HomeMy WebLinkAbout[04] Public Hearing, River Ridge Estates Plat T�WNSHIF OF �
SAINT IQSEPH cmr oF sr.JOSEPH
PD BOX 585 PO BOX 66B
St.Jpseph MN 56374 St Joseph MN 56374
320-363-8825 320-363-7201
jweyrens@Dcityofstpseph.com
Notice of Pablic Hearing
NOTIGE IS HEREBY GIVEN thai the Joint Planning Board of St.Joseph Township and the City of St.
Joseph will be conducting a public hearing on August 11,2015 at 7:15 PM in the St.Joseph City Hall,25
College Ave N. The purpose of the hearing is to consider a 17(seventeen)lot(16 residential lots and 1
outlot)plat entitled"River Ridge Estates"submitted by CLC Partnership LLC, St.Joseph,MN for
American National Bank of MN,St.Cloud,MN.
According to Stearns County Subdivision Ordinance#230 and Land Use and Zoning Ordinance#439:
The property is zoned Residentia110(R-10).The 145_9 acre plat is located in part of the NW 1/4 and part
of the NE1/4 in Section 23 and in part of the NEl/4 of the NE1/4 in Section 22 and Outlot I,Outlot J and
Outlot K of Rivers Bend, St.Joseph Township(124/29)lying easterly of County Highway 121 and
southerly of 290�'Street.
Judy Weyrens
Administrator
Publish:July 29,2015
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S#earns Coun#y Environmental Services Department
County Plat Review
P/atting Committee 5/20/2015
plat Name: River Ridge Estates Fiie No:5•000228
Number of Lots: 16 residential lots
Owner: American National Bank of MN Deveioper: Cory Ehiert(CLC Partners LLC)
3210 West Division St PO Sox 99
St. Cloud, MN 56301 St.loseph, MN 56374
Acres within the PIat: 145.9 acres
Township; St.loseph Township/City of St.Joseph OAA
County Zoning Distrirt:Residentia! 10(R-10�
Overlay Districts:Shoreland and floodpiain of the Sauk River
Date of Platting Committee Revtew:5/20/2Q15
DESCRlP'TION OF PROPOSAI.
Lot Site and Density Requirements
The acreage within the plat is 145.9 acres. The lots meet the lo#size requi�ements for a
conventional developmant in the R-10 zoning distrirt and within the shore{and overlay
district and the floodplain overlay distrkt of the Sauk River. They wiil be transferring twa
residentiai buiiding entitlements ftom adJacent property that they own. Equivalent land
area of 80 acres is required for the two building entitlements being transferred.
Soil Suitabifity
Sgptic svstem areas:Primary and secondary septic site iacations and soq ho�ing locations
have been shown. A site evaluation report has been submttted and approved.
Buildina Sites: Building sites are shovrm on each lot that will meet the sequtred setbacks
• and will be located outside of the 100 year floodplain. Except for lots 7 and 8,the soil ,
borings within the plat show evidence of redoximorphic featu�es within 6 feet of the
natural ground surface. Therefore,the bottom flaor elevation for a residenttal dweiling
wtthin River Ridge Estates shaN be restricted to 1 foot above the ground water table or
redoximorphic features or as an alternative,the installation of an engineered graundwater
drainage system that adheres to a pfan devetoped by an engineer licensed in the State of
Mlnnesota or an equivalent will be allowed as approved by the Di�ector.
We�tlands
There are numerous wetiands on the property. The wetland de4ineatlon has been
approved.Ali wetiands within#he plat wili require a 25'building setbadc. 8117 squa�e feet
of wetland will be impacted by 290�'St�eet and tbe driveway fo�Lot 3. A wetland
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replacement plan has been submitted and approved (see enclosed notice of decision). The
deminimus exemption will be removed from the plat.
Feediot Setbacks
Feedlot setbacks are met.
Access
290`"Street is on the north side of the plat which will serve Lots 1-8. This road will be
improved to meet township&city road standards. A new road wiii be built for access to
Lots 9-16. 290�'Street is approximatefy 2205' long. The Joint Planning 8oard reviewed a
future road plan during the rezoning process which will aliow 290�'Street to exceed the
maximum cui-de-sac length. There are two roads on the north side of 290�'Street
propased on the future road plan.
Caytey Court is approximately 813'and meets the maximum cul-de-sac iength
requirements.
Stormwster Management
Since the p�operty wiil create more than 1 acre of new impervious surface,as stormwater
management plan is required. A financial guarantee is required to ensure proper
construction. The stormwater management plan has been submitted to the City Engineer
for review.
Dr�ina�e and Utility Essements
Drainage and utility easements are proposed atong the roads withln the plat and aiong the
p�operty lines. Drainage and utiiity easements are required around the stormwate�
facilities. •
STEARNS COUNTY COMPREHENSIVE PLAN
Future tand Use Map: Urban Expansion dist�ict ,
The Urban Expansion category is described as:
"Areas anticipated to be annexed and provided with municipal services during
the time frame o�this plan. Atso inctudes areas under�rderly Annexation
Agreements. Va�iety of land uses to be determined through joint cit�-township
planning. Residential uses remain�estricted until annexation occurs. Limited
commercialjindustr�al uses may be constdered."
Poliry Area: Metropolitan arawth Ar�
The multi-county St. Cioud Metropolitan area will conttnue to attract a substantia)
portion of the region's jobs and populatlon growth. It will also be the location for most
major transportation p�ojects, as planned and programmed by the St. Cloud Area
Pianning Organization (APQ). This policy area generally encompasses the bounda�ies
established by the 2000 St. Cloud Area Joint Pianning District plan, wlth some
adjustments to the"ultimate service area"fo�wastewater treatment.
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Policies:
1. Support and update the policies of the loint Planning District plan regarding
regionai wordination of services.
2. Support extension of coordinated, centralized wastewater treatment to the
ultimate service area.
3. Protect the uitimate service area from premature subdivision by limiting targe-
lot residential development.
Checklist
Design Standards Yes No NA
1. Da all lots have access to a dedicated public road,or a
part of an apen space or PUD? X
Z. Does the biock length meet the 1400-foot standard? X(w/future roads)
3. Are the utitity easements indicated and shown to be at � X
least 10 feet wide?
4. Has the developer provided the proper right of way X
width and street type?
5. Is a frontage road necessary(50'of width)? X
6. Are centertines offsets of street jogs over i25 feet? X
7. On reve�se curves on arteriai&coilector streets is the X
tangent at least 100 feet tong?
8. Are street lines deflecting from each othe�at any point � �
by more than 10 degrees connected by a curve with a X
radius adequate to insure a sight distance of nat less
tha�50 feet for minor coltector streets�
9. Are street intersections at an angle of at least 80 X
degrees? X
10. Does the plat involve a half street?
11. If the piat contains a cui-de-sac street,is its length less
than 1300 feet and does it have a turna�ound radius of at X
least 60 feet?
12.Are any streets designed for future cantinuation or X
projection and should a temporary turnaround be
required?
Suggested Conditions
The following condliions were recommended by the Steams Co�nty P/attlnq Committee:
1. A Decla�tion bf Restrldion will be required stating,in order to p�otect the two sflii
treatment areas on each lot fo�sewage treatment use,they shall be maintalned in an
undisturbed and naturat state.
2. A 5ubdivisia�Agreem�t witl be required stating the following:
A. Construction site best management practices(BMPs)shail be requtred during
construction of eny new strudures in.accordance with Section 7.10 of Stearns
Caunty Land Use and Zoninq Orofinance 439;ar successor ordinance.
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B. In order to protect them for sewage treatment use,the two soil treatment areas on
each lot, as designated on the preliminary plat,shall be staked and roped off prior
to any ground disturbing activity on each lot.
C. Except for Lots 7 and 8,the soil borings within the piat show evidence of
redoximorphic features within 6 feet of the naturat ground surface. Therefore,the
bottom floor elevation for a residentiai dwelfing within River Ridge Estates shalf be
restricted to 1 foot above the ground water table or redoximorphic features or as
an alternative,the insta(lation of an engineered groundwater drainage system that
adheres to a plan developed by an engineer licensed in the State of Minnesota o�an
equivalent will be ailowed as approved by the Director.
D. That in order to avoid future impacts to wetlands within the piat of River Ridge
Estates,the develaper agrees that the deminimus exemptian found in Minnesota
Ru1es 8420.0420 subpa�t 98;or successor rules,shail not be used for the purposes
of draining or filling wetlands Iocated within said plat.
E. The Developer is made aware that an NPDES permit is required from the Minnesota
Poliution Contro!Agency since more than one acre of land will be disturbed as a
resuit of construction within the entire piat of River Ridge Estates. This permit is
obtained through the Minnesota Pollution Controi Agency. Requirements of this
permit include the creation and implementation of a Stormwater Poilution
Prevention Plan (SWPPP)for the construction activity.
F. Construction of the road and retated stormwater facilities shall be the responsibility
of the developer and shall be in conformance with both the stormwater
management and erosion control plan approved as part of this plat and attached as
Exhibit and the Stormwater Ptan Review Memo attached as Exhibit
G. The const�uction of the road and stormwater facilities shall be inspected and
approved by an engineer as being in conformance with the approved pian and
conditions prior to the release of#he letter of credit,cash escrow o�bond.
