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Home My WebLink About2005 [05] May 16 CITY OF ST. JOSEPH . www.cityofstjoseph.com St. Joseph Planning Commission May 16, 2005 7:00 PM Administfdtor Judy Weyrens 1. Call to Order Mdyor Richdrd Cctrlbom 2. 7:00 PM Graceview Estates - PUD Amendment Councilors 3. 7:15 PM Public Hearing, Lumber One Avon - Northland Heights AI Rdssier a. Rezoning Hearing Ross Rieke b. Preliminary Plat Renee Symctnietz 4. Adjourn Ddle Wick . . 2'¡- College Avenue North' PO Box 668 . Sdint, Joseph, Minnesota .¡- 6)7 4 Phone 120,16,,7201 Fd x ,20,61,0142 . IT. JOSEPH 'LANNING COMMISSION MAY 16, 2005 FOR THE OFFICIAL RECORD PLEASE SIGN YOUR NAME AND ADDRESS NAME ADDRESS 1. 2. 5~fF-'C 3. ~.\ 4. 5. 6. 441"1 JJ1,th4kr~/1 If 1 ~ S 7. P;J¡)~ 'It.) ( 8. (fl¡5 ~, . 9. 1}~~ I-L~ BorCJ í' (0; J(,d 133 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. . 21. . I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Graceview Estates - PUD Amendment DATE: May 16, 2005 AGENDA ITEM Graceview Estates - PUD Amendment PREVIOUS ACTION The Planning Commission conducted the public hearing for the PUD Amendment on May 2, 2005. The hearing was opened and closed and additional information was requested. RECOMMENDED PLANNING COMMISSION ACTION . COMMENTS/RECOMMENDA TIONS At the time of writing this Request for Action we have just received the revised plan. Staff will review the information and present comments at the meeting. . r--------~-----------------------------~------------~-----------------, 1 1 1 I I ( 1 I I I/,_ 1 e, : Block 1 +/- sqft -- ~O\ . FOR GRACEVIEW ESTATES 1 1 Lot12622 /' ~ - lot 2 2904...-/ :-.. I Lot 3 2622 /' /', ::>EPH, MN 1 I t~:~ ~~~~" I , Lot 6 2904 7 ".. I I t~~~ ~~~~ .- ", I 1 Lot 9 2904 /"- '\ I I lot 10 2622 , , . / ~ for Graceview Estates PUD I Lot 11 2904 '0"- /"- .. , 1 Lot 12 2904 ~ / / ~ :STATES. accordmg to the recorded plot thereof, City of St. Joseph, Steams County lot 13 2904 / / ~ ginnmg at the southeast comer of sOld Outlot A; thence South 89 degrees 09 Lot 1-4- 2904 / / ~ \ leonn9, along the south hne of said Outlot A, a distance of 19000 feet. thence t~i ~~ ~~~ '- / II 56 II / \ :C?e~t ~~S~na on:¡~t~~~~t O~n 2::~7;e~e:in:h~~c:Oi~og~tI~~ ~f~:~~e o~o~~n~f' 54 Lot 17 2622 ~ / I ,_ I 1st, orong 0 west line of said Outrot A, a distance of 95.53 feet, to on ongle point Lot 18 2904 ~~ ;j 7 t . 11 degrees 58 minutes 45 seconds West, olong 0 west line of said Outlot A. a Lot 19 2904 ~ / / \ lIe point in the said west line; thence North 73 degrees 57 minutes -49 seconds Lot 20 2622 ~ / / h _t]ot A. a distance of 62.21 feet to on angle point on the west line of said Outlot Lot 21 2904 --______ ~ ____--nutes 16 seconds West, along a west line of said Outlot A.a distance of 234.12 Lot 22 2622 - _ ~ - - t line of said Outlot A; thence North 72 degrees 50 minutes 25 seconds East. Lot 23 2622 ~ ----. _ _ a distance of 33.22 feet. to on angle point on the west line of said Outlot A; Lot 24 2904 __ es 14 seconds East, along a west line of said Outrot A. a distance of 67.54 feet. Lot 25 156009 ~ ~ n~~ ~~id3~1u.~5t f~et~t~C~~on~~~~s~¿~~:r ~ ~~~ut~tI:: ~e~~~~~e E~~t~I~~9 the ___ _ ~ '------ _ -- .... ~st. along the east line of said Outlot A. a distance of 846.43 feet. to the point of I Î___________------- ______ I "'~ / /___________ ______ 'NER AND DEVElOPER VICINITY MAP 1 I I 6C, I ,/---- / )NO VIEW RIDGE UP SECTION 10 T124N R29W i ___ .....-:< ---- '43 7TH Sf SOUTH . . 1 - .J / '0.> / ,_ ,< / --- - _ " CLOUD. UN 56301 I 1 ,'c, ì - - -!-.... / '0", / ,_~ ì : '0-255_9798~ I I N / I -_--/.... / "'f i ______ / Gi / ~;-, / --- --- f ___ I,' / BUILDING DIMENSIONS . I __ ----------- / "" / C~ / - -: 19'" : --_______-:-----/ / 66 ,/ ~~ I~ I -------~, ::.. I --- - - --:..: -J / .:.. : 31 ..... 43 I ---J". '" 19", H I ,,"'\:' = I'" I ~__ ....;.;....:.<.... ...:... /" 20 ~ 43 N : I - - - ~·:l:· . I NOT TO SCALE -- , ------------.! I-'-'-----r--¡ I I I 1 ' / flY psEMENT DETAIL NOT TO SCALE 1 I 1 I - \ ''-J /- : 70-· I ...,.<-~ -,,-,. """>,- HElD \ I "- . : -~. .. I ,-::.:- < CONSTRLi~Tl / I I 1 1 1 ' '1"'_. \ / I . II' ,". I ,_I_'~__.J \ IJ._ ....,'U, : ! \:-"\..<oIJ(t I g-- -------- _________ V/~- /--... I -L _ _ ________ _ _ - -------- - - -------- - - -------- - ~j/ I J// j.l : TUTu: /20GOr----r------ (-_--J I ! I I I I \ : E6 : 37 I ¡ / _ _ _ J. \ '. I 1 :' /1 ----------__ j I I I / ;]UlY EASEMENT IS THE -----1- _ _ -----1- _ _ ~ / ;1 I \SHED DRIVEWAY UNES. - - - - - - -----1 .; r-:~ - _I: - -l NOT TO SCAlE t ;" ,J'~, C," , , 1--,-----1 /1 : :);; : ~,.~, : :::;- f-- r~:1~:-l ~ / --~, _ ' ì r--,..,.-~--., ,-l ¡ / i--.J, I ' ~ ¡ / 3 i ':'0_ _1... _'~:j !!>ur.tging &: ;;:nginttring lr.frs.i.na/s .inr. / 60 lOti¡ A.t, !!>.utl¡ ¡ / \ .aib> 'ark, Mln 56387 1 / \ (3~0) ~59-8888 I / / 1 I ~ I \ 0 50 100 150 - SCALE IN FEET I ' I '\ 0 DENOlES IRON UONUUENT SET I . DEN01ES IRON UONUUENT FOUND I // 1 //' \ I / \ I / / ! /' \ I HEREBY CERTIFY T1iA.T TIUS PLAN. SURVEY. OR REPORT I ') w¡.s PREPARED BY UE OR UNDER t.IY DIRECT SUPEIMSION AND I THAT I NI. A DULY UCENSED lAND SUR'JE\'OR UNDER THE LAWS . I / OF TH~ OF UINNESOTA. I ./ ' /ÙV W J$ÁAf7J1?1) I / / UNDA . 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"·1'" ;¡ ï' ~~ w -' :3 a ~ ~ Ö 2 f I~ 3 ~L ri 9 9 9 9 9 9 Ii " ¡e!~ f æ;¡;.. Ii Ii Ii !Iii Ii Ii ¡¡ Q ~ f ~ ~~~~B~ ~ ~....-- ~ . ........'=-' ~~.. . . . . ..I.M'tOU'f"J.S . . - ~ """'"" . I;¡;t ,.ill -~ ~!h . ,q.tj ¡ I J¡ ~ ¡hHa ~ fi I ~ ~9.:¡.~ua L ¡ ~ . . . .~. _" . "~_" _ ..+-,_.-_..._._.,_...,.._._...._-...