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Home My WebLink About2021-10-27 CPC Packeti11wai THE BIRTHPLACE OF MINNESOTA PLEASE NOTE: Planning Commission meetings are streamed live on the city website and available to view on Channel 16. Public can participate by attending the meeting in person at City Hall in the Council Chambers, by logging into https://www.zoomgov.com or by calling 1-646-828-7666 and enter the meeting ID number: 160 877 9021 PLANNING COMMISSION MEETING October 27th, 2021 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of September 22nd, 2021 regular meeting minutes IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Chairperson may reply at the time of the statement or may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. CONSENT AGENDA (ROLL CALL) - All items listed under the consent agenda are considered to be routine by the Planning Commission and will be enacted by one motion. There will be no separate discussion on these items unless a commission member or citizen so requests, in which event, the items will be removed from the consent agenda and considered separately. VI. UNFINISHED BUSINESS 2. Case No. 2021-54: Consideration of a Re -subdivision to split the property into two lots and a rezone from AP to RB. Property located at 13187 Dellwood Rd N in the AP district. Integrity Land Development, Todd Ganz, applicant and Gary and June Jorgensen, property owner. VII. PUBLIC HEARINGS - The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after which the Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. 3. Case No. 2021-57: Consideration of a Conditional Use Permit for Outside Storage for a vehicle impound lot associated with Stillwater Towing and a Variance to the Tree and Forest Protection requirements. Property located at 1749 Greeley St S in the BP -I district. Rick Ritzer of RMR of Stillwater, property owner. 4. Case No. 2021-58: Consideration of Variances associated with constructing a new entryway and covered front porch. Property located at 125 Sherburne ST N in the RB district. Brian and Sundi, Dobson, property owners. 5. Case No. 2021-59: A Conditional Use Permit for a Type III Home Occupation to operate creative arts day retreats and a Variance to the 20% maximum gross floor area requirement for Type III Home Occupations. Property located at 625 5th St N in the RB District. William Griffith, applicant and Martin and Judy Nora, property owners. 6. Case No. 2021-60: Consideration of a Special Use Permit to operate an assembly hall and outdoor events at 324 Main St S in the Central business district. Corey Burstad of Elevage Group, applicant and Grand Garage Holdings, property owner. 7. Case No. 2021-61: Consideration of a Variance to the front yard setback for the addition of an entryway to the house property located at 2472 Hidden Valley Lane in the RA District. Joseph Hansen, property owner. VIII. DISCUSSION 8. Meeting Dates for November and December IX. FYI — STAFF UPDATES X. ADJOURNMENT ilivater THE 1INTNYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES September 22, 2021 REGULAR MEETING 7:00 P.M. Chairman Dybvig called the meeting to order at 7:00 p.m. Present: Chairman Dybvig, Commissioners Hansen, Hoffman, Knippenberg, Steinwall, Councilmember Odebrecht Absent: Commissioner Meyhoff Staff: City Planner Wittman, Zoning Administrator Tait APPROVAL OF MINUTES Possible approval of minutes of August 25, 2021 regular meeting Motion by Councilmember Odebrecht, seconded by Commissioner Hansen, to approve the minutes of the August 25, 2021 meeting. Motion passed 4-0-2 with Commissioners Steinwall and Hansen abstaining. OPEN FORUM There were no public comments. CONSENT AGENDA There were no items on the Consent Agenda. PUBLIC HEARINGS Case No. 2021-51: Consideration of a Variance to the rear yard setback to construct a deck. Property located at 1015 Sycamore St W in the RA district. Melissa and Soren Straarup, property owners. Zoning Administrator Tait explained the case. The applicants are proposing to construct a 378 s.f. deck on the rear of the house. They are requesting a 13' variance to allow a rear deck to be located 12' from the rear yard lot line where the required setback is 25'. Staff puts forth that the variance will not have any negative affects to the visual character of the neighborhood, the property remains below the surface coverage threshold, and practical difficulties have been established. Therefore, staff recommends approval of the variance with four conditions. Chairman Dybvig opened the public hearing. Craig Sundberg, 1270 Center Street North, homeowner to the south, said he has no objection to the granting of the variance. Chairman Dybvig closed the public hearing. Motion by Commissioner Steinwall, seconded by Commissioner Knippenberg, to approve Case No. 2021-51, Variance to the rear yard setback to construct a deck at 1015 Sycamore St W with the four staff -recommended conditions. All in favor. Planning Commission September 22, 2021 Case No. 2021-52: Consideration of several Variances to allow the construction of a new garage which will be the second accessory structure on the property located at 663 2nd St S in the RB district. Miles Tibbetts, property owner. Zoning Administrator Tait stated that the applicant is proposing to construct a 672 s.f. detached garage in the exterior side yard of the property, which accesses onto Willard St E. This property has an existing accessory building with historic value, which the owner is trying to maintain. The property will need two variances associated with having two large detached accessory buildings, and two other variances related to the location of the garage and its proximity to steep slopes and property lines. The applicant is requesting four variances: 1) an 18' variance to allow a detached garage to be located 12' from the exterior side yard lot line whereas the required setback is 30'; 2) a 30' variance to allow a structure to be located within zero feet of the top of a regulated Steep Slope (where slope is greater than 24%); 3) a 228' variance to allow the total square footage of accessory buildings to be 1,228 s.f., whereas the maximum lot coverage of all accessory buildings including attached and detached private garages and other accessory buildings shall be 1,000 s.f.; and 4) a variance to allow two private garages (or accessory structures over 120 s.f.) on the property, whereas Code limits this number to one private (detached) garage. Staff puts forth that a variance to allow a detached garage in the exterior side yard will not have any negative affects to the visual character of the neighborhood as a whole, and practical difficulties have been established. However, staff feels that the proposed garage is unnecessarily large and would recommend a garage no larger than 20' X 26' (or 520 s.f.). Reducing the footprint of the proposed garage would lessen the extent of the accessory structure coverage variance and the variances to the side yard property line and the steep slopes. Staff recommends approval of the variances with six conditions. Miles Tibbetts, applicant, explained that the proposed location is recommended by the builder to avoid tearing up the yard. The staff recommendation to reduce the footprint to 20' X 26' makes sense and would keep the new building more in harmony with the historic structures and 2' away from the slope. Chairman Dybvig opened the public hearing. There were no public comments. Chairman Dybvig closed the public hearing. Commissioner Hansen commended the applicant on preserving the existing historic structures. He feels 20' X 26' may be tight, 24' X 24' may work better, but overall he does not see the need to reduce the footprint. He is in favor of the request. Commissioner Steinwall agreed with staff that the size should be reduced to pull it away from the slope slightly. Motion by Commissioner Steinwall, seconded by Commissioner Knippenberg, to approve Case No. 2021-52, Variances to allow the construction of a new garage at 663 2nd St S, with the six conditions recommended by staff. On suggestion from Commissioner Hansen to clarify the language, Commissioner Steinwall amended the motion to state that the steep slope variance of 28' will allow the structure to be located within 2' of the top of the slope. Commissioner Knippenberg agreed to the amendment. All in favor. Case No. 2021-53: Consideration of a Conditional Use Permit to construct a new garage with living space above it. Property located at 846 Willard St W in the RB district. Chad Johnson, applicant and John Fresonke, property owner. Mr. Tait reviewed the case. The applicant is seeking to tear down an existing garage and construct a new 26' X 35' garage in the rear yard, which is accessed off of William St South. Page 2 of 5 Planning Commission September 22, 2021 This new garage will be built to have a 675 s.f. dwelling unit above it. The applicant is requesting a Conditional Use Permit to allow an Accessory Dwelling Unit (ADU) above a detached garage. Staff finds that the garage and proposed ADU meets the Conditional Use Permit provisions, and recommends approval of the Conditional Use Permit with four conditions. Melanie Olsen, 846 Willard Street W, one of the applicants, stated that the roof and siding will match the house. The living space is needed for home office space. Chairman Dybvig opened the public hearing. There were no public comments. Chairman Dybvig closed the public hearing. Motion by Commissioner Hoffman, seconded by Councilmember Odebrecht, to approve Case No. 2021-53, Conditional Use Permit to construct a new garage with living space above it located at 846 Willard St W, with the four conditions recommended by staff. All in favor. Case No. 2021-54: Consideration of a Re -subdivision to split the property into two lots and a rezone from AP to RB. Property located at 13187 Dellwood Rd N in the AP district. Integrity Land Development, Todd Ganz, applicant and Gary and dune Jorgensen, property owners. City Planner Wittman explained that the property owners are proposing to split the 3.8-acre lot into two lots both accessed off of the existing driveway. As the property has never been platted, it requires a formal platting process. Todd Ganz of integrity Land Development has submitted a request for consideration of preliminary and final plats. The resubdivision requires rezoning the property. Rezoning to higher density zoning is complicated because the access point is right at the turn lane into the Oak Glen neighborhood and MnDOT has indicated the driveway may not be improved for public access to serve more than one additional parcel. City Attorney Land has advised this is a legal nonconforming situation. The applicant is requesting: 1) a Zoning Map Amendment from AP (Agricultural Preservation) to RB (Two - Family Residential); and 2) Preliminary Plat approval for Jorg Hills Estate. Staff finds that, with certain conditions, the requests conform to City Code. Therefore, staff recommends approval with nine conditions. Commissioner Steinwall referred to other cases where development proposals were considered that were not in compliance with the Comprehensive Plan density. She asked, at what point should the City consider amending the Comprehensive Plan in cases where access is limiting the density of development? Ms. Wittman answered that City Attorney Land has said the City probably needs a Comprehensive Plan amendment, perhaps a catch-all that says in certain circumstances, a lower density is necessary. One challenge is that some of the data utilized in updating the Comprehensive Plan may not have taken into account how many of these AP -zoned parcels are really tricky to develop. At this time staff feels comfortable that this proposal is substantially in compliance with the intent of more urban development. Gary Jorgensen, 13187 Dellwood Road North, applicant, explained this has been a problematic site and he has followed guidance that previous staff and commissions have given but clearly missed the mark based on all the negative feedback. So he is now proposing a very stripped down version to hopefully make it compliant. Councilmember Odebrecht said he has heard from the neighbors in support of this plan and he feels it is a step in the right direction. Chairman Dybvig opened the public hearing. Page 3 of 5 Planning Commission September 22, 2021 Paul Giordano, 2444 Oak Glen Trail, Mr. Jorgensen's neighbor, thanked the Planning Commission and the Council for working out an acceptable solution. He stated all the neighbors are happy and relieved. Dale Olsen, along with Steve Middleton, property owner, 9142 Newgate Avenue North, which is the property where the driveway goes through, said they had heard that the Highway Department would not allow more than two households to exit onto Highway 96. The problem is that the driveway is also the access for property they are considering developing on the south side of Highway 96. Because of the access restriction imposed by the State, this proposal would limit them from having that driveway and from developing that site in the future. Ms. Wittman informed the Commission that the property Mr. Olsen and Mr. Middleton are referring to is entirely encumbered by State highway easement, so even though there may be land area sufficient to build a home, the highway easement prohibits that. Mr. Middleton said he has talked to City staff a couple times about where the setbacks are, and they have given him the idea that there is enough room to build there. Councilmember Odebrecht said he understands that the access rule is a County rule so he is not sure that the Planning Commission can resolve the issue here. Ms. Wittman noted for the record that the City imposes a 100 foot setback fromHighway 96. The setback nearly encumbers the entirety of the property. Lands encumbered by easements aren't considered to be part of the buildable acreage calculations. She suggested the Commission consider tabling the case for more information. Commissioner Steinwall asked the applicant if they have legal access. Mr. Jorgensen replied he understands that his driveway is on the Highway 96 public easement. June Jorgensen, 13187 Dellwood Road North, said they did an 0 and E report that states there is no easement for their driveway on any private land because it is public access. Ms. Wittman showed a County map indicating the Jorgensens' access point is within the public highway right of way. Diana Middleton, 9142 Newgate Avenue North, stated there is reference in the application materials to an agreement with the northerly neighbor which would be her. She is not sure what agreement this refers to. Ms. Wittman offered to retrieve the document. After the public hearing, staff can do due diligence and come back with the information. Ms. Middleton added she is happy with this design instead of the cluster of 10-12 homes that was previously considered, but she does not want to be landlocked by this proposal. If the applicant gets the only access point, she can no longer develop her approximately two acres in the future. Paul Schultz, 2517 Neal Court, questioned how the development will impact the groundwater flow, adding that there is a water problem on this property. Ms. Wittman stated urban services will not be extended for this lot split. This is right on the watershed line. The property will have to meet all drainage requirements on site. Chairman Dybvig closed the public hearing. Page 4 of 5 Planning Commission September 22, 2021 Councilmember Odebrecht said the development of this site has been challenging and many options have been considered in the past. He does not know how to solve the issues for those who spoke in the public hearing. Commissioner Hansen said the City needs to do due diligence and determine, based on setback requirements, whether the neighboring property would be buildable. Commissioner Steinwall said she also would like to have a determination of the legal access to Highway 96. Motion by Commissioner Hansen, seconded by Commissioner Steinwall, to table Case No. 2021-54, Re -subdivision to split the property into two lots and rezoning from AP to RB. Property located at 13187 Dellwood Rd N. All in favor. Case No. 2021-56: Consideration of a Zoning Text Amendment amending the sign code. City of Stillwater, applicant. Ms. Wittman explained that in 2020 the Heritage Preservation Commission (HPC) was awarded a grant to consolidate the HPC's design guidelines that are used when reviewing Design Permits in the City's preservation -based zoning overlay districts. The Planning Commission is asked to consider a recommendation for a Zoning Text Amendment, removing Design Permitting requirements for signage in the Downtown Design Review District and establishing sign code standards for signage in the General Commercial, Central Business District, and Neighborhood Commercial Zoning District. Staff recommends approval of the new ordinance, as it appears to be compatible with the Comprehensive Plan and the public welfare is furthered by its adoption. Chairman Dybvig opened the public hearing. There were no public comments. Chairman Dybvig closed the public hearing. Motion by Commissioner Hoffman, seconded by Commissioner Knippenberg, to recommend that the City Council approve Case No. 2021-56, Zoning Text Amendment amending the sign code. All in favor. NEW BUSINESS There was no new business. UNFINISHED BUSINESS There was no unfinished business. FYI STAFF UPDATES There were no staff updates. ADJOURNMENT Motion by Councilmember Odebrecht, seconded by Commissioner Hansen, to adjourn the meeting at 8:22 p.m. All in favor. ATTEST: Abbi Wittman, City Planner John Dybvig, Chair Page 5 of 5 liwater THE BIRTHPLACE OF M 1 N N E S O 1 A PLANNING REPORT TO: MEETING DATE: APPLICANT: LANDOWNER: REQUEST: LOCATION: ZONING: REPORT BY: Planning Commission October 27, 2021 Todd Ganz, President, Integrity Land Development Gary Jorgensen CASE NO.: 2021-54 Consideration of: 1. A Zoning Map Amendment from AP (Agricultural Preservation) to RB (Two -Family Residential) 2. Preliminary Plat approval for Jorg Hills Estate 13187 Dellwood Road AP — Agricultural Preservation Abbi Wittman, City Planner INTRODUCTION Gary Jorgensen owns the property at 13187 Dellwood Road and is looking to split the 3.8-acre lot into two lots both accessed off of the existing driveway. As the property has never been platted, it requires a formal platting process. Thus, the applicant, Todd Ganz of integrity Land Development, has submitted request for consideration of preliminary and final plats. However, the property is currently zoned AP — Agricultural Preservation, the zoning district classification it was given at the time it was annexed into the City of Stillwater in January 1, 2015. The purpose(s) of this zoning district is to preserve agricultural land until urban development occurs. The resubdivision requires rezoning the property. At the Commision's last regularly -scheduled meeting, the Commission held a public hearing regarding the requests. During the hearing, the Commission took testimony from adjacent property owners, Steve and Diana Middleton of 9142 Newgate Avenue North, whose property is directly north of the subject property. The Middletons expressed concern for the creation of a land -locked parcel that would be accessed off an exisitng driveway that crosses over the Middleton's parcel. They advised the Commission they believed they woud not be able to develop their parcel if this subdvision occurred. At that time, the Commission elected to table consideration of the request and directed staff to research the Middleton's concerns. Staff has done this and an update is provided in the Analysis section of this report. SPECIFIC REQUEST CPC Case 2021-54 Page 2 of 5 The applicant is requesting condition of: 1. A Zoning Map Amendment from AP (Agricultural Preservation) to RB (Two -Family Residential) 2. Preliminary Plat approval for Jorg Hills Estate ANALYSIS Zoning Map Amendment City Code requires the Planning Commission must first find that the public necessity, and the general community welfare are furthered; and that the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. The City of Stillwater is a part of the metropolitan area and has been classified as a suburban community. Part of this classification requires the City to develop at a higher density with averages of five units per acre over the entirety of the City. To help the City achieve this, we have adopted a Future Land Use Plan as part of the Comprehensive Plan. The Future Land Use Plan calls for the property to be developed to the Low/Medium Density Residential (LMDR) standard, requiring 5-9.7 units per acre. However, as the Commission may remember, there are numerous site constraints (access and proximity to South Twin Lake, predominantly) which may development to that density standard unfeasible. City Attorney Kori Land has advised the property currently does not conform to the City's adopted Future Land Use map. Given the developer is seeking to reduce the nonconformity by adding an additional parcel of land, the property would be more conforming that the current status. Thus, the request is in general conformance with the City's guiding principles and land use policies. Preliminary Plat Zoning Code Compliance The 3.8-acre parcel is proposed to be subdivided into two lots. City Code requires all new lots to be platted along a developed street. One home currently exists at the northern edge of the property; this structure would remain onsite on a newly -platted, 2.75-acre lot. Because of their oversized nature, each of the proposed lots and their improvements conform to the minimum dimensional standards set forth for the RB — Two Family Residential zoning districts. When building permits are issued, each new residence will be reviewed against the setback and lot coverage requirements. Proposed residences that do not conform to the standards will not be permitted. 1 While the property does not have frontage along a public street, the HWY 96 right-of-way easement extends to this property. Thus, the property substantially conforms to the intent of the City Code that the property have frontage and be accessible off of a publicly -dedicated roadway. CPC Case 2021-54 Page 3 of 5 There are two areas where private improvements for the proposed Lot 1 will affect the proposed Lot 2: • The City allows for two properties to be accessed off a single driveway without requiring the driveway to be constructed to City street standards. The current driveway is located wholly on the future Lot 1. Thus, a driveway easement and maintenance agreement should be required to protect Lot 2's future access. • Public utilities are not available to the property. Thus, each lot is proposing to utilize private wells and septic systems. The existing home's drain field is partially located on the future Lot 2. Thus, an easement for such improvement will be required. Staff has recommended conditions of approval addressing these items. Site Access and Future Adjacent Development The existing property's driveway has been constructed over privately -owned land to the north. This portion of the driveway is not proposed to be altered; the only alteration proposed for the development will be located on the land proposed to be a part of the Jorg Hills plat. However, concern has been expressed that the City will only allow for two properties to be accessed off of a single driveway. When three or more properties are accessed, the City requires the access to be constructed to City street standards. As a reminder, MnDOT will not allow for the driveway to be improved to street standards. The intent of the City's driveway limitations (that no greater than two properties be accessed off of the same driveway) is to help reduce private property owner/user conflict and promote a functioning street system. The Jorg Hills subdivision will contain two residences. The adjacent property, owned by the Middletons, is not buildable as there is not sufficient land area outside of established easements and setbacks for the construction of a structure. In the event the Middletons acquired additional land that would change the buildable status of this parcel, they could request an exception of the City's driveway/street development standards from the City. Therefore, the Jorg Hills subdivision does not preclude future development from occurring and only two buildable properties will be accessed off of this driveway. This conforms to the intent of the City's policies and regulations. Engineering Requirements City Engineering staff have reviewed the development. Generally speaking, the proposed development conforms to the City's Engineering design standards as, though it has never been platted, it is merely a lot split. Thus, the City is requesting both properties be platted with drainage and utility easements able to accommodate future public utility extensions in the future. Additionally, a condition of approval has been incorporated indicating future construction and improvements may not direct drainage onto adjacent properties. Lastly, the property is located in Browns Creek Watershed District. Thus, the developer will be responsible for paying $3,787/acre Trout Stream Mitigation fees for the new 1.05-acre lot. The 2021 fee total is $3,976.35; fees shall be adjusted annually. Environmental Concerns CPC Case 2021-54 Page 4 of 5 Water Resources The property is in the Shoreland Overlay District. The uses proposed, the density sought, as well as the overall development of the site are in conformance to that Overlay District's regulations. The property is not in the floodplain nor are there any wetland onsite or on adjacent properties that will be affected by this development. Tree and Forest Protection and Landscaping A total of 193 significant trees are located on the subject property. A total of 67 trees are permitted to be removed before tree replacement is required. Approximately 25 trees are located in the area projected to be disturbed for the new home and septic system. Thus, the property is well in conformance to the City's tree and forest protection regulations. However, staff is recommending some conditions of approval for tree protection during home, driveway, and septic system construction. As per City Code, three trees are required to be installed on each lot. However, since significant tree preservation is proposed, staff is recommending this development be exempt from this regulation. Park and Trail Dedication The City's park and trail dedication requires 10% of the land area be dedicated for public parks. The property is located in an area that is greater than mile from a city park or school. While this site would be ideal for a public park given the lack of amenities in this neighborhood, access to the site is limited to the single driveway. Since this driveway cannot be improved to a public roadway, park dedicated in this location would not be of a benefit to the public. Therefore, when this request is heard before the Park and Recreation Commission on September 27, 2021, staff will recommend the City accepted a fee in lieu of land dedication. Additionally, while a future trail is noted along HWY 96, there is a private property between this property and the POSSIBLE ACTIONS The Planning Commission has several available alternatives: 1. Recommend approval — If the Planning Commission finds that the information submitted is sufficient and that the preliminary plat is consistent with the Comprehensive Plan, compliant with City code, and is not detrimental to the neighborhood, then the Planning Commission could recommend that the City Council approve the preliminary plat and rezoning. 