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Home My WebLink About[05c] Preliminary Plat, PUD F'ry car+z11+ g ommong Planning Commission Agenda Item 5c t. 7',Joss"loll MEETING DATE: June 13, 2016 AGENDA ITEM: Country Manor Senior Living Campus -Preliminary Plat&Planned Unit Development(PUD) Approval SUBMITTED BY: Community Development STAFF RECOMMENDATION: Recommend to the City Council Approval of the Preliminary Plat and PUD for Country Manor Senior Living Campus. PREVIOUS PLANNING COMMISSION ACTION: In 2005, the Planning Commission made a recommendation to the City Council to approve a rezone request from Agriculture to R-1 Single Family Residential and to approve the PUD and Preliminary Plat. In 2006, a recommendation was made to approve an amendment to the PUD &Preliminary Plat to accommodate the construction of Kennedy Community School. On May 23, the Planning Commission conducted a public hearing on the new Preliminary Plat/PUD— Country Manor Senior Living Campus. On June 1, 2016, the City Council Approved the Arcon AUAR Update and Mitigation Plan. BACKGROUND INFORMATION: Applicant Information: CM of St. Joe, LLC, Owner/Developer Existing Zoning: R-1, Single Family Residential Proposed Zoning: R-3 Multiple Family Residential(Block 1, Lot 1) and R-5 Supportive Care District(Block 2, Lot 1, Block 3, Lot 1-12, Outlots A, B, C, D, E and F) Future Land Use: Medium Density Residential Proposed Land Use: Community Oriented Mixed Use PUD Location: West of 12"'Avenue SE and Kennedy Community School Special Information: Public Services: Engineering comments are attached. Access: Access to the plat would be derived from County Road 121 (College Ave S) and Lanigan Avenue. A temporary private drive is proposed off of Lanigan Avenue to access lot 1, block 2. The applicant has requested a vacation of Jade Road. WCA/Wetland Setback: Wetlands have been delineated. The City has a wetland ordinance requiring buildings to be at least 50 feet from the delineated wetland and drive and parking areas to be at least 75 feet from the delineated wetland. Overall Plat Information: Size Use Block 1, Lot 1 7.18 acres 2 Apartments -95 Units Block 2, Lot 2 22.05 acres Country Manor Campus— 168 Units & Commercial Block 3, Lot 1-12 7,978 SF—11,475 SF Patio Homes Outlot B, D, F 29 acres Future Patio Homes & ROW Outlot A, C, E 69.31 acres Open Space, Wetlands and Woodlands ROW 1.47 acres Right of Way Lanigan Avenue—66 feet has been dedicated for purposes of public right of way. The future Mulligan Loop proposes a 60 foot right of way. Lot Requirements would follow R-3 and R-5 District and PUD Agreement. Lot Width: The average lot width in the R-3 and R-5 district for multi-family/apartment is 150 feet and the minimum frontage on a street is 80 feet. The lots meets this minimum requirement. Lot Requirements for R3 PUD/Apartment- Front Yard Setback 35 feet Side Yard Setback 20 feet Rear Yard Setback 40 feet Maximum Building Coverage 35% Maximum Lot Coverage 50% Height Limitation 40 feet Lot Requirements for R5 PUD/Senior Apartment(Applicant is requesting a modification from the front yard setback to 30 feet in lieu of 35 feet) - Front Yard Setback 30 feet Side Yard Setback 20 feet Rear Yard Setback 40 feet Maximum Building Coverage 35% Maximum Lot Coverage 50% Height Limitation 40 feet Lot Requirements for R5 PUD/Patio Homes (Applicant is requesting a modification from the front yard setback to 25 feet in lieu of 30 feet) - Front Yard Setback 25 feet Side Yard Setback 10 feet Rear Yard Setback 20 feet Maximum Building Coverage 35% Maximum Lot Coverage 50% Height Limitation 35 feet Permitted Accessory: Commercial uses that are open to the public are allowed provided they do not exceed 25% of the principal building (Country Manor). This would include the proposed restaurant and convenience store. The supportive services and facilities, such as the rehab areas, congregate dining, salon and chapel, which are typically provided in a senior facility are not included in the commercial limitation calculation. Initially, the applicant requested up to 40%be allowed as commercial but they have confirmed that they are ok with 25% since those supportive facilities will not be calculated. Trail and Sidewalk: An existing trail is along County Road 121/College Avenue. The Applicant proposes an 8 foot wide bituminous trail on the west side of Lanigan Avenue and south side of Neary Street that will connect with the existing trail along County Road 121/College Avenue. A six foot wide sidewalk is proposed on north side of Mulligan Loop. Park Dedication Information: Parkland dedication was previously fulfilled with the parkland adjacent to the Sauk River. Drainage and Utility Easements: According to the City's Subdivision Ordinance, drainage and utility easements are to be 10 feet on interior lot lines (20 feet total), 10 feet along roadways and over ponding areas. The City is currently reviewing a change within the Subdivision Ordinance to require drainage and utility easements to be 6 feet on interior lot lines (more flexible) and 12 feet along the roadway. The plat proposes six foot side yard drainage and utility easements. A 20 foot wide drainage and utility easement along the north lot lines of Lot 1, Block 3 and Outlot E for the existing water main parallel to the trail is provided for according to the plan. Easements are over the wetland and ponding areas. ATTACHMENTS: Subdivision Application Preliminary and Final Plat City Engineer's Comments Westwood's Comments REQUESTED PLANNING COMMISSION ACTION: Staff recommends approval of the preliminary plat and PUD based on the following conditions being met: 1. All engineering issues are resolved(attached). Engineering items have been addressed but are being resolved yet. There are no impediments to approving the plat. 2. The outlots will be required to go through final plat approval prior to development and public access will need to be secured at that time Cost of improvements, including but not limited to street, sidewalk, utilities will be the responsibility of the developer. 3. Record vacation of right of way/Jade Road prior to recording the final plat and reference on the final plat. 4. Resolution of issues identified by the Planning Commission. Motionl: Move to Recommend Approval of the request for Preliminary Plat and PUD Approval for Country Manor Senior Living Campus. � � � � � �� . . ,,.