HomeMy WebLinkAbout2008-05-12 PC Packet
.'
r illwater
"~ ~
THE BIRTHPLACE OF MINNESOTA ~
CITY OF STILLWATER
PLANNING COMMISSION
NOTICE OF MEETING
MONDAY, May 12/ 2008
The City of Stillwater Planning Commission will meet on Monday, May 12, 2008, at 7 p,m. in the
Council Chambers of Stillwater City Hall, 216 North Fourth Street.
AGENDA
1. CALL TO ORDER
2. APPROVAL OF April 17/ 2008 MINUTES
3. PUBLIC HEARINGS
3.01 Case No. 08-16. A variance request to the front and side yard setbacks for the
construction of a residence located at 1905 2nd Street North in the RA, Single Family
Residential District. Boyd Knudsen, applicant.
3.02 Case No. 08-17. An amendment to a current special use permit for the extension of
hours of operation for the hot dog stand located at 229 South Main Street in the CBD,
Central Business District. Stephen Farr, applicant.
3.03 Case No. 08-18. A variance request on a non-conforming lot, for side yard setback
and impervious surface regulations to construct an addition to a single family residence
located at 716 Greeley Street South in the RA, Single Family Residential District. May
Mazzarese, applicant.
3.04 Case No. 08-19. A variance request to the fence regulations for the placement of a 6
ft cedar fence located at 2602 Hawthorne Lane in the RA, Single Family Residential
District. Philip Jackson, applicant.
3.05 Case No. 08-20. A variance request on a non-conforming lot for side yard setbacks to
construct an entry addition and dormer additions located at 1314 N 1st Street in the RA,
Single Family Residential District. Carol A. DelaVergne, applicant.
3.06 Case No. 08-21. A variance request on a non-conforming lot for the side yard
setbacks to construct an addition with a wraparound porch located at 356 Ramsey St w
in the RB, Two Family Residential District. Bjorn Nelson, Custom Carpentry Remodeling
and Construction, applicant.
3.07 Case No. 08-22. A special use permit request for a restaurant and a variance to the
parking regulations located at 317 South Main Street in the CBD, Central Business
District. Mark Balay Architects, representing Dairy Queen, applicant,
4. OTHER BUSINESS
4.01 Discussion of a Senior Care Campus on Country Road 12 adjacent to the Rutherford
Elementary School.
CITY HAll: 216 NORTH FOURTH STREET - STillWATER, MINNESOTA 55082
PHONE: 651,,430,,8800 - WEBSITE: www.ci.stillwater.mn.us
City of Stillwater
Planning Commission
April 14, 2008
Present: Dave Middleton, Chairperson, Suzanne Block, Mike Dahlquist, Erica Fultz, Dan
Kalmon, Taylor Luke, Wally Milbrandt, David Peroceschi and Charles Wolden
Staff present: Community Development Director Turnblad and Planner Pogge
Mr, Middleton called the meeting to order at 7 p.m.
Approval of minutes: Mr. Dahlquist moved approval of the minutes of March 10, 2008. Mr.
Milbrandt seconded the motion; motion passed unanimously.
PUBLIC HEARINGS
Case No. 08-10 A special use permit request for an in-home barber shop at 2372 Hidden Valley
Lane in the RA, Single Family Residential District. Dean Funke, applicant.
The applicant was present. Mr. Pogge reviewed the request, findings, and the 11 conditions of
approval for a type II home occupation permit. Mr, Kalmon asked whether there was any
clustering of home occupation permits in this area, Mr. Pogge was he was not sure, but noted
that 29 such permits have been issued by the City and there have been no complaints. Ms.
Block asked how traffic is measured. Mr, Pogge agreed it is subjective, but stated single-seat
businesses, such as this, generate about 1 or 2 vehicles per hour, which is consistent with
normal residential traffic.
Mr. Middleton opened the public hearing. Kathy Klonecki, 2367 Hidden Valley Lane, expressed
a concern about traffic, noting there is a curve in the road nearby and no sidewalks for
pedestrians. She asked whether the special use permit is transferable, should the property
change ownership in the future. Thomas Klonecki asked who is responsible for enforcing the
requirement for off-street parking, No other comments were received, and the hearing was
closed.
Mr. Pogge answered the questions posed by the Kloneckis, He stated the parking is enforced
by complaint. Mr. Pogge said the special use permit is transferable, SUPs run with the property.
Mr. Milbrandt wondered if a condition could be added that the permit is not transferable. Mr.
