HomeMy WebLinkAbout2023-11-15 CPC Agenda Packetillwater 216 41h Street N, Stillwater, MN 55082
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AGENDA
PLANNING COMMISSION MEETING
November 15, 2023
REGULAR MEETING 7:00 P.M.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
1. Possible approval of October 25, 2023 regular meeting minutes.
IV. OPEN FORUM - Open Forum allows the public to address subjects which are not a part
of the meeting agenda. The Chairperson may reply at the time of the statement or give
direction to staff. Please limit your comments to 5 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.
2. Case No. CD 2023-54: Adopting Findings of Denial for the Variance Request to
Impervious Surface requirements at 617 Wilkins St W. (Staff Reviewer, Ben
Gutknecht, 651-430-8818, bqutknecht(a).stillwatermn.gov)
VI. UNFINISHED BUSINESS
VII. 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.
3. Case No. CD 2023-48: Zoning Map Amendment and Preliminary and Final Plat,
12811 62nd Street North. (Staff Reviewer, Ben Gutknecht, 651-430-8818,
bqutknecht a(-).stillwatermn.gov)
4. Case No. CD 2023-60: Interim Use Permit to allow a seasonal outdoor sauna
located at 425 Nelson Street (The Dock Caf6) (Staff Reviewer, Ben Gutknecht, 651-
430-8818, bgutknecht(aD_stillwatermn.gov)
VIII. DISCUSSION
IX. FYI — STAFF UPDATES
5. Affordable Housing Policy Work Plan Update
X. ADJOURNMENT
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THE lINTNELACE OF MINNESOTA
PLANNING COMMISSION MEETING MINUTES
October 25, 2023
REGULAR MEETING
Chairman Dybvig called the meeting to order at 7:00 p.m.
7:00 P.M.
Present: Chairman Dybvig, Commissioners Cox (remotely), Hoffman, North, Steinwall,
Swanson, Councilmember Odebrecht
Absent: None
Staff: Community Development Director Gladhill, Planning Manager Gutknecht
APPROVAL OF MINUTES
Possible approval of minutes of September 27, 2023 regular meeting
Motion by Councilmember Odebrecht, seconded by Commissioner North, to approve the minutes
of the September 27, 2023 meeting. Motion passed 5-2 with Commissioners Hoffman and
Swanson abstaining.
OPEN FORUM
Lynn Renee, 1118 Linden Street, questioned the Comprehensive Plan 2040 in the Housing
Section, page 17, where it states "Woodbury officials also take part in planning." Chairman
Dybvig asked staff to look into it and correct it if necessary.
CONSENT AGENDA
Adopting Findings of Denial for the Variance Request to Yard Setbacks for Exterior
Balconies at Chapel Hill Flats, 107 3rd Street North (Landucci Construction) -
Resolution PC2023-25
Motion by Commissioner Steinwall, seconded by Commissioner North, to adopt the Consent
Agenda. All in favor.
UNFINISHED BUSINESS
Case No. CD 2023-54: Variance to Impervious Surface for the construction of an accessory
building (detached garage) located at 617 Wilkins Street West
Assistant Planner Gutknecht explained that on September 27, 2023, the Planning Commission
tabled action on the Variance request to determine if there was existing impervious surface
that could be removed from the property that would negate the need for the Variance. Staff
determined that the existing structural impervious surface on site today is 16.4% (1,037
square feet) not including the shed. The addition of a 576 detached garage would continue to
increase the total structural impervious surface to 25.4% of coverage. Staff has extended the
initial 60-day review deadline of November 7, 2023 an additional 60 days to January 6, 2024 to
accommodate any further review. The applicant has stated they've removed portions of
concrete impervious surface and will remove a portion of the shed that may be on their
property. Further, the applicant outlines that City Code does not specify rounding principles
when calculating impervious surface percentage. However, City Code states 25% as the
Planning Commission
October 25, 2023
maximum amount and staff would interpret any amount over to be inconsistent with City
Code, but is open to the Planning Commission's interpretation of this point. Staff continues to
recommend denial of the Variance application and finds the plight outlined by the landowner
does not satisfy the required practical difficulty requirements.
Councilmember Odebrecht explained the Planning Commission's job is to interpret and follow
the rules set by City governing bodies. He stated that "practical difficulties" is a tricky term that
has a legal meaning. He does not think the Variance request meets the practical difficulty test.
Bryce Hanson, 617 Wilkins Street West, applicant, thanked the Commission for considering the
case thoughtfully.
Danette Langness, the applicant's stepmother, said she understands Councilmember
Odebrecht's point in that it doesn't meet the practical difficulties test, but if the Commission
proceeds on that basis, variances would never be approved.
Councilmember Odebrecht countered that he has a heart for the request, but variances are a
legal "forgiveness" for not following the law.
Chairman Dybvig added that what's required to approve a variance is that there's some
abnormality of that property that prohibits the property owner from complying with the law.
Ms. Langness asked if the Commission has approved any impervious surface coverage
variances in the past 36 months.
Chairman Dybvig answered there were a couple of developments where houses were designed
with sliding glass doors on the second floor, and then the lots were built to the 25% threshold
so that adding a deck, which seemed reasonable, would put them over the threshold. It was a
mistake that was probably made by staff when those developments were initially approved
and there was probably an expectation that they would be allowed to have some sort of deck.
Ms. Langness said this is disheartening. She disagreed with the Commission's findings, adding
that black letter law variances are not precedential and they are discretionary. More good than
harm would come of this variance in that the applicant would be able to better control the
stormwater. She is adamant that this is ripe for approval.
Motion by Commissioner Steinwall, seconded by Commissioner Hoffman, to deny Case No. CD
2023-54, Variance to Impervious Surface for the construction of an accessory building (detached
garage) and direct staff to bring a resolution to the November Commission meeting adopting
written findings stating that the applicant failed to meet the practical difficulties test. All in favor.
Mr. Gladhill noted the applicant has ten days to file an appeal to be heard by the City Council.
PUBLIC HEARINGS
Case No. CD 2023-04: Sundance Stillwater Zoning Map Amendment, Preliminary Plat and Final
Plat (12100 Block of 80th Street North).
Mr. Gladhill noted that the Comprehensive Plan for 2040 guides this site as medium density
residential, but the City has not finished amending the zoning map to match the long term
vision, so the proposal requires a zoning map amendment. Just because the Comp Plan
designates medium density residential doesn't mean that the City must approve this particular
medium density residential project. The proposal applies the same zoning district that is
across the street on the north side of 80th Street (referred to as Boutwell Road). There are five
parcels in this project. Staff believes Cove Townhouse Residential is an appropriate zoning
district to comply with the Comp Plan though not the only zoning district that could be used
Page 2 of 6
Planning Commission
October 25, 2023
here. If the Commission does not want to move forward today, staff can reevaluate the Comp
Plan or further research whether this medium density residential district is appropriate.
Comments from Washington County were added to the agenda packet today. In an ideal world
there would be better connectivity between this project and developable area to the south,
however working against that is preservation of a significant wetland complex that is a feeder
to Brown's Creek. The goal is to always try to avoid impacts to wetland.
Mr. Gutknecht reviewed the plat proposal. The proposed development is a 179-unit townhome
development at the southeast intersection of Manning Avenue and 80th Street North. It
includes 17 apartment buildings, a clubhouse, and maintenance building. All of the proposed
residential buildings comply with the maximum massing standards and the maximum height
of two and a half stories, not to exceed 35 feet. All setback requirements appear to have been
met except one: there appears to be a 35-foot setback between the maintenance building and
an 8-unit residential building where 40 feet is required. Staff recommends that the site map be
updated to reflect a compliant distance of 40 feet. A traffic study by a traffic engineer was
provided which concluded that while the traffic level will increase, overall acceptable levels at
intersections surrounding the proposal would not drop below acceptable levels. The proposed
parking complies with standards outlined for multi -family units/apartments, with 2.3 stalls
per unit, and 60 guest stalls. The plan indicates that 349 trees will be removed which is over
the allowed 35% threshold; the applicant has provided a Tree Replacement Plan as required;
staff suggests making this a condition of approval. It appears the proposal is consistent with
wetland buffer standards; the Management Plan which requires a 50 foot buffer has been met.
Staff recommends that as a conditional of approval, the applicant shall submit plans to Brown's
Creek Watershed District for review. Based on guidance of the Comprehensive Plan, staff
recommends approval of the request as presented, with conditions of approval as outlined in
the staff report and resolution. He added that City Code requires formal approval from both
the Planning Commission and City Council as it relates to the Plat approval.
Noting that the preliminary plat references a conservation easement, Commissioner Steinwall
asked if it should be revised to remove that term and say wetland buffer.
Mr. Gladhill replied there is a wetland setback but staff should clarify if there's an expectation
that a conservation easement be recorded.
Applicant Ryan Sailer, Vice President of Development, Timberland Partners, explained the site
plan for 179 units with a mix of 1, 2, 3 bedroom units, on 22 1/2 acres, net density of 7.95. This
is lower density than the current development across the street. He described the units, the
amenities available to tenants, typical rents, and renter profiles. He emphasized the firm's
commitment to building neighborhoods that the community can be proud of.
John Gronhovd, Alliant Engineering, stated the conservation easement was put on the plat with
the understanding that was a requirement from the Watershed District. There may have been
other options.
Mr. Gladhill said staff will work to verify that before the proposal goes to the City Council.
Commissioner Cox remarked on the single car garages and a note from Stillwater Public Works
Director Sanders about street widths and parking. Assuming tenants are young couples who
likely have more than one car, she asked if there will be on -street parking or a need to
eliminate a sidewalk as Mr. Sanders discussed.
Mr. Sailer replied that the one bedroom units typically have one garage stall, the two bedroom
units have one or two stalls. He believes the development is overparked. Typically all the
Page 3 of 6
Planning Commission
October 25, 2023
parking is contained within the garages or driveways. They have discussed no parking signs on
streets to facilitate snow removal.
Mr. Gladhill added that he, Mr. Sanders and Planning Manager Gutknecht met with the
developer earlier to review those comments, and they feel comfortable with the parking bays
as proposed throughout the project. Ideally there would be 25 foot long driveways, however
they are 20 feet which meets code, and those driveways are largely on the private roadway
spurs, not on the public road. They also talked about the responsibility of the property owner
for sidewalk snow removal and where the City's responsibility ends with on -street snow
removal. They are meeting fire code requirements for restricted parking based on lot width. He
stated that the City Engineer said it seems acceptable. Police are on board with the Fire
Marshall's comments, as long those street parking standards can be enforced and the
developer is required to install the signs. There is a similar situation in Liberty and Legends
with narrow streets, parking bays and restricted parking.
