HomeMy WebLinkAbout5.b. PCExSumm St Croix Home Builders Add PUD Amend 9-27-16EXECUTIVE SUMMARY
Planning Commission Meeting Date: September 27, 2016
Tentative City Council Meeting Date: October 18, 2016
AGENDA ITEM: Cases 16-43-SMP and 16-44-PUD Request
by St. Croix Home Builders for a Major
Amendment to a Planned Unit Development AGENDA SECTION:
and Simple Plat to Construct 11 Townhouse Public Hearing
Units on Lot 2, Block 1 of Rahns Ninth
Addition
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 5.b.
ATTACHMENTS: Site Location Map; Project Narrative; Floor
Plan Examples; Building Elevation APPROVED BY: KL
Examples; Development Plans: Cover
Sheet, Site Survey, Demolition Plan, Site
Plan, Grading, Storm Water, and Erosion
Control Plans, Utility Plan, Preliminary and
Final Plat, Detail Sheets, Tree Preservation
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Plan, Landscape Plan/Details; Rahn 9
Addition Final Plat; City Engineer
Memorandum Dated 9/21/16; Parks
Department Memo Dated 9/22/16
RECOMMENDED ACTION: Staff recommends the Planning Commission make the
following motions:
1. Motion to recommend the City Council approve a Major Amendment to the Rahns
Ninth Addition Planned Unit Development subject to the following conditions:
a. Execution of a Planned Unit Development Agreement.
b. Submission of final building plans and elevations for each of the proposed
residential -family attached
standards and the front elevation requirements listed below.
c. The front elevation design shall include one of the following elements:
i. A minimum of three and a half (3.5) feet of brick or stone wainscoting,
excluding doors, windows or the wall behind the front porch that
extends to any façade facing a private or public street;
ii. A front porch with a minimum depth of four feet with railing that extends
at least 30% of the width of the front elevation, including the garage;
iii. No more than 70% lap siding, excluding doors and windows.
d. A deviation from City Code Section 11-4-8 (F.5.a.) to reduce the side yard
setback to twenty five (25) feet for the eastern property line, and fifteen (15)
feet for the western property line.
e. A deviation from City Code Section 11-2-18 (G) to reduce the number of
required parking spaces within common areas to four (4).
f. A deviation from City Code Section 11-2-18 (M.1.) to eliminate the
requirement for playgrounds or passive recreation space.
g. Documentation that there is sufficient maneuvering space around each of the
common parking stalls located at the east and west ends of the private
driveway. The plans for these parking areas shall be amended to provide
additional space if necessary. Final resolution should occur prior to City
Council review.
h. Compliance with Section 11-2-8 (M) of the City Code concerning
i. Installation of fire hydrants in accordance with City standards.
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j. Obtain all required permits and securities for work within the Upper 149
Street West right-of-way.
k. Trees installed on within the development shall be planted in a location that
does not interfere with curb stops or individual sewer or water connections.
l. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated September 21, 2016
m. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated September 22, 2016.
2. Motion to recommend the City Council approve the Simple Plat for St. Croix Home
Builders Addition with the following conditions:
a. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated September 21, 2016
b. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated September 22, 2016.
c. All easements as requested by the City shall be documented on the Final
Plat.
SUMMARY
Applicant: St. Croix Home Builders (Norm Dupre), P.O. Box 186, Stillwater,
MN
Location: Lot 2, Block 1 of Rahns Ninth Addition. Immediately east of water
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tower site near the intersection of Chippendale Avenue and 150
Street West
Acres: 1.49 Acres
Proposed Lots: 11 Lots
Wetlands: None
Net Density: 7.38 Units/Acre
Existing Comp Plan Designation: LDR Low Density Residential
Existing Zoning: R3 Medium Density Residential
Proposed Zoning No Change Proposed
The Planning Commission is being asked to consider an application from St. Croix Home Builders for a
major amendment to a Planned Unit Development (PUD) along with a Simple Plat (combined preliminary
and final plat) to allow 11 townhouses on 1.49 acres. The proposed development is located near the
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intersection of Chippendale Avenue and 150 Street West (Highway 42) on a platted lot within the Rahns
Ninth Addition Subdivision. The developer is proposing to construct four separate buildings on the site in
the form of two two-unit, one three-unit, and one four-unit buildings. All units would be platted on
separate lots with a shared common wall between neighboring structures.
