equal opportunity employer ~ vrww.sehinc.eom ~ 320.229.4300 I 800.572.0617 I 320.229.4301 fax PAGE 34 2009 S&H Replat of Graceview Estates 2 June 29, 2009 Page 2 a. While the comment on the setback has been focused on the apartment, it is also noted that the proposed duplex and garage unit south of the apartment also do not strictly adhere to the City's pond design standards. It is recommended that the developer's agreement include indemnification language protecting the City and acknowledging the limited setback. Utility Plan 16. Add clarifying language that the hydrant relocation on 4`h Avenue SE at the south end of the site and the central water main stub shall be accomplished by wet-tapping methods. Interruption of water service may only occur for a period of 2 hours without provisions for temporary water. The project should include provisions for providing temporary water service. a. The central water main stub must be labeled for wet-tapping. 19. It is noted there will be four sets of sewer and water services from 4`h Avenue SE that will not be used given the proposed plan. Evaluate whether or not two sets of services may be used by the eastern two units of the east quad home. a. It is noted that none of the existing four sets of services will be utilized in the proposal. 22. The applicant is encouraged to provide additional isolation gate valves at the tees on the water main serving the apartment complex. b. It is noted that no additional isolation valves have been added. 26. The utility plan shows limited topographic information of the surface disturbance on 4`h Avenue (ex: construction of MH-4 will likely disturb the existing trail). Illustrate the existing topography and all associated impacts (ex: street, curb and gutter, trail) and repairs. a. Trail impacts and restoration are not indicated on the plan. b. Construct the southern street patch curb to curb. Temporary Access Road at Elena Lane 27. Submit additional detail with respect to street and drainage design for temporary road construction to 95`h Avenue (7`h Avenue SE). The proposal fora 2-inch lift of bituminous over the existing gravel base is too "temporary", since it is unknown when the next phase of Graceview will be constructed. a. Staff continue to have concerns over drainage provisions associated with the temporary road proposal. 1 recommend staff meet with the applicant 's engineer in the field to review site conditions and reach an agreement on required construction. b. Indicate the thickness of the proposed aggregate base section. Hydrology Pond Design/Modeling 35. Provide an existing conditions map. a. The existing conditions drainage map does not correspond with the existing conditions modeling. Revise accordingly. 37. The HydroCad model includes sub-catchments that are not defined on the drainage map. Define the sub-catchments. b. Area DA4 is still not defined. PAGE 35 2009 S&H Replat of Graceview Estates 2 June 29, 2009 Page 3 38. Both the drainage map and modeling are missing areas that currently drain to Pond 4 and Pond 5, both overland and through existing storm sewer. a. Clarify what sub-catchment areas are the existing 18"RCP pipes draining. Both the pipe into Pond S and Pond 4? 39. Infiltration basins require pre-treatment of the storm water prior to entering the infiltration area. This pre-treatment is not provided. a. No pre-treatment is provided b. Pond 4 has been designed deeper. Verify that there is still a 3 foot separation between the bond bottom and the seasonably high water table and/or bed rock. Erosion Control Plan 44. Submit preliminary erosion and sediment control and turf establishment plan in accordance with the NPDES construction permit. Additional temporary erosion control measures are warranted to protect both ponds. a. Items that should be included at a minimum, but not limited to, the following: t ii. Infiltration areas cannot be used as temporary sedimentation basins. iii. Signed construction washout area. Construction Details 46. Include detail for bituminous trail construction. New Comments 47. There are no improvements identified to the existing Pond 5, however the proposed modeling indicates that the pond is about twice as large as and deeper than understood for the original pond design. If the pond was actually built bigger than it was originally designed, provide supporting documentation. 48. There are numerous discrepancies between the storm sewer modeling inverts, pipe slopes, pipes sizes, etc. and what is called out on the plan sheets. Revise accordingly. 49. It is noted that a new hydrology submittal was emailed on July I, 2009; however, it could not be reviewed in time for this comment letter. cb/djg c: Terry Thane, City of St. Joseph Ron Wasmund, Inspectron, Inc. 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YI19 .a ~,.< 19 q n,M ~ ~~ -7 -- --- 9NYlN. ~ '`~ ~.« wo°wo~ ;~. / 9sYfN I/ ~ N 1M 0 J ``~ ~ ixv9 qua ~ ~ 9® q U!I N rM q 1M q,M ~ V q. ~ 1s N 1M :S w •o €S ® ® ® ® 4 r rwu ---- __ ,_l J ~ 6 ~ € ~ m o :E ~ ~`~ n r 5~ I ~ ~~ ~ £~ I I ~~~ a ~~a ~ ~~~~ ~~~~ ~~~ ~ ~ N :~G ~ ~ ~ ~~~>~ a vunx ~ ..e ~ ~um ~ ~ ~~ ~~ GRACEVIEW ESTATES ~ ~ ~ uata,s slcaeo m na. rnnes ,ura m l 1 I a°19n, c"w~ ten nr rro svxuwu99 9r wvon r.. rmp" NORTM 60-UNIT BUILDING : . r r, lonl AY8 s 8UI18 aos ~~ *~ a+ ~ iA N C E L i ~ „ w. « o°a. N, a4.ca s°y..ra° .°e tb~ / em . wy '~'"°`° ""~'°" "°°' `"° `•° °` ~'°'"" °` j ARCHITECTURE rw• woo ~~ 9 . g U I L D i N G CORP ~ ~ T~&' REG No~ 44794 ST. JOSEPH. 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MERREMIOFF DEGIGNEO T)H g PRINT NAME: ST. JOSEPH, MINNESOTA Phone: 320-251-4553 "/~ APPROVED T)H GRADING PLAN fax: 320-251-6252 SIGNATURE: DATE ~/LO/zoos ®BONESTR00 2008 www.bonestroo.mm oaTE De/z6/os u~ ~ zsszo ~T W „~~ Friday, June 26, 2009 2:55:38 PM -----1'-------- T-----------~ 1 I I / / 11 ; ; ~ / \ ~ ~ j g % 1\ t \I t I ~ ~ / 0 1 1 \ 1 1 1 i 1 / \\ 1 . -J- .. \ j i. 1 \ 1 •! i~ 1 .. 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SO PRINT NAME: THOM115J. MERRENHOFF ESIGNED TJH ST. JOSEPH, MINNESOTA Phone: 320-251-4553 PPROVED TJH DETOUR & SIGNAGE PLAN Fax: 320-251-6252 ITGQ.mm SIGNATURE: DATE 06/26/09 UC. NO. 255io ATE ]/10/SODR ~ w ,isu-ww.. T:\2698\269808001 \CAD\Dwg\269806001 C800.dwg Friday, June 26, 2009 2:56:46 PM 0 9 ~...,_...