�,:,r�cry�wpf�n•n City of St. Joseph CtTY C7P ST. J4SEPH Application for Subdivision Review A lication is hereby made for: (Applicant must check any/all appropriate items) ✓ Preliminary Plat ✓ Final Plat Review ✓ Planned Unit Development Plan Review Minor 5ubdivision Review � Land Use Amendment ✓ Rezone APPLICANT INFORMATION: � —1 `�`� � �n �j I�S. Or �/�/+b c�--'�so�a Name(s): CM of Sl Jce,LLC,Corey Gerads j�te:Mey 2,2016 AddYC5S: �0 Sth Ave So.,Sartell,MN 5B377 Phone Number(s): �0 2st-o7�� Emtil AddPess: �Y�a�lianoebwklingcorporat�on.com INFORMATION ON PROPERTY OVJNER(if different from Applicant): � Property Owner: cM or st ,�,uc,corey oerads Address: �o sm A�e so.,sar�i,MN 58377 Telephone: 320�7-0�� E�1' coreY�aqiancebuildingcorporation.com PROJECT INFORMATION: Parcel Identification Number(s)of Property: ea.saaea.o2oo,84.53494.0203,ea.ssasa.ozo�,sa.s3aea.o2oz.ea.ss4sa.o2u Legal Description of Property(may be attached instead of listed): Outlots A,B,C,D,aad O of Rivero BerW. Name of Plat: �� Gross Area: 13�.a ncros Number of Lots: 97 Na.me of Pending Street Name(s)Included in Developmeat:�^i0an Av�e.,Mu��an�.00R,nieay st.,No�an ccurc Name of Land Surveyor/Engineer:�sMroOd profes�ona�S�vicea,w'q Husfnn Address of Land Surveyar/Engineer'�701 12th S�N.,suioe zos,s�.cia,d,�N saaoa St.Joseph ApplJcotlon forSu6dlvlslon Revkw Po�l 1 Does the proposed Preliminary Plat/PUD rec�uire a land use amendment and/or rezoning?No❑Yes�✓ If yes,please complete Appendiz A—Land Use Amendment/Rezoning Application(attached). Land Use Amendment: From R"� ��tJ�� t"�� Tp Community Oriented Mixed Use PUD R-1 , � Commumty Onented Mixed Use PUD � Rezoning: From To Is the proposed Preliminary Plat consistent with design standards and other require�s of the i of St. Joseph Subdivision Ordinance,Zoning Ordinance,and Comprehensive Plan? Yes ✓ No If No,please complete Appendig B—Application for Variaace(attacheti). Describe the physical characteristics of the site,including but not limited to,topography;erosion and flooding potential;soil limitations;and,suitability of the site for the type of development or use contemplated: The development will utilize and build on portions of the site that were disturbed by the previous land owner. The high ground and woods on the south portion of the site will be left intact as a site amenity for the residents of this facility.The existing wetlands wili remain intact and undisturbed.The narrow man-made pond on the east portion of the site is not part of the permanent stormwater collection system but will be retained as a desirable site feature.This site is well suited for the proposed development and will maximize use of the previousty determined roadways and buiiding pad locations throughout the north portion of the property. Describe the fiscai and environmental impact the proposed development will have on adjacent property owners and the City of St.Joseph. This development wfll have minimal impact upon the adjacent property owners as the existing wetlands and woods around the perimeter of the property will be left intact.The residential uses p�oposed are consistent with the existing character of the area.the site density on the property will be relatively low, leaving sign�carrt open land between new buildings in this development and adjacent property lines and structures. The fiscal impact on the City wiU be a positive one as this proposed development will provide housing to seniors,55 and older,who can then remain as residents,as they age in housing designed for their needa. If application is for PUD,pravide a statement that generally describes the proposed development,the market which it intends to serve,its demand in relation to the City's Comprehensive Plan,and how the development is designed,arranged and operated in order to permit the�development and use of neighboring property in accordance with the regulations and goals of the City. The entire area of this site is to be rezoned as a Community Oriented Mixed Use PUD. Lot 1, Block 1 of Ou�Not A is to be zoned as per R-3 and will be availabte for mu�i-family housing.The remaining site will be zoned as per R-5.The R-5 development wili be the Country Manor 55 and older devetopment. It will include 60 apartments and 24 memory care unfts with support spaces and amenities. Future expansion oould include St/oseph Applkarfo»for Subdlvlslon Revtew , Poge�2 an additional 60 apartments and 24 memory care units. Surrounding individual lots are sized for patio home development.This is consistent with the City's goal of providing more living environments for seniors. I/We understand that any work to be done will reRuire reimbursement to the City for engineering,consulting, mapping or studies that may have to be done in conjunction with this subdivision. This includes any fees in conjunction with preliminary or final plats. In addition,a check for the appropriate fee(s)must be submitted along with the application.By signing this application below, I/We are hereby acknowledging this potetrtial cost. 5��r`-/� A ic t Signature Date y�/� r Owner's Signature Date A�ylic�ble Fees: Preliminary Plat Minor—1 to 2SO lots $300+$5 per lot 1�•� �� Major->2501ots $500+$5 per tat Preliminary Escrow Minor—1 to 2501ots $3,000.00 Q 0 Major->2501ots $5,000.00 Final Plat Fserorov $200.00 �0 Planned Unit Development �800.00 �� Rezoning Request $SQ0.00 � Variance Request $400.00 Land Use Amendment $500.00 Pa SL loseph Appllca[Mn forSrrbdlvlslon Revlew Poye/3 Appendix A t1��HKa r�F+.a�+�tYan ClTY O� ST. {OSEPH LAND USE AMENDMENT/REZONING APPLICATION The applicazit shall provide the following(attach separate sheets if necessary): 1. Atl applications must include a narrative of the zoning request.The Rezoning application must be completed in its entirety including the reasons as to why the Planning Commission and City Council s�uld approve the request. See the attached namative. 2. Petition for fifty percent(50%)or greater of the property owners affected by the proposed aznendment and fifty perceirt(50%)of those property owners within three hundred fifty(350)feet of the proposed change. I anderstand that I am responsible for reimbursing the City for any additionallegal,engineering,building inspection or planning fees associated with my request. ��8'�-!6 1i t Signature Date SL Joseph Appllcntlon forSu6diWsfon RevMw Roye f 4 , , . Country Manor-St.Joseph Rezoning Request Attachment to Land Use Amendment/Rezoning Application The owner is requesting a rezoning of the property included in Outlots A,B,C,D,and O of Rivers Bend, from R-1 to a Community Oriented Mixed Use PUD. The Country Manor portion of the PUD would closely follow the R-5 Supportive Care District zoning requirements with a few modifications. This rezoning would allow the proposed Senior Living Campus with 60 senior apartments and 24 Memory Care Units along with support facilities.Future expansion would add another 60 apartments and an additional 24 Memory Cate Units.Also included are a maximum of 95 patio home 1ots. The modifications to the R-5 district requirements for this development are as follows: Subd.3:Permitted Accessory Uses,Revise as follows: a) Any combination of the permitted accessory uses shall not exceed 40'�0 of the aggregate square footage of the principal structure:barber and beauty shops;piaces of worship or gathering,book stores,gift shops,banks,insurance offices,bakeries,candy,ice cream,coffee,and delicatessen shops,restaurants,grocer,convenience and drug stores,indoor health,fitness,recreation,and rehabilitation facilities,and state licensed daycare facility. Subd.4:Lot Area Requirements