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HomeMy WebLinkAbout2023-10-25 CPC Agenda Packet(Sillwiter 216 41h Street N, Stillwater, MN 55082 0010"� 651-430-8800 The Birthplace of Minnesota www.stillwatermn.gov 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, 216 41 St N. AGENDA PLANNING COMMISSION MEETING October 25, 2023 REGULAR MEETING 7:00 P.M. L CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of September 27, 2023 regular meeting minutes. IV. OPEN FORUM - Open Forum allows the public to address subjects which are not apart of the meeting agenda. The Chairperson may reply at the time of the statement or give direction to staff. Please limit your comments to S minutes or less. V. CONSENT AGENDA (ROLL CALL) — these items are considered to be routine by the Planning Commission and will be enacted by one motion. Anyone may request an item to be removed from the consent agenda and considered separately. 1. Adopting Findings of Denial for the Variance Request to Yard Setbacks for Exterior Balconies at Chapel Hill Flats (Landucci Construction) (Staff Reviewer, Tim Gladhill, 651-430-8821, tgladhillkstillwatermn. gov) VI. UNFINISHED BUSINESS 1. Case No. CD 2023-54: Variance to Impervious Surface for the construction of an accessory building (detached garage) (Staff Reviewer, Ben Gutknecht, 651-430-8818, bgutknecht(&,stillwatermn. gov) VIL PUBLIC HEARINGS - 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. 2. Case No. CD 2023-04: Sundance Stillwater Preliminary Plat and Final Plat (Staff Reviewer: Ben Gutknecht, 651-430-8818, bgutknechtkstillwatermn.gov) VIII. DISCUSSION IX. FYI — STAFF UPDATES X. ADJOURNMENT (499ateir THE lINTNELACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES September 27, 2023 REGULAR MEETING 7:00 P.M. Chairman Dybvig called the meeting to order at 7:00 p.m. Present: Chairman Dybvig, Commissioners Cox, North, Steinwall, Councilmember Odebrecht Absent: Commissioners Hoffman and Swanson Staff: Community Development Director Gladhill, Planning Manager Gutknecht APPROVAL OF MINUTES Possible approval of minutes of August 23, 2023 regular meeting Motion by Commissioner Cox, seconded by Commissioner Steinwall, to approve the minutes of the August 23, 2023 meeting. All in favor. OPEN FORUM There were no public comments. CONSENT AGENDA There were no items on the Consent Agenda. UNFINISHED BUSINESS There was no unfinished business. PUBLIC HEARINGS Case No. CD 2023-54: Variance to Impervious Surface for the construction of an accessory building Cdetached garage) at 617 Wilkins Street Assistant Planner Gutknecht explained that the applicant, Bryce Hanson and representative, Dion Langness are seeking a Variance to construct a 576 square foot accessory structure, increasing the total structural impervious coverage to 25.4%. The 6,339 square foot residential lot contains a one and a half story single-family dwelling built in 1876 and currently has an outdoor parking area with no garage. As outlined by the landowner, they would like to have a larger garage to accommodate a larger vehicle needed for his work, which does not satisfy the practical difficulty requirements. There is enough area for a garage, albeit smaller than the one proposed. Staff recommends denial of this request. Donette (no last name given), Bryce's stepmom, argued that the proposal meets the practical difficulty requirement because the lot is nonconforming, being less than 7,500 square feet. The request is reasonable because they have offered alternatives of removing some of the gravel, reducing the impervious surface, and adding gutters to direct drainage away from the stormwater system. The practical difficulty is not the fault of the owner, as Mr. Hanson did not zone the lot nor choose the lot size, but it feels like he is being slighted because of it. Planning Commission September 27, 2023 Dion Langness stated that the vehicle is what he considers a normal crew sized pickup truck. Councilmember Odebrecht remarked lots throughout the City have the same challenge. The Commission cannot bend that rule for everyone. Donette pointed out that State Statutes provide a window for cases like this where they are looking for .4% and will improve drainage and runoff. Statute says such a Variance can be granted with conditions such as they have suggested. Chairman Dybvig opened the public hearing. Adam Frederick, 1005 Williams Street North, noted the previous owner compacted the gravel driveway almost annually, so he feels construction of the garage will not negatively impact the property and he has no problem with the garage proposal. Chairman Dybvig closed the public hearing. Planning Manager Gutknecht stated the outbuilding shown on aerial photos is part of the structural impervious surface so removing that would decrease the total. Mr. Gladhill, answering a question about the accuracy of the property lines, stated they are accurate within a foot or two but are not survey grade. If the applicant feels the outbuildings shown on aerial photos are partially on his property, he could consult the neighbor about possibly removing them to reduce the impervious surface coverage. Motion by Commissioner Steinwall, seconded by Councilmember Odebrecht, to approve Case No. CD 2023-54, Variance impervious surface to permit construction of the garage as proposed by the applicant. Councilmember Odebrecht agreed with the motion but wanted to be clear that the lot lines themselves do not create a practical difficulty. Chairman Dybvig stated approving the Variance could lead to similar requests. He looked up the truck dimensions and determined they could still build the garage 22 feet long and accommodate the truck. He feels there is no practical difficulty. Councilmember Odebrecht explained to the homeowner that the Commission's job is to act like a quasi judicial committee to interpret the rules that have already been created for the City. Chairman Dybvig pointed out that if one of the outbuildings is identified as being on this property, the applicant may be able to build the garage as proposed and reviewed by staff, without going over the coverage amount. Mr. Gladhill added that staff would be able to work within the 60 day clock. Commissioner Steinwall withdrew her motion to approve the Variance. Motion by Commissioner Steinwall, seconded by Commissioner North, to table Case No. CD 2023- 54, Variance to impervious surface for the construction of a detached garage at 617 Wilkins Street, to the October meeting. All in favor. Case No. CD 2022-19: Variance to Setbacks for Exterior Decks at Chapel Hill Flats (Landucci Construction) Community Development Director Gladhill stated that the applicant wishes to amend the previously approved Conditional Use Permit (CUP) to add five foot deep balconies projecting from the exterior walls on three sides of the building (3rd Street/front, north facade/side interior, east facade/rear). There would be no projections on the Myrtle Street facade. The Page 2 of 5 Planning Commission September 27, 2023 Heritage Preservation Commission (HPC) approved the revised design. However, the addition of balconies requires a setback Variance from the Planning Commission. Staff has reviewed this inquiry with the City Attorney on multiple occasions over the past year. It is the City Attorney's legal opinion that the balconies must meet the minimum required setbacks per City Code Section 31-514 (Miscellaneous residential and non-residential performance standards). City Code allows a maximum projection of three feet for the purpose of fire escape, which these balconies are not. From a design standpoint, the HPC believes that, despite the need for a Variance, balconies will improve the design of the proposed building. Staff struggles to determine a practical difficulty to justify the Variance. A draft resolution for approval is in the packet; if the Commission decides to deny the request, a new resolution will be brought back to the next meeting to ratify the findings. Nathan Landucci, applicant, explained there would be 17 balconies on the 21 unit building. From a 2D perspective, the five foot projecting balconies would look identical to the current design where the balconies are up against the sliding doors. He stated that the HPC agreed that from an architectural standpoint, having a balcony was more appealing than having the "gate" right in front of the door. Chairman Dybvig opened the public hearing. Anne Anderson, 110 Myrtle Street East, asked if she and her husband want to do anything with their property in terms of expansion or garage, would there be anything prohibiting them from doing that if the inhabitants of the Landucci building have balconies looking east? Mr. Gladhill replied nothing that this developer is going to do on his own property will impact 110 Myrtle Street. What is being discussed is not an encroachment on a property line, but a setback. Ms. Anderson said there are other situations in the City where buildings have been built in front of other buildings, so would that be an issue down the road? Mr. Gladhill replied allowing a building in front of another building seems like a whole other conversation. Chairman Dybvig restated, whichever way the Commission decides tonight, the Andersons don't lose any rights. Todd Anderson, 110 Myrtle Street East, asked what is the current setback, and Mr. Gladhill answered each property line has a slightly different setback. The minimum setback on Third Street is 15 feet and the footprint of the structure itself is at 15 feet. There is no encroachment on Myrtle Street. The minimum sideyard setback is 25 feet total between the two side property lines (north and south). The developer has pushed that very close to the northern property line so there is just shy of 20 feet total between those two. On the east side, the foundation of the building is right at the 20 foot setback. The proposed balconies would be about 15 feet from the property line and there is ample distance from the property line to the Anderson home. Chair Dybvig closed the public hearing. Commissioner North asked for clarification between a three foot and five foot allowance for a balcony. Mr. Gladhill answered he can't speak to why three feet is allowed for fire balconies other than having proper egress for emergency. The building is already into the minimum setbacks. The Page 3 of 5 Planning Commission September 27, 2023 portion of the building that is above grade is at the setback line. The subgrade footprint is larger than above grade, to make the parking work. Motion by Councilmember Odebrecht, seconded by Commissioner Steinwall, to deny Case No. CD 2022-19, Variance to Setbacks for Exterior Decks at Chapel Hill Flats, 107 3rd Street N. Commissioner Cox remarked the proposal pushes the envelope too far. Chair Dybvig said he can't see any practical difficulty. The building fit within the parameters previously and he doesn't see anything that has changed on the property since then. Commissioner Steinwall commented this is a plight created by the landowner, not by unique circumstances relating to the property. Economic considerations to make units more appealing are driving the request. All in favor. Mr. Gladhill said a new resolution will be drafted for the next meeting to adopt the official findings of fact based on discussion. The applicant has 10 days to appeal the denial to the City Council. Case No. CD 2022-48: Ordinance Amendment of 31-514.1 Cannabis -related uses Mr. Gladhill presented a possible zoning ordinance amendment which allows manufacturing of THC-infused beverages as an accessory use at breweries and distilleries, and allows the sale of THC-infused beverages at off -sale liquor establishments. The Planning Commission is asked to make a recommendation to the City Council. There have been rapid State legislative changes in regard to CBD and Cannabis manufacturing, uses and sales. Tonight's recommendation will be forwarded to next week's City Council meeting for first reading of the ordinance and for an October 17 public hearing. Chairman Dybvig opened the public hearing. Dave Anglum, VP of Adult Beverage for Cub Foods, 421 Third Street, stated Cub Foods has taken a very persistent approach to the process. Cub is owned by UNFI which is a much bigger company that has done due diligence with finance and insurance to open up cannabis sales for the 15 stores that are actively selling. Under the current format, Cub Foods may be the only liquor store in the City of Stillwater that is not selling THC products despite the moratorium in place. Cub is asking for a fair representation across the entire municipality so they are allowed to do what everybody else is presently doing. They have checks and balances in place for training, and already do carding for all alcohol sales. Chairman Dybvig closed the public hearing. Councilmember Odebrecht noted manufacturing, on sale and off sale are very different. He has no problem with manufacturers making and selling THC infused beverages where permitted. If a store is selling alcohol or tobacco to minors, City police can take care of it. If they're selling marijuana, enforcement goes to this giant agency that isn't set up yet. He does not see a strong consensus on the City Council but does not think any Councilmembers are anti cannabis. The Council just wants to drag its feet a bit. Chairman Dybvig remarked there are a lot of other communities that are making it happen. He is fine with allowing manufacturing and also advocates for allowing off sale. Commissioner Cox commented if the craft beer industry is declining, and Lift Bridge can't make CBD products on the other side of the river at the new facility they're planning, it Page 4 of 5 Planning Commission September 27, 2023 becomes possible that on this side of the river it becomes a primary use and the beer gets produced on the other side of the river. She can see it switching if the demand for these types of products is growing that quickly. Commissioner Steinwall said she would recommend to the Council that the ordinance as drafted be adopted, primarily because it's a rapidly changing landscape and the City is going to have to reconcile the ordinance in 2025 with State law. She doesn't think the City should handicap its liquor stores. Commissioner North echoed Commissioner Steinwall's comments, the City shouldn't inhibit or slow down businesses that want to do business under the law. He is fine with manufacturing and off sale being in the same document. Motion by Commissioner Steinwall, seconded by Commissioner Cox, to recommend that the City Council adopt the zoning ordinance amendment as drafted. Motion passed 4-0-1 with Councilmember Odebrecht abstaining. NEW BUSINESS There was no new business. DISCUSSION There were no discussion topics. FYI STAFF UPDATES Mr. Gutknecht led discussion of possibly allowing drive-thrus in the Neighborhood Commercial District. The specific request came from Nelson's Ice Cream which attempted to have a drive through earlier in the year that generated a complaint. Commissioner Steinwall said she is disinclined to approve drive-thrus in the Neighborhood Commercial District because of traffic concerns and abutting neighbor concerns. Chairman Dybvig agreed with the concerns expressed. Commissioner Cox said she doesn't want to limit businesses and say it can never happen, but the location is really tough. Commissioner North said he doesn't want to inhibit business but is concerned about impact on traffic. Mr. Gladhill summarized there is fairly strong consensus opposing an ordinance change to allow drive-thrus in this district. Nelson's may bring it up at an open forum at a City Council meeting to see if there is any different direction coming from the Council. ADJOURNMENT Motion by Commissioner Cox, seconded by Commissioner Steinwall, to adjourn the meeting at 8:11 p.m. All in favor. ATTEST: John Dybvig, Chair Tim Gladhill, Community Development Director Page 5 of 5 �l Water T H E BIRTHPLACE OF MINN E S O TA DATE: October 25, 2023 TO: Honorable Chair and Planning Commissioners FROM: Tim Gladhill, Community Development Director SUBJECT: CD Case No. 2022-19: Findings for Denial for Variance to Yard Setbacks for Chapel Hill Flats Proposed Balconies located at 107 31d St S; Case of Landucci Construction BACKGROUND At the September 27, 2023 Planning Commission Meeting, the Planning Commission denied a Request for Variance to multiple yard setbacks intended to facilitate the addition of balconies. The Planning Commission must now adopt written findings to support the denial. ACTION REQUESTED Motion to adopt the resolution approving written findings to support the denial of a Variance to Yard Setbacks for Balconies at 107 3rd St N. City of Stillwater Washington County, Minnesota RESOLUTION PC2023-25 RESOLUTION ADOPTING WRITTEN FINDINGS FOR DENIAL OF A VARIANCE AT 107 3rd ST N (City Project No. CD 2022-19), STILLWATER, MINNESOTA, WASHINGTON COUNTY WHEREAS, the City of Stillwater received a variance application from Browns Creek West, L.L.C. ("Applicant"), located at 107 3rd St N, legally described as in Exhibit A (the "Property"), regarding the construction of a new multifamily building and associated balconies; and WHEREAS, the Property is located in the CBD: Central Business District; and WHEREAS, the Applicant requested a Variance to multiple setbacks to facilitate the construction of exterior balconies on three (3) facades; and WHEREAS, the Planning Commission considered the Variance request at its September 27, 2023 meeting, and following review of the proposed, denied the Variance; and WHEREAS, the Planning Commission now adopts this Resolution to support its findings for denial of the Variance. