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HomeMy WebLinkAbout[04] Villages at CSB 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: l II Q Q� 2 GI f C$13, Ll.. C DATE: L /224s 2. ADDRESS: 1 S IM t v .e SO frn s 4- -*to 4 PHONE NUMBER(S): 3" 3 t<i 3 - 7(9S FAX: 37-11 -1GS PROPERTY OWNER(S) NAME (if different from Applicant): C0 Of 54 Qev.ecii-t. -ts ADDRESS: 4 3/ Cc,- RA. 12 % 5+ TU<,Rpk M .c6 374 PHONE NUMBER: 3Z0 — 3 4 3 —So r l FAX: PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS, FIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND. I/We, the undersigned, hereby make the following application to the Planning Commission and City Council of the City of St. Joseph, Steams 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 Final Plat Review Planned Unit Development Plan Review Minor Subdivision Review Q B. Parcel Identification Number(s) of Property: D 1 S 3 4 5. 0 So 3 Legal Description of Property: (Please Attach Metes & Bounds Description) Lo f (ftof- , s015 clys4h, ?i 'tro2 (—*p. 2- Meld-PL.% C. Required Information: 1. Name of Plat: 1. JC�����► 2. Location: .S0 AN. Codictu a t o j , 64Wf4tti ( (-e vi e t.J Cs 4-1 t (0! re 4-ve St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 Miss , irea: C. ( 4. Number ot 3 4 5 4, .urrent Zoning Class)licationi 9 4 6. Desired Zoning Clzv,stlicationtst: 7. Current Zoning (lassic of Adjacent Parcels. _ • --a-;- 8. Name of Pending Street Nam(s) Included in Development: Vo 1 kr S 9c,r V Dr' 9. Name ct Address of Land Survevorprigineer. SVrve,_ iv? 4 Ave if 100 5 34) 3 07tz t,AY:L__*4 D. Does the proposed preliminary plat require rezoning? V Yes, Explain ielS 4- fp t o " 40- (2.-+ 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? 't es, Skp to I plea$1 #t c< Ifcit s p 3 No. if *No' applicant Mint complete items below in italicized print T h e requestist w h i c h I � e desire li)r rue property require a variance from thefullowing vectionisi of the Sr Joseph City Code. Section: Section: Section: Proposed variances(s): Vhag specia/ conditions and circumstances exist which are particular to the land. structure or buildingisi involved which do not apply to the land, structures or huilditues) in the same :oiling classification tanach additional pages cts neededi' 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)? Whayacts and eonsiderationv demonstrate that the literal interpretation the zoning or subdivision code or St. Joseph Development Manual Forms for Platting. Zoning, and Building Application for Subdivsion Review Updated 04/04 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 mean 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; Pick 50 ckd Liz p erosion and flooding potential; soil limitations; and, suitability of the site for the type of development or use contemplated. St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 G. Describe the fiscal and environmental impact the proposed development will have on adjacent property owners and the City of St. Joseph. Pk etie 54.e c,-#4c Go C' p I. S 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. Pte0.S1 '511. 4 4 ctt,Je L I P C 1. 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. ea., 5 ptt cx 4+4CIAt GA e o J. Attach completed) copy of applicable submittal checklist(s) with application. C iNfit.4 sot eta 1/We understand that any work to be done will require reimbursement to the city for 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 ' potential cost. Appii a is Signature 4 Date c ts.) 6 -v•IP ' - 2...{ - 2--- i rZ____-, Property Owners Signature Date St. Joseph Development Manual Forms for Platting, Zoning, and Budding Application for Subdivsion Review Updated 04/04 1 Documents in support of Preliminary plat Village at CSB, LLC 15 E Minnesota Street, #104 St. Joseph, MN 56374 320- 363 -7656 2 The property of interest is currently part of College 2 " addition, owned by the College of St Benedict. There is a purchase agreement (see attached) that will be completed before the final plat is recorded. The land will be owned by Village at CSB, LLC which is owned 50% by Collegeville Companies, LLC and 50% by Ti Properties, LLP Collegeville Companies 15 E Minnesota Street #104 St Joseph MN 56374 320- 363 -7656 T1 Properties, LLP 25 6 Ave North St Cloud MN 56303 320- 253 -4725 3 E. Request for variance from section 52.30 R -4 Patio Home Residential District Subdivision 6. Setback Requirements / Front yard setbacks in the code are 30'. Requesting a variance to allow a ' setback for front yard setback. What special conditions and circumstances exist which are particular to the land, structure or buildings involved which do not apply to the land, structures or buildings in the same zoning classification? The land contains two features which make strict adherence to other land in the same zoning classification difficult. Firstly, the outlot lies shallow and narrow along Callaway street, a main east -west through street. Per request of the City citing safety concerns, entrances onto the street should be limited. Therefore, interior roads need to be installed to allow residents to safely exit their driveway. Interior streets placed within a shallow outlot along Callaway create tight conditions. Furthermore, the wide utility easement with heavy -duty bike lane that facilitates City maintenance access further reduces buildable land. In addition to the land constraints, the neighborhood style contains homes that are clustered tightly around the 'village square'. While side yard and rear yard setbacks are adhered to reduce fire safety concerns, houses clustered around the center parking and greenspace on this dead -end road encourage cars to slow down on the cul -du -sac. In conclusion, the outlot boundaries, utility easement and need to limit access to Callaway, demand interior roads which limit the buildable areas allowed under R-4 designation. In trying to make the best out of a difficult configuration, the layout favors a cozy, narrow street around a central green and parking area which requires flexibility on the front yard setback. Do any of the special conditions and circumstances result from your own actions? NO What facts and considerations demonstrate that the literal interpretation of the zoning 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? The western portion of the outlot is 300 feet deep along Calloway. A utility easement along Calloway is approximately 38' and contains a heavy duty trail built to a standard that allows maintenance truck travel. Correctly citing safety concerns, the City has required that access unto Calloway be limited and that no driveways lead directly unto Calloway. The resulting limitations require interior roads to access homes, which further reduce the ability to build homes at densities allowed in other R-4 areas. The requested variance is within the PUD and does not compromise fire safety by placing homes close to PUD boundaries or between homes. The resulting road is narrow, dead -end, and contains no on- street parking. Safety concerns from out -of- control cars requiring 30' setbacks in other R -4 areas are not applicable with this particular road. 4 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? The restrictions of the outlot and Calloway that necessitate the variance to enjoy the benefits that others in the same district have do not confer special privilege. Rather the variance 'levels the playing field' with others in the same district. State your reasons for believing that the actions you propose to take are in keeping with the spirit and intent of the code? The spirit of the code suggests that front yard setbacks are important for safety and nuisances from traffic. The road that is in front of the house contains a narrow, curving street where posted speed limits will be low. The road is not a through -way but a dead end used solely by the residents of the 55 plus community and their guests. Furthermore, the parking for cars on the street as proposed is limited to stall parking in the center island. Any fire hazard that g or idling cars pose to the houses is limited by at least id' feet (28 foot road and $ foot proposed front yard setback. SO' State your reasons for believing that a strict enforcement of the provisions of the code would cause undue hardship. The Comprehensive Plan designates that this area should be multiple family housing. The outlot is within an infill development region where additional housing in medium density neighborhoods makes a lot of sense (i.e., extension of utilities and city infrastructure is not required, close proximity to downtown commercial district, etc). The layout of the boundaries, the large utility easement and the limited number of access points that is allowed on Callaway street forces the construction of interior roads to use the land as set forth in the Comprehensive Plan. Without requesting a variance on the front yard setbacks, the construction of even small patio homes is not possible causing undue hardship on the property owner. • 5 F. Describe the physical characteristics of the site, including but not limited to, topography; erosion and flooding potential; soil limitations; and suitability of the site for the type of development or use contemplated. The site for the proposed development is located on agricultural land which was in production until summer 2011. Seasonally or year -round saturated sites are not present on the site. There are no wetlands located on the site. A storm water infiltration basin which was formerly located on the northern portion of the site was relocated to a parcel located to the south. The site is relatively flat with elevation changes from 1096 ft on the northwestern corner to 1094 ft on the south eastern site. According to the USDA Web Soil Survey, the topsoil is Esterville Sandy Loam with an estimated 66% sand in the top 30 cm and 82% sand in the 30 -90cm profile. The infiltration factor is 1088. The erosion factor (Kf) is .2, which indicates the erodibility of fine -earth fraction ( <2 mm in size). The T factor for erosion, which measures the amount of soil that can be lost without negatively impacting vegetation production, is 3 tons per year. The wind erodibility group on a scale from 1 to 8 with the latter being the lease susceptible to erosion in areas of exposed soil is 3. The site is suitable for the proposed land use due to the presence of well- drained soils and relatively flat terrain. The site does contain important agricultural land but was located in a development infill area within the City limits and is listed as residential housing on the Comprehensive Plan. The outlot is not located in any FEMA flood plain according to the Stearns County interactive floodplain map. G. Describe the fiscal and environmental impact the proposed development will have on adjacent property owners and the City of St Joseph. There exist many potentially positive and negative fiscal impacts on the City of St Joseph and adjacent property owners. During construction, there may be increases in spending within the community for food, fuel, materials and lodging. These benefit the City through increased tax revenues and the larger community through increased revenue at local businesses. These impacts are likely to occur throughout the build -out of the proposed project. Long -term benefits may include ongoing spending within the community for dining, shopping, household goods, entertainment and maintenance. These benefits are especially amplified if residents are drawn to the City of St. Joseph exclusively to live at the proposed development. Additionally, the Callaway Street assessment was settled with the city resulting in a reimbursement to the City of a past assessment. Negative fiscal impacts to the City may include increased wear on public infrastructure, especially roads. This may include heavy trucks and debris and /or soil on the roads. The proposed development may also impact the fiscal resources of city staff and equipment. Platting process includes multiple . meetings and review by City administrator, engineer, fire, facilities, police, inspection, administration and support staff. Many of these fees may be recouped through development fees. Increased development in the City can be negative if expansion and maintenance of public infrastructure is not covered by increased tax revenues. • 6 Adjacent property owners may be positively benefited by increased property values if the proposed high - quality residential homes are constructed. Additionally, maintenance and replacement of existing public infrastructure may be shared by more residents resulting in lower assessment costs. For the College and Monastery of St Benedicts, the Village at CSB could financially benefit them through land purchase, utility cost- share, increased publicity from hosting a multi - generational housing project and increased planned giving from residents. Potential negative impacts to surrounding neighbors include a reduction in aesthetic value during construction, a reduction in nearby greenspace (i.e., former alfalfa field) and increased traffic. Negative environmental impacts to adjacent neighbors include increased noise, dust, fuel combustion and traffic during construction. Net greenhouse gas emissions will likely increase as the site is converted from agricultural land to impervious surfaces such as roofs and driveways. The City well and sewer systems will experience significant increase in volume which puts pressure on soil, ground and surface water resources. Potential positive impacts on environment include the adoption of perennial cover (i.e., turf, shrubs, trees) and increased wildlife habitat on some of the land. Increased housing densities reduce land area dedicated to residential housing and leave more land for wildlife, conservation, recreation and agriculture. The location of the development in the core of the city may reduce traffic and increase walking to downtown amenities. H. 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 regulation and goals of the city. Described Proposed Development The Village at CSB is a residential development offering housing for sale and lease to older adults. The Village is a 55 plus age - restricted development with proposed access to the College amenities. There are five proposed residential options: three homes for sale ranging from 900 to 1500 square feet and two units for lease ranging from 700 to 900 square feet. All units are thoughtfully designed by GLT Architects of St Cloud and include Universal Design standards, single -level living and barrier -free entrances. The homes for sale start at $160,000 and the units for lease start at $1900 per month. The Villages are organized as a Common Interest Community, where owners own their homes to the foundation, have exclusive access to an area immediately around their home, and own in common the balance of the land within the development. There is a generous landscaping allotment for the Village and exteriors include cement board siding of various textures, restricted color palate, cedar garage doors, elaborate front porches and lots of green space. Market it intends to serve The proposed development intends to service the housing needs of individuals who are older than 55 years. The wide range of housing options and prices available will be able to accommodate people of all 7 budgets. The amenities available to residents, through the proposed services agreement with the neighboring College, will serve an active and engaged resident with access to classes, the library, recreational facilities and dining. The architectural details on the exterior, interior amenities and the landscaping targets residents who appreciate fine living environments. Demand in relation to the Comprehensive plan The proposed development is within the area designated at medium density residential housing on the Comprehensive Plan. The R-4 type densities proposed in this development are under 6 units per acre. Housing surrounds the proposed development on two sides making the proposed use compatible with surrounding and uses, This proposed development is between the downtown core of the city and low density housing to the south, making the location an ideal development "in-fill'. This location works well with the existing public sewer, water and road infrastructure and does not require the outward extension that projects on the fringe of the City would require. The Villages at CSB satisfy two housing types that are desired in the Comprehensive Plan including empty-nester dwellings and low-maintenance housing options for aging persons. The proposed development also partially satisfies the Comprehensive Plans desire to provide assisted living environments that meet health and medical care to the elderly. The Village at CSB includes a Housing With Services option where residents can elect to receive assistance with activities of daily living, medication reminders and housekeeping. Furthermore, the ratio of rental to owner-occupied units are similar to the benchmarks established by Metropolitan Livable Communities Act for rural growth centers as cited by the Comprehensive Plan, The percentages in St Joseph are 27% rental while the percentages proposed here are 33% rental. Housing costs are also highlighted in the Comprehensive Plan. A resident of the Village who purchases the base price home of $160, 000 with 20% down at a 4%, 30-year mortgage would be paying approximately $760 per month. This is below the average monthly housing costs for homes with a mortgage in St Joseph ($856) as cited in the Comprehensive Plan. This cost does not include utilities, taxes or insurance. How the development is designed, arranged and operated in order to permit the development( and use of neighboring property )in accordance with the regulation and goals of the city. The development is designed in two phases that adequately function together or alone. Phase! includes a housing cluster of 16 owner-occupied homes around a central common green and parking area. Phase I also lays the groundwork for a second loop road that includes a Phase l housing with services building containing eight independent cottage units within one building. Phase 11 includes an addition 16 owner occupied homes around a loop road and second housing with services building around a central green area. All roads and utilities are public while the homeowners association is responsible for managing the common green areas. Snow removal on the sidewalks and boulevard turf is the responsibility of the adjacent homeowners through the Home Owners Association (HOA), Common green areas around the homes are part of the limited common elements that the HOA will maintain. 