HomeMy WebLinkAbout[06a-b] Fortitude Senior Housing PUD Amendment Preliminary Plat c�r�+z11�;•i. Planning Commission Agenda Item 6a-b
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MEETING DATE: July 11, 2016
AGENDA ITEM: Public Hearing, Fortitude Senior Living of Saint Joe LLC—Planned Unit
Development(PUD) Amendment and Preliminary Plat
SUBMITTED BY: Community Development
STAFF RECOMMENDATION: Recommend to the City Council Approval of the PUD Amendment
and Preliminary Plat with Conditions.
PREVIOUS PLANNING COMMISSION ACTION: Recommended to the City Council approval of
the PUD and Preliminary Plat for Graceview Estates in 2001 and amending in 2006. The City Council
approved the PUD, Preliminary Plat and Final Plat in 2002 and amendment in 2006.
BACKGROUND INFORMATION:
Applicant Information: Tom A. Opatz, Owner/Developer
Existing Zoning: Planned Unit Development, R1
Future Land Use: Low Density Residential
Original PUD Plan: (3) four plex, (1) eight plex, (2) ten plex, (8) single family
detached homes
Current PUD Plan: (1) eight plex, (2) ten plex, 23 single family detached homes
Requested PUD Plan: One 47 unit senior apartment building with four detached garages
Location: West of 7fh Ave. SE and Dale St. E
Access: Access to the plat would be derived from 7 1 Ave. SE. A cul-de-sac
will need to be provided for at the end of Faith Lane and the
private drive. The site plan does not show this and will be
revised with the final plans. However, the proposed plat
provides for this.
Public Input: The developer has held two neighborhood meetings. There was
discussion on the placement and height of the apartment building
and the future development on the northerly portion of the
property. By show of hands at the second neighborhood meeting,
the majority of those present supported the project as a three story
facility.
Overall Plat and Site Plan Information:
Size Use
Block 1, Lot 1 181,049 SF (4.15 Acres) 1 Apartment Building -47 Units and
four detached garages
Outlot A 146,255 SF (3.36 Acres) Open Space
Lot Requirements for the Senior Apartment are proposed to follow R-3 Multiple Family
Residence.
Proposed:
Front Yard Setback 131 feet (R3 minimum: 35 feet)
Side Yard Street (7th AV SE) Setback 100 feet (R3 minimum: 30 feet)
Side Yard Interior Setback 193 feet (R3 minimum: 50 feet)
Rear Yard Setback 75 feet (R3 minimum: 40 feet)
Maximum Building Coverage 35%
Maximum Lot Coverage 50%
Height 40 feet (3 stories)
The detached garages require a setback of 10 feet from the side and rear property lines and a
maximum height of 15 feet. Additionally, the exterior materials of the garages must match the
apartment building. According to the plan submitted the setback requirement will be met.
Off-Street Parkin paces required:
Ordinance: The parking requirement for a senior apartment is 1 space per unit, which would
require a minimum of parking 47 spaces. The site plan proposes 36 surface parking spaces and
16 garage parking spaces for a total of 52 spaces.
Lighting_
Ordinance: The source of lights shall be hooded and bare incandescent light bulbs shall not be
permitted in view of adjacent property or public right-of-way.
Park Dedication Information:
Per the Graceview Estates Development Agreement, construction of the walking trail will be
required to satisfy the park dedication requirement. A copy of recorded trail easement must be
submitted to the city prior to the issuance of a building permit. An 8 foot wide bituminous trail
must be constructed to meet the city's specifications.
Drainage and Utility Easements:
According to the City's Subdivision Ordinance, typical drainage and utility easements are to be
10 feet on interior lot lines and along roadways and must be over ponding areas. The plat
proposes the typical easements of 10 feet along the boundary of the plat and over the storm pond.
Density: As noted above the maximum density for the subject property is 51 units, based on the
2005/2006 PUD Amendment. The proposed development will use 47 of the density units
leaving four units. At this time the developer has no plans for future development, but the
density remains with the property. The remaining property that is not included with the site plan
is labeled as an outlot and an outlot cannot be developed without being platted.
Ordinance Application. When the PUD for the Gracview Estates was approved, the
development included a mix of housing including single family, small attached multi-family
(6/8/10 plexes) and multiple family, all zoned R1 with PUD overlay. In establishing the lot
requirements the applicable zoning district is used. For example all the single family homes
followed the R1 provisions and the Graceview Estates Apartment Complex followed the R3
regulations. So in determining compliance with the Ordinance the applicable governing
Ordinance is R3.
Age Restricted Development. MN Statute allows facilities to be limited to persons 55 and older
or those with a disability. This is one of the few exceptions to restricting tenants. The proposed
facility will be limited to those 55 and older or those with disability and that provision has been
included in the draft development agreement. This provision is also included in the TIF
Agreement that will be executed once the development is approved.
Development Agreement. Typically the Development Agreement is not included with the
Preliminary Plat, but due to the concerns of some residents staff has decided to include the shell
of the agreement. At this time it is only a draft and the purpose is to memorialize the approvals
of the City through a recorded and enforceable document. The document will reflect the actual
approval and will be updated. For the purpose of this meeting, the document plans have been
included.
REQUESTED PLANNING COMMISSION ACTION: Staff recommends approving the PUD
amendment and preliminary plat contingent on the following:
1. All engineering issues are resolved (attached engineering memo).
2. Site plan approval.
3. All fire department issues are addressed, including but not limited to approval of fire
hydrant locations.
4. Prior to the issuance of the building permit, a copy of the recorded trail easement must be
submitted to the city. Construction of the 8 foot bituminous trail will need to meet city
specifications and will be the responsibility of the developer/applicant.
5. Provide additional conifer trees north and south of the detached garages. Provide
additional trees on the north side of the entrance drive.
6. The outlot will be required to go through PUD,preliminary plat, final plat and site plan
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.
ATTACHMENTS: Request for Planning Commission Action
Public Hearing Notice
Subdivision Application
Preliminary and Final Plat
Site Plan
City Engineer's Comments
Len Bechtold Letter
Draft Development Agreement
Motionl: Move to Recommend Approval/Tabling/Denying of the request for a PUD
Amendment and Preliminary Plat Approval for Fortitude Senior Living of Saint Joe LLC.
This page intentionally left blank
. � CITY OF ST. OS�PH
1
www.ciryoFstjoseph.com
June 30,2016
REQUEST FOR APPROVAL OF A PRELIMINARY PLAT AND PLANNED UNIT
DEVELOPMENT (PUD)AMENDMENT
FOR FORTITUDE SENIOR LIVING OF SAINT JOE LLC
Adm�n�strator Public Hearing:
St.Joseph City Hall Council Chambers
�udy Weyrens July 11�2016
Starting at 6:15 pm
Mayor You are invited to attend a public hearing for a preliminary plat and planned unit
Rick Schultz development amendment located west of 7°i Avenue Southeast and southwest of Callaway
Street East and legally described as Outlot A, Graceview Estates. The City of St. Joseph
Councilors has submitted this letter regarding the requests in an effort to help provide you with
Mact Killam information about the proposed actions.
