HomeMy WebLinkAbout[07] Coborns Realty Company
em' OF ST. JOS":PH
Planning Commission Agenda Item
7
MEETING DATE:
March 3, 2008
AGENDA ITEM:
Public Hearing, Coborns Realty Company
SUBMITTED BY:
Administration
STAFF RECOMMENDATION:
Accept the Preliminary Plan entitled Co born's Realty
Company and recommend approval of the preliminary
plan authorizing the creation of the Development
Agreement.
PREVIOUS PLANNING COMMISSION ACTION: The Planning Commission in November 2007 approved
a lot split for Coborns to allow the construction of a new medical clinic.
BACKGROUND INFORMATION: Staff has been working with both Centra Care and Coborn's to develop
the property at the intersection of lih Avenue/CR 133 and County Road 75. Coborn's Realty owns lots
1 and 2 Block 3 Buettner's Business Park. It is anticipated that the area will be developed with a medical
clinic, retail/grocery, and professional. Centra Care is in the process of submitting a development plan
for lot 2 of the new plan. The public hearing is scheduled for your regular April meeting. At this time
Coborn's does not have a time table for when the remaining plan will be developed.
The staff has requested that the plan follow the PUD process. The proposed plat as itself does not
include any development approval. However, the storm water for the entire site will be handled by
Co born's. Stearns County has reviewed the plat and has agreed to retain the existing curb cut on CR
133. However, the curb cut will not be able to be expanded. The.plan does not include any public
streets, only extension of the municipal services.
After the Planning Commission meeting is finished, staff will work on the Development Agreement
memorializing the terms ofthe plat. The Plan is consistent with the Zoning Ordinance and approving the
plat does not guarantee development rights. Any development must follow the development process
and appear before the Planning Commission.
The City has received approval from the County regarding the plat and access. We are waiting for
MNdot to send the certificate of approval as well.
ATTACHMENTS: Hearing Notice, Project overview, application, letter regarding Centra Care, Site
Plans, Stearns County Road Certificate, Engineering Comments, MDG Comments, Public Works Director
comments, vicinity map
REQUESTED PLANNING COMMISSION ACTION: Recommend the Council approve the Preliminary Plan
entitled Coborns Realty Company and request staff prepare the Development Agreement between the
City of St. Joseph and Coborn's Realty.
www.cityofstjoseph.com
CITY OF ST. JOSEPH
. Public Hearing
City of St. Joseph
Judy Weyrens
Administrdtor
The St. Joseph Planning Commission shall conduct a public hearing on Monday, March
3, 2008 at 7: 15 PM. The purpose of the hearing is to consider a Preliminary Plat to re-
plat a portion of the Buettner Business Park, creating 3 lots to be developed commercially
through the PUD process.
The property is legally described as: Lots 1 & 2, Block 3, Buettner Business Park.
Mdyor
AI Rdssier
Coborn's Realty Company Limited Partners, PO Box 6146, St. Cloud, MN 56302 has
submitted the request for Preliminary Plat.
Councilors
Steve Frdnk
Rick Schultz
Renee Symdnietz
Ddle Wick
Judy Weyrens
Administrator
2.~ College Avenue North' PO Box 668 . Sdint Joseph. Minnesotd ~6?74
Phone ,2.0 ,6,.72.01 FdX ,2.0.,6,.0'42.
February 11th, 2008
RICE
BUilDING SYSTEMS. INC.
Judy Weyrens, City Administrator
City of St. Joseph
25 College Avenue North
St. Joseph, MN 56374
RE: COBORN'S REALTY COMPANY PLAT
PROJECT OVERVIEW
Coborn's Realty Company is proposing a Re-Plat of the existing property totaling 13.54 Acres currently described as:
Lots 1 de 2, Block 3, BUETTNER BUSINESS PARK. New Property land Description: Lots 1, 2" 3, Block 1,
COBORN'S REALTY COMPANY.
The purpose of the replatting and development of said property is the selling of the newly re-platted Lot 2 (3.76
Acres) to CentraCare for a flJture Medical Clinic. Any development of Lot 2 is done under separate submittal from
CentraCare.
