HomeMy WebLinkAbout[06] Preliminary Plat, Rivers Bend 3 Ehlert 5WILSkAr-j/j\tel*CITY OF ST.JOSPlanning Commission Agenda Item 6
MEETING DATE:December 12,2016
AGENDA ITEM: Public Hearing,Rivers Bend Plat 3 -Preliminary Plat Approval
SUBMITTED BY: Community Development
STAFF RECOMMENDATION: Table the request for Preliminary Plat Approval for Rivers Bend Plat
3 based on outstanding conditions.
PREVIOUS PLANNING COMMISSION ACTION: The Planning Commission approved the PUD
and Preliminary Plat entitled Rivers Bend in 2005. In 2006,the PUD&Preliminary Plat was amended to
accommodate the construction of Kennedy Community School. In 2010,the Planning Commission
approved to rezone to R-4 and the site received preliminary and final plat approval for Rivers Bend Plat 2
to accommodate the construction of single family detached patio homes.
BACKGROUND INFORMATION:
Applicant Information: CLC Partners,LLC,Owner/Developer
Existing Zoning: R-4 Townhouse/Patio Home Residential District
Location: North of CR 121/College Ave. S and northwest of Kennedy Community
School
Public Services: Engineering comments are attached.
Access: Access to the plat would be derived from County Road 121 (College Ave
S)and Lanigan Way.A temporary hammerhead is proposed as a
temporary turnaround on the east end.The future phase will require the
extension and connection of Lanigan way to 12t Avenue to CR 121
aligning with 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.
According to the submitted grading plan,the housing pad will encroach
on the wetland setback by 25 feet on Lot 7,Block 1. Adjust the size of
the lot(s)accordingly to ensure the wetland setback is met. A variance
may be applied for but must meet the practical difficulties test as defined
by MN State Statute 462.357,including but not limited to that the
landowner's problem is due to circumstances unique to the property not
caused by the landowner.Detached accessory structures will not be
allowed on lots where setbacks cannot be met. The developer is
responsible for communicating this to buyers.
Stearns County: The submitted plat has been forwarded to Stearns County
(Environmental&Highway Department) for review and comment.
Stearns County indicated the original wetland delineation was still valid.
Overall Plat Information:
Size Use
Block 1,Lots 1-7 16,147 SF— 18,034 SF Patio Homes
Block 2,Lots 1-7 11,200 SF— 13,093 SF Patio Homes
ROW 33,600 SF Right of Way
Lanigan Way—60 feet has been dedicated for purposes of public right of way.
Lot Requirements would follow R-4 District.
Lot Width:The minimum lot width in the R-4 district for a detached patio home is 60 feet and the
minimum depth is 100 feet.The lots meet this minimum requirement.
Lot Requirements for R4 Detached Patio Home-
Front Yard Setback 30 feet
Side Yard(interior)Setback 10 feet
Side Yard(street) Setback 20 feet
Rear Yard Setback 20 feet
Wetland Building Setback 50 feet
Maximum Building Coverage 35%
Maximum Lot Coverage 50%
Height Limitation 35 feet
Trail and Sidewalk:
Typically,a six foot wide sidewalk would be required on at least one side of the street per the current
Subdivision Ordinance that was updated in 2016.
The City Council waived requiring sidewalk at the time Rivers Bend Plat 2 received plat approval.
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 6 feet on interior
lot lines(12 feet total), 12 feet along roadways and over ponding areas.
The plat proposes five foot drainage and utility easements along interior lot lines,and 10 feet along
roadways.Easements are over the wetland areas.This is consistent with the original Rivers Bend
Development Plan.
ATTACHMENTS: Request for Planning Commission Action
Public Hearing Notice
Subdivision Application
Preliminary and Final Plat
City Engineer's Comments
REQUESTED PLANNING COMMISSION ACTION: Staff recommends tabling of the preliminary
plat based on the following conditions being met:
1. A paved cul-de-sac will provide for the temporary turnaround.
2. According to the submitted grading plan,the housing pad will encroach on the wetland setback
by 25 feet on Lot 7,Block 1. Adjust the size of the lot(s) accordingly to ensure the wetland
setback is met for all structures,including but not limited to the house, garage,patio,and deck.
