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Home My WebLink About2004 [02] Feb 02 . www.cityofstjoseph.com ity of St. Joseph 25 College Avenue North St. Joseph Planning Commission PO Box 668 February 2, 2004 51. Joseph. MN 56374 7:00 PM (320) 363-7201 Fax: (320) 363-0342 ADMINISTRATOR 1. Call to Order Judy Weyrens MAYOR 2. Approve AGenda Larry J. Hosch 3. 7 :05 PM - Sand Companies, Concept Plan COUNCILORS Alan Rassíer 4. Other Matters Ross Rieke Gary Utsch 5. Adjourn Dale Wick . . FILE . I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Concept Plan - Sand Companies DATE: February 2,2004 AGENDA ITEM Concept Plan Review - Sand Companies PREVIOUS ACTION The Planning Commission has reviewed several concept plans for Momingside Acres. The concept plans ranged from Senior housing to patio homes. All previous plans have been discarded and the only plan being considered at this time is the plan included in this packet. RECOMMENDED PLANNING COMMISSION ACTION . This plan was reviewed in accordance to the Zoning Ordinance and Comprehensive Plan. In reviewing this plan in regard to the Zoning Ordinance it appears to conform with the appropriate zoning district. A more comprèhensive analysis will be completed if the concept moves forward to the Preliminary Plat stage, which will require a public hearing. In reviewing the concept plan in relation to the Comprehensive Plan, it appears as though the proposed use in not consistent with the future land use identified in the Plan. If this plan is to move forward the Planning Commission must conduct a hearing to amend the Comprehensive Plan to allow the multiple family portion of the proposed plat. If the developer requests to conduct the preliminary hearing and Comprehensive Plan Amendment Hearing at the same time, it will be at the risk of the Developer. If the amendment does not pass, then the preliminary plat cannot möve forward. This is one time when combining hearings may create a risk, unlike when combined hearings are held for zoning and platting. COMMENTS/RECOMMENDATIONS Until recently, the City did not have a Comprehensive Plan that included future land uses. So when property was annexed and developed, if the land use was consistent with the Township and City Zoning Ordinances, platting was approved. However, since the City completed the Planning process and identified future land uses in an adopted document, only those land uses identified in each land district can be considered without a hearing. Like the Zoning Ordinance, it can be amended, but each amendment should be considered separately taking into consideration the proposed change and impact to the overall plan of the City. . . SAND COMPANIES HOUSING DEVELOPMENT ST. JOSEPH, MINNESOTA Sand Companies Inc. proposes to develop the site in two sections for two different styles of family housing. The portion of the site adjacent to existing single family lots and homes will be platted to single family lots meeting the minimum widths and depths of the City of 81. Joseph Zoning Ordinance. A total of27 single-family lots will be created and offered to local home builders. Lot sizes will range up to 27,000 sq. f1. in size (not including lots 7 & 8 which are much larger but contain wetland areas) and will provide many choices for different types and sizes of homes. On the portion of the land south of the proposed main street we plan to create a townhome community of 48 homes arranged in 12 buildings. Each building will consist of four homes with three bedrooms on the upper level and a comfortable living room, dining and kitchen on the main floor. All homes will have attached double garages and each will also have a grade level patio off the living space. At least one special unit with four bedrooms will be provided for full handicapped accessibility, and a small on-site management office will be included in one building. Homes will be equipped with a full appliance package including washers and dryers, and with gas-fired central heating with air conditioning. Wiring will be provided for telephone and cable television distribution and internet connections. Exteriors will consist of maintenance free materials and all interior spaces will be completed in . appropriate residential finishes. Access from the main street will be on asphalt paved drives and concrete sidewalks will connect each home to the public walk system. All un-built surface areas will be landscaped with appropriate sized trees and shrubs, with grades sloped to prevent water intrusion and avoid erosion. Lawn and planting areas will be equipped with underground irrigation