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Home My WebLink About2006 [01] Jan 17 CITY OF ST. JOSEPH www.cityofstjoseph.com St. Joseph Planning Commission Administrator January 17,2006 6:30 PM Judy Weyrens Mayor Richard Carlbom 1. Call to Order Councilors 2. Approve Agenda AI Rassier Ross Rieke 3. Approve Minutes Renee Symanietz Dale Wick 4. 6:30 PM 31 W Minnesota Street, Percheron Properties Development Plan 5. 6:45 PM Chuck Scherer, 1007 E Minnesota Street Request for Rezoning Hearing 6. 7:00 PM Signature Homes, CR 133, Koenig Property Concept Plan 7. 7:30 PM Public Hearing, Rivers Bend PUD Amendment/Preliminary PlaWariance 8. Adjourn 2." College Avenue North' DO Box 668 . Saint. joseph, Minnesotd ,,6174 Phone 12.0.161.72.01 Fd x 12.0.1610142. CITY OF ST. JOSEPH 'IV'IV'IV. cityofstjoseph .com Administrator Memo Judy Weyrens Mayor To: Planning Commission R.ichard Ca~bom From: JUdYW5;)dCf 1/12/2006 . . Date: Miscel'a~lle Councilors AI R.assier Re: Ross Rieke Renee Symdnietz Ddle WIck Joint Planning Meeting, CitylTownship --- St. Joseph Township would like to meet with the Planning Commission on Monday, January 23 @ 7:00 PM to discuss the proposed expansion of the Orderly Annexation area. Please bring with you for this meeting the maps from the last joint meeting. If you do not have the maps, please let me know. Sunrise Cottage Preliminary Plat - At the last Planning Commission meeting you considered a preliminary plat for Sunrise Cottage. Discussion at the hearing included whether or not the setbacks for R3 were met. After reviewing the plat it was determined that the side yard setbacks could not be met without removing buildings. Therefore, the Developer has withdrawn his request for preliminary plat and is proposing to complete a common interest community (CIC). Using this method the property owner only owns the building and not the land. The land is owned by the association. As such MN Skyline Partners will only be required to submit a final plat as long as it is consistent with the Preliminary plat. The setback for the buildings then become the outside of each side rather than interior setbacks. This is the same as a condominium. Foxmore Hollow Apartments - The City has received the proposed development plan for the Foxmore Hollow Apartments. Since the plan has already been approved by the Planning Commission is does not need to be reviewed again. Ordinances - We are still planning to work on Ordinances in February at a special meeting. The date will be determined later. 1 2.f College Avenue North. PO Box 668 . Saint. Joseph. Minnesota ,,6,74 Dhone ,2.0.16,.72.01 Fa x ,2.0.,6,.0142. December 5, 2005 Page 1 of 3 DRAFT Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, December 5, 2005 at 7:00 PM in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners: S. Kathleen Kalinowski, Marge Lesnick, Bob Loso, AI Rassier. City Administrator Judy Weyrens. Citv Representatives Present: City Engineer Tracy Ekola, City Building Official Ron Wasmund Others Present: Dean Wick, Jim Sand, Jeff Litfin, Tom & Sue Dullinger Minutes: Lesnick made a motion to approve the minutes of October 3, 2005. The motion was seconded by Rassier and passed unanimously. Kalinowski made a motion to approve the minutes of October 17,2005. The motion was seconded by Lesnick. Ayes: Utsch, Kalinowski, Lesnick, Loso, Rassier Nays: None. Abstain: Graeve Motion Carried 5:0:1 Public Hearino - Preliminarv/Final Plat. Morninoside Acres 3rd Addition: Utsch opened the public hearing and stated the purpose of the hearing is to consider a preliminary plat for Morningside Acres Third Addition. The property is legally described as Lot 2, Block 1, Morningside Acres 2nd and is located adjacent to CR 121 and Iverson and contains 18 town homes. Jeff Litfin, Minnesota Skyline Partners, approached the Commissioners and stated that MN Skyline has purchased the property developed by Sand Companies. The original plan submitted by Sand Companies included a patio home rental development. MN Skyline is proposing to develop an the area as private ownership, thereby needing to create individual lots. He advised the Commissioners that Otto and Associates has re-platted the proposed development area and there are now 18 lots and 1 outlot for common ground. Tom Dullinger, 919 College Avenue 5, approached the commissioners to question the plan that is currently being discussed. He was under the understanding that this was originally going to be patio homes. He questioned whether or not that was still the plan. Utsch advised him that the original plan had been revised and the townhome concept was approved. The public comment portion of the hearing was closed. Rassier questioned the style of these homes and whether or not they will be split homes. Liftin advised him that these would be twin homes and there would be a party wall between the two homes. Rassier also questioned the distance between each of the buildings and whether or not there was enough distance between them to meet Ordinance requirements. Wasmund was present at the meeting and he stated that to meet the code for fire separation, they would need 3' to the property line and 6' between buildings. Utsch added that when Graceview had their town homes platted, they were required to be 10' apart. Based on the drawings submitted, Rassier noticed that there was not enough distance between several of the buildings. Wasmund stated the following: . The required separation between buildings according to Ordinance is 10' . Building code requires a minimum of 3' from the property line for fire distance. l' from the property line would not allow for any windows or doors on that side of the building. Rassier also questioned the access to buildings 8 and 9. Liftin stated that the driveway would be perpendicular off of Iverson Street. With regards to the drainage at the property in question, Ekola stated that there are no issues. Rassier then questioned whether or not the Outlot was going to be used for park dedication, to which Weyrens stated that it was not. Lesnick questioned if there were going to be garages December 5, 2005 Page 2 of 3 DRAFT and if so, where they would be located. Liftin stated that each unit would have a 2-car garage located at the front of the unit and there would be a sidewalk along the garage leading to the entrance. Loso made a motion to table this issue until the next meeting due to incomplete plans and lack of information. Loso stated that there are too many questions that need answers. He also advised Liftin to work with Wasmund to be sure that their plans meet City Ordinances. Rassier then advised Liftin that if they cannot meet all of the Ordinances, they would need to apply for a variance. The motion was seconded by Graeve and passed unanimously. Percheron Properties. Development Plan: Weyrens stated that previously the Planning Commission considered the Special Use permit allowing a mixed development Commercial and R3 at 31 Minnesota Street West. The proposed development included a retail center on the lower level of the existing