2. Recommend denial — If the Planning Commission does not find that the preliminary plat or rezoning are consistent with the Comprehensive Plan, compliant with City code, and is detrimental to the neighborhood, the Planning Commission could recommend that the City Council deny it. 3. Table for more information. FINDINGS AND RECOMMENDATION CPC Case 2021-54 Page 5 of 5 Staff finds that, with certain conditions, the requests conform to City Code. Therefore, City staff recommends approval of the preliminary plat and rezoning with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Preliminary plat Sheet S2 Dated 9/2/2021 • Grading, Drainage, & Erosion Control Plan Sheet C 1 Dated 8/27/21 2. The rezoning shall not become effective until after the approval of the final plat. 3. Materials may not be stored in the critical root zone of trees to be saved, nor may equipment or materials be leaned or stacked against trunks of trees identified to be saved. 4. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 5. Drainage for this development shall not be directed onto adjacent properties. In the event drainage adversely effects adjacent properties, Jorg Hill property owners shall be responsible for rectifying the drainage issues. 6. Prior to the release of the final plat, the developer shall submit to the City a shared driveway easement and maintenance agreement. The agreement shall be reviewed and approved by the City Attorney and, upon approval by the City, recorded against both properties. Proof of recording shall be submitted to the City. 7. Prior to the release of the final plat, the developer shall submit to the City a septic drain field easement benefitting Lot 1. The agreement shall be reviewed and approved by the City Attorney and, upon approval by the City, recorded against both properties. Proof of recording shall be submitted to the City. 8. The developer will be responsible for paying development fees based upon the net developable acreage of the project, which, for 2021, is $3,787.07 for Trout Stream Mitigation ("AUAR"). If the fees are not paid in 2021, the fees will be adjusted annually. The fees will be payable prior to release of the final plat for recording with Washington County. 9. In lieu of park and trail land dedication, the developer shall be required to pay a $2,000 park and a $500 trail dedication fee for each new home lot created. The fees will be payable prior to release of the final plat for recording with Washington County. Attachments: Site Location Map ROW Map Existing Conditions Preliminary Plat Final Plat Grading, Drainage & Erosion Control Plan cc: Todd Ganz Gary Jorgenson 2214 122336 72 OAK GLEN] CRE �w9 0 The Birthplace of Minnesota N Site Location Map PID 17.030.20.33.0010 Subject Property Right -of -Way 90 180 360 Feet General Site Location I �0 -• 0..• PLAN SYMBOLS EXISTING PROPOSED EXISTING PROPOSED CENTERLINE RIGHT-OF-WAY LINE CONSTRUCTION EASEMENT LINE PERMANENT LOT SECTION -900- 901.25 901 X W X BM WB 900 INTERMEDIATE INDEX GRADE BREAK INTERMEDIATE 901.25 SB 0 X INDEX W X 0 r _� OHE 0 W TREE SYMBOLS WB WB PROPERTY LINE CONSTRUCTION LIMITS CLEAR ZONE EXISTING CONTOURS PROPOSED CONTOURS BUILDING SETBACK EXISTING TREES SEDIMENT LOGS SILT FENCE WETLAND BOUNDARY EXISTING TREES (TO REMAIN) BENCH MARK / IRON MONUMENT LIGHT POLE / BOLLARD BUILDING RIPRAP EXISTING SOIL BORING ADDITIONAL SOIL BORING WETLAND BUFFER UTILITY SYMBOLS 1:›5(IS< MN< G EXISTING O H E OVERHEAD >IXISTING 1?ROPOSED PROPOSED ® O EXISTING EXISTING EXISTING G PROPOSED PROPOSED DS ELECTRIC POWER POLE STORM DRAIN LINE FLARED END SECTION CATCH BASIN MANHOLE WELL SEPTIC SYSTEM CLEANOUT AND MANHOLE SANITARY SEWER PROPOSED - I -4- WATERMAIN AND HYDRANT PROPOSED VALVE PROPOSED GAS METER 2" SPRINKLER LINE DOWNSPOUT LOCATION HATCH LEGEND o' EXISTING GRAVEL REMOVAL BITUMINOUS REMOVAL GRAVEL AVERAGED WETLAND BUFFER \\\\\\M\ 8 FOOT POND ACCESS ROAD TEMPORARY EROSION CONSTRUCTION EXIT CONCRETE PAVEMENT CONTROL BLANKET JORG HILLS ESTATE STILLWATER, MINNESOTA 1 / - / I HIGHWAY 96 2 • iO q/ 040 Nc , , , 407- , L i i i 0 50 100 200 FEET VICINITY MAP SEC. 20, T30, R20 WASHINGTON COUNTY, MINNESOTA NEAL AVENUE N NOT STATE HIGHWAY 96 SITE TO SCALE J_ CIVIL ENGINEER: RFC ENGINEEERING, INC. DAVID A. KRUGLER, P.E. 13635 JOHNSON ST. NE HAM LAKE, MN 55304 TEL. 763-862-8000 FAX 763-862-8042 LAND SURVEYOR: CORNERSTONE LAND SURVEYING, INC. DANIEL L. THURMES 1970 NORTHWESTERN AVE. SUITE #200 STILLWATER, MN 55082 TEL. 651-275-8969 FAX 651-275-8976 GEOTECHNICAL ENGINEER: NORTHERN TECHNOLOGIES, LLC DEBRA A. SCHROEDER, P.E. RYAN M. BENSON, P.E. 6160 CARMEN AVE. E. INVER GROVE HEIGHTS, MN 55076 TEL. 763-499-9175 FAX 651-389-4190 PLAN REVISIONS DATE SHEET NO. APPROVED 9/2/2021 C1, S2 DAK PROJECT LOCATION WASHINGTON COUNTY THE 2018 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" AND THE 2018 EDITION OF THE "MATERIALS LAB SUPPLEMENTAL SPECIFICATIONS FOR CONSTRUCTION" SHALL GOVERN. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE 2018 EDITION OF THE STILLWATER, MINNESOTA GENERAL SPECIFICATIONS AND DETAIL PLATES FOR STREET AND UTILITY CONSTRUCTION. ALL TRAFFIC CONTROL DEVICES AND SIGNING SHALL CONFORM TO THE MMUTCD, INCLUDING FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS. \DEX SHEET NO. DESCRIPTION 1 TITLE SHEET S1 EXISTING CONDITIONS S2 PRELIMINARY PLAT S3 FINAL PLAT C1 GRADING, DRAINAGE & EROSION CONTROL PLAN THIS PLAN CONTAINS 5 SHEETS ALL APPLICABLE FEDERAL, STATE AND LOCAL LAWS AND ORDINANCES WILL BE COMPLIED WITH IN THE CONSTRUCTION OF THIS PROJECT. I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF JHE STATE OF MINNESOTA. SIGNED AAA. DAVID A. KRUGLER DATE: 8 / 27 / 2021 REG. NO. 48768 I HEREBY CERTIFY THAT THE FINAL FIELD REVISIONS, IF ANY, OF THIS PLAN WERE MADE BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. SIGNED DATE: REG. NO. RFC ENGINEERING, INC. Consulting Engineers 13635 Johnson Street NE Telephone 763-862-8000 Ham Lake, MN 55304 Fax 763-862-8042 JOB NO. 1908 SHEET \O. 1 OF 5 SHEETS EXISTING LEGAL DESCRIPTION: POINT NUMBER ELEVATION w N 2104 900.4 12 DECID 2105 899 8 DECID 2106 898.1 8 DECID 2112 902.8 8TRI DECID 2115 904.3 8DBL DECID 2117 903.7 7 DECID 2118 904 7 DECID 2119 906.5 10 DECID 2120 906.5 6 DECID 2121 906.5 15 DECID 2122 905.6 9 DECID 2123 906.9 12 DBL DECID 2124 907.6 6CLUMP DECID 2125 906.4 6 DECID 2126 904.7 6DBL DECID 2127 905.1 9 DECID 2128 905.1 8CLUMP DECID 2129 905 10 DECID 2130 903.6 8 DECID 2131 903.6 12 DECID 2132 904.2 6 DECID 2133 904.7 6 DECID 2134 905.9 7 DECID 2135 907.1 12 DECID 2136 907.5 8DBL DECID 2137 908.2 8 DECID 2138 908.2 8 DECID 2139 908.2 9 DBL DECID 2140 908 30 DECID 2141 908 36 DECID 2147 901.1 10DBL DECID 2148 901.4 6DBL DECID 2180 901.9 8 DECID 2181 900.6 12 DECID 2208 897.6 9 MAPLE 2209 897.4 8 SPRUCE 2210 897.3 8 SPRUCE 2218 896.1 18 QUAD ELM 2219 895.5 15 MAPLE 2220 895.7 8 SPRUCE 2221 896.5 12 DBL MAPLE 2245 904.5 12 BIRCH 2264 907 8 DECID 2265 907.1 18 DECID 2268 907.4 36 DECID 2269 906 24DECID 2270 905.2 8 DECID 2271 904.7 8 DECID 2272 906.8 15 DECID 2273 909.6 12 MAPLE 2299 910.3 24 ELM 8987 900.7 17 CONIF 8988 900.3 12 CONIF 9045 903.6 15 CONIF 9046 903.4 13 CONIF 9103 901.9 18 MAPLE 9116 902.3 18 LOCUST 9125 903.6 SP9 CONIF 9127 905.3 16DBL MAPLE 9129 903.1 13 DECID 9166 904 11 SPRUCE 9167 904.2 10 SPRUCE 9168 904.2 10 SPRUCE 9175 907.4 9 SPRUCE 9177 906.5 10 DECID 9179 906.2 24 MAPLE 9187 906 9 SPRUCE 9189 905.2 9 SPRUCE 9221 896.6 8 DECID 9222 896.4 8 DECID 9223 896.2 8 DECID 9225 895.6 6 CONIF 9239 900.1 8 DECID 9241 899.1 9 DECID 9251 907.6 24DBL DECID 9278 909.1 9 DECID 9279 910 10 DECID 9280 909.7 10 DECID 9290 907.4 27 DECID 9291 910.9 15 SPRUCE 9292 910.7 27 DECID 9293 910.7 8 DECID 9294 910.7 8 DECID 9295 910.6 13 DECID 9296 910.7 13 DECID 9297 910.7 8 DECID 9298 910.5 8 DECID 9299 910.7 8 DECID 9300 910.7 11 DECID 9301 910.4 9 DECID 9302 910.1 9 DECID 9303 910.7 7 DECID 9304 910.6 7 DECID 9305 910.5 7 DECID 9306 910.5 24 DECID 9307 909 10 DECID 9308 908.1 11 DECID 9309 908.3 7 DECID 9310 909 8 DECID 9311 907.8 11 SPRUCE 9312 906.7 8 DECID 9313 906.4 8 DECID 9315 908 8 DECID 9316 907.6 22 DECID 9317 907.5 7 DECID 9318 907.5 7 DECID 9319 907.6 8 DECID 9320 907.7 6 DECID 9321 908.3 9 DECID 9322 907.8 6DBL DECID 9323 907.4 10 DECID 9324 907.6 6 DECID 9325 908.1 10 DECID 9326 908.1 9 DECID 9327 908.2 7 DECID 9328 908.4 7 DECID 9329 908.7 18 DECID 9330 907.8 18 DECID 9331 908.5 9 DECID 9332 909.2 7 DECID 9333 909.4 8 DECID 9334 909.5 11 DECID 9335 909.3 8 DECID 9336 909.2 7 DECID 9337 909.8 20 DECID 9338 908.9 6 DECID 9339 909 8 DECID 9340 909.1 8 DECID 9341 909.5 7 DECID 9342 909.2 8 DECID 9343 910.6 12 CLUMP DECID 9344 906.9 6 SPRUCE 9345 906.6 9 SPRUCE 9346 906.5 7 SPRUCE 9349 906.6 6 SPRUCE 9370 906.5 15 DECID 9385 910.7 24 DECID 9386 911 13 DECID 9393 914.2 10 SPRUCE 9396 912.5 8 SPRUCE 9397 910.6 11 CONIF 9398 910.5 9 CONIF 9399 910.2 8 CONIF 9402 910.3 9 DECID 9407 910.4 10 SPRUCE 9408 910.7 11 CONIF 14081 912 50 MAPLE 14082 913.9 50 MAPLE 14083 910.4 6 PINE 14084 910.6 6 PINE 14085 910.4 6 PINE 14086 910.7 6 PINE 14087 911 6 PINE 14088 911.4 6 PINE 14089 912.6 6 PINE 14090 913.3 6 PINE 14091 913.5 6 PINE 14092 914.6 6 PINE 14152 910.3 12 DECID 14153 910 24 DECID 14154 909.8 24 DECID 14172 907.7 16 DECID 14173 907.7 12 DECID 14174 907.7 10 DECID 14176 909.8 26 DECID 14177 910.5 10 DECID 14178 909.1 60 ROTTEI DECI D 14180 910.8 12 ELM ELM 14181 910.7 24 DECID I 0U --SB SSB 2 g00.01 0 r Z f eN X9 T.. q04 OU 906 X 904.3 TUG 0106 OU X 906.4 SOUND 1/2 INCH SON PIPE PsfARKED RLS 215718 904.4 00.1 897.9 V X8g6.7 X8ci6.5 r- X 6 7C0 co co �N4- v92cr 8 ro co TREES: 9221 8" 9222 V V ID CO co cs- X X X 902.9 210 P8" 2120--� 6" X 905.1 X907.0 0 X908.5 2121 15" X 905.3 OU X907.5 OU 2123 12"DBL X904.8 2112 8"TRPL 9 X902.6 '44 6 896 tfi m vqh �� 96 119239 9241 CC) V �=� 89s� I 8" 24 6"CLUMP 5 -,a\tl I I OU \C X905.1 6 2126 6"DBL 2127 q" 906.0 N O 2181 SB 4 12"w N p g02.33 ~ 3 't 90 Z Z L 0=0 I- 1_OSE Eca 7�/N U SLOES NOTE 904.2 yjam INCH I PIPE MARKED DENOTES SIGNIFICANT TREE AS LOCATED BY CORNERSTONE LAND SURVEYING, INC. ON 11-8-20 TYP. DECIDUOUS TREE POINT NUMBER 3307 IL, TREE SIZE TYP. CONIFEROUS TREE 3307 908 X 907.1 TU� 9, 329.78 X908.4 X910.1 -2135 12" 2134 2 8" -2138 9/0 2139 X906.2 X90 -''�2132 131 -� 1�2130 p i _8„ I v, 271 8" 21.9 0" X903.6 227Ri X 9L 6.2 903.2 904.9-- X 902.2 BL .2 '' 2269 24" X 906.6 912.3 - CS' 910.7 X'07.6 227 - 12" 0 64 2265 18" / C ANOUT - -- TO907.8 MH REFU' L=901.4 TOP=909.4 WATER 905.6 SOT=901.3 909.0 X909.7 2245 12"TRPL X909.7 X9 X 910.8 o0 NO OPTION 2299 4"EL X907.0 X907.1 907.9 X 907.7 ENTS X908.3 910 X9 0 N89°10 '57" 4 70.9 7 X 914.9 SEE SEPTIC NOTE X 912.6 OU X 913.0 0U X 913.8 914 iAl2 OU X 913.0 913.5 OU 141.19 X 915.3 14092 i_, NORTH LINE OF T 6"PINE OF THE NW I 916.0 14091 X 916.5 14489 6" NE 14172 6"PINE 4085 -7 6"PINE 14084 6"PINE 73 12" X908.2 X 908.3 I INCH IRON PIPE MAR LEGEND: • 0 0 or 1111 FOUND MONUMENT SET 1/2" IRON PIPE MARKED RLS NO. 25718 CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT SANITARY MANHOLE CATCH BASIN STORM DRAIN FLARED END SECTION STORM MANHOLE CD 0 q10. *I4083 6"PINE 4152 2" X 910.3 4153 24" 4 X 909.2 X909.7 X 908.4 r-14174 10" X 916.3 X 916.7 X 916.8 X 911 f `r 1 � 1 Lf1 00 SB 13rrnn �q 10.30 910.0 X 910.4 50"MAPLE r 1 X 9115 ll1 910.9 X 9291 SP"I5 9293 8" 9292 27" 9294�, 8" X910.7 9295 13" 9297 9302 8" I9 03 X 913.5 /2 OF THE WI/2 OF SEC. 20, T30, R20. X 911.5 SB2-KSD--�� q 10.37 X910.6 14081 50"MAPLE ;r p / 1 A0 9343 12"CLUM 909.0 9" 9342 14180 8" X 908.7 FIRE DEPT. CONNECTION HYDRANT CURB STOP WATER WELL WATER MANHOLE WATER METER POST INDICATOR VALVE WATER VALVE BOLLARD FLAG POLE MAIL BOX TRAFFIC SIGN UNKNOWN MANHOLE SOIL BORING TRAFFIC SIGNAL . CONIFEROUS TREE DECIDUOUS TREE 14178 9346 E 46 902 UE UTV Ur - UT OLJ UG 11 ct? 904 INCH RON X 907.1 9334 9335 933 20" X910.2 SB3 -KS • 932 306 903.9 UNDERGROUND ELECTRIC UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC UNDERGROUND TELEPHONE OVERHEAD UTILITY UNDERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN FENCE CURB [TYPICAL] CONCRETE SURFACE BITUMINOUS SURFACE 0 938 CONCRETE- A TABLE 9398 9385 9393 X 908.3 8" X cr" X910.4 9332 9336 7' 9328 7" 9331 9327 X907 .8 9312 X 907 9311 SP II" spqm 9329 18" 9179 24"M 9127 NCH RON PIPE MARKED Xe111.11, FOUND 1/2 INCH IRON 9396 PIPE WEST LIN FOUND 110NUNEN 9408 9402 X 909.4 X 909.6 003. /3:°C)/\ < 9330 10" -9325 FOUND I RE -9323 cr 9167 -906.4 SPIO" 9189 9187 Jre X 904.2 9129 3" SHED ISTING USE =912.0 OAK GLEN ER EXISTING HOUSE X 906. 90 X 905.2 9166 9168 SP II" 90 13' EXISTING HOUSE x fr 116 902 FLOOR- Cm +90 9 006 I -BENCH NARK 9045 - v 901.2 SAN NH SAN 00.6 That part of East 1/2 of the West 1/2 Northwest 1/4 of Section 20, Township 30 North, Range 20 West, Washington County, Minnesota lying Northerly of the Northerly lines of Lot 10, Lot 11, and Lot 13 and the Westerly extension of the North line of said Lot 10 all in Block I, OAK GLEN 8th ADDITION, as monumented, and lying Northerly and Westerly of the Westerly lines of Lot I, Block 2, and Lot 3 and the Northerly extension of the Westerly line of said Lot I all in Block I, OAK GLEN I Oth ADDITION, as monumented, according to the plats on file in the office of the registrar of titles, Washington County, Minnesota, Stillwater Township. TITLE NOTES: The following surveying related exceptions appear on the Legacy Title as agent for Stewart Title Guarantee Company Title Commitment No. MN16650 dated October 30th, 2020. 1. Apparent driveway easement and maintenance agreement, with the Northerly neighbor (PID# 17.030.20.33.0010), allowing encroachment of the driveway and access to Dellwood Rd. N. AREA MORE OR LESS SLOPES 0% - 24% = NOT SHOWN 24% AND ABOVE = SHOWN HOWEVER NO AREAS RUN GREATER THAN 50' HORIZONTALLY. UNDERGROUND UTILITIES NOTES: THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET NUMBERS 203100793 AND 203100804. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST. CALL BEFORE YOU DIG! Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 EXISTING SEPTIC EXISTING SEPTIC AREA SHOWN PER EXISTING CLEANOUTS AND MANHOLES AS SHOWN ON SURVEY. SUPPLEMENTAL INFORMATION SHOWN PER SEPTIC SKETCH DATED 1-10-2002 BY EKILIN SOIL TESTING. LOCATION OF DRAIN FIELD AND PIPE ARE SURVEY NOTES: . BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM NAD 1983. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER STATE ONE CALL LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER ENGINEERING 3. THERE MAY BE SOME UNDERGROUND UTILITIES; GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. 4. SUPPLEMENTAL 2 FOOT CONTOURS OUTSIDE OF PARCEL BOUNDARIES SHOWN PER LIDAR CONTOUR DATA OBTAINED FROM THE DNR MNTOPO WEBSITE. NOT FIELD VERIFIED CONTACT: INTEGRITY LAND DEVELOPMENT, INC. ATTN: TODD GANZ PHONE: 612-369-2747 tdganz@gmail.com COUNTY/CITY: NORTH 0 40 80 REVISIONS: DATE 8-27-21 8-31-21 REVISION PRELIMINARY ISSUE NAME CHANGE I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Date: 11-10-20 PROJECT LOCATION: 1 3 1 7 DELLWOOD RD. N. PID#200302022001 9 Suite #200 1970 Northwestern Ave. Stillwater, MN 55082 Phone 651.275.8969 dan@cssurvey CORNERSTONE LAND SURVEYING, INC. FILE NAME PROJECT NO. SURVTGO7 EXISTING CONDITIONS OU .4 I -C I • --SB SBI2 900.01 / I LA_ OU q04.4 00.1 8q5.6- q22I 80 q222 or 8" cr 00 A- X X co 0, CO V 906 X q04.3 00% X q06.4 OU OUND 1/2 INCH SON PIPE rIARKED RLS 718 8q5 6 N TREES: OU X q05.3 X q07.5 OU X q07.0 9 0 X q08.5 10DRAINAGE & UTILITY EASE ENT _2123 12"DEIL. 2120 ---- 6" s X q04.8 X q05.1 02.7 2148 210e g'1.0 °IOU ,-17‘' ci.°1)‘. 0 .„ I2105 8" 21061 Co I 8" A 0 0 \. 210 P8" 5 c) O q.i.q 02.0 2208 2013L X q02.6 INCH I cD‘ X q05.1 6 0,04-4 PIPE MARKED RLS 9232 2126 6"DEiL 2127 q" DENOTES SIGNIFICANT TREE AS LOCATED BY CORNERSTONE LAND SURVEYING, INC. ON 11-8-20 TYP. DECIDUOUS TREE SURVEY POINT NUMBER 3307 15" TREE SIZE TYP. CONIFEROUS TREE 3307 15" OU X q0 2130 8" 21 q 0 X q03.6 6.2 903.2 X q02.2 u _ / v / 4 / / V I/ \ X q07.1 clos DS HR IREEwDA y X q05 .4 OU 9,0 329.78 -2135 12" 2134 8" -2138 X0106.2 2132 I- - - - -1 2140 DRIVEWAY 1 30" I TO REMAIN I 214 •q07 .q 9 0 C51 q10.7 227 X q'S .2 226q 24X q06.6 " X 07 6 227 12" 111) 2265 64 C ANOUT - TO q07.8 MH - 0,\O • REFU L=q01.4 T0P=q0q.4 WATER q05.6 80T=q01.3 q0q.0 X clOg-7 2245 12"TRPL X q0q.7 xi X q10.8 Oc\° 22qq \-) 24"EL X q07.0 X0107.1 q07.q /._ r.... / / 910 xcl08.3 °OK 205, pAcE. 103 910 X q12.6 OU '313 0 _ j20' DRIVEWAY EASEMENT Ou X q13.8 N89°10 ' 57"W 171BY SEPARATE DOCUMENT I 94 SEE SEPTIC NOTE 470.97 140q I X q16.5 SEE .1"-. SEPTIC NOTE q16.7 r, 7 6 PI 40 6"PINE 14085 -1 6"PINE 14084 6"PINE 910. q278 14172 X0108.2 X q08.3 14083 6"PINE 14152 X q16.3 )016.7 X q16.8 X q11.1 X 6110.3 4153 24" q27q 0" 280 0" X q08.4 14174 10" Xq0q.2 X q0q.7 X q08.6 X q08.7 X q07.01 Xcl07.7 KAINAGE AND UTILIT2,1E0ASENE15144 24"DEIL SP6" q07 27" .o LE FOUN IAC1 IEPI X q07.3 8TP1-906 ch98'1- 10NUMIENTS LEGEND: • FOUND MONUMENT 0 SET 1/2" IRON PIPE MARKED RLS NO. 25718 ▪ CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT SANITARY MANHOLE CATCH BASIN STORM DRAIN FLARED END SECTION STORM MANHOLE 32 14180 12"ELM 14177 0 X q08.5 / // / // //\/ L./1 I IS/1 V FIRE DEPT. CONNECTION HYDRANT CURB STOP WATER WELL WATER MANHOLE WATER METER POST INDICATOR VALVE WATER VALVE BOLLARD FLAG POLE MAIL BOX TRAFFIC SIGN UNKNOWN MANHOLE SOIL BORING TRAFFIC SIGNAL • CONIFEROUS TREE DECIDUOUS TREE 0134 Pq" FOUND I INCH IRON IRE--902 UE LITV UP UT OU LIG >> 141.19 X ql1.5 .1 10' DRAINAGE & TILITY EASEMENT 910.37 X q10.6 14082 50"MAPLE 50"MAPLE bo _Los\13 q343 12"CLUMP q33 20" 012q5 13" q2q7 q302 8" q 03 7 q342 8" q3 4 q2qq 7" 8" q30 0 X q10.6 q2q8 5133-K5 ioN08.5 q340 5" q34 I 7" q32I X q0q.8 306 4" 908 X q07 I 1 1 8. \ X q02 q UNDERGROUND ELECTRIC UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC UNDERGROUND TELEPHONE OVERHEAD UTILITY UNDERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN FENCE CURB [TYPICAL] CONCRETE SURFACE BITUMINOUS SURFACE Xq11.5 q" 1385 4 rSEPTIC AREA BY KLOEPPNER a" SERVICES & DESIGN LLC DATED 8-27-21 ill Xql0 .4I X41 X q11.5 X q08.3 --qui WATER -q14.1/" X SP 0' c, xi© FOUND 1/2 IN q3q6 I PIP I2°N P WEST LINE OAK GLEN 5P82.I- - 10TH ADDITION PER Xq10.2 q336 7" q328 7" q33 I X q07.8 q3 12 - 8" - - X q07. q3 II SP II" ql7q 24"M q127 16"DBL M 125 - spq.. y402 0 9/0 .v-1- q407 5 'S:0::c1.°5"L X q0q.4 X ;O. 3_116 X E ISTING USE _FLOOR =q12.0 =q08.4 324 .4 X/ 1q0133,..2,23 /010 5 S F1167PIO" I 0, ) FOUND INCH IRON PIPE MARKED RLS 9232 X q04.2 z X q06.q q168 5P II' FLOOR - -=q06.2 EXISTING HOUSE 01045 q166 ,t"o 15" 6 • 904 04P - -96 9- i3 - z >4 [BENCH MARK Li-NH=900.27 j z X q03.0 A , • -8q8 5 - SAN MH RIM=801q.0 INV= rBENCH MARK I:NH=905.65 /-- /\/ / //\/ V . / r' - A-- 1 AI I I SAN 00 .6 V=88q.2 EXISTING LEGAL DESCRIPTION: That part of East 1/2 of the West 1/2 Northwest 1/4 of Section 20, Township 30 North, Range 20 West, Washington County, Minnesota lying Northerly of the Northerly lines of Lot 10, Lot 11, and Lot 13 and the Westerly extension of the North line of said Lot 10 all in Block I, OAK GLEN 8th ADDITION, as monumented, and lying Northerly and Westerly of the Westerly lines of Lot I, Block 2, and Lot 3 and the Northerly extension of the Westerly line of said Lot I all in Block I, OAK GLEN I Oth ADDITION, as monumented, according to the plats on file in the office of the registrar of titles, Washington County, Minnesota, Stillwater Township. TITLE NOTES: The following surveying related exceptions appear on the Legacy Title as agent for Stewart Title Guarantee Company Title Commitment No. MN16650 dated October 30th, 2020. 1. Apparent driveway easement and maintenance agreement, with the Northerly neighbor (PID# 17.030.20.33.0010), allowing encroachment of the driveway and access to Dellwood Rd. N. DEVELOPMENT DATA TOTAL PARCEL AREA = 165,600 SQ.FT./ 3.80 ACRES. PROPOSED LOT 1, BLOCK 1 = 119,872 SQ. FT. / 2.75 ACRES PROPOSED LOT 2, BLOCK 1 = 45,728 SQ. FT. / 1.05 ACRES SLOPES SLOPES: 0% - 24% = NOT SHOWN 24% AND ABOVE = SHOWN HOWEVER NO AREAS RUN A GREATER THAN 50' HORIZONTALLY. UNDERGROUND UTILITIES NOTES: THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET NUMBERS 203100793 AND 203100804. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST. CALL BEFORE YOU DIG! Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 EXISTING SEPTIC EXISTING SEPTIC AREA SHOWN PER EXISTING CLEANOUTS AND MANHOLES AS SHOWN ON SURVEY. SUPPLEMENTAL INFORMATION SHOWN PER SEPTIC SKETCH DATED 1 -1 0-2002 BY EKILIN SOIL TESTING. LOCATION OF DRAIN FIELD AND PIPE ARE APPROXIMATE. SURVEY NOTES: . BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM NAD 1983. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER STATE ONE CALL LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER ENGINEERING DEPARTMENT. 3. THERE MAY BE SOME UNDERGROUND UTILITIES; GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. 4. SUPPLEMENTAL 2 FOOT CONTOURS OUTSIDE OF PARCEL BOUNDARIES SHOWN PER LIDAR CONTOUR DATA OBTAINED FROM THE DNR MNTOPO WEBSITE. NOT FIELD VERIFIED V; I-1 I I_ I_ E MA -I- E PRELIMINARY PLAT CONTACT: INTEGRITY LAND DEVELOPMENT, INC. ATTN: TODD GANZ PHONE: 612-369-2747 tdganz@gmail.com COUNTY/CITY: NAIAS I-1 I NJGNJ l__J I 5-1- 1 I_ NORTH 0 40 80 REVISIONS: DATE 8-27-21 8-31-21 9-1-21 9-2-21 REVISION PRELIMINARY ISSUE NAME CHANGE DRIVEWAY EASEMENT REVISE SEPTIC CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Daniel L. Thurmes Registration mber: 25718 Date: 1 1-10-20 PROJECT LOCATION: 1317 DELLWOOD RD. N. PID#200302022001 9 1 Suite #200 1970 Northwestern Ave. Stillwater, MN 55082 Phone 651.275.8969 dan@cssurvey .net CORNERSTONE LAND SURVEYING, INC. FILE NAME PROJECT NO. SURVTGO7 TG20007 PRELIMINARY PLAT S 2 JORG HILLS ESTATE NW CORNER OF SEC. 20, T30, FOUND WASHINGTON COUNTY CAST IRON MONUMENT 589 °10'57"E _--- 654.03 A - LO (0 O LO CO i CENTERLINE OF STATE / ALIGNWI"IENr O' 96 PER MNDOT / • • FOUND 1/2 INCH 120N PIPE MARKED RLS 25718 / / 1 329.78 / /, /, '\ / / , ^ , n / '� v Y / = — ///, / ; /-1 /-1 i / / / Y V \ L A / \V/ / // HWY RIGHT OF WAY PER BOOK 205, PAGE 103 / N89°10'57"W 470.9E 1 � 1 L- \\ 1 A 1 , I I I I I I I I I I I I I I I I I I I I I I ► 1 I I I I I I Y =1 I� - I I� co I I-� uNi l I m M I Iz I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I N OUND 1 /2 NC 20v P E "3.2<=2) P_5 023E DRAINAGE AND UTILITY EASEMENT 352.77 -- NORTH LINE OAK GLEN 8TH \\./ /ADDITION PER FOUND MONUMENTS 1 /-i /1 �c/ /--,/ /-- /\/I /t / 7 -,/ /i i / L /1 / /'.//V DRAINAGE AND UTILITY EASEMENTS ARE SHOWN AS THUS: (NOT TO SCALE) --10I-J 5 BEING 10 FEET IN WIDTH AND ADJOINING PLAT BOUNDARIES AND BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES UNLESS OTHERWISE SHOWN ON THE PLAT. l V\ 471.62 S89°04 '22"E -HOUND 1/2 INCH 120N PIPE MARKED 2LS P232 FOUND I/2 INCH 120N PIPE tlY_3 NORTH 0 40 80 SCALE: 1 INCH = 40 FEET SCALE IN FEET L _, NORTH LINE OF THE NW OF THE E I/2 OF THE WI/2 1/4 OF SEC. 20, T30, 220. 2 118.85 0 N 1/4 CORNER OF SEC. 20, --�' T30, R20, FOUND WASHINGTON COUNTY STONE MONUMENT FOUND 1/2 I ---INCH IRON 1 PIPE 1 I I I 1 1 S89°10'57"E ii -----_ 1491.13 -- \ \1 - FOUND 1/2 I INCH IRON PIPE WEST LINE OAK GLEN ------ I0TH ADDITION PER J ,ork-- FOUND MONUMENTS 6' ll v FOUND 1/2- INCH I20N PIPE MARKED NLS 9232 0 0 THE ORIENTATION OF THIS BEARING SYSTEM IS BASED UPON THE OF THE NW 1/4 OF SECTION 20, T30, R20 WHICH IS ASSUMED TO HAVE THE BEARING OF N89°10'57"W. p DENOTES SET 1/2 INCH X 18 INCH IRON PIPE MARKED R.L.S. 25718 UNLESS OTHERWISE INDICATED. • DENOTES FOUND 1/2 INCH IRON PIPE MARKED AS SHOWN. KNOW ALL PERSONS BY THESE PRESENTS: That Gary Jorgensen and June E. Jorgensen, husband and wife, fee owners, of the following described property situated in the County of Washington, State of Minnesota, to wit: That part of East 1/2 of the West 1/2 Northwest 1/4 of Section 20, Township 30 North, Range 20 West, Washington County, Minnesota lying Northerly of the Northerly lines of Lot 10, Lot 1 1 , and Lot 13 and the Westerly extension of the North line of said Lot 10 all in Block I, OAK GLEN 8th ADDITION, as monumented, and lying Northerly and Westerly of the Westerly lines of Lot I, Block 2, and Lot 3 and the Northerly extension of the Westerly line of said Lot I all in Block I, OAK GLEN I Oth ADDITION, as monumented, according to the plats on file in the office of the registrar of titles, Washington County, Minnesota, Stillwater Township. Have caused the same to be surveyed and platted as JORG HILLS ESTATE and does hereby dedicate to the public for public use forever the easements created by this plat for drainage and utility purposes only. In witness whereof said Gary Jorgensen and June E. Jorgensen, husband and wife, have hereunto set their hands on this day of , 202___. Gary Jorgensen June E. Jorgensen STATE OF MINNESOTA COUNTY OF WASHINGTON The foregoing instrument by Gary Jorgensen and June E. Jorgensen was acknowledged before me on this day of , 202___, on behalf of the company. (SIGNATURE) (PRINT) Notary Public County, Minnesota My Commission Expires January 31, 2025 I, Daniel L. Thurmes, do hereby certify that I have surveyed and platted or directly supervised the surveying and platting of the property described on this plat as HEIFORT HILLS ESTATE 2ND ADDITION; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on the plat have been correctly set; that all water boundaries and wet lands as of this date, as defined in Minnesota Statutes Section 505.01, Subd. 3, are shown and labeled; and all public ways are shown and labeled on this plat. Dated this day of , 202 . Daniel L. Thurmes, Licensed Land Surveyor, Minnesota License No. 25718 STATE OF MINNESOTA COUNTY OF WASHINGTON The foregoing Surveyor's Certificate was acknowledged before me on this day of , 202___, by Daniel L. Thurmes, Licensed Land Surveyor. (signature) (print) Notary Public, Dakota County, Minnesota My Commission Expires January 31, 2025 VICINITY MAP (STATE HWY NO 96) DELLWOOD RD. N. (NOT TO SCALE) NEAL AVE. N w c5 < J MCKUSICK RD. N. (CO. RD. NO. 64) 2' 0 PLANNING AND ZONING COMMISSION OF THE CITY OF STILLWATER The foregoing plat of JORG HILLS ESTATE was approved and accepted by the Planning and Zoning Commission of the City of Stillwater, Minnesota, this day of , 202____. By its Chairperson By its Secretary CITY COUNCIL OF THE CITY OF STILLWATER This plat of JORG HILLS ESTATE was approved by the City Council of the City of Stillwater, Minnesota, this day of 202___ and hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2 By , Mayor By , Clerk WASHINGTON COUNTY SURVEYOR Pursuant to Chapter 820, Laws of Minnesota, 1971, and in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of , 202 By By Washington County Surveyor WASHINGTON COUNTY AUDITOR/TREASURER Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable for the year 202___, on the land hereinbefore described, have been paid. Also pursuant to Minnesota Statutes, Section 272.1 2, there are no delinquent taxes and transfer entered, on this day of 202 By Washington County Auditor/Treasurer By Deputy WASHINGTON COUNTY RECORDER Document Number I hereby certify that this instrument was recorded in the Office of the County Recorder for record on this day of 202___, at o'clock ____. M., and was duly recorded in Washington County Records. By Washington County Recorder Deputy 2' By CORNERSTONE SEC. 20, TWP. 30, RNG. 20, WASHINGTON COUNTY, MN LAND SURVEYING, INC. NOTES: RIGHT OF WAY PER BOOK 205, PAGE 103 /I OHE / / - O — i / — J OHE CO 0 v \9q5/// /// \\ v „i\ OHE / co / \ \ :v: / I 44 / / I I �4 /\ ( 2 \ - r, �II I 1 — .p ,,,,, 2 ,'�'C/ 167 it\ \ _."