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Home My WebLink About2023-12-20 CPC Agenda Packetil Iwa ter 216 41h Street N, Stillwater, MN 55082 651-430-8800 The Birthplace of Minnesota www.stillwatermn.gov PLEASE NOTE- One Commission member will be participating by interactive technology as allowed under Minn. Stat. §13D.02. Location where the Commission member will be participating in the meeting is at the Hyatt Regency, 301 South Gulfview Blvd, Clearwater Beach, FL. AGENDA PLANNING COMMISSION MEETING December 20, 2023 REGULAR MEETING 7:00 P.M. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of November 15, 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. 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. 2. Case No. CD 2023-59: [Joint Application with Heritage Preservation Commission]: Variance for New Single -Family Dwelling located at Vacant lot off of First Street North, PID: 2803020120022. (Staff Reviewer, Ben Gutknecht, 651-430-8818, bgutknecht(a_stillwatermn.gov) 3. Case No. CD 2023-65: Final Plat to facilitate lot line reconfiguration, "Grandview Bluff Addition" at properties 419 2nd St S, 322 Broadway St S, 437 2nd St S, 428 Broadway St S. (Staff Reviewer, Ben Gutknecht, 651-430-8818, bgutknecht(c�stillwatermn.gov) VIII. DISCUSSION IX. FYI — STAFF UPDATES 4. Affordable Housing Policy Work Plan Update X. ADJOURNMENT (499ateir THE lINTNELACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES November 15, 2023 REGULAR MEETING Chairman Dybvig called the meeting to order at 7:00 p.m. 7:00 P.M. Present: Chairman Dybvig, Commissioners Cox, Hoffman, North, Steinwall, Swanson, Councilmember Odebrecht Absent: None Staff: Planning Manager Gutknecht, Assistant City Planner Molasky APPROVAL OF MINUTES Possible approval of minutes of October 25, 2023 regular meeting Motion by Commissioner Hoffman, seconded by Commissioner Cox, to approve the minutes of the October 25, 2023 meeting. All in favor. OPEN FORUM Pat Kelly, 604 Myrtle Street, reminded the Commission of a requirement involved in a subdivision of 516 Myrtle St: the applicant was supposed to reduce the size of the parking lot at 516 Myrtle St before the construction at 109 Martha started. There has been no reduction in the parking lot so the parking area is over the limit for what the subdivided lot would be. Chairman Dybvig asked staff to look into the issue. CONSENT AGENDA Case No. CD 2023-54: Adopting Findings of Denial for the Variance Request to Impervious Surface requirements at 617 Wilkins St W. - Resolution Motion by Commissioner Steinwall, seconded by Commissioner Hoffman, to adopt the Consent Agenda. All in favor. UNFINISHED BUSINESS There was no unfinished business. PUBLIC HEARINGS Case No. CD 2023-48: Zoning Map Amendment and Preliminary and Final Plat, 12811 62nd Street North. Planning Manager Gutknecht reviewed the case. Kurt Zaspel has applied 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. The subdivision would create one new lot and one outlot, Outlot A, which would be sold to an adjacent property owner who wishes to leave it undeveloped at this time. As a Zoning Amendment, the City has a high degree of discretion and is not obligated to approve the Zoning Amendment. Based on guidance of the Planning Commission November 15, 2023 Comprehensive Plan, staff finds it appropriate to approve the request as presented, with four conditions of approval. Chairman Dybvig opened the public hearing. There were no public comments and he closed the public hearing. Councilmember Odebrecht said the City has been discussing turning this property into Lakeshore Residential for 20 years. He is unsure why it was not rezoned earlier, and he supports the request. Commissioner Steinwall commented that Commissioners were provided a revised proposed resolution for this item late today. It included a comment about one of the new proposed findings of fact which states that while Outlot A is not considered a developable lot by definition, it would comply with minimum lot size. She feels the proposed resolution should say Outlot A would comply under current law. She also remarked if Commissioners have suggestions for revisions in packet materials, they should be brought up at the Commission meeting rather than phoning staff. Motion by Commissioner Steinwall, seconded by Commissioner Cox, to adopt Resolution PC 2023-27, Resolution Approving a Preliminary and Final Plat for Zaspel Ridge Addition, adding the words "under current law" to the noted finding of fact per Commissioner Steinwall's comment. Commissioner Swanson agreed with Councilmember Odebrecht that a Zoning Amendment seems like a natural progression of rectifying an oversized lot in an urban area. All in favor of the motion. Motion by Commissioner Steinwall, seconded