HomeMy WebLinkAbout[04] CSBCM OF ST. JOSEPH Planning Commission Agenda Item 4
MEETING DATE:
September 6, 2011
AGENDA ITEM: College of St. Benedict — Development Request
a. Preliminary Plat
b. PUD / Special Use Permit
PREVIOUS PLANNING COMMISSION ACTION: At the August Planning Commission meeting the
Commission conducted a public hearing at the request of the College of St. Benedict to consider an
amendment to the Comprehensive Plan, Rezoning, Preliminary Plat and Special Use Permit to facilitate
the Development of the property adjacent to CR 121, south of Callaway Street and north of the Field
Street ROW.
The first request considered by the Planning Commission was to consider amending the Comprehensive
Plan to allow for E & E Zoning in Planning District 12. After considerable public comment and discussion
by the Planning Commission, the Commission unanimously recommended the City Council deny the
request to amend the Comprehensive Plan. After the motion to deny the request for Amendment, the
property owner representative withdrew the request for amendment and requested the Planning
Commission consider rezoning the property from the current Agricultural to R4, Townhouse. At this
request the Planning Commission unanimously recommended the Council rezone the property
described in the hearing notice from the current Agricultural to R4 Townhouse.
Due to the number of outstanding engineering items, the Preliminary Plat was not ready for approval so
the matter was tabled until a future meeting.
PREVIOUS CITY COUNCIL ACTION: The City Council has not yet reviewed the request, as they are
waiting for final recommendations of the Planning Commission.
BACKGROUND INFORMATION: Since the last Planning Commission meeting staff has had considerable
re -drafts of the proposed development and have just received the final exhibit on Friday, September 2,
2011 at noon. As of the writing of this memo, there are still outstanding Engineer items. They are the
same items that were presented at the August 1 meeting and will hopefully be addressed before the
meeting on September 6. It is difficult for staff to recommend approval of a PUD /Preliminary Plat with
outstanding issues.
The staff has been working on the required Development Agreement which memorializes the terms and
conditions of the PUD. The Development Agreement has been included for you to illustrate that we
have addressed the current and future development requirements. The section detailing Phase I should
include any relief granted by utilization of the PUD. The PUD process allows for deviation from the
Ordinance requirements. Items that are not acceptable should be noted at the meeting. The City
Council will actually be approving the Agreement, but based on the meeting on Tuesday, additional
items may be added.
4:1
ATTACHMENTS: Request for Planning Commission Action
4:1 -2
Sabart Memo
4:3 -6
CSB — Amended and Supplemental Request for PP Approval
4:7 -8
CSB — Amended and Supplemental Request for PUD Plan
4:9 -12
Exhibit - Preliminary Plat
4:13
Exhibit - Residence Hall
4:14 -17
Exhibit — Landscaping Plan
4:18
Exhibit —Site Plan
4:19
Developer Agreement
4:20 -37
REQUESTED PLANNING COMMISSION ACTION: If the application is COMPLETE and all issues have
been resolved, the Planning Commission should make a recommendation to the City Council
recommending approval of the Preliminary Plat and PUD /Special Use Permit identifying any conditions.
If the application NOT COMPLETE the Planning Commission should consider tabling until complete. The
Commission does also have the ability to recommend approval with contingencies.
Note: Please bring your packet from the last meeting as we did not reproduce the memos and detailed
data.
4:2
,.l
SEH MEMORANDUM
TO: Judy Weyrens
City Administrator
FROM: Randy Sabart, PE
April Ryan, PE
DATE: August 31, 2011
RE: St. Joseph, Minnesota
2011 College of St. Benedict Student Housing /Athletic Complex
Preliminary Plan Review
SEH No. STJOE GEN D119
I reviewed the resubmitted preliminary site and utility plans dated August 29, 2011, and the hydrology
submittal received August 29 and August 30, and have the following comments. Reference is made to our
July 25 and August 18 correspondence review for numbered comments still pending or not yet fulling
addressed:
Preliminary Hydrology/Drainage Calculations
We were unable to complete the hydrology /hydraulics review for the following reasons:
c. Provided calculations showing that the ponds meet the MPCA General Permit for
construction under the NPDES/SDS permit program Water Qualilty Rate requirement
1. Not yet provided.
h. The infiltration basin has been reduced in size with a planned future expansion. MPCA
General Permit for construction under the NPDES/SDS permit program requires the
design to include all phases of design. The future expansion area will need to be shown
and sized accordingly.
1. The modeled infiltration pond area is significantly larger than what is shown on
the grading plan. Either the grading plan needs to be updated to reflect the
modeled pond or calculations need to be provided which show that the proposed
pond shown on the grading plan is adequately sized.
10. Drainage Calculations
A number of storm sewer sections are undersized for a 2 -year return period. Storm sewer
will need to be adequately sized to meet a 10 -year return period.
ii. The submitted storm sewer calculations indicate adequate pipe capacity.
However, the calculations do not correspond with pipes and grades illustrated on
the utility plans. Submit the corrected utility plan. See table below for noted
differences:
Short Ellictt Hendrickson Inc., 1200 25th Avenue South, PC). Box 1717, St. Cloud, MN 56302 -1717
SEH is an equal opportunity employer I www,sehinc.com 1 320.229 4300 1 800.572.0617 1 320.229 4301 fax
4:3
201' CSB Student Housing/Athletic Cornplex
August 31, 2011
Page 2
iii. There appear to be elevation conflicts where the pipe from CB 5 to CB14 crosses
the three 24 -inch pipes connecting Pond A and Pond B.