~ ~ 0 e ~ aT ~ ~~ //~~ N ~/~ CO VF ~ q ~ ~~~ YI T N N ~ ~~ O _~ ~~~€ n ~ ~N $~ m ~ ~~ ~ ~~ = 00 ~ --I Z O o~, ~ o~ -~ ~ ~ -I m o a '^C ~,[~ I ~~ d e `~ O m a e a ~v Z ~~ ~~~ ~~~~ o ~ m ~ ~~ ®~ ~°~~ ~ ~~ ~_ D g~ ~ ~ m ~~ ~=~ ~~ ~~m s ~m ~~a ~ ~ ~a~ a..a'3rvnsnr-. oAa'viw-] 0 ~ d.Yew-a s m ~ t~~~ ~DI ~: ~ L a~~ z° o F, G ~ ~~~ ~~~ ~ ~ ~ ~ C ~ ~o ~# m ~ ~ ~ 70 ~ s ~ D ~ +~ .A N1 =C ~ ~ >~/ o U z~ a ~ zo "1 ~r ~/\ oC ~C l:~ °~ ;-~ a ~~ I i Iz•~ D Z ~OAnC ~~~ ~ J N v d. , w ~ ~~$ ~o rn ,ZZ s N ~ rD.l o ~ ozu r a ~~ ~~ ~Ng ~~r- D z ~ i r y ~~O~~o p~o~ 3~ z w v s < ~ >: IAZD~ N n m o l ~ ~Z N J !r J m ~ ~ $8 .~ ~0 m= m 0 X05 ; oo ' .. D D~Z . SL" ~NktS~. 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Cloud Office !HEREBY CERTIFY TNAT THIS PLAN, 51'ECIFICATION, OR REPORT SURVEY WAS PREPgRED BV ME OR UNDER MY DIRECT SUPE0.VISION 3717 23rd Street South qND THAT 1 AM A DULY LICENSED PROFESSIONALE~INEER DRAWN SR ,~, S&H REPEAT OF GRACEVIEW ESTATES 2 UNDER THEUWBOFTHESTATEOFMINNESOTA. B~e~~ St. Cloud, MN 56301 PRINT NAME: THOMAS J. HERKENHOFF DESIGNED TH ST. JOSEPH, MINNESOTA Phone: 320-2S1-x553 /~ APP0.0VED ,H DETAILS Fax: 320-251-6252 SIGNATURE: "/fit DATE T/le/zoos _ ®BONESTROO 2008 www.bonestroo.com vgTE os/ze/os LIC ~ zsszo OR01 ~ M9e-a1COz V 1 T:\2698\269808001 1CSOO.dwg Friday, June 26, 2009 2:58:09 PM _CA n y ~ ~„~ 0 Z.0'M1N---{ I 1. 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MAIN ~eR O Ql WHERE SEWER DEPTH EXCEEDS 15 FEET, USE RISER DETAIL, UNLESS NOTED v OTHERWISE ON PLANS. N z Q IF GROUND WATER IS PRESENT, CONTINUE PIPE UNTIL ABOVE WATER I I O TABLE. O O1 ~1 ~ Q ALl SERVICE PIPE, BENDS, AND WYE3 SHALL BE SOR 28 PVC. a RIVERSIDE REAL ESTATE ~ S&H REPEAT OF GRACEVIEW ESTATES 2 ST.]OSEPH, MINNESOTA DETAILS C/J n ~. k ~: ;~»Na ~ ~ 9 o~i~ ~< p ~, (/l €It p ~ ~ ~~a° ~~ CQ ~7 D z ~~ ~ ~~~~,~~ ~ :° _~ I ~ . r r.+~ I AA t rr' D _ . ~ Y U- -~.tl ~ tl r~y.. - ~ 'II ::1 ~ ~l ~ s °~ i P S ~ / ~ \ ~ Q -~ z q DRO EC PAY LENGTH J f ! _ ~' / I'~.' - ~~- - , i q . ~ _ ~ f z ~ ~ b~ ~ >. >Eti t~~~ ~*g~"; S§ ~ _ _ i ~ o O ~ .E ~ z ~z~ ; DDD IR O ~9 ~ F ~ ~y$ ~ N.ta~ ^ ~ o~`Ot° ~~~~5 3~1 1 pp~ 2 `~0 m il pp gypo jn A ~ .... 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O n 1 O ~ nn n _ _ _ St. Cloud Office THEREBY CERTIFY THAT THIS PLAN, SPECIFIGTION, 00. REPORT WAS PREPA0.ED BY ME OR UNDER MY DRIER SUPERVISION 3717 23rd Street South AND THAT 1 AM p DULY LICENSED PROFE8810NAL ENGINEER UNDER THE UWS OF THE STATE OF MINNESOTA. BI~e~~'~ St. Cloud, MN 56301 PRINT NAME: THOMAS J. HERXENHOFF Phone: 320-251-4553 Fax: 320-251-6252 sIGNATUIIE: ~~!~'^z- ®BONESTROO 2008 www.bonestroo.wm DATE os/zs/oe L~C.Iq. zsszo OV SR 3NED TH OVED TN 7/14/2008 l10. If91-01001 June 26, 2009 2:59:06 PM v~ n !-3 ~ O O . y r 6 n " [/~ 75 - 96" MIN. t~J b x _ _ ~ ~ _ D C i ~ ~~ "{ m ~ ~ > < a F i < o tT~ m ~>a m .~ ~ is ~r'O ~ .r. }~ z om mI„ m~ ~~p=mN mr5 ~m Z°~c1~ a °c ~ oo ••~ > ` A m mi ~ ~Iav i~czi~lr- f H r ~ R ~ x x s ' ~ m o ° > o ~ ~ r D~ 9: il>n L ~Z ~~ ~ m nrn = ~r Xmv m omLn ~ ~°~ I^ s a m ZX mvln u°sln uci NIn ~~ vm ~ ~ m-moo.. ~m°-a Pmi v-1x x In>m~ m,., ~~ moms S ~ z-z-I~~n o ~a m ~r a'yy °umi oa~• r ~o~'tnv~ +I z ZmOC im^I I=i I-^{ NT sv r c y- cfm z xai aIn x S-av.. opPim C i T ~Ia~mvm mr a m Ln x mamam eS r .. ~Z > 02Ong > ^ y r°z-1C p ~= 0?t 61 m c x S n ;x sVI ~ ~amm m~go n~Cl'-~ m o u r l n x -~ n ~ci vs o ~v ~c Pmc m~a'^m w: oacm r v °> ~ v-+ am _ >m~o~m AA> O x ~i -viAOC~ > ~ w - oam yx ~ <o z mums°m ~Z~b omr:^ 20 T II ~ O '~ ~ < m~ ° > ~ ~~Ln m~ -1 Km to ~ M ~, o O ro ~ ~ o < ~~ m x ~ ~a , ~ o m ^N ~ D ~- N a ~ m w m Z xp N z ~~ > ~ ~m 1^m ~O Ax 2 ~ sw, mxi° _ ~ ~~ our cm m ~° g mm r ° 0 ~m a~1 >~ o y N ~~ 2m O ~ n2 \O ~o oa ~~ !'~ ~ m>~ PROP ERTY LME ~ 0 = ~zm 8.5' BURY (MINI ~ ~ aitix C A-T 9: ~ °~ ~ ~ yI D ~ ° r~v~ ° ~ ~o ~ 0 , ,, 3imL"~ <c<c InNDD xc~!~~INOSs x z ~ ~m ~ ~ H ~~N > ~ ~ ~ ~ N n isn nx~ ior~ ~~s' zcn~~' Win' ~ m o `~al~. fi ~ m s~ rm~x sL~mcl ~~gz ~~~ ~?<x<Ln s`~ m-~vs ~ aI^ ^ o / ~ -~i vy min ~°- -I mol"a m Ins ~soi~ini=~ ~v r .> Tlz D ~i F x m ~ i n ~ ~Ha~ zxr `. ~ ^y mIn ~o=1~m n Aa ~ u x$ Y I ~ s m ~ -lo ~ n~ o r >I ono y..m>.yti -iszo ai cxoo m ~z m 2"_ N 1 s sov mf rJac Limn °mmy °CSO~ KS^N2<G=1yA 30~. 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TIEY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS P0. EPAREO 0Y ME OR UNDER MV DRIECT SUPERN510N SURVEV ~ m `r S&H REPEAT OF GRACEVIEW E 3717 23rd Street South AND THAT 1 AM A DULY LICENSED PR OfE5510NAL EN(iINEEA UNDER THE LAWS OF THE STATE OF MINN TA PRAWN SMR STATES 2 ~ ~ ~e~f~ St. Cloud, MN 56301 ESO . THOMAS I.MERKENHOFF PRINT NAME: DESIGNED TIH g ST. JOSEPH, MINNESOTA Phone: 320-251-4553 APPaovEO T]H DETAILS Fax: 320-251-6252 SIGNATURE DALE Ina/zoos ©BONESTROO 2008 www.bonestroo.mm DATE ob/z6/o9 ~~ ~ zsszo PRW. 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UNDER MY OIRECT SIIPERWSION 371723rd Street5outh ANOTHATIAMADIAYLICENSED PROfE55IONALENGINEER DRAWN SMR ~ S&H REPEAT OF GRACEVIEW ESTATES 2 p~~ ~}~ UNDER THE IAWBOFTHESTATEOF MINNESOTA. V ~ ~ o{J~ Ie~~I W St. Cloud, MN 56301 PRINT NAME: ~~ ]. HERKENHOFF DESIGNED TJH ST. JOSEPH, MINNESOTA Phone: 320-251-4553 APPROVED TJH EROSION AND SEDIMENT CONTROL PLAN (SWPPP) Fax: 320-251-6252 SIGNATURE: oaTE 1/lA/zoos 080NESTR00 2008 www.bonestroo.mm DALE o6/zs/09 uc. ~. 25szo ~. ~• 169!-08001 6/25/2009 3:32 PM I `~ I I ~ ._. ':: f' 1 ~ w I ~ w I ~ ' _;~' r ' ~ ~ ~ ~ ~ ~~`~~ I z :~ m ~ t'~,~~ tt~~ ~ ~ ~ ~ 1. ~ ~ ~ . 1 I :1 ~ :,~ - ' -~~• I „ ~ ,/ ',,~ _ / . D c~. ~ ~ ~ 1~/ ~ m / .1 _ 1 ~ A ~7 .` , - ~1 1 1 i ~ .S z ~~ ' A `' 1 ,.~ ~ ,~ ~ ~ f ~ ~ ~ ~~ ` .~-~', ~,~,~ ~ ti ~~ ''~~ ;. ~ e t ~ ~` I ~ r ~ 1 y~ `FAY ~ ~`a ~3 ~ ~ ~v~~~_ i ` ~k ' I i_ ~ : ~ ~! °~ ~ i ~X"~~ " j ~ ~ ~ ~ rn ° i ~ ~r i i- r ~ ~ ~,f y'; ~~ .f4i~d~ ,7 ~~b A .`fJ ~ fZTI ~ I ~' ~ ~ s ~j ~.~ r fii ~ I I oo ~ j . i!l `a t W ( I /. 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O- ~ S~ W S~~ c N O : F ,~ (D G~ O m rY O ul ~ ~ °- o. ~ -" ~ m ~ rn LARRY H EIM SURVEY BY ~ p St. Cloud Office < DRAWN BY : DMS 3717 23rd Street South ~ ° "' # ROAD EASEMENT O ~ O Z # DESIGNED BY : Saint CIOUd, MN 56301 gonestroo p~ ~ 0 3 # S & H REPEAT OF GRACEVIEW ESTATES 2 APPROVED BY : DMK Phone: 320-251-4553 A o A Fax: 320-251-6252 '-` ST. JOSEPH, MN DATE : 07-28-08 m BONESTROO 2008 Website:www.bonestroo.com T: \21 C f ~ ~~ ~~~ ~~~~ ~ .~ . "~ ~~. ~,%" K i r A k, \ ~~ ~:~ .~ k:' ,\ ate: y ~ x:.?~, y`~w'"N ! ~ ~ ~. ~ µl It'd ~ ~~ ~y :+~' $„'-- 'fie{' E ; N ~~~~ ~~~. ~~ ~ ~ ~ ~ . c ~` „~; ' ~~ ~r V ', ~~ ra -~ 1 ~~ .. ` ' ~ryy ` r r yy §!~_. t R'.. ~ ft 1c fi ~;,~~^ ~rt~ X~ ~ r , . ~, y,.