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Stillwater hereby adopts the following written findings for denial of the Variance: The requested Variance fails to meet the "practical difficulty test" as required by City Code Section 31-208 and Minnesota Statutes Chapter 462.357. a. The property owner does not propose to use the land in a reasonable manner for a use permitted in the zone where the land is located and is requesting that balconies be added that encroach into setbacks where the existing footprint could be reduced and/or balconies could be recessed. b. The plight of the landowner is not due to circumstances unique to the property and was created by the landowner that created the current building design. c. The variance, if granted, will alter the essential character of the neighborhood. d. Many of the statements made in support of the Variance by the Applicant were focused on economic considerations alone. Adopted by the Planning Commission this 27t" day of October, 2023. CITY OF STILLWATER John Dybvig, City Planning Commission Chair ATTEST: Tim Gladhill, Community Development Director 1*A:113:ra Legal Description of the Applicant's Property Parcel A (PID: 2803020420060): West 90 feet of Lot 15, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. ABSTRACT PROPERTY TYPE Parcel B (PID: 2803020420061): West 90 feet of Lot 14, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. ABSTRACT PROPERTY TYPE Parcel C (PID: 2803020420059): The South 45 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. ABSTRACT PROPERTY TYPE Parcel D (PID: 2803020420169): The North 5 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. ABSTRACT PROPERTY TYPE I-- � water 1 T H E B I R T H P L A C E O F M I N N E S 0 1 A DATE: October 25, 2023 TO: Honorable Chair and Planning Commissioners FROM: Ben Gutknecht, Planning Manager SUBJECT: Case No. 2023-54: Variance request to exceed the required structural impervious surface and facilitate construction of an accessory structure (detached garage) located at 617 Wilkins Street West. STAFF UPDATE At their September 27, 2023 meeting, the Planning Commission moved to table action regarding the Variance request to exceed the structural impervious surface to determine if there was existing impervious surface that could be removed from the property that would negate the necessity for the Variance request. At that time, it appeared that there was the possibility of a neighbor's shed or portion of a shed on the property. Staff has reviewed the original impervious surface calculation and has determined that the existing structural impervious surface on site today is 16.4 % (1,037 square feet), this does not include the shed. The addition of a 576 detached garage would continue to increase the total structural impervious surface to 25.4 % of coverage. City Staff has extended the initial 60-day review deadline of November 7r", 2023 an additional 60 days to January 6, 2023 to accommodate any further review. The applicant has provided additional information by way of an updated narrative for the Planning Commission's review. The applicant notes that they've removed portions of concrete impervious surface and plans to remove a portion of shed that is likely on their property. Further, the applicant outlines that the City Code does not specify rounding principles when calculating impervious surface percentage. However, staff would note that City Code states 25% as the maximum amount and would interpreate any amount over to be inconsistent with City Code, but is open to the Planning Commission's interpretation to this point. Ultimately, Staff continues to recommend denial of the Variance application based on the plight outlined by the landowner does not satisfy the required practical difficulty requirements. BACKGROUND The Applicant, Bryce Hanson and Representative, Dion Langness are seeking a Variance from the Planning Commission to permit the construction of a 576 square foot detached garage, increasing the total structure impervious to 25.4% coverage. The project area is located at 617 Wilkins Street West (PID# 2803020210017) (the "Property") within the RB (two-family) zoning district. The property has frontage on Wilkins Street West and has residential neighbors in all cardinal directions. The project site is a 6,339 square foot residential lot which contains a one and a half story single-family dwelling built in 1876. Currently, the Property has an outdoor parking area with no garage. ANAI YSIS The RB Two -Family Zoning District permits 25% maximum lot coverage for buildings and 25% maximum lot coverage for general impervious surfaces (driveways, walkways, etc.). Currently, the project site is at approximately 16.4% (1,037 square feet) coverage for structural impervious surface. The project site currently has approximately 548 square feet of remaining impervious surface in the structure category that could be used for a garage without the need for a variance. The applicant is requesting the variance to allow an additional 28 square feet for a two -stall garage that would also accommodate a full-size truck. The truck is required for the property owners' line of work. The proposed action seeks to allow the construction of a 576 square foot garage, compliant in regards to required setbacks. The addition of the proposed garage would increase the lot coverage for structures to approximately 25.4% (1,613 square feet), an increase of approximately 0.4%, where 25% (1,585 square feet) is required. Because the impervious surface coverage requested by the Applicant exceeds the 25% threshold regulated by City Code, a variance is required. Minnesota State Statute Chapter 462.357 requires that cities consider the following standards when considering a Variance. This is also known as the `practical difficulty' test. • The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance. • The plight of the landowner is due to circumstances unique to the property not created by the landowner. • The variance, if granted, will not alter the essential character of the locality. • Economic considerations alone do not constitute practical difficulties. FINDINGS: Variance to the Required 25% Structural Impervious Surface Requirement: A. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance. i. Finding the request reasonable and note permitted by the zoning ordinance, at least as it relates to strict compliance of the plain language of the Zoning Code, is questionable. While the request conforms to all other dimensional standards, it is larger than what is permitted by code. On the face of the request, it is reasonable to request a garage for a property that does not have one but, staff have found that there is approximately 548 square feet that can be used to construct a garage compliantly without the need for a variance. B. The plight of the landowner is due to circumstances unique to the property not created by the landowner. i. The property was platted in the late nineteenth century and the existing single-family dwelling was constructed prior to the current Property owners purchasing it. However, staff notes that the Planning Commission has found that this alone is not grounds to warrant a variance. ii. The plight of the landowner is due to the Applicant's desire for a larger garage than what is permitted via City Code to accommodate a vehicle required for their line of work. iii. While modest by comparison to new construction developments, Staff has found that a 548 square feet garage, permitted without the need for a variance is average for detached garages. C. The variance, if granted, will not alter the essential character of the locality. i. Granting the variance to approve the construction of the proposed garage will not alter the essential character of the neighborhood. The garage will be situated in the side yard and situated near the rear of the property. This location deemphasizes the garage and complies with the zoning code. D. Economic considerations alone do not constitute practical difficulties. i. The request to construct a larger garage is not based on economic considerations. Staff believes that the plight of the landowner necessitating the variance does not meet the practical difficulty test nor is it unique in physical characteristics. The Property can support an approximate 548 square foot garage compliantly and while the request for a larger garage to accommodate a vehicle is reasonable, there is no clear practical difficulty necessitating this design. ALTERNATIVES A. Approval. If the Planning Commission finds the request in conformance to the City Code requirements for the issuance of a variance, it could approve the variance with (at least) the following conditions: 1. The proposed variance meets the practical difficulty test, as found in staff report 10/25/2023. 2. Plans shall be substantially like those found on file with Case CD2023-54, except as modified by the conditions herein. 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 applicant shall work with the Middle St. Croix Watershed district to ensure compliance with any permitting requirements. 5. The applicant shall work with Building Department Staff to ensure a complete building permit is applied for. B. Table. If the Planning Commission finds the request to have insufficient information, the case could be tabled. C. Denial. If the Planning Commission finds the request to be inconsistent with City code, it could be denied. With a denial, the basis of the action would be: a. The practical difficulty necessitating a variance is created by the landowner, and the construction of a garage that complies with the City Code can be constructed without the need for a variance. RECOMMENDATIONS Based on the plight outlined by the landowner that they would like to have a larger garage to accommodate a personal vehicle, this does not satisfy the required practical difficulty requirements. Staff recommends denial of this request. ACTION REQUESTED Motion to deny the Variance and direct Staff to bring back a resolution at the November Planning Commission Meeting adopting written findings. City of Stillwater Washington County, Minnesota RESOLUTION PC 2023-24 RESOLUTION APPROVING A VARIANCE REQUEST TO EXCEED THE MAXIMUM ALLOWABLE STRUCTURAL IMPERVIOUS SURFACE OF 25% AT 617 WILKINS STREET WEST, STILLWATER, MINNESOTA (CITY PROJECT NO. 2023-54) WHEREAS, the City of Stillwater received a Variance request from Bryce Hanson ("Property Owner") and Dion Langness ("Representative") for property 617 Wilkins Street West, legally described on Exhibit A ("the Property") to allow for the construction of a 576 square foot accessory structure (detached garage), exceeding the maximum impervious surface for structures by 0.4%; WHEREAS, the maximum allowable structural impervious surface in the RB (Two -Family) district is 25%; and WHEREAS, the Planning Commission considered the Variance at its September 24, 2023 meeting, held a public hearing and took testimony from the public. NOW THEREFORE BE IT RESOLVED that the Planning Commission of the City of Stillwater hereby approves the variance to exceed the maximum allowable structural impervious surface of 25%. The approval of the variance is subject to the following conditions: FINDINGS OF FACT 1. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance, as the overage is `diminimis'; and 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and 3. The variance will not alter the essential character of the locality; and 4. The variance is not based on economic considerations alone. CONDITIONS Plans must be consistent with the materials presented as part of Case No. CD 2023-54 presented to the Planning Commission 2. Applicant shall follow recommendations for stormwater mitigation from the applicable watershed authority. 