1. The three 24 -inch pipes connecting Pond A and Pond B have been
lowered to avoid the pipe from CB S to CBI 4. However, the three pipes
are now located 4 feet below the Pond normal water level (NKE). The
pipes are flat and will be continually submerged. At the proposed
elevation, the three pipes could create operational issues due to freezing
and becoming blocked.
iv. The outlet pipe from Pond B (FES6 to MH 110) is modeled in HydroCAD and
labeled on the plans as a 24 -inch pipe at 0.41 %grade. The actual slope based on
Hydroflow and actual elevations is 0.35%. This difference may affect the pond
and should be properly modeled and labeled.
1. Not addressed
v. The Pond B outlet is modeled as a 24 -inch pipe at 0.41 % grade. The downstream
pipe at MY] 08 is a 24 -inch pipe at 017% grade and receives additional
drainage upstream of MI 108. The pond outlet should be modeled to reflect the
lowest flow pipe downstream and also take into account additional drainage
affecting the pipe capacity.
1. Not addressed
4:4
Calculations
Plans
Pipe fD -_
Size
Grade ( %)
- -- -
Size
Grade
FE' S1 -ES
42
0.39
-
42
0.10%
CB1 -CB2 _�-
42
-
0.71
-- 36
_
0.10%
CB2 -CB3
42
0.57
36
0.11
CB3 -MH101
42
0.57
_
36
0.11
MI-1101-
MH103
21
_
0.20
36
0.12
MH103 -CB4
21
0.29
24
0.25
CB4 -CB5
18
0.39
18
_
0.33
CB5 -CB6
18
0.67
18
0.33
CB3 -CB7
12
_
0.67
12
0.47
CB4 -CB8
15
0.20
12
0.42
CB8 -CB9
15
0.43
12
_
0.44
MH101-
MH101A
42
0.20
_
15
0.50
M H 101A-
M H 102
42
0.20
15
0.50
MH102-
M H 102A
42
0.20
15
0.50
MH102A -Exist
42
0.20
15
_
0.50
iii. There appear to be elevation conflicts where the pipe from CB 5 to CB14 crosses
the three 24 -inch pipes connecting Pond A and Pond B.
1. The three 24 -inch pipes connecting Pond A and Pond B have been
lowered to avoid the pipe from CB S to CBI 4. However, the three pipes
are now located 4 feet below the Pond normal water level (NKE). The
pipes are flat and will be continually submerged. At the proposed
elevation, the three pipes could create operational issues due to freezing
and becoming blocked.
iv. The outlet pipe from Pond B (FES6 to MH 110) is modeled in HydroCAD and
labeled on the plans as a 24 -inch pipe at 0.41 %grade. The actual slope based on
Hydroflow and actual elevations is 0.35%. This difference may affect the pond
and should be properly modeled and labeled.
1. Not addressed
v. The Pond B outlet is modeled as a 24 -inch pipe at 0.41 % grade. The downstream
pipe at MY] 08 is a 24 -inch pipe at 017% grade and receives additional
drainage upstream of MI 108. The pond outlet should be modeled to reflect the
lowest flow pipe downstream and also take into account additional drainage
affecting the pipe capacity.
1. Not addressed
4:4
2011. CSB Student Housing /Athletic Complex
August 31, 2011
Page 3
Site Utility Plan
13. It is understood only the sanitary sewer and water main along Callaway Street is intended to be
dedicated as public utilities and any interior sanitary sewer and water main will be private. It is
also noted the sanitary sewer and water main encroach on Outlot A on the northwest side of the
outlot. If the City accepts the proposed sanitary sewer and water main alignment along Callaway
Street, a minimum 40- to 45 -foot wide drainage and utility easement must be dedicated.
a. The referenced drainage and utility easement and relocated trail over the sanitary sewer
as requested by staff is not illustrated on the drawings. A revised preliminary plat was
not received to also confirm proposed easement dedication.
New Comments
Comments for the Final Design Submittal
25. Include in final design trash guards for all aprons 15- inches or larger.
27. Based on the modeling for the anticipated larger, future pond and the proposed first phase pond
contours at the pond on Outlot B, the resulting pond will have a pond depth greater than 10 feet
from the overflow level to the bottom of the side slope. Therefore, a 10 feet -wide shelf or terrace
with 10:1 slopes must be provided.
28. Since the Minnesota Plumbing Code will apply to the sanitary sewer construction within the
development, the minimum pipe slopes for 8 -inch sewer should be adjusted to the minimum
0.52% gradient for an 8 -inch pipe.
c: Terry Thene, City of St. Joseph
Ron Wasmund, Inspectron, Inc.
p:\pt\s\stjoe\common\d 1 19 2011 esb student housing athl fields \corr\m city prelim plan rev 08301 I.doc
4:5
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College of St. Benedict
Amended and Supplemented Request
For Preliminary Plat Approval
Action The College of St. Benedict (the "College ") requests preliminary plat
Requested: approval for College 2nd Addition.
Background This request for preliminary plat approval is amended and supplemented in
Information: accordance with the College's three phase PUD development plan and in
response to recommendations and comments by the Planning Commission
and City Staff at the initial public hearing. The College now proposes a
one lot subdivision containing six outlots. The one buildable lot will be
developed for Student Housing in phase one of the PUD. Two outlots will
be "Ghost Platted" for development in phases two and three of the PUD.
The proposed plat meets the minimum lot size standards for the R4
Townhouse /Patio Home Residential Zoning District.