~, ,Yr~ ~ ~ ~k 1 *~ a, O G1 ~ D 2 n N D r ~ r rn z D TI ~ m m s -~ ~..., Q ~11~ 11:33 AM ~' ,`` ~~. ~* ~~`~;5 ~~.'1t ':4~yf ~' J~.~gy~'~ L_3311ffffllhW~hW.. ~~, _ , ~4 ~` ~~ ~ ~~'~ .4~ °a 6 ~+ r ,1' " ~" ~ ~~. ~ ~r'E1 Y'.' r r ,'`* 4~ i ice- . ~~£F ~Y - ~i ~ ~. l~ 3 ~ 3 ~ a .. .. 'eyy. ~ f ~ '. w. f., N 9 LARRY HEIM ~ i ~ ~ ~ o ~ ~ PROPOSED ROADWAY LOCATION X 3 0 3 # S& H REPEAT OF GRACEVIEW ESTATES 2 p ~ ST. JOSEPH, MN SURVEY BY : Cloud Office St DRAWN BY : CSG . 3717 23rd Street South DESIGNED BY : Salnt CIOUd, MN 56301 t g APPROVED BY: DMK Phone: 320-251-4553 Fax: 320-251-6252 roo ones DATE: 08-25-08 © BONESTROO 2008 Website:www.bonestroo.com ~~ 3~'p~ Y ~~~~~ ••~~pf o~~oD z tZ N [D Q N O X ~ Ill ~ ~ p n ~ ~ ~ c ~ p m ~ ~ ~ 3 ~ a<~'^ ~ a_- ~ O r~' a c~ m ~/ ~.®.®.e LIFESTYLE BUILDERS .~ LARRY HEIr'1 "~` ane~..~ ,~.,,,,,.,,~®.e~ren~.~. I/8"=1'-D" G/12/08 can m uos o~ ocu,d. ~...a ~ o..nd 303 EAST CEDAR STREET 4 -FLEX Y° "De t9''' p0°°®° PA°'°°°"" p10® °t ac`~1°c ST. IOSEPH, MN 58374 ~~ c p acoc macc cr: wren: eocaec rv®aaT orn.m acr mmm 383 8482 - HOME 1274.5 ELLEN s m ®me or e® rr can cmi raoc - PHONE: 320- ecnrR caciaa A L GARAGE 597.5 - WOLF FAX: 320-363- 8829 ~, n z r,, r r~ D _~ O z _U) C7 f'l m r~ D -{ U z ..';~' '0 m .. W V N LIFESTYLE BUILDERS ~ LRRRY HEIM ~~ . . • sm eu~w ,®.,,.,®„~,,,am,,,..o,~,~,.®„®m P L E X ' ~~, ., _o cnzioe on w wa mmam d..m. ®...o. w. n...® 303 EAST CEDAR STREET i - '° "°"°"'' avusm u ""°'°°"" °'°'®w man ST. J03EPH. MN 58974 noes • _ p .oor °""'e ~+~.~. eR~* ~+m w* ~~ NOME 1274.5 ELLEN a urc mope a to mo ua ~ uoe PHONE: 320-383-8482 ~,~ y~~ A L GARAGE 597.5 WOLF FAX 320-383-8829 _._._. ___ __- 5:5. N.. l -_ ... . _. .. . _. _.. .... .. _I „, , .~ ~,f?, ( y{j, ~ ,- . _~ f ' . `c'~ . .. `. Extract of Planning Commission Minutes November 3, 2008 Extract of motion approving site plan in 2008: (For your convenience, only the portion relating to the townhome development has been included.) SETBACK Interior: The R-4 Zoning District requires a forty foot separation between buildings within a development site. The requirement is inconsistent with the side yard setbacks as the Ordinance only requires a 10 foot side yard, leaving a building separation of 20'. Therefore, the Planning Commission acknowledges the inconsistency in the Ordinance and will require a building separation in this development of no less than 20'. PAGE [B] 4 nonm rue e. mrn ~r eao ~. _ _ ~~ '.emu .°~w~m~ri~er :.u '~" >D GRACEVIEW ESTATES ~--~d- ~-~~+a---~-^^ si 4er+.w+rrer~r~W ~ T Bu1LD0iC LI.I~~A•Mttl a LLIANCE y - ""°"'-'"" p 6o-UM ~~~ ARCHITBCTURB ..z~..s, BUILDING CORP ~ °"'~ O6 "0 "~ V sr. iman ~ma®cu mmi • aro+ao. •~~~~..~~ ~ . a.ne : usn A wkk 0 0 a~ a~ w c o ~ ~ U N C O N ~L 0 c ~~ og w ,~ V H /~\ ~~/ < ~ `~ 1 ~ ~ V ~` ~ ~ \ `y' ~ J ^~ ~ Vr / .~ /~ ~ ~ ~ ' \~ ~ - ~ . \~~ ~~ ` i ~ .y ~ ~ / /\ 1 Y / \ V . / / / \ / / / / / .~. / i i . . / ~ i / . / ' ~ ~ / ~ / ~ ~ . ~ ~ ~ / ' ` ~ ~ . . ~ ~ v / ~ ~ \ ~ / ~ ~ '~ ~ ~ ~ \~ / ~ ~ ' ~ v ~ 0 °m 0 ao rn ~o N 0 --------T-----------, ~ I ~ I ~ I ~ I ~~ I ~ i ~~\ ~ ~ ~ ~ I ~~ I \~ I ~ I ~ I ~ I ~ ~ ~ ~ ~~ i ~i -, r~ . ,~ ~ ~~~'i ~~ ~ ~ Y ~~~~ i i ~' , i . ~ pJ. a . c~ 6'l . rr~ e s s~ ~`, ss W 0 Z i Z g W N W H V Q O O N (n o ~ o W ~ H W V, J ~ ~ C7 LLJ g -, ~ ° a ~ '-' w w ~ ~ oZS OC ~ N Sarah Bialke From: Judy Weyrens Sent: Thursday, July 16, 2009 6:39 PM To: Sarah Bialke Subject: FW: S&H Attachments: img_0606.jpg; Little Crow site 022.jpg; Developer Agreement-Draft #2 (7-16-09) (3).DOC Sarah -can you out this with the packet in LF and also in the 5 & H file. thanks From: Brad Cobb [mailto:1231t1c@charter.net] Sent: Thursday, July 16, 2009 5:38 PM To: 'Sarah Pennings'; 'Renee Symanietz'; 'Frank, Stephen'; 'Dale Wick'; Judy Weyrens; alanrassier@yahoo.com Subject: RE: S&H Council Members I will be at tonight's meeting and hopefully along with many of our neighbors -Sarah will be with us in spirit. I want to echo the concerns Sarah pointed out... In the mediated settlement was no settlement at all -how can you say that the concerns of the Graceview residents that were raised last fall have been addressed? Also the secrecy behind the settlement, the fact that know one wants to speak on behalf of the mediations and how or if ANY of the Graceview concerns we put forth last fall were ever addressed, the total lack of concern by the city to stand up for the rights of citizens who live here, the safety of the Graceview residents who live here, who pay taxes here, who own our homes here. What happens to the apartment complex if and when low occupancy happens? Who will be living there then? What sort of "shady" deals has the developer worked out in this "secret" mediated settlement? What happened to the "field street" road question? Was an impact study done on the proposed "temporary" access road -have those residents been made aware of the pending increase traffic flow in their neighborhood? Was a new road development forum or public input meeting established for this "new road" to gather public testimony????? We pointed in our original arguments that one of many issues was the holding pond, back in Oct/Nov. It was told to us then that current holding pond was fine and was designed for the added capacity BUT NOW it has been determined that the current holding pond was not designed correctly and now you need to add more depth to the pond -was this the ONLY option? Is this added depth going to cause added safety concerns??? What other building code violations will we find AFTER the construction of this building (we will be looking for them please be assured of that) and how will the city handle those "after the fact" building code violations? With the major gas line in the area, was an impact study done to determine if the significant dirt removal to create the below grade dwelling structure will cause vibration which may cause cracks in the gas pipe? Is the gas company aware of this activity? What are the safety cautions that are in place by the builder? During the mediated settlement -was the fact that the original developer (and maybe even the city??) purposefully missed lead potential and eventual buyers of single family homes by not publicly acknowledging the fact that future plans would have apartments in our back yards - here's a photograph of the development signage which has NO mention of apartments -and oddly enough when we made this sign known to the city it was