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[06] Jasmine Court
+�11 Planning Commission Agenda Item 6 urry()rZ S-ri osEll"'0Ei MEETING DATE: August 10, 2015 AGENDA ITEM: Preliminary/Final Plat—Jasmine Plat STAFF RECOMMENDATION: PREVIOUS PLANNING COMMISSION ACTION: BACKGROUND INFORMATION: When Northand Heights was developed a small portion of the Rothfork property, the portion where Armaline Rothfork resided, was left undeveloped so that Armaline could continue to live in an undeveloped area. It was anticipated that at some point the property would be developed and the long range plans included the connection of Jasmine Lane. In fact, water was installed in the location of where Jasmine would be constructed which would allow for additional housing units. At the time the water was installed the City Engineer was asked to provide a conceptual concept of what a development could look like. The concept was not intended or portrayed as an engineered plan, rather it was illustrative only. The property has since changed hands and is owned by CLC Partners LLC and they are requesting to plat and develop the area. The City Engineer has reviewed the plat and his comments are included. While the plat has some outstanding issues, they would not prohibit the Planning Commission from recommending approval contingent upon the resolution of all outstanding items. A second issue before the Planning Commission is a variance for three lots reducing the setback from the wetlands. The application indicates that the developer was following the plan submitted by the City, but again that was conceptual in nature and engineering was not completed for that plan. The Planning Commission will need to determine the merits of the variance and complete the findings of fact. ATTACHMENTS: Request for Planning Commission Action Public Hearing Notice Application for Subdivision Review Variance Application Plat and Construction Plans City Engineer Plat Review Comments Findings of Fact-Variance REQUESTED PLANNING COMMISSION ACTION: Determine if the Plat is ready to move forward to the City Council and if so, a recommendation contingent upon revisions as requested by the City Engineer. In addition the Planning Commission should complete the findings portion of the findings of fact regarding the variance. This page intentionally left blank . � CITY OF ST. OS�PH 1 www.cityof stjoseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission shall conduct a public hearing on Monday, August 10, 2015 at 6:05 PM at the St. Joseph City Hall, 25 Coilege Avenue North. The purpose of the hearing is to consider a preliminary plat entitled Jasmine Court and a variance request reducing Administrator the wetland setback to 20 feet. St. Joseph Code of Ordinances 502.19 subd. 4a states:the following activity shall be subject to a 50 foot setback from wetlands: The construction or �udy Weyrens maintenance of a building attached to a foundation, including but not limited to, pole buildings. The proposed development site is legally described as THAT PART OF THE Southwest Quarter Mayor of the Southeast Quarter of Section 3, Township 124 North, Range 29 West, Stearns County, Minnesota, described as follows: Rick Schultz Beginning at the Northeast corner of the plat of NORTHLAND PLAT EIGHT, according to the recorder plat,thereof, Stearns County, Minnesota;thence North 89 degrees 24 minutes 30 Councilors seconds East, plat bearing along the easterly extension of the north line of said Northland Plat Eight,said line also being the south line of the north 10 acres of the Southwest Quarter of the 1Vlatt Killam Southeast Quarter of Section 3, a distance of 583.38 feet,to the northwesterly corner of Bob Loso Jasmine Lane as dedicated on Northland Heights, according to the recorder plat thereof, Stearns County, Minnesota;thence South 13 degrees 03 Outlot A;thence South 90 degrees Renee Symanietz 00 minutes 00 seconds West, along the north lines of Outlot A, said Northland Heights and Dale Wck Outlot A of Northland Plat