by Commissioner Swanson, to recommend that the City Council approve the Zoning Map Amendment for 12811 62nd Street North, Case No. CD 2023-48. All in favor. Case No. CD 2023-60: Interim Use Permit (IUP) to allow a seasonal outdoor sauna located at 425 Nelson Street (The Dock Cafe) Planning Manager Gutknecht stated that Nomad Sauna has applied for an Interim Use Permit to operate 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 (HPC). While a sauna is not a seasonal food vending operation, it operates similarly and requires an IUP approved by the Planning Commission. The applicant is proposing placing 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 but has retracted that option due to water disposal concerns. As currently proposed, no licensing is required from the Washington County Department of Public Health. They anticipate operating between the months of November and February and leaving the sauna and yurt on site for the entirety of the operating months. Nomad will provide the staff to operate the sauna and will require one parking location from the Dock Cafe for staff parking. The Stillwater Fire Department requires the sauna and yurt be located a minimum of 15 feet from the primary structure and the applicant will need to submit specification for the yurt material to ensure the appropriate level of fire retardant. Fire Department staff also noted that should the wood smoke become a nuisance to neighboring properties, they will need to cease Page 2 of 4 Planning Commission November 15, 2023 operations or make necessary changes. The HPC reviewed the proposal on November 9 and determined that the design was consistent with HPC guidelines and there was general support for the use via an IUP. Staff recommends approval of the IUP, should the Planning Commission find that the proposal meets the standards set forth in City Code. Councilmember Odebrecht asked for details on the Fire Department's review and Mr. Gutknecht replied that Deputy Fire Chief Ballis's major concern that the sauna and yurt are placed on the brick patio not the wood deck, and are set back 15' from the structure. Councilmember Odebrecht said he believes the City was trying to ensure that this property put a water filtration system in as part of the original plat back in the 1980s, but it appears that was never done and was instead paved over. He would like staff to research this issue. CT Douglas, applicant, 4354 Browndale Ave (business in Northeast Minneapolis), stated his company was one of first sauna rentals in the country. They implement several safety measures, stoves are on platforms, there has never been an issue with any kind of fire or embers escaping. Burning clean dry wood reduces the amount of nuisance of the stoves, which are very efficient with no smoke after the fire is started. He feels very comfortable meeting with the Fire Department to discuss any concerns. Chairman Dybvig opened the public hearing. Erika Wallace, Dock Cafe Director, clarified the Dock Cafe has no wood on the patio, only pavers. Chairman Dybvig closed the public hearing. Commissioner North commended staff for answering questions about fire risk and disposal of wastewater. He recommended that it be emphasized that the Fire Chief will have ultimate say in the ability to operate. Motion by Commissioner Steinwall, seconded by Commissioner Hoffman, to adopt 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. Commissioner Cox noted she struggles with this use being attached to a restaurant and using a shared restroom with the restaurant. She understands the need to bring business to downtown year round but questions clients having no place to get cleaned up to go into a restaurant for dinner, and feels the Dock Cafe is stretching its business model. Motion passed 4-2 with Commissioner Cox and Councilmember Odebrecht voting nay. NEW BUSINESS There was no new business. DISCUSSION Commissioner North echoed Commissioner Steinwall's comment about amendments to packet materials. FYI STAFF UPDATES Assistant City planner Katriona Molasky introduced herself; and Mr. Gutknecht stated that Angela Ross is the new Administrative Assistant. Page 3 of 4 Planning Commission November 15, 2023 Affordable Housing Policy Work Plan Update Councilmember Odebrecht gave a presentation on the need for an Affordable Housing Policy. He would like the City to form a specialized team on affordability to provide recommendations to Washington County, and to provide recommendations for ordinances involved with community development and planning, to leverage existing and future resources. He said the State Capitol is about to provide a lot of funding to cities and Stillwater should develop a policy so that when the funding becomes available, it is ready to apply for