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HomeMy WebLinkAbout[05] Preliminary Plat, Credit Union • I ., C Cm' OF ST. JOSEPH Planning Commission Agenda Item 5 MEETING DATE: October 3, 2011 AGENDA ITEM: Public Hearing, Central MN Credit Union Preliminary Plat — Professional Plat PREVIOUS PLANNING COMMISSION ACTION: The plat before the Planning Commission at this time is the same plat that was preliminarily approved in 2009, only this time the lot configuration only includes three lots. The property owner did not request final plat of the property and since one year has lapsed since approval, and the plat has changed new approval is required. BACKGROUND INFORMATION: The parcel being platted contains approximately 4.98 acres and is being subdivided into three lots. The lot on the eastern side, adjacent to CR 133 is anticipated to be sold to a fast food establishment. Staff has been working on this plat, specifically access to CR 133 for a number of months. The property owner was seeking full access at CR 133, but as this is a County Road the Stearns County Engineer has final authority over any access. Full access is not a possibility as the access is too close to CR 75 and access is available at the end of the plat, using Elm Street. The County did concede to allowing a "pork chop" type access for ingress /egress. At this time a development plan is not being requested, rather they are seeking plat approval so that lots can be sold for development. Any development will require site plan approval and depending on the type of business a special use permit may be required, which will revert to the Planning Commission. The City Engineer has reviewed the plat and his comments are attached for your review. There are a number of outstanding items that will need to be resolved before final plat approval. ATTACHMENTS: Request for Planning Commission Action Application for Subdivision review Hearing Notice Engineer Comments Preliminary Plat Exhibits REQUESTED PLANNING COMMISSION ACTION: Upon closing of the public hearing the Planning Commission must make a recommendation to the City Council either recommending or denying the preliminary plat. This page intentionally left blank APPLICATION FOR SUBDIVISION REVIEW CITY OF ST. JOSEPH 25 College Avenue North St. Joseph, MN 56374 PH: (320) 363 -7201 FAX: (320) 363.0342 APPLICANT ( S) NAME: Mr/ 4 IG DATE: 9 /c? 7/11 ADDRESS: PO BOX POO M -G OV.€ i1 5 3S' PHONE NUMBERS) : .3P - , Slv - -344 FAX: ,3.70 - asG -. V S3 �. PROPERTY OWNER(S) NAME (If different from Applicant): Sch-•-".2--. ADDRESS: •rr+tr PHONE NUMBER: FAX: PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS, FIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND. UWe, the undersigned, hereby make the following application to the Planning Commission and City Council of the City of Si. 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 anylall appropriate items) Preliminary Plat Review X Final Plat Review Planned Unit Development Plan Review Minor Subdivision Review B. Parcel Identification Number(s) of Property: $ • S 3 "/ 7 D' O .23 S Legal Description of Property: (Please Attach Metes & Bounds Description) Lit 1 Block_ S� Rue, - fnerieziness Pn rk. C. Required information: 1. Name of Plat: -Si Joseph PPafessio"n J PICe Oily of SL Joseph APp caw^ for Subthi Dn wow Paps 1 2. Location: t(JJ Q {od `N 4 CSf (} i33 3. Gross Area: 4. 9? acn.a4 4. Number of Lots: 3 5. Current Zoning Classification(s): i3tstslocss (8 -2) 6. Desired Zoning Classification(s): L3 °oZ 7. Current Zoning Classification(s) of Adjacent Parcels: B -42 8. Name of Pending Street Name(s) Included in Development: 9. Name & Address of Land Surveyor/Engineer. 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? Yes, skip to F. No, if 'No' applicant must complete items below in italicized print. The rsquest(s) which 1/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 condiijtions and circumstances exist which are particular to the land, structure or building(s) involved which do not apply to the land, structures or building(s) in the same zoning classification (attach additional pages as needed)? Do any of the special conditions and circumstances result from your own actions (if the answer is yes, you may not qualify for a variance)? c y of S. Joseph Appk aiort to Subelm on Review Page 2 • What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision code or other City code/plan would deprive you of rights commonly enjoyed by other properties in the same district under the terms of the zoning code (attach additional pages as needed)? State your reasons for believing that a variance will not confer on you any special privilege