Six, according to the recorder plat thereof, Stearns County, Minnesota,a distance of 453.75 feet,to an angle point on the north line of Outlot A, said Northland Plat Six;thence North 00 degrees 00 minutes 00 seconds West, along the east line of said Northland Plat Six and Northland Plat Eight,a distance of 552.80 feet,to the point of beginning. TOGETHER WITH That part of Outlot A of NORTHLAND PLAT SIX, according to the recorder plat thereof, Stearns County, Minnesota, described as follows: Beginning at the Northeast corner of Lot 4, Block 5 of said NORTHLAND PLAT SIX;thence South 77 degrees 39 minutes 06 seconds West, assumes bearing atong the north line of said Lot 4,a distance of 6.61 feet to the intersection with the southerly extension of the east line of said Outlot A;thence North 00 degrees 00 minutes 00 seconds East, along said southerly extension,a distance of 87.84 feet to an angle point on the north line of said Outlot A;thence North 00 degrees 00 minutes 00 seconds East, along the north line of said Outlot A, a distance of 330.64 feet to a Northeast corner of said Outlot A;thence South 00 degrees 00 minutes 00 seconds West,along the east line of said Outlot A,a distance of 120.00 feet to the Southeast corner of said Outlot A;thence North 84 degrees 05 minutes 13 seconds West,along the south line of said Outlot A, a distance of 325.92 feet to the Northwest Comer of said Lot 4 and the point of beginning. The request for Planned Unit Development and Variance has been submitted by CLC Partners, LLC, 7939 Ridgewood Road, St. Joseph, MN 56374. Judy Weyrens Administrator Publish: July 31, 2015 zs College Avenue North • PO Box 668 • Saint �oseph, Minnesota s6374 phone 3zo.363.72oi Fax 3zo.363.0342 APPLIGATION F4R SUBDlViS10N REVIEW CITY OF ST.JOSEPH 26 College Avenue North S�Joseph, �AAN 56374 PH: (320)S63 7209 FAX: (320)363-0342 APPLlCANT(S)NAME: [."�e �.4�er�.S� �,L.C. DATE: '7—/!� -i� AODRESS• �� ���b Q,�� c.�' ��'�Q ia _ �I111 iJ PHONE NUMBER(S): .32C� --S�ZG /Q52. FAX: 3�- ��-�3�' PROPERTY OWNER(S)NAME(if dif�ererrt from Applicanti: �sa� ADDRESS: PHONE NUMBER: FpX; PLEASE ATTACH ANY ADDRIONAL NAMES,ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS,FIRM AND CORPORATION HOL,DiNG INTERESTS IN SAID LAND. UWe, the undersigrred, hereby make the foll�ving application to the Planning Commission and City Counci!of the City aF St.Joseph, Steams County, Minnesota. (Applicarrts have the responsibiliry of checking all appiicab�orclinanc:es pertaining to their application and camplying with all ordinance requiremerrts): A. Application ia hereby made for: (Applicar�t must check arry/aH appropriate items) ✓ Preliminary Piat Review ✓ Finai Plat Review Planned Unit Development Plan Review � Minor Subdivision Review B. Parcet�er�cation N�be�(s)of Property: GT• ���37`.- ��d/ Legal Desc�iption af Property: (Pleasg Attach Metes 8 Bounds Description) 6.03 A.S3/4 OF SW4SE4 LESS PT�YING WEST OF FDL:COM NW COR SAID S3/4-S89D W ALG N LW SAID S3/4 678.66'TO POB OF LM-S552.$1'-E330.64'- 5436.15'TO S LN S3J4 AND THERE TERMINATIPIG Section Q:i Trnmship 124 Range 029 C. Reguired information: 1. Name of Pfat ��lrS�7%N� t�v�c* CdY of�.Josaph Appflation far Slibdiriaion Fasview Paye 1 2. �ocation: N�.Qr.��A� A��ay✓ 3. Gross Area: LP� 03 �4e�a 4. Number of Lots: /o 5. Current Zoning Ciassification(s): f� � R,�a�dc.�+H� 6. Qesired Zoning Classification(s): 'i� � `�a;�l.�,..t%�►�. 7. Current�oning Classification(s)of Adjacent Parcels: 't�- ( cs.� �,iz�'t, .Sou�i�� �,�s'r,g,�� 8. Name of Penc4ing Street Name(s)Included in Development: �Y`'""��'� t" �'�T�' _ .�'aSm,.J� (�;,,��- 9. Name&Address of Land Surveyo�/Engineer. _ ��,�u�c,c,�D -- - 3?a i l'2�' � J�Q,zr� +�I?�t4 �-r C�/c,�A �!'