Bob Loso preliminary Plat and Planned Unit Development Amendment. Tom A. Opatz, property
Renee Sy-�n�r,�exz owner is requesting approval of a Preliminary Plat and Planned Unit Development
Dale�U�rk Amendment for Fortitude Senior Living of Saint Joe LLC. The purpose of the requests are
to accommodate the development of a 47 unit senior apartment facility, including
independent and assisted living(age in place) and detached garages. The submitted
preliminary plat proposes one 4.38 +/-acre lot where the seniar apartment facility and
detached garages would be located and one 3.36+/-acre outlot.
If you cannot attend the public hearing and have comments or questions regarding
the actions, or if you have any questions that you would like answered prior to the
public hearing, please contact Therese Haffner at the St. Joseph City Hall - 229-9424
or thaffner(�i�cityofstjoseph.com.
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Phone 3zo.363.7zoi Fax 3zo.363. o34z
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�•�'F;«'°f°,°w'��^ry� City of St. Joseph
CfTY O� ST. )aSEPFI Application for Subdivision Review
A licatfon is hereby made for:(Applicant must check any/all appropriate items)
__�✓ __Preliminary Plat ✓ Final Plat Review
� Planned Unit Developz�nent Plan Review Min�or Subdivision Review
I.and Use Amer�dment Rezone
APPLICANT 7NFORMATION:
Name(s): Tom A.opa� Date:4-ta-�s
AdC�I'�53: 410 L�Aa Sireel Watkkts MN 55389
Phone Number(s): �1-�aa�2ss
Email Address: �•W��hRltophealthcc.00m
INFORMATION ON PROPERTY OWNER(if different firom Applicant):
j�O��r Q��: Fafitude Senbr Living of St Joseph LLC
A,a(�X'CSS: 410 i.uella Street Wafldns MN 55389
Telephone: es��as-s2ss Email: �.opa�n�aeo�,ea�c.com
PROJECT INFORMATION:
Parcel Idenrification Number(s)of Properly: ea.s�s�a.o�os
Legal Descripfiion of Property(may be attached instead of listed}: �A of�racev�ew esea�es�a��-oze
Name of Plat' Outlot A of Gracevlew Esfates
Gr�s Area.• 3��,��gu R
Number of Lots: OuUot A,ct�renUy one twtbt
Name of Pending Street Name(s)Included in Development:�'Bo����
Nanne of Land Surveyor/Enginee�:M�r�rotn�na�
Address of Land Surveyor/Enginee,�:Tfls tist A�enue N��une a s�to�aN
St.Joseph AppUcatipn forSvbdlvJslon Revlew �y~�y���������M Pop�e J 1
Does the proposed Preliminary Plat/f'UD require a Iand use amendment and/or rezoning7 No a Yes❑
If yes,please comptete Appendix A—Land Use Amendment/Rexoning Application(attached).
Land Use Amendment; From To
Rezoning: From To
Is the proposed Preliminary Plat consistent with design standards and other require��of the Cit of St.
J'oseph Subdivision Ordinance,Zoning Ordinance�and Comprehensive Plan? Yes LJ No�_
If No,please complete Appendix B—Application for Variance(attached).
Describe the physical character�stics of the site,including but not limited to,topogaphy;erosion and flooding
potential;soil limitations;and,suitability of the site for the type of development or use contemplated:
The site is 7.74 acres, site improvements are in place water/sewer, curb gutter. The site
is flat and soils are very sandy to aliow for drainage, soif borings have been campleted to
support master plan and building design. We are proposing a 45 unit apartment
building, 40,000 sq ft age restricted. (65 plus). A1so in our PUD we are requested that
uo to an additional 40,000 sq ft be open to expand the project if needed. Vl/e also wvuld
ta have up to 10 patio homes which wi(! aiso be age restricted and offer homecare
services through our senior apartments.
Describe the fiscal and en�vironmental impact the proposed development will ha.ve on adjacent property owners
and the City of St.Joseph.
There will be r�o fiscal or environmental impact ta the ad}acent property owmers
If application is for PUD,provide a statement that generally describes the propa�ed development,the raarket
which it intends to serve,its demand in relatian 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 praperty in
accordance with the regulations and goals af the City. �
A market study was comple#ed by View point and determined an unmet need of 45
age restricted apa�tments for seniors aged 65 plus. Our project wili be staffed 2417 and will
bring services to the residenfis living in the building to allow ti�em to age in place. The
project will be developed to compliment surrounding properties and meets the need of the city
St loseph A�!lrntfon forSabdlvJsloa Revfew ���~y� Poge f 2
I/We understand that any work to be done will require 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, IlWe aze hereby acknowledging this potential
cost.
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Applicant Signature Date
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Property O ner's gnature Date
Anvlicable Fees:
Preliminary Plat Minor— 1 to 2501ots $300+$5 per lot
Major->2501ots $500+$5 per lot
Preliminary Escrow Minor— 1 to 250 lots $3,000.00
Major->250 lots $5,000.00
Final Plat $200.00
Planned Unit Development $800.00
Land Use Amendment $500.00
Rezoning Request $500.00
St.loseph Application for Subdiviston Review Poge►3
Ap�endix A
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CiT'� OF ST. )USEPH
LAND USE AMENDMENT/REZONING APPLICATION
The applicant shall provide the following(attach separate sheets if necessary):
1. All applications must include a narrative of the land use and/or zoning request.The Land Use and/or
Rezoning application must be completed in its entirety including the reasons as to why the Planning
Commission and City Council should approve the request.
2. Petition for fifty percent(50%)or greater of the property owners affected by the proposed amendment and
fifly percent(50%)of those property owners within three hundred fifty(350)feet of the proposed change.
I understand that I am responsible for reimbursing the City for any additional legal,engineering,building
inspection or planning fees associated with my request.
Applicant Signature Date
St.Joseph Applicotlon for SubdlvJslon Review Page�4
LC
I:
SURVEYOR'S NOTES:
1. Matters of record are shown according to Old Republic National Title Insurance
Commitment Number 51336, issued by Commercial Partners Title, LLC, Effective Dote
May 5, 2016.
2. Property Address: (no address assigned)
3. Gross Land Area = 7.73 acres
4. Location of storm sewer, sanitary sewer, and wotermoin, and water/sewer services are
shown according to observed evidence along with utility as—built drawings provided by
the client. Pipe sizes, where indicated, are shown according to os—built drawings.
5. Underground utilities are shown according to ground markings per Gopher State One Call
Ticket Number 161193504 (non—excavation request). Meyer—Rohlin Land Services is not
responsible for utilities that were not marked on the ground. Location of underground
utilities must be verified prior to any excavation by contacting Gopher State One Call
651-454-0002 or gopherstoteoneco/i.org. See Ticket Check Status summary on this
drawing for list of companies & response to ticket.
6. According to Flood Insurance Rote Map Number 27145CO620E, Effective Date February
26, 2012 this property lies in Zone X (areas determined to be outside the 0.21 annual
chance floodplain).
7. Field survey work was completed between May 2 and May 5, 2016.
N:\Land Projects\16195 - Hilltop Health Care\dwg\ALTA\16195 Preliminary Plat.dwg, 7/8/2016 9:17:36 AM
OWNER / DEVELOPER:
Tom Opotz
410 Luella Street
Watkins MN 55389
Phone number: 651-343-5239
PROPERTY DESCRIPTION:
Outlot A, GRACEVIEW ESTATES, according to the
recorded plat thereof, Stearns County, Minnesota.
