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HomeMy WebLinkAbout[05] Public Hearing, Preliminary Plat & PUD [Southview Heights] crr�•aF�T ac��rH Planning Commission Agenda Item rJ MEETING DATE: March 12,2018 AGENDA ITEM: Public Hearing,Preliminary Plat and Preliminary Planned Unit Development (PUD)Approval—Southview Heights SUBMITTED BY: Community Development STAFF RECOMMENDATION: Approve the Preliminary Plat and Preliminary PUD plan of Southview Heights with the listed conditions. PREVIOUS PLANNING COMMISSION ACTION: Approved the Rezoning from B-2 Highway Business District to R-3 Multiple Family Residential in 2016. In October 2017,a concept plan was presented to discuss the proposed private drives.The Planning Commission and City Council viewed this similar to a multi-family lot with internal maneuvering areas rather than a typical local thru street. BACKGROUND INFORMATION: Applicant Information: KJ Development of St.Joseph,LLC, Owner/Developer Existing Zoning: R-3 Multiple Family Residential Future Land Use: High Density Residential Requested PUD Plan: (3)eight-plexes, (11)duplexes, (4)attached patio homes Location: West of 20'}'Ave. SE and south of Minnesota St. E Civil: Engineering comments are attached. Access: The site is proposed to have one access off of 20t''Ave. SE.Typically, a development of this type would require two accesses. 20'i'Ave. SE is classified as a minor arterial roadway and access management considerations include limiting access points,proper spacing between accesses, and alignment of accesses.A second emergency only access is provided for public safety. Therefore,the development provides the two required ingress/egress accesses for emergency services. Futuristically, 20�'Ave. SE will be extended to the south abutting the property. Storm Pond Setback: The typical setback required from the HWL of a pond is 70 feet.The plan proposes 50 feet. Overall Plat and PUD Plan Information: Block 1 Size Use Lot 1 263,434 SF(6.05 Acres) Townhomes, duplexes, &patio homes-54 Units Lot Area Requirements would follow the R-3 District and PUD Agreement. R3 Lot Area Requirements- Front Yard Setback(20�'AV SE) 35 feet North Side Yard Setback 20 feet South Side Yard Setback 50 feet(where abuts residential) Rear Yard Setback 50 feet(where abuts residential) Maximum Lot Coverage 50% Height 40 feet(3 stories) Proposed Lot Area R3 PUD- Front Yard Setback(20"'AV SE) 35 feet North Side Yard Setback 20 feet South Side Yard Setback 30 feet Rear Yard Setback 30 feet Maximum Lot Coverage 60% Height 2 stories Greenspace: Ordinance: The intent of a PUD is not a means to avoid meeting the minimum standards of the underlying zoning district. A PUD must demonstrate a public benefit and minimize undesirable development characteristics on the PUD.The applicant shall bear the burden of supporting any change in requirements. The purpose and intent of a PUD is to provide for the modification of certain regulations when it can be demonstrated that such modification would result in a development,which would not increase the density and intensity of land use beyond that which would be allowed if no regulations were modified; would preserve or create features or facilities of benefit to the community such as,but not limited to natural resources, open space or active recreational facilities,which features or facilities would not have been provided if no regulations were modified,would be compatible with surrounding development, and would conform to the goals and policies of the Comprehensive Plan. The developer is requesting a reduction in greenspace to allow 40% greenspace rather than the required 50%. Staff strongly recommends that greenspace be maintained at 50% as they are proposing to increase the intensity of land creating an undesirable characteristic and such modification is not justified.The R3 District uses would have provided the proposed density while maintaining 50% greenspace. UNlization of a PUD does not afford the developer deviation from the underlying zoning district requirements for economic reasons.Additionally,maintaining the required 50% greenspace has a positive impact on drainage,increases space for landscaping plantings(improving drainage,air quality,and property values),and improves the aesthetics and the quality of the development. Distance Between Buildin�s: Ordinance: The Planning Commission shall set minimum distances between structures to assure adequate sunlight and open space;provided,that the minimum distances required by building and fire codes are met. The plan proposes a distance of 10 feet between the buildings for the duplexes and patio homes. The Planning Commission will need to determine if this is adequate space. Landscaping_ Ordinance: The proposed development requires 1 tree per 1,250 square feet of total building floor area and 1 understory shrub per 450 square feet of total building area(this includes garages). According to the floor plans submitted,the total building floor area will be 102,728 SF,which will require 82 trees and 228 understory shrubs.However,the Landscape Plan(Sheet Number 10)indicates the total building floor area at 97,328 SF. Total Building Area(based on floor plans): Townhome- 17,408 SF x 3 buildings=52,224 SF Attached Patio Home— 2,880 SF x 4 buildings= 11,520 SF Duplex— 3,544 SF x 11 buildin�s=38,984 SF Total Building Area: 102,728 SF The applicant is proposing 78 trees, 183 understory shrubs,and 45 perennials (Miscanthus Flame Grass).Four addiNonal trees and 45 additional understory shrubs are required per the city