- \\ \ 7 1 .zi v i 7 , ) —908 \\ \ 'c'' 0 0 /0T' , 1 1 7 / — "A . / Av.. 1 ,I /( /k \b .'\ / / , 1)1 (111HV \\ III 1 1—��7---- ---- \\ _' I 11', �\- 1 'I, '`\)>\(\ 91 '\\ \ _ ` \/ 09 \`� `\ \ 910 �\ \/ ,----)---) -\ \ \ \ \ `1 \ \ \ I k) < `P� -J1 \ l �1 I SB-4 \ ,� a I 4 c \' `\ 1/ Z r ,S j / / / 1 EXI�II�G\ \ , \,sr WATER \ \ 1 TO II I.4) � � � \ LI// ,9 9 AD 7 / / ij� - 2 -gp3�9°%� J / '° TILITY D X / '') e 6. / i� i �i/ /// 911'FIS MEN T \\((--, ` -7----7-- = �� ,___-___ t2 OHE�� OHE / OHE I — OHE- 5 1—� OHE 9 _e)-- 1 ,/ / J� ---- _ I \ \ \ \ `t'= 48' PROPOSED -� f i w4 � DRIVEWAY �/9°ii \ \ EASEMENT \\ \ `-h \� \ ' �— ter: \ \ \ ) ) \\\\�\ * c () E9 \ \ 7 \\ \\ \\ OHE // / � GP�G� G UGE ''(/GE / �I I N i /°' \ \ \ I\ //' ;r O S\ -- \ \o \ c&\ \ \ I )cI STI;N G 4\ I S PI a; TO' N� \ 903 I REM�AII� i 1, Tr: \\ i N N A\N ,\(/ /\>\ \ / J/ \ / 2 / � \ /// 7 • 100' T.Hi9O°496 R/W SETBA6K EXISTING W 17 so 906 9by' LL 1rQ REMAIN/ 7 PROPOS- EASEMENT LINE 147, PROPOSED PROPERTY O SB/2A LINE 2 905 900 909 T GAS — — 913 — 914 OHE DlciE 150' T.H. 96915CL SETBACK 1 II I I I SHORELAADB 13i I LIMITS / II / / 4/////// //// 3 910.1 00 0, x 907.4/) 913 OHE CD 96 2 _;c 903 ft: 2. 3. 4. 5. 6. 7. 8. 9. 10. 12. 13. 14. 1 6. 17. 18. 19. 20. 21. 22. 23. 24. THE GRADING CONTRACTOR IS RESPONSIBLE FOR THE STRIPPING AND STOCKPILING OF TOPSOIL. TOPSOIL SHALL BE STOCKPILED IN AREAS DESIGNATED BY THE ENGINEER. COVER OR SEED ALL STOCKPILE AREAS. ALL DISTURBED AREAS TO BE SEEDED, MULCHED AND FERTILIZED WITHIN 7 DAYS OF ROUGH GRADING. *SEE SWPPP AND THE PHASING AND CONSTRUCTION GRADING PLAN FOR DETAILS. NO CONSTRUCTION ACTIVITY TO BEGIN PRIOR TO SILT FENCE PLACEMENT. AREAS USING SEDIMENT LOGS WILL BE PLACED AS THE SECOND LAYER OF PERIMETER CONTROL BEHIND THE SILT FENCE, CLOSEST TO THE PROTECTION AREA SILT FENCE CANNOT BE REMOVED UNTIL RCWD HAS DETERMINED ALL DISTURBED AREAS ARE FULLY STABILIZED. EROSION CONTROL BLANKET CANNOT BE REMOVED. ALL GRADING OPERATIONS SHALL BE CONDUCTED IN A MANNER TO MINIMIZE THE POTENTIAL FOR SITE EROSION. SEDIMENT TRACKED ONTO THE STREET FROM CONSTRUCTION ACTIVITIES WILL BE REMOVED ON A DAILY BASIS. WHEREVER CONSTRUCTION VEHICLE ACCESS ROUTES INTERSECT PAVED PUBLIC ROADS, PROVISIONS MUST BE MADE TO MINIMIZE THE TRANSPORT OF SEDIMENT(MUD) BY RUNOFF OR VEHICLE TRACKING ONTO THE PAVED ROAD SURFACE, THE ROADS SHALL BE CLEANED THOROUGHLY AT THE END OF EACH DAY. SEDIMENT SHALL BE REMOVED FROM ROADS BY SHOVELING OR SWEEPING AND BE TRANSPORTED TO A SEDIMENT CONTROLLED DISPOSAL AREA. STREET WASHING SHALL BE ALLOWED ONLY AFTER SEDIMENT IS REMOVED IN THIS MANNER. THE GRADING CONTRACTOR SHALL PROVIDE ALL EROSION CONTROL MEASURES CALLED FOR ON THE PLANS, WHICH MAY INCLUDE SILT FENCE AND ROCK EXITS, WHICH SHALL BE CONSTRUCTED AND MADE SERVICEABLE PRIOR TO COMMENCING ANY GRADING OPERATIONS. ALL EROSION FACILITIES SHALL BE MAINTAINED BY THE CONTRACTOR DURING GRADING OPERATIONS AND UNTIL AFTER TURF IS ESTABLISHED. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO DISPOSE OF LEGALLY AND OFF -SITE, ALL TREES, STUMPS, BRUSH OR OTHER DEBRIS FROM REMOVALS OR ANY DEBRIS THAT EXISTS WITHIN THE CONSTRUCTION AREAS. ALL GRADED SLOPES SHALL NOT EXCEED 4:1 . THE CONTRACTOR SHALL VERIFY LOCATION AND ELEVATIONS OF ALL UNDERGROUND UTILITIES AND CONNECTION POINTS AND ELEVATIONS PRIOR TO CONSTRUCTION, WITH RESPECTIVE UTILITY COMPANIES, CITY , STATE AND COUNTIES. ALL INFILTRATION AREAS MUST BE INSPECTED TO ENSURE THAT NO SEDIMENT FROM ONGOING CONSTRUCTION ACTIVITY IS REACHING THE INFILTRATION AREA AND THIS AREA IS PROTECTED FROM COMPACTION DUE TO CONSTRUCTION EQUIPMENT DRIVING ACROSS THE INFILTRATION AREA. PIPE OUTLETS MUST BE PROVIDED WITH ENERGY DISSIPATION WITHIN 24 HOURS OF CONNECTION TO SURFACE WATER. TREE PROTECTION CONSISTING OF SNOW FENCE OR SAFETY FENCE INSTALLED AT THE DRIP LINE SHALL BE IN PLACE PRIOR TO THE BEGINNING OF ANY GRADING OR DEMOLITION WORK AT THE SITE. GRADES SHOWN IN PAVED AREAS REPRESENT FINISH ELEVATION. ALL CONSTRUCTION SHALL BE PREFORMED IN ACCORDANCE WITH STATE AND LOCAL STANDARD SPECIFICATIONS FOR CONSTRUCTION. AT THE COMPLETION OF THE PROJECT AND PRIOR TO TURF ESTABLISHMENT, THE CONTRACTOR SHALL DE -COMPACT THE SOILS IN AREAS THAT WERE DISTURBED AS A RESULT OF CONSTRUCTION ACTIVITIES. DECOMPACTION SHALL CONSIST OF RIPPING, CULTIVATING, OR SCARIFING THE TOP 12" IN ATTEMPT TO IMPROVE THE INFILTRATION CHARACTERISTICS OF THE SOILS. THE CONTRACTOR SHALL USE LOW IMPACT EARTH MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS FOR BOTH TEMPORARY AND FINAL GRADING AND SMOOTHING OF THE TOPSOIL PRIOR TO SEEDING. PAYING FOR DECOMPACTION SHALL BE FOR THE PRICE QUOTED IN THE CONSTRUCTION CONTRACT. SPECIFICATIONS THAT APPLY ARE THE CITY OF STILLWATER, WASHINGTON COUNTY, MNDOT AND BROWN'S CREEK WATERSHED DISTRICT UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL PROVIDE ALL DUST CONTROL. THE COST SHALL BE INCIDENTAL TO THE PROJECT. HYDROLOGIC SOIL GROUP TYPE A AND B WILL BE RETAINED, STOCKPILED, STABILIZED AND USED IN POST CONSTRUCTION INFILTRATION BASINS. IF C OR D SOILS ARE FOUND IN THE INFILTRATION BASIN, THEY WILL BE REMOVED AND REPLACED WITH A OR B SOILS. DEWATERING IS NOT ANTICIPATED DUE TO GROUNDWATER ELEVATION, IF DEWATERING DOES OCCUR IT MUST BE APPROVED BY THE WATERSHED. DEWATERING AND DRAINING NOTES: • CONTRACTOR SHALL USE SKIMMERS AND FILTERS PER MANUFACTURERS RECOMMENDED PROCEDURES. • DEWATERING SHALL TAKE PLACE AFTER SEDIMENT HAS SETTLED. • CONTRACTOR SHALL PREVENT EROSION AND SCOUR AT DISCHARGE POINTS THROUGH THE USE OF AN ENERGY DISSIPATION DEVICE. • DEWATERING MUST AVOID NUISANCE CONDITIONS. LEGEND TREES TO REMAIN TREES TO REMOVE BUILDING SETBACKS .416 FEET 60 CENTERPOINT ENERGY (763) 323-2760 GOPHER STATE ONE in CALL 800-252-1166 651-454-0002 DATE REVISION HISTORY MISC REVISIONS 9/2/21 LOOKOUT GRADING I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL DATE 8/27/21 • F NGINEERIN , IN onsulting Engineers 13635 Johnson Street Ham Lake, MN 55304 Telephone 763-862-8000 Fax 763-862-8042 JORG HILLS ESTATE GRADING, DRAINAGE 8c EROSION CONTROL PLAN DWG: 1908 GRADING 1 DATE: 08/27/21 JOB NUMBER: 1908 SHEET: C1 OF 5 FILE: 35-2-105 REG. NO. 48768 DESIGN BY: DAK DRAWN BY: DAK CHECKED BY: TPC liwater THE BIRTHPLACE OF M 1 N N E S O 1 A PLANNING REPORT TO: MEETING DATE: APPLICANT: LANDOWNER: REQUEST: LOCATION: ZONING: REPORT BY: Planning Commission October 27, 2021 Rick Ritizer representing Stillwater Towing RMR of Stillwater CASE NO.: 2021-57 Consideration of: 1. A Conditional Use Permit for Outside Storage for a vehicle impound lot associated with Stillwater Towing 2. Variance to the Tree and Forest Protection requirements 1749 Greeley Street South BPI — Business Park Industrial Abbi Wittman, City Planner INTRODUCTION Stillwater Towing has purchased the property at 1749 Greeley Street South and would like to move its business operations, including outside storage for an impound lot related to the towing operations, to this site. The plan calls for site alterations that include tree and vegetation removal and driveway, parking and storage yard reconstruction and expansion. Though not contemplated at this time, the business may expand its operations in the future to include auto repair. It should be noted for the record automobile repair and related services are an outright permitted use in the BP -I district; however, auto sales and storage are not. SPECIFIC REQUEST The applicant is requesting condition of: 1. A Conditional Use Permit for Outside Storage for a vehicle impound lot associated with Stillwater Towing; and 2. A Variance to the Tree and Forest Protection Regulations ANALYSIS Conditional Use Permit CPC Case 2021-57 Page 2 of 9 Outside storage is noted as allowed by conditional use in the Business Park — Industrial district though auto storage is not. The purpose of this type of permit is to allow the integration of essential or desirable uses in certain zoning districts. In approving a Conditional Use Permit, the Planning Commission must find: 1. The proposed structure or use conforms to the requirements and the intent of the Zoning Code, and of the comprehensive plan, relevant area plans and other lawful regulations; 2. Any additional conditions necessary for the public interest have been imposed; and 3. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Zoning Code Compliance Question is raised as to whether or not outside storage for an impound lot is associated with a towing company is, in fact, automobile storage as automobile storage is not a permitted use in the BP -I district. As impound storage is intended to be temporary in nature, it has been determined that outdoor impound storage, though similar to automobile storage, is acceptable for consideration. Additionally, the City is concerned adding two acres of area for outside storage could lead to unapproved uses, including private storage, auto sales and salvage. A couple of recommended conditions are included to help reduce these future uses. Base District Regulations The proposed improvements to accommodate the new business mostly adhere to the Business Park — Industrial standards set forth in City Code Section 31-321. Though a significant portion of the property will be covered by existing and new impervious surfaces, the property will not exceed 60% maximum lot coverage. Additionally, no new structures are proposed and all existing structures conform to the required setbacks. However, the primary structure and its associated uses will span over a property line. Thus, the owner will need to combine properties with Washington County Property Records and Taxpayer services prior to the City's issuance of a fence permit. Surfacing A significant portion of the 5.2-acre site is proposed to be cleared to be used for an outdoor storage area. This 2.1-acre storage area is proposed to have continuous concrete curbing and be surfaced with a combination of both asphalt and gravel. While 35% of the storage yard is proposed to be constructed of asphalt, the remaining portion (1.3 acres) is proposed to be gravel. However, City Code Section 31-510, Subd. 1(0(7) requires all off-street parking facilities to be surfaced with a minimum of five inches of concrete or 11/2 inches of asphalt overlying four inches of base rock. Therefore, prior to outside storage occurring on the east 1.3 acres of disturbed area, the property owner must improve the surface material to City Code standards. Additionally, retaining walls over four feet in height require a building permit and must be designed by a licensed engineer. Screening CPC Case 2021-57 Page 3 of 9 The City's Allowable Use Table indicated outside storage must be screened. The base zoning district regulations reference the West Stillwater Business Park District's design guidelines which expands upon this by requiring storage areas to be screened with opaque fencing and landscaping that will grow up three years to cover 50% of the fence face area. However, the City only allows for a six-foot (6') fence. Staff recommends an 8' opaque fence be required. As this will require a variance, it is addressed in the Variance Analysis section of this report. Compliance with landscaping guidelines are discussed in the Analysis Summary section of this report and incorporated as conditions of approval. Natural Resource Concerns Steep Slopes The proposed development is within a close proximity to steep slopes, a wetland, and Brick Pond. However, the land alterations are outside of all established buffer areas. Concern has been raised regarding the creation of additional steep slopes on the eastern side of the property and the impact the site's drainage may have on slope stability as well as adjacent properties. Staff is recommending conditions of approval that help reduce the risk: 1. A grading permit shall be required prior to earthwork commencement. 2. The City shall retain a commercial grading permit escrow deposit for the work. 3. Prior to the release of a grading permit, the property owner shall secure a private utility easement from the property owner below the outlet area. 4. Seeding of all disturbed areas shall be required. Seed mix shall be identified as part of the grading permit. Tree and Forest Protection A total of 265 trees are located onsite. City Code indicates private development may not reduce the total number of trees by 35% nor exceed 50% canopy loss. The property owner may remove 93 trees and be compliant with these regulations. However, they are proposing to remove 181 of those trees, representing a total of 68% tree and 73.45% canopy loss. The City requires 1:1 replacement of all significant trees. Replacement trees must be of nursery stock or the City will allow for payment into a tree fund for trees to be planted elsewhere in the community. Of the 88 trees required to be replanted, proposal has been made to add 25 trees to the development after construction. This still represents a deficiency of 63 trees. Thus, the applicant is requesting variance to this City Code section. Reference to Comprehensive Plan Natural Resource goals/objectives as well as analysis of this variance are discussed in a subsequent sections of this report. Landscaping In addition to required 20' front and 10' side yard landscape areas, the West Stillwater Business Park design guidelines indicate the following certain landscape requirements to be met. CPC Case 2021-57 Page 4 of 9 • All area of a lot not used or improved for parking, driveways, or storage areas shall be landscaped with a combination of trees, shrubs, flowers, and ground cover. • All new trees shall be balled and burlapped or moved form a growing site with a tree spade and be a 2.5" caliber of deciduous trees, 6' in height for evergreens and 1.5" caliber for ornamental trees. • No more than 50% of the required trees shall be of one species. No trees shall be American Elms, Box Elder, Poplar or Fearcele Ginko. • A minimum of 10% of parking and driveway areas shall be landscaped with trees and shrubs. Compliance with these guidelines are discussed in the Analysis Summary section of this report. and incorporated as conditions of approval. Comprehensive Plan Conformance This request aligns with many goals of the City's Comprehensive Plan (Comp Plan). This includes preserving industrial land for industrial (and compatible) uses and to support business expansion. However, there are some concerns with the amount of tree loss proposed as the development plan conflicts with the objectives to: • "Preserve, protect and/or restore natural features including: ravine areas, shoreland and blufflands, stands of trees as well as individual heirloom trees, slopes, wetlands and wildlife habitat areas." The Comp Plan notes there are native species present in an altered/non-native plant community on this site. Though the Plan notes the natural community is in poor condition, a recent inspection by City Natural Resource Technician Taylor Stockert suggests recent site management has produced more favorable conditions. The site contains significant species diversity that has not been overtaken by undesirable, non- native and/or invasive species. Though not noted as a part of a greenway corridor, this site is well tied to natural resources to the south, east and north. Reestablishing post - construction vegetation and diversity should be required as to meet the City's Natural Resource objectives. • Encourage natural drainage systems to maintain the natural character of ravines and waterways. The site's drainage is proposed to be located in an underground basin. The intent of the basin is to infiltrate stormwater underneath the parking area and overflow will be released near the eastern edge of the property. Water released from this outlet will run overland to Brick Pond. The goal is for this water to infiltrate prior to getting to Brick Pond. However, the outlet location, near the edge of the property and at the top of steep slopes is, as noted previously in this report, of concern to City staff. With certain conditions designed to protect the slope and the water resources in the area, this Comp Plan objective can be met. Other Considerations CPC Case 2021-57 Page 5 of 9 Middle St. Croix WMO Review The Middle St. Croix Watershed Management Organization (WMO) has reviewed this request and asked the City incorporate the following conditions of approval into the City's approval: • Final construction plans are provided with details of proposed stormwater management facilities including identification of a test method to demonstrate the infiltration basins are functioning, a way to visually verify the underground system is operating as designed, and adequate construction guidance to prevent clogging or compaction. • A SWPPP is provided with contact information and training requirements for responsible parties, a 7-day time frame for stabilization, requirements for maintenance and inspection records, and ESC item tabulated quantities. • Dedications or easements for the portions of the property which lie below the 100-year flood level for stormwater management facilities and conveyances are provided. • A proposed maintenance agreement is provided. The MSCWMO's conditions shall be incorporated into the grading permit plan. Final plans shall be reviewed and approved by the City Engineering Department prior to project commencement. Other Public Concerns Though written comments have not been submitted as of the date of this memo, adjacent residential property owners (on Rainbow Court, to the east of and approximately 50' lower in elevation from the subject property) have expressed concerns about noise generated during nighttime operations. While the noise ordinance indicates certain activities (including operating recreational vehicles, domestic power equipment and construction activities) between certain hours, this type of business use is not specifically called out. Therefore, the business would be subject to the L10 and L50 standards. However, there is no day/night standard change for commercial or industrial operations. It is recommended the Commission consider measures to help reduce the nighttime impact to adjacent residential properties. Staff is recommending a condition of approval requiring nighttime activities to not occur in the eastern parking area, currently proposed to be gravel, as a means to keep nighttime activities further from the residential properties. Variance As noted, the property owner is seeking a variance to the City's tree and forest protection regulations which require no allow than 35% of the significant trees onsite to be removed. The State of Minnesota enables a City to grant variances when they meet the review criteria below. 1. A variance may be granted when the applicant establishes that there are "practical difficulties" in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential CPC Case 2021-57 Page 6 of 9 character of the locality. Economic considerations alone do not constitute a "practical difficulty". a. Is the property proposed to be used in a reasonable manner? As noted in the Use Permit Analysis portion of this report, with appropriate conditions, a towing business with associated outside impound storage may be a reasonable use in the City's Business Park — Industrial district. One of those conditions, to require an 8' opaque fence, is reasonable. b. Is the plight of the landowner due to circumstances unique to the property? The property owner needs a large, flat space to accommodate an outside impound storage area. Existing grade changes on the site will require extensive earthwork to accommodate the storage and infiltration areas. If the site was flat, tree removal extents would not be as significant as proposed. Additionally, outdoor storage on an industrial property located on a main entrance into the City is unique. c. Are the circumstances created by the landowner? Topographical circumstances are not a result of the property owner. Furthermore, though the owner is requesting this use on this site, the need for screening is defined in City Code. The City's demand to increase the screening height as to ensure screening is sufficient, is not created by the landowner. d. If granted, would the variance alter the essential character of the locality? The loss of trees onsite will change the character of this site and potentially impact the residences to the east. Maintaining a large vegetative buffer between the properties is ideal to help reduce potential light and noise the use may bring. Also, screening that does not adequately screen the outdoor storage area will alter the character of the locality. However, this could be mitigated. e. Have practical difficulties been established independent of economic considerations? Yes. 2. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. 3. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. 4. This variance is not in conflict with any engineering, fire or building requirements or codes. These have been discussed in the Use Permit Analysis section. Analysis Summary While the applicant is proposing 25 replacement trees, the landscape plan does not adequately meet the City's requirements. To comply with the City's adopted landscaping standards and guidelines the following conditions of approval are proposed: CPC Case 2021-57 Page 7 of 9 • A detailed landscaping and tree replacement plan shall be submitted for review and approval by the City Natural Resource Technician prior to the issuance of a grading permit. The plan shall show: o all areas of a lot not used or improved for parking, driveways, or storage areas shall be landscaped with a combination of trees, shrubs, flowers, and ground cover. o landscaping that will grow up three years to cover 50% of the fence face area shall be required on the front and side yards. o no more than 50% of the required trees shall be of one species. o no trees shall be American Elms, Box Elder, Poplar or Fearcele Ginko. While the property owner has proven practical difficulties do exist, the tree loss's impact to the steep slopes, water resources, and nearby residential neighborhood is concerning. To offset these concerns and to comply with requirements for parking lot plantings, staff recommends the following additional conditions: • The City will not release the grading permit escrow deposit until after vegetation has been established and all required trees and shrubs have survived one growing season. • A total of 25 trees shall be a 2.5" caliber of deciduous trees, 6' in height for evergreens and 1.5" caliber for ornamental trees shall be utilized in the front and side yard areas. Furthermore, without some mitigation, staff would not recommend approval of the variance the following variance mitigation conditions be added: • A total of 63 bare root trees shall be planted on the constructed slope to the east of the storage area. The trees shall be a 50/50 mix of coniferous and barefoot trees and include 4- 6 species of trees. These shall be included on the landscaping and tree plan. With this condition in place, the newly created steep slope will be vegetated in the future, thereby reestablishing the natural areas the City intends to protect. This will further help reduce potential erosion impacts in this area. POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve the requested Conditional Use Permit and variance with the following conditions: 1. Plans shall be substantially similar to those found on file with CPC Case No. 2021-57, except as modified by the conditions herein. 2. The property shall not be used for onsite vehicle or parts sales or salvage. The only exceptions shall be: a. Sales may occur if the owner obtains a Brokers license from the State of Minnesota. Sales by Brokers license may occur if in conformance to all other conditions listed herein. CPC Case 2021-57 Page 8 of 9 b. The property owner is permitted to have no more than two (2) onsite auctions per year. If the owner elects to host an onsite auction, the owner shall notify the City at least 14 days in advance. 3. The property shall not be used for rental storage. 4. Parking areas shall be used for vehicle parking only with no sales, dead storage, repair work or dismantling of any kind. Temporary parking, for less than 48 hours, of impounded vehicles or those waiting for repair or customer pickup may occur in non - screened areas. 5. Prior to outside storage occurring on the east 1.3 acres of disturbed area, the property owner must improve the surface material to City Code standards. Plans for improvement shall be submitted to and reviewed/approved by the City Engineering Department prior to commencement. 