(Abstract property)
EXISTING ZONING: B-1
(As shown on City of St. Joseph Zoning Map)
Minimum Building Setbacks for R-1 Zoning
according to City of St. Joseph Zoning Ordinance
Front: 30 feet from public right—of—way
Side: 10 feet
Rear: Not less than 20 percent of depth of lot
o�
Being 10.00 feet in width, unless otherwise
indicated, and adjoining lotlines and plat
boundary lines as shown on the plat.
0 30 60 90
GRAPHIC SCALE IN FEET
0 DENOTES IRON MONUMENT SET
• DENOTES IRON MONUMENT FOUND
=EASEMENTS,
D DRAINAGE AND UTILITY
PROPOSED RIGHT—OF—WAY,POSED TRAIL EASEMENT
I hereby certify that this survey, plan, or
report was prepared by me or under my
direct supervision and that I am a Licensed
Land Surveyor under the laws of the State
of Minnesota.
Date 06/17/16
4z!�-
Abram A. Niemela
License No. 48664
FORTITUDE SENIOR
KNOW ALL PERSONS BY THESE PRESENTS: That Fortitude Senior Living of St. Joseph LLC, a Minnesota limited liability
company, owner of the following described property situated in the County of Stearns, State of Minnesota, to wit:
Outlot A, GRACEVIEW ESTATES.
Has caused the some to be surveyed and platted as FORTITUDE SENIOR LIVING OF SAINT JOE LLC and does hereby dedicate
to the public for public use the drainage and utility easements as created by this plat.
In witness whereof said Fortitude Senior Living of St. Joseph LLC, a Minnesota limited liability company, has caused these
presents to be signed by its proper officer this day of , 20
Signed: Fortitude Senior Living of St. Joseph LLC, a Minnesota limited liability company
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this day of 20 by Tom Opatz, Chief
Executive Officer of Fortitude Senior Living of St. Joseph LLC, a Minnesota limited liability company, on behalf of the
company.
Signature
Name Printed
Notary Public, County, Minnesota
My Commission Expires
I Abram A. Niemela, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly
Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all
mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or
will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section
505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and
labeled on this plat.
Dated this day of 20
Abram A. Niemela, Licensed Land Surveyor
Minnesota License No. 48664
STATE OF MINNESOTA
COUNTY OF WRIGHT
The foregoing Surveyor's Certificate was acknowledged before me this
Abram A. Niemela, Land Surveyor, Minnesota License No. 48664.
day of 20 by
Signature
Name Printed
Notary Public, County, Minnesota
My Commission Expires
CITY PLANNING COMMISSION
This plat of FORTITUDE SENIOR LIVING OF SAINT JOE LLC was approved by the Planning Commission of the City of St.
Joseph, Minnesota, this day of , 20
Attest:
Chairperson Secretary
CITY COUNCIL
This plat of FORTITUDE SENIOR LIVING OF SAINT JOE LLC was approved by the City Council of the City of St. Joseph,
Minnesota, this day of , 20
Attest:
Mayor City Administrator
COUNTY SURVEYOR
I hereby certify that in this plat has been examined and approved this day of 20
COUNTY AUDITOR/TREASURER
-h 5I
LIVING
VICINITY MAP
SECTION 10, T. 124, R. 29, STEARNS COUNTY, MN
(NO SCALE)
0 50 100 150
GRAPHIC SCALE IN FEET
SITE
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MARKED BY LICENSE NO. 48664
QQ DENOTES STEARNS COUNTY
MONUMENT FOUND /
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BEARING ORIENTATION:
THE BEARING ORIEN TA TION OF
THIS PLAT IS BASED ON THE
PLAT OF GRACEVIEW ESTATES
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Stearns County Surveyor Drainage and utility 4t
easements are shown thus.
Minnesota License Number
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Tax Parcel Number \
I hereby certify that taxes on the land herein described are paid for the year 20 and all years prior to and transfer e , \
Being 10.00 feet in width, unless 4
ntered this day of 20 otherwise indicated, and adjoining #2304
lotline lines and plat boundaryro
lines as shown on the plot. ,j
Stearns County Auditor Treasurer By: Deputy Auditor Treasurer /
COUNTY RECORDER
I hereby certify that this instrument was filed in this office for record on this day of
20 at o'clock M.,
and was duly recorded as Document No. , in Plat Cabinet , Number
Stearns County Recorder
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Deputy Kecorder
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J
/..
SEH MEMORANDUM
TO: Judy Weyrens
City Administrator
FROM: Randy Sabart, PE
April Ryan, PE
DATE: July 6,2016
RE: St. Joseph, Minnesota
2016 Fortitude Senior Living
Preliminary Plan and Plat Review
SEH No. STJOE GEN D158
I reviewed the preliminary plat and plans dated May 23, 2016, from Bogart, Pederson&Associates, and
have the following comments:
Preliminary and Final Plat
1. Perimeter drainage and utility easements should be dedicated around Outlot A in accordance
with Ordinance 504.16 Subd. 5(b).
2. Dedicate pubiic right-of-way for the proposed public cul-de-sac described in Comment 5.
3. Two drainage and utility easements(12-18 feet wide)are proposed to be dedicated for sanitary
sewer and water main. Since it is understood the utilities are proposed to be privately owned and
maintained, the easements should be removed from the plat.
4. See Comment 31 relative to the dedication of the storm water treatment pond drainage and utility
easement.
Site,Grading, Drainage,and Erosion Control Plan
5. The drawing document size should be de�ned such that the complete document with sheet
border can be printed to scale.
6. We recommend construction of a public cul-de-sac at the end of Faith Lane that meets the
requirements of Ordinance 504.16 Subd.3(I).A cul-de-sac will provide a point of separation for
both ownership and maintenance activities between the public street(Faith Lane)and the private
access to the facility.
7. No curb or gutter is provided across the north side of the parking lot and access roads.
8. The development should be connected to the existing trail system along the east side of the plat
(along 7'h Avenue SE)in accordance with Ordinance 504.18 Subd. 7.
9. Provide a stop sign (R1-1 30"x 30")at the connection to 7�'Avenue SE.
10. Annotate the stormwater pond high water level(HWL)and normal water levels(NWL)on the
grading plan.
11. Local ponds must be located so the edge of the high water level from the largest required design
storm is at least 70 feet from the nearest structure.
Utility Plan
12. The proposed sanitary sewer grade(0.4%)does not comply with the minimum grade(0.52%)
requirements defined by the 2012 MN Plumbing Code. Cleanout spacing shall also comply with
the Code.
ShoR Elliott HendNckson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is an equal opportunky employer � www.sehlnc.com � 320.228.4300 � 800.572.0617 � 320.229.4301 fax
2016 Fortitude Senior Living
July 6, 2016
Page 2
13. The utility plan does not identify any proposed storm drain for collection of either the parking lot or
the building roof drains. Given the development size and the target resident(seniors), some
storm drain should be provided so the site isn't fully dependent on surface drainage, particularly
during freezing conditions.
14. The City of St. Joseph Standard Utility Construction Details shall be referenced in the drawings
for sanitary sewer and water main construction. Mechanical joint restraint shall be used in lieu of
concrete thrust blocks.
15. Provide a gate valve at the east branch of the hydrant lead.While the proposed hydrant location
provides suitable coverage for the site,the hydrant proximity to the building is too close in the
event of a fire. Revise the hydrant location.