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BACKGROUND
The subject property is somewhat unusual because it is one of the few remaining vacant, undeveloped lots in
this portion of the City. All surThe site
is located approximately 200 feet east of Chippendale Avenue and is a double-frontage lot with frontage to
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both Upper 149 Street West and 150 Street West/Highway 42. Access to Highway 42 is restricted, so any
new roads or driveway connections serving the property must connect to the north. The uses adjacent to
the site include the municipal water tower at Chippendale Avenue and Highway 42, a small office building
and parking area north of the water tower site, and a townhouse/condominium site with three four-unit
buildings located to the east.
were all part of a PUD concept plan approved by the City in 1979. The original PUD included two 20-unit
and one 11-unit condominium buildings spread over the development area. A subsequent amendment
eliminated one of the residential buildings and replaced it with the existing office building. The plans for the
remaining condominiums were also revised to allow the present 12-units spread across three buildings
(which were eventually constructed in the mid--unit building that was never constructed on
the vacant parcel. As part of PUD approval the City established a zoning designation of RM for the
property. The current zoning of R3 Medium Density Residential
action.
Given the history of the site and its past zoning as a PUD, Staff has directed the applicant to apply for a
major PUD amendment that will replace the approved plans for the site. Although Staff has not been able to
find an approved site plan for the office building or existing condominiums, the major amendment process
will require the submission of detailed development plans similar to those required for a new PUD. Unlike
the adjacent townhouses that were not platted as individual lots (each unit is a separate condominium unit),
St. Croix builders is proposing to subdivide its land so that each townhouse and surrounding area is a
separate lot. The creation of the individual lots requires approval of a preliminary and final plat, and the
cess.
A simple plat request is a quasi-judicial decision for the Planning Commission meaning that the Planning
Commission is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning
Ordinance, and Subdivision Ordinance are being followed. The Planned Unit Development major
amendment is a legislative decision because of the Code deviations being requested. Legislative decisions
give the Planning Commission more latitude, but consideration should be given to the PUD standards of the
similar townhouse developments. The recommended St. Croix Home Builders Addition PUD regulations
are similar to those approved for the Harmony townhouses.
St. Croix home builders provided the City with a detailed project narrative describing the proposed
townhouse development. In general the project includes four separate buildings oriented around a private
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road running north and south from Upper 149 Street West. Seven of the units would directly face the
private street, while the remaining four units would have access to a narrower private driveway perpendicular
to the main private road. All of the homes would be approximately 2,500 square feet in size with no
basement and a two-car garage attached to every unit. Each townhouse would be situated on a separate lot,
while the private streets would be located within a larger outlot. No common open space is proposed and
the land surrounding each unit would be privately owned.
The townhouses have bee-3 zoning requirements with
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standard of 28 feet, along with the minimum side yard setback of 30 feet, leaves a limited amount of room to
construct multiple units on the property at the allowed density. In early discussions with the applicant, Staff
encouraged him to provide as much separation as possible between the proposed townhouses and the units
to the east, and to also maintain a minimum distance of at least 20 feet between the garage entrance of each
unit and the curb line of the private street. The plan as submitted depicts a setback of 26.24 feet to the
eastern property line, and a setback of 15 feet to the western property line. These setbacks represent a
-3 districts. The
buildings otherwise comply with all other R-3 district dimensional standards including the front yard setback
(30 feet), rear setback from a collector road (40 feet), setbacks between buildings (20 feet), and maximum
surface coverage of 75%.
The site is relatively flat with a limited number of trees and shrubs in the far western portion of the property.
The applicant is proposing to retain two existing trees along the shared property line with the water tower,
but all other vegetation would be removed and replaced as part of a robust planting program for the site.
Most of the proposed grading will occur in the southern portion of the site to create a moderately-sized
berm to provide screening and buffering from Highway 42. All required utilities to serve the property are
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located with the Upper 149 Street right-of-way; however, the existing water service line needs to be upsized
in order to accommodate the required sprinkling system in the three and four unit buildings.
The subject property is currently zoned R3 Medium Density Residential an
requirements for single-family attached dwellings found in Section 11-2-18 of the Code. One of the
deviations from the R3 standards requested by St. Croix Home Builders are specific to the minimum side
yard setback variations noted above. Another potential departure from these standards involves the parking
provided within common areas of the site. The project narrative states that there are 48 parking spaces
available either in attached garages, or stalls in front of the garages, along with 4 stalls within the private
driveway area. The zoning regulations require parking at a ratio of 2.5 stalls per unit in townhouse
developments, with 0.5 stalls per unit required within common areas. This ratio leaves the proposed
development 1.5 stalls short of meeting this requirement. Parking along the private street would be
somewhat limited due to the number of driveways that will access the road.
Afinal deviation that would be necessary for the project is the amount of common open space provided.
The Zoning Ordinance requires at least twenty percent (20%) of the open/green space, excluding required
setback areas, to be reserved for playgrounds and/or passive recreational. Because each lot will be platted as
a separate parcel under individual ownership, there are limited opportunities within the development to meet
this requirement. The size of the site, and recognition that this is an infill site, also means provision of
recreational space is limited. The Parks Department has reviewed the plans and noted that there are no plans
for additional public parks in this portion the City, and noted that the developer will need to pay a fee in lieu
of land dedication for the project. With the fee payment for parkland, the developer will be contributing
development.
equirements as described below. Staff is
recommending approval of the deviations requested by the development with a comment that the developer
is encouraged to find space for two additional parking stalls located in common portions of the
development. The proposed deviations are summarized as follows:
1) A deviation from City Code Section 11-4-8 (F.5.a.) to reduce the side yard setback to twenty five
(25) feet for the eastern property line, and fifteen (15) feet for the western property line.