8 The Village buildings and grounds are designed to be low maintenance to reduce the Tong -term maintenance and costs. Buildings contain 30 -year singles, aluminum soffits and facial, cement board siding and vinyl clad window frames. Overall, the relatively low square footage of the buildings should reduce maintenance and operation costs. The landscaping plan includes low -mow, drought- resistant fescue turf and native grass /forbs on low traffic areas. Furthermore, the location in a development infill area contributes to the Comprehensive Plans goal of promoting 'sustainable, well - balanced supply of life cycle housing.' The location also contributes the Comprehensive Plans goal of maintaining linkages between housing and employment, the environment and recreation. The site is located within walking distance of the downtown commercial district and the amenities of the College of St Benedict. Planned connectivity with the College and the Callaway Street Bike plan will provide good linkages between the development and the park system, downtown amenities and the College. The site does not contain steep slopes which may contribute to erosion. The development does not contain any wetlands or other ecologically sensitive areas. The proposed development contains dwellings that are within the proposed zoning designation R-4. Twin homes, row homes, care homes and PUDs are all allowed within the designated zoning ordinance. The interior, side yard, and street side backs are within the Zoning requirements. The front yard setbacks are 15'; the proposed development is requesting a variance. The houses have mixed building materials including lap cement board siding, board and batten, timber accents and wooden front and garage doors. I. Names and addresses of all adjoining property owners within 350 feet of the subject property. College of St Benedict 37 College Ave St Joseph 56374 ISD #742 1000 44 Suite 100 Ave St Cloud MN 56303 Kelli Brody 227 4 Ave SE St Joseph MN 56374 Donald and Anita Fischer 235 4 Ave SE St Joseph MN 56374 Karl and Jody Terhaar 241 4 Ave SE St Joseph MN 56374 Patricia Meyer 245 4 Ave SE St Joseph MN 56374 Jessy and Angela McKenzie 303 4 Ave SE St Joseph MN 56374 Clayton Kamrowski 309 4 Ave SE St Joseph MN 56374 Andrew Wilson 315 4 Ave SE St Joseph MN 56374 Joseph and Roxann Dubel 321 4 Ave SE St Joseph MN 56374 Tracy May 325 4 Ave se St Joseph MN 56374 9 John and Anastasia Gregg 327 4 ave SE St Joseph MN 56374 Brian Traut 329 4 Ave SE St Joseph MN 56374 Rhonda Dahlgren 331 4 ave SE St Joseph MN 56374 Bradley and Lanae Cobb 333 4 ave SE St Joseph Mn 56374 Graceview Enterprises LLC 229 5th ave South St Clou MN 56301 Martin and Juditch Meyer Trust 343 4th ave se St Joseph Mn 56374 Matthew Beirne 336 4th ave SE St Joseph MN 56374 Traci and Kristopher Haugen 328 4th Ave SE St Joseph MN 56374 Tyson Schroeder 316 4 ave SE St Joseph MN 56374 Terrance Finneman 310 4th ave SE St Joseph MN 56374 Billy and Katie Fritz 304 4 ave SE St Joseph MN 56374 Graceview Estates HOA PO Box 7218 St Cloud MN 56302 Lakeland Construction Finance 13963 W Preserve Blvd Burnsville MN 55337 J. Attach completed copy of applicable submittal checklists with application 10 J. Preliminary plat checklist supporting items X celEnergy@ RESPONSIBLE BY NATURET" October 6, 2011 Collegeville Companies. Attn. Pete Gillitzer Subject: Availability of natural gas St. Joseph Development South of Callaway St Pete: Natural gas from Xcel Energy will be made available to the site south of Callaway Street, St. Joseph , MN. The service will be provided in accordance with the present rules and regulations on file with the Minnesota Public Utilities Commission. Any questions on this project please feel free to contact me at (218) 825 -2305 Sincerely, Gerold Traut Senior Gas Territory Representative Xcel Energy Stearns Electric Association Headquarters Branch Office 900 East Kraft Drive • Melrose, MN 56352 -0040 7341 Old Hwy. 52 • St. Cloud, MN 56303 Phone: (320) 256 -4241 • Fax: (320) 256 -3618 Phone: (320) 259 -6601 • Fax: (320) 259 -7099 August 18, 2011 Mr. Peter Gillitzer Collegeville Companies 15 Minnesota Street East, Suite 104 St. Joseph, MN 56374 RE: Estimate for Installation of Electric Service for Village at CSB Dear Peter, Stearns Electric Association is very pleased to work with Collegeville Companies on the development of Villages at CSB. Per your request we used the conceptual sketch dated August 1, 2011 and your discussions with Gerry Marthaler of our engineering staff along with our 2011 line extension policy to prepare this cost estimate for electric services. To provide this estimate we used the following assumptions: Twin homes will have one meter location with Dual 200 amp Bypass Meter Socket located in the center of building. Each Assisted Living Facility (ALF) will have one meter location for all 9 meters. Collegeville Companies is responsible for providing secondary wire from Stearns Electric Association's facilities to each of the ALF's nine gang meter sockets. The project is completed during season when frost charges would not apply. Based on these inputs and assumptions the estimate is as follows: Development Charge for power into the Development: 21 lots X $550 $11,55 (Upfront charge) Line extension charges for power to units: 21 lots X $600 = $$12,600. (Billed as built for first meter in each Twin/ALF) Additional meters as needed: 35 X $50 - $1,750. Plus approximately $5,000 additional for miscellaneous conduit charges, road crossing, etc. This is our best estimate given the information provided. We recognize that your plans may change and we pledge to work with you to build services in an efficient manner. Sincere ,, 7) Dave ruenes District Manager ?Or-A A Touchstone Energy® Cooperative 12 Staging and time schedule for development Platting: March -April 2012 Execution of purchase agreement and development agreement: April 2012 PHASE I Site development: May 2012 Build -out of 16 Twin Homes and Cottages units: May 2012 - Decebmer 2013 Build -out of 8 -unit Cottages with Services: late 2012 -early 2013 PHASE II Site development: 2014 • Build -out of Twin Homes and Cottages with Services: 2014 -2015 f Y f f L'a 1 g 5 q A r a WOE K R ; Ps ' .., , °j e'qn f ' ,s, Yi pi "<, 00,1 ; / / 'o i1 w / ;r 2. m 0 c ,?, 73 -'I , , . / i 4 / , , ci ri 7: " 0 / .1 e / D / / �e : � • 8 R . s 4' ? w ;'� / \ /.., • � A an $ r .`� A 9 6 o • • �� ° v / i "D d d As st P d ii g •a0.° O(/T4OTe / / � 0 9� �'1 ID .., / 1 J " 0 Y. 9 r vo c / . 0 / I E O e e,,, o / 1 v �� o,Mw _ / a m N ^i .4 4 a z fD,R G) 8 { bD a " • I W 4 ti I lc ig Q ,'' O ZI Ni 1 a __ o c y v i °- 0 I r� C3 --- h' _ 11 y _ o z I ik T Z { { r u BM ID OVI 12,16 IfRCL�1161 a tI Yt iI 111 j r (1E� 1 r i 6 t' . tf Sri ij ,, t� R j �� �� QFQF � � � f 1 � r p 1 R � � � r� � } I 1 `� ri tl 1� 1� j' i , i , t << R f . 1 1 R I 1 �y gar ; I `�� f� lli �f �� R y `e 1 E 11 �� ii si I --, / 0 ' <0. , , , .7 / \--_,„ 0 0 , ) / . .„.. _--c • ri , . 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Minnesota Street #104 St Joseph MN 56374 KLD Survey 11 North 7th Ave #100 St Cloud MN 56320 Brian Shultz Engineering PO Box 31 Sartell MN 56377 Chad McKennery, Donahue McKenney, Ltd 11222 86 Ave N Maple Grove MN 55369 (763- 201 -1450) EXHIBIT A Members of Buyer Disclosure This Exhibit A is required pursuant to the terms of Paragraph 11.d of the Purchase Agreement. The members of Buyer are: Name Percentage Owned Collegeville Communities, LLC 50% TJ Properties of Saint Cloud, LLP 50% Exhibit A, Members of Buyer Disclosure Page No. 12 Purchase Agreement O 0 9 D 0 T co y ✓ v n m A _ _ °1 D 1 C G 3 < C) 0 0 0 a 3 = M 5' m 0 C ) 0 CD v 7 a o m m 0 7 a a CD o d o D, 7m 1 n 7 fD < N O a 3 Q o g Q? o c a 3 D O ^ � w w Z r 3 s< C m v a 7 d j 41 _ N D / � 3 m 0 r d W m 7 o d o m a m Z 0 N d 3 y N y m m y 7 . - O C. 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G' m o • m a < 3 g °' 0 E. m o ' y m o m 0 i m m �, ° � $ o 3 3 7 m c C i °» w o y o w F CD m N ~ 7 m y 0 C c d 7 m . 2 m O< m 6 a 5 g N N M n m �' O, g m a y 7 .m• Z Z m N M H a' N p- co W 0 d 7 a o m 0% 3• m at O < a 7 7 m 7 N G T 7 N ' t 7 co 7 0 m 0 m C 0 r m y O m 7 0 a N N 0 3-0 0 a •m m •• a 7 f . f° o m .fn C O 5 N d c-% = s< O co o , 7 O y m v; o. Sr'' - ma— = % m 0 0.m3 ° - 7 = -0 co Ca co 0 f Y c m m 7 , a n 5 n m ° o m = m m w• o A W 3 ' = 3 3 O = 0: a N„ m m c 7 a 0. n , 3 , a o m 4. 5 m m a o 7 co c 7 Q `V m ` o t_ a f 7 o c CD � m c 3 a 2 c f O _ v c m e o m .c o x 3 � ' v 3 0 1 N m 3 o m -. m 7 m m ff p x ° f _ m u g f CD 0 3 0 a y n o o ..< m o = F m mO a o fi ' �' o m w c am d $ c 3 m o . m m a 7 ° , • H f m o; m y m o o m 3 y m m y m c 7 0 0 m N g o • c. N G co n a) n v o N y a O C O f 03 m a = y CO co Co r m y � D D a 3 3 a m= F m �. ° m r ' w w m :1 m= y° : ni m O m C D o o' g- - . Q Z < o y O y n 7 j ,,: t- DC = y G O ; m n m C r Om-� d £ ° ac m >O?c 3 3 3 . � ° n ;m: o ,= : m o • a m _ y v p m o C a > 3' 0 n mz m m • °d Z � + cF £ v= 3 } ° m : C m °: m o? • ° y y m � ' n N A y 1 : 3 4 C r. _ c v -, ▪ o, co 2 • a n 0 N Q y = y c m a y d 3 c 3 C .. a s ' cam a w o' C- 0 = f�11 > g gr 7 0 3 .O G C 3 , IZ� W m v _co 3 7 0 y n d n 3 D m , a a- ' < ? y m ?= o 3 . Z m m 3 3 a co c v, = o D G) too -0 o o co d a °—' f) m d m 3 c £ 3 co • O N co o 1 m M m P. n c c o n m v w b cD f m 0. (p o O � p 0 Ilt n co @ 3 y D Z a y ° < 0 3 a �• m 5 a a m 2 - - 1 1 N m m a m d co o � m 0 0 ° p m 7 a ` << pi, P 3i a) v = D O t < a of m? �,o D . m —= m - 1 - y Z »w = y a y m W p� G m °' <° C o co y �0 a o =. DO 0 3 ' a n Z 01 o 7 co m O 0 a = g c 0 D .1'. D O '" o p e) c m m — o -"' � . m m m m . N O'' (p N= O p= a a „ m m O= m w o 3 co = o $ O p = o ( c° c w c° 3 0 m O C 0 w> a m 0 a 0 w co _ 3 m m 0 • O ° m Z Z *z, . < fD . 3° m m - 1 = w = 3 a w= m 0 m , m r y = y - Z C=' 3 3 o a a m o=° O* 0 (A a s = 5. ..F.5 �Q w? r e° C c 3 3 y 3 5 g � ° d W Z Z w a C y 1 c <p W O n co 5? o - O o D ,. = za a 3 c m 3 3 - _ C i m r 3 .m v cy, a ? O Q y y a 3 g 3 w = r. a m r ..< ..< w t c y p y 5 y i' m to v ° , m ° w �' a $ ° Q p pp c p 2 n-K 3 17 03 . . .O. -. 0i 7 ell g y= . O i w °9. O. W a 61. �1 3 y M 0 0 o c o a o w e o ° a c� 7 m a 5 c o d m o. 3 o c = o _ = O N _ 8 =. p, 0= A C O_ C a Q. N y W 0 ' N O co 0 O 5 0 0 O, g ca c r F , g O . `C 0 O= C ) a m c _ w a )i W n 7 a 0 H O ` 5 . N n -< n p `< N a e C ir v a c < c yo 2° er y £ g = ° co 5 m 3 g 3 3 a a s o co v pppN g w w m 11 = 3 co 0) o 3 3 o - c' P D cp p m y f7 - , §. O N 7 . y ca 7 N O 2321 O • <� y = CD O <'p CD C . 0 e -4 O O O' 5 # C Q= 2j rn O O j y y 9. a S _ o y d 7 °. 3 0 a N g y � m 3 N 0 v ccn co ?c° g c=i, o a a a m w 3 c a. ° ° n m 3 a o m y m a a s m CT = a m m m 3 , 2 a g w 3 c� a W = �< c m O .< 0 a w a • ° o y � � g 5 d g d o d � o _,d 7 o o w C m y ° '< r3 0 3 -1 a a' 3 g . 3 3 3 a v Sl F < o m = m a c o c ° Z $ w ° c y S y v m S o L� 3 m 7 y f0 y � .y. o a 6 w •9 yyy O =_ � _ w y 3 O -' 7 3 , y m 0 n 3 y a p y N a N Q 3 - = w co 0 e j N a 0 o f O / y � y j K ' C . O O 7 0 N N 0 0 -5 O. < O O = v' 00 3 O = ee�,, O N � w W = y C H A 7 r O 3 n N V' _ C • y D O C C p� M < 7 S O ID 0 CO • a Q c a a . y c . •o=. 3 a m m o Q C co n > O. o c o m 0 O a ir, 7 O 0 Z 0 ° . N= n = „ O, . O 7 c W o a) N, m o w te a ' G w -c" • O ..< n< o Q O S . 3 o (0 �. c) M 0 O • N a c fa m W s<? g-13 m S m C c w ° c °' 7 3 o � 6 C o 3 S. �' $ ° m O 3 . y o m w o E; w , $Q CD 03 0 N 3 y a C 0 ,p 3 9 g: �� y � a a m y ,ro -8.5E0 = w p. O g Cl ° N . 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O 0 n m m T (0 0 0 3 •-•- 7 •O m 3 0 0 7 -0° 0 0 °• 5 N o c 5 5. `O a)' gy 7 m ? 0 o .0 m m 3 y ' m o o _ . 0 m m $ o ' v 0 m o y 3 v (0 7 (i y D ? Q 7 N N 0 q .. 3 0 0)17-Coo ( m � ( 7 p� w ( 7 i ci 7 0 s, N 'O - 7 m m 0 °, 7 •O •• 7 7 � . 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Z -{ •G Z in < g -1 n m O T a cam D�C u) Z 0 Z m o - n C -1 m m C M fD ZZg m o � Z »_(my/� w '"1 H N CO D U) O N l0 p, m N N CO O 3' S T 3 c 2 ...r D m m 3 § m m 0 0 m 0 c f 7 co N @ m 'V m * C O Pr 3 G 0 a f � m 3 a _ C ° n m R o- c 7 6 m°' c g 0 - 1 3 0 = - o m m e m c@ 3 W f^ m m o 3 0 ▪ a > y 7 m 0 c< m n < - O co m m a • 0 0 3 3 0 m 2 n O O z 7) m m ai M0 01 0 W D ; N -1 n C 0 y y 2 xi co , z 1 c 0 z m 0 O C Z ° • m m 0 Si z m o ▪ 0 z W m m 3 • z 0 ▪ o m 0 m m P " • v= rn O = m W m a to m -1 0 0 mm z y z 0 m y 0 3 v 0 z N -1 O N 3 v O - x m m = m y W m -1 m E n N co n O z N N x D m 0 m x x co -I w m 0 C) 0 o x a M to m UNANIMOUS WRITING IN LIEU OF THE FIRST MEETING OF THE BOARD OF DIRECTORS OF VILLAGE AT CSB HOMEOWNERS ASSOCIATION The undersigned members of the Board of Directors of VILLAGE AT CSB HOMEOWNERS ASSOCIATION hereby unanimously adopt the following resolutions, effective as of the day of October, 2012. Upon motion duly made, seconded and carried, it was RESOLVED, That the Secretary may be and hereby is instructed to cause a copy of the Articles of Incorporation attached hereto as Exhibit "A" to be inserted in the minute book of the corporation. Upon motion duly made, seconded and carried, it was RESOLVED, That the Bylaws submitted to this Board and attached hereto as Exhibit B are hereby adopted as and for the Bylaws of this corporation, and the Secretary may be and is hereby instructed to cause the same to be inserted in the minute book immediately following the copy of Articles of Incorporation. Upon motion duly made, seconded and carried, it was RESOLVED, that the following person is hereby elected to the offices indicated after his/her name, and said person shall serve until his/her successor(s) are elected and qualify: Jon Petters - Sue Ergen - Peter Gillitzer - Upon motion duly made, seconded and carried, it was RESOLVED, that the following persons are hereby elected to the board of directors and shall serve until his/her successor(s) are elected and qualify: Jon Petters Sue Ergen Peter Gillitzer Upon motion duly made, seconded and carried, it was RESOLVED, that be and is hereby designated as a depository for the funds of the corporation. 1 FURTHER RESOLVED, that the President of this corporation be and is hereby authorized and directed to carry out the terms of the foregoing resolutions and, upon receipt of the property described, to issue certificates representing the shares so purchased. Upon motion duly made, seconded and carried, it was RESOLVED, that the President is authorized and directed to pay the incorporation expenses and reimburse the incorporator for any expenses incurred on behalf of the Corporation; and FURTHER RESOLVED, that the acts of the incorporator prior to this date are ratified as and for the acts of the Corporation. There being no further business, the meeting was adjourned. President APPROVED: Jon Petters, Director Sue Ergen, Director Peter Gillitzer, Director 2 BYLAWS SECTION 1 GENERAL The following are the Bylaws of VILLAGE AT CSB HOMEOWNERS ASSOCIATION, a Minnesota nonprofit corporation (the "Association "). The purpose of the Association is to operate and manage Village at CSB Planned Community (the "Declaration "). The terms used in these Bylaws shall have the same meaning as in the Declaration. SECTION 2 MEMBERSHIP 2.1 Members Defined. All Owners will be members of the Association. No Person will be a member solely by holding a security interest in a Unit. A Person will cease to be a member when that Person is no longer an Owner. 2.2 Registration of Owners and Occupants. Each Owner will register in writing with the Secretary of the Association, within 30 days after taking title to a Lot, providing the following information: (i) the name and address of the Owner(s) and any Occupants; (ii) the Owner's interest or estate in each Lot; (iii) the address where the Association should send meeting notices if it is not the Lot address; and (iv) the name of the Owner, if there are multiple Owners, who is authorized to vote with respect to the Lot or Unit. Each Owner has a continuing obligation to update the Association in writing of any changes in information. 