for Patio Homes,Townhouses,and Twin Homes,Revise as follows: The minimum lot width shall be changed to minimum averege lot width. Subd. 6: Setback Requirements,Revise as follows: a) The front yard setback for patio homes shall be 25"in lieu of 30'. e) The front yard setback for a11 other uses will be 30' in lieu of 35'. It is acknowledged that the pond located on the eastern portion of the site will require a minimum of 2' vertical sepazation from the high water marlc to the floor level of the adjacent patio homes. The owner is also requesting a change in zoning for Lot 1,Block lin Outlot A,to R-3.Tlus lot is included in Outlot A in the PUD mentioned above. This rezoning is consistent with the City of St.Joseph's Comprehensive Plan to create medium density residential housing on this site along with creating additional housing oprions for seniors within the community.This development also is consistent with the goal of preseroing the significant naiura! features of the site as a part of the overall natural setting surrounding the community. Project Narrative 7. Special Site Features The site of this proposed development has several unique and significant features.There is a large portion of the site designated as wetlands,which will be left undisturbed. There are several existing ponds on the site,one of which is part of the stormwater management system. Tlie other pond was man-made and while not part of the stormwater management system,will be retained as a desirable water feature. The forested hillside at the south end of the side will also remain relatively untouched.Both of these existing natural features are considered to be desirable ameniries and will enhance the beauty of the site. 8. Existing Site Conditions This property had large portions of tbe site previously regraded for extensive single family homes/lots. This proposed development will be constructed almost enrirely on those previously disturbed areas and will utilize the previously established roadways.The site is well suited for this type of development and will keep the developed areas relatively concentrated while allowing large areas of the site to remain in a natural state. 9. How the propossd development complies with the goals of the Comprehensive Plan The proposed development is located in Planning District 06 in an area designated as m�ium density residential.The proposed project is compatible with that land use designation. This project also addresses the desired goal of providing living environmelrts for seniors,a demographic group experiencing population loss in St.Joseph due to lack of appropriate housiag. The site development activities will be confined primarily to the portions of the site already modified and disturbed by agricultural or previous development activities.The environmentally sig►ificant portions of the site,such as wetlands and the steeper wooded slopes will be left undisturbed. 10. Laud Use Narrative The entire area of the site is intended to be rezoned as a Community Oriented Mixed Use PUD. Lot 1,Block 1 of Outlot A is requested to be rewned to R-3 for multi-family housing. The remainder of the property in the PUD is the Country Manor Site,intended as a 55 and older senior living development and as such,will generally conform to the R-5 Supportive Care District requirements with minor modifications as noted. The development will consist of 60 senior independent living apartments,common social and dining spaces,activity and therapy spaces,and 24 memory care living units with associatsd living spaces.An underground pazking level will provide 60 interior parking stalls below the independent apartments. All apartments will be designed to the standards of assisted living. The development is planned for the addition of 60 future apartments and 24 future memory care units, along with added common spaces and amenities. The surrounding individual lots are sized to accommodate single story patio homes. The modifications of the R-5 district requirements for this development are as follows: Subd.3: Permitted Accessory Uses.Revise as follows: a) Any combination of the permitted accessory uses shall not exceed 40%of the aggregate square footage of the principal structure:barber and beauty shops,places of worship or gathering,book stores gift shops,banks,insurance offices,bakeries,candy, ice cream,coffee,and delicatessen shops,restaurants,grocer,convenience and drug stores,indoor health,fifiess,recreation and rehabilitation facilities,and state licensed daycare faciliries. Subd.4: Lot Area Requirements for Patio Homes,Townhouses and Twin Homes.Revise as follows: The minimum lot width shall be changed to be minimum average lot width. Subd.6: Setback requirements.Revise as follows: a) The front yard setback for patio homes shall be 25' in lieu of 30'. e) 1'he front yard setback for all other uses will be 30' in lieu of 35'. It is acknowledged that the pond located on the eastern portion of tbe site will require a miniraum of 2' vertical separation from the high water mark to the floor level of the adjacent patio homes. 11.Impact of this development on the adjacent property owners This development will have minimal impact upon the adjacent property owners as the existing wetlands and forested areas around the perimeter of the site will be maintained.The residential uses proposed are consistent with the existing residential character of the area.The amount of the site to be developed is a relatively low percentage of the totaf site area and will preserve significant open space around the facility. The fiscal impact on the City will be a positive one as this proposed development will provide senior housing and services ttot currently readily available in the community 12.Proposed Operation/Maintenance The Country Manor Senior Living PUD proposes to have multiple open areas as part ofthe developmen� Of the just over 131 acres in the development,Outlots C&E make up almost 25 acres of open space, wetlands,and ponds.The Regional stormwater Pond on Outlot E was constructed by the City and will be maintained by the City.The remainder of the area in these Outlots will remain in a natiu�al state with little need for maintenance.Any maintenance issues that do arise wi[I be addressed by the owner(s)of the Outlots. Outlot A is approximately 44 acres in size and that too,will remain mostly in a natural state.There may be a network of private trails through the property to make it more accessibie to re,sidents of the development.Any required maintenance will be the responsibility of the owner.There are two remaining small stormwater ponds these will be private and will be maintained by the property owner. � � � � � �� . . COUNTRY MANOR SEN/OR LIVING CAMPUS KNOW ALL PERSONS BY THESE PRESENTS: That CM St. Joe, LLC, a Minnesota corporation, fee owner of the following described property, l hereby certify that this plat of COUNTRY MANOR SENIOR LIVING CAMPUS is a correct representation of the boundary survey, that all situated in the