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2) A deviation from City Code Section 11-2-18 (G) to reduce the number of required parking spaces
within common areas to four (4).
3) A deviation from City Code Section 11-2-18 (M.1.) to eliminate the requirement for playgrounds or
passive recreation space.
The applicant has submitted building elevations for a similar type of building that he has constructed
elsewhere, and is still working to complete a final design for each of the proposed units. The general design
the has been submitted as a PUD with proposed reductions from R3 district standards, Staff is proposing
that the front elevations of the homes be upgraded with more attractive and durable materials consistent
with other recent townhouse development projects in the City. Staff is recommending that submission and
approval the final building plans (including elevation drawings and design details) be included as a condition
of approval.
In exchange for the proposed reductions from R1 district standards, staff is proposing that all front
elevation designs for the homes includes one of three design features:
A minimum of three and a half (3.5) feet of brick or stone wainscoting, excluding doors, windows or
the wall behind the front porch that extends to any façade facing a private or public street;
A front porch with a minimum depth of four feet with railing that extends at least 30% of the width
of the front elevation, including the garage;
No more than 70% lap siding, excluding doors and windows.
These standards are similar to those adopted by the City in similar cases for single family and townhouse
PUD projects.
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The developer is proposing to combine the preliminary and final plat process into one step in the form of
a Simple Plat as permitted by Subdivision Ordinance. The plat would subdivide the existing 1.49 acre
parcel into 12 separate lots ranging in size from 2,860 square feet to 6,309 square feet and would create a
larger outlot (Outlot A) for the private road and driveway. Drainage and utility easements across the
outlot and private lots are included on the plat as needed for drainage purposes and to provide areas for
the installation of public and private utilities. These easements should be subject to final review and
approval by the City Engineer to ensure they are adequately sized throughout the subdivision.
While the private road is platted as an outlot, and each unit has individual ownership, staff is requiring as a
condition of approval that there is a homeowners association for private road maintenance. Additionally,
the HOA should maintain perimeter landscaping rather than individual homeowners.
No new public streets are proposed as part of the project, and all access into and out of the townhouses
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will occur through a private and driveway that connects directly into Upper 149 Street West. Some of the
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existing utilities to serve the project are located under Upper 149 Street, and a portion of this street will
be impacted the construction of the water line connection in particular. The developer will need to secure
the property permit and post securities to ensure that all repair work is completed in accordance with City
specification and within a reasonable time frame.
Staff is concerned that the four parking stalls that are located at both the eastern and western ends of the
private driveway may create some problems for vehicles being able to adequately maneuver into and out of
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the driveways in front of the end unit garages in this part of the site. Although these stalls are located on
private property, Staff would like to see some additional documentation to demonstrate that these stalls
will function properly and not create any problems for the adjacent homeowners. A condition of approval
has been drafted that will require the applicant to provide additional documentation concerning these
parking stalls, and if required, to make revisions to the plans in order to provide adequate maneuvering
space around each stall. This may reduce the setback from the edge of the pavement to the property line,
so there is no overlap between the parking spaces and the adjoining driveways.
The proposed private street system was Marshall who requested that the
turnaround area be marked with striping and signage that identifies the area as a fire lane with no parking.
The exact location of these markings will be subject to final review and approval by the City.
There are no wetlands located on this site.
The majority of the site is vacant, with a small number of trees on the western portion of the property. All
trees planned for removal have been identified and will be replaced at a ratio greater than required by the
Zoning Ordinance. The overall landscape plan for the site notes that 14 trees are required based on one tree
per unit and one tree for every 50 feet of street frontage. The overall number of over story and evergreen
trees far exceeds this number in order to provide an enhanced level of screening between the project site and
adjacent uses and roadways. In addition to the planned over story trees, the landscape plan includes 11
ornamental trees and 136 foundation plantings consent with the ratio required by the City.
The Parks and Recreation Director reviewed the St. Croix Home Builders Addition Plans and noted that
the parks dedication requirement for 11 residential units is .04 acres of land per unit or $3,400 per unit.
The Parks Master Plan does not call for a park in this area so staff is recommending the City collect cash
in-lieu of land to meet the parks dedication requirements for the 11units. The cash dedication for 11 units
would be $37,400 (11 units x $3,400 per unit).
The project is located within the Wachter Lake watershed, which means all storm water runoff from the
larger development area that was previously expected to drain into this basin. The City Engineer does need
to sign off on the storm water plan for the site; however, to confirm that the development will not create a
negative impact on the downstream system. The additional information has been submitted and is being
reviewed by the City Engineer.