Turnblad said staff would check with Attorney Magnuson to see whether that would be possible
if the applicant agrees to that stipulation, Mr. Wolden said he thought the transferability of such
permits should be changed, noting that it is a property owner of record that triggers the issuance
of a permit. Mr, Pogge pointed out that the transferability of the permit comes from state case
law. Mr. Funke stated he would have no problem agreeing to a condition that the permit is not
transferable, noting that he is a licensed barber, so the state must approve this and the state
won't transfer a license,
Mr. Peroceschi moved approval as conditioned. Mr, Dahlquist seconded the motion, Ms. Block
expressed a concern about traffic, but pointed out that this permit is subject to review upon
complaint. She advised Mr. Funke to ask his clients to be respectful of the neighborhood,
Motion passed unanimously. Staff is to update the Council at the time of Council action on the
issue of adding a sunset clause to the permit.
City of Stillwater
Planning Commission
April 14, 2008
Case No. 08-11 A street vacation request for 1) the north half of St. Croix Avenue East between
Fourth Street North and Third Street North; 2) Sycamore Street East between Fourth Street
North and Third Street North; 3) the north half of Sycamore Street East between Third Street
North and Second Street North; 4) the west half of Third Street North between St. Croix Avenue
East and Sycamore Street East. Edward Simonet, representing Stillwater County Club,
applicant.
Mr. Pogge reviewed the request and findings. It was noted in the staff findings that a developed
property at 1311 Third St. N. would be made a non-conforming lot, and an existing undeveloped
parcel at the southeast corner of Sycamore Street East and Third Street North could not be
developed without a variance should the vacation requests be granted. The staff findings also
noted there are several utilities and driveways in the rights-of-way requested to be vacated.
Mr. Simonet stated the Country Club wants to work with the City in this matter. He said they
certainly would work with the 1311 Third St. N. property owner and with the City regarding any
issues with utilities. He stated the Club is making the request to make a parcel it owns
contiguous so as to develop the parcel and generate some capital for the Club,
Mr. Middleton opened the public hearing, Tom Furst, 1311 N. Third St., spoke against the
request, saying he did not want to get a non-conforming lot. He also spoke against the request
for his mother-in-law, who owns the adjacent undeveloped parcel that could not be developed
without a variance,
A representative of Mrs. Stahl, 1223 N. Fourth St., asked about the impact to her property; it
was noted that none of Mrs, Stahl's property would be taken.
Billy Young, 1402 N. Fourth St., stated that every Monday, the Country Club's overflow parking
lot is full, with people parking on the residential streets. Mr. Milbrandt also raised a question
regarding overflow parking, Mr, Simonet said that is an issue that needs to be addressed when
they have a development plan, Dan Brookman, Stillwater County Club board member, stated
some of the parcel in question would be dedicated to parking.
Mr. Middleton closed the public hearing. Mr. Peroceschi said he would be OK with granting the
requested vacation of St. Croix Avenue East between North Fourth and North Third Streets and
Sycamore Street East between North Fourth and North Third, but not the other two requests.
Mr. Dahlquist noted the Commission has been conservative in granting vacations in the past
and has done so only when there is an obvious benefit; he said here there is no plan, thus no
support demonstrating the need for the vacations, Mr. Wolden agreed with Mr. Dahlquist's
comments and stated he would like to see the concerns regarding parking addressed before
considering vacation. Mr, Kalmon said there is no value to the public in granting the vacations,
but there could be a lot of problems in the future, especially if requests NO.3 and 4 would be
granted. Mr. Kalmon said the street grid is there to serve the area in the future, and he said he
disagreed with giving away something the public owns, Mr. Milbrandt noted that he has never
heard of any plan to extend St. Croix Avenue East or Sycamore Street East and said it may
make sense to grant those requested vacations, but said it is disconcerting that the Club has
given no idea of what they want to do, Mr, Milbrandt suggested perhaps the Country Club may
2
City of Stillwater
Planning Commission
April 14, 2008
agree to waive the 50-day rule and put together a proposal to address some of the
Commission's comments.
Mr. Milbrandt moved to recommend the Council deny the request without prejudice. Mr. Simonet
said they would prefer to take the request off the table and come back with a proposal. Mr,
Turnblad stated the applicant can withdraw, but suggested that when they return, they at least
present a concept plan that addresses issues such as overflow parking, at which time the
Commission could, if it chooses, grant a conditional vacation until a final plan is presented and
approved. No action was taken.
Case No. 08-12 A special use permit request for separation of the bus drive and auto traffic and
reconstruction of the parking lot for Stillwater Junior High School at 523 W, Marsh St. in the RB,
Two Family Residential District. Larson Engineering, representing Stillwater Public Schools,
applicant.
Mr. Pogge reviewed the request and proposal. He noted that a traffic study has been completed
and included in the agenda packet. He stated that overall, the number of residents impacted by
bus traffic will be less than under the current arrangement, and staff believes this plan will work
better overall for the residential area.