--._,.,.'r~"._r"'";~.,-<; . I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Preliminary Plat - Rezoning Northland Heights DATE: May 16, 2005 AGENDA ITEM Northland Heights, Preliminary Plat - Rezoning Request PREVIOUS ACTION The Planning Commission considered the concept plan for Northland Heights in February 2005. At the time of the concept plan discussion included the need for a second ingress/egress from the proposed development. This discussion included that only the easement needs to be secured at this time and the development of the road would occur at a later time. As ofthe time of writing this Request for Action the access has not been acquired. The Planning Commission also discussed the size of the lots on the concept plan and would allow 15% of . the lots to be undersized. Since that meeting the plat has been changed and includes a mix ofRl and R2. The new plat does not require any variances on lot size. RECOMMENDED PLANNING COMMISSION ACTION COMMENTSIRECOMMENDATIONS The City Staffhas reviewed the proposed plat and concur that access to Northland Drive and CR 133 needs to be provided through dedication at the time of preliminary plat approval. Lumber One will argue that the already have numerous access points from the plat. However, they all collect to Northland Drive. When we are talking about two access points we are looking for access to separate collector streets. Based on the number of housing units in Northland Heights and standard traffic counts, Northland Heights will generate over 1600 trips per day. The intersection of Northland Drive cannot accommodate such traffic. The County Engineer has also concurred that two access points must be provided. In fact, he would prefer the connection to CR 133 be completed in the first phase. The City has agreed that the 15th A venue connection can be completed with the last phase. In addition to using 15th Avenue as access to CR 133, utility services for the last phase must utilize an easement in the same area. Therefore, the easement is not only needed for roadway purposes but for . utility extension. If the City does not have a guarantee that the easements will be available, the City is platting property that cannot be serviced and approving a plat that some might consider with inadequate access. It is for these reasons that the City staff is recommending the plat include dedicated access to CR 133. . The memo from Lumber One discuss past practice of the City and we have allowed such in the past. They are correct. The first experience that City had with this issue is Northland Drive. The City secured the easement and had to agree to not assess the adjoining property owner. The City, through tax levy paid for the construction of Northland Drive and the road was constructed after many complaints of inadequate access. The City was faced \vith the same issue again with Callaway. The City approved the plat for Graceview Estates and required access before the second phase could be constructed. Agreements could not be reached immediately and the condemnation process began. The developer was required to pay for the condemnation cost and a per acre fee for the construction of the road. Without having the access at the time of platting, the process is delayed and the City is faced with making a decision contrary to the Preliminary Plat terms. This issue has also arisen with Arcon Development. The City is requiring Arcon to develop and carry the cost of constructing Jade Road (providing additional ROW). The City is being consistent with development and the access should be included with the preliminary plat. . . CITY OF ST. JOSEPH 25 College Avenue North , PO Box 668 .- St..}oseph, MN 5~374 320-363-7201 DEVELOPMENT REVIEW APPLICATION . \ A' r Lumber One Development Company, , Owner: Same ,) pp (cant: T.T ,r' . i P.O. Box 7 ¡ Address: Address: i J J Avon, MN 56310 Telephone (W): 320-356-7342 Telephone (H): Conditional Use Permit ' Vacation of ROW/Easements $300.00 Variance Non-conforming Use Permit Planned Unit Development $300.00 Rezoning Sign I <;? nnn nl $920.00 Subdivision '.... ~- TOTAL FEE $ $1 c:¡?n ni Date fee received 2/28/05 Date application received I PETITIONER MUST PROVIDE THE FOLLOWING . · A list and mailing labels of afl property owners within 350 feet of the boundaries of the property. (This information must be obtained from the Stearns County Auditors Ofñce) , .. Twenty-one full size folded copies of detail site plans. · Payment of an associated fees must be made in full when application is made. .. Copy of full [egal description. · Narrative of project scope. This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of the application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for all City requirements with regard to this request This application should be processed in my name and , I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of . Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. -"~" -~_..,~ " ~~-_. ,.,- ~ ," r 2 ~ ze - 1.(.'(.'5- >~~:';f'/'< /,,'~¡[~"';1"¿/ Signature of Applicant Date . Same Signature of Feè Owner Date , ' .... ! Lumber One P.O. Box 7, Avon, Minnesota 56310 Phone (320) 356-7342 FAX (320) 356-7631 MEMORAMDUM To: St. Joseph Planning Commission From: Ted Schmid Chad A. Carlson Date: 5/9/05 RE: Northland Heights Transportation Accesses Since our first concept plan presented to the Planning Commission late last year, we have gone through six revisions to the preliminary plat. These changes have been based on design issues, PUD vs. R-l zoning district, variances, wetland protection and most . notably, access points to our development. Since we are not able to go with a PUD development, we have decided to request a combination of the R-l and R-2 zoning districts, which doesn't require a variance(s) on the plat. However, our plans have been held up due to one single issue, securin~ of a road easement through Dr. Koenig's property for the future connection of 1St Avenue to County Road #133. We are providing