facility and remodeling the second level for housing. The Planning Commission and City Council approved the Special Use permit but the Development Plan was not ready for approval. Therefore at this time the property owner is requesting site plan approval. One of the issues outstanding is whether or not the Planning Commission will require the Developer to pave the existing parking lot. Based on the language in the Ordinance, pavement is required. The property owner will argue that the use is not changing and the pavement should not be required. Dean Wick, Outsource Management, approached the commissioners to represent the property owner. He stated that they have submitted plans including landscaping. He also stated that they met with the downtown committee to discuss theme development. The Committee has suggested restoring the existing building to the original design. Wick stated that the restoration would be cost prohibitive unless funding assistance is available. With parking being a big concern, Utsch questioned how many parking spaces are required for both the rental units and the commercial use of this property. Wick stated that there are 10 spaces needed for the rental portion and 13 for the commercial portion. There was also some question as to whether or not the rental parking spaces will be marked and designated. Weyrens and Wick agreed that they will as that is a requirement of the Ordinance. The proposed development is two parking spaces short of the Ordinance requirements. However, the B1 parking regulations allow the Planning Commission discretion in determining the required parking. Lesnick questioned if the parking access will be defined. Wick stated that access to the parking lot will be on 1st Avenue NW. Utsch stated that staff comments indicate the landscape plan is incomplete. Weyrens stated that typically a landscape plan is illustrated on a separate sheet, identifying each species to be planted. Wick indicated that the trees are shown on the plan and they plan to either seed or sod the lawn depending on the time of year that the lawn is put in. The stairway between the buildings is another item of concern for the Commissioners. Wick stated that he will be discussing this with Deutz at a later date and he requested that they keep that issue separate from the Development Plan. Wick also stated that he would be discussing this issue with Wasmund as to what is allowed for existing uses in the Minnesota State Building Conservation Code. Utsch questioned Ekola as to whether or not the drainage plans have been approved. Due to the Engineering costs associated with illustrating drainage plans, those plans must be approved before a permit can be issued. The proposed site has been reviewed and the drainage will work provided that the improvements are constructed properly. Rassier questioned Wasmund as to whether or not a new firewall separating the buildings would be required and whether or not that wall can have any windows or doors. Wasmund stated that the wall must be 10' from the property line and they can have openings in the wall. The firewall must be structurally independent. Currently, the wall is a concrete masonry wall and it is on the property line. The wall should create a separation between buildings and the buildings cannot be attached. -- -- ---------- December 5, 2005 Page 3 of 3 DRAFT Discussion included whether or not the staircase could be contained within the existing facility, eliminating the attached stairway. Wick stated that relocating the stairway could be cost prohibitive and he has not explored that option. Based on information provided to the Commissioners, Rassier questioned the following finding: "To quality for a Special Use Permit, at least 50% of the interior square footage (exclusive of uses must not be conflicting. The plans are not dimensioned or detailed with the square footages of the residential areas so the floor area cannot be calculated. The applicant, however, states that the permitted use is 59% of the total floor area of the building. The ordinance states that the permitted use must be full time, implying that the commercial use must be occupied before the rental units are permitted." Wasmund stated based that on information provided to him that finding is in compliance. However, he has not seen a print to verify the measurements himself. Wick stated that the property owner is seeking approval to move forward with the development and is requesting site plan approval. Wick further stated that it is his opinion that the issues raised by the Commission at this meeting can be addressed through the building permit process. Loso stated that it is his opinion that the property line parallel to the alley should be curbed. Curb and gutter would define the parking area and prevent cars from driving over the proposed grass area. Wick stated that at this time they have not planned to curb the alley and it is his opinion that curb and gutter should be part of a City improvement. Kalinowski questioned whether or not the property owner is intending to place business signs on the property. Wick stated that a sign is proposed that will be located above the three connecting windows on the front of the building. He assured the commissioners that it would meet City Ordinance requirements. Rassier stated that the proposed development is a good use for an existing facility and he would like to make sure it moves forward. However, past history had indicated that it is easier to deal with Ordinance and Building Code issues before a permit is issued. Utsch concurred with Rassier and stated that site plan approval cannot be granted until all issues have been resolved. Rassier made a motion to table site plan approval for Percheron Properties until the January Planning Commission meeting. The matter is being tabled so that the following matters can be resolved: 1. Verification via measurements as to whether or not the proposed development meets the 50% commercial requirement. 2. Resolution on the exterior stairway 3. Parking Lot improvements The motion was seconded by Lesnick and passed unanimously. Other Matters: Weyrens advised the Commissioners that an Ordinance for outdoor burning is being drafted for discussion in 2006. Rassier questioned whether or not that Ordinance would allow for corn burners in the house. Weyrens stated that the proposed Ordinance is outside burners of any kind. Lesnick questioned whether or not that ordinance would also apply to wood burners used for burning garbage. Weyrens stated that current regulations do not allow garbage to be burned. Adiourn: Graeve made a motion to adjourn at 7:45 PM, seconded by Lesnick and passed unanimously. Judy Weyrens Administrator I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Development Plan - Percheron Properties 31 Minnesota Street West DATE: January 17,2006 AGENDA ITEM Development Plan - Percheron Properties PREVIOUS ACTION The Planning Commission considered the Development Plan for Percheron Properties on December 5, 2006. The PC tabled action in order to