3. Detached accessory structures will not be allowed where setbacks cannot be met and the
Developer is responsible for communicating this to the buyer.
4. Street lights will be installed at the developer's expense. Lighting specifications and locations
will be reviewed and approved by the city engineer. A minimum of two street lights will be
required with additional as determined by the city engineer.
5. All engineers items will be resolved(attached engineer memo).
6. Resolution of issues identified by the Planning Commission.
Motionl:
Move to Table the request for Preliminary Plat Approval for Rivers Bend Plat 3.
City of St.Joseph
Notice of Public Hearing
Rivers Bend Plat 3
The St. Joseph Planning Commission will hold a public hearing in the St. Joseph City
Hall, 25 College Avenue N on Monday, December 12, 2016 at 6:15 P.M., or as soon
thereafter as the matter may be heard, to hear all persons present upon the proposed
preliminary plat of Rivers Bend Plat 3 as submitted by, CLC Partners,LLC owner and
applicant; for property located north of CO RD 121/College Avenue South and
northwest of Kennedy Community School and legally described as Outlot G, Rivers
Bend less that part platted as Rivers Bend Plat 2. The purpose of the request is to
facilitate the development of single family detached patio homes located in an R4
District.
Judy Weyrens
Administrator
Publish: December 2,2016
141
City of St.Joseph
CITY OF ST. JOSEPH Application for Subdivision Review
Application is hereby made for:(Applicant must check any/all appropriate items)
✓ Preliminary Plat _yam Final Plat Review
Planned Unit Development Plan Review Minor Subdivision Review
Land Use Amendment Rezone
APPLICANT INFORMATION:
Name(s): Ca z e , Q7deeeJ 4s Date: /0 7?/4gp
Address: /S lite,Azocan P1";-$..2•11k WA/ .5-Ar7"/
Phone Number(s): 32e f/2LE
Email Address: C/if e6rih, 0.12%f7raJeegt-ly , Cry
INFORMATION ON PROPERTY� OWNER(if different from Applicant):
L
Property Owner: (CTi✓E•[. - "wee.
Address:
Telephone: Email:
PROJECT INFORMATION:
Parcel Identification Number(s)of Property:
Legal Description of Property(may be attached instead of listed):
Name of Nat: /fir/iti can4
Gross Area: 444near
,'/2'1/i tri 4 c►Q h.22 f/4 J1
Number of Lots: /'�`'
Name of Pending Street Name(s)Included in Development: col ,445, d Wye J
Name of Land Surveyor/Engineer: .0 J"7-t4Arrit J Za es3'i 4/ , .Sdr.R✓,c
Address of Land Surveyor/Engineer: 70/ 12 r (1404t
St.Joseph Application for Subdivision Review Page I 1
Does the proposed Preliminary Plat/PUD require a land use amendment and/or rezoning?No / Yes_
If yes,please complete Appendix A—Land Use Amendment/Rezoning Material Application(attached).
Land Use Amendment: From To
Rezoning: From To
Is the proposed Preliminary Plat consistent with design standards and other requirements of the City of St.
Joseph Subdivision Ordinance,Zoning Ordinance,and Comprehensive Plan? Yes V No
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:
P2v 1 #S i.rc.ty #2,ar to,ty /VAru.e..9L E
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Describe the fiscal and environmental impact the proposed development will have on adjacent property owners
and the City of St.Joseph.
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If application is for PUD,provide 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.
St.Joseph Application for Subdivision Review Page/2
UWe 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,I/We are hereby acknowledging this potential
cost.