6. Nighttime activities (10:00 pm to 6:00 am) shall not occur in the eastern parking area. 7. An 8' opaque fence shall be required on all sides of the outdoor storage area. A fence permit shall be obtained prior to fence installation. 8. The owner will need to combine properties with Washington County Property Records and Taxpayer services prior to the City's issuance of a fence permit. 9. A grading permit shall be required prior to earthwork commencement and the City shall retain a commercial grading permit escrow deposit for the work. The escrow deposit shall be held for a minimum of one year after all stormwater management and landscaping has been installed and inspected. In the event the stormwater improvements are not working, erosion is occurring, or landscaping or trees have died, the City retains the right to utilize the escrow funds to make necessary repairs. 10. The MSCWMO's conditions shall be incorporated into the grading permit plans. Final plans shall be reviewed and approved by the City Engineering Department prior to project commencement. 11. A detailed landscaping and tree replacement plan shall be submitted for review and approval by the City Natural Resource Technician prior to the issuance of a grading permit. The plan shall show: a. a total of 25 trees shall be a 2.5" caliber of deciduous trees, 6' in height for evergreens and 1.5" caliber for ornamental trees shall be utilized in the front and side yard areas. b. a total of 63 bare root trees shall be planted on the constructed slope to the east of the storage area. The trees shall be a 50/50 mix of coniferous and barefoot trees and include 4-6 species of trees. These shall be included on the landscaping and tree plan. c. all areas of a lot not used or improved for parking, driveways, or storage areas shall be landscaped with a combination of trees, shrubs, flowers, and ground cover. d. landscaping that will grow up three years to cover 50% of the fence face area shall be required on the front and side yards. e. no more than 50% of the required trees shall be of one species. f. no trees shall be American Elms, Box Elder, Poplar or Fearcele Ginko. g. Seeding, with seed mix identified, of all disturbed areas. 12. The City will not release the grading permit escrow deposit until after vegetation has been established and all required trees and shrubs have survived one growing season. CPC Case 2021-57 Page 9 of 9 13. Prior to the release of a grading permit, the property owner shall secure a private utility easement from the property owner below the outlet area. 14. Retaining walls over four feet in height require a building permit and must be designed by a licensed engineer. 15. The property owner shall obtain permission from Washington County for work on needed Greeley Street. 16. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the decision - making authority in a public hearing. B. Deny the request. With a denial, findings of fact supporting the decision must be provided. With a denial, the basis of the action is required to be given. Furthermore, a denial without prejudice would prohibit the applicant from resubmittal of a substantially similar application within one year. C. Table the request for additional information. FINDINGS AND RECOMMENDATION This request is tricky. On one hand, the business's expansion helps support the City's economic development goals. The use, though not the highest and best use of industrial land, helps increase the City's non-residential tax base by supporting local business expansion. On the other, placement of outdoor storage for impounded vehicles on a decent quality woodland, adjacent to a wetland, and at the entrance to town is concerning and is in conflict with some of the City's other Comprehensive Plan goals. While staff has aimed to incorporate conditions of approval that might help reduce potential nuisances in the future and protect the natural resources in the area, point and non -point source pollution could occur from this business. Overall, staff finds that, with certain conditions, the requests substantially conform to City Code. That said, the nature of this request potentially warrants a higher level of review. City Code Section 31-207(c)(1) indicates "however, on the rare occasion when accountability is an issue, the planning commission may refer a conditional use permit or special use permit to the city council." Staff believes that this may be one of those occasions and would recommend the Planning Commission refer the request to the City Council for final consideration. Attachments: Site Location Map Narrative Request Existing Conditions Tree Removal Plan Proposed Site Plan Grading Plan Tree Replacement Plan MSCWMO Approval Letter cc: Rick Ritzer Matt Woodruff E ,AQF EA .SE S 3, 1' r,',, 813 .w;, ShIELTQN DRIVE � � ' oc ` 1 4 'r i .* 49e0., w .li 1.s9'h 1 - 'i1.9 ,'i 19 0 1 lk -- 193910 1905' 1� 1 ' 1913fi1j' EI ,fit 812 ar ! 1 1930 . 2 192 1 ''1932 I 193 ?; ,. Application for Variance from City Code Section 31-522 Tree & Forest Protection Stillwater Towing Building and Site Improvements RMR of Stillwater, LLC (c/o: Rick Ritzer) 1749 Greeley Street South Stillwater, MN 55082 September 15, 2021 1. Variance Request for Section 31-522 The Applicant owns two contiguous properties at 1749 Greeley Street (PID #3303020320004 & #3303020320005) which are a total of 5.14 acres in size. The properties contain an office / garage building that is about 8,000 square feet with two additional outbuildings that total about 3,400 square feet. The site also contains two parking lots that have a capacity of about 24 cars. The properties are currently zoned as Business Park Industrial (BPI). Based on the Applicant's business operation and the desire/need to provide outdoor storage for towed/impounded vehicles, the Applicant is proposing to level -out and construct a fenced -in gravel parking/storage lot on the east side of the site. The proposed use for the land is in a reasonable manner for which it is currently zoned. The development project is proposing to impact more significant trees and canopy tree area than what the City's code specifies. The City's code states: Subd. 3.(d): "Private development may not reduce the existing tree or woodland cover by an area greater than 35 percent. The under story plants and root area around preserved trees should not be disturbed except for removal of invasive plants or under planting of desirable plant material. This requirement does not prohibit lawn establishment or maintenance by other means." Subd. 3.(e): "Development may not reduce the existing crown cover greater than 50 percent and may preserve the under story." This variance request will look at the unique and special conditions found on the Applicant's property and the hardship imposed on the proposed site development. The request will demonstrate that granting a variance will be in keeping with the spirit and intent of the City's Code. 2. Unique and Special Condition: The site is heavily wooded, especially on the east side of the site, and has a total canopy area of 1.91 acres (or 37% of the site area). Within the canopy area, the existing number of significant trees is 265. Additionally, on the east side of the site, the existing grade drops -off in elevation by about 30-feet. Based on the City's code, the Applicant is only allowed to remove the following amount/quantity of trees: Subd. 3.(d): Subd. 3.(e): up to 35 percent removal of significant trees 92 trees max removal up to 50 percent removal of tree canopy 0.95 acres max removal Given that the eastern half of the site is heavily wooded and the existing grades drop-off by about 30-feet in elevation, this has created a unique and special condition. As shown on the attached exhibit, if the site were fairly level or flat the applicant would only have to remove the following amount/quantity of trees: Subd. 3.(d): Subd. 3.(e): 86 trees removed 0.35 acres removed Leveling -out the site in order to make a relatively flat gravel surface for vehicle storage has created a unique circumstance in that the Applicant will have to disturb and clear trees much further beyond the proposed storage lot limits. 3. Granting of the Variance Request: If the variance is granted, it will not alter the essential character of the neighborhood. A majority of the neighborhood is Business Park Industrial (BPI) which have a relatively similar amount of pavement surface that is either used for parking or for their respective business operations. More specifically, the property owner and respective businesses directly to the south (1815 Greeley) have a larger space on the east side of their building for storage and loading dock purposes. Lastly, a large amount of trees will still remain in -place along the eastern side of the Applicant's property which will continue to act as a buffer and screening for the neighborhood further to the east. CURVE CREST BLVD. OE -car OE s� s7 o O CV co co CD 3s �— �• — 263- 264E EXISTING BUILDING 267.'................. i ............. 4` E 262 / -OE=-- r / / / L • i i' �/ /' �/ _ -- / / / � 260 \ \ \ 259 \ \ \ \ 30 FOOT MIN SETBACK 253 \ \ \ `�0 \ \ \ ---\\\ \X \\ \ \\ \ \ \ \ \�/ � \\ \\\ \\ \\ \ / 257 \ N \ \ \ / / 255 \ \ \ \ / \ d \\ \ \ \\ \ \ \ \ \ \ ) • / / \ / \ • \ l\ \ \ P:\Projects\Projects - 2021\12216081 - Stillwater Towing Site Improvements\C. Design\Drawing Files\12216081 - C100 Demo.dwg FROM 25% SLOPE \ / \\ 249 252 to248 dh �s 258 219 \ \ \ \ NN \ \ 245 \ \ \ \ \ \ \ \t 7'. \ \ \ \ 894 \ \ . 224 , 6`96 218 \ ''fir 217 11111 :kP \ 11111: 23 9 / / / / / / 212\ 7 / 246 20 213 \ \ 9 9p$ \ \ \ \ \ \ \ 205 / \ 97 207 \ \ \ \ \ 41100 208 \ \ \ 130 \9 06 \\ / / // / 103 \ \ / \ / 102 \ /\ \ \ \ \\ \\ 90\ \\\ \\ N. \ \ \ \ \ \ \ 9pA \ 3 231T MIN. SETBACK L • \ \ NF 254\SLOPE \ \ 4 \9Q6, \ \ \ \ \ 21 88 35 29\ 86 131 132 \\ 126 \ 125 I 1 133 \\ 134 143 142 72 73 140 197"` ,1959 67 \ \ \ \ \\` \\\ \ \ \ \ \ \\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 171 \ \ 170 185* 184 169 110615 158 65 56 \ \ \ \ \ \ \ \ \ \ \ 242 \ \ \ \ 24� \ \ \ ,tip%' \\ \ \ \ \ 92 / 27 29 \ \ -- 228 221 \ \ 229 \ 6 222 \ 9 Qp \ \ \ \ \ 230 • 241\ 238 1 \ .\ 235 \\ 203-201 \ \ \\ \\ \ \ \ \ \ \ 240 \ \ _aU' i4 \ N. 239\ 174 173 175 145144 \\ \ \ \ 147 \ 42. SYMBOL LEGEND REMOVE AND DISPOSE OF EXISTING BITUMINOUS PAVEMENT SECTION REMOVE AND DISPOSE OF EXISTING CONCRETE PAVEMENT SECTION DEMOLITION NOTES 1. Verify all existing utility locations. 2. It is the responsibility of the Contractor to perform or coordinate all necessary utility demolitions and relocations from existing utility locations to all onsite amenities and buildings. These connections include, but are not limited to, water, sanitary sewer, cable tv, telephone, gas, electric, site lighting, etc. 3. Prior to beginning work, contact Gopher State Onecall (651-454-0002) to locate utilities throughout the area under construction. The Contractor shall retain the services of a private utility locator to locate the private utilities. 4. Sawcut along edges of pavements, sidewalks, and curbs to remain. 5. All construction shall be performed in accordance with state and local standard specifications for construction. NORTH 071'15 30 60 0 0 0 0 Lil w w 1.0 cei .17 o co 0 co 1- 0 < Z o Lil LIJ fl w Lil LLI .1 0 u - Lil co LIJ Z > CCLij (iL, x— 0 n co c\I I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. 0/1.40- W`or3.,,ati First M. Last, P.E. Date: 09.15.21 Lic. No.: 41885 Rev. Date Description Project #: 12216081 Drawn By: XXX Checked By: XXX Issue Date: XX.XX.XX Sheet Title: DEMOLITION PLAN Sheet: C 1 0 0 co co 1, wo r. w 1---o Q W at- W _� 9. = I GV OE GV EXISTING BUILDING `�- OE P:\Projects\Projects - 2021\12216081 - Stillwater Towing Site Improvements\C. Design\Drawing Files\12216081 - C101 Tree Canopy.dwg OE ///////// EXISTING / SHED / / / / ///////// 30 FOOT MIN. SETBAC FROM 25% SLOPE 9 TREE NOT ON PROPERTY TREE NOT ON PROPERTY 172 176, 188 189 151 19,3152 192 190 ham 155 e�...,v 149 nn Ar SYMBOL LEGEND TOTAL CANOPY AREA = 83,087 SF TOTAL CANOPY BEING REMOVED = 61,028 SF (73.45%) TOTAL SIGNIFICANT TREES: 265 SIGNIFICANT TREES REMOVED: 181 TREE REPLACEMENT 1:1 OVER 35% REMOVAL: 88 SEE SHEET C102 FOR TREE TABULATION 4 NORTH 0 15 30 60 z 0 0 V J z 0 U I..L 0 0 z z J W 0 � N W W Q (1) Z > 2 W J Et W LLI CO J c a) U z 2 < Z ' w v , 5 co J0wZ > J F O ( ) -Oros 6Lij Cq F— CV U a) v/ a W W I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. 04.64/124 W1/400-004 First M. Last, P.E. Date: 09.15.21 Lic. No.: 41885 Rev. Date Description Project #: 12216081 Drawn By: XXX Checked By: XXX Issue Date: XX.XX.XX Sheet Title: TREE CANOPY Sheet: 30 FOOT MI FROM 25% SLO OE GV 0 OE `Z_, OE P:\Projects\Projects - 2021\12216081 - Stillwater Towing Site Improvements\C. Design\Drawing Files\12216081 - C200 Paving.dwg CK 24- — 241 T238 30 FOOT MIN. SETBACK FROM 25% SLOPE SYMBOL LEGEND • 4 a. . a 4 4 d 4 X X X NEW BITUMINOUS PAVEMENT SEE DETAIL NEW HEAVY-DUTY CONCRETE PAVEMENT SEE DETAIL NEW LIGHT -DUTY CONCRETE PAVEMENT SEE DETAIL NEW GRAVEL SEE DETAIL NEW FENCE LINE NEW RETAINING WALL 4 NORTH 71 0 15 30 60 z 0 U C!) z 0 U L.L 0 u_ 0 >- z J w 0 d 2 U c a) c w 0 L ca N O 1- N W W Q L() (/) z > 2 W _1Et W LLI CO J c a) U z 2 VJ w J 0 W U a) I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. 04.64/124 W1/400-004 First M. Last, P.E. Date: 09.15.21 Lic. No.: 41885 Rev. Date Description Project #: 12216081 Drawn By: XXX Checked By: XXX Issue Date: XX.XX.XX Sheet Title: PAVING PLAN Sheet: co co W O o 403.54 TC 903.04 GL J � Q W c 503.03B* O• � 903.2 _ • 04.01 TC Z03.51 GL O I 9 8.82 TC* 9 8.32 GL* 908.32 TC 907.82 GL 09.50 B* GV .62 TC/G 904.89 TC- 4.39 GL 9 904.75 TC 904.25 GL 904 34 TC 903 84 GL �OcO 904.14 CC . TC* / 905.95 GL* EXISTING BUILDING 907.76 TC* 907.42 GL* IN -FILTRATION BASIN-#3-(3P) 100-YR HWL = 904.46 BOT = 903.00 908.23-TC* - 907.89 GL* 908.60 TC* 909.45 T-C- 908.26 GL* 908-95 GL 909.20-TC" -' 909.64- 908.86 GL* 906.:0 T 907.21 B* / 907.77 -It 9GL / / \ \ \ \ \ 190 .•2 TC 0)o� 909.79 B* \909.6O BW* \ 908.00 TC GL 32 L 909.68 B � / \ � �' ^ � Q�.50 GL EXISTING / \ - \ b' -o' SHED / \ \ / / \\ \\ \ \\ \ 90 ;. \ 0 909.78 B* / 909.60 BW* \ \ \ \ \ / \ 909.40 BW*/ \ \ ,\ \ 902 909.03 l; 909.37 BW*_ INFILTRATION BASIN-#t.(1P) \ \ 9 909.16 C _ ,c� 100-YR HWL = 900 0�. BOT=995.50 \\ 9 \\ 909.38 909.27 C \ 8:05,0,0 kCi_ 909.56 \ _ / \ \ 970 / CA / / / ^ \ / 972 \ \ /\ \\ 974N N\ N / \ N \ 1- - 907.73 it 907.23 GL I , I II ,\ \\ \\\ �� \ \ \ \ \ \ \ \ \ / /. \\ \ \\ \ \ V A \ \ \ \ \ \ \ � \ \ \ •\ \ \� \\ \ \ \ 907.32 / / 908.29 TC 907.79 GL 908.37 TC 907.87 GL 909.73 C \\ - / / \, / / X v // / \ / / / 908.72 RIM / / / >> » - - I. / / / / x / / /» / / / 1 / / / // / / / / / / / / / / / / / / 90.78 `T * 909.78 BW* l // /l `�Q l l \I 9i� '�'W* X // / 1 908.57 GL is ,/ / , , 908.07 GL kl // / / � I 7') ) 1 -""'■ / /909.57 C 7 - INFILTRATION BASIN #2 (2P) / 7 i ////-7 oBOT = 905.00 909.17 C /1 I �///// 7 // 907.81 TC ///// J08' 909.58 C,1.910.58 C :1171 // / ,07.81 TC 907.31 GL I / // I /907.28 CC I/"I/ // 907.31 GL 908.09 GL 908.59 TC NO :50 ,,,,h,:JO 1.58 TC 11_0$G- / ///977/ I J_ X 991111.0500 TGCL 0 3_- 4E-�-0E -�E�. 909.52 BW* 249 \\ P:\Projects\Projects - 2021\12216081 - Stillwater Towing Site Improvements\C. Design\Drawing Files\12216081 - C300 Grading.dwg 911.75' TC \ 912-.50 TC -942 L10 GL \9�19 OTC 10.00`Gk\ 4 \ 24 f - 248 \ \ N \ \ \ \ \ `y0 242� \ \ \ \ \ \ N. \ \ \ \ \__ \ \ \ \ \ \ \ \ � �\jr \\ N N \ \ \\ 241\ \ 1 , \ ;172 \ \ 1.,. \ \ \ \\ \ N\ \ \ \ \ \\ \\ \ \ \� N \ \ \ \\\ \ \ \ \ \ N N \ \\\ \ \ 239\ \ \ \ \ \ \ \ • X 174 \ \ \ \ �\ \ \ \ v/, = 173 y/ram._ A \ � V A \ \ \ AlIvr. 175 /1o 321a ,N A / I I\ V A a \ \ \ \\ \ \ \ 167\ \ \ \ \\' \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 161 \ \ \ \ \ \\\ \ \ \ \ if VI'\ \ \ \ 15466 ?, \ \ \ \ \ "�ev \\ \ \ \ 57 \ I\ \ \ \ \ \ \ \ \ \ / \ \ \ I \\ \\ \ \ 56 \\\\ \ \ \ \\ \ 1\ \ \ \ 1 \ \ 66 9zflgti� \ I \ \ \ \ \ \ I \\ \ \I \ \ \ \ \ \ i \\ \ \ \ \ \ -\- 200 N 1 Ai 198 N 199" v \ \ 197 185* 184 191187 \ \. 188 158 160k 65 ti \ \ \ \ SYMBOL LEGEND 950 949 2.09/0 r---1 950.00 TC 949.50 GL EXISTING CONTOURS PROPOSED CONTOURS - MAJOR INTERVAL PROPOSED CONTOURS - MINOR INTERVAL GRADE BREAK LINE GRADE SLOPE CONCRETE WASHOUT STATION SPOT ABBREVIATIONS: TC - TOP OF CURB GL - GUTTER LINE B - BITUMINOUS C - CONCRETE EO - EMERGENCY OVERFLOW TW - TOP OF WALL BW - BOTTOM OF WALL (FIG) (*) - EXISTING TO BE VERIFIED GRADING NOTES 1. Tree protection consisting of snow fence or safety fence installed at the drip line shall be in place prior to beginning any grading or demolition work at the site. 2. All elevations with an asterisk (*) shall be field verified. If elevations vary significantly, notify the Engineer for further instructions. 3. Grades shown in paved areas represent finish elevation. 4. Restore all disturbed areas with 4" of good quality topsoil and seed. 5. All construction shall be performed in accordance with state and local standard specifications for construction. 0 NORTH 15 30 60 z 0 U vJ z 0 U 0 0 z z J Nw L.L 0 ALi - o z 2 7 ao co a) z,_E O'i • C- O oY�0ci 1656 GREELEY STREET m U STILLWATER, MN, 55082 2 I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. Ma& /ALitk,..&14 First M. Last, P.E. Date: 09.15.21 Lic. No.: 41885 Rev. Date Description Project #: 12216081 Drawn By: XXX Checked By: XXX Issue Date: XX.XX.XX Sheet Title: GRADING PLAN Sheet: co EXISTING BUILDING 30 FOOT MIN. S FROM 25% SLOPE GV OE MNDOT SEED MIX: 33-261 - MNDOT SEED MIX: 33-261 OE P:\Projects\Projects - 2021\12216081 - Stillwater Towing Site Improvements\C. Design\Drawing Files\12216081 - C600 Landscape.dwg CK PLANTING SCHEDULE COMMON NAME BOTANICAL NAME SIZE CONTAINER Deciduous Trees 0 13 To Be Determined By Owner CONIFEROUS TREES 12 To Be Determined By Owner 241 238 30 FOOT MIN. SETBACK FROM 25% SLOPE �.1 a'{ 203201 239 174 it 73 175 ';_171 170 yy 169 176 ,�:j� 198 178 i� _ ,>>: /. 162 199,177 ` 18 8281� 164p�1 \Viv � 196:i\ 83 1 163 197 195 186:517994!4 ' 18187 157 158 167 154r`a_- 1660165 160 gkW � 58 64 55� h� 61 56 54 SYMBOL LEGEND EXISTING TREE NEW TREE (SEE PLANTING SCHEDULE) LANDSCAPING NOTES 1. Landscape Contractor is responsible for coordination with other contractors to protect the new improvements during landscape work activities. Report any damage to the Construction Manager immediately. 2. Plant size and species substitutions must be approved in writing prior to acceptance in the field. 3. Landscape Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any acts of vandalism or damage which may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the owner with a maintenance program including, but not limited to, pruning, fertilization and disease/pest control. 4. Landscape Contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material growth requirements. 5. Landscape Contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit more than 10% die -back damage shall be replaced at no additional cost to the owner. The contractor shall also provide adequate tree wrap and deer/rodent protection measures for the plantings during the warranty period. 6. All trees not planted in landscaped areas shall have shredded hardwood mulch placed around the tree at 4' diameter and 6" deep. 7. Restore all disturbed turf areas with 6" of good quality topsoil and seed or sod as indicated. 0 71J NORTH 0 15 30 60 z 0 0 V J z 0 U 0 u_ 0 z z J w 0 c.i D) O' L w na CO i w 1656 GREELEY STREET C 0 STILLWATER, MN, 55082 z 2 „ci— z W u) u) =0ww JZ > flu] F- O ( �OLIJrw O N ai ti H � U o_ VJ a W W I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. V14.610- kh)t•-&4 First M. Last, P.E. Date: 09.15.21 Lic. No.: 41885 Rev. Date Description Project #: 12216081 Drawn By: XXX Checked By: XXX Issue Date: XX.XX.XX Sheet Title: LANDSCAPE Sheet: MIDDLE ST. CROIX WATERSHED MANAGEMENT ORGANIZATION 4 5 5 HAYWARD AVENUE O A K D A L E, MINNESTOA 5 5 1 2 8 Phone 6 5 1. 3 3 0. 8 2 2 0 x 2 2 fax 6 5 1. 3 3 0. 7 7 4 7 w w w. m s c w m o. o r g September 29, 2021 Mr. Shawn Sanders City of Stillwater 406 Fourth Street North Stillwater, MN 55082 RE: Stillwater Towing Site Improvements Dear Mr. Sanders: The Middle St. Croix Watershed Management Organization (MSCWMO) received submittal items on September 15, 2021 for impervious surface improvements and a new vehicle storage lot for Stillwater Towing at 1749 Greeley Street located within MSCWMO boundaries and in the City of Stillwater. Revised review materials were received on September 28, 2021 including a memo documenting a higher level of engineering review for the infiltration facilities since the project is located within a high vulnerability DWSMA but outside of an ERA. The proposed project qualifies for full review under the MSCWMO 2015 Watershed Management Plan (WMP). Stormwater is proposed to be managed two infiltration basins and underground storage/infiltration chambers. The project meets the applicable Policies and Performance Standards contained within Section 7.0 of the 2015 MSCWMO WMP. The MSCWMO recommends approval with the following four conditions: 1. Final construction plans are provided with details of proposed stormwater management facilities including identification of a test method to demonstrate the infiltration basins are functioning, a way to visually verify the underground system is operating as designed, and adequate construction guidance to prevent clogging or compaction. 2. A SWPPP is provided with contact information and training requirements for responsible parties, a 7 day time frame for stabilization, requirements for maintenance and inspection records, and ESC item tabulated quantities. 3. Dedications or easements for the portions of the property which lie below the 100 year flood level for stormwater management facilities and conveyances are provided. 4. A proposed maintenance agreement is provided. Middle St. Croix Watershed Management Organization Member Communities Afton, Bayport, Baytown, Lakeland, Lakeland Shores, Lake St. Croix Beach, Oak Park Heights, St. Mary's Point, Stillwater, if West Lakeland September 29, 2021 Page 2 of 2 This recommended approval is based on the technical review of MSCWMO performance standards and does not constitute approval by the City of Stillwater. MSCWMO review process information can be downloaded from www.mscwmo.org. Please contact me at 651-275-1136 x22 or mdowning@mnwcd.org if you have any questions regarding these comments. Sincerely, ,,,.F---._.,....or:_:,s—,.,.,__ Matt Downing Administrator Middle St. Croix Watershed Management Organization Middle St. Croix Watershed Management Organization Member Communities Afton, Bayport, Baytown, Lakeland, Lakeland Shores, Lake St. Croix Beach, Oak Park Heights, St. Mary's Point, Stillwater, Ft West Lakeland Abbi Wittman From: Joanna Schnedler < @gmail.com> Sent: Tuesday, October 26, 2021 11:28 AM To: Planning Dept Subject: Comments for Case no. CPC 2021-57 [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. To Whom it May Concern, We are the residential property owners at 814 Rainbow Court, the closest residential property to the east of 1749 Greeley Street S. This email is intended to serve as our comments related to the Request for a Conditional Use Permit for outside storage and Variance to the City's Tree and Forest Protection Requirements. We are new homeowners in the neighborhood, having just purchased our property this summer. One of the appeals of our lot was the beautiful trees and nature on the western edge of our property and across the ravine. While we are understanding that the lot on Greeley is zoned for business use, we do want to express our tentative concerns for the Conditional Use permit, with the following points: 1. The description of the business usage for the property, and specifically the area that is to be leveled and paved is for a towing company that may (or may not) be operating at all hours of the night. We do not want our family to have to listen to tow trucks or other loud noise during the night. While we do not know yet if this sound will carry, it is a concern given the close proximity to our backyard and our home. 2. We have a similar concern about any type of flood lights or other lighting that would be used in the back part of the lot, including during the late night hours. 3. We appreciate the city's intention to protect forest on properties, and are disappointed at the loss of forest in this area, while understanding that the property owner has a need to remove trees. We would offer some suggestions that the Commission might consider related to this issue: 1. That if late night noise is determined to be an issue in close proximity to the residential neighborhood, a restriction on operations during certain hours be enforced. 