HomeMy WebLinkAbout2002 [12] Dec 02 {Book 26}
I
. I itg of St. Joseph
:!:; C'ollt'gc Avenuc NW
P.O. Box 668. I I
St. Joseph. MN 56374 I
(320) 363-720! St. Joseph Plan~ing Commission I
Fax: 363-0342 Dccember 2, 2002
6:30 PM
CumKl I
AIIMINISTRA'roR 1. 6:30 PM - Call to Order
I Judy Weyrens Approve Agenda
I 2.
M^yo { 3. Approve Minutes
L¡lrry J. Hosch .
4. 6:35 PM - Tom Borrcsch, Discussion proposed expansion of MN I-Iome Impr
( ',IIINt'IUI"S 5. 7:00 PM -- Puhlic lieu ring, \2 Fool Sign Variance, Daisy ^ Day
) "IJ I.osn
( 'ury Ell Icn 2\ ~ Cedar Street East
Kyle Schneider 6. 7:20 PM - Public Hearing, Special Use Pem1it, Mike Deutz, Mini Storage Units
A lUll Rassicr
I
7: 7:30 PM - Adjoum I
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Joint City Council~ Planning Commission and EDA Meeting
. Deceniber 2, 2002
I 7:30 PM
1. 7:30 PM - Madison Park PUD, Concept Discussion'
2. 8:00 PM - Discussion on the proposed Comprehensive Plan
I
3. Adjourn
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St. ,Joseph Planning Commission
I December 3, 2002
6:30 PM
The purpose of the meeting is to continue reviewing the Zoning Ordinances
I
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St. Joseph City Council
December 4, 2002
I 7:00 PM
1. Call to Order I
I
2. Truth in Taxation Hearing I
,
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3. Adjourn
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November 20, 2002
. PROJECT NARRATIVE
MADISON PARK PURD
ST. JOSEPH, MINNESOTA
Viking Development Group and Signature Homes propose to develop a residential project on a vacant parcel of
approximately 34 acres in the Southeastern part ofthe City. The site is immediately west of the Del-Win
Ballroom, south of Baker /Lynx Street and east of the homes on 16th Avenue SE. The western portion ofthe
sloping site is forested with oak trees while the eastern portion has been farmed with beans or com for years. The
southern quarter of the site has one wetland and drainage swale with wetland characteristics sloping across the site
from west (16th Avenue SE)to east Gust south of the Del-Win Ballroom at future 88th Ave.).
Development Concept:
To appeal to a range of home buyers and to include affordable housing options, five types of residential homes are
proposed: Traditional Single Family homes, Intermediate Level homes, Entry Level homes, Townhomes and
Apartments. The 28 Traditional homes would be placed in the west area off a southerly extension of 17th Ave. SE
that would link to Dale Street; the 16 Intermediate Level homes (26% of the single family lots) would mixed in
with the 17 Entry Level homes (28% of the single family lots) located off the southerly extension of 18th Avenue
South. The 26 townhome units would be either 2 or 4 unit buildings at the south end of the site. An apartment
building(s) is proposed on a site of 4.7 to 5.6 acre parcel served by the extension of 18th Avenue South. The size
of the site depends on how the extension of 88th is addressed. A platting process will be followed to create two
north south public roads (extensions of 17th and 18th) and an east west extension of Dale into the site. A public
road extending 88th A venue to the South will be pursued in the future when the land is available to make that road
to the proposed apartment site. Lots will be created for the single-family lots abutting the public streets. Common
ground and private roads will be created in the townhome area and maintained by a private association.
. The development concept ofthe site would include putting the single-family lots and public roads in the north 2/3
of the site. The townhomes and apartments would be in the south and southeastern comers, away from existing
single-family residents. The overall project density (excluding the apartment area) will be in the area of 3.1 units
per acre. The existing wetland system and trees on site shall be included as much as possible in creating an
amenity system that includes a public trail which passes through the site. A storm pond system will be developed
to collect water in the lower, east side of the site and release runoff at the required rates. Public utilities and roads
would be installed as a petitioned improvement in 2003 with construction beginning that same year. The project
would likely be done in one phase with the exception ofthe apartment area whose schedule will be linked to the
joint efforts ofthe developer, other abutting landowners, and the City in assembling the land to create a public
right of way to the proposed apartment site.
Housing Product
The Traditional Homes
These homes will be priced in the $160,000 to $180,000 range and be placed on lots of 75 to 80 feet wide (90'
wide comer lots) and 120-140 feet deep. The homes would be splits, tri and four level homes similar to those
constructed by the builder in Oakwood Hts. in East St. Cloud. The homes would have 2 and 3 car garages and
1,050 to 1,200 sf.
Intermediate Level Homes
These homes will be priced in the $140,00 to $155,000 range and Be placed on lots of 65 to 70 feet wide and 120-
140 feet deep. The homes would be bi and tri level homes similar to those constructed by the builder in Magnolia
Place in southern Sartell. These homes would have 3 car garages and 950 to 1,250 sf.
The Entry Level Homes
These homes will be priced in the $135,00 to $150,000 range and be placed on lots of 55 to 60 feet wide and 120-
.- 140 feet deep. The homes would be bi and tri level homes similar to those constructed by the builder in Magnolia
-- Place in southern Sartell. The homes would have 2 car garages and 950 to 1,250 sf.
.