receive the following information: 1. Verify the 50% area is met 2. Determine the Building Code Requirements for the stairway 3. Submit a revised site plan indicating the residential parking RECOMMENDED PLANNING COMMISSION ACTION COMMENTSIRECOMMENDATIONS As of the time of writing this memo I have not received the written comments from Tracy or Ron W. However, it is my understanding that the stairway will be supported by itself, not requiring attachment to the adjoining building. Your packet includes the revised site plan illustrating the reserved parking and landscaping. As soon as I receive the written comments they will be forwarded to you. Page 1 of 1 Judy Weyrens From: "outsource" <outsource@charter.net> To: "Judy Weyrens" <jweyrens@cityofsljoseph.com> Sent: Thursday, December 29,20052:17 PM Subject: 31 Mn Street Judy, I spoke with Tracy Ekola from SEH today about the Stormwater Management Plan for the Percheron Properties project at 31 Mn Street. Her recommendation to me was to request a waiver/exemption of this requirement based on the following square footages for impervious surfaces. Through the City's requested parking lot changes we are reducing the impervious surfaces by 2,662 square feet. This added landscaped area will reduce the load on the existing City system. Existing Class 5 Parking Lot - 10,905 square feet New Bituminous Parking Lot - 8,105 square feet New Sidewalk/Garbage Area - 138 square feet Total New Impervious Area - 8,243 square feet Respectfully Submitted Dean A. Wick Outsource Management Services 1/12/2006 I I I I I I I - - - - I - - - - I - - - - ALLEY DGE OF BITUMINOUS ~ <: -- ~-"GA - - - 48.3 ~lDeWAt..K 4 ~TAL.t.. ... GARAGE: N CUT (Re~eRve~) l\j 0- NWCRB ki 48.3 Re.siderlfs PROVIDe (4) ::::,;: r ~ i ""- ""- PRAIRie ~PIRe ct GReeN A~H New , 3.5"BB , Re~eRveD FOR Re~ID NT~ CURB I r-FTh<E we 3: ~~ ARROW~ INDICATe D' &JI eX~TING $lTe <y I-- ~, ~~ DRAINAGe WHICH \pI U) u Ln' I WIL.L. Be MINTA/NeD ll!, I z ;gl """ ()IX__ ~ 0 ~c; ,,/'-3" 10'-5" N ~!I u 0, / I lL. , -l / (1)1 \P' f-!+ ! FeBA , , I v ex~ NG ~ i "9 , ..... , oci = CUR I ~ CONCRETE : I 3 BUILDING 5 89d33'53" E 56.31 I ~MP- 'I ~ '" u ..... ~ Z ~STR RS " 0 0 ..... u I 0 ;;:: FENCE LINE~ (I) 'tJ I en ~ :;j>l I D I lU 3 I :c I ~ N ~ 0 in BUILDING ..... \P " lU 0 0 BUILDING (I) BUILDING ~ I I ::E <Il ~ I I eX~TINGI HeDGe : ... . -- - - S 89d40'54" E 74.39 CURB & GUTTER MINNESOTA STREET - - - ~. --]] r---- , -- , ------ I I I I I I I , , , '" , , , . - , , ,D L _ __ 10 <l~\\l t:. i Ii; .P11I-.~Z I;> <l~\\l ~ i~il I ~ ~ ~ ~ ~! ~i ~ ~~ i:i:n ~~ 3~~ , ~~~ ~ ~~ 1U3' r~ ~ ~~~ .ZIl.....9Z :IE i~ "'- i ~ N .' ~~ ~ II ~ () ~ IL Ci Z () \J ~ \S) Ci ~~ ~r ft II () R: () .U'.9Z .OI-,j, ~ ~i ~ ... !;l Q! ~ lL ~ ~ ~ ~ ~ i~ I ~. ~~ Q.... <:) ~ .zn 0-.101 I I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Request for Public Hearing - Scherer Trucking DATE: January 17, 2006 AGENDA ITEM Request for Public Hearing - Scherer Trucking PREVIOUS ACTION None RECOMMENDED PLANNING COMMISSION ACTION Accept the request for public hearing and schedule the same for February 6, 2006, COMMENTS/RECOMMENDATIONS Scherer Trucking is requesting a public hearing to rezone the parcel they own abutting Minnesota Street from the current R3 to Highway Business. If the request is granted and the zoning approved, the parcel would be attached to the current Scherer Trucking site. Scherer is requesting the rezoning to create a parking area for trailers. Currently the trailers are parking near GM Drilling on CR 75. Scherer has agreed to construct a birm and trees to screen the parking area from the residential area. He has also been working with the City Engineer regarding storm water. Included in the packet is a copy of the signatures of the required number of affected property owners to move the petition forward. The Ordinance requires rezoning to be initiated by Planning Commission or Council motion or by a petition of 50% of the affected property owners within 350 feet of the request. Therefore the petition fulfills the requirements of the Ordinance. . . . ~ We, the undersigned property owners request the Planning Commission and City Council consider the rezoning ofthe vacant lot owned by Scherer Trucking from the current R3 Multiple Family to B2, Highway Business. Name Address I 3/D Hlckorv ~r-+, f 2 1/03 Zoc,'! Ab 10 Sf. ,5 {., .\ (JS(J.f~ 6f rz GAS r fI1 t-' "-5 TIL -:;. 7 ,-65&11 / /pot l: Nl )V-3r5T J~5'l:P/-! / pl.c- t'f ~ l{ ? +- -16 ~ IV? i____.. o () .. ...... - ,- h I tJ 1:1 & 111,t S." 5l: 0/ () JL/7 ~ tiff ,E 4/Jl'{- ;): Jb$~ f/'5 I A- 81 R-.' 5t;; of~5'&Y'~ ~ (,1,,,1 A VG fIr If, AK3 (l S, S~T 'JoJ~ ?l 7 <MhA~~~~ ///::J rE '/Jt0vnR-,d.H-A ~ j?tJ.&j..-S<6'f ,2T.H:\ d#'//~ / / 1;2 j;- 4.-~/'?e'>C 1;ST 10 130;<5/'1''/ ~j~;{ ~ '-;.L ~J:/ iP? ~IJ"U Sf 01v~jp'~. -- J b ,/' ;z~ -J J . . f'"'.,. () ~ ~) . i'. ~" clLY~} .-- utt r II t;,:.;. ~ M~ cC ~ ~ . 11.. . 1('~ I J() 7 e;, ~e;Z e .sr:. 5~:fi.7-t!"HJ IJ~~ IOI( ~ J.J6L 0f- s f-J #L ~~I ~A(~'~ ~ ) 00 1 %F/ A 'tJ \~. ~ ~ Y<2Q\i- ~\{ .1RV J,--- ~ ~~'71 1/3 f()l 57 M /tt 1-\ S'ly~ -e r- iG, C? g'1~:J C )f;/hn, Sf ye ~ 1- '11. q j~~ yY$~ S~ l~ Cf 0 ., (" 51Md <' "- .... Mil. We, the undersigned property owners request the Planning Commission and City Council consider the rezoning of the vacant lot owned by Scherer Trucking from the current R3 Multiple Family to B2, Highway Business. ~e Address L:lh Iq .' ~A. .'A" ,.JZ,~~ 5? II I.:::. ~ 10 .!:)\ltJ\r". CJ.lr.v- .. ! 1 f",.~ \ \ 1 \ -' ..f-- ;\ 'f., i i'1 )\ :'_ '71 .f- I . J \.1\.; 'j.\ ~tkv/ (tvJ So-na --I ,,/e I He 10 () '7 6rsf tr7tJ $'+ 12/6/20 " SEH Data View PIN ADDRESS -1 Parcels ~ of Multiple Select - I ~ I~ I, '---' ,. : I' ...I-..J~. ~ , . '. 4 . \ . '- ~~ - - '.' '."" ,,":11mllllil~ i",.". ~ """"',:,..,i'1ii . . '.'.'. ':"";"": :;;HHHml . - ,- .~.~~~'~.~.~.~._. Cot1.N'IT.ROAD.7S E COUNTy. ROAD 75 Cot1.N'IT. RoAD. 75 :E COiJN'rf..ROAD 75 - '. --r I ;;i!;; !:!:!iii~" !ii,,;; ,* ,,,,, ! ~ i;!!ii !i~!! i!,1 ~!~!!I~~l iiii,I!;;!; I.." ill'l: lj,::;:;i ~CJ......--I1, I .. ~';:;' ,... .iiit~ ,~ij Ji~j I ~ ~i! iiiin 'i', .""!Ii",, ''>' ~. '---r ~ rI 1 ,1.,_1 .E I ]7' I r- . 1 L~f-~ r-- .' . - ~ t----' r-"""'4 1 · B r . c..-- t- l::--- . J!: f-- I J" 't:1. (:J r - j L~ .