Commissioner Steinwall asked about this afternoon's changes in the site plan.
Mr. Gladhill stated that the developer is now looking at a second access on the east side.
Earlier, the cul de sac diameter was too small and the City's public safety team was not excited
about the second access being for emergency vehicles only. So the developer eliminated the cul
de sac, extended the road, swung it back up to meet with 80th Street, and staff thinks it is
acceptable at this time.
Chairman Dybvig opened the public hearing.
Abby Ulrich, Abercrombie Lane in the Settler's Glen neighborhood across the 80th Street,
spoke against the proposal. She voiced concern about construction disruptions, higher traffic
volumes, displacement of wildlife and the loss of trees. She would prefer single family homes.
Pam Wells, 12121 80th Street North, stated when Settler's Glen was proposed across the street
from her, she thought it was going to be a problem. It hasn't been a problem at all and there's
hardly that much traffic.
Lynn Renee, 1118 Linden Street West, stated the Comp Plan aims to provide options for
seniors for whom single level living is important. However for the smallest unit available,
income needs to be roughly $80,000 in order to comfortably afford the units. Also the Comp
Plan talks about the goal of putting properties near parks and she is not sure how close parks
are to that area.
Jim Jutz, 3708 Abercrombie Lane, echoed concerns about parking and pricing of the units.
Having been an original owner at Lodges of Settler's Glen for 20 years, he said site parking is a
challenge. In winter because of snow removal and other restrictions, parking becomes a bigger
issue. With 179 units with an average household size of 2.3, there is a great chance of having
households with three vehicles. There is not enough parking for households plus guests.
Stillwater Police and Fire were supposed to help his area address their parking violations, but
seem to have a deaf ear. When there is not enough parking and restricted fire lanes, there is a
risk of public safety vehicles not getting through. Additionally, considering the Stillwater
average household income of $127,000, a three bedroom, $42,000/year rental is "well over the
23% that is recommended for housing."
Councilmember Odebrecht asked Mr. Jutz to email him regarding the issues in his area.
Michael Dekker, 12055 80th Street North, one of the sellers, said for the last nine years he has
been looking for a developer to propose a development that met the City's guidelines. The
Page 4 of 6
Planning Commission
October 25, 2023
proposed development is at the low end of density guidelines and he would be quite upset if
the proposal were rejected on grounds of density being too high given that he has turned down
many offers from developers who wanted to put in 3, 4, 5 per acre developments. Regarding
concerns about pricing, he reminded the Commission that all market rate housing increases
affordability of all housing as people move into the new housing and out of old housing,
making it available for others. If the City is concerned about affordability, it needs more
housing, not less, and should ask the developer to increase the density, not lower it or lower
the prices.
Greg Davis, 1545 Amundson Lane, voiced concerns about the reasoning behind the
development. He fails to see how it benefits the community. He feels concerns brought up
regarding the cost per unit are valid. The applicant mentioned 10% of units will have children -
that's a low number, is it appropriate? It feels like development may be too focused on a
particular demographic and not the community as a whole. While Stillwater needs more
housing, he doesn't know if this is actually good for the entire community.
Chairman Dybvig closed the public hearing.
Commissioner Hoffman said he sympathizes with the comments but this is actually lower
density than the development to the north. A lot of thought has gone into the proposal. There is
a housing need in Stillwater for market rate apartments. He too is concerned about tree
replacement and wetland impacts. There is very little developable land left and the Comp Plan
calls for this type of development. He feels the developer has done a good job addressing the
concerns over the past nine months. Changing to two entrances will alleviate some of the
traffic at Abercrombie and 80th.
Commissioner Steinwall agreed, adding that people like this developer and others make
decisions based on the Comp Plan. The City spent a lot of time on the Comp Plan before it was
adopted. The requested zoning map change is consistent and appropriate. She supports
recommending the zoning map amendment to the City Council.
Motion by Commissioner Steinwall, seconded by Commissioner Swanson, to recommend that the
City Council approve Case No. CD 2023-04, Zoning Map Amendment to CTHR for Sundance
Stillwater.
Commissioner North agreed with several of the Commissioners' comments in terms of tree
replacement and conservation easement. Parking is a consideration but it seems this is
consistent with the Comp Plan so he supports the zoning change.
Councilmember Odebrecht said in this case he feels the City got the Comp Plan wrong. This
development does not fit in with the neighborhood as evidenced by what he sees as a severe
parking deficiency. Parking drives an enormous amount of decision making. A three -bedroom
will have at least two cars, maybe three. He would like to revisit the Comp Plan before
considering a zoning amendment.
Commissioner Cox stated this type of housing would have been perfect for her family and for
families who would like to come into the Stillwater community. She supports it.
Chairman Dybvig remarked the Comp Plan probably has it right here, this is the type of
housing needed in these areas. He concurred that parking is challenging but people make
decisions as to where they live based on some of these things as well.
Motion passed 6-1 with Councilmember Odebrecht voting nay.
Page 5 of 6
Planning Commission
October 25, 2023
Regarding the concerns expressed, Mr. Gladhill pointed out for the record, there is a section of
City Code dealing with allowed hours of construction, and a traffic study has been done. Staff
will reach out to Washington County on timing of the signal at 80th and Manning. There is a
tree preservation plan and the large trees on the perimeter are mostly preserved. A better trail
connection to 80th Street is being discussed, and there is a park in the near vicinity on the
other side of the Public Works campus. He also stated for the record, the motion should include
the revised version that eliminates the cul de sac and connects a second access to 80th Street
and the developer will have to correct all the plans that go along with that - this should be a
condition of approval.
Motion by Commissioner Cox, seconded by Commissioner Hoffman, to adopt Resolution 2023-
26, Resolution Approving a Preliminary and Final Plat for Sundance Stillwater, with the revised
version that shows two exits and entrances on 80th Street and no cul de sac. Motion passed 6-1
with Councilmember Odebrecht voting nay.
Mr. Gladhill noted that this is the first step and there will be additional meetings. On November
8 (rescheduled Council meeting date), the City Council probably will have first reading of the
ordinance related to the zoning map - it will not be a public hearing. Another public hearing
will be held either in late November or early December.
NEW BUSINESS
There was no new business.
DISCUSSION
Commissioner Steinwall asked about upcoming meeting dates, and Mr. Gladhill answered the
meetings are rescheduled for November 15 and December 20 due to the holidays.
FYI STAFF UPDATES
Mr. Gladhill noted there are still staff vacancies. A new assistant planner will start November 7.
ADJOURNMENT
Motion by Councilmember Odebrecht, seconded by Commissioner Hoffman, to adjourn the
meeting at 8:29 p.m. All in favor.
John Dybvig, Chair
ATTEST:
Tim Gladhill, Community Development Director
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
Resolution 2023-26, Resolution Approving a Preliminary and Final Plat for Sundance
Stillwater
Page 6 of 6
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0 R r H Y i A C E O F M I N N E S 0 1 A
DATE: November 15, 2023
TO: Honorable Chair and Planning Commissioners
FROM: Ben Gutknecht, Planning Manager
SUBJECT: Case No. 2023-54: Findings for Denial for Variance request to exceed the
required structural impervious surface and facilitate construction of an
accessory structure (detached garage) located at 617 Wilkins Street West.
BACKGROUND
At the October 25, 2023 Planning Commission Meeting, the Planning Commission
denied a Request for Variance to the allowable structural impervious surface intended to
facilitate the construction of an accessory building (detached garage). 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 Structural Impervious Surface for an accessory structure request at 617
Wilkins Street West.
City of Stillwater
Washington County, Minnesota
RESOLUTION PC 2023-24
RESOLUTION ADOPTING WRITTEN FINDINGS FOR DENIAL OF A
VARIANCE TO EXCEED THE MAXIMUM ALLOWABLE STRUCTURAL
IMPERVIOUS SURFACE OF 25% AT 617 WILKINS STREET WEST,
STILLWATER, MINNESOTA
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 property is currently at 16.36% structural impervious
surface and the Applicant has approximately 548 square feet available for the
construction of structural impervious surface; and
WHEREAS, the Planning Commission considered the Variance at its
September 24, 2023 meeting, held a public hearing and took testimony from the
public.
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 request to exceed the maximum total structural impervious surface area
of 25%:
The requested Variance was not consistent with all the requirements
for granting a Variance as described in City Code Section 31-208.
Specifically, there are not unique circumstances on the Property
necessitating a variance to the impervious surface.
1) The Property has sufficient space to accommodate a
reasonably sized detached garage; and
2) There are no unique physical conditions that necessitate a
larger detached garage; and
3) The Property Owner simply wants a larger detached garage
than allowed by City Code.
Adopted by the City Planning Commission this 15th day of November, 2023.
CITY OF STILLWATER
John Dybvig, Planning Commission
Chair
ATTEST:
Tim Gladhill, Community Development Director
0A
EXHIBIT A
Legal Description of the Applicant's Property
Abstract Property
Parcel ID: 28-030-20-21-0017
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
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T H E B I R T H P L A C E O F M I N N E S O T A
DATE: November 15, 2023
TO: Honorable Chair and Commission Members
FROM: Ben Gutknecht, Planning Manager
Tim Gladhill, Community Development Director
SUBJECT: CD 2023-48 — Zoning Map Amendment, Preliminary Plat and Final Plat:
12811 62nd Street North
BACKGROUND
The City has received an Application from Kurt Zaspel for a Zoning Map Amendment,
Preliminary Plat, and Final Plat to facilitate the reconfiguration of two existing lots into two
new lots that comply with local zoning controls. As a Zoning Amendment, the City has a
high degree of discretion and is not obligated to approve the Zoning Amendment.
Comprehensive Plan (future vision)
The 2040 Comprehensive Plan guided these parcels as Low Density Residential. This
designation provides for a density of 1 to 4.4 units per acre. Typical uses include single
family homes, other uses include playgrounds, parks, churches and schools. This
designation is also the predominant type in western Stillwater and is the largest category
throughout the City with 1,527 acres in the LDR land use category. This proposed map
amendment helps advance the goals of this land use designation.