systems to assure they are well maintained. A fully equipped playground for younger children will be included near the center of the community. Storm water will be carried to holding ponds to control run-off rates and to allow sediment to settle. Sand Companies Inc. will own and manage the homes after completion, assuring area residents of a well maintained community. Resident applicants will be fully screened prior to leasing, and daily on site management and maintenance will assure continued good citizenship of all residents. These affordable homes will provide housing for persons earning 60% ofthe area median income, making this truly work force housing so necessary in every community. This development can help the City of S1. Joseph do its part to fulfill the five city affordable-housing agreement. - ~ Page I ofl Judy Weyrens .m: "Richard A. Hennings" <RAHennings@SandCompanies.com> To: <jweyrens@cityofstjoseph.com> Cc: "Jim W. Sand" <JWSand@SandCompanies.com> Sent: Friday, January 30,2004-12:09 PM Subject: Townhome Project Examples. Judy, Local projects of a similar nature that you could visit include: Oak Grove Townhomes (30 units) 1728 Oak Grove Road SW S1. Cloud, MN Countryside Townhomes (12 units) 355 & 379 Countryside Lane Albany, MN 56307 Also, suggest folks look at our website at www.SandCompanies.com. Click under "Rental Projects" for developments we have built and still own and manage, and under "Construction" for projects built for other owners. Richard A. Hennings, AIA Sand Companies, Inc. 366 South 10th Avenue Waite Park, MN 56387-0727 .e: 320-202-3100 .~ : 320-202-3139 e-mail: RAHennings@SandCompanies.com . 1/3012004 a: '" ~ ~ ~ . Ii; Ii; º ~¡¡¡ ~ ~ 8 ~~ ~ ~~ =: t--.. .. S!a:: 0 Uu U~ ,,!'\ rara !!ow", ;;;'0 ::s t-..,: ~ '- 'e @ ~ ~ ui 0 ~ t: ~~o..t:t:S - Q.~ Z wW <:¡j " K.... 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L1 I I , <.0 ,I 0 ;" -q- _,- __ ')' ~ ~ l{);,!. ~ ___ -- I I L______~______, ~ " I I I g I I I I I I .0 ,Çll ____________________1 I I I ..0-.'61 ..0-.99 , '0 r- : 1 I Ion I "--------~--1--n' I r--------------i I I I .;, '12 : I ¡ I I I I I I I I .... : I I I I I I I I : I I I I I I ..0 ,m : i ¡ I I I I I I ')' 0. ! ! I L----------T---1 ¡ I i ¡ ~ .... ¡ I I I I I I : I I I I I .. I ..0 .m : I I I I I " I I J I I I I I I .? ~ ? ~-----------T---- I I I I I I :¡: ~: J I I I I I I I L______________"______ I L---_____L_____...J_ O-Sll ----~-----~---------------~---------------------------------- . 6l~ Vlll ç I NOI1::>3S v I L MS 3NIl 153M . . . Future Land Use . TIIillI ~~. Low Density --'Future Mixed Residential I Density ~ "'- - Current Zoning - Multi Family JI[[§ ~~ ~ "'r District Thirteen . Location District Thirteen includes all of the identified joint annexation area within the southwest quadrant of the City. The boundaries of this district encompass annexation areas in St. Joseph Township south of CSAH 2/east of 1-94 and west of CSAH 121. Existinq Uses/Features Existing land uses within this district are primarily low density residential and agricultural. Other predominant features in this district include the some areas of wetlands and some tree massings, generally located on the perimeter of wetland communities. Soil studies indicate soil types may pose moderate to severe limitations to development. Recommendations 1. Recommended future land uses within District Thirteen include: a. Single-family residential development within areas contiguous to existing urban locations. b. Park/open space. c. Tiered higher intensity uses such as commercial and high density residential adjacent to CSAH 2.A reserve strip for highway commercial directly adjacent to the roadway is suggested. d. Tiered commercial and higher density residential or Planned Unit Developments adjacent to CSAH 121. Þ Implementation: City Council, Planning Commission, Park Board and City Administrator. 2. Implement design standards for highway business facilities in order to enhance CSAH 2 as a . quality entry point to the City of St. Joseph from Interstate 94. Þ Implementation: Planning Commission, EDA, City Administrator and City Council. 3. Create a new zoning classification to accommodate commercial uses adjacent to CSAH 2, CSAH 121 and other collector streets. Þ Implementation: Planning Commission, EDA, City Administrator and City Council. 4. Medium density residential developments bordering commercial areas should be encouraged as they will allow for a smooth transition between commercial/industrial and residential uses. Þ Implementation: Planning Commission, City Administrator and City Council. 