removed -why??? Like Sarah, I will become the cities worst nightmare by reporting complaints of the developer or its residents. I look forward to my public testimony tonight! ! ! Brad Cobb From: Sarah Pennings [mailto:pennysap@gmail.com] Sent: Thursday, July 16, 2009 3:58 PM To: Brad Cobb; Renee Symanietz; Frank, Stephen; Dale Wick; Judy Weyrens; alanrassier@yahoo.com Subject: S&H Council Members, I would like to state my disappointment in the "mediation" ruling of the S&H apartment buildings in Graceview Estates. I feel as though our main concern as a coalition was completely unaddressed and that was safety. Where in the new plans were our concerns addressed? When exactly is a new road going to be placed in Graceview Estates to ease the traffic issues we will be faced with when these new apartments come in? I hope when passing this permit this evening you keep in mind our privacy as neighbors. I hope you will ask S&H to provide MANY mature trees, lights in the correct places so they are not shining in our windows, large berms AND fencing. I would also ask you have an account in place in case there are trees that need to be replaced if they die within 2 years. I hope the city will find a way to in force the truck route and where they plan to park their equipment. Please be aware you will hear from me every time there is a noise violation, trucks are using the wrong roads, or if I see any safety violations. Thank you for taking my concerns into consideration. Sarah Pennings ^ ~~~~ ~ ~ y~ :6L w= ~` ~ ~ S. - T` f" -'"` r .~ . ~ . ~.~-~k.. _. '~ - 1 i. ..~.rq, ssc. ._. . ~. -w. . ,. ,, .. ' jy 'TIA '~Y .: ~ :. ~ y~ die . '~„.. _- _ ~' ~ ~~, ` b ._ i *~~ €, t 1~ y ~.ly r~. ~ F { . .. ~~1~f ~ ~..~ ~ :~~ ~y ~ Fp ET ~ ,~ ., ~ f j A ri 1 ~ `9R q„.. ' S -' F .,a r ?" v ~ ~ _. Y,{ ~ .. (q } R ~, _. . "e,~ kk d + ~ M y'~r t .. ~ ,' .. W ' ~~~ ~ ... ~~,~, ~, ~ y g,,, ~ tk. ., ~ ~ ~ ' -~ .an. ~.. _.. ~~. .. r++~n~ y ' ,. s ~ v ~ ~. _ ~-, -...,.:. : f : ~.. -+4-.. _... .. _..~.~ ..~ x ,r a ~ ~ ~4., r § ~ J^n,~. .r ~ '~'. ~hn~ ~ - ~ ~ 1 ~'s • /' i. ~.i,f • ' + K ~,~ y f l' ~ ~ ~ -~;h ~ ~ 1 ~ y ~ r .~ w ,..~ r-. r. ,. .~~~~ ' ~ ,~ ~ .r r -. y ~ -1 l ~~~_. . ~ di.•. ~ 'N•'~~ Y -i- ~ s' T' !+~ h/ ~. r naaf•"f;..~y {~~ ~ . w ~t ~ r t''~ ems'=: ~ ~, '~ !1R..., '~'-• W W i 0 ~I I 0 C m~ m cp -i ~ m o ~z ~~ z 70 O ~, J ~Z ~, m m, ~m -~ Rvm . ' to 0 IN n '0 y ~ o o o~~ ~ z~ =c ~ 0 3 m y~ ~' m N ,~ r ` 1~ 0 ~, Z D r '01 rn ~^ l.~ , Z m 0 n 0 0 z rn O .~ O O 0' A 0 CITY OF ST. JOSEPH DEVELOPER AGREEMENT (S&H Replat and Development of Graceview Estates 2) THIS AGREEMENT, made and entered into this day of July, 2009, by and between S&H Partnership, 229 5th Avenue South, Suite 101, St. Cloud, MN 56301, hereinafter called "Developer", and the City of St. Joseph, Minnesota, a municipal corporation, hereinafter called the "City". WITNESSETH: WHEREAS, the Developer is the Owner of certain Real Property known as Graceview Estates 2, (herein after called the "Property" or "Development" or "Development Property") located within the City of St. Joseph which is legally described as: Outlot A, Graceview Estates 2, St. Joseph, Minnesota, according to the plat and survey on file and of record in the Office of the County Recorder in and for Stearns County, Minnesota, and which is being replatted as Lots 1 through 12, Block 1, S&H Replat of Graceview Estates 2. WHEREAS, the Developer intends to develop the property as a residential mixed use development consisting of the following residential uses and parcels: Two (2) two and one-half (2'/z) story apartment buildings connected by a one-story connecting unit, with each building having 30 units, for a total of 60 apartment units on Lot 1 of Block 1, S&H Replat of Graceview Estates 2; and ten (10) patio-bay homes (two fourplexes and one duplex) on Lots 2 through 12, Block 1, S&H Replat of Graceview Estates 2. All proposed uses must meet the zoning requirements of the St. Joseph Ordinances, to include: Ordinance 52.09, PUD-Plan Unit Development Overlay District; Ordinance 52.29, R-3 Multiple Family Residence District; and Ordinance 52.30, R-4 Townhouse/Patio Home Residential District. The development on Lot 1, Block 1 will meet the zoning requirements of the R3, Multiple Family Zoning District. The development on Lots 2 through 12, Block 1 will meet the zoning requirements of the R4, Townhome/Patio Residential District. WHEREAS, the Developer has submitted to the City for approval the preliminary plat drawing attached hereto as Exhibit _ (the "Plat") and the Mixed Residential Use PUD plans and 1 drawings listed on the attached Exhibit (the "Mixed Residential Use PUD") and herein referred to collectively as the "Project"; WHEREAS, it is the intention of the Developer to replat the Property under the St. Joseph PUD Ordinance of the City of St. Joseph; WHEREAS, the Developer has submitted to the City for approval the final plat for Lots 1 through 12, Block 1, S&H Replat of Graceview of Estate 2; and WHEREAS, the City's Code of Ordinances allows the City to require a Developer Agreement to provide for inspection and review during the construction project and to set forth obligations of the landowner after approval of the final plat. NOW, THEREFORE, in consideration of the mutual covenants expressed herein, IT IS HEREBY AGREED AS FOLLOWS: 1.0 REQUEST FOR AND CONDITIONS OF THE PRELIMINARY AND FINAL PLAT, SPECIAL USE PERMIT AND PUD AMENDMENT APPROVAL. 1.1 Request for Preliminary and Final Plat, Special Use Permit and PUD Amendment Approval: The Developer has asked the City to grant final approval of the Preliminary Plat and Final Plat, Special Use Permit and PUD Amendment for the mixed residential use development which will be called Lots 1 through 12, Block 1, S&H Replat of Graceview Estates 2. 1.2 Conditions of Development Plan Approval and Plat Approval: The City, after requisite notice and hearing, has granted final approval of the Plat, Special Use Permit and PUD Amendment of the project subject to the terms and conditions of this Agreement. 1.3 Scope of Agreement. This Agreement, and the terms and conditions hereof, apply only to the Project. This Agreement does not obligate Developer to construct the Project, but Developer must comply with the Agreement if it goes forward with the Project. If Developer elects or is unable to go forward with the Project, or chooses not to rebuild the Project after a fire or casualty, it may propose to the City a new project or development for the Property, subject to the regulations then in effect for development approvals, and the Agreement shall not apply in any manner to such new proposal. 