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HomeMy WebLinkAbout[09b] PUD Preliminary Plat, Villages at CSB • crn' ST. JOSEPH Council Agenda Item 9(b) MEETING DATE: March 15, 2012 AGENDA ITEM: Planning Matters — Preliminary Plat, PUD, Rezoning Villages at CSB SUBMITTED BY: Administration BOARD /COMMISSION /COMMITTEE RECOMMENDATION: The Planning Commission and City Council participated in a concept plan meeting with representatives from the Villages at CSB. After this meeting, the plan was revised and a public hearing was scheduled and conducted on March 5, 2012. The Planning Commission unanimously recommended the Council approve the Rezoning, conducted a public hearing on February 6, 2012 and based on public testimony tabled action to March 5, 2012. PREVIOUS COUNCIL ACTION: Participated in a joint Planning Meeting to discuss the concept plan. BACKGROUND INFORMATION: The preliminary plan still has some engineering issues to be resolved by they will be finalized before the Council receives the final plat. Staff has started to work on the Developers Agreement to identify the specific project details. As can be seen from the following information, the plat requires a number of variances including front yard, rear yard, side yard, distance between buildings and distance for the high water mark of the pond. All of the deviations will be detailed in the developers agreement. In addition, the plan will be reviewed for Fire Safety before final plat as well. It is anticipated that the developer will have the final plat ready for the first meeting in April. The findings of fact are not complete yet, but will be forwarded to by tomorrow. BUDGET /FISCAL IMPACT: ATTACHMENTS: Request for Council Action Findings of Fact Planning Commission information REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute the Findings of Fact rezoning the subject parcel to R4, Townhouse, approving the preliminary plat and PUD entitled Villages at CSB. This page intentionally left blank rAA."49sik Council Agenda Item 9(b) CITY OF ST. JOSEPH[ MEETING DATE: March 15, 2012 AGENDA ITEM: Planning Matters — Preliminary Plat, PUD, Rezoning Villages at CSB SUBMITTED BY: Administration BOARD /COMMISSION /COMMITTEE RECOMMENDATION: The Planning Commission and City Council participated in a concept plan meeting with representatives from the Villages at CSB. After this meeting, the plan was revised and a public hearing was scheduled and conducted on March 5, 2012. The Planning Commission unanimously recommended the Council approve the Rezoning, conducted a public hearing on February 6, 2012 and based on public testimony tabled action to March 5, 2012. PREVIOUS COUNCIL ACTION: Participated in a joint Planning Meeting to discuss the concept plan. BACKGROUND INFORMATION: The preliminary plan still has some engineering issues to be resolved by they will be finalized before the Council receives the final plat. Staff has started to work on the Developers Agreement to identify the specific project details. As can be seen from the following information, the plat requires a number of variances including front yard, rear yard, side yard, distance between buildings and distance for the high water mark of the pond. All of the deviations will be detailed in the developers agreement. In addition, the plan will be reviewed for Fire Safety before final plat as well. It is anticipated that the developer will have the final plat ready for the first meeting in April. The findings of fact are not complete yet, but will be forwarded to by tomorrow. BUDGET /FISCAL IMPACT: ATTACHMENTS: Request for Council Action Findings of Fact Planning Commission information REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute the Findings of Fact rezoning the subject parcel to R4, Townhouse, approving the preliminary plat and PUD entitled Villages at CSB. 