16. The City Council shall determine the need for a street light at the intersection of 7"'Avenue SE
and the facility entrance.We did not review a lighting plan for the site/parking lot.
17. The proposed sanitary sewer, prior to connection to the public sewer system, shall be equipped
with a system capable of screening and removing adult incontinence p�oducts,wipes, and similar
solids from the waste stream. Submit further detail on the proposed system and location.
Hyd rology/Hydrau lics
SWPPP and Construction Stormwafer Management:
18. The SWPPP is missing designer training information and chain of responsibility.
19. Minimal BMPs indicated on plans. Provide more comprehensive ESC BMPs to meet the minimum
standard indicated in the NPDES construction permit. This includes, but is not limited to, BMPs to
protect existing pond and proposed infiltration basin; construction entrance BMPs; stockpile
BMPs, etc.
20. Provide turF establishment information for green space, pond, and infiltration basin.
21. Areas of anticipated concentrated flow from impervious surfaces need to be protected with
appropriate temporary and permeant erosion and scour protection.
22. SWPPP inaccurately lists the amount of new impervious surface.
23. Construction notes, details, and/or plans should include provisions to ensure the following:
a. Infiltration basins shall not be excavated to final grade until the contributing drainage area
has been constructed and fully stabilized.
b. Runoff and sediment should be kept completely away from infiltration areas until all
upstream areas are constructed and futly stabilized.
c. Infiltration areas should be clearly marked to keep construction equipment away during
construction.
d. Infiltration areas should be vigorously protected from erosion, sediment, and runoff with
� adequate BMPs.
e. Only low impact track equipment should be used within the infiltration areas.
f. The in-situ soils located in the infiltration areas should be scarified to a minimum depth of
12-inches prior to final soil placement and stabilization.
Post Construction(Permanent) Stormwater Management and Design:
24. Owner is responsible for meeting and applying for all applicable local, state, and federal drainage
and hydrology permits.
25. Owner will need to provide a maintenance plan and enter into a maintenance agreement with the
City.
26. Modeling includes Atlas 14 rainfall depths but not the distributions.Atlas 14 depths should utilize
the Atlas 14 or NRCS Midwest and Southeast(MSE)distributions.
2016 Fortitude Senior Living
July 6, 2016
Page 3
27. Infiltration has been included in expanded existing pond (P02).The original design intent of the
pond was a wet sediment basin with no infiltration. Update modeling to remove infiltration from
the existing pond(P02).
28. Water quality treatment requirements/MIDS volume reduction requirement is not met. (Required
WQV=2.7 ac x(1.1 in/12 in/ft)= 0.2475 af vrs. volume provided below infiltration basin outlet
elevation (1087.5)=0.225 af.)
29. The City of St. Joseph requires infiltration rates be verified by field-testing after construction has
been completed.
30. Existing pond(P02)outlet is modeled as a 12-inch pipe. Please verify size and siope of outlet,
existing modeling and plans indicate an 18"pipe.
31. Plans indicate expanding existing pond(P02).This increase has not been accounted for in the
modeling.
32. A minimum 20-foot wide access land and access shelf needs to be provided/reserved around the
permanent stormwater treatment systems.
rjs/djg
c: Terry Thene, City of St.Joseph
Therese Haffner, City of St. Joseph
p.lptls�stjoebommoMd158 2016 fortltude seniw Ilving(topefz)1cortlm city prellm plan rev 070818 doe
This page intentionally left blank
City of St. Joseph Planning Commission
re: proposed senior housing project for 7`"Ave. SE
Due to prior commitments, I will be unable to attend the Planning Commission meeting of
June 13, 2016 and ask that this testimony be entered into the record.
As you are aware, this property is presently zoned PUD for 54 units of housing. The developer is
proposing a 45 unit, 3 story apartment building in the southeast corner of this parcel. He has suggested
that there are only 2 options for this parcel; either go with the present 54 unit PUD or go with his
3 story, 45 unit apartment proposal. I disagree with that suggestion. He has resisted to modify the plans
in any way.
At a gathering of families living along 7`�'Ave., the consensus was;
1; No 3 story apartments along 7`�'Ave. There needs to be a buffer between an apartment such as this
and residential homes in a R-1 zone.
2; This total parcel is zoned PUD for 54 units. This apartment concentrates 45 units into the southeast
corner, leaving large tracts of this parcel available for future development. The developer has already
indicated that he will come back to the city with plans for the balance of the property. If this apartment
is built as he proposes, it is very easy for him to come back and argue that he be allowed to build
additional units to match the original unit. My concern is that if this one apartment is permitted, we will
end up with several more. The total density for this entire parcel needs to remain at 54 units maximum,
not only now but into the future.
3; The developer needs to show plans for the entire parcel, not jList the apartment that he is planning at
this time.
If the developer is truly interested in building only this one facility for senior housing, then propose a 2
story, set back from 7`�Ave. I understand that it is more costly per sq. ft. to build a 2 story vs. a 3 story
but that should not be the concern of either the city or of the neighborhood.
I ask that you deny this request to amend the PUD until such tinle that a much more reasonable
proposal is submitted. I understand that this may cause a delay in construction for the developer,
however, once this apartment is built, it will be ihere for a long, long tinie. Let's make sure it is done
right.
�a���2��
� � ���� ��� ,� .
Len Bechtold � I� 7 �� �- ��
� 412 7`''Ave. SE /� �
St. Joseph, Mn.56374 ' � 6-�Y�-
� � `
�7 ��
I agree with and support the above statement: � � � �� C
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- � CITY OF ST. OS�PH
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W��W.CIIYOf stjoseph.com .
Proposed Senior Housing Project
Second Neighborhood Meeting
` 6 p.m. Thursday, May 5, 2016
St. Joseph City Hall, Council Chambers (lower level)
Administrator 25 College Ave. North, St. Joseph
�udy Weyrens
You are invited to attend a meeting on a new senior housing facility proposed to
Mdv�� be located west of 7th Ave SE and Dale St. E. The purpose of the meeting is for
R��k S�h�l� you to IP�rn a�o�!t the �;�;ect anu pr�v�ue fead�ack. �ome anci view the revised
concept plan, ask questions and share your input. If you have questions contact
Co����lo�s Community Development Director Therese Haffner at 320.229.9424.
Matt Killam
Bob Loso
Renee Symanietz
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zs College Avenue North • PO BoX 668 • Saint �oseph , Minnesota 56374
Phone 3zo.363 .7zoi Fax 3zo.363.o34z
CITY OF ST. JOSEPH
DEVELOPER AGREEMENT
THIS AGREEMENT, made and entered into this day of 2016, by and
between Fortitude Senior Living of St. Joseph, LLC hereinafter called "Developer" and the City of
St. Joseph, Minnesota, a municipal corporation, hereinafter called the"City".