3. Applicant shall follow all requirements set by the City of Stillwater Building Official for construction of the deck Adopted by the City Planning Commission this 25t" day of October, 2023. CITY OF STILLWATER John Dybvig, Planning Commission Chair ATTEST: Tim Gladhill, Community Development Director N EXHIBIT A Legal Description of the Applicant's Property Abstract Property Situs Address: 617 Wilkins Street West The West 65 feet of the East 75 feet of Lot 2, the North 50 feet of the East one- half of Lot 4, and the North 50 feet of the West 40 feet of Lot 5, all in Block 4, of Staples and May's Addition to Stillwater, Washington County, Minnesota A-1 Variance Request — 617 Wilkins Street W, Stillwater, MN Supplement to information provided for September 27, 2023 meeting. Precedent Also at the last meeting, the commission expressed concern over precedent. Variances are not precedential. A variance decision for one property does not establish a precedent for another circumstance or property, similar or not. Variances are reviewed and determined on a case -by -case basis. Survey At the last meeting there was discussion about removal of the storage shed and discussion of a survey to determine portions of the shed were on applicant's/neighbor's property. Due to cost, applicant is opting to not get a survey, Applicant will be taking down the shed regardless and some portion of it is definitively on applicant's property. Further, applicant has had two large concrete slabs removed from behind the house increasing the permeable surface. Application of Rounding The request is 0.40% , which would result in a structural impervious area of 25.4%. Application of rounding principles would provide that this is rounded down to 25% and meet the 25% requirement. Because the code is silent on decimals/rounding, request this is rounded down to 25%. Surrounding Properties The granting of the variance will bring the property up to the level of use enjoyed by nearby properties. At the last meeting it was inquired what types/sizes of garages do surrounding properties have. A sampling of surrounding properties shows a mix of properties with garages. A 576 sf garage will not be out of place or of a greater use than surrounding properties. Address Garage SF 618 Wilkins 980 614 Wilkins 576 502 Wilkins 576 401 Wilkins 780 623 Wilkins 416 421 Wilkins 576 502 Williams 981 1006 Evrett 240 1288 60th 418 The subject property is unique in that, while an older property, it is not fully settled and mature, meaning that it lends itself to the construction of a garage. Most properties of this age and in the area are fully utilized and cannot be built on further, unless there is a tear down or major renovation. Based on the information presented at the September 27 meeting and the additional comments above, applicant respectfully requests the variance is granted. L■ �, low Mr, Lei Variance Request — 617 Wilkins Street W, Stillwater, MN The subject property, 617 Wilkins Street W (the "Property") is zoned RB two-family district, governed by Sec. 31-308. It is a legally non -conforming lot. Upon discussing and reviewing proposed plans for the construction of detached garage with planning department personnel, it was realized that the remaining available buildable square footage for impervious surface is 28 square feet less than what is need for the proposed garage, and a variance is required. As shown on the plans, the proposed garage is 24x24, which is 576 square feet. Under Sec. 31-308, 25% of the Property may be covered with structural impervious. The Property is 6,339 square feet. 25% of 6,339 is 1,585 square feet of structural impervious. There is currently 1,037 square feet of existing structural impervious. The available impervious is 548 square feet. Applicant is seeking a variance for the 28 additional feet necessary to construct the garage. The proposed detached garage is 24x24 as this size of a garage is necessary to accommodate a full size truck that the homeowner/applicant uses in his line of work. He is in the construction industry. The proposed use of the space is a permissible use withing the zoning classification. As a result of the age of the plat of the Property and evolution of zoning standards over time, the result is a smaller lot size that does not practically conform to the standards set forth in the applicable zoning regulations. The request is to permit a minor adjustment to the zoning regulations to allow for the special circumstance, the non -conforming size of the Property. As can be seen from the proposed plans, there is ample room on the Property to accommodate the garage as proposed without concern to meet setback. The Property will be improved with the addition of a garage by creating an aesthetic balance and a better use of the space. As detailed below, the Property and variance request meet the standards and conditions: 1. The variance is in harmony with the general purposes and intent of this chapter. A garage is a permitted use and today homeowners desire a garage. The addition of the garage will not negatively impact the health, prosperity, safety and welfare of the community. Although in the RB two-family district, the Property is non-contributing, as that term is used in Section 22-71 2. The variance is consistent with the comprehensive plan. As detailed in the comprehensive plan, it seeks to ensure the community characteristics continue to be assets and recognizes 1 Non-contributing means a designation applied to a building, structure or site that does not have architectural or historic significance, and does not add to the overall character and significance of an historic district, due to a lack of architectural or historical integrity or its incompatibility with other buildings, structures and sites. Non-contributing buildings can include, but not be limited to, those with incompatible additions or exterior alterations, have lost original integrity, or are outside a district's period of significance. the opportunities to build a stronger community. Approval of the requested variance improves the Property in a way that creates appeal for the Property, not only the current, but also future homeowners. It creates a place people want to live by adding a desired improvement. 3. There are practical difficulties in complying with this chapter. a. 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, namely the impervious surface limitation. b. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner. The need for a variance is due to the nonconforming size of the Property that is the result of its historic origins, which has not been caused by the applicant. The construction of the garage with gutters will allow for better control of runoff by directing the water to the backyard of the Property, which offers ample permeable surface whereas now, the use of the Property without a garage, the runoff flows down the driveway to the street and storm drain. This uniqueness generally relates to the physical characteristics of the particular piece of property, that is, to the land and not personal characteristics or preferences of the landowner. While planning staff have suggested the solution is to build a smaller garage, this option is not a viable alternative for the property owner. A smaller garage does not accommodate the needs of the homeowner and the size of the Property remains a practical difficulty because the lot is nonconforming, which is of no fault or cause by the homeowner. While it may not be a topographic difficulty in terms of slope or width, it is a topographic hardship because of its non- conforming size. At the time of the plat of the Property, there wasn't a need or concern for vehicle storage as there is today. As evidenced by the zoning code, a lot of this size is not permitted today because it does not accommodate the needs of homeowners. It is a real -life, practical difficulty if a vehicle cannot fit into the garage. If the lot was conforming, this variance request would not be necessary. This again reinforces the practical difficulty of the non -conforming size of the lot. c. If the variance is granted, it will not alter the essential character of the neighborhood. The proposed structure has been designed to match the house in pitch and will be painted the same. The garage will be set back on the Property as required so that the house is the prominent feature of the Property. As noted above, the home on the Property is non-contributing. Additionally, there are no historic homes on either side, behind, or across the street from the Property. In an effort to reconcile the request against planning staffs recommendation, as set forth in Minn. Stat. § 462.357, subd. 6, a variance could be imposed with conditions. For example, there is a small storage shed located on the Property that the applicant would be agreeable to removing. Fe( Measurement Result G Z LLJ W CL' Vj i Q J J From the easterly corner of the house to the property line is approximately 35.7 feet subject property 617 Wilkins 1 35.7 Feet Measurem, 14.2 Feet I From property line to neighbor's house is approximately 14.2 feet. __ I Po � 04 -------WOW - 24 E Garage IMENXR�S] Design&Buy GARAGE How to recall and purchase your design at home: How to purchase your design at the store: 1. On Menards.com, enter "Design & Buy" in the search bar 1. Enter Design ID: 312959021769 at the Design -It Center Kiosk in the 2. Select the Garage Designer 3. Recall your design by entering Design ID: 312959021769 Building Materials Department 4. Follow the on -screen purchasing instructions 2 Follow the on -screen purchasing instructions a. Garage Image 24' For other design systems search "Design & Buy" on Menards.com about:blank 1/7 Garage Dimensions Design&Buy- GARAGE Wall Configurations 'Some items like wainscot, gutter, gable accents, are not displayed if selected. 24' ENDWALL B 6 y SIDEWALL C Mastercrafi8treg; 36W x 80H Primed Steel 6-Panel For other design systems search "Design & Buy" on Menards.com 24' SIDEWALL D 3' 18, 3' ENDWALL A Ideal Door8treg; Commercial 18' x 8' White Insulated Garage Door about:blank 3/7 �l Water T H E BIRTHPLACE OF MINN E S O TA DATE: October 25, 2023 TO: Honorable Mayor and City Council FROM: Ben Gutknecht, Planning Manager Tim Gladhill, Community Development Director SUBJECT: CD 2023-04 — Zoning Map Amendment, Preliminary Plat and Final Plat: Sundance Stillwater (12100 Block of 80th St N at Intersection with Manning Avenue) BACKGROUND The City has received an Application from Timberland Partners for a Zoning Map Amendment, Preliminary Plat, and Final Plat to facilitate the development of a 179-unit townhome development at the southeast intersection of Manning Avenue and 80th St N (also connects to Boutwell Road N). As a Zoning Amendment, the City has a high degree of discretion; in other words, the City is not obligated to approve the Zoning Amendment. Potential implications of not approving the Zoning Amendment are outlined in latter sections of this report. Comprehensive Plan (future vision) The 2040 Comprehensive Plan guided these parcels as Medium Density Residential. This designation provides for a density of 6 to 14.5 units per acre. Typical uses include townhomes and small-scale apartment buildings. This designation is also used in areas of western Stillwater along Manning Avenue and for sites adjacent to existing medium density housing to provide sites for new townhomes (or housing types of similar styles and densities) as well as areas for affordable housing. From a high-level perspective, this proposed development helps advance these goals of this land use designation. SOW 0 se. Mcuvcx non �� z Project Site =lA� 12' Medium Density Residential Example The City is still in the process of implementing the 2040 Comprehensive Plan. A key piece of implementation is to update the City's Official Zoning Map (regulatory context) to be consistent with the 2040 Comprehensive Plan. That step has not yet occurred for this site, but has been in the plans for Community Development Staff. The process is accelerated due to the development proposal. While the Comprehensive Plan guides the City to rezone this property to a medium density residential district, it doesn't mean that the City has to choose this particular medium density district nor approve at this exact moment in response to a development proposal. The City Council previously had an opportunity to discuss previous iterations of this proposal. At that time, there was discussion about broader small area planning to look at the interface of multiple potential development sites in this node. Ultimately, interconnectivity between other development sites in this node is precluded by significant wetland complexes in this area. Zoning (regulatory framework) Since the request is a Zoning Amendment, the City has broad discretion on how to handle this request. While the Comprehensive Plan clearly guides this area in anticipation of this style of development, the City could technically decline the Zoning Amendment and direct Staff to amend the Comprehensive Plan or further study existing medium density zoning districts. Unlike a routine land use application that checks a proposal against the plain language of the Zoning Code, requiring that the City approve any meets all minimum requirements of the Zoning Cod not obligated to move this request forward. Project Review Comprehensive Plan Considerations e project that , the City is The Comprehensive Plan allows a density range between 6 to 14.5 units/acre. The proposed project has a net density of 7.95 units/acre. Zonina Considerations The Applicant is proposing a Zoning Map Amendment to CTHR: Cove Townhouse Residential District is appropriate in this +, � rr Jnr 1 IP id site V� i application and is consistent with the 2040 Comprehensive Plan. This is the same district application and is consistent with the 2040 Comprehensive Plan. This is the same district used directly adjacent to this site on the north side of 80t" Street N/Boutwell Road West. The site is currently located in the AP: Agricultural Preserve District. For purposes of this review, it is helpful to see this project through the lens of a small- scale apartment (contemplated in the 2040 Comprehensive Plan) rather than a traditional townhome development (one lot per building). There will be one owner for the entire project, with rental units. In other local examples with this Developer (i.e. Sundance Woodbury), there is only one parcel/lot for the entire site, not one parcel per building. The reason there are multiple lots proposed for Sundance Stillwater is that the City of Stillwater requires Public Roads and does not permit Private Roads in this setting. Dimensional Standards Review Required Propose Lot Area per Unit 3,000 square feet Block 1 Lot 1 — 143 units Block 1 Lot 2 — 36 units Building Height 2.5 stories, not to exceed Club House: 22'-0" 35 feet 8 Unit building: 25-6" 11 Unit building: 25-6" 12 Unit building: 25'-6" Setbacks Boutwell Avenue 70 feet 73 feet Manning Avenue 100 feet 102 feet Other Public Streets 30 feet 30 feet Building Separation 40 feet 35 feet (between maintenance building and 8- unit building) Garages must front on private alleys. Only end units may front on public streets. Elevation views should include patios and porches. The proposed development includes 17 apartment buildings, a clubhouse, and maintenance building. All of the proposed residential buildings comply with the minimum massing standards outlined in Section 31-311 of the City Code. However, Staff would like to note that there appears to be a 35-foot setback between the maintenance building and an 8-unit residential building when 40 feet is required. Staff recommends that the site map be updated to reflect a compliant distance of 40 feet. Further, the proposed parking complies with standards outlined for multi -family units/apartments, with 2.3 stalls per unit with one covered and 60 guest stalls. The applicant has provided a Tree Preservation Plan: the plan indicates that there will be a proposed removal of 349 trees over the allowed 35% threshold. Due to this, the applicant has provided a Tree Replacement plan as required by Section 31-520 Subd.4. Staff suggests that as a condition of approval the applicant shall replace trees according to plans submitted as part of this project. When reviewing the proposal for compliance with wetland setback requirements as identified in the City's Local Surface Water, it appears the proposals is consistent with wetland buffer standards for a "Manage 2" classified wetland. The Management Plan which requires 50 foot buffer which has been met. Staff recommends that as a conditional of approval, the applicant shall submit plans to the Brown's Creek Watershed District for review. RECOMMENDATION Based on guidance of the Comprehensive Plan, Staff finds it appropriate to approve the request as presented, with conditions of approval as outlined in this report and resolution. ALTERNATIVES A. Approve as presented B. Postpone and direct modifications and/or request additional information C. Deny ACTION Motion #1 — Zonina MaD Amendment Motion to recommend to the City Council to approve/deny the request for Zoning Map Amendment, with conditions of approval as required. Motion #2 — Preliminary Plat and Final Plat Motion to adopt the resolution approving Preliminary Plat and Final Plat. (Note: City Code Chapter 32 requires formal approval from both the Planning Commission and City Council as it relates to the Plat Approval. Planning Commission Approval does not constitute final approval) I- __ . 1 water T H E B I R T H P L A C E O F M I N N E S 0 1 R DATE: October 25, 2023 TO: Honorable Chair and Planning Commissioners FROM: Shawn Sanders, Public Works Director/City Engineer SUBJECT: Case No. 2023-04: Sundance Stillwater Concept Review Comments, Plan Set Review dated September 27, 2023. 1. Trunk sewer and water fees and AUAR fees shall be required based on the net developable acres of 22.5 acres. 2. Park and Trail dedication fee shall be required per city code for multi- unit development. 