The City is still in the process of
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implementing the 2040 Comprehensive
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Plan. A key piece of implementation is
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to update the City's Official Zoning Map
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(regulatory context) to be consistent
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with the 2040 Comprehensive Plan.
That has not yet occurred for this site.
The process is accelerated for this
particular lot due to the request. While
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the Comprehensive Plan guides the
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s
City to rezone this property and
neighboring lots to a low -density
residential district, it doesn't mean that the
City has to require
all adjacent parcels rezone
at this time in response to this proposal.
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 inIns
ti35 "`^fi;rs 45
anticipation of this style of zoning district,
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the City could decline the Zoning
Amendment and direct Staff to amend the
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Comprehensive Plan or further study_
R' Lakeshore
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existing low -density zoning districts.
Residential
Unlike a routine land use application that
1601 Probe - _
checks a proposal against the plain
language of the Zoning Code, requiring
that the City approve any project that
meets all minimum requirements of the
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-
Zoning Code, the City is not obligated to
- --- -
move this request forward.
----------
_..------'-------__
Project Review
Comprehensive Plan Considerations
The Comprehensive Plan allows a density range between 1-4.4 units/acre. The proposed
project has a net density of 4.1 units/acre.
Zonina Considerations
The Applicant is proposing a Zoning Map Amendment to LR: Lakeshore Residential
District. This is appropriate in this 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 62nd Street N. Further, the property is located within the shoreland
management overlay district. The site is currently located in the AP: Agricultural Preserve
District.
Dimensional Standards Review
Required
Proposed Lot
Proposed
1
Outlot A
Lot Area
20,000 square feet Minimum
Net slopes =
Net slopes =
48,704 sf
33,185 sf
Lot Width
80 feet
350.38
208.76 feet
Lot Depth
170 feet
173.96
173.96 feet
Frontage
35 feet
350.38
208.76 feet
Requirement
Setbacks
Front Yard
House — 25 feet
House — 77'
N/A
Garage (front facing) — 32 feet
Garage (side
Garage side facing) — 20 feet
facing) — 45'
Side Yard
House — 10 feet
House — 67' to
N/A
Garage — 5 feet
east lot line,
172' to west
lot line.
Garage — 81'
to east lot line,
189' to west
lot line.
Rear Yard
Any Building, swimming pool or other
Compliant
N/A
structure — 85 feet to OHWM
Impervious
12,176 square feet (25% of lot may be
6,420.97 st
Surface
covered per Shoreland Management
overlay
Right -of -Way Dedication
The applicant is dedicating a total of 20,456 square feet as right-of-way for 62nd Street
North, thus ensuring consistency with the right-of-way to the east of the site.
Tree Preservation
There is no proposed removal of trees associated with this project therefore a
preservation plan is not required.
Parkland Dedication
Because the applicant is not proposing the dedication of any trail or parkland, per Section
48-51, a parkland dedication fee of $2,000 and trail dedication fee of $500.00 will be
required consistent with the creation of one new lot.
I_?.T.7(1t.7iF7L • u
As noted in the above table, the proposal complies with the proposed LR District massing
standards and does not appear to create a nonconforming structure with the existing
dwelling. The applicant will be connecting to sanitary sewer and water per the
requirements of the Engineering Department. This will include the abandonment of the
existing septic system.
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 Maa 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)
City of Stillwater
Washington County, Minnesota
RESOLUTION PC 2023-27
RESOLUTION APPROVING A PRELIMINARY AND FINAL PLAT FOR ZASPEL
RIDGE ADDITION
WHEREAS, the City of Stillwater received a Preliminary Plat and Final Plat application
from Dan Thurmes ("Representative") and Kurt and Lisa Zaspel ("Property Owners") for
Properties owned by Kurt and Lisa Zaspel ("Owners"), located at following properties;
• 12811 62nd Street North
legally described as in Exhibit A (the "Properties"); and
WHEREAS, the Planning Commission reviewed the request on November 15, 2023.
NOW THEREFORE BE IT RESOLVED that the City of Stillwater Planning
Commission hereby approves the preliminary and final plat of Zaspel Ridge Addition, with the
following Conditions of Approval:
1. Site shall be developed in substantial conformance with the plans on file with the
Community Development Department, except as modified by the conditions herein.
2. Review and approval by Brown's Creek Watershed District
3. Parkland and Trail dedication fees paid for prior to release of Plat.
4. Review and Approval by the City Engineer
Adopted by the Planning Commission this 15th day of November, 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: 31-030-20-44-0007
Abstract Property Type
All that part of the South 1/2 of the Southeast 1/4 of Section 31, Township 30 North, Range
20 West, Washington County, Minnesota, described as follows: Commencing at the
Northwest corner of said South 1/2 of the Southeast 1/4; thence South 89°25' 16" East
(assumed bearing) along the Northerly line thereof 42.00 feet; thence South 65012'11" East
214.95 feet; thence Easterly along a tangential curve, concave to the North, radius 1333.12
feet, central angle 17003'51" 397.04 feet; thence South 82016'02" East along tangent
806.81feet; thence South 82056' 16" East 66.50 feet to the point of beginning of the parcel
being described; thence continuing South 82056' 16" East 534.32 feet; thence South
19°51'55" West 227.39 feet; thence North 81'14'15" West 458.34 feet; thence North 209.73
feet to the point of beginning, EXCEPT that part of the South 1/2 of the Southeast 1/4 of
Section 31, Township 30 North, Range 20 West, Washington County, Minnesota, described
as follows, to wit: Commencing at the Northwest corner of the South 1/2 of the Southeast
1/4; thence South 89°25'16" East (assumed bearing) along the Northerly line thereof 42.00
feet; thence South 65012' 11" East 214.95 feet; thence Easterly along a tangential curve,
concave to the North, radius 1333.12 feet, central angle 17003'51 ", 397.04 feet; thence
South 82016'02" East along tangent 806.81feet; thence South 82056'16" East 538.44 feet to
the point of beginning of the parcel being described; thence continuing South 82056'16"
East 62.38 feet; thence South 19051'55" West 227.39 feet; thence North 810 14' 14" West
61.99 feet, more or less, to the intersection with a line which bears South 19°51'55" West
from the point of beginning; thence North 19°51'55" East along said line 225.51feet, more or
less, to the point of beginning.
AND
All that part of the South 1/2 of the Southeast 1/4 of Section 31, Township 30 North, Range
20 West, Washington County, Minnesota, described as follows: Commencing at the
Northwest corner of the South 1/2 of the Southeast 1/4 of Section 31, Township 30 North,
Range 20 West, Washington County, Minnesota; thence South 89025' 16" East (assumed
bearing) along the Northerly line thereof 42.00 feet; thence South 65'12'11" East 214.95
feet; thence Easterly along a tangential curve, concave to the North, radius 1333.12 feet,
central angle 17°03'51", 397.04 feet, thence South 82°16'02" East along tangent 806.81feet
to the point of beginning; thence South 82'56'16" East 66.50 feet; thence South 209.73
feet; thence North 81 °14'14" West 66.78 feet more or less to the intersection with a line
which bears South from the point of beginning; thence North 207.73 feet to the point of
beginning.
■■ iii
i'
,c ME
EXISTING LEGAL DESCRIPTION: Z /ks P E I-
T
(AS SHOWN ON WARRANTY DEED DOC. NO 3238768) R 1 G F-=
All that part of the South 112 of the Southeast 1 /4 of Section 31, Township 30 North, Range
/ 20 West, Washington County, Minnesota, described as follows:
Commencing at the Northwest comer of said South 112 of the Southeast'/4; thence South ADDITION
89°25' 16" East (assumed bearing) along the Northerly line thereof 42.00 feet; thence South
�q22 CONNECT/;// t 65°1 2'1 1 "East 214.95 feet; thence Easterly along a tangential curve, concave to the North,
TO EXISTING k, / , , -,_ ^ radius 1333.12 feet, central angle 17397.04 feet; thence South 82°16'02" East along
- MANHOLE L - _ - SAN NH _ ,� ,�_
I qz - RIM=g25 7 L tangent 806.81 feet; thence South 82°56' 16" East 66.50 feet to the point of beginning of the
----- �- , INV=g15.5 92� parcel being described; thence continuing South 82°56' 16" East 534.32 feet; thence South OWNER:
ENCH MARK FOU 19'51'S5" West 227.39 feet; thence North 8114'14" West 458.34 feet; thence North 209.73
7gl2.67 TNH= ----�
---2.67 I q26_ _- 92 1/2E IRO feet to the point of beginning, EXCEPT that part of the South 1 /2 of the Southeast 1 /4 of KURT & LISA ZASPEL
you ou - MATC 9�� / 91/o Section 31, Township 30 North, Range 20 West, Washington County, Minnesota, described as 1 UR 1 62ND A N
IFY"ANEZ" follows, to wit: Commencing at the Northwest comer of the South 112 of the Southeast 1 /2;
/ 'l'0/lyT SEE DETAIL EXISTING
-
_ thence South 89'25'16" East (assumed bearing) alongthe Norther) line thereof 42.00 feet; STILLWATER MN 55082
.. «.; •.:j,:`.� - OU 9 WATER PONDNG g y
,....,.....,...: 2
- (j SERVICE �•.