Applicant Signature Date
fd-/9- /4
er's Signature Date
Applicable Fees:
Preliminary Plat Minor-1 to 250 lots ( on+$4 per In�
Major->250 lots $500+$5 per lot
Preliminary Escrow Minor-l to 250 lots - 0_0.00
— Major->250 lots $5,000.00
4lPlnn nitDevelopment $800.00
Land Use Amendment $500.00
Rezoning Request $500.00
d �•3 s-1 o . °' °r t o/e4 CI--4t (c27 if
St.Joseph Application for Subdivision Review Page 13
ii\tA,941/4/1,-1-11/\�( Appendix A
by.MN
otrznrph
CITY OF ST. JOSEPH
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
fifty 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 Application for Subdivision Review Page 14
A
SEH DRAFT MEMORANDUM
TO: Randy Sabart,PE
FROM: Anne Haws,EIT
April Ryan,PE
DATE: October 24,2016
RE: River's Bend Plat 3 -Site Plan Review
St.Joseph,Minnesota
HH Review Comments
SEH No.D163
Provided are preliminary Hydrologic/Hydrology review comments for the River's Bend Plat 3 site design
submittal.Included in the submittal were the following documents:
• Construction plans for sanitary sewer,water main, storm sewer and streets (dated 9/16/2016)
• SWPPP and grading plan(dated 9/16/2016)
• Hydrology calculations(dated 10/10/16)
Project Summary Information
Receiving Water=Sauk River
Total New and Fully Reconstruction Impervious Area= 1.5 acres
Project Total Disturbed Area=5.0 acres
The following information was absent from the drainage information submitted.The following
information will need to be provided in order to conduct a complete review.
• Site soil information and groundwater elevations
• Documentation of compliance with the City's water quality treatment and volume control
requirements including valid reasoning for using flexible treatment options and analysis of
alternative sequencing. See City Stormwater Management Design Standards 9.5.1.a.
The following comments are based on the information that was submitted.
SWPP&Construction Stormwater Management Comments:
1. A current SWPPP needs to be provided,meeting at a minimum the most recent NPDES
Construction Stormwater Permit Requirements including,but are not limited to the following:
a. SWPPP training documentation
b. Site inspections and BMP maintenance information
c. Dewatering activities
d. Pollution prevention measures
2. Construction notes, details and/or plans should include the following:
a. Clear identification of inlet protection
b. Existing Pond 204 outlet size and invert details
c. Proposed HydroCAD modeling indicates an 18"round culvert outlet from Wetland 400P,
plans need to include outlet information including location,size and invert details.
Post-Construction Stormwater Management\Design Comments:
1. The Hydrology Report and Summary needs to provide clear documentation for using flexible
treatment options and analysis of alternative sequencing.
2. The proposed conditions HydroCAD model includes wetland storage not included in the
existing conditions model(Pond 400P). Storage either needs to be removed from proposed
conditions or added to the existing conditions model.
3. Table 2 in the hydrology calculations summary indicates that the pond does not meet the dead
storage requirements,documentation of compliance with this requirement is required.
4. Local ponds must be designed with 1'freeboard between the 100-yr HWL and top of pond,
proposed modeling indicates a 0.99' of separation.At the City's discretion the freeboard
separation may be reduced for privately owned ponds.
5. Proposed modeling shows approximately 40' of separation between the proposed pond's 100-
yr HWL and nearest structure.Ponds must be designed so that the edge of 100-yr HWL is 70'
from the nearest structure for local ponds and 100 feet for regional ponds.For local ponds the
distance may be reduced to 20 feet or greater under the City's discretion. See City
Stormwater Management Design Standards 9.8.2 (3).
General Comments:
1) The owner and/or operator of any private stormwater facility will need to provide a maintenance
plan and enter into a maintenance agreement with the City.
2) Permanent stormwater facilities need to be located within outlots or easements.