five transportation accesses with this development and we are following the City's transportation plan. However, this far exceeds what the City requires for access to residential develop~ents~ Yet we are being delayed on an access that would not be needed until our final phase is completed four to five years trom today. We completely understand the need for this connection at some point during our development, but delaying the first phase of the development for this issue seems excessive and unwarranted. Over the past four weeks, Lumber One has been negotiating with Dr. Koenig to gain the easement as requested/required by the City. There has been four documented offers/counter offers to gain this easement with no resolution to date. We have sent another offer to Dr. Koenig on May 6th and have yet to hear trom them. Again, we are just required to secure the easement, while Dr. Koenig is proposing that we must buy the entire 26 acres owned by him. We feel that Lumber One is being held hostage on issue that can be resolved in simplet: te1T.1S and in some manner in the future. . 'I,. · With that said, we are requesting that: 1) The Planning Commission approves the preliminary plat as presented. . 2) If negotiations fail with Dr. Koenig, the Planning Commission put a condition on the Preliminary Plat that prior to approving the Final Plat for the last phase of the development, this easement be secured and the road constructed. Again, why should the first phase of this development be held up for access that is not part the transportation system for the first phase? 3) The Planning Commission show us precedence that this has been required by other developers in the community. What other developers have been required to secure property and easements for a road system not immediately needed? What were the terms if this was a requirement? 4) Inform Dr. Koenig formally of the City's intent to secure this easement in some manner or form in the near future if our negotiations with Dr. Koenig fail. Again, Lumber One completely understands the need for this connection in the future and we are providing the means for this to happen. Yet, the City is prepared to delay our development, 85 new homes and families in the community, and added tax base on an · issue that can be resolved over the next four to five years and/or prior to approving the final phase of Northland Heights when the access is actually needed. We ask the Planning Commission to have an open mind and consider options that secure the interests of both parties. We believe there is a solution that will allow Lumber One to proceed with Phase One of Northland Heights and secure the interests of the City. These issues will be addressed that the Planning Commission on May 16th. Thank you. - · .', ~ . . NORTHLAND HEIGHT PROJECT DESCRIPTION - Lumber One Development Company, LLC is proposing a rezoning AND preliminary plat request for consideration by the St. Joseph Planning Commission on May 16,2005. BACKGROUND Lumber One Development Company, LLC is proposing a preliminary plat for approximately 74.87 acres immediately adjacent to and east of Northland Plat 6 and Northland Plat 8. The preliminary plat proposes to develop 158 lots upon full build out. As per the City's ordinance, we are providing for two access points from the west; the extension of Iris Lane and Jasmine Lane. Based on discussions with City Staff and City Engineer, Iris Lane will be constructed immediately and Jasmine Lane will be constructed within the 3rd year after the final plat recording of Phase One, based on traffic demands and safety, Lumber One Development Company, LLC and the Rothfork's have an agreement that allows for the construction of Jasmine Lane to the east 3 years after the Final Plat is recorded. There are three future access points to the property. Fifteenth A venue will be a northJsouth collector connecting County Road 133 to a future east/west arterial currently being studied by the community. In addition, an access has been provided to the east into property owned by Dr. Robert Koenig for a future road system. Upon request by the City . Engineer ancÌ City Staff, the proposed connection to County Road 133 from 15th Avenue was reviewed and a preliminary design showed that the road and grade are feasible for a future connection. Depending on the potential for development to the south, we are providing the framework for a future connection. Lumber One Development Company, LLC is proposing a sidewalk system on the south side of Iris Lane and the west side of 15th A venue to provide for pedestrian traffic, In addition, a trail from the west end of Hawthorn Loop will run through open space and connect with the sidewalk on Iris Lane, again to accommodate pedestrian traffic. The trail will be a combination of bituminous and woodchips that will be environmentally friendly and functional. - Due to the unique nature of natural features, grading and wetland protection and enhancement, we are proposing a curvilinear design with this development. In many cases, promoting the concepts of"Coving". With the curvilinear streets, many house pads will exceeded the front yard setbacks to enhance the appearance of front yards and ensure site line confonnity throughout the development. . Northland Heights Project Narrative Page 1 . . REZONING The property for the Northland Heights addition has been annexed to the community. In order to move forward with the preliminary plat for residential development, Lumber One Development Company, LLC is requesting that Block 3 be rezoned to the R-2 Zoning District and the remaining blocks to the R -1 Zoning District. Based on the preliminary plat, Lumber One Development Company, LLC is requesting that Block 3 be rezoned