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Home My WebLink About2006 [04] Apr 03 CITY OF ST. JOSEPH www.cityofstjoseph.com Administrator Judy Weyrens St. Joseph Planning Commission April 3, 2006 7:00 PM Mayor Richard Carlbom 1. Call to Order Councilors 2. AI Rassier Ross Rieke 3. Renee Symanietz Dale Wick Approve Agenda 7:00 PM Public Hearing - 35 - 2nd Avenue NE, Patrick Conway Interim Use Permit, Owner Occupied Rental 4. 7: 1 0 PM Public Hearing - Graceview Estates, PUD Amendment Revise Trail Plan 5. 7:30 PM Public Hearing - MN Land Development Group PUD/Preliminary Plat Rezoning - R1 & R4 6. Other Matters 7. Adjourn 2.') College Avenue North. PO Box 66s . Saint. Joseph, Minnesota ')6)74 Phone Fo.,6,.72.01 Fax Fo.,6,.0,42. St. Joseph Planning Commission April 3, 2006 FOR THE OFFICIAL RECORD PLEASE SIGN YOUR NAME AND ADDRESS NAME 2. 3. 4. 1. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. ADDRESS . rl ./1 ~-:? (/g-ct~.(ki; ......t~~ fir 1'.~. JJ-. ~o~]j~~ lr4 . ' ~. ~Iq . ~(),1-MJ)J~ ~ Lj I C( G l if'rY-2. l.OJ\. e. . ;;-?J ~/ C~/ /Jz j' "t, b< mr ><: lU~tUlc~ rvat' ~~~ l 30 Cj'Oq C", tz;l l'7?J A 901 CJC) l6JL 133 0es~ 3l 'J-~4Av<Z- ~E 's 'zd tl- " $ J= , .~ v~.. ....... ~.- I Attachment: Yes or No REQUEST FOR. PLANNING COMMISSION ACTION Interim Use Permit DATE: April 3, 2006 AGENDA ITEM Public Hearing- Interim Use Permit, Owner Occupied Rental Patrick Conway, 35 - 2nd Avenue NE PREVIOUS ACTION The City Offices received a complaint of a rental unit at 35 - 2n.d Avenue NE. When complaints are received a compliance order is mailed to the property owner and they have 10 days to respond. Mr. Conway responded shortly after receiving the order and stated he was unaware that he needed a rental license and he would file the required paperwork. RECOMMENDED PLANNING COMMISSION ACTION COMMENTS/RECOMMENDATIONS At the time of writing this RFAI have not received the Inspection Report or parking configuration. As soon as I receive those documents I will forward the information. Administrdtor ludy Weyrens MdYor Richdrd Grlbom Councilors AI Rdssier Ross Rieke Renee Symdnietz Ddle Wick CITY Of ST. JOSEPH www.cityofstjoseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission shall conduct a public hearing on Monday, April 3 at 7:00 PM. The purpose of the hearing is to consider an Interim Use permit to allow an owner occupied rental in an R-I Single-Family zoning district. The property is legally described as Lot 8 Block 2, Loso's 2nd Addition. St. Joseph Code of Ordinances 52.27 subd. 5 allows for an Interim Use Permit as follows: Residential rental provided the unit is owner occupied and provided the room(s} rented does not contain separate kitchen facilities and is not intended for use as an independent residence. For purposes of establishing if the property is owner occupied, the owner must be a natural person and the owner occupying the property as his or her principal residence and must own a fifty percent (50%) or greater interest in the property. lJE3 I n U- 1""Ll r pml! -to............... t:: "-..-.. .. 35 - 2nd Avenue SE Patrick Conway, 35 - 2nd Avenue SE, St. Joseph, MN 56374 has submitted the request for Interim Use. . Judy Weyrens Administrator PLEASE NOTE: CORRECT ADDRESS IS 35 - 2ND AVENUE SE 2.) College Avenue North' PO Box 668 . Sdint. loseph, Minnesotd )6)74 Phone ,2.0,6,.72.01 Fax ,2.0.,6,.0'42. APPLICATION FOR INTERIM USE PERMIT CITY OF ST. JOSEPH 25 College Avenue NW P. O. Box 668 St. Joseph, MN 56374 (320)363-7201 or Fax (320)363-0342 Fee $ Paid Receipt # Date STATE OF MINNESOTA) )ss 35 'll! cA p, (,0&1 WOlj /tue.. S ~ PHONE: (is I) 9~~ - 073/ COUNTY OF STEARNS) NAME: p~\1f\C\..C ADDRESS: s~, -So~eph .1l111 5h3'7LI I/We. the undersigned, hereby make the following application to the City Council and Planning Commission of the City of Sl. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): 3. Present zoning of the above described property is: K - .:1. r" " ' .:J i ,,,\ <1 \'L f c,-,.-.t\. ~. , 'I , 4. Name and address of the present owner of the above described property is: PC\-triC..I<:' 35' 2..~ 4,AZ s;;:. S1-. '5'0 ~eft-.. M/J [/)11 W C\ 'i str",r:f<f 5. Is the proposed use compatible with present and future land uses of the area? Please explain: "fh,t ~;71 r c,J..vusel'7 "'-ffil..l- 4'Y~e..'1+ f'Jor .{~.{-"'~'<" 'f.h +.;Vl?..i lAS.,.~ Of' 1'w a.r~l'l." TVV..(tAM +i)}~"'\\-\-7 ~('oper__ (.Un! ",,0+ b" 6.~"3<A~;-<,:d /'€e;vtsf.r.J. ~ u~e... ,.o'^" P&1.f,6,f;.J"r ,,,,* 1//U.... S 0.. :tl\ 6. Will the proposed use depreciate the area in which it is proposed? Please explain: Ilo.. <; (..t f:;. .s-fIf'.,rfi'*.l 116( 0.",."1 I'YId{d.e -10 f".!vil.t<. tl-.4 -i/P(l yPC</' /7(J!., fu;.AU; T1.2 (.Ar/'(.~f """T'''!I. L~ c,l ,;",'"'' ,'.. ~.. . r,' DAr eke,"" I tv....... -e.'1'''''#; l'he.. NSi"7k....13. ...,. ,71 1-'1C!-t au:r./lfJ,'7l/e, ,a.e L" k/'i}d)/)~ Df- ~ 5<"<,-.,1 f/);?/k/'~ """,,,( ...so t>. res... \~. ,?t?i- ~f#:c-l ""Y /I"'."I"~' hl?,-w:.. 10',,1......:,. 7. Can the proposed use be accommodated with existing City service without overburdening the system? Explain: '\lee.;., .fite,' t:\I'e le5-5 ('n;!~/\-h -I-h...o"l whe:+ ..ft....e... IUnHe 1.Jd. $' tft.,;/ f 10 h(:)ww.. ~ ,""1S~c.:.J""'" tUnl .-A{P"1"'i'~ tN",1"J,I\" -t1/t.c. c..ay'< PUC~I /.f{-e -tSz;....~ -i~;-< 1/4Vt:P"/-o/7 < 8. Are local streets capable of handling traffic which is generated by the proposed use? Please explain: "ies. Ci.J-.:J~u~t .-fk. 7./1:- /I-~ co ?V~,;t ~ "J.... 0(' "'Ive",:,'''] A,Mrf\y ft.:,C4.<.\...1^O J'rN <;'rf\UL '~cf ::"0+ pll.f/<.''O ./ t'-". .;4 N-{+' ~,~c, w"'o~"t' '?~, (1;7 , ,..,,+. Attached to this application and made a part thereof are other material submission data requirements, as indicated. I~ ' /, /4 -rj/!/!L~.uz---" , Applicant Signature: Date: j/2 J;{;; Owner Signature: Date: FOR OFFICE USE ONLY DATE APPLICATION SUBMITTED: DATE APPLICATION COMPLETE: Planning Commission Action: Recommend Approval' Recommend Disapproval Date of Action Date Applicant/Property Owner notified of Planning Commission Action: City Council Action: _ Approved ~ Disapproved Date of Action Date ApplicantJProperty Owner notified of City Council Action: Resolution of finding Patrick Conway, 35 - 2nd Avenue SE The request of Patrick Conway for an Interim Use Permit request came before the Planning Commission at a public hearing held on April 3, 2006. The purpose of the hearing was to consider issuance of an Interim Use Permit to allow an owner occupied rental unit in aR1 Zoning District. The property is legally described as Lot 008 Block 002 Loso's Second Addition accord i.ngto the plat and survey thereof on file and of record in the Office of the County Recorder in and for the County of Stearns and State of Minnesota located at 35 - 2nd Avenue SE. . St. Joseph Code of Ordinances 52.21. subd 5 allows for an Interim Use permit as follows: Residential rental provided the unit is owner occupied and provided the room (s) rented does not contain separate kitchen facilities and is not intended for use as an independent residence. For purposes of establishing if the property is owner occupied, the owner must be a natural person and the owner occupying the property as his or her principal residence and must own a fifty percent (50%) or greater interest in the property. The request for Interim Use has been subrnitted by Patrick Conway, 35 - 2nd Avenue SE; S1. Joseph MN 56374. Notice of this matter was duly served and published. In consideration of the information presented to the Planning Commission and its application to the Comprehensive Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the following findings: The proposed use is consistent with the standards for granting an Interim Use Permit, St. Joseph Code of Ordinances 52.07.04 Therefore, based on the above findings, the Planning Commission makes the following recommendation: Approval of the Interim Use Permit to allow an owner occupied rental unit in a R1 Zoning District with the following contingencies: 1 . The rental license in non-transferable and if the property is sold or the ownership changes so that the aforementioned no longer owns a 50% or greater interest in the property the Interim Use Permit is null and void. 2. Approval of the Rental Housing Inspector 3. The Planning Commission will review the license annually and revoke the license if the property is in violation of the St. Joseph Code of Ordinances. 4. The City Office will place a notice in the St. Joseph Newsleader when the owner occupied rental licenses are reviewed and will accept public comments. The motion passed unanimously. ATTEST Gary Utsch, Chair Judy Weyrens, Administrator March 23, 2006 Patrick Conway 35 - 2nd Avenue SE St. Joseph MN RE: Interim Use Permit Application Dear Patrick: I am in receipt of your Interim Use Application requesting authorization to secure a rental license for 35 - 2nd Avenue SE. In reviewing your packet the following information was missing: 1. Proof of Ownership 2. Site Plan illustrating the dimensions of your property, location of the house and the area designated for off street parking. Please see the St. Joseph Code of Ordinances 52.10 for the required parking 3. Your application was not signed. Please stop the City Office ASAP to sign the application. In addition, please contact the Building Official at 1-800-322-6153 to make arrangements for a rental housing inspection. . This inspection needs to be completed as soon as possible, no later than Thursday, March 30, 2006. All rental properties are required to complete an annual inspection before a rental license can be issued. The Planning Commission will need this information for the meeting on April 3. Please provide the required information no later than March 30, 2006. Your hearing has been scheduled for 7:00 PM April 3, 2006. If you haveany questions or need additional information please feel free to contact me at 320-363-7201 Sincerely, CITY OF ST. JOSEPH Judy Weyrens Administrator cc: Ron Wasmond/Gary Utsch, Building/Rental Official File Steams County Page 1 of2 COUNTY WEBSITE I PROPERTY SEARCH I FAO's I GLOSSARY I PAYMENT TRACKER J SECURITY I PRIVACY STATEMEN Parce! Number 84.53623.000 Payable Year: 2005 Property Address 35 2ND AVE SE ST JOSEPH Tax Roll Type: REAL ESTATE Jurisdiction: ST JOSEPH CITY Schoo! District: ISD 0742 ST CLOU[ Idehtification Information Primary Taxpayer/Owner MARK W DUNNIGAN 35 2ND AVESE ST JOSEPH MN 56374 New Taxpayer/Owner PATRICK P CONWAY 35 2ND AVE SE ST JOSEPH MN 56374 Lega! Description S60' OF LOTS 8-9-10 & 11 BLK 2 Section: 10 Township: 124 Range: 029 Lot: 008 Block: 002 Plat Name: 84014 LOSO'S 2ND ADD Real Estate and Personal Property Taxes are determined using the previous yearassE Mobile Home Taxes are determined using the current year assessment value. Property Classification: FULL HOMESTEAD RESIDENTIAL Assessment Year 2004 Est. Market Value - Building Est. Market Value - Land Est. Market Value - Total Taxable Market Total Payable Year 200! $68,600.00 $28,000.00 $96,600.00 $96,600.00 Total Tax Special Assessments: 2005 SOLID WASTE FEE Total TaxlAsmts. Paid To Date Installments Due Date Taxes/Assessments 1 st Half 5/15/2005 Taxes/Assessments 2nd Half 10/17/2005 *Total TaX/Asmts. does not include any fees, interest and/or penalties that may apply. ** Additional reductions in taxable value may apply due to special tax deferrals, . This Old House, Plat Laws, etc. http://secure.co~steams.mn. us/RecapBil1. aspx?RollType= R&ParcelNumber=845 3 623 000 ... 