~_ 3=i "- 19' ,~ >:::j--i >-J I --1 M J : ' - I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION Concept Plan - Signature Homes DATE: January 17,2006 AGENDA ITEM Concept Plan - Signature Homes, Koenig Property, CR 133 PREVIOUS ACTION none RECOMMENDED PLANNING COMMISSION ACTION COMMENTS/RECOMMENDATIONS Enclosed in the packet is a proposed concept plan for a development entitled Cresent Hill. The development is located adjacent to Northland Heights and Joe Prom's salvage yard, containing approximate 27 acres. The concept plan has been referred to the Planning Commission as the lots do not meet the current Ordinance requirements. As you can see they are applying for a PUD. A PUD does allow for relief oflot requirements. Unfortunately the concept plan originally submitted to the City last week has since changed when they dropped ofthe plans on Wednesday. Therefore, staff comments will not be ready until the night of the meeting. If they come earlier I will have them forwarded to you. The proposed development will include a request to utilize the R4 zoning district which requires development as a PUD. 15th A venue and Hawthorn Lane do match existing roads that are planned. . Preliminary Crescent Hill pun Narrative St. Joseph, MN January 9, 2006 The 28 acre site is located north of Stearns County Road 133 at the intersection of 15th Avenue NE. A total of 138 units are proposed for the site. The site is being proposed as a residential Planned Unit Development (PUD). A PUD may create non typical development details. This document is intended to establish performance standards for the Crescent Hills PUD and to clarify any non typical standards. Site Context The site is dominated by woods with some scattered openings and a few wetlands in the northwest comer. The site slopes to the southeast. Single family residential is proposed west of the site. A salvage yard is immediately south of the site with agricultural and industrial uses across County Road 33. East and north of the site are also currently agricultural in nature. The St. Joseph Comprehensive Plan shows the site on the overall proposed annexation plan in the 0 to 5 year annexation area. It is in Planning District 12. The Planning Districts do not specify specific zoning but suggest land uses for a given area. The Comprehensive Plan recommends single family residential within areas contiguous to existing urban locations and tiered higher intensity uses such as commercial and high density residential adjacent to major roadways. Project Character The proposed "Crescent Hill" project is proposed to be an entirely residential development. Three residential home types are proposed. . 18 Detached single family homes on public streets . 30 dwelling units in Twin homes on public streets . 86 dwelling units in Attached townhomes on private driveways. The Detached Single Family homes will be built on lots with a minimum width of 60' wide and 120' deep. These are owner occupied homes and lots. The lots will comply with the dimensional requirements ofR-4 zoning. The Twinhomes will be two dwelling unit buildings with a common wall and each with direct access to a public street. The twinhomes will comply with the dimensional requirements of the R-4 zoning category. The Attached Townhomes will be back to back (double loaded) buildings with garages and entries, kitchens and living rooms on the lower level with bedrooms and other areas on the second level. Common grounds with landscaping, private drive aisle and a parking space in front of the garage doors will be provided. Most buildings will be 6 or 8 unit buildings. Maintenance of the grounds (turf mowing and snow removal) will be by a Preliminary Crescent Hill PUD Narrative - Page 2 homeowners association. The townhomes will comply with the dimensional requirements of the R-4 zoning category. Private Park & Open Space will be provided for the residents of the attached townhomes in the northwest comer of the site. Facilities there will likely by nonathletic recreational facilities based around the natural amenities (trees, wetlands and open water). If the City expresses an interest in the park area around the wetland perhaps a public park dedication will occur, otherwise a cash in lieu of land dedication is expected. Trails & Sidewalks are proposed in this Concept Plan. Concrete sidewalk links to the pending residential project to the west are proposed in the public Rights of Way. In one of the steeper areas going back to the County Road ROW a bituminous trail linkage to the Lake W obegone Trail has been proposed. A trail will be provided near 15th A venue for a connection to the Lake Woebegone Trail on County Road 33. Public Infrastructure will be provided with linkages to the existing municipal system. Public rights of way are proposed (80' wide for 15t Ave.) and 66' for all other internal streets). The alignment of 15th Avenue as proposed by the pending adjacent development provides a connection to the road on the south side of Co. Rd. 133. A 60' wide half ROW is proposed for Co. Rd. 133 to accommodate for future road needs and turn lanes at 15th Ave. Municipal water and sanitary sewer will requested to be extended into the site from existing abutting sources. Site Development Impacts are expected to include substantial regrading of the land to work with the sloping site and little or no wetland impacts. The use of walkout style Twinhomes have been arranged to accommodate the existing site slope. The subsequent development of the grading plan will clarify the extent of tree preservation which can be achieved. It is estimated the proposed housing would provide for approximately 268-335 residents. pun Justification The Crescent Hill project is proposed to contain three distinct housing types. The site is located near several uses which are not entirely compatible with the goals of individuals looking for traditional single family lots with spacious yards and a quiet ambience. The Crescent Hill site is: . Northwest of the Industrial Park with possible truck traffic (south of Co. Rd 133). . Abutting and north of Co. Rd. 133, which is expected to carry substantially more traffic in the future. . Abutting an active salvage yard . Just south of the planned route of an east-west collector road. Acknowledging these characteristics suggest that the uses on this site should probably be more into the starter home and rental categories. Within the project site plan, the proposed small single family lots border the traditional single family lots on the west. Townhomes are located in the central part of the site, with twin homes bordering the Preliminary Crescent Hill PUD Narrative - Page 3 south and east side ofthe site. The location of the housing types provides a transition from the pending single family residential to the west, to starter homes and rentals, to the higher intensity commercial (salvage yard) adjacent to County Road 33 and industrial uses across the road. The locations of the three housing types within Crescent Hill always leave the opportunity for further residential development on the unplatted lands north or east of the site. The mixture of housing types is intended to provide a variety of housing types for the diverse community. The proposed plan preserves the wetlands and provides open space surrounding them. It maintains the general drainage and provides for stormwater management on site. Although grading will be necessary, the "walkout" style twin home area will help maintain the existing slope on the south. A buffer of trees will be preserved along the adjacent commercial. The extension of 15th A venue has been proposed in the plan as requested and no direct usage of this public street for driveways has been proposed by this development. The site will be developed in phases. The southwest half of the site will be in the first phase with lots developed as the market demands. This project develops the land in a manner consistent with the Comprehensive Plan. It provides a variety of housing types for the growing community. The plan works with the existing landform while striving to preserve natural features. Crescent Hill is smart growth for small town character. - iC2005 Westwood Professional Services. Inc. AGRICULTURAL ~ VICINITY MAP . >iIlL >iIlL .