!N 5-(3c 3 D. Does the proposed preliminary plat require rezoning? Yes, E�tain �_No E. k tl�propbsed preliminary plat consisterrt with design standards and other req�rements� the City of S�Joseph Subdivision Ordinance,Zoning Ordinance and Comprehensivs Pianning documents? _,�Yes, skip to F. No, if`No'app{icant must camplete ibems below in italicized print. The re�uest(s) whidr Uwie desire for our property requi�ra a variance frt�m the following ssction(s)of the St. Joseph City Code: Section Section Section Proposed variance(s): What speciai aonditions and circumstances exist which arie particular to the land, strucfur+e or building(s) involved which do not app/y to the land,structu�s or building(s)in the same zoning ctassiScation(attach addifional pages as needed)? Do any o#the special conditions and circumstances resuR from your own actions(if the answer is yes, you may not qualify far a variance)? �'��-���PWication Gor SubdNhion t�view Paps 2 What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision cotle or other City code/pian would deprive you of rights commonly enjoyed by other prr�perties in fite same district under the terms of the zoning code(atfach additional pages as needed)? State y+our r�a�ns f+�rbelieving thaf a variance wil!not confieron you any special priviJege that is denied by the code to other lands, stiuctur+es or buildings in the same district: State your rea�ns�or betieving that tt►e acbon(s)you propose to take is/ar�in keeping with the spirit and intent of t�e c�de? State your nsasons fo�believing that a stiict enforaement of the provisions of fhe code would caLse undue harclship. Undue harolship means that the property in question cannot be put to a r+ea�r►aWe use if used under the canditions allovwed by the c�de. Economic considerations alone shall not constitute an undue harclship under the fem►s of this code as r�sferenred in state statutes: F. Describe the physical character�stics of the alte,including but not limibed M,topography; CNY of$t.IosepA Applk�tion fof 51�bdiNsion lisvbw Page 3 erosion and flooding potential;soil iimitations;and,suitability of the site for the type of development or use contemplated. This parcel is suited very well for the contir►uation of R-1 residentiai building lots. The site design and layout has minimum impact to the many mature oak trees. Topography is levei in the cul-de-sac, however does ofFer some etevation change on Jasmine lane. Sqils are Gay and suitabfe for a variety of house plans. - ____ _ _- - ------ -- _-- ------- - ___ _ ___ __ __ _______ _ G. Desc�ibe the fiscai and environmer�tal impac#the proposed devefopment will have on adjacent property owners and the City of S�daseph. This development wi4i ailow for the much needed connection of Jasmine 4ane and provide a secondary ingress/egress for the residents in Northland Heights addition. The deveiopment wiil aiso provide#he utility easements necessary to maintain the city water line serving Northiand Heights addition. No environmental impact to the adjacent property owners as the requested use is consistent with neighboring R-1 properties. H. If Appiication is for a PUD,provide a statement that generally descHbes the proposed devetopment and the maricet which it iM�nds to serve and its demand in refation to the city's Comprehensive Pian and how the development is desigr�ed,arranged and operafied in order to permit the development and use of neighboring prop+erty in accordance with the regula!lons and goais of the city. �� i. Appticants for preliminary plat rreview must provide with this appitcatioa the nam�and addresses af ati adjoining property owners yvithin 35p feet of the subject property, J. Attach compiefied copy of appficable submittal checkiist(s)with appiication. i/We ut►derstand that any work to be done wiD require reimbursement to the city for any engineering, consufting, mapping or studies that may have to he done in conjunction with this subdivision. This includes any fees in conju►�etion with preliminary or final plats. !n addition a check for the appropriate fee(s)must be submitted along with the application. By signing this app(ication below, IlWe are t�reby acknowiedging this potentia!cost App1 gnature �/G f� Date �� �� � Prope ners Sig ture D� CitY af bY.JOaeph Npp�ieation f0►&bdiwi0n Revi6w Pips 4 � "'`'"°"°"�`�' Application fw Varictnce CiTY OF ST. )OSEPH REQUIRED APPLICATlON INFORMATION APPLICANf INFORNUT{ON: Name�s): C�G� Ti4�2>E.