ordinance.The plan shall verify total building area and the landscaping plan shall be revised accordingly to meet city ordinance. Architectural Standards/Exterior: Ordinance: All exterior wall finishes on any building shall include at least one material from each of the following groups: a) Face brick,natural stone,wood textured precast concrete panels,textured concrete block, stucco. b) Pre-finished decorative panels made of inetal,vinyl, steel or wood. According to the elevation drawings,the roofs will be asphalt shingles with metal lap siding for the walls. The exterior wall also includes brick on the both the patio homes and duplex structures,along with decorative shakes. The townhomes include decorative shutters but will also need to include a material from Group a.in accordance with city ordinance.The plan shall be revised accordingly. Off-Street Parkin�/Private Access—Desi� Ordinance: All driveways, off-street parking areas,maneuvering areas to be paved with concrete or bituminous and finished concrete B612 curbing.The individual driveways leading to the dwellings are not required to be curbed.The plan does show concrete curbing around the entire perimeter of the parking lot/drive access. The main access drives are proposed to be 26 feet wide and therefore,parking will not be allowed on the main access drives. "No Parking"signage will need to be installed on both sides of the drives.The plan shall verify that the curbing will be B612 in accordance with city ordinance. Off-Street Parkin�paces Required: Ordinance: The parking requirement for rental residential dwellings is 2.5 spaces per a 2 bedroom dwelling and 4 spaces per a 3 bedroom dwelling.The townhomes and duplexes would include both 2 bedroom and 3 bedroom dwellings and the patio homes contain 2 bedrooms. The plan provides 4 spaces per dwelling(2 car garage and 2 driveway spaces).Additionally,the plan provides 18 spaces to accommodate visitors since the main access drives will not have parking. The plan meets the parking requirement. Li htg in�: Ordinance: The source of lights shall be hooded or controlled in some manner so as not to light adjacent property. Bare incandescent light bulbs shall not be permitted in view of adjacent property or public right-of-way. Any light or combination of lights which cast light on a public street shall not exceed one (1)foot candle(meter reading)as measured from the center line of said street. Any light or combination of lights which cast light on residential property shall not exceed 0.4 foot candles(meter reading)as measured from said property. A lighting photometric plan and specification plans were submitted for review and meets city ordinance. The plan proposes decorative pole lighting.Wall lights are not proposed. If the intent is to have wall lighting, submit the specification plans/cut sheets for the wall lighting and submit revised photometric plan reflecting inclusion of the wall lighting. Signa¢e: Ordinance: One unlighted monument sign up to 50 square feet and 8 feet high is allowed. According to the plan submitted,one unlighted monument sign at 6.25 feet high and at approximately 30 square feet is proposed meeting the city ordinance. Landscaping will be required at the base of the sign in accordance with the city zoning ordinance. Trail and Sidewalk: Ordinance: The construction of pedestrian ways are required within a development to connect to the City's trail system in compliance with the City Comprehensive Plan and zoning and subdivision ordinances.An 8 foot wide bituminous trail shall be constructed as part of this development along northerly boundary connecting from the existing trail to the future trail along 20th Ave. SE as identified in the City adopted trail plan. Park Dedication: Park dedication will be required in the form of payment in lieu at the time of final plat. Draina�e and Utility Easements: According to the City's Subdivision Ordinance,typical drainage and utility easements are to be 6 feet on interior lot lines and 12 feet along roadways and must be over storm ponding areas.The plat proposes the typical drainage and utility easements of 6 feet along the perimeter and over the storm ponding areas as required by city ordinance. ATTACHMENTS: Request for Planning Commission Action City Engineer's Memos Public Hearing Notice Subdivision Application Preliminary Plat Preliminary PUD Plan: Site, Landscaping&Elevation Plans REQUESTED PLANNING COMMISSION ACTION: Staff recommends approval of the preliminary plat and preliminary PUD based on the following conditions being met: 1. All engineering issues are addressed. Revise plan accordingly. 2. Final plat and site plan approvals are required prior to development.Development fees,including but not limited to park dedication, storm development, etc. is required at time of fmal plat.The developer/owner will be required to enter into a development agreement with the City in accordance with the city subdivision ordinance. 3. That a 10 foot wide trail easement be recorded in advance of the recording of the final plat and documented on the final plat on the northerly boundary of the plat.The construction of an 8 foot wide bituminous trail shall be improved to city standards and completed at the same time of construction of the development at the expense of the developer/owner. 4. That the maximum impervious surface will be 50%to meet city zoning ordinance.Revise plan accordingly. 5. That the emergency access be constructed and maintained at the expense of the developer/owner, including snow removal. 