I ou � �.--. � � IAREA I thence South 65°1 2' 1 1"East 214.95 feet; thence Easterly along a tangential curve, concave to 651-368-6474
/�_ - - - - - you :: :::: 900 iOWNER: CITY the North, radius 1333.12 feet, central angle 1 7°03'S1", 397.04 feet; thence South 82'16,02"
/E NE3 �..''`` . IOF East alongtangent 806.81 feet; thence South 82'56'16" East 538.44 feet to the point of
STILLWATER--I 9
beginning of the parcel being described; thence continuing South 82'56'16" East 62.38 feet;
COUNTY/CITY:
thence South 19'51'55" West 227.39 feet; thence North 81 ° 14' 14" West 61.99 feet, more or
less, to the intersection with a line which bears South 19'51'S5" West from the point of
q28 14- O o e. IS,
_h WA S H I N G T O N
�'� � c � SBZ� �� beginning; thence North 19°51'55" East along said line 225.51 feet, more or less, to the point
9� gze.7x I N - 4d 53 .E of beginning. C O U IV TY
0 e Xg28. �/ 6 q23 ry 538• 44
�, 900 AND
q g33.6X i g27.6 q2\ 0 9/O XISTING CENTERLINE FOUND 1/2" IRON _
I CO 932 7 THAN 24GREA X g23.2 �- ° 0� S TR E D - - , 0 F
DIRECTIONAL ,� R_1880 8 q\qo % 1 "STACK" q02 All that part of the South 112 of the Southeast 1/4 of Section 31, Township 30 North, Range
_ - -2.5 xg20.6 6ZA,D ST 1 L L\/VAT E FZ
BORE2" q34. _ �=64.63 ,V 7�R� �� 20 West, Washington County, Minnesota, described as follows:
Z FORCEMAIN Xg33.3 12 +�/ ET 9,6R 9�R I - I __ I BENCH MARK I q04 Commencing at the Northwest corer of the South 112 of the Southeast 1 /4 of Section 31,
/ O h
01 I �A3 _°� 9 _ TNH_------r q06 Township 30 North, Range 20 West, Washington County, Minnesota; thence South 89°25' 16"
I o Ft, - / ssk ONN - ql2 - ] East (assumed bearing) along the Northerly line thereof 42.00 feet; thence South 65°12'11"
DCg35.0 7 _FM _ -1-� - 7 SLOPES East 214.95 feet; thence Easterly along a tangential curve, concave to the North, radius
[ DIRECTIONAL - - _ > Xg14.6 q\23 1 333.1 2 feet central angle 1 7'03'51" 397.04 feet thence South 82°16'02" East along tangent
93? BORE 2" �� F/q - _ o� w
xg35.3 9 9 9
XT3.4 / FORCEMAIN o`� -_--- _ FM _ [
_ ] 806.81 feet to the point of beginning; thence South 82°56'16" East 66.50 feet; thence South
q\e 8 9i i / 209.73 feet; thence North 81 °14'14" West 66.78 feet more or less to the intersection with a
W I oL� CO Xg27.1 - - 4 920 _ aCg12.4 0 6 ]
Xg37.1 q34 q3�0 / % a� _ Q Xg10.3 line which bears South from the point of beginning; thence North 207.73 feet to the point of
Xg37.0 CO g35.4 . s a� Io• i ql0 beginning.
r------
I 9� 3E5.\ / S83°49'54'E NORTH
X g10.3
q3 3� . 9
-----,
0 30 60
� I / �� � q " DIRECTIONAL R/W LINE I i
O N %0. W _ BORE 2" SEE NOTE
_ TITLE NOTES:
BLOCK' `� i Q FORCEMAIN / O ------ 9�9
9k p Q q X g
9`39 ~ q31 4> a EXOISTING SEWER / X 1 . NO TITLE COMMITMENT WAS PROVIDED.
�b 3�6 j LINE FROM HOUSE 2. SUBJECT TO 62ND STREET N.
o ��° o� 9 Xg33.5 / (330 q20 �
X 92 OZ
Qz W / SURVEY NOTES:
XIg3g.2 940 g38.�BW II 0 x- m �,d W
O� 0.0 �4 EXISTING a 934.4� SEPTIC
0N2i / 03�\\�� 9 HOUSE I` MH S
,40 � - Xg35.5 Xg23.1 3 WZ
q m� 51-1 AC 935./8W \ Z J 1. BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM NAD REVISIONS:
CONNECT TO _ ' � / ❑I � �_
EXISTING WATER co 1m ~ " I � 1983.
EN 11 `° - / O o� �� 2. UNDERGROUND UTILITIES SHOWN PER GOPHER ONE LOCATES AND AS-BUILTS
LINE FROM HOUSE PORC U 17 m / DATE REVISION
SHED 3a I APPROXIMATE
q42 �/ g4. TW °� I 9 9 / LOCATION OUTLOTA /�6 PLANS PROVIDED BY THE CITY OF STILLWATER ENGINEER DEPARTMENT. 4-27-23 PRELIMINARY ISSUE
Xg43.4 OU gk20 -- / 1/.o Ro OF DRAIN I� J �1
Xg42.6 Xg43.4 '� 9 / FIELD TO BE ACQUIRED BY c� 00 3. THERE MAY SOME UNDERGROUND UTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR g-14-23 PRELIMINARY PLAT
gate J 42.40.8 T 40 ------ BRADSHAW LOCATED.
\9g4 Xg43.5 O oZ / 10-9-23 PRELIMINARY PLAT
FIRE / 4. CONTOURS OUTSIDE OF PARCEL LINES SHOWN PER LIDAR DATA OBTAINED FROM
P�P�� RING Lg / q40 ^C x THE DNR MNTOPO WEBSITE. NOT FIELD VERIFIED.
5. DATE OF FIELD TOPOGRAPHY = 4-21-23
Xg46. 6. WELL SHOWN ON SURVEY.
946 / xg4L4 7. SEPTIC TANKS AND DRAIN FIELD NOT SHOWN.
/ q46
AREAS:
q46 / q48 _ - _ /
_ - - _ 3g.3 TOTAL PARCEL AREA = 106,742 SQ. FT. / 2.45 ACRES
944 7� 9� I2"Pvc > �9_ - - _ 94>.�k 040 RIGHT OF WAY AS SHOWN (SEE R/W NOTE) = 20,456 SQ. FT.
/ 0 N8 ��3 46'3 >3 1 xq4 / RIGHT OF WAY NOTE
8ERN 7�0�'S,„TAT Xg47.7 /
YY
187. / FOR THE PURPOSE OF THIS SURVEY THE RIGHT OF WAY WIDTH FOR 62ND STREET CERTIFICATION:
n I n / 5, 5.5 � /
„A n __ - NORTH HAS BEEN SHOWN TO BE 30 FEET FROM THE TRAVELED CENTERLINE OF
THE BITUMINOUS ROAD. THE ACTUAL WIDTH OF THE RIGHT OF WAY MAY DEPEND I hereby certify that this plan was prepared by
' --NORTHERLY q48 A3q g47.0 q48 i ON USE. THE RIGHT OF WAY SHOWN IS FOR REFERENCE PURPOSES ONLY. me, or under my direct supervision, an �m
a duly Licensed Land Surveyor and th S a
BRgESH A� E OF ---- ------ � � / the state of Minnesota.
c s 5
�O Xg4g.3 AS NON ETEDI TION Xg48.4 /
�\ \ UNDERGROUND UTILITIES NOTES: `
FOUND 1/2 INCH---
BERM IRON PIPE MARKED
G "STACK" ��� THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY n urmes Registration tuber: 25718
0 INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE I?
THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE
AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT
EXISTING WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT PROJECT LOCATION:
BUILDING LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS milk
ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THIS SURVEY HAS
NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL
LOCATE TICKET NUMBER(S) XXXXXX. SOME MAPS WERE RECEIVED, WHILE OTHER
UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF 62ND ST _ N
WHICH WE ARE UNAWARE MAY EXIST.
PID#3103020440007
NORTH LINE OF THE 51/ � yr LEGAL DESCRIPTION DETAIL CALL BEFORE YOU DIG! PID#3103020440007
i
--THE SE 1/4 OF SEC. 31, T30N, I
R20W PER LEGAL DESCRIPTION
V Gopher State One Call
S8925'16"E DESC. TWIN CITY AREA: 651-454-0002
° TOLL FREE: 1-800-252-1166 11� 42.00 DESC. Suite #200
/
1970 Northwestern Ave.
I Stillwater, MN 55082
o --WEST LINE OF THE SI/2 NORTH Phone 651.275.8969
� � � S6S�g9� I\
31, T30N, OF THE SE I/4 OF SEC. I
z \i R2ow NO SCALE DEVELOPEMENT DATA danC@cssurvey
F °FS �` I _ LEGEND: net
]-_-------C'- /L� MATCH POINT-,
\� 133 3 ,-- S8256 63�E MEAS ESc,' I FOUND MONUMENT FIRE DEPT. CONNECTION PROPOSED ZONING = LR - LAKE SHORE RESIDENTIAL
`- NW CORNER OF >>°p3E HYDRANT
57 , pESCC _ �� 5880� '02'E DESC. 66'S0 DESC. S82°43' O MARKEDRLIRON
SNOP25718 CURB STOP TOTAL PARCEL AREA = 106,742 SQ. FT. / 2.45 ACRES
THE S I/2 OF THE DES : 81 DESC. �\ ° - 534 p o `53'E UE UNDERGROUND ELECTRIC
SE 14 OF SEC. S82 43 53'E ESC. S82 56'16 "E MEAS Tv CABLE TV PEDESTAL w WATER WELL
_-S82°56'/6•� MEAS. �� 62.,38 DESC. nc AIR CONDITIONER ury UNDERGROUND CABLE TV
\ I i
31, T30N, R20W ------ 1 �' 534. E DESC. , I OW WATER MANHOLE LOT 1 BLOCK 1 = 51 985 SQ. FT.
---- 32 DESC. A ' ' O ELECTRIC MANHOLE uF UNDERGROUND FIBER OPTIC
------ 1414.18 ---'' \ / wn WATER METER 48 704 SQ.FT. BELOW 24% SLOPE
O N89°53'27"E UU� ¢ h7� ' ELECTRIC METER ur UNDERGROUND TELEPHONE
® POST INDICATOR VALVE
FOUND WASHINCTON COUNTY W W W w g �V• \ I EP ELECTRIC PEDESTAL ou OVERHEAD UTILITY 1 1 ,021 SQ.FT. OF ADJACENT R/W
rn REFERENCE MONUMENT WATER VALVE
1 O _ 00� O=-W <V�� V' uG UNDERGROUND GAS
-' _' �i F - , , _ �.,� P,� �OCu�CJ �• � C1 er ELECTRIC TRANSFORMER O BOLLARD
S 1/4 CORNER OF SEC. 31, T30N, Fy - ,` W � ON Q� (V� I % LIGHT POLE p FLAG POLE > SANITARY SEWER OUTLOT A = 34,301 SQ. FT.
40.00 ` R20W, COMPUTED POSITION `- Nr<N o;c/)N ,w0 O
t ooN o o �'�� GUY WIRE » STORM SEWER 33,185 SQ.FT. BELOW 24%SLOPE
Q �e MAIL BOX CORNERSTONE
ONN N o a - h WATERMAIN
o z v Q• J /
POWER POLE
� �h (r)' � TRAFFIC SIGN x x FENCE �
O O O° N '.A
\ 45 CV �+ OG GAS MANHOLE
O O I �__ 8.34 DES �N� N O UNKNOWN MANHOLE
z Z / 525 C• _ ov °�O GAS METER CURB [TYPICAL]
N87 °1¢, 72 DESC �o solL aoRwc TOTAL RIGHT OF WAY = 20,456 sQ. FT. LAND SURVEYING, INC.