3) The owner is responsible for meeting and applying for all applicable local,state,and federal
drainage and hydrology permits including but not limited to NPDES,Sauk River Watershed
District and all applicable wetland requirements.
h
e
SEH
Building a Better World MEMORANDUM
for All of Us*
TO: Judy Weyrens, City Administrator
FROM: Randy Sabart, PE
DATE: November 16,2016
RE: 2016 River's Bend Plat 3
Preliminary/Final Plan and Plat Review
SEH No. STJOE GEN D163
I reviewed the preliminary plat and plans dated September 16,2016, and revised on October 10,2016 from
Westwood Professional Services, and have the following comments:
Preliminary Plat
1. See note 3. below regarding dedication of drainage easement at Lots 5-7, Block 2.
Site,Grading, Drainage,and Erosion Control Plan
2. Construction of a house on Lot 7, Block 1 will interfere with the 50-foot wetland setback line creating a
non-compliant lot. If a variance.
3. The proposed berm across Lots 5-7, Block 2 is proposed to be constructed across the rear of the lots and
within the boundary of the dedicated public drainage and utility easement.As noted on the drawings,the
construction of the berm is outside of the County Road 121 right of way; however,the berm would
interfere with conveyance of the typical drainage along the side and rear lot lines.Additional drainage
easement should be dedicated on the house-side of the berm for conveyance of yard drainage to either
the pond or the wetland.
4. Identify on the grading plan the proposed swale grades/directions at the toe of the berm across Lots 5-7,
Block 2.
5. Identify on the plan the proposed street centerline profile grades.
6. For long block lengths such as is proposed, a street light would typically be located mid-block or at areas
where the street alignment changes(ex. Road Station 11+00).
Utility Plan
7. Building sewer services with less than 7 feet of cover shall be insulated per the City standard construction
detail.
8. The building water service goose necks shall be insulated with a minimum of 4x8 sheet of 3-inch
insulation.
9. At a minimum, provide a fire hydrant between Lots 2 and 3, Block 1 for fire protection coverage.
Engineers I Architects I Planners l Scientists
Short Elliott Hendrickson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717
SEH is 100%employee-owned I sehlnc.com I 320.229.4300 I 800.572.0617 I 888.908.8166 fax
2016
November 16, 2016
Page 2
10. If the existing,downstream sanitary sewer manhole base does not already have a pre-cast invert,the
plans should note that the invert shall be reconstructed.
11. Disturbances to the turf in ponding areas shall be restored with the City's native seed pond mix.
12. The City's water distribution computer model is presently being analyzed to determine if the modelled
performance of the proposed water main should require looping back to a stub at the intersection of Jade
Road and CR 121
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Street and Storm Sewer Plan
13. The east end of the proposed street terminates at a temporary hammerhead as opposed to a traditional
temporary cul-de-sac as has been required in the past.We would recommend that a cul-de-sac still be
provided.
14. The pavement match line near station 7+70 shall be saw cut perpendicularly across the width of the
pavement(not angled).
Signage Plan
15. Similar to the last phase of the development, no concrete sidewalk is proposed.A 4-foot wide shoulder on
the south side of the street is being reserved with signage for"no parking."An additional,"No parking this
side"sign should be furnished on the south side.
Details
16. The thickness of the street pavement section for aggregate base shall be 8-inches(similar to the section
used on Lanigan Way towards the Country Manor development.
17. Update the Street Name Sign standard plate to reflect current upper and lower case lettering practices.A
new detail plate can be forwarded.
2016
November 16, 2016
Page 3
18. Concrete water main thrust blocks shall not be used—remove detail.
19. Update storm sewer casting schedule. Rectangular(2x3)catch basins shall not be used. Molded PE Ill
barriers shall be used on all manhole structures.
20. Water main and building services shall have a minimum of 8 feet of cover(edit detail"Sewer and Water
Service Connection").
21. Update detail note for drain tile to match proposed 6-inch diameter as noted on Sheet 4.
Project Manual/Specifications
22. The submittal did not include a project manual or specifications. Please submit.
rjs/mrb
c: Terry Thene, City of St.Joseph
Therese Haffner, City of St.Joseph
11sehsc\projects\pt\s\stjoe\common\d163 2016 rivers bend plat 3 subdv\m city preliminary plan and plat review-111616.docx
c 2018 Westwood Profentonoi Senecas, Inc.