that is denied by the code to other lands, structures or buildings in the same district: State your reasons for believing that the actlon(s) you propose to take is/are in keeping with the spirit and Intent of the code? State your reasons for believing that a strict enforcement of the provisions of the code would cause undue hardship. Undue hardship means that the property in question cannot be put to a reasonable use if used under the conditions allowed by the code. Economic considerations alone shall not constitute an undue hardship under the terms of this code as referenced in state statutes: F. Describe the physical characteristics of the site, including but not limited to, topography; City M &- Joseph Appr seen tor Subdivision Review Pepe 3 erosion and flooding potential; soil limitations; and, suitability of the site for the type of development or use contemplated. 17ie pro as 1oc42.*ed 00 '1 100 y,,. /fradL. Zap 74x.. stL ern VAL p rORPLASIV w Y / A soil - 6-9 uriLG. S c L34 71u.. stAIN.2.,Cay q , fro c�tring4e...ZAJ . 12-44.144.c.40, G. Describe the fiscal and environmental impact the proposed development will have on adjacent property owners and the City of St Joseph. race. d aa., �e cw tclek40 P ottiArieraa culil ote,42.e, ,int-eruz, - CL* au, Law akid, ad) Aviirra, Ar ws. cant H. If Application its for a PUD, pro ide a statement that generally describes the proposed development and the market which It intends to serve end its demand in relation to the city's Comprehensive Plan and how the development is designed, arranged and operated in order to permit the development and use of neighboring property in accordance with the regulations and goals of the city. I. Applicants for preliminary plat review must provide with this application the names and addresses of all adjoining property owners within 350 feet of the subject property. J. Attach completed copy of applicable submittal checklist(s) with application. I/We understand that any work to be done will require reimbursement to the city for any engineering, consuking, mapping or studies that may have to be done in conjunction with this subdivision. This includes any fees in conjunction with preliminary or flnat 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. C 211--C- Applicants S ' Date / air Propert • 4 . tune Date cHY d a Jus•01#430Adkr3 lot Subdivision Review Pap 4 CITY OF ST. J OSEPH ..„,,,f1L,,, Www.city ofstjoseph.com City of St. Joseph Public Hearing St. Joseph Professional Plat Administrator judy V✓eyrens The St. Joseph Planning Commission shall conduct a public hearing on Monday, October 3, 2011 at 7:10 PM in the St. Joseph City Hall, 25 College Avenue North to consider a preliminary plat entitled St. Joseph Professional Plat Mayor Rick Schultz The property is legally described as Lot 1, Block 4, Buettner Business Park. Councilors The request for platting has been submitted by Central MN Federal Credit Union, 1300 Elm Steve Frank Street East, St. Joseph MN 56374. Bob Loso Renee Symanietz Judy Weyrens Dale Wick Administrator Publish: September 23, 2011 Minnesota State Statute requires mail notice to all property owners within 350 feet of a variance, special use, interfuse or planning. r j Subject Property zS College Avenue North PO Box 668 • Saint Joseph, Minnesota 5 6374 Phone 3zo.363.7zoi Fax 320.363.034z THIS PAGE INTENTIONALLY LEFT BLANK SEH MEMORANDUM TO: Judy Weyrens, City of St. Joseph FROM: Randy Sabart April Ryan, SEH DATE: September 27, 2011 RE: St. Joseph, Minnesota St. Joseph Professional Plat Preliminary Plat Review SEH No. STJOE GEN D95 I reviewed the preliminary plat dated August 18, 2011, and have the following comments. Preliminary Plat 1. Per Ordinance Section 54.16, Subd. 5b), provide a 20 foot -wide drainage and utility easement across the south plat line at Lots 1 and 3. 2. It is understood the proposed storm water ponds will be privately owned and maintained. Preliminary Grading and Drainage Plan 3. A 4 foot -wide curb cut is proposed on the east side of the private road to drain the pavement run- off into the east pond. Depending on the quality of construction, gutter flow can bypass the curb cut and continue on downstream (in this case to Elm Street). Given the anticipated urban (commercial) nature of the development, a catch basin (similar to what's proposed on the west side of the street) is preferred. 4. The proposed pond outlet connection to the storm sewer on CR 133 proposes connecting to the existing 60 -inch catch basin structure. The existing structure is too small to accommodate the existing pipes and the proposed pipe connection. The plan should be modified to include construction of a new, larger catch basin structure and associated street repair. 