66.78 DESC ° �5"ll O TELEPHONE MANHOLE ?`.
N$J 01 51 „w DESC - \ �(�ry o ® TRAFFIC SIGNAL ''{ < t;'.i'•'.'". " ^s'•'`> CONCRETE SURFACE
S. ❑ TELEPHONE PEDESTAL .s.„ f' BUILDING SETBACKS.
61.99
co SANITARY CLEANOUT CONIFEROUS TREE FRONT = 25' HOUSE, 32' GARAGE o
DESC. % DENOTES AREAS OF 24/ FILE NAME SURVJC060
I SANITARY MANHOLE % SIDE = 10' HOUSE, 5' GARAGE
® or (9 CATCH BASIN BITUMINOUS SURFACE SLOPE OR GREATER WITHIN PROJECT NO. JC23060
DECIDUOUS TREE REAR =
_ ' ® or ® STORM DRAIN MAX X% LOT COVERAGE PROPSOED LOTS
® FLARED END SECTION
O STORM MANHOLE PRELI M I NARY
PLAT
ZASPEL RIDGE ADDITION
i
FOUND
1/2" IRON
—PIPE
,--- MATCH DETAIL NARKED
SEE
1�0/NT, "ANEZ"
►i
i
"-' IcNTED
I
FOUND 1/2 INCH -
IRON PIPE NARKED
"STACK"
N 1/4 CORNER OF SEC. 31, T30N,
I �\ R20W, FOUND WASHINGTON COUNTY LEGAL DESCRIPTION DETAIL
CAST IRON MONUMENT
NORTH LINE OF THE S I/2 OF
,,THE SE 1/4 OF SEC. 31, T30N,
,,R20W PER LEGAL DESCRIPTION
�r r S89 °25'16 "E DESC.
�r 42.00 DESC.
r ; NORTH
o cc --WEST LINE OF THE 5I/2 ��=200�
00 S62oQ �� OF THE SE I/4 OF SEC.
Iz �i S,29S pF� �i 31, T30N, R20W
° MATCH P01NT-
ARE SHOWN AS THUS:
R 33 04 _-- S82 56 6"C WAS ,'r (NOT TO SCALE)
`- DESC
NW CORNER OF 4'»°p3s� OFS�C - �� ° 02'E E DESC. °
I � S82 76' 66.50 ,,.---
THE 5I/2 OF THE DFSO �80� DESC SC �`� o - 538.34 DESC S82 5656» 5 i 5 NORTH
SE I/4 OF SEC. ` i S82 43 5 E MEAS
S82° 32 3 ESCS �� 6 •38E DECC 0 2 5 5 0 0
31, T30N, R20W I rr -- 56'16'E r� 2 DES
-------------------------= 534. r
N----------------------------- 1414.18 - DESC.
o N89°53'27"E �Uvi Q \�7� 10 10
--FOUND WASHINGTON COUNTY%7=m
1 rn REFERENCE MONUMENT o o g o w
r S 1/4 CORNER OF SEC. 31, T30N, �v p
,-40.00 ` R20W, COMPUTED POSITION o�N �"'a" �.'�o /o`"O��" SCALE: 1 INCH = 25 FEET
_ N O
I C,Na N SCALE IN FEET
^,hw
0 0� � 45 o rn N � ,� ,•
z Z i lV 525. 12 DES DESC,��� N�� °moo (1395.68 DESC.)
I 8 , 87 145j „W DECS t
66.7 DESC -'-' N81 °Ol' C• - Z - i
W ,yEAS `\ \
��- 67.99 DESC.
P
h
W
i
THE ORIENTATION OF THIS BEARING SYSTEM IS
BASED UPON THE WEST LINE OF THE SE 114 OF
SECTION 31, TOWNSHIP 30, RANGE 20,
WHICH IS ASSUMED TO HAVE THE BEARING OF
N00°06'33 "W.
DENOTES SET 112 INCH X 18 INCH IRON PIPE MARKED
R.L.S. 25718 UNLESS OTHERWISE INDICATED.
DENOTES FOUND 112 INCH IRON PIPE MARKED
UNLESS OTHERWISE SHOWN.
DENOTES DIMENSIONS AS RECITED IN THE LEGAL DESCRIPTION
Suite #200
1970 Northwestern Ave.
Stillwater, MN 55082
Phone 651.275.8969
dan@cssurvey
.net
CORNERSTONE
LAND SURVEYING, INC.
SHEET 2 OF 2 SHEETS
,0%22 — — — d, I,. i
L _ SAN NH
—� RIM=g25.7
i INV=g15.5
TYP. TV.
DECIDUOUS CONIFEROUS
TREE TREE
#3307
//3307 ���
TREE TAG
SEE
TABULATION
ON THIS
SHEET
V
1i
TREES.
DENOTES TREES AS IDENTIFIED AND LOCATED BY:
Mark Rehder
President & CEO
Rehder Forestry Consulting
www.rehderforestryconsulting .corn
612-760-3519
NOTE: THE LOCATION OF THE TREES SHOWN ARE
APPROXIMATE AND SHOULD NOT BE RELIED UPON FOR
ARCHITECTURAL OR ENGINEERING DESIGN.
I
NORTHERLY
BRAOSH LINE OF
AS NON EN EITION
Rehder Forestry Consulting
Significant Tree: a tree measuring at least 6 inches in diameter at 54 inches above ground
(dbh). Cottonwood, silver maple, and box elder are protected as a size of 20 inches (dbh).
Buckthorn and Siberian elm are not considered significant trees at any size.
I
FOUND 1/2" IRON
PIPE NARKED
"STACK"
FOUND 1/2" IRON
F�Tifll''LE D — —
EXISTING
BUILDING
Tag
Species
DBH
Cond
Notes
Tag
Species
DBH
Cond
Notes
1
Aspen, quacking
10
Fair
131
Boxelder
34
Fair
2
Aspen, quacking
10
Fair
132
Boxelder
20
Fair
3
Aspen, quacking
10
Fair
133
Iple, norw
19
Fair
4
Aspen, quacking
13
Fair
134
Iruce,whi
16
Fair
40ft
5
Cherry, black
13
Fair
135
pruce, blu
16
Fair
40ft
6
Oak, bur
11
Good
136
Pine, red
15
Good
40ft
7
Aspen, quacking
10
Fair
137
Boxelder
20
Fair
8
Aspen, quacking
12
Fair
138
Boxelder
10
Fair
9
Pine, scotch
6
Fair
30ft
139
m,siberia
23
Fair
10
Pine, red
7
Fair
30ft
140
Pine, red
22
Fair
40ft
11
Aspen, quacking
8
Fair
141
Boxelder
8
Fair
12
Pine, red
10
Fair
40ft
142
herry, bla(
12
Good
13
Oak, bur
6
Fair
143
Boxelder
12
Fair
14
Pine, red
9
Fair
40ft
144
Pine, red
11
Fair
40ft
15
Aspen, quacking
11
Fair
145
Pine, red
9
Fair
40ft
16
Pine, red
9
Fair
30ft
146
Pine, red
20
Fair
40ft
17
Aspen, quacking
11
Fair
147
Boxelder
9
Fair
18
Pine, red
14
Fair
40ft
148
Pine, red
11
Fair
40ft
19
Pine, red
13
Good
40ft
149
Boxelder
13
Fair
20
Boxelder
14
Fair
150
Pine, red
12
Fair
40ft
21
Boxelder
14
Fair
151
Pine, red
11
Fair
40ft
22
Boxelder
10
Fair
152
Pine, red
13
Fair
40ft
23
Boxelder
7
Fair
153
Pine, red
12
Fair
40ft
24
Pine, scotch
11
Fair
40ft
154
Pine, red
7
Fair
40ft
25
Boxelder
6
Fair
155
Pine, red
7
Fair
40ft
26
Pine, scotch
25
Fair
40ft
156
Pine, red
8
Fair
40ft
27
Boxelder
21
Fair
157
Pine, red
10
Fair
40ft
28
Pine, red
13
Fair
40ft
158
Pine, red
10
Fair
40ft
29
Elm, american
17
Fair
159
Pine, red
7
Fair
40ft
30
Pine, scotch
16
Fair
40ft
160
Pine, red
12
Fair
40ft
31
Pine, red
14
Fair
40ft
161
Pine, red
9
Fair
40ft
32
Pine, red
14
Good
40ft
162
Pine, red
12
Fair
40ft
33
Pine, red
11
Fair
40ft
163
Pine, red
14
Fair
40ft
34
Pine, scotch
19
Fair
40ft
164
Boxelder
6
Fair
35
Boxelder
10
Fair
165
Boxelder
24
Fair
36
Pine, scotch
19
Fair
40ft
166
Boxelder
17
Fair
37
Pine, red
16
Fair
40ft
167
Pine, red
9
Fair
40ft
38
Boxelder
15
Fair
168
Oak, red
14
Good
39
Pine, red
12
Fair
40ft
169
Boxelder
10
Fair
40
Pine, red
16
Fair
40ft
170
herry, bla(
27
Fair
2x 1314
41
Pine, red
15
Fair
40ft
171
Boxelder
10
Fair
42
Aspen, quacking
9
Fair
172
Boxelder
17
Fair
43
Boxelder
10
Fair
173
Boxelder
15
Fair
44
Aspen, quacking
12
Fair
174
Boxelder
13
Fair
45
Aspen, quacking
11
Fair
175
Boxelder
12
Fair
46
Aspen, quacking
10
Fair
176
Pine, red
12
Fair
40ft
47
Aspen, quacking
8
Fair
177
Hackberry
6
Fair
48
Aspen, quacking
10
Fair
178
Boxelder
16
Fair
49
Aspen, quacking
11
Fair
179
Boxelder
20
Fair
50
Aspen, quacking
10
Fair
180
Boxelder
13
Fair
51
Oak, red
7
Fair
181
Boxelder
14
Fair
52
Aspen, quacking
10
Fair
182
Pine, red
12
Fair
40ft
53
Aspen, quacking
10
Fair
183
Boxelder
7
Fair
54
Oak, red
16
Good
184
Pine, red
10
Fair
40ft
55
Aspen, quacking
12
Fair
185
line,whitl
18
Fair
60ft
56
Aspen, quacking
10
Fair
186
line, whib
23
Good
60ft
57
Aspen, quacking
11
Fair
187
Pine, red
17
Fair
40ft
58
Aspen, quacking
11
Fair
188
Pine, red
10
Fair
40ft
59
Aspen, quacking
10
Fair
189
Pine, red
18
Fair
40ft, 2x 1:
60
Oak, red
24
Fair
2x 1410
190
Boxelder
12
Fair
61
Oak, red
13
Fair
191
Boxelder
6
Fair
62
Aspen, quacking
11
Fair
192
-1ne,whitl
26
Good
60ft
63
Oak, red
13
Fair
193
Oak, red
8
Fair
64
Oak, red
21
Fair
2x 1110
194
-ine, whit)
18
Fair
60ft
65
Aspen, quacking
7
Fair
195
line,whitl
23
Good
60ft
66
Oak, red
11
Fair
196
line,whitl
17
Good
60ft
67
Aspen, quacking
8
Fair
197
line, whib
12
Good
60ft
68
Aspen, quacking
10
Fair
198
Pine, red
11
Fair
40ft
69
Pine, red
7
Fair
40ft
199
Pine, red
10
Fair
40ft
70
Pine, scotch
9
Fair
40ft
200
Pine, red
10
Fair
40ft
71
Pine, red
15
Fair
40ft
201
Pine, red
10
Fair
40ft
72
Pine, red
9
Fair
40ft
202
Pine, red
9
Fair
40ft
73
Aspen, quacking
12
Fair
203
Pine, red
7
Fair
40ft
74
Aspen, quacking
8
Fair
204
Pine, red
12
Fair
40ft
75
Pine, red
8
Fair
40ft
205
Pine, red
10
Fair
40ft
76
Aspen, quacking
8
Fair
206
Pine, red
11
Fair
40ft
77
Aspen, quacking
9
Fair
207
Pine, red
8
Fair
40ft
78
Aspen, quacking
7
Fair
208