6. That the exterior finish materials for all the buildings will meet the R3 ordinance requirements. Revise plan accordingly. 7. That four additional trees and 45 additional shrubs will be provided to meet the city zoning ordinance.Revise landscaping plan accordingly. Motion 1: Move to recommend to the City Council Approval of the Preliminary Plat and Preliminary PUD Plan for Southview Heights with above conditions 1-7 being met. J ��� SEH Building a Better World for All of Us' M EM O RAN DU M TO: Randy Sabart SEH FROM: Rebecca Nestingen SEH DATE: February 1, 2018 RE: Southview Heights Hydraulics and Hydrology Review SEH No. STJOE 138007 14.00 I have reviewed the Stormwater Management Plan and Civil Plans for the proposed Southview Heights development located at along 20th Avenue Southeast in the east half of the southwest quarter of Section 11,Township 124, and Range 29 in St. Joseph, Minnesota and have the following comments: 1. There is no description of proposed impervious surface and required water qualiry volume/volume control. Required water quality treatment and volume control equivalent to 1.1" over the impervious surfaces on the site per Section 9.5 of the St.Joseph Stormwater Management Design Standards is not provided. 2. Post-development peak flow rates at each discharge point shall not exceed pre-development peak flow rates for the 2-, 10-, and 100-year, 24-hour storm events per Section 9.2 of the St. Joseph Stormwater Management Design Standards. Total rates provided in the hydrology report are erroneously summed because the peak rates do not occur at the same time in the hydrograph so it is inaccurate to provide a total project flow rate utilizing this methodology. To compare the composite peak rates ieaving the site from pre- and post-development conditions a composite hydrograph of the discharge points should be used (i.e. use a links in HydroCAD to sum the hydrographs in place of reaches). 3. Local Infiltration/Filtration design requirements should be addressed as listed in Section 9.7 of the St. Joseph Stormwater Management Design Standards. This includes demonstrating minimum clearances are satisfied from the 100-yr HWL of practices to the property line/nearest structure. 4. Per the NPDES Construction stormwater permit, infiltration practices are required to have a maximum draw down time of 48 hours from the 100-yr HWL to the bottom of the practice. This should be demonstrated within the report utilizing the hydrograph in the 100-yr proposed conditions HydroCAD model. 5. Per section 9.4 of the St. Joseph Stormwater Management Design Standards, the low floor elevation shall be at least 2 feet above the HWL. The minimum freeboard is not provided from the Existing Basin 2P to the adjacent proposed structure finished floor elevation. 6. The following HydroCAD modeling errors should be corrected: a. Time of Concentrations for existing and proposed conditions should be calculated based upon TR-55 methodology Engineers � Architects � Planners � Scientists Short Elliott Hend►ickaon Inc.,3535 Vadnais Center Drive,St.Paul,Minnesota 55110-5198 SEH is 100%employee-owned � sehinc.com � 651 490.2000 � 800.325.2055 � 888.908.8166 fax Southview Heights Hydraulics and Hydrology Review February 1, 2018 Page 2 b. Outlets are submerged by downstream outlets within the model indicating tailwater conditions are present therefore the Dynamic Storage-Indication or Simultaneous pond routing procedures should be used to accurately estimate high water levels. c. Pond 2P primary outlet invert elevation does not match the elevation on the preliminary plat. d. In the proposed conditions model Pond 3P should also be routed (primary and secondary)to the existing ditch reach (8R). Reach 1 R is unnecessary and should be deleted. 7. A Maintenance Agreement and Operation and Maintenance Plan shall be prepared as listed in Section 10.2 of the St. Joseph Stormwater Management Design Standards. 8. The plan submitted proposes erosion control measures that will include inlet protection, silt fence, rock construction entrances, erosion control blanket and turf reinforcement mat. A stormwater pollution prevention plan (SWPPP)shall be prepared as required by the NPDES permit. RSN Attachment: St. Joseph Stormwater Management Design Standards \\sehsclpro�ects1pt15�stpe\common1d173 southview he�ghtsUiBh review memo.docx i � �� SEH Building a Better Worid M EMO RAN DU M for All of Us° TO: Therese Haffner, Community Development Director City of St.Joseph FROM: Randy Sabart, PE City Engineer DATE: February 7,2018 RE: 2018 Southview Heights Subdivision St. Joseph, MN Preliminary Plan Review SEH No. STJOE GEN G173 I reviewed the preliminary plans dated January 22, 2018,from Westwood Professional Services, Inc, and have the following comments: Site, Grading,Drainage,and Erosion Control Plan 1. The City's Transportation Plan guides 20'h Avenue SE to be a Minor Arterial for which the emphasis is mobility rather than a high level of access to local properties. The guidelines for access management (intersection spacing)for urbanizing areas provides for: • 1,320 feet between primary full-movement intersections(ex. at Minnesota St and at Dale St extended) • 660 feet between conditional secondary intersections. In this case, it would be advisable to maintain the primary entrance to the development in close alignment with the southern-most Army facility entrance across the street. 