3. Street widths are shown to be 26' feet. Past experience has shown that this does not work. An example is Stillwater Crossing were on street parking is used routinely by the residents an access difficult in the winter time with a narrow roadway. If 26' street widths are approved, no parking shall be required on both sides of the street. An option consider is to eliminate sidewalk one side. this would add six additional feet of pavement for parking. 4. Street lights shall be provided for the development at intersections, dead ends and at appropriate spacing approved by the City Engineer. Provide trail or sidewalk connection to Manning Avenue. 5. Add east entrance to development 150' feet from west entrance of public Works. 6. Cul-de-sac Diameter shall be approved by the Fire Chief. 7. Sidewalks shall be either in the platted right -of way or dedicated easement. 8. All public storm sewer lines shall be platted easements. 9. Dedicate utility easement for the Sanitary sewer and water main and the northeast corner of the site. 10. Eliminate west water main connection on Boutwell Road and Connect to water main In Manning Avenue right -of- way. 11.All watermain shall be Ductile Iron Pipe. 12. Provide documentation that supports 2" domestic supply or change to 4" service. 13.All upstream catch basins from stormwater ponds shall have a minimum 4-foot sump depth. 14. Wells and septic systems shall be capped or abandoned and documented with the City. 15. Snow clearing of the parking bays along the street and by the clubhouse shall be the responsibility of the property. 16.All Stormwater design be reviewed and permitted by Browns Creek Watershed District. 17. Civil plans shall be approved by the City Engineer prior to construction. City of Stillwater Washington County, Minnesota RESOLUTION 2023-26 RESOLUTION APPROVING A PRELIMINARY AND FINAL PLAT FOR SUNDANCE STILLWATER WHEREAS, the City of Stillwater received a Preliminary Plat and Final Plat application from Timberland Partners ("Applicant") for Properties owned by Micheal Dekker, Kelsey and Logan Martin, Joseph and Lorre Neitz, Rhonda Rivard, and Chris Wells ("Owners"), located at following properties; • 12055 80th Street North 12125 80th Street North • 7865 Manning Avenue • 12211 80th Street North • 12121 80th Street North legally described as in Exhibit A (the "Properties"); and WHEREAS, the Planning Commission reviewed the request on October 25, 2023. NOW THEREFORE BE IT RESOLVED that the City of Stillwater Planning Commission hereby approves the preliminary and final plat of Sundance Stillwater, with the following Conditions of Approval: 1. Review and Approval by the City Engineer 2. Review and Approval by the Browns Creek Watershed District 3. Review and Approval by Washington County Public Works Adopted by the Planning Commission this 25th day of October, 2023. CITY OF STILLWATER John Dybvig, Planning Commission Chair ATTEST: Tim Gladhill, Community Development Director EXHIBIT A Legal Description of the Applicant's Property Situs Address: 12055 80t" Street North Parcel ID: 30-030-20-22-0010 Abstract Property Type That part of the Northwest Quarter of the Northwest Quarter (NW 14 of NW 1/4), of Section Thirty (30), and also that part of the Southwest Quarter of the Southwest Quarter (SW 1/4 of SW 1/4) of Section Nineteen (19), all in Township Thirty (30) North, of Range Twenty (20) West, Washington County, Minnesota, described as follows: Beginning at the Northwest corner of said Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 1/4) of Section Thirty (30); thence south 00°48'03" East, assumed bearing, along the west line of said Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 14) of Section Thirty (30), a distance of Five Hundred Twenty-eight (528.0) feet (Thirty-two (32) rods); thence South 89°59'53" East, parallel with the north line of said Northwest Quarter of the Northwest Quarter (NW 14 of NW 14) of Section Thirty (30), a distance of Four Hundred Twenty-five (425.00) feet; thence North 01010'59" West, parallel with the east line of said Northwest Quarter of the Northwest Quarter (NW 14 of NW 14) of Section Thirty (30), a distance of Seven Hundred Forty-two and Five Hundredths (742.05) feet to the centerline of Boutwell Road North, (also known as Old County Highway No. 12); thence North 89013'03" West, along the centerline of Boutwell Road North (also known as Old County Highway No. 12), a distance of Four Hundred Twenty and Forty-four Hundredths (420.44) feet to the west line of said Southwest Quarter of the Southwest Quarter (SW 14 of SW 14) of Section Nineteen (19); thence South 00°52'23" East, along the west line of said Southwest Quarter of the Southwest Quarter (SW 14 of SW 14) of Section Nineteen (19), a distance of Two Hundred Nineteen and Seventy Hundredths (219.70) feet to the point of beginning. This tract contains 7.22 acres more or less and is subject to the right-of-way of Boutwell Road North, (also known as Old Highway No. 12), and is also subject to the right-of-way of Manning Ave. North, (also known as County Road No. 15.). According to the United States Government Survey thereof Situs Address: 12125 80t" Street North Parcel ID: 19-030-20-34-0002 Abstract Property Type All that part of the Southwest Quarter (SW 1/4) of Section Nineteen (19) and part of the Northwest Quarter (NW 1/4) of Section Thirty (30) all in Township Thirty (30) North, of Range Twenty (20) West, described as follows: Commencing at the Southwest corner of Section Nineteen (19), Township Thirty (30) North, of Range Twenty (20) West; thence East along the South line of said Section Nineteen (19) for a distance of one thousand twenty-seven (1027) feet, more or less, to the Southwest corner of the Southeast Quarter of Southwest Quarter (SE 1/4 of SW 1/4) of Section Nineteen (19), this point being the point of beginning of this description; thence North along the West line of said Southeast Quarter of Southwest Quarter (SE 1/4 of SW 1/4) of Section Nineteen (19) for a distance of two hundred thirty-one and five tenths (231.5) feet to the center line of County Highway (known as Stillwater and Wildwood Road); thence East along said center line of County Highway for a distance of five hundred fifty-eight and forty-six hundredths (558.46) feet; thence South along a line parallel with West line of the East half of Northwest quarter of Section 30, for a distance of three hundred ninety (390) feet; thence West and parallel to said center line of County Highway for a distance of five hundred fifty- eight and forty-six hundredths (558.46) feet to the West line of the East half of the Northwest Quarter (E 1/2 of NW 1/4) of Section Thirty (30), Township Thirty (30) North, of Range Twenty (20) West; thence North along said West line for a distance of one hundred fifty-eight and five tenths (158.5) feet to the point of beginning, Washington County, Minnesota Situs Address: 7865 Manning Avenue North Parcel ID: 30-030-20-22-0003 Abstract Property Type All that part of the Northwest Quarter of the Northwest Quarter of Section 30, Township 30, Range 20, Washington County, Minnesota, lying South of a line running due East from a point 32 rods South from the Northwest corner of said Section and except the South 440 feet of said Northwest Quarter of Northwest Quarter. Subject to County State Aid Highway No. 15 and a driveway easement over, under and across the South 10 feet of the West 116 feet thereof. Situs Address: 12211 80t" Street North Parcel ID: 30-030-20-22-0006 Abstract Property Type That part of the Northwest 1/4 of the Northwest 1/4 of Section 30, and also that part of the Southwest 1/4 of the Southwest 1/4 of Section 19, all in Township 30 North, of Range 20 West, Washington County, Minnesota, described as follows: Commencing at the Northwest comer of said Northwest !4 of the Northwest 1/4 of Section 30; thence South 00 degrees 48' 03" East, assumed bearing, along the West line of said Northwest 1/4 of the Northwest 1/4 of Section 30, a distance of 528.00 feet, (32 rods); thence South 89 degrees 59' 53" East, parallel with the North line of said Northwest 1/4 of the Northwest 1/4 of Section 30, a distance of 733.16 feet to the point of beginning of the land to be described; thence North 01 degrees 10' 59" West, parallel with the East line of said Northwest 1/4 of the Northwest !4 of Section 30, a distance of 737.85 feet to the centerline of Boutwell Road North (also known as Old County Highway No. 12) and said point is 312.56 feet Westerly of the East line of said Southwest 1/4 of the Southwest 1/4 of Section 19 as measured along the centerline of Boutwell Road North (also known as Old County Highway No. 12); thence South 89 degrees 13' 03" East, along the centerline of Boutwell Road North, (also known as Old County Highway No. 12), a distance of 312.56 feet to the East line of said Southwest 'Z of the Southwest 1/4 of Section 19; thence South 00 degrees 25' 32" East, along the East line of said Southwest 1/4 of Southwest 1/4 of section 19, a distance of 205.50 feet to the Southeast comer of said Southwest 1/4 of Southwest 1/4 of Section 19; thence South 01 degrees 10' 59" East, along the East line of said Northwest 1/4 of Northwest 1/4 of Section 3 30, a distance of 528.06 feet to its intersection with a line that is parallel with the North line of said Northwest 1/4 of Northwest 1/4 of Section 30, and bears South 89 degrees 59' 53" East, from the point of beginning; thence North 89 degrees 59' 53" West, parallel with the North line of said Northwest 1/4 of Northwest !4 of Section 30, a distance of 309.72 feet to the point of beginning. According to the United States Government Survey thereof Situs Address: 12121 80t" Street North Parcel ID: 30-030-20-22-0005 Abstract Property Type That part of the Northwest Quarter of the -Northwest Quarter (NW of NW ) of Section Thirty (30), and also that part of the Southwest Quarter of the Southwest Quarter (SW of SW ) of Section Nineteen (19), ail in Township Thirty (30) North, of Range Twenty (20) West, Washington County , Minnesota, described as follows: Commencing at the northwest corner of said Northwest Quarter of the Northwest Quarter (NW [/4 of NW 1/4) of Section Thirty (30); thence South 00°48'03" East, assumed bearing, along the west line of said Northwest Quarter of the Northwest Quarter (NW 1/4; of NW 1/4), Section Thirty (30), a distance of Five Hundred Twenty-eight (528.00) feet [Thirty-two (32) rods]: thence South 89°59'53"East. parallel with the north line of said Northwest Quarter of North- west Quarter (NW 1/4 of NW 'A)of Section Thirty (30), a distance of Four Hundred Twenty-five (425.0) feet to the point of beginning of the land to be described; thence North CTT(T 59" West, parallel with the east line of said Northwest Quarter of the Northwest Quarter (NW W of NW 1/4) of Section Thirty (30), a distance of Seven Hundred Forty-two and Five Hundredths (742.05) feet to the centerline of Boutwell Road North (also known as Old County Highway No.12): thence South 89°13'03" East., along the centerline of Boutwell Road North (also known as Old County Highway No.12), a distance of Three Hundred Eight and Twenty-seven Hundredths (30 8.27) feet to a point which is three Hundred Twelve and Fifty-six Hundredths (312.56) feet westerly of the cast line of said Southwest Quarter of the Southwest Quarter (SW 1/4 of SW 1/4) of Section Nineteen (19) as measured along the centerline of Boutwell Road North (also known as Old County Highway No. 12); thence South ONTO' 59" East, parallel with the East line of said Northwest Quarter of Northwest Quarter (NW 1/4 of NW N) of Section Thirty (30), a distance of Seven Hundred Thirty seven and Eighty-five Hundredths (737,85) feet io its intersection with a line that is parallel with the north line of said Northwest Quarter of the Northwest Quarter (NW W of NW VQof Section Thirty (30) and bears South 89°59!53" East from the point of beginning; thence North 89059' 53" West, parallel with the north line of said Northwest Quarter of the Northwest Quarter (NW 1/4 of NW 9<<) of Section Thirty (30). A distance of Three Hundred Eight and Sixteen Hundredths (308.16) feet to the point of beginning. This tract contains 5.23 acres and is subject to the right-of-way of Boutwell Road North (also known as Old County Highway No. 12). According to the United States Government Survey thereof 11 I �I jwater The Birthplace of Minnesota J N WE S Site Location Sundance Stillwater Corner of Manning Ave N and Boutwell Rd N 0 145 290 General Site Location ow or 580 Feet 3 SUNDANCE STILLWATER REZONING AMENDMENT AND PRELIMINARY APPLICATION SUBMITTAL NARRATIVE STILLWATER, MINNESOTA September 27, 2023 Timberland Partners proposes to construct 179 townhome-style apartments on approximately 29.28 acres gross, 22.51 acres net (excludes R.O.W dedication and wetlands) located at 12055, 12121, 12211, 12125 801h Street North and 7865 Manning Avenue. Branded as Sundance Stillwater, the project will include 100% market rate rentals, with no public assistance requested from the City of Stillwater. The five (5) parcels that make up the site area are currently zoned Agricultural Preservation (AP). We are requesting the subject property be rezoned to Cove Townhouse Residential (CTHR). The density request is for approximately 7.95 units per net acre which is consistent with the city's Future Land Use Plan which guides all four parcels Medium Density Residential (MDR). The net density per acre is well below the density allowed under MDR zoning, and also below the similarly zoned and existing townhome project located across 80th Street from the subject property. No variances are being requested. Sundance will contain seventeen (17) two-story buildings, each containing 8-12 flats, or dwelling units. The project will be constructed as one cohesive development through connectivity and shared amenities including a 5,000+ square foot clubhouse which will include a full kitchen, community room, game lounge, and fitness center. It will also contain offices for our award -winning on -site management team. Connected to the clubhouse will be a large outdoor pool with an outdoor kitchen, including grilling stations, and a fire pit. Site amenities will also include natural wetland buffers, ample green space, and a dog run and dog spa. Sundance will include a mix of one-, two-, and three -bedroom units. All units will have direct access entries and all will have at least one dedicated attached garage space. There are no common corridors or common entries associated with any of the units allowing our residents increased privacy and sense of safety. The development will be constructed using quality exterior materials including stone, fiber -cement siding and glass. Interior finishes will include granite or quartz countertops, hard -surface flooring, and quality lighting and plumbing fixtures. Sundance Stillwater will be developed, owned, and managed by Timberland Partners. Timberland currently owns and manages over 20,000 apartment homes located in 18 states. We build with the intent of owning long term, rarely selling properties. We intend to be part of the City of Stillwater and the surrounding community for a long time. Timberland does not provide any third -party management services, managing only what we own and focusing on providing a safe, clean, and quality living experience for our residents. Our on -site management team will include a community manager, assistant community manager, leasing agent, maintenance supervisor and maintenance tech. If approved, Timberland hopes to start construction on Sundance Stillwater in Summer 2024. <f .4w- -%, 4i 00*69111110 a► �w t••1 ", .s w Nbil 4111. Gross Square Footage Building Building Total Total Gross Site Count Level 1 Level 2 Gross Area Building Areas 8-Unit Building (8A) 6 8,276ft2 7,992ft2 16,268ft2 97,608ft2 11-Unit Building (11A) 1 9,218ft2 8,844ft2 18,062ft2 18,062ft2 12-Unit Building (12A) 10 8,468ft2 8,096ft2 16,564ft2 165,640ft2 Clubhouse 1 5,120ft2 - 5,120ft2 5,120ft2 Maintenance 1 786ft2 - 786ft2 