to R-2. The request would allow Lumber One Development Company to construct "Twin Homes" on Lots 1 through 18. Again, Lumber One Development Company is trying to appeal to buyer and price point that will diversifY the neighborhood and provide different housing options for the community. Lots 19 through 30 will be developed as single family homes within the requirements ofthe R-2 District. By allowing this combination of zoning districts for Northland Heights, Lumber One Development Company will NOT be requesting any variances for approval of this plat. PRELIMINARY PLAT Lumber One Development Company, LLC is requesting approval of the Northland Heights Preliminary Plat based on the following: a, The proposed development is consistent with the Comprehensive Land Use Plan. . b. The proposed development IS consistent with the goals and recommendation of the 2002 Comprehensive Plan's Housing Section by creating life cycle housing variety and encouraging a range of property values within the housing stock ~s a means of diversifYing the population and sustaining the community. (Source: Chapter 5 of the 2002 St. Joseph Comprehensive Plan) c. Northland Heights is being developed with a design that maximizes land use and allows for a variety oflot sizes. It also provides a street design that minimizes the amount of road surface area, controls traffic speed, eliminates the need for cul-de-sacs and avoids the typical grid-pattern neighborhoods. d, The design of Northland Heights eliminates the need to encroach on the wetlands located in the middle of the property. The design creates the opportunity for large/deep lots to be located next to the wetlands to avoid any potential harm by providing large back yards and a 50-foot setback that will act as a buffer to the wetlands. e, The Northland Heights development creates varying lot sizes, which promotes innovative design, architectural uniqueness, better building site- . lines and avoids a common approach to development. Northland Heights Project Narrative Page 2 . . . . £ Northland Heights will provide attractive lots throughout the development. This will create an opportunity for executive style homes to be mixed with market rate homes as encouraged by the community. g. Pedestrian walkways are also an important part of this development. Sidewalks and a trail connection will connect areas of this neighborhood and will provide opportunities to access Northland Park by foot versus a vehicle, Thank you for considering the proposed rezoning and preliminary plat for Northland Heights. If you have any additional questions or concerns, please contact Chad Carlson, Lumber One Development Company, LLC, at (320) 356-7342. He will be happy to answer any question you may have between now and the Public Hearing on May 16, 2005. Thank you again. . . * - . Northland Heights Project Narrative Page 3 ~--~---- --- -~ -_.~------_._--_.~_._- ~MJnS PL.lOl~J~~;:~1~~~~ SO-LZ-p. 'A3èi 1'-"- - '^ (" 1 - r-r .- / 5In""3NI3>1:AS A3oI!JnS 0 L £99 N~ 'NOAV HJJnSlO" NOSrMTlL\\ OOU1$3Noo AS '00< Q) "'01.....00 01o'uUU"~Q .1DI~ JO#:II..OI.\ß pun n :SNOISlh3l:1 S8J8OOS8V .f\. WO;J·OOJII¡¡IUoq·H.~ 3US 83M IJJ,WS,O)f ~Iì~ ,.... 15 ""~ns pool ,........Jo'd -n, MN 133¿lS aNi': LO L 'H J/IJ8pUV IL'I.. m..« '/(yJ f<o.-.9<'O<r 111 IL'I.. - ~ "'" 0 ~ I 10'" poo u¡.".,.dM ,~ 'iïJ:?;JB NA\'I!IO "11 .. .:=II IOf99 Nn '00010 '19 UOSWBIIIIM ,0 z I~:'.f.,:'''' ...~"... 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Ög:'gÜi / ! :Z'OZ~~: , / / I 0 · . ~ L6'6l~i ~ : W·nza ~ : I:;:; J:r¡J i:;~:~l~l : / I' · :6'll:~~: , I ' , · /. , , :/: : 0 : : : :/. . : zC:'zZll 0 :I'f'. ., ,6Fa;;j: · , , '¢ I ' : /, , ¡: , : ' , , , OÇ;TZ~~ /' pI> Z; I ~: , / . :/ :: 0 / :: L9'v¿~l 0 '1£'9Z~~ .J; , , '¢ I 1/' '~~w.:-:;¡' I: Sg'C;Z ~ i _ ' ihZ'9Z~~ · <Ò ~:g 0: :.r Ç;£'lj7+lv ':S)"';3: : f ' , , . ~ ~ ~ §: 8 " ... , . £9'9Zll g II II, '0 :~ ,Ç;'9Z~~' ~ : ~ ~ ~ ~:ª . ~ ' , . , '¢ :ri.':"~5: :1: '" 'A""',,,,,, 1 t£:'9¿ll .,. I (L , I {)'Ll~~' ÇC; Z<-Hv 's ^s I .. , , y , , . \. \ :\. s£'ç;¿ll g \£'9ZII' + V ,'., ~ '10; :ïê, .~ y s£'v¿~l '\,' . T£Za: " : : , , ' ,"' 0 · : .' s£'£zll 0 B'Ol~~ Ó .q- . 0 0 0 . ' ~ N ~ ::: .- CITY Of ST. JOSEPH . www,cityofstjoseph,com City of St. Joseph PubJic Hearing The Planning Commission for the City of S1. Joseph will conduct a public hearing on Monday, May 16. 2005 at 7:15 PM in the St. Joseph City Hall. The purpose of the hearing is to consider the Preliminary Plat entitled Northland Heights. The plat is located east of Northland Addition and will contain 158 Single Family Dwellings. The hearing will also consider rezoning the Administrdtor property described below a mix of R1 Single Family and R2 Two Family. The property is legally Judy Weyrens described as: That part of the Southwest Quarter of the Southeast Quarter (SW 1/4 SE 1/4) Section 3; part of the Southeast . MdYor Quarter of the Southeast Quarter (SE 1/4 SE 1/4) Section 3; part of the Northeast Quarter of the Southeast Quarter (NE 1/4 SE 1/4) Section 3; part of the Southwest Quarter of the Southwest Quarter (SW 1/4 SW 1/4) Richdrd Cdrlbom Section 2; part of the Northwest Quarter Southwest Quarter (NW 1/4 SW 1/4) Section 2; all in Township 124 North, Range 29 West, Stearns County, Minnesota described as follows: Beginning at the Southeast corner of Outlot 8, NORTHLAND PLAT SIX, according to the recorded Councilors plat thereof, Stearns County, Minnesota; thence North 00 degrees 00 minutes 00 seconds East, plat bearing, AI Rdssier along the east line of said Outlot B and the east line of Outlot A, said NORTHLAND PLAT SIX, 436,15 feet to a corner of said Outlot A; thence North 90 degrees 00 minutes 00 seconds West, along a line of said Outlot A Ross Rieke 330.64 feet to a corner of said Outlot