County of Stearns, State of Minnesota, to—wit: mathematical data and labels are correctly designated on the plat; that all monuments depicted on the plat have been or will be correctly set within one year as indicated on the plat; that all water boundaries and wet lands as of the date of the surveyor's certification are shown and labeled on the plat; that all public ways are shown and labeled on the plat. / further certify that this plat was prepared by me or under my direct supervision and that l am a duly licensed land surveyor under the laws of the State of Minnesota. Outlots A, B, C, D and 0, RIVERS BEND, according to the plat of record in Stearns County, Minnesota. Has caused the same to be surveyed and platted as COUNTRY MANOR SENIOR LIVING CAMPUS and does hereby donate and dedicate to the public for public use forever the public ways and also the dedicating to the public the easements as shown on this plat for drainage and utility purposes only. In witness whereof said CM St. Joe, LLC, a Minnesota Corporation, has caused these presents to be signed by its proper officer th is day of CM St. Joe, LLC, a Minnesota corporation. STATE OF MINNESOTA COUNTY OF 20 The foregoing instrument was acknowledged before me this day of St. Joe, LLC, a Minnesota corporation. Notary Signature Notary Printed Name Notary Public, My Commission Expires County, Minnesota Shannon S. Bollman, Land Surveyor Minnesota License Number 44360 STATE OF MINNESOTA COUNTY OF The foregoing instrument was acknowledged before me this Shannon S. Bollman, Land Surveyor. Notary Signature Notary Public, My Commission Expires County, Minnesota day of Notary Printed Name Approved by the Planning Commission of the City of St. Joseph, Minnesota at a meeting held this of 20 Signed: Chairman Attest: 20, by CM Approved and accepted by the City Council of the City of St. Joseph, Minnesota, at a meeting held this of 20 Signed: Mayor Attest: I hereby certify that this plat has been examined and recommended for approval this of Signed: Stearns County Surveyor 20 Minnesota License Number day day 20, by Secretary day City Clerk I hereby certify that taxes on the land described hereon are paid for the year 20 and all years prior to the year 20 and transfer entered. Date Deputy Auditor/Treasurer Stearns County Auditor/Treasurer Tax Parcel Number / hereby certify that this instrument was filed for record in the Office of the County Recorder in and for Stearns County, Minnesota on this day of _ Plat Cabinet Stearns County Recorder No. 20 , at o'clock .M. as Document No. Deputy Recorder in Westwood Professional Services, Inc. Sheet 1 of 4 sheets AREA SUMMARY. _L - BLOCK BLOCK 1 LOT 1 = 312, 781 S.F. BLOCK 2 LOT 1 = 960,884 S.F. I3(ilyiwi LOT 1 = 10,943 S.F. LOT 2 = 8,527 S.F. LOT 3 = 8, 381 S. F. LOT 4 = 7,799 S.F. LOT 5 = 7,797 S.F. LOT 6 = 7,908 S.F. LOT 7 = 8,139 S. F. LOT 8 = 8,152 S. F. LOT 9 = 8,117 S.F. LOT 10 = 8,034 S.F. L 0T 11 = 8,125 S. F. LOT 12 = 11,475 S.F. OUTLOT A = 1,936,591 S.F. OUTLOT B= 406,769 S.F. OUTLOT C = 496,199 S.F. OUTLOT D = 152,077 S.F. OUTLOT E = 404,393 S.F. OUTLOT F = 695,221 S.F. OUTLOT G= 184,391 S.F. ROW = 63, 967 S. F. OV/ERWEW MAP (NOT TO SCALE) OUTLOT C F, ounor A / omo B / I "or A QTS ourLOr o COUNTRY MANOR SEN/OR LIVING CAMPUS s / \ ounor o ounor E / MEEr4 / ourcor F / I I NW COR OF SEC 22, - TWP 124, RGE 29 �' FOUND CAST IRON MONUMENT Drainage and Utility Easements are shown thus: ( tvo :)ca/e/ Being 6 feet in width, unless otherwise indicated, and adjoining lot lines, and 12 feet in width and adjoining right-of-way lines and plat boundary lines as shown on the plat. 100 0 100 200 300 Scale in fee t Bearings shown are based upon the recorded plat of RIVERS BEND. The Southerly line of Outlot A (being the south line of the NE1/4 of the NW1/4 of Sec 22, Twp 124, Rge 29) bears North 89 degrees 14 minutes 39 seconds East. o Denotes 1/2 inch by 14 inch iron rebor set and marked by License No. 44,360 • Denotes found monument 0 Denotes found cast iron monument il, Denotes delineated wetland — • — Denotes delineated wetland N89 °28'50 "E 1329.70 " 899.70 _ "\N °31' - _ - 430. 430.0 3j I 9 77 _ WEST LINE OF NW1/4 NORTH LINE OF NW1/4 'I — - DRAINAGE & UTILITY EASE OF THE NW1/4 OF THE NW1/4 N79°1 gp9 X 41. / A _ -- 2 ROD HIGH WAY EASEMENT PER BK. 263 OF DEEDS, PG 72 F-/ N A N89 016'51 "E 250.55 _ B38 — — — — — — — — \T�26.05,--------- - NORTH LINE OF \ t k Scss° SE1/4 OF THE SWI/4 1\ o 1 DRAINAGE & -60\ �l TILI TY EASEMENT �� \ \� / 0'_"' B37 \ •S� 1F �� I 1-00, 10 I I C \ \ o < �36>i/\ Rte. '� �� L� � ��F �� \ ��•�� •�6' 006 L,� � i .` \ — 121.50 195 — — O I317.25 s6s0 OUTL O T C I I T/ n -T- L/L,/ n j/ N8888. 828»E IJV / L_l/ / /-I ------ / ------- --- r -i ------ 8g 03 _ - 20"E ------------- �` DRAINAGE & --------------------------- 6�� 19 N73o p8' o UTILITY EASEMENT ` �7�9 2 _ Ib- ,43"E o \� 80.09 - N89°05'22"F 192.58 - - N68°53 OUTLOT V /� \ �9.64;55"E OUTLOT DR=129.503„ 5 R- 00 °5��o a-3� 4.13 00 6 I °2346° \ �oh �: / �o� �v no OUTL O T B J OUTLOT A / V� I N52°00 27"W '- i / I v� 6o / n I i 32.45 000 V tx / I T l /-1 T I n`.� J % \� �n I I oo L 101.23 c�� j _\7 ''o I o p°40'41"�✓ N>jo 5� �� ' �(\ _ / `Co/ DRAINAGE & UTILITY EASEMENT . — J (:)o \ N� y -A�- `� '' ` ` • z [SEE SHEET 3 OF 41 \ / I � �� --- �� • - • - • -7 � • � We two d / I Profes ional Services, Inc. Sheet 2 of 4 sheets COUNTRY MANOR SEN/OR LIVING CAMPUS rel �h 00 lb / / n T/ n r n I �� ISEE SHEET 2 OF 41 OUTLOT A x QT) 03 / -DRAINAGE & UTILITY EASEMENT 0 ,l N � \ \ (J \ I DRAINAGE & / ti I UTILITY EASEMENT / co <% OUTLOT B 0 2CO I /2 \� o I \O�� I L• 1\' -DRAINAGE & UTILITY EASEMENT �--DRAINAGE &UTILITY EASEMENT - \-/ / /��/ N86°54 37"W 1072.87— — — — — — — — — — I I 1 \ �srn_ / --- a /1>515°1821"W r`, o W \ �/ DRA / 86.89 00 114 115.1 �3^N1 �� UTILITY EAI SEMENT!/��` y \ `�� W /V7�°225g,,W\ \S6�o 2 �\� I \� '1 \ y \ o u� 130.74 N84 014'02 "Hr ao I A/\ �\ . 1015. 9'y L_ , . L L , \ \ / . L_l/ N 9� 7A o �. OUTLOT \\ \\\ A 30 FOOT WA TERMAIN EASEMENT ,-DRAINAGE & UTILITY EASEMENT W , / co zz Q W� 5 I 32�W I \ \\ '' SSSo53 57 E 25 2 \ \ I J \ \�� / ,--DRAINAGE & UTILITY EASEMENT 006OF LINE OF NE1/4 OF THE NW1/4 -SOUTH LINE OF NW1/4 OF THE NW1/4 o \\ \\ S34028'57 E 96.90 �/ X502 52.6 i OF SEC 22, TWP 124, RCE 29 \ / \ \ N14°44 o '38'E 55-3 7- \ >0 / 334.34 -- 815.67 S89014'39"W 1187.40 NORTH LINE OF SWI/4 N 149 r40 OF THE NW1/4 59" ,' G 7 •OV' \` 83 D -1053 .2 1 �- �' 833.001 N Drainage and Utility Easements are shown thus: s, I I -DRAINAGE & UTILITY -11 29.76-A EASEMENT )\ \ 12 1 1 12 J �J11L- ----J L-- CP o I00 0 G \ (No Scale) 0 Being 6 feet in \ I v� / �L adjoining right-of-way lines and plat boundary 6'0 �/ I ^ lines as shown on the plat. x `� \ J v� J \ \` 83 D -1053 .2 1 �- �' 833.001 N Drainage and Utility Easements are shown thus: s, I I -DRAINAGE & UTILITY -11 29.76-A EASEMENT )\ 12 1 1 12 J �J11L- ----J L-- CP o I00 0 (No Scale) Being 6 feet in width, unless otherwise indicated, and adjoining lot lines, and 12 feet in width and / �L adjoining