2. That if late night flood lights are determined to be an issue for the residential neighborhood, they only be permitted to be on during certain hours, or we would request that lighting for the back lot be dim or short enough that it does not carry down the hill. 3. That the property owner consider replacing trees that must be removed at the back of the property, after the construction is finished. This will increase the noise and light barrier for the residential properties and will repopulate the forest that the city is committed to protecting. We hope these comments are helpful, and appreciate being able to share our thoughts on this matter. Thank you to the Planning Department for helping us understand the situation, and answering our questions. Sincerely, i Joanna Schnedler Joanna Schnedler 2 Dear Members of the Stillwater Planning Department, I am writing regarding "A request for a Conditional Use Permit for outside storage and Variance to the City's Tree and Forest Protection Requirements," with the strong desire that this variance not be approved. The property location is 1749 Greeley St S, Applicant Rich Ritzer of RMR of Stillwater, ID: 160 877 9021. The words, Tree and Forest Protect Requirements are significant. We live in a city of natural beauty which needs protection, and you are the people who can protect our Urban Forest. We moved into the Forest Hills area, 804 Harriet Drive, in 1982. We have raised 3 children here, all of them choosing to stay in Stillwater partly because this Stillwater community respects the beauty of nature in trees and water. Removing trees that surround Forest Hills impacts the whole neighborhood, not just those who would view and hear the sounds caused by Stillwater Towing.. We feel the whole neighborhood should have been advised of this meeting. We want Stillwater businesses to succeed and we hope that Stillwater Towing can locate in an area where neighborhoods are not impacted. The forests and ponds of Forest Hills are filled with animal life, deer, turkeys, a variety of birds and aquatic life. The forest protects these animals. We can live together. The noise, activity and loss of trees will impact people and animals. Stillwater has been declared a Bird City, we build Bee Lawns, GreenStep Cities plan, Sustainable Stillwater ("to protect our environment and help make Stillwater a great place to live, work and vacation."), Washington Conservation District, Rain Gardens and other organizations protect our city. As representatives of the community, please deny the 160 877 9021 variance request and honor the City's Tree and Forest Protection Requirements for the City of Stillwater. Sincerely, Dan and Norma Wilson 804 Harriet Drive TO: STILLWATER CITY PLANNING COMMISSION RE: PLANNING COMMISSION MEETING WEDNESDAY, OCTOBER 27, 7:00 P.M. VARIANCE REQUEST TO CITY'S TREE AND FOREST PROTECTION CONDITIONAL USE PERMIT FOR OUTSIDE STORAGE CASE#CPC 2021-57 This is in response to the letter that only a "few" residents of Forest Hills received from the Planning Commission. It is disappointing that ALL Forest Hills homeowners were not notified about this meeting, knowing that if this variance passes, it could have a negative effect on ALL our residents. As a 40-year resident of Forest Hills, these are some of my concerns which have also been expressed by other homeowners: Noise pollution... the trees that are marked for destruction are part of an "Urban Forest," as described by an arborist who assists several homeowners in Forest Hills maintain trees and shrubs in their yards, not simply "a wooded area" as your letter described. It is a natural barrier to the traffic noise on Greeley Street day and night for ALL our residents. This Urban Forest has been "thriving" since Forest Hills was developed 50+ years ago. This Variance could have a negative impact on the value of our homes and properties. The homeowners in Forest Hills have always worked hard at maintaining their homes and yards, including trees. Our property taxes reflect the commitment of our residents to keeping our neighborhood a desirable place to live, raise children and take walks with or without our dogs. We are proud that we take really good care of our piece of Stillwater. What will happen to the Wildlife? This Urban Forest is a home and refuge to all kinds of wildlife all year around! There are many questions and theses are just a few... -Has it been definitely determined that this property is not large enough as is? -Has removing unnecessary buildings from the lot been considered? -How many impounded cars need to be stored at one time? -Is the congestion on Greeley Street when Stillwater Towing is bringing in cars an issue being considered? If it is, how would moving to the other side of the street, directly in line with the stoplight, correct that problem? There certainly must be areas with room to store impounded cars that do not disrupt a neighborhood of 50+ years and an Urban Forest. I am respectfully asking each of you, as members of the Planning Commission, to deny this Variance/Conditional Use Permit and commit to assisting Stillwater Towing in identifying ways to make this location fit their needs as is, without the Variance, or find other suitable locations. Abbi Wittman From: Jack KENNEDY < @msn.com> Sent: Wednesday, October 27, 2021 4:32 PM To: Planning Dept Subject: 1749 Greeley St proposal [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. Allowing this business to move into this residential area and remove a great share of the woods will change this neighborhood forever. Noon tuesday of this week I took a picture of an 8pt buck in my front yard and watched as he walked up the street. The deer as well as the many turkeys that inhabit the area will be gone, taking away their habitat and adding noise to an otherwise quiet neighborhood. Such a business should not be allowed in this residential neighborhood. Jack Kennedy 808 Everett Dr Abbi Wittman From: Sheila Maybanks < @comcast.net> Sent: Wednesday, October 27, 2021 5:33 PMPlanning Dept To: Subject: Variance [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. I just learned of the request for a variance to remove trees in the Forest Hills development. In this era of climate change, why would the City consider removing trees? They cool the area, clean the air and store carbon - not to mention the psychological benefits that urban forest areas provide. I worked to have Stillwater be designated a Bird City. This thoughtless removal of bird habitat is just poor stewardship. Please Planning Commission, do not allow this variance. Sheila Maybanks 201 Bayberry Avenue Court Sent from my iPhone 1 Abbi Wittman From: Shawn Sanders Sent: Wednesday, October 27, 2021 8:41 AM To: Abbi Wittman Subject: FW: 160 877 9021 - Greeley Varience Not sure if you had this sent to you. Shawn Sanders Director of Public Works City of Stillwater Office 651430-8835 E-mail ssanders@ci.stillwater.mn.us Original Message From: Dawn Thoren Sent: Wednesday, October 27, 2021 7:05 AM To: Shawn Sanders <ssanders@ci.stillwater.mn.us>; Jenna Schmid <jschmid@ci.stillwater.mn.us> Subject: FW: 160 877 9021- Greeley Varience General email inbox. Original Message From: Jeff Riegle [mailto: @hotmail.com] Sent: Tuesday, October 26, 2021 7:32 PM To: Stillwater<stillwater@ci.stillwater.mn.us> Cc: Info.pca@state.mn.us Subject: 160 877 9021 - Greeley Varience [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. Please vote no, on the variance to remove the trees in this area. As a resident of the neighborhood abutting the backside of this property, I have very serious concerns about the health and safety of the residents. I am also a professional engineer, and small business owner. 1) What is the city's plan for the additional rain runoff that will spill into Brick Pond, since the forested area will be reduced? Not to mention the storm water pollution prevention plan for additional pollutants from stored cars, and gravel lots. Additionally, without the barrier of the forest, where is the cities hearing loss protection study, to ensure the dB levels from the industrial operation are not causing harm to the children of the area, who moved there to be in closer proximity to the school? I have copied the MPCA, since I was unable to find these documents through public records. I am hoping they can provide them. 2) Why can the owner not use the already cleared part of his property to store impounded vehicles? From the maps, and by looking at the site in person, much of the site is unused. If security is the concern, a fence would provide the additional protection that this land clearance does. Why do I need to reduce of my property value, and risk my health and safety to fund a private citizen's business. 1 3) How will the city define impoundment? What is the maximum allotted time a single vehicle is allowed to be stored there? What is to prevent this area from becoming a junk yard? Again, with 24 parking spaces, many of them empty, why does the taxpayers of Stillwater need to pay with their health, safety, and property values? I understand the city will does not instruct owners how to run their business, but when that business threatens the rest of its citizenry, it does not need to grant special favors either. Vote no on this variance. From the iPhone of Jeff Riegle Forrest Hills Neighborhood resident 2 illwater THE BTHPLGE OF- M I N N E S O 1 A PLANNING REPORT TO: Planning Commission MEETING DATE: October 27, 2021 APPLICANT: Brian Dobson LANDOWNER: Brian Dobson CASE NO.: CPC-2021-58 REQUEST: Consideration of Variances associated with constructing a new entryway and covered front porch. LOCATION: 125 Sherburne Street North DISTRICT: RB (Two -Family Residential) REPORT BY: Graham Tait, City Zoning Administrator INTRODUCTION Mr. Dobson owns the house on the 5445 sf property at 125 Sherburne St N. He is proposing to replace his existing 8.4' X 12.1' entryway, with an 8' X 10' entryway surrounded by a 14' X 21.75' front porch. The construction of a new front entryway and porch will necessitate the need for three variances. SPECIFIC REQUEST The applicant is requesting three variances associated with the construction of a front entryway and porch: ➢ A 7.7' variance to City Code Section 31-308. (b). (1). to allow a porch in RB District be located 12.3' from the front yard lot line whereas the required setback is 20'. ➢ A 15.6' variance to City Code Section 31-308. (b). (1). to allow a porch in RB District be located 4.4' from the exterior side yard lot line whereas the required setback is 20'. ➢ A 17.46%1 variance to the structural lot coverage, to allow for the structural lot coverage to be 42.46%, where the maximum structural lot coverage is 25%. 1 The current structural coverage is 38.73%, due to a variance granted (CPC/2019-53), so the request is only for an increase of 3.73% structural coverage. ANALYSIS The State of Minnesota enables a City to grant variances when they meet the review criteria below. 1. A variance may be granted when the applicant establishes that there are "practical difficulties" in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a "practical difficulty". a. Is the property proposed to be used in a reasonable manner? A property within a residential district proposing to add a new entryway and front porch is proposing to use their property in a reasonable manner. b. Is the plight of the landowner due to circumstances unique to the property? The plight of the landowner is due to circumstances unique to the property. The unique circumstance is that the lot size is small; the property is 5445 square feet, whereas the minimum lot size for this district is at least 7500 square feet. The house, constructed in 1953, is already located 3.3 feet from the exterior side yard lot line and currently lies within the required setback. The structural lot coverage is currently at 38.73% which is already exceeding the maximum 25% structural lot coverage allowed. c. Are the circumstances created by the landowner? The circumstances were not created by the landowner. As discussed above, these variances are needed because the property size is small The only circumstance exacerbated by the landowner would be the increased structural coverage from the previous variance (CPC/2019-53). d. If granted, would the variance alter the essential character of the locality? Generally, the variance will not alter the essential character of the locality. Many of the historical houses in this area with a front porch encroach within to the front yard setback. The adjacent houses to the south are setback a little further, however these houses currently lack a front porch. Additionally, the properties to the south have a slope in the front yard. The proposed entryway will remain behind this slope which will allow it to fit in better with the southern properties (see image below). The proposed setback will not break uniformity with the existing neighborhood pattern. Lastly, front porches are desirable in this district, and do not clash with the future visions of this district. e. Have practical difficulties been established independent of economic considerations? Practical difficulties have been established independent of economic considerations; the owner simply wants to replace a leaking entryway with a new entryway, and a front deck to further add to the house's character. 2. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. a. What is the purpose of the regulation for which the variance is being requested? Exterior Side Yard Setback The purpose of the Exterior Yard Setback is for uniform neighborhood development, to create and maintain "front" yards, and to encourage storm water infiltration around the home. Front yard Setback Front Yard setback is required for uniform neighborhood development pattern and to allow for onsite drainage Structural Lot Coverage The specific purpose of the maximum lot coverage is to maintain open, unencumbered space to regulate massing proportionality and to provide for adequate storm water infiltration. b. If granted, would the proposed variance be out of harmony with the Zoning Code? Exterior Side Yard Setback A variance to the exterior side yard setback is not out of harmony with the zoning code because the porch will be situated 1.25' further from the lot line than the existing house and garage currently are. While a portion of the exterior side yard will be eaten up by the porch, the roof's drainage is directed to the west, away from the exterior side yard, allowing for adequate stormwater infiltration. Front Yard Setback The existing entry sits around two feet into the required setback. The applicant is requesting to encroach an additional six feet into the front yard setback to construct a covered porch around the entryway. This will not adversely impact the neighborhood development pattern, nor the front yard's ability to allow for storm water infiltration. Structural Lot Coverage A variance to the allowed structural lot coverage is not out of harmony with the zoning code because while the structural lot coverage exceeds 25%, the impervious lot coverage is less than 4%. Therefore, the overall combined coverage will remain below 50%, which will still allow for adequate infiltration of runoff. c. If granted, would the proposed variance be out of harmony with the Comprehensive Plan? No, they would not be out of harmony with the Comprehensive Plan. 3. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. The property is zoned RB, Two -Family District. A single-family residence with a front entryway and porch is an allowable use in the district. 4. This variance is not in conflict with any engineering, fire or building requirements or codes. This variance was not in conflict with any other City Department's requirements or codes. PUBLIC COMMENT The City received two letters that are in full support of this variance. Both letters do not think this will entryway will negatively impact the neighborhood. In fact, both neighborhood residents put forth that this front entryway will add value to the neighborhood. POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve the requested variances with the following conditions: 1. Plans shall be substantially similar to those found on file with CPC Case No. 2021- 58, except as modified by the conditions herein. 2. Building permit plans will need to be approved by applicable engineering, fire and building officials before the issuance of a building permit. 3. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. 4. Prior to building permit approval, the property owner shall submit a soil engineer's report documenting slope stability will not be compromised by the construction of the structure in the steep slope area. B. Deny the requested variances. With a denial, findings of fact supporting the decision must be provided. C. Table the request for additional information. FINDINGS AND RECOMMENDATION Staff puts forth that a variance to allow the construction of an entryway in the front yard of this property will not have any negative affects to the visual character of the neighborhood as a whole. Practical difficulties have been established and the garage meets the standards set forth for the issuance of a variance. Therefore, staff recommends approval of the variances for CPC Case No. 2021-58 with all of the conditions identified in Alternative A. Attachments: Site Location Map Applicant Narrative (two pgs) Site Plan Sketches (two pgs) Public Comment (two pgs) cc: Brian Dobson h 226,..., I Y Water �. i• ,1 } �.. ,Ar,. - I. •' 1.�,n ! ir ,f ti+ � I 1 s s , iF + y 113 Yf .i is �- �1w^",�'� { - vt w� N ` .r..,r h .jam 4 A r( �• _O'T .t Y kit ` F.k 04 et S. A� ..... 111 r.. 1 The Birthplace of Minnesota Site Location * ;,, �, .�� : a ` �, r_`�° i . r 4. y 202 �` , �- • Y" .y._ � WVEST / •_ = _ ,' S,I w 205 i. Ril 125 Sherburne St N c■ K 0 50 100 200 Feet 111 ' fe ` 126 ►. '125 .s r { q , - , --,. ��. k 26 General Site Location ,,,, . , 0. i�K; t r -' r Y t..17 a h 119 .. O + l: vim/ tta �L,h .1 b' •um. i` ,t ®® Cali ® i y , s �� 'j��A\I�I�II�r.�\ IIIII/ I11 � � �111�A► �, VI i , ' , •�� ^� taM1..;4, �/ t , 111 'NA F," a ry 7' !1� nil+�1 r tt�.. s •r�l! v cam. » T'r` li -�'—� '{�• i ' '..` )� �� : _L - iLgu'i c■` �� ■■111�_1-■fit• .. 4. + ,,.� `5, T I ) (^�'}-" ` f ♦ 1i Ill I II I ■ 1 L 11 September 13, 2021 Community Development Dept City of Stillwater 216 North Fourth St Stillwater, MN 55082 Dear Community Development Department, This letter is to request and substantiate the grant of a Variance for a residence at 125 North Sherburne St. in Stillwater. The variance we are requesting clearly meets all the parameters of the conditions that need to be met. Four Season Porch The four season porch is currently 8 feet deep and 12 feet wide and 7 feet 6 inches tall and has a flat roof. The four season porch is currently starting to detach from the main house and this is causing cold air to get in and the flat roof is causing leaks when it rains and this has caused some damage as a result. f ►1 We are proposing to tear down this structure and to rebuild a covered porch that is• e I �I Qee% t - q �^+ feet wide with a 8x 10 foyer in the porch and the roof will be 8 foot walls with a lean to ivui. me foundation will have a footing and we are not sure if this will be out of block or concrete yet. By doing this we are making our home have more curb appeal and it is also solving the problem of the structure not having any cold air leak through and of course solving the leaky roof issue. The end result will help with our electric bills in the winter and we are able to enjoy this space instead of trying to close it off during the cold months. Conditions That Need to Be Meet for Variance is The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls. We do not plan on building past where our current house now is and by being able to tear down the old structures and rebuilding them we are not only adding value to our home and making it a better place to live with our children but it is also enhancing our neighborhood and bringing the value up on the homes around us. ii: The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner. The property is a corner lot and was built in 1953 which was before there was city lines and once city lines were drawn up our house currently sits on it. In order for any construction to be done to the house our house has to sit 20 feet back from the city line and it is not possible to move our house back that far. The shape of the lot is beyond our control, as the city lines were drawn up after our house was built. iii: The variance, if granted, will not alter the essential character of the neighborhood. If we are approved for the variance by letting us tear down and rebuild the faulty structures on our home it will not only enhance our home but it will also enhance our neighborhood. Our house currently sticks out like a sore thumb in our neighborhood and especially with Stillwater being such a demanding area to live in, when people see our neighborhood they may think twice before living in our neighborhood beer, use of the condition of our home. If we are approved for the variance or home will not only fit into our neighborhood but it will also not stand out anymore, making the zzeighbors around us grateful for the improvement because this not only helps us but it also helps them with their home values as well. EXISTING BUILDING FOOTPRINT: Exist. 2 story shed Exist. 1 story frame house. Exist Wood Deck: Total EXISTING 'IMPERVIOUS 'AREAS : Exist. Front walk/steps: 2 story shed steps: Exist. N'Ly. Conc. Pavt. 132 sq. ft. 1376 sq. ft. ' 343 sq. ft. 1851'. sq. ft. or 33.998 of Lot Area Existing Hardcover Total: 2080 sq, ft. or 38.20% of Lot Area 58 sq. ft. 51 sq. ft. 120 sq. ft. 229 sq. ft. or 4.21% of Lot Area ZNA T.7F6 Attie ± •srr'/MArL [-aye, '� - !(AIL N 0 /z, 7' ,„ so. Coe, LorZ drnF .yLL �FoRr,Lt. PROPOSED BUILDING FOOTPRINT: Exist. 2 story shed Prop. new overall house: New Deck: PROPOSED IMPERVIOUS AREAS: Exist. Front walk/steps: 2 story shed steps: New N'ly Drive/Walk: 132 sq. ft. 1752.sq. ft. 225 sq. ft. 2109 sq. ft. or 38.73% of Lot. Area 58 sq. ft. 51 sq. ft. 106 8q. ft. 215 sq. ft. or ' 3.95% of Lot Area Proposed Hardcover Total: 2324 sq. ft. or 42.68% of Lot Area. "L/i T / %0 13/7 /Y.e'w 10e'/vur h7 3q AF �o is6ery iarsrj qR,—- —589 24 03'bv/ 7 af r. CERTIFICATE OF SURVEY BARRETT M. STACK STILLWATER, MINN. 55082 MINNESOTA REGISTERED LAND SURVEYOR (651) 439-563o SURVEY MADE EXCLUSIVELY FOR: Brian K. Dobson and Sundi J. Dobson, 125 North Shereburne Street, Stillwater, Minnesota 55082 r/,eN CP iPl /z6 CN9l- / 1. /Z6.39 — — Lr_ FE cbg, o3't Na .e'rrs7, 733 f_- /zoJ,4. Fr.� fY I 7_ .140 [0(1c /�YCRS r M .P \ GGF.,td�y 1Reim, / 5 lPY ,' e9M� fe 7 /louse - /1/a, /p5 kq B8B „get, Fr. P6Tiv/VBo k, 2 N[L . E6,�ESS WELL S, ! Cro �E xt,:wr A Irrde 1 — /Yaw •1 l3.Q /✓aaD .03�f,J; 4.(r5e) z8• Fr.) -VZ&7) F ire i 1 �R$•1- " PA NEW Dirk 225 -`9•' - /4"�d,41zArvT. 'r csc �, GA.e. NER/ 2 SrcrY CaNsT. kw 8 (N- Fr. 9 t'r. d LcverL r J N89'07'43' E /"J. /Z6. ire — e, /2 SOT 4 'r Ooe. A/o, 4/6049 ST 31.z LOT 5445 Sg, FT• Z,va, pravar ez,a. WArcL L/NE. (7YI.) WAcNu`� i.B': Parcel Description: (per Doc. No. 993284, Wash. Co. Records) Lot 2, Block 6, of Greeley and Slaughter's Addition to Stillwater. Notes: Greeley and Slaughter's Addition to Stillwater is recorded as Doc. No. 416049, Washington County records. Orientation of this bearing system is an assumed datum. o Indicates an iron monument set marked with a plastic plug inscribed STACK LS 13774, unless noted otherwise. • Indicates monument found in place, as noted. "R." Indicates recorded value. "M." Indicates field measured value. NC Indicates proposed New Construction. "TBR" Indicates existing improvements To Be Removed, as noted. These improvements are generally indicated hereon by lightly dashed lines. Offsets shown to existing or proposed structures are measured to the outside building wall line, unless shown or noted otherwise. Any projections from said wall lines, such as eaves, sills, steps, etc., will &mtpatt indicated offsets. Specific New Construction Plans to be provided by others and• are subject to review and approval by the City of Stillwater. Variances from the City of Stillwater will be required for proposed new const. Lot 2 contains 5445 sq. ft., as surveyed. — _-\ cue G.G'▪ � . /O. 014" ,.vr .5 8ps Fr,• Y �f. Cae. O, 8'± Sm. sa,4'a W. 4.8 EXISTING PARCEL ZONING - RB two-family Single Family: Lot area: Lot width: Lot Depth: Front yard setback: Side yard setback: Rear yard setback: Maximum Lot Coverage Max. Bldg. Height: SE Cme. LaT Z District; 7500 square 50 feet 100 feet (main bldg.) 20 feet (garage) 30 feet (interior) 15 feet (main bldg.) 25 feet (att. Garage) 5 feet : (Bldg's) 25% of Lot Area : (Imperv. Surf.) 25% of Lot Area 35 feet' feet 1 hereby certify that this sunny. Wan, or report was prepared by me or under my direct supervision and that 1 am a duly Registered land Surveyor under the laves of the Stare of Minnesota. 9-16-2019 Reg.No 13774 Date .}Q • C� I �` v)- - I _ _ _ ' I Ye n s «o a N AI 11111111.