>Uk. . 6 I (No Scole) I / 15 - - I >l!l.. >iIlL I ---- """-'-.-../ > ;\ -- ~ I *-':- . ~ ~f >iIlL '\ I - - - - /~~ b _ _ . ~~'" . / 0 . ~ -1 >iIlL \ .,C~~~i ~. _ __ __ I -- ./~/ I / j _~) 5 J - -- -- l ~ I ...J 0.. ...J Development Data -- __ 4 I ~ SIte Area: ::21.64 aGo:/: - - _ ~ Proposed ZonIng: PUD - c:: m 0 o u < ........... 130 l(;j ~ 60' ~Ide Lots: Ie:/: ........... 130 Tl/'llln Home Lots: 15:1: (90:/: UnIts) ___ ___ C.arrlage TOl/'llnhomes: e6:/: UnIts 1 I (14 BUIldIngs) 6 HA WTHORN L=41 _122 Total unIts proposed: 194:/: LANE =1000 '" _-- {]I ./ ./ ./ ./ ,.../ ./ ~ / .J..~ ~ 4'{-G / ./ ~ ./ / ,.../ / / / / / // y / / / // / I ~ y / / ~ ?"- / / / I~ S'~ "'- / '. / / I ~ f / ... / ~ ~ / /. / I ~~ ... / I '-", / / , / I / I // I / R-~ I / .:;,,<15 / '{-<pv I / I / ...J r STORM / I ~ POND / I i I <" I /" \ I // '\ \ I / \ I / I / / I / I / / I Crescent Hill / .For Ifr~(lti~ ~urposes 0tU$ ! 81. Joseph, MN "~ =~':-'" . 0 50 '00 200 Concept Plan ~~=-.= ~~I" I 1IVW--.d ::: '-:- ~~ FEET January 9. 2005 . 20055158SDC05.dwg I Attachment: Yes or No I REQUEST FOR PLANNING COMMISSION ACTION . Preliminary Plat/PUD AmendmentN ariance DATE: January 17, 2006 AGENDA ITEM Preliminary PlatJPUD AmendmentlVariance - Rivers Bend PREVIOUS ACTION In 2005 the City approved a preliminary plat entitled Rivers' Bend. The plat included approximately 852 housing units and would be built over a 7 to 10 year period. In the same year a final plat was approved for the first phase which included approximately 54 housing units. RECOMMENDED PLANNING COMMISSION ACTION Since all the outstanding items have been addressed it is recommended that the amended PUDIPreliminary Plat be approved. COMMENTSIRECOMMENDATIONS Recently Arcon Development has entered into an agreement to sell a portion of the River's Bend property to District 742 for a school campus. This change requires an amendment to the PUD and preliminary plat for Rivers Bend. The plat illustrates approximately 71 acres of property to be designated for the school and reconfiguration of the housing units around the school. The density is reduced by approximately 187 housing units. Park Dedication requirements do not change, the same requirement has been applied. In reviewing the staff comments you will notice a comment regarding a pedestrian access to the school property. This comments was intended for discussion. The City has since met with District 742 to discuss the potential school site plan and if a walking path or trail would be provided from the south or around the school perimeter. Children within one mile of a school are not eligible for busing. Therefore, all the housing south of the school will be pedestrian traffic. The school has stated that they do not intend on providing a trail and in fact will probably fence the perimeter, If fields are located on the area adjacent to the housing the school would not want pedestrian traffic creating a path through a groomed field. Therefore, since the school will not be connecting a path to a walkway and they most likely will fence the perimeter, it does not make sense to require the walkway. Staff has since agreed to not require the walkway Arcon Development has also requested a variance on the maximum block length. Approval of the plat should also include approval of the variance. CITY OF ST. JOSEPH www.cityofstjoseph.com City of St. Joseph Public Hearing The Planning Commission for the City of St. Joseph shall conduct a public hearing on Tuesday, January 17, 2006 at 7:30 p.m. in the St. Joseph City Hall. The purpose of the hearing is to Administrator consider an amendment to the Planned Unit Development and preliminary plat entitled Rivers Iud Weyr s Bend and a variance regarding maximum block length. The amendment is being requested to y en allow the construction of a school along with the mixed housing. Mdyor St. Joseph Code of Ordinances 54.16 subd. 2: a) Block Lenath. In general, intersecting Richard Carlbo8treets, determining block lengths, shall be provided at such intervals as to serve cross traffic adequately and to meet existing streets. Where no existing plats control, the blocks in Councilors residential subdivisions shall normally not exceed one thousand-three hundred (1,300) feet in length nor be less than three hundred (300) feet in length, except where topography or other AI Rassier conditions justify a departure from this maximum. In blocks longer than eight hundred (800) Ross Rieke feet, pedestrian ways and/or easements through the block may be required near the center of Renee Symanietile block. Blocks for business or industrial use should normally not exceed six hundred (600) Dale Wick feet in length. The property is legally described as The Southeast Quarter of the Southwest Qu~rter, the Southwest Quarter of the Southeast Quarter, and the Southeast Quarter of the Southeast Quarter of Section 15, Township 124 North, Range 29 West, less and except the South 33 feet of said Southeast Quarter of the Southeast Quarter lying east of Stearns County Road 121, and also less and exceptthe North 208.71 feet ofthe South 241.71 feet of the East 521.77 of said Southeast Q.uarter of the Southeast Quarter. Except That part of the Southwest Quarter of the Southeast Quarter of Section 15, Township 124, Range 29, Stearns County, Minnesota described as follows: Commencing at the Southwest comer of said SOl,lthwest Quarter of the Southeast Quarter; thence North 88 degrees 41 minutes 17 seconds East, assumed bearing along the south line of said Southwest Quarter of the Southeast Quarter, a distance of 359.39 feet; thence North 01 degrees 18 minutes 43 seconds West a distance of 107.97 feet to the point of beginning of the tract to be described; thence South 57 degrees 26 minutes 06 seconds East a distance of 146.51 feet; thence North 33 degrees 06 minutes 17 seconds East a distance 01341.51 feet to the southerly right of way of Steams County Highway No. 121; thence northwesterly, along said right of way to the intersection with a line bearing North 27 degrees 20 minutes 32 seconds East from the point of beginning; thence South 27 degrees 20 2." College Avenue North' DO Box 668 . Saint. Joseph, Minnesotd ,,6174 Phone ; 2. 0 . '1 61 . 72.0 I Fa x ;2.0.,6,.0'42. ~ SEH MEMORANDUM TO: Judy Weyrens, City Adminstrator City of St. Joseph, Minnesota FROM: Tracy Ekola, City Engineer DATE: January 3, 2006 RE: River's Bend Revised Preliminary Plat SEH No. A-STJOE 0206 14 The following are engineering comments for the revised Preliminary Plans for River's Bend PUD dated December 16, 2005. 1. Will all the items in the Memorandum of Understanding remain unchanged including the schedule listed under Item No.4 Public Land Dedication? 