2. Given the potential planning conflict between managing the number of accesses to a future arterial street and the need to provide at least two ingress/egress locations, consideration could be given to constructing a low maintenance, yet drivable,surface at the northern-most access road in lieu of the paved street proposed. 3. Consideration should be given to providing the following sidewalk and mufti-use trail improvements: • Constructing sidewalk on the east side the north-south street(the side with perpendicular parking)for the purpose of access to the parking areas and internal pedestrian circulation. • Extending the existing trail in the Liberty Pointe subdivision along the north plat line to 20�' Avenue SE Both the City's Transpo�tation Plan and the Park and Trail System Plan identifies 20'^Ave SE as a future corridor for a multi-use trail. Further,the ordinance(Chapter 540, Subd. 3y)identifies the need to: • Provide for the continuation or appropriate projection of existing walkways in surrounding areas, • Provide a sidewalk on at least one side of every street. 4. Gradients of side yard swales should be at least 2.0°fo Engineers � Architects � Planners � Scientists Short Elliott Hendrlckson Inc.,1200 25th Avenue South,P.O.Box 1717,St.Cloud,MN 56302-1717 SEH is 100%employee-owned � sehinc.com � 320.229.4300 � 800.572.0617 � 888.908.8166 fax 2018 Southview Heights Subdivision February 7,2018 Page 2 5. The lowest house opening (or floor elevation in the event of a single level structure)must be at least 2 feet above the(Liberty Pointe)pond 100-year High Water Level(HWL). 6. The City's Stormwater Management Design Standards requires the following minimum clearances between the edge of a pond's high water level and: • The nearest structure—70 feet . The nearest property line—20 feet At the City's discretion,the standards provide for the reduction in the clearances to at least 20 feet from the nearest structure and at least 10 feet from the nearest property line for privately owned ponds. 7. Provide 1-foot of freeboard between the high water level and the top of the pond. At the Citys discretion, the freeboard separation may be reduced for private{y owned ponds. 8. The existing 20t^Ave SE pavement does not extend the full length of the proposed development as it ends approximately 240 feet north of the south plat line. 9. The proposed design wili rely on curb cuts to discharge drainage from the street gutters to the proposed rain gardens or pond. Over time,and if not properly graded,these curb cuts can become obstructed and trap drainage on the streets.Consider use of drainage structures and provide additiona{provisions for drainage pre-treatment prior to release to the rain gardens or pond. 10. The proposed grading will place fill inside the public right of way, particularly for the construction of ditch draining to Basin 6P on the southeast side of the site. Revise to reduce fill impacts tp right of way. 11. Where feasible,culverts within the public rights of way shall have a minimum diameter ofi 18-inches. 12. Considering the narrow width of the proposed private access roads, parking restrictions will need to be enforced to ensure unobstructed access by emergency vehicles."No Parking"signs must be erected throughout the development. 13. See attached Hydraulics/Hydrology Review Memo. Utility Plan 14. The gradient of the proposed private sanitary sewer and buitding sewers are flatter than required by the Minnesota Plumbing Code (Chapter 2, Paragraph 708). Revise the sanitary sewer design to comply with the Plumbing Code. 15. The existing sewsr and water stubs that served the forme�Defwin facility are not proposed to be used. If not used, the stubs should be cut/capped at the utility mains in 20'h Ave SE. 16. The private water main within the development should be looped back to the water main on 20�h Ave SE for redundancy and flow. No water main looping may be possible if suitable flows/pressures can be demonstrated through a different water main configuration. 17. While reference is made to insulating water main with less than 8 feet of ground cover,the same practice of insulation is encouraged for the private sewers and building sewers with less than 8 feet of cover. 18. Provide a wet-tap connection to the 12-inch water main on 20�'Ave SE to minimize service interruption. 19. To minimize future cost objections raised by subsequent owners of neighboring developable properties, the City typically requires the extension of the public utilities to the limits of the proposed development. In this case,the public utilities on 20�'Ave SE stop short of the south plat boundary by approximately 240 feet. Since the public street right of way for 20�"Ave SE is not yet dedicated to the pubtic,the City should 2018 Southview Heights Subdivision February 7, 2018 Page 3 determine what, if any, cost/responsibility the developer should bear now to extend the utilities to the development plat line. 20. Considering the density and close proximity of structures to one another,the Fire Department staff should also review the utility plan for any special hydrant access/coverage considerations. Preliminary Plat 21. Storm water treatment/management areas are required to be dedicated/preserved within drainage easements. rjslmrb/djg c: Terry Thene, City of St. Joseph Judy Weyrens, City of St.Joseph \15ehsc\pro�ects�pfls�stjoe�common�general numbers�173 2017 kj Johnson subdv(famer deluvin)11-geM14-corrlrn city prelimnary plan revlew 020718.tlxz ���� �JL ��o ���JLJ�� www.cityofstjoseph.com City of St. Joseph Notice of Public Hearings Planned Unit Development and Preliminary Plat Administrator Judy Weyrens The St. Joseph Planning Commission will