WITNESSETH:
WHEREAS, the Developer is the owner of a certain real property located within the City limits
legally described Outlot A of Graceview Estates, (herein after called the "Property" or
"Development"; and
WHEREAS, the Property is part of the 2002 Graceview Estates PUD which encompasses 91.07
acres with the following density: one hundred thirty single family units; thirty five bay homes;
thirteen four unit townhomes (fifty two dwelling units); two eight unit townhomes (sixteen dwelling
units); four ten unit townhomes (forty units); one market rate apartment building with
approximately sixty units; and a senior housing facility with approximately sixty units; and
WHEREAS, in 2005 the St. Joseph Planning Commission conducted a public hearing to consider an
amendment to the 2002 Graceview PUD to increase the density of the property described above by
adding eight units; and
WHEREAS, the Planning Commission and City Council approved the amended adding the
additional dwelling units to allow for a type of housing entitled "Carriage Housing"; and
WHEREAS, the property described above has remained undeveloped and listed as forfeiture
property; and
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WHEREAS, the Developer has purchased the property for the purpose of constructing a senior
living facility to include forty seven dwelling units serving those fifty-five and older and to reserve
20% of the facility for residents meeting the federal guidelines for low to moderate income; and
WHEREAS, the Developer submitted an application to the City for PUD Amendment, Preliminary
Plat, Final Plat and Site Plan approval for the plans and drawings as illustrated in Exhibit A attached
hereto ("Development Plan"), which describes the construction project and related facilities
("Project") the Developer proposes to construct on the Property; and
WHEREAS, the Developer has requested to modify the approved PUD for the Property changing
the type of housing from single family to multiple family senior housing; and based on the
provisions of the PUD, the proposed changes required an amendment to the PUD; and
WHEREAS, the Developer is not increasing the density of the PUD. The original PUD indicated a
density of the Property equal to forty eight units which was amended in 2006 to increase the density
to fifty one units; and
WHEREAS, the Developer is not seeking an increase in density, leaving the Property with a density
credit of four;
WHEREAS, a portion of the Property will be platted as an Outlot and as such cannot be developed
without completing the process and is limited to a maximum density of four; and
WHEREAS, the City's Code of Ordinances allows the City to require a Development Agreement to
provide for inspection and review during the construction of the Project and to set forth obligations
of the Developer and conditions for development after approve of the final PUD; and
WHEREAS, the Developer acknowledges that Developer is responsible for all costs incurred by it
or the City in conjunction with the development of this Plat, including, but not limited to
construction of improvements, legal, planning, engineering and inspection expenses incurred in
connection with approval and acceptance of the Plat, the preparation of this Agreement, and all
costs and expenses incurred by the City in monitoring and inspecting development of the Plat and
improvements therein, unless otherwise provided herein.
NOW, THEREFORE, in consideration of the mutual covenants expressed herein, IT IS HEREBY
AGREED AS FOLLOWS:
1.0 REQUEST FOR AND CONDITIONS OF THE DEVELOPMENT PLAN
APPROVAL
1.1 Request for Development Plan Approval. The Developer has asked the City to grant
final approval of the Preliminary Plat, and PUD Amendment for the Project to be
constructed on the Property and to grant final approval of a plat for the PUD entitled
Fortitude Senior Living of St. Joseph . Approval of the proposed plat and PUD does
not constitute site plan approval.
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1.2 Conditions of Development Plan approval: The City, after requisite notice and
hearing, has granted final approval of the Development Plan subject to the terms and
conditions of this agreement.
1.3 Scope of Agreement. This Agreement, and the terms and conditions hereof, apply
only to the Project. This Agreement does not obligate Developer to construct the
Project, but Developer must comply with the Agreement if it goes forward with the
Project. If Developer elects not to or is unable to go forward with the Project, or
chooses not to rebuild the Project after a fire or casualty, it may propose to the City a
new project or development for the Property, subject to the regulations then in effect
for development approvals, and the Agreement shall not apply in any manner to such
new proposal.
2.0 RIGHT TO PROCEED
The Developer may not grade or otherwise disturb the earth, remove trees, construct sewer
lines, water lines, streets, utilities, public or private improvements, or any buildings, until all the
following conditions have been satisfied: (1) this Agreement has been fully executed by both
parties and filed with the City Administrator; (2) the City has issued a letter that all conditions
have been satisfied and that the Developer may proceed, which letter will not be unreasonably
withheld or delayed.
3.0 DEVELOPER CONSTRUCTED IMPROVEMENTS
3.1 DEVELOPMENT PLAN COMPLIANCE: All buildings and accessory structures
shall be sited and constructed on the Property as shown on the Utility, Storm Water
and Drainage Plan prepared by Bogart, Pederson and Associates, Inc. (referred to in
Exhibit B), subject to the provisions of this agreement. Any deviations from the
buildings, structures, Utility, Storm Water and Drainage Plan shall require prior
approval by the City Planning Commission.
3.2 BUILDING STRUCTURES: One multifamily structure consisting of 47 units and
four, four stall garages.
3.3 BUILDING CODE COMPLIANCE. All buildings and accessory structures shall be
constructed in accordance with the Minnesota State Building Code as adopted and
modified by the St. Joseph City Code.
3.4 SITE PREPARATION: The Developer shall comply with any erosion control
method ordered by the City for the prevention of damage to adjacent property and
the control of surface water runoff. As the development progresses, the City may
impose additional and reasonable erosion control requirements if in the opinion of
the City Engineer such requirements are necessary based on local, state and federal
regulations.
3.5 IMPROVEMENTS: The Developer agrees to construct those improvements
itemized below, (hereinafter known as the "Improvements"):
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Check all that apply:
X Site Grading
X_ Water Main
X_ Storm Sewer
X Concrete Curb & Gutter
X Sanitary Sewer
X Sidewalks
X Street Signs
X_ Regulatory and Warning Signs
X_ Erosion Control
X_ Street Lighting
X_ Private Utilities, to include natural gas, telephone,
electric, and cable television
The Improvements itemized above shall include all necessary appurtenant items of
work as determined by the City. The improvements itemized above are Private
Improvements and shall remain the property of the Developer and under the control
and maintenance of the Developer, its heirs and assigns.
3.6 INGRESS/EGRESS: Vehicular traffic will access the Property from 7 1 Ave SE and
the cul-de-sac on the west property boundary (Faith Lane) with emergency access
only.
3.7 LIGHTING: The source of lights shall be hooded and bare incandescent light bulbs
shall not be permitted in view of adjacent property or public right-of-way.
3.8 GRADING/DRAINAGE: The Developer will provide drainage easements as
illustrated on the Final Plat and construct the storm water infrastructure as indicated
in the constructions plans attached as Exhibit
3.9 LANDSCAPING/FENCING/SCREENING: The developer shall install the
landscaping as provided in Exhibit _ . The Certificate of Occupancy shall not be
issued until the landscaping and screening is complete.
3.10 UTILITY PLAN: All utility improvements required for the project are considered
private utilities. The City of St. Joseph will not have any responsibility for
maintenance
3.11 NPDES/CITY OF ST. JOSEPH SWPPP: NPDES Permit must be submitted at the
time of the Building Permit Application.
3.12 TRAIL ACCESS: The developer shall construct an eight (8) foot wide bituminous or
concrete trail connecting to the existing trail to the North extending the length of the
east side of Property. A trail easement shall be provided to the City and recorded
with Stearns County.
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3.13 REQUIREMENTS FOR BUILDING PERMIT: No building permit shall be issued
for this Property until the Developer has signed and returned this Development
Agreement, obtained any necessary easements and provided the City with a copy of
the easement documents, and submitted any additional information as directed by the
City Engineer.
3.14 AGE RESTRICTED: The Project is age restricted to those 55 and older or those
with a disability.
3.15 REQUIREMENTS FOR CERTIFICATE OF OCCUPANCY: Per State and City
building codes.