2.0 RIGHT TO PROCEED The Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings, until all the following conditions have been satisfied: (1) this Agreement has been fully executed by both parties and filed with the City Administrator; (2) the City has issued a letter that all conditions have been satisfied and that the Developer may proceed, which letter will not be unreasonably withheld or delayed; (3) the Plat and this Agreement have been recorded with the Stearns County 2 Recorders Office; and (4) the escrow required to secure performance of the Developer's obligations under this agreement in the amount of $5,000.00 has been received by the City. 3.0 RESIDENTIAL PUD 3.1 Intent. The PUD District is intended to control the use and development of land and improvements by creating a mixed residential uses. 3.2 Mixed Residential PUD. The Development must meet all requirements under the City of St. Joseph Ordinance No. 52.09, PUD-Plan Unit Development Overlay District; Ordinance 52.29, R3 Multiple Family Residence District; and Ordinance 52.30, R4 Townhouse/Patio Home Residential District. 4.0 DEVELOPER CONSTRUCTED PRIVATE IMPROVEMENTS 4.1 The Developer agrees to construct those private improvements itemized below and specifically illustrated on Exhibit . (hereinafter known as the "Private Improvements"): a. Site Grading b. Water distribution system including fire hydrants, valves, and appurtenances. c. Sanitary Sewer Collection System d. Building Services (with regard to extension of services) e. Concrete Curb & Gutter and bituminous pavement as it relates to ingress and egress and parking f. Erosion Control on Site g. Storm Water Runoff Treatment and Control on-Site h. Signs Designating Pedestrian Walkway, Traffic Directional, regulatory, and warning signs in Designated Parking Areas i. Permanent turf establishment j. Construction of a temporary, paved rural road section from Elena Lane to 7a' Avenue Southeast. 4.2 Project Specific Requirements for Developer constructed Private Improvements. Development Plan Compliance. All buildings and accessory structures shall be cited and constructed on the Property as shown on the Development Plan referred to as Exhibit _ (hereinafter the "Development Plan") subject to the provisions of this Agreement. Any deviations from the Development Plan in the approved preliminary PUD must be approved pursuant to St. Joseph Ordinance 52.09, Subd. 11 dealing with minor and major changes to an approved preliminary PUD. A minor change to an approved PUD requires a public hearing and shall be incorporated into the application for final PUD approval. A "minor change" means any departure from the conditions of preliminary 3 approval which is not a "major change" and includes, but is not limited to, the following: 1. an increase in the number of structures; 2. revisions to location of internal roads; and 3. revisions similar in nature to those above, as determined by the City. A proposed major change through an approved preliminary PUD shall require reapplication for preliminary PUD approval and any notification regarding such preliminary PUD approval shall describe the proposed major change or changes. A major change is any departure from the conditions of the preliminary PUD approval which would result in any of the following: 1. revisions to the approved design concept; 2. revisions to the approved uses; 3. an increase of greater than 15% in density; 4. a decrease in the amount of landscaping, site perimeter buffering, and open space; and 5. an increase in traffic volumes or change in circulation patterns which impact surrounding development. 4.3 Development Project. The development project consists of the construction of two 2'h story apartment buildings, connected by a one-story connecting unit, with each building having 30 units, for a total of 60 apartment units, and the height of the buildings will be no more than 30 feet, as measured in accordance with the City Ordinance, with the ground measurement being measured from: 1) on the non-garage side of the apartment -the height of the grades; and 2) on the garage side of the apartment, the height of the grade next to the building before excavation, which measurement height is intended to be four (4) feet above the surface of the driveway entering the tuck-under garages at the building face. The Project will also contain ten (10) patio-bay homes (two fourplexes and one duplex) on Lots 2 through 12, Block 1. 4.4 Building Code Compliance. All buildings and accessory structures shall be constructed in accordance with the Minnesota State Building Code as adopted and modified by the St. Joseph City Code. 4.5 Site Preparation. The Developer shall comply with any erosion control method ordered by the City for the prevention of damage to adjacent property and the control of surface water runoff. As the development progresses, the City may impose additional erosion control requirements if in the opinion of the City Engineer such requirements are necessary. 4.6 Building Elevation. The proposed apartment buildings will not exceed 30 feet as measured in accordance with the City Ordinance, with the ground measurement 4 being measured from: 1) on the non-garage side of the apartment -the height of the grades; and 2) on the garage side of the apartment, the height of the grade next to the building before excavation, which measurement height is intended to be four (4) feet above the surface of the driveway entering the tuck-under garages at the building face. 4.7 Building Exterior. The building exterior shall include at least one material from each of the following groups: a) Face brick, natural stone, wood textured precast concrete panels, textured concrete block, stucco; and b) Pre-finished decorative panels made of metal, vinyl, steel or wood. Any changes in the exterior materials shall require prior approval by the City Planning Commission. 4.8 Ingress/E ess. Vehicular access to the Property shall be from 4th Avenue SE as indicated on the site plan. 4.9 Sig_nag_e. The Developer must provide detailed site plans as shown on Exhibit for the construction of any signage and the signs must meet all requirements of the St. Joseph Zoning Ordinance. The development must include site management signs, such as pedestrian walkway, traffic directional signs and designated parking areas. 