786ft2 x Grand Total 19 287,216ft2 Residential Unit Mix -12-Unit Building (12A) Unit Gross Square Footage Net Rentable Square Footage Rooms Name Count Main Floor Stairs Garage Area Total Unit Area Total Area Main Floor Stairs Garage Net Total Total Net Area Bed Bath Unit Type Not Placed Unit A2 -Garage 1 2 Not Placed 96 ft2 412 ft2 0 ft2 753 ft2 83 ft2 0 ft2 836 ft2 1,672 ft2 1 1 - Level 1 Unit Al -Garage 1 8 797 ft2 0 ft2 381 ft2 1,178 ft2 9,425 ft2 740 ft2 0 ft2 0 ft2 740 ft2 5,920 ft2 1 1 Type B Level 2 Unit A2 -Garage 1 6 808 ft2 96 ft2 412 ft2 1,316 ft2 7,894 ft2 753 ft2 83 ft2 0 ft2 836 ft2 5,016 ft2 1 1 - Unit B2 -Garage 2 8 1,216 ft2 113 ft2 318 ft2 1,647 ft2 13,176 ft2 1,148 ft2 86 ft2 0 ft2 1,234 ft2 9,872 ft2 2 2 - 2 2 Residential Unit Mix - 8-Unit Building (8A) Unit Gross Square Footage Net Rentable Square Footage Rooms Name Count Main Floor Stairs Garage Area Total Unit Area Total Area Main Floor Stairs Garage Net Total Total Net Area Bed Bath Unit Type Level 1 Unit C1 2 1,546 ft2 0 ft2 771 ft2 2,317 ft2 4,634 ft2 1,469 ft2 0 ft2 0 ft2 1,469 ft2 2,938 ft2 3 2 Type B Level 2 Unit B2 -Garage 1 2 1,216 ft2 135 ft2 379 ft2 1,730 ft2 3,460 ft2 1,148 ft2 86 ft2 0 ft2 1,234 ft2 2,468 ft2 2 2 - Unit B2 -Garage 2 2 11216 ft2 113 ft2 318 ft2 1,647 ft2 3,294 ft2 17148 ft2 86 ft2 0 ft2 1,234 ft2 27468 ft2 2 2 - Unit C2 4 <varies> 128 ft2 748 ft2 2,440 ft2 9,951 ft2 <varies> <varies> 0 ft2 <varies> 67301 ft2 3 2 - Grand total 10 21,340 ft2 14,175 ft2 Residential Unit Mix - 11-Unit Building w/ Type A (11A) Unit Gross Square Footage Rentable Square Footage Rooms Main Garage Total Unit Main Total Net Unit Name Count Floor Stairs Area Area Total Area Floor Stairs Garage Net Total Area Bed Bath Type Level 1 Unit Al -Garage 1 1 797 ft2 0 ft2 381 ft2 1,178 ft2 1,178 ft2 740 ft2 0 ft2 0 ft2 740 ft2 740 ft2 1 1 Type B Unit B3 1 1,134 ft2 0 ft2 419 ft2 1,553 ft2 1,553 ft2 1,070 ft2 0 ft2 0 ft2 1,070 ft2 1,070 ft2 2 2 Type B Unit B5 - Type A 1 1,098 ft2 0 ft2 723 ft2 1,821 ft2 1,821 ft2 1,035 ft2 0 ft2 0 ft2 1,035 ft2 1,035 ft2 2 2 Type A Level 2 Unit A2 -Garage 1 1 808 ft2 96 ft2 412 ft2 1,316 ft2 1,316 ft2 753 ft2 83 ft2 0 ft2 836 ft2 836 ft2 1 1 - Unit A2 -Stairs 2 1 808 ft2 132 ft2 412 ft2 1,352 ft2 1,352 ft2 753 ft2 83 ft2 0 ft2 836 ft2 836 ft2 1 1 - Unit B2 -Garage 1 1 1,216 ft2 135 ft2 379 ft2 1,730 ft2 1,730 ft2 1,148 ft2 86 ft2 0 ft2 1,234 ft2 1,234 ft2 2 2 - Unit B2 -Garage 2 2 1,216 ft2 113 ft2 318 ft2 1,647 ft2 3,294 ft2 1,148 ft2 86 ft2 0 ft2 1,234 ft2 2,468 ft2 2 2 - Unit B2 -Garage 3 1 1,216 ft2 135 ft2 716 ft2 2,067 ft2 2,067 ft2 1,148 ft2 86 ft2 0 ft2 1,234 ft2 1,234 ft2 2 2 - Unit B4 -Garage 1 1 1,182 ft2 95 ft2 412 ft2 1,689 ft2 1,689 ft2 1,119 ft2 88 ft2 0 ft2 1,207 ft2 1,207 ft2 2 2 - Unit B4 -Garage 2 1 1,182 ft2 132 ft2 748 ft2 2,062 ft2 2,062 ft2 1,119 ft2 88 ft2 0 ft2 1,207 ft2 1,207 ft2 2 2 - Grand total 11 18,062 ft2 11,867 ft2 I` Am Am Am kaas Sundance zzainwater Wilson Timberland Partners Stillwater, MN _ CV = Lll 0 Maintenance - Back Elevation 3/16" = 1'-0" t. Truss Br 109'-1 7/8" _ Level 100'-0" n Maintenance - Side Elevation 1 Y 3/16" = 1'-0" Z 0 a 0 LL. 0 0 of Maintenance - Front Elevation 3/16" = 1'-0" SDj011 6 !SD 3 5 N 3 (SD_301 2 Level 1 - Maintenance Building Copy 1 3/16" = 1'-0" Maintenance -Side Elevation 2 3/16" = 1'-0" ..Truss Br 109'-1-1 7/8" Level 1 100'-0" t. Truss Br 109'-1 7/8" Level 1 100'-0" :. Truss Br 109'-1 7/8" Level 1 100'-0" Er C, SD -Level 1 - Clubhouse 3/16" = 1'-0" 0 r1-111.14 V-., R, ,; IA r-,rl,el �:I r,pl- QI eN r Ir NIL IF didil 71� 1191 11111i 1111111 loin 0 11MIM11 owl 11 J'.A No No milinininini� No No 11 •• • '�k��Ill�l���l��lll�lflllll�iski ��i it � i.s�r11 , �'10Nil lso�' V/5 11 Ill 111�p IF, A ■I■I■I ■I■I■I■I■�!�� I � a W 60 I . 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Timberland Partners - Sun illwa er Stillwater, MN � ABERCROMBIE LN 80TH STREET NORTH (PUBLIC) O `, L=33.02' R=1 _—A=0°10'25" S88°22'06"E 594.82' S88°22'06"E 299.31' S88°24'05"E 558.71' BLOCK !-LOT 1 DRAINAGE AND UTILITY EASEMENT OVER ALL OF p BLOCK 1 LOT 1 • LO i W 242.55' 50' O rn rn Co w w o O O O O O O O I0 Z Z BLOCK 1 LOT 1 77 N8 °22 02 46.90' — — N90°00'00"W 292.01' N88_22'02"W 100.69' w 'I��� IIIIIIII IIIIIIII IIIIIII IIIIIIIII I — — — 4— N88`22'02"W 434.41' — — — O O I ch No/ // v J I o I�LO r II x 1 -I r- i 3 Q BLOCK 1 LOT I I II I x 1 4- Imo. N O O z:: i N'—�' � DRAINAGE AND UTILITY O°02'14"E 36.37 EASEMENT OVER ALL OF BLOCK 1 LOT 1 I I 1 I - I I 1 D M I � O O O CM - W CV O ° O Z O I oLs Z 50 Q � o" "__ __ I II �x—x I—x—x II J O 1 �50' S88033'28"E 558.47' I BLOCK 2 LOT 1 =36.23' R=75.001_ rn o in 2� A=27°40'28" . r7 N x xx 04 �� � I nN t7 CO cD x II O11 N x 11 BLOC 1 LOT 1 - DRAINAGE AND UTILITY x I (6a EASEMENT OVER ALL OF i \ r �I / \ M BLOCK 2 LOT 1 x xx J J I I I I 1 ^M/ �'' CONSERVATION �^ ao p EASEME T- ,II 1 _�,� � LEGEND J I � PROPERTY LINE LOT LINE FOUND IRON MONUMENT 26.98' Op O I \\ r CONSERVATION b�S o �� R.O.W. DEDICATION EASEMENT 3�,, .po, LU S4°08'54"E 1 .49' \ — — — — — — �- _ CV � I � � I � r -S8 °10'39"E 12616' 'l � I o l 1h 0 EDGE OF DELINEATED / DRAINAGE AND UTILITY \ / -WETLAND PER BRAUN-1� INTER TEC EASEMENT OVER ALL OF � � \ \ / �' BLOCK 1 LOT 1 Is- ! � �{� EDGE OF DELINEATED ___-------WETLANNPER BRAUN j � ITERTE \\\ / 100 000, MAN N N G VE ROW yy 4 � O BLOCK 1 LOT 1 CONSERVATION EASEMENT ---� 89°18'58"W 15�1�18' ' / o Ln L=39�76' R=1275.00' / N89°18'58"W 894.07' 151.18 I — N89°18'58"W 1045.25' I I I I I i PARCEL AREA TABLE PARCEL AREA SF AREA AC 80TH ST. ROW DEDICATION 51,050 1.17 BLOCK 1 LOT 1 883,744 20.29 BLOCK 2 LOT 1 163,371 3.75 MANNING AVE ROW DEDICATION 48,862 1.12 PUBLIC ROW (INTERNAL) 128,309 2.95 TOTAL 1,275,336 29.28 N 0 30 60 120 SCALE IN FEET �4�s ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com Z 12 LL.I J J co w > H Q Q CD Z J z J _ Z Q H W 0 W Z a U Z Z Q � V) Z = Cn 00 I hereby certify t specification, or prepared by me direct supervision am a duly Licen: PROFESSIONEN the low" e M'iIN_ A x1\n a J a Q Z G J W Im IL 06 H Z W � Q J o a Z LU C Q Q Z a � Z Z w a N hat this plan, report was or under my and that I ;ed G!NEER ny to o 54821 License No. QUALITY ASSURANCE/CONTROL BY DATE DATE ISSUE PROJECT TEAM DATA DESIGNED: CJW DRAWN: LRJ PROJECT NO: 220-0208 7 SUNDANCE STILL TVA TER ZONING AMENDMENT& PRELIMINA R V PLAT __j -1 [a 1► I I= a U --ABERCROMBIE LN STILLWATER, MINNESOTA N 0 50 100 200 SCALE IN FEET SHEET INDEX COVER SHEET EXISTING CONDITIONS PRELIMINARY PLAT SITE PLAN GRADING, DRAINAGE, STORMWATER AND WETLANDS PLAN UTILITY PLAN DETAILS LANDSCAPE PLAN TREE PRESERVATION PLAN NO. 1 2-6 7 8-11 12-15 16-20 21-23 24-27 28-36 DEVELOPER RYAN SAILER TIMBERLAND PARTNERS 8500 NORMANDALE LAKE BLVD. SUITE 700 MINNEAPOLIS, MN 55437 PH: 952-351-9308 CONSULTANT ALLIANT ENGINEERING, INC. 733 MARQUETTE AVENUE SUITE 700 MINNEAPOLIS, MN 55402 PH: 612-758-3080 FX: 612-758-3099 ENGINEER DAN SJOBLOM LICENSE NO. 54821 EM: dsjoblom@alliant-inc.com SURVEYOR DAN EKREM LICENSE NO. 57366 EM: dekrem@alliant-inc.com LANDSCAPE ARCHITECT JOHN GRONHOVD LICENSE NO. 59233 EM: jgronhovd@alliant-inc.com Pl ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com H a Z a Z w _ _ J J W a. W LU > 06 a a 0 Z z W J z � J _ < a 0 Cnn o w w W a W Z z C/) Z V) W Z O V) o N C) 1 hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed PROFESSIONAL ENO'N7ER un��(� the laws of *he State .` K ON L OMNI� GO _ nR 54821 �O QUALITY ASSURANCE/CONTROL BY DATE DATE ISSUE 9-27-23 ZONING AMENDMENT & PRELIMINARY PLAT PROJECT TEAM DATA DESIGNED: MK DRAWN: DS, JG, JP PROJECT NO: 220-0208 1 � ABERCROMBIE LN 80TH STREET NORTH (PUBLIC) O `, L=33.02' R=1 _—A=0°10'25" S88°22'06"E 594.82' S88°22'06"E 299.31' S88°24'05"E 558.71' BLOCK !-LOT 1 DRAINAGE AND UTILITY EASEMENT OVER ALL OF p BLOCK 1 LOT 1 • LO i W 242.55' 50' O rn rn Co w w o O O O O O O O I0 Z Z BLOCK 1 LOT 1 77 N8 °22 02 46.90' — — N90°00'00"W 292.01' N88_22'02"W 100.69' w 'I��� IIIIIIII IIIIIIII IIIIIII IIIIIIIII I — — — 4— N88`22'02"W 434.41' — — — O O I ch No/ // v J I o I�LO r II x 1 -I r- i 3 Q BLOCK 1 LOT I I II I x 1 4- Imo. N O O z:: i N'—�' � DRAINAGE AND UTILITY O°02'14"E 36.37 EASEMENT OVER ALL OF BLOCK 1 LOT 1 I I 1 I - I I 1 D M I � O O O CM - W CV O ° O Z O I oLs Z 50 Q � o" "__ __ I II �x—x I—x—x II J O 1 �50' S88033'28"E 558.47' I BLOCK 2 LOT 1 =36.23' R=75.001_ rn o in 2� A=27°40'28" . r7 N x xx 04 �� � I nN t7 CO cD x II O11 N x 11 BLOC 1 LOT 1 - DRAINAGE AND UTILITY x I (6a EASEMENT OVER ALL OF i \ r �I / \ M BLOCK 2 LOT 1 x xx J J I I I I 1 ^M/ �'' CONSERVATION �^ ao p EASEME T- ,II 1 _�,� � LEGEND J I � PROPERTY LINE LOT LINE FOUND IRON MONUMENT 26.98' Op O I \\ r CONSERVATION b�S o �� R.O.W. DEDICATION EASEMENT 3�,, .po, LU S4°08'54"E 1 .49' \ — — — — — — �- _ CV � I � � I � r -S8 °10'39"E 12616' 'l � I o l 1h 0 EDGE OF DELINEATED / DRAINAGE AND UTILITY \ / -WETLAND PER BRAUN-1� INTER TEC EASEMENT OVER ALL OF � � \ \ / �' BLOCK 1 LOT 1 Is- ! � �{� EDGE OF DELINEATED ___-------WETLANNPER BRAUN j � ITERTE \\\ / 100 000, MAN N N G VE ROW yy 4 � O BLOCK 1 LOT 1 CONSERVATION EASEMENT ---� 89°18'58"W 15�1�18' ' / o Ln L=39�76' R=1275.00' / N89°18'58"W 894.07' 151.18 I — N89°18'58"W 1045.25' I I I I I i PARCEL AREA TABLE PARCEL AREA SF AREA AC 80TH ST. ROW DEDICATION 51,050 1.17 BLOCK 1 LOT 1 883,744 20.29 BLOCK 2 LOT 1 163,371 3.75 MANNING AVE ROW DEDICATION 48,862 1.12 PUBLIC ROW (INTERNAL) 128,309 2.95 TOTAL 1,275,336 29.28 N 0 30 60 120 SCALE IN FEET �4�s ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com Z 12 LL.I J J co w > H Q Q CD Z J z J _ Z Q H W 0 W Z a U Z Z Q � V) Z = Cn 00 I hereby certify t specification, or prepared by me direct supervision am a duly Licen: PROFESSIONEN the low" e M'iIN_ A x1\n a J a Q Z G J W Im IL 06 H Z W � Q J o a Z LU C Q Q Z a � Z Z w a N hat this plan, report was or under my and that I ;ed G!NEER ny to o 54821 License No. QUALITY ASSURANCE/CONTROL BY DATE DATE ISSUE PROJECT TEAM DATA DESIGNED: CJW DRAWN: LRJ PROJECT NO: 220-0208 7 U w 0 N U N w w N C7 N N i O o � o00 Cf) O U O Cn CO Z w w V) O (n w w z = J ~ O r / T 2 V J CU H O Z w � U Z W C° �n Q� 0 Z Z Z I � I --60— II O I 00 ZQD Li N O I w M O WZ c�0 U O Q 0 Z d' J w� I ram' II II I I POINT 32 )DS SOUTH ,F NW COR i SEC 130, T. 30, I R. 20 I p II I I II N 00 I � c+� I N I � 0 0 O I � I I Q) 0 0 I o N I � Cr r a 0 0 0 m W W W W • • �W W W W W W W W W W W IIIIIIIIIIIIIIIII� IIIIIIIIIIIIIIIII� •- i� W 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 11111111111111111 ' VIEW C X�WWW WWWv� BUILDING 9 BUILDING 15 BUILDING 16 / �]� f W W W W W W W W W �W 12 UNITS 12 UNITS ' 8 UNITS W W W W W; Y - SITE DATA: SITE PLAN NOTES: \ EXISTING ZONING =AGRICULTURAL PRESERVATION (AP) 1. REFER TO ARCHITECTURAL DRAWINGS FOR CONCRETE STOOPS \ W ' ADJACENT TO PROPOSED BUILDING. x W W W PROPOSED ZONING = COVE TOWNHOUSE RESIDENTIAL (CTHR) 2. CONTINUOUS CONCRETE CURB & GUTTER WHICH CHANGES TYPE Li LOT AREAS: SHALL HAVE A MIN. FIVE FOOT (5') TRANSITION ON PRIVATE W x ROADS. W W W W W W W W W r W W W W W W W W W�/ 0 GROSS AREA = 29.28 AC I W W W w W W �- _ _ _ _ / ' 80TH STREET NORTH DEDICATION = 1.17 AC 3. ALL CONCRETE CURB AND GUTTER ADJACENT TO CONCRETE WALK o WOVEN WIRE FENCE �% wEDcfF OF [cNE ED X X X X �W W W W W W 1 / z MANNING AVE. DEDICATION = 1.12 AC BE SEPARATED BY A 1/2 INCH EXPANSION JOINT. — wErtAN6'FE PE / / W W ' WETLAND = 4.48 AC 4. PAVEMENT STRIPING SHALL BE 4 INCH WHITE. }NTER%EGW W W y W W W W ROAD A W W W NET DEVELOPABLE = 22.51 C ' U E DE E E A 5. ALL WORK WITHIN THE R.O.W. STALL COMPLY WITH CITY OF W z LAKEVILLE ENGINEERING DESIGN STANDARDS. � �\� �� W W W PROP. C W W W o� T AND IRON W W W W LINE PARALLE WITH L ul O \ W . W W W W -nHE woRTH E N /4 W W W b� , W PUBLIC R.O.W (INTERNAL) = 2.95 AC 6. ALL STREET SIGNAGE, PUBLIC & PRIVATE, SHALL COMPLY WITH • �� S 59'5 11 ,DRIIP.18 E SEME T S89°18'58"E 1045.25 /Lmj 12 PER OC. 0 724 EXCEPTION UNIT COUNT: TOTAL UNITS = 179 UNITS NET DENSITY** = 7.95 UNITS/ACRE **EXCLUDES MANNING AVENUE, 80TH ST. N. DEDICATION AND WETLANDS PARKING PROVIDED: GARAGE STALLS: — 12 STALLS PER 12 UNIT BUILDING * 10 — 13 STALLS PER 11 UNIT BUILDING * 1 — 12 STALLS PER 8 UNIT BUILDING * 6 DRIVEWAY STALLS: ADDITIONAL VISITOR PARKING: (REQ'D 1 PER 3 UNITS) PRIMARY STRUCTURE SETBACK: MANNING AVE. N./CSAH 15 80TH STREET N. FRONT YARD: SIDE YARD: REAR YARD: MINIMUM SEPARATION BETWEEN UNITS ROAD DIMENSIONS PUBLIC ROAD WIDTH: MINIMUM DRIVEWAY DEPTH: = 120 STALLS = 13 STALLS = 72 STALLS = 205 STALLS (1 PER GARAGE) = 60 STALLS = 100' = 70' 30' 5' 5' 40' 26' (50' R.O.W) 20' THE MN MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. 7. ALL CURB AND GUTTER TO BE CONCRETE B612 OR MOUNTABLE TYPE AS NOTED, PER CITY OF LAKEVILLE STANDARDS. 8. TYPICAL PRIVATE PARKING STALL = 9'x18' 9. SHORELAND OVERLAY DISTRICT DEPICTED 25' BEYOND THE EDGE OF DELINEATED WETLANDS OR 100' FROM CENTERLINE OF UNNAMED TRIBUTARY, WHICHEVER IS GREATER. LEGEND: EXISTING CURB & GUTTER CURB & GUTTER RIGHT—OF—WAY LINE PROPERTY LINE BUILDING SETBACK WETLAND BUFFER WETLAND BUFFER STRIP DELINEATED WETLAND BOUNDARY ASSUMED WETLAND BOUNDARY WETLAND BUFFER MONUMENT Al ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com LU a J W LU U z Q z 'M Y / Z 12 LL.I Q 0 Z a Z N O 00 H Q J a Q Z_ J LU a F- z LU z LU a 0 z z O N z J IL LU F— 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 1r_N PROFESSION F\G!AIA n the I �v� NFre to o M'N N WTA A `_ ._ O�Vv• License No. QUALITY ASSURANCE/CONTROL BY DATE DATE ISSUE PROJECT TEAM DATA DESIGNED: MK DRAWN: IDS, JG, JP PROJECT NO: 220-0208 11 0 30 60 120 SCALE IN FEET _ oI 96.78 rn`YIJ, n N N U w o /I 0 \ w ^° \ Il O 0 'o F 0 o a� O I 1/ 6,� w 1 ---184------- ���II ^^ I 11 o I I II U / w w m J 4� 00 TNH-912.03 IIII rr O� I I - w z III w I z W I I 1 > Iwi I� J I cry r o00 .Im V z 4\� z z �5 /I ----60- -� 8 I o6 0 ~� I w�o 1 w � 4.2`. <Oz OffJ I I w _G-- --- 64 r, _-I w w¢¢ r ------ -184 a�- �¢� z=a I za I <OD o �zo 777177 I WAN II I o I N I Cn Cr k7 BE� _ 50 _- V I E W B °° °° °° °° ON °° °� nl l �I I °I - 1 VIEW A 1 1 G N -AU 0 8 FROM MAPS RAM=9ii1 RIM=9 °° _ 80TH STREET NORTH (PUBLIC) 420.44 REC.) - CO HWY 12 ° �I INV=907.40 80TH REET N - / 1s" wM I BIT ROADWAY / G � G ` As LA 0 our ,T=,y 1 NORTH-1 TRAVELED (FILE r7 �V=903.69 ° ' u /// I\ G 67299) 1 G I I I G / ' G \ ,RIb4=90;d.28 - � ❑ = 97.61 G G G G �� I RIM=899.39, T INV. S KUF=b - 1 F 91 0 R D // ✓ I i F F 1 2' ST / T ,P� I 12„ u a oRIU-8.9Q.36 _ _ I \ 0 0 - / INV:N I5"RCP=895. 16 1 BENCHMARK #�- - I / C� / I 80T Sl � 6 I - - _/ I I I I / 1 _NOR V \_ RIM=907.89 T K T ST - - : E U 0 U _ l / \\ 80TH STREET NORTH AS \ 1 /U / I V 6 t9 � J \ \ , q O IN�� 19"RCP=89 �� �_ c-------------- a -LAID OUT AND TRAVELED t o j INV W-902.49 1Pi 9 o I 0 I FILE N0. 67300 � � / / � o �-903.64 _ 02.29 19 °' /� `90 �° a I CPI INV=899.56 -lAIV: 24" RCP=896.46 8 PS, 0� \ / 9ln 910` _, ji� J�U c° d\ aoi INV=90o. , - - - 9Ud / 0 9 908 r _ !-��/ 8941FB FROM MAPS ��, 906 / / / 9U6 - - - I I 9YubU4 \ \ \ \ 1 g 9U4 � 1 / I z 902 \mom �mmon896 - ) g IF-yo8� �0� I 0 � 90vI 1 1 s \ I 5. �0 2l �- .-- I 8.4 I RIM*N-8 47 INV:N=876.77 BUILDING 12 2252 EM �_ �__ \ \ _ RF o����� �_ � � BUILDING 1 0 � v I m I -sr � s 0 �� ° 9 v BUILDING13 90� U G / -896 I 0 12 UNITS 9UU ® 12 UNITS ' 12 UNITS / U w I B 8 UNI TS 2 BUILDING 3 j as rn 8U8 - c) ou \ \ FFE: FFE: > - BUILDING 4 / --IOU 906.00 FFE: FFE: 8 UNITS J 12 UNITS / I /' Q r - J 905.5 903.45 _ / FFE: 0 oU - / / 1 OB 902.95 FFE: WITNESS / I \ - / 902.95 Q 0 • MON. oy BUILDING 11 8 r 902.45 �� Q j 5' WIRE FENCE O O 11 UNITS S8c w -- \ 2 -0x m zFFE: 902 30) 906.50 Q LLJ RC z J QW OOD F OD FENC � \ J • x 0� o - 90 0 oF- f OD- ~ w / -Ld QX g0 U N HOUSE- / / n J � E0 x / \ / 898 - - BUILDING 5 Cn 90 o J T T i� - - - . 896 / ► 12 UNITS O 3 / z 894 899 s / o FFE: � o � z \ 3 MAINT. I 890 o f 902.00 co I - - 1 / V 2oa5 B0T N \ 3 EST POND 88 886 10, P 7 ss x z 904.05 CLUBHOUSE I NWL:892.70 88'.II I J } FFE: p H SI N HWL:897.52 83=884 -� 83 \ -C - - 904.05 886 - - / 90Q - � x i � �� - - sHEr eD E o BUI ING 6 � 890 N P / � x 1 ,- ---► - I - - - ATION 892ETAL FENCE � I W , x WOVEN WI NLI' 1 NITS / 894 / _ ��RIM=893.67 INV: S 15" RCP=B90.47 Cl) + \ 9 ENCE 1`' 896 _ --� V \. 