H. long-term maintenance of the stormwater facilities shail be the responsibility of,_
and shall be in accordance with the operation and maintenance plan
approved as part of this piat and attached as Exhibit
i. The plat of River Ridge Estates is located in the Orderly Annexation Area between
the Town of St.Joseph and City of St.Joseph. In the event the property is annexed
into the City of St.Joseph,owners may want to consider placing the home and
installing sewa�e treatment facilities in a strategic location with the possibility of
the parcet being further subdivided. If the home and sewage treatment facilities are
not within a strategic position and the property is annexed into the City of St.
Joseph,the owner may be subject to sigr�i�cantly higher expenses for water and
wastewater utilities and street improvements.
!. The piat of River Ridge Estates is located in an agricuitural area and the
construction,expansion, and operatian of animal feedlots and other agricultural
uses are permitted in this area.The Developers,therefore,acknowtedge that future
buyers may be exposed to the sights,sounds,smelis, and conditions of modem
agricuiture.
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K. A portion of the plat contains floodway areas as shown on Exhibit_ Ali activities
within the floodway shall be in compliance with Section 10.1.7 of Stearns County
tand Use and Zoninq Ordinance#a39, vr successor ordinance.
L. Ingress and egress access to the Sauk River through the floodpiain and wetland shall
be limited to a dock or boardwalk-type structure and shall comply with the Wetland
Consenration Act and Section 10.1 of Stearns County Land Use and Zoning Ordinance
�439, or successor ordinance.
M. A vegetative aiteration application shail be submitted with the construction site
permit application for Lots 1, 12, 13, 14, 15, and 16 Block 1.
N. The developer wiil donate and dedicate to Stearns County a controlted access
rest�iction, being the right of ingress to and egress from, along the right of way of
County Road 121.
O. All structures shall be located outside of the 100 year floodplain.
P. Additional requirements as approved by the Jotnt Planning Board...
3. A Declaration of Restrictions wili be required between the property owner and Stearns
County for the equivalent land area of 80 acres.
4. An approved stormwater management plan is required.
5. Identify who will be responsible for(ong term operation and maintenance of the
s#ormwater facilities within the plat. Suitable entities include the Tawnship Board,
Watershed District, homeowne�'s association,or other entity app�oved by the Director.
6. An approved wetland replacement plan is required for the 8117 ft2 of impact to
wetland B.
7. An irrevocable letter of credit, cash escrow or bond required for 12596 of site grading
and erosion/sediment control costs necessary to ensure the satisfactory instatlation,
comptetion and maintenance of the measures as required in the storm water
management plan. This is required prior to final plat approval.
8. A drainage easement is required on the final plat around the stormwater facilities to
allow for long term access to the facilities for maintenance purposes. The easements
shail include the stormwater facilities and shall provide for access to the facilities.
9. Signature from the County Assessor's office is required on the application.
10. Ingress/egress easement in favor of the public shall be required for the portion of 290"'
Street that is not within the plat. This shall be recorded prior to the flna) plat and
shown on the final plat.
11. incorporate County Highway comments
In addition to the above conditioas,the County Subdivision Ordinance also requi�es su6mttta!
of the following items prior to final plat approval:
1. Water Supply Verification(two(2)aueptable water test results far nitrates taken and
completed by a laboratory certified by the Minnesota Department of Health. Water test
resu{ts can be from within the pfat boundary or from a well within 300 feet of the ptat
boundary.); Compfeted.
2. A current title opinion (within 30 days of submission of the final plat) addressed to the
Stearns County Surveyor.
Plat Fee:$700(OAA fees) Receipt Number: l5-07370
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November 18, 2014:JPB Meeting Extract Minutes
Public He�rinq�R�zt�rtinqL CLC Prr�,�ert�es: Chair S�hultz caited tfi�e hearing to order�t 7:�5 PAII and
sEat�d the purpase of the h�aring is to�ansidera request for rezc�nirrg from th�curc�nt Urban Expansion
to Residentiat R'1CI, 7he request for rezvn'cng is in accardance with Sectian 4.�l0 4F the Stearns Gaunty
Land iJse and Zoning Qrdinanc�#439. The property t�nd'er consideratian is parf of the hIW'J.and NW%.
N�'l<lying e�st�rty of Gaunty�oad' 121 �nd northe�sterly af th�Sauk l�iver in S�ctic+n�3, St_ .foseph
�`ownship(12�412�}, containing approximate�y 143.6 acres. The request fiQr r�zoning has b�een submitted
by CL� Prdp�rti��, St. Jas�ph, MN fiar�meric�n N'atianal Bank of MN, St. Claud, N1N.
EhIeR spt�ke ort hi�own��haif skating th�i this development i$r�amed �tiver Rid�e Estates. It is a 16!oi
ressd�ntial de�refopment afan��he banks of ihe S2uk River. Ther�w�ii be a varieiy of lot sizes ranging
frtrm 2-1�+acres�ith a uniqc��landscape and river frontage.7he c�rren#acc�ss wo�Id be 290�^Stre�t.
Tne current request is#o r�zone the property ta R10. EY�lert stat�d that af ihe 1A3 acres, 72 acres is either
ir�pa�te�by!wet�and ar ttte 'lC7t}year flot�d plairt, The dev�fapment wilt�o�tsi$t af parcef A sn�d parc�l �.
Parcel B wsl!be m�cie up af 9 iots�nd includes the river, The 10#con�igur�tion may chant��a bit as he
cantinues to wnrlc with�he wat�rshed distr'sct. 'The pnmary access pnint for t�tese hnmeo�+vners would be a
cul-de-sac. Par�e�A ccinsists of 7 ia#s. +�n�e nf ihe 7�ots wi11 be aboui 24 a�res with mast ca#that being
wetlands,
Watzka displayed a d'rawi�g showr�ng how ihe tit�ng term#ranspor#ation p�an ca11s for a road that wouid run
tht�ugh many of the lots. tt t+vou[d run fram the iVorth dawn to CR 121. The intent would b�ta skir�the
wetl�nd area.
Ehlert stat�d that it wa�ld be difficult tq build a road through the wetlands. As developers, they are
requir�*d to h��+e#heir development ceeate little to no impact on the we4lands. V'J�tzka stated that�h{ert
makes a goad point as�oads would be di�icuft to build wGthout haaing impact to the wetlands.
Ehlert{�resented a map showing the pt�teniial rc�ad realigning th�road from the Nc�rth ta ga acro�s the
Sauk River. H�questioned that considerafion be taken to this new road �t��nment idea uvhich r�vould be
another way to c�nnect ta NVYY 23. Ehlert state�d he is r��t sure vuttat th�e City wouid gain from having the
road�lign with CR 121.
Schultz ques#ianed if the praposed re�d has any wet[and impacts. Ehleri stated t�at it has an �mpact.
Additianally, #h�road witC travel into ather munieipalities such as the watershed district and Waite ParEc.
Schultz questior�ed how far apa�t the twa brid��s wauld be. �hf�rt stated that h+e is unsure af the
distance.
As nr��n�els� pres�nt wished ko speak, Schuftz clased the publfc hearinc��t�:15 PM.
Ri�ke sta#ed h�fe�is the dev�fopm�nt is a nice way i�develop an interesting property. Ftieke added thaf
he likes th�layout and the ct�l-d�-sac ccampcanenL
Symanietz stated that the�u#�re 12Rh Avenue ar�d the future 2t1t"Aver�ue connection c�uEd be abl�ta
har�dEe the tca�fic.That wa}+, t�e ro�d ti�raugt�the developm�nt waulc€nsat t�e needed. Rieke�tated that
b�ecause 12�Av�was reduc�d in widkh, he wc�uld ns�t like ta se�higher amounis of traffic on fhe road.
Hausrna,nn q�esti�ne�i if the Gity Engineer and d�velopers shouCd rneet to discuss kh�impact io the Long
Ftange Transpartation Plan.
Rieke made a mt�tian exten�t the 6Q day land use requir�rnent an addi#�on�l 60 days tabltng furt�e�
discus$iar� unti! Mo�day, l7ecember Sth. fiha tnotion w�ts seContied by Schut�an�1 the motfot�
carri�d.
Ayes: Scftultz, Hausmann, Symanietz,Rleke�St�r�ger,Kottes, E�yr�ck
Wa�s: Salx+ar hAatic�n C�rried: 7:4:0
Salzer questioned how a raad can be bu�lt if xhe watershe� ciostrict or aNR opposes, �lVotzica stated ihat
the permitting process 'ts nat str�igh#forw�r�. �3ften, aiter�a4ive�are looked at and th� proce�s can b�
quite lengthy. Hausmann add�d that the first ihing you need to shaw is the`n�ecf' to ha�ve the rr�ad.
Ehleri sfated#hat far the pucposes of the€equest, tt�e anly road plan that is in place brir�gs 2{?�Street
south to cor�nect#o CR 121. Eh{ert stated that the rnap from SEH is new to him artd he and the deyeloper
have n�t had tlme to�gur�hvw tha4 would wark wi�h their develaprr�ent,
Aursuant io due call and nofice thereof, th�City Council and th�Tawnship �3aard me#ir�a special sessean
�n Monday, .lanuary 5. 2�14 at 7:�C� f'�1 in tk��St. 3ase�h City Halt
Weyrens clsrified that t�as�d an the�xecuted 1VIC7U, the City Cauncil and Townshi�Bo2rd rnust meet
jaintly to can�ider any rezoning matters. Rezflning i;s the c�rriy matt+er wh+�r�by th�J�int Plartnir�g Board is
advi��ry�o the City eQuncil and TQwnship�oard, The MQU states that each 6oard rnust independen#iy
vote on the matter, during the joink me�ting. It requi�es bath th�City and Township ta a�irm� rez�tning.