2.3 Transfers. An Owner may assign, pledge, encumber or transfer the Owner's interests, rights and obligations in the Association, but only in connection with a conveyance of the Owner's Lot or Unit. SECTION 3 VOTING 3.1 Entitlement. Each Lot and Unit is allocated votes as provided in the Declaration. No vote will be allocated to a Lot or Unit owned by the Association. No vote will be allocated to a subdivided Lot that has been added to adjoining Lots. 3.2 Authority to Cast Vote. At any Owner meeting, an Owner included on the voting register, or the Owner's proxy holder, may cast the vote allocated to the Owner's Lot or Unit. In the case of multiple owners, only one Owner may vote. If the multiple Owners disagree about who will vote, or fail to register, no vote may be cast. An Owner of multiple Lots or Units will be allocated one vote for each Lot or Unit. 3.3 Voting bv Proxv. An Owner may designate a proxy to vote and attend Owner meetings by signing a written proxy authorizing another Person to act on the Owner's behalf and delivering it to the Secretary before an Owner meeting. All Owner proxies will remain in effect until the earliest of the following: (i) the Owner's revocation by written notice or by personally attending and voting at a meeting when the proxy is in effect, (ii) eleven months after the proxy's date, unless the proxy provides a later date, or (iii) when the granting Owner ceases to be an Owner. 3.4 Voting bv Electronic Means and Mail Ballott. A vote on any issue or issues may be taken by electronic means or by mailed ballots in compliance with Minnesota law, in lieu of holding a meeting of the Owners. Such a vote shall have the force and effect of a vote taken at a meeting, provided that the total votes cast are at least equal to the votes required for a quorum. The Board shall set a voting period within which the ballots or other voting responses must be received by the Association which period shall not be less than 15 nor more than 45 days after delivery of the notice of the vote and voting procedures to the Owners. The Board shall provide notice of the results of the vote to the Owners within 30 days of expiration of the voting period. All requirements under any govemment documents for a meeting of Owners or being present in person shall be deemed satisfied by a vote taken in compliance with the requirements stated above. The voting procedures authorized in this section shall not be used in combination with a vote taken at a meeting of the Owners. However, voting by electronic means and mailed ballot may be combined. 3.5 Vote. Except for the rare situations where a greater number is required by these Bylaws or the by the Declaration, a decision of the Owners requires a majority of the total votes in the Association. SECTION 4 OWNER MEETINGS 4.1 Place. All Owner meetings will be held at the Association's office or any other place in Minnesota reasonably accessible to the Owners designated by the Board in any notice of Owners meeting. 4.2 Annual Meetings. The date and time of the annual Owners' meeting will be decided by the Board of Directors. At each annual meeting, (i) the Owners will elect the members of the Board up for re- election, (ii) the Owners will receive a report from the Board on the activities and financial condition of the Association, and (iii) any other matter included in the annual meeting notice will be considered. 4.3 Special Meetings. Special Owners meetings may be called by the President on his or her own. Owners may also have a special meeting called by sending a request to the President or Secretary which is signed by the Owners of 20% of the Units. The special meeting requested by the Owners must be held within 30 days after receipt of the request. Request for a special meeting must state the purpose of the meeting, and business transacted at the special meeting must be limited to the stated purpose. 4.4 Notice of Meetings. a. Secretary to Send Notice. The Secretary must send to all registered Owners notice of the time, place and purpose of the meeting and, if proxies permitted, the procedures for appointing proxies. b. By Mail or Hand Delivery. Notice must be sent by United States mail, or may be hand delivered, to the Owner's Unit address or to another address if provided by the Owner. c. To Owners and Eligible Mortgagees. Notice will be sent to Eligible Mortgagees, upon request by the Eligible Mortgagee, at the Eligible Mortgagee's designated address. Any Eligible Mortgagee may, upon request, designate a representative to attend any meeting. Notice of meetings to approve amendments to the Articles of Incorporation will also be given to each officer and Director of the Association. d. Timing of Annual Meeting Notices. Annual Meeting Notices must be sent at least 21 days before the meeting. Annual meeting notices may not be sent more than 30 days before the meeting. e. Timing of Special Meeting Notices. Special meeting Notices must be sent at least 7 days before the special meeting. Special meeting notices may not be sent more than 30 days before the special meeting. 4.5 Quorum/Adioumment. The presence of Owners in person or by proxy, who may vote in excess of fifty percent (50%) of all Association votes will be necessary for a quorum at all Owners meetings for the transaction of any business. Any meeting may be adjourned, no longer than 15 days, without notice except announcement at the initially called meeting. If a quorum is present at the reconvened meeting, any business may be transacted that might have been transacted at the original meeting. A quorum, once established at a meeting or a reconvened meeting, will continue to exist for that meeting despite the departure of any Owner or proxy holder. 4.6 Voting Register. The Secretary must maintain a list of the Unit numbers, the Unit Owners, the name of the Person (in the case of multiple Owners) authorized to vote. 4.7 Agenda. The agenda for Owners meetings will be established by the Board, consistent with the Goveming Documents, and will be sent to all Owners with the meeting notice. SECTION 5 BOARD OF DIRECTORS 5.1 Number and Qualification. The Association is govemed by the Board of Directors. The first Board will consist of the persons designated in the Association's Articles of Incorporation or persons appointed by Declarant to replace them, subject to the Owners' rights to elect directors. Upon expiration of the terms for the first Board's members, the Board will consist of between three (3) and five (5) directors, as determined at the annual meeting of the Owners. 5.2 Term of Office. Terms for Board members will be as follow: - 1 Comment Rik What do you want the board terms to be here? a. Subject to Subsection b, the terms of Declarant appointed directors will terminate (i) when Declarant voluntarily surrenders control; (ii) at an Association meeting which must be held within 60 days after Owners other than Declarant own 75% of the total Units authorized for the common interest community; or (iii) three (3) years after the sale of the first Lot as provided for in the Declaration. The term of any Director on the first Board will terminate at the same time as those appointed by Declarant. b. The first terms of directors elected by the Owners immediately after termination of the terms provided for in Subsection a. will be two years for 3 directors and three years for the remaining directors. The nominee(s) receiving the greatest numbers of votes will fill the longer terms. Each subsequent term will be two years and will expire upon the election of a successor at a subsequent annual Owners meeting. Nominees receiving the greatest numbers of votes will be elected, even if they do not receive a majority of the votes. A director elected or appointed to fill an uncompleted term will serve until the natural termination of that term. 5.3 Nominations. Nominations for election to the Board will be made by a nominating committee appointed by the Board, or by an Owner at the annual meeting, or by "write -in ". 5.4 Powers. The Board has all powers needed to administer the Association's affairs and may exercise all powers and authority vested in or delegated to the Association (and not expressly prohibited or reserved to the Owners) by law or by the Goveming Documents. The powers of the Board will include, without limitation, the power to: a. Adopt, amend and revoke Rules and Regulations consistent with the Goveming Documents: (i) regulating use of the Common Elements and the Lots and Units, (ii) regulating changes in the appearance of the Common Elements and the exterior of Dwellings, and (iii) implementing the Goveming Documents and exercising the powers granted by this Section; b. Adopt and amend budgets for revenues, expenditures and reserves, and levy and collect assessments for Common Expenses. c. Hire and discharge employees, agents, and independent contractors; d. Institute, defend, or intervene in litigation or administrative proceedings (on behalf of the Association or two or more Owners) on matters affecting the Common Elements or the Association; e. Make contracts and incur liabilities; f. Regulate the Common Elements, Lots and Units to the extent required or permitted by the Declaration; g. Make improvements to the Common Elements and those portions of the Units for which the Association is responsible; h. Acquire, hold, encumber, and convey any right, title, or interest to real estate or personal property, subject to the requirements of the Goveming Documents; i. Grant public utility easements through, over or under the Common Elements; j. Impose fees, or charges for the use, rental, or operation of the Common Elements, maintenance repair and upkeep of the portions of the Lots and Units for which the Association is responsible, and for services provided to Owners; k. Impose charges for late payment of assessments and, after notice and an opportunity to be heard, levy reasonable fines for violations of the Goveming Documents and the Rules and Regulations; I. Impose reasonable charges for the review, preparation and recordation of amendments to the Declaration or the Governing Documents, for statements of unpaid assessments, or for copies of Association records; m. Provide for indemnification of its officers and directors, and maintain directors' and officers' liability insurance; n. Provide for reasonable procedures goveming the conduct of meetings and the election of directors; o. Appoint, regulate and dissolve committees; and p. Exercise any other powers conferred by law or the Goveming Documents. 5.5 Meetings and Notices. An annual meeting of the Board will be held promptly following each annual Owners meeting. The Board will elect the Association officers at each annual meeting. a. The annual meeting of the Board shall be held at the principal office of the Association on the 2" Wednesday in February beginning in the year 2013 or at such other place or time as designated by the Board. The Board shall transact all business properly within their authority. The annual meeting shall be immediately after the Owners' annual meeting. b. Regular Board meetings shall be held at least semi - annually, at such times determined by a majority of the Board. A schedule, or any amended schedule, of regular meetings will be given to the directors. c. Special Board meetings will be held when called by the Association President, by the Secretary or the majority of the Board upon proper notice. d. Notice of Meetings. There shall be mailed to each director entitled to vote, at his address as shown by the books of the corporation, a notice setting out the place, date and hour of the annual meeting or any special meeting, which notice shall be mailed at least ten (10) days prior to the date of the meeting; provided, that notice of a meeting at which an agreement of merger or consolidation is to be considered shall be mailed to all directors of record, whether or not entitled to vote, at least two (2) weeks prior to the date of the meeting. Notice of any special meeting shall state the purpose or purposes of the proposed meeting, and the business transacted at all special meetings shall be confined to the purposes stated in the notice. Attendance at a meeting by a director, without objection in writing by him, shall constitute his waiver of notice of the meeting. e. Any director may waive notice of any Board meeting orally, in writing, or by attendance at the meeting. If all directors are present at a Board meeting, no notice will be required and any business may be transacted at such meeting. f. Order of Business. The suggested order of business at the annual meeting and, to the extent appropriate, at all other meetings of the directors shall, unless modified by the presiding chairperson, be: a. Call of roll. b. Proof of due notice of meeting or waiver of notice. c. Determination of existence of quorum. d. Reading and disposal of any unapproved minutes. e. Annual reports of officers and committees. f. Unfinished business. g. New business. h. Adjournment. 5.6 Quorum and Voting. A majority of the members of the Board constitute a quorum for the transaction of business at any Board meeting. A quorum, once established, continues even after a director leaves a meeting. Each director shall have one vote. Board action and decisions may be made by a majority vote of the total number of directors. Proxies will not be permitted for the Board of Directors. 5.7 Action Taken Without a Meeting. The Board may take any action without a meeting when authorized in writing by all the directors. 5.8 Vacancies. A Board vacancy will be filled by a person elected within 15 days following the vacancy by a majority vote of the directors, regardless of their number, except for vacancies created pursuant to Sections 5.2 and 5.9. Each elected person will "serve out the vacated term. 5.9 Removal. A director may be removed, with or without cause, by a majority vote at any annual or special Owners meeting, if the notice for the meeting states such purpose, the director to be removed is given the right to be heard at the meeting, and a new director is elected to fill the vacancy caused by the removal. A director may also be removed by the Board if the director has more than two unexcused absences from Board and/or Owners meetings during any twelve month period, or assessments on the director's Unit are more than 60 days past due. Such vacancies will be filled by the Owners as provided above. 5.10 Compensation. Except as authorized by the Owners, the directors will not receive compensation for their services in such capacity. A director may, upon Board approval, be compensated for goods and services provided to the Association in the director's individual capacity. Directors may be reimbursed for out -of- pocket expenses incurred in the performance of their duties. 5.11 Fidelity Bond. Fidelity bonds or insurance coverage for unlawful taking of Association funds may be obtained and maintained on all directors and officers authorized to handle the Association's funds and other monetary assets. SECTION 6 ANNUAL REPORT The Board will prepare an annual Association report and mail or deliver it to each Owner with the annual meeting notice. At a minimum, the report shall contain: a. A list of any capital expenditures over the greater of two percent of the current budget or $10,000 that was approved by the Association for the current year or next two fiscal years. b. A statement of any reserve or replacement fund balances and any portion of the fund designated for any specified project by the Board. c. A statement of revenues and expenses for the Association's last fiscal year, and a fiscal year end balance sheet. d. A statement of the status of any pending litigation or judgments by or against the Association. e. A statement of insurance coverage provided by the Association including the level of coverage, if any, for the Lots and Units. f. A statement of the total past due assessments on all Lots and Units, current to within 60 days of the meeting date. g. The Board shall also include in their annual budget replacement reserves projected by the Board to be adequate together with past and future contributions to fund the replacement of the components of the property which the Association is obligated to replace by reason of ordinary wear and tear or obsolescence. The Board shall determine the adequacy based on estimated remaining useful life of each component. The Association must keep the replacement reserves in an account separate from the Association's operating funds and shall not use or borrow from replacement reserves to fund the Association's operating expenses. The Board will re- evaluate the adequacy of its replacement reserves at least every three years. SECTION 7 OFFICERS 7.1 Principal Officers. Principal officers of the Association are President, a Vice President, a Secretary, and a Treasurer, and are elected by the Board. The Board may elect other officers and designate their duties as may be necessary to manage the Association's affairs. A person may hold more than one office simultaneously, except the President and Vice President who must also be members of the Board. 