Development of said property includes the following:
Phase 1 Development:
1. Construct a storm water pond designed for the entire 13.54 acres of property. A stormwater management
agreement between Coborn's and CentraCore has been entered into and allows CentraCore access to the pond
to be developed on Co born's property at the south end of Lot 3. Stormwater calculations for any specific
future development would be submitted at the time of development. A hydrology report for the entire
property has been completed and is attached as part of this submittal. Any fill excavated from the pond will
be used to construct the road and the remaining fill will be stockpiled as indicated on the drawings and seeded
lJntil flJture development.
2. ConstrlJct a road from CR133 to the east end of Lot 2 (see drawings). Access off CR133 is designed to use the
existing curb cut and a road certificate from Stearn's County is pending for full access.
3. Install utilities as indicated on the drawings where the road will be constructed. Utility work for any flJtlJre
development will be done at the time of the development.
Future Development:
1. It is undetermined at this point in time of a projected date for any future construction.
2. Newly re-platted Lot 1 could include a future development of Retail/ Office / Restaurant or the like.
3. Newly re-platted Lot 3 could include a future retail grocery facility/liquor store/ convenience store with gas
pumps/ pharmacy with drive-thru/ video/ car wash, etc.
Please review all of the submitted drawings and information for a c1eor understanding of proposed development.
Sincerely,
RICE BUILOING SYSTEMS, INC.
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Chass W. Rising, AIA
Project Architect
1011 South Benton Drive. PO Box 128. Sauk Rapids. MN 56379 (320) 252-0404 Fax: (320) 252-0470
www.ricebuildingsystems.com
CITY OF ST. JOSEPH
25 College Avenue North
St. Joseph, MN 56374
PH: (320 363-7201 FAX: 320 363-0342
APPLlCANT(S) NAME: Coborn's Realty Company Limited Partners _ DATE: _2/11/08
ADDRESS: _PO Box 6146
St. Cloud, MN 56302
PHONE NUMBER(S): _320-252-4222
FAX: _320-252-0014
PROPERTY OWNER(S) NAME (if different from Applicant): Same as above
ADDRESS:
PHONE NUMBER:
FAX:
PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY
OTHER PERSONS, FIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND.
IM/e, the undersigned, hereby make the following application to the Planning Commission and City
Council of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of
checking all applicable ordinances pertaining to their application and complying with all ordinance
requirements ):
A. Application is hereby made for: (Applicant must check any/all appropriate items)
---,-X_ Preliminary Plat Review
_X_ Final Plat Review
_ Planned Unit Development Plan Review
Minor Subdivision Review
B. Parcel Identification Number(s) of Property:
Lot 1, Block 3, Buettner Business Park (ID # R84.53470.231)
Lot 2, Block 3, (ID # R84.53470.233)
Legal Description of Property: (Please Attach Metes & Bounds Description)
_See Attached
City of SI. Joseph Application for Subdivision Review Page 1
C. Required information:
1. Name of Plat: _Buettner Business Park, Lots 1 and 2, Block 3
2. Location: _CR 133 and Highway 75, St. Joseph. MN
3. Gross Area: _589.612 SF (13.54 Acres)
4. Number of Lots: _2
5. Current Zoning Classification(s): _B-2
6. Desired Zoning Classification(s): _B-2
7. Current Zoning Classification(s) of Adjacent Parcels: _B-2
8. Name of Pending Street Name(s) !ncluded in Development:
9. Name & Address of Land Surveyor/Engineer: Bonestroo
3717 - 23rd Street South, St. Cloud, MN 56301
D. Does the proposed preliminary plat require rezoning?
Yes, Explain
_X_No
E. Is the proposed preliminary plat consistent with design standards and other requirements of
the City of St. Joseph Subdivision Ordinance, Zoning Ordinance and Comprehensive
Planning documents?
_X_ Yes, skip to F.
No, if 'No' applicant must complete items below in italicized print.