Vlfhen questioned i4 lhey could vate on each rr�atter t�ether Weyrens stateti�hat bath the Gi#y and
T�wnship�hould�ote on each cez�ning ind�p�ndently as�vell.
Americar� l�ationa! �ar�k Rez�anin�: Los€�ra�ade a rt�atioa�ta�ccept�he rec�amm�ndati�n of the Joint
Planning 8oard rezoning #he follnwin�g described psroperty frorin the currestt tJ'E ta R1Q. The
rnot�on wass secanded by Wlck and pa�sec!un�r�€m�t+a�e�ly. {
Propert��Llescrip�tiort: Part af the�1W 1 A�fl4f fY�/d iYE!���IJ�{�P.r�S�G�y O! �OLIIj�I�Qf�� ��l 1�JI�
n4rtheasterty nf the Sau�R1ver in Sectiar�23, sc Jvssph 7"owr�ship(12�t/29), contar'ning approximate�y
�J43.6 a�res
Jansser� made a nnot�on ta accept the t°e�t�mmenti�tian c�f�khe F[ann�ng Boarri, rezr�n�n+�the
property desC�ti#�ed ai�aYe f'c+om the curnenE I�E tt�R1{�a 1'he m�tion+�ras s�a�r�#ed by St�anger a�td
passed unanimausty,
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June 4,2015
RE: Revlsed River Ridga Estates Stormwater Plan&Erosion Control Plan Review
The sta�mwater plan and erosion/sediment cantroi plan for River Ridge fstates Plat waa received by the
Environmental Services Department on S/5/15. The revised plan was submitted 5/27/15. The plans, specs,and
calcutatlons were reviewed to determine compliance with the Steams County 2oning Ordinance#�439. The plan is �
incomplete until th�folbwing items are addressed:
1. If infiltrotion Is proposed piease show that the practice can meet the infiltration requirements. If
in�Jiration is nvt possible, please sun�lv evidence that it is infieasible and nrodose aftemate BMPs. If
flitrat(on is p�oposed piease provide design/construction detail showing it meets the standards of the
NPDES permit and the MN Stormwater Manual.
2. Please change the HydroCAD post-development impervious surface input for iS from 0.19 acres to 2.0
acres and 3S from .25 acres to 2.1 acres as shown on the Preliminary Grading,Drainage&Erosion Ccntrot
Plan.
3. Given the road and ditch widths from the typical road cross-sectron,4:1 sideslopes,and the 3ft mo�led
ditch depth, constnutfon of the stormwater ponds will impact 14ft of land located outside of the 66h
wide road�ight-of-way. Rleas�enwre that drainage ant!utiiity easements are obtained.
4. Ptease submit ditch profiles showing elevations of the ditch bottom,driveway culverts,and outlet.
5. it appears that the ditch outlet between lots 2-3 and the conveyance swale is within 0.1 k of the adjacent
grade. Alease provide a proflie of the swate to ensure adjacent properties are not impacted and how this
swale wiil be stabilized to handle the expected cha�nelized flow velocities. Also, the low end of the
conveyance swate appears to be located within a delineated wetland. Please provide evidence of
approval to impact the wetland.
6. It appears that the ditch outlet between lots 15-16 is very close to the elevation of the adjacent grade.
Please provide a proflle of the conveyance swale to ensure that adjacent properties are not impacted and
how this swale will be stabilized to handle the expected channelized flow velocities.
7. Please prov�le pond outlet constructton/stabilizatbn detail and riprap and tulvert outfalls.
8. A landscape plan showiag the temporary and permanent stabtlization methods,type of stabilization,and
rate of application for lawns, road ditches,and BMP areas.(7.25.3F)
9. Informetion shall be included whith clearty identifies a{I elevations and grades for streets, ditches,
st�rmwate�management facitities,wetlands,lakes,pipe inverts and pipe outlets.(7.25.3G)
10. A work and mate�ials list for all proqosed site grading, starmwater management, and e�osion and
sediment control related operatians. (7.�5.3J) The revision letter indicates a spreadsheet that was not
attached.
11. Please provide evidence shewing that St.Joseph Township agrees to assume responsibility for operation
and maintenance of the stormwater facilities. The operation and maintenance pian is a separate
document that must include:
"g�s�� A//irrr�ative Action/Equa/Opportunity Employe�"
a. Name and contact information on the entity responsible for long term maintenance.
b. Inspection schedule.
c. Inspection checklist to be used and inspection protocol.
d. Description of how inspertions and maintenanoe activities will be funded.
e. A!I inspection and maintenance docurnents shall be kept by the responsible party for a minimum
of ten(10)years.
f. It shall be tfie responsibility of the applicant to obtai� any necessary easements to allow for
access to the sto�mwater management facilities for inspection and/or maintenance purposes.
16. Final plat approval shall not be granted until a financial guarantee in the fornn of a lette�of credit, cash
deposit,or bond in favor of St.Joseph Township equal to 12596 of site grading{fo�storm water facillties)
a�d erosion/sediment control costs has been submitted to St.loseph Township.
17. New constructed stormwater outfails to any public water or wetland must provide for filtering or settling
of suspended solids and skimming of surface deb�is before discharge.(7.25.6E)
If there are a�y questions I can be reached at(320)656-3513 or by email at robert.snitzlev@co.steams.mn.us.
Sincerely,
��
Rob Spittl
Stearns County Environmental Services
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�
�EH DRAFT MEMORANDUM
TO: Randy Sabart,PE
FROM: April A.Ryan,PE
DATE: June 23,2015
RE: River Ridge Estates Plat
HH Review Comments
SEH No. STJOE D140
Provided are Hydrologic/Hydrology review comments for River Ridge Estates Plat,submittal plans dated
OS/27/2015, located in St Joseph Township,MN.
The following information was absent from the drainage information submit#ed with the drawings dated
June 27,2015. The following information will need to be provided in order to conduct a complete review.
1) Culvert sizing calculations.
2) Ditch and overland conveyance capacity calculations.
3) Volume and water quality treatment calculations indicating compliance with applicable
regulations.
Based on the information that was submitted,I have the following comments.
1) The owner is responsible for meeting and applying for all applicable local, state,and federal
drainage and hydrology pertnits,including but limited to:
a. MPCA NPDES Construction Permit
b. Sauk River Watershed District Permit(s)
Modeling:
2) Both existing and proposed sub-catchments neglect to account for wetland areas,typically
modeled with a CN=9$.
3) Existing impervious amounts do not account for the existing north road.
4) Time of concentration calcutations are the same in both existing and proposed conditions.Land
use changes from row crops to single family residential homes,which should include a change in
how the time of concentration is calculated.
5) Impervious amounts in proposed conditions should account for l6 residential homes and
driveways. Using the assumed 10,000 sf for each lot,an approximate impervious amount of 4.0
acres should be incorporated into the modeling.Current modeling includes 0.44 acres.
6) Modeling of the proposed filtration ditch systems should include water level starting elevations at
the lowest proposed outlet elevation,which in this case if the identified overflow elevation.
7) Modeling indicates that the proposed filtration ditches overflow and are NOT adequately sized
for the 2, 10,and 100 year 24 hour frequency storm events.
Conveyance:
Short Elliott Hendrickson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is an equal opportunity employer � www.sehi�c.com I 320.229.4300 � 800.572.0617 I 888•908.8168 fax
Page 2
8) Based on the shown drainage arrows,overland flow includes drainage between and across lots.
Well defined drainage paths should be identified and constructed to ensure proper drainage as lots
are developed. Drainage paths need to be located within drainage easements to allow for
continued conveyance and maintenance access.
9) The identified road ditch overflows and downstream conveyances need to be located within
drainage easements.The overflow conveyances are not clearly defined. From the information
provided the conveyances seem to be shallow with extremely flat grades.Calculations need to be
provided verifying that the conveyances have adequate capacity.
Water Quality:
]0) Submitted information indicates that water quality treatment is being provided through ditch
filtration.Volume reduction/infiltration is required,provided documentation as to why volume
reduction/infiltration is not being met/utilized.
11) Stormwater treatment consists of ditch filtration systems which includes ditch ponding to depths
of 2-3 feet before runoff is able to outlet at the identified overflow elevations.The following are
concerns with the proposed stormwater treatment(ditch filtration)systems:
a. The system will create a permanent standing pool of water along the road way which
reduces filtration effectiveness.The proposed system will act more as a sedimentation
system rather than a filtration system,but does not meet the standards for a sedimentation
system. Stormwater treatment systems should be designed to the most current technology
as reflected in the Minnesota Storrnwater Manual.
b. The standing water along the roadway could result in safety concerns,affect the integrity
of the road,and may create a wetland type of environment.
Erosion and Sediment Control:
12) Ditches, swales,overflows,overland conveyances,pipe outlets,and other areas of concentrated
flow should include adequate temporary and permanent erosion prote�tion.