Pine, red
10
Fair
40ft
79
Pine, red
7
Fair
40ft
209
Pine, red
12
Fair
40ft
80
Aspen, quacking
13
Fair
210
Pine, red
14
Fair
40ft
81
Aspen, quacking
13
Fair
211
Pine, red
10
Fair
40ft
82
Cherry, black
14
Fair
212
Boxelder
31
Fair
2x 2011
83
Oak, bur
7
Fair
213
line,whitl
21
Good
60ft
84
Pine, red
15
Good
40ft
214
Pine, red
15
Good
40ft
85
Pine, red
15
Fair
40ft
215
Pine, red
15
Fair
40ft
86
Pine, red
13
Fair
40ft
216
Pine, red
14
Fair
40ft
87
Pine, red
15
Fair
40ft
217
Pine, red
11
Fair
40ft
88
Pine, red
14
Fair
40ft
218
Pine, red
13
Fair
40ft
89
Pine, red
13
Fair
40ft
219
Pine, red
11
Fair
40ft
90
Oak, bur
6
Fair
220
Boxelder
11
Fair
91
Oak, bur
7
Fair
221
Pine, red
8
Fair
40ft
92
Aspen, quacking
9
Fair
222
Boxelder
7
Fair
93
Aspen, quacking
13
Fair
223
Pine, red
14
Fair
40ft
94
Aspen, quacking
11
Fair
224
Boxelder
15
Fair
95
Oak, bur
6
Fair
225
Pine, red
9
Fair
40ft
96
Aspen, quacking
11
Fair
226
Pine, red
15
Fair
40ft
97
Oak, bur
32
Fair
227
Pine, red
12
Fair
40ft
98
Aspen, quacking
10
Fair
228
Boxelder
14
Fair
99
Pine, red
7
Fair
25ft
229
Boxelder
19
Fair
100
Oak, bur
48
Fair
230
Boxelder
11
Fair
101
Boxelder
9
Fair
231
Pine, red
11
Fair
40ft
102
Pine, red
14
Fair
40ft
232
Pine, red
11
Fair
40ft
103
Pine, red
14
Fair
40ft
233
Boxelder
11
Fair
104
Pine, red
9
Fair
40ft
234
Pine, red
12
Fair
40ft
105
Pine, red
14
Fair
40ft
235
Boxelder
44
Fair
3x 16 16 1
106
Cherry, black
6
Fair
236
Pine, red
12
Fair
40ft
107
Pine, red
11
Fair
40ft
237
Pine, red
14
Fair
40ft
108
Pine, red
12
Fair
40ft
238
Pine, red
14
Fair
40ft
109
Boxelder
7
Fair
239
Pine, red
12
Fair
40ft
110
Aspen, quacking
9
Fair
240
Pine, red
14
Fair
40ft
111
Boxelder
9
Fair
241
Boxelder
6
Fair
112
Oak, bur
20
Fair
242
Boxelder
8
Fair
113
Boxelder
9
Fair
243
Pine, red
12
Fair
40ft
114
Pine, white
14
Fair
40ft
244
Pine, red
15
Fair
40ft
115
Boxelder
6
Fair
245
Pine, red
11
Fair
40ft
116
Cottonowood, eastern
36
Fair
246
Pine, red
13
Fair
40ft
117
Boxelder
7
Fair
247
Pine, red
10
Fair
40ft
118
Pine, red
13
Fair
40ft
248
Boxelder
26
Fair
2x 12 14
119
Oak, red
19
Fair
249
Pine, red
16
Fair
40ft
120
Oak, red
24
Fair
250
Pine, red
12
Fair
40ft
121
Cherry, black
6
Fair
251
Pine, red
14
Fair
40ft
122
Pine, scotch
17
Fair
40ft
252
Boxelder
12
Fair
123
Pine, red
14
Fair
40ft
253
Pine, red
15
Fair
40ft
124
Pine, red
14
Fair
40ft
254
Boxelder
9
Fair
125
Boxelder
14
Fair
255
Pine, red
15
Fair
40ft
126
Pine, red
13
Fair
40ft
256
Boxelder
15
Fair
127
Boxelder
38
Fair
257
Pine, red
7
Fair
40ft
128
Pine, white
22
Fair
40ft
258
Pine, red
15
Fair
40ft
129
Boxelder
8
Fair
259
Boxelder
15
Fair
130
Pine, red
16
Fair
40ft
260
Boxelder
12
Fair
261
Pine, red
13
Fair
40ft
262
Pine, red
10
Fair
40ft
263
Pine, red
10
Fair
40ft
OWNER:
KURT & LISA ZASPEL
12811 62ND ST N
STILLWATER, MN 55082
651-368-6474
COUNTY/CITY:
WASH 1 NGTON
C O �J 1V TY
C1-rY OF
STI LLWATEFR
REVISIONS:
DATE REVISION
5-12-23 ISSUED
PROJECT LOCATION:
62ND S-F_ N_
PID#3103020440007
PID#3103020440007
Suite #200
1970 Northwestern Ave.
Stillwater, MN 55082
Phone 651.275.8969
danC@cssurvey
net
CORNERSTONE
LAND SURVEYING, INC.
FILE NAME SURVJC060
PROJECT NO. JC23060
TREE
SURVEY
�1
Water.
THE BIRTHPLACE OF MINNESOTA
DATE: November 15, 2023
TO: Honorable Chair and Planning Commissioners
FROM: Ben Gutknecht, Planning Manager
SUBJECT: CD Case No. 2022-66: Consideration of an Interim Use Permit for a
stationary seasonal Sauna and Yurt at 425 Nelson Street.
BACKGROUND
The Applicant, Nomad Sauna, has requested an Interim Use Permit to facilitate the
operation of a stationary seasonal outdoor sauna located at 425 Nelson Street (Dock
Cafe). The property is located in the Central Business District (CBD), the Downtown
Design Review District, and the Central Business District Riverside height overlay
district. In the CBD, seasonal food vending permits are permitted to remain on premise
for greater than 20 hours provided a design review is approved by the Heritage
Preservation Commission. While the proposed operation of sauna is not a seasonal
food vending operation, it requires an Interim Use Permit be approved by the Planning
Commission and operates similarly to a seasonal food vending operation.
The Applicant is proposing locating a 12' by 8' portable sauna and yurt (larger tent
structure constructed of fabric) on the patio of The Dock Cafe. Both units will be wood
fire heated. The applicant initially planned on having rinse barrels onsite for rinsing but
has since removed that option due to water disposal concerns. The proposed hours of
operation are Friday through Sunday 4:00 PM to 9:00 PM with approximately 90-minute
sessions. The Applicant notes they'd add days as demand calls for, not to exceed
Monday through Friday 3:00 PM to 9:00 PM. They anticipate operating between the
months of November and February. The Applicant proposes that the sauna and yurt
remain on site for the entirety of the operating months and would not leave the site
when not in operation. Nomad will provide the staff to operate the sauna and will require
one parking location from the Dock Cafe for staff parking.
ANALYSIS
The purpose of an Interim Use Permit is to provide flexibility to the district use
regulations. Interim Use Permits are temporary in nature, and due to these temporary
characteristics, they require special consideration so they may be located properly with
respect to the objectives of the Comprehensive Plan and to their possible effects on
surrounding properties. In order to achieve these purposes, the Planning Commission is
empowered to grant or deny applications for Interim Use Permits and to impose
reasonable conditions upon the granting of these permits.
The Planning Commission may grant an interim use permit for the interim use of a
property if:
• The use conforms to the zoning regulations;
• The date or event that will terminate the use can be identified with certainty;
• Permission of the use will not impose additional costs on the city if it is necessary
for the city to take the property in the future; and
• The user agrees in writing to any conditions that the Planning Commission
deems appropriate for permission of the use
When considering the conformity of a temporary use, specifically an outdoor use, the
most significant impacts that have been identified are zoning code compliance,
appropriateness, and licensing.
Zoning Code Compliance
The proposed use is consistent with standards set forth in Section 31-400 and 31-401,
the City's Floodplain overlay and St. Croix River overlay districts. Section 38 of the
City's Nuisance code does consider the installing or operating of an outdoor wood boiler
a nuisance, and further defines this as "Outdoor wood boiler means any equipment,
device, appliance or apparatus, or any part thereof, which is installed, affixed or situated
outdoors for the primary purpose of combustion of solid fuel, including, but not limited
to, wood, wood pellets, and corn, that produces heat or energy used as a component of
a heating system providing heat for any interior space or for domestic water
consumption". While this proposed use is not necessarily a wood boiler, it may have a
similar affect as a wood fired boiler when used multiple times in a row. Staff would seek
direction from the Planning Commission regarding this point.