The request(s) which l/we desire for our property require a variance from the following section(s) of the
St. Joseph City Code:
Section
Section
Section
Proposed variance(s):
What special conditions and circumstances exist which are particular to the land, structure or building(s)
involved which do not apply to the land, structures or building(s) in the same zoning classification (attach
additional pages as needed)?
City of SI. Joseph Application for Subdivision Review Page 2
Do any of the special conditions and circumstances result from your own actions (if the answer is yes, you
may not qualify for a variance)?
What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision code
or other City code/plan would deprive you of rights commonly enjoyed by other properties in the same
district under the terms of the zoning code (attach additional pages as needed)?
State your reasons for believing that a variance will not confer on you any special privilege that is denied
by the code to other lands, structures or buildings in the same district:
State your reasons for believing that the action(s) you propose to take is/are in keeping with the spirit and
intent of the code?
State your reasons for believing that a strict enforcement of the provisions of the code would cause undue
hardship. Undue hardship means that the property in question cannot be put to a reasonable use if used
under the conditions allowed by the code. Economic considerations alone shall not constitute an undue
hardship under the terms of this code as referenced in state statutes:
City of 51. Joseph Application for Subdivision Review Page 3
erosion and flooding potential; soil limitations; and, suitability of the site for the type of
development or use contemplated.
Site is suitable for possible future development as described in the attached project narrative.
G. Describe the fiscal and environmental impact the proposed development will have on adjacent
property owners and the City of St. Joseph.
Future Development of property will have a beneficial impact on adjacent property owned and the
city of St. Joseph.
H. If Application is for a PUD, provide a statement that generally describes the proposed
development and the market which it intends to serve and its demand in relation to the city's
Comprehensive Plan and how the development is designed, arranged and operated in order to
permit the development and use of neighboring property in accordance with the regulations
and goals of the city.
N/A.
I. Applicants for preliminary plat review must provide with this application the names and
addresses of all adjoining property owners within 350 feet of the subject property.
N/A.
J. Attach completed copy of applicable submittal checklist(s) with application.
I/We understand that any work to be done will require reimbursement to the city for any engineering, consulting, mapping
or studies that may have to be done in conjunction with this subdivision. This includes any fees in conjunction with
preliminary or final plats. In addition a check for the appropriate fee(s) must be submitted along with the application. By
signing this application below, I/We are hereby acknowledging this potential cost.
~~
~ -( I - 0 8
Date
Applicants Signature
~~
Property Owners Signature
~-(t-o 8
Date
City of SI. Joseph Application for Subdivision Review Page 4
2111108
Judy Weyrens, City Administrator
City ofSt. Joseph
25 College A venue North
P.O. Box 668
S1. Joseph, MN 56374
Re: Coborn Realty Company Limited Partnership
Dear Ms. Weyrens:
Coborn Realty Company Limited Partnership is in the process of entering into a Purchase
Agreement with CentraCare Health System regarding the sale of approximately 3.76 acres
located in Lot 1, Block 3, Buettner Business Park, which will be replatted as Lot 2, Block 1,
Coborns Realty Company.
Coborn Realty Company Limited Partnership will be constructing and maintaining a storm water
retention and drainage pond on the southern portion of Lot 3 (as described on the new plat) for
the collection of storm water for the entire development as shown on the plans submitted to the
City.
Should you have any questions, please do not hesitate to contact me.
Sincerely,
~~
Mark Coborn
Cooorn's
INCORPORATED
,
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"' ~ 1445 East Highway 23, St. Cloud, MN 56304-1134 · PO Box 6146, St. Cloud, MN 56302-6146
,', :~I. (3201 252-4222. FAX {320l 252-0014
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COB ORN' S REALTY COMPANY PLAT - (SITE PLAN)
St. Joseph, MN
COBORN'S SUPERSTORE
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3717 23rd Street South
Saint Cloud, MN 56301
Phon.: 320.251.4553
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MITCHELL A. ANDERSON, P.E.
Highway Engineer
JEFF MILLER, P.E.