�QS L1G /�E�s�p�r»�NE �R..T aadreu,c�,stare,�a np co�: �9' �cQcR r�c� �.+a , �r� �a��� -,---T- PhoneNumber�s): �J��""f�� ' f652 E-maflAddtess: ��.�['i/.Q��-tI'� @ t.�i•�a1't�'��� . rrrrl PROPER'i11 OWNER INFORMATfON: . Name(s�: �C G� f�.�,•Q�'sJ�rCLG'. Addreu,City,Stote,and Z¢i Code: _�4_� Ph�e Numb�{sl: E-mo�Address: List the Article�s► and Section(s) of the Land Development Code the applican#is seeking a vari�nce from: 81reMAddr�sotS�jectNepetiy �Z-d `�A c�/!�i/✓E Ls�/J� s1 T �, �eda.lc;p+rJ� 1�5 'ShS/»iaJE Cc:c.�R.T. aPP�a�d's IMerest In S�Ject r►opNtr: � Contractucai tAttach Evidencel Q' Freehotd �������� 6.03 A.S3/4 OF SW4SE4 LESS PT LYING WEST OF FDL:COM MN COR 3AID S3/4S89D W ALG N LN SAID S3/4 678.66'TO POB OF LN-S552.81'-E330.64'- 5436.15'TO 3 LN S3/4 AND THERE TERMINATING Section 03 Town.ship 124 Range 029 1. Sia�e�cacfy wh�B�londsd ic be done on or wUh it�e properiy tirhkh does not codo�m wNh ihe prose�d t,onei Davebp�Codt: As part of the development of Jasmine court a varlance from the 50 ft. wetland setback is required. We are requesting to reduce the wetland setback to 20 feet on lots 1,6&10. The wetland is a type 3 wetlands and the reduced setback will not compromise or change the quality of the wetland. The developer wiN work with the builders on these lots to assure"best practices"in managing storm water on each lot and implementing water _management plan wherever deemed necessary. �-- --- Z. wnat rea�onaae we a your propeA�►la lo�t tarotNcai e�Ncuilles)br rne shlet e��orcemero a 1he Land oavalopn�ro coa.� ne�e �bss a Prov�r��P�on�Pre+ereacs. . The strict enforcement of the wetland setback would deem lots 1,6&10 unbuildable and the development would not be feasible. s.Pbase answer n�e ro�owing ques�orK as+ney ro+ate ro you►specnc va�nce.eqve,t: A. ���.�n�e vaiance In nannony wMi►1tre puposss ana b�nt a 1ne lane ae+►ew�code� res � r�o The development of iasmine court wi11 not be abte to meet the 50 ft. wetiand setback required. B. In your opq�ton,ls N�e vaiance co�wMh 1he Gly's Car�ehensNe P�an4 Yes No n0 wiy a wny norr I do believe the variance is consistent with the cit�s comprehensive plan as this area is zoned R-1 and the proposed lots will offer nice quiet residential building lots. The developrnent will also provide the much needed additional ingress and egress for the residents in Northland Heights. Many of the residence in Northland Heights have requested the connection of Jasmine lane for safety and convenience ur oses. - --- _.._...__. P p . c. �row oi�inbn.dws ihe propo�puF pra�erN ro�e in a roa:o�abls mannert res No a �Ma�� The continuation of R-1 residentiaf homes is the intended use of this property. D. ht 1row opiMon.ae 1hlre ci►Cunatancss urtlque to M�e p►oped�R Yes No O� �Ma�� The concept plan provided by the city(dated 7-2414) to the developer dld not identify any wetlands in the area of Lots 5,6 and south portion of lot 7. We discovered the wetlands after the purchase of the property. The wetland setback variance is required to make the deveiopmer►t viable. E. m your oplydon.w/the varbnce mdMdn�eue��characror of ihe locdy? y� No �o �a�� The variance will maintain ali the essential characteristics of the wetlands and the neighborhood. The Plonnkg ConuN�loe nwd make an a�rnndiv�fin�n�on on tive cr�erio�Nd above�ord�r to�raM d varic�nce. ?he app�caot Mr a valonce has riie bwden of proof ro ahow ihat�of the cdfeda�ad abov�have been�d. I HB2EBY CERTifY THAT 1 HAVE REAO,EXAMMi�AND UNDERS'fAND THIS APPUCAi10N AND iHAT THE(NFORMATION SUBMRT�t�tElN AND ATfACFi�NEREfO IS TRUE,ACCURATE AND CORRECTLY STATES MY INiEM10NS. 