The Student Housing will be located on Lot 1. The Athletic Fields and
Recreational Facilities will be located on what will initially be Outlot D, and
the plat will later be amended for a buildable lot for those facilities. The
Welcome Center will be located on what will initially be Outlot A, and the
plat will later be amended for a buildable lot for that building. Outlots C, E,
and F will be utilized for ponding. Outlot B (formerly referred to as Outlot
A) will remain vacant at this time and remain zoned (A) Agricultural.
Proposed Lot Parcel Area
Sizes:
Lot 1 244,006 sq ft or 5.602 acres
Outlot A 119,461 sq ft or 2.742 acres
Outlot B 407,806 sq ft or 9.362 acres
Outlot C 188,560 sq ft or 4.329 acres
Outlot D 1,150,508 sq ft or 26.412 acres
Outlot E 46,621 sq ft or 1.070 acres
Outlot F 49,630 sq ft or 1.139 acres
Right -of -way 148,308 sq ft or 3.404 acres
Totals 2,354,900 sq ft or 54.06 acres
Right -of -way: As part of the plat, a right -of -way is proposed to be dedicated along
College Avenue South and Callaway Street. By letter dated June 30,
2011, Stearns County Highway Department has verified that the proposed
right -of -way meets all the requirements of the County.
Street Two access points are proposed for the development. The main access
Improvements & point is located on College Avenue South (CR 121) on the west side of the
Access: property, and it will serve as the main access point to Student Housing.
Eventually, the Athletic Fields and other Recreational Facilities will use this
access point. The other access will be from Callaway Street on the north
Amended and Supplemented for Request Preliminary Plat Approval Page No. 1 4:7
end of the property. This access will eventually serve as the main entrance
for the Welcome Center, and it will also provide emergency access for the
Student Housing. Stearns County Highway has also confirmed the
College's right to access on CR 121 by letter dated June 30, 2011.
The College will construct a pedestrian sidewalk along CR 121 as required
by the City pursuant to Section 54.16 Subd. 3.y).
Public Utilities: The Utility Plan has been reviewed by the City Engineer, and the project
Engineer has responded to the City Engineer's inquiry.
Park Dedication: Section 54.18 requires a dedication to the public for park purposes, or for a
cash contribution in lieu of land. The City's Park Board prefers a cash
contribution in lieu of land in an amount to be determined by the City
Council. Pursuant to Sections 54.18 Subd. 3.c) and Subd. 7.c), the
College requests dedication credits be given for the ponds, for the athletic
fields, and for the sidewalk which is to run adjacent to CR 121, because
those improvements will serve a park or recreation function for credits
under the Ordinance.
Erosion & The Drainage Plan has been reviewed by the City Engineer, and the
Sediment project Engineer has responded to the City Engineer's inquiry.
Control:
Final Plat: The College intends to submit the final plat at the earliest opportunity
following preliminary plat approval.
F:r "M3000M
Amended and Supplemented for Request Preliminary Plat Approval Page N 4:8
College of St. Benedict
Amended and Supplemented
Preliminary Planned Unit Development (PUD) Plan
For College 2nd Addition
Action The College of St. Benedict (the "College ") requests approval of its
Requested: Preliminary Planned Unit Development (PUD) plan for College 2nd Addition.
The requested zoning is (R -4) Townhouse /Patio Home Residential District.
Background The College requests approval of a PUD of mixed uses pursuant to
Information: Section 52.09, Subd. 3.a) 2. The proposed mixed uses include: Student
Housing, classified under the townhouse definition (a permitted use in the
R -4 Zoning District), Athletic Fields and Recreational Facilities (proposed as
a special use in R -4), and a Welcome Center (proposed as a special use in
R -4), and the three uses are to be developed in three separate phases.
The College's proposed development is consistent with the purpose and
intent of a PUD because the requested modification of regulations will result
in: a development which will not increase the density and intensity of land
use beyond that which would be allowed if no regulations were modified; the
development will preserve or create features or facilities of benefit to the
community which would not have been provided if regulations were not
modified; the development will be compatible with surrounding development;
and the development conforms to the goals and policies of the
Comprehensive Plan.
The development will be based on the R-4 Zoning District with an aggregate
area of 54.06 acres, which meets the requirement of 20 acres minimum.
The PUD design takes into account the relationship of the site to the
surrounding areas, and the proposed Athletic Fields minimize the impact on
the adjacent residential neighborhood.
Proposed Uses: The College proposes a three phase development under Section 52.09,
Subd. 8. The first phase will be Student Housing, the second phase will be
the Athletic Fields and Recreational Facilities, and the third phase will be the
Welcome Center. The Student Housing is a permitted use, and the Athletic
Fields, Recreational Facilities, and the Welcome Center will be considered
special uses in the PUD overlay district. The College requests approval of
specific design details of the Student Housing phase. The College intends
that the other two phases, the phase two Athletic Fields and Recreational
Facilities and the phase three Welcome Center, shall each be processed
separately through preliminary development plan review and final
development plan review.
General The College requests certain modifications through the PUD process in the
Standards: regulations, requirements, and the standards of the R-4 Zoning District and
the subdivision ordinance, and the requested modifications comply with the
purpose and intent of the PUD.
Amended and Supplemented Preliminary Planned Unit Development Plan Page No. 1 4 :9
One Entrance The College requests modification for Section 52.30, Subd. 1.c) of R -4
Per Unit: Zoning District requirements to allow each Student Housing unit to only
have one entrance. The buildings would be constructed with four units
backing up to four other units with one entrance for each unit.
Accessory Use: The College requests approval of a Commons building for the Student
Housing. This proposed use will be an accessory use to the Student
Housing and would be complimentary to the functionality of the development
and therefore should be allowed as an accessory use. The setback of the
Commons building meets all setback requirements under R -4.