it. Commissioner Cox praised the attention to transportation needs in conjunction with affordable housing. Commissioner Steinwall suggested including and consulting the Heritage Preservation Commission as the initiative progresses. Councilmember Odebrecht said he will keep the Commission informed. ADJOURNMENT Chairman Dybvig adjourned the meeting at 8:02 p.m. '4-4- e Jo n Dybvig, Chai ATTEST: Tim badhill, Community Development Director Resolution PC2023-24, 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 Resolution PC 2023-27, Resolution Approving a Preliminary and Final Plat for Zaspel Ridge Addition Resolution PC2023-28, Resolution Granting Approval of an Interim Use Permit in the Central Business District for a Temporary Sauna Located at 425 Nelson St, Stillwater, Minnesota Page 4 of 4 �1 W THE BIRTHPLACE OF MINNES O 7 A DATE: December 20, 2023 TO: Honorable Chair and Planning Commissioners FROM: Ben Gutknecht, Planning Manager SUBJECT: Variance Request: Case No. CD 2023-59: New Single -Family Dwelling at 916 1st Street North BACKGROUND The Applicants, Jody and Jim Herzog, are requesting a Variance to the steep slope setback requirements to facilitate the construction of a new single-family dwelling. The project area is located at 916 1st Street North (PID # 2803020120022). The Property is currently a vacant lot of record and takes frontage from 1 st Street North and has residential neighbors in all cardinal directions. The project site is a 15,052 square foot lot which has a steep grade change near the midpoint of the Lot and mature tree coverage. The Heritage Preservation Commission has reviewed the design of the proposed structure at their meeting on December 13, 2023. The Heritage Preservation Commission found the proposed design complied with the required Design Guidelines for the Neighborhood Conservation District and approved the design. Further, a proposal had been brought before Staff and the Heritage Preservation Commission previously for concept review. At that meeting staff noted that this lot would likely require a variance to either slopes or setbacks to permit any development due to the existing topography. ANALYSIS City Code Section 31-521 Slope Regulations purpose is to minimize the risks associated with project development in areas characterized by vegetation and steep or unstable slopes. These areas include ravines, bluff lands and shorelands. A further purpose is to avoid the visual impact of height, bulk and mass normally associated with building on any steep slope. For the purpose of these regulations, steep slopes are defined as slopes of greater than 24 percent as measured over a distance of 50 feet measured horizontally. This section requires that no structure may be located on a slope greater than 24% or within 30 feet of a 25% or greater slope, unless located within 30 feet of the toe slope which can be administratively approved with a Soil Engineers report. Staff can administratively approve the portion of structure located within 30 feet of the toe slope because a Soil Engineers report will be a condition of approval of this variance. The parcel currently has a significant steep slope running the length of the parcel. The slope splits the parcel so that much of the centrally located area typically used for structure development is pushed to the front or rear of the parcel and separated by the slope. The proposed action seeks to allow the construction of a single-family dwelling on a vacant lot of record. The applicant is requesting to build the dwelling on a steep slope to maintain compliance with relevant yard area setbacks and other applicable zoning controls as well as construct a dwelling that is built into the existing topography. Because the Applicant is proposing to build within the steep slope setback areas exceeding what is permissible 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 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 proposed to be located within an area defined by code as a steep slope. On the face of the request, it is reasonable to request the approval for the construction of a single-family dwelling for a property that is a vacant lot of record within a residentially zoned district. Further, it appears reasonable as it would be difficult to construct a single-family dwelling without the need to either impact the steep slope/slope setback area or be constructed within another required yard area setback. 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. 