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'� _ _ I_ Ji- i . \ N l l m 1 + b eo1rirE \ 44.213 1 gi? 3 R > SEG la m .Naweeicv.� Qa v BlC 14 MY }M IC.0.7 1 a I ri; 1 ; lif fl f t ; 1 N ►� $ 2 r o ' L 4 _ __ Judy Weyrens From: Randy Sabart <rsabart@sehinc.com> Cent: Monday, March 05, 2012 4:28 PM o: 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, I 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 - uccessful 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, l 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 K-L)9 Brainerd /Baxter St. Cloud 1120 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 jwevrens(a,citvofstjoseph.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 2i Addition allows for l0 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 l0 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? It 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 STMH1. 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 4 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 CBI, 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) • � \ CITY OF ST. J OSEPH 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 piexes. The proposed PUD will consider variances to the following: Bob Los° Front yard setback, side yard setback, rear yard setback, block length and setback from the Renee Symanietz pond high water mark. Dale Vick The ro e p p rty 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 Avenue North; St. Cloud MN 56303 and current property owner the College of St. Benedict, 37 College Avenue North; St. Joseph MN 56374. Judy Weyrens • Administrator Note: MN State Statutes required mailed notice to all property owners within 350 feet of a variance, interim /special use, rezoning or platting. zs College Avenue North • PO Box 668 • Saint loseph, Minnesota 56374 Phone 320.363.7201 Fax 320.363.0342 eg 1 2 ; i N L I q r 1 i 11 iii 1 li 1!1 I 1 !if I s:::::.:.:f.,.:.s.-...i ...; Is i 9941 i 11 a a vrW •aub+•23• J a ill aaKX/IEL RDIWIOPwul7N' - • o � YL'LYP ' 3 RI.11 A Y 1 6 1 • m 1, 1 - L , 1 1 I I ' I-1 /`` : •` ^' r f ii ; / ^ • r ! I x. 'lie g 13 . j . i k 11: . i [ --. 1 1 ---- 1 I —Fi:ji: • ` } :: E �I i E � i Y I 1 a a' ,Il 1: { . 111.4..i 1 ti- I - , i i 1 r - I i - - r�1 N S S. 1 , I: ; i f t r..1 I i .,.. CO 4 1 a p,t I O 1;! • h11a ,! 1 ▪ 41 ws* e ▪ VZJ t k.- v !,c wham 1 y I n _ - I L • - / 1.:./ / / ,;:? 2 ,.. i 4 c• Li o Li J... f z i . . :if f,.., ty . , i .,,,,... s i, ....• :r � 404"4:k �fi � ` '� / t7 till!' :110: C1 + // li: t /,, . / Z; = Y s; Y Y Y � v _ �F '/ � ` BBOkBBOBBOB / / (A.:. y y' 5 bkhlbbkBbkk • / �, / ( .: : :;,; i %/ .a�s�e5 > >R /, , t1:' 1P.,* '� 1, Al 11 Ittiatrak .,,� ► 11111111 15 . 4141 •a •� ^ yg Y r a � :� 9 t7 ' • r 'h ��—�� g 110111;;; Ii 1 4 r k x � $3 1 ,..• c _ BOABB 8. a: ' okkkbb • • 0 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: V j IId Q, qT C$13, (.1., C DATE: 1/2.2112 ADDRESS: IS Z. kvi . n,. sd 47, s 4- *kw 4 PHONE NUMBER(S): 3 ?.-4 - - 36 3 -765 FAX: 32-0 — !o S r4- PROPERTY OWNER(S) NAME (if different from Applicant): Cp €QCpt, ADDRESS: 7 CCr (a c1. 121 5+ JbSepk 1M W S6 3-74 PHONE NUMBER 3D-343-9(J I I 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) ik Preliminary Plat Review Final Plat Review Planned Unit Development Plan Review Minor Subdivision Review 1 B. Parcel Identification Number(s) of Property: U , S 3 419, 0 So 3 Legal Description of Property: (Please Attach Metes & Bounds Description) Lo + S 110404- i b dh1;14)', Q1i102, (r-0 t . 