right-of-way lines and plat boundary 6'0 �/ I ^ lines as shown on the plat. /-)I IT/j1T V V / L_ V / L� 84 I / N24 °23'17"W ` ' - - - 51.57 100 0 100 200 300 Scale in fee t mm Bearings shown are based upon the recorded plat of RIVERS BEND. The Southerly line of Outlot A (being the south line of the NE1/4 of the NW1/4 of Sec 22, Twp 124, Rge 29) bears North 89 degrees 14 minutes 39 seconds East. o Denotes 1/2 inch by 14 inch iron rebor set and marked by License No. 44360 • Denotes found monument. Denotes found cast iron monument. ,i, Denotes delineated wetland — • — Denotes delineated wetland Westwood Professional Services, Inc. Sheet 3 of 4 sheets COUNTRY S 1 CAMPUS % 4 / 330 3' >>>, I `'� ,' , ��, \ , ^ OUTL O T C 20 N88027'48"E 3J 7g / Ems\ 8 -1.0 9 / / 88.82 4'017o26g.t OI F9iC'XiL0PI A 4"_ 0 S82 Lp8> 9 °33'00E 214. Z84 C N7 t, l 4,6NS � 62 331.7 r<, \V \OUTLOT D 6^ 30 680i(5)°y .00 COO R=21 ,A,^ L=129.50 ° 50„ J NTYR ' AD /V L=35°19'53 o U l O /� 2` I � S82°33'00„ \ ��ry /O ` 1 _� �D i 4 T y/Gj�ly4 Y O/ E 177.34 - 1 o v v / - l qN0 UT C n� OUTL 0 T - - _ l tijE� /ry N9cF %/q ' S82 °33' I - BFq T OF T PER / �'� < <, i� �'� /006 i _ _ 1i , I � NOS 05 53 E 77.,34 � \� I �� o S N RL �g2♦50,' 56.22 I� 4"35019'53 n I r ^ N I (SEE DETAIL W int I I I 4 I FOR BLOCK 3) CO W ��1�' o I o �J r � 0,O y»� 47 LAIo - IN O 6 o E 3.08PERMANENT-,,_Z �,UTILITY EASEMENT an <, nI PER DOC. N0. 1233959 \�I ` I 6- �IPER pY4EgSEM4709 Q9 S3� \ 28.28 D E ` l � TIVE ELECTRICSg. ON °0120E 635.48 RNS COOPER NS4 ASSOCIATION EAS ENT PER l N88041'18'E 1124.57 DOC. NO. 739333 - N114 COR OF SEC 22, --' nj / "� - - _ - / b a _ NORTH LINE OF - 1 7h p - - _ - ^ O ' NWl 4 OF THE NE1 4 / ' - \ �ro - I --r~= - - - ' TWP 124, RGE 29 �\Q / _ N O - - - - - - • - Q I ALL OF OU OT G IS A /'/ 573-7 / FOUND CAST IRON MONUMENT.1 _ -/ o - - - / 6' 9= I DRAINAGE UTILITY EASEMENT - 2' ^� ^ S7405201'E l �_ - - - I 6S S7 NE COR OF SEC 22, ` 8 / _ °42'44»E 47.45 /\ N1 ° / \ / / TWP 124, RGE 29 2 � / / N79 61 x �'�T 9 3839E I 1T, nT FOUND CAST IRON MONUMENT h ^jv/ �°' / ` / g8- - 54.46 �/ \t O U TL O T L7 I vvlL_vl ri / �O O/ O/ 9 �� - ��-N76°19'14'E - ° O / �� 53.93 / �'''� \ -DRAINAGE & UTILITY EASEMENT --____---' / 000 /� / I �� - / 6' 9 PER DOC. N0. 1233958 \\\_ DRAINAGE & UTILITY EASEMENT --- / 5621�p �� R� \ \�fI �� A0 �C? OUTL O T E - \ , � ' III' 0 WL <\ 12 / �h06 00 56�120�p ji N69o5p'S/N Is, \ \ 06 > 5p so\ \ ' i _ 522 o �� / \< ^ m , �\ O\mss F\\\,/�� .I's��j i / / '� /// N6905p57 E �I o \ / < O N I s� V\ ' �k�O��h ^`L�E - / / 'N 4 N S73° 25'09"W 4 00 o0 N78024'17' 255' / ~ �N J 185.76 - N81 °23'13„ - t / I Q / / r % - 143.98 �' - - S86°29'22"W I I r . 125.74 \\t /,F-- �61g �� / / + �� / n \ /,9j //\��->10.•� A �\ 6 >S2004521'E 6pL_vl v � V02417 N78 96 4316 10 . I T/ T ti 40 ,0 py TIt 52 v I s�ys� \ \ ?089 F < <\ I It Z V N I I I /^ \ \ /'',`� \ �\ � \'N,3807656,, �\ n 40.69 I / DRAINAGE & �\\ I /oh W 2 \ S82°04 45,E UTILITY EASEMENT 2 60.0 n I ° C �I roI p / �'\\� O `� `� OUTLOT r \ I Cb� ��, I --DRAINAGE & UTILITY EASEMENT N86 °54 J/ w L 1072-87 /1\)S1501821"W oNo coiv ��w .?L_v. LLQ T DRAINAGE & 1,�� 86.89 0 \ 16 UTILITY EASEMENT W, X 30.74 1 \ \ I I 1 N\ L2111.92 Cl CT A ' I '2� ��\ Rr640.00 w\ 88518 p-10°01 09 m\\\ N84°14 02"W l �'C.B."S12059'17"W 1015.93 I �' tCH==111.77 100 0 100 200 300 _90____ Drainage and Utility Easements are shown thus. \==-SOjo Scale in feet W 7652"�i I I 6 W C3) L4 O )5626„ co 6 Bearings shown are based upon the recorded �8� E °d° plot of I I I I Outlot A RIVERS BEND. southThe lineSoutherly the line NE1014 (being I I 12 12 of the NW1/4 of Sec 22, Twp 124, Rge 29) Q W _----�____� L ---- L----_ bears North 89 degrees 14 minutes 39 ^� I I seconds East. O Denotes 1/2 inch by 14 inch iron rebar set and marked by License No. 44360 S89 ° 14'39 "W - 1187.40 (Ivo _-)cole) Being 6 feet in width, unless otherwise indicated, and adjoining lot lines, and 12 feet in width and adjoining right-of-way lines and plat boundary lines as shown on the plat. • Denotes found monument. Denotes found cast iron monument. III, Denotes delineated wetland . Denotes delineated wetland DETA/L AF4'A�Fq,LB ii NOT TO SCALE qT d/ OUTLOT C S24 018'41 "W 37.00-x_ � o'` �• l �73 QOO� OUTL O T D ^� \��34¢9SF l 01 SCO S7807,5'l 730 E �� 0 - 04 TLO a"° i _--1 Our B _., I 3 I cW i SO4 044101 "W\ I I o N 2.85 `�� J S85015"59" I ° � Q) I I W 4 �0 I I S85°1569'E I � �O I I --I----129-92- I s 66 o I I 5 II o o II I o S85015'59'E II I o 6 Q) I 1 I I I I toN a=1 °13 I 0 S84 00210 7'E L=13.60 ��-� - - - - 130.08 Z I 00 NN _ 2 L6 1 n I 704 / / CO 1 = / nN�A� I l U �i l 8 / Q I NN ��\\-3 4\ E A) � / °Ovo / Q 9 I e\\ h �O �n)ry A)^ 40h� ` ` / �ryN 0� / - y 10 0(:5>'. o�A) A, / F' 0 I N I s � 1°014a�O D b vol / 12 OUTL O T E Westwood Professional Services, Inc. Sheet 4 of 4 sheets Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 253-8737 St. Cloud, MN 56303 (800) 270-9495 -A ,�� N��N��0�N� �� TO: JudyVVeyrens City Administrator FROM: Randy Sobort. PE DATE: May 10. 2016 RE: St. Joseph, Minnesota 2O1GCountry Manor Senior Living PUD Preliminary Plan and Plat Review SEH No. STJOE GEN D155 I reviewed the preliminary plat and plans dated May 2, 2016, from Westwood Professional Services, and I have the following comments: Preliminary Plat 1. The original wetland delineation boundaries referenced on the plat were performed in 2001 and 2002, and the original Wetland Replacement Plan was approved in 2005. Wetland delineations are typically valid for a period of 5 years and updates may be required by the County. 2. Reference is made in the notes on sheet 8 that the "subject property appears to lie within 'Other Areas' Zone V on the FIRMs dated February 16, 2012. 1 could not corroborate the reference. Please submit supporting documentation as it appeared the site was outside the flood hazard areas. 3. The existing storm water pond otthe southwest corner ofCR121and Jade Road and the large existing wetland west ofthe pond are proposed within the some Out|ot E. In order for the storm water pond to be considered a public (City) pond, it should be dedicated to the City in a separate out|ot. 4. (When final platted) dedicate public drainage and utility easements along the west and south lot lines within Lot 1. Block 1. Lots 5-7. Block 5. and Lots 4-5. Block Gwhere wetlands have been delineated. 5. (When final platted) confirm the minimum lot width requirements are satisfied at the front setback lines at Lots 4.5.10-14. Block 4; Lots 5-6. Block 5; Lots 7-11, Block 3. O. A 20-foot wide drainage and utility easement should be dedicated along the north lot lines of Lot 1. Block 3. and OuUot E for the existing water main ponsUe| to the trail. 7. The proposed temporary cul-de-sac at Mulligan Loop will come within close proximity to an adjacent wetland. The ordinance identifies a 75-foot setback from wetlands for"the construction or maintenance of paved driveways or areas designed for the parking of a vehicle or trailer." If considered applicable, the temporary cul-de-sac should be constructed approximately 150 feet further southwest along the street alignment to satisfy the intent of the buffer/sepa ration requirements. 