The City Engineer has provided a review memorandum for the development, and the majority of the
comments pertain to modifications needed to bring the public improvement and grading plans into
conformance with City requirements.
CONCLUSION & RECOMMENDATION
Staff recommends approval of a Major Amendment to a Planned Unit Development (PUD) along with a
Simple Plat to allow 11 townhouses on 1.49 acres on Lot 2, Block 1 of Rahns Ninth Addition with
conditions. This recommendation is based on the information submitted by the applicant, findings made in
this report and the conditions detailed in the attached memorandums.
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St. Croix Homes PUD & Simple Plat
September 12, 20161:2,400
0112.5225450ft
03060120m
Property Information
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal,
survey, or for zoning verification.
St. Croix Home Builders Addition
St. Croix Home Builders
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Upper149Street
Rosemount,MN55068
Project Narrative
Concept,MasterPlanandFinalDevelopmentPlanPUD
PreliminaryandFinalPlatApplication
CLS16011
August30,2016
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ProjectNarrative
Concept,MasterPlanandFinalDevelopmentPlanPUD
PreliminaryandFinalPlatApplicationΑSt.CroixHomeBuildersAddition
Applicant:St.CroixHomeBuilders
Date:August30,2016
Lot2,Block1,RahnsNinthAddition,DakotaCounty,Minnesota
PropertyLegalDescription:
PropertyIdentificationNumber:346285801020
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PropertyAddress:NotassignedΑUpper149St.W.
PropertyDescription:BasedoninformationprovidedbytheCitythesubjectpropertyispartofa
PlannedUnitDevelopmentfromtheЊВАЉƭ͵Allofthesurroundingpropertiesexceptforthe/źƷǤƭwater
towersitewerepartofthesamedevelopment.Thepropertytotheeastisoccupiedby12condominium
townhomesbuiltin1986ona1.3acresite(9.2unitsperacre).Thesubjectpropertyandthelotonthe
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cornerofChippendaleandUpper149Streetweresplitfromthecondominiumpropertyandreplatted
in1998.Thecornerlotisoccupiedbyanofficebuildingownedbythesubdividerandsellerofthe
subjectproperty.
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ThepropertyatthecornerofChippendaleAvenueand150St.W.isownedbythecityandoccupiedby
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awatertower.150St.W./CSAH42islocatedonthesouthernboundaryofthesite.AccesstoCSAH
42isrestrictedbytheplat.
Tothenorthofthesubjectpropertyaredetachedsinglefamilyhomeson¼acrelotsbuiltaround1980.
Thesubjectpropertyisrelativelyflat,generallyslopingfromnorthtosouth.Thesiteanopengrassfield
withafewtreesscatteredaroundtheperimeter.Ageotechnicalinvestigationhasnotbeenconducted
bythegeneralizedsoilsmapsindicatethatthepredominantsoilisaWaukegancomplexwith0to1%
slopes.Waukegansoilsconsistofasurficialsiltloamunderlainbyagravellysand.Thereareno
wetlandsonthesite.
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ThesiteisservedbymunicipalsanitarysewerandwaterfromUpper149St.W.AnБͼsanitarysewer
and1ЊΉЋͼwaterservicehavebeenstubbedtothepropertyline.Thiswaterserviceisinadequatefor
fireprotectionandmustbereplaced.AlongthesouthernboundaryofthesitethereisanexistingЌЉͼ
RCPStormSewerthatdrainssouthtoaregionalpond.Itisourunderstandingthatthepipeandpond
aresizedfordevelopedconditionsonthissiteassuchnoonsitestormwatermanagementisproposed.
ProjectDescription:Itisproposedtoconstruct11townhomesΑtwo2unit,one3unitandone4
unitbuildingsonthe1.49acresite.Theresultingdensityof7.4unitsperacreislessthanthemaximum
acre).The
allowed(12unitsperacre)andtheadjacentcondominiumdevelopment(9.2unitsper
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townhomesaccessUpper149St.W.viaaprivatedrive,proposedtobecalledCarolCourt.Thedriveis
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ProposedTownhomeDevelopmentΑUpper149St.W.
PUDandSubdivisionApplicationAugust30,2016
28feetwideinthenorthsouthdirectionand20feetwidewhereitrunseastwest.Theeastwestdrive
createsaͻŷğƒƒĻƩŷĻğķͼturnaroundforemergencyvehiclesandasaresultparkingwillbeprohibited
exceptforthe4designatedvisitorstalls.
Thebuildingplansfromanotherprojectbythepropertyowner/builderareattachedforreference.The
2unitbuildingfloorplansandelevationswillbesimilartotheinsideunitsasshowninthesedrawings.