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PE DATE: August 4, 2015 RE: St. Joseph, Minnesota 2O15Jasmine Lane Extension (CLC Partners Development) Preliminary Plan and Plat Review SEH No. STJOEGEN D143 | reviewed the preliminary plat and plans doted July 20, 2015. from Westwood Professional Servines, and have the following comments: Preliminary Plat 1. The plat suggests a proposed ownership change for a section of the City's Outlot A(Northland Plat Six) osthe property is proposed to be ''obtoined" and incorporated into the southern portion of Lots 2 and 3. Block 2. While the area would need to remain blanketed by o drainage and utility easement due tothe wetlands tothe east ofthe plat, obetter explanation isneeded ostowhy the property exchange isneeded. 2. The proposed 10 feet wide drainage and utility easement across the front ofLot 7. Block should be enlarged to 15 feet to provide adequate separate for the in-place water main. The location of the in-place water main should be located in the field and accurately illustrated on the drawings. 3. The construction drawings label the cul-de-sac as Freesia Court. Clarify if the plat bear the same name. Storm Water Hydrology 4. We are unable to comment on the suitability of the proposed storm water collection and treatment until the storm water hydraulic computations and hydrology analysis are submitted and reviewed, but offer the following preliminary comments. 5. The developer isproposing todischarge storm water into the existing pond east ofNorthland Drive and south of Jasmine Lane without any modification to the volume of the existing pond. VVe reviewed historical project information for earlier phases of the Northland subdivision that suggests the proposed development was not part of the pond's original sizing. While it may be possible to accommodate the additional storm water capacity in the pond, the hydrology submittal must demonstrate suitable capacity. G. High Water Levels (HWL) for both the storm water treatment pond and the wetland to the east must be identified and labelled on the plan. A minimum of two feet of elevation difference must exist between the HVVLand the lowest structure opening. 7. The proposed storm water discharge into the existing pond from the new development isinclose proximity to the pond's point of overflow creating o potential for flow ''short-circuiting."The location ofthe discharge point into the pond should berelocated. mxn,ts///nuHenu,/oxenn/no..1ouuoamAvonuoaoum P.O. Box 1717,atCloud, mw 56302'1717 asx /aunequal opportunity employer | wwv.eex/noznm 1 xou.00u*xuu 1 8005720617 1 320229.*301 fax 2O15Jasmine Lane Extension August 4. 2O15 Page Overall Site Plan 8. Proposed Lot 1. Block 2will encompass the existing single family home. The existing driveway, hmwewar, extends tothe southeast across Lots 2 and 3. Provide additional detail how the driveway toLot 1will bereconfigured. Q. Construction ofthe proposed street otthe east end will impact owetland along the north side of the street. As noted on the plan, submit documentation supporting any previous mitigation permits. 10. There is presently no sidewalk in-place on Jasmine Lane on each side of the proposed street connection. The Planning Commission/Council should identify what pedestrian accommodations, ifany, should bemade along the proposed section ofstreet. 11. Identify the location and invert elevations ofthe existing storm sewer/pond overflow pipe otthe existing pond, east ofNorthland Drive 12. General plan note 14 references the clean ing/televising of the sanitary sewer. The first (existing) downstream section of sanitary sewer shall also be cleaned and televised following the proposed construction. 13. The City's Pond Design Standards require a horizontal separation of 70 feet between a pond and the house/structure tohe|pensun* usob|eyordsponeondtoprovideobuffer. /\|thoughthe adjacent body of water is a natural wetland in this case, Lot 7, Block 2 does not meet the separation distance and would require relief from the standard. Grading and Erosion Control Plan 14. Likely due to the presence of the mature trees, the proposed lots/house pads are not illustrated to be mass-graded. Hovvewar, the proposed house foundation sty|e, garage floor and lowest floor/opening elevations must beidentified onthe plan (See note 5). 