3/29/2006 S ;-\ e. ...fo r : 35 2^"\ Ave. S.E~ Sf-. -:Jt>S<:f.h , mil p\o...V\ S i+~ DiMe^sloA-s,: '7..-\0' ..{ I- 75' 15, 750 St. Ft. . ~" ~Gl'"e$ Sire... P~r Ki'^:j ......~~':"a t......l..t..,.. eIC f~ z. c.... 'ijor..,e.. ~ oJ r.~ i...J....."''ref; ~ ; .., Poorl4ij Sp....e * f (OP~S~ ...d.o.rn,,-.\ fl<>'-1'\A.'^J sqo.Ge. b'1 -.-ovw.j~.....t".M.'" 1'-* WC1S ~4.owF+e,... plA("'-I.,..s-# Q.f- ~/bptV.J-,/ . Z.nsl B ......Is h C'1:JD"'" 4- e.c,..5+-~3 'Z. $+",...-'Y ""Ff"7'>L 7.1"'" 'G'''I' t'~ 1'10,.,." h&& "l."'''1l,~''' I Attachment:. Yes or No REQUEST FOR PLANNING COMMISSION ACTION Graceview Estates - PUD Amendment DATE: April 3, 2006 AGENDA ITEM Public Hearing - Graceview Estates, PUD Amendment Revise Trail Plan PREVIOUS ACTION The City approved the Preliminary Plat for Graceview Estates in 2002. When the plat was presented to the City it was presented as a style ofliving using coving and trails, maximizing open space. The plat was approved and development has occurred since. Graceview is currently constructing the third phase of the development and the fourth phase has been submitted for review. Since Graceview was developed as a PUD with the trail concept, the trail cannot be modified without amending the PUD. Therefore, a public hearing was scheduled and hearing notices were not only sent to property owners within 350 feet of the project, but all the residents in Graceview Estates. The Developer was required to approach the Park Board before scheduling the public hearing. The Park Board considered the matter and recommended the Planning Commission and Council approve the PUD Amendment (see attached email). The Park Board required the trail be extended along ih Avenue to Field Street in exchange for not constructing the trail on a portion of Elena. RECOMMENDED PLANNING COMMISSION ACTION COMMENTS/RECOMMENDATIONS The trail became an issue when Engineering notified the Developer that the trail construction along Elena was an outstanding item. The Developer indicated that the portion of trail in dispute was not part of the original plan. The City has provided evidence of the trail being approved at the time of Preliminary Plat. Therefore,.the matter is now before the Planning Commission. In reviewing the request, the only negative of the trail relocation is a small portion of the plat will not have sidewalk or trail. Administrator Judy Weyrens Mayor Richard Carlbom Councilors AI Rassier Ross Rieke Renee Symanietz Dale Wick CITY Of ST. JOSEPH www.cityofstjoseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission shall conduct a public hearing on Monday, April 3 at 7:10 PM. The purpose of the hearing is to consider an amendment to the Planned Unit Development entitled Graceview Estates. The proposed amendment will change one piece of trail. The property is legally described as: The Southwest Quarter of the Southeast Quarter (SWI/4 SEl/4) of section ten (10) in Township one hundred twenty-four (124) North, of Range twenty-nine (29) in Steams County, Minnesota, LESS AND EXCEPT; the North 66 feet thereof AND ALSO LESS AND EXCEPT the East 30 feet thereof. The Northeast Quarter of the Northeast Quarter (NEl/4 NEl/4) of Section fifteen (15), in Township one hundred twenty-four (124) North, Range twenty-nine (29) West in Stearns County, Minnesota, LESS AND EXCEPT: Commencing at the Northwest Quarter of said NEl/4 NEl/4; thence East on an assumed bearing along the North line of said NEl/4 NEI/4, a distance of 500 feet to the point of beginning of the land to be described; thence South 00 degree 09 minutes 26 seconds East parallel with the West line of said NEl/4 Mel/4 a distance of 1330.93 feet to the South line of said NEl/4 NEl/4; thence North 89 degree 57 minutes 43 seconds East along said South line of said NEl/4 NEl/4; a distance of819.95 feet to the East line of said section; thence North 00 degree 10 minutes 42 seconds West along said East line a distance of 1330.38 feet to the Northeast comer of said Section; thence West along the North line of said Section 819.47 feet to the point of beginning and there terminating. AND The Northwest Quarter of the Northeast Quarter (NWI/4 NEl/4) of Section fifteen (15), in Township one hundred twenty-four (124) North, of Range twenty-nine (29) West in Stearns County, Minnesota, LESS AND EXCEPT: That part of the NWl/4 NEI/4 of Section 15, Township 124, Range 29, described as follows: Beginning at the NE comer of said Quarter-Quarter, said point being South 89 degrees II minutes West, 1320 feet from the NE Comer of said Section; thence along the East line of said Quarter-Quarter, due South 310 feet; thence South 89 degrees II minutes West, 250 feet; thence due north 310 feet to a point on the North line of said Section; thence along said North line North 89 degrees II minutes East, 250 feet to the point of beginning. [ Pond View Ridge LLP, 25 - 11th Avenue N, 81. Cloud, MN 56303 has submitted the request for PUD Amendment. Judy Weyrens Administrator 2.'j College Avenue North' PO Box 668 . Saint. Joseph, Minnesotd 'j6)74 Phone ,2.0,6,.72.01 Fdx ,2.0.,6,.0)42. APPLICATION FOR AMENDMENT TO A PUD CITY OF ST. JOSEPH 25 College Avenue NW P. O. Box 668 St. Joseph, MN 56374 (320)363-7201 or Fax (320)363-0342 STATE OF MINNESOTA) )ss COUNTY OF STEARNS) NAME: Pondview Ridge LLP PHONE: 1-320-253-1366 ADDRESS:. 25 11th AvenueN. 81. Cloud. MN 56303 l!We, the undersigned, hereby make the following application to the City Council and Planning Commission of the City of SI. Joseph, Steams County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): 1. Development Name: Graceview Estates 2. Legal description of land to be affected by application, including acreage or square footage of land involved, and street address, if any (attach additional sheet if necessary): (see attached) 3. Percentage of development completed: 65% 4. Name and address of the present owner of the above described property is: Bob RergeslRick Reid 25 11th Avenue N. 81. Cloud. MN 56303 5. Nature of the proposed amendment: Delete the trail located on the south side ofElana Ln between 4th Avenue SE and the future field street. Add trail on 7th Avenue 8E from the intersection of 7th Avenue 8E and Elana Avenue to the south edge of the plat ending at the back lot property line. Adiust the proposed trail entering Klinefelter Park from the north side to the south side of the roadway and adding trail to loin the Graceview trail system with the Klinefelter Park trail svstemas recommended by the Park Board. (see attached drawing) 6. Is the proposed use amendment consistent with the overall development plan? Yes. there will still be access to the proposed field street and a trail will be added by the develOPer to join the developments trail system with the Klienfelter Park trail system. Owner Signature: Date: 7. ~ Date: FOR OFFICE USE ONLY DATE COMPLETE: DATE OF PUBLIC HEARING PUBLICATION DATE: lanning Commission Action: _ Recommend Approval _ Recommend Disapproval Date of Action: te ApplicantIProperty Owner notified of Planning Commission Action: ity Council Action: _ Approved _ Disapproved Date of Action: ate ApplicantIProperty Owner notified of City Council Action: LEGAL DESCRIPTION The Southwest Quarter of the Southeast Quarter (SW1 /4 SE1/ 4) of section Ten (10) tn Township One Hundred Twenty-Four (124) North, of Range Twenty-nine (29) In steams County, Minnesota, LESS AND EXCEPT; The North 66 feet thereof AND ALSO LESS AND EXCEPT the East 30 feet thereof. " , The Northeast Quarter of the Northeast Quarter (NE1/4 NE1/4) of Section Fifteen (15), in Township One Hundred Twenty-Four (124) North, Range Twenty-Nine (29) West In steams County, Minnesota, LESS AND EXCEPT: Commencing at the Northwest comer of said NE1 /4 NE1/ 4; thence East on an assumed bearing along the North Ilne of said ' NE1/4 NE1/ 4, a distance of 500 feet to the point of beginning of the land to be described; thence South 00 degree 09 minutes 26 seconds East parallel with the West' line of said NE1/ -4 NE1/4 a distance of 1330.93 feet, to the South line of said NE1 /4 NE1 /4; thence North 89 degree 57 minutes 43 seconds Eost along said South line of scild NE1/ 4 NE1/ 4; 0 distance of 819.95 feet to the East line of said section; thence North 00 degree 10 minutes 42 seconds West along said East line 0 distance of 1330.38 feet to the Northeast comer of sold Section; thence West along the North line of said Section 819.47 feet to the point of beginning and.~ there terminating, , AND The Northwest Quarter of the Northeast Quarter (NW1/4 NE1/4) of Section Flfteen (15), In Township One' Hundred' Twenty-four (124) North, of Range Twenty-nine (29) West in Steams County. Minnesota, LESS AND EXCEPT: That part of the NW1/4 NE1/4. of Section 15, Township 124, Range 29, described as follows: Beginning at the NE Comer of said Quarter-Quarter, said point ' being South 89 degrees 11 minutes West. 1320 feet from the NE Comer of sold Section; thence olong the East line of sold Quarter-Quarter, due South 310 feet: thence South 89 degrees 11 minutes West. 250 feet; thence due north 310 feet to 0 point on the North line of said Section: thence along sold North line Norih 89 degrees 11 minutes East. 250 feet to the point of beg1r;ming. ..J -- ~ ~ --=a \It '" ... .. .. ~ 1 PREUMlNARY PLAT OF GRACEVlEW ES7i4TES /.. PLANNElJ liNff RESlf)ENTIAl f)EVELOPMENT I /~}~>f-".,<o..~,,"C/TY OF ST. 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Dlt ==--=:1 ~ 0_ 0_ 0__ 's'__ .=. ==- i'iF. - Dm...~"Ew- MIll _ .-a --- 0_____ . -- ..--IIQIO ~----- toft._......._ -- - PRELIMINARY PLAf OF GRACEV/EW ESTATES /" PLANNED UNIT RESIDENTIAL DEVELOPMENT / /~~'t,__F:'J'~'i.,-"".CITY OF ST. JOSEPH , ~-----+---- ;' L~~:~~~~~;j):;!:t:~<l~g~o~;~:::~_3__,~ Iff:~{:~~,:~1 :~!~~n_~~)~ I GERAl.D & I 0011$E T "r'; ;/: i..