0 BUILDING 10 BUILDING 17 E: 8 898 1 II J II x x x BUILDING 14 ' - R o 898- W - - _ a - 8 UNITS x o 8 UNITS 903.50 - - ^ o � ^ / L I 8♦d �� o L-x x x x rn 8 f896�- -«-_ ' 896 / FFE: 0 906.30 rn �\ FFE: 1 II i 894- - - - _ - - - - - 1 i�VUU Jai LO �/ 558.47 _ -894 = �- 4--_RIM=896.36 906.30 \ \ \ 903.50 4' WOOD F NEE-' - / - _ 1 \ _ - _ 1 O O IQ \ \ xTx •� U PT/ IGH /// _ ` -B94- - /L� x INV:N IS"RCP=893.19 /- \ ) \ \ DOG x \ 1 0 R11�s2 s� o / \ \ RUN 0)\ \ x 2500 SF I 9 I // 1 1 \ 9To__ x 9 1 / / I 9p4 I I x�x � � \ � � 8T , y� � 1 MT__ \ I W W W W W W W \ � • % �O �W W W W W W VIEW C BUILDING 9 �, BUILDING 15 / BUILDING 16 I I / W W W gg2 ^ r 12 UNITS I 8 UNITS 12 UNITS / / � ' ' w � 1 FFE: FFE: / FFE: / �,/ �ti �� 1 905.80 I 04.60 904.10CD cli 904 y W / O O O I w \ oa 902 U W V� W J• W W IC \ WOVEN W � -� EDGG� OF �C:cl x � x WET LtD "'XXX TLAND PEo rn ED >� \\\ \ I \ g02 / 000, 1 0 r FN 7N W �� -- / N NkO/= `- L 902 O 3 4 \ 1 w oo `f c� \ EAST], 59'53"L (R \ SOUTH POND B /o 0 o� 16 ` \ w W 98.8'42 / 40 39 16.79/ NWL:893.50 �xa`�`c� HWL:897.29 309.74(309.72 REC.) ^- - o 0 ou W -- w WW / 1 -Lo LOBUILDING 8 BRCEL 12 UNITS aci ° Ct' - 4 _ P W�TLAND 2 (IW W 9 E FFE: I J a . 3 I ice. 904.0 12 UNITS pbDc l 1\ 9 0 FFE: 00 /♦ N903.5 ) ♦ / / ---EDGE OF / 1 / � C) EDGE OF- �\ 8 yCaf \ j / 9 W / CATTAILS a o 7 // vECErnrloN �I o 94 \ / / / /s �2a co \ K T0RA9 / ] W pc / / / EDGE OF DELINEATED =NO P \ \ / �2 j�t q�°� ♦ /- _-----WETLAND PER BRAUN - / IN TER TEC I-'�- .900 / / M V IN V48'9C80 g„ / w 89Oyu V I � �= W W 8 w SOUTH POND A w �89898 s NWL:893.50 �w w w/ .vJ 1 w w w w w // 00 1 <�a'_CMP �C3y6 HWL:897.29 8g6 i / / l` / a �' �' �// INV=893.77 -w_ \ _7� / / / / 1 / w w �4 w j. �� w �/ V A oN /�•�-� w /� / WET LA / � / / W W EDGE OF DELINEATED $,./�/� WETLAND 1 / WETLAND PER BRAUN-- TREES/ GETATION I 1 / - _ EDGE QF_ -' .v ` CATTAILS m / f� .v \ w\ 1 ��\� / / EDGE QE- I \ w �p� w ���� / / '992 `L / CATTAILS'INKE�yc y� / / \ \ w \w w w� `\ _ / / / / _ i w /w �' //WEED A6 S O _ \\\��WrC Or W S W w w ��v`� W m���.���� W W Q .18 _\ Dk' _PER E EM T o -_ .78 \ S89°18581'E'1,045.25 / / \ \ \ OC. / 12 7,301 / / / / BASE \ \ \ \ EXCEPTION / 1 ANGLL o / � ply \ \ \ \ / / / / / / / \ \ \ / / G 1-11, CMP % GRADING NOTES: 1. ALL FINISHED GRADES SHALL SLOPE AWAY FROM PROPOSED BUILDINGS. 2. THE CONTRACTOR SHALL KEEP THE ADJACENT ROADWAYS FREE OF DEBRIS AND PREVENT THE OFF -SITE TRACKING OF SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY AND WATERSHED. 3. NOTIFY GOPHER STATE ONE CALL, AT (800)252-1166, 48 HOURS PRIOR TO START OF CONSTRUCTION. 4. ALL IMPROVEMENTS TO CONFORM WITH CITY CONSTRUCTION STANDARDS SPECIFICATION, LATEST EDITION. 5. ROCK CONSTRUCTION ENTRANCES SHALL BE PROVIDED AT ALL CONSTRUCTION ACCESS POINTS. 6. REFER TO GEOTECHNICAL REPORT AND PROJECT MANUAL, FOR SOIL CORRECTION REQUIREMENTS AND TESTING REQUIREMENTS. 7. STRIP TOPSOIL PRIOR TO ANY CONSTRUCTION. REUSE STOCKPILE ON SITE. STOCKPILE PERIMETERS MUST BE PROTECTED WITH SILT FENCE. 8. PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE TO MAKE SURE THAT ALL REQUIRED PERMITS AND APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL BEGIN UNTIL THE CONTRACTOR HAS RECEIVED AND THOROUGHLY REVIEWED ALL PLANS AND OTHER DOCUMENTS APPROVED BY ALL OF THE PERMITTING AUTHORITIES. 9. IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER) SIDE SLOPES AND DRAINAGE SWALES, WOOD FIBER BLANKET OR OTHER APPROVED SOIL STABILIZING METHOD (APPROVED BY ENGINEER) SHALL BE APPLIED OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4" TOPSOIL. 10. THE GENERAL CONTRACTOR MUST DISCUSS DEWATERING PLANS WITH ALL SUBCONTRACTORS TO VERIFY NPDES REQUIREMENTS. IF DEWATERING IS REQUIRED DURING CONSTRUCTION, CONTRACTOR SHOULD CONSULT WITH EROSION CONTROL INSPECTOR AND ENGINEER TO DETERMINE APPROPRIATE METHOD. 11. REFER TO STORMWATER POLLUTION PREVENTION PLAN (SWPPP) FOR ALL EROSION AND SEDIMENT CONTROL DEVICE LOCATION, DESCRIPTIONS, NOTES AND DETAILS INCLUDING CONCRETE WASHOUT STATION INSTRUCTIONS. 12. BUILDING PERMITS ARE REQUIRED FOR ALL RETAINING WALLS 4 FEET IN HEIGHT OR GREATER AND THE WALLS SHALL BE DESIGNED BY A STRUCTURAL ENGINEER WITH DESIGN REVIEWED AND APPROVED BY THE CITY PRIOR TO INSTALLATION. 13. A 4 FOOT SAFETY RAILING IS REQUIRED ATOP ALL WALLS 30" IN HEIGHT OR GREATER. 14. RETAINING WALL CONTRACTOR AND/OR RETAINING WALL STRUCTURAL ENGINEER ARE RESPONSIBLE TO REVIEW CIVIC SITE ENGINEERING DRAWINGS. ANY OBSERVED CONCERNS WITH CIVIL SITE ENGINEERING DESIGN ELEMENTS RELATED TO RETAINING WALLS THAT REQUIRE MODIFICATIONS TO THE CIVIL SITE DESIGN IS THEIR RESPONSIBILITY TO COORDINATE WITH PROJECT OWNER AND CIVIL SITE ENGINEER. IF NO COORDINATION IS REQUESTED IT SHALL BE UNDERSTOOD THAT ALL CONDITIONS WITHIN THE CIVIL SITE DESIGN AND PLANS ARE ACCEPTABLE AND ABLE TO BE PROVIDED FOR IN THE RETAINING WALL DESIGN AND CONSTRUCTION. GRADING LEGEND: B618 CURB & GUTTER SURMOUNTABLE CURB & GUTTER EXISTING CURB & GUTTER PROPERTY LINE RIGHT-OF-WAY DRAINAGE & UTILITY EASEMENT - -908- EXISTING CONTOUR _908- PROPOSED CONTOUR 908.5 908.0 PROPOSED SPOT ELEVATION TW:908.5 BW:908.o TOP OF WALL BOTTOM OF WALL FFE FINISHED FLOOR ELEVATION a PROPOSED RETAINING WALL PROPOSED CATCH BASIN/MANHOLE PROPOSED STORM SEWER > PROPOSED DRAINAGE DIVIDE - - - INLET PROTECTION EOF ROUTING - - TREE PROTECTION FENCE 0 30 60 120 SCALE IN FEET ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com W W V Z Q Z M Cn Q Emma a Z W oc IL 06 F_ Z CW G Z CW C ♦Q V Z Z 0 N 000I IL U) /0 V Z Q IL Y / 0 Z J W 0 Z Q W H Q o� 0 F_ W ♦Wd V Q Z Q Z 0 /QM V 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 PROFESSION 7NGINEER n the low' a toI M'11N_A Q?� Vv 54821 License No. QUALITY ASSURANCE/CONTROL BY DATE DATE ISSUE PROJECT TEAM DATA DESIGNED: MK DRAWN: IDS, JG, JP PROJECT NO: 220-0208 12 0 O z w � U Zm Wa V z z z Q I I I I I I I I I� II I I _ I a amI■ mill mI•I•mom m0I•I■I■I■(■o0illsinim00m ■0mmoo •I■mm000mmI•I•I•0mmm■mmmmm0Sim mmI■Immmm mmmI■I■m mmmmmI■ I■ I■ mm m mmmmmmmI■mmmmmmmmmmmmmmmmmmmmmm ■mmmmmmmmmmmmmmm` ABED_EVV ■ ou au ou a' a--ou ou I I ■ ■ ■ a80TH STREET NORTH (PUBLIC) Q ■ — ■ E70SIN0 PA%SEff r��=� ° ■ ■ pj ■ I - I lo: o+oo.00 ■ (PUBLIC) v I■ Iim cumm mum — — — — -- a� o F— ou I ° ■ 0 ou I F ■ ■ <� ■ > CDI I ■ o - ' ' '�- > - ° ■ t J CD CN I� ■ � I LW� � I i I � �1 " ■ ■ ou a��\W i I ■ ! ■ ■ " - - �� + " _ ■ L +e ° i ■ ■ ` ■ R / -� +00 +00 8+0 N> 00 ■ 6 5+Cn 4+° 3+00 ■ JLL->W4 CDA - ■ o `/\ \ ■ _ I N AII T/111 " ---x-x-x-x-x x-. . x-x- 1=1 " - , �` W W W W W W W W W W W W W W+S+ ++ // I ■ " PT: 1 1111111.7 6.16 " �� ��" W ,���� \\\ ■ L, �� ■ W ■ f o ��� W W W W" W ■ —I Vx f'©� s W W W W W W W ■ W W W W W W W VIEW C UTILITY NOTES I � / �ffWW— N� W W W W W W W o / ��� W W W W W W W W W W W W 1. EXISTING UTILITIES, SERVICE LOCATIONS AND ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO CONSTRUCTION. I4.54 �� W W W W W -''' ■ 2. MAINTAIN A MIN. 18" VERTICAL SEPARATION AT ALL PIPE CROSSINGS. LOWER WATERMAIN AS NECESSARY W/ BENDS AND FITTINGS. ' / /ISOW W W W W W W W ■ WATER AND SANITARY SEWER LINES TO MAINTAIN 10' HORIZONTAL SEPARATION. I 1 Q 1 W W W W W s! II a �� W W W W ■ 3. CONTRACTOR IS RESPONSIBLE FOR ALL PERMITS PRIOR TO THE START OF CONSTRUCTION. - IS W W W W ��� I I I W W W W W W /' ■ 4. PROVIDE POLYSTYRENE INSULATION FOR ALL SANITARY/STORM SEWER AND WATERMAIN CROSSINGS WHERE VERTICAL OR HORIZONTAL III W W W W - \ , , \ / N SEPARATION IS LESS THAN 3'. Ies W W W W W W y �W W W W ; ■ 5. ALL UTILITY WORK WITHIN THE R.O.W. SHALL COMPLY WITH THE CITY OF STILLWATER ENGINEERING GUIDELINES. ■ W W W W W W W +� 16 00 -1 +00 6. NOTIFY GOPHER STATE ONE CALL 48 HOURS IN ADVANCE OF ANY UTILITY WORK. II Y W W W I� � L W W W, ■ W W W W W W W; ■ 7. PROVIDE TEMPORARY TRAFFIC CONTROL IN COMPLIANCE WITH MNDOT "TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS -FIELD MANUAL" ■I II W W W W W / - W W W ■ � LATEST REVISION, FOR ANY CONSTRUCTION WITHIN PUBLIC R.O.W. 4I11 W W W W r W W W W W W � � I I �W W W ; ■ °- W W WI _ 8. ALL STORM SEWER CASTINGS SHALL BE NEENAH OR APPROVED EQUAL. ■III I N� �`' W W W W 9. WATERMAIN, SERVICES, AND VALVES SHALL BE INSTALLED WITH MINIMUM 7.5 OF COVER. ■- ��-W W w 1 W V W W W / ■ ■ II`' W�W W W W W WI W W W W W ■ 10. WATER SERVICES MAY BE PLACED IN SAME TRENCH AS SEWER SERVICES PROVIDED THAT A 24" VERTICAL & A 36" HORIZONTAL ■- I� W W W N W W W W SEPARATION ARE MAINTAINED. I N � ■ lie W W� ��/ ° W W W W W ■ 11. ALL 6" AND 8" WATERMAIN SHALL BE PVC C900, UNLESS OTHERWISE NOTED. 12. PIPE LENGTHS LISTED IN SCHEDULE ARE MEASURED FROM CENTER TO CENTER OF SHOWN STRUCTURES. ■ W W W �' W s'0` �+ /,c W W W W 13. ROOF DRAINS (RD) SHALL HAVE AN AT GRADE DOWNSPOUT OVERFLOW. 0100f �'-.� W W W W W --�- 14. HYDRANT GATE VALVES SHALL NOT BE PLACED IN THE CURB. ■ I� W W W W W W W � � W W � � f y � � W W W W W ' ■ W W �/\\ W W W W W W W W W� W W �� � i IJ, L� m JW W W W ' / / �/ W W W III I W W jW W W W W W W W �.� W W W++�.�+���-�,_____�•�� W W W ' ■; W W W 15. ALL SANITARY SEWER MANHOLES SHALL BE 48" DIAMETER AND HAVE A NEENAH R-1642 CASTING, UNLESS NOTED OTHERWISE. ■ I� W W W W W W W W W�.� W W W ��s �! W ■■ _I IIII�I WW W WW W W W WW W WW W W, /' � W � W W W WW W W✓ W WW W �W�'+y� J�W al�W�� W � _ ���___ ��Sil� ��W!- W W W yWWW WJ aj ✓ ✓W � >�W w� W /' /' //' / / / //� i'� ■ l l WW WW WW LEGEND 7 L W W W W W W,/ ��� „ W W W W W� W W W � ✓ W /� Vw W W / , � / W W W W ■ � I� W W W W W W // W W W W �� W W W W W �G �� � y � �� W ,/ // ■/ W W W W ■_ I� W W W W W, W W W W W W ��> W W / / / W W W W PROPOSED STORM SEWER �W ■ I I W W W W W W W W i W W W W W �W w W W W W W�� W W W w W W W / j W /// / // W W W W W W W W W,``� , PROPOSED SANITARY SEWER ■ - W W W W \ I W W W W W JW W J '/ / / � W W W W' �` i ' / / ■ W W W W I PROPOSED WATERMAIN ■ u W W W W W W W W W W W W y/ // ' /' -' W W W +�I PROPOSED DRAIN TILE '� W W W \\ W W W W W W W W W W � . /' / / � W W W W ' ■ • ■ I III +W W W W W W W W W W W W W W-/ W W f '' / '/ - W■ W W I PROPOSED STORM CATCH BASIN/MANHOLE W W W W 1 PROPOSED SANITARY MANHOLE I W W W W W W W \`\ W /,' ' /' W W W W W W; ,��� ►t PROPOSED BUTTERFLY/GATE VALVE N ■ PROPOSED HYDRANT W W W W \ W W W W EXISTING GATE VALVE ■ � W W W W ` /' y ■ ______ /' / /y W W W W W W W W W �,■ -6-EXISTING HYDRANT y>` ■ I `� W W W W W W W / / ' I -' ' - EXISTING WATERMAIN W W W W W W ■ W` ° \� ,' , ,/ ,� W W W W W W fI ■ EXISTING CATCH BASIN 171 ■ I OO EXISTING STORM MANHOLE ■ / / / ■ EXISTING STORM SEWER 0 30 60 120 it / / ■ -» , ' ' ® EXISTING SANITARY MANHOLE EXISTING SANITARY SEWER SCALE IN FEET I I I I I I '441,0 ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com cc W a J F_ cn W U z a 0 z M U) z W J J_ V) LLI a z z Z 0 z Q z H 0 H O 00 a J a a z J W cc a ca H z W 2 0 z W /a'R V z z O N z J a J F_ D 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 PROFESSIONAL ENGINEER under the laws of the State of MINNESOTA DANIEL SJOBLOM, PE 54821 Date License No. QUALITY ASSURANCE/CONTROL BY DATE DATE ISSUE PROJECT TEAM DATA DESIGNED: JP IDS DRAWN: IDS, JG, JP PROJECT NO: 220-0208 16 ABE� �XAMA/ R o,ou niI / \/I MA/ 0 BUILDING 9III' 1.,� BUILDING 15 '. BUILDING 16 ► 11I�� I• � r 12 UNITS I ,`VLANDSCAPE REOUIREMENTS: TOTAL TREES TO BE MITIGATED: 349 � � I 1 I II -�j�• (SEE TREE PRESERVATION) _jl I EI I •- ��► ��. ._ , Cam► � ,h � LANDSCAPE STREET & MITIGATION TREES KEY COMMON NAME / SCIENTIFIC NAME SIZE NOTES OVERSTORY TREES 21 AB Autumn Blaze Maple I Acer x freemanii 'Jeffersred' 2" Cal. B&B Straight Trunk, NoV-Crotch 20 AE Accolade Elm I Ulmusjaponica x wi lsoniana 'Morton' 2"Cal. B&B Straight Trunk, No V-Crotch 21 CH Common Hackberry I Celtis occidentalis 2" Cal. B&B Straight Trunk, No V-Crotch 21 GM Green Mountain Maple I Acersaccharum'Green Mountain' 2" Cal. B&B Straight Trunk, No V-Crotch 20 HL Skyline Honeylocust I Gleditsia triacanthos var. inermis'Skycole' 2" Cal. B&B Straight Trunk, NoV-Crotch 21 PO Majestic Skies Pin Oak I Quercus ellipsoidalis'Bailskies' 2" Cal. B&B Straight Trunk, No V-Crotch 22 RIB River Birch I BetuIa Nigra 8' B&B Clump form 20 RO Red Oak I Quercus rubra 2" Cal. B&B Straight Trunk, No V-Crotch 20 SL Sentry Linden I Tilia americana'McSentry' 2" Cal. B&B Straight Trunk, No V-Crotch 21 1 SO JSwamp White Oak I Quercus bicolor 2" Cal. B&B Straight Trunk, No V-Crotch CONIFER TREES 34 BF Balsam Fir I Abies balsamea G B&B Straight Trunk, No V-Crotch 34 BH Black Hills Spruce I Picea glauca densata G B&B Straight Trunk, No V-Crotch 33 NS Norway Sprucs I Picea abies G B&B Straight Trunk, No V-Crotch 22 1 TT ITechnyArborvitae I Thuja occidentalis'Techny' G B&B Straight Trunk, No V-Crotch ORNAMENTALTREES 19 1 TL Japanese Tree Lilac I Syringa reticulata G B&B Clump form 349 TREE TOTALS Al ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com H a J a � z a z w _ J W a � w ILLi > a z z W z z H z a C / 0 L LU w Q a z a a z V a Z U) O a o N J I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly License LANDSCAPE the Io, e to o n I — M'NN= A 6R!?RBE ASCA 26222 QUALITY ASSURANCE/CONTROL DATE ISSUE PROJECT TEAM DATA DESIGNED: JG DRAWN: TLM PROJECT NO: 220-0208 - ououou50- +-- ABERCROMBIE LN �„��— .. 0u nu D N nil OIi nn 0 I _ 80TH STREET NORTH (PUBLIC) D Co HWY 12 �'� ou 8 , y� FROM MAPS 0 o I II SOTH REET NO BIT ROADWAY As LAI °U�ou� ,r=,y I / - TRAVELED (FILE N0. r`7 O I II // C 0 o I u _ F w �I 0 / - BENCHMARK //2\� (-r OU OU 0 / \ I 80TH STREET NORTH AS 1 ` / / (FILE / oU °U-0U °U °U OU -LAID OUT AND TRAVELED CD/ (FILE NO. 67300) / O / / <u \ � w- w10 ^Q / �\ - - - -- N N I z 3 w F -- Ln CD 0 W - F- DI \ w � � BUILDING 12 —x 0 /3 zzsz • EM I ,-� O M BUILDING 13 BUILDING 1 w w 0 12 UNITS 12 UNITS X D 12 UNITS BUILDING 2 I x / N J W ou I U 7 8 UNITS BUILDING 3 BUILDING 4 I / J I ou 8UNITS , o r uN of 12 UNITS r \ / Q o OU E RBA ��, i �`r',`r, S THUS t ` ; ;�j I \ g Q z Wl rNESS Ix" 00 MON. BUILDING 11 - -s /4 • oF' r z E- _ f I � � I j 5' WIRE FENCE � • - T.30 R.20 I / Q � o 11 UNITS x I011 w u o III x m Of5 LINE NWI/ w E - 0 T.30 R.2 \ w LO - - ) x o 0 0 x ROAD A II ---— � Q z� wl -7 wooD PENCE co o VEN IB R`^J A 6 WOOD FENCE- 1 B LLJ LU HOUSE- m w I T T x N ��4oa sso Fr I -- s.'s8 / ;,` r- BUILDING 5 - Q 0 Oz 12 UNITS 0 L- w 0, w - O O Z 0 G — — MF19 FENCE — SHED r B O 3 MAINT. \ \ ` z TNH=912.03 .� � a. IF L ® S \� �\ PICOT 1 / x LIT = 12055 80T N o \ 7.66 ww LUBHOUSE ® \ - - IVD =m - 2 o H STN I } H _ ILo O w � x I EDGE o BUILDING 6 AnwioaYJ ��\ 0)^ } 4 1 L D V ATION -6' METAL FENCE IwII I 1 x wovEN wI EELI 12 UNITS wood \`C� Z Lu O (v� FENCE IS 0.2 FT N 'GAZEBO ��•�� \ \ \ \ \ / x - BUILDING 10 4 BUILDING 17 of PROP. LINE. �?� 7 �' 3 wI II II } x x - x BUILDING 14 a � 8UNITS I x o 8UNITS � Res s z >f� . .� .� . .� .� �, . .� .� � / i w I 8UNITS �xx xxX 4 ��� i ,x U I w e 4 -- -—--� X-- - - - - x 4 WOOD FENGE-/ N88033128"W 558.47 • WI z •� U PT/HIGH E x W I I I x x x 00 II - \ DOG x Qo= I x RUN a w / 7 I x x 2,500 SF z // W Q I I H V U x z IFx x xx Z x Z m , o Q I I 4 , -t .,, I'll �,� N x Ll P�� 0.11 0 ---60- _� — r.I � w w w w w w w w w - x -� I 000, i O x BUILDING 9 BUILDING 15BUILDING 16 w w ` W W SITE DATA SITE PLAN NOTES � I 1I z � o 12 UNITS x 8UNITS 12 UNITS W / (/� I wr�a i.. 1 I/ ��� 'i oZ i x EXISTING ZONING = AGRICULTURAL PRESERVATION (AP) 1. REFER TO ARCHITECTURAL DRAWINGS FOR CONCRETE STOOPS Q O T H=9 4.2 \ 1 I --- � / ADJACENT TO PROPOSED BUILDING. 3:r 0- 0.x x w W w// PROPOSED ZONING = COVE TOWNHOUSE RESIDENTIAL (CTHR) w I �� \k '1 \ W 2. CONTINUOUS CONCRETE CURB & GUTTER WHICH CHANGES TYPE � II ' 01 J _ �� — / W W / LOT AREAS: SHALL HAVE A MIN. FIVE FOOT (5') TRANSITION ON PRIVATE wE _cl- GROSS AREA = 28.82 AC ROADS. 00 I w Ih \ — — — — / / 80TH STREET NORTH DEDICATION = .72 AC 3. ALL CONCRETE CURB AND GUTTER ADJACENT TO CONCRETE WALK (� i o o W WOVEN WIRE FENCE > a � I EDGE OF NLINE ED x x x X / 'z MANNING AVE. DEDICATION = 1.12 AC N I Q 00 WW --WETLAND PE� 8 W W W / WET LAND w BE SEPARATED BY A 1 2 INCH EXPANSION JOINT. z = WETLAND = 4 Q I I �` �\ WINTER%Ec W AD A / / W/ � / .48 AC 4. PAVEMENT STRIPING SHALL BE 4 INCH WHITE. 