3.16 WATER/SEWER ACCESS AND TRUNK FEES. The Developer shall pay WAC
and SAC charges as provided in Ordinance 44. The Access Fees shall be calculated
separately for each building permit and be based on the fee schedule at time of
permit issuance.
3.17 COMPLETION DEADLINES. The Developer agrees to proceed with said
Improvements entirely at its expense, and to complete said improvements by July 30,
2017,
3.18 ENGINEERING SERVICES. The Developer will retain an engineer satisfactory to
the City to prepare complete construction Plans and Specifications for The
Improvements. The Developer shall make his engineer aware of the provisions in
this Agreement. The Developer's engineer shall:
(a) Arrange for soil borings in accordance with Exhibit B and/or such other
subsurface investigations as the City may require.
(b) Prepare construction plans, specifications, and estimate in accordance with
Exhibit B.
(c) Secure all necessary permits including those required by the Minnesota
Pollution Control Agency, the Minnesota Department of Health, the
Department of Natural Resources, Stearns County, Sauk River Watershed
District, or any other regulatory agency that has jurisdiction.
(d) Submit items one (1) through eight (8) on Exhibit "C" prior to beginning
any construction in the development.
(e) Complete an Environmental Assessment Phase I, if necessary and any other
related environmental documents, reports, or studies as may reasonably be
required by the City.
(f) Provide all necessary construction staking and related survey work.
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(g) Provide construction administrative services on behalf of the Developer,
including the following: review shop drawings, coordinate construction
staking, monitor permit requirements, monitor site grading and erosion
control work designated as developer's responsibility in Exhibit "D",
process applications for payment, prepare change orders, monitor
completion dates, coordinate field issues with Contractor and Developer,
participate in final inspection. Prepare operation and maintenance manuals
in accordance with Exhibit "B". Submit items nine (9) and ten (10) on
Exhibit "C" in a timely manner during construction.
(h) Prepare record drawings. Submit item eleven (11) on Exhibit "C" to the
City Engineer within 30 days of receiving field measurements from the
City's on-site representative. Record drawings shall include locational
measurements to all water and sewer mains, manholes, valves, catch basins,
and sewer/water services. Developer will submit evidence of site grading,
to include conformance of house pad elevations with the grading plan.
(i) Prepare and submit such other documentation as the City may require.
3.19 The City Engineer shall:
(a) Provide such City project standards, including special construction details,
insurance requirements and specifications, as the City may require.
(b) Review and recommend acceptance of Plans and Specifications.
(c) Provide a City Representative as a resident project representative (RPR) for
construction observation of private municipal utility improvements
connected to public infrastructure and work within the public right of way
throughout the construction period.
(d) Assist the Developer's engineer in collecting field information for use in
preparing record drawings for municipal utility improvements.
(e) Conduct a final observation and review final construction documentation.
(f) Recommend Acceptance of Improvements to the City.
City Engineer shall be named as an additional insured on such policy by
endorsement.
3.20 Performance Security. Prior to the actual construction of the Improvements
pledged to be constructed by the Developer, then in that event, the Developer shall
post with the City a bond, irrevocable letter of credit or dedicated escrow account
(the "Security") in the estimated amount of 1.25 times the Engineer's Estimate of
the likely costs of such improvements, conditioned upon the faithful construction of
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the improvements according to the Plans and Specifications, and final approval of
the City Engineer, and the terms of this Development Agreement. As the
improvements are partially completed, the Developer may request the City to
release a portion of the Security representing the cost of the completed
improvements as determined by the City Engineer, but at all times there shall be
Security in an amount of at least 125% of the estimated cost of the unfinished
improvements. If the construction contracts are under the control of one Prime
Contractor, the Prime Contractor may provide the performance security required by
this section.
3.21 Labor and Material man's Bond. Upon execution of this Agreement, the Developer
shall also provide the City with a labor and material man's bond, guaranteeing the
payment of all workmen performing labor or services, and all supplies or material
men providing materials for the Improvements. This bond shall not be released
until the Developer has provided the City Engineer with proof of payment of all
laborers and material men in the form of release, signed receipts, or lien waivers. If
the Developer contracts with a single Prime Contractor, and all construction
contracts are under control of the Prime Contractor, the Prime Contractor may
provide the laborer and material men bond required by this section as long as the
Prime Contractor agrees to waive any lien rights for the labor and/or material
provided by the Prime Contractor.
3.22 Warranty Bond. The Developer shall fully and faithfully comply with all the terms
of any and all Contracts entered into by the Developer for the installation and
construction of all The Improvements and hereby warrants and guarantees the
workmanship and materials for a period of two years following the City's final
acceptance of the Improvements. In addition to the Security required by Section
3.10 herein, the Developer hereby warrants and shall post a warranty bond,
warranting the condition of the materials and workmanship of the improvements
for a period of two years following the City's final acceptance of the Improvements.
If any claims are made in writing within the warranty period, the bond shall not be
released until such claims are resolved.
3.23 Completion Date and Inspection. The work the Developer is to perform under this
Agreement must be done and performed by Developer in a good and workmanlike
manner and completed by the date set in paragraph 3.14 of this Agreement. The
storm sewer, water and sewer mains, roadways, and all other improvements called
for in the Plans and Specifications will be subject to the inspection and approval by
the City and the City Engineer, and in case any material or labor supplied shall be
rejected by the City or the City Engineer, as defective or unsuitable, then such
rejected material or labor shall be removed and replaced with approved material or
labor, to the satisfaction and approval of the City, entirely at the cost and expense
of the Developer.
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3.24 Damage to City Infrastructure. Developer shall promptly repair, at the Developer's
expense, any damage to the City's existing infrastructure. Repairs shall be to
original condition or better.
4.0 GENERAL TERMS AND CONDITIONS
4.1 Title. The Developer hereby warrants and represents to the City, that Developer's
interest in the Development is fee owner.
4.2 Binding Effect on Parties and Successors. The terms and provisions of this
Agreement shall be binding upon and accrue to the benefit of the heirs,
representatives, successors and assigns of the parties hereto and shall be binding
upon all future owners of all or any part of the Development and shall be deemed
covenants running with the land. Reference herein to Developer, if there be more
than one, shall mean each and all of them. This Agreement, at the option of the City,
shall be placed on record so as to give notice hereof to subsequent purchasers and
encumbrances of all or any part of the Property and/or Project and all recording fees
shall be paid by the Developer. If the Property and Project are sold or conveyed to a
third party, and the third party, in a writing satisfactory to the City, takes and
assignment of, and agrees to assume the obligations of the Developer under this
Agreement, the prior owner/transferor will, from and after the effective date of the
assignment and assumption, be released from any further obligations under this
Agreement; provided however, that in no event will the JLT Partnership be released
from its obligations under this Agreement prior to the City's issuance of a certificate
of occupancy for the Project.
4.3 Ponds.
(a) Cleaning of Ponds. At such time as the City Director of Public Works
determines that construction on the Development Property has been
sufficiently completed so as not to cause significant erosion which will
contaminate the holding ponds servicing the Development Property,
Developer will clean/dredge all holding ponds and storm water pipes on the
Property. In the event the ponds require cleaning/dredging prior to the
completion of all such construction, the City Director of Public Works may
request that the Developer complete more than one cleaning of the holding
ponds.