~6'{" IG I '< i" ).. SHAW I 1V.o.N It, .1 .:> S /' """'" -1 KATHLENE : 1""1 SCOTT I PETER '" I I ~~~EGALj~)KlEI)l _9~ I LJ:;~~'1 "lA, """"'__... : ~mER ; I::J::.j~~OONr LYON : 1~:1 rAAN~ J ~'\ ~;~~lN : JOHN & f&J I I ~;--- 1 1~l ,1 ~I I Sl~----l \ \ ANfhO~1--",:::;''--l 1;::( . SAND L-----i. i'-I-------i-__,- 01 BOBSI, I J SCHlANGEN';;1 UPHOff j\;ll<l! I LOSO 141 \ ,MINNICH I e":~{"'" 4J ccr---'-'" . II~' I OONALOd<-,-_~~3~~.;1~1 /------+;E;-.--i~: ~--~;;;:~---j \ \ 10 :'<:SEPHh:: I : 40AN& ! ~~N& :1\ :~c:~&, 1 ~& G!.JDYS \5: 14 CAT.JER;NE J;.: ! LlARTw. 12: SYl.'ANtrn Il It::; t I w.RYANN 1~ IBROCE \ =A~\ I ~!~eE I I ro1~~ER . 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SlDETAIlD SD'MCl< 10 fED 5 Fr. DMw.GE AND UTUN fASEWEHTS ~)C===== 'O~ 10 FT. DlWHAGE H4D UllUJY ~EmS 10. "'" """' . FEEl o DENOlESlROH I.lONI.lWENlSEf . DEN01ES1RON WOlMtlENlFOUND """-"""""'" ~~o~.:.:~-:r~4(~W)flf ~~~,~':::',=):'=~~/M) EllCS'l"thoEntJOW"'-"f. .'IJQIMlIY..I&\ F'\,""",,\~~EW\IL'l"""P fmfulJ!F ~~M.lOI o~ Dqg I' " " " . " ~ , . lYPll"'.Al RIlII nlNr.OIMEN!;lONS .........., o i; " 58 "5 "I> r/"". ~ fA ie)!'v1"., . , 'I . ~ ,/'o~" I! f.")..(dlS 89'06 59 W 500.13 m1v.~mw LEOWRO & EU2AEElH ~dm~ ~flsr.JlISIJIII I I I DVHIE It L~YOLA "''' IIlEIlEBYCERI1FY1WJlltSf'UH,SURYfX,ORIlEPOlll' WASI'tO'NtEOSl'tot[OIIutl)ERVfDltECfSUPPMSlOH#HO ~T 1* AlNlD SllRYEYORUNOER 1lfE WIS OF1l1E SIA'I[ONWIHESCJTA. MTE_UCENSENO. Page 1 of1 JUdvWeyrens From: Dale Wick [newopp2@addLcom] Sent: vvednesday, March 29, 200611 :39 AM To: Judy Weyrens; Bruce Berghorst Cc: Sarah Bialke; dale.wiCk@wolterskluwer.corh Subject: Re: Park Board Judy,ar-eyou talking the issue with the trails running through the front yards ofth~ current development or sOrT)ething differ-ent? . . . . -, . . . . . If iris the trail issue, the Park Board decided to allow the removal. of the trailol'1t!1esouthsicje.otth~ic;urrent location.from 4th Ave 8.E. to where the road would be attached to "Field. Street". In return, the Boardreguiredthe developer to place a new trail along 7th Ave S.E. (one Iqt) that wouldconnecfth.ecurrenftrail. totheitrailonthe North side of "Field Street". They also required. thetrailbf) moved JromtheNorthto. theSouthsideof.Klin~felter Way (the road into the park from the west) and extended into the park to connect to the current ttail running around. the park. . Hopeithis helps. I may not have the exact street names because the documentation is at home. Bruce,please correct me if I am wrong. . Dale ----- Qriginal'Message --~-- Frorn:Judy Weyrens To: dale,wick@newopp.com ; Bruce Berghorst Cc:..S.!i!.c~.bJ?I~J.Is~ Sent:vvednesday, March 29, 2006 9:58 AM SlJbject: Park Board Good Morning - . lam in the process ofpreparing the paCkets for the Planning Commission meeting and one ofthe agenda items isthePUD amendmentfor Graceview Estates. .1 am looking for something in writing, even via.email, that the applicant did appear before the Park Board and the Park Board recommendations. . I am wondering is someone would have time to drop a quick note verifying the PB 'actions. If byerriaH could you please forwardto Sarah at sbjalk~@gtyofg;Qseph.col11. Thanks Judy Weyrens Administrator City of St. Joseph PO Box 668 St. Joseph MN 56374 (3~0) 363-7201 . (320) 363-0342 (Fax) iweyrens@cityofstioseph.com 3/29/2006 January 30, 2006 Attn: Judy Weyrens Re: Graceview Proposed Trail System A discrepancy regarding the trail system has been brought to the developer's attention. The discrepancy is the walkway from the intersection of 4th Ave. SE and Elena Lane to the future Field Street. Thiswould affect all ofthe homes from this intersection on the south side of Elena Lane. The developer felt that a decision was made not to construct this portion ofthe trail. We would like to discuss this with the Park Board on February 21,2006 and the Planning Commission on March 6, 2006. I have shown a trail system with the questionable trail shown as a dashed line. Please call me at 320-259-8888 if you have any questions. Sincerely, Tom Herkenhoff Project Manager Questions about walking trail Feb. 27th meeting at City Hall When is the proposed walking trail going in and why/so soon? How wide is it supposed to be? Who is paying for the removal/repair/replacement of landscaping! sprinkler systems/mailboxes? Why not connect walking trail to proposed Field Street at 7th Ave. SE? Why not then connect to a walking trail north of Field Street behind the currently affected properties for a buffer zone between Field Street and property lines? Why not put $ in Escrow to be used for putting in a walking-trail if Field Street goes in? \Vho has to pay for the regular maintenance of the asphalt trail in the future? Comments: Homes in Grace view Estates II are closer to the public street than the first phase of Grace view Estates so front yards are affected more by the wider trail. Asphalt trails used in front yards can cause undo hardship in affecting the curb appeal of homes when people want to move and/or sell their home. Therefore causing a lower resale value verses homes on the other side of the street. This becomes especially true when driveways become seal coated or when the trails become seal coated at different time intervals. I've noticed that repairs such as crack sealing have already been made on the existing trail in Phase 1 of Grace view Estates, and how old is that trail? If a connecting trail/sidewalk is needed and agreed upon by the homeowners why not consider cement. Cement is longer lasting, aesthetically better looking, cooler in summertime/less stress on trees or ornamental plants, and lower maintenance. Furthermore issues will arise when pet owners allow their pets to urinate or defecate on the yards as well as trash becoming a maintenance issue for the homeowners. As concerned property owners we want our homes, our neighborhood, and our property values to be a safeguard and an enjoyable place away from the hectic daily grind of work. By putting this burden on us as well as the field street in our backyards we can only feel taken advantage and insecure about our children playing outside. So please reconsider this proposal and allow us life, liberty and the pursuit of happiness we so long for and is supposed to be an inalienable right in this country. Neighbors who could not be hear to voice their concerns have read and agree with those of us who feel so strongly against the walking-trail in our front yards. Their signatures below represent, their voice. Thank you I ,,1, , JOiig,4ti; l2A_.;J/~1 r) , //-,: \ - J lo',.... \1 /' ,.i"'!,}'" . .c:fJ ttfY--;t.-{,,/~,~:l::;~ ~/ C~k~ CvJ..<1vLLf th / \ , (i ,/ l/ Z, /e---.""" / / /l ....,--.... ~ LAv\.,\ 'i_~.. (~e-/~- .. \ \,-) c' '~ ~- i \1'1 Jr'A /l / ' VVI' (,A/ \. .' \\ ill <YjY' ~14 r ) f ,t-{ d J ! l..j/ I . lIt;., i l -... l CA..Jl.JC ,.:::.../,',. 'I' ~I /-.' ,4/V' -i! -...., ~ t:"';' ...'*'-, / c;..1V~' i-Ii, ^ t.. ~n L e,) . y' \ ~;~. of. . ,~" f ,/ It v~..::..-r l~JlL 1 l . (" ......... V\ ::.. " t! Z:' i -i?-v\{'c.... V~ ~ ~ 42:1 f.(.(.<,ttv t~./'v . i !r--GLr~, ATTN: TO WHOM IT MAY CONCERN RE:GRACEVIEW PROPOSED TRAIL SYSTEM WE WERE RECENTLY INFORMED OF A WALKWAY GOING IN PAST OUR HOME WHICH IS LOCATED AT 414 ELENA LANE.WE ARE STRONGLY OPPOSED TO THIS AS WE WERE NEVER INFORMED OF THIS AT THE TIME OF PURSCHASING OUR HOME IN MAY OF 2005.SINCE THEN WE HAVE COMPLETED OUR YARD BY INSTALLING UNDERGROUND SPRINKLERS,PUTTING SOD DOWN,DONE ALL OF OUR LANDSCAPING AS WELL AS PLANTING TREES. THE WALKWAY WOULD BE A INCONVENIENCE TO US AS WELL AS THE EXTRA EXPENSE OF HIRING SOMEONE TO MOVE THE SPRINKLER SYSTEM BACK, REMOVING SOME OF THE SOD AS WELL AS THE ROCK AND SHRUBS IN THE LANDSCAPING,HAVING TO MOVE OUR MAILBOX WHICH IS NOW CEMENTED IN THE GROUND AND BY POSSIBLY HAVING TO MOVE OUR TREES. OUR PREVIOS HOME HAD A WALKWAY IN FRONT OF IT AND WE WERE CONSTANTLY PICKING UP OTHER PEOPLES GARBAGE AS WELL AS HAVING KIDS RIDE THEIR BIKES THRU OUR YARD AND HAVING PEOPLE LETTING THEIR PETS DO THEIR DUTIES IN THE YARD AND NOT REMOVING IT OR DOGS LIFTING THEIR LEG ON THE SHRUBS AND TREES. NOT HAVING A WALKWAY THRU OUR YARD WAS PART OF THE REASON WE BOUGHT THIS HOME,THINKING IT WAS A QUIET NEIGHBORHOOD WITHOUT PEOPLE AND PETS GOING THRU THE YARD. WE LIKE OUR HOME AND THE LOCATION,WE ALWAYS TRY TO KEEP OUR PLACE LOOKING IT'S BEST AT ALL TIMES AND WE STRONGLY OPPOSE TO THE WALKWAY BEING PUT IN THRU OUR AREA. SINCERELY, SCOTT & JACQUELINE DIEDERICH 414 ELENA LANE ST. JOSEPH MN 320-271-0143 (}llWJC(, -'.') . t. I Attachment: Yes or No REQUEST FOR PLANNING COMMISSION ACTION Cresent Hills - Preliminary Plat/PUD/Rezoning DATE: April 3, 2006 AGENDA ITEM Public Hearing- MN Land Development Group, Jeff Richter PUD/Preliminary Plat Rezoning - Rl and R4 PREVIOUS ACTION The Planning Commission reviewed the concept plan for Crescent Hills earlier this year and agreed with the concept of mixed housing. Since the concept plan the density has been reduced significantly. The concept plan included 134 units and the plan before the Commission at this meeting includes 70 homes. RECOMMENDED PLANNING COMMISSION ACTION COMMENTSIRECOMMENDATIONS The City has received all the required information from the Developer. When reviewing the application it indicates that the development will be an R4 development which is Townhomes, Patio Homes and Row house. The definition of the homes preclude the construction of homes with basements. When we were reviewing the grading plans it became apparent that the development was not all patio homes. In discussing the matter with the developer representative (Westwood), it was discovered that they were in fact going to construct traditional Rl homes along with the twin homes. Westwood indicated that due to the topography and site conditions, it would not be feasible to construct all patio homes, therefore the housing style was change. A patio home development would require the removal of a large amount of trees. . By this time the City had already published the hearing notice to include R4 zoning. Therefore in your packet please find an email from Tom Jovanovich stating that the Planning Commission can still proceed based on the actual published notice. Westwood has provided the City with new narrative indicated the correct development and density calculations. The proposed PUD reduces the width ofthe lot from 75 feet to 60 feet. In calculating the density the average lot size is 11,108,. exceeding the minimum lot size. It is important to note that the PUD is not being utilized to increase density as we have seen in the past. The proposed development does meet the requirement for PUD and R4 Development. Included in the packet is a letter from SEH (Tracy Ekola) outlining engineering concerns. Tracy will be