2. The following review comments are regarding only the areas of the preliminary plat that have changed due to the proposed school property. All other components of the preliminary plat or general development issues are assumed to remain unchanged from previous submittals/reviews. 3. Access to the school property shall be located on Jade/12th Avenue at the Neary Street intersection. A second access to the school property (to be located on Jade/12th Avenue) will require city approval. 4. Access to the school property from Odell Street (on east side of school property) will be for maintenance purposes only and will include a public utility easement for city access to sanitary sewer forcemain, storm sewer, and watermain to be located on the school property (within the easement). 5. City utilities including forcemain, storm sewer, and watermain are proposed to be located through the school property. Location of public utilities through the school property will require City approval and will require a public utility easement. The easement shall be accessible to the City at all times. The location will be established during the review of the school site plan. Preliminary plat should show/indicate a utility easement to be located on school property for the sanitary sewer forcemain, watermain, and storm sewer. 6. Jade/12th Avenue construction will be required for completion of Phase 1A. Construction of Jade/12th Avenue is proposed as a public improvement project with assessments for the project to be levied against the ISD 742 and Arcon development. Initial construction is anticipated to coincide with the River's Bend Phase 1A or the ISD school site development (whichever comes first) in 2006 or 2007. The initial construction would include street construction from CR121 to Neary Street intersection/school entrance. 7. All utilities to be installed by Arcon Development as shown on the preliminary plans. Installation ofwatermain and stormsewer on 12th Avenue shall be installed with Phase 1A. Installation to be coordinated with the construction of Jade/12th Avenue. Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, SI. Cloud, MN 56302-1717 SEH is an equal opportunity employer I www.sehinc.com I 320.229.4300 I 800.572.0617 I 320.229.4301 fax River's Bend Revised Preliminary Plat January 3, 2006 Page 2 8. Street names to reviewed by City staff. Odell Street may be renamed to 20th A venue pending the outcome of transportation planning. Jade Road/12th Avenue designation depends on ultimate design of 12th Avenue to the north of CR121. Additional comments to be provided regarding street names following staff review. 9. An analysis of traffic volume impacts was submitted with the preliminary plans. While we generally agree that the traffic impacts from a K-8 school would be minor, we have requested additional information regarding the impacts from a K-12 school. A review of this information will be completed when additional information is available. 10. A mid-block pedestrian access is recommended from Odell Street (at River's Bend Parkway intersection) to the School Property for the following reasons. This issue should be reviewed with ISD 742 for coordination with the school site plans. 1. Providing a dedicated access point will minimize the potential for pedestrians to cross private property (at side yards along Odell Street). Access to be a minimum of 15' wide and would be part of school property, 2. Student walking distances will be significantly reduced with the mid-block access to the school property. It is our understanding that busing is not provided to residents within Y2 mile of the school. The mid-block pedestrian access will promote pedestrian traffic to school and minimize traffic congestion. 3. Excessive block length on the north side of Odell Street would be eliminated by the pedestrian access at mid-block. 4. Improved access between the school and the park (located by the Sauk River) may be desirable to the school and residents. 11. Items 3,4,5 and 10 will require coordination with ISD742, c: Joe Bettendorf, SEH Kate Miner, SEH Dick Taufen, City of St. Joseph Ryan Gideon, Westwood Professional Services Rick Packer, Arcon Development, Inc. Kevin Januszewski, ISD 742 x:lslstjocl020600lcolTlm-jweyrens rev prelim plat.doc January 3,2006 Ms. Judy Weyrens Clerk Administrator, City ofSt. Joseph 25 College A venue North P.O. Box 668 St. Joseph, MN 56374 RE: Preliminary P1at/River's Bend PUD (Arcon Development) Our File: 21957 Dear Judy: I have prepared this letter with regard to the new Preliminary Plat for the River's Bend PUD which will be considered by the Planning Commission in January. This letter is preliminary in nature and may be subject to later elaboration. I will defer to the City Engineer with regard to issues related to proposed streets, traffic pattern, utility service, and drainage/erosion control issues. Based on the information that has been provided, I have the following comments: 1. As a preliminary matter, the City Council should by resolution rescind approval of the previously approved final plat for the River's Bend PUD. This plat was never recorded, thus the judicial vacation procedure is not necessary in order to void the plat. The developer should submit a written request asking the Council to do rescind the plat. 2. In reviewing the phasing plan, I note that the "Apartment" section of the plat is not included in any of the phases. The developer should be required to designate a phase for this section. 3. The developer has transposed the outlot references in sheet three in the Park Data box detail. 4. AUAR. Under the Minnesota Administrative Code, the existing AUAR would have to be revised if any of the following factors apply to the revised PUD: A. Five years have passed since the RGU adopted the AUAR. B. A comprehensive plan amendment is proposed that would allow an increase in development over the levels assumed in the AUAR. C. Total development within the area would exceed the maximum levels assumed in the AUAR. D. Development within any subarea delineated in the AUAR would exceed the maximum levels assumed for that subarea in the document. E. A substantial change is proposed in public facilities intended to service development in the area that may result in increased adverse impacts on the environment. F. Development or construction of public facilities will occur on a schedule other than that assumed in the AUAR or plan for mitigation so as to substantially increase the likelihood or magnitude of potential adverse environmental impacts or to substantially postpone the implementation of identified mitigation measures. G. New information demonstrates that important assumptions or background conditions used in the analysis presented in the AUAR are substantially in error and that environmental impacts have consequently been substantially underestimated. H. The RGU determines that other substantial changes have occurred that may affect the potential for, or magnitude of, adverse environmental impacts. The City will need to review site plans for the school site in order to determine whether the AUAR will need to be revised. 