15. Additional erosion control Best Management Practices (BK4P's) are nenessory, particularly along the wetland on the east side of the plat. Utility Plan and Profiles 16. In lieu ofvvet4opping the existing water main at Freesia Court, nut in two gate wa|was otthe south and east water main legs. 17. The alignment of the storm sewer between STMH-1 02 and STMH-1 01 shall run more parallel with the easement and lot line boundaries toavoid disturbance outside ofthe easement boundaries. Easement width shall comply with the provisions of Ordinance 54.16 Subd. 5. Details and Miscellaneous 18. Additional geotechnical and pavement design information should be submitted. Construction experience in Northland Heights would indicate the proposed typical pavement section is insufficient and drain tile will be required. Type C asphalt oil shall be provided. 19. Final submittal shall include o sign p|on, turf establishment p|on, and street lighting plan. Wetland identification/protection signs should be placed vvhen* boundaries intersect lot lines. rjs Enclosure Terry Thene, City of St. Joseph (w/enn|osure) City of St. Joseph IN RE: FINDINGS OF FACT Application of CLC Partners LLC AND DECISION Variance Request—Setback from Wetland Exceed 50 feet setback from wetland St.Joseph Code of Ordinances 502.30 subd. 13 FINDINGS OF FACT On August 10, 2015 the St.Joseph Planning Commission conducted a public hearing to consider the application of CLC Partnership, LLC to consider a fifty foot variance from a wetland. The property is located within the plat entitled Jasmine Plat and the matter was duly published and notice was provided to property owners within 350 feet of the above referenced property. The Planning Commission hereby established the following facts as it relates to the request of CLC Partners LLC for a fifty foot variance from a wetland: 1. The property for which variance is requested is located the plat entitled Jasmine Plat. 2. The property is legally described as: 6.03 A.S3/4 OF SW4SE4 LESS PT LYING WEST OF FDL: COM NW COR SAID S%S89D W ALG N LN SAID S% 678.66'TO POB OF LN-S552.81'-E330.64'-S 436.15'TO S LN S% AND THERE TERMINATING Section 03 Township 124 Range 029 3. St. Code of Ordinance 502.30 Subd. 13 states: The following activity shall be subject to a 50 foot setback from wetlands: The construction or maintenance of a building attached to a foundation, including but not limited to,pole buildings. For purposes of this paragraph,pump houses, moveable storage sheds, recreational docks and storm water or erosion control devices shall not be considered buildings where the side yard abuts a public right of way, the side yard setback shall be thirty feet from the main structure and any garage or accessory structure. 4. Granting of a variance is controlled by MN Statute 462.357 and requires the applicant to meet ALL the following criteria: a. The proposed use is allowed in the Zoning District in which the subject property is located. b. The proposed use is in harmony with the general purposes and intent of the official controls. c. The variance must be consistent with the comprehensive plan. d. The variance may be granted IF there are practical difficulties in complying with the official control. i. The property owner proposes to use the property in a reasonable manner. ii. The plight of the landowner is due to the circumstances unique to the property and not created by the landowner. iii. The variance, if granted,will not alter the essential character of the locality. iv. The need for variance involves more than economic considerations. DECISION AND CONCLUSION Based on the foregoing Finding of Fact and Decision and Conclusion of the St.Joseph Planning Commission,the request for a 50 foot variance from a wetland is being forwarded to the City Council as approved or denied granted pursuant to the terms and conditions aforementioned. The recommendation for approval/denial is based on the following: 1. 2. 3. Adopted this day of 12015 CITY OF ST.JOSEPH By Rick Schultz, Chair By Judy Weyrens,Administrator