13)Ditch checks should be designed and implemented to provide adequate erosion and sediment
control along ditch/swale conveyances.
14) Final stabilization needs to include the types and application rates of proposed materials.
l5) At a minimum,erosion and sediment control BMPs need to be designed and identified in
accordance with the MPCA NPDES Construction Permit requirements,this includes but is not
limited to:
a. Wetland protection
b. Ditch/swale stabilization
a Perimeter control
d. Dewatering
e. Inlet/culvert protection
£ Stockpiling
aar
t:l�w�lprojects�x reviews�river ridge estates plat_hh review commeme.dax
:.:a,
C � UNTY OF STEARNS
�:Y Department of Highways
� :� :. ��
;� PO Box 246 • St Cloud, MN 56302
l.�,�� (320)255-b l SQ • FAX (320)255-6186
JODI L.TEICH,P.E. May 19,2�1$
Highway Engineer
JEFF MILLER,P.E. STEARNS COUNTY HIGHWAY DEPARTMENT
.lssx HighwayEngineer COUNTY PLAT REVIEW
cAucx wEn►sniv pLAT: RNER RIDGE ESTATES
Maintenance Superintendent
The basic eriterion for tlus plat review is provided for in the Stearns County
Comprehensive Plan. This Road Certificate shall be recorded with the Final
Plat.
tion
The generallocation of the plat is north�ast of Couaty Road 121 in S�ctions
22 and 23,T124N,R29W within the L"ity Limits of St.Jo�h a�xl in St�
Joseph Township.
County Road 121 is classified as a minor oollector in the area of the pla�
The 2013 haffic volume on Co�nty Road 121 in this area is 1650 ADT.
�i t of av ,
Steams County Right of Way Plat No. 19 pr�vides for a minimum of 50-
feet of right of way fmm the c�ne of CR 121. No additional deidicated
right of way for County purposes is required. The City of S�Joseph shauld
evaluate their right of way needs.
All private facilities such as signs,fencing,etc: shall be placed/constructed
outside of the permaaent oounty right of way.
Acce�s MadaQement:
All Seld accesses shall be re�noved by the developer at the time Cayle�r
. Road is constiucted. Right tum lanes shall also be oonstructed at 290
Street and Cayley Street by the developer.No acccsses to CR 121 from any
of the lots will be permitted. All access shall be via 290m Sta�eCt or�ayley
Stceet.
' The owner confers all"rights of acxess"to Stearns Cotimty for the property
fiontage along and adjac�nt to the County right of way upon�e recording
of this document with the final plat. �
Drai� &�e Facih'tie�
+��� `Al�iimeNveAdwn/E9'ua�OppotfunilyEny�lOye�'
� Steams County Plat Review
Plat Name: River Ridge Estates
Page 2
There are no drainage concerns with this plat.
Traffcc and Public Safetv:
A utility peimit will be required if utility construction activities are within the county right-of-
way.
Mailbox supports installed within the County right-of-way shall�nform to the late.�t Steanos
County Mailbox Support Policy. �
I have reviewed the above plat for conoe,�ns relating to standard engineering practice and policies �
as commonly applied to County Roads and Rights-of-Way.
,
� �� ��
Assi County Engineer-Maintenance/Operations Date
I concw in the above review and recammendations.
�,.. ~_,y�.
s !� ���5
st unty Engin�r n�
Distr�bution: Enviro�meatat Sarvicas
TO�►jNSHIP �F ,�,,��,�,��`1,..
SAINT ]OSEPH cmr oF sr.JOSEPH
PO 80X 585 PO BOX 668
St.loseph MN 56374 St.loseph MN 56374
324363-8825 320-363-7201
lweyrens�cltyofstjoseph.com
July 7,20I5
CLC Partnership,LLC
Cory Ehlert
PO Box 99
St.Joseph MN 563'74
RE: River Ridge Estates
Dear Cory:
I am in receipt of your application for the project entitled River Ridge Estates as forwarded from Stearns
County Environmental Services. While the matter has been reviewed by the Stearns County Platting
Committee,their remains outstanding issues regarding Stormwater as identified in a letter dated June 4,
2015 from Rob Spitzley, Stearns County Environmental Services(See attached).
At the request of Stearns County,and approval of St.Joseph Township,the storm water plans have been
reviewed by the City Engineer for technical review and completeness. This review also identified
deficiencies that need to be corrected before the plat can move forward(See attached).
In addition,review of the City records indicate that CLC Partnership has outstanding fees totaling$
4,389.58,not including the costs incurred for the recent review of your plat. Therefore,before the plat
can be scheduled for a hearing before the Joint Planning Board,the Stormwater plan must be complete
and all outstanding invoices must be paid in addition to a$3,000 deposit for plat review. The total
amount due is$7,389.58.
If you have any questions or need additional information please feel free to contact me at 320-363-7201.
Sincerely,
=- 2�u-'
� ..���E/
u eyrens �
A inistrator
cc: Ann Reischl,St.Joseph Township
Angie Berg, Stearns County Environmental Services
�J
�
SEH
Building a Bexcer World
for All of Us�
July 23,2015 RE: St.Joseph Township, Minnesota
River Ridge Estates
SEH No. STJTN GEN D02 14.00
Ms.Anna Reischl, Township Clerk
St. Joseph Township
200 Hill Street
St.Joseph, MN 56374
Dear Ms. Reischl:
After reviewing the preliminary plat and preliminary plans for the River Ridge Estates project submitted to
SEH on July 9, 2015(prepared by Minnesota Engineering and Construction Services), my comments are
as follows.
1. The minimum roadbed in residential areas is 30 feet.
2. Minimum ditch depth is 3 feet.
3. Minimum bituminous is 3.5 inches(two lifts). But the road struetural section will be further
reviewed after soil boring information is provided.
4. All bituminous courses shall include C-oil.
5. Bituminous shall not inctude recycled material.
6. Provide geotechnical report that includes a suggested R-value, along with the roadway structural
section calculations for a 9-ton design.
7. Include epoxy centerline and fog line striping in the plans.
8. Please show and label the cul-de-sac diameter. Township minimum is 90 foot diameter.
9. Future utilities(sewer and water)are shown under the proposed roadway. Dedicated easements
for future utility installations will be needed to avoid disturbing the roadways. Developer's
Engineer to confirm required depths of the utilities in order to confirm the easement size needed.
10. Provide documentation that necessary approvals for wetland impacts have been acquired.
11. Provide plan and profile sheets of proposed street improvements.
12. Hydrocad calculations should be based on Atlas 14 rainfall data(2yr=2.66, 10yr=3.92,and
100yr=6.39).
13. More detail should be inc{uded on pfans ditches that are included in the hydrocad models as 2P
and 4P. Shade areas of the ditches that are modeled to hold water,and label the culve�ts or
graded weirs that will act as the outlet control.
14. Provide ca{culations showing infiltration requirements are met.
15. Provide documentation showing all necessary permits have been acquired. Sauk River
Watershed, Stearns County, etc.
Sincerely,
'I�T" "
Jon Halter, PE
Township Engineer
jmh/djg
c: Randy Sabart,SEH Gene Lange,St.Joseph Township
Gene Nelson,MN Engineering&Construction Services
p:�pt�s�stjtn\commonW02 2015 river ridgeU township river ridge review 072315.doac
Engineers � Architects � Planners � Scientists
Short Elllott Hendrickson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is 100%employee-owned � sehlnc.com � 320.229.4300 � 800.572.0617 � 888.90$.8166 fax
�
�..�►
�EH MEMORANDUM
TO: Judy Weyrens
City Administrator
FROM: Randy Sabart, PE
DATE: July 20, 2015
RE: St. Joseph, Minnesota
2015 River Ridge Estates(Ehlert Development)
Preliminary Pian and Plat Review
SEH No. STJOE GEN D140
I reviewed the preliminary piat, grading, and future utility plans dated July 7, 2015 from Arro Land
Surveying and Minnesota Engineering and Construction Services, and have the following comments in
addition to those expressed by the Township Engineer:
Preliminary Plat
1. 100-year and 500-year flood plain boundaries:
' The terminology used to describe the statistical probability of flooding(ex"100-year floodway")is
often misinterpreted to mean a flood that may occur once in 100 years.As illustrated on the
attached Flood Insurance Rate Map legend, the 100-year flood is the flood that has a 1%(1/100)
annual chance of being equated or exceeded in any given year.Similarly,the 500-year flood is
the flood that has a 0.2%(1/500)annual chance of being equaled or exceeded in any given year.
The 100-year floodway and flood plain boundaries are illustrated on the preliminary plat. In
several instances,the principal structure pads are within only 50-to 70-feet of the flood plain
boundary line, and the individual onsite sewage treatment sites even closer to the flood plain.
Though not illustrated on the preliminary plat, the 0.2%annual chance(500-year)boundary
(Zone X)encompasses all of the lots abutting Cayley Court(see attached FIRMette).
The Commission should define expectations for lot sale disclosures, as well as determine the
suitability of the proposed setbacks between strueture pads and ISTS sites to the floodplain.