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St. Cloud, Minnesota 56303 St Joseph,MN Minnesota 56374
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emends Eon deny sob scrawly are Ot Outlot A.o Osten*teOf 308.02 fret to fen moea
t etMMon.y corner at sae queer A. MSouM,3 degean 12
AREA SN.IARTd mnufw Sr.rends/NM.awe the mast meted,ere at said Outlet A.a itetw of 11.11 Net to the southeast Pam of sad Outlet A an/M.rwtMNy
do07 f10 IC rant-at-soy lineat Steams County R/pnf-oNarrowby Plot Narrow 19; thence Satin 76 doper•7 minutes 09.noCost ds Calone sod at northerly ro
itente at P1.57 Not;thente hemp 13 sores 77 mea,le.5'meaner East.Wow see nenn.Ny fen a defence of 500 set,thence Sault on degrees at
Lot I 1),10)sr • I 1 mnwle.09 seconds fast,pang are northerly O e itnce Of t6)°5 feet Men*North'J degrees t7 mnutn Jt seconds East o dcrence o IIB 06 fast.
LOT 2.17,770 Sr. h N 'SU•�r then*Ne-fn 17*des r0 m>wtee 55 s.ca'm Cas' a iron at SC r1 feet.Renee hath rJ dorm II mneHa J1 seconds fest.a ifentt at 10077
L07 J.110.34 SJ. err' JO• toe teener earth 67
L01 4.16,951 Sr k f eb .• / _ \ WJ'y, IM pent Our O.pnnq awe.30 motors II stcan0 Em( o ifnre of 51166 We M the rw Meet odor of era tet J Blocs 1 Rives Brio Ple(7 are
LOT 5.16,1.7 IF. .4. .O - lNO SCale)
LOT.. 7,063 SE }. ,t \ -
tot 7.11561 Sf. •Q i• ` .t Being 5/sof in .415. unless otherwise ind,coie1 flea cyyd Our.a,e to be fuer red plotter!w At/0 5 SCM)MAT.0 red Sc traer denote red dnknre to the pude M auWrc use!ve.a LM
• 5 J?J,� and coining lot lines, and/0/eat in width and puttee may Wash n the plat n tn9 one dedicating to M e peed'Nr pular ur brew ten rented w e+enn n Mr Not Ae aehge
BtOCN 2 !K1i ' - \ ) adjoining street lines as shown on the plot. area arrty pupas/nfy
LOT t.Ihpp Sf. ♦ \ /
0017.11.200 S! . \ "IAS^// h witness thereat sad CLC Porter;LLL,a rnMSW1/mita!1Yg/Ry company tae Dew.has 05,sx Most presorts to be sere)by its Yaps OtIS.
L01 J.II,1W SF - the-- my of_— 20—
L01 1.12117 Sf. - \ / tY4, —
LOT 5.12,09J Sr. '
LO7 6 12W1 S.F. - 2 n ' 12l tiM1!{{.0
2/10.x6.0 serf BL.O 1C 1 ' �- ` ; ` / °y------- —"' -------------
/ • 3 . / / to COUN rY Our Lrwfsdu
/ The Nregwq hlhamnf.as owno.trepr Mere me the_ —ml o'
f 4 _ 4 - / \ r. —____--_ _ of CLC Partner.u0.a wtrote fenlas Ebert,tamper,fee waw.n enol o we caned,
�e( 'l l l ` \ I • I • / No.ery 517'anM. NWary Re+tee slprrt
��pp0
0i .. ° - r.i ^./
t. ,,.., J NWvr Pnac carry rhMWWo
t ry CemmrWen Cepa.—
r / I
_ 6BRKTOIS CERAFI.IRLW
/ I \ 'hereby trtSj,Met Mlo plot at MKRS BEND MAI 3 b a/ref 7p.anfetin of ter banary alnry Mar o matt itt w date red'
beta wt
�'/�%�r[�l� \ • 6 csrecf/y dstp'sf10 r ter plot Mof d/mnumenO walfr n fen plot never eras a.Y/M c tt lad eel t tin n1 tear as ndtared d Me plaid,
^^^^'^ryryy/---////1��1%%%%AAAA[f[f[f[fiiiiile4'/,�AAe�"le/4"-%�-vvvAAA666rrr. - Maf n eefr Dto.9/ae dor wf/nos as of fen eats of The sou mi's certificate.,an non red keel oh The peat. that al,public.as aOc etsO0.n
v 6' and/aO.Na n the Ne..I.et cm.)met.AN plat mw prepared ey the Y Anent my Greet ayeerneen 050 That I en o der lianead/aro.aster
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a '', \ unOa ter lam el Ire SfOfI at Y/M 10.