Asst. Highway Engineer
JODI TEICH, P.E.
Asst. Highway Engineer
#875-8898
COUNTY
STEARNS
OF
Department of Highways
PO Box 246 . 8t Cloud, I\1N 56302
(320) 255-6180. FAX (320) 255-6186
February 6, 2008
STEARNS COUNTY HIGHWAY DEPARTMENT
COUNTY PLAT REVIEW
PLAT: BUETTNER BUSINESS PARK 4
The basic criterion for this plat review is provided for in the Stearns County
Comprehensive Plan.
Location
The general location of the plat is east ofCSAH 133 and north ofCSAH 75
within the City of St. Joseph.
CSAH 133 is classified as a minor arterial in the area of the plat. The 2003
traffic volume on CSAH 133 in this area is 4750 ADT. CSAH 75 is classified
as a minor arterial and the traffic volume is 22500 ADT.
Right of Way
The preliminary plat depicts existing 50-foot wide right of way as measured
from the center of CSAH 133 as required for an urban minor arterial.
Generally, all private facilities such as signs, entrance medians (divided
entrances), fencing, etc. shall be placed/constructed outside of the permanent
county right of way.
Access Management:
One access only will be permitted from CSAH 133 in the location shown on the
preliminary plat. Traffic flow through the platted property should be directed to
exit the property via Elm Street.
The owner should confer all "rights of access" to Stearns County for the
property frontage along and adjacent to the County right of way.
Drainage Facilities:
"Affirmative Action / Equal Opportunity Employer"
Storm water drainage facilities should be designed in such a manner as to not exceed the current
(pre-development condition) maximum storm water runoff flow onto county right of way. The
analysis should be based on a minimum 1 DO-year design storm.
Culverts constructed/placed within the county right of way as part of this project should be specified
as a minimum of 15 inches in diameter. Any culverts crossing under existing or proposed county
roads and/or municipal streets should be specified as reinforced concrete pipe and should be a
minimum of24 inches in diameter. Reinforced concrete pipe shall be tied/secured together with
appropriate steel fasteners.
A utility permit will be required if utility construction activities are within the county right-of-way.
Traffic and Public Safety:
All street and private entrances should be graded in such a manner as not to drain onto the existing
county roadway if possible.
I have reviewed the above plat at the request of the municipality, for concerns relating to standard
engineering practice and policies as commonly applied to County Roads and Rights-of-Way.
.;zJ~/DLf>
Date
I concur in the above review and recommendations.
-pJf~L.H tl (l14~
Stearns County Engineer
~fc8
Date
Distribution:
City of St. Joseph (original)
Bonestroo (copy)
~.
MUNICIPAL
DEVELOPMENT GROUP, INC.
DATE:
MEMO TO:
FebruarY 28, 2008
Judy Weyrens, City Administrator
FROM:
Cynthia Smith-Strack, Municipal Development Group
RE:
Coborn's Realty Company Plat
Project Background
Coborn's Realty Company proposes the replat of 13.54 acres legally described as Lots 1 and 2, Block
Three of Buettner Business Park. The replat will create three lots in one block in a plat proposed to be
named Coborn's Realty Company Plat. The replat will facilitate the sale and development of Lot 2 (3.76
ac) of the new plat to CentraCare Clinic for the development of a medical facility.
In conjunction with the replat, the Developer proposes the construction of a storm water pond designed to
treat the entire area being replatted. In addition, an access drive is proposed for construction which will
extend from the existing curb cut at CR 133 to the easternmost parking lot access for Lot 2 (CentraCare
Clinic). Utilities suitable for servicing the proposed plat will be installed adjacent to the access drive.
Timing of any future project within the replat is uncertain at this time. The storm water pond is being sized
to accommodate a potential multiple tenant retail/office/restaurant facility and a potential future grocery
store.
Discussion
The application submittal is very thorough and thoughtfully presented. The application is complete for
subdivision and land use review purposes.