4-1 � z h �\� \W / o NET DEVELOPABLE = 22.50 AC 5. ALL WORK WITHIN THE R.O.W. STALL COMPLY WITH CITY OF Q o o 4 L0 T N PROP. C / END IRON W LINE PARALLE WITH W w LAKEVLLE ENGINEERING DESIGN STANDARDS. z HE NORTH E N /4 / ` WTI w PUBLIC R.O.W (INTERNAL) = 2.95 AC 6. ALL STREET SIGNAGE, PUBLIC & PRIVATE, SHALL COMPLY WITH S 9°101 91E 1 �6 \ I W W W W W 29884 ° �2 7,[s 59'S3 (REc.)] % THE MN MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. -- E ) �! H W, 309.74(309.72 REC.) UNIT COUNT: 7. ALL CURB AND GUTTER TO BE CONCRETE B612 OR MOUNTABLE POINT 32 - - STO�2MWATER O DS II I Ll o ou -0U - - - - p D w W - TOTAL UNITS = 179 UNITS TYPE AS NOTED, PER CITY OF LAKEVILLE STANDARDS. F NW COR / _Ou I W w BUILDING 8 •POB RCEL I PARCEE 3 W / 1 M w SEC I30, T. W w W 12 UNITS I �W I I W 9 NET DENSITY** = 7.96 UNITS/ACRE 8. TYPICAL PRIVATE PARKING STALL = 9'x18' 30,1 R. 20rRE VEGETATION 2 W 3: (� I ✓ w TRES EGE� I ✓✓ / N [° � I i ANDsc PE I / , d V **EXCLUDES MANNING AVENUE, 80TH ST. N. DEDICATION AND WETLANDS /� No OSE - -EDGE OF � LEGEND: EDGE OP_ m� w .� - ° A o vEGETATION \ w W W / / cnrrAlLs / / /�Zs \ZaOg (p PARKING PROVIDED: 1 roRACE �05 \ 7 / EDGE of DELINEATED / GARAGE STALLS: EXISTING CURB & GUTTER __---WETLAND PER BRAUN---' 02 \��� LANDSGAP ,�i �_---- / 62 g\ �s i - 12 STALLS PER 12 UNIT BUILDING 10 = 120 STALLS IN TER CURB & GUTTER l� �- -- - 13 STALLS PER 11 UNIT BUILDING * 1 = 13 STALLS / / -T — — RIGHT-OF-WAY LINE - I �� �� /w /� / / ` i l - = PROPERTY LINE \ Q/ - �' � f / / / 12 STALLS PER 8 UNIT BUILDING * 6 72 STALLS �' I ��� W % w- w . W w W W w P rHo sE °D " w W W W / / / w DRIVEWAY STALLS: = 205 STALLS (1 PER GARAGE) BUILDING SETBACK +' �w / d. w w w m 1 I ' / W/ � i'o"°� �W ��RWAiER W�/ADDITIONAL VISITOR PARKING: = 60 STALLS ��,��,�,���,�,�,�.�.� WETLAND BUFFER / / N _ CD / /---. .POND �✓ / wErLAND/ / �N (REQ'D 1 PER 3 UNITS) 00 U I T ��, / w ' v, / �" �/ TfYEE$//�7EGETYiTION / / / / / w /Cl)�� I Z / l / z WETLAND BUFFER STRIP O o / / \ w / �� / / / / w w w O /. , 11 ,, r- �, . ,� . , . ,.- ,e� l / 0 �'� / / ,� �� PRIMARY STRUCTURE SETBACK: r w ICI 'lili I / r I I �- I �a �- I��� vli �,i / i �, �, �• �'t. I I < X�i F� �/ I I 'lili W W • + - I I / / o oo/ //� w W W ` o DELINEATED WETLAND BOUNDARY MANNING AVE. N./CSAH 15 = 100' / �� -DGE o� WA1T 11 �� w / C3 - — — — — — — — — - ASSUMED WETLAND BOUNDARY Q / EDGE OF DELINEATED 6,I-2�3 �- �/ WETLAND 1 / 96, ) / / w 80TH STREET N. = 70' I \ / �� - WETLAND BUFFER MONUMENT I /W -WETLAND PER BRAUN-- � � � � � � I / rt, � � w / FRONT YARD: - 30' 00 �Q) 4Q� / /✓ w I[.I SIDE YARD: = 5' i C \ �/ ,� �� REAR YARD: = 5' TREES/VEGETATION\Y✓ \ --EDGE (2F- / w w W W w f MINIMUM SEPARATION BETWEEN UNITS: = 40' N CATTAILS // EDGE oF / _-� ROAD DIMENSIONS / / / CATTAILS W W w w� PUBLIC ROAD WIDTH: = 26' (50' R.O.W) UNKE /WEEDS/GRASS X I - v`R/w MARS `v. _,+- _ _ � v /�� / / MINIMUM DRIVEWAY DEPTH: = 20' 0.8' W OF R A xS I � - II I CORNER � � � �' � � �' �' � � �' \ NORTH LINE SOUTH 440 / � / , , , , A FEET OF NW 1/4 NW 1/4---, . _ SEC 0,. T R. 20 L .78 — E \ DRI EIW18 E AEME T / S89018'58"E 1045.25 /Lmj 12'PER DOC. / / / / / BASE ANGLE IRON 0 30 60 120 SCALE IN FEET 41 ALLIANT 733 Marquette Avenue Suite 700 Minneapolis, MN 55402 612.758.3080 www.alliant-inc.com Ix W Q J_ P Cn W Z U Z Q LLJ ~ 0 Q Z V ♦ V) I hereby certify t specification, or prepared by me direct supervision am a duly Licen: PROFESSIO�Vthe I �e M'�XIKn W - Vv _-r FOB a a Q Z W oc a 06 Z 5W G 0 Z W � Q Z Q C'3 J a _z Z LV O F— IN C/) hat this plan, report was or under my and that I V41W , License No. QUALITY ASSURANCE/CONTROL BY DATE DATE ISSUE PROJECT TEAM DATA DESIGNED: MK DRAWN: IDS, JG, JP PROJECT NO: 220-0208 11 is'FTiTiiA FINAL DOCUMENT September 2711, 2023 Prepared By: Nick Grage, PE, PTOE, RSP1 ALLIANT ENGINEERING, INC. 1 733 S Marquette Ave, Suite 700, Minneapolis, MN 55402 eALLIANT SUNDANCE STILLWATER II TrafficlmpactAnalysis PAGE i Table of Contents Tableof Contents....................................................................................................... i Listof Figures.......................................................................................................................................................ii Listof Tables........................................................................................................................................................ii 1. Introduction........................................................................................................1 2. Existing Conditions..............................................................................................1 2.1 Study Area Intersections.......................................................................................................................... 1 2.2 Data Collection......................................................................................................................................... 1 2.2.1 Existing Traffic Volumes.................................................................................................................... 1 2.2.2 Roadway/ Intersection Characteristics............................................................................................ 3 2.3 Historical Traffic Volumes........................................................................................................................ 3 2.3.1 Forecast Year 2025 No Build Traffic Volumes................................................................................... 3 2.4 Existing Year 2023 & Forecast Year 2025 No Build Conditions................................................................ 6 2.4.1 Intersection Capacity Analysis.......................................................................................................... 6 3. Proposed Development.......................................................................................7 3.1 Trip Generation........................................................................................................................................ 9 3.1.1 ITE Trip Generation Manual.............................................................................................................. 9 3.1.2 Trip Distribution and Assignment..................................................................................................... 9 4. Future Conditions Analysis................................................................................13 4.1 Forecast Year 2025 Build Conditions — Intersection Capacity Analysis ................................................. 13 5. Site Plan Review................................................................................................14 6. Conclusions & Recommendations.....................................................................14 Alliant No. 222-0208 46 ALLIANT SUNDANCE STILLWATER II Traffic Impact Analysis LIST OF FIGURES PAGE ii Figure1. Project Location....................................................................................................................................... 2 Figure2. Existing Conditions................................................................................................................................... 4 Figure 3. 2025 No Build Traffic Volumes................................................................................................................ 5 Figure4. Proposed Site Plan................................................................................................................................... 8 Figure 5. Directional Distribution.......................................................................................................................... 10 Figure6. Added Development Trips..................................................................................................................... 11 Figure 7. 2025 Build Traffic Volumes.................................................................................................................... 12 Table 1. Roadway Characteristics........................................................................................................................... 3 Table 2. Intersection Characteristics...................................................................................................................... 3 Table 3. Level of Service Criteria............................................................................................................................. 6 Table 4. Existing Year 2023 Intersection Capacity Analysis.................................................................................... 7 Table 5. Forecast Year 2025 No Build Intersection Capacity Analysis.................................................................... 7 Table 6. Trip Generation Estimate.......................................................................................................................... 9 Table 7. 2025 Build Intersection Capacity Analysis.............................................................................................. 13 Alliant No. 222-0208 oALLIANT SUNDANCE STILLWATER II TrafficlmpactAnalysis PAGE 1 1. Introduction Alliant Engineering has completed a traffic impact analysis for the proposed Sundance Stillwater development located in the southeast quadrant of the intersection of CSAH 15 (Manning Avenue North) and 80th Street North in Stillwater, MN (see Figure 1). The proposed development consists of 187 multifamily housing units. The main objectives of this study are to evaluate existing traffic operations within the study area, identify any potential traffic impacts to the adjacent roadway network due to the proposed development trips, and recommend improvements to address issues if necessary. The following provides the assumptions, analysis, and study conclusions offered for consideration. 2. Existing Conditions The existing conditions were reviewed to establish a baseline for identifying any future impacts associated with the proposed development. The evaluation of existing conditions includes turning movement counts, field observations, and an intersection capacity analysis. 2.1 STUDY AREA INTERSECTIONS The following study intersections were identified: • CSAH 15 (Manning Avenue North) & 80th Street North • CSAH 12 (75th Street North) & Maryknoll Drive North The following access was identified: • 80th Street North & Abercrombie Lane It should be noted that the only access for the proposed development aligns directly across from Abercrombie Lane, an existing T-intersection serving as the primary access to a similar existing multifamily housing development along the north side of 80th Street. No turn lanes are currently provided at the intersection, nor at any intersection along 80th Street / Boutwell Road between Manning Avenue and CSAH 12. 2.2 DATA COLLECTION 2.2.1 Existing Traffic Volumes To document existing conditions, intersection turning movement counts were collected for the study intersections by Alliant Engineering on Thursday, March 30th, 2023, over the following time periods: • AM Peak Period: 7:00 — 9:00 a.m. • PM Peak Period: 4:00 — 6:00 p.m. The a.m. and p.m. peak hours were observed to be 7:00-8:00 a.m. and 4:15-5:15 p.m., respectively. Collected intersection turning movement counts are included in the Appendix. Alliant No. 222-0208 o c u � y J Gl Q qqk Ah Ah80th Street v 3 c > Proposed L o Development o 0 ' L 75th Street M fl �1h � y ' I • - Stillwater 36 INTERSTATE J5E ' Lake Elmo Saint Paul NTERSTATE ' - 94 14 i Woodbury j• � . 1 . ice► '�,� eALLIANT SUNDANCE STILLWATER II TrafficlmpactAnalysis PAGE 3 2.2.2 Roadway/ Intersection Characteristics In addition to traffic volume data collection, observations were completed to identify roadway / intersection characteristics within the study area (i.e., geometry, posted speed limits, and traffic controls), which are summarized in Table 1 and Table 2. These are also shown in Figure 2 along with collected peak hour traffic volumes and historical Annual Average Daily Traffic (AADT) volumes within the study area. Table 1. Roadway Characteristics Roadway Manning Avenue Cross -Section 2-Lane Undivided w/ Turn Lanes Speed Limit 55 mph Functional Classification Minor Arterial 80th Street 2-Lane Undivided 40 mph Minor Collector Abercrombie Lane 2-Lane Undivided 30 mph Local Road CSAH 12 (75th Street) 2-Lane Undivided w/ Turn Lanes 50 mph Minor Arterial Maryknoll Drive 2-Lane Undivided 30 mph Local Road (1) Washington County Functional Classifications Table 2. Intersection Characteristics (1) L = Left -Turn, T = Through, R = Right -Turn, Lanes Separated by "/" 2.3 HISTORICAL TRAFFIC VOLUMES A comparison of historical traffic volumes along Manning Avenue, 801" Street, and CSAH 12 was completed to understand both historical traffic patterns and future impacts on the adjacent roadway network due to the development. This included a review of historical annual average daily traffic (AADT) volumes collected via MnDOT's Traffic Forecasting & Analysis website and completion of a least squares analysis using MnDOT's Traffic Forecast for Cumulative ESALs worksheet was also completed. Based on the historical traffic volumes and completed least squares analysis a background annual growth rate of one percent was selected to account for continued traffic volume growth and any unknown future developments in the area which may see increased traffic volumes on the adjacent roadway network. 2.3.1 Forecast Year 2025 No Build Traffic Volumes It is anticipated that construction will be completed in 2025, with a certificate of occupancy expected shortly thereafter. Utilizing the one percent annual growth rate, forecast year 2025 (after development completion) no build a.m. and p.m. peak hour turning movement volumes were developed, summarized in Figure 3. Alliant No. 222-0208 Sundance Stillwater TIA Figure 2 Existing Conditions ALLIANT � �40-: -u _ , ,, sr Q1 J '~ a' °J 1� �l.0133 . = c No,80th Str IL Sundance Development - - • JA J 411 4Ar T > LEGEND ,� •• C #Configuration V a" k eALLIANT SUNDANCE STILLWATER II TrafficlmpactAnalysis PAGE 6 2.4 EXISTING YEAR 2023 & FORECAST YEAR 202-5 NO BUILD CONDITIONS An existing year 2023 and forecast year 2025 (after development completion) no build intersection capacity analysis was completed using Synchro / SimTraffic software to establish a baseline condition to which future traffic operations could be compared. Capacity analysis results identify a Level of Service (LOS), which indicates the quality of traffic flow through an intersection. Intersections are given a ranking from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 3. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS F indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. A key measure of operational effectiveness is the side -street LOS. Long delays and poor LOS can occur on side -street approaches even if the overall intersection is functioning well, for both intersections controlled by a traffic control and side -street stop signs, making side -street LOS a valuable design criterion. Table 3. Level of Service Criteria Delay per Vehicle (seconds) Level of Service Description Signalized Unsignalized Intersection Intersection A Free Flow: Low volumes and no delays. 0 - 10 0 - 10 B "" ""' ®""' ®""' "" Stable Flow: Speeds restricted by travel conditions, minor delays. > 10 - 20 > 10 - 15 C ® ® ® ® Stable Flow: Speeds and maneuverability closely controlled due to higher volumes. >20-35 >15-25 D ®,.... ®__, ®,.,,,,.... ®........ .......®. Stable Flow: Speeds considerably affected by change in operating conditions. High density traffic restricts maneuverability, volume near capacity. >35-55 >25-35 E ®® ® ® ®.....