7.2 Election. Officers of the Association will be elected at the Board's annual meeting. 7.3 Removal. Upon affirmative vote of a majority of the Board, any officer may be removed, with or without cause, and a successor elected, at any regular Board meeting, or at any special meeting called for that purpose. 7.4 President. The President is the Association's chief executive officer and will preside at all Board and Owners meetings. The President has all customary powers and duties of a corporate president including, without limitation, the duty to supervise all other officers and to execute all contracts and similar obligations on behalf of the Association, except all contracts must also be executed by at least one other director. The President will have such other duties prescribed by the Board. 7.5 Vice President. The Vice President will replace the President and perform the President's duties whenever the President is absent or unable to act. The Vice President shall also perform such other duties prescribed by the Board. 7.6 Secretary. The Secretary is responsible for recording the minutes of all Board and Owners meetings. The Secretary is responsible for keeping the books and • records of the Association, and for giving all notices required by the Governing Documents unless directed otherwise by the Board. The Board may delegate the Secretary's administrative functions to a managing agent, but such delegation will not relieve the Secretary of the ultimate responsibility for the Secretary's duties. 7.7 Treasurer. The Treasurer is responsible for all financial assets of the Association and will be covered by a bond or insurance in such sum and with such companies as required by the Board. The Treasurer will maintain the Association's financial books, assessment rolls and accounts. The Treasurer will keep the Association books in accordance with customary and accepted accounting practices and will submit them to the Board for its examination upon request. The Treasurer will deposit all Association moneys and other monetary assets in the name of the Association in depositories designated by the Board, will disburse Association funds as instructed by the Board, and will perform other duties of the Treasurer. The Board may delegate the Treasurer's administrative functions to a managing agent, but such delegation will not relieve the Treasurer of the ultimate responsibility for the Treasurer's duties. 7.8 Compensation. Except as authorized by the Owners, officers of the Association will not receive compensation for their services as officers. An officer may, upon approval by the Board, be reasonably compensated for goods and services provided to the Association in the officer's individual capacity. Officers may be reimbursed for out pocket expenses incurred in the performance of their duties. SECTION 8 OPERATION OF PROPERTY 8.1 Assessment Procedures. The Board will, at least thirty (30) days before the beginning of the Association's fiscal year, prepare a budget of Common Expenses and assess and levy such Common Expenses against the Units according to their proportionate share of liability designated in the Declaration. The annual budget will include a general operating reserve, and may include an adequate reserve fund for maintenance, repair and replacement of Common Elements and those portions of the Lots and Units which are the responsibility of the Association. a. The Board shall fix the amount of annual assessments against each Lot and Unit and advise the Owners in writing at least thirty (30) days before the first installment is due. Increases in assessments are subject to the limitations set forth in the Declaration. Failure of the Board to timely levy an annual assessment does not relieve the Owners of their obligation to continue paying assessment installments in the amount currently levied, as well as any subsequent levies. b. If an annual assessment is insufficient, the budget and assessments may be amended, or a special assessment levied, by the Board subject to approval of the Owners as provided in the Declaration. The levy is deemed to occur on the date specified in the resolution establishing the assessment. c. The Association will furnish copies of each budget on which the Common Expenses and the assessment are based to an Owner or to any Eligible Mortgagee, upon request. 8.2 Payment of Assessments. Unless otherwise specified by the Board, Annual assessments will be paid in equal monthly installments on a date specified by the Board, and special assessments will be due when designated by the Board. Owners are absolutely and unconditionally obligated to pay assessments levied pursuant to the Governing Documents. No Owner or Occupant will have any right of withholding, offset or deduction against the Association for any assessments or related late charges or collection costs. An Owner may only pursue such rights or claims by separate action. 8.3 Default in Payment of Assessments. In the event that an Owner fails to pay assessments, the Board may pursue any remedy available in the Declaration. 8.4 Records. The Board will keep records of Board actions, minutes of Board meetings, minutes of Owners meetings and committee meetings, names of the Owners and Eligible Mortgagees, contracts, leases, and other Association agreements, material correspondence, memoranda relating to Association operations, and detailed records of Association receipts and expenditures. The Association will keep records with enough detail to create the annual report required by the Bylaws and to provide all information required for disclosures upon resale of Units. All Association records, including receipts, expenditures and any vouchers authorizing payments, will be available for examination by Owners and Eligible Mortgagees upon reasonable notice and at reasonable hours. Records will be maintained for each Lot and Unit including amounts assessed against the Lot or Unit, the due date, any paid amounts, and the remaining unpaid balance. 8.5 Special Assessments. Special Assessments may be authorized and levied if the Board determines they are necessary i) to cover expenditures of an emergency matter, (ii) to replenish underfunded replacement reserves, (iii) to cover unbudgeted capital expenses, and (iv) to replace other necessary components. SECTION 9 AMENDMENTS OF THESE BYLAWS 9.1 Approval. Amendments must be approved by Owners holding in excess of seventy -five percent (75 %) of the total votes in the Association, in writing or at a duly held Owners meeting, subject to any approval rights by Eligible Mortgagees or the Declarant as provided in the Declaration. 9.2 Notice. The proposed amendment and notice of any meeting will be mailed by U.S. Mail, or hand delivered, to all Owners authorized to vote. 9.3 Effective Date. Recording. Amendments will be effective on the date of approval by the Owners and need not be recorded. If recorded, it will be recorded in the recorder's office for the county where the Property is located. SECTION 10 INDEMNIFICATION The Association will, to the extent not covered by insurance, indemnify every individual acting in an official capacity for the Association, pursuant to the provisions of Minnesota Statutes 317A.521. SECTION 11 MISCELLANEOUS 11.1 Notices. Any notice required to be in writing and delivered by U.S. mail or by hand to the address of the Unit or another address is requested by the Owner. Notice is given when mailed or if hand delivered when it is delivered. 11.2 Severability. The invalidity or unenforceabilty of any part of these Bylaws will not affect the validity, enforceability or effect of the rest of the Bylaws. 11.3 Captions. All captions are inserted for reference and do not limit or prescribe the scope of these Bylaws or their intent. 11.4 Conflicts in Documents. In the event of any conflict between the Bylaws and Rules and Regulations, the Bylaws shall control, and between the Bylaws and the Declaration, the Declaration shall control, and between the Bylaws and the Common Interest Community Act, the Common Interest Community Act. 11.5 Waiver. No restriction, condition, obligation or provision contained in the Bylaws will be considered waived by any failure to enforce the same, irrespective of the number of violations or breaches that may occur. 11.6 No Corporate Seal. The Association shall have no corporate seal. 11.7 Fiscal Year. The Board will determine the fiscal year for the Association. The undersigned hereby executes these Bylaws and certifies that they were adopted by VILLAGE AT CSB HOMEOWNERS ASSOCIATION, a Minnesota non -profit corporation. Secretary • . CITY OF ST. JOSEPH www.cityof stjoseph.com City of St. Joseph Public Hearing Villages at CSB Administrator Judy Veyrens The St. Joseph Planning Commission shall conduct a public hearing on Monday, March 5, 2012 at 7:15 PM in the St. Joseph City Hall, 25 College Avenue North to consider a PUD and Mayor Preliminary plat entitled Villages at CSB and rezoning of the same from current Agricultural Rick Schultz to R4 Townhouse /Patio Home Residential District. Councilors The proposed PUD is 55 plus age restricted development and consists of row homes, patio Steve Frank homes and two eight plexes. The proposed PUD will consider variances to the following: Bob Loso Front yard setback, side yard setback, rear yard setback, block length and setback from the Renee Symanietz pond high water mark. Dale Wick The property is located adjacent and south of Callaway, north of the CSB housing project and east of CR 121 /College Avenue. The request for platting and PUD has been submitted by Collegeville Companies, 15 Minnesota St E; #104; St. Joseph MN 56374; TJ Properties; 25 — 6 North; St. Cloud MN 56303 and current property owner the College of St. Benedict, 37 College Avenue North; St. Joseph MN 56374. 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Brainerd /Baxter St. Cloud 1 120 Industrial Park Road 11 North 7 Ave. Brainerd, MN 56401 Suite 100 Phone (218) 829 -5333 St. Cloud, MN 56303 Toll Free 1 -866 816 -5333 Phone (320) 259 -1266 Fax (218) 829 -5377 Toll Free 1- 877 - 251 -1266 K R A M E R LEAS D E L E O www.kldland.com Fax (320) 259 -8811 SURVEYING • ENGINEERING • PLANNING March 2, 2012 Judy Weyrens, City Administrator City of St. Joseph Via email iwevrens(a)citvofstioseph.com Re: 2012 The Villages at CSB Preliminary Plan and Plat Review Dear Judy, We have reviewed the February 23 memorandum from Randy and April regarding their review of our project. In all, we did not find any significant comments that could not be dealt with and offer the following comments. College 3 Addition Preliminary Plat 1. Additional drainage and utility easement area may likely need to be dedicated along curve C3 to account for the existing storm sewer infrastructure draining toward CSB's system. It is our desire to relocate the run of storm sewer that runs parallel with Village Loop such that the storm sewer main in within the R/W and under the roadway. This revision also includes the relocation of the storm sewer structures such that the connection pipe into CSB's system does not impede any future buildings. 2. Confirm that the underlying 60 -foot wide drainage and utility easement parallel to Callaway Street (former pond location) on College 2 Addition will be vacated. A request for the vacation of easements has been made but we will verify with the City to insure that all of them concur with our plat 3. Given the proposed first phase of development and layout of the Village Loop Street, a temporary cul -de -sac (eyebrow) and associated street and drainage easement should be planned across a portion of Outlot A. We agree and it will be included in the final civil plans for the project together with a temporary easement for such. We did not include it in our preliminary plans at this time because we are still waiting for the decision as to whether CSB will be using this area as a connection for their parking lot CIC Number 110 Village at CSB Preliminary Plat 4. While the minimum proposed right of way width (72.68 feet) on Village Court is only slightly less than the combined right of way /easement width typically dedicated on a traditional residential street (80 feet), the proposed plat does not dedicate the typical 10 -foot wide drainage and utility easements parallel to the street right of way. Private utility companies prefer to locate their infrastructure in the easement areas to minimize interference with public infrastructure and potential future relocations. In this case, however, private utility infrastructure will likely have to be installed in the boulevard areas and beneath the proposed sidewalk. Potential future sidewalk disturbances and settlement may be more likely. It's also anticipated that additional drainage and utility easement areas will still need to be dedicated at side yard lines to accommodate placement of ground transformers and service cabinets. The plat of College 2 "d Addition allows for 10 foot wide public drainage and utility easements along their property where is adjacent to Block 1 of our plat (The patio home and row house area). We have also allowed for the same on our side of the property line resulting in a 20 foot wide public drainage and utility easement along the southerly and westerly boundaries of Block 1. There is an existing 40 foot wide D& U easement along Callaway Street and a proposed 10 foot wide D&U easement along Village Loop. Because the rear yards are fairly shallow it is our intent to coordinate the installation of the utilities that serve our units from the rear yards in order to eliminate any utility pedestals in the fronts of the units within Village Court. 5. When the College of Saint Benedict's College 2' Addition developed, it provided a 40 -foot wide utility easement parallel to Callaway Street to accommodate sewer and water construction outside of the street. While locating the utilities outside of the street certainly wasn't preferred, arguably it made economic sense to preserve the newer street infrastructure. In some instances, however, the proposed development locates structures directly against the easement boundary (particularly the last phase on Outlot B), and it will potentially increase the risks for future utility construction within the easement. Where greater separation between the proposed structures and easement boundary can be maintained, it should be provided. We will make the necessary adjustments in order to provide for greater separation between utilities, structures, and easement boundaries where applicable in the final civil plans. The structures that will be constructed near the easement boundaries will be of slab on grade type construction so no basements will be constructed. This will minimize the potential for disturbance to structures should utility construction/maintenance take place in the future. Preliminary Grading Plan 6. It appears there may be room to develop 2 to 3 parking stalls east of garage units 9A and 10A that could accommodate vehicles with trailers. The grading plan shows an outline footprint in the same area. Is a garage proposed? /1 is our desire to leave this space as open space (a community garden) for the time. Future improvements to this area will be dependant on the needs of the community within the development the site could potentially be used to facilitate a greenhouse, garage, meeting room, or additional parking. 7. The development of the 8 -unit structure will, to a degree, rely on the construction of the rear courtyard storm water pond to manage drainage. How will rear yard drainage be managed until the pond and subsequent development phase is constructed? A shallow depression located behind the western 8 plex will be added to the preliminary grading plan to handle storm water runoff from adjacent roofs during the period prior to construction of Phase 2. 8. The center median nose at the Village Loop end should be shortened to be outside of the crosswalk area. Cross walks to the east side of Village Loop should be provided on both the north and south side of Village Court and be constructed in accordance with PROWAAC guidance (ex. paired perpendicular ramps). The center median nose will be shortened on the preliminary plans and proposed crosswalks will be shown. Pedestrian ramps design will be included in the construction drawings. 9. It's my understanding the developer will propose that a homeowner's association will be responsible for maintenance activities in the median (mowing, plantings, watering, etc). Are irrigation/sprinkler utilities proposed? The developer's agreement should reflect the City's maintenance expectations /requirements. An irrigation system and landscaping is planned. We prefer to be responsible for the maintenance of these items and we will work with the City on an agreement document for such items. 