5. Futùre residential development driveway access points directly onto CSAH 2 and CSAH 121 should be curtailed. Þ Implementation: City Engineer, Planning Commission, City Council and City Administrator. 6. The City should consider implementing a frontage road system in areas expected to develop as commercial adjacent to CSAH 2 and possibly adjacent to the CSAH 121 and the intersection of a collector street. Þ Implementation: City Engineer, Planning Commission, City Council and City Administrator. City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 32 . 7. The City should study the ultimate roadway width required to support traffic from the 1-94/CSAH 2 interchange to Sixth Avenue NW (Le. two lane vs. four lane roadway). » Implementation: City Engineer, Planning Commission, City Council and City Administrator. 8. The City should work with MnDOT to determine the feasibility of constructing a full interchange with 1-94 at Jade Road or CSAH 138. If it is determined an interchange is feasible at either location, land use patterns adjacent to Jade Road or CSAH 138 should be adjusted accordingly to protect the future roadway corridor and land uses adjacent to them. » Implementation: City Engineer, Planning Commission, City Council, MnDOT and City Administrator. 9. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of promoting alternative transportation methods. » Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission, City Council and City Administrator. 1 O. Promote the continued existence of woodlands and open space within the district. » Implementation: Park Board, City Council, Planning Commission and City Administrator. . 11. In the context of regional transportation planning which has been discussed in previous planning district recommendations: The City should conduct a feasibility study including an environmental assessment with participation by the City and public entities to determine the merit of extending CSAH 2/3 south and east to connect with 121 as a means of bypassing the Highway 75 corridor, reducing truck traffic within the heart of the City and providing an easUwest collector street in the southern portion of the City. » Implementation: Public, City Engineer, Stearns County, Planning Commission, City Administrator and City Council. 12. The City and the Township should work together to monitor the amount of vacant lots available as a means of avoiding excess lot quantities, partially developed subdivisions and 'leap-frog' type developments. » Implementation: St. Joseph Town Board, Planning Commission, City Administrator and 'City Council. 13. As this district further develops emphasis should be placed on retaining the small town nature of the community. Generous parkland facilities, open space areas, preservation of natural amenities, tree plantings and trail amenities should be emphasized. » Implementation: City Council, Planning Commission, Park Board, St. Joseph Township Board and City Administrator. City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 33 . 14. The City shall continue to promote attractive residential environments that offer a broad choice of housing options including diverse life-style housing options, sizes and values. Future single- family residential housing types should be of diverse types and include affordable, market rate and executive homes. .>- Implementation: Planning Commission, St. Joseph Township Board, City Council and City Administrator. 15. If an area is platted as part of a larger development project, the City should require the developer to submit a ghost plat (build out plat) of the entire development. .>- Implementation: City Administrator, Planning Commission, St. Joseph Township Board and City Council. 16. The City and the Township/Joint Annexation Board should review proposed developments within the District to determine: a. Impact on existing and future transportation facilities, b. Existing and future surface water management systems, c. Adequacy of park facilities within the proposed development, d. Appropriateness of the proposed use(s), e. Adequacy and quality of proposed sanitary sewer and water facilities; and, f. Sufficient capacity is available within proposed sanitary sewer and water facilities to service the proposed development. .>- Implementation: City Council, Planning Commission, Park Board, Township Board/Planning . Commission, City Engineer, City Administrator and Park Superintendent. Consultation with and/or approval by: Stearns County, and Environmental Services/Soil & Water Conservation District as appropriate. City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 34