Appropriateness
The proposal is consistent with many of the Comprehensive Plan's Downtown goals,
particularly in creating a year-round destination draw in the winter months, providing
opportunities for economic growth, and promoting Downtown as central area for
community economic, recreation, and cultural activity. However, staff would note that
the proposal may be better suited for an event or a complementary land use such as
lodging, not food service. Staff is aware of similar examples of this use associated with
shorter or one-time events but is interested in the applicants experience of hosting long-
term arrangements.
Licensing/Additional Approvals
City staff has confirmed that the Washington County Department of Health does not
require licensing for this particular use. However, they did note that any waste water
associated with the bathing/rinsing would have to be disposed of in the sanitary sewer,
not on the ground or in the storm drain. Staff received comment from the Stillwater Fire
Department who stated the sauna and yurt must be located a minimum of 15 feet from
any structure and the applicant will need to submit specification for the yurt material to
ensure the appropriate level of fire retardant. The applicant will also need review from
Fire Department prior to beginning operations. Fire Department Staff also noted that
should the wood smoke become a nuisance to neighboring properties, they will need to
cease operations or make necessary changes to mitigate the nuisance. Lastly, staff has
brought the proposal before the Heritage Preservation Commission, who will have
reviewed it at their rescheduled Thursday, November 9, 2023 Meeting. The purpose for
the HPC's review is similar to the required review of a seasonal outdoor sales vending
cart. Due to Agenda distribution timeline conflicting with the HPC meeting date, staff
does not yet have information pertaining to their review available. City Staff will provide
the Planning Commission with an update by way of an addendum regarding the HPC's
review of the proposal prior to the Planning Commission's November 15, 2023 meeting.
Lastly, staff would like to note that, if approved, the approval would be via Interim Use
Permit and would temporary in nature, with the end date likely being the end of
February per the applicant's proposal. Staff is generally supportive of the request based
on the Comprehensive Plan's goals for Downtown, but seeks Planning Commission
direction on applicability of the City Code Compliance with wood burning and
appropriateness with the proposed location.
RECOMMENDATION
Staff recommends approval of the Interim Use Permit for the Nomad portable sauna
should the Planning Commission find that the proposal meets the standards set forth in
the City Code.
ACTION REQUESTED
Motion to adopt Resolution no. PC2023-28 approving the Interim Use Permit design
allowing for a seasonal sauna at 425 Nelson Street, with conditions outlined in the
resolution.
City of Stillwater
Washington County, Minnesota
RESOLUTION PC 2023-28
RESOLUTION GRANTING APPROVAL OF AN INTERIM USE PERMIT IN THE
CENTRAL BUSINESS DISTRICT FOR A TEMPORARY SAUNA LOCATED AT
425 NELSON ST, STILLWATER, MINNESOTA
WHEREAS, the City of Stillwater received an Interim Use Permit application
from Nomad Sauna ("Applicant") and John Koch ("Property Owner") for property 425
Nelson Street, legally described on Exhibit A ("the Property") to allow for temporary
placement and operation of a portable sauna; and
WHEREAS, the Planning Commission considered the request at its
November 15, 2023 meeting; and
NOW THEREFORE BE IT RESOLVED that the Planning Commission of the
City of Stillwater hereby approves the Interim Use Permit for operation of proposed
temporary sauna. The approval is subject to the following conditions:
CONDITIONS
1. The Interim Use Permit is effective upon approval by the Planning
Commission and shall expire on February 29, 2023.
2. Plans must be consistent with the materials presented as part of Case No. CD
2023-60 presented to the Planning Commission.
3. Applicant shall not dispose of waste water on the ground or storm drain, it must
be disposed of through the sanitary sewer.
4. Applicant shall follow all requirements set forth by the City Engineering
Department.
5. Applicant shall follow all requirements set by the City of Stillwater Fire
Department and/or Building Official, including but not limited to, the yurt and
sauna must be located a minimum of 15 feet from any structure.
Adopted by the City Planning Commission this 15th day of November, 2023.
CITY OF STILLWATER
John Dybvig, Planning Commission Chair
ATTEST:
Tim Gladhill, Community Development Director
EXHIBIT A
Legal Description of the Applicant's Property
Abstract Property
Parcel ID: 28-030-20-41-0044
Situs Address: 425 Nelson Street
Parcel 3
That part of Lot 11, Block 28 of the ORIGINAL TOWN OF STILLWATER, according
to the perfected plat of the CITY OF STILLWATER, recorded as Document No.
416049 in the office of the County Recorder, Washington County, Minnesota
described as follows:
Commencing at the most westerly comer of said Lot 11; thence South 50 degrees 00
minutes 00 seconds East, assumed bearing, along the southwesterly line of said Lot
11 a distance of 140.00 feet; thence North 54 degrees 30 minutes 00 seconds East
parallel with the northwesterly line of said Lot 11 a distance of 245.28 feet to a line
distant 9.00 feet northeasterly of the center line of the main track of the Chicago and
North Western Transportation Company, as measured at a right angle to said center
line and the point of beginning; thence South 31 degrees 53 minutes 03 seconds
East along said line 55.66 feet; thence North 71 degrees 57 minutes 52 seconds
East 114 feet, more or less, to the shore line of the St. Croix River; thence northerly
along said shore line 110 feet, more or less, to a line that bears North 54 degrees 30
minutes 00 seconds East from the point of beginning; thence South 54 degrees 30
minutes 00 seconds West along said line 167 feet, more or less, to the point of
beginning.
PARCEL 3A
That part of Lot 11, Block 28 of the ORIGINAL TOWN OF STILLWATER, according
to the perfected plat of the CITY OF STILLWATER, recorded as Document No.
416049 in the office of the County Recorder, Washington County, Minnesota
described as follows:
Commencing at the most westerly corner of said Lot 11; thence South 50 degrees
00 minutes 00 seconds East, assumed bearing along the southwesterly line of said
Lot 11 a distance of 140.00 feet; thence North 54 degrees 30 minutes 00 seconds
East parallel with the northwesterly line of said Lot 11 a distance of 245.28 feet to a
line distant 9.00 feet northeasterly of the center line of the main track of the Chicago
and North Western Transportation Company, as measured at a right angle to said
center line; thence South 31 degrees 53 minutes 03 seconds East along said line
55.66 feet to the point of beginning; thence southeasterly along said line and a
A-1
tangential curve, concave to the southwest, having a radius of 1006.47 feet and a
central angle of 03 degrees 03 minutes 13 seconds a distance of 53.64 feet; thence
North 67 degrees 51 minutes 06 seconds East 78 feet, more or less to the
southwesterly shore line of Lake St. Croix; thence northwesterly along said shore
line 53 feet, more or less, to a line which bears North 71 degrees 57 minutes 52
seconds East from the point of beginning; thence South 71 degrees 57 minutes 52
seconds West along said line 114 feet, more or less, to the point of beginning.
PARCEL 1
That part of Lot 11, Block 28 of the ORIGINAL TOWN OF STILLWATER, according
to the perfected plat of the CITY OF STILLWATER, recorded as Document No.
416049 in the office of the County Recorder, Washington County, Minnesota
described as follows:
Commencing at the most westerly comer of said Lot 11; thence South 50 degrees 00
minutes 00 seconds East, assumed bearing, along the southwesterly line of said Lot
11 a distance of 140.00 feet; thence North 54 degrees 30 minutes 00 seconds East
parallel with the northwesterly line of said Lot 11 a distance of 217.83 feet to the
point of beginning; thence continue North 54 degrees 30 minutes 00 seconds East
9.41 feet to a line distant 9.00 feet southwesterly of the center line of the main track
of the Chicago and North Western Transportation Company, as measured at a right
angle to said center line; thence South 31 degrees 53 minutes 03 seconds East
along said line 54.52 feet; thence southeasterly along said line and a tangential
curve, concave to the southwest, having a radius of 988.47 feet and a central angle
of 02 degrees 33 minutes 21 seconds a distance of 44.10 feet to a line that bears
South 36 degrees 47 minutes 24 seconds East from the point of beginning; thence
North 36 degrees 47 minutes 24 seconds West along said line 98.37 feet to the point
of beginning.
PARCEL 2
That part of Lot 11, Block 28 of the ORIGINAL TOWN OF STILLWATER, according
to the perfected plat of the CITY OF STILLWATER, recorded as Document No.
416049 in the office of the County Recorder, Washington County, Minnesota
described as follows:
Commencing at the most westerly corner of said Lot 11; thence South 50 degrees
00 minutes 00 seconds East, assumed bearing, along the southwesterly line of said
Lot 11 a distance of 140.00 feet; thence North 54 degrees 30 minutes 00 seconds
East parallel with the northwesterly line of said Lot 11 a distance of 217.83 feet;
thence South 54 degrees 30 minutes 00 seconds West 31.13 feet; thence South 45
degrees 30 minutes 00 seconds East 72.00 feet; thence South 39 degrees 45
minutes 00 seconds East 106.00 feet to the point of beginning; thence South 37
degrees 10 minutes 00 seconds East 6.01 feet to a line distant 9.00 feet
southwesterly of the center line of the main track of the Chicago and North Western
Transportation Company, as measured radially to said center line; thence
northwesterly along said line and a curve, concave to the southwest, having a radius
of 988.47 feet and a central angle of 01 degree 54 minutes 38 seconds a distance of
32.96 feet to a line that bears North 22 degrees 44 minutes 00 seconds West from
the point of beginning, the chord of said curve bears North 25 degrees 20 minutes
26 seconds West; thence South 22 degrees 44 minutes 00 seconds East along said
line 27.10 feet to the point of beginning.
IMP
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-- lei ' :� � . �.,_'
Ben Gutknecht
From: Nomad Sauna <nomad@nomadsauna.com>
Sent: Tuesday, October 31, 2023 10:02 AM
To: Erika Wallace
Cc: Ben Gutknecht; John Koch
Subject: Re: Nomad Saunas at The Dock
[CAUTION] *** This email originated from outside the organization. ***
Do not click links or open attachments unless you recognize the sender and know the content is safe.
Nomad Sauna will utilize an online reservation system. This will allow customers to reserve seat(s) during available
sessions.