Common Section 52.30, Subd. 14 requires common areas in an R -4 Zoning District
Space: development to be owned and maintained by a condominium, association,
cooperative, or other common interest community. There will be common
areas within the lot where the Student Housing is located. The common
areas will not be owned by a common interest community but rather by the
College.
Setbacks: The four Student Housing buildings and the Commons building will meet all
setback requirements in the R -4 Zoning District.
Building The four Student Housing buildings and the Commons buildings shall meet
Elevations: all building elevation requirements in the R -4 Zoning District.
Building Height: Building height in the R-4 Zoning District allows for a maximum height of
2 stories or 35 feet. The four Student Housing buildings and the Commons
building will meet the maximum building height requirement in the R-4
Zoning District.
Density: The R-4 Zoning District allows for up to six units per acre. There are thirty -
two units proposed on a lot which is 5.602 acres. The density of 5.71 units
per acre meets the density requirements of the R-4 Zoning District.
Off - street Off - street parking required by Sections 52.30, Subd. 8. and 52.10, Subd. 4.
Parking: for the Student Housing has been calculated to be 168 parking stalls. The
College requests a modification to that requirement because it intends to
make the Student Housing parking lot a restricted lot to be used by permit
only. The maximum allowed number of permits for the lot shall be one each
for 128 potential residents, plus 10 guest spaces, for a total of 138. The
College proposes to design the parking lot to accommodate 138 parking
spaces, but reserving sufficient area to allow expansion to 168 if needed at
some future date.
The Student Housing parking lot shall meet all other applicable off - street
parking requirements of Section 52.10, Subd. 5.
Building Section 52.30, Subd. 7.f) requires a building facade of 25% brick, stucco, or
Facades: natural stone. The College requests approval of a combination fiber cement
lap siding and fiber cement shake siding.
Amended and Supplemented Preliminary Planned Unit Development Plan Page No 4:10
Roof Pitch: Section 52.30, Subd. 7.d) requires a minimum 4:12 roof pitch. The College
requests a modification for a small design feature of a built up roof that is %'1
per foot.
Signage: The College proposes signage on the Commons building which identifies
the Student Housing facility by name and which includes the name of the
College.
Screening and The College has submitted a detailed landscape plan. The proposed
Landscaping: landscaping meets the R-4 Zoning District requirements.
Final PUD The College requests preliminary and final approval of the development plan
Approval: for the phase one Student Housing, as well as preliminary and final plat
approval. The phase two Athletic Fields and Recreational Facilities and
phase three Welcome Center will be submitted to the City for consideration
and approval when the College is ready to develop them.
f:1WM1030WN
Amended and Supplemented Preliminary Planned Unit Development Plan Page N 411
THIS PAGE INTENTIONALLY LEFT BLANK
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DRAFT DATE 9/02/11
CITY OF ST. JOSEPH
DEVELOPER AGREEMENT
(College of St. Benedict)
THIS AGREEMENT, made and entered into this day of , 2011, by and between
the College of St. Benedict, a Minnesota nonprofit corporation hereinafter called the "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 as described in Exhibit _ (herein after
called the "Property" or "Development' or "Development Property "), located within the City of
St. Joseph, which is being platted as Lot 1 and Outlots A, B, C, D, E, and F, Block 1, College 2 "d
Addition;
WHEREAS, the Developer intends to subdivide and develop the Property as a unified mixed use Planned
Unit Development ( "PUD ") consisting of the following uses and parcels:
Lot 1, Block 1; College 2"d Addition College Housing to include construction of four —
eight unit structures housing a maximum of 128
students and staff, and a Commons building to
include study areas, lounge, kitchen facilities, and
exercise area. The College Housing is intended to be
occupied by students actively enrolled at the College
of St. Benedict and management staff for the
supervision of the Student Housing. The Student
Housing shall not be offered to non -CSB students,
senior citizens, or the general public.
Outlot A; College 2"d Addition College Welcome Center to include an admissions
office, conference rooms, and a visitors center as
proposed, and limited to office and assembly space to
be used solely by the Developer. This definition
4:20
specifically prohibits any sales of wholesale /retail
goods and services whether marketed to students or
the general public. If at the time of development of
Phase Three, the Developer request to modify the
approved uses, such uses will be considered a "major
changes: to the PUD and will require reapplication
for PUD approval.
Outlot B; College 2nd Addition is not part of this agreement and shall remain zoned
as Agricultural, and as such is not eligible for
building permit issuance unless rezoned and platted.
Outlot C; College 2nd Addition Storm Water Holding Pond
Outlot D; College 2nd Addition Athletic Fields and Recreational Facilities
Outlot E; College 2nd Addition Storm Water Holding Pond
Outlot F; College 2"d Addition Storm Water Holding Pond
All proposed uses will meet the zoning requirements of the St. Joseph PUD Ordinance, Special Use
Requirements, and R -4 Townhouse District Ordinance, with modifications to the R -4 Townhouse District
Ordinance as approved by the City through the PUD process as set forth herein;
WHEREAS, the Developer has submitted to the City for approval the Preliminary Plat drawing and
mixed use PUD, and drawings listed on Exhibit and attached hereto and herein referred to as
the "Project ";
WHEREAS, it is the intention of the Developer to subdivide and develop the Development Property
under the PUD Ordinance by obtaining Special Use Permits in accordance with the R -4 Townhouse
District Ordinance of the City of St. Joseph;
WHEREAS, the Developer has submitted to the City for approval the Preliminary and Final Plat entitled
College 2nd Addition, a Special Use Permit providing for a mixed development under the PUD Ordinance;
and
WHEREAS the Developer considers of College 2" d Addition as a separate undeveloped and distinct
parcel which will remain zoned agricultural.