—. —• — —' j1 it ` &Sip it 1 OF KOile, Jenn Sundberg From: Bevin O'Brien <omentzmom@gmail.com> Sent: Sunday, October 17, 2021 12:01 PM To: Planning Dept Subject: comment on case # CPC 2021-58 [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. To the Community Development staff, My name is Bevin O'Brien. I've been a resident at 1018 Myrtle St. West for more than 17 years. I write today to address the applications for variances for improvement at my neighbors' property. I am unable to attend the Zoom meeting on 10/27, but I wish to express my enthusiastic support of the applicants' (Brian and Sundi Dobson) variance requests for improvements to their property at 125 Sherburne St. N. The work they are doing to improve their property and their proposals for continued improvement will add value to the entire neighborhood. I hope we can make this work for these neighbors. Kindest regards, Bevin O'Brien 1 Jenn Sundberg From: Chris Mentz <mentzc@stillwaterschools.org> Sent: Monday, October 18, 2021 1:59 PM To: Planning Dept Subject: CPC 2021-58 [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. Community Development Staff, I'm writing in regards to the application for variances at a neighbor's property - Brian and Sundi Dobson at 125 Sherburne St. N. Unfortunately, I can't attend the Zoom meeting on the 27th. That said, I enthusiastically support their desire to improve the property! I've been a resident of Stillwater for a little more than 17 years (1018 Myrtle St. W). I'm glad that they're improving the property - it will add value to the entire neighborhood! I'm hopeful that you will grant the variance to them! Best Regards, Chris Chris Mentz 8th Grade Earth Science 8th Grade Physical Science 7th Grade Life Science mentzc@stillwaterschools.org (651) 351-8903 1 liwater THE BIRTHPLACE OF M 1 N N E S O 1 A PLANNING REPORT TO: Planning Commission CASE NO.: 2021-59 MEETING DATE: October 27, 2021 APPLICANT: William C. Griffith of Larkin Hoffman representing Jeanne Francis Dietrich LANDOWNER: Martin and Judy Nora REQUEST: Consideration of: 1. A Conditional Use Permit for a Type III Home Occupation to operate creative arts day retreats 2. Variance to the 20% maximum gross floor area requirement for Type III Home Occupations LOCATION: 625 5th Street North ZONING: RB — Two Family Residential REPORT BY: Abbi Wittman, City Planner INTRODUCTION William Griffith of Larkin Hoffman, representing Jeanne Francis Dietrich, has submitted application for a Type III Home Occupation permit for the residence located at 625 5th Street North, historically known as the William Sauntry Recreation Hall. If approved, Ms. Dietrich will purchase the home for use as her residence and to operate a business known as the Alhambra Retreat House, a creative arts, day retreat in a portion of the home. The business would have one non-resident employee in the future. SPECIFIC REQUEST The applicant is requesting condition of: 1. A Conditional Use Permit for a Type III Home Occupation to operate creative arts, day retreats; and 2. A Variance to the 20% maximum gross floor area requirement for Type III Home Occupations ANALYSIS Conditional Use Permit CPC Case 2021-59 Page 2 of 6 The purpose of this type of permit is to allow the integration of essential or desirable uses in certain zoning districts. Business Plan Summary As noted in her supplemental letter, Ms. Dietrich is an artist who holds both Bachelor and Master's degrees in Fine Art from the Art Institute of Chicago. She intends to offer non -clinical and non -medical private retreats where she and guest artists, writers, musicians, etc. will facilitate painting, collage, writing, music and yoga workshop sessions for 4-8 people in the residence's (historic) ballroom and on the lawn. It is estimated no greater than 10 people, participants and instructors included, will be onsite during any one, often multiple -day, retreats offered during traditional business hours. The applicant narrative indicates retreats would be held twice monthly. Guests would either be shuttled or, if travelling locally, drive themselves to the site. The owner and assistant would park in the garage and retreat participants would park in the driveway. Daily schedules would include onsite workshop sessions with opportunities for participants to explore Stillwater. Retreat participants would not stay on premise and, if meals are served onsite, they will be catered. Zoning Code Compliance City Code allows for Type III Home Occupations when certain standards can be met. Those standards are required to be incorporated as conditions of approval. Type III Home Occupations are subject to review upon complaints from the neighborhood. If, in the opinion of the Community Development Director the complaints are substantial, a public hearing must be held at which time additional conditions may be added to this special use permit or the Type III Home Occupation permit may be revoked. This has been incorporated as a recommended condition of approval. First, City Code requires that not more than 20 percent of the total gross floor area of the dwelling unit may be used for the home occupation or 400 square feet, whichever is less. The historic ballroom is 1,400 square feet and well in excess of the 400 square foot maximum requirement. Thus, the applicant has requested a variance to this requirement. Analysis of this variance is found in a subsequent section of this report. The following Type III Home Occupation standards are proposed to be met: • No outside storage or display of products, equipment, or merchandise is permitted • Any retail sales must be accessory or incidental to the primary residential use • Customers are permitted by appointment only • No more than one nonresident employee is allowed • No activity or equipment may be used that creates noise, vibration, glare, fumes, odor, or electric or television interference is permitted if it is detectable by adjacent neighbors • Business hours are limited from 7:00 a.m. to 8:00 p.m. CPC Case 2021-59 Page 3 of 6 The following standards, though not addressed in the application submission, are permitted. Staff review and approval is recommended to be required and, as such, conditions of approval reflect this recommendation: • Infrequent hobby, craft or art sales are permitted twice per year for not more than six days per calendar year • Any sign must be unlighted and smaller than two square feet The following standards may not be able to be met as, at this time, it has not been determined the business practices will result in deviation of these requirements: • No more traffic which is allowed other than in a normal residential area • Off-street parking must be provided for customers Off-street parking can accommodate six vehicles (two in the garage and four in the driveway). The applicant has shown an additional four vehicles can be accommodated adjacent to the property, along 5th Street North, or in an expanded parking area located south of the existing driveway. As parking is required to be located onsite, a recommended condition of approval has been added that would require the property owner to expand their parking in the event traffic and parking complaints are fielded by the City. It should be noted the City recently created the Heritage Preservation Use Variance (HPUV) to allow for the conversion of independently -listed National Register structures to be utilized as a use not permitted in the underlying zoning district. In pre -application discussions with the applicant, it was determined consideration of an HPUV was not appropriate for this property given Ms. Dietrich's intent to live in the home. Comprehensive Plan Conformance This request is not in conflict with the City's Comprehensive Plan. In fact, it can help support many of the policies, goals and objectives pertaining to housing, historic preservation and economic development. Other Considerations To the date of memo development, the City has not received any public comment regarding this request. Variance As noted, the property owner is seeking a variance to Type III Home Occupation size limitations. The State of Minnesota enables a City to grant variances when they meet the review criteria below. 1. A variance may be granted when the applicant establishes that there are "practical difficulties" in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property CPC Case 2021-59 Page 4 of 6 not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a "practical difficulty". a. Is the property proposed to be used in a reasonable manner? As noted in the Use Permit Analysis portion of this report, with appropriate conditions, a Type III Home Occupation creative arts, day retreat inside a personal residence is reasonable. b. Is the plight of the landowner due to circumstances unique to the property? The structure at 625 5th Street North was constructed for recreation and assembly. It was not intended to be lived in as a single-family residence. During their extensive rehabilitation of the structure, the current owners reconfigured the structure for their personal, residential use. While this included separating out rooms for sleeping, the original 1,400 square foot ballroom remained intact. Having a 1,400 square foot `living room' is unique. c. Are the circumstances created by the landowner? The historic use and design of the property was not created by the current or prospective landowner. d. If granted, would the variance alter the essential character of the locality? The exterior of the home will not change. While additional parking may be required to be installed onsite, the area where additional parking can be accommodated is screened from public view. e. Have practical difficulties been established independent of economic considerations? Yes. 2. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. 3. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. These have been discussed in the Use Permit Analysis section. 4. This variance is not in conflict with any engineering, fire or building requirements or codes. The property owner will be required to meet all life, health and safety requirements prior to business operations. POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve the requested Conditional Use Permit and variance with the following conditions: 1. Plans shall be substantially similar to those found on file with CPC Case No. 2021- 59, except as modified by the conditions herein. CPC Case 2021-59 Page 5 of 6 2. No greater than 1,400 s.f. of the residence shall be utilized for Type III Home Occupation. 3. No outside storage or display of products, equipment, or merchandise is permitted. 4. Any retail sales must be accessory or incidental to the primary residential use. 5. Customers are permitted by appointment only. 6. No more than one nonresident employee is allowed. 7. No activity or equipment may be used that creates noise, vibration, glare, fumes, odor, or electric or television interference is permitted if it is detectable by adjacent neighbors. 8. Business hours are limited from 7:00 a.m. to 8:00 p.m. 9. Infrequent hobby, craft or art sales are permitted twice per year for not more than six days per calendar year. In the event the owner chooses to offer such public sales, the owner shall notify the City and all adjacent property owners at least fourteen (14) days in advance of the scheduled sale. 10. Any sign must be unlighted and smaller than two square feet. In the event the owner elects to construct and install such sign, the owner shall obtain a sign permit from the City of Stillwater prior to installation. The sign shall follow City Code design standards set forth for the CBD and NC zoning districts. 11. No more traffic which is allowed other than in a normal residential area. 12. In the event parking in the neighborhood becomes a public nuisance, off-street parking must be provided for customers onsite. Prior to the installation of the parking area, the property owner will submit plans to the City for City Code compliance review and approval. 13. The property owner will be required to meet all life, health and safety requirements prior to business operations. This shall include consultation with the City's Building Official and Deputy Fire Chief to ensure this requirement has been met. 14. This Type III Home Occupation is subject to review upon complaints from the neighborhood. If in the opinion of the community development director the complaints are substantial, a public hearing must be held at which time additional conditions may be added to this special use permit or in the alternative, the Type III home occupation permit may be revoked. 15. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the decision -making authority in a public hearing. B. Deny the request. With a denial, findings of fact supporting the decision must be provided. With a denial, the basis of the action is required to be given. Furthermore, a denial without prejudice would prohibit the applicant from resubmittal of a substantially similar application within one year. C. Table the request for additional information. FINDINGS AND RECOMMENDATION Staff finds that, with certain conditions, the requests conform to City Code for the granting of a variance to the maximum Home Occupation size requirement and, with the variance, the allowing for a Type III Home Occupation at this residence. Therefore, City staff recommends CPC Case 2021-59 Page 6 of 6 approval of the Conditional Use Permit and Variance for Alhambra Retreat House, a creative - arts, day retreat with the conditions described in Alternative A, above. Attachments: Site Location Map Site Plan Narrative Request — Griffith Business Plan Narrative Request — Dietrich Sample Month and Daily Schedules cc: William Griffith Jeanne Francis Dietrich Martin and Judy Nora r s �y eh .a ;v ti ! t ' r 7 _ '}10 lay IWa ter A' 51 RA 1 F.O. A ` DIY r ; -,� E , 21 am,'-4 v +,,F!� S Y A` The Birthplace of Minnesota • v � _,. Site Location / V a 't o. . " -- _ r At'i _.. -. r� ■ .' �, r;-... , r o: N,,. Y� r'% •i al ` r 'F'� 625 5th St 0 50 100 N 200 Feet _Y.. .i h Irk, f' r 1.Irr •General Site Location 17.111111111111e-WaVOMINZ4rnmairkl;077;0"11.; Ininalo .' 1. >� : IIIE ,IIIIhnnllLt i .►:-- .. PC *� 7 YKgo -- ��` ' �.i• S i^'�t .y a++_ i +fix 1. 1 / Y :s. ..- ,., 2.18 A / ■■' I: -� �� J\..at II �Ii,:a -4fib' ' l=• t g° Cali I. 1 BM iI 1. m., ■off - Washington County, MN DRty Y VETS S S-F-A t., 0 AR,D cA-R Firs 5LIV5 SIDEWALK M P WILL GC NNE ACAL t[4 L--oT ON 5T. - IF NC DEj PAP*INGT COX5 MAY.. d4O ' x �' Larkin Hoffman September 24, 2021 City of Stillwater Planning Department c/o Abbi Jo Wittman, City Planner 216 4th Street North Stillwater, Minnesota 55082 Larkin Hoffman 8300 Norman Center Drive Suite 1000 Minneapolis, MN 55437-1060 General: 952-835-3800 Fax: 952-896-3333 Web: www.larkinhoffman.com Re: Applications on Behalf of Jeanne Francis Dietrich for Special Use Permit and Variance for Home Occupation at 625 5th Street North, Stillwater, Minnesota Our File No. 44,938-00 Dear Ms. Wittman: We represent Jeanne Francis Dietrich, the purchaser of the above property (the "Property"), in applications for a special use permit and variance to allow for use of the Property as a home occupation. The Property is currently owned by Martin and Judith Nora and is used as a private residence. The applicant will continue to use the home as a private residence, living there with her son. At least twice per month she will conduct wellness retreats directed at artists and others who will find the space inviting for contemplative activities. Retreats will be conducted for groups no larger than 10 people and will typically occupy the large living room, sometimes referred to as the "Great Hall". Please see attached business plan. The special use permit is to allow for a Type III home occupation in the home pursuant to Section 31-500, Subd. 3 of the City's zoning ordinance. The variance is required to allow the maximum floor area for the home occupation to increase from 400 square feet to 1,400 square feet, which is the approximate size of the living room in the home. There will be no impact on neighbors as the retreats will be conducted in doors. Traffic will be minimal given the limited size of the retreats and the limited number of days per month on which retreats will be conducted (approximately 10-15 days per month). No guests will stay overnight and will be directed to commercial lodging located in Stillwater. The applicant will work with City staff to identify sufficient parking spaces for the retreats and related activities planned for the home occupation. We have worked with the City Planner and the City Attorney to review this application in context of the City's home occupation regulations and believe that this is an appropriate accessory use of the home. In addition, the home occupation will provide revenue to continue to ensure the preservation of this historic landmark. City of Stillwater Planning Department September 24, 2021 Page 2 Accordingly, we provide the following materials: 1. Planning Application for Special Use Permit for a home occupation at 625 5th Street North. 2. Planning Application for Variance to increase the floor area of the home occupation from 400 square feet to approximately 1,400 square feet. 3. Fees of $450 (to be paid by the applicant). We look forward to working with you on these applications. Please let me know if you have any questions regarding these materials. Sincerely, William C. Griffith, for Larkin Hoffman Direct Dial: 952-896-3290 Direct Fax: 952-842-1729 Email: wgriffith@larkinhoffman.com Enclosures cc: Jeanne Francis Dietrich 4828-3152-7164, v. 1 Alhambra Retreat House Identity Creative Arts day retreats with a focus on arts education, stress relief, and wellness. Problem Adults are looking for high -quality, educational, self -care activities that will relieve stress and foster creativity. Our solution Alhambra House is a nationally recognized Moorish architectural phenomenon. It has been meticulously restored to its original beauty. Retreats here make for an unforgettable creative haven that offers adults solace and limitless imagination. Target market The target audience is adults, specifically those who wish to have a creative respite and learn to paint or for advanced artists who wish to paint in the unique space. In addition, those who are interested in unique architecture and historical homes. The competition Wellness Retreats are part of a niche market with companies of all sizes. Large companies include destination specific modalities, which sell internationally. Smaller companies are typically focused on specific activities such as yoga, massage, and self-improvement. Revenue streams Alhambra House will charge a fee for educational services during a multi -day workshop format, as well as day -long retreats. In addition, the business will sell art goods directly to customers at local galleries and online. Marketing activities Alhambra Retreat House will communicate with customers through partnerships with local Stillwater businesses, wellness and art-• focused publications, targeted Google and Facebook ads, and social media. Expenses • Art supplies, food • Part-time employee Marketing fees and travel costs for special guest workshop leaders Team and key roles Founder and owner is Jeanne Francis. Executive Assistant is Kim Larson on a remote, part-time basis. As profits increase, Alhambra Retreat House will look to add a fulltime employee to assist with social media and online marketing. Milestones As business grows, Alhambra Retreat House will become a sustainable destination creative arts retreat, bringing national and international people of interest to the arts and architectural community. The workshops will generate income for the city through lodging, restaurants and shopping for participants. October 11, 2021 Dear City of Stillwater, I am responding to your request for clarifying information regarding The Alhambra Retreat House plan. I am an artist with Bachelor of Fine Art and Masters of Fine Art degrees from the School of the Art Institute of Chicago. Over the years I have worked as a Fine Arts Professor and Art Therapist. In 2018, I retired as a counselor and consultant to treatment centers. I will not require licensing from DHS or any other entity in order to offer arts instruction retreats. My creative retreats are non -clinical, non -medical. They are private retreats that retreatants will personally pay for; I will be facilitating creative expression through painting, collage, writing, music, and yoga. During my career, I have received many grants and have been a leader in the creative arts field. I inspire others by combining my leadership and teaching skills to motivate them to enhance their lives by engaging in the creative arts. It has always been my dream to be able to have the time to work on my own paintings, and offer retreats with guest Artists, Writers, and Musicians. Now that I am retired, that time has come. The restoration work the Noras have done to bring back "the Alhambra" is not lost on me. My personal mission is to be the steward of the building and preserve its beauty for as long as I'm alive. First and foremost, the house will be my primary residence for my son and I. As a contemplative person, I like to work undisturbed. I love my privacy, so I will only offer workshops up to two times per month. Retreat activities will be held in the Ballroom, and the lawn (weather permitting) for its natural light and plein air painting of the building, fountain, and exterior architecture of the pool house. The upstairs, the main floor bedrooms, the kitchen and the pool will be off-limits to retreatants. I do not want the risk of liability, and other people's germs in my private pool. My intended use to off -set its upkeep will be to sell my own paintings online and in local Stillwater galleries. I will not be selling anything from my home. I will only offer exclusive private retreats for a very limited amount of people: 4 to a maximum of 8. For content of retreat programming, I am collaborating with local/regional artists, musicians, and yoga instructors to co -facilitate retreats. I have already connected with Marti Larsen of Uncommon Studio. We are currently planning an art and yoga retreat. I plan to collaborate with the community talent and bring customers to local businesses. Retreatants will not stay overnight in my home, but will stay in Stillwater lodging facilities. Lunch will be catered by local restaurants. If a retreat is booked over several days, there will be Stillwater Trolley Tours (when available), time off for local shopping and events. Plein Air painting of river views at the local park, weather permitting. The following pages will offer insight into how the Ballroom will be used during retreats, the day -time schedule of activities in the Ballroom, and if needed, parking areas on the site plan. My hope is that I've answered any questions you may have, please do not hesitate to contact me for clarification. Sincerely, Jea..e, Francis' P i,e-#ri,c4' Jeanne Francis Dietrich Alhambra Retreat House Mission: To engage in the creative arts and wellness for the benefit of preserving the William Sauntry Recreation Hall in Stillwater, MN We will offer private retreats in a beautiful sanctuary that serves as a creative incubator inspired by the history and the craftsmanship of the interior architecture. Sample Retreat Monthly Schedule: Monday Tuesday Wednesday Thursday Friday Saturday Sunday 1 2 3 4 5 6 7 8 9 10 Jim Robinson and Sarah Howard of the Art Academy Renaissance Painting 11 12 13 14 15 16 17 18 19 20 21 22 Art Journaling 23 24 Beginning Painting 25 26 27 28 29 30 31 Parking: Out of Town Guests: Retreatants will be instructed on resources for overnight stays, restaurants, shopping, and things to do in Stillwater. A private Car Service will be provided to their Stillwater hotel from the airport. Retreatants can decide if they prefer to arrive in Stillwater before the retreat begins or stay after the retreat ends. On the day of the retreat, they will be provided transportation options to arrange themselves, unless they are close enough to walk. After the retreat, car service will be provided to MSP airport from their hotel. Commuting Guests: Those who commute from the region will be invited to stay in Stillwater, as well. In my experience, friends or couples sign up for retreats and car pool together. On average, I would expect anywhere from 4 to 6 cars per retreat. There is enough parking for 4 SUV's or 5 standard cars in the driveway. My car and my assistant's car will be in the garage. There is additional parking for 4 more cars on 625 5th St. N. south of the driveway (see site plan). If street parking is not allowed, I can put a parking lot on the south/west lawn to accommodate 6-8 more cars if needed. I'd rather keep it lawn to keep it original to the house. If each retreatant drove alone in a car, the maximum would be 8 cars. Sample 5-day Retreat Schedule: A one -day retreat would be as "Thursday" below: Wednesday Arrive in Stillwater, and meet at the House for Introductions, Retreat Itinerary, and Historical Lecture on the City of Stillwater, William Sauntry, and the building and restoration of "The Recreation Hall". (1.5 hours -Meeting Time depends on arrival of out of town guests) Thursday 9:00-10:00 — Morning meditation 10:00-12:00 — Program instruction (Creative Art Lessons) 12:00-1:OOp — Catered Lunch or off by yourself in town 1:00-4:OOp — Program work and discussion 4:00-5:OOp — Stretch and Yoga session 5:OOp — Leave for dinner/lodging Friday 9:00-9:30 — Morning meditation 9:30-12:00 — Program instruction (Creative Art Lessons) 12:00-1:OOp — Catered Lunch or off by yourself in town 1:00-4:OOp — Program work and discussion 4:00-5:OOp — Stretch and Yoga session 5:OOp — Leave for dinner/lodging Saturday, 9:00-9:30 — Morning meditation 9:30-12:00 — Program instruction (Creative Art Lessons) 12:00- I :OOp — Catered Lunch or off by yourself in town Afternoon off to enjoy Stillwater Shopping and/or Events Sunday 9:30-10:00— Morning meditation 9:30-12:00 — Sharing Work and Discussion/End of Programming 12:00-1:OOp- Optional Catered Lunch iliwater THE R 1 R T H P L A C E OF MINNESOTA SUPPLEMENTAL PLANNING REPORT TO: REPORT DATE: MEETING DATE: APPLICANT: LANDOWNER: REQUEST: LOCATION: DISTRICT: REPORT BY: Planning Commission October 26, 2021 October 27, 2021 CASE NO.: 2021-60 Elevage Group (Lora Hotel) c/o Corey Burstad Grand Garage Holdings Consideration of a Special Use Permit for Event Center (assembly hall) and Outdoor Events (outdoor entertainment, commercial) 324 Main Street South (back half only) CBD: Central Business District Tim Gladhill, Community Development Director INTRODUCTION Corey Burstad of Elevage Group has submitted a Design Permit application to convert the rear of the Grand Garage building, formerly occupied by Lion's Tavern, into the Lora Hotel Event Center. Included in the original Staff Report dated October 22, 2021, a condition of approval included a stipulation that outdoor amplified music end no later than 10:00 p.m. The Applicant has requested that events be allowed to utilize this outdoor space until 12:00 a.m. (midnight) on weekends. Additionally, the Applicant would like to start events earlier than 12:00 p.m. (noon). Additionally, the City received a second public comment regarding the cleaning of adjacent public spaces and disposal of cigarettes. This condition is not currently included in the recommended conditions, but can be added by the Planning Commission. Please refer to the original report for additional detail. ALTERNATIVES If the Planning Commission is inclined to recommend approval, the conditions of approval modified per the Applicant's Request. All original options from the original Staff Report are still valid for the Planning Commission. This Supplemental Report only focuses on changes to the alternative for approval. The Planning Commission is not obligated to recommend to the City Council a waiver to the noise rules. As a reminder, this site in particular has generated noise complaints from adjacent residential neighborhoods due to the surrounding built environment. This is a policy -level decision; Staff is seeking direction from the Planning Commission as to CPC 2021-60 Page 2 of 3 how to proceed. The potential noise conflicts are a general concern; the question to the Planning Commission is whether the Commission believes proper mitigation measures can be implemented to resolve the concern. A. Recommend Approval. If the proposed application meets the three (3) required determinations for conditional use and special use permits, the Planning Commission should move to approve Case No. 2021-33. Staff recommends the following conditions for approval: 1. Rescind the previous use permit and replace with a new use permit with the updated standards. 2. Capacity for events and use is limited to that permitted in the interior space as allowed by Minnesota Building Code. 3. An ongoing Parking Mitigation Fee, as established by City Code, Ordinance or Resolution, is required for an increased parking demand of fifteen (15) spaces. 4. Live outdoor music or sound amplification is permitted to be located on the western patio, situated in a location where sound is directed in an easterly fashion as possible. 5. Amplified music or other sound amplification shall only be permitted as follows: from 12:00 p.m. 10:00 a.m. to 10:00 p.m. a. Sunday through Thursday (inclusive) = 10:00 a.m. to 10:00 p.m. b. Friday through Saturday (inclusive) = 10:00 a.m. to 11:59 p.m. ti TAT„ pl fcation shall be allowed cast i 0:00 7. Any changes to location, amplification, timing and/or duration shall be reviewed and approved by the City Council. 8. The City reserves the right to reduce hours approved in this permit if the outdoor entertainment becomes a nuisance. 9. The special use permit shall be reviewed before the Planning Commission and City Council for possible revocation or amendment to the conditions of this permit if substantial verified complaints, safety issues or violations of the conditions are received by the Community Development Department. 