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 existing steep slope/severe grade that runs through the center of the property. This slope impacts permissibly development on both sides. Due to yard area setbacks and other steep slope setbacks it would be difficult to situate a single-family structure on the parcel where it did not encroach into other setback areas. C. The variance, if granted, will not alter the essential character of the locality. Granting the variance to approve the construction of the proposed single- family dwelling will not alter the essential character of the neighborhood. The Heritage Preservation Commission have reviewed and approved the design of the single-family structure, which includes the review of impacts to the community and neighboring properties from a design perspective. Further, dwelling is proposed to be situated in the center of the property and will be used as a primary dwelling for the applicants, this complies with the zoning code. D. Economic considerations alone do not constitute practical difficulties. i. The request to construct a dwelling on this parcel is not based on economic considerations. Staff believes that the plight of the landowner necessitating the variance meets the practical difficulty test. Particularly the physical hardship in the form of a steep slope running the length of the parcel affecting dwelling placement which was not created by the applicant. Further, the proposed use is reasonable and allowed by code, will not change the essential character of the neighborhood and is not driven by economic considerations. 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. Plans must be consistent with the materials presented as part of Case No. CD 2023-59 presented to the Planning Commission. 2. Applicant shall receive approval from the Heritage Preservation Commission for design of dwelling. 3. Applicant shall receive all proper permits and approvals from Engineer and Building Department. 4. Prior to issuance of building permit a Soil Engineer's report must be submitted for review and approval. 5. Prior to issuance of building permit a drainage control must be submitted for review and approval. 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, findings of denial will have to be formally adopted by resolution. RECOMMENDATIONS Staff recommendations approval of the Variance request. ACTION REQUESTED Motion to adopt Resolution PC 2023-30 approving the Variance to Steep Slope requirements to construct a New Single -Family Dwelling at 916 1st Street North. City of Stillwater Washington County, Minnesota RESOLUTION PC 2023-30 RESOLUTION APPROVING A VARIANCE REQUEST TO CONSTRUCT A NEW SINGLE-FAMILY DWELLING ON A STEEP SLOPE GREATER THAN 24% AT 916 FIRST STREET NORTH (CASE NUMBER: 2023-59) WHEREAS, the City of Stillwater received a Variance request from Jody and Jim Herzog ("Applicant's"), for property located 916 1st Street North, legally described as in Exhibit A (the "Property"), regarding the construction of a new single family located in the RB (Two-family) Zoning District; WHEREAS, the City Code requires structures may not be located on slopes greater than 24%; and WHEREAS, the Planning Commission considered the Variance at its December 20, 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 build on slopes of greater than 24% for the construction of a single-family dwelling. 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; 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 1. Plans must be consistent with the materials presented as part of Case No. CD 2023-59 presented to the Planning Commission. 2. Applicant shall receive approval from the Heritage Preservation Commission for design of dwelling. 3. Applicant shall receive all proper permits and approvals from Engineer and Building Department. 4. Prior to issuance of building permit a Soil Engineer's report must be submitted for review and approval. 5. Prior to issuance of building permit a drainage control must be submitted for review and approval. Adopted by the City Planning Commission this 20t" day of December, 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 Parcel ID: 28-030-20-12-0022 Situs Address: Vacant Property Abstract Property Lot one (1), Block Six (6), Carlie and Schulenburg's Addition to Stillwater. Excepting and reserving to the State of Minnesota, in trust for the taxing districts converted, all minerals and mineral rights, as provided by law. Washington County, Minnesota. A-1 - k r 1� ,� . .