WHEREAS, the City's Code of Ordinances requires that the City and the developer enter into a
Developer Agreement to provide for inspection and review during the Project and to set forth obligations
of the Developer and conditions for development after approval of the final PUD Plan.
NOW, THEREFORE, in consideration of the mutual covenants expressed herein, IT IS HEREBY
AGREED AS FOLLOWS:
4:21
1.0 REQUEST FOR AND CONDITIONS OF THE PRELIMINARY PLAT AND MIXED USE
PUD PLAN APPROVAL
1.1 Request for Preliminary Plat Special Use Permit and Mixed Use PUD The Developer
has asked the City to grant final approval of the Preliminary Plat, Special Use Permit, and
Mixed Use PUD Plan for the Project to be constructed on the Property and to grant final
approval of a plat for the mixed use final PUD Plan which will be called College 2 °d
Addition. Approval of the proposed plat and mixed use PUD Plan does not constitute site
plan approval for individual structures. A site plan approval is required for all outlots,
structures, facilities, and fields to be located in the proposed plat/PUD Plan.
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 Mixed
Use PUD Plan and final approval of the project subject to the terms and conditions of this
Agreement.
1.3 Scope of A eement. 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 not to 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.
1.4 Development of Outlot B. The Developer requested the City consider Outlot B as a
separate and distinct parcel and as such the provisions for drainage and utilities were not
been submitted for review. This a reernent acknowledges that before development of
Outlot B, all zoning drainage and utility provisions must be met The Developer
acknowledges that declaring Outlot B as a separate and distinct parcel may limit
development in the future of this Outlot and the City is not obligated to vary standards to
accommodate future regulations
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 required security for performance of the
Developer's obligations have been received by the City; (3) 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; and (4) the Plat and this Agreement have been recorded with
the Stearns County Recorder's Office.
3.0 R -4 TOWNHOUSE /PATIO HOME RESIDENTIAL DISTRICT
3.1 Intent. The R -4 District is intended for those areas designated as medium and /or high
density residential areas or residential planned unit developments under the
4:22
Comprehensive Plan. The R -4 District shall be developed by Planned Unit Development
in accordance with the provisions of Ordinance 52.09, except that the provisions requiring
a minimum of twenty (20) acres will not apply.
3.2 R -4 Townhouse /Patio home District Ordinance Applicable. The Development must meet
all requirements under the City of St. Joseph R -4 District Ordinance, except those
specifically modified by the City in accordance with the approval process for the PUD as
provided herein.
4.0 DEVELOPER - CONSTRUCTED PRIVATE IMPROVEMENTS
4.1 The Developer agrees to construct those private improvements itemized below and as
illustrated on Exhibit (hereinafter known as the "Private Improvements "):
(a) Site Grading;
(b) Water distribution system including fire hydrants, valves, and
appurtenances;
(c) Water Fountain, to be fed by a private well.
(d) Sanitary Sewer Collection System;
(e) Building Services (with regard to extension of municipal services);
(f) Concrete Curb & Gutter as it relates to ingress and egress streets and
parking lots;
(g) Erosion Control on Site;
(h) Storm Water Runoff Treatment and Control on -Site;
(i) Signs Designating Pedestrian Walkway, Traffic Directional, regulatory, and
warning signs in Designated Parking Areas;
0) Internal private street and parking lot lighting
(k) Internal private sidewalks; and
(1) Permanent turf establishment.
4.2 Project- Specific Requirements for Developer- Constructed Private Improvements
(a) Development Plan Compliance. All buildings and accessory structures shall be
sited 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
4:23
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 approval which is not a "major
change" and includes, but is not limited to, the following:
(i) an increase in the number of structures;
(ii) revisions to location of internal roads; and
(iii) revisions similar in nature to those listed 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:
(i) revisions to the approved design concept;
(ii) revisions to the approved uses;
(iii) an increase of greater than 15% in density;
(iv) a decrease in the amount of landscaping, site perimeter buffering, and open
space; and
(v) an increase in traffic volumes, parking, or change in circulation patterns
which impact surrounding development.
(b) The Developer agrees to perpetually permit the discharge of storm water run-off
from the Callaway Street catchment through the Developer's private drainage
collection and treatment system downstream of the Callaway Street public right
of -way or peroetual easement
5.0 DEVELOPER - CONSTRUCTED PUBLIC IMPROVEMENTS
5.1 The Developer agrees to construct those public improvements itemized below and as
illustrated on Exhibit _ (hereinafter known as the " Public Improvements "):
(a) Water distribution system including fire hydrants, valves, and appurtenances in
Callaway Street;
(b) _Sanitary Sewer Collection System in Callaway Street;
�-i�ci Storm Sewer Collection S stem in Callaway Street•
4:24
(-e)� Erosion Control associated with public improvement construction; and
(4)(e) Sidewalk along College Avenue (CR 121).
5.2 Rights of WU. Developer shall dedicate to the City as platted right -of -way or perpetual
easement all rights -of -way necessary to install, operate, and maintain the Public
Improvements prior to being granted the right to proceed in accordance with
Paragraph 2.0.
5.3 Ownership of Improvements. The Public Improvements will become the property of the
City when they have been accepted for maintenance
6.0 PROJECT PHASING
6.1 Three Phase Development. The project will be constructed in three (3) phases: Phase One
being the construction of the Student Housing, Commons building, and related site work,
on Lot 1, Block 1 -with construction anticipated to begin in the fall of 2011 and to be
completed by August 1, 2012; Phase Two will include the construction of athletic fields
and recreational facilities on Outlot D, with construction anticipated to begin in 2012; and
Phase Three will consist of a Welcome Center on Outlot A, with an undetermined
construction date. Phases Two and Three are `ghost platted' to illustrate intended layouts,
however, said phases are platted as Outlots to be final platted/planned at a future date.