5. A drainage swale should be planned/graded between Lots 2 and 3 to intercept drainage from Lot 3. Additional storm sewer inlets should be provided near the neck of the cul -de -sac to receive drainage from the south end of the development. Define how storm water from the undeveloped lots, particularly Lot 3, will be collected and conveyed to the ponds. 6. The intent (duration) of the cul -de -sac should be clarified. Based on the radius (which does not meet City minimums for a permanent cul -de -sac) and the absence of curb and gutter, it appears the proposed cul -de -sac is intended to be temporary. If temporary, there should be an understanding defined on the responsibility for constructing the permanent improvement and what those improvements will be. 7. There is a relatively flat pavement section between the 1087.01 and 1086.92 spot elevations on the CR 133 gutter line entrance ramp, north of the "pork chop." Review grades and drainage options for improvements to avoid a flat spot prone to poor drainage or icy pavement conditions. 8. The inlet pipe to Pond 1 is positioned in close proximity to the outlet pipe which increases the probability for short- circuiting of the pond. Review other pipe geometry alternatives to avoid flow short- circuiting. Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302 -1717 SEH is an equal opportunity employer 1 www.sehinc.com 1 320.229.4300 1 800.572.0617 1 320.229.4301 fax St. Joseph Professional Plat September 27, 2011 Page 2 9. Provide rip -rap or adequate erosion protections at the apron outlets. 10. Provide a stabilized overflow /spillway to direct excess water safely out of the pond during events that exceed capacity of the pond. 11. The outlet control structure detail illustrates a 21 -inch discharge pipe, the plan drawing illustrates a 12 -inch pipe. Design the outlet structure to prevent discharge of floatable debris. 12. Per the City's Pond Design Standards, the storm water ponds shall be designed so the edge of the high water level is at least 20 feet from the nearest structure and at least 10 feet from the property line. 13. The City should define requirements for sidewalk construction along CR 133 and Elm Street. 14. The final plan submittal shall include a traffic control plan for street and utility construction impacting CR 133 and Elm Street. 15. Provide signage on the pork chop to discourage unwanted turning movements (consider for example: "Do Not Enter" (R5 -1) facing SE on the backside of the stop sign controlling the EB right turn, double arrow warning sign (W 1 -7) facing east on the pork chop, "No left tum" (R3 -2) on the pork chop facing south). The installation of a lane control sign (R3 -30H) and associated pavement markings /message on the Coborn's side of CR 133 should also be pursued to discourage the crossing traffic movement. Preliminary Utility Plan 16. If the cul -de -sac is intended to be paved, should the utility services for Lot 3 be extended further to minimize future pavement disturbance? 17. Locate the 8 -inch water main gate valve on Elm Street at the tee. 18. Street patches shall be noted to restore to the original pavement structure (lifts) and thicknesses. Hydrology/Hydraulics 19. Provide preliminary storm sewer design computations. 20. Provide design calculations illustrating the proposed pond discharge rate is less than 5.66 cfs per acre of surface area for either the 2 -year or NPDES water quality storm events. 21. Account for additional run -off received from offsite (to the west). Erosion Control Plan /SWPPP Plan 22. Provide inlet protection on the storm sewer catch basins on Elm Street at the west end of the site. 23. Unless the entrance will be fenced to prevent vehicular use, provide a construction entrance at CR133 for the work being completed on the east side of the site. 24. Provide silt fence along CR 133 where land disturbance activities are anticipated (Lot 1). 25. The proposed impervious surface amount indicated within the SWPPP narrative and the corresponding water quality volume need to be based on full development of the site. The provided HydroCAD calculations indicated land cover of Urban Commercial (85% impervious). 26. Clarify how construction storm water will be treated and how the proposed ponds will be protected/cleaned following site construction. djg c: Terry Thene, City of St. Joseph Ron Wasmund, Inspectron Inc. p: \pt\s\stjoekommon\d95 2009-02 curt cotton lot split - sj prof plat kar\m city prelim plat rev 092711.doc oalsauog — `,s � ��w,e , >� g 1Vl AVVNIWIl3Md j z a'wo Pn°'3 •as s 31. 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