hold public hearings in the St. Joseph City Hall, 75 Callaway Street East on Monday, March 12, 2018 at 6:00 P.M., or as soon thereafter as the matter may be heard, to hear all persons present upon the proposed planned unit development (PUD) and preliminary plat of Southview Heights as Mayor submitted b KJ Develo ment of St. Jos h LLC. owner and a licant; for ro ert Y� P � > > Pp P P Y Rick S�hu1rL located at 213 20th Ave. SE, St. Joseph, MN. The purpose of the requests are to facilitate the development of a mixed residential development. Councilors Judy Weyrens Administrator Troy Goracke Matt Killam Publish: Mat'ch 2,2018 Bob Loso I7ale Wick 75 Callaway Street East• Saint Joseph,Minnesota 56374 Email ciryoffices@cityofstjoseph.com Phone 320.363.7201 Fax 320.363.0342 City of St. Joseph Application for Subdivision Review '1e'Y`4 C9Iy'Of SWOSc7+��MIII C1TY �?F �T. JUSEPH Application is hereby made for: (Applicant must check any/all appropriate items) � Preliminary Plat ❑ Final Plat Review �Planned Unit Development ❑ Land Use Amendment �Rezone APPLICANT INFORMATION: Applicant � 7GU��rn�rv� o� ST• �SEP� F l.�L I�,T'DEVe�.oprv�ENTSTSOE @4w.a��, c.orr Phone: 3Zo -1�1Ff- s'�-yS Email: K�v�nl� KTc�Nw�to�Jco�vs`r. �dn� MailingAddress: 3l001 1�'�'` gt-0.E6T Sc��-r� � l�Z ST. C�auo rv��► Sb`3oi PropertyOwner: K5 D�vELoPrn��vr U� �T, SbSE►'�N� l.l..L KSD E Vf�L�PW���U�TS�r"SoE�C+,„^���.Lo,nn Phone:_ 3Zo- Z�18- 5'z �FS Email: K�����r<���Nsonaco,vs^�. �-�rti Mailing Address: ��o� 14z'N` s-r,Z��r so urN � I�1 s�r. G��u� w��v Sco3o� j--� I't� �5�'`` s+. Iv� IZ�c�, w,v, sb 3 6�7 PROJECT INFORMATION: Parcel Identification Number(s)of Property: S��1 . S 34?�1 . �v Legal Description of Property(may be attached instead of listed): Lor I 3�oC.K L 1< + L PRo PE�zT��s A�r�nN Name of Plat: Sc��-r-�t v�C-�u t-�� �ra H'T'< Gross Area: lo ,OS Ac��c NumberofLots: 1 �uus OUTLOT -T Name of Pending Street Name(s)Included in Development: NameofLand5urveyorfEngineer: 11�Es-c�wac�� P1�F�SSIooJr'�l. S�Rv►c..�S AddressofLandSurveyor/Engineer:�,�„Sr�t.�c�a� �o�CSSrU,✓�� �E2��fFS St.loseph Application for Subdivision Review Paqe/1 Does the proposed Preliminary P1adPUD 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 requirement of the Ci of St. Joseph Subdivision Ordinance,Zoning Ordinance,and Comprehensive Plan? Yes � 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: S�.� N.-t--r-�c�-t �u Describe the fiscal and environmental impact the proposed development will have on adjacent property owners and the City of St.Joseph. S�� Pt'�-ra����c� 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. S�E P�-�►�c.�-t�� 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, UWe are hereby acknowledging this potential cost. , � l t�ii � �� Ap '-cant Signature Date � - 1 ]� i� Property Owner's Signature Date Apnlicable Fees: Preliminary Plat Minor— 1 to 2501ots $300+$5 per lot Major->2501ots $500+$5 per lot Preliminary Escrow Minor—1 to 2501ots $3,000.00 Major->2501ots $5,000.00 Final Plat $200.00 Planned Unit Development $800.00 Land Use Amendment $500.00 Rezoning Request $500.00 � u��.�-��,.,s ����, ���- � ���� - a��1'� �'� C�� � C St.Joseph Application for Subdivision Review Vage/3 St.Joseph Planning Commission/City Council PUD Application RE: Del-Win Redevelopment Project—Southview Heights BACKGROUND: KJ Development of St.Joseph, LLC is the current owner af the Del-Win redevelopment property. The property consists of 6.05 acres and is located on the east side of 20th Avenue South East. When KJ Development of St. loseph, LLC purchased the property,the property was rezoned from 62 to R3 with the intention of constructing a 56 unit apartment building on the northern half of the property and mixture of duplexes and quad units on the southern half. The City approved the rezoning and the proposed use as it was seen as a natural progression of housing units within area. In July 2017, KJ Development of St.Joseph, LLC approached Lumber One Avon Inc.to consult in the planning of this redevelopment area. In addition, Westwood Professional Services was hired to develop concept plans for the site. Over the course of developing concept plans, the team decided to eliminate the 56 unit apartment complex and focus on a mixture of duplexes, twin patio homes and eight-plexes. The change in scope has reduced the overall unit density for this site as presented to the City when the property was rezoned. PROPOSAL: KJ Development of St. Joseph, LLC is submitting R3-Planned Unit Development (PUD) application for the redevelopment of the Del-Win site. The overall site plan consists of 11 duplex buildings, 4 patio twin homes and 3 eight-plex buildings, with a mixtu�e of 2 and 3 bedroom units suitable for slab on grade buildings. Each unit will have a 2 stall garage and 25' driveway. Twenty seven (27) additional parking stall have been incorporated into the site for visitor parking. Rather than creating a large basin for storm water retention,the project will incorporate rain garden infiltration for storm water management. Unlike a typical subdivision, the City Council agreed to treat the internal drives as a parking lot,allowing the drives to be 26 feet wide,the utilities will be privately owned. The entire site will be owned and managed by KJ Development of St. Joseph, LLC. Their vision is to create a neighborhood that is consistent with the City's Comprehensive Plan, Land Use Plan and growth patterns of the City. Therefore, the project creates a transition between the traditional neighborhood to the west and the commercial developments to the north and east. 1n addition, the limited access to the collector road, 2ptn Avenue Southeast,will maintain traffic management and control required by the City. The proposed project will not impact the existing residential neighborhood to the west. As required by ordinance,a large setback will separate the development and the existing retention pond provides a large open space. Landscaping and attention to low-impact lighting will be incorporated into the design to further enhance the aesthetics of the proposed development. 