Existing zoning for the area is B-2 Highway 75 Business District and subject to a Transportation Corridor
Overlay District. The proposed replat maintains consistency with existing zoning.
As previously stated, the Developer proposes to extend an access drive from the CR 133 to the
easternmost entry to a proposed parking lot. The City may wish to require extension of the access drive
to the easternmost boundary of proposed Lot 2 so as to connect to a required secondary or emergency
north/south access from the replat to Elm Street (illustrated as a future access drive on the replat).
MnDOT should review/approve regarding potential impact on trail.
The proposed replat illustrates an area to be used to 'stockpile' excess soil which will be reused on site at
a future date. The Applicant should submit a written description of how the stockpile will be treated to
prevent erosion and control weeds. The Development Agreement should include a discussion regarding
erosion control and maintenance of vegetation relating to the stockpile. In addition, the City may wish to
require the applicant to submit a written description of how the remaining undeveloped area will be
maintained (Le. grass and weed control). Finally, in order to prevent the stockpile from becoming a
nuisance the City may wish to require the excess soil be used within a certain timeframe (e.g. two years)
or removed from the site.
25562 Willow Lane. New Prague, MN 56071. (952) 758-7399 . Fax: (952) 758-3711.
staff@municipaldevelopmentgroup.com . www.municipaldevelopmentgroup.com
~
SEH
MEMORANDUM
TO:
Judy Weyrens, City Administrator
FROM:
Randy Sabart, PE
DATE:
February 27, 2008
RE:
St. Joseph, Minnesota
Coborn's Realty Company
Preliminary plat and plan review
SEH No. A-STJOE0801 D71
I reviewed the preliminary grading and utility plans dated February 4,2008, and have the following
comments:
Utilities
I. I understand that the proposed site utilities will be privately owned and operated. As such, the
owner is advised of the following:
a. Provide auxiliary gate valves at all hydrant leads (required at CR 133)
b. Provide isolation gate valves at all water main services (ex: car wash) (required)
c. Provide isolation gate valves at water main branches, and at a minimum, at locations that
will facilitate water main disinfection and flushing .
2. Adjust the location of the water main parallel with County Road 133 (south-to-north pipe) such
that it is contained on the site and not in the county right of way to facilitate construction and any
future excavation of the pipe.
3. Increase the water main diameter from 6-inches to 8-inches for the stub along the southwest face
of the building footprint on Lot 3. The building official should comment on the termination point
for the hydrant lead relative to fire protection on the east side of the structure.
4. It is my understanding City staff or the applicant has submitted the preliminary plat to both
Stearns County and the Minnesota Department of Transportation for review and comment.
a. It is noted that the entrance from CR 133 is proposed to be wider than the existing curb
cut and apron.
b. Connection of the water main on CR 133 will require a Stearns County right-of-way
utility permit. It appears that the pavement may need to be disturbed in order to make the
connection to the pipe and remove the existing, interfering hydrant.
5. The proposed (future) storm sewer parallel with the City's 42-inch storm sewer on the east side of
Lot 3 should be offset a minimum of20 feet from the City's pipe to facilitate future excavation of
the City's pipe (if warranted) and to avoid/minimize future disturbance of the proposed pipe.
6. Because the proposed utilities will be shared between the lot owners, the purchase
agreement/developer's agreement should address the ownership, access (easement), and
Short Elliott Hendrickson Inc.. 1200 25th Avenue South, P.O. Box 1717, SI. Cloud, MN 56302-1717
SEH is an equal opportunity employer I www.sehinc.comI320.229.4300 I 800.572.0617 I 320.229.4301 fax
St. Joseph, Minnesota
Coborn's Realty Company
Preliminary plat and plan review
February 27,2008
Page 2
maintenance responsibilities born by the respective lot owners. Sheet 3 illustrates an easement
boundary, but it is not clear to whom the easement is being granted.
Hydrology I Storm water
Sub-Catchments:
7. The hydrologic summary indicates one larger drainage area (12.01 acres) and various small
drainage basins (totaling 1.53 acres). Drainage from the various small basins is not accounted for
in the modeling. The hydrologic information for these small drainage basins needs to be provided.