Final PUD plan/plat approval shall be as defined by City Ordinance and shall not require a
public hearing unless a "major change" as defined under this Agreement is contemplated.
Site plan and building permit approval shall be subjectt to approval of each phase of the
final PUD Plan/Plat. All phases of the Project shall conform to changes in City
Ordinances relating to use of land (i.e. zoning) and/or platting of property (i.e.
Subdivision), and/or planning documents (i.e. comprehensive plan, trail /sidewalk plan,
transportation plan, water /sewer comprehensive plans, etc) that are placed into effect two
(2) or more years after execution of this Agreement. In the event Phases Two and/or Three
do not receive final PUD plan/plat approval (i.e. converted from Outlots) within five (5)
years of the date of this Agreement, preliminary plan/plat approval shall become null and
void for portions of the Project not receiving final PUD plan/plat approval.
6.2 Phase One. Phase One shall consist of a Student Housing complex, including four
residential buildings, each with eight units, and a separate "Commons" building, as well as
a parking lot, sidewalks, drainage ponds, an infiltration basin, utilities and other related site
work, access roads, and landscaping.
(a) Building Code Compliance. All buildings and accessory buildings shall be
constructed in accordance with the Minnesota State Building Code as adopted and
modified by the City Code.
(b) Site Preparation. The Developer shall comply with erosion control methods
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
4:25
impose additional erosion control and storm water management requirements if in
the opinion of the City Engineer such requirements are necessary.
(c) Building Elevations. The building elevations of the proposed Student Housing
complex will not exceed 35 feet as defined and measured in accordance with the
City Ordinance.
(d) Building Exterior.
(i) The exterior of the buildings shall include variations in building materials,
which are to be distributed throughout the building facades and coordinated
into the architectural design of the structure to create an architecturally
balanced appearance. The exterior facades shall include a combination of
fiber cement lap siding and fiber cement shake siding.
(ii) All proposed structures shall be designed to prevent the appearance of
straight, unbroken lines in vertical and horizontal surfaces. No exterior wall
shall have a single exterior wall longer than forty (40) feet without an offset
in the vertical or horizontal surface.
(e) Building Sensation. The separation between buildings shall not be less than thirty -
eight point seventy four (38.74) feet.
(f) Maximum Density. The maximum density per residential building shall not exceed
32 residents, and occupancy shall be limited to students enrolled at the College of
St. Benedict and management staff for the supervision of the Student Housing.
(g) Ina-ess/Ega-ess to Property. The Developer shall construct two methods of
ingress /egress to the Development. The Developer shall insure that the entrance for
ingress /egress to County Road 121 ( "CR 121") and Callaway Street is completed
before issuance of a certificate of occupancy.
(i) The first entrance for ingress /egress will be from the Development to
CR 121.
(ii) The second ingress /egress shall be to Callaway Street and shall be clearly
defined through the use of signage, striping, and/or other means acceptable
to the City.
(iii) Each building shall only be required to have one (1) entry access.
(h) Parking Standards. The Developer shall provide 144 parking spaces with
expansion capacity for an additional 24 parking spaces. The City shall not require
construction of the additional 24 parking spaces until such time that the City
determines that it is needed for overflow narking from the student housing
complex. Parking shall be by permit only, reserved for residents and a limited
number of guests of the residents. Parking standards shall include:
4:26
(i) All off - street parking must be setback at least fifteen (15) feet from the
PUD boundary and from Outlot B.
(ii) The parking lot on Lot 1, Block 1 shall be screened or landscaped along the
shared boundary with Outlot B.
(i) Accessory Use. The Development will contain a structure to be used as a
"Common" area to include study areas, fitness, lounge, kitchen facilities, and
restroom facilities. The "Commons" shall meet the exterior requirements of
Section 6(d) above.
(j) Fire Hydrant/Fire Access and Lock Box. Fire Hydrants must be located as
indicated on Exhibit . Before issuance of a building permit, the Developer
must provide detail of the fire suppression system. Before issuance of a Certificate
of Occupancy, all buildings must have installed a Fire Lock Box approved by the
Building Official.
(k) Landscaping. The Developer shall complete all landscaping as illustrated on
Exhibit before issuance of a certificate of occupancy. The Landscape Plan
must meet the requirements of the City Code.
(1) Li tin . The Developer must provide lighting to illuminate off street parking and
access roads. Lighting shall be provided in accordance with the City Code.
(m) Sig]2age. The Developer will locate signage on the Commons buildings that will
identify the Student Housing facility by name and also identifies College of
St. Benedict. Prior to sign installation a building permit must be secured verifying
the sign meets all Ordinance provisions.
(n) Roof Pitch. The roof hitch shall include a small design feature as an exception to
the minimum 4:12 pitch requirement, which will be at a pitch of'/ inch per foot
(o) Sidewalk. The Developer shall be required to construct the sidewalk abutting CR
121 as described in section 7.1(b) of this agreement.
(p) Severe Weather Shelter. The section of the Commons Building shall
serve as a severe weather shelter for the residents residing in the Student Housing
Facility and shall be designed and constructed to meet the minimum requirements
of the MN State Building Code. The Certificate of Occupancy for the residential
facilities will not be issued until the serve weather shelter is completed and
approved by the Building Official.