A; thence North 00 degrees 00 minutes 00 seconds East, along a line of Renee Symctnietz said Outlot A and the east line of NORTHLAND PLAT EIGHT, according to the recorded plat thereof, Stearns County, Minnesota, a distance of 552.80 feet to the northeast corner of said NORTHLAND PLAT EIGHT; Ddle Wick thence North 89 degrees 24 minutes 30 seconds East along the south line of the North 10 acres of said SW1/4 SE 1/4, Section 3, a distance of 641,26 feet to the west line of said SE 1/4 SE 1/4, Section 3; thence North 00 degrees 33 minutes 04 seconds West along said west line 330.79 feet to the northwest corner of said SE 1/4 SE 1/4, Section 3; thence North 00 degrees 30 minutes 43 seconds West along the west line of said NE 1/4 SE 1/4, Section 3, a distance of 330.15 feet to the north line of the South 10 acres of said NE 1/4 SE 1/4; thence North 89 degrees 25 minutes 03 seconds East along said north line 1319,29 feet to the west . line of said NW 1/4 SW 1/4, Section 2; thence South 00 degrees 32 minutes 49 seconds East along said west line 297.15 feet; thence North 88 degrees 59 minutes 11 seconds East along a line parallel with the south line of said NW 1/4 SW 1/4, Section 2, a distance of 33.00 feet; thence South 00 degrees 32 minutes 49 seconds East along a line parallel with the west line of said NW 1/4 SW 1/4, Section 2, a distance of 33,00 feet to the north line of said SW 1/4 SW 1/4, Section 2; thence North 88 degrees 59 minutes 11 seconds East along the north line of said SW 1/4 SW 1/4, Section 2, a distance of 594,02 feet; thence South 00 degrees 21 minutes 31 seconds East 24,75 feet; thence North 88 degrees 59 minutes 11 seconds East 33.00 feet to the east line of the West 10 chains of said SW 1/4 SW 1/4, Section 2; thence South 00 degrees 32 minutes 49 seconds East along said east line 1299.72 feet to the south line of said SW 1/4 SW 1/4, Section 2; thence South 89 degrees 13 minutes 48 seconds West along said south line 660,01 feet to the southwest corner of said SW 1/4 SW 1/4, Section 2; thence South 89 degrees 21 minutes 55 seconds West along the south line of said SE 1/4, Section 3, a distance of 1639.54 feet to the point of beginning, The proposed plat has been submitted by Lumber One Avon, PO Box 7, Avon MN 56310, Judy Weyrens Administrator . 2'¡- College Avenue North PO Box bb8 Sdint. Joseph, 'Minnesotd .¡-6'74 Phone ,20,,6,.7201 Fd x ,20,6,.0'42 oo-u-r -;\3~ o l £9S NVi 'NOA't ~1Ð$IMI1oM~J.8toœQoJJCQI.I.dQ) ~ Slro:BNI3ä ~~ S9IeOOSSV aßll;;:~~I~Ol~'k IlJ1WSJO)f III :~ MN 133~lS ONZ lO l ¡' :~::~: -=- ~9~·~~ ;~~ uoSWetfflM-.:]I . Õ - 011 "00 lN3Wd013^30 3NO 1:!3BWnl OOJIS9UOB fUr m.,";;:',(.·~u¡tIlI3 OOJIS9U08 rrlf i~ tD~ =M¥Q ~ r ê~ " , ~ š~ '" I:! !z ~ ~¡~ \ÿrÔ t - ~~H z ~ I ~~~~ ~ ~~ q 5 <: mh ~~ I , Ii ~-~ - ~~~~ ð ~~~ - ~ < , ~ a I ' u " 5 ~~~ I§ ,/ / / I ~~I¡~ ~ fl ~ .... I ~~!l~ o u i . ~ ~~~ (;j / I I / ~ 'r . ..1' §iz¡: ~:) CLï / "y,¡,' ~ in ~~~~ . 1'/1¡.r;:ltU.:lÖI'nH';;:;¡tu:JO c.: /' I /~¡.. 0 (u Ofl) S«J'f'K) 01 ~G3H ---, 5 ....' 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SEH MEMORANDUM TO: Judy Weyrens City of St. Joseph, MN FROM: Tyson Hajicek, PE Project Engineer DATE: May 11, 2005 RE: St. Joseph Minnesota 2005 Northland Heights Preliminary Plat Review SEH No. A-STJOE 0503 14 Please find following the Preliminary Plat Review for Northland Heights: 1. Rename Kava Drive to 13th Avenue and 14th Avenue. 2. Hawthorn loop does not meet the requirements of a loop and should be revised to Hawthorn Lane or Hawthorn Way. 3. Iris Lane, where it connects to Northland Plat Six, should have a minimum radius of 200 feet. 4. Project shall include the extension of 15th to County Road 133 as well as turn lanes on County Road 133 as previously discussed. Approval of preliminary plat should be contingent upon - securing roadway easement or written easement agreement as previously discussed. Connection -' to County Road 133 and turn lanes to be reviewed and approved by Stearns County Highway Department. 5. Typical sections should be shown for all roadways, sidewalks and bituminous trails shown on plans. 6. The wetland located on Outlot C appears to be encroaching onto Lots 1 - 3 of Block 1 and the wetland located on Lots 1, 2 and 3 of Block 9. All wetlands should be shown on drainage easement where they impact an individual lot. 7. Show sidewalk on the preliminary grading plan along Iris Lane and 15th A venue. 8. Consideration should be given to adding a bituminous walkway between Lots 8 and 9 and Lots 22 and 24 of Block 3 to provide access between the proposed Kava Drive and Jasmine Lane. 9. A bituminous walkway should be shown between Lots 7 and 8 and Lots 15 and 16 of Block 4 to provide access between the proposed Jasmine Lane and Iris Lane. 10. A minimum 20 feet of easement dedicated Outlot is required on side/rear lot lines where public utilities/walkways are to be located. Where utilities are greater than 10 feet deep, larger easements are required: o - 10 feet requires minimum 20 feet of easement 10 - 15 feet requires minimum 30 feet of easement 15 - 20 feet requires minimum 40 feet of easement 11. The housepads located on Lots 1-2 of Block 9 do not meet the requirements of the 50-foot setback from the wetland as required by ordinance. It appears there is a mitigated portion of wetland being placed around the existing wetland? A legend should be shown on plans to clarity the intent of the shading. 12. Analysis should be done to check for soil contamination if there was underground or above ground fuel stored for farm machinery. 