8. The small basin in the northwest comer ofthe property appears to drain into storm sewer that
enters into the proposed infiltration pond. The area needs to be accounted for in the pond design
or clarification of the area's runoff destination needs to be provided.
Treatment and Calculations:
9. The hydrologic summary indicates that infiltration will be used as the primary outlet for the pond.
The following City standards apply when relying on infiltration in the pond design:
a. A 2: 1 safety factor for infiltration treatment. Please adjust the infiltration rate and
corresponding hydrology to reflect an infiltration rate of 0.3 inlhr (0.6 inlyr divided by 2).
b. The City will also require verification of the infiltration rate by field testing after
construction is complete.
10. Certain provisions of the NPDES Permit apply for storm water treatment relying on infiltration:
a. Final planning will have to incorporate rigorous sediment and erosion controls to protect
the infiltration areas from sediment and compaction.
b. The hydrologic summary mentions that pre-treatment of the runoff from the future gas
station area will be employed. Development of the fueling station with respect to storm
water infiltration raises the following concerns:
i. The NPDES permit prohibits infiltration of runoff from vehicle fueling and
maintenance areas. The drainage areas and treatment methods need to be re-
configured to eliminate the gas station area from entering the infiltration area.
n. The NPDES permit requires ALL runoff be pre-treated before entering into the
infiltration area. Many of the areas drain directly into the infiltration pond
without pretreatment. Pre-treatment measures need to be provided. Possible
alternatives to investigate include, but are not limited to, a two-cell pond or
median depressions at inlet locations.
c. Verification of at least 3 feet of separation between the seasonally saturated soils and the
bottom of the proposed infiltration system must be provided.
11. The hydrologic summary notes that the runoff rate for the 2-year storm event will increase by
1.20 cfs and that this increase has been deemed acceptable. Please clarify.
12. A reminder that wash water from the proposed carwash cannot be directed into the pond should
be given.
St. Joseph, Minnesota
Cobom's Realty Company
Preliminary plat and plan review
February 27, 2008
Page 3
13. Pond design and modeling accounts for infiltration over the entire surface area. It is accepted
practice to only account for infiltration over the horizontal area. Adjust the modeling to account
for the horizontal area.
Storm Sewer:
14. The preliminary storm sewer calculations consider a runoff coefficient of 0.6 which typically
corresponds to residential or light industrial sites. Because of the amount of proposed impervious
surface associated with the site, it is our opinion that a larger coefficient, for example 0.8, may be
more appropriate for storm sewer sizing.
15. The storm sewer calculations consider a time of concentration of 15 minutes for all drainage sub-
catchments. The proposed times of concentration appear long for a site with the proposed amount
of impervious surface and size of sub-catchments. Submit justification for the proposed times of
concentrati on.
Preliminary Plat
16. Dedicate a 15 foot-wide drainage and utility easement along the east plat line per ordinance
section 54.16, Subd. 5c. to accommodate the City's existing 42-inch storm sewer.
cb/mrc
c: Dick Taufen, City of St. Joseph
Ron Wasmund, Inspectron Inc.
p:\pt\s\stjoe\conunon\d71 caboms site\corr\m-022708 jweyrens prelim plat rev. doc
Page 1 of 1
Dick Taufen
From: Judy Weyrens
Sent: Tuesday, February 26, 2008 9:55 AM
To: Dick Taufen
Subject: FW: Coborn's Plat
From: Judy Weyrens
Sent: Monday, February 25, 2008 12:35 PM
To: 'Randy Sabart'; tjovanovich@rajhan.com
Subject: Coborn's Plat
Happy Monday!!
Just a friendly reminder that the PC packets go out this Wednesday. I am still waiting for comments
from engineering/public works and the draft Development Agreement.
Judy Weyrens
Administrator
City of St. Joseph
PO Box 668
St. Joseph MN 56374
(320) 363-7201
(320) 363-0342 (Fax)
jweyrens@cityofstjoseph.com
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