at the meeting on Monday evening. We do not expect to go through each Engineering comment on Monday night as Tracy can provide a quick recap. As staff we still have some issues to work out: easement from Lumber One for a small triangle for the extension of 15th Avenue; cost sharing details on the turn lane (CR 133), grade difference between Koening site and Lumber One site. Weare continuing to work out these items before the meeting. I did meet with Ted Schmid regarding the outstanding issues and he has expressed his concern regarding the 60' lot widths. He has clearly stated that he opposes any R1 development that has reduced lot widths. Administrator Judy Weyrens Mayor Richard Carlbom Councilors AI Rassier Ross Rieke Renee Symanietz Dale Wick CITY OF ST. JOSEPH www.cityofstjoseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission shall conduct a public hearing on Monday, April 3 at 7:30 PM. The purpose of the hearing is to consider rezoning a portion of the property described below as R4, Townhouse-Patio Home Residential, consider a PUD and consider a preliminary plat for a development to be called Crescent Hill. The property is legally described as: That part of east 1980.00 feet of the Northwest Quarter of Section 11, Township 124 North, Range 29 West, Stearns County, Minnesota lying northwesterly of the centerline of County Road No. 133, as established in STEARNS COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 13, according to the recorded plat thereof, said Stearns County. Except the north 194.00 feet ofthe west 22.74 feet ofthe east 1980.00 feet of said Northwest Quarter of Section 11. And: That part of the east.990.00 feet of the west 1650.00 feet ofthe South Half ofthe Southwest Quarter of Section 2, Township 124 North, Range 29 West, said Stearns County except the north 24.75 feet of said South Half of the Southwest Quarter lying westerly of the following described line: Commencing at the South Quarter corner of said Section 2; thence South 89 degrees-13 minutes 48 seconds West, assumed bearing, along the south line of said South Half of the Southwest Quarter a distance of 981.48 feet to the point of beginning of said line; thence North 00 degrees 34 minutes 36 seconds West to the north line of said South Half of the Southwest Quarter and there terminating. Excepting from the 2 parcels described above the following described tract: That part of said South Half of the Southwest Quarter of Section 2 and said Northwest Quarter of Section 11 described as follows: Commencing at said South Quarter corner of Section 2; thence South 89 degrees 13 minutes 48 seconds West, assumed bearing, along said south line of the South Half of the Southwest Quarter, a distance of282.91 feet to said centerline of County Road No. 133, being the point of beginning of the tract of land to be described; thence continuing North 00 degrees 34 minutes 36 seconds West, a distance 800.99 feet; thence South 40 degrees 38 minutes 50 seconds East, a distance of332.25 feet to said centerline of County RoadNo. 133; thence North 49 degrees 34 minutes 55 seconds East, along said centerline, a distance of 67.00 feet; thence North 49 degrees 22 minutes 35 seconds East, along said centerline, a distance of 454.12 feet to the point of beginning. The request for rezoning and special use has been submitted by Minnesota Land Development Group, 1015 West St. Germain Street, Suite 440 Cloud MN 56301. Judy Weyrens Administrator 2.) College Avenue North, PO Box 668 . Saint. joseph, Minnesotd )6')74 Phone ')2.0.')6,.]2.01 Fax ,2.0.')6').0,42. APPLICATION FOR PLANNING CONSIDERATION ClTY OF ST. JOSEPH 25 CoDege Avenue NW P. O. Box 668 St. Joseph, MN 56374 (320)363-7201 or Fax (320)363-0342 FeeS Paid R~ipt# Date STATE OF MINNESOTA) )SS March 6, 2006 OOUNTYOF STEARNS) Minnesota Land Development Group NAME: Jeff Richter PHONE: 320-252-9585 1015 West St. Germain Street. Suite 440 ADDRESS: St. Cloud, MN 56301 UWe, the undersigned. hereby IJIIIke the following application to the City Council and Planning Commission of the City ofSt Joseph. Stearns County, Minneso1a. (Applicants have the responsibility of cbeddng all applicable ordinances peItlliniDg to their application and romplyiDg with all 0IlIiDaIwe requiremellls): . . 1. Application is hereby made for: (Applicant must check any/all appropriate items) X Rezoning Zoning Ordinance Amendment Home Occupation Unit Surface Water Management Plan (Grading PMDit) x PUD Building Mover's Permit Building Moving- Owner's Permit Development Plan Approval Other, please specify: 2. Legal description of land to be affected by aJllllication, including acreage or square footage of land involved, and street address, if any (attach additional sheet if necessary): See attached. . 3. Present zoning of the above described property is: Agricultural 4. Proposed zonin&.. - Please describe the zon~ reclassification you are ~g and a statementllJll1Tative as to why your request should be granted. f{-4 Townhouse-Patio HOme Residential with PUD overiay Site was default annexed as Agricultural. the St. Joseph Comprehensive plan guides this area for other laAQ Y686. . S. Comprehensive Plan - Is the proposed rezoning consistent with the future land use map in the Comprehensive Plan? Yes Comprehensive Plan auides for hiaher intensity uses such as commercial and hiah densltv residential adjacent to Coumy 133aRd residential OR tlle remainder 6. Name and address of the present owner of the above described land: Robert Koenia 906 Terry Lane Sartell, MN 563n 7. Persons, firms, corporations or other than applicant and present owner who may or will be interested in the above described land or proposed improvements within one year after issuance of permit applied for, if granted, are: . . None known 8. Attached to this thereof are other material =31; )~~WemeBts, as ~ndieatetL Date: Applkant SigDature: ",' Owner Slpatllre: ~_ r~ City ofSt Joseph 25 College Avenue North ( St Joseph, MN 56374 PH: (320) 363.7201 FAX: (320) 363-0342 APPLICANT(S) NAME: Minnesota land Development Group Jeff Richter 1015West St. Germain S~reet. Suite 440 ADDRESS: St. Cloud. MN 56301 DATE: March 6. 2006 PHONE NUMBBR(S): 32()"'252-9585 FAX: 320-253-9236 PROPERTY OWNER(S) NAME (if different from Applicant): Robert Koenig 906 .Terry Lane ADDRESS: Sartel/; MN 56377 PHONE NUMBER: 320-251-0877 FAX: "PLEASE ATTACH ANY ADDITIONAL NAMES. ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS, .JIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND. . IIW e. the undersigned, hereby make the following application to the Planning' Commission and City Council of the City of St. Joseph, Steams 'County, Minnesota. (Applicants have the re8ponsibilityof.checking all applicable ordinances pertainirig 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~s) of Property: ~1.20620.ooo. 31.20762.000 Legal Description of Property: (Please Attach Metes & Bounds Description) . See attached . C. Required Inf~rmation: 1. Name of Plat: Crescent Hill 2. Location:. Northwest of County 33 at the intersection of 15th Avenue NE St. Joseph Development Manual . Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 3. Gross Area: 27.1 ac+/- 4. Number of Lots: 70 5. Current Zoning Classification(s): Township..will be annexed as Agricultural 6. Desired Zoning Classification(s); PUD - R-4 Townhouse-Patio Horne Residential x Yes, Skip to F No, if 'No' applicant must complete items below in italicized print The request(s) which llWe desire for our property require a variance from the following section(s) of the 8t. Joseph City Code: Section: Section: Section: Proposed variances(s): Whatspecial conditions and circumstances exist which are particular to the land, stl'ucture or buiJding(s) involved which do not apply to the land, structures or building(s) in the same zoning classification (atiach additional pages Os needed)? 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)? Wlwtfacts and considerations demonstrate that the literal interpretation aftke zoning or subdivision code or St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdlvsldn Review Updated. 04/04 .f other City code/plan would deprive you of rights commonly enjoyed by other properties in the same district under the temlSofthezoning code (tittach additional pages as needed)? . State your reasons for believing that if 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: State your reasons for believing that the action(s) you propose to take is/are in keeping with the spirit and intent of the code? 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 afthis code as r~erenced in state statutes: F. 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 St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 A high point is located near the northwest comer of the site. The topography slopes down to two small wetlands In the far northwest corner of the site and toward County 133. There are scattered slopes of more than 12%. The site is dominated by . woods with a few scattered openings. The type B solis on the site are suitable for residential development.. ( G. Describe the fiscal and environmental impact'the proposed development will have on adjacent property owners and the City of St. Joseph. 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. Environmental impacts include removal of trees but efforts will be made to preserve as manY as possible. Stormwater will be treated on site and post development runoff will strive to equal pre development levels. 