10. A 90-day review shall be conducted by staff for substantiated complaints to be brought before the Planning Commission in a public hearing for consideration of revocation of this permit. A-1. Recommend approval as amended. a. The Planning Commission could recommend reduced timeframes from the Applicant's Request. i. Ending time at 10:00 p.m. as indicated in City Code ii. Compromise Ending Time such as 11:00 or 11:30 POTENTIAL ACTION To assist in the complex action, the following proposed motion is offered to assist Commissioners. Motion to recommend that the City Council approve the Conditional Use Permit for the Lora Event Center with the conditions outlined in Alternative A of this report based on the following findings. CPC 2021-60 Page 3 of 3 • The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. • Any additional conditions necessary for the public interest have been imposed. • The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Cc: Corey Burstad Jenn Sundberg From: Cameron Murray < @mac.com> Sent: Friday, October 22, 2021 10:56 PM To: Planning Dept Cc: Tim Gladhill; Abbi Wittman; Bob Barratt; Louise Watson; Dave Junker; Kelsey Depew Subject: Case No. 2021-60 - New event center comments Follow Up Flag: Follow up Flag Status: Flagged [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. I would ask the Planning Commission add two conditions for approval of the new event center. https://citvofstillwater.granicus.com/MetaViewer.php?view id=&event id=1381&meta id=105977 A requirement for smoking stations near any door entry to the facility (including staff smoking area), AND a requirement that clean-up of the city sidewalk and street along the property after any event before 9 am the following day. 1. Many will know that my wife and I pick up litter in Stillwater from May through October. Sustainable Stillwater has tried to place smoking stations around town, and if possible near the event centers. Even with stations nearby the existing centers still are the largest source of butts on the ground. Sustainable Stillwater does not have any more smoking stations and we think it should be the responsibility of this new event center to put up stations and clean them. 2. The second request is that the event center sweep up the sidewalk and street along their property in a reasonable amount of time after each event. As mentioned, there are many butts on the sidewalk after the event and in the street in front of the existing event centers. Currently the existing event centers either don't sweep the sidewalk, or they sweep into the gutter. And if they were to eventually sweep up it would be before their next event which might be days to a week later. I feel the sweeping has to occur within a few hours of the event. Otherwise a rain event will flush the butts into the storm sewer which leads directly to the St. Croix. Additionally the city looks like a dump until this is swept up. The volunteer litter people in Sustainable Stillwater do not want yet another location that we have to clean. I hope to be on the Zoom call. Maybe some Sustainable Stillwater people can attend to speak to this issue. I wanted to officially request these conditions. Conditions like these are required on all such approvals going forward as they allow easier enforcement since losing their permit will motivate them to comply. Cameron Murray 350 Main Street Unit 346 1 iliwater THE BIRTHPLACE OF MINNESOTA PLANNING REPORT TO: REPORT DATE: MEETING DATE: APPLICANT: LANDOWNER: REQUEST: LOCATION: DISTRICT: REPORT BY: Planning Commission CASE NO.: 2021-60 October 22, 2021 October 27, 2021 Elevage Group (Lora Hotel) c/o Corey Burstad Grand Garage Holdings Consideration of a Special Use Permit for Event Center (assembly hall) and Outdoor Events (outdoor entertainment, commercial) 324 Main Street South (back half only) CBD: Central Business District Tim Gladhill, Community Development Director INTRODUCTION Corey Burstad of Elevage Group has submitted a Design Permit application to convert the rear of the Grand Garage building, formerly occupied by Lion's Tavern, into the Lora Hotel Event Center. There are two (2) major components of the project. Google Street View: South Facade (May, 2019) 1. Reconstruction of the former restaurant into an event center with modifications to the interior floor plan and facade improvements to the Nelson Street (south) facade and patio facing (west) facade. 2. Reconstruction of outdoor patio for continue use for outdoor event space. The City's Heritage Preservation Commission (HPC) has approved a Design Permit for the exterior facades, contingent on several conditions. The City's Downtown Parking Commission has recommended approval of the Parking Plan for the change in use by requiring the mitigation (payment) for an additional fifteen (15) parking spaces in the Downtown Parking District. CPC 2021-60 Page 2 of 5 Google Street View: North and West Facades (2019) SPECIFIC REQUEST The applicant is requesting approval of Conditional Use Permit for the conversion of the former restaurant space (most recently Lion's Tavern) into an event center as well as amendments to the previous use permit for the outdoor patio to allow for regular outdoor events and expanded hours of use. This space was previously utilized as a restaurant with an outdoor patio. The Applicant notes that the use will be similar to the previous use, except that the restaurant will not be open to the public, yet utilized for private events. Additionally, the event center/assembly hall will be a component of the Lora Hotel. ANALYSIS Staff is generally supportive of the proposed project. There previous use was a restaurant that also used the outdoor patio for outdoor seating and smaller events. While peak capacity has the potential to be more intensive, the overall/average use should be similar if not less intense. Unlike a standard restaurant that is open to the public on a more regular basis, this proposed event center will be largely used for private events on a less frequent basis. According to the Applicant, this space will be used for private events such as corporate retreats, weddings and other larger private gatherings. The space would no longer be open to the general public as a restaurant as previously used. Generally speaking, the interior space and outdoor patio will work in tandem; it is generally unlikely that both spaces will host separate events independently. Capacity will be limited by Minnesota State Building Code. The City did receive one public comment (attached). A neighboring residential home provided comment asking that the City ensure that the noise produced by use in the outdoor patio be managed in such a way as to not create a nuisance to neighboring properties. City Code states that no person shall use or operate or permit the use or operation of any radio receiving set, musical instrument, phonograph, paging system, machine or other device for the production or reproduction of sound in a distinctly and loudly audible manner as to disturb the peace, quiet and comfort of any person nearby. This includes operation of any such set, instrument, phonograph, machine or other device between the hours of 10:: 00 p.m. and 8:00 a.m. in such a CPC 2021-60 Page 3 of 5 manner as to be plainly audible at the property line of the structure or building in which it is located, in the hallway or apartment adjacent, or at a distance of 50 feet if the source is located outside a structure or building. This existing standard should be sufficient to address concerns; however, given the conditional use nature of the request, the Planning Commission could consider additional, reasonable restrictions on hours of use. That being said, Staff does note that this particular space with the outdoor patio has generated past complaints. The topography/elevation of the site and the surrounding built environment/surrounding conditions lends itself to noise travelling into the residential neighborhood to the west. If a complaint history is necessary in the Planning Commission's analysis, Staff can provide that upon request. It should be noted that the City recently revised its Code Enforcement Tools, most notably Administrative Citations, to be able to better respond to nuisance complaints. That, coupled with the ability to revoke or modify this permit if nuisance problems present themselves, Staff is hopeful that past concerns can be alleviated. At the end of the day, Staff is attempting to find a good balance of neighborhood compatibility and economic development. Staff believes that this is a good adaptive reuse of a vacant space. Staff recommends giving this new operator the opportunity to resolve past concerns about noise and the City will commit to utilizing its existing tools if noise again became a nuisance. ALTERNATIVES The Planning Commission has alternatives related to this request. A. Approve. If the proposed application meets the three (3) required determinations for conditional use and special use permits, the Planning Commission should move to approve Case No. 2021-33. Staff recommends the following conditions for approval: 1. Rescind the previous use permit and replace with a new use permit with the updated standards. 2. Capacity for events and use is limited to that permitted in the interior space as allowed by Minnesota Building Code. 3. An ongoing Parking Mitigation Fee, as established by City Code, Ordinance or Resolution, is required for an increased parking demand of fifteen (15) spaces. 4. Live outdoor music or sound amplification is permitted to be located on the western patio, situated in a location where sound is directed in an easterly fashion as possible. 5. Amplified music or other sound amplification shall only be permitted from 12:00 p.m. to 10:00 p.m. 6. No amplification shall be allowed past 10:00 p.m. 7. Any changes to location, amplification, timing and/or duration shall be reviewed and approved by the City Council. 8. The City reserves the right to reduce hours approved in this permit if the outdoor entertainment becomes a nuisance. 9. The special use permit shall be reviewed before the Planning Commission and City Council for possible revocation or amendment to the conditions of this permit if substantial verified complaints, safety issues or violations of the conditions are received by the Community Development Department. 10. A 90-day review shall be conducted by staff for substantiated complaints to be brought before the Planning Commission in a public hearing for consideration of revocation of this permit. CPC 2021-60 Page 4 of 5 B. Approve in part. C. Deny. If the Planning Commission finds that the proposal is not consistent with City Code and the additional site -specific conditions of approval, then the Commission may deny the request. With a denial, the basis of action is required to be given. Furthermore, a denial with prejudice would prohibit the applicant from resubmittal of a similar application for one year. D. Table. If the Planning Commission needs additional information to make a decision, the request may be tabled to the following hearing. FINDINGS AND RECOMMENDATION City Code indicates the Planning Commission shall makes the following determinations in order to approve a conditional use permit or special use permit: • The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. o The property is located in the CBD: Central Business District that allows for this use with the issuance of a use permit. • Any additional conditions necessary for the public interest have been imposed. o Based on historical data of similar uses on the property and public comment on the current request, the only site -specific concern is likely potential impacts of noise from use of the outdoor patio. Reasonable conditions have been attached as a condition of approval to mitigate this concern. • The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community o Downtown is a mixed -use area with a mix of residential and commercial uses and a vibrant tourism base. Event Centers and outdoor event spaces are a commonplace within the District. In review of multiple case files for similar uses in this District, similar approvals considered many of these same concerns but were able to demonstrate compatibility with surrounding areas and contributed to a part of a vibrant downtown community. Any potential public nuisances created by the proposed use should be easily mitigated by existing rules, regulations and conditions of approval. Staff is generally supportive of the proposed project. The proposed use is an allowable conditional use. Therefore, the Planning Commission would need to find good cause not to approve the request. The Planning Commission may attach reasonable conditions of approval to ensure compatibility with the surrounding area. With that in mind, staff recommends approval of Case No. 2021-60 with the conditions outlined in Alternative A, above. POTENTIAL ACTION To assist in the complex action, the following proposed motion is offered to assist Commissioners. Motion to approve the Conditional Use Permit for the Lora Event Center with the conditions outlined in Alternative A of this report based on the following findings. CPC 2021-60 Page 5 of 5 • The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. • Any additional conditions necessary for the public interest have been imposed. • The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Attachments: Proposed Plans Proposed Elevations Public Comment (1) Cc: Corey Burstad COURTYARD EXTERIOR SENSING • Enchanting • Wanderlust • Inviting CIII) 8496.00 STILLWATER EVENT CENTER May 19, 2019 Page 7 NELSON ENTRY OPTION I ST|LLVV/g'EREVENT CENTER May 1S'201S Page11 COURTYARD OPTION 1 -VIEW 0 8496.00 STILLWATER EVENT CENTER May 19, 2019 Page 9 COURTYARD OPTION 1 LOUVERED CANOPY L SOLID CANOPY I� L (E) MID -SIZED TREE PERGOLA a CONCRETE V7 CRUSHED ROCK I 2 CRUSHED ROCK I PERGOLA \ EXISTING EXISTING ARBORVITAE I FIRE I RBORVITAE I I PERGOLA PAINT EXITING COURTYARD BRICK FACADE WHITE LANDSCAPE LIGHTING AND TURF GRASS EXTERIOR STRUCTURE OVER BAR AND PRE -FUNCTION METAL PANEL OVER STUCCO SIGNAGE EXISTING SITE VIEW 8496.00 STILLWATER EVENT CENTER May 19, 2019 Page 8 C:' evit Projects \A21_8496.O0 COREY BURSTAD - EVENT HALL, STILLWATER, MN_JordanB- GENERAL PROJECT NOTES 1. AIA DOCUMENTS A201 AND A101 SHALL BE PART OF THE CONTRACT DOCUMENTS. 2. ALL WORK SHALL COMPLY WITH APPLICABLE FEDERAL, LOCAL AND MUNICIPAL BUILDING AND ZONING CODES, AS WELL AS ANY AND ALL REGULATORY AGENCIES, INCLUDING, BUT NOT LIMITED TO, ANSI, OSHA, ETC. GENERAL NOTES SHALL APPLY TO ALL DRAWINGS. 3. THE TERMS "CONSTRUCTION CONTRACTOR," "GENERAL CONTRACTOR, G.C., CONSTRUCTION MANAGER/MANAGEMENT" AND "CONTRACTOR" SHALL BE UNDERSTOOD TO BE THE SAME UNLESS SPECIFICALLY NOTED OTHERWISE. 4. G.C. SHALL PROVIDE ALL THE DRAWINGS, COMPLETED PAPERWORK AND CERTIFICATES OF INSPECTION AND SHALL PERFORM ALL THE CONTROLLED INSPECTIONS AS REQUIRED FOR BUILDING DEPARTMENT SIGN OFF. 5. THE ARCHITECT AND THE OWNER RESERVES THE RIGHT TO ALLOW OTHER CONTRACTS TO PERFORM WORK IN CONNECTION WITH THE PROJECT. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION OF WORK AND ESTABLISHING SCHEDULES FOR ALL TRADES; THEY SHALL AFFORD OTHER CONTRACTORS REASONABLE OPPORTUNITY FOR THE INTRODUCTION AND STORAGE OF THEIR MATERIALS AND EQUIPMENT AND THE EXECUTION OF THEIR WORK. 6. DRAWINGS ARE NOT TO BE SCALED; DIMENSIONS GOVERN. 7. ALL WORK IS TO CONFORM TO THE CONTRACT DOCUMENTS AND SHALL BE NEW AND OF THE BEST QUALITY OF THE KINDS SPECIFIED. 8. ALL MATERIALS AND EQUIPMENT SPECIFIED SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, CLEANED, AND CONDITIONED AS DIRECTED BY THE SUPPLIER/MANUFACTURER, IN ACCORDANCE WITH ACCEPTED INDUSTRY STANDARD PRACTICE AND IN COMPLIANCE WITH PRODUCT WARRANTY. 9. THE CONTRACTOR SHALL IN ALL RESPECTS COMPLY WITH ALL REGULATIONS OF THE BUILDING MANAGEMENT. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO OBTAIN SUCH REGULATIONS FROM THE BUILDING OWNER. IN THE EVENT OF CONFLICT BETWEEN BUILDING REGULATIONS AND OTHER CONTRACT DOCUMENTS, THE ARCHITECT SHALL BE CONSULTED PRIOR TO PROCEEDING. 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ARRANGING WITH BUILDING MANAGEMENT THE USE OF ELEVATOR OR OTHER HOISTING FACILITIES FOR HANDLING THE DELIVERY OF MATERIALS. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR NOTIFYING ALL SUB -TRADES OF CONDITIONS REGARDING ELEVATOR CAB SIZE, DOOR OPENING WIDTHS AND LOADING WEIGHT CAPACITIES. 11. ALL PUBLIC AREAS SUCH AS ELEVATOR LOBBIES, CORRIDORS, TOILETS, AND SERVICE HALLS SHALL BE PROTECTED TO THE SATISFACTION OF THE BUILDING MANAGEMENT. EQUIPMENT AND OTHER PROPERTY BELONGING TO THE BUILDING SHALL ALSO RECEIVE PROTECTION AND REFURBISHING IF DAMAGED IN THE COURSE OF CONSTRUCTION, MUST BE REPAIRED TO THE SATISFACTION OF BUILDING MANAGEMENT. 12. CONSTRUCTION PERSONNEL MUST CARRY PROPER IDENTIFICATION AT ALL TIMES. 13. ALL CONSTRUCTION TOOLS AND EQUIPMENT SHALL MEET REQUIREMENTS OF OSHA AND ALL APPLICABLE REGULATORY AGENCIES. 14. GENERAL CONTRACTOR IS RESPONSIBLE TO PROTECT, AS REQUIRED, ALL TENANT OCCUPIED AREAS WHERE FINISH WORK OR GENERAL CONSTRUCTION IS TO BE PERFORMED. GENERAL CONTRACTOR TO INSTALL ADEQUATE PROTECTION OF BUILDING PAPER, MASONITE, OR OTHER APPROVED MATERIAL ON ALL FINISHED SURFACES AS DIRECTED BY THE ARCHITECT PRIOR TO THE OWNER'S MOVING DATE, AND SHALL REMOVE SAME FOLLOWING COMPLETION OF THE MOVE 15. THE GENERAL CONTRACTOR WILL BE RESPONSIBLE FOR ALL COSTS INCURRED FOR DAMAGES CAUSED BY THEIR SUBCONTRACTORS. 16. ALL WORK SHALL CONFORM WITH THE REQUIREMENTS OF APPLICABLE CODES: RULES AND REGULATIONS ALL IN THEIR LATEST EDITION OF ALL AUTHORITIES HAVING JURISDICTION OVER WORK OF THIS TYPE, INCLUDING THE RULES AND REGULATIONS OF THE BUILDING MANAGEMENT. 17. SELECTION OF SUBCONTRACTORS IS SUBJECT TO THE OWNER'S REVIEW PRIOR TO AWARDING OF CONTRACT. THE GENERAL CONTRACTOR MUST SUBMIT A LIST OF THEIR PROPOSED SUBCONTRACTORS WITH THE SUBMISSION OF THIS BID, AS WELL AS EVIDENCE THAT THOSE SUBCONTRACTORS REQUESTED TO BE AFFORDED THE OPPORTUNITY TO BID HAVE HAD THAT OPPORTUNITY AND HAVE RESPONDED. 18. ALL WORK, COMPLETED OR OTHERWISE, SHALL BE PROPERLY PROTECTED AT ALL TIMES. CONTRACTOR SHALL FOLLOW ALL ACCEPTED METHODS OF SAFETY PRACTICE AND PROVIDE ALL FENCES, BARRICADES, ETC., AS MAY BE NEEDED TO PROTECT LIFE AND PROPERTY AND AS MAY BE REQUIRED BY AUTHORITIES HAVING JURISDICTION OVER THIS WORK. THEY SHALL REPAIR, AT THEIR OWN COST, ANY DAMAGES TO THE PREMISES OR ADJACENT WORK CAUSED BY THEIR OPERATION. 19. BEFORE COMMENCING WITH ANY WORK, THE CONTRACTOR SHALL FILE WITH THE OWNER AND/OR BUILDING MANAGEMENT CURRENT INSURANCE CERTIFICATES IN THE AMOUNTS REQUESTED BY THE OWNER AND/OR BUILDING MANAGEMENT FOR WORKER'S COMPREHENSIVE GENERAL LIABILITY, BODILY INJURY AND PROPERTY DAMAGE. THE OWNER AND/OR BUILDING MANAGEMENT SHALL BE NAMED "ADDITIONAL INSURED" ON ALL CERTIFICATES OF INSURANCE, INCLUDING THE ARCHITECT. 20. THE CONTRACTOR SHALL GUARANTEE IN WRITTEN FORM, AS ACCEPTABLE TO THE OWNER, ALL LABOR AND MATERIALS INSTALLED BY THEM FOR A PERIOD OF NOT LESS THAN ONE (1) YEAR AFTER DATE OF ACCEPTANCE OF THE WORK BY THE OWNER EXCEPT AS MODIFIED HEREIN OR ON OTHER DRAWINGS. SHOULD DEFECTS OCCUR, ALL WORK SHALL BE REPLACED OR PROPERLY REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 21. THE CONTRACTOR SHALL BE RESPONSIBLE FOR SUBMITTAL TO THE AUTHORITY HAVING JURISDICTION ANY AND ALL REVISIONS POST PERMIT APPROVAL REQUIRING REVIEW AND INCORPORATION INTO THE APPROVED CONSTRUCTION DOCUMENTS. 22. STEEL STAIRS ARE A DELEGATED DESIGN TO STEEL FABRICATORS SPECIALTY ENGINEER. DRAWINGS SIGNED & SEALED BY LICENSED STRUCTURAL ENGINEER ARE REQUIRED. REFER TO METAL FABRICATIONS SPECIFICATION. 23. XXXX GRAND GARAGE INTERIOR FIT OUT 324 MAIN ST. S. STILLWATER, MN 55082 ABBREVIATIONS A.F.F. ABOVE FINISHED FLOOR AC. ACOUSTICAL AC.T. ACOUSTICAL TILE ADJ. ADJACENT ADJT. ADJUSTABLE A/C AIR CONDITIONING ALT. ALTERNATE ALUM. ALUMINUM A.B. ANCHOR BOLT ANOD. ANODIZED APPROX. APPROXIMATE ARCH. AUTO. BSMT. BM. BRG. BET. B.L. BLK. BLKG. BD. BOT. BLDG. B.U.R. CAB. CPT. C.I. C.I.F. CLG. CLG.HT. CEM. CTR. C.T. CLR. CLO. COL. CONC. ARCHITECT (URAL) AUTOMATIC BASEMENT BEAM BEARING BETWEEN BUILDING LINE BLOCK BLOCKING BOARD BOTTOM BUILDING BUILT UP ROOFING CABINET CARPET (ED) CAST IRON CAST IN FIELD CEILING CEILING HEIGHT CEMENT CENTER CERAMIC TILE CLEAR (ANCE) CLOSET COLUMN CONCRETE (CAST IN PLACE) C.M.U. CONCRETE MASONRY UNIT CONST. CONSTRUCTION CONST.JT. CONSTRUCTION JOINT CONT. CONTINUOUS/CONTINUE C.J. C.G. CORR. C.W. D. DET. DIAG. DIA. DIF. DIM. DISP. DR. DWR. DWG. E. ELEC. E.W.C. EL. ELEV. EMER. ENC. EQ. EQUIP. EXH. EXIST. EXP.JT. EXP. EXT. F.R.P. FIN. F.A. F.H.S. FP. F.P.S.C. F.R.T. F.R. FLR. F.D. FLUOR. FT. FTG. FND. F.A.I. F.S. FURR. FUT. GA. GALV. GL. GL. BLK. G.T. G. GYP.BD. G.W.B. HBD. HDW. HDWD. HDR. H.O. HTG. H.V.A.C. HT. H. H.P. H.C. H.M. HORIZ. H.B. H.W. HR. HYD. IN. INCL. I.D. INSUL. INT. JAN. JT. KIT. K.O. LBL. LAB. LAD. LAM. LAV. CONTROL JOINT CORNER GUARD CORRIDOR COLD WATER/CURTAIN WALL DEEP/DEPTH DETAIL DIAGONAL DIAMETER DIFFUSER DIMENSION DISPENSER DOOR DRAWER DRAWING EAST ELECTRIC (AL) ELECTRIC WATER COOLER ELEVATION ELEVATION EMERGENCY ENCLOSE (URE) EQUAL EQUIPMENT EXHAUST EXISTING EXPANSION JOINT EXPOSED EXTERIOR FIBERGLASS REINFORCED PANEL FINISH (ED) FIRE ALARM FIRE HOSE STATION FIREPROOFING FIRE -PROOF -SELF -CLOSING FIRE RETARDANT TREATED FIRE-RESISTANT FLOOR (ING) FLOOR DRAIN FLUORESCENT FOOT FOOTING FOUNDATION FRESH AIR INTAKE FULL SIZE FURRED (ING) FUTURE GAGE, GLAZING GALVANIZED GLASS, GLAZING GLASS BLOCK GRANITE TILE GRANITE GYPSUM WALLBOARD GYPSUM WALLBOARD HARDBOARD HARDWARE HARDWOOD HEADER HIGH OUTPUT HEATING HEATINGNENTILATION/AIR COND. HEIGHT HIGH HIGH POINT HOLLOW CORE HOLLOW METAL HORIZONTAL HOSE BIBB HOT WATER HOUR HYDRANT INCH INCLUDE (D) (ING) INSIDE DIAMETER INSULATE (D) (ION) INTERIOR JANITOR JOINT KITCHEN KNOCK OUT LABEL LABORATORY LADDER LAMINATE (D) LAVATORY L.H. L. LT. LT.WT. LIN. LVR. L.P. MFR. MAIL. MAX. MECH. MED. MEMB. MTL. MEZZ. MIN. MIR. MISC. MLD. M.R. MT. MOV. MULL. NAT. NOM. N. N.I.C. N.T.S. NO. OFF. O.C. OPG. OPP. 0.D. O.A. PARQ. PTD. PNL. P.BD. PTN. PERF. P. PLAS. P.LAM. PL. PLGL. PLMG. PWD. PT. PVC. P.S.F. P.S.I. P.L. Q.T. RAD. RECP. REF. REG. REINF. RESIL. RET. R.A. REV. RM. R.O. SCH. SEC. SHT. SIM. S.C. S. SPK. SPEC. SQ. S.Y. S.S. STD. STL. STOR. LEFT HAND LENGTH LIGHT LIGHTWEIGHT LINEAR LOUVER LOW POINT MANUFACTURE (R) MATERIAL (S) MAXIMUM MECHANIC (AL) MEDIUM MEMBRANE METAL MEZZANINE MINIMUM MIRROR MISCELLANEOUS MOLDING, MOULDING MOISTURE RESISTANT MOUNT (ED) (ING) MOVABLE MULLION NATURAL NOMINAL NORTH NOT IN CONTRACT NOT TO SCALE NUMBER OFFICE ON CENTER (S) OPENING OPPOSITE OUTSIDE DIAMETER OVERALL PARQUET FLOORING PAINT (ED) PANEL PARTICLE BOARD PARTITION PERFORATE (D) PERSON (S) PLASTER PLASTIC LAMINATE PLATE PLATE GLASS PLUMBING PLYWOOD POINT POLYVINYL CHLORIDE POUNDS PER SQUARE FOOT POUNDS PER SQUARE INCH PROPERTY LINE QUARRY TILE RADIUS RECEPTACLE REFERENCE REGISTER REINFORCE (D) (ING) RESILIENT RETURN RETURN AIR REVISION (S), REVISED ROOM ROUGH OPENING SCHEDULE SECOND, SECTION SHEET SIMILAR SOLID CORE SOUTH SPEAKER SPECIFICATION (S) SQUARE SQUARE YARD STAINLESS STEEL STANDARD STEEL STORAGE S.D. STORM DRAIN STRUCT. STRUCTURAL SUSP. SUSPENDED SYM. SYMMETRY (ICAL) SYS. TEL. TEMP. TERR. THK. THRES. TOL. T&G. T.O.C. T.O.S. T.O.STL. T.O.W. T. TX. TYP. UNF. U.O.N. V.B. VAR. VNR. VERT. VEST. V. V.C.T. V.I.F. W.T.W. W.C. WP. WS. WT. W.W.F. W. W/ WDW. W.GL. W/O WD. W.P. SYSTEM TELEVISION TEMPERED TERRAZZO THICK (NESS) THRESHOLD TOLERANCE TONGUE AND GROOVE TOP OF CURB TOP OF SLAB TOP OF STEEL TOP OF WALL TREAD TRANSFORMER TYPICAL UNFINISHED UNLESS OTHERWISE NOTED VAPOR BARRIER VARIES, VARNISH VENEER VERTICAL VESTIBULE VINYL VINYL COMPOSITION TILE VERIFY IN FIELD WALL TO WALL WATER CLOSET WATERPROOFING WEATHER STRIPPING WEIGHT WELDED WIRE FABRIC WEST, WIDE, WIDTH WITH WINDOW WIRED GLASS WITHOUT WOOD WORKING POINT PROJECT SYMBOLS SHADED AREAS DENOTE EXISTING CONSTRUCTION AND STRUCTURAL ELEMENTS TO REMAIN, PATCH AND REPAIR SURFACES AFFECTED BY DEMOLITION AS REQUIRED FOR NEW FINISHES M)M DENOTES EXISTING DOOR TO REMAIN ROOM NAME XXX 150 SF Name Elevation ALIGN -t 0 (SIM) ^� I (SEE DETAILS AND ENLARGED PLANS) NEW WALL CONSTRUCTION (SEE PARTITION SHEET FOR TYPES) NEW PARTIAL HEIGHT WALL CONSTRUCTION (SEE PARTITION SHEET FOR TYPES) DENOTES NEW DOOR AND FRAME (SEE DOOR SCHEDULE FOR TYPE AND DETAILS) DENOTES DOOR NUMBER (SEE DOOR SCHEDULE FOR TYPE AND DETAILS) DASHED LINES DENOTE EXISTING CONSTRUCTION TO BE REMOVED INCLUDING: PARTITIONS, DOORS, FRAMES, HARDWARE, ELECTRICAL, CABINETS, GLAZING AND FRAMES, ETC. DENOTES AREA NOT IN CONTRACT DENOTES ROOM NAME AND NUMBER DENOTES PARTITION TYPE (SEE PARTITION SHEET FOR TYPES) DENOTES ELEVATION REFERENCE SYMBOL (SEE INTERIOR ELEVATIONS) DENOTES TO ALIGN FACE OF OBJECTS (SEE DRAWINGS) DENOTES PLAN KEY NOTE REFERENCE SYMBOL (SEE PLANS) DENOTES DEMOLITION PLAN KEY NOTE REFERENCE SYMBOL (SEE DEMOLITION PLAN) DENOTES WINDOW TYPE REFERENCE SYMBOL (SEE DRAWINGS) DENOTES REVISION DELTA REFERENCE SYMBOL (SEE DRAWINGS) DENOTES ADD ALTERNATE / DEDUCTS SYMBOL (SEE DRAWINGS) DENOTES DETAIL AND ENLARGED PLAN REFERENCE SYMBOL (SIM) DENOTES DETAIL REFERENCE SYMBOL (SEE DRAWINGS) (SIM) DENOTES SECTION/ DETAIL REFERENCE SYMBOL (SEE DETAILS AND SECTIONS) (SIM) DENOTES ELEVATION REFERENCE SYMBOL (SEE ELEVATIONS) ?t (EXST) 1 ACT-1 2 PT-1 3 BS-1 4 CPT-1 DENOTES FURNITURE TYPE (SEE FURNITURE SCHEDULE) DENOTES FINISH REFERENCE SYMBOL (SEE FINISH PLAN) 1 = CEILING FINISH TYPE 2 = WALL FINISH TYPE 3 = BASE FINISH TYPE 4 = FLOOR FINISH TYPE NOTE: SEE PROJECT MANUAL FOR ADDITIONAL INFORMATION. BS-1 I\ DENOTES EXTENT OF FLOOR MATERIAL CPT-1 v CPT-2 DENOTES EXTENT OF FLOOR MATERIAL PROJECT INFORMATION PROJECT NAME: GRAND GARAGE PROJECT ADDRESS: 324 MAIN ST. S. STILLWATER, MN 55082 PROJECT SCOPE: SUBMITTAL TO START PROCESS FOR A 7, 044 SF INTERIOR RESTAURANT & BAR RENOVATION. THIS SUBMITTAL ALSO INCLUDES THE INTENT TO ESTABLISH AN ACCESSIBLE ROUTE FROM AN EXISTING BLDG. ACCESS POINT ON NELSON STREE, AND DEMOLITION WORK TO THE EXISTING EXTERIOR PATIO. FUTURE SUBMITTAL TO INCLUDE PATIO AND TRELLIS DESIGN/DETAILS WITH INTEGRATED CIVIL DRAWINGS. KEY PLAN TRUE NORTH SITE MAP ,, Stillwater Publics z Parking Garage 9The Velveteen Speakeasy Hotel & Restaurant © 1 Lowell Inn Water Street Inn 4.3 * (534) © 4.1 * (TTZ) 3-star hotel 0 0 1 3-star hotel © Leo's Grill & Malt Shop Takeout- Delhrery 2iggy's On Main, Live Music, Great.. akeout 9 Gne, ,tis, ' \\Briek& Bourbon Takeout Lo LO American PROJECT LOCATION El SITE NORTH Grand I akeour . eel lvery 11 0 Kitchen and Craft Bsr... Frevight House Iakeou1 ®Takeout ®tdacho Mamas Stillwater Trolley Go o er"oorDash Stillwater LiFt Bridge, Historic Site To..y Bear Park Seasonal public park with a playground ei Cub Corporate Headquarters Data Knit Anyway Knit shop stet: PROJECT TEAM OWNER ELEVAGE DEVELOPMENT GROUP 10901 BALTIMORE ST. NE BLAINE, MN 55449 PHONE: (612) 280-4328 CONTACT: COREY BURSTAD E-MAIL: COREY@ELEVAGEDEVELOPMENT.COM CONTRACTOR TBD M.E.P. ENGINEER DESIGN / BUILD FOOD SERVICE TBD ARCHITECT OF RECORD SHEA 10 SOUTH EIGHTH STREET MINNEAPOLIS, MN 55402 PHONE: (612) 339-2257 CONTACT 1:JORDAN BROOKENS E-MAIL: JORDANB@SHEADESIGN.COM STRUCTURAL ENGINEER ERA STRUCTURAL ENGINEERING 2550 UNIVERISTYAVE. W. STE. 423S ST. PAUL, MN 55114 PHONE: (651) 251-7570 CONTACT: MIKE STEENSON E-MAIL: MSTEENSON@ERAENG.COM CIVIL ENGINEER CIVIL SITE GROUP, INC. 4931 W. 35TH ST, SUITE 200 ST. LOUIS PARK, MN 5541 PHONE: (612) 615-0060 CONTACT: PATRICK SARVER E-MAIL: PSARVER@CIVILSITEGROUP.COM CODE DATA REQUIRED EGRESS AND EXITING LEVEL NAME: FIRST FLOOR OCCUPANCY TYPE: A-2 REQD PROV. BUILDING EGRESS: (Per 1005.1) EGRESS WIDTH: (210 OCCUPANTS) x (0.15 WITH SPRINKLER) 32" 248" EXIT CAPACITY: (Pre 1006.1) MINIMUM NUMBER OF EXITS: 2 4 EXIT SEPARATION DISTANCE: (Per 1007.1) MINIMUM DISTANCE (1/3 DIST. OF DIAGONAL DIST. WITH SPRINKLER [154'-10"]) 51' 7" 66' 10" TRAVEL DISTANCE MAXIMUM: (Per 1017.2) (WITH SPRINKLER) 250' 0" 148' 9" COMMON TRAVEL PATH MAXIMUM: (Per 1006.2.1) (WITH SPRINKLER) 75' 0" 66' 9" PLUMBING FIXTURE COUNT OCCUPANCY TYPE: ASSEMBLY - A2 2015 MINNESOTA STATE PC OCCUPANCY RATIO: (185 Male (50%) / 185 Female (50%)) Water Closets 1/75 ( ) Lavatories 1/200 ( ) Bathtubs / Showers Drinking Fountains Service Sinks Male* Female Male Female OCCUPANTS: 370 185 185 185 185 --- --- --- CODE REQUIREMENT: 1:1-75 1:1-75 1:1-200 1:1-200 --- 1:1-500 1 REQUIRED FIXTURES: 3 3 1 1 --- 1 1 PROVIDED FIXTURES: 3 4 2 3 --- 0 ** 1 * URINALS CAN NOT BE MORE THAN 67% OF THE FIXTURES REQUIRED. ** DRINKING FOUNTAINS NOT REQUIRED, WATER TO BE SERVED. HI/LOW DRINKING FOUNTAINS OR BOTTLED WATER SERVICE REQUIRED IF WATER IS NOT SERVED. . ADD ALTERNATE ADD ALTERNATES / DEDUCTS ALT. NO. DESCRIPTION DRAWING ISSUE DATA: PERMIT SET 2021-08-13 2021-08-13 SHEET INDEX SHEETS DRAWINGS PERMIT SET 08/13/2021 SHT. NO. NAME • G100 TITLE SHEET • G200 ACCESSIBLE DETAILS • G300 LIFE SAFETY PLAN • D010 DEMO PATIO PLAN • D110 DEMO FLOOR PLAN • D120 DEMO CEILING PLAN • A110 FLOOR PLAN • A120 REFLECTED CEILING & LIGHTING PLAN • A140 FINISH PLAN • A191 FINISH SCHEDULE AND SPECIFICATIONS • A210 EXTERIOR ELEVATIONS • A240 INTERIOR ELEVATIONS • A241 INTERIOR ELEVATIONS • A310 BUILDING SECTIONS • A410 ENLARGED SUITE/OFFICE PLAN • A460 ENLARGED PLAN - RESTROOMS • A510 BUILDING AND PLAN DETAILS • A610 PARTITION & DOOR TYPES, SCHEDULES, DETAILS 10 South Eighth Street Minneapolis, MN 55402 t 612 339-2257 sheadesign.com consultant CIVIL SITE GROUP, INC. 4931 W. 35TH ST, SUITE 200 ST. LOUIS PARK, MN 5541 ERA STRUCTURAL ENGINEERING 2550 UNIVERISTY AVE. W. STE. 423S ST. PAUL, MN 55114 project title GRAND GARAGE INTERIOR FIT OUT 324 MAIN ST. S. STILLWATER, MN 55082 client COREY BURSTAD 10901 BALTIMORE ST. NE BLAINE, MN 55449 seal I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. David A. Shea III PRINTED NAME SIGNATURE 08.13.2021 DATE ISSU 12982 REG. NO. PERMIT SET 2021-08-13 no. date issued for project no. 8496.00 issue date 2021-08-13 drawn KM checked JB , SO sheet title TITLE SHEET 8/14/2021 1:01:12 AM G100 © 2020 shea, inc. DEMOLITION NOTES C:' evit Projects \A21_8496.00 COREY BURSTAD - EVENT HALL, STILLWATER, MN_JordanB- PROJECT NORTH DEMO PATIO PLAN Do1o/ SCALE: 1/8" = 1'-0" 1 SEE ALL DRAWINGS FOR ADDITIONAL NOTES AND SPECIFICATIONS. 