Customers will arrive, check -in at the heated yurt, and begin their session.
Check -in will entail the Nomad Representative verifying their waiver, instructing them of their experience and safety
measures, answering any questions and getting them going.
Hours of Operation
Friday - Sunday (4pm - 9pm)
We will add days and times as demand increases not to exceed M-F 3pm - 9pm
We were approached by Nomad Saunas at The Dock and are interested in them setting up a sauna experience on
our patio November - February.
Nomad Saunas would provide:
12' barrel sauna
Wood fired stove
Exterior dimensions of 12' x S'
Seats 6-10 people at a time
Sessions will run 90 minutes
All staff for running the saunas
On site requirements provided from The Dock:
120v electricity for electronics such as computer and phone chargers
Water supply for rinse barrels - customers will use buckets to pour water on themselves for rinsing - so
submerging so as not to share water.
Restroom facilities access for staff and customers
1 Parking spot for staff
Staffing, reservations, operations and all other activities to be managed by Nomad Sauna.
�a
�—) Heated Yurt
L9Barrel Sauna
Guests will arrive
and check in at the
heated yurt. They
will then proceed to
the barrel for their
session.
Yurt will have a
check in table and
staff to assist with
any needs.
Necessary utilities
are provided by
The Dock.
�1 W
THE BIRTHPLACE OF MINNES O 7 A
DATE: November 15, 2023
TO: Honorable Chair and Planning Commissioners
FROM: Tim Gladhill, Community Development Director
Larry Odebrecht, City Councilmember
SUBJECT: Affordable Housing Policy Work Plan Request
DISCUSSION
Councilmember Odebrecht had requested consideration from the City Council to
prioritize the establishment of an Affordable Housing Policy. The attached slide deck
provides some additional context and ideas. The purpose of this discussion is to help
leverage existing resources, projects and partnerships.
• 2024 Comprehensive Zoning Code Update to streamline processing and `right -
size' regulations
• New Metrowide Sales Tax for Housing Initiatives
• Existing Partnerships with Outside Funding Agencies
Affordable Housing is defined at a household spending no more than 30% of their
income on housing. Affordability Thresholds are based on AMI (Area Median Income).
The attached slide deck provides additional breakdown of specific affordability
thresholds.
Resource Needs
An initiative of this priority will require Staff Support. This initiative is already a priority of
the Community Development Department and could be further supported by the
Planning Commission and Human Rights Commission. The Economic Development
Authority (EDA) could have a future role if new programs are recommended.
This current review is focused on smaller, low resource policies in order to gain
momentum. Additionally, the 2040 Comprehensive Plan includes a tactic to create a
Housing Action Plan. This is an optional elective of the Comprehensive Plan and not a
requirement of the Metropolitan Council. Furthermore, the Community Development
Department is in the process of restructuring its Work Plan to delegate projects to newer
Staff in order to balance workload. As part of that effort, Community Development Staff
has developed a process to better define and consider Project Proposals.
AFFORDABLE
HOUSING IN
STILLWATER
STRATEGIC
DIRECTION
DISCUSSION
2023
I�II�
T� T�
Formation of a Specialized Timing of Launch Staff Involvement Communication & Decision
Team on Affordability Making
Approach: Bring together a
diverse group of citizens to
address housing affordability in
Stillwater.
Recommendation: Seek
involvement via socials and
newsletter as we did with the
Energy Action Team.
When do we want to kick off
this initiative?
Are there key dates or
milestones we need to consider?
Determine the extent of staff
participation and their roles.
Larry to dedicated significant
time as leader.
Recommendation: no
decision -making power afforded
to team — work ends in a
recommendation to council.
Joe and Tim to help ensure final
recommendation is acceptable to
council (leveraging the Energy
Action Team model).
THE CHALLENGE
Limited Choices: Low-income community members, face limited housing options.
Displacement Risk: Lacic of affordable homes increase the risk of residents getting displaced.
Economic Impact: High housing costs reduce spending on other essentials, affecting local
businesses and Stillwater s economic growth.
Superheros: Sadly, this problem affects some Icey resident: Police, Fire,Teachers, etc.
■ We HaveATotal Of 7,958 Housing Units In
Sti I Iwate r.
■ Out Of These, Just 299 Units, Or 3.76%, Cater To
Those Earning Up To 30% Of AMI.
■ ForThose Earning Between 31 % And 50% Of Ami,
726 Units Or 9.12% Become Accessible.
■ A near Majority, 3,834 Units Or 48.18%,Are Within
Reach For Residents Earning Between 51 % And
80% Of AM I.
I
Affordable Housing: A household spends no more than 30% of their income on housing.
AMI (Area Median Income): A metric used to determine income thresholds for housing affordability.
2023 Affordability Thresholds and Data (Metropolitan Council) based of AMI of $98k (family) $50k (individual):
# of
Bedrooms
for Rent
30% AMI
50% AMI
60% AMI
80% AMI
Efficiency
$652
$1,087
$1,304
$1,739
1 Bedroom
$699
$1,165
$1,398
$1,864
2 Bedroom
$838
$1,397
$1,676
$2,235
3 Bedroom
$969
$1,615
$1,938
$2,584
4 Bedroom
$1,080
$1,801
$2,161
$2,883
Family Income Level
80% AMI
60% AMI
Affordable Home Ownership Price
$304,700
$234,200
50% AMI
$192,800
30% AMI
$109,900
Affordable Housing Need Allocation Units
(2040 Comprehensive Plan)
At or below 30% AMI
31 % to 50% AMI
51 % to 80% AMI
Units Needed
117
80
30
Total
227
Housing Action Plan Development: Initiate a housing
action plan by 2022 to comprehensively address
housing challenges.
11 City Area Designations: Specify regions within the
WON city for housing upliftment while preserving naturally
occurring affordable housing.
Housing Affordability Programs: Set up housing
initiatives and tools. Assess the financial implications
of diverse regulatory provisions to ensure
affordability.
Critical Housing Issue Analysis: Deep dive to
understand pressing housing matters and create
strategies to tackle them.
Housing Needs Assessment: Execute thorough
surveys to pinpoint and address housing necessities.
Cost and Savings Relationship: Strive to discern the
correlation between initial capital expenses and
subsequent operational savings.
• Financial Boost: State legislators recently enhanced Minnesota Housing with a notable
$1 billion in addition to its regular $190 million biennial budget. This initiative aims to aid more
Minnesotans in securing affordable housing.
• Programs Overview: This analysis from the League offers a comprehensive list of housing
schemes on pages 19 and beyond. While many of these programs require developer
participation, some can directly benefit city -led housing projects.
• Highlighted Avenues:
• Local Affordable Housing Aid: An initiative aimed at supporting local housing efforts.
• Local Housing Trust Fund Matching Grants: Opportunities for Stillwater to establish its
Local Housing Trust Fund.
• Community Stabilization: Ensuring stable and thriving communities through sustainable
housing initiatives.
• Recommendation from LMC: The legislature setting aside a significant funds but not yet
disbursing the funds, the LMC recommends that Stillwater takes proactive steps to prepare and
maximize potential benefits.
• Next Steps: Consultation with LMC's Intergovernmental Relations Team, to shape and lead
housing discussions in Stillwater.
OUR CURRENTWORK: INITIATIVES &ACHIEVEMENTS
Achieved: Amended
city code to
accommodate Accessible
Dwelling Units.
Objective: Ensure
housing aligns with the
requirements of
individuals with physical
challenges.
Ongoing: Exploring the
establishment of an
emergency housing
facility near the County
Government Center.
Collaboration: Actively
working with
Washington County to
devise innovative
solutions.
Proposed: Exploring
collaboration with
Stillwater Area High
School.
Vision:Acquire
properties through the
Economic Development
Authority, offering
students the opportunity
to renovate them.
Possible Focus:
Undertaking
modifications to the
city's code to boost
housing density.
Strategy:Support
housing projects that
reserve units for those
with lower incomes via
incentives
Note: Zoning updates
on the horizon for next
year.
Accomplished:
Spearheaded the
Connector Loop bus
route, enhancing the
city's connectivity.
Function: Links housing
communities with
essential establishments.
Impact: Provides a vital
transportation mode for
individuals lacking
personal vehicles,
ensuring they can access
necessary services.
Leading the Charge Role: I'll be at the forefront, facilitating co -creation sessions.
Support: Our Community Development team will provide crucial backing.
Reference: Drawing from the successful Energy Action Team framework.
1GA Model Inspiration Proven Success:The Energy In Action initiative showcases the efficacy of community -
driven models.
Defining the Guardrails
Staff Time Value: Recognize the significance of staffs time and strive to optimize it.
Fiscal Constraints: Understand the city's budgetary limitations - city funds are limited.
Empowerment: Empower the community, providing them autonomy from defining the
fffl Our Strategy purpose to deciding on tactics.
Facilitation: I will guide these sessions, ensuring alignment with our guardrails while
fostering creativity and innovation.
T� T�
Formation of a Specialized Timing of Launch Staff Involvement Communication & Decision
Team on Affordability Making
Approach: Bring together a
diverse group of citizens to
address housing affordability in
Stillwater.
Recommendation: Seel<
involvement via socials and
newsletter as we did with the
Energy Action Team.
When do we want to I<icl< off
this initiative?
Are there I<ey dates or
milestones we need to consider?
Determine the extent of staff
participation and their roles.
Larry to dedicated significant
time as leader.
Recommendation: no
decision -making power afforded
to team — worl< ends in a
recommendation to council.
Joe and Tim to help ensure final
recommendation is acceptable to
council (leveraging the Energy
Action Team model).
x Ole spa
x � �
Key Question Proposed Timing & Recommended Roles End Goal
Structure & Responsibilities
Should We Embark on This
Journey?
Assess the feasibility and
relevance of this initiative.
Recruitment: I will tal<e the
lead on gathering the right
team with help from socials and
newsletter.
Meeting Cadence: Envision a
I<icl<-off, followed by 6 sessions
spaced approximately a month
apart.
My Role: Lead and facilitate,
ensuring discussions remain
focused and productive.
Community Development
Team: Offer essential support,
bacl<ing my leadership.
City Attorney Input: Help in
understanding what's achievable
within our constraints.
Deliverable: Results should align
with what the council can accept,
taking cues from successful
initiatives like Energy Action.
Stakeholders: Input from Joe
and Tim is crucial for final
acceptance.
THANKYOU