4.10 Li tin . The Developer must provide lighting to illuminate off-street parking and access road areas as shown on Exhibit _. The Developer shall also provide street lighting on 4th Avenue SE at all intersecting access roads. Lighting shall be provided in accordance with the St. Joseph City Code. 4.11 Parking Standards. The Developer shall provide off street parking and loading as set forth in Exhibit _. It is the responsibility of the applicant to provide evidence that there is enough parking for the various uses proposed for the plat. Additionally, snow storage cannot occur within any designated parking areas as set forth in Exhibit 4.12 Gradin rainage. The final drainage plans must be approved by the City Engineer. 4.13 Landscapin encin Screening. The Development will include landscaping to include trees, grass, berms, and plantings as shown on Exhibit _. Landscaping, fencing and screening requirements for new structures shall be considered as part of the site plan approval for each structure, and the building site plan must be approved by the City in conjunction with the building site approval process 4.14 Fire Hvdrant/Fire Lane. Fire Hydrants must be located 50 to 75 feet away from the exterior walls of the building. Before issuance of a building permit the developer must provide details of fire apparatus access to the back of the building or details of an automatic fire suppression system. 5 4.15 Utility Plan. The Developer must have final utility plans approved by the City Engineer before issuance of a building permit. The water mains, sanitary sewers, storm sewers, and related appurtenances will be privately owned and maintained utilities on the site by the Developer, and it assigns or heirs. The City retains the right to access the utilities at all times. 4.16 HVAC/Dumpster. The HVAC equipment and dumpster shall be screened from view as shown on the Development Plan. 4.17 NPDES/City of St. Joseph SWPPP. At the time of application for a building permit or site grading and utility construction, a completed storm water application must be submitted. Before work can begin, a copy of the MPCA NPDES permit and Storm Water Pollution Prevention Plan (SWPPP) must be submitted to the City and posted at the job site. 4.18 Fire/Safety Requirement. Project must be constructed to comply with City Code and statutory requirements. 4.19 Requirements for Building. No building permit shall be issued for this Property until the Developer has signed and returned this Development Agreement, obtained any necessary easements and provided the City with a copy of the easement documents, submitted any additional information as directed by the City Engineer, and complied with all conditions set forth in this Developer Agreement which must be met prior to issuance of a building permit. 4.20 Required Permits. The Developer is required to obtain the following permits before issuance of the building permit: Minnesota Dept. of Health Water Main Extension, MPCA Sanitary Sewer Extension, Minnesota Dept. of Labor & Industry Plumbing Plan Approval, and NPDES Storm Water Permit. 4.21 Requirements for Certificate of Occupancy. No Certificate of Occupancy shall be issued for this property until the Developer has complied with all requirements of this Developer Agreement and has complied with all State and City Building Codes and Ordinances. 4.22 Construction Schedule. The Developer shall apply for a building permit within one year of the execution of this agreement. Failure to apply within the one year period, shall render this Agreement null and void. The improvements shall be substantially completed by the first (ls`) anniversary of the date the building permit for the Project has been issued to Developer, and no later than the second anniversary of the execution of this Agreement, subject to reasonable extension for delays due to force majuere causes and material supply shortages beyond the control of Developer (the "Completion Date"). 4.23 Temporary Paved Road from Elena Lane to 7a` Avenue Southeast. The Developer must construct a temporary, paved rural road section from Elena Lane to 7~' 6 Avenue Southeast before any construction may start. However, the final wear coat may be applied at the time the parking areas are paved but before the Certificate of Occupancy is issued. 4.24 Storm Water Treatment Pond. The pipe grade entering the storm water treatment pond shall be adjusted lower from the rear yard to minimize discharge velocity and erosion potential. Additionally the Certificate of Occupancy cannot be issued until the Stormwater Treatment Pond is completed and accepted by the City Engineer. The Developer, its assigns and heirs, shall provide maintenance for the storm water sedimentation and infiltration areas and for the site storm sewers. 4.25 Construction Parkin. All vehicles for construction workers or other persons working on the project must be parked at 4.26 Spoil Pile Management. The Developer shall provide a spoil pile management plan before final plat approval. The plan will identify all spoil and stock piles, including location, material type, and erosion control. At any given time, the stock piles cannot exceed twelve (12) feet in height and only select grading material and topsoil may be stored on site. All stock piles must be removed no later than one (1) year from the date of execution of the final plat. 4.27 Emergency Storm Water Pumping. The Developer acknowledges that the setback distance between the storm water sedimentation pond and the apartment complex, duplex patio home, and 9-unit garage is closer than recommended by the City's Storm Water Management Plan. Therefore, the Developer, it assigns and heirs, agrees to maintain a service agreement with a local pumping equipment provider for emergency pumping services for the building units in the event of flooding. The pumping services contract shall be provided annually to the City with the rental license. The Developer further agrees to indemnify the City and its officers, agents, and employees against claims for damages caused by flooding as identified in the indemnification provision elsewhere in this agreement at Section 5.5. 