2 THE DEMOLITION CONTRACTOR IS RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH THE BUILDING RULES AND REGULATIONS BEFORE AND DURING THE COURSE OF THIS PROJECT. SHOULD A CONFLICT ARISE BETWEEN THE CONTRACT DOCUMENTS AND THE BUILDING RULES, THE CONTRACTOR IS TO NOTIFY THE ARCHITECT IMMEDIATELY. BUILDING RULES AND REGULATIONS SHALL GOVERN EXCEPT WHERE THEY ARE IN CONFLICT WITH APPLICABLE CODES AND ORDINANCES. 3 GENERAL CONTRACTOR TO COORDINATE ALL PHASES OF DEMOLITION FOR PROJECT AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES OR CONFLICTING CONDITIONS WHICH WOULD INTERFERE WITH THE SATISFACTORY COMPLETION OF THE WORK, PRIOR TO THE START OF DEMOLITION. 4 GENERAL CONTRACTOR TO PROVIDE TEMPORARY POWER AND LIGHTING THROUGHOUT COURSE OF JOB WHERE REQUIRED. 5 FIRE AND SMOKE DETECTION SYSTEM (EXISTING) TO REMAIN IN OPERATION DURING DEMOLITION AND CONSTRUCTION INCLUDING ALL STROBES. 6 DO NOT REMOVE ANY BUILDING CLASS "E" FIRE PROTECTION SIGNALS OR EQUIPMENT, UNLESS OTHERWISE NOTED. PROTECT AS REQUIRED FOR DURATION OF THE JOB. 7 SEE DESIGN BUILD M.E.P. FOR THE REMOVAL OF EXISTING NC UNITS, IN ADDITION CONSULT WITH BOTH THE BUILDING MANAGEMENT/LANDLORD AND THE ARCHITECT PRIOR TO ITS REMOVAL. 8 SEE DESIGN BUILD M.E.P. AND NOTES FOR ADDITIONAL DEMOLITION REQUIREMENTS WHEN REFERRING TO HVAC, SPRINKLER, PLUMBING, ELECTRICAL, FIRE ALARM AND COMMUNICATION. 9 ANY AND ALL ELECTRICAL/DATA AND TELEPHONE DEVICES, WIRING, CABLES , CONDUITS, ETC. TO BE REMOVED SHALL BE REVIEWED BY CLIENT CONSULTING ENGINEER AND ANY OTHER CONSULTANT DEEMED NECESSARY PRIOR TO ANY WORK. 10. ANY REMOVAL OF SUCH ELECTRICAL EQUIPMENT SHALL BE DONE IN SUCH A WAY AS TO ALLOW THE OPERATIONS OF ADJACENT FLOORS TO CONTINUE WITHOUT INTERRUPTION OF ANY SERVICE DURING DEMOLITION AND CONSTRUCTION. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NEEDED IN ORDER TO COMPLY WITH THIS REQUIREMENT. 11. DEMOLITION CONTRACTOR TO CONSULT WITH BUILDING MANAGEMENT WHEN REMOVING CONDUITS AND CABLES THAT MAYBE ACTIVE. IF SERVICE IS DISRUPTED CONTRACTOR TO INCLUDE ALL REPAIRS AS REQUIRED TO ANY CABLES AND CONDUITS. 12. PRIOR TO DEMOLITION, G.C. TO REVIEW WITH VOICE/DATA CONSULTANT FOR THE REMOVAL OF ANY AND ALL VOICE/DATA CONDUIT, CABLES AND EQUIPMENT. 13. GENERAL CONTRACTOR IS RESPONSIBLE FOR DEMOLITION AND REMOVAL OF ALL DEBRIS AND DISCARDED MATERIALS AND/OR EQUIPMENT AS INDICATED WITHIN THE SPACE. 14. GENERAL CONTRACTOR TO COORDINATE WITH THE BUILDING MANAGEMENT AND CLIENT AS TO THE PROTECTION AND/OR STORAGE OF ANY ITEMS TO BE SAVED FROM DEMOLITION. 15. GENERAL CONTRACTOR IS RESPONSIBLE TO PROTECT ALL EXISTING ITEMS TO REMAIN (I.E. PLUMBING FIXTURES, WINDOWS, CONVECTOR COVERS, ETC.) THROUGHOUT THE COURSE OF THE JOB. 16. GENERAL CONTRACTOR MUST PROVIDE ALL REQUIRED PROTECTION TO ALL SURROUNDING AREAS THROUGHOUT COURSE OF THE DEMOLITION AND CONSTRUCTION. 17. GENERAL CONTRACTOR IS RESPONSIBLE TO REPAIR AND/OR REPLACE ANY DAMAGE IN THE SURROUNDING AREAS CAUSED BY DEMOLITION AND CONSTRUCTION IN "AREA OF WORK". 18. ALL EXISTING WALLS, COLUMNS, AND PERIMETER PIERS TO REMAIN IN "AREA OF WORK" ARE TO BE PATCHED AND REPAIRED TO RECEIVE NEW FINISHES. 19. GENERAL CONTRACTOR TO PATCH ALL SCAR JOINTS AS REQUIRED ON EXISTING CONSTRUCTION TO REMAIN. 20. GENERAL CONTRACTOR IS TO COORDINATE WITH BUILDING MANAGEMENT THE USE OF ELEVATORS AND SERVICES, AND TO CONFORM TO ALL BUILDING REGULATIONS WITH REGARD TO DEMOLITION. 21. IMMEDIATELY CLEAN AND REMOVE ALL DEBRIS FROM PUBLIC CORRIDORS AND LOBBIES AFTER DEMOLITION AND BEFORE COMMENCEMENT OF THE NORMAL WORK DAY. 22. ALL ABANDONED POKE THROUGHS IN THE SLAB SHALL BE PATCH AND FILLED PER STANDARD AS STATED IN THE BUILDING RULES AND REGULATIONS, AND PER ALL LOCAL CODES. 23. DEMOLITION CONTRACTOR TO REMOVE FLOORING, INCLUDING BUT NOT LIMITED TO CARPET, VCT, STONE OR ANY OTHER FLOORING IN THE SPECIFIED AREA, INCLUDING REMOVAL OF ANY AND ALL ADHESIVES, TACK STRIPS, PADDING AND PRIOR FLASHING IN ORDER TO ACHIEVE A SMOOTH AND LEVEL FLOOR. - LOCATIONS NOTED ON PLANS 24. DEMOLITION CONTRACTOR TO REMOVE ANY AND ALL DOORS, FRAMES AND HARDWARE IN THE EFFECTED AREAS AND CONSULT WITH BUILDING MANAGER FOR ANY DOORS/FRAMES OR HARDWARE THAT THE LANDLORD MIGHT WANT TO REUSE. 25. DEMOLITION CONTRACTOR TO REMOVE ALL CEILINGS AND GRIDS IN EFFECTED AREA AND CONSULT WITH ARCHITECT AS TO THE EXTENT OF REMOVAL OF BLACK IRON SUPPORTS IF THEY EXIST, TO SEE IF ANY CEILING MATERIALS CAN BE REUSED OR COMPLETELY REMOVED. 26. DEMOLITION CONTRACTOR TO REMOVE ANY OR ALL OUTLETS IN ANY EXISTING WALLS, CONVECTORS AND COLUMNS THEN PATCH AS REQUIRED, SO THAT NO VISIBLE ASPECTS OF THOSE DEVICES ARE SHOWN. 27. REMOVE AND CAP ALL ELECTRICAL AND DATA NOT BEING REUSED IN AREAS OF WORK. COORDINATE WITH ELECTRICAL DRAWINGS. 28. ASBESTOS: THE ABATEMENT OF ASBESTOS MATERIAL IS EXCLUDED FROM THIS PROJECT AND WILL BE CONTRACTED SEPARATELY, IF REQUIRED. 29. REUSE OF MATERIAL: GENERAL CONTRACTOR TO REMOVE FROM SITE ALL ITEMS DEEMED NOT REUSABLE BY CLIENT. 30. DEMOLITION CONTRACTOR TO REMOVE ALL WIRES FROM UNDER FLOOR DUCT AND CELLS SHALL BE CLEAN AND CAP ALL HOLES. 31. DEMOLITION CONTRACTOR TO VISIT SITE AND UNDERSTAND THE SCOPE OF WORK. SEE ENGINEERING (OR DESIGN BUILD M.E.P.) DRAWINGS FOR ANY ADDITIONAL INFORMATION. 32. DEMOLITION CONTRACTOR MUST KEEP ALL DEBRIS REMOVED FROM SITE SEPARATE FROM THE BUILDING TRASH. 33. PROTECTIVE EYE GOGGLES, CONSTRUCTION HARD HATS AND PROPER CLOTHING MATERIALS MUST BE WORN DURING ANY CUTTING, WHETHER BY HAND OR BY MECHANICAL MEANS. 34. CONTRACTOR TO PROVIDE DUST PROOF, RIGID, BARRIERS, AS APPROPRIATE TO DEFINE VARIOUS SEGMENTS. BARRIERS TO MAINTAIN EXITING, SECURITY, MECHANICAL, FIRE -LIFE SAFETY REQUIREMENTS FOR BUILDING OCCUPANTS. 3 DEMO PATIO KEY NOTES (NOT ALL KEYNOTES MAY BE USED ON THIS SHEET) NO. DESCRIPTION REV. 1 DEMOLISH FULL EXTENT OF EXTERIOR BAR STRUCTURE 2 EXISTING AUDIO SPEAKER & WOOD POST - COORDINATE WITH / OWNER FOR REUSE 3 SALVAGE & RELOCATE (3) ARBORVITES - SEE LANDSCAPE DRAWINGS FOR NEW LOCATIONS 4 DEMOLISH RAISED PLANTER 5 DEMOLISH EXTERIOR COOLER IN ITS ENTIRETY 7 CLEAR DEBRIS, LEAVES, AND OVERGROWTH/WEEDS - SEE LANDSCAPE DWGS 8 CLEAN LIMESTONE ROCKS FROM DEBRIS -EXISTING VINES ON STONE BLOCKS TO REMAIN 9 COORDINATE WITH OWNER FOR RELOCATION OF EXISTING PLANTS / GRASSES - COORDINATE WITH FUTURE LANDSCAPE DRAWINGS 10 REFER TO SHEET D110 FOR DEMO EXTENT AT BUILDING 11 CONCRETE WALL & METAL RAIL TO REMAIN 12 DEMOLISH PORTION OF METAL FENCE 13 DEMOLISH WOOD PERGOLA & POSTS 14 DEMOLISH CONCRETE RAMP, PARTIAL WALL, AND CURB 15 DEMOLISH FULL EXTENT OF CONCRETE SLAB - NEW CONCRETE PATIO SLAB TO MATCH EXISTING HEIGHT. COORDINATE WITH FUTURE CIVIL DRAWINGS. 16 DEMOLISH CONCRETE SLAB IN ITS ENTIRETY 17 EXISTING DRAIN TUBE - COORDINATE WITH CIVIL DRAWINGS 18 REMOVE EXISING VINES ON WALL FACE 19 DEMOLISH ALL STRING LIGHTING - COORDINATE WITH OWNER FOR REUSE. 20 REMOVE EXISTING GAS FIREPIT - SEE NEW PATIO PLAN FOR GAS EXTENTS 21 EXISTING WATER SPICKET TO REMAIN 22 EXISTING GARAGE TO REMAIN, PREPARE FOR NEW PAINT 23 DEMOLISH EXISTING ASPHALT DRIVE - PREPARE FOR RESURFACING - COORDINATE WITH FUTURE CIVIL DRAWINGS 24 REMOVE DARK MOSS OVERGROWTH FROM ROCKS 25 EXISTING WOOD PERGOLAS TO REMAIN 10 South Eighth Street Minneapolis, MN 55402 t 612 339-2257 sheadesign.com consultant CIVIL SITE GROUP, INC. 4931 W. 35TH ST, SUITE 200 ST. LOUIS PARK, MN 5541 ERA STRUCTURAL ENGINEERING 2550 UNIVERISTY AVE. W. STE. 423S ST. PAUL, MN 55114 project title GRAND GARAGE INTERIOR FIT OUT 324 MAIN ST. S. STILLWATER, MN 55082 client COREY BURSTAD 10901 BALTIMORE ST. NE BLAINE, MN 55449 seal I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. David A. Shea III PRINTED NAME SIGNATURE DATE ISSU410111FAP .W 'AP08.13.2021 7 12982 REG. NO. PERMIT SET 2021-08-13 no. date issued for project no. 8496.00 issue date 2021-08-13 drawn KM checked JB , SO sheet title DEMO PATIO PLAN 8/14/2021 1:01:10 AM D010 © 2020 shea, inc. EXTERIOR ELEVATION NOTES C:Uievit Projects \A21_8496.00 COREY BURSTAD - EVENT HALL, STILLWATER, MN_JordanB- PT-8 116A i \/ 3 EXTERIOR ELEVATION - NORTH PT-8 A210) SCALE: 1/4" = 1'-0" 0 PT-8 H 1 EXTERIOR ELEVATION - WEST \> (1161.0 B.O. DECK A 114'-2" LEV� 100' - 0" LOWER OFFICE LEVEL di 97' - 1 " A210) SCALE: 1/4" = 1'-0" PT-9 MTL-5 1. COORDINATE WITH MECHANICAL, ELECTRICAL, PLUMBING AND SIGNAGE DRAWINGS FOR ALL PENETRATIONS THROUGH THE EXTERIOR ENVELOPE. 2. SEE ELECTRICAL DRAWINGS FOR EXTERIOR LIGHTING LAYOUT. 3. BUILDING SIGNAGE AND AWNINGS ARE UNDER A SEPARATE PERMIT AND NOT PART OF THIS PLAN REVIEW. G.C. TO PROVIDE BLOCKING AND POWER FOR ALL SIGNAGE - G.C. TO COORDINATE WITH VENDOR AND DRAWINGS. 4. SIGN VENDOR TO PROVIDE VINYL ON GLAZING. 5. ADDRESS SIGN LOCATION MUST BE PLAINLY VISIBLE AND LEGIBLE FROM PRIMARY OR MAIN ROAD - MIN. 5" HIGH. CONFIRM W/ LOCAL AUTHORITIES. 6. MOUNT KNOX BOX 6'-0" ABOVE GRADE. CONFIRM EXACT OCATION WITH FIRE MARSHALL. 7. PROVIDE CONTROL JOINTS AT ALL COLOR AN FpRIMA ERIAL TRANSITIONS. 8. XXXX c5C) ' "‘\\ EXTERIOR KEY NOTES (NOT ALL KEYNOTES MAY BE USED ON THIS SHEET) NO. DESCRIPTION NO. 1 WOOD SLAT TRELLIS, SEE DETAILS FOR ADDITIONAL INFORMATION 2 NEW GLAZING, SEE ELEVATIONS FOR ADDITIONAL INFORMATION 3 NEW ROOF CANOPY, COORDINATE WITH FUTURE STURCTURAL DRAWINGS. 4 NEW POSTS, COORDINATE WITH FUTURE STRUCTURAL DRAWINGS 5 EXISTING ROCK RETAINING WALL 6 INFILL VOID WITH NEW BRICK 7 PAINT EXISTING CORNICE 8 PAINT EXISTING STUCCO, COLOR TBD. 9 EXISTING WOOD SIGN TO REMAIN 10 NEW SIGNAGE AS PART OF SEPARATE SUBMITTAL 11 EXISTING GLAZING, NO WORK 12 EXISTING RETAINING WALL, NO WORK 13 EXISTING GUARDRAIL, NO WORK 14 EXISTING BRICK, NO WORK B.O. DECK 114'-2" LEVEL 1 A 100' - 0" PT-9 PARAPET A 118'-0" B.O. DECK di 114' - 2" IV LEVEL 1 A 100' - 0" IV 10VPATIO TURF LAWN 97'-3" 10 South Eighth Street Minneapolis, MN 55402 t 612 339-2257 sheadesign.com consultant CIVIL SITE GROUP, INC. 4931 W. 35TH ST, SUITE 200 ST. LOUIS PARK, MN 5541 ERA STRUCTURAL ENGINEERING 2550 UNIVERISTY AVE. W. STE. 423S ST. PAUL, MN 55114 project title GRAND GARAGE INTERIOR FIT OUT 324 MAIN ST. S. STILLWATER, MN 55082 client COREY BURSTAD 10901 BALTIMORE ST. NE BLAINE, MN 55449 seal I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. David A. Shea III PRINTED NAME SIGNATURE DATE ISSU .)9 'AP 08.13.2021 12982 REG. NO. PERMIT SET 2021-08-13 no. date issued for project no. 8496.00 issue date 2021-08-13 drawn KM checked JB , SO sheet title EXTERIOR ELEVATIONS 8/14/2021 1:00:46 AM 2 EXTERIOR ELEVATION - SOUTH A210) SCALE: 1/4" = 1'-0" A210 © 2020 shea, inc. Jenn Sundberg From: linda orsted <lindaorsted@yahoo.com> Sent: Monday, October 18, 2021 7:37 PM To: Planning Dept Subject: Case no. CPC2021-60 comment Follow Up Flag: Follow up Flag Status: Flagged [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. I would like to note that when the property in question (324 Main St. S) was a restaurant, when they had live music on the patio it was extremely loud. I live on 3rd Street S and it was like the music was in my living room, even with the windows closed and air conditioning running. The event center management should be sensitive to the rest of the neighborhood and not create a noise nuisance. In hope, Linda R. Orsted "Compassion and tolerance are not a sign of weakness, but a sign of strength" --Dalai Lama 1 illwater THE BTHPLGE OF- M I N N E S O 1 A PLANNING REPORT TO: MEETING DATE: APPLICANT: LANDOWNER: REQUEST: LOCATION: DISTRICT: REPORT BY: Planning Commission October 27, 2021 Joseph Hansen Joseph Hansen Consideration of a Variance to the front yard setback for the addition of an entryway to the house. 2472 Hidden Valley Lane RA (One -Family Residential) Graham Tait, City Zoning Administrator CASE NO.: CPC-2021-61 INTRODUCTION Mr. Hansen owns the property at 2472 Hidden Valley Lane. He is proposing to add an entryway to the front of his house, which includes a 4' X 6.5' foyer and a small approximately four -foot deep roofed porch off the front of the foyer. The house is currently 32' from the front property line and the construction of a new front foyer and porch will necessitate the need for a variance to the front yard setback. SPECIFIC REQUEST The applicant is requesting a six-foot variance to City Code Section 31-305. (b). (1). to allow a house in RA District be located 24' from the front yard lot line whereas the required setback is 30'. ANALYSIS The State of Minnesota enables a City to grant variances when they meet the review criteria below. 1. A variance may be granted when the applicant establishes that there are "practical difficulties" in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a "practical difficulty". I a. Is the property proposed to be used in a reasonable manner? A property within a I residential district proposing to add a new entryway is proposing to use their property in a reasonable manner. b. Is the plight of the landowner due to circumstances unique to the property? The plight of the landowner is due to circumstances unique to the property. The unique circumstance in this situation is the configuration of the interior entry way to the house. It is a split-level house, and upon entering the house there is a very small space which has a stairway that goes upstairs and a stairway that goes downstairs, and a door on the left that goes into the garage. This area is very cramped and there are issues when opening the font door and the garage door simultaneously (exemplified in the image above). c. Are the circumstances created by the landowner? The circumstances were created by the original design and development pattern, not the individual property. Split Entry Homes have been an acceptable home design for many years, but have fallen in popularity and functionality in recent years. More modern design standards encourage larger, more functional entryways, but this home is constrained by the surrounding development pattern. d. If granted, would the variance alter the essential character of the locality? The variance requested will alter the essential character of the neighborhood. In this neighborhood there are very uniform setbacks and there are many split-level homes, most of which do not have a front porch and have a sort of flat -front appearance. The four -foot enclosed foyer will line up with the extent of the garage's roofline, and this part of the variance request will have no impact on the neighborhood. However, staff feels that the additional four -foot covered entry way will encroach too far into the front yard setback and will make the house noticeably different from its neighboring split -houses. e. Have practical difficulties been established independent of economic considerations? Practical difficulties have been established independent of economic considerations; the owner simply wants to extend his entryway to solve an everyday issue (overly cramped entrance way and stairwell). 2. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. a. What is the purpose of the regulation for which the variance is being requested? Front yard Setback Front Yard setback is required for uniform neighborhood development pattern and to allow for onsite drainage. b. If granted, would the proposed variance be out of harmony with the Zoning Code? Front Yard Setback The proposed enclosed foyer will not be out of harmony with the zoning code because it will only encroach two feet into the setback and will line up with the garage's existing roofline. The covered porch attached to the foyer is partly out of harmony with the Zoning Code. The additional surface coverage occupied by the covered porch will not have a negative impact to drainage, because this yard had adequate opportunity for drainage. However, the City does feel that this covered porch section of the variance could have negative effects to the neighborhood development pattern. c. If granted, would the proposed variance be out of harmony with the Comprehensive Plan? No, they would not be out of harmony with the Comprehensive Plan. 3. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. The property is zoned RA, One -Family District. A single-family residence with an entranceway to their house is an allowable use in the district. 4. This variance is not in conflict with any engineering, fire or building requirements or codes. This variance was not in conflict with any other City Department's requirements or codes. POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve the requested variances with the following conditions: 1. Plans shall be substantially similar to those found on file with CPC Case No. 2021- 61, except as modified by the conditions herein. 2. Building permit plans will need to be approved by applicable engineering, fire and building officials before the issuance of a building permit. 3. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. 4. The stoop and stairs coming off the enclosed entryway must be as small and minimal as City Building Code allows. B. Approve an amended request with same conditions (approve enclosed entryway under existing eave overhang but not additional 4 foot expansion) [Staff Recommendation]. C. Deny the requested variances. With a denial, findings of fact supporting the decision must be provided. C. Table the request for additional information. FINDINGS AND RECOMMENDATION Staff puts forth that practical difficulties have been established for a portion of the request, but not as fully presented. Though, a variance to allow an enclosed entryway and covered porch in the front yard setback will potentially have some negative affects to the visual character of the neighborhood as a whole. Therefore, staff would recommend approval of the enclosed section of the variance, however recommends denial for the additional four -foot roofed porch. Therefore, staff recommends partial approval of the variance for CPC Case No. 2021-61 with all of the conditions identified in Alternative A. Staff is reviewing this request in the context of existing rules and regulations. Staff could be open to the full request if City Code was amended to allow for this type of improvement in a fair and equitable manner that doesn't bring forth the perceived subjectivity of a Variance. This is not a unique request and the City is likely to hear more similar requests. Generally speaking, if a City finds itself granting multiple variance to the same standard, it should consider updating the standard. The Planning Commission should consider updating existing front yard setback regulations to allow 25 foot setbacks or allow front porches to be a permitted encroachment into the front yard setback to assist with future requests. Attachments: Site Location Map Applicant Narrative (two pgs) Site Plan Photo Example Sketches (three pgs) Photo of interior entryway cc: Joseph Hansen ,,... . 63 ;•0.y .rct I 1 I (water yy y, N T • �, 'c'.T " The Birthplace of Minnesota 2511 ptx�A� 4117.. 3 �.J 667 ".; 2500 r�_� 2496 . % �� I<F •.` r c y N TC : it iw,+�� 696 83 • aM}tea _. w k ,. ,1 24 .• " pr. • .h .� r # 2388 Site Location 2472 Hidden Valley 0 65 130 Lane 260eet + "<. General Site Location 5o f ' E r PUP „dd. J, i.... 31 h',� srl, j H I p IIIE �IIIIIII~ ILti '�•. '� Z, ij • 48 , Pi �� it. J 1 . 1 r. III INN am • V i t .J�{r`� Yy kt _..; ® '4.. ��A 1i1' j�� ®® `dj�" S .. `>1 ti j yM .' 'I iil ' �i �11..,,.♦-1 7� � ► �,t •. . g• Y Y• * !, 4.• A r� vTh ` mifini.'A r III '= rI �rilli_u 7111 1 i1 11�1 +_� ■.11 �lL�' /� , 4 � J 1 From: j Sent: Thursday, September 30, 2021 12:32 PM To: Graham Tait <gtait@ci.stillwater.mn.us> Subject: Re: 2472 Hidden Valley Variance [CAUTION] *** This email originated from outside the organization. *** Do not click links or open attachments unless you recognize the sender and know the content is safe. Good afternoon, Graham. Please let me know if this is sufficient. I can add more if required. I seek to expand the front entryway of my home. It is currently about 20sqft. It is very small. The service door to/from the garage opens to this same little platform and bangs against the front door if left open. The swing of the two doors overlaps by roughly 8". Upon entry a person needs to go up or down. To avoid the door swings somebody must remove his/her shoes and coat near the steps. My mother is nearly 87 years old, and my in-laws are 80 years old. I fear for their safety near the steps. Numerous times smaller people have been hurt while putting shoes on in the entryway when someone opens the door from the garage. Twice my son was hit in the head by the door knob as he was trying to tie his shoes. It is inconvenient, but also not exactly a safe spot in the home given the small space, two doors, and two sets of steps. Our proposed solution is to expand the entryway to include the area of the existing cement slab/porch. That area is perfectly concealed under the existing eave. Fair enough. But then it wouldn't look too nice like that, so we'd like just another 4' or so to have a little porch for people to be out of the elements if they knock at our door. We thought this would also be pleasing to the eye when viewed from the street. We have endured this entryway for 14+ years. But it's not been until now we've had the money to do something about it. Please look favorably upon our request. The entryway would not protrude from the house as much as one might think. There's the existing eave from over the garage whose lines will match with most of the proposed expansion already. And there are landscape options we have considered which will provide a gradual "S"-shape from the entry way to the remainder of the home's front. It'll look very nice and contribute to the area. It will not detract. One guarantee of this is my wife's eye for proportion and style. She won't let me do anything unappealing. Croixwood has a number of examples of enormous additions on top and behind and even to the side of homes. One guy told me his neighbor across the street cost him 2 hours' summer sunshine due to the height of the addition on top of the existing house. All I'm asking is for a modest bump out for my entryway. Please let me now if you need anything else. Thank you. Joe Hansen C. R. WINDEN & ASSOCIATES, INC. LAND SURVEYORS Tel. 645-3646 1361 EUSTIS ST., ST. PAUL, MINN. 55108 FOP: (IUR1N F . THOMPSON COyIsTPT;CTi ON COTti' . O Scoop' / "- ' ,,00 k!/c� !r2i; , J`ClY2 ///L201/,' Y41: ' t "y I ?1VT Lot 30, 'Mock 3, ('r'of xa ood Sixth Addition, Washington County, Minnesota WE HEREBY CERTIFY THAT THIS 15 A TRUE AND CORRECT REPRESENTATION OF A SURVEY OF THE BOUNDARIES OF THE LAND ABOVE DESCRIBED AND OF THE LOCATION OF ALL BUILDINGS, IF ANY, THEREON, AND ALL VISIBLE ENCROACHMENTS, IF ANY, FROM OR ON SAID LAND. Dated this day ofA D C. R. WI\ EN & ASSOCIATES, INC by ._' Surveyor Mln- n- •s- ota Ropistration No 7 0 Gr•ca G L GhG1 1 Zx19 SolsF • zXla 2506 Sbisi' Trc.keek Los b Pos% F