8. Mulligan Loop and 2 nd Avenue have the potential to serve as a neighborhood residential street serving both a section of the senior housing campus and the Lex Family Trust parcel to the north. In this nontext, the ordinance would require dedication of 66-foot wide street right-of-way, similar to the dedication of Lanigan Avenue, rather than the proposed 60-foot wide right-of-way (see comment 12). Q. The original preliminary plat for Rivers Bend provided for ofuture street right-of-woyacross from Nolan Court that connected to the Carmela Nick Rev Trust property to the south. The right-of-way Short Elliott Hendrickson mo,1ouuoamAvenue South, p.o. 00x1r1r.at.o/ouu. mwasxuo'1r1r asx /aunequal opportunity employer | www.eemnoznm 1 xou.00u.*xuu 1 800.572.0617 1 320.229.*301 fax 2O1GCountry Manor Senior Living PUD May 1O. 2O1G Page should be identified now on the preliminary plat. At the time of final platting, consideration may be given todedication as on out|ottothe City for future street reservation vvhen* it could potentially beconveyed back tothe developer inthe form ofodevelopable lot inthe event the future street is not extended osplanned. 10. (When final platted) dedicate a 10 foot drainage and utility easement along the plat line abutting 12mAvenue SE (Jade Rood). 11. While the existing pond across Block 7 (Out|ot F) is not intended to be o storm water treatment pond, consideration should be given todefining itwithin onout|otoreasement boundary to protect the pond from encroachment by filling/building activity on the adjacent lots. Grading, Drainage, and Erosion Control Plan 12. Mulligan Loop is proposed as a 32-feet wide local residential street within a 60-foot wide right-of- way, onditvviUonoommodoteon-stn*etporkingonon|yonesideofthestn*et (seenomment8). Further consideration should be given todesignation osoneighborhood residential street and meeting the street width standards thereof(3G-feetwide stn*et. 66-feet wide right-of-way). 13. As proposed, Mulligan Loop does not provide for any sidewalk or connection to the trail along CR 121. 14. Storm drain inlet spacing should generally not exceed 400 lineal feet along the street and not exceed 3cfsper inlet (ex. east side ofLanigan Avenue, north side ofK4uUigon). 15. No geotechnical report or preliminary pavement design (pavement structural section) accompanied the submittal. Public streets shall meet a minimum 9 ton pavement design. 16. Limited proposed grading information for the senior housing campus accompanied the submittal. Greater detail for the grading improvements otthe senior housing campus and parking lots shall besubmitted with the final design. 17. Proposed driveway slopes from the garage floor tothe street gutter were not annotated onthe grading plan. The proposed house pad elevations and street grades (in several instances along Lanigan and Mulligan) would appear to result in steep driveway grades (> 8%). Revievv/revisethe street and house pad elevations tolimit driveway grades to1O96orless. Utility Plan 18. The proposed water distribution system along the streets will provide adequate fire protection (hydrant coverage) for the detached patio homes. Hovvewar, the water main provides limited to no nowansge for the principal senior housing "cross-shaped" struntun*s, particularly on the south side of the campus. Additional water main looping and fire protection coverage is recommended at both the interior and southern sides ofthe campus. 19. The City's 2OOGWater Distribution System Study envisioned o 10-innh water main would eventually beconstructed between 3mAvenue SVVand Jade Road toloop the trunk water distribution system on the north side of 1-94. Considering the departure from the original Arcon River Bend development plan, the proposed site plan will impact the ability to loop the water distribution system as the area tothe south of the site develops. Consideration should be given to providing a 1 0-inch water main on 2 nd Avenue and on Mulligan Loop, south of 2 nd Avenue, and dedicating a utility easement across Outlot A between the Mulligan Loop cul-de-sac and the Shirley and Gordon Hove pon:e|to south. Other water main alignments that will facilitate looping may exist considering the recommendation above incomment 18. 20. Submit additional utility detail for the site utilities proposed for the senior housing campus facility. rjs/dg Enclosure n: Terry Thene. City ofSt. Joseph (w/enn|osun*) Therese Haffner, City ofSt. Joseph (w/ennlosure) �� `�� N��N��0�N� �� TO: Randy Sobort. PE FROM: April A. Ryan, PE DATE: May G. 2O1G RE: St. Joseph, Minnesota 2O1GCountry Manor Senior Living PUD Preliminary Plan HHReview Comments SEH No. STJOE GEN D155 Provided are preliminary Hydrologic/Hydrology review comments for the Country Manor Senior Living PUD Stormwater Management Report, dated April 22, 2016. These comments are based on the information that was submitted and the stage of preliminary project design. The comments are not inclusive and additional comments or changes to the comments may be made as more detailed design information issubmitted. K4ycomments are osfollows: 1) The NPIDES permit requires the retention of the water quality volume (WQV) of one inch over the impervious area, not the treatment of the water quality volume as the report may suggest when identifying that pond 103P has sufficient dead storage to treat the one inch WQV. 2) Sufficient information has not been provided indicating what the site impervious amount or water quality volume is for the proposed development. The current method utilizes the impervious percentage based on weighted curve numbers which does not always accurately reflect actual impervious amounts (see note 10). 3) |fsite constraints exist that limit the effectiveness ofoninfiltration system, ossuggested, then alternative treatment options should be considered with preference given to filtration techniques, followed by rate control BK4Ps (i.e. wet basins). Multiple smaller water quality treatment methods are preferred over larger systems. Water quality modeling may need to be provided to verify treatment effectiveness ofthe proposed alternative systems. 4) The proposed development directs over GOacres ofdrainage tothe existing Jade Road pond. Information will need to be provided verifying the pond meets the current NPIDES wet pond requirements and the City ofSt. Joseph pond requirements. 5) Based onthe grading and drainage information provided, the proposed Jade Road pond outlet is shown to be lower than the downstream east culvert elevations. This will need to be corrected. G) The report identifies the use of a sand shelf to aid in infiltration within the Jade Road Pond. /\ number of concerns and questions arise with adding a sand shelf to an existing wet sediment basin. Design information will be required to verify the sand shelf meets the NPIDES infiltration requirements and designed according to the MN Stormwater Drainage Manual. Current modeling ofthe sand shelf includes infiltration for the entire pond. Infiltration will need tobelimited toonly the shelf area that isshown tomeet the infiltration design standards. mxn,ts/nnuHenu,/oxenn/no..1ouuoamAvonuoaoum P.O. Box 1717,atCloud, MN 56302-1717 asx /aunequal opportunity employer | wwv.eemnoznm 1 xouoou.