2. The Future Utility Plan contemplates municipal sanitary sewer and water main being installed in a
corridor either parallel with CR 121 or along the proposed street centerlines. While it's unknown if
the extension of sanitary sewer and water would occur at the end of life cycle of the street(ex. 30
years +l-), the provisions for utility easements(ex. 15 feet along CR 121)are not adequate to
avoid disturbing roadways, especially considering the size and depth of the trunk infrastructure
that has been considered for the area.
3. It does not appear that drainage and utility easements are being reserved across the back of the
lots subject to the floodplain,floodway,or wetlands. Drainage easements should be dedicated.
4. Verify the Regulatory Flood Protection Efevations(RFPE)listed on the preliminary plat includes
both the required 1-foot increase for freeboard and the amount for flood sta4e increase. Similar
reference is made on multiple drawings to only the 1-foot freeboard without reference to the flood
stage increase allowance. The Commission should define any additional freeboard elevation
requirements.
5. The plat is dedicating the south half of the right-of-way for 290th Street and the cul-de-sac;
however, the grading plan illustrates street construction on the north half as well.What provisions
are being made to dedicate the full width of the right-of-way along 290�h Street and the cul-de-
sac?
Short Elliott Hendrlckson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is an equal opportunity employer � www.sehinc.com � 320.229.4300 � 800.572.0617 � 320.229.4301 fax
2015 River Ridge Estates
July 20, 2015
Page 2
Preliminary Grading,Drainage and Erosion Control Plan
6. The proposed lowest floor elevations in several instances are below the RFPE's identified on the
plat(see item 4 above).
7. Ten feet drainage and utiliry easements should be dedicated along the rear IoUplat lines.A
minimum of 10 feet wide drainage and utility easements should be dedicated on each side of the
side lot lines(Ord. 54.16 Subd. 5b).
8. Since it is unknown when municipal utilities may be extended to serve the development in the
future,widened drainage and utility easements should be dedicated parallel with the public rights-
of-way lines for the streets(Ord. 54.16 Subd. 5c).
9. Considering the proximity to the elementary school and pedestrian trail system at Jade Road, the
Commission should define expectations for pedestrian accommodations.
Hydrology
10. See attached separate memo.
Construction Details
11. The road bed should be graded to account for a future paved street width of 32 feet(Ord. 54.16
Subd. 3j).A 24 foot wide paved width is presently designed and will not accommodate any on
street parking or shoulder for pedestrian refuge.
12. Submit pavement design information supporting a minimum of a 9-ton pavement design.
Miscellaneous �
13. Final submittal shall include a sign plan, turf establishment plan, and street lighting plan. Wetland
identification/protection signs should be placed where boundaries intersect lot lines.
14. To improve legibility of the construction drawings plan scales no smaller than 1 inch=60 feet are
preferred.
djg
Enclosure
c: Terry Thene, City of St.Joseph(w/enclosure)
p:�ptlsl�tjoe�common\d140 2075 river ridge estates subd(american ntl bank property)M aly prelim plan rev 072115.doc
�
..���
�EH MEMORANDUM
TO: Randy Sabart, PE
FROM: April A. Ryan, PE
DATE: ��"�9 Updated July 21, 015
RE: St. Joseph, Minnesota
River Ridge Estates Plat
HydrologiclHydrology Review Comments
SEH No. STJOE GEN D140
Provided are Hydrologic/Hydrology review comments for River Ridge Estates Plat, submittal plans�a#e�
^�"�?'�o received 07/08/15, located in St Joseph Township, MN.
The following information was absent from the drainage information submitted with the drawings dated
June 27, 2015.The fol{owing information will need to be provided in order to conduct a complete review.
1) Culvert sizing calculations. Still not provided.
2) Ditch and overland conveyance capacity calculations. Still not provided.
3) Volume and water qualiry treatment calculations indicating compliance with applicable
regulations. Still not provided.
Based on the information that was submitted, I have the following comments.
1) The owner is responsible for meeting and applying for all applicab{e local, state, and federal
drainage and hydrology permits, including but limited to:
a. MPCA NPDES Construction Permit
b. Sauk River Watershed District Permit(s)
Modeling: Still apply, unless otherwise noted.
2) Both existing and proposed sub-catchments neglect to account for wetland areas,typically
modeled with a CN=98.
3) Existing impervious amounts do not account for the existing north road.
4) Time of concentration calculations are the same in both existing and proposed conditions. Land
use changes from row crops to single family residential homes,which should include a change in
how the time of concentration is calculated.
5) Impervious amounts in proposed conditions should account for 16 residential homes and
driveways. Using the assumed 10,000 sf for each lot, an approximate impervious amount of 4.0
acres should be incorporated into the modeling. Current modeling includes 0.44 acres. Has been
addressed.
6) Modeling of the proposed filtration ditch systems should include water level starting elevations at
the lowest proposed outlet elevation,which in this case if the identified overflow elevation.
7) Modeling indicates the proposed filtration ditches overflow and are NOT adequately sized for the
2, 10, and 100 year 24 hour frequency storm events.
Conveyance:All still apply.
8) Based on the shown drainage arrows, overland flow includes drainage between and across lots.
Well defined drainage paths should be identified and constructed to ensure proper drainage as
ShoR Elliott Hendrickson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is an equal opportunity employer � www.sehinc.com � 320.229.4300 � 800.572.0617 � 888.908.8166 fax
Page 2
lots are developed. Drainage paths need to be located within drainage easements to allow for
continued conveyance and maintenance access.
9) The identified road ditch overflows and downstream conveyances need to be located within
drainage easements. The overflow conveyances are not clearly defined. From the information
provided, the conveyances seem to be shallow with extremely flat grades. Calculations need to
be provided verifying the conveyances have adequate capacity.
Water Quality:
10) Submitted information indicates water quality treatment is being provided through ditch filtration.
Volume reduction/infiltration is required, provided documentation as to why volume
reduction/in�ltration is not being meUutilized. Based on justification provided in an email dated
07/09/15, I agree the change in land use from row crops to single family residential creates a
reduction in runoff volume.
11) Stormwater treatment consists of ditch filtration systems which includes ditch ponding to depths
of 2-3 feet before runoff is able to outlet at the identified overflow elevations. The following are
concerns with the proposed stormwater treatment(ditch fiftration)systems: Still apply.
a. The system will create a permanent standing pool of water along the road way which
reduces filtration effectiveness. The proposed system will act more as a sedimentation
system rather than a filtration system, but does not meet the standards for a
sedimentation system. Stormwater treatment systems should be designed to the most
current technology as reflected in the Minnesota Stormwater Manual.
b. The standing water along the roadway could result in safety concerns, affect the integrity
of the road, and may create a wetland type of environment.
Erosion and Sediment Control:All sfill apply.
12) Ditches, swales, overflows,overland conveyances, pipe outlets, and other areas of concentrated
flow should include adequate temporary and permanent erosion protection.
13) Ditch checks should be designed and implemented to provide adequate erosion and sediment
control along ditch/swale conveyances.
14) Final stabilization needs to include the types and application rates of proposed materials.
15) At a minimum, erosion and sediment control SMPs need to be designed and identified in
accordance with the MPCA NPDES Construction Permit requirements, this includes but is not
limited to:
a. Wetland protection
b. Ditch/swale stabilization
c. Perimeter control
d. Dewatering
e. Inlet/culvert protection
f. Stockpiling
aar/djg
p:�pfls�stjce�common�d140 2U15 river ridge estates subd(emerican nU bank property)1m sabaA river ridge estates plat_hh review comments_07.21.15.dopc
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November 18,2014
Page 3 of 4
The orderly annexation agreement is to provide balance. Not all lots within the city need to be smaller lots
and not everyone wants to live in the City and the Memo�andum of Understanding defines the terms of
how the city and township agreed on how development can accur in the township area.
Weyrens questioned if the board would be in agreement to table the discussion,extending the 60 day
land use rule until the 2"d Monday in December, giving the developer time to look at the options. Ehlert
stated he is not opposed to looking at the development again and worlcing with the city to obtain a higher
density.
Rieke made a motion extend the 60 day land use requirement an additional 60 days tabltng further
discussion until AAonday, December 8th. The motion was seconded by Salzer and passed
unanimously.
Public Hearing. Rezoning,,CLC Prooerties: Chair Schultz catled the hearing to order at 7:55 PM and
stated the purpose of the hearing is to consider a request for rezoning from the cuRent Urban Expansion
to Residential R10. The request for rezoning is in accordance with Section 4.10 of the Steams County
Land Use and Zoning Ordinance#439. The property under consideration is part of the NW%.and NW'/.
NE'141ying easterly of County Road 121 and northeasterly of the Sauk River in Section 23, St. Joseph
Township('124129), containing approximately 143.6 acres. The request for rezoning has been submitted
by CLC Properties, St. Joseph, MN for American National Bank of MN, St. Cloud, MN.
Ehlert spoke on his own behalf stating that this development is named River Ridge Estates. It is a 16 lot
residential development along the banks of the Sauk River. There will be a variety of lot sizes ranging
from 2-10+acres with a unique landscape and river frontage.The current access would be 290U'Street.
The current request is to rezone the property to R10. Ehlert stated that of the 143 acres, 72 acres is either
impacted by wetland or the 100 year flood plain.The development will consist of parcel A and parc:el B.