10. The proposed storm sewer from CB 15 is proposed to be located within the 40 -foot utility easement parallel with Callaway Street. The easement is already crowded given the existing sanitary sewer and water main. Routing the storm sewer from CB 13 to CB 10 would be preferred from an access perspective. The preliminary grading plan will be revised to show the storm sewer draining the eastern portion of the site routed to CB10, and then discharging to the proposed pond Discussion with the City Engineer indicates that the City is not concerned with pond short - circuiting, considering the proximities of the pond inlets and outlets to each other resulting from the above revision. The City Engineer also indicated that they do not anticipate the MPCA would object to the above revision. 11. Several rear yard and side yard grades are proposed at approximately 1 %. Where possible, the minimum grades shall be 2 %, particularly along the east plat line (to CB 11). This was discussed with the City Engineer. Since the vast majority of existing soils in this area are clean sands, 1% grades are acceptable over most of the site. However, the City Engineer indicated that they would like to see 2% grades along the east plat line to reduce the potential for ponding in the backyards of this area. The preliminary grading plan will be revised to show 2% grades in the backyards along the east plat line. 12. The Storm Sewer Pipe Schedule references a casting type that is not the City standard. Neenah R- 3250-BV and 3250 -B (for two directional sump conditions). Reference should be made that the frame should have full circular bases. The storm sewer downstream CB3 references HDPE pipe. Reinforced concrete pipe shall be used. The preliminary grading plan will be revised to show standard City castings and pipe material 13. The proposed outlet apron on CSB's pond daylights midway on the pond slope. A manhole structure shall be added to bring the storm drain into the pond perpendicularly and at the pond's bottom. A cross access drainage easement shall be executed between CSB and the developer to account for the overflow drainage into CSB's pond. The preliminary grading plan will be revised to include a vertical transition (manhole) along the pond outlet so it outlets at the bottom of CSB's infiltration basin /retention pond. 14. Illustrate the proposed storm sewer changes that will need to occur downstream of STMH 1. Storm sewer changes will be verified with CSB's Civil Engineer (Anderson- Johnson Associates) and shown on the preliminary grading plan. Preliminary Utility Plan 15. Water main notes reference PVC pipe materials. Ductile iron pipe shall be specified. The preliminary utility plan will be revised to show standard City pipe material. 16. Gate valves at the water main branches and at the hydrant leads shall be added. The preliminary utility plan will be revised to show gate valves at water main branches (locations based on a recent meeting with the City Engineer) and at the hydrant leads. Preliminary Erosion & Sediment Control Plan 17. Inlet protection shall also be provided at Callaway Street and at the inlets on CSB's entrance road. The preliminary erosion & sediment control plan will be revised to show catch basin protection at existing catch basins on the adjacent Callaway Street and CSB entrance road. Potential Variance Matters 18. Several R -4 setbacks are not met with the proposed development configuration: a. Front yard: Units 1 -15 (15 feet provided vs. 30 feet required) b. Front yard: Units 17, 21, 20 & 24 (approx. 20.5 feet provided vs. 30 feet required) c. Side yard: Unit 16 (approx. 21 feet provided vs. 25 feet required) d. Rear yard: Units 17 -24 (8 feet to 33 feet provided vs. 35 feet required) Essentially the PUD process is a variance from requirements established in the standard zoning ordinance. We had indicated that we would be able to meet the rear yard setbacks where our development adjoined another development These setbacks are as follows: a. Front Yard: Units 1 -10 & 12 -16 (30 feet required, 14 -15 feet provided) The driveways for Units 1 -6 and 11 -16 are 26 to 33 feet long which is ample space for parking. We have selected to provide for a green space (Landscaped median) in the center of Village Court with on street parking rather than larger front yards, longer driveways and minimal on street parking. b. Front Yard: Unit 11 (30 feet required , 9 -14 feet provided) The R/W radius at the northwest corner of Unit 11(Curve C2) was oversized to facilitate a smoother transition from the cul -de -sac to the tangent portion of Village Court The result is a tight corner which we will address with landscape screening as needed. c. Side Yard: Unit 16 (25 required, 22 -33 feet provided) The northeasterly corner of Unit 16 is the only portion of the building that is within the required setback. We will we will address with landscape screening as needed while at the same time giving attention to the site clearance for traffic along Village Loop . d. Front Yard: Units 17 -24 (30 feet required, 20 -28 feet provided) The northeasterly corner of Unit 16 is the only portion of the building that is within the required setback. We will we will address with landscape screening as needed while at the same time giving attention to the site clearance for traffic along Village Loop. e. Rear Yard: Units 17 -24 (20 feet required, 8 -33 feet provided) The next phase of this development will result of the combination of Comment Element 2 with the additional land to be added to this CIC thereby complying with the rear yard setback upon completion of the next phase. f. Front Yard: Units 17A — 20A (30 feet required, 20 feet provided) In order to provide for some additional spacing between the D& U easement along Callaway Street we elected to minimize this setback to allow for 21 foot deep driveways at the garages. If the City desires we will shift Units 17 -24 to the north such that we increase this depth. 19. The reconfiguration of the cul -de -sac to exit on Village Loop (versus Callaway Street) provides conforming minimum block lengths between the College's access point on Callaway Street and the intersections of Village Loop. However, a block length of slightly less than the minimum 300 feet (Section 54.16, Subd. 2a) will be created between the east leg of Village Loop and 4 Street SE. The distance from the centerline of the east let of Village Loop to the centerline of "'Street SE as measured along Callaway Street is 345 feet which meets the City's requirement 20. The City's Storm Water Management Plan identifies a 70 -foot setback from the nearest structure to the pond's high water mark. Approximately 35 -feet is being provided. Based on our recent meeting with the City Engineer, our understanding is that the main reason for this ordinance is to ensure that single family homes have some sort of backyard and ponds don't start immediately outside of the home's patios. Since the Unit entrances to the 8 plex's are on both sides of the building, the 8 plex really doesn't have a backyard. It would seem that the primary reason for this ordinance does not apply to this project Hydraulics/Hydrology 21. Submit storm sewer sizing calculations. The submitted HydroCAD information is not sufficient to verify a 10 -year storm sewer design. An email from the City Engineer received on 02/28/2012 indicates that after reviewing this comment further, our HydroCad model is acceptable to the City for sizing the proposed storm sewer pipe. 22. Submit documentation to verify the downstream storm sewer being constructed as part of the adjacent St. Benedict Student Housing Project is appropriately sized to handle runoff from the proposed project. Storm sewer sizing will be verified with CSB's Civil Engineer (Anderson - Johnson Associates). 23. Re- submit drainage area map with the appropriate scale. Drainage area map will be resubmitted to scale on 11 "x 17" paper. 24. Correct the discrepancies between the plan sheet storm sewer information and the modeled storm sewer information. The preliminary grading plan and storm water calculations will be reviewed and any discrepancies will be corrected. 25. Verify that there is sufficient structure build for CB 1, CB3, and CB11. While a manhole sump would be permitted, the precast structure for CB11 should be at least 3 -feet deep. Structure build will be reviewed at these structures and will be revised as necessary to meet City standards. 26. The preliminary grading plan suggests that CB11 may take offsite drainage from the east. Account for the additional runoff or verify that CB11 does not receive offsite drainage. Per our recent meeting with the City Engineer, the area draining from offsite into CB11 will be estimated Pipe and pond sizing will be adjusted as necessary to account for the additional drainage. 27. The drainage report states that the required Water Quality Volume (WQV) for the east half of the site is 3,157 cf, based on 0.5 -inch of runoff from the new impervious surface. This calculation is only taking into account the impervious surface draining to the pond and does not include the new impervious surface in DA17 and DA20. Base on the submitted information the total impervious area for the east half of the project is 2.12 ac, which equates to a WQV of 3,848 cf (0.088 af). The pond sizing will be adjusted to include impervious surfacing on the site, which does not drain to the pond 28. The MPCA NPDES Permit requires the WQV (0.088 af, in this case) to be discharged from the pond at no more than 5.66 cfs /ac. Insufficient information has been submitted to verify this requirement. The submitted HydroCAD results for a 0.5" event produce a volume of 0.043 af, which is too small to verify the MPCA NPDES requirement. The submitted 2 -year (2.65 inch) event produces a volume of 0.164 af, which is larger than the WQV, but does not meet the discharge requirement. Storm water calculations will be adjusted to include a rain event, which will show the pond outflow for the WQV. The pond outlet sizing will be adjusted as necessary. Comments for Final Plan Submittal 29. Illustrate the proposed spot elevations for the trail on the grading plan to ensure adequate drainage /gradients from the north side of the subdivision to Callaway Street. Spot elevations will be shown on the grading plan along the trail adjacent to Callaway Street Grading will be adjusted as necessary. 30. Illustrate the proposed sanitary sewer and water service locations, invert elevations, top of curb stop elevations, etc. Sanitary and water services and associated information listed in the above comment will be shown on the utility plan. 31. Final plans shall include final stabilization and SWPPP. Construction documents will include final stabilization and SWPPP. Regards, Sam DeLeo, PLS Kramer Leas DeLeo, P.C. c: Randy Sabart, SEH (via email) April Ryan, SEH (via email) Terry Thene, City of St. Joseph (via email) Ron Wasmund, Inspectron, Inc. (via email) Brian Schultz, Schultz Engineering and Site design (via email) Peter Gilitzer, Collegeville Companies, LLC (via email) Jon Petters, Collegeville Companies, LLC (via email) I I 1 " i 1 it ... • . _ 1- I i • ; .. .•. I El 111 4s li ki !if I i 11 . . 0 1 I ill m 1 1 [ .. 4 1 tf t MS 1 I of warm :maw= 0 i I 1 1 I makomiummenunarturom- - , bi I WO* ',, 3 21.11.09 ■ u A 1 I g t ..„.._ i , `t. I 1 : 1 1 , 1 L. 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''''. • (I I* ' , 1 '- — (;) ' it\ ' .i 1/ / / -.■ ,.tooglorp r 4 1•S 7 / /,>. 411141 \ . ,, 4 -, . b. , h kkkt 1 b akikkkkk i -:- ' 11 t...) 6 b kti:11 : ... , / , / ' / i ,.., ...• f tP A g :".7, --- 8 11111 = V=. i 1 ': ::0 / (-1 ■•• 4 4 I F k ar - = . 1 6 1 1 ......„ 44 ......, / 1 r! lioriSag$ 110., --:__-- 06f 8 „ Y - ta , Dik•003 gtstkaat ,.E ,1 61- ! , %! C..1 bkkbialall- - -..4 Zi 1 583883B rt g • • . L ORDINANCE 52 — ZONING ORDINANCE Section 52.30: R -4: TOWNHOUSE/PATIO HOME RESIDENTIAL DISTRICT Subd. 1: Intent: It is the intent of the R -4 Townhouse/Patio Home District to accommodate a variety of single - family housing types, including patio homes and single- family common wall attached housing units such as townhouses or rowhouses at low to moderate residential densities. 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 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 provision requiring a minimum of twenty (20) acres will not apply. For the purpose of this ordinance, the following definitions will apply: a) Patio home: A single - family attached or detached unit constructed on a separate relatively small lot consisting of one level living area with open space setbacks on two (2) sides. b) Rowhouse: One of a series of essentially identical single family residential structures situated side by side and joined by common walls. c) Townhouse: A single - family dwelling in a row of at least three (3) such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more common fire resistant walls. d) Twin Home: Two dwelling units each located upon separate, abutting lots; each attached side to side but not having a side yard setback from one lot line; each sharing only one common, unpierced from ground to roof wall; and separated from any other building or structure by space on all sides. Subd. 2: Permitted Uses: a) Patio homes. b) Townhouses of not more than two stories each. c) Row Houses of not more than two stories each. d) Twin Home Subd. 3: Uses Under Special Use Permit: The following uses shall require a Special Use Permit based on the procedures set forth in this Ordinance. a) Governmental and public utility buildings and structures necessary for the health, safety, and general welfare of the community. 52.30 -1 ORDINANCE 52 — ZONING ORDINANCE b) Public or semi - public recreational buildings and community centers. c) Licensed day -care centers serving 13 or more persons d) Licensed residential group care facilities with seven or more boarders. e) Nursing Homes and Board and Care Homes, provided that adequate parking is provided and the site is accessible to commercial service areas. f) Public Libraries g) Public or private schools, providing, however, that the area and location of any school and off - street parking heretofore shall be subject to the approval of the Planning Commission. h) Churches i) Institutions of a religious, eleemosynary or philanthropic nature. j) Nurseries and greenhouses. k) Planned Unit Residential development 1) Bed and Breakfast m) Uses which in the judgment of the Planning Commission and City Council are similar to those listed in this zoning district. n) Non -owner occupied rental provided the housing is elderly housing. o) Manufactured homes as defined by this Ordinance. p) Manufactured Home Parks, in accordance with Section 52.14 Subd. 4: Permitted Accessory Uses. a) Private garages, parking spaces and carports for passenger cars, trucks, recreational vehicles and equipment. b) Home Occupations per Section 52.16. c) Houses and similar buildings for storage of domestic equipment and non- commercial recreational equipment. d) Swimming Pools, tennis courts, and detached screen porch or gazebo, provided that the maximum lot coverage requirement is not exceeded. All swimming pools must be fenced around the perimeter. The fence must meet the requirements of Ordinance 52.12 Subd. 2. 52.30 -2 ORDINANCE 52 — ZONING ORDINANCE e) Fences f) Accessory building (s) and /or private garage (s), either attached or detached, shall be subject to the following limitations and the general requirements of Section 52.12, Subd. 1. 1. One or two accessory buildings covering a combined area not greater than 1,350 square feet are permitted. 2. The combined area of the lot covered by the accessory buildings authorized in subparagraph 1 above shall not exceed ten (10) percent of the total lot size fordetached patio homes. The combined area of the lot covered by the accessory buildings authorized in subparagraph 1 above shall not exceed fifteen (15) percent of the total lot size for townhouse, group or rowhouses. 3. Accessory buildings of less than 50 square feet shall not be considered when computing the limitations of subparagraphs 1 and 2 above; but the combined area of accessory building of less than 50 square feet shall not exceed a total of 100 square feet. 4. The principal building shall be constructed prior to or at the same time as any accessory building or structure. 5. Accessory buildings not specifically permitted by this paragraph shall be prohibited unless authorized by a variance granted pursuant to Ordinance 52.07.02. Subd. 5: Lot Area Requirements. Land Use Minimum Lot Minimum Lot Minimum Lot Area Width Depth a) Detached Patio Home 6,000 60' 100' b) Townhouse, group or row houses 12,000 75' 120' c) Churches, chapels, temples, synagogues 22,000 100' d) Public Buildings 40,000 100' e) Day care facilities serving 15 or more persons and residential facilities 9,000 75' 120' serving more than 6 persons 0 Schools 22,000 100' 120' 52.30 -3 ORDINANCE 52 — ZONING ORDINANCE g) The minimum lot area per townhouse, group or row house unit shall be four thousand square feet (4,000 sq. ft.) h) The net housing density within the district is six (6) units per acre of net buildable area of the subdivision. Net buildable area shall be the total area less public street right -of -way, wetlands, drainage ways, water bodies and slopes greater than twelve (12) percent. Subd. 6: Setback Requirements. Land Use Front Yard Interior Side Street Side Rear setback Yard setback Yard setback Yard setback a) Patio Home* 30' 10' 20' 20' b) Townhouse, group or row houses 30' 10' 25' 20' c) Churches, chapels, temples, synagogues 30' 20' 30' 35' d) Day care facilities serving 15 or more persons and 30' 10' 25' 35' residential facilities serving more than 6 persons e) All other uses 50' 50' 50' 50' f) Accessory Uses Same as Same as Same as Same as principal principal principal principal *Attached patio homes would be relieved from the setback requirements where attachments occur at the lot line. Subd. 7: Building Requirements. a) Building Height shall not exceed two (2) stories or 35 feet as measured from the average grade. b) No more than 8 dwelling units shall be constructed within one structure. c) Each dwelling unit shall have two or more individual, separate entrances. d) All dwelling units shall have a minimum roof pitch of 4:12 as defined by the building code. e) All dwelling units shall have a frost free foundation as defined by the building code, or an engineered concrete slab with concrete above -grade exterior foundations walls. 