Thetownhomeunitsinthe3and4unitbuildingswillbedesignedspecificallyforthisproject.Theywill
besimilarindesigntothe2unitbuildingsbutwillbe4.67feetwiderwithgaragessetbackfromthe
frontoftheunittoprovideaminimumЋЉdeepdriveway.
Thetownhomeshavemainfloorkitchens,livingrooms,laundries,masterbedrooms,andafulland½
bath.Upstairstherearetwobedrooms,afullbath,familyroomandstorage.Thebuildingswillnot
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havebasements.Thetotallivingareaofthetownhomeswillbeintherangeof2300to2500ft,plusthe
attachedgarage.
Eachunithasa2cargarageandroomfortwoguestvehiclesintheЋЉlongdriveway.Therearealso4
sharedguestparkingstallsattheendofthehammerhead.Overallparkingisprovidedattherateof4.4
2.5isrequiredbycode.
stallsperunitwhere
LandUse:Itisproposedtodevelopthesiteundertheprovisionsofthe/źƷǤƭPlannedUnit
Development(PUD)ordinancetoprovidebuildingsetbackflexibility.ThesiteisaremnantpartofPUD
approved35plusyearsagoandwillbealogicalextensionofthatdevelopment.Thedevelopmentcould
eitherbeconsideredanamendmenttotheoriginalPUDoranewPUDsincetheordinanceallowsPUDs
tobelessthan10acresifͻƷŷĻpropertyisdirectlyadjacenttooracrosstherightofwayfromproperty
whichhasbeendevelopedpreviouslyasaPUDandwillappearandfunctionasanextensionofthat
previouslyapprovedķĻǝĻƌƚƦƒĻƓƷͼ͵
ThePUDordinancerequiresconformancewiththedensityrequirementsoftheunderlyingR3district,
whichisachievedwiththeproposeddevelopment.ThePUDordinancestatesthattheCityCouncilmay
approvesubdivisionsthatͻğƩĻnotincompliancewithusualspecificationsorordinancerequirementsif
itfindsthatstrictadherencetosuchstandardsorrequirementsisnotrequiredtomeettheintentofthis
chapterortoprotectthehealth,safetyorwelfareoftheresidentsofthePUD,thesurroundingareor
thecityasaǞŷƚƌĻͼ͵
Theparcelisonly193feetwide.Thecityrequiresthatdrivewaysbe20feetlongandprivatestreetsbe
28feetwide.TheunderlyingR3zoningdistrictrequiresthattheprincipalstructurebesetback30feet
fromthesideandrearpropertylines.Applyingallofthesedimensionsleavesonly32.5feetofbuilding
depth20feetofwhichmustbeusedforthegarage.Theproposeddevelopmentrequiresbuilding
setbackflexibility.
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ProposedTownhomeDevelopmentΑUpper149St.W.
PUDandSubdivisionApplicationAugust30,2016
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TheproposeddevelopmentmeetstherequiredsetbacksfromUpper159St.WΛЌЉΜandCSAH42ΛЍЉΜͲ
butrequiresrelievefromtherearandsideyardsetbacksfromtheeastandwestpropertylines.Itis
proposedtoreducethesetbackfromtheeastpropertylineto25feetandthesetbacktothewest
propertylineto15feet.Withthe20footsetbackreductionitisfeasibletoincreasethedepthofthe
unitsbehindthegaragetoanğĭĭĻƦƷğĬƌĻЋЋ͵Ў͵Thelivingareawillalsoextendinfrontofthegarageto
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createatotalfootprintofroughly1,350ft.
Evenwiththereducedsetbackthenewtownhomeswillbeseparatedfromtheexistingcondominiums
byover85feet.Onthewestsideofthesitetheunitsbackuptotheofficebuildingandwatertower
property,bothofwhicharegoodneighborsespeciallyatnightandweekendswhenresidentsaremost
likelytobehomeandthebusinessesareclosed.Thewatertowerpropertyadjacenttothe
developmentisaparklikesetting.
ThePUDordinanceallowsthesetbackstovaryfromtheunderlyingzoningrequirementsifͻƷŷĻ
lesserstandardshouldbepermittedwiththe
developercandemonstratetotheĭźƷǤƭsatisfactionthata
additionofascreeningtreatmentorothermitigativeƒĻğƭǒƩĻƭͼ͵Inadditiontothemitigativemeasures
discussedintheprecedingparagraphtheproposedlandscapingplansignificantlyexceedstheordinance
requirementincludingberms,fencesanddenselyplantedvegetationalongthewestandsouthproperty
lines.
Withoutsetbackflexibilitythepropertyhasinsufficientwidthtobedevelopedinanefficientmanner.