5. The outlots that are to be preserved as open space for use by the residents of the proposed subdivision, then a recorded declaration of restrictions should be required. The developer also needs to identify the entity responsible for maintaining the undedicated out10ts. If the outlots meet the requirements of Ordinance Section 54.18, Subd. 3.C, then the developer may be eligible for additional dedication credits. 6. Final plat approval and execution should be made contingent upon the negotiation and execution of a Developer's Agreement for each phase and a Memorandum of Understanding which will apply to all of the phases. There should also be a Memorandum of Understanding developed between the School District and the developer to allocate responsibilities between the two entities. If you have any questions, please feel free to contact me. Very truly yours, RAJKOWSKI HANSMEIER LTD. By Susan M. Dege SMD/baz Westwood Professional Services, Inc. ll' TRANSMITTAL 3701 12th Street North Suite 206 St. Cloud, MN 56303 Phone: 320-253-9495 Fax: 320-253-8737 Toll free: 1-800-270-9495 E-mail wps@westwoodps.com Date: December 16, 2005 5T. CLOUD TWIN CITIES/METRO To: St. Joseph (City of) BRAINERD Judy Weyrens P.O. Box 668 25 North College Avenue St. Joseph, MN 56374 From: Ryan Gideon ~_ Regarding: Rivers Bend Preliminary Plat Proj. No.: 20025046.00 CO Items: No Description 1 Preliminary Plat Application (revised for school property) 3 Full-Size Preliminary Plan Set (revised 12/16/05 to include school site) 12 11x17 Preliminary Plan Set (revised 12/16/05 to include school site) 1 Traffic Summary Letter 1 Preliminary Hydrology Study Purpose: For your approval Remarks: Enclosed is the revised preliminary plan set for Rivers Bend. The revisions include the addition of the school site (and the deletion of approximately 170 residential lots). The application addresses the school addition to the site. We have also included a revised hydrology study (to include the school) and a summary of the impacts to the traffic counts due to the school. We assume the following: (1) the previously approved variances for the property still hold: (2) the enclosed traffic analysis preempts the need to amend the AUAR: and. (3) the park dedication shown on this submittal meets or exceeds the city requirements and is acceptable. Unless we hear otherwise, we assume this submission to be complete. On behalf of Arcon Development. we request that the preliminarv plat be reviewed at the next available city meeting. Please feel free to contact me if you have any Questions or require anything additional. Delivery: Hand Deliver Copy to: Rick Packer, Arcon Development (with one copy of each size) Tracy Ekola, SEH (with one copy of each size) Designing the Future Today...since 1972 [ ~~~t~~~~1~~~m~~\iI!if~~lml~~.Jm.l ~l~"',~' City of St Joseph 25 College Avenue North St. Joseph, MN 56374 PH: (320) 363-7201 FAX: (320) 363-0342 ~mf~~!~f.~~~~~~iI~1R~~l~i._~_.~ .~1I_~ffil~~1~lf!~~~i~~~J~l~Jr~~1;~~: jll\';~~lll~l!;~~'f.r.;e!f :::;l~~r-\~~1fir.iimm~!. ~'r= "'H"~' .',._,...~..:~ttl,.~:P. _ ..~, _~ .,~Lf,., . .,~,...:fFffi:i. r:r,::I;"... ;I~t t!Hh:-::.. ..._' ...::;,::.. -"l.l~~m~~m!"c.:;'Ii~.~..ll\""~~~~;" APPLICANT(S) NAME: Arcon Development, Inc. DATE: December 16, 2005 7625 Metro Boulevard, Suite 350 ADDRESS: Edina, MN 55439 PHONE NUMBER(S): 952-835-4981 FAX: 952-835-0069 PROPERTY OWNER(S) NAME (if different from Applicant): Same as applicant ADDRESS: PHONE NUMBER: FAX: PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS, i .IJRM AND CORPORATION HOLDING INTERESTS IN SAID LAND. IfWe, the undersigned, hereby make the following application to the Planning Commission and City Council of the City ofSt. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of . checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): A. Application is hereby made for: (Applicant must check any/all appropriate items) X Preliminary Plat Review Final Plat Review X Planned Unit Development Plan Review Minor Subdivision Review B. Parcel Identification Number(s) of Property: ~4.52433.064, 84.53434.100, 84.53434.080, 84.53434.525, 84.53434.090, 84.53434.075 Legal Description of Property: (Please Attach Metes & Bounds Description) See attached C. Required Infonnation: 1. Name of Plat: Rivers Bend 2. Location: County Road 121 and Jade Road St. Joseph Development Manual . Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 I 464.1 ac+l- \ 3. Gross Area: 4. Number of Lots: 401 5. Current Zoning Classification(s): Agricultural wI Shoreland pverlay 6. Desired Zoning Classification(s): R-1 Single Family, R-3 Multiple Family, Shoreland Overlay 7. Current Zoning Classification(s) of Adjacent Parcels: Unplatted 8. Name of Pending Street Name(s) Included in Development: See Plans 9. Name & Address of Land Surveyor/Engineer: Westwood Professional Services, Inc. 3701 12th Street North, Suite 206 St. Cloud, MN 56303 D. Does the proposed preliminary plat require rezoning? Yes, Explain X No E. Is the proposed preliminary plat consistent with design standards and other requirements of the City of St. Joseph Subdivision Ordinance, Zoning Ordinance and Comprehensive Planning documents? Yes, Skip to F X No, if 'No' applicant must complete items below in italicized print PREVIOUSLY APPROVED ! The request(s) which f/We desire for our property require a variance from the following section(s) of the St. Joseph City Code: Section: 54.16 subd 3 I Section: 54.16 subd 2 Section: Proposed variances(s): Cui de sac length of 500' Maximum block length of 1300' What special conditions and circumstances exist which are particular to the land, structure or buildillg(.~) involved which do not apply to the land. structures or building(s} in the same zoning classification (attach additional pages as needed)? Restricted access points to County Road 121 and Jade Road and a 5.6 ac existing wetland "land lock" Nolan Court and allow only one access point for development and thus a 600' cui de sac Restricted access points to County Road 121 and Jade Road and existing wetlands "land lock" Lannigan Avenue and allow only two access points for development and thus a 1994' block Do any of the special conditions and circumstances result from your own actions (if the answer is yes, you may not qualify for a variance)? No \ What facts and considerations demonstrate that the literal interpretation of the zoning or subdivision code 01" St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 i other City code/plan would deprive you of rights commonly enjoyed by other properties in the same district un del' the terms o/the zoning code (attach additional pages as needed)? Based on existing natural (wetlands) and manmade (County 121) features this site could not be developed accordina to ordinances. These areas are slotted for hiah density residential development according to the St. ~oseph Comprehensive Plan. Strict interpretation would prevent the Developer from the Development potential Impllea oy the (.;omprenenslve t-'Ian State your reasons for believing that a variance will not confer on you any special privilege that is denied by the code to other lands, structures or buildings in the same district: , These variance reauests are in response to existing conditions and not by any actions of the applicant. State your reasons for believing that the actioll(s) you propose to take is/are in keeping with the spirit and intent o.f the code? The St. Joseph Comprehensive Plan states that the areas adjacent to County Road 121 are slotted for high density residential development. This plan complies with that intent. State your reasons for believing that a strict enforcement of the provisions of the code would cause undue hardship. Undue hardship mean that the property in question cannot be put to a reasonable use if used under the - conditions allowed by the code. Economic considerations alone shall not constitute an undue hardship under the terms of this code as referenced in state statutes: TpEl'!''' ..r....'" will h.. ..IIrrnllnrl..r1 hy r..",irl..nti..1 r1..v..lnpmF!nt with thF! ..pprnv..1 of this plat ThF! most logical use for this land in order to comply with the Comprehensive Plan and to create a harmonious environment for future neighbors is to establish residential units. Not allowing residential on the site would cause hardship for the developer as ..ell as future neighboring residents. F. Describe the physical characteristics of the site, including but not limited to, topography; , i erosion and flooding potential; soil limitations; and, suitability of the site for the type of development or use contemplated. St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 " The site is bordered to the south by the Sauk River and bisected bu County Road 121. It has three generalized areas. 1) East of Jade Road the land is flat, mostly treeless farmland with the exception of a few windrows and mature trees along r the riverfront. 2) The land north of County Road .121 is largely flat but contains a substantial amount of wetlands abd ditches. 3) The land west of Jade road and south of County Road 121 has wooded hills in the south half and is relatively flat with wetlands and ditches in the north half similar to the area north of County Road 121. G. Describe the fiscal and environmental impact the proposed development will have on adjacent property owners and the City ofSt. Joseph. the environmental impacts of the proposed project has been studied in the AUAR previously prepared for this site and are generally typical or urban development. The fiscal impacts would be that residential development would provide the revenue to pay for the infrastructure in the immediate area. Yearly taxes paid on residential property should be capable of sustaining municipal services. H. If Application is for a PUD, provide a statement that generally describes the proposed development and the market which it intends to serve arid its demand in relation to the city's Comprehensive Plan and how the development is designed, arranged and operated in order to pemrit the development and use of neighboring ~ope~ in accordance with the re~ations and goals of the city. rcon evelopment wishes to crea e a site for a new public school and a residential community that provides a variety of housing opportunities that represent the community of St. Joseph. This includes a minimum of four housing types in a range of housing lifestyles. The road pattern reflects the expectations of the City and County including limited access to County Road 121, an alignment for the extension of Jade Road to potentially connect with 12th Avenue, and a local road patten which serves the development and provides access to abutting parcels. A City Park is being proposed along the Sauk River which adds riverfront access and trails to all residents plus local facilities to support the residents of this project. The Developer has worked with the St. Cloud ISO to provide an appropriate size parcel and location for a new school. T Applicants for preliminary plat review must provide with this application the names and addresses of all i adjoining property owners within 350 feet of the subject property. Previously submitted J. Attach completed' copy of applicable submittal checklist(s) with application. IJW e 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 sib'11ing this application below, IfWe are hereby acknowledging this potential cost. Applicants Signature Date Property Owners Signature Date St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 - -.---.--- Westwood Prolesslona' Services 7699 Anagram Drive Eden Prairie, MN 55344 MAIN 952-937-5150 lAX 952-937-5822 TOll FREE 1-888-937-5150 EMAll wp,@westwoodps.com '" WWW.WBstwoodps.com Westwood Analysis of Traffic Volume Impacts of Replacing Homes with Schools Rivers Bend Development, St. Joseph, Minnesota December 16, 2005 A 70-acre portion of the Arcon Rivers Bend property, located in the southeast quadrant of C.R. 121 and Jade Road, is to be sold to the local school district. The 173 single-family homes originally planned for this location will be replaced by a K-8 school and perhaps ultimately by a K-12 school. Westwood conducted a brief study to determine the impact of this change on the amount of traffic estimated to be generated by the site. The proposed K-8 school is expected to accommodate 1,000 students. The K-12 school would be estimated to serve 2,000 students. Trip generation was computed using the standard rates from the ITE reference Trio Generation, th Edition, 2003. The trip generation estimates for the 173 single-family homes and the two school alternatives are: ---. Alternative A.M. Peak P.M. Peak Daily Hour Hour AUAR Conditions - 130 175 1,656 173 Single-Family Homes -- School Option 1 - 475 215 1 ,455 K-8 with 1,000 Students School Option 2 - 885 355 3,165 K-12 with 2,000 Students The following table shows total trips for the Rivers Bend development under the original AUAR conditions and with replacement of the 173 single-family homes by each of the two school alternatives. Alternative A.M. Peak P.M. Peak Dally Hour Hour AUAR Conditions 672 880 8,646 School Option 1 1,017 920 8,445 School Option 2 1 ,427 1,060 10,155 TWIN CITIES/METRO ST. CLOUD BRAINERD Analysis of Traffic Volume Impacts of Replacing Homes with Schools December 16,2005 Page 2 The changes in total trips represented by each of the two school options over the original AUAR conditions are: Alternative A.M. Peak P.M. Peak Daily Hour Hour School Option 1 +345 +40 -201 School Option 2 +755 +180 + 1,509 Replacing 173 single-family homes with either of the school options would cause a modest increase in the number of trips. However, it must be noted that many of the new trips would be internally-captured, Le., trips between the school and the homes within the Arcon development. For example, a parent dropping a student at school and returning home would be counted as four trip ends: two to / from the home and two to / from the school. 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