52.30 -4 ORDINANCE 52 — ZONING ORDINANCE f) The exterior of townhouse and rowhouse dwelling units shall include a variation 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 preferred materials are: brick, stucco, stone, steel /vinyl /aluminum and fiber- cement siding. In addition, a minimum of 25 percent of the combined area of all building facades of a structure shall have an exterior finish of brick, stucco and /or natural or artificial stone. For the purpose of this section, the area of the building facade shall not include the area devoted to windows, entrance doors, garage doors or roof areas. g) Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surface. There shall be no more than two contiguous townhouse dwelling units without a break in the horizontal and/or vertical elevations of at least thirty -two (32) inches. h) Where more than one (1) principal use building is to be located upon the same site, the separation between buildings shall not be less than forty (40) feet. i) Provision shall be made for possible decks, porches or additions as part of the initial dwelling unit building plans. The site plan for each dwelling unit shall be configured and sized to include decks, patios or porches. j) All dwelling units shall have a minimum floor area of 676 square feet. k) Provisions for shelter in the event of severe weather for each dwelling unit shall be demonstrated either in the form of the construction of a free- standing severe weather structure, a reinforced concrete safe room within each dwelling unit and /or basement /crawl space sufficient to house four (4) adults per dwelling unit. 1. The entrance to a development shall be one that abuts a collector or arterial road. Subd. 8: Parking Provisions. All driveways and parking areas shall be hard surfaced and each dwelling unit shall be provided with a minimum of two parking spaces one of which shall be in an attached garage. Subd. 9: Site Coverage. On lots developed for townhouse or rowhouse or attached patio home units, no structure or combination of structures shall occupy more than 50% of the lot area. On lots developed for detached patio home units, no structure or combination of structures shall occupy more than 35% of the lot area. Subd. 10: Signs. a) No sign shall be placed closer than ten (10) feet to any property line, except directional signs which have a zero (0) foot setback. 1. No sign shall be placed in any interior side yard. 52.30 -5 ORDINANCE 52 — ZONING ORDINANCE 2. No sign shall be mounted on the roof of a building. 3. No signs shall violate the front, side or rear yard requirements. 4. Signs shall not be placed in the public right -of -way or easements. 5. Flashing or rotating signs resembling emergency vehicles shall not be permitted. 6. Illuminated signs are not allowed. b) One unlighted sign per vehicle entrance identifying a dwelling unit complex shall be allowed. Such signs may indicate the name and address of the building and rental or management offices. 1. Such signs shall have a surface area of all faces not exceeding an aggregate of fifty (50) square feet. For complexes of three or more structures, the aggregate surface area shall not exceed 100 square feet if double faced. 2. The height of the sign shall not exceed eight feet (8'). 3. Landscaping must be provided around the base of the sign. c) Wall sign: One wall sign shall be allowed for the purpose of street identification. Such sign cannot exceed twelve (12) square feet. e) Sign Removal: All signs not maintained and kept in good repair or otherwise not in compliance with the St. Joseph Code of Ordinances shall be subject to removal upon direction of the City Building Inspector. Subd. 11: Yard Cover. Every yard on a premise on which a dwelling stands shall, within 3 months of issuance of the certificate of occupancy, be provided with lawn or combined lawn cover of vegetation, gardens, hedges, shrubbery, and related decorative materials and such yards shall be maintained consistent with prevailing community standards. Motor vehicles may not be left parked or unattended on or within a yard. Grass shall be maintained so as not to exceed a height of 6 inches. Subd. 12: Additional Requirements. Uses may be subject to additional requirements contained in this Ordinance including, but not limited to the sections governing parking, home occupation, floodplain, signs. Subd. 13: Regulation of Activities Adjacent to Wetlands. a) The following activity shall be subject to a 50 foot setback from wetlands: The construction or maintenance of a building attached to a foundation, including but not limited to, pole buildings. For purposes of this paragraph, pump houses, moveable storage sheds, recreational docks and storm water or erosion control devices shall not be considered buildings. 52.30 -6 ORDINANCE 52 — ZONING ORDINANCE b) The following activity shall be subject to a 75 -foot setback from wetlands: The construction or maintenance of paved driveways or areas designed for the parking of a vehicle or trailer. Subd. 14: Common Areas. All common areas within an R -4 development, including but not limited to, open space, wetlands, greenways, drainage ponds, driveway, parking areas, play areas, etc., shall be owned and maintained by a condominium, association, cooperative or other common interest community created pursuant to Minnesota Statute, Chapter 515B and approved by the City Attorney. The agreement shall provide for all exterior building maintenance, approval of any exterior architectural modifications, landscaping, snow clearing and regular maintenance of private driveways and other areas owned in common. Subd. 15: Development Plan Requirements. No building permit shall be issued until the Planning Commission reviews the development plan to determine that the use and development is compatible with adjacent land uses, and consistent with the stated intent of this zone. Upon request of the Planning Commission the City Council will make the final determination of site plan approval. The developer shall provide the following items to the Planning Commission for any development located in the R -4 Townhouse Residence District. a) Building location on the lot, drawn to scale. b) Building elevations; front, rear and side c) Building exterior materials and color d) Locations of ingress and egress points e) Landscaping material including location, type of plan and size. f) Fire hydrant and fire lane locations g) Utility locations h) A description of provisions which shall be made on site for adequate open space, recreational areas, transit options, etc. to properly serve residents of the facility including a discussion of the perceived needs of the residents (i.e. senior citizens, students, families with children) i) A copy of proposed covenants and /or homeowner's association agreement (s). j) Any other fencing, screening, or building accessories to be located in the development area. k) When required, evidence of completion of National Pollutant Discharge Elimination System (NPDES) permitting program and /or the City of St. Joseph Storm Water Pollution Prevention Program (SWPPP). 52.30 -7 ORDINANCE 52 — ZONING ORDINANCE 1) If applicable, evidence of compliance with federal, state and local pollution and nuisance laws and regulations, including, but not limited to glare, smoke, dust, odors and noise. The burden of proof for compliance with appropriate standards shall lie with the applicant. m) Required Fee / Agreement 1. Payment Required. Any person filing a petition requesting development plan review shall pay a fee according to the schedule established by the City Council. 2. Amount. Fees payable under this section for development plan review shall be in the amount as established by resolution of the City Council. Preparation and review of all elements of the required development plan, as listed and described above, is to be at the sole expense of the developer and at no expense to the public. The fee is payable at the time of filing a petition and is not refundable. In addition to the above fees and in the event the City incurs professional fees, either legal, engineering or professional planners, or any other costs including but not limited to, postage and publication expenses, the applicants shall reimburse the City for those fees, and the City Officials may require an escrow deposit, cashier's check or letter of credit for these fees prior to the final action on the application for development plan review. Such escrow or letter of credit shall be in the form approved by the City Attorney. 3. Development Agreement. In the event additional review by the City or its assigns is anticipated and/or needed during implementation of Development Plan, or other similar circumstance, the City shall require the property owner (s) and/or developer (s) enter into a development agreement with the City. The Development Agreement shall stipulate the conditions for approval and the City's authority to inspect the development. The agreement shall further require the owner or developer, as the case may require, furnish a cashier's check, escrow amount or irrevocable letter of credit in favor of the City in an amount equal to 125% of all costs associated with the City's review of the development, including but not limited to, engineering, legal, fiscal and administrative, as estimated by the City. Such escrow or letter of credit shall be in the form approved by the City Attorney, shall be conditioned upon the approval of the development plan. 52.30 Added to Code 4/2005 (Subsequent Sections renumbered) 52.30 Subd. 1 Revised 6/2008 52.30 -8 ORDINANCE 52 — ZONING ORDINANCE Section 52.09: PUD — PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT Subd. 1: Purpose and Intent. The purpose of this section is to provide for the modification of certain regulations when it can be demonstrated that such modification would result in a development, which would not increase the density and intensity of land use beyond that which would be allowed if no regulations were modified; would preserve or create features or facilities of benefit to the community such as, but not limited to open space or active recreational facilities, which features or facilities would not have been provided if no regulations were modified, would be compatible with surrounding development, and would conform to the goals and policies of the Comprehensive Plan. Throughout this title, "PUD" shall mean the same as "planned unit development ". Subd. 2: Benefit to the Public Intended. PUD's are intended to encourage the efficient use of land and resources, to promote greater efficiency in public utility services and encourage innovation in the planning and building of all types of development. Planned unit developments shall demonstrate at least one of the following benefit to the public. The applicant bears the burden of proving one or more public benefits exist: a) Innovations in residential development that: 1. Proactively and tangibly address the demand for housing for all economic levels; 2. Provide greater variety in tenure, type, design and sitting of dwellings. b) The reestablishment, preservation and /or enhancement of desirable site characteristics such as natural topographic and geologic features. c) A variety of housing types /densities together with preservation of open space /natural features within one development. d) The creation of active and/or passive recreational opportunities and/or facilities that would not have been provided if no regulations were modified. Subd. 3: Types of Planned Unit Developments — Where Permitted. a) Two types of planned unit developments are hereby established subject to the use regulations of the zone in which the PUD is proposed to be located and provided to the standard of subsection B (immediately following) are achieved: 1. Single- family PUD's, comprised of detached dwelling units on individual lots, necessary streets rights -of -way to serve such dwelling units and any common open space, recreational facilities or other areas or facilities. 52.09 -1 ORDINANCE 52 — ZONING ORDINANCE 2. Non - single - family PUD's, comprised of (a) attached dwelling units, detached dwelling units not on individual lots, retail, commercial, recreational, office, service or industrial buildings, or any combination thereof, the necessary streets and other public and /or private rights -of -way to serve such uses, and any appurtenant common open space, recreational facilities or other areas or facilities. 3. A PUD may comprise both of the above types, subject to compliance with the use regulations of the zone in which the PUD is proposed to be located. b) Planned unit developments may be located in any zone subject to use regulations; provided, that: 1. Uses permitted in the PUD shall be governed by the use regulations of the underlying zoning classification or other generally applicable city regulations governing permitted uses, including special district regulations; and, 2. A Planned Unit Development for any parcel or track of land shall have a minimum net site area for each zoning district as set forth below excluding areas not suitable to development: A. Residential Districts — Twenty (20) acres minimum B. B -1 Central Business District - Mixed use of a Permitted Use and a multiple residential dwelling units will be allowed, but only if at least 50% of the interior square footage (exclusive of the basement or cellar) is used full time for a Permitted Use, and said permitted and residential uses are not conflicting. The area consisting of multiple residential dwelling units must meet the standards of Section 52.29, Subd. 5 and 6; and said residential uses occupy only the upper and/or rear portions of structures. Off - street parking requirements shall be separately determined for the commercial and residential uses in accordance with Section 52.10. C. B -2 Highway 75 Business District and B -3 General Business District — five (5) acres minimum. D. LI — Light Industrial District — twenty (20) acres minimum 3. The design of a PUD shall take into account the relationship of the site to the surrounding areas. The perimeter of the PUD shall be so designed as to minimize undesirable impact of the PUD on adjacent properties and, conversely, to minimize undesirable impact of adjacent land use and development characteristics on the PUD. 52.09 -2 ORDINANCE 52 — ZONING ORDINANCE 4. Common open space shall be either held in common ownership by all owners in the PUD or dedicated for public use with approval of the City Council. Whenever possible, common open space shall be linked to the open space areas of adjoining developments. Common open space shall be of such size, shape, character, and locations as to be useable for its proposed purpose. 5. In agricultural areas or on land that does not have building development, PUD's will not be allowed if there has been removal of trees or grading of soil within ten (10) years prior to the application for the PUD. Subd. 4: General Requirements/Permitted Modifications. a) In General. In considering a proposed planned unit development project, the approval thereof may involve modifications in the regulations, requirements and the standards of the zone in which the project is located, and in the subdivision ordinance. In modifying such regulations, requirements and standards as they may apply to a planned unit development project the standard identified within this subsection and the limitations set forth in this subsections B and C (immediately following) shall apply. In order to be granted any such modifications, the applicant shall demonstrate that the proposed development complies with the purpose of this section. The applicant shall bear the burden of supporting any change in requirements. The city may increase any requirement necessary to make the project conform to the purposes of this section. 1. Allowed Uses. Uses within the PUD may include only the uses generally considered associated with the general land use category shown for the area on the official Comprehensive Plan Land Use Plan. Specific allowed uses and performance standards for each PUD shall be delineated in the rezoning ordinance (if required), the development plan and the development agreement. The PUD development plan and agreement shall identify all the proposed land uses and those uses shall become permitted uses with the acceptance of the development plan and agreement. Any change in the list of uses presented in the development plan and agreement will be considered a major amendment to the PUD and will follow the procedure described herein relative to major PUD amendments. 