Thisprojectwillprovidelifecyclehousingopportunitiesforavarietyofagegroups.Theproposedsmall
scaledtownhomebuildingsarecompatiblewiththesurroundinglanduses,whereasotherbuilding
flexibilitycouldbelargerandmoreobtrusive.
designsthatdonotrequiresetback
NocommonrecreationalfacilitiesareproposedforthisPUDduetoitslimitedsize.TheoriginalPUD
includedparkproperty.ThedevelopmentiswithinafewblocksofChippendale,ClaretandCamfield
Parks.ResidentswillbeabletoaccesstheĭźƷǤƭpedestriansystemviasidewalksalongChippendale
AvenueandCSAH42.
Nopermanentdevelopmentsignisproposed.Lightingwillbelimitedtodecorativelightingonthe
buildingsandasinglestreetlightattheterminusoftheprivatedrive.Therearetwostreetlightson
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St.W.attheentrancestotheadjacentculdesacswhichadequatelylightstheentranceto
Upper149
thisproject.ThebuildingexteriorsandgroundswillbeŷƚƒĻƚǞƓĻƩƭassociation(HOA)maintained.
TheHOAwillenforcetheyettobedevelopedcovenantswhichwillensurecompliancewiththe
approvedmasterdevelopmentplan.
StormwaterManagement:Theproposeddevelopmentisservedbyaregionalpond,located
southofCSAH42,whichprovidesratecontrolandwaterqualitytreatment.Thereislessthan1acreof
newimpervioussurfacescreatedsoMPCAvolumecontrolrequirementsdonotapply.Theproposed
privatestreetandfrontoftheunitsareproposedtodraintoasinglecatchbasinatthesouthern
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ProposedTownhomeDevelopmentΑUpper149St.W.
PUDandSubdivisionApplicationAugust30,2016
terminusoftheprivatestreet.Therearoftheunitsinblock2draintoasecondcatchbasinbothof
thesecatchbasinsconnectdirectlytotheexistingЌЉͼstormsewerpipe.Drainagepatternsare
maintainedontheeastandwestpropertylines.ThenorthendoftheprivatedrivedrainstoUpper
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149street.Pipesizingcalculationsareattached.
CERTIFICATE OF TITLE
No. 113767
Transferred 73761
fromCertificate
Number(s):
By Document Number: T386739
Originally registered February 18, 1956 Volume 26, Page 66,
STATE of Minnesota
I S.S. REGISTRATION
COUNTY of Dakota
This is to certify that
Fairfax Construction Co., a corporation under the laws of the State of Minnesota,
having its principal place of business at 2708 Autumn Woods Drive, Chaska, MN USA
Is now the owner of an estate; in fee simple
in the following described land situated in the County of Dakota and State of Minnesota
Lot Two (2), Block One (1), RAHNS NINTH ADDITION, according to the recorded plat thereof.
subject to the encumbrances, liens, and Interest noted by the memorial underwritten or endorsed hereon; and subject to the following rights or encumbrances
subsisting, as provided In Laws 1905, chapter 305, section 24, namely: ,
1. Liens, claims, or rights arising under the laws or the Constitution of the United States, which the statutes of this state cannot require to appear of record;
2. Any real property tax or special assessment;
3. Any lease for a period not exceeding three years, when there is actual occupation of the promises under the lease;
4. All rights in public highways upon the land;
S. Such right of appeal or right to appear and contest the application as is allowed by law;
6. The rights of any person In possession under deed or contract for deed from the owner of the certificate of title; and
7. Any outstanding mechanics lien rights which may exist under sections 514.01 to 514.17.
DOCUMENT f
NUMBER 1
T70362
RUNNING IN FAVOR OF
Easement Agree.
MEMORIAL.
OF ESTATES EASEMENTS OR CHARGES ON THE LAND DESCRIBED IN THE CERTIFICATE OF TITLE HERETO ATTACHED,
DATE OF
KIND OF DOCUMENT I REGISTRATION DATE TIME I DOCUMENT AMOUNT
10/18/19713:00 PM 10/24/1972
Village of Rosemount
(utility and storm sewer easement over the S 25' of the above described property and other lands)
T158682
RUNNING IN FAVOR OF
Mortgage
5/5/1986 3:35 PM 04/09/1986
$280,000.00
No. 113767
Page 1 of 2
SIGNATURE OF
REGISTRAR
James J. Foutchis
James N. Dolan
First Federal Savings and Loan Association of Hastings
(and other lands) Joel T. Beckman
T386737 11/30/1998 2;07 PM 10/29/1998
RUNNING IN FAVOR OF
Trail Easement
County of Dakota
(over the S 15' of Lot 2)
7742120 AGREEMENT 2/26/2015 2:51 PM 12/23/2014 Joe( T. Beckman
RUNNING IN FAVOR OF
Option Agreement for Purchase of Real Property
No. 113767
Page 2 of 2
IN WITNESS WHEREOF, I have hereunto subscribed
my name and affixed the seal of my office
this 30th day of November, 1998
Joel T. Beckman, Registrar of Title,
In and for the County of Dakota
and State of Minnesota
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A1.0
FOUNDATIONPLAN
REVISIONS SHEET TITLE DRAWN BY:CHECKED BY:
SHEET NO.