�M October 24t", 2023 For the benefit of the Stillwater Heritage Preservation Commission and the Stillwater Planning Commission: This narrative is part of a packet produced by Jim and Jody Herzog and myself. We are seeking approval to build a new home on a parcel in Stillwater commonly referred to as "The Vacant Lot on 15T St" This parcel is the undeveloped easterly portion of a city lot owned by Mary Russell at 921 N 2"d St — her childhood homestead. The parcel of interest is a 15,049 sq ft steep and wooded site, with over 4,000 sq ft in excess of 24% grade. Dan Thurmes of Cornerstone Surveying has developed a site plan suggesting a tuck -under garage style home with a footprint of approximately 2,000 sq ft. The home is served by a 1,427 sq ft driveway. The driveway length is determined by appropriate degree angle slopes reaching the garage level entry elevation at 790 ft above sea level. The house depth of 51 ft results in rear contour elevations between 802 ft and 806 ft. The massing of the structure steps up to the north and west, while the lower massing is to the east and south. This massing follows the shape of the site. The abstract beauty of the building results from the manipulation of linear and planar elements to create a form which follows and respects this topography. From a street perspective, this interplay of forms is visually influenced more by height above street level than the lateral distance from the street. The next visual influence is from stone retaining wall segments following the east side of the driveway. The retaining walls and the home are affected by trees and other foliage, presenting to the passer-by an intriguing and intermittent view of these forms. Also, from a distance, the play of form and foliage obscures the increased intensity of use. This site may require two variances. The lay of the land does not afford 30 ft setbacks from the toe of a hill. The overall lot size, with only one viable driveway layout, results in a building location which cannot meet the 30 ft rule. The second variance would come into play if we were required to reduce the available lot size of 15,049 sq ft by the land area greater than 24%. With the driveway necessarily the same area, this would result in a 1,000 sq ft reduction in an already conservative house footprint of 2,100 sq ft; a reduction of almost 50%. The recommendation of a soil engineer will be necessary, along with a designed drainage control plan. The flat roof design offers greater flexibility for dry well locations. Dry wells associated with retaining walls give additional control. The intent is to not allow site drainage to impact neighboring lots, cause additional erosion, or result in standing water on the driveway. Details are available in the site plan. A neighborhood analysis shows a mixture of housing types. The immediate surroundings do not feature original or restored classical structures. The two homes to the west and south are rambler in style, and the home across the street to the east is a modern farmhouse style. Apart from the variances mentioned, I believe this proposal meets all other regulations, meets the expectations of the prospective owners and does so in concert with the existing site conditions — and in fact, is inspired by them. Sincerely, Jeff Hayes Designer 651 430 3846 � � �I ITS. � i � `OT L---Z C-Aa D!L :�D7zp2 25;1 S� o % 4o H oL J 5 ° ► o o ae iy �.- I iII � 1 r GrJ t1 I GN� I II l Y •G , off, ,' ` W li C � - - I � � II 1 � • WAL1J . ' 14.1 — —_—J — 1, � I IF - At-1D �E , JL7-, 1ti-] ? -I oo,zi; SGI7 ;N moo. 6 u rA r C, 5,- L, ^ I . o 2- O 0,200 I& 5Ck fT' O ,t q16� r^ff-� O �- bF� T 4t) I IT rrr- -�� q\\ A 'o W Et-jo, E� 'Siwt1 ,0o.!:�3 | | | \ ' ^^ ^' `' `' ' ` '' | | \ \ ------------ -------- ----'---------- --|-- \ ' ' 4-1 1 � xaroo .^��' xnayz - - (UN�PR0YGD) Tq2.q 5ET y2~~~'`«o�» '/ PIPE AT LOT «*^«� | / Xryo� / ' / CORNER'-` res� \ --- `& -SET ,�` »nroo '5054 LATH -PPE AT u«' r�xow/� CORNER PLAT) (�0.00PLAY) ` 784. ^-V��z�45'7\N89«44'45'E _`5?qo,/OF LOT l � nw�»«vnnr �\ | N 150.02 Ln v 02 " ----- 5&T NAIL—'06.6 � ` � LATH \ ' ' �� x�o«a roy . .' . _ '�" /'/ � / �783 6 �" � «` « ,� / v - ` ` ` ` ` 12 781, `7,137.6 \ 13.5 � \811.3 X78 0\ � `/ ' U 1 '' / - ` u�v ^ / ~� ,S | �] r� -DU ^� / ' PAR �� \ '� ��U �� . ^ ` ~� -~- 83 x~~'~ -- ' |aJ|. zPARCE- < xrno�o�ov~ | '7r«.5 g m 805.5 ^ / i U i(z / / oo^�'�` - i2i ' �� ) ' ' / / c� �� ' | / | -- "t »? '��-=~ '--' a«�zv /' /o_ �� ' U --� ' '��___/ n / ` y�, � ' oo �� | � / v/ �^ . '' `' ~ --^-- / � ^ = \ / ^' ' ^ / ~ »*»^» ] . - / �- ' � xrrao�� »*«»' L orloll& \| | | / �| / | ��'|�l-|KJ/� LEGAL [��y-�|�l-|[lKJ� EXISTING .. .�, ��^�' `� DESCRIPTION: .... .. STILLVVATER. Excepting and reserving to the State of Minnesnta, in trust for the taxing districts concerned, all minerals and mineral /ights, as provided by law-, and The North Half ofLot 5and all ofLot 6.Block 6.[ARL|E& S[HULENOURC'SADDITION TOST|LLVYATEK. TITLE NOTES: No title opinion or title commitment was provided to us that would show easements or encumbrances that effect the property surveyed. Easement may exist that are not shown. -57Owe ~ | .~/ ---- � PILLAR v x�02f� | U v ,- -BNCDRNER / ^ � S�T '-/ . �� [��~"� � ' ��r�� / IX 65 1 WALL OF SLOPE _--X<qq.7S89044'45W .87- PIPE AT LOT (150.00 PLAT) EXISTING HOUSE bo SE 11Z PIPE AT LOT 14" b -. loom PIPE-/ --- SOUTH LINE OF THE N|/? OF LOT 5 , '~�~'~T` /7 / 11 / " ` /44.