Parcel B will be made up of 91ots and includes the river. The lot configuration may change a bit as he
con6nues to worlc with the watershed district. The primary access point for these homeowners would be a
cul-de-sac. Parcel A consists of 7 lots. One of the 7 lots will be about 24 acres with most of that being
wetlands.
Wotzka displayed a drawing showing how the long term transportation plan calls for a road that woutd run
through many of the lots. It would run from the North down to CR 121.The intent would be to skirt the
wetland area.
Ehlert stated that it would be difficult to build a coad thcough the wetlands.As developers,they are
required to have their development create little to no impact on the wet{ands.Wotzka stated that Eh1ert
makes a good point as roads would be difficult to build without having impa�t to the wetlands.
Ehlert presented a map showing the pote�tial road realigning the road from the North to go across the
Sauk River. He questioned that consideratio�be taken to this new road alignment idea which would be
another way to connect to HWY 23. Ehlert stated he is not sure what the City would gain from having the
road align with CR 121.
Schultz questioned if the proposed road has any wetland impacts. Ehlert stated that it has an impact.
Additionally, the road will travel into other municipalities such as the watershed district and Waite Park.
Schultz questioned how far apart the two bridges would be. Ehlert stated that he is unsure of the
distance.
As no one else present wished to speak, Schultz closed the public hearing at 8:15 PM.
Rieke stated he feels the development is a nice way to develop an interesting property. Rieke added that
he likes the layout and the cul-de-sac component.
November 18,2014
Page 4 of 4
Symanietz stated that the future 12�Avenue and the future 20t^Avenue connection could be able to
handle the traffic. That way, the road through the development would not be needed. Rieke stated that
because 12�Ave was reduced in width, he would not like to see higher amounts of traffic on the road.
Hausmann questioned if the City Engineer and developers should meet to discuss the impact to the Long
Range Transporta6on Plan.
Rteke made a motion extend the 60 day land use requirement an additional 60 days tabling furthe�
discussion until Monday,December 8th. The motion was seconded by Schultz and the motlon
carrisd.
Ayes: Schultz,Hausmann,3ymanietz�Rleke�Stange�,Koltes, Elynck
Nays: Salzer Motion Carried: 7:1:0
Salzer questioned how a road can be built if the watershed district or DNR opposes.Wotr.ka stated that
the permitting process is not straight forwarcl. Often,alternatives are looked at and the process ca�be
quite lengthy. Hausmann added that the first thing you need to show is the`need'to have the road.
Ehlert stated that for the purposes of the request, the only road plan that is in place brings 20�'Street
south to conneat to CR 121. Ehlert stated that the map from SEH is new to him and he and the developer
have not had time to figure how that would work with their development.
Ad'loum: Schultz made adjourned the meeting at 8:30 PM,
f�.__. .�.�
,�,,... .
. `..... ' �� �-(.C'G� :l.�-�Z.:�
ick Schultz Jud We ns
Acting Joint Boarcl Chair �`Join�6oarci Secretary
`� . �
January 5, 2015
Page 1 of 2
Pursuant to due call and notice thereof, the Joint Planning Board of the St. Joseph Orderly Annexation Area met
in a special session on Monday, January 5, 2014 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Rick Schultz, Jerome Salzer, Brenda Stanger, Renee Symanietz, Chad Hausmann,
Ross Rieke, Hal Undersander, Ralph Eiynck. City Administrator Judy Weyrens
Others Present: Cory Ehlert, Don Thielman, Darlene Thielman, Ed Merking, Trent Merking, Mark Thompson,
Ann Meyer, Paul Krey, Bob Loso, Dale Wick, Matt Killam, Jeff Janssen, City Engineer Randy Sabart, Developer
Engineer Will Huston, Kevin Cox.
Approval of the Minutes: Salzer made a motion to approve the minutes of the November 18 minutes as
corrected; seconded by Eiynck and passed unanimously.
Rezoning — Notch: Chair Schultz stated that on November 18, 2015 the Joint Planning conducted a public
hearing for the proposed rezoning of property described as the S% SW%4 NE %<and the S'/z SE%<NW%4, lying
westerly of County Road 2 in Section 3, St. Joseph Township (124/29) containing approximately 40 acres. The
property address is 31486 County Road 2, St. Joseph MN, 56374. The request is to rezone from the current
Urban Expansion (UE)to Residential R10 (R10). At the public hearing the Joint Planning Board determined
they did not have enough information to make a decision and tabled action.
Ehlert stated that he along with City Staff met to discuss concerns. Sunset Ridge 2 is the remaining 40 acres of
the Roman Notch Trust. Ehlert added they are requesting that it be rezoned at R10 which would divide the land
into four 10 acre parcels. One of the noticeable changes is the tocation of the right of way which would line up
nicer. It would make lots one and two slightly larger than lots three and four. The other change is regarding the
East/West Corridor. It ran to the south of the entire property line. The lots will be serviced by a common
driveway which will be a 24 foot road. The driveway will be private. Ehlert added that they will be happy to
maintain the private driveway and can be put into the developer's agreement. Once the East/West Corridor
would go in, the driveway easement would be removed and the dividing lines between lots 2, 3, and 4 will be the
primary access point. Ehlert presented a map showing 14 ghost platted lots averaging about 2 acres.
Hausmann asked if the property owners to the South have reviewed the proposed map. Ed Merkling stated that
he has not reviewed the plans but as an adjoining property owner does have concerns with the location of the
proposed easbwest north corridor. He questioned the location of the proposed corridor and it the corridor has
been established.
Hausmann stated that not all lots will be impacted equally as lots 1 and 2 will be impacted by the driveway and
driveway easement. Lot 4 will be minimally impacted. Hausmann added that future owners should be made
aware of the ghost plat so that they may plan their home construction accordingly.
Ehlert stated there are three road proposals for the corridor. Other options would bring the road further South,
which would affect Northland Heights. The other option would bring the road west to connect to County Road 2.
Sabart stated that when planning the first phase of Sunset Ridge with the alignment coming down and
terminating at a cul-de-sac, there were concerns about the Western extension. Sabart added that about four
years ago the City was in the process of conducting finro environmental studies. Both of the studies had been
suspended due to an interpretation by the Federal Highway Administration. As a result, there is not a preferred
road for the corridor, leaving the window open to make changes.
Ehlert stated that as a result of their meeting with staff, he was asked to be willing to commit to where the
east/west corridor was to end. He feels that the plan he has presented is it.
Schultz stated that the APO will be putting this corridor back on their plan in order to come up with a preferred
route so that developers will know where that road will be. To the question posed about when the corridors will
be finalized, Sabart stated that the APO has a 20 year planning horizon for their transportation plan which is a
commitment of Federal highway dollars. If the City were to choose to build the roads with different funds or
developments, there could be a different time table. Sabart added that all the alignment options are still on the
table with this development.
January 5, 2015
Page 2 of 2
Loso asked if it is in harmony with the Comprehensive Plan. Weyrens stated that the plan identifies the area as
low density. Questions can be raised as to when services will be available and it is up for interpretation as to
what low density means. Weyrens added that zoning cannot be conditional. It either has to fit the long term
plans or it doesn't.
Schultz asked if rezoning to R5 would give the same flexibility as R10. Ehlert stated that it would give 4 more
building entitlements as there would be 8 if zoned as an R5. The challenge would be to divide the land into 8
parcels and then access points and roadways would need to be relooked at.
Salzer made a motion recommending approval of the rezoning request to rezone the property located at
31486 County Road 2, St.Joseph, MN, legally described below,from UE, Urban Expansion to R-10
Residential. The motion was seconded by Hausmann and passed unanimously.
Property Description: the S% SW%NE '/<and the S% SE'/<NW'/<, lying westerly of County
Road 2 in Section 3, St. Joseph Township (124/29) containing approximately 40 acres. The property address is
31486 County Road 2, St. Joseph MN, 56374
Rezoning—American National Bank: Chair Schultz stated that on November 18, 2015 the Joint Planning
conducted a public hearing for the proposed rezoning of property described Part of the NW%and NW%NE%
lying easterly of County Road 121 and northeasterly of the Sauk River in Section 23, St. Joseph Township
(124/29), containing approximately 143.6 acres. The request is to rezone from the current Urban Expansion
(UE)to Residential R10 (R10). At the public hearing the Joint Planning Board determined they did not have
enough information to make a decision and tabled action.
Ehlert that as with the Notch property, this one was also discussed in the working meeting with City staff. The
original parcel is 143 acres and the request is to rezone to R10. The plan is to have the lots with their separate
wells and septic systems. On the north portion, a road will be constructed to also serve as a driveway with a cul-
de-sac at the end. The south side of the development houses the Sauk River.
Eh�ert stated there are a couple different utility layouts for the development. Some of the discussions have
included the lift station off of County Road 121. In the event that City services were to be extended, a lift station
would be required, which would serve a large area including a portion of the Arcon property on the west side of
CR 121.
Janssen questioned if there is going to be a need for additional right of way for the future from the County
Highway Department. Ehlert stated that he did provide the County Engineer with a copy of the proposed
development and he has yet to receive a response; however he stated that they have only had for a couple of
weeks.
Ehlert stated that since the wetland study has been completed, the wetland area has grown considerably.
Therefore, the preliminary plat may have to shift the cul-de-sac to compensate for the increase in wetland area.
It would give the lot additional buildable space.