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A1.1
MAIN FLOORPLAN
DRAWN BY:
REVISIONS SHEET TITLE CHECKED BY:SHEET NO.
SINK
D.W.
RANGE
3668
LINEN
36X60
SOAKER
36X60SOAKER
LINEN
3668
RANGE
D.W.
SINK
SINK
D.W.
RANGE
3668
LINEN
36X60
SOAKER
SINK
D.W.
RANGE
3668
LINEN
36X60
SOAKER
36X60SOAKER
LINEN
3668
RANGE
D.W.
SINK
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A1.2
SECOND FLOORPLAN
DRAWN BY:
REVISIONS SHEET TITLE CHECKED BY:SHEET NO.
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A1.3
ROOF FRAMINGPLAN
DRAWN BY:
REVISIONS SHEET TITLE CHECKED BY:
SHEET NO.
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A2.0
ENLARGED MAIN FLOORPLAN
DRAWN BY:
REVISIONS SHEET TITLE CHECKED BY:
SHEET NO.
BATH
D.W.SINK
ROOM
8
6
PANTRY
6
3
DINING AREA
(L8) FLUSH
DEMISING WALL (TYP)
GAS FIREPLACE VENT THROUGH ROOF JOG FLUE 5 FEET FROM
CLOSET
KITCHEN
RANGE
FOYER
7268 (L4)
(2) 2440 (L3)
LIVING ROOM
BENCH
3668 (L3)
CLOSET
3668(L3)
(2) 4252 (L5)
UP
(L3)
MASTER B. ROOMCLOSET
(L3)
3268
19284 (L7)
3668
3068
GARAGE
MECH. ROOM
BELOW
3268
STORAGE
LINEN
36X48SHOWER
MASTERBATH
3668
LAUNDRY AREA
MASTER CLOSET
3620 (L2)
DRYWASH
36X60
SOAKER
DRYWASH
36X60SOAKER
3620 (L2)
3668
LAUNDRY AREA
MASTERBATH
2 HR FIRE WALL(SEE DTL 5/A1.3)
MASTER CLOSET
36X48SHOWER
LINEN
3268
3668
STORAGEBELOW
3068
GARAGE
19284 (L7)
(L3)3268
MECH. ROOM
UP
(L3)
CLOSET
(2) 4252 (L5)
MASTER B. ROOM
(L3)
3668
CLOSET
3668 (L3)
BENCH
FOYER
7268 (L4)
(2) 2440 (L3)
LIVING ROOMKITCHEN
RANGE
CLOSET
(L8) FLUSH
8
6
6
3
DEMISING WALL (TYP)
GAS FIREPLACEVENT THROUGH ROOF JOG FLUE 5 FEET FROM
PANTRY
D.W.
SINK
DINING AREA
BATHROOM
(2) 2440 (L1)
(2) 2440 (L6)
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A2.1
ENLARGED SECONDFLOOR PLAN
DRAWN BY:
REVISIONS SHEET TITLE CHECKED BY:SHEET NO.
STORAGE
BEDROOM
(2) 4040 (L4)
EXERCISE ROOM/
3268
3268 (L2)
3268
3268
CLOSETCLOSET
STORAGE
3268
3268 (L2)
DN
(2) 4040 (L4)
BEDROOM
(2) 3040 (L4)
FAMILY ROOM
3268 (L2)
CLOSET
CHUTE
STORAGE
BEDROOM
(2) 4040 (L4)
EXERCISE ROOM/
3268
3268 (L2)
3268
3268
CLOSETCLOSET
STORAGE
3268
3268 (L2)
DN
(2) 4040 (L4)
BEDROOM
FAMILY ROOM
(2) 3040 (L4)
3268 (L2)
CLOSET
CHUTE
CLOSET
CHUTE
3268 (L2)
(2) 3040 (L4)
FAMILY ROOM
DN
BEDROOM
(2) 4040 (L4)
3268 (L2)
3268
CLOSETCLOSET
STORAGE
3268
3268
3268 (L2)3268
BEDROOM
EXERCISE ROOM/STORAGE
(2) 4040 (L4)
(2) 2440 (L1)
(2) 2440 (L1)
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A3.0
FRONT & BACK ELEVATION
DRAWN BY:
REVISIONS SHEET TITLE CHECKED BY:SHEET NO.
FFE
FFE
100'-0"
100'-0"
119'- 7 7/8"
110'- 7 7/8"119'- 7 7/8"
110'- 7 7/8"
TOP OF SUBFLOOR
TOP OF SUBFLOOR
ROOF TRUSS BEARING
ROOF TRUSS BEARING
BUILDING A
5 UNIT
PARKWOOD VILLA
DATE:
ST. CROIX HOME BUILDERS
A3.1
AND SECTION
SIDE ELEVATION
DRAWN BY:
REVISIONS SHEET TITLE CHECKED BY:SHEET NO.