5p . 2 Adds -r- C. Required Information: 1. Name of Plat: 2. Location: .S0 o CtI U� 641.4t4tA. Cif (f Jt et.- COrkf (04 re 4-ve St. Joseph Development Manual Forms for Platting, Zoning, and Building _ Application for Subdivsion Review Updated 04/04 (tri. ss Arm B5 c l {_.t �: y •1. Number of Lots: h l 3, t to rein Zoning, (i:i sitiCalion( 6, Desired Zoning t lassiticatinn(s} 7.. t urrent Zoning ('lstssific;ation(s) in Adjacent Parcels. 8. Nance of Pending Street Nanie(st Included in Development: . Ha Ut t- Lt it t),. "Q 9. Name & Address of Land Surveyor/Inpit cr: h I� S� tv? 1 1 . 4i. Ave if IDo Sb k 3 C qv, . _ 3. l __ xfr .4 Q _' _ 5 k 5 1), Dix, the proposed preliminary plat require rezoning? )� F }'. \plain 1'"C. yVy d. -.Le i..L.i1i `v ' r2-+ 1 -, l: the proposed preliminary plat consistent with deli n standards;:ind tether requirements of the City of St. Joseph Subdivision t trdina Zoning Ordinance: and comprehensive Planning documents? _X 1 es. Skip to i- p Ws/ 5etr >rtt tot (.1 _s kt, s p 3 No. if 'No' applicant must complete items below in italicized print 1 iw requcstf J which 1- it'c° desire fair our property require ca voriunc•e from (1 li:cllrrn in k vectic+n st of the St. .Joseph ('its' - Ode: Section: Section: Section: Proposed variances(+): Ifhat special conditions and circumstances exist which tie (ttlrtteutar to the land structure or huilclingts/ involsvcI chichi c(o not apply to the and structures or httilelingfs) its the .tune :agents! classification nett n.h additional pages us nwededi'' Do any of the special conditions and circumstances result from y<eur own act it ns (if the answer is yes, you may nta c(nalifj for a variance)? tt7tttt;luetr and considerations demons/rate that the licereal utter vela-lion oj :twang 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; pitytk 5 etik,,,,kd St4 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. P reface Soy ag s c,I■ P Ii. 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. Pt.eM 5 re 444 ci LI p G 1 . Applicants for preliminary plat review must provide with this application the names and addresses of all 4 adjoining property owners within 350 feet of the subject property. V s ieuSQ 5 Ate c 14cLe GA e o J, Attach completed copy of applicable submittal checklist(s) with application. S)1.44 sot t1La..1 I /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. I3y signing this application below, 1/We are hereby acknowledging potential cost. 1/ —2 'I 1 Z Appli nts Signature 4 Date Gtiti- I "2_,_("7—b i p_____. Property Owners Signature Date St. Joseph Development Manual Forms for Platting, Zoning, anti Building 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 TJ Properties, LLP Collegeville Companies 15 E Minnesota Street #104 St Joseph MN 56374 320- 363 -7656 A _co vi` TJ Properties, LLP a' 0 0 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. i 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 iked or idling cars pose to the houses is limited by at least 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 (KO 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 1 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 land 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 in-file 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 gools of the city. The development is designed in two phases that adequately function together or alone. Phase I includes a housing cluster of 16 owner-occupied homes around a central common green and parking area. Phase also lays the groundwork for a second loop road that includes a Phase I housing with services building