13. Outlot A and Outlot B should show proposed platted lots (Ghost Plat). Short Elliott Hendrickson Inc., 1200 25th Avenue South, P,O. Box 1717. SI. Cloud, MN 56302-1717 SEH is an equal opportunity employer I www.sehinc.com I 320.229.4300 I 800,572,0617 I 320,229.4301 fax Judy Weyrens, City of St. Joseph, MN May 11,2005 Page 2 14. Outlots not to be dedicated to the City of St. Joseph that do now show drainage and utility . easement should have a 10 foot drainage and utility easement shown behind the right-of-way for the extent of the Outlot. 15. Sanitary manhole 5 top of casting elevations are conflicting between profiles shO\Vll on Kava Drive and Jasmine Lane. 16. A minimum 10-foot easement is required on the rear lots of all lots that are on the perimeter of the plat. 17. The vertical curve located on the proposed Kava Drive at approximately ST A 40+ 10 and on 15th A venue at approximately ST A 41 +68 do not meet the minimum required vertical curve lengths. 18. The grading plan should incorporate a grading detail specific to each house style shO\Vll on the plans. 19. The grading plan should show an earthwork summary. 20, Front yard swales across driveways should be eliminated so as not to pond storm water in front yards. Provide sideyard swales between twinhomes. 21. Storm sewer top of casting, invert, size and shop for catch basins, manhole and pipe annotations should be included on the grading and drainage plan. 22. Storm sewer manholes should be placed where there are bends in the main line, 23, A 2-foot minimum emergency overflow to the lowest level is required for all low areas drainage to the rear of the lots for storms occurring at 10-year intervals or greater. 24. Additional storm sewer manholes located near storm sewer inlets located in the roadway should be removed and pipe routed through one single manhole. 25, Provide storm sewer size and calculations for the storm sewer capacity during the 10-year storm event. 26. Has preliminary plat been submitted to the Sauk River Watershed District per the March 30, 2005 - engineering review? - Jmw c: Tracy Ekola, SEH Joe Bettendorf, SEH x:\5\s(jQe\0503(~)\cofT';.m-city prelim plat re\iew 051105.doc CITY OF ST. JOSEPH . www,cityofstjoseph.com ..:,.>t.-'" March 23, 2005 Mr. Chad Carlson Lumber One Avon VIA FACSIMILE Administrdtor PO Box 7 Judy Weyrens Avon MN 56310 MdYor RE: Northland Heights Preliminary Plat Review Richctrd Cdrlbom Dear Chad: Councilors We are in the process of reviewing the preliminary plat entitled Northland Heights. The AI Rdssier comments received to date indicate that access to CR 133 will be required. While the access Ross Rieke does not need to be constructed with the first phase, dedication of the right-of-way must be Renee Symdnietz provided with the Preliminary Plat. This dedication can be in the form of an easement that is Ddle Wíck approved by the City Engineer and City Attorney. Both the County Engineer and City Engineer have indicated the necessity for this road and will require that the ROW be included with the Preliminary Plat. Further, the road will be . required to be constructed at the time 15th Avenue is constructed and utilities are extended. Setting aside the road right-of-way, yoµ would have been required to provide the pern1anent easement for the utility extension that is illustrated on your plan. A portion of Northland Heights is being served from the east with utilities, As soon as you can provide the required easement/ROW dedication the Preliminmy Plat hearing can be scheduled. If you have any questions or need additional information please feel free to contact me at 320-363-7201. Sincerely, CITY OF ST JOSEPH ...../-_.-.....,,\ ¡ --1' . " .) / ./~. < œp-!J c· ,v /' .".é{,/v . - / J" (,..-C/ " " : Judy;W eyrehs -Administrator cc: Joe Bettendorf, City Engineer Mitch Anderson, County Engineer Tom Jovanovich, City Attorney - 2) College Avenue North PO Box 668 . Sdint. joseph, Minnesotd .¡-6'74 Phone 120.16,.7201 fd x I ,20"D"o'42 ~ . SEH MEMORANDUM TO: Ms. Judy Weyrens City of S1. Joseph, Minnesota FROM: Tracy L. Ekola, PE Sr. Professional Engineer DATE: January 31,2005 RE: St. Joseph, Minnesota Northland Heights Concept Plan Engineering Review and Comments SEHNo. A-STJOE 0501 14 The following are engineering review comments for the Northland Height's Concept Plan dated January 2005. 1. A mandatory EA W is required for 100 unattached units in sewered area. This plat data indicates 167 lots. 2. The road extending north to the edge of Parcel D may not make sense for future plats. This road may need to eventually connect with the North-South collector road (15th A venue) shown as part ofParceI C. . 3. The North-South neighborhood collector road with 80-foot right-of-way should extend to meet 15th Avenue SE at CR133. þ.Jl agreement with the adjacent land owner as to how and when the connection with CR133 will be constructed should be obtained by the developer. The agreement should provide for construction of the connecting road to CR133 during the Phase that would include the construction of the street (1Sth Avenue) and abutting lots in Parcel-Co 4. The topographical survey and preliminary grading plan for the preliminary plat shall include the connection to CR133 at 15th Avenue Intersection. 5. A single access point into thedeveíopment may be considered if the developer agrees to construct a second access into the development within 3 years of substantial completion of the first phase. 6. Sidewalk should be included on 15th Avenue (the N-S neighborhood collector road with 80- foot right-of-way) and on Iris Lane (to provide a pedestrian access to Northland Park; the City should also consider installing sidewalk along the existing portion of Iris Lane in Northland Six ifparkland is not dedicated with this plat). Short Elliott Hendrickson Inc., 1200 25th Avenue South. P.O, Bo~ 1717. 51. Cloud, MN 56302-1717 SEH is an equal opportunity employer I www.sehinc.com I 320,229.4300 I 800.572,0617 I 320,229.4301 fax Ms. Judy Weyrens January 31, 2005 Page 2 . 