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 permit the development and we of neighboring property in accordance with tlle regulations and goals of the city. The proposed residential development will have single family lots on the northwest side of the site with twin home lots on the Southeast. The location of the housing types provides a transition from the pending single family residential to the west to higher intensity uses to the south and east. These lots are intended to be starter hqmes and rental units. The Comprehensive Plan recommends commercial uses adjacent to County 133 and residential on the remainder of the site. A trail will be provided near 15t1l Avenue for a connection to the Lake Woebegone Trail on County Road 133. A road extends to the nortl;l to allow for Mure development of unplatted lands and connects proposed development to the west with T. Applicants for preliminary plat review must provide with this application the names and addresses of all adjoining property owners within 350 feet of the subject property. See attached 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, consultirig, mapping or studies that may bave 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'lling this application below. IlWe are hereby acknowledging this potential cost. ~$ '5 );) ~I/()0 Date Property Owners Signature Date St. Joseph Development Manual Forms for Platting, Zoning, and Building Application for Subdivsion Review Updated 04/04 PROPOSED LEGAL DESCRIPTION FOR CRESCENT HILL That part of the east 1980.00 feet of the Northwest Quarter of Section 11, Township 124 North, Range 29 West, Steams County, Minnesota lying northwesterly of the centerline of County Road No. 133, as established in STEARNS COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 13, according to the recorded plat thereof, said Stearns County. Except the north 194.00 feet of the west 22.74 feet of the east 1980.00 feet of said Northwest Quarter of Section 11. And: That part of the east 990.00 feet of the west 1650.00 feet of the South Half of the Southwest Quarter of Section 2, Township 124 North, Range 29 West, said Stearns County except the north 24.75 feet of said South Half of the Southwest Quarter lying westerly of the following described line: Commencing at the South Quarter comer of said Section 2; thence South 89 degrees 13 minutes 48 secon$ West, assumed bearing, along the south line of said South Half of the Southwest Quarter a distance-of 981.48 feet to the point of beginning of said line; thence North 00 degrees 34 minutes 36 seconds West to the north line of said South Half of the Southwest Quarter and there terminating. . Excepting from the 2 parcels described above the following described tract: That part of said South Half of the Southwest Quarter of Section 2 and said Northwest Quarter of Section 11 described as follows: Commencing at said South Quarter corner of Section 2; thence South 89 degrees 13 minutes 48 seconds West, assumed bearing, along said south line of the South Half of the Southwest Quarter, a distance of 981.48 feet; thence North 00 degrees 34 minutes 36 seconds West, a distance of 282.91 feet to said centerline of County Road No. 133, being the point of beginning of the tract of land to be described; thence continuing North 00 degrees 34 minutes 36 seconds West, a distance of 434.76 feet; thence South 49 degrees 21 minutes 10 seconds West, a distance of 800.99 feet; thence South 40 degrees 38 minutes 50 seconds East, a distance of332.25 feet to said centerline of County Road No. 133; thence North 49 degrees 34 minutes 55 seconds East, along said centerline, a distance of 67.00 feet; thence North 49 degrees 22 minutes 35 seconds East, along said centerline, a distance of 454.12 feet to the point of beginning. Crescent Hill Preliminary Plat/ PUD Narrative St. Joseph, MN March 28,2006 The 28 acre Crescent Hill site is located north of Stearns County Road 133 at the intersection of 15th Avenue NE. It is proposed that the site will an R -1 residential Planned Unit Development (POO). A total of70 residential dwelling units are proposed. A POO. allows the creation of non typical development standards. This document is intended to establish performance standards for the Crescent Hills POO 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. A single family residential project (Northland Heights Phase II) has been proposed west ofthe site. A salvage yard is immediately south of the site and agricultural alid industrial uses further south, across County Road 33. Areas east and north ofthe site are also currently agricultural in nature. The site currently is in St. Joseph Township and is being annexed into the City ofSt. Joseph. The St. Joseph Comprehensive Plan shows the site on the overall proposed annexation plan in the zero to five year annexation area. It is in Planning District 12. The Planning Districts do not specify 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. Two residential home types are proposed. . 50 Detached single family homes on public streets . 20 dwelling units in twin homes on public streets The Detached Single Family homes will be built on lots with a minimum width of 60' wide and 130' deep. These are lots for owner occupied homes. While the project request is for an R-1 POO, the lots will comply with the dimensional requirements ofR-4 zoning. Conventional home types are planned (full basements, lookouts, walkouts, side walkouts). The Twinhomes will be two dwelling unit buildings with a common wall and each with direct access to a public street. The twinhomes, like the detached single family homes will comply with the dimensional requirements of the R-4 zoning category. All twinhomes will be walkout units. Preliminary Crescent Hill PUD Narrative - Page 2 Private Park & Open Space: No dedicated Public Park lands are proposed in the Preliminary Plat of Crescent Hill. Private open space will be provided within the proposed project in several areas within the site. Lot depth in excess of the required minimums has been proposed to contain land for tree preservation and wetlands. In addition, land along the base ofthe hill (Outlots A & B, along the County Road) has been proposed to contain storm ponding as an open space element to allow the first residential units to be located further from the county road. A cash dedication in lieu of land is proposed. Public Trails & Sidewalks are proposed in the Crescent Hill Development Plan. A concrete sidewalk link to Northland Heights along the south side of the Hawthorn Lane public right of way (ROW) and in the Honeylocust Lane ROW to 16th Avenue is proposed. Additionally a concrete sidewalk link to future residential areas north of the site is proposed along the south and east side ofthe public ROW of 16th Ave, starting from 15th Avenue. From the intersection of 15th and 16th Avenues (in one of the steeper areas) a bituminous trail linkage to the Lake W obegone Trail has been proposed going back to the County Road 33 ROW. Public Infrastructure will be provided with linkages to the existing municipal system. Public rights of way are proposed with widths of 80' wide for 15th Ave. and 66' for all other internal streets Hawthorn Lane, 16th Avenue and Ironwood). The horizontal alignment of 15th Avenue as proposed by the adjacent development (Northland Heights) has been accepted in this plan and aligns with the existing location of 15th Avenue on the south side of Co. Rd. 133. The 400' extension of 15th Avenue within Crescent Hill will provide access to Northland Heights and Crescent Hill's 16th Avenue but no direct usage of this public street for driveways has been proposed by this development. 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 on the south side of Co. Rd. 133. Site Development Impacts are expected to include substantial regrading of the land to work with the sloping site. No wetland impacts are proposed in creating this development. The use of walkout style Twinhomes have been planned along the south side of 16th Avenue to accommodate the existing site slope. The grading plan illustrates the extent of tree preservation which can be achieved. It is estimated the proposed housing would provide for approximately 140-180 residents. PUD Justification The proposedproj ect is proposed as an R -1 PUD to achieve a diminished lot size to reduce tree removal on this wooded site. The proposed lotting would allow an over project density compliant with R-l zoning but use the R-4 standard to achieve reduced lot widths. The Crescent Hill project is proposed to contain two distinct but compatible housing types which will provide an efficient use ofland and help save natural amenities on site. Preliminary Crescent Hill PUD Narrative'- Page 3 The municipal Zoning Ordinances set forth standards which must be metto comply with an R-1 PUD request. These items are addressed here: Overall project Density Within the PUD Ordinance (Subd. 11, (d)) calculation of allowable density is addressed. The site area (excluding proposed public ROWand storm pond out lots) is 777,612 s.f. With a 11,000 s.f. minimum lot area for R-l, the site could accept 70.7 dwelling units. The proposed plan proposes a total of 70 dwelling units. Stated in a different manner, the current total lot area (of777,612 s.f.) and 70 dwelling units is equal to an average lot size of 11,108s.f. (exceeding the R-l minimum lot size). The PUD application is not being used to increase project density. Ratio of Single Family to Multifamily Dwellings The PUD Ordinance requires that the multifamily dwelling area must not exceed 20% of the entire site (Subd. 10). As proposed, the Twinhome area is 191,483 s.f. while the entire site is 1,178,400 s.f. This is equivalent to 16.3% ofthe entire site. 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 suggests that a harmonious use of this site should probably be more in the "starter" home, single adult and "empty nester" categories. Within the proposed project site plan, the proposed small single family lots border the traditional single family lots of Northland Heights on the west and through the center of the site. Twin homes border the south facing slope above the salvage yard and along the east side ofthe site. The location of the housing types provides a transition from the pending single family residential to the west, to starter and twinhomes, to the higher intensity commercial (salvage yard) adjacent to County Road 33 and industrial uses across the road. The locations of the 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 home buyers choosing to live in this portion of the City. The future use of salvage yard could continue in numerous non-residential uses because buffering has been established to create land use compatibility. Efficient Use of Land: The subdivision design has selected housing modules which provide superior density for the amount of road frontage required. Narrow lot single family and side by side twin homes are more efficient than traditional single family homes on the basis of required street Preliminary Crescent Hill PUD Narrative - Page 4 frontage perunit. Further the Crescent Hilllayoutuses no cul-de-sacs. The ratio oflot width to lot depth has been designed to maintain a typical project density. This was done by increasing the lot depth while reducing lot width. Within the R-l zoning category a minimum lot depth of 125' deep would be followed. The proposed Preliminary Plat uses lot depths of 130' to 135' perhaps only 10% of the time, lot depths of 140-180' approximately 80% of the time and lots in excess of 180' deep 10% of the time. Residential Lot widths of 60' minimums (typical ofR-4zoning) are proposed on the single family homes and 105' for twinhome lots. Preservation of Natural Features Increasing the ratio oflot depth to lot width had a second benefit: it increases the project's ability to preserVe natural features. The site's wetlands are proposed to be left 100% intact. Additionally, the proposed plan provides open space surrounding the preserved wetlands, in the back yards of the extra deep lots of Block 1 and Lots 1-21 of Block 4. The extra lot depth is also of particular value in establishing preserved "bands" of trees in the rear of the .. Lots 2-9 in Block 2. Lookout style homes have been designed for Lots 2-9 in Block 2 to maximize tree preservation in the middle of Block 2. These linear strips of trees will break up the areas into smaller viewing units. A buffer of trees will be preserved along the adjacent salvage yard. Conservation Easements will be created over the natural areas. 