containing eight independent cottage units within one budding. Phase it 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 dad 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 /fortis 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 227th 4th Ave SE St Joseph MN 56374 Donald and Anita Fischer 235 4th Ave SE St Joseph MN 56374 Karl and Jody Terhaar 2414 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 Dube! 3214 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 4th 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 5 ave South St Clou MN 56301 Martin and Juditch Meyer Trust 343 4 ave se St Joseph Mn 56374 Matthew Beirne 336 4 ave SE St Joseph MN 56374 Traci and Kristopher Haugen 328 4 Ave SE St Joseph MN 56374 Tyson Schroeder 316 4th ave SE St Joseph MN 56374 Terrance Finneman 310 4` ave SE St Joseph MN 56374 Billy and Katie Fritz 304 4th 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 cel Energy RESPONSIBLE BY NATURE" 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 Sterns Electric Association ...,,,,,,„Aw I C Headquarters Branch Office 9 00 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 m - E . h 3 ' h F Y : R 9' �- ,o'-,4 � `. ': xa��.;�'?.�.,ti �,�s.:x;;�x . !'r 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: i 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 ,, Ir 74A--, Dave ruenes District Manager A Touchstone Energy® Cooperative /Tt 12 Staging and time schedule for development Platting: March -April 2012 Execution of purchase agreement and development agreement: April 2012 PHASE 1 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 P E P E 9 . G Nit ' S R X a ,r l ': i ff • t d md 51e•gy 1pW I h I / / 0 ' $, O : / G4 4r / <:) m / /1 0 / ri C a Bpi 0 /� 4 v o - / jpyl n s, .3 q' / ._ era N 7 N � , � ' r Q i i. $ -. " 4 Igo CI D 1; s 4,14.,...... 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JOSEPH, MINNESOTA " +AR)ELL, MN 56377 FX: (866) 633'(820 www.schu(z- eng.co. schuRzeng8 ns ..."4" l..."4" ua.. w.: 4317/ I> - a - > > 0 ' - a - a D D = > - o - a D > = 0 m X X 0 a. a. r D O O O C. O. m X X X C ' a m X (D DJ a) 0.) < < a) 0 a) < < — d a) a) < < (D (D N O O I (D (D (D O O N (D (D 0 r-t 0 a 0.) 0) rD (D 0) a) a) rD (D a) a) 0) I'D (D a a a. C- C- n, 0. a C- a 0- n, Q. a 0_ < < < 0 0 co < < 0 0 < < < 0 0 O 0 0 n - 0 0 0 n-, O o 0 n 0 . aa3 v) a CD " a a " 0 0 0 3 (D 0 0 0 3 m . '' >Z O 3 3 O 0 0 3 j n 0 3 ''*. n o tn 3 r* n o vt = ._r 0 o d 0 0 a) 0 o a) 3 0 3 �, 3 �, rD irD ( (D VI 3 (1) f N v 3 rro 3 v v) i 3 ( � (D to - (D to f to - " .4 a 'O d a) "0 a) N 'O te a) 5' 5' n, N 0. O 0. > 0. 3 X. I • d 0 •-i• 0� to 00 r 1 17, c7 a a) a) a a) a 0 00 00 (0 Fl Fi t!1 O 1 O O to lD CC 1 0 . 0 h+ O e 0 0 e o \ o o \ 0 • 0 0i° a) a) o) (_'D (D n N O O In N in A O O W O to .A o O O N O t^ 00 A 00 ■V 00 Cl N A O to N O 1-- .A V bo iD O W Oo l D 0 ..) 0 . A co F- W O to . N to 0 3 co Oo ( 3 1 � ' 17)). a rt s n d n .4. LA' r _ a) vl N k N 0 0 o* m o 0 0 (� (D-1 o O 0 m (0 0 0 0. ((DD O o 0 J. 3- a cp V 0 3 0 < 7. l' N (a 7-7 4 . In ( in V) O l/ ) 0 .J O p LA :` CD t F H < N f to (D ! 0) (D (D (n0 (0 3 N 3 N r! rf h N al O 1 N R ' c F C (0 to fD t cr i < < C 1 C f C C a. a. 00 00 i, 00 N ( moo (0 I co t t )-. �w e I al 0. to w w t p\ \ p\ f - - \ o c ,: 0 0 0 ,. (11 n 0 n N (D N to Ti 1-. O 0 F■ O O O 0 0 0 O 00 A F-+ 1-+ to N Cl 00 N F-+ to O to LA.) tD I -t 01 111 t0 N W 4 13 Contact info of all professionals who have contributed to the PUD including attorney, land planner, surveyor, etc Colllegeville Companiesl5 E. Minnesota Street #104 St Joseph MN 56374 KLD Survey 11 North 7 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