7. Block Lengths longer than 1300-feet are considered to be excessive in length. Blocks with lengths greater than 800-feet should incorporate pedestrian ways or easements through the block to allow better pedestrian traffic (i.e. see the block/loop on the north edge of the plan and the block/loop on the southeastern edge of concept plan). Provide access (for pedestrian purposes) between the southeastern looplblock and Iris Lane (across narrow '.vetland area). This access can also be used as maintenance access to the storm water pond area (Parcel B). Consider sidewalks on Jasmine Street or incorporate pedestrian ways in the north block/loop to address the excessive block length issue, 8, Storm water ponds shall be designed according to the City's Comprehensive Storm \-Vater Plan. Residential Pond Design Standards are attached. 9, Parcel-A concept plan should be included as part of this concept plan approval. I O. The concept plan does not indicate how utilities will be extended to serve the properties. This shall be reviewed with the City Engineer prior to preliminary plat submittal. 11. Wetland locations are not labeled/marked on the concept plan. Jmw Enclosures c: Joe Bettendorf, SEH . Dick Tauffen, City ofSt. Joseph docurrentS Page 1 of 1 Judy Weyrens From: "Chad Carlson" <ccarlson@lumber-one.com> . To: "Judy Weyrens" <jweyrens@cityofstjoseph.com> Cc: "Ted Schmid" <tschmid@lumber-one.com> Sent: Tuesday, May 03, 2005 8:31 AM Subject: RE: Northland Heights Judy, Based on the 6th revision, it is my understanding that we do not need a variance. With Block 3 of the plan being rezoned to R-2 to accomodate the townhomes and single family homes, we meet all the zoning requirements of the city. So: We are rezoning Block 3 to R-2 and the rest of the Plat to R-1 (we meet all the requirements) We are request a preliminary plat. So that should be it. I got an email for Tracy this morning on the proposed schedule. I'm sending a response and we would like some suggestions on how to speed this up. Tracy as a construction date of August 15th. That ensures we will not be done this year. I'm hoping to work with you and Tracy to find ways to get this done on a faster track, assuming we get our approvals from the Planning Commission and City Council. Thanks. Chad A. Carlson Land Development Coordinator Lumber One, Avon Inc. P.O. Box 7 Avon, MN 56310 P (320) 356-7342 F (320) 356-7631 . _ ·....______._>..._.__m._..__~_~__...____w_~.___...___.._,-:-...___..._....___.,~__;-.,......,.......-,.-,~_,..._~_..,.--....-,_______.,_.....,....~..........-,..__~~~_~._.._.._._.__~____..__.u._.._._.._._..___.___........_...._.__._......,...... .....¥._m.._._.'H~._·.._.. ........ '"._." From: Judy Weyrens [mailto:jweyrens@cityofstjoseph.com] Sent: Tuesday, May 03/20058:21 AM To: Chad Carlson Subject: Northland Heights Good Morning Chad - I am working on the hearing notice for Northland Heights and need to know what you are applying for. At this time I have the following: 1. Preliminary 2. Rezoning Do you need any variances for anything? now is the time to do it. If we don't have it now, a second hearing will be required and a second fee. Judy Weyrens City of St. Joseph (320) 363-7201 5111/2005 City of St. Joseph Development Routing Form . ¡0avch ~ Site Plan Submitted (Date): "ff 2.00 ~ Developer: f-<,t VY\ he/ Dill'./!./ Planning Commission (Date): ~D(~\ i \ (Anticipated agenda date) \ Date Plan is Routed to appropriate departments ¡0{1f,c,h lip Comments to be returned by: (v1 Ctvrh 2- <¡; Project Type ~reliminary Plat B I Development Industrial Final Plat B2 Development R2 Development PUD B3 Development R3 Development Departments for which comments ani requested: · / C E ' ,/ Public Works ./ Building Inspector v lty ngmeer . ,/ City Attorney ./ Fire Chief ED A Please review the attached development plans and submit written comments by the date indicated above. This form must be returned to the City Offices by the date stated above. If you do not have any concerns please indicate so on the lines provided below. C~vPl.eif:;ø.. fEii1 c:.,z 3.3 i~ (1/ ~ i;r r..v M.¿v:#~j ~.f/ rJ~<J 9iÞjJ.&0~r ,JA.a~ f~ ~ C/ ~ Q . ", /1lL¡ff/Lín.dW Ji'¿ ~~ ~v-fV¿¿~ 1,¿J,Á.¿J-ú1 /}£~~~ t~ ~,~::e;;;U;:f2~ft:;:G~¥ ~ 'J ' . ~- , I .. . .'~.II .4.-- L-uD J 2 - '/ g _ a-.3- ~ ¡/' ~ Department Sign Date . qJ14~ / ~'¿d..&..dd ~dv~ 4~/? i:s /? Extract of the February 7, 2005 Planning Commission Meeting Northland Heights . Northland Heiqhts - Concept Plan: Weyrens stated that the City Staff has been working with Lumber One to develop a new housing development entitled Northland Heights. The proposed development will consist of approximately 169 single-family homes. Originally the developer requested to utilize the PUD process, but as the project does not include a mixed density, that process cannot be used. At this time the Planning Commission is being requested to review the concept plan as not all the lots meet the minimum lot requirements. The Planning Commission must determine if they will consider a variance for the non--conforming lots and if so, how many lots would be allowed. Based on the submitted plan, 41 variances would be required. Weyrens stated that the purpose of a concept plan is to review the general lot configuration, transportation network and compliance with the Comprehensive Plan. Ted Schmid, COO of Lumber One, approached the Planning Commission. Schmid stated that Northland Heights is a new project for Lumber One and they have tried to design a plat that includes a creative layout. To accomplish this, the development includes curvilinear roads, varied house styles and use of the varying topography. City Engineer Tracy Ekola stated that she has