FFE
100'-0"
119'- 7 7/8"110'- 7 7/8"
TOP OF SUBFLOOR
ROOF TRUSS BEARING
ROOF TRUSS BEARING 119'- 7 7/8"TOP OF SUBFLOOR 110'- 7 7/8"FFE 100'-0"
55082
BUILDERS
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P.O. BOX 186,
ST. CROIX HOMEST. CROIX HOME
STILLWATER, MINNESOTA
p 612.260.7980f 612.260.7990
AUGUST 30, 2016
ADDITION
ROSEMOUNT - MINNESOTA
PRELIMINARY AND FINAL PLAT
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PRELIMINARY AND
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ROSEMOUNT, MN
3400 UPPER 149TH
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PRELIMINARY AND
FINAL DEVELOPMENT p 612.260.7980f 612.260.7990REGISTRATION NO.
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NO SCALE
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PRELIMINARY AND
FINAL DEVELOPMENT p 612.260.7980f 612.260.7990REGISTRATION NO.
60
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TREE PRESERVATION NOTESLEGEND
TREE PRESERVATION SUMMARY
DATE
N
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CLS16011
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BUYERS INC.
08/30/2016
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3400 UPPER 149TH
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PRELIMINARY AND
FINAL DEVELOPMENT p 612.260.7980f 612.260.7990REGISTRATION NO.
60
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LEGEND
LANDSCAPE NOTES
LANDSCAPE REQUIREMENTS CODE 11-6-3
PLANT SCHEDULE
DATE
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N
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N
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LANDSCAPE DETAILS
C
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STILLWATER, MN 55082
ST. CROIX HOME
PRELIMINARY AND
FINAL DEVELOPMENT p 612.260.7980f 612.260.7990REGISTRATION NO.
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PRIVACY FENCE
SHRUB PLANTING
37
NO SCALE
SOD AT HARDSCAPE EDGE
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6
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MEMORANDUM
DATE: September 21, 2016
TO: Kyle Klatt, Senior Planner
CC: Kim Lindquist, Community Development Director
Amy Roudebush, Planning & Personnel Secretary
John Morast, Director of Public Works/City Engineer
FROM: Mitch Hatcher, Project Engineer
RE: St Croix Home Builders Addition Engineering Review
S UBMITTAL:
The plans for St Croix Home Builders Addition have been prepared by Elan Design Lab dated
August 30, 2016. Engineering review comments were generated from the following documents
included in the submittal:
Concept, Master Plan, and Final Development Plan PUD (16 sheets), dated August 30, 2016
Existing Conditions Erosion Control Plan
Demolition Plan Grading and Drainage Plan
Site Plan Utility Plan
Preliminary and Final Plat Details
G ENERAL C OMMENTS:
1. Development fees are required based on the current Schedule of Rates and Fees. For 2016,
the estimated development fees are listed below:
Storm Sewer Trunk Charge: $ 6,865 / acre
Sanitary Sewer Trunk Charge: $ 1,075 / acre
Watermain Trunk Charge: $ 6,500 / acre
2. Street and utility construction shall be installed in accordance with the 2015 City of
Rosemount General Specifications and Standard Detail Plates.
3. City inspection of street and utility installation is required during construction.
4. Regional ponding for this site is provided in basin WA-2443 Wachter Lake. Stormwater
Management Plan for the site has been received and will be reviewed to confirm capacity
5.
6. The developer is required to obtain a NPDES construction Stormwater Permit and provide
a copy of the approved SWPPP to the City prior to the start of any construction activity.
7. The developer is required to obtain a grading permit from the City prior to construction
activity.
8. Maximum allowable slope is 4:1. Confirm berm on south end of site has a max slope of 4:1.
9. Upon completion of the sanitary sewer, watermain, and storm sewer construction, the City
requires record drawings. See Engineering Guidelines for submittal and formatting
requirements.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
John Morast, Interim City Engineer
Mitch Hatcher, Project Engineer
From: Dan Schultz, Parks and Recreation Director
Date: September 22, 2016
Subject: St. Croix Home Builders Development Plans
The Parks and Recreation Department recently reviewed the development plans for the St. Croix
Home Builders townhouse project. After reviewing the plans, the Parks and Recreation Department
staff has the following comments:
PARKS DEDICATION
The parks dedication requirement for 11 residential units is .04 acres of land per unit or $3,400 per
unit. The Parks Master Plan does not call for a park in this area so staff is recommending the City
collect cash in-lieu of land to meet the parks dedication requirements for the 11units. The cash
dedication for 11 units would be $37,400 (11 units x $3,400 per unit).
The Parks and Recreation Commission will be reviewing this item at the regular meeting on
Monday, September 26.
Please let me know if you have any questions about this memo.