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. PUD Summary The excess lot depth (beyond ordinance requirements) designed Blocks 1,2, & 4 provides a decrease in site density (lots depths averaging approximately 150' rather than 125' required by ordinance). At the same time the 60' lot width provides an increase on density (60' . wide lots rather than 75' wide required by ordinance). The planning approval process for this requires an R-l PUD using R-410t standards. This approach to zoning gives the project an overall project density similar to what would be allowed under standard single family lot (R-l) sizes. In addition the developer is able to keep development out of the wetland areas and strategically preserve trees for their aesthetic value and as screening of undesirable views and land uses. The proposed project meets the requirements for an R-l PUD because: . 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'" ~\~ 5" " 6" ~ ~ .. ~ '" ;u "\z ~~ o;u ~[!3 ..p ~~ ~~ c '" olI;.~ ;;8 lli'; E~ ~~ ..> ~~ p~ ~ ~~i ~gz ~lil~ €I'" 4JlEll e SQZ"O 0-0 - ffl:V }; ~U~~~~U ~;:::~~~~ N_ C! c:v i. iili !i S.~F~i~'l/lli ~Uii ~w !:!liaaa~ ~ ~i!l' ~~~ ~ ~o ~~ ~ 0 sl .B ~ ~~ ~~8 2~ ~ ~~ ~ o~ . ~. ;I r. ~ ~ ,rz-< ~o = ~ i~~ ~~B ~~ ~i ~~n~ ~i~~~ ~~~~~, . ~~!i~ .~~~ ~ 2~ ~~.~ ~v~~ ~~~~ ~~~~ ~p ... ;0 =8 ~t.lUl-~~ . N!;! IT1 ,,:: ~~~~i~ " ~ e ~~~~~~~~ ~"~~~~~~ ~~~~ i~~ ~ ,;. . ~~~~ ~~11 ~ \.' ~ \ ~ t ;~-1 I' .:.; S :I:~ ~~ Z z~~ \" · :'.' ~~~ ~~ ~ ~ ~2 ~ ~ :j' [ , ~ gj ~ a a 's. . '. z!~~Z ...!.~ ......... ~ ! ~ ~ ~ ~, 0<_ ~~ :v " lQ t.l ~ p!.. S~J,. ~! I E Z t; i ~~-~~ ~ ~!!re en ~ ~ ~ ~ .~~~~ ~~ ~~g ~~ "'i ltl lVlIVMZf'):5j- I/l~n j!:j!i i li "' i : v s~~:o t"~ 2~; Ii n m i!l ': m ~ ~.,. s, ~~~ e :1Il I n I ~ ~~~~;: !i: I:\i': ~ ~~. ~~ ~~ ~ ~ o!! !il ,'i!E ~ ~ III f')i!= ~ ~...,. ., . "0 '. ' r . \~ . '.... .,' ~~~ ~ ~~ I~~ ~~ ~~~ ~~ ~2~ ~ ['l' (=j ~ ~ g i III f.l pl "'!.oI "":-"~ d~gig!~i!i;d~i~ ~ ~~~~~"~~~~~ijJ - i~!i1~~~~i~~~~ 1"1~5!zJ:;;tI l'1i~"'~ ~~:;:~~~ ~~,"~Cl ~l::~"'~~ !" ~;I~ l.l~;S~ ..ea ~f~~~ ~ ~~~ [! E~i! ~ ijJ"l'l ~ ~ ~!l~ ;" ~~!i1'; .. !i1;!"' Kl f;\1l ~ ~ ~~z ~ ~!!2! i Cl "lll;!~ ~ z~h II I I 1'I1SJ. G) dtOZ a!: ~ ~a~ ~ ;!~; e Z::iIlI' l I"1::!CI' CI' "I Ii! ~ !ii II l!l 6 ;I f,l~2 f;\ 2 -i12 1\ .. ~:e !i1 lE ~~ ~~:!: !i1 ~ g, r: 5!g !i1 Jt... SEH MEMORANDUM TO: Judy Weyrens, City Adminstrator FROM: Tracy Ekola, City Engineer DATE: March 20, 2006 RE: Crescent Hill Preliminary Plat Engineering Review Comments SEH No. STJOE0608 14 Please find the following engineering review comments for the Crescent Hill Preliminary Plat: General and Streets 1. Additional ROW or roadway easement will be required at the intersection of 15th Avenue and 16th Avenue. It is the developer's responsibility to negotiate and obtain the necessary ROW to provide a full intersection at this location. 2. Provide turn lanes at intersection of 15th Avenue and CR133. Turn lane construction shall be coordinated with Stearns County Highway Department. City will work with Northland Heights Developer during Northland Heights Phase 2 development to provide a cost reimbursement based on contributing traffic from each development (Northland Heights Phase 2 and Crescent Hill) for turn lane construction. 3. Provide geotechnical report with pavement section recommendations for City Engineer approval. 4. Temporary cul-de-sac is required at the north end of 16th Avenue NE. Temporary cul-de-sac (roadway easement) may delay construction on Lots 27 and 28, Block 4, until roadway is extended to north. 5. Street names to be reviewed by City Staff and City Engineer. 6. Hawthorn Lane and 15th Avenue NE are mislabeled on Sheet 6, Street Profiles. 7. Only one ingress/egress to the development (via 15th "Avenue) is provided with this subdivision plan. Additional access will be provided by September 30, 2008, per the Northland Heights Development Agreement (to be provided by extending 15th Avenue to the north to by the Northland Heights Development project). Grading, Drainage & Stormwater 8.~ The revision of 15th Avenue will cause the intersection of Hawthorn Loop (south leg) and 15th Avenue to be located just below the crest of the curve. The grades for 15th Avenue to the North may need to be revised to allow for adequate sight distance at the intersection. Northland Heights (Phase 2) Lots 4&5, Block 9 and Lots 15 & 16, Block 5 will need to be revised (lowered-approx 4-5 feet) to compensate for the lowering of 15th Avenue to accommodate the 16th Avenue intersection. Grading will be required along the rear lots of Northland Heights, Block 9 and ~rescent Hill Block 3. Grading of this area was previously shown to flow via a drainage swale towards an existing wetland. Due to the changes to the road grades, drainage from Northland Heights (Phase 2), Block 9 will need to flow through the Crescent Hill development. 9. The garage floor elevation of all structures shall be a minimum of 12" and a maximum of 36" above the grade ofthe crown ofthe street which the lot fronts. 10. Grading and drainage in the CSAH 133 ROW shall be coordinated with Steams County Highway Deparu:nent. 11. Storm water drainage from future roofs and yards on Block 4 will flow toward the salvage yard property. Provide additional grading to minimize the extent of the runoff in this direction or Short Elliott Hendrickson Inc., 1200 25th Avenue South. P.O. Box 1717, St. 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 Crescent Hill Preliminary Plat Engineering Review Comments March 20, 2006 Page 2 provide roof drains to allow roof runoff from Block 4 to be routed to the street storm sewer. Yard drainage may be allowed to continue to flow toward the property line as long as runoff does not exceed predevelopment rates. 12. Provide storm sewer stubs ~o lots where needed to accommodate proper lot drainage or to accommodate excessive sump pump discharge (depending on geotechnical report)~ 13. Provide wetland delineation report and LGU review/approvals. 14. Lot pads appear to meet wetland setbacks per ordinance requirements: 50' for buildings and 75' for paved surfaces. ' 15. Proposed treedearing limit is different from the "tree preservation area". Address preservation of trees in areas outside the "tree preservation area" as part of the construction plans. 16. Pond design shall conform to the attached Local Pond Design Standards from the City's Storm Water Management Plan. Pond locations are generally consistent with the City's plan. A two- pond system configuration is required (one on either side of 15th Avenue) to allow for the correct alignment for lStl1 Avenue and provide adequate storm water capacity for the development. 17. Pond side slopes must be 6: 1 or flatter above the level of the pond outlet. 18. Pond vegetation shall be a mix of native grasseS and forbs. 19. Provide paved access to ponds. 20. Proposed sub-catchment area 50 has a Curve Number (CN) of74. This area has lots sizes between ~1/8ac and 1/4ac. Common CN's for these lot sizes are 85 and 75 respectively. A CN for this sub-catchment area should relate the average lot size with the corresponding CN. 21. Consider additional CB ' s on the west side of intersection of 15th Ave. NE and 16th Ave. NE and at the intersection of Honeylocust Lane NE and 16th Ave. NE. 22. Final design should consider need for multiple CB's (i.e. allowable spread on roadway). 23. Drainage rate to the wetlands in the North West corner ofthe development are increased from existing to proposed conditions. Area 10, draining to the north Wetland, for the 10 year event increases from 0.97cfs to 1.11csfand for the 100yr event from 2.31cfs to 2.56cfs. Area 15, draining to the west wetland, for the 10yr event increases from 1.55cfs to 2.26cfs and for the 100yr event from 3 .66cfs to 4.95cfs. City Pond Standards requires rate control for the 10 and 100yr storm events. Discharge must be less or equal to existing conditions. 24. Evaluate increased runoff volume and erosion/damage potential on areas downstream. City Pond Design Standards require volume control for areas where increase volume is likely to cause damage downstream. The volume rate into the county ditch is approximately tripled from existing conditions to proposed design. Downstream conditions should be reviewed with the Public Works Department, City Engineer, and the County Engineer during final design to ensure no damage is caused by this increase in volume. 25. Provide net developable acreage with final plat submittal for storm water development fee and parkland dedication calculations. 26. Submit preliminary plat to the Sauk River Watershed District. Utility Plans 27. Provide 10" PVC Sanitary Sewer on 15th Avenue NE. 28. Provide 10" DI Watennain on 15th Avenue NE. 29. See updated City of St Joseph Standard Details for water and sewer service locating markers, gate valve box and manhole details. 30. Developer shall disclose to purchasers that lots with elevation greater than 1130' may be subject to low water pressures. Based on the city water system model, the pressures would not be below the minimum level of 35 psi {per 10 States Standards), however, levels below 40 psi may be deemed undesirable by the homeowner. The developer may decide to install individual booster pumps or install larger diameter water services and meters. While oversizing (1 Yz" or 2" services Crescent Hill Preliminary Plat Engineering Review Comments March 20,2006 Page 3 instead of the typical 1" service) these lines and appurtenances would not boost the pressure, it would serve to eliminate some of the head losses that are typically experienced in a home service line, water meter and plumbing system. By doing this, the homeowners would experience working pressures that are more near what is experienced at the watermain in the street, since some of the head losses due to friction would be eliminated. 