Hausmann made a motion recommending approval to rezone the property legally described as part of
the NW'/+and NW114, NE1/4 lying easterly of County Road 121 and northwesterly of the Sauk River in
Section 23, St.Joseph Township(124-29)from UE, Urban expansion to R-10, Residential.The motion
was seconded by Rieke and passed unanimously,
Adjourn: As the agenda was complete, Schultz adjourned the meeting at 7:45 PM.
Rick Schultz Judy Weyrens
Acting Joint Board Chair Joint Board Secretary
November 18,2014
Page 1 of 4
Pursuant to due call and notice thereof the Joint Planning Board for the Township and City of St. Joseph
met in special session on Tuesday, November 18 at 7:00 PM in the St. Joseph City Hall.
Members Present: Members Rick Schultz, Brenda Stanger, Ralph Eiynck, Mike Koltes, Ross Rieke,
Chad Hausmann, Renee Symanietz, Jerome Salzer
Citv Representatives Present: Terry Wotzka, City Engineer
Others Present: Craig Hiltner, Trent Merkling, Kevin Cox, Steve Gohmann, Jerry Gohmann, Brenda
Stanger, Dale Wick, Steve Frank, Bob Loso.
Approve Minutes: Symanietz made a motion to approve the minutes of August 11, 2014; seconded
by Rieke and passed unanimously by those present.
Public Hearinq, Rezonin4. CLC Partners, LLC: Chair Schultz called the hearing to order and stated the
purpose of the hearing is to consider a request for rezoning from the current Urban Expansion to
Residential 10. The request for rezoning is in accordance with Section 4.10 of the Stearns County Land
Use and Zoning Ordinance#439. The property under consideration is the S %z SW '/< NE'/.and the S%z
SE '/. NW '/< lying westerly of County Road 2 in Section 3, St. Joseph Township(124/29)containing
approximately 40 acres. The property address is 31486 County Road 2, St.Joseph, MN 56374. The
request for rezoning has been submitted by CLC Partners LLC, 427 12�h Ave SE; St. Joseph, MN 56374
for Roman L. Notch Revocable Trust, St.Joseph, MN.
Cory Eh/ert spoke on his own behalf. Ehlert stated the parcel is 40 acres and is the remaining parcel of
the Roman Notch Trust. Previously the Joint Planning Board approved the plat entitled Sunset Ridge and
the proposal before the Board is phase II of the development. Phase I has 11 of the 12 lots sold.The
proposed plan is to split the land into 4 parcels of approximately10 acres each utilizing a common
driveway for ingress/egress. The driveway will enter the property from the West on County Rd 2 and will
utilize the existing driveway.
Terry Wotzka, SEH stated that he is filling in for the City Engineer Randy Sabart. As requested by the
City,Wotzka presented a map of the proposed subdivision to illustrate a conceptual lot development if the
property were to be developed as an urban development. This is only conceptual to determine the future
impact of utilities. The concept is not intended as a proposed layout for the future; rather is illustrates a
development using the minimum City residen#ial lot requirements.
Schultz opened the floor to the public and as no one preset wished to speak, the public hearing was
closed at 7:15 PM.
Salzer stated that the illustration Wotzka showed was fine, but why would they want another pleasant
acres on that sandy soil. It is easy to contaminate. Salzer believes it would be better to have less density
and larger lots until the City can get there.
Rieke stated the illustration shows the potential future development in that area. However, there may
never be further development beyond those larger parcels.Those that purchase the larger parcels may
never want to develop it at some point in the future.
Stanger questioned if the existing building site would remain to which Ehlert stated it would be removed.
Ehlert added that the buildings would not fit on any of the lots and would not have any value to the
development either.
Hausmann questioned if the development would connect with Sunset Ridge right away or would that be in
the future. Ehlert stated in his plan it would not connect to Sunset Ridge initially. The right of way is
dedicated so it could potentially be done. Ehlert added that the plan has minimal impact. Building roads is
very expensive and they are coming at it with a modest approach. Ehlert would not be opposed to
dialogue about the western half of his proposal.
November 18, 2014
Page 2 of 4
Hausmann questioned if they have met with Stearns County regarding access points. Ehlert responded
that they had not as rezoning is the first step. At this point County Road 2 is not going to be accessed
other than the shared driveway.
Schultz questioned how the northern corridor will be taken care of in the current plan. Ehlert stated he did
reach out to all home owners in that area about that area potentially containing a roadway. Schultz stated
the County will not allow 2 access points onto County road 2. In the long range Transportation Plan, there
is an access point to County Road 2 in the northern corridor. Schultz questioned if other types of
rezoning were considered such as R1 or R5 rather than R10. Schultz added that exceptions were made
on the Sunset Ridge development due to the type of land. However, this request has flat land that could
be developed in other ways and rezoned into smaller parcels.
Ehlert stated he was not comfortable going back to a higher density development. He did find that in
Sunset Ridge,the lots that were 3-4 acres were a bit small. An R5 zoning request would be to take the
acreage and divide it by 5. For this development it would be 8 five acre parcels.
Ehlert questioned if the potential plotted parcels on the City plan would each have their own well and
septic.Wotzka stated that they would. Additionally, the parcels that are around the 1 acre size could
eventually be split in half once city services are extended to that area. A calculation was completed to see
what the costs would be to extend City services to that area. The estimated costs to bring city water to
the edge of the property is approximately$ 750,000.
Weyrens stated that the concept plan as presented by Wotzka is only an illustration of once scenario.
The MOU between the City and Township requires ghost platting which gives the City the ability to
determine the impact of future utilities.
Ehlert stated his take away would be that the City would like to see a higher density on the remaining 40
acres. Schultz stated that he would like to see higher densities in that area. He will also check with the
APO to see where this plan will fall into the APO's transportation plan.
Rieke stated that higher densities would make sense from the City's standpoint, however from a
marketing standpoint; the 10 acre lots may be more attractive. Having more lots, each with their own wells
and septic systems may make it harder to develop.
Symanietz questioned how many lots Ehlert would prefer to be developed? Ehlert responded that less is
more and he never pictured that area to being high density. Salzer questioned if the County would prefer
four lots or 37 lots.
Heidi, Stearns County Environmenta/Services stated that she cannot comment on what the County
Board would prefer. If you are talking 37 lots with their own septic systems and wells, it would be hard to
accommodate.
Weyrens presented a memo from 2012 that had development questions, questions that the board should
look at, such as how does it fit into the orderly annexation agreement. Weyrens added that the 37 lots
are only indicated in the ghost platting which means it could potentially develop into that many lots.
Hausmann thinks it would make sense to have the developers proceed with the 4 lots. Additionally,
Hausmann suggested making it known to the buyers of the property the costs of running city services out
to their lots. Hausmann added that if they can sell the 4 lots, then that's great. There is the opportunity to
develop further down the road to make the area into a higher density.
Rieke stated that the City would probably like to figure out with the help of SEH, where the roadways and
easements are going to be. Ehlert stated he understands the City's position on the right of way. Ehlert
added that no one knows when City services will be extended to those lots. He does not feel it would be
right for the City to take ownership of the right of way in anticipation of the city services being provided.
November 18,2014
Page 3 of 4
The orderly annexation agreement is to provide balance. Not all lots within the city need to be smaller lots
and not everyone wants to live in the City and the Memorandum of Understanding defines the terms of
how the city and township agreed on how development can occur in the township area.
Weyrens questioned if the board would be in agreement to table the discussion, extending the 60 day
land use rule until the 2nd Monday in December, giving the developer time to look at the options. Ehlert
stated he is not opposed to looking at the development again and working with the city to obtain a higher
density.
Rieke made a motion extend the 60 day land use requirement an additional 60 days tabling further
discussion until Monday, December 8th. The motion was seconded by Salzer and passed
unanimously.
Public Hearina, Rezoninq, CLC Proqerties: Chair Schultz called the hearing to order at 7:55 PM and
stated the purpose of the hearing is to consider a request for rezoning from the current Urban Expansion
to Residential R10. The request for rezoning is in accordance with Section 4.10 of the Stearns County
Land Use and Zoning Ordinance#439. The property under consideration is part of the NW '/< and NW '/.
NE'/< lying easterly of County Road 121 and northeasterly of the Sauk River in Section 23, St. Joseph
Township(124/29), containing approximately 143.6 acres. The request for rezoning has been submitted
by CLC Properties, St. Joseph, MN for American National Bank of MN, St. Cloud, MN.
Ehlert spoke on his own behalf stating that this development is named River Ridge Estates. It is a 16 lot
residential development along the banks of the Sauk River. There will be a variety of lot sizes ranging
from 2-10+acres with a unique landscape and river frontage. The current access would be 290�h Street.
The current request is to rezone the property to R10. Ehlert stated that of the 143 acres, 72 acres is either
impacted by wetland or the 100 year flood plain. The development will consist of parcel A and parcel B.
Parcel B will be made up of 9 lots and includes the river. The lot configuration may change a bit as he
continues to work with the watershed district.The primary access point for these homeowners would be a
cul-de-sac. Parcel A consists of 7 lots. One of the 7 lots will be about 24 acres with most of that being
wetlands.
Wotzka displayed a drawing showing how the long term transportation plan calls for a road that would run
through many of the lots. It would run from the North down to CR 121. The intent would be to skirt the
wetland area.