6.3 Phase Two. Phase Two shall consist of Athletic Fields and Recreational Facilities,
including softball fields, tennis courts, soccer fields, running track, concession stand, and
restroom facilities as illustrated in Exhibit and to be developed subsequent to final
plan/plat approval as Phase Two as defined herein. The developer acknowledges that the
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City was not provided a utility plan to provide services for the development of concession
stand and the restroom facility_ as the plan is conceptual in nature nor was the City
provided a complete grading and drainage plan. Prior to development of Phase Two the
Developer must meet the following conditions /requirements.
(a) Site Plan. Prior to construction, the Developer must submit ^ to t he City- a-final
grading, drainage and utility construction plans and specifications for review. The
Development plans must be consistent with the approved PUD Plan and attached as
Exhibit
(b) Parking Standards. Construction plans shall include:
(i) Objective data used to calculate the number of parking stalls needed for the
recreational /athletic facilities /field. From this data the required number of
parking spaces shall be determined;
(ii) Unified landscape plan identifying the screening of the parking areas from
the residential property to the east of the property; and
(iii) Illustration that the parking lot meets the Parking lot standard as identified
in the City Code, Section 52.10.
(c) Outdoor Lighting, Public Address System. An impact analysis must be presented
to the City verifying that all outdoor light and audio systems will have a minimum
impact on the adjacent residential neighborhood. The City shall have the ability to
limit the hours of operation of the outdoor lighting and public address system.
Noise levels and light trespass shall not exceed the limits listed in the City Code.
(d) Landscape Plan. A unified landscape plan must be approved by the City. The
landscape plan must illustrate a buffer from the existing residential area to the east
of the property.
(e) Utility Plan. The Developer shall provide the Engineer with a detailed utility plan
illustrating the services that are to be provided.
M Sidewalk. The Developer shall be required to construct the sidewalk abutting CR
121 as described in section TIM M of this agreement If during development of
phase two it is detennmed by the developer that the sidewalk would better serve the
public by relocating the sidewalk internally, such plans must be approved by the
City Engineer.
(g) Storm Water. The Developer shall provide the City Engineer with detailed plans
for managing and treating storm water runoff and control on site Since detailed
stone water plans were not submitted with the initial PUD application the
Developer acknowledges that drainage and zoning requirements may limit or alter
developments plans for Athletic Fields and Recreational Facilities
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6.4 Phase Three. Phase Three shall consist of a Welcome Center, including an admissions
office, conference rooms, and a visitor's center to be used solely by the Developer and as
illustrated in Exhibit . Phase Three shall require final plan/plat approval as Phase
Three as defined herein. Uses authorized by this Agreement specifically prohibit any sales
of wholesale /retail goods and services whether marketed to students or the general public .
If at the time of development of Phase Three, the Developer request to modify the
approved uses, such uses will be considered a "major changes: to the PUD and will require
reapplication for PUD approval.
(a) Site Plan. Prior to construction, the Developer must submit to the City final
construction plans for review. The Development plans must be consistent with the
approved PUD Plan illustrated in Exhibit and includes the
following detail:
(i) Building location on the lot, drawn to scale;
(ii) Building elevations: front, rear, and side;
(iii) Building exterior materials and color;
(iv) Locations of ingress /egress;
(v) Landscaping material, including location, type of plant, and size.
(vi) Fire Hydrant and fire lane locations;
(vii) Utility locations;
(viii) Fencing, screening, or building accessories to be located in the development
area; and
(ix) Signage.
7.0 PROJECT SPECIFIC REQUIREMENTS
7.1 Park Dedication Requirements. The Developer shall provide the following:
(a) Sidewalk. The Developer shall construct a minimum eight- foot -wide
sidewalk adjacent to CR 121 the entire length of the property from East
Baker Street to the northern boundary of the Field Street right of way.
i. The on -going maintenance and snow removal shall also be the
responsibility of the Developer.
ii. A pedestrian crossing acceptable to both Stearns County and the
City shall be constructed across CR 121 (College Avenue) at
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both Callaway Street and at the Development's main access road
at CR 121 and constructed in conjunction with Phase One.
iii. The Developer may construct the sidewalk in conjunction with
the phase that is being developed
1. Phase One will require the construction of the sidewalk
from Callaway Street East south to the development
entrance on CR 121.
2. Phase Two will require the construction of the sidewalk
from the development entrance on CR 121 south to the
Field Street ROW.
(b) Park Dedication Fee. The Developer shall pay the City Park Dedication Fee
as follows:
fi) The initial Park Dedication Fee as determined by the land dedication
formula in the City Code is $39,052.42. This calculation does not
include Outlot as it is not part of this Development Agreement The
Park Dedication Fee for Outlot will be determined at the time of
development.
{)lii) The net total amount of the Park Dedication Fee to be paid to the
City by the Developer after application of credits is $344- 69-44$
7.2 Storm Development Fee. The property is subject to the Storm Water Development
fee which is $0.20 per square foot of developable property.
(a) Developable Property. Developable property includes the entire
development area, excluding wetlands and public street rights -of -way.
(b) Net Credit. The Developer will be given credit for acceptable stormwater
infrastructure expenditures placed into the City storm water system as
approved by the City Engineer. Before commencement of any building, a
determination will be made as to the net amount due from the Developer,
and any amount owing must be paid at the time of building permit issuance.
7.3 Future Pedestrian Crossing. If it is determined by the County or City Engineer that
pedestrian crossing devices, electronic or painting, across CR 121 are required for
the safety of pedestrians, the entire cost of mitigation shall be the responsibility of
the Developer.