*xuu 1 8005720617 1 888.908.8166 fax Country Manor Senior Living PUD May G. 2O1G Page 7) The report identifies software limitations as a reason for not meeting the rate control requirements. We believe this could be corrected by making adjustments tothe model and by updating/creating sub-catchments to more accurately and better compare the existing and proposed conditions (emamp|e: splitting existing catchment 2Stocreate areas comparable to proposed conditions). 8) The proposed model includes storage capacity for the wetland area upstream of the Neary Street culvert. Tomore accurately compare the existing and proposed conditions, the storage area either needs tobeincluded inthe existing conditions model orremoved from the proposed conditions model. Q) The proposed aesthetic pond located south of Outlot A provides a level of detention in existing conditions and, therefore, should beincluded inthe existing conditions model. 10) Modeling currently combines developed and undeveloped on*os into one sub-catchment in certain situations (1 03S and 105S for example). Doing this creates weighted curve numbers which do not accurately reflect actual conditions. We recommend modeling impervious surfaces and pervious surface in separate sub-catchments and at a minimum model developed and undeveloped areas separately. 11) Information will need to be provided verifying that the pond 106P and 105P meet the current NPIDES wet pond requirements and the City of St. Joseph pond requirements. 12) Stornlwotertn*otment facilities and drainage nonwayonnes, ditnhes, svvo|es, etc. need to be located within public right-of-way, outlot, or dedicated drainage and utility easement along with adequate access tothe facilities. 3701 12th St.N,Suite 206 St.Cloud,MN 56303 Westwood Main (320)253-9495 Fax (320)253-8737 westwoocips.com (800)270-9495 June 3, 2016 Judy Weyrens City Administrator City of St. Joseph PO Box 668 St. Joseph,MN 56374 Re: Country Manor Senior Living PUD File 8495.00 Dear Judy: We have received the comments from the City on our initial submittal. We would like to address each comment individually below: CM Preliminary & Final Plat Approval Recommendations 1. Meet the City's Subdivision Ordinance on Drainage and Utility Easements. Revise as accordingly and resubmit to the City. This will be a PUD and as such we are asking for modifications from the ordinance. We are proposing 5' sideyard easements per previous plans and plats in this area. 2. Adjust Lot 16, Block 7 to be 60 feet wide at the building line (setback line)and verify that all other lots will be at least 60 feet wide at the building line. Revise accordingly and resubmit to the City. Lot 16,Block 7 has been adjusted. All other lots have been verified. 3. The right of ways must be at least 66 feet with a street width of 36 feet per the subdivision ordinance on neighborhood streets. Revise accordingly and resubmit to the City. Per a meeting at the City, Mulligan Loop will be a 36' wide street with a 6' concrete sidewalk on the north side, and it will be in a 60' right-of-way. 4. All engineering issues are addressed(attached). Revise accordingly and resubmit to the City. See below. 5. Six foot wide sidewalks will be required on both sides of the streets within the subdivision and must connect to the existing trail. Per a meeting at the City,we are showing a 6'wide walk on the north side of Mulligan Loop and an 8' bituminous trail on the west side of Lanigan Avenue (and continuing on the south side of Neary Street). 6. The outlots will be required to go through final plat approval prior to development and public access will need to be secured at that time Cost of improvements, including but not limited to street, sidewalk, utilities will be the responsibility of the developer. As the Outlots develop per the preliminary plat, they will go through the final plat approval process. Multi-Disciplined Surveying&Engineering westwoodps.com June 3, 2016 Page 2 SEH—Preliminary Plan and Plat Review Preliminary Plat 1. The original wetland delineation boundaries referenced on the plat were performed in 2001 and 2002, and the original Wetland Replacement Plan was approved in 2005. Wetland delineations are typically valid for a period of 5 years and updates maybe required by the County. Stearns County was contact at the beginning of the project and they agreed an updated wetland delineation would not be needed (see attached). 2. Reference is made in the notes on sheet 8 that the "subject property appears to lie within `Other Areas'Zone Y'on the FIRMS dated February 16, 2012. I could not corroborate the reference. Please submit supporting documentation as it appeared the site was outside the flood hazard areas. This note has been removed. 3. The existing storm water pond at the southwest corner of CR 121 and Jade Road and the large existing wetland west of the pond are proposed within the same Outlot E. In order for the storm water pond to be considered a public (City)pond, it should be dedicated to the City in a separate outlot. The pond is now in a separate Outlot. 4. (When final platted) dedicate public drainage and utility easements along the west and south lot lines within Lot 1, Block 1,Lots 5-7, Block 5, and Lots 4-5, Block 6 where wetlands have been delineated. Wetlands will be in drainage easements. 5. (When final platted) confirm the minimum lot width requirements are satisfied at the front setback lines at Lots 4,5,10-14, Block 4;Lots 5-6, Block 5;Lots 7-11, Block 3. Final lot widths will be verified at final plat. 6. A 20 foot wide drainage and utility easement should be dedicated along the north lot lines of Lot 1, Block 3, and Outlot E for the existing water main parallel to the trail. A 20-foot D&U easement has been added. 7. The proposed temporary cul-de-sac at Mulligan Loop will come within close proximity to an adjacent wetland. The ordinance identifies a 75 foot setback from wetlands for "the construction or maintenance of paved driveways or areas designed for the parking of a vehicle or trailer."If considered applicable, the temporary cul-de-sac should be constructed approximately 150 feet further southwest along the street alignment to satisfy the intent of the buffer/separation requirements. This has been discussed with the City. The cul-de-sac is not at parking area nor a driveway. 