2. Front Yard Setbacks. The requirements for minimum front yard setbacks for the zone in which the planned unit development is located shall apply to all exterior boundary lines of the site. 3. Distance Between Buildings. The planning commission shall set minimum distances between structures to assure adequate sunlight and open space; provided, that minimum distances required by building and fire codes shall be met. 52.09 -3 ORDINANCE 52 — ZONING ORDINANCE 4. Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surfaces. No residential building shall have a single exterior wall longer than forty (40) feet without an offset in the exterior wall. Offsets between walls shall be at least thirty -two (32) inches and shall not exceed ten (10) feet. 5. Building height and corresponding setback requirements shall be governed by the requirements of the underlying zone district classification as set forth therewith. 6. All permitted, permitted accessory and/or conditional uses contained in the underlying zoning district shall be treated as permitted, permitted accessory and conditional uses in PUD overlay district. Uses not listed as permitted or conditional in a specific district shall not be allowed in a PUD unless it is found that the use is complimentary to the functionality of the development and the other uses found therein 7. An increase in density may be permitted to encourage the preservation of natural topography and geological features. The minimum lot size requirements of other sections of this ordinance do not apply to a PUD except that the minimum lot size requirements of the underlying zone shall determine the maximum dwelling unit density of a total development. The maximum dwelling unit density shall be determined by the area remaining after appropriate space for street right of way, other public dedications, such as but not limited to storm water detention ponds, trails and parklands have been determined and subtracted from the total PUD area. Excluded from the calculation of developable property shall be areas which would normally not be developable, such as waterways or water bodies, shorelands, flood plains, and the like in addition to areas required for streets, parks, pedestrian facilities, storm water controls and placement of public utilities. Wetlands can be utilized to determine the area of developable land. The maximum density for multiple dwellings under the PUD shall be one one bedroom unit for each 2,500 square feet of lot area, one two bedroom unit for each 3,000 square feet of lot area, and one three bedroom unit for each 3,500 square feet of lot area and for each additional bedroom (over 3) per unit, an additional 500 square feet of lot area. If the property involved in the PUD includes land in more than one zoning district, the number of dwelling units or the square footage of commercial, residential or industrial uses in the PUD shall be proportional to the amount that would be allowed separately on the parcels located in each of the underlying zoning districts. 8. Off - street parking and loading space shall be provided in each PUD in the same ratios for types of buildings and uses as required in the underlying zoning district. The City may reduce the number of parking spaces in commercial districts provided the PUD applicants submit information demonstrating a reduced need for parking facilities (e.g. senior housing 52.09 -4 ORDINANCE 52 — ZONING ORDINANCE complex, PUD's featuring joint parking facilities, parking study, proximity to and availability of bus service coupled with transit - friendly design, etc). The reduction in off - street parking and loading space must be pursuant to a special use permit with conditions set by the City Council. 9. The major internal streets serving each planned unit development shall be functionally connected to at least one minor arterial or collector street as defined by the comprehensive plan. b) In Single - Family PUDs. Single - family PUDs shall be subject to the following limitations in modification of regulations in addition to those limitations set forth in subsection a (above, entitled "permitted modifications of regulations, in general ") 1. The minimum lot size as required in underlying zoning classification may be reduced by up to 15 percent; provided, that an area(s), not including a critical area or storm water conveyance or storage facility, equal to the combined reduction in lot area is set aside for the following: A. Common useable open space comprising of landscaping and facilities such as, but not limited to play areas, trails, picnic tables and benches; B. Areas containing significant trees as defined by the City; C. Other non - critical areas, the preservation or creation of which promote one or more goals and or goals and/or policies of the comprehensive plan; D. The applicant shall demonstrate that the area proposed to be set aside creates a public benefit which would not exist if the minimum lot size were not modified. 2. The minimum lot width as required within the underlying zoning classification may be reduced up to 10 percent; 3. Required yard setbacks shall not be reduced. c) Non - single - family PUDs. Non - single - family PUDs shall be subject to the following limitations in modification of regulations in addition to those limitations set forth within the underlying zoning classification. 52.09 -5 ORDINANCE 52 — ZONING ORDINANCE 1. When a PUD containing dwelling units is proposed on property having more than one underlying residential zone, the total number of dwelling units allowed may be determined by totaling the number of dwelling units allowed to be located on each portion of the PUD area located in a separate zone according to the regulations of that zone. 2. The City, at its discretion, may allow the number of units arrived at under subsection c -1 (immediately above) be located anywhere within the planned unit development subject to the PUD approval process set forth in this chapter and provided that the City make a finding of fact that a public benefit resulting from such action is present. Subd. 5: Subdivision Requirements. The approval of a subdivision shall be required of all projects which involve or contemplate the subdivision of land and the procedures set forth in the subdivision ordinance shall be followed concurrently herewith. The approved final development plan shall be a binding site plan. Subd. 6: Pre - Application/Informational Meeting and Concept Plan Required. a) Informational Meeting. Prior to filing an application for Preliminary PUD plan approval, the applicant of the proposed PUD shall arrange for and attend an informational meeting with City staff. At such conference, the applicant shall be prepared to generally describe their proposal for a PUD. The primary purpose of the meeting shall be to provide the applicant with an opportunity to gather information and obtain guidance as to the general suitability of the conformity to the provisions of this code before incurring substantial expense in the preparation of detailed plans, surveys, and other data. b) Following a pre - application/informal meeting, but prior to submitting an application for preliminary plan approval, the applicant for a proposed PUD shall submit to the City a general concept plan. 1. Purpose. The general concept plan provides an opportunity for the applicant to submit a plan to the City showing their basic intent and the general nature of the entire development without incurring substantial cost. This concept plan is not considered an application for development. Review and acceptance of the concept plan by City staff does not constitute approval of the plan by the City. Review and acceptance of the concept plan merely allows the applicant to initiate the development process after an application has been submitted to the City. The concept plan is simply an informal method of providing information to the developer as to whether the plan is generally acceptable or whether the plan has problem areas. 52.09 -6 ORDINANCE 52 — ZONING ORDINANCE The general concept plan should include the following elements: A. Overall maximum PUD density range. B. General location of major streets and pedestrian walkways. C. General location and extent of public and /or common open space. D. General location of residential and non - residential land uses with approximate intensities of development. E. Staging and timetable of development. F. Other special criteria for development. Subd. 7: Preliminary and Final Plan Approval Required. a) Each PUD shall require preliminary and final approval. b) If land subdivision is requested in conjunction with the PUD plan, both preliminary and final PUD approvals shall be processed concurrently with the platting procedures set forth in the City's Subdivision Ordinance. Required data, parkland /fee in lieu of parkland dedication, design standards and required improvements shall be the same as per a conventional subdivision and as set forth within the City's Subdivision Ordinance. In addition to the data requirements itemized within the Subdivision Ordinance the application shall also include information necessary to process the PUD preliminary and final plan(s) as contained within this chapter. The City Administrator may waive requirements determined to be redundant. Subd. 8: Phased Development. Development of the project may be phased, in which case each complete phase may be processed separately through both preliminary development plan review and final development plan review. A map showing all property owned or controlled by the developer which is contiguous to the development site or which is within the area determined by the City to be relevant for comprehensive planning and environmental assessment purposes, together with a preliminary plat of said properties' eventual development through all potential phases shall be submitted with the application for the first phase. The developer is not responsible for providing a preliminary plat for contiguous or nearby property which is not owned or controlled by the developer. The preliminary plat shall conform to the purposes of this section and shall be used by the City to review all phases of the development. All phases of this development shall conform to the preliminary plat, all conditions of approval and applicable regulations. Subd. 9: Preliminary PUDs — Contents of Complete Application. 52.09 -7 ORDINANCE 52 — ZONING ORDINANCE a) The applicant shall file with the City a preliminary plat plan which is consistent with the requirements of the City's Subdivision Ordinance, Ordinance 54. The preliminary plat plan shall include the following: 1. A legal description of the property proposed to be developed; 2. A map of the subject property and surrounding area determined by the City to be relevant for comprehensive planning, environmental assessment or zoning review purposes, which shall depict comprehensive plan designations, zoning classifications and existing land uses and utility mains /urban facilities including parks and streets; 3. A proposed site plan for the subject property depicting the following: A. Identify all setbacks for lots and other areas of the development. B. Identify boundaries of areas of trees. Also identify areas where there are trees eight inches in trunk diameter measured four feet above the base of the trunk; C. Designated placement, location, and principal dimensions of lots, buildings, streets, parking areas, recreation areas and other open space, landscaping areas and utilities; D. If the developer owns or otherwise controls property adjacent to the proposed development, a conceptual plan for such property demonstrating that it can be developed in a compatible manner with the proposed development; E. Park and trail plan pursuant to Ordinance 54.18. 4. A conceptual landscape plan showing existing and proposed landscaping including groundcover, shrubbery and tree species; 5. Drawing and/or text showing scale, bulk and architectural character of proposed structures; 6. For single - family PUDs, a conceptual drawing depicting the number and location of lots which would be allowed if no regulations were modified; 7. Special features including but not limited to critical areas and site or structures of historic significance; 8. Text describing conditions or features which cannot be adequately displayed on maps or drawings; 52.09 -8 ORDINANCE 52 — ZONING ORDINANCE 9. A narrative stating how the proposed development complies with the goals and policies of the Comprehensive Plan; 10. A narrative itemizing all proposed land uses (permitted, conditional, interim, accessory) conditions related thereto (proposed and as required within the underlying zoning classification) and the extent of proposed uses (i.e. number of units; density allowed via underlying zoning classifications and density proposed for the PUD; 11. A narrative stating how the proposed PUD plan impacts adjacent property owners; 12. A narrative describing proposed operation/maintenance of the development including open areas, storm water features and recreational facilities resulting from the subdivision; 13. If applicable, draft conditions, covenants and restrictions and other documents relating to operation and maintenance of the development, including all of its open areas and recreational facilities; 14. Information normally required within the underlying zoning classification relating to site plan review. 15. Other information required by the City and the Subdivision Ordinance, Ordinance 54.. b) The applicant may submit to the City Administrator director proposed development standards, which, if approved by the City, shall be come a part of the preliminary plan in lieu of the requirement of subsection a -2 of this section for specifying placement, location and principal dimensions of buildings, streets, and parking areas. This alternative process is intended to accommodate the need for flexibility in large -scale non - single - family developments, while insuring that sufficient information as to the nature of the development is available upon which to base a decision concerning the preliminary development plan. Proposed development standards shall specifically set forth parameters for location, dimensions and design of buildings, streets and parking areas. Subd 10: Preliminary PUDs — Criteria for Approval. a) Preliminary PUD approval shall be granted by the City only if the applicant demonstrates that: 1. The proposed project shall not be detrimental to present and potential surrounding land use. 52.09 -9 ORDINANCE 52 — ZONING ORDINANCE 2. Land surrounding the proposed development can be planned in coordination with the proposed development and can be developed so as to be mutually compatible. 3. Streets and sidewalks, existing and proposed, are suitable and adequate to carry anticipated traffic within the proposed project and an in the vicinity of the proposed project, in light of the criteria set forth in the Subdivision Ordinance and the comprehensive plan. 4. Services including portable water, sanitary sewer and storm drainage are available or can be provided by the development prior to occupancy. 5. Each phase of the proposed development, as it is planned to be completed, contains the required parking spaces, recreation spaces, landscape and utility areas necessary for creating and sustaining a desirable and stable environment. 6. The project conforms with the purposes and standards prescribed in this chapter. 7. The project conforms to the Comprehensive Plan. b) Conformance with the design standards and required improvements as set forth within the Subdivision Ordinance. Subd. 11: Preliminary PUDs — Minor and Major Changes to an Approved Preliminary PUD. a) A proposed minor change to an approved PUD require a public hearing and shall be incorporated into the application for final PUD approval, and any notification regarding such final PUD approval shall describe the proposed minor change(s). 