4.28 Water/Sewer Access and Trunk Fees. The Developer shall pay WAC and SAC charges for all structures on the Property to be connected to the municipal water and sanitary sewer system as determined by St. Joseph Ordinance No. 44. The City agrees to calculate the apartment SAC and WAC charges as follows: for permits issued in 2009, using rates for 2008; for permits issued after 2009, such rates will be the rate for the previous year. The patio-bay home SAC and WAC charges shall be charged at the then-current rate charged by the City. Lastly, the SAC and WAC fees are due prior to issuance of the building permit. 5.0 GENERAL TERMS AND CONDITIONS 5.1 Title. The Developer hereby warrants and represents to the City, that Developer's interest in the Development is fee owner. 7 5.2 Binding Effect on Parties and Successors. The terms and provisions of this Agreement shall be binding upon and accrue to the benefit of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all future owners of all or any part of the Development and shall be deemed covenants running with the land. Reference herein to Developer, if there be more than one, shall mean each and all of them. This Agreement, at the option of the City, shall be placed on record so as to give notice hereof to subsequent purchasers and encumbrances of all or any part of the Property and/or Project and all recording fees shall be paid by the Developer. If the Property and Project are sold or conveyed to a third party, and the third party, in a writing satisfactory to the City, takes an assignment of, and agrees to assume the obligations of the Developer under, this Agreement, the prior owner/transferor will, from and after the effective date of the assignment and assumption, be released from any further obligations under this Agreement; provided however, that in no event will S&H Partnership be released from its obligations under this Agreement prior to the City's issuance of a certificate of occupancy for the Project. 5.3 Notice. Any notices permitted or required to be given or made pursuant to this Agreement shall be delivered personally or mailed by United States mail to the addresses set forth in this paragraph, by certified or registered mail. Such notices, demand or payment shall be deemed timely given or made when delivered personally or deposited in the United States mail in accordance with the above. Addresses of the parties hereto are as follows: If to the City at: City Administrator/Clerk City of St. Joseph, P.O. Box 668, St. Joseph, MN 56374 If to the Developer at: S&H Partnership 229 Sa' Avenue South Suite 101 St. Cloud, MN 56301 Telephone: (320) 251-8284 5.4 Incorporation of Documents by Reference. All general and special conditions, plans, special provisions, proposals, specifications and contracts for the improvements furnished and let pursuant to this Agreement shall be and hereby are made a part of this Agreement by reference as if fully set out herein in full. 5.5 Indemnification. The City and its officers, agents and employees shall not be personally liable or responsible in any manner to the Developer, contractor or subcontractors, materialmen, laborers, or to any other person or persons whomsoever, for any claims, demands, damages, actions, or causes any action of any kind or character whatsoever arising out of or by reason of the execution of 8 this Agreement, or the design, performance, and completion of the work and the improvements to be provided by the Developer pursuant to this Agreement and for flooding and related damages of the storm water sedimentation pond. The Developer shall hold the City and City Engineer harmless from claims by third parties, including but not limited to other property owners, contractors, subcontractors and materialmen, for damages sustained or costs incurred resulting from plat approval, development of the Property, and use of Property to include flooding from the storm water sedimentation pond. The Developer shall indemnify the City for all costs, damages or expenses, including engineering and attorney's fees, which the City may pay or incur in consequence of such claims by third parties. 5.6 License to Enter Land. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the Property to perform all work and/or inspections deemed appropriate by the City during the development of the Property. 5.7 Streets. (a) The Developer shall promptly clean any soil, earth or debris from streets in or near the Development resulting from construction work by the Developer or its agents or assigns as often as necessary and as directed by the City for public safety and convenience. In the event the Developer fails to clean the streets within 48 hours of the direction of the City, the City may undertake the work and seek reimbursement from the security provided by the Developer as set forth in paragraph 5.10 of this Agreement, or alternatively, assess the cost against property owned by the Developer within the City. (b) Any damage to existing City streets due to construction activities within the development shall be repaired to the satisfaction of the City at the Developer's expense. (c) The Developer shall repair at the Developer's expense any structural damage to the temporary street connection between Elena Lane and 7~' Avenue SE. This responsibility shall survive the issuance of the Certificate of Compliance under paragraph 5.8 of this Agreement until such time as the underlying property develops and a permanent street connection to 7a' Avenue SE is constructed. 5.8 Certificate of Compliance. This Agreement shall remain in effect until such time as Developer shall have fully performed all of its duties and obligations under this Agreement. Upon the written request of the Developer and upon the adoption of a resolution by the City Council finding that the Developer has fully complied with all the terms of this Agreement and finding that the Developer has completed performance of all the Developer's duties mandated by this 9 Agreement, the City shall issue to the Developer on behalf of the City an appropriate Certificate of Compliance. The Acceptance of the Improvements contracted in accordance herewith by the City does not constitute a certificate of compliance and does not release the Developer from ongoing duties or responsibilities arising under this contract. The issuance of a Certificate of Compliance does not release the Developer or any Surety from warranty responsibilities or responsibilities for future improvements or from ongoing duties or responsibilities arising under this Agreement. 