Madison Park PURD Narrative
Page 2
· The Townhomes
These homes will be priced in the $120,000 to $140,000. The homes would be single level homes similar to those
constructed by the builder in Angushire in Waite Park. Each home would have a 2-car garage and 1,000 to 1,400
sf.
The Apartments
The Apartment component of this project is part of a future phase. Until the land for the completion of public
right of way for 88th Avenue South is achieved, the details of the apartment project are not known. The size ofthe
site will depend on the extent of public right of way provided to the 88th Street extension. Roads in the single
family or townhome portion ofthe project shall not connect the apartment parcel. The project will likely be one or
possibly two buildings with approximately 87 total units.
Project Population & Trip Generation
Based on the proposed number of units and housing type, and estimate of per unit household size has been made.
Using these numbers, an estimate of traffic (trip generation) has been made using Trip Generation. 6th edition,
1997, published by the Institute of Transportation Engineers as our data source.
Pro osed # of Units ADT (Ave. Daily Traffic)
61 586 (9.6 tri /du)
26 325 (5.9 tri s/du)
87* 574 (6.6 tri s/du)
* the apartment component proposed is estimated at 87 dwelling units based on 14 du/acre but will be subject to
the actual site plan approval process by the City.
· Parking for all development will be provided on site. Single family lots will have 2-3 car garages, exterior parking
on the driveways in the ftont yard setback and on street parking as allowed by public ordinance. The Townhomes
will all have two car garages exterior parking on the driveways in the ftont yard setback. The future apartments
will have on site parking subject to site plan approvals by the City when those plans are advanced.
PURD Rationale
The developer has proposed to utilize a PURD approach to this project. The PURD approach is viewed as an
appropriate planning tool for the following reasons:
Range of Housing styles: Within the development itself single family lot widths vary from approximately 55 to
90 feet wide. With the use of some smaller width lots a small amount of Entry Level lots may be as small as 7,700
sf. The range of widths plus townhome and apartment type housing will allow the developer to provide an
attractive selection of options. This choice will maintain housing diversity within the neighborhood that is
appropriate to the scale of the size of the city of St. Joseph. Developing the entire site into one or two types of
housing across the entire area would not respond well to anticipated market demand or the neighborhood context.
There is a growing national planning philosophy that would make large projects of limited variety obsolete. This
new approach even advocates multiple housing types on a single block if they can be designed to be compatible.
Land Use Pattern: The project has been designed to place traditional single family housing abutting existing
single family housing. These proposed larger single family lots could confonn with all aspects of City ordinances
and are compatible with the existing neighborhood. On the east end ofthe site the property becomes an open field
and abuts the Del-Win Ballroom. Because of the views and proximity to the Ballroom this portion ofthe site is
not conducive to the more expensive range of housing options. Intermediate and Entry Level homes have been
proposed here with the Entry level homes comprising only 28% ofthe single family lots. At the far south and
south west end of the site, multifamily housing has been proposed away ftom any existing single family residential
development. A 6.2 acre site south of an existing gas pipeline is proposed for an apartment site.
· Site Amenities: The developer has proposed a land use configuration that attempts to preserve and enhance site
amenities. The largest lots are placed on the west half of the site where trees exist. Future site grading will
Madison Park PURD Narrative
Page 3
· undoubtedly result in tree loss but the greatest opportunity for preservation will occur on the larger lots. Lots in
the northwest comer are proposed for custom grading to maximize tree preservation. Along the northernmost
portions oflot 16, Block 1 and Lot 1, Block 2 (on the north edge abutting Baker/Lynx Road) a conservation
easement may be appropriate to preserve existing trees. The effectiveness of such an easement will not be known
until an actual tree by tree survey is provided. If quality trees are located in the non-building pad portion of those
lots the developer will preserve those trees. The natural swale, an east-west wetland ravine on the south portion of
the site, is preserved as an open space feature and only slightly modified and filled. Some wetland fill will be
required to create the public road (l7th Ave. SE) necessary to cross the wetland ravine and link with the Dale Street
extension. A public trail system is proposed on public easements through the site. This system is subject to City
approval but could be a bituminous trail of 6-8 feet wide and approximately 3,000 feet in length. The trail will
connect to the public rights of way abutting the site on the north, west and east side. It will provide a route for
pedestrians, bicycles, and roller blades, etc. (subject to any City policies on public trail use). The developer
requests Park Dedication credit for public trail land and improvements. On the east side ofthe project (along the
Del-Win Ballroom) an increased lot depth will provide an area for benning and stonnwater pond. A north-south
trail is also proposed on the residential side of the benn. The proposed benn is perhaps 3-4 feet higher than the
site to the east. It will be built at the far east edge of the site and is intended to screen headlights and chrome
bumper reflections fÌ'om the large parking area further to the east. The stonn pond in the single family area will
also be built on the residential site of the trail and is designed in a natural shape to be a site amenity. A second
stonn water pond is proposed as an open space feature to separate the apartment area fÌ'om the Del-Win site.
Housing Affordability: While no special subsidized housing is being proposed, the range of housing styles
including the smaller lot sizes and rental (apartments) are intended to provide housing options which are less than
the cost of owner occupied traditional housing. This has been a goal recognized as a community wide need by
many of the City Councils in the area. Strict adherence to the ordinance requirements of single family lots and a
straight rezoning to one or more higher density housing style would be difficult to achieve except through the
flexibilities ofthe PURD process.
·
·
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