7rail connections will be made that will further encourage assimilation with the adjacent neighborhood and the community. The exterior designs and varied roof lines of all the buildings will create an attractive appearance, not just a "cookie cutter"feel. In addition,the multiple building styles and uses create a more diverse neighborhood. The owners of the property could have left the property zoned commercia{ and develop it as such. However, their opinion of the greatest and best use of the property is the creation a multi-family development. Again, a transition of land uses in this area. The site has been vacant for a long period of time and completing this project would only enhance adjacent property values and add additional tax base for the community. Southview Heights will be completed in phases. The first phase will include the construction of 2 Twin Patio Homes, 5 Duplexes, and one 8 Plex for a total of 22 units. The Owner's concept of phasing is prudent as the development will continue to progress as occupancies thresholds are met. The Preliminary Plat and Final Plat, at this time,will consist of Lot 1, Block 1,Southview Heights(Phase One)and the remaining property platted as an Outlot. With the approval of the PUD, the intent is to bring forward Final Plats as additional phases are proposed and brought to the Planning Commission and City Council for approval. Based on direction from City Staff, a PUD is the best option for this site and will allow the owners to request relief from some of the R3 Zoning Ordinance regulations, while creating an open dialog between the City and owners when developing the site. With the proposed site plan,the following City Code requirements have been met: A) Parking: City Code requires 4 parking stalls per 3-bedroom unit. The proposal includes a 2 stall garage and parking in the drive for every unit. In addition, there are 27 additional parking stalls within the development. B) Density: City Code requires 4,OOOsf of property per 3-bedroom unit. The project will consist of 2 or 3 bedroom units. If all units were 3 bedrooms,the proposed unit density is 216,OOOsf. The site consists of 263,434sf. C) Side Yard Setback: City Code requires a 20' side yard setback from the lot line and 30' from the road right-of-way. The proposed development is consistent with this ordinance. D) Front Yard Setback: City Code requires a 35 foot front yard setback. The proposed development is consistent with this ordinance. PUD PROPOSAL: With the submittal of the PUD application, the owners are requesting the following considerations for the development for the proposed devetopment: A) Rear Setback to Residential: R-3 Zoning Ordinance requires a rear setback to residential area of 50 feet. The current proposal is requesting a rear setback of 30 feet from the adjacent residential areas. B) Side Yard Setback to Residential: R-3 Zoning Ordinance requires a side yard setback to residential area of 50 feet. The current proposal is requesting a side setback of 30 feet. C) High Water Level (HWL)from Storm Water Pond: R-3 Zoning Ordinance requires a setback from the HWL of 70 feet. The current proposal is requesting a 50 foot setback from the HWL. D) Impervious Surface Coverage: R-3 Zoning Ordinance requires a max impervious surface coverage of 50%. The current proposal is an impervious surface coverage of 60%. The 60% coverage includes a 10'x15' patio on each duplex and twin patio homes, concrete patios for the eight-plexes and additional parking for visitors. Ej Private vs. Public Drive and Utilities: As stated,the proposed development will be rental. The owners are requesting that City recognize the internal drives and utilities as private and not public. During the review of the concept plan by the City Council, the City Council agreed with this and understood the ' concept. There are several deve{opments within the surrounding communities that follow this concept and are treated as a private development. Those developments are: a. Liberty Glen—St.Cloud b. Donovan Lakes—St.Cloud(new) c. Middle Town 2—Sartell d. Angushire Greens—Waite Park REQUEST FOR APPROVAL: Based on discussion and direction by City Staff and the City Council,the owners are presenting this PUD Application and Preliminary Plat to the Planning Commission for recommendation of approval. Lumber One Avon Inc will be present, along with the Owners and Westwood Professional Services,to address questions about the proposed development. ., .. 3� %,:¥» \ �\ - �. � _ 8-PfelC7owhhomes st.9oseph, qdN P0 0 a a 0 0 M M N O 0 > D u7 i l7 i 0 0 m m N O O pu C 2018 Westwood Professional Services, Inc. _ STp CHLOE LEINEN STM MH RIM=1078.59 F-/ -T- L L V — 1 MARY K FILZEN PENNYMACLOAN SERVICES LLC TOP OF WATER - ELEV.