5.9 Reimbursement of City's Costs. The Developer shall reimburse the City for all costs, including all reasonable engineering, legal, planning and administrative expenses, incurred by the City in connection with all matters relating to the negotiation, administration and enforcement of this Agreement and its performance by the Developer. The Developer shall also reimburse the City for any add-to-construction costs related to the installation of street lighting or private utilities within the Development. The Developer shall also be responsible for the cost of acquiring and installing street signage consistent with that used in other recent developments within the City. Such reimbursement shall be made within 14 days of the date of mailing the City's notice of costs. If such reimbursement is not made, the City may place a hold on all construction or other work related to the Development, or refuse the issuance of building permits until all costs are paid in full. 5.10 Renewal of Security. If any escrow account or bond deposited with the City in accordance with this Agreement shall have an expiration date prior to the Developer's obligations hereunder being complete, the Developer shall renew such security or deposit substitute security of equal value meeting the approval of the City at least thirty (30) days prior to the expiration of such security. Failure to post such alternate security or renew such security shall constitute a default and the City may place a moratorium on all construction or other work related to the Development, refuse the issuance of building permits, and declare the entire amount thereof due and payable to the City in cash. Such cash shall thereafter be held by the City as a security deposit in the same manner as the security theretofore held by the City. 5.11 Plattin .The Developer must include all of the Development Property in the final plat of the development. 5.12 Utility Location. The Developer agrees that all utilities within the Development will be installed underground, including without limitations electrical, telephone, cable television and natural gas. 5.13 Plat Dedication. Upon approval and execution of this Agreement, the City shall approve the final plat provided it otherwise meets the requirements of the City's Ordinance governing Subdivisions. If the Plat contains the dedication of an easement, the use of property within the area of an easement is specifically 10 restricted by prohibiting the construction of any structure or fence, planting trees or shrubs, or storing of personal property within the area of the easement which could delay, restrict or impede access within the easement area by a person or vehicle. 5.14 Street Li ting and Sig_nag_e. The Developer shall be responsible for the cost of purchase and installation of street lights and street signs. The Developer will name all streets within the Development in accord with City Ordinance regulations. The improvement shall not be accepted until installation of street lights and street signs are completed. 5.15 Assignment. This Agreement may not be assigned by the Developer except upon obtaining the express written consent of the City. Unless expressly released by the City, the Developer shall remain obligated to fulfill the duties required under this agreement. 5.16 Inte ation. This Agreement contains all of the understandings and agreements between the parties. This Agreement may not be amended, changed, or modified without the express, written consent of the parties hereto. 5.17 Execution in Counterparts. This Agreement maybe executed in any number of counterparts, each of which shall constitute one and the same instrument. 5.18 Governed by Minnesota Law. This Agreement shall be interpreted under the laws of the State of Minnesota. 5.19 Representation. Rajkowski Hansmeier Ltd. represents the City with regard to this Agreement. The Developer is hereby advised to seek independent legal advice prior to execution of this Agreement. 6.0 DEFAULT AND REMEDIES 6.1 Default. Failure by the Developer to observe and perform any covenant, condition, or obligation contained in this Agreement shall be considered a default by the Developer under the Agreement. 6.2 Right to Cure. The City shall give the Developer written notice of any default under this Agreement. The Developer shall have 10 days in which to cure the default (or in which to commence good faith efforts to cure if the default is one which cannot reasonably be cured in 10 days). 6.3 Remedies. If an event of default is not cured by the Developer within the applicable cure period, the City may do any, all or any combination of the following: (a) halt all further approvals regarding improvements or issuance of building permits or occupancy permits relating to the Development Property; 11 (b) seek injunctive relief; (c) take any other action at law or in equity which may be available to the City. 12 Signed and executed by the. parties hereto on this day of , 2009. ATTEST By Judy Weyrens City Administrator/Clerk STATE OF MINNESOTA COUNTY OF STEARNS On this day of CITY: CITY OF ST. JOSEPH By Alan Rassier Mayor 2009, before me, a notary public within and for said County, personally appeared Alan Rassier and Judy Weyrens, to me personally known, who, being each by me duly sworn did say that they are respectively the Mayor and the City Administrator/Clerk of the City of St. Joseph, Minnesota, the municipal corporation named in the foregoing instrument, that said instrument was signed on behalf of said municipal corporation by authority of its City Council and said Mayor and City Administrator acknowledged said instrument to be the free act and deed of said corporation. STATE OF MINNESOTA ) )ss COUNTY OF STEARNS ) Notary Public DEVELOPER: S&H PARTNERSHIP By On this day of 2009, before me, a notary public within and for said County, personally appeared on behalf of S&H Partnership, the Developer named in the foregoing instrument, and that said instrument was signed on behalf of said company by authority of its Board of Governors/Directors and said President/CEO acknowledged said instrument to be the free act and deed of said corporation. Notary Public )ss 13 THIS INSTRUMENT WAS DRAFTED BY: 'Thomas G. Jovanovich - 5284X Rajkowski Hansmeier Ltd. 11 Seventh Avenue North P.O. Box 1433 St. Cloud, Minnesota 56302 Telephone: (320) 251-1055 14