reviewed the proposed development and presented the following concerns: · A mandatory EAW is required for 100 unattached units in a sewered area. This plat data indicates 167 lots. · The North-South neighborhood collector road must include a dedicated ROW of 80 feet and must connect to CR 133 meeting 15th Avenue SE. · A single access point in to the development may be considered if the developer agrees to - construct a second access within 3 years of substantial completion of the first phase. - · A sidewalk plan should be included with the preliminary plat. Lesnick questioned the Parkland Dedication requirement and if they are planning on donating land or cash in lieu of land. Weyrens stated that this plan is going to go to the Park Board for review, but she was of the understanding that the developer would provide cash in lieu of land. Northland Heights is in the general vicinity of Northland Park negating the need for additional land. Kalinowski clarified that they would need variances for the smaller lot sizes. Utsch stated that for a variance to be granted must should be a hardship, which he does not see in this case. As a result, he cannot support the variance request at this time. Utsch further stated that in the past, the Planning Commission allowed smaller lots with the intention of those housing being considered affordable housing, Utsch questioned Schmid as to how many of the smaller lots in the last Northland Addition were sold as affordable. Schmid stated that in Northland Plat 8, 5 lots were set aside as affordable. Three of the lots abut an existing resident, who is requesting that those lots remain open space at this time. Two of the five lots have sold and did meet the requirements of the Lifecycle Housing initiative. Schmid stated that his experience in S1. Joseph indicates a high demand for houses in the price range of $ 135,000 to $ 140,000. While he did sell one house for $ 123,000 the property owner finished the basement, raising the value of the home to $ 179,000. In reviewing real estate transactions for S1. Joseph, he noticed that homes built in Northland on smaller lots are re-selling at a rapid pace. To him this indicates that people are looking for smaller lots with less maintenance requirements. Schmid stated that if the City allows the narrow lots, Lumber One will participate in the Affordable Housing Program. Loso questioned Schmid on the difference in lot prices based on the narrower lot sizes. Schmid responded that it is about $10,000 difference in price for a smaller iot. Extract of the February 7,2005 Planning Commission Meeting Northland Heights With regard to connecting the internal network system to 15th Avenue SE, Schmid stated that he cannot guarantee access. Access cannot be guaranteed as he does not own the property and does not feel he . is required to provide the connection. He stated it is his understanding that he is responsible for assuring that the connection can happen at some point in the future when the abutting property develops. Schmid stated that he has provided for five different ingress/egress and does not feel obligated to provide a complete connection. Utsch stated that he cannot support the granting of 41 variances at this time, as he does not see the hardship and the developer has the ability to design a plat with standard lots. Utsch also reminded Schmid that the City has changed the sideyard setback requirements and both side yards require 'a 10 foot setback, Loso questioned whether or not they have explored the possibility of creating senior housing in this development. Schmid replied that they have not looked into such as he does not feel the location is a good place for senior housing. Graeve questioned Weyrens as to whether or not the City is meeting the intent of the affordable housing agreement. Weyrens stated that in reviewing the real estate transfers for 2004 St. Joseph is providing affordable housing, While buyers may not be utilizing the financing mechanism for Affordable Housing, the selling prices are in the affordable range. Schmid stated that they have been working with a non-profit organization, which has helped people finance homes in the Northland area. The biggest problem for first time homebuyers is the down payment. Utsch stated that it appears as though the City allows for lot variances with the intent that the lots be placed in the Affordable Housing Program, After the variances are granted it appears as though the lots are sold with conventional financing, defeating the purpose of the program. Schmid stated that he has fulfilled his commitment in past developments and will continue to do so. Utsch stated that without the homes being financed through the Affordable Housing program, the housing does not stay in the program, reducing the amount of affordable housing in St. Joseph, Graeve stated that in his opinion affordable housing should remain affordable and that includes the re-sale of the same, - - Rassier stated that he has concern with the amount of wetland in the project area, the need to provide more than one ingress/egress, and the number of small lots. He too agrees with Utsch and stated that the developer needs to reduce the number of undersized lots. Loso questioned whether or not the smaller lots could be mixed in with the larger lots providing for a mix of homes. Schmid stated that in his opinion it is better to keep them all in a row rather than mixed in so that there isn't a lower value home in the middle of row of higher value homes, The Planning Commission requested that the concept plan be revised limiting the number of undersized lots to 15% of the total development. The developer would be required to complete the variance process before a final determination is made,