=1070.50 12/09/2017 BRETT AND LISA SEDAHL ALICE SMITH RAEVON WILLNER — STo ELIZABETH TAUER -, / NICHOLAS SCHUELLER THEODORE BAAS ALEX PUERINGER J CHRISTINE SPANIER / N A Ull V l' f-- PAUL =PAUL SCHUMER c n I--/ ) T\ / L_IL�L_l\l l INITIAL ISSUE: 01/22/18 DESIGNED: REVISIONS: CHECKED: TTS 3/01/2018 - ADD REVISED LOT LINES AND EASEMENTS (NAS) 3/05/2018 - REVISE PER CITY COMMENTS (NAS) DRAWN: TW B FIELD CREW: MDS/ADB FIELD WORK DATE SAN MH RIM=10RI.nl VL J l_ fir, /__ l_) �—1 L l\l/ Ll /\ // f1/T/�1/\l L KREBSBAC Rl l � HOLDINGS LLC I L. PREPARED FOR: KJ DEVELOPMENT OF ST. JOSEPH, LLC 140 75TH STREET NE RICE, MN 56367 APPROXIMATE 12"WATERMAIN I $�' LOCATION (PER RECORD PLAN DATED 12/28/04) T " CMP CULVERT V=1070.66 -S _ -SAN MH RIM=107252 r' v INV. (N)=1064.62 a INV. (5)=1064.57 -12" CMP CULVERT INV =1070.79 \ -AREA MAINTENANCE SIGN �Ix PLASTIC CULVERT :=1070.90 CULVERT x 'TIC CULVERT ' -1$" PLASTIC CULVERT j=1071.46 r xIV. I L -APPROXIMATE 12" WATERMAIN LOCATION (PER RECORD PLAN DATED 12/28/0, 0 An / / F- / \ /-I / \ 7 24 PLASTIC CULVERT INV.=1073.117 I ``I I i 1 HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA Terry T. Strus DATE: 01/22/18 LICENSE NO. 50319 1065.51 1065.51 x TNHIELEV=1076.14 Vicinity Map Not to Scale r X f r, A 1 _curr,r - 1—• r y sr. •-- - ._ ,� _._.� 4�`�` ` ot IM Fri„ - �•� 44\ ++ - =r.51 �. w: _f SITE -"T r._ Site Development Summary x EXISTING ZONING: R-3 MULTIPLE FAMILY RESIDENTIAL DISTRICT (PER ZONING MAP) x PROPERTY AREA (TOTAL): 263,434 SF OR 6.05 AC x BUILDING SETBACK PER CODE: 35'=FRONT 20'=SIDE / 30'=SIDE TO ROW 50'=REAR Lezal Description That port of the East Half of the Southwest Quarter (E1/2-SW1/4) of Section 11, Township 124, Range 29, Stearns County, Minnesota, described as follows: Beginning at a point on the south line of Block 2, K AND L PROPERTIES ADDITION, a duly recorded plat in said county and state, distant 358.29 feet westerly of the southeast corner of said Block 2; thence South 82019'56" East for 358.29 feet to the southeast corner of said Block 2; thence South and parallel with the east line of said E1/2-SWI/4 for 700.83 feet; thence westerly along a curve, concave to the South, having a radius of 563.36 feet, a central of 29003'12'; a length of 285.66 feet, a chord of 286.61 feet and a chord bearing of South 7502824" West; thence North 29003'11" West for 167.85 feet to a line drown South, parallel with the east line of said E112-SWI/4 from the point of beginning; thence North for 672.80 feet to the point of beginning. General Notes 1.) This survey was prepared without the benefit of a Title Commitment. 2.) Bearings shown ore based upon the Stearns County Coordinate System, NAD 83, 1996 adjustment. 3.) Site Benchmark: TNH of hydrant located at the corner of East Baker St. and 17th Ave. SE., Elev=1093.81. Not shown on survey. 4.) The underground utilities shown have been located from field survey information and existing drawings. The surveyor makes no guarantees that the underground utilities shown comprise all such utilities in the area, either in service or abandoned. The surveyor further does not warrant that that the underground utilities shown ore in the exact location indicated although he does certify that they are located as accurately as possible from information available. The surveyor has not physically located the underground utilities. 5.) Subject property appears to be classified as Zone X when scaled from Flood Insurance Rote Mop Community -Panel Number 27145CO620E and 27145CO610E doted 02/16/2012. 6.) Site address: 213 20th Ave. SE. St Joseph, MN 56374 SUR VE YOR/ENGINEER: OWNER: Westwood Professional Services, Inc. KJ Development of St. Joseph 3701 12th Street North, Suite 206 140 75th Street NE St. Cloud, Minnesota 56303 Rice, MN 56367 Ph- (320)253-9495 Ph- (320)248-5245 SOUTHVIEW HEIGHTS ST. JOSEPH, MN Westwood LEGEND U SANITARY MANHOLE co SEWER CLEANOUT sr STORM MANHOLE ® FLARED END SECTION ❑£ ELECTRIC BOX —SAN— ELECTRIC METER D4 GA TE VALVE —wAT- HYDRANT x GAS ME TER 0 STEEL/WOOD POST SIGN- TRAFFIC/OTHER ® CUL VER T © HAND HOLE 0' 50' 100' 150' Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 358-2001 St. Cloud, MN 56303 Toll Free (800) 270-9495 westwoodps.com Westwood Professional Services, Inc PRELIMINARY PLAT Call 48 Hours before digging: 811 or call811.com Common Ground Alliance ❑T TELEPHONE BOX CT TELEPHONE MANHOLE CABLE TV BOX —GAS— GAS LINE —PUG— POWER UNDERGROUND —SAN— SANITARY SEWER —STo— STORM SEWER —wAT- WATERMAIN x FENCE LINE CURB & GUTTER CONCRETE SURFACE BITUMINOUS SURFACE PROPOSED STORM SEWER PROPOSED WATER MAIN PROPOSED HYDRANT PROPOSED SANITARY SEWER PROPOSED GA TE VALVE PROPOSED FLARED END SECTION (WITH RIPRAP) PROPOSED CURB & GUTTER 0012336.00PP01 SHEET NUMBER: 1 OF II IA W W > 2 O BENCHMARK: TNH ELEV=1076.14 STSTCOCOCOEEGCOTETHHTTWTTTVTSESTSTSTST20TH AVENUE SOUTHEAST BUILDINGBUILDINGDUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50'8-PLEX136'x70'FFE=1076.58-PLEX136'x70'FFE=1076.58-PLEX136'x70'FFE=1076.0PATIO HOME68'x56'PATIO HOME68'x56'PATIO HOME 68'x56'PATIO HOME68'x56'DU P L E X 50' x 5 0 '26'R50'18'18'8' BIT. TR AI L 30'35'30'9 9 INFILTRATION BASIN 5P INFILTRATION BASIN 6P INFILTRATION BASIN 4P20' BUILDING SETBACK (TYP.) R 1 5 ' R 1 5 ' 26' 26' R20'R15'R 1 5 'R15'R15'R 1 5 ' REMOVE EXISTING DRIVEWAY APPROACH AND CULVERT REMOVE EXISTING DRIVEWAY APPROACH AND CULVERT CURB CUT W/ GRASS SWALE CURB CUT 25' 25' 26'25' 25' 26' 25' 25' 10'10'5' EXISTING SIGN TO REMAIN CURB CUT W/ GRASS SWALE CURB CUT W/ GRASS SWALE R 2 5 'R25'R51'R25'R50' R76' CURB CUT W/ GRASS SWALE 26'12' EMERGENCY APPROACH W/GRASSPAVE (OR APPROVED EQUAL) Common Ground Alliance N:\0012336.00\DWG\CIVIL\0012336.00SP01.DWGSHEET NUMBER: 11 3 FIELD WORK DATE:. . 