<�!� / ' � `� /��"^�4/ 4/��^.. ` (150.00PLAr) `- ��[� LEGAL [��,-�|�T|/��J�' PRO ^�-~�`~ ��`°^ ^`- DESCRIPTIONS: '^~' `~' The North Half ofLot S and all of Lot 6. Block 6. [ARUEAND S[HULEN8URC'SADD|T0N TO BOLLVVATER� and That part ofLot l. said Block Odesoibed as BEGINNING at point on the north line of said Lot l distant 45.00 feet easterly of the northwest corner thereof: thence southwesterly to the southwest corner of said Lot l: thence northerly to the northwest corner of said Lot l; thence easterly to the POINT OF BEGINNING. Excepting and reserving to the State of Minnesota, in trust for the taxing districts concerned, all minerals and mineral rights, as provided by law. PAR[ELB� Lot l. Block 5. [AKL|EAND S[HULEWBURG'S ADDITION TO ST|LLYVATER. Washington County, Minnesota, EXCEPT that part described as BEGINNING at point on the north line of said Lot l distant 45.00 feet easterly of the northwest corner thereof-, thence southwesterly to the southwest corner thereof; thence northerly to the northwest corner thereof; thence easterly to the POINT OF BEGINNING. Excepting and reserving to the State of Minnesota, in trust for the taxing districts concerned, all minerals and mineral rights, asprovided by law. FOUND /^ IRON PIPE- -- MARKED DEVELOPMENT DATA pROPOSED PARCEL A=Z4.SZ0S(}.FT. PROPOSED PARCEL D= 15.049S(}.FT. PARCEL BAREAS LESS 34V6SLOPES GREATER THAN 50'VV|DE ~ 15,049 SURVEY NOTES: � l. BEARINGS ARE BASED ONTHE VVASH|NGTONCOUNTY COORDINATE SYSTEM NADl9O}. Z. UNDERGROUND UTILITIES SHOWN PER AS-DU|LTSPLANS PROVIDED DYTHE CITY OFST|LLVVATERENGINEERING DEPARTMENT. 3. THERE MAY SOME UNDERGROUND UT|L|T|ES, GAS, ELE[T0[, ETC. NOT SHOWN ORLOCATED. 4. DATE OF FIELD TOPOGRAPHY ON PARCEL WAS 4-10-20. LEGEND: 0 FOUND MONUMENT FIRE DEPT. CONNECTION D SET //rIRON PIPE ovowANr MARKED nuNO. 25//o cuxoom, CABLE or^L -LIE - �� UNDERGROUND ELECTRIC AIR CONDITIONER `~ v�r,nwa� ---�--w~------ uwoEoGmmwou^�cry ELECTRIC MANHOLE WATER MANHOLE °^rcvm�rcn _LjF-----_ UNDERGROUND FIBER OPTIC � ELECTRIC METER �� -------m------' UNDERGROUND TELEPHONE ELECTRIC PEDESTAL 0 POST INDICATOR VALVE ------ou------ OVERHEAD UTILITY ELECTRIC TRANSFORMER ,« WATER VALVE ------L4------' UNDERGROUND GAS 03 unLmno � LIGHT POLE ------,------ SANITARY SEWER �-- GUY WIRE w' FLAG POLE w^unox ---�-- >^------ STORM Sowcv �- POWER POLE ------- / ---___ ~Armw^/w �� GAS MANHOLE `r rn^mce:m __,----_,_--- owxwmww"^wxoo ,cwcc � `` CURB [TYPICAL] GAS METER SOIL BORING TELEPHONE MANHOLE W» TRAFFIC SIGNAL Ed TELEPHONE PEDESTAL | CONCRETE SURFACE �� ~ �^w/r^^,c�a^wour CONIFEROUS TREE 0 SANITARY MANHOLE 0orQ CATCH BASIN BITUMINOUS SURFACE DECIDUOUS TREE Doru STORM DRAIN n4o� FLARED END SECTION STORM MANHOLE :3 v LM v ' ' ' � FOUND |/2^- IRON PIPE | MARxED | "STACK" -- | | / | | / | | | . . , | ` | | | � ( / | | `~ | [ FOUND 1/2" ' IRON PIPE | "5TACK" ` � v / | � ' \ D 24% SLOPES: DENOTES SLOPES IN EXCESS OF 24% ' CALL BEFORE YOU DIG! Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 CONTACT: 971 NORTH SECOND STREET ST|LLVVA]-ER, MN 55087 651-783-0968 �`MUWT�/�<T�' ~-`~`~... . /._.. . 0_-N_-\/V,^%.-1--0�= F;Z- REVISIONS: DATE REVISION 4-10-20 ISSUED 0-10-20 LOT LINE ADJUSTMENT 9-25-20 HOUSE PAD (-ER7-|F|/-4l-|[lN' | hereby certify that this plan was prepared by me, o, under mvdirect supervision, and that | am aduly Licensed Land Surveyor under the laws of the state of Minnesota. oar_ie|L.Thvnne` negistrauonN�ljmbec 25718 P�FU��TK��T|�l�: . ...��^`_ . LOCATION: ..... �J��-�K� ��K�D�T- �-��7- |»A��0 UU �-U�k-�� STREET ��U��'A�� UK�� A �� _�_ �� . N �� _-�r _�� N . N �� ~ ��UK��A��7 �� U��v��k�� -t 1970 Northwestern Ave. Stillwater, MN 55082 Phone 651.275.8969 CORNERSTONE LAND SURVEYING, INC. ---~'-'--'''--_, ...~_ FILE NAME SURVZZ182A PROJECT NO. 3Z08182A LOT LINE ��/ � �~U U��-�� -��~��K� � ��y»� � LJw >IZL. � t� � � � J ; vim, _-�.�► M E- —j 1 O W 10 1 �T7I'2 - S i Ion I i 106 (o S� 101a Ale, t � GvJALE December 13, 2023 To: Stillwater Heritage Preservation Commission Stillwater Planning Commission Re: 916 First St. North I am the owner of the vacant lot at 916 N. First St., and will be a close neighbor when it is developed. I would like to express my support for the Herzog's proposed building plans. The modern style is an excellent choice for this site and I am impressed with the care they are taking to preserve the quality of the land. This is a challenging site, and a house like this will be an asset to our neighborhood and to Stillwater. I encourage you to support it. Sincerely, Mary H. Russell 921 Second St. North Stillwater, MN 55082 December 20, 2023 Re: 916 First St. North To: Stillwater Heritage Preservation Commission Stillwater