8. Mulligan Loop and 2nd Avenue have the potential to serve as a neighborhood residential street serving both a section of the senior housing campus and the Lex Family Trust parcel to the north. In this context, the ordinance would require dedication of a 66 foot wide street right-of-way, similar to the dedication of Lanigan Avenue, rather than the proposed 60 foot wide right-of-way (see comment 12). Per a meeting at the City, Mulligan Loop will be a 36' wide street with a 6' concrete sidewalk on the north side, and it will be in a 60' right-of-way. 9. The original preliminary plat for Rivers Bend provided for a future street right-of-way across from Nolan Court that connected to the Carmela Nick Rev Trust property to the south. The right-of-way June 3, 2016 Page 3 should be identified now on the preliminary plat. At the time of final platting, consideration may be given to dedication as an outlot to the City for future street reservation where it could potentially be conveyed back to the developer in the form of a developable lot in the event the future street is not extended as planned. This has been added/noted. 10. (When final platted) dedicate a 10 foot drainage and utility easement along the plat line abutting 12th Avenue SE(Jade Road). This has been added. 11. While the existing pond across Block 7(Outlot F) is not intended to be a storm water treatment pond, consideration should be given to defining it within an outlot or easement boundary to protect the pond from encroachment by filling/building activity on the adjacent lots. This pond will have an easement on it because it will be part of the initial stormwater system. When Outlot F is developed,this pond will no longer be part of the stormwater system. At that time the pond may see encroachment. Grading,Drainage, and Erosion Control Plan 12. Mulligan Loop is proposed as a 32 feet wide local residential street within a 60 foot wide right- ofway,and it will accommodate on-street parking on only one side of the street(see comment 8). Further consideration should be given to designation as a neighborhood residential street and meeting the street width standards thereof(36 feet wide street, 66 feet wide right-of-way). Per a meeting at the City,Mulligan Loop will be a 36' wide street with a 6' concrete sidewalk on the north side, and it will be in a 60' right-of-way. 13. As proposed, Mulligan Loop does not provide for any sidewalk or connection to the trail along CR 121. A 6'wide sidewalk has been added to the north side of Mulligan Loop. 14. Storm drain inlet spacing should generally not exceed 400 lineal feet along the street and not exceed 3 cfs per inlet(ex. east side of Lanigan Avenue, north side of Mulligan). This will be addressed during final design. 15. No geotechnical report or preliminary pavement design (pavement structural section) accompanied the submittal. Public streets shall meet a minimum 9 ton pavement design. See the attached Geotechnical Report prepared by CVT. 16. Limited proposed grading information for the senior housing campus accompanied the submittal. Greater detail for the grading improvements at the senior housing campus and parking lots shall be submitted with the final design. This will be addressed with the Site Plan submittal for this site. 17. Proposed driveway slopes from the garage floor to the street gutter were not annotated on the grading plan. The proposed house pad elevations and street grades (in several instances along Lanigan and Mulligan) would appear to result in steep driveway grades (> 8916). Review/revise the street and house pad elevations to limit driveway grades to 10%or less. Driveway grades are labeled on Final Plans. Utility Plan 18. The proposed water distribution system along the streets will provide adequate fire protection (hydrant coverage)for the detached patio homes. However, the water main provides limited to no coverage for the principal senior housing "cross-shaped"structures,particularly on the south side of June 3, 2016 Page 4 the campus.Additional water main looping and fire protection coverage is recommended at both the interior and southern sides of the campus. The fire protection has been discussed with the City. The site hydrant coverage will be addressed with the Site Plan submittal. 19. The City's 2006 Water Distribution System Study envisioned a 10-inch water main would eventually be constructed between 3rd Avenue SW and Jade Road to loop the trunk water distribution system on the north side of I-94. Considering the departure from the original Arcon River Bend development plan, the proposed site plan will impact the ability to loop the water distribution system as the area to the south of the site develops. Consideration should be given to providing a 10-inch water main on 2nd Avenue and on Mulligan Loop, south of 2nd Avenue, and dedicating a utility easement across Outlot A between the Mulligan Loop cul-de-sac and the Shirley and Gordon Hove parcel to south. Other water main alignments that will facilitate looping may exist considering the recommendation above in comment 18. Per a meeting with the City,provisions have been made and easements provided for an extension of the 10"water main. 20. Submit additional utility detail for the site utilities proposed for the senior housing campus facility. This will be addressed with the Site Plan submittal for the site. Preliminary Plan HH Review Comments SEH reviewed the initial Hydrology Report used to verify the theoretical layout of the stormwater in the Updated AUAR. That Hydrology Report was not final. Also,per discussions with the Sauk River Watershed District we will be permitting each phase separately(and not an overall plan). For those reasons, a completely different Hydrology Report will be submitted with the Final Plans for the first phase. We will incorporate the Review Comments in the development of the first phase Hydrology Report. Enclosed are the following documents: - Correspondence with Stearns County Environmental Services regarding the wetlands - Stearns County Surveyor's plat comments - Revised Preliminary Plans/Plat - Revised Final Plat - CVT Geotechnical Report—Included in the Lanigan Avenue Specifications - CVT Boring Logs (additional borings)—Included in the Lanigan Avenue Specifications - Approved Stearns County Approach Permit We have also included for review and approval: - Lanigan Avenue (Phase 1) Construction Plans - Lanigan Avenue (Phase 1) Specifications - Country Manor Senior Living Phase 1 Hydrology Calculations (this includes the public street work and the private site work) Forthcoming will be the Site Plan submittal for the private site work as well as the SWPP Plan for the overall project. We will also submit a quantity takeoff/Engineer's Estimate for the public road work once the plans have been through the City review. June 3, 2016 Page 5 With the revisions and the supporting documents,we ask that the City Council approve this at the next available meeting. Please contact me if you have any questions. Sincerely, WESTWOOD PROFESSIONAL SERVICES 6�j"61, ew A-- �5— William R. Huston,PE Land Market Leader CC: Mitch Rengel, CM St. Joe,LLC Corey Gerads, CM St. Joe, LLC Dan Tideman,GLTArchitects Randy Sabart, SEH Therese Haffner, City of St. Joseph � � � � � �� . .