31. Trunk sanitary sewer charges for the DBL lift station will apply to this development, as well as SAC and WAC. . Sidewalk, Trail, Park 32. Trail and sidewalk plans shown on the preliminary plat do not match the Trail and Sidewalk Plans submitted with the Concept Plans. Trail and sidewalk locations should be submitted to the Park Board for approval. 33. Consider alternate alignment for the trail located on Outlot A to allow for flatter grades than the 8% street grade on 15th Avenue. Trail should extend to SW corner of property. 34. Provide sidewalk on Hawthorn Lane and the southern portion of Honeylocust Lane NE to connect sidewalk on 15th Avenue to 16th Avenue sidewalk. Providing .sidewalk on Hawthorn Lane allows more reasonable sidewalk access to the Northland Heights development and to sidewalk/trail leading to Northland Park since the grades on 15th Avenue between Hawthorn Lane and 16th Avenue are steep. Attachment c: Dick Taufen, Public Works Director Mitch Anderson, Steams County Hwy Dept. Joe Bettendorf, SEH Ryan Gideon, Westwood Ron Wasmund, City of 8t Joseph Building Official x: IsIstjoeI060800Icorr\m-jweyrens032006.doc Crescent Hill Preliminary Plat Engineering Review Comments March 20,2006 .. Page 4 Attachment: Local Ponds for Single Family and Multi-Family Residential Developments General Local ponds are constructed to control the rate, and sometimes the volume, of stormwater runoff from residential developments, including residential PUD's. They should beset away from structures where they can blend in with the landscape and avoid the appearance of an unsightly pit. Slopes should be gentle to reflect the fact that they are dry most of the time. Vegetation should be different from surrounding lawns to show a clear end to the recreational character of the lawn and a beginning of a different land use. Ownership Ponds are usually owned by the City and are constructed on outlots dedicated to the public. The City may, from time to time, consent to placing these ponds on easements where the development has an association to provide perpetual maintenance. Design Criteria A. Desiflll Stoml. Ponds that have outlets shall be designed for the 100-year storm. Ponds without outlets shall be designed for two back-to-back IOO-year storms. Design must include a 1- foot freeboard between he high water level and the top of the pond. There must be 2 feet of elevation between the high water level and the lowest structure opening, The lOO-year return period is based on 5.8 inches of rain in 24 hours and a Type n storm. B. Infiltration. Where infiltration is used to reduce the size of the pond, it must have a 2: 1 safety. factor. Infiltration rates must be verified by field testing the pond bottom and/or embankment surfaces after construction has been completed. C. Rate control. The rate of discharge must be controlled so that the rate after development is eqwil to or less than the rate before development for the lO-year and lOO-year storm events. Since the discharge is concentrated flow, provisions must be made to prevent downstream erosion. For the 2-year, or NPDES water quality event, the discharge rate must be less than 5.66 CFS per acre. D. Volume Control. Where the City determines that any increase in runoff is likely to cause damage downstream, the pond must also be designed to keep runoff volume at pre- development levels. Design Standards A. Pond Shape. To the extent possible given site constraints, ponds shall be designed so that the length is approximately 3 times the width. This can also be accomplished by creating berms or baffles in the pond to route the water to the outlet over the longest possible path. The idea is to maximize the detention time to promote settling of suspended material. B. Pond Depth. Where the pond depth exceeds 10 feet from the overflow level to the bottom of the side slope, a shelf or terrace must be provided for maintenance. The shelf must be 10 feet wide and have a 10:1 side slope. C. Inlet Structure. Inlets should be constructed in the lowest tier of the pond to minimize potential side slope erosion. Where possible, the inlet should be brought into the pond approximately 2 feet above the pond bottom to minimize erosion potential, but still allow for Crescent Hill Preliminary Plat Engineering Review Comments March 20, 2006 Page 5 sediment buildup. This can be accomplished through a drop structure where it is necessary to reduce discharge velocity. Where the inlet must enter the pond higher to maintain pipe capacity, the slope must be protected with riprap from the pond bottom to a point 2 feet above the top of the pipe. D. Riprap. Riprap and filter fabric must be extended out from the inlet far enough to prevent erosion due to excessive discharge velocities, occurring when the storm sewer is surcharged. Riprap protection must be carried wide enough to prevent undermining. E. Overland Flow. Where significant storm water runoffis.directed to the pond by sheet flow or swales, it must be collected by a culvert or catch basin before it reaches the pond slope and conveyed to the inlet pipe. F. Outlet Structure. Outlet aprons that exceed IS-inches in diameter should be equipped with trash guards. Where there is potential for petroleum products or surface debris to accumulate in the pond, a cap-skimmer type structure should be provided at the outlet. G. Overflow. An overflow or spillway must be constructed to direct excess water safely out of the pond during runoff events that exceed the capacity of the pond. The overflow crest should be at the 100-year high water level of the pond, and should be sized to keep the backwater below the freeboard elevation. H. Pond bottom. Large ponds should have a 2 percent slope on the pond bottom directed to a pit area near the outlet that is accessible for maintenance. 1. Side Slopes. Side slopes must be 6: 1 or flatter above the level of the pond outlet, and 4: 1 or flatter below the outlet elevation. J. Clearances. Ponds must be located so that the edge of the high water is at least 70 feet from the nearest structure. Ponds under public ownership must be located so that the edge of the high water is at least 20 feet from the nearest property line. K. Vegetation. Ponds that are to be operated and maintained by the City must be seeded with an approved mix of native grasses and forbs. Different mixes may be specified for the top, sideslopes, and pond bottoms. Vegetative growth must provide a clear line of demarcation between lawns and the ponding site. L. Access. Pond outlots must include a 20-foot wide access from a nearby street. The access from the street to the pond should include a paved entrance and turnaround and mowable turf to blend in with neighboring yards, but still be under City ownership to prevent complaints generated by maintenance vehicles accessing the site. In addition to access from the street, there must be a 20-foot wide access shelf around the top of the pond for maintenance vehicles. The access shelf should have a 20: 1 or flatter cross slope, and be seeded with native grasses and forbs to provide a visual break between adjacent lav.rns and the pond. M. City Review. An pond designs must be approved by the City. The City may approve deviations from the above standards due to site constraints on a case-by-case basis. Increasing development density is not considered a site constraint. The City may also require additional design features on a case-by-case basis. Administrator Judy Weyrens Mayor Richard Carlbom Councilors AI Rassier Ross Rieke Renee Symanietz Dale Wick CITY .OF ST. JOSEPH . www.cityofstjoseph.com . March 23, 2006 Minnesota Land Development Group Jeff Richter 1015 West St. Germain Street Suite 440 St. Cloud MN 56301 Dear Jeff: The City is in receipt of your preliminary plat application for Crescent Hills. In reviewing the documents we noticed the following deficiencies: 1. The Development Packet did not include a petition for annexation. The . property for the proposed plat is currently located in St. Joseph Township. Enclosed for your convenience is a request for annexation. While the fee for annexation has been paid, we still need the signed form by the current property owner. 2. The Application for Subdivision Review and Application for Planning Commission consideration have not been signed by the property owner. If you have an executed purchase agreement you can sign these two forms as the property owner. We would need a copy of the PA to verify ownership. With regard to comments on the plat, the Development Committee has reviewed the plat and offers the following comments: 1. To familiarize the Planning Commission with the site, we encourage you or your representatives to meet with the Planning Commission before the public hearing. The City will coordinate such a meeting if you are willing. This is important so that the Planning Commission has an understanding. as to how many trees will be removed and if the trees that are left will serve as an adequate buffer to the salvage yard. 2. It is unclear from the application if all the homes in the proposed . subdivision will meet the housing styles as identified in the R4 Ordinance. Said Ordinance only allows patio homes, twin homes, townhomes or row homes. If it is your intention to construct single family homes you will need to identify by lot the style of homes that will be built. In addition, you will need to verify the density. That is, you cannot exceed the density that would be allowed under the Rl Zoning District. This requirement applies if you will not be following the R4 housing styles. 2.) College Avenue North . PO Box 66s . Saint. Joseph, Minnesota .,6j74 Phone j10.j6j.72.0! fdX j1o.j6joj41 Mr. Jeff Richter March 23,2006 Page - 2 - 3. Design comments - see attached SEH comments. 4. The City relies on Steams County Environmental Services to review plats for wetland issues. The City will need a letter from Greg Bechtold at Steams County Environmental Services verifying that he has reviewed and accepted the plat and all wetland issues have been resolved. In order to move this plat forward I ask that you submit the required information no later than Wednesday, March 29,2006. Also please let me know as soon as possible if you would be willing to meet on site with the Planning Commission and if so the date and time. If you have any questions or need additional information please feel free to contact me at 320-363-7201. Sincerely, CITY OF ST. JQ.SFPH ( ''', ._~-7'("(((/ l{,,!