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4' \ "4Y \ h \ I TE -_-- ----------
RRY t SIuCE
IR/S RSEO LAAO 51.10v1,0117 SrwESOIA LICENSE MAW 50319
_r`N \ "1 SMIE 0 YINCSL"IA
I \` Z 002.77 Of
t Inennlase/a Ag Suryp•i CrfY aeon.ea oyra
nogpe before mens—
before —_mat _—
y __ _--70 by iwStn.y 0 StrLsaran Lena Swap•.
Th.\ r' to skewer Theater 503I9
2 —_--
NOfary SPdfare wWYY Protea Ms•y
9 \ — — , Non,P'`en ---Cormtr.rn,d.ofa
. \ `
Fu ry Cemuniso' Epeee
pi' OW OF ST.AMPII FLAMM CONTIOSION
BLOCK
4 •
.' 6? AOYO'ad Of Me Rnnng Commisa.at the CRy o1 St.Yssot Me--_my et--- —,1G—_
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z,y'_ _ • • 50KD_____—___—_—___-- fus°MN AIIfST_--_--_— SCdY1ARr
•
•
Q` 5err 9r st datewo art COMM
Apm•.d by fns Gfy Council of Me CO of 51..alexia this_____day of _.__..__...-_.10_.
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. 7 WanCriNT',�Srl[bdl
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siVem 09.0 M,osPM•,Ma----eat of—___ --70_—
Sii ,...� AR _
-7 I . fWL., 7, 4Y,to4p S16 4),� SIEMNS COUNTY Np10F/11�AS1•RU
/ -
' QO(5 `• 312411 ferny tett,Mat ter torn or ter la.d modem,Mean am aaa b Not was eve as fads eta,to the per--and ironer entered
. r.yi, e,^,,
Dees
1, Denotes wet land S "-- ^,„0-,, r ----- SWAMIS mast.Ras TOR/TREASuetR
_ .- j ._ ----' ----- -
0 Denotes 1/2 into ler 74 inch - • - -- O[avft SICTOR/1RCASLMEIO us PARCEL NUMBS'
iron monument Set and .%I�/
',.
mrbed by License No. 50519 - -
• SWANS COUNTY WONDER
• Denotes found monument -- ,. hereby eadfy Mn Me nMrw
etrf to.eve Se recprd 01 the ONN. County Me Coty Reeser h for r Stearns Cwatty.rwan —
nno.o too_ w,
C Denotes Stearns County monument '-- - -- JO___.et__Wage.__JL as Oeeenent 110_ —__—_Or Plot Calcar_ No
Bering.shown ore booed upon the recorded plot _
_
of RIVERS BEND PLAT 2. The easterly lime Of Lot _ - ________
J. Black 4 bears ST4.57'J019 STEARNS COUNT RECORDER DEPUTY RECORDER
40 0 40 °0 120 1r
Score in feet
UM',fy A NM••:,F..1 A� 4dWestwood
Professional Services,Inc.