Planning Commission Dear Commission members and staff: I am the owner of the vacant lot at 916 N. First St., and will be a close neighbor when it is developed. I would like to express my support for the Herzog's proposed building plans. The modern style is an excellent choice for this site and I am impressed with the care they are taking to preserve the quality of the land. This is a challenging site, and a house like this will be an asset to our neighborhood and to Stillwater. I encourage you to support it. In response to some issues raised at the Heritage Preservation Commission meeting last Wednesday, I'd like to clarify some history. A modern design will be perfectly appropriate to the original bluff neighborhood here above the Old Prison, which in the 1950s consisted of my house at 921 N Second to the west, the mid-century ranch to the south, and Dr. and Mrs. Ts stylish mid-century modern, which we could see on the far east of the bluff above the new white farmhouse. The more recent house on the bluff directly above the new farmhouse is also a modern style, built I would guess in the 1970s. The houses farther up First Street were part of a different streetscape thanks to the angle of the street and the varying heights and curves of the bluffs. Thank you to the Commission members and City staff for your hard work on this project. I look forward to seeing the land put to good use. Sincerely, Mary Russell 921 N Second St. Stillwater, MN 55082 1 Water THE BIRTHPLACE OF MINNES O TA DATE: December 20, 2023 TO: Honorable Chair and Commission Members FROM: Ben Gutknecht, Planning Manager SUBJECT: CD 2023-65 — Preliminary Plat and Final Plat: Grandview Bluff Addition BACKGROUND The City has received an Application from Brian Brosdahl for a Final Plat to facilitate the reconfiguration of four existing lots. The Properties are located at • 419 2nd Street South, • 322 Broadway Street • 437 2nd Street South • 428 Broadway Street South Due to the complexity of the lot line configuration involving multiple parcels, easements, torrens/abstract property, etc., the City Attorney has directed this lot line reconfiguration to be completed as a Plat. All zoning and building code requirements are met. ACTION Motion to adopt the resolution PC2023-29 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 2023-29 RESOLUTION APPROVING A PRELIMINARY AND FINAL PLAT FOR GRANDVIEW BLUFF ADDITION (Case Number CD2023-65) WHEREAS, the City of Stillwater received a Preliminary Plat and Final Plat application from Brian Brosdahl and Lee Stoerzinger ("Applicant's") for Properties owned by Foxx Bluff Properties (Brian Brosdahl) and Trs Agr Lee Stoerzinger (Lee Stoerzinger) at following properties; • 419 2nd Street South • 437 2nd Street South • 322 Broadway Street South • 428 Broadway Street South legally described as in Exhibit A (the "Properties"); and WHEREAS, the Planning Commission reviewed the request on December 20, 2023. NOW THEREFORE BE IT RESOLVED that the City of Stillwater Planning Commission hereby approves the preliminary and final plat of Grandview Bluff Addition, with the following Conditions of Approval: 1. Review and Approval by the City Engineer. 2. Plat must be recorded at the County December 31, 2024. Adopted by the Planning Commission this 20th day of December, 2023. CITY OF STILLWATER John Dybvig, Planning Commission Chair ATTEST: Tim Gladhill, Community Development Director EXHIBIT A Legal Description of the Applicant's Properties Situs Address: 419 2nd Street South Parcel ID: 28-030-20-44-0104 Abstract Property Type All that part of Lots 21, 22, 23, and 24, of Block 29, Original Town (now City) of Stillwater, Washington County, Minnesota, described as follows to wit: Commencing at the Southwest corner of said Lot Twenty one (21), running thence Northerly on the East line of Section Street to the Northwest corner of said Lot Twenty one (21); thence Northerly on the East line of said Second Street Fifty (50) feet; thence Easterly on a line parallel with the North line of said Lot Twenty one (21) Seventy Five (75) feet; thence Southerly on a line parallel with the East line of said Second Street to the South line of said Lot Twenty one (21); thence Westerly on the South line of said Lot Twenty one (21) to the place of beginning Situs Address: 437 2nd Street South Parcel ID: 28-030-20-44-0023 Torrens Property Type Lots Seventeen (17), Eighteen (18). Nineteen (19) and Twenty (20), in Block Twenty-nine (29) of the ORIGINAL TOWN (NOW CITY) OF STILLWATER. "AS AMENDED BY MYRONS SHEPARD'S PERFECTED PLAT OF THE CITY OF STILLWATER DATED MAY 21, 1878" Situs Address: 322 Broadway Street South Parcel ID: 28-030-20-44-0103 Abstract Property Type All that part of Lots 21 and 22 and 23 in Block 29 of Stillwater, contained within