--{:I;PC,,{{>o , ' Judy Weyrens Acfininistrator cc: Joe Bettendorf/Tracy Ekola, City Engineer Tom Jovanovich, City Attorney Ron Wasmund, Building Official St. Joseph Planning Commission Tim ErkillalRyan Gideon, Westwood Professionals Judy Weyrens From: Sent: To: Cc: Subject: Thomas G. Jovanovich [TJovanovich@rajhan.com] Wednesday, March 29, 20064:53 PM Judy Weyrens Barbara A. Zierden RE: Preliminary Plat Hearing, Signature Homes Judy, I don't think it has to be republished since there is no prejudice to anyone. clearly says that a PUD will be considered and the Council has the discretion mixed use regardless of what the developer initially requests. If the notice Rl, I would say that republishing is necessary because the proposed use would dense than the use in the notice. The notice to require a only said be less Tom Jovanovich Rajkowski Hansmeier Ltd. 320-251-1055 tjovanovich@rajhan.com This is a transmission from Rajkowski Hansmeier Ltd. and may contain information which is privileged, confidential, and protected by the attorney-client or attorney work product privileges. If you are not the addressee, note that any disclosure, copying, distribution, or use of the contents of this message is prohibited. If you have received this transmission in error, please destroy .it and notify my office immediately at our telephone number (320) 251-1055. ----~Original Message----- From: Judy Weyrens[mailto:jweyrens@cityofstjoseph.com] Sent: Tuesday, March 28, 2006 6:46 PM To: Thomas G. Jovanovich Cc: Barbara A. Zierden Subject: Preliminary Plat Hearing, Signature Homes Tom - The City published a hearing notice for MN Land (Signature Homes - see attached) for a preliminary plat, PUD and rezoning. In reviewing the documents they were making application for a R4 Development. The homes do not meet the criteria of the R4 zoning district as homes can only be slab on grade. During discussion we found out that they intended to construct traditional single family homes. Regardless the development will be completed as a PUD and it qualifies. If a portion of the plat is actually Rl it needs to zoned as such. Question: Does the City need to re-advertise the zoning hearing since it is not all R4 and Rl would result in a less dense development? The final zoning will be a combination of R4 and Rl. Judy Weyrens Administrator City of St. Joseph PO Box 668 St. Joseph MN 56374 (320) 363-7201 (320) 363-0342 (Fax) jweyrens@cityofstjoseph.com 1 S:C/l . Z -i : iii B C/lC/l ! 0 ~ ~::I: . ~ ~'.- 'l ,- f .' n ::D m C/) n m Z -i ::I: ;::: ,... n o z n m ." -i ." ~ Z II II II Ii ---L.. ! j J. ,... o n." ~~I 0<- zm n ;s:-i ;I> ." '. i <._--....._~-.: r--__.._'";__~ j -_._-:~--:: -:-~~:~--- VI ~ ~ 1 /. J 0 ". J '0 rlr , .... ~~'~(T1 ~, g 'rrl oZ ."t_. o . O'-"i G~~1 z15 , ~~. m ~" .t 'I ( I l'r I l; I',. ",f '.' Rental Address: CITY OF ST. JOSEPH RENTAL HOUSING LICENSE APPLICATION TO BE COMPLETED BY THE PROPERTY OWNER / MANAGER PRIOR TO INSPECTION Owner Information ~._._.__._..._._----_._-_.._----------_._._----_._...._.----..-.----.--.----.-.----.--.-.------...--.--.--.--.--.---.---.---------...] Name: I PAT e D/I/ UJA\r . ' . ...............---.--------.---.-.----.-.----"------.------.-.....-.-.-..--.---.--.--..--.-..-.......-.-.-.-.-..---..----.---.....--.----.....-.-........-....-.---.........--...........-. Address: [=~2~==~-.~~~ i:1~_~__~_~=_~.;~.-~~:~~~:=~:.=:~~:=.~~~.=-==:~~~~=~~::=-::=-===:~:~:-.] Phone: [~~~&SZ=_fg.~-~2.?~ I ...-_==~=_~_===~=~==_~-.~======~~:___=:=~~===-.:] Manager Information Name: Address: Phone: Is this unit permitted under an Interim Use Permit? Yes ~ No TO BE COMPLETED BY THE RENTAL HOUSING INSPECTOR Reported CD I to I s / flfgnatur /,:.lr"'~ //~ Verified Number of units licensed Number of bedrooms per unit Number of kitchens per unit Number of bathrooms per unit Number of tenants per unit ((~ >3 ~~/-O Ie Date '3 -3 I ~ d io Date HOUSING, MAINTENANCE AND OCCUPANCY CODE ORDINANCE NO. 55 CITY OF ST. JOSEPH, MINNESOTA Address: Addition: Owner: Manager: Type of Structure: Apartment Single Family Address; Address: Multiple J.lvF S'. E To the owner, lessee, agent or occupant of the above described premises, pursuant to the authority vested in me by S1. Joseph Code of Ordinances No. 55, you and each of you upon whom this order shall be served are hereby ordered within 30 days to make the following repairs. ~ ~ Failure to comply with this order may be grounds for imposition of a fine up to $1,000 and/or suspension or revocation of your rental license by the S1. Joseph City Council Dated this '3 I day of Nt ~II . .zeoo- ;}. dO S, RE-INSPECTION DATE COMPLIANCE DATE Dick Taufen From: Sent: To: Subject: rcarlbom@astound.net Monday, April 03, 2006 6:30 PM Dick Taufen [Fwd: Tonight's City Council Meeting] untitled-2 Attachments: r:;.~ ~ untitled-2 (4 KB) Subject: From: Date: To: ---------------------------- Original Message Tonight's City Council Meeting "Stamps, Mary" <MSTAMPS@CSBSJU.EDU> Mon, April 3, 2006 3:25 pm rcaribom@astound.net Hi, Richard. How are things with the DFL? I am writing about an item on the agenda for tonight's City Council meeting. My intention had been to appear in person at the meeting but I will not be able to do so. A request has been made to rezone the property at 35 2nd Avenue for rental property. I urge you to disallow this request. Rental properties not only detract from the value of the homes surrounding them, but they also diminish both the safety and stability of the . neighborhood-and often the aesthetics of them. I have heard (and experienced) numerous incidences of our community's transient population disrespecting both the properties and peace of the area. In fact, some neighbors a few doors down on Minnesota Street recently sold their house and bought a place out in the country because they grew tired of drunken pranksters stealing items from their porch and their yard being used as a cut-through to downtown. (Sorry if that sounded harsh, but it is the truth. ) As a permanent resident of St. Joseph-and a conscientious voter-I would greatly appreciate it if you and the Council would favor homeowners in this matter. Thanks, Mr. Mayor. Mary Ewing Stamps 200 E. Minnesota Street 1 PL\NNlt$G . rNGltitr~ING . April 2006 370 1 12th $tr~f.'t North. Suit" 200 $t, (Ie>",d, filM $030] Judy Weyrens S1. Joseph City HaH 25 North College A venue S1. Joseph, MN 56374 1>1>""", 310.ZS;3<M$5 h'lX; 320<~S3^t7:J7 fi'{;~fJ;_, 1 ~BGn~21~>94.9S sr, 1;;1.000 Ite: Crescent Hill 'fW.lli G'f1ESlMETl'lO Ref: 20055158.00 CO . SHAI!\IEgJ:j Dear Judy: Following is a response to Tracy Ekola's March 20, 2006 Memorandum to you regarding the e.ngil1cering review of the Crescent HiJIPreliminary Plat The items are numbered to be consistent with Tracy's numbering.' GeneJ;;!l and. Streets L We met with TedSchrnid of Lumber One to discuss the need for additional ItO W at the intersection of 15th Avenue and 16th Avenue. He agreed to work with the underlyi11g property owner to provide approval of an easement to be provided by MN Land Development Group (M1.DG). 2. We met with the Steams Cotlnty Highway Department thisrnoming and received infbrmation regarding the design requirements for the turn limes on CR 133. The pl'eliminary plans will be revised to meet the county's standards. A cost estimate '\vi11 be provided to assist in determining cost sharing between Lumber One and MLDG. 3. A geotechnical report was provided to Tracy. 4. An o11set, temporary cul-de-sac wiU be added to the end of 16th Avenue to impact one lot (west side). 5. After the street names are reviewed by the city, 'vvewiII correct as needed. 6. The profiles will be renamed. 7. The second ingress/egress via IlawthornLane may be deleted and a 20' walkway easement provided in its plac.e. Gradir:ml.cDrainage & Stormwater 8. Per Lumber One's request, the plans/profiles for ISlh Avenue were forwarded to them. for review by their engineer, The resulting drainage from Northland will be accommodated in the Crescent FIill hydrology. 9. '[he garage floor elevations will be reviewed to determine if they are between 12" and 36" a.bove the street crown. However, some drivc\vays may need to be in excess of 36" (less than 10%) to allow rear to front drainage. 10. The hydrology to CR 133 was discussed at this moming's meeting with 'I'racy and Stearns County Highway Department. Tracy is to research CR133 pond design/hydrology and provide it to Westwood. Westwood will incorporate the CrescentHiIl hydrology model into the CR133 model. April 2006 Page 2 11, \VestwQod win review with MLDG the possibility of adding roof gutters for the rear of the homes on Block 4 to limit drainage to the salvage yard. Adding rear yard storm sewer or regrading the reat yards is not desired as this WQuld impact the tree preservation area. 12. Storm sewer slubsto lots will be reviewed at final engineering. 13. A wetland delineation/report was forwarded to Tracy. 14, Nothing required, 15. The t1'ee preservation areas were walked \\'ith the PC and city engineer. For reasol1sof simplicity, the tree preservation areas will not be perfectly consistent with the easements. 16. Nothing required. 17, Nothing req~lired. 18. '1'he prelimhiary g:rading plan will be revised to add the seed type mix, 19. Paved accesses will be provided to the ponds off of 15th Avenue. 20. The hydrology report will be updated accordingly. 21. Additional CB's \vill be added. See above. 23. '1'he hydrology will be revised by adding yard CB's as required to limit the rate of runoff to pre-developed conditions, 24. See item 10. 25. Net developable acreages will be provided at final plat. The preliminary plat and PID was submitted to Julie Klocker at tbe Sauk River Watershed. Julie stated that the PID was not in their jurisdiction. However, per my meeting with Tracy this tnorningwe will verity that all of the site is not in the watershed. Utili tv Plans 27. The sLU1itary sewer on 15th Avenue will be increased to to". 28. The water main on 15th Avenuewi1l be increased to 10". 29. We reCeived the updated details for St. Joe from the city engineer. We will update the preliminary plans to include the new details. 30.MLDG \viI1 disclose the infor!llation required, 31. Nothing required. Side}YElk.,.I@ihigtl~ The sidc\valks will be revised to include a walk along the Hawthom Lane alignment. The bituminous trail along 15th Avenue will be reviewed to wincI it around the pond and provide a stub to the SW corner ofthe plat. See item 32. 34. See item 32. I believe this should address all of the items listed in the Memorandum, 1 have enclosed a copy ofthe memo for reference purposes. April 2006 Page 3 Please feel free to contact me if you have any questions. Sincerely, WEST I ".OD PROFESSIONAL SERVICES,INC. cc: Ttacy Ekola, SEH JeffMiUer, Steams County Highway Department Tim Erkkila, Westwood Professional Services, Inc. Jeff Richter, MI.DG >..