0012336.00 Call 48 Hours before digging: 811 or call811.com DATE: PREPARED FOR: ST. JOSEPH, MN 02/13/18 OF FIELD CREW: DRAWN: CHECKED: DESIGNED:WRH WRH JJN © 2018 Westwood Professional Services, Inc. SOUTHVIEW HEIGHTS SITE PLAN 140 75TH STREET NE RICE, MN 56367 SOUTHVIEW HEIGHTS02/13/18INITIAL ISSUE: REVISIONS: Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 358-2001 St. Cloud, MN 56303 Toll Free (800) 270-9495 DATE:LICENSE NO.4498402/13/18 WILLIAM R. HUSTON I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA KJ DEVELOPMENT OF ST. JOSEPH, LLC . . . . . . . . . . PROPERTY LINE SETBACK LINE EASEMENT LINE CURB AND GUTTER LOT LINE POND NORMAL WATER LEVEL RETAINING WALL CONCRETE PAVEMENT NUMBER OF PARKING STALLS68 T TRANSFORMER SITE LIGHTING EXISTING PROPOSED FENCE HEAVY DUTY BITUMINOUS PAVEMENT NORMAL DUTY BITUMINOUS PAVEMENT TRAFFIC SIGN POWER POLE BOLLARD / POST CONCRETE SIDEWALK TIP-OUT CURB AND GUTTER ·EXISTING ZONING:R-3, MULTIPLE FAMILY RESIDENTIAL ·PROPERTY AREA:263,434 SF (6.05 AC) ·PERVIOUS SURFACE:113,560 SF (43.1%) ·IMPERVIOUS SURFACE (AS SHOWN)(RATIO):149,874 SF (56.9%) ·MAXIMUM IMPERVIOUS RATIO:60% ·DENSITY 50'x50' DUPLEX 11-BUILDINGS, 22-UNITS 68'x56' PATIO HOME 4-BUILDINGS, 8-UNITS 8-PLEX 3-BUILDINGS, 24-UNITS TOTAL 18-BUILDINGS, 54-UNITS ·BUILDING SETBACK FROM LOT LINE PER R-3 CODE:35'=FRONT 20'=SIDE /30'=SIDE TO ROW 50' SIDE TO RESIDENTIAL 40'=REAR / 50' REAR TO RESIDENTIAL 70'=POND NWL ·BUILDING SETBACK FROM LOT LINE PROPOSED:35'=FRONT 20'=SIDE / 30'=SIDE TO ROW 30' SIDE TO RESIDENTIAL 30'=REAR / 30' REAR TO RESIDENTIAL 50'=POND HWL ·BUILDING SETBACKS INSIDE LOT LINES:10' BUILDING TO BUILDING 25' BUILDING TO INTERNAL DRIVE ·PHASING SETBACK:0' FROM INTERNAL LOT LINE ·PARKING SETBACK:10' ·DRIVE AISLE:26' F-F SITE LEGEND SITE DEVELOPMENT SUMMARY 1.LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THIS PLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANY DISCREPANCIES ARE FOUND, THE ENGINEER SHOULD BE NOTIFIED IMMEDIATELY. 2.REFER TO BOUNDARY SURVEY FOR LOT BEARINGS, DIMENSIONS AND AREAS. 3.ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OF BUILDING UNLESS OTHERWISE NOTED. 4.ALL CURB RADII ARE SHALL BE 3.0 FEET (TO FACE OF CURB) UNLESS OTHERWISE NOTED. 5.ALL CURB AND GUTTER SHALL BE MODIFIED D418 UNLESS OTHERWISE NOTED. 6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGGERS AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE CITY AND ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS. 7.BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE IN ACCORDANCE WITH THE RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER. 8.CONTRACTOR SHALL MAINTAIN FULL ACCESS TO ADJACENT PROPERTIES DURING CONSTRUCTION AND TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES. GENERAL SITE NOTES 0'40'80'120' NOT FOR CONSTRUCTION 1075 107210731074 1076 1076 10 7 0 1075 10 7 1 10 7 2 10 7 3 10 7 4 1076 10771076107510721073 107510741076 1077 1077 10751075 1074 1075 107610751076 10731074 1070107110721073 1073 1074 1074 1077107710751074107610741075 1071 1070 BENCHMARK: TNH ELEV=1076.14E EGEHHWTVESTSTSTST20TH AVENUE SOUTHEAST BUILDINGBUILDINGDUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50' DUPLEX 50'x50'8-PLEX136'x70'FFE=1076.58-PLEX136'x70'FFE=1076.58-PLEX136'x70'FFE=1076.0PATIO HOME68'x56'PATIO HOME68'x56'PATIO HOME 68'x56'PATIO HOME68'x56'DU P L E X 50' x 5 0 ' 7-SKH 4-BHS 2-ABM 4-SWO 3-WHP 2-SWO 4-BHS 3-ABM 4-WHP 1-SWO 3-BHS 2-ABM 4-WHP3-BHS 7-TCH 4-TCH 10-CAD 13-IBH 14-IBH 13-IBH 12-IBH17-MIS9-MIS8-MIS 11-IBH 10-CAD 12-RSB 19-RSB 14-RSB 2-BHS 4-ABM 2-ABM 2-ABM 6-ABM 2-ABM 7-SWO 6-IBH5-IBH 6-IBH5-IBH 6-IBH5-IBH 6-IBH5-IBH 6-IBH5-IBH 6-IBH5-IBH DRY SWALE/POND MIX (33-262) DRY SWALE/POND MIX (33-262) DRY SWALE/POND MIX (33-262) 10 Common Ground Alliance N:\0012336.00\DWG\CIVIL\0012336.00PL01.DWGSHEET NUMBER: 11FIELD WORK DATE:. . 0012336.00 Call 48 Hours before digging: 811 or call811.com DATE: PREPARED FOR: ST. JOSEPH, MN 02/13/18 OF FIELD CREW: DRAWN: CHECKED: DESIGNED:SYE JRW SYE © 2018 Westwood Professional Services, Inc. SOUTHVIEW HEIGHTS LANDSCAPE PLAN 140 75TH STREET NE RICE, MN 56367 SOUTHVIEW HEIGHTS02/13/18INITIAL ISSUE: REVISIONS: Phone (320) 253-9495 3701 12th Street North, Suite 206 Fax (320) 358-2001 St. Cloud, MN 56303 Toll Free (800) 270-9495 DATE:LICENSE NO.4401802/13/18 JEFFREY R. WESTENDORF I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA KJ DEVELOPMENT OF ST. JOSEPH, LLC . . . . . . . . . . 0'40'80'120' NOT FOR CONSTRUCTION A SHREDDED HARDWOOD MULCH (TYP.) B EDGER (TYP.) C SOD (TYP.) A SHRUBS / PERENNIALS OVERSTORY DECIDUOUS TREE ORNAMENTAL TREE EDGER LANDSCAPE LEGEND LANDSCAPE KEYNOTES PLANT SCHEDULE LANDSCAPE REQUIREMENTS OVERSTORY TREE REQUIREMENTS: ONE TREE PER 1,250 SF OF TOTAL BUILDING FLOOR AREA (97,328 SF)= 78 TREES OR (WHICHEVER IS GREATER) ONE TREE PER 100 LF OF SITE PERIMETER (2,185 LF)= 22 TREES (56 trees @ 1.5" CALIPER MINIMUM / 25% REQUIRED TO BE CONIFEROUS) ORNAMENTAL TREE REQUIREMENTS: ONE ORNAMENTAL TREE CAN BE SUBSTITUTED FOR EVERY 6/10 OVERSTORY DECIDUOUS SHADE TREE. UNDERSTORY REQUIREMENTS: ONE UNDERSTORY SHRUB PER 450 SF OF BUILDING FLOOR AREA (97,328 SF)= 216 SHRUBS OR (WHICHEVER IS GREATER) ONE UNDERSTORY SHRUB PER 75 LF OF SITE PERIMETER (2,185 LF)= 30 SHRUBS (155 shrubs/perennials) OVERALL TOTAL TREE REQUIREMENTS: = 78 TREES OVERALL TOTAL UNDERSTORY REQUIREMENTS:= 216 SHRUBS OVERALL TOTAL TREES PROVIDED: = 78 TREES OVERALL TOTAL UNDERSTORY PROVIDED:= 228 SHRUBS/PERENNIALS **NOTES: ·STREET TREE LOCATIONS AND SPACING ARE SUBJECT TO CHANGE BASED ON CONSTRUCTED DRIVEWAY AND UTILITY LOCATIONS. ·ALL DISTURBED AREAS TO BE SODDED, UNLESS OTHERWISE NOTED. 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