7.4 Utilities. Facilities constructed within the development shall be required to connect
to the municipal water and sanitary sewer system and shall pav connection fees as
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established in Ordinance 44. Private Wells will only permitted for irrigation
purposes or outside aesthetics such as a fountain.
8.0 EXISTING LAND USE AGREEMENTS
8.1 Memorandum of Understandine. In a Memorandum of Understanding dated
October 20, 2004, the College of St. Benedict granted the City of St. Joseph a
drainage easement for storm water ponding for Callaway Street. The agreement
included a provision that in the event that the College of St. Benedict develops the
property, the pond would be relocated to a permanent location and the City would
be responsible for a proportionate share of the costs to relocate the storm water
treatment.
Based on the Engineer's calculation, the City will reimburse the College of St.
Benedict $ for the proportionate share of the pond cost. The City is not
responsible for land costs associated with the easement.
8.2 Agreement Relating to Land Acquisition. In an agreement dated May 19, 2003, by
and between the City of St. Joseph and the College of St. Benedict relating to
acquisition of land for the location of roads, the City agreed not to assess the
College of St. Benedict for any costs relating to the construction of Callaway Street
at the time of the improvement because the College of St. Benedict, at that time,
had no need for access to Callaway Street. At the time of construction, the College
of St. Benedict did not have access to the property and both parties agreed that if
the College of St. Benedict had a need for access to Callaway Street in the future,
then the City could assess or charge the College of St. Benedict a fee in an amount
to be determined by agreement of both parties.
The Development Plans require access to Callaway Street necessitating a curb cut.
Therefore, based on the actual project costs, the College of St. Benedict shall
reimburse the City of St. Joseph $ 112,455.10, as the fee for access to Callaway
Street.
9.0 GENERAL TERMS AND CONDITIONS
9.1 Attorney Fees. The Developer agrees to pay the City reasonable attorney's fees, to be
fixed by the Court, in the event that suit or action is brought to enforce the terns of this
Agreement.
9.2 Proof of Title. The Developer hereby warrants and represents to the City, as inducement to
the City's entering into this Agreement, that the Developer's interest in the Development is
fee owner. Prior to execution of this Agreement, the Developer shall provide the City with
a title opinion prepared by a licensed attorney and directed to the City stating the condition
of title of the property, or other proof of title acceptable to the City in the form of a Title
Commitment issued by a Title Insurance Company.
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9.3 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 Development and all
recording fees shall be paid by the Developer.
9.4 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
City of St. Joseph
P.O. Box 668
St. Joseph, MN 56374
If to the Developer at: College of St. Benedict
Attn: Sue Palmer
Vice President of Finance and Administration
37 College Avenue North
St. Joseph, MN 56374
9.5 Incomoration 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.
9.6 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 this Agreement, or the design, performance,
and completion of the work and the improvements to be provided by the Developer
pursuant to this Agreement. 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 and the development of the Property. 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.
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9.7 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.
9.8 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 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.
9.9 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 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.
9.10 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.
9.11 Platting. The Developer must include all of the Development Property in the final plat of
the Development.
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9.12 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.
9.13 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 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.
9.14 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.
9.15 Integration. 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.
9.16 Execution in Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall constitute one and the same instrument.
9.17 Governed by Minnesota Law. This Agreement shall be interpreted under the laws of the
State of Minnesota.
9.18 Representation. Rajkowski Hansmeier Ltd. represents the City with regard to this
Agreement. The Developer is represented by Hughes Mathews, P.A. with regard to this
Agreement.
10.0 DEFAULT AND REMEDIES
10.1 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 this Agreement.
10.2 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).
10.3 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;
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(b) seek injunctive relief; and
(c) take any other action at law or in equity, which may be available to the City.
Signed and executed by the parties hereto on this
ATTEST
Judy Weyrens
City Administrator
STATE OF MINNESOTA
)ss
COUNTY OF STEARNS
day of
CITY OF ST. JOSEPH
By
Rick Schulz
Mayor
2011.
DEVELOPER
COLLEGE OF ST. BENEDICT
By
Susan Palmer
Vice President of Finance and Administration
This instrument was acknowledged before me on , 2011, by Rick Schultz and
Judy Weyrens, the Mayor and City Administrator, respectively, of the City of St. Joseph, a Minnesota
municipal corporation, on behalf of said City.
NOTARIAL STAMP OR SEAL
(OR OTHER TITLE OR RANK)
SIGNATURE OF NOTARY PUBLIC
OR OTHER OFFICIAL
A!%$
STATE OF MINNESOTA )
)ss
COUNTY OF STEARNS )
This instrument was acknowledged before me on , 2011, by Susan Palmer, the
Vice President of Finance and Administration of the College of St. Benedict, a Minnesota non - profit
corporation, executed the above Agreement on behalf of said corporation.
NOTARIAL STAMP OR SEAL
(OR OTHER TITLE OR RANK)
THIS DOCUMENT DRAFTED BY:
Thomas G. Jovanovich - 5284X
Rajkowski Hansmeier Ltd.
I 1 Seventh Avenue North
P.O. Box 1433
St. Cloud, MN 56302
Telephone: (320) 251 -1055
VCLIENT%1W CSO10 S IW�nIRw- Zavp�OwNOpNAp.wm�rM�Mepnwrlt �prwnMMIS161pttRtlWN).tlpc.
SIGNATURE OF NOTARY PUBLIC
OR OTHER OFFICIAL
TAX STATEMENTS FOR THE REAL PROPERTY
DESCRIBED IN THIS INSTRUMENT SHOULD
CONTINUE TO BE SENT TO PREVIOUS
OWNER
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