(b) Security Deposit. To insure that holding ponds serving the Development
Property are cleaned, and to insure that the Development is properly cleaned
pursuant to Section 8.9(b), the Developer will be responsible for all costs
associated with cleaning with all claims paid within 30 days of invoice.
Billing permits will not be issued if any incurred fees are not paid within 30
days. Developer is responsible for all permits relating to cleaning and
dredging of ponds, including permits required by the Department of Natural
Resources and the Army Corps of Engineers.
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(d) Buffer Area Adjacent to Ponds. All ponds servicing the Development
Property whether such ponds are located on City owned property, easements
running in favor of the City or on private property must maintain a minimum
of an 8 foot natural buffer from the high water mark. Notwithstanding the
above, one access to each pond may be created by the City in a location
determined by the City in its sole discretion. Developer shall be responsible
for the cost of signage around said buffer areas indicating that the buffer is
part of a wetland restoration project which may not be distributed without the
written permission of the City. Said signs shall be posted in locations
reasonably determined by the City.
4.4 Monuments. Developer may place, at Developer's sole cost and expense,
identification monuments on the entrances to the Development Property pursuant to
City Ordinance regulations. The location and type of monuments must be approved
by the City Engineer prior to installation. Prior to installation of any monuments on
the Development Property, Developer must create an association to maintain said
monuments. The association documents must be approved by the City's attorney
and originals provided to the City's attorney for recording against the Development
Property.
4.5 Renewal of Security. If any escrow account or bond deposited with the City in
accordance with this Agreement shall have an expiration date prior to the
Developer's obligations hereunder being complete, the Developer shall renew such
security or deposit substitute security of equal value meeting the approval of the
City at least thirty (30) days prior to the expiration of such security. Failure to post
such alternate security or renew such security shall constitute a default and the City
may place a moratorium on all construction or other work related to the
Development, refuse the issuance of building permits, and declare the entire
amount thereof due and payable to the City in cash. Such cash shall thereafter be
held by the City as a security deposit in the same manner as the security theretofore
held by the City.
4.6 Platting. Developer must include all of the Development Property in the final plat
The final plat must be recorded prior to the Developer initiating the installation of
private improvements on the Development Property.
4.7 Utility Location. Developer agrees that all utilities within the Development will be
installed underground, including without limitations electrical, telephone, cable
television and natural gas. Developer may receive an exemption from this
requirement if Developer demonstrates to the City Engineer that underground
utilities would not be physically possible. Any exemption shall be limited to the
minimal area necessary.
4.8 Plat Dedication. Upon approval and execution of this Agreement, the City shall
approve the final plat provided it otherwise meets the requirements of the City's
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Ordinance governing Subdivisions. If the Plat contains the dedication of an
easement, the use of property within the area of an easement is specifically
restricted by prohibiting the construction of any structure or fence, planting trees or
shrubs, or storing of personal property within the area of the easement which could
delay, restrict or impede access within the easement area by a person or vehicle.
4.9 Street Lighting. Developer shall be responsible for the cost of purchase and
installation of street lights. The improvement shall not be accepted until installation
of street lights are completed.
4.10 Notice. Any notices permitted or required to be given or made pursuant to this
Agreement shall be delivered personally or mailed by United States mail to the
addresses set forth in this paragraph, by certified or registered mail. Such notices,
demand or payment shall be deemed timely given or made when delivered
personally or deposited in the United States mail in accordance with the above.
Addresses of the parties hereto are as follows.
If to the City at: City Administrator
City of St. Joseph
P.O. Box 668,
St. Joseph, MN 56374
If to the Developer at: Fortitude Senior Living of St. Joseph LLC
Tom A. Opatz
410 Luella Street
Watkins MN 55389
4.10 Incorporation of Documents by Reference. All of the Development Plan documents
identified in attached Exhibits A - E are incorporated by reference in this Agreement.
4.11 License to Enter Land. The Developer hereby grants the City, its agents, employees,
officers and contractors a license to enter the Property to perform inspections
deemed appropriate by the City during the development of the Property.
4.12 Certificate of Compliance. This Agreement shall remain in effect until such time as
Developer shall have fully performed all of its duties and obligations under this
Agreement. Upon the written request of the Developer and upon the adoption of a
resolution by the City Council finding that the Developer has completed performance
of all Developer's duties mandated by this Agreement, the City shall issue to the
Developer on behalf of the City an appropriate Certificate of Compliance. The
Certificate of Compliance shall be in recordable form and shall constitute prima facie
evidence that the Developer has performed its duties and obligations under this
Agreement and this agreement is terminated.
4.13 Assignment. At any time before a Certificate of Compliance has been issued, this
Agreement may not be assigned by Developer except upon obtaining the express
written consent of the City.
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4.14 Integration. This Agreement contains all of the understandings and agreements
between the parties. This Agreement may not be amended, changed, or modified
without the express, written consent of the parties hereto.
4.15 Execution in Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall constitute one and the same instrument.
4.16 Governed by Minnesota Law. This Agreement shall be interpreted under the laws of
the State of Minnesota.
4.17 Representation. JKA Ltd. represents the City with regard to this Agreement.
Developer is hereby advised to seek, and has consulted, an independent legal advisor
prior to the execution of this Agreement.
4.18 Reimbursement of City's Costs. The Developer shall reimburse the City for all
costs, including all reasonable engineering, legal, planning, and administrative
expenses, incurred by the City in connection with all matters relating to the
negotiation, administration, and enforcement of this Agreement and its performance
by the Developer. Such reimbursement shall be made within 14 days of the date of
mailing the City's notice of costs. If such reimbursement is not made, the City may
place a hold on all construction or other work related to the Development, or refuses
the issuance of building permits until all costs are paid in full.
5 DEFAULT AND REMEDIES
5.1 Default. Failure by the Developer to observe and perform any covenant, condition, or
obligation contained in this Agreement shall be considered a default by the
Developer under this Agreement.
5.2 Right to Cure. The City shall give the Developer written notice of any default under
this Agreement. The Developer shall have 10 days in which to cure the default (or in
which to commence good faith efforts to cure if the default is one which cannot
reasonably be cured in 10 days).
5.3 Remedies. If an event of default is not cured by the Developer within the applicable
cure period, the City may do any, all or any combination of the following:
(a) halt all further approvals regarding improvements or issuance of building
permits or occupancy permits relating to the Development Property;
(b) seek injunctive relief,
(c) take any other action at law or in equity which may be available to the City.
Effective as of the day and year first written above.
DEVELOPER:
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BY
Tom A. Opatz
STATE OF MINNESOTA )
) ss
COUNTY OF STEARNS )
This instrument was acknowledged before me on , 2016, by Tom A Opatz
the of Fortitude Senior Living of St. Joseph LLC, executed the above
Agreement on behalf of said corporation.
NOTARIAL STAMP OR SEAL
(OR OTHER TITLE OR RANK)
SIGNATURE OF NOTARY PUBLIC
CITY:
ATTEST CITY OF ST. JOSEPH
By By
Judy Weyrens Rick Schultz
City Administrator Mayor
STATE OF MINNESOTA )
ss
COUNTY OF STEARNS )
This instrument was acknowledged before me on 2016, by Rick Schultz,
Mayor and Judy Weyrens Administrator of the City of St. Joseph, a Minnesota Municipal
Corporation executed the above Agreement on behalf of said company.