® ®.... Unstable Flow: Low speeds, considerable delay, volume at or slightly over capacity. > 55 - 80 > 35 - 50 Forced Flow: Very low speeds, volume exceed capacity, long delays with stop and go traffic. > 80 > 50 ®® ® ®® ®®®®® Source: Highway Capacity Manual, 2010 Edition, Transportation Research Board, Exhibits 18-4 & 19-1. After LOS, the second component of the capacity analysis is a study of vehicular queuing, or the lineup of vehicles waiting to pass through an intersection. An intersection can operate with an acceptable LOS, but if queues from the intersection block entrances to turn lanes or adjacent driveways, unsafe operating conditions could result. The 95th percentile queue, or the length of queue with only a five percent probability of being exceeded during an analysis period, is considered the standard for design purposes. 2.4.1 Intersection Capacity Analysis The existing intersection year 2023 and forecast year 2025 no build capacity analysis was performed for the study intersections during the a.m. and p.m. peak hours observed by Alliant Engineering on Thursday, March 30th, 2023. Results of the existing year 2023 intersection capacity analysis presented in Table 4 indicate that all study intersections currently operate at overall LOS A or better during the a.m. and p.m. peak hours under existing year 2023 traffic volumes except for CSAH 12 & Maryknoll Drive which operates at LOS B. In addition, no significant side -street delay or queuing issues were observed in the field or traffic simulations. Detailed operations and queuing analysis results are presented in the Appendix. Alliant No. 222-0208 46 ALLIANT SUNDANCE STILLWATER II Traffic Impact Analysis Table 4. Existing Year 2023 Intersection Capacity Analysis Overall Intersection LOS/ Worst Approach LOS Overall Intersection Delay/ Worst Approach Delay PAGE 7 Results of the forecast year 2025 no build intersection capacity analysis presented in Table 5 indicate that all study intersections will operate at overall LOS A or better during the a.m. and p.m. peak hours under forecast year 2025 no build traffic volumes except for CSAH 12 & Maryknoll Drive which operates at LOS B. In addition, no significant side -street delay or queuing issues were observed in the field or traffic simulations. Detailed operations and queuing analysis results are presented in the Appendix. Table 5. Forecast Year 2025 No Build Intersection Ca Ana Manning Avenue & 80th Street A / D 9.5 / 37.7 A / C 5.3 / 34.6 80th Street & Abercrombie Lane A / A 0.9 / 2.9 A / A 0.9 / 3.9 CSAH 12 & Maryknoll Drive B / D 15.4 / 40.5 B / D 11.8 / 44.4 Overall Intersection LOS/ Worst Approach LOS Overall Intersection Delay/ Worst Approach Delay 3. Proposed Development The proposed development consists of 187 multifamily housing units and is shown in Figure 4. The development currently includes 17 buildings for the 187 multifamily housing units and one clubhouse. Full access to the site is provided along 80th Street, approximately 700 feet east of Manning Avenue. As previously noted, the access for the proposed development aligns directly across from Abercrombie Lane, an existing T-intersection serving as the primary access to a similar existing multifamily housing development along the north side of 80th Street. The most recent development site plan is included in the Appendix for reference. Alliant No. 222-0208 � t n rr _ 7N wee r� - I I ..y.- „r The _— e w ii-nI Sundance Stillwater TIA 4 4 ALLIANT .nmTrm i P�. i . �' Figure 4 Proposed Site Plan eALLIANT SUNDANCE STILLWATER II TrafficlmpactAnalysis PAGE 9 3.1 TRIP GENERATION To account for traffic impacts associated with the proposed development, trip generation estimates were developed for the weekday a.m. and p.m. peak hours as well as on a daily basis. The estimates were developed utilizing trip generation rates for similar land uses as documented in the ITE Trip Generation Manual, 11t" Edition. 3.1.1 ITE Trip Generation Manual The ITE Trip Generation Manual was utilized to estimate the trip generation potential for the proposed development only, as no additional developments are currently being built near the proposed development. The ITE Trip Generation Manual provides peak hour and daily trip generation rates based on studies of similar land uses. Estimated site generated traffic based on the ITE Trip Generation Manual is detailed in Table 6. Table 6. Trip Generation Estimate Source: Institute of Transportation Engineers (ITE)Trip Generation Manual, 11th Edition. Note: Multifamily Housing (Low -Rise) assumes 1 to 3 floors. (1) Trips generated for the a.m. and p.m. peak hours of the adjacent roadway network. (2) Pass -By Trips and Multi -Use Reduction not applicable. Results of the trip generation estimates indicate the proposed development is expected to generate approximately 75 a.m. peak hour, 95 p.m. peak hour, and 1,260 daily trips. Based on the methodology described in the ITE Trip Generation Manual, pass -by trips and multi -use reductions were not applied. 3.1.2 Trip Distribution and Assignment The distribution of site -generated traffic was estimated based on a review of existing traffic volumes (collected in March 2023), traffic patterns, and engineering judgement. As the 80t" Street & Abercrombie Lane intersection serves as the primary access for an existing multifamily housing development along the north side of 80th Street, the distribution of trips to / from the proposed development is likely to be similar. Traffic patterns at this intersection suggest the directional split should be different by both peak hour and by direction (entering / exiting). The estimated proposed development directional distributions are shown in Figure 5. These trip distributions were applied to the respective estimated site -generated traffic volumes to generate development added trips, shown in Figure 6, which were added to the 2025 no build traffic volumes for the adjacent roadway network to generate 2025 build traffic volumes shown in Figure 7. It should be noted that the intersection of CSAH 12 & Boutwell Road is right -in / right -out, so all eastbound 80t" Street trips destined for Stillwater would utilize the CSAH 12 & Maryknoll Drive intersection with all westbound trips returning from Stillwater utilizing the free right at CSAH 12 & Boutwell Road (not modeled). Alliant No. 222-0208 Sundance Stillwater TIA Figure 5 Directional Distribution AlALLIANT eALLIANT SUNDANCE STILLWATER I/ TrafficlmpactAnalysis PAGE 13 4. Future Conditions Analysis To help determine near -term impacts associated with the proposed development, future build conditions (i.e., one year after opening) were evaluated assuming all units were occupied. Forecast year 2025 build traffic volumes were developed utilizing the previously documented site -generated traffic volumes. 4.1 FORECAST YEAR 2025 BUILD CONDITIONS — INTERSECTION CAPACITY ANALYSIS To understand the extent to which the proposed development impacts the study area roadway network, forecast year 2025 build conditions were analyzed. Results of the forecast year 2025 build intersection capacity analysis presented in Table 7 indicate that all study intersections are expected to perform at overall LOS B or better during the a.m. and p.m. peak hours under forecast year 2025 build traffic volumes. In addition, no significant side -street delay or queuing issues were observed in the traffic simulations. The intersection of Manning Avenue & 80th Street decreases from an overall LOS A to a high -performing LOS B under a.m. peak hour build conditions. However, the overall change in delay is only 2.5 seconds (9.5 to 12.0) with the threshold between LOS A and LOS B being 10.0 seconds. Detailed operations and queuing analysis results are presented in the Appendix. Table 7. 2025 Build Intersection Capacity Analysis Forecast Year 2025 Build Conditions Overall Intersection LOS/Worst Approach LOS Overall Intersection Delay/Worst Approach Delay Alliant No. 222-0208 46 ALLIANT SUNDANCE STILLWATER II Traffic Impact Analysis PAGE 14 5. Site Plan Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements regarding vehicle ingress / egress, internal circulation, and pedestrian / bicycle connectivity: • Truck turning movements should be reviewed to ensure that delivery, garbage / recycling trucks, fire trucks, etc. have adequate accommodations to negotiate the internal parking lot. • There is existing sidewalk along the east side of Abercrombie Lane, with a substantial multi -use trail network along the north side of 80th Street and the east side of Manning Avenue. Sidewalk is provided within the development site along the east side of Abercrombie Lane connecting to the existing trail network to the north. Improvements (ramps, signing, etc.) to ensure pedestrians and bicyclists can cross from the development, and are visible when doing so, may be considered. • Sidewalk is not provided between Building 2 and Building 3 in the southeast corner of the development. As such, a crossing (ramps, signing, etc.) of the development ring -road near Building 3 may be desirable to accommodate residents attempting to walk to the Clubhouse / dog park. • Queues entering the development from 801h Street are expected to be minimal. Traffic control (stop - signs, yield sign, etc.) at the T-intersection of Abercrombie Lane and the development ring -road should be considered if safety and internal traffic circulation becomes an issue. 6. Conclusions & Recommendations The following study conclusions / recommendations are offered for consideration: • The proposed development would be expected to generate approximately 75 a.m. peak hour, 95 p.m. peak hour, and 1,260 daily trips for the current development plan. • Results of the existing year 2023 and forecast year 2025 no build and build intersection capacity analyses indicate that all study intersections are expected to operate at overall LOS B or better during the a.m. and p.m. peak hours. Furthermore, no significant delay or queuing issues were observed. o The intersection of Manning Avenue & 80th Street decreases from an overall LOS A to a high - performing LOS B under a.m. peak hour build conditions. However, the overall change in delay is only 2.5 seconds (9.5 to 12.0) with the threshold between LOS A and LOS B being 10.0 seconds. A review of the proposed site plan was completed to identify any issues and recommend potential improvements regarding vehicle ingress / egress, internal circulation, and pedestrian / bicycle connectivity. A summary is provided in Section 5.0: Site Plan Review. Alliant No. 222-0208 Appendix SUNDANCE STILLWATER (STILLWATER, MN) TRAFFIC IMPACT ANALYSIS ALLIANT ENGINEERING, INC. 733 S Marquette Ave #700, Minneapolis, MIN 55402 Intersection: Manning Avenue & 80th Street Site Code: 100 Date: 3/30/2023 Ref Pt: N/A Duration: 7:00-9:00, 16:00-18:00 Page No: 1 of 3 **BREAK** 16:00 1 79 80 11 2 13 141 20 161 0 254 16:15 4 92 96 10 5 15 152 26 178 0 289 16:30 1 107 108 12 -- 12 1 143 19 163 0 283 16:45 3 103 106 12 3 15 1 165 30 196 0 317 Hour Total 9 381 390 45 -- TO 55 -- - 9r 2-601 95 698 -- 1143 17:00 3 102 105 16 2 18 2 1 147 22 170 0 293 2 17:15 -- 87 87 13 1 14 1 -- 157 21 178 0 279 1 17:30 3 93 96 12 2 14 -- 132 32 164 0 274 17:45 1 76 77 8 -- 8 -- 104 17 121 0 206 -- Hour Total 7 358 365 49 5 54 3 1 540 92 633 -- 1052 3 Grand Total -- 30 1875 1 1906 -- -- 322 1 41 364 3 -- 9 1607 250 1966 -- -- -- 1 5 6 4142 3 • of App. 0.0% 1.6% 98.4% 0.1% 0.0% 88.5% 0.3% 11.3% 0.0% 0.5% 86.1% 13.4% 0.0% 0.0% 16.7% 83.3% • of Total 0.0% 0.7% 45.3% 0.0% 46.0% 0.0% 0.0% 7.8% 0.0% 1.0% 8.8% ##### 0.0% 0.2% 38.8% 6.0% 45.1% 0.0% 0.0% 0.0% 0.0% 0.1% 0.1% 0.0% Cars Total -- 29 1841 1 1871 -- -- 317 -- 38 355 3 -- 9 1579 250 1838 -- -- -- -- 5 5 -- 4069 3 Cars % of 0.0% 96.7% 98.2% 100% 98.2% 0.0% 0.0% 98.4% 0.0% 92.7% 97.5% ##### 0.0% 100% 98.3% 100% 98.5% 0.0% 0.0% 0.0% 0.0% 100% 83.3% 0.0% 98.2% Movement Trucks Total -- 1 34 - 35 - -- 5 1 3 9 -- - 28 -- 28 - -- -- I -- I -- 73 Trucks % of 0.0% 3.3% 1.8% 0.0% 1.8% -- 0.0% 1.6% 100% 7.3% 2.5% 0.0% 0.0% 1.7% 0.0% 1.5% -- 0.0% 0.0% 100% 0.0% 16.7% -- 1.8% Movement ALLIANT ENGINEERING, INC. 733 S Marquette Ave #700, Minneapolis, MIN 55402 Intersection: 80th Street & Abercrombie Lane Site Code: 200 Date: 3/30/2023 Ref Pt: N/A Duration: 7:00-9:00, 16:00-18:00 Page No: 1 of 3 **BREAK** 16:00 1 5 6 7 5 12 0 8 13 21 39 16:15 3 2 5 16 1 17 0 8 22 30 52 16:30 3 5 8 6 2 8 0 2 18 20 36 16:45 2 4 6 13 2 15 0 12 21 33 54 Hour Total 9 16 25 42 30 74 104 181 17:00 8 5 13 1 9 1 10 0 9 17 26 49 1 17:15 3 3 6 -- 8 1 9 0 9 13 22 37 17:30 -- 2 2 1 12 4 16 0 10 25 35 53 1 17:45 1 4 5 -- 5 3 8 0 7 11 18 31 -- Hour Total 12 14 26 2 34 9 43 -- 35 66 101 170 2 Grand Total 31 99 130 5 -- -- 265 30 295 2 -- -- -- -- 0 -- -- 83 201 -- 284 2 709 9 • of App. 0.0% 23.8% 0.0% 76.2% 0.0% 0.0% 89.8% 10.2% 0.0% 0.0% 0.0% 0.0% 0.0% 29.2% 70.8% 0.0% • of Total 0.0% 4.4% 0.0% 14.0% 18.3% 55.6% 0.0% 0.0% 37.4% 4.2% 41.6% 22.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 11.7% 28.3% 0.0% 40.1% 22.2% Cars Total -- 31 -- 94 125 4 -- -- 260 29 289 2 -- -- -- -- 0 -- -- 81 199 -- 280 2 694 8 Cars % of 0.0% 100% 0.0% 94.9% 96.2% 50.0% 0.0% 0.0% 98.1% 96.7% 98.0% 25.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 97.6% 99.0% 0.0% 98.6% 25.0% 97.9% Movement Trucks Total -- - -- 5 5 1 -- -- 5 1 6 -- -- -- -- -- 0 - -- 2 2 - 4 -- 15 1 Trucks % of 0.0% 0.0% 0.0% 5.1% 3.8% ##### 0.0% 0.0% 1.9% 3.3% 2.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.4% 1.0% 0.0% 1.4% 0.0% 2.1% Movement ALLIANT ENGINEERING, INC. 733 S Marquette Ave #700, Minneapolis, MN 55402 Intersection: CSAH 12 (75th Street) & Maryknoll Drive Site Code: 300 Date: 3/30/2023 Ref Pt: N/A Duration: 7:00-9:00, 16:00-18:00 Page No: 1 of 3 **BREAK** 16:00 -- 6 14 1 21 -- -- 1 51 13 65 -- -- 2 3 2 7 -- -- 3 56 4 63 -- 156 -- 16:15 -- 10 12 1 23 -- -- -- 50 1 51 -- -- 5 11 2 18 -- -- 4 52 3 59 -- 151 -- 16:30 -- 8 11 4 23 -- -- 2 50 5 57 -- -- 4 7 3 14 -- -- 5 60 6 71 -- 165 -- 16:45 -- 13 9 1 23 -- -- 2 39 2 43 -- -- 5 11 6 22 -- -- 3 72 6 81 -- 169 -- Hour Total -- 37 46 7 90 -- -- 5 190 21 216 16 32 13 61 - -- 15 240 19 274 -- 641 -- 17:00 -- 9 9 2 20 -- -- 4 41 1 46 -- -- 3 11 2 16 -- -- 7 53 4 64 -- 146 -- 17:15 -- 13 11 1 25 -- -- 2 42 1 45 -- -- 2 6 2 10 -- -- 3 60 4 67 -- 147 -- 17:30 -- 16 8 -- 24 -- -- 1 34 -- 35 -- -- 1 5 5 11 -- -- 3 77 2 82 -- 152 -- 17:45 -- 15 5 1 21 -- -- 2 18 -- 20 -- -- 1 6 1 8 -- -- 1 55 3 59 -- 108 -- Hour Total -- 53 33 4 90 -- -- 9 135 2 146 - -- 7 28 10 45 -- -- 14 245 13 272 - 553 -- Grand Total -- 215 151 30 396 1 -- 23 672 29 724 -- -- 55 77 35 167 -- -- 50 820 50 920 -- 2207 1 %of App. 0.0% 54.3% 38.1% 7.6% 0.0% 3.2% 92.8% 4.0% 0.0% 32.9% 46.1% 21.0% 0.0% 5.4% 89.1% 5.4% %of Total 0.0% 9.7% 6.8% 1.4% 17.9% ##### 0.0% 1.0% 30.4% 1.3% 32.8% 0.0% 0.0% 2.5% 3.5% 1.6% 7.6% 0.0% 0.0% 2.3% 37.2% 2.3% 41.7% 0.0% Cars Total -- 207 151 28 386 1 -- 22 664 29 715 -- -- 54 76 35 165 -- -- 50 813 49 912 -- 2178 1 Cars %of 0.0% 96.3% 100% 93.3% 97.5% ##### 0.0% 95.7% 98.8% 100% 98.8% 0.0% 0.0% 98.2% 98.7% 100% 98.8% 0.0% 0.0% 100% 99.1% 98.0% 99.1% 0.0% 98.7% Movement Trucks Total -- 8 -- 2 10 -- -- 1 8 -- 9 - -- 1 1 -- 2 -- -- -- 7 1 8 -- 29 - Trucks%of 0.0% 3.7% 0.0% 6.7% 2.5% -- 0.0% 4.3% 1.2% 0.0% 1.2% -- 0.0% 1.8% 1.3% 0.0% 1.2% -- 0.0% 0.0% 0.9% 2.0% 0.9% -- 1.3% Movement Sundance Stillwater TIA - Measures of Effectiveness Summary Existing Year 2023 Conditions Overall Intersection LOS/ Worst Approach LOS Overall Intersection Delay/ Worst Approach Delay Forecast Year 2025 No Build Conditions Overall Intersection LOS/ Worst Approach LOS Overall Intersection Delay/ Worst Approach Delay Forecast Year 2025 Build Conditions Overall Intersection LOS/ Worst Approach LOS Overall Intersection Delay/ Worst Approach Delay Forecast Year 2025 No Build Conditions - AM Peak Hour Forecast Year 2025 No Build Conditions - PM Peak Hour Forecast Year 2025 Build Conditions - AM Peak Hour Forecast Year 2025 Build Conditions - PM Peak Hour