the following bounds, to -wit: Beginning at the Northwest corner of Lot 11 in said Block 29, and running from thence Westerly on a line parallel to and 50 feet distant from the South line of lot 22 in said Block 29, 75 feet to a point; thence Southerly on a line parallel to the East line of of Second Street, 100 feet more or less, to the South line of Lot 21, aforesaid, thence Easterly on the South line of said Lot 21 to the Southwest corner thereof, thence Northerly on the East line of said Lots 21 and 22, 100 feet, more or less to the place of beginning. Also all of Lot 11 and that part of Lot 12 in said Block 29 described as follows; Beginning at a point on the West line of Broadway 5 feet Northerly from the Southeast corner of the aforesaid Lot 12, thence running northerly on the West line of Broadway, 45 feet more or less, to the Northeast corner of said Lot 12; thence Westerly on the line dividing Lots 11 and 12 said Block 29 to the Northwest corner of said Lot 12, thence southerly on the line dividing Lots 12 and 21 said Block 29, 10 feet; thence in a Southeasterly direction and on the North line of that portion of said -Lot 12 heretofore sold -and conveyed to one C.A. Bromley, to the point of beginning. Situs Address: 428 Broadway Street South Parcel ID: 28-030-20-44-0020 Abstract Property Type Lot 13 and all that part of Lot 12, described as follows: Beginning at the Northeasterly corner of said Lot 13, running thence Northerly along the West line of Broadway, 5 feet; thence on a curve of 234 % feet radius with the convexity toward the North to a point 40 feet Northerly from the Northwest corner of said Lot 13 and in a line with the West line of the said Lot extended; thence Southerly 40 feet, to the Northwest corner of said Lot 13 thence Easterly along the Northerly line of said Lot 13 to the place of beginning, all of said lots being in Block 29 of the Original Town (now City) of Stillwater, Washington County, Minnesota. 3 •'�� r � "gip � 3�� V'. At r Y' • �y�, 1T 07 f _ •t ?r to o. � ff. �I water Ne The Birthplace of Minnesota N WE s Site Locations 437 2nd Street S., 419 2nd Street S., 322 Broadway Street S., and 428 Broadway Street S. 0 50 100 General Site Location .~ 200 mF GRANDVIEW BLUFF ADDITION rI I I I V I \ r` F' y, r � "\ r , r " r r ` rK, 0 26 13 ; 225. 00 47 34"4, or 0. o "C' ,W � ,- / LOTS s81°11 34 E \ \ 0 26 13 _ ,\ / 2� �3 / / C..eRc.=s�8 S 7 2 7 5.0 0 / / \ 4 25g. g9 53'E \ 100. 0 19 R=234.50 -� --><5 ° \o 000 \ 8� 00 �cC 1 \///\�0�� Pv�628 / / 31 LOT j / o a S�2°26'13"W / 0 LOT 6 -T, \ _--- GO \GOR \ O� �0 n > \3 \ u'A�� 5.0 \ o150. 00 13'' E 26' \ \ 0 �5. Z P 7 ., LOT 4 v o \ cT BLOCK 1 ' ° ---- \ 0�- ` 1 LOT 2 15.00 6 i 1500 \N \ 15.00 512 UIA W/ W^ / LOT 3 N / / l \'c 01, i Z -A 2102.76 --_,�! /-- 570.71 2673.47 y rr °/ N8938'30 "E / / R OF SEC. 28, S 1/4 CORNIER / �___-SE CORNER SEC. 28, T30, R20, WASHINGTON i� T30, 220, DRILL HOLE IN COUNTY CAST IRON CONCRETE MONUMENT (NOT TO SCALE) 0 NORTH 0 25 50 .%7=m SCALE: 1 INCH = 25 FEET SCALE IN FEET N� III 3 ti s� Z ti� E. PINE ST C) o \\0. 2 ( .\. - 0 S P O VICINITY MAPS SECTION 28, TOWNSHIP 30 NORTH, RANGE 20 WEST, WASHINGTON COUNTY, MINNESOTA THE ORIENTATION OF THIS BEARING SYSTEM IS BASED UPON THE SOUTH LINE OF BLOCK 29, ORIGINAL TOWN (NOW CITY) OF STILLWATER WHICH IS ASSUMED TO HAVE THE BEARING OF N 72'26' 13 "E. • DENOTES FOUND 112 INCH IRON PIPE MARKED RLS 13774 UNLESS OTHERWISE SHOWN. / --\ (1395.68 DESC.) 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 GRANDVIEW BLUFF ADDITION rI I I I V I \ r` F' y, r � "\ r , r " r r ` rK, 0 26 13 ; 225. 00 47 34"4, or 0. o "C' ,W � ,- / LOTS s81°11 34 E \ \ 0 26 13 _ ,\ / 2� �3 / / C..eRc.=s�8 S 7 2 7 5.0 0 / / \ 4 25g. g9 53'E \ 100. 0 19 R=234.50 -� --><5 ° \o 000 \ 8� 00 �cC 1 \///\�0�� Pv�628 / / 31 LOT j / o a S�2°26'13"W / 0 LOT 6 -T, \ _--- GO \GOR \ O� �0 n > \3 \ u'A�� 5.0 \ o150. 00 13'' E 26' \ \ 0 �5. Z P 7 ., LOT 4 v o \ cT BLOCK 1 ' ° ---- \ 0�- ` 1 LOT 2 15.00 6 i 1500 \N \ 15.00 512 UIA W/ W^ / LOT 3 N / / l \'c 01, i Z -A 2102.76 --_,�! /-- 570.71 2673.47 y rr °/ N8938'30 "E / / R OF SEC. 28, S 1/4 CORNIER / �___-SE CORNER SEC. 28, T30, R20, WASHINGTON i� T30, 220, DRILL HOLE IN COUNTY CAST IRON CONCRETE MONUMENT (NOT TO SCALE) 0 NORTH 0 25 50 .%7=m SCALE: 1 INCH = 25 FEET SCALE IN FEET N� III 3 ti s� Z ti� E. PINE ST C) o \\0. 2 ( .\. - 0 S P O VICINITY MAPS SECTION 28, TOWNSHIP 30 NORTH, RANGE 20 WEST, WASHINGTON COUNTY, MINNESOTA THE ORIENTATION OF THIS BEARING SYSTEM IS BASED UPON THE SOUTH LINE OF BLOCK 29, ORIGINAL TOWN (NOW CITY) OF STILLWATER WHICH IS ASSUMED TO HAVE THE BEARING OF N 72'26' 13 "E. • DENOTES FOUND 112 INCH IRON PIPE MARKED RLS 13774 UNLESS OTHERWISE SHOWN. / --\ (1395.68 DESC.) 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