NOTARIAL STAMP OR SEAL
(OR OTHER TITLE OR RANK)
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SIGNATURE OF NOTARY PUBLIC
THIS INSTRUMENT WAS DRAFTED BY:
Thomas G. Jovanovich—5284X
JKA Ltd.
11 Seventh Avenue North
PO Box 1433
St. Cloud MN 56302
Telephone: (320) 251-1055
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EXHIBIT A
PLANS AND DRAWINGS
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EXHIBIT B
CONSTRUCTION DOCUMENT REQUIREMENTS
(1) Soils Analysis
❑ Location map showing boring and piezometer locations
❑ Soil boring logs
❑ R-Values or Soil Factors used for design
❑ Structural recommendations for streets and trails
(2) Engineer's Preliminary Estimate and Final As-Built Costs
❑ Itemized quantities
❑ Unit prices
(3) Construction Plans
❑ Title sheet with general location map and index
❑ Typical Sections for streets, driveways,parking lots, trails, and landscape features
❑ Typical Details for sanitary sewer, water main, storm sewer, sedimentation and holding ponds, curb
gutter and sidewalk, and erosion control items
❑ Complete schedule for sanitary and storm sewer structures
❑ Traffic Management Plan showing how construction traffic will be routed from the collector/arterial
network to the site,phasing plans, detours, and seasonal load restrictions
❑ Grading and Surface Restoration Plan showing excavation/embankment balance, building pad
elevations, hold-downs,house types for each pad, spot elevations at lot corners, overflows, and other
critical areas, drainage arrows showing how all surface water is intended to drain,provisions for
private utility installation, and site access locations
❑ Landscape Plan if shrubs, trees, or other plantings are to be provided
❑ Erosion Control Plan
❑ Striping, Signage, and Street Lighting Plan
❑ Plan and profile sheets for streets and storm sewer,with match lines between sheets, including
temporary cul-de-sacs between phases, and any turning/bypass lane requirements of Stearns County.
❑ Plan and profile sheets for sanitary sewer and water main, with match lines between sheets, showing
existing conditions and proposed construction, and showing stations for all stubs and service
connections
(4) Construction Specifications/Project Manual
❑ Advertisement/Invitation for bids
❑ Complete bid schedule
❑ Basis of award if alternate bids are called for
❑ Performance and payment bond forms approved by the City
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EXHIBIT B (continued)
❑ General Conditions
❑ Special/supplementary provisions including the following:
■ Contractor's liability insurance
■ Related work at the site (private utilities, other contractors)
■ Correction period(2-year warranty)
■ Mediation as means for dispute resolution
■ Substantial and final completion dates (allow for holding off on wear course)
■ Ownership/disposition of excess excavation materials
■ Field office
■ Shop drawing and submittals process
■ Laboratory testing requirements including an itemized list of tests to be conducted
■ Soil borings
❑ Storm Water Pollution Prevention Plan(SWPPP)including provisions for dewatering
(5) Operation and Maintenance Manuals
❑ Documents for all mechanical and electrical equipment
(6) Record Drawings
❑ Final modifications to details and typical sections
❑ Final location for all pipes, valves, manholes, catch basins and sewer/water services
❑ Final modifications to pipe sizes and materials
❑ Final elevations for all pipe and structure inverts
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EXHIBIT C
CONSTRUCTION DOCUMENT SUBMITTAL
(1) Soils analysis
❑ Two (2)bound copies submitted prior to design
(2) Engineer's Preliminary Estimate
❑ Seven(7) copies with plans and specifications
(3) Construction Plans
❑ Seven(7)reduced scale (11"x17") copies
❑ Two large scale (22"04") copies
(4) Construction Specifications/Project Manual
❑ Seven(7)bound copies
(5) Completed Bid Forms
❑ Two (2) copies of the actual low bid
❑ Two (2) copies of a complete tabulation of all bids submitted
(6) Contractor's Bond and Insurance
❑ Two (2) copies of the performance bond
❑ Two (2) copies of the payment bond
❑ Two (2) copies of the contractor's insurance certificate
❑ Two copies of the executed agreement between contractor and developer
(7)Permits
❑ Two (2) executed copies of all permits
❑ Two (2) executed copies of all storm water permit transfers or modifications
❑ Two (2) executed copies of all storm water permit subdivision registrations
❑ Two(2)copies ofNPDES Transfer or Termination Form
(8) Schedule
❑ Two(2)copies of contractor's schedule including updates
(9) Shop Drawings and Change Orders
❑ Two (2) copies of shop drawings with final revisions
❑ Two (2) executed copies of all change orders and/or supplemental agreements
(10) Operation and Maintenance Manuals
❑ Two (2) sets of bound documents
(11) Record Drawings
❑ Two (2)reduced scale (11x17) copies
❑ One (1) electronic copy in AutoCad or Microstation format
(12) Final itemized, as-built, construction costs and quantities for street, storm water, sanitary sewer and
watermain improvements.
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EXHIBIT D
EROSION CONTROL PROCESS
Task Responsible Party Action By
Prepare SWPPP and obtain General Storm-Water Developer(private) or City Developer's Engineer if private
Permit from MPGA. (public)project. project, City Engineer if public
proj ect.
Establish erosion/sediment control and mass Developer(private) or City Contractor
grade the site. (public)project.
Place topsoil, seed,mulch except on boulevards Developer(private)or City Contractor
and front yard utility easements. Bring (public)project.
transformer pads to grade. Wait for private
utilities.
After curb and gutter is in,install private utilities Developer. Private Utility companies.
in easement area.
After utilities are in,construct sidewalk. Developer(private) or City Contractor
(public)project.
Place topsoil, seed, and mulch on remaining Developer(private) or City Contractor
disturbed areas. (public)project..
Complete"as-built"survey for all site grading. Developer(private)or City Developer's Engineer if private
This now becomes the"Development Plan" (public)project. project, City Engineer if public
proj ect.
Place silt fence behind curb(or sidewalk) Developer(private)or City Contractor
throughout development. (public)project.
Set Property Irons. Developer Developer's Surveyor
Transfer permit to Developer when construction Developer(private)or City Developer's Engineer if private
is complete. (public)project project, or City Engineer if public
proj ect
Sell lot. Issue MPCA homeowner fact sheet,and Developer Developer
make Development Plan and SWPPP available to
Builder.
Submit building permit application. Include site Owner Builder
survey and MPCA"Subdivision Registration".
Issue building permit. City Building Inspector
Construct 24' wide opening in silt fence at Owner Builder
driveway and place rock entrance. Place
additional silt fence as necessary to keep soil on
lot.
Maintain silt fence and other erosion/sediment Developer, or Owner if sold. Developer, or Builder if sold.
control items.
Sweep streets as required. Developer Developer, or City if agreement to
back charge Developer.
Submit certified lot survey showing final Builder Builder
structures and lot elevations.
Issue Certificate of Occupancy. City City
Submit"Notice of Termination"to MPCA within Developer Developer
30 days of final site stabilization and removal of
all non-builder silt fence and other
erosion/sediment control items.
18
Graceview Oritre & GrB'C;eVtew LDOO. G*L JOSePh. MN
RR�W,
Re ' Fortitude Senior Living
To Whom ft May Concern,-
As neighbors to the proposed Fortitude Senior Living COMPlex, we offer o
Prat :c We are cznfident We prVosed plar* Tom Opatz-has shared at inform
will enhance the neighborhood, and we welcome the new addition to our neighl
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