Ehlert stated that it would be difficult to build a road through the wetlands.As developers, they are
required to have their development create little to no impact on the wetlands.Wotzka stated that Ehlert
makes a good point as roads would be difficult to build without having impact to the wetlands.
Ehlert presented a map showing the potential road realigning the road from the North to go across the
Sauk River. He questioned that consideration be taken to this new road alignment idea which would be
another way to connect to HWY 23. Ehlert stated he is not sure what the City would gain from having the
road align with CR 121.
Schultz questioned if the proposed road has any wetland impacts. Ehlert stated that it has an impact.
Additionally, the road will travel into other municipalities such as the watershed district and Waite Park.
Schultz questioned how far apart the two bridges would be. Ehlert stated that he is unsure of the
distance.
As no one else present wished to speak, Schultz closed the public hearing at 8:15 PM.
Rieke stated he feels the development is a nice way to develop an interesting property. Rieke added that
he likes the layout and the cul-de-sac component.
November 18,2014
Page 4 of 4
Symanietz stated that the future 12'h Avenue and the future 20th Avenue connection could be able to
handle the traffic. That way, the road through the development would not be needed. Rieke stated that
because 12th Ave was reduced in width, he would not like to see higher amounts of traffic on the road.
Hausmann questioned if the City Engineer and developers should meet to discuss the impact to the Long
Range Transportation Plan.
Rieke made a motion e�ctend the 60 day land use requirement an additional 60 days tabling further
discussion until Monday, December 8th. The motion was seconded by Schultz and the motion
carried.
Ayes: Schultz, Hausmann, Symanietz, Rieke, Stanger, Koltes, Eiynck
Nays: Salzer Motion Carried: 7:1:0
Salzer questioned how a road can be built if the watershed district or DNR opposes.Wotzka stated that
the permitting process is not straight forward. Often, alternatives are looked at and the process can be
quite lengthy. Hausmann added that the first thing you need to show is the `need' to have the road.
Ehlert stated that for the purposes of the request, the only road plan that is in place brings 20t"Street
south to connect to CR 121. Ehlert stated that the map from SEH is new to him and he and the developer
have not had time to figure how that would work with their development.
Adiourn: Schultz made adjourned the meeting at 8:30 PM.
Rick Schultz Judy Weyrens
Acting Joint Soard Chair Joint Board Secretary
January 5, 2015
Page 1 of 2
Pursuant to due call and notice thereof, the Joint Planning Board of the St. Joseph Orderly Annexation Area met
in a special session on Monday, January 5, 2014 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Rick Schultz, Jerome Salzer, Brenda Stanger, Renee Symanietz, Chad Hausmann,
Ross Rieke, Hal Undersander, Ralph Eiynck. City Administrator Judy Weyrens
Others Present: Cory Ehlert, Don Thielman, Darlene Thielman, Ed Merking, Trent Merking, Mark Thompson,
Ann Meyer, Paul Krey, Bob Loso, Dale Wick, Matt Killam, Jeff Janssen, City Engineer Randy Sabart, Developer
Engineer Will Huston, Kevin Cox. �
Approval of the Minutes: Salzer made a motion to approve the minutes of the November 18 minutes as
corrected; seconded by Eiynck and passed unanimously.
Rezonina—Notch: Chair Schultz stated that on November 18, 2015 the Joint Planning conducted a public
hearing for the proposed rezoning of property described as the S%2 SW'/ NE '/ and the S%z SE'/. NW'/<, lying
westerly of County Road 2 in Section 3, St.Joseph Township (124/29)containing approximately 40 acres. The
property address is 31486 County Road 2, St. Joseph MN, 56374. The request is to rezone from the current
Urban Expansion(UE)to Residential R10(R10). At the public hearing the Joint Planning Board determined
they did not have enough information to make a decision and tabled action.
Ehlert stated that he along with City Staff met to discuss concerns. Sunset Ridge 2 is the remaining 40 acres of
the Roman Notch Trust. Ehlert added they are requesting that it be rezoned at R10 which would divide the land
into four 10 acre parcels. One of the noticeable changes is the location of the right of way which would line up
nicer. It would make lots one and two slightly larger than lots three and four.The other change is regarding the
East/West Corridor. It ran to the south of the entire property line. The lots will be serviced by a common
driveway which will be a 24 foot road. The driveway will be private. Ehlert added that they will be happy to
maintain the private driveway and can be put into the developer's agreement. Once the East/West Corridor
would go in, the driveway easement would be removed and the dividing lines between lots 2, 3, and 4 will be the
primary access point. Ehlert presented a map showing 14 ghost platted lots averaging about 2 acres.
Hausmann asked if the property owners to the South have reviewed the proposed map. Ed Merkling stated that
he has not reviewed the plans but as an adjoining property owner does have concerns with the location of the
proposed easUwest north corridor. He questioned the location of the proposed corridor and it the corridor has
been established.
Hausmann stated that not all lots will be impacted equally as lots 1 and 2 will be impacted by the driveway and
driveway easement. Lot 4 will be minimally impacted. Hausmann added that future owners should be made
aware of the ghost plat so that they may plan their home construction accordingly.
Ehlert stated there are three road proposals for the corridor. Other options would bring the road further South,
which would affect Northland Heights.The other option would bring the road west to connect to County Road 2.
Sabart stated that when planning the first phase of Sunset Ridge with the alignment coming down and
terminating at a cul-de-sac, there were concerns about the Western extension. Sabart added that about four
years ago the City was in the process of conducting two environmental studies. Both of the studies had been
suspended due to an interpretation by the Federal Highway Administration. As a result, there is not a preferred
road for the corridor, leaving the window open to make changes.
Ehlert stated that as a result of their meeting with staff, he was asked to be willing to commit to where the
easUwest corridor was to end. He feels that the plan he has presented is it.
Schultz stated that the APO will be putting this corridor back on their plan in order to come up with a preferred
route so that developers will know where that road will be. To the question posed about when the corridors will
be finalized, Sabart stated that the APO has a 20 year planning horizon for their transportation plan which is a
commitment of Federal highway dollars. If the City were to choose to build the roads with different funds or
developments, there could be a different time table. Sabart added that all the alignment options are still on the
table with this development.
January 5, 2015
Page 2 of 2
Loso asked if it is in harmony with the Comprehensive Plan. Weyrens stated that the plan identifies the area as
low density. Questions can be raised as to when services will be available and it is up for interpretation as to
what low density means. Weyrens added that zoning cannot be conditional. It either has to fit the long term
plans or it doesn't.
Schultz asked if rezoning to R5 would give the same flexibility as R10. Ehlert stated that it would give 4 more
building entitlements as there would be 8 if zoned as an R5. The challenge would be to divide the land into 8
parcels and then access points and roadways would need to be relooked at.
Salzer made a motion recommending approval of the rezoning request to rezone the property located at
31486 County Road 2, St. Joseph, MN, legally described below,from UE, Urban Expansion to R-10
Residential.The motion was seconded by Hausmann and passed unanimously.
Property Description: fhe S% SW'/< NE%and the S% SE%NW%, lying wester/y of County
Road 2 in Section 3, St. Joseph Township(124/29) containing approximately 40 acres. The property address is
31486 County Road 2, St. Joseph MN, 56374
Rezoninct—American National Bank: Chair Schultz stated that on November 18, 2015 the Joint Planning
conducted a public hearing for the proposed rezoning of property described Part of the NW%and NW%NE%
lying easterly of County Road 121 and northeasterly of the Sauk River in Section 23, St. Joseph Township
(124/29), containing approximately 143.6 acres. The request is to rezone from the current Urban Expansion
(UE)to Residential R10 (R10). At the public hearing the Joint Planning Board determined they did not have
enough information to make a decision and tabled action.
Ehlert that as with the Notch property, this one was also discussed in the working meeting with City staff.The
original parcel is 143 acres and the request is to rezone to R10.The plan is to have the lots with their separate
wells and septic systems. On the north portion, a road will be constructed to also serve as a driveway with a cul-
de-sac at the end. The south side of the development houses the Sauk River.
Ehlert stated there are a couple different utility layouts for the development. Some of the discussions have
included the lift station off of County Road 121. In the event that City services were to be extended, a lift station,
would be required, which would serve a large area including a portion of the Arcon property on the west side of
CR 121.
Janssen questioned if there is going to be a need for additional right of way for the future from the County
Highway Department. Ehlert stated that he did provide the County Engineer with a copy of the proposed
development and he has yet to receive a response; however he stated that they have only had for a couple of
weeks.
Ehle�t stated that since the wetland study has been completed, the wetland area has grown considerably.
Therefore, the preliminary plat may have to shift the cul-de-sac to compensate for the increase in wetland area.
It would give the lot additional buildable space.
Hausmann made a motion recommending approval to rezone the property legally described as part of
the NW'/.and NW1/4, NE1/4 lying easterly of County Road 121 and northwesterly of the Sauk River in
Section 23, Sf.Joseph Township(12429)from UE, Urban expansion to R-10, Residential.The motion
was seconded by Rieke and passed unanimously.
Adiourn: As the agenda was complete, Schultz adjourned the meeting at 7:45 PM.
Rick Schultz Judy Weyrens
Acting Joint Board Chair Joint Board Secretary