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: 1. Revisions to a number of dwelling units in a structure; 2. Revisions to number of non - residential structures; 3. Revisions to heights of structures; 4. Revisions to location of internal roads; 5. Revisions similar in nature to those above as determined by the City. b) A proposed major change to an approved preliminary PUD shall require reapplication for preliminary PUD approval and any notification regarding such 52.09 -10 ORDINANCE 52 — ZONING ORDINANCE preliminary PUD approval shall describe the proposed major change or changes. A major change is any departure from the conditions of the preliminary PUD approval which would result in any of the following: 1. Revisions to the approved design concept; 2. Revisions to the approved use(s); 3. An increase in the number of residential dwelling units; 4. An increase in square footage of non - residential structures; 5. A decrease in the amount of landscaping, site perimeter buffering, and open space; and 6. An increase in traffic volumes or change in circulation patterns which impacts surrounding development. Subd. 12: Final PUDs — Contents of Complete Application. Within 12 months following the approval of the preliminary PUD, the applicant shall file with the City a final PUD conforming to the approved preliminary PUD. The final PUD shall include all the requirements under the Subdivision Ordinance, Ordinance 54, and the following information: 1. A survey of the property, showing for all areas to be developed or disturbed existing features, including an identification of all setbacks for each lot and the boundaries for the development, buildings, structures, trees over eight inches in trunk diameter measured four feet above the base of the trunk, streets, utility easements, rights -of -way, and existing land uses; 2. Elevation and perspective drawings of project structures and improvements; 3. Proposed final conditions, covenants and restrictions (CC &Rs) and other documents relating to operation and maintenance of the development, including all of its open areas and recreational facilities, which CC &Rs and other documents shall be recorded upon final PUD approval; 4. Proposed final agreements which may have been required as conditions of preliminary PUD approval; 5. A development schedule; 6. The following plans and diagrams; A. An off - street parking plan; 52.09 -11 ORDINANCE 52 — ZONING ORDINANCE preliminary PUD approval shall describe the proposed major change or changes. A major change is any departure from the conditions of the preliminary PUD approval which would result in any of the following: 1. Revisions to the approved design concept; 2. Revisions to the approved use(s); 3. An increase in the number of residential dwelling units; 4. An increase in square footage of non - residential structures; 5. A decrease in the amount of landscaping, site perimeter buffering, and open space; and 6. An increase in traffic volumes or change in circulation patterns which impacts surrounding development. Subd. 12: Final PUDs — Contents of Complete Application. Within 12 months following the approval of the preliminary PUD, the applicant shall file with the City a final PUD conforming to the approved preliminary PUD. The final PUD shall include all the requirements under the Subdivision Ordinance, Ordinance 54, and the following information: 1. A survey of the property, showing for all areas to be developed or disturbed existing features, including an identification of all setbacks for each lot and the boundaries for the development, buildings, structures, trees over eight inches in trunk diameter measured four feet above the base of the trunk, streets, utility easements, rights -of -way, and existing land uses; 2. Elevation and perspective drawings of project structures and improvements; 3. Proposed final conditions, covenants and restrictions (CC &Rs) and other documents relating to operation and maintenance of the development, including all of its open areas and recreational facilities, which CC &Rs and other documents shall be recorded upon final PUD approval; 4. Proposed final agreements which may have been required as conditions of preliminary PUD approval; 5. A development schedule; 6. The following plans and diagrams; A. An off - street parking plan; 52.09 -11 ORDINANCE 52 — ZONING ORDINANCE B. Landscaping and tree planting plan, including site grading; C. Park and trail plan consistent with Ordinance 54.18. Subd. 13: Final PUDs — Criteria for Approval. Final PUD approval shall be granted by the City only if the applicant demonstrates that the final PUD substantially conforms to the approved preliminary PUD. For the purposes of this section, "substantially conforms" means that, as compared to the preliminary PUD, the final PUD contains no revisions in density, uses, design or development standards or in the site plan, other than the minor changes pursuant to Subd. 11 of this section. Subd. 14: Final PUDs — Failure to File — Termination. a) In the event the final PUD or any required attendant papers are not filed within ninety (90) days following approval of a preliminary PUD, except as provided elsewhere in this Section or as noted in subsection b (immediately following this subsection), the approval of the preliminary PUD shall lapse and the approval shall be deemed null and void and without force or effect. b) When it is determined as part of the preliminary PUD approval that the final PUD is to be phased, the final PUD for the first phase shall be submitted within 12 months of preliminary approval. The final development plan for each subsequent phase shall be submitted within the schedule established at the time of preliminary PUD approval. In the case of a PUD, which includes a subdivision, the final PUD shall be submitted within five years of receiving preliminary approval. c) The time period for filing of final PUDs shall not include periods of time during which progress on the final PUD was reasonable halted or delayed due to the filing and pendency of legal actions challenging an approval granted by the City pursuant to this Section; provided, that in all cases when more than two years have elapsed subsequent to the date of approval of a preliminary PUD the permittee shall be required to comply with all current building, construction, subdivision and other applicable standards of the City prior to being granted approval of the final PUD; provided, that a change in zoning district classification enacted subsequent to approval of the final development plan shall not affect the project. Subd. 16: Final PUDs — Adjustments to Approved Final PUD. a) The City Administrator is authorized to allow adjustments in accordance with subsection b (which immediately follows this section) of this Section. The City Administrator shall allow only such adjustments as are consistent with guidelines established in subsection b of this section, and in no case shall an adjustment be allow if it will increase the total amount of floor space authorized in the approved final PUD, or the number of dwelling units or density, or decrease the amount of parking or loading facilities or permit buildings to locate substantially closer to 52.09 -12 ORDINANCE 52 — ZONING ORDINANCE any boundary line or change substantially any point of ingress or egress to the site. b) For the purposes of this section, "adjustments" means any departure from the conditions of final PUD approval which complies with the following criteria: 1. The adjustment maintains the design intent and quality of the original approval; 2. The amount of landscaping, buffering and open space shall not be reduced; 3. The number of dwelling units in residential developments and the square footage of structures shall not increase; 4. The adjustment shall not relocate a building, street or other use more than 20 feet in any direction and shall not reduce any required yard and/or setback; 5. The height of buildings and other structures shall not increase; 6. Views from both structures on -site and off -site shall not be substantially reduced; 7. Traffic volumes shall not increase and circulation patterns shall not change; 8. Changes in colors, plant material and parking lot configurations are minor; 9. The adjustment does not add significant new environmental impacts or significantly increase environmental impacts disclosed in the original documents; 10. The City Administrator determines that the change will not increase any adverse impacts or undesirable effects of the project, or that the change in no way significantly alters the project. c) If proposed amendments to an approved PUD can not be classified as an "adjustment ", the PUD shall be amended using the "Minor and Major Changes to an Approved Preliminary PUD" process described in Subd. 11 herein. Subd. 17: Developers Agreement Required for Final PUD. Prior to the installation of required improvements mandated by the Subdivision Ordinance, Ordinance 54, and prior to approval of the Final Plat for the PUD, the developer shall enter into a contract with the City requiring that the developer furnish and construct improvements required by Ordinance 54 at the developer's expense and in accordance with plans and specifications to be approved by the City Engineer. The City/Developer contract shall stipulate the type and extent of the improvements to 52.09 -13 ORDINANCE 52 — ZONING ORDINANCE be constructed, the cost of construction, the construction time schedule, the City's authority to inspect the construction and the amount of the escrow deposit performance bond, warranty bond and labor and materialman bond to be furnished. The City/Developer Agreement shall be in substantially similar form and content as the attached City/Developer Agreement in Appendix "B" of Ordinance 54. Subd. 18: Operating and Maintenance Requirements for PUD Common Open Space and Service Facilities. a) Whenever common open space or service facilities are provided within the PUD, the PUD plan shall contain provisions to assure the continued operation and maintenance of such open space and service facilities to a predetermined reasonable standard. b) Common open space and service facilities within a PUD shall be placed under the ownership of one or more of the following: 1. Landlord control where only use by tenants is anticipated. 2. Property owners association, provided all of the following conditions are met: A. Prior to the use, occupancy, sale or the execution of contracts for sale of an individual building unit, parcel, tract, townhouse, apartment, or common area, a declaration of covenants, conditions and restrictions or an equivalent document as specified in Minnesota Statutes shall be filed with the City Administrator prior to the filings of the declaration of documents or floor plans with the County Recorder's Office. B. The declaration of covenants, conditions and restrictions or equivalent document shall specify that deeds, leases or documents of conveyance affecting buildings, units, parcels, tracts, townhouses or apartments shall subject the properties to the terms of the declaration. C. The declaration of covenants, conditions and restrictions shall provide that an owner's association or corporation may be formed and if such an association or corporation which shall maintain all properties and common areas in good repair and which shall assess individual property owners proportionate share of joint or common costs. This declaration shall be subject to the review and approval of the City Attorney. The intent of this requirement is to protect the property values of the individual through establishing effective private control. 52.09 -14 ORDINANCE 52 — ZONING ORDINANCE D. The declaration shall additionally provide that in the event the association or corporation fails to maintain properties in accordance with the applicable rules and regulations of the City or fails to pay taxes or assessments on properties as they become due, and in the event the City incurs any expenses not immediately reimbursed by the association or corporation, then the City shall have the right to assess each property its pro rata share of the expenses. Such assessments, together with interest thereon and costs of collection, shall be a lien on each property against which such assessment is made. E. Membership in the association must be mandatory for each owner and any successive buyer and the association must be responsible for liability insurance, taxes, and the maintenance of the open space facilities to be deeded to it. F. The open space restrictions must be permanent and not for a given period of years. G. Property owners must pay their pro rata share of the cost of the association by means of an assessment to be levied by the association which meets the requirements for becoming a lien on the property in accordance with state law and the association must be able to adjust the assessment to meet changing needs. H. The by -laws and rules of the association and all covenants and restrictions to be recorded must be approved by the City Council prior to the approval of the final PUD plan. c) Staging of common open space. The construction and provision of all of the common open space and public improvements and recreational facilities that are shown on the final development plan for a PUD must proceed at the same rate as the construction of dwelling units or other private facilities. Subd. 19: Termination of Planned Unit Development — Failure to Commence or Continue Construction. If the construction has not been started within two (2) years from the date of approval of the final PUD with an associated subdivision, or two years from the date of approval of any other final PUD, or if construction has been commenced but the work has been abandoned for a period of one year or more, and if no extension of time has been granted as provided herein, the authorization granted for the planned unit development project shall terminate and all permits and approval issued pursuant to such authorization shall expire and be null and void. The time period of commencing or continuing construction shall not include periods of time during which commencement of construction or continuation of construction was reasonably halted or reasonably delayed due to the filing of a pendency of legal action challenging an approval granted by the City pursuant to this Section; however, in all cases, when more than five years have elapsed subsequent to the date of approval of any other final PUD with 52.09 -15 ORDINANCE 52 — ZONING ORDINANCE associated subdivision, or more than two years have elapsed subsequent to the date of approval of any other final PUD the permittee shall be required to comply with all current building, construction, subdivision and other applicable standards of the City; provided, that a change in zoning district classification enacted subsequent to approval of the final development plan shall not affect the project. Subd. 22: Lots Subject to Final PUD. All lots or other divisions of a subdivided planned unit development shall remain subject to compliance with the final development plan regardless of the fact of subdivision in compliance with the Subdivision Ordinance or lot(s) /division(s) of a subdivided PUD where subsequently conveyed. Section 52.09 amended 1/07 52.09 -16 Judy Weyrens From: Randy Sabart <rsabart@sehinc.com> Sent: Monday, March 05, 2012 4:28 PM To: Judy Weyrens Cc: Terry Thene; April Ryan; gutsch @inspectroninc.com Subject: Villages @ CSB Response from KLD Attachments: UTIL TRENCH TYPICAL_001.pdf Good morning! I reviewed KLD /Schultz Engineering's response comments to our review letter. Since the letter did not accompany a revised submittal of drawings /preliminary plat, I can only infer from the correspondence that many of our comments will eventually be addressed. From my (engineering) perspective, the following numbered comments are the "larger" issues associated with the proposed development: #4. (Proposed right of way width of Village Court) Where the plat abuts CSB's plat, I do not have much of a concern if the private utility companies locate infrastructure in the drainage & utility easements in the back yards as Sam D. indicates. However, 1 do have more of a concern for the 40 foot easement along Callaway Street. When the time comes to excavate the sewer and water in the 40 -foot easement along Callaway Street, there's a greater potential the City would have to pay the utility companies to relocate /move any private utilities that may be located there. Typically, cities have the ability to require utility companies to relocate at the utility's expense infrastructure that's located in the right of way and that conflicts with public construction. But, when utilities are located within the drainage and utility easement areas, the utility companies have been successful in getting cities to pay for their relocation work. Where all three utilities exist (sanitary sewer, water main, and storm sewer), there's only a limited amount of space available (1 to 3 feet) where the private utilities could be located so that it doesn't interfere with the public utilities -- see attachment. It's my opinion, the private utilities should not be permitted within the 40 -foot easement. #18 Potential Variance Matters Sam basically provides an explanation of what he did for each setback to help justify the violation. The Planning Commission /Council will have to decide if exceptional or extraordinary circumstances truly exist... 18a. Typically, the City and property would enjoy adequate on street parking and suitably long driveways. The landscape median doesn't trump setback distance in my opinion. 18b,c Sam explains why an even greater setback distance violation occurs, but doesn't explain how extraordinary circumstances exist. The developer's answer appears to be to provide landscape screening. 18d. Not answered 18e. If the next phase of development proceeds, I would concur with Sam's answer. If it doesn't... 18f. The proposed remedy of shifting the structures closer to the 40 -foot easement isn't agreeable. Sincerely, Randy Sabart, PE 1 Principal, Project Manager SEH Inc. 1 1200 25th Avenue South 1 St. Cloud, MN 56302 -1717 1