Mr. Kalmon asked if there will be any reduction in storm water runoff. Torry Kraftson, assistant
City Engineer, stated there will be a slight reduction in the amount of impervious surface and
significant ponding improvements. Mr. Kalmon asked if any consideration had been given to
using storm water for irrigation. A representative from Larson Engineering responded that
infiltration treatment, as planned here, is not conducive to doing that.
Mr. Middleton opened the public hearing, Mike Steinbach, 2502 S. Harriet, asked if the bus drive
would be blocked to prevent cut-through traffic and suggested the possibility of installing speed
bumps or some other deterrent. He talked about an existing problem of car traffic to the north
and dropping students off at the back door of the school. He asked how the plan addresses
forcing buses to only go east on Orleans. He spoke of the existing problem of parking on streets
during events, and he also spoke of the current condition of Orleans and questioned how it
would be able to withstand the additional bus traffic.
Scott Koester, 710 Everett Dr., expressed a concern about noise, diesel fumes and road
conditions.
Pat Medbery, 701 Everett Dr., spoke of a concern about on-street parking, especially during
events. She, too, spoke of the road conditions and suggested Orleans won't be able to handle
the bus traffic given its poor condition. She raised a concern about the potential for buses going
both ways as they exit onto Orleans, rather than left-only as envisioned in the plan. She
suggested there should be more space to buffer the existing parking lot.
No other comments were received, and the hearing was closed, A representative from Larson
Engineering pointed out there will be signage on the new bus loop marked one-way, buses-only
during school hours. He also suggested that the improved traffic circulation should lessen the
current problem of folks using the back entrance of the school as a drop off spot. He stated
3
City of Stillwater
Planning Commission
April 14, 2008
installation of speed bumps is something they could look at. Mr. Milbrandt asked about the
condition of Orleans. Mr. Kraftson said the street is rated fair, and despite the existing potholes,
the pavement section is thick and bus traffic should not significantly impact the street. There
was discussion as to how to ensure that buses exit left only, Mr, Milbrandt pointed out that
speed bumps are a maintenance issue. Ms, Block asked if the School District prohibits drop-off
at the rear entrance; a representative of Larson Engineering said he did not have that
information. Ms, Block said she would like the issue of parking on the streets on the south side
of the school addressed further; Mr. Middleton suggested that is an enforcement issue and
there is not much more that can be done other than signage designating the streets "no
parking." It was noted the bus area will be available for parking during after-school hours, which
should help the parking situation some.
Mr. Milbrandt moved approval as conditioned with the additional conditions that the new bus
drive be signed "left turn only" and "buses only during school hours." Mr. Wolden seconded the
motion; motion passed unanimously,
Case No, 08-13 A zoning text amendment request for the CA, General Commercial District, to
allow outdoor sales at 2289 Croixwood Blvd. in the CA, General Commercial District. Monti
Moreno, applicant.
Mr. Pogge reviewed the request. It was noted that there are three other CA zoned areas in the
City, and this request would impact all the CA-zoned properties. It also was noted that the
request is not just related to the sale of patio furniture, but the applicant has also requested to
be allowed to serve food. Ms. Block asked about plans to add another fuel center and canopy to
the gas station; Mr. Pogge said the only request at this time relates to the zoning text
amendment to allow outside sales.
Mr. Moreno explained how he began selling the patio furniture. He said his primary request
relates to the furniture, but he would also like to be able to sell items such as firewood, water
softener salt. He noted that the business does have a food handler's license, and they would
like to be able to offer food items for sale on their new patio.
Mr. Middleton opened the public hearing. Steve DeMars, 2307 Hidden Valley Lane, reviewed
the history of the site and station, explaining how the parcel came to be zoned CA. He noted
there are covenants on the property and said the current restrictions/covenants support the
needs of the neighborhood,
Beth Schwintek, 2327 Hidden Valley Lane, also spoke to the covenants and problems
experienced with the property in the past.
Ray Dombrowe, 2337 Croixwood Blvd, commended Mr. Moreno for some of the improvements
he has made to the property since assuming management, but he said when the furniture was
added it became an eyesore with items chained to trees and left outdoors when vandalized. He
also noted there is graffiti on the building and the garbage enclosure has no door. He said
additional outdoor exposure will not help the situation, but suggested things will deteriorate
further.
4
City of Stillwater
Planning Commission
April 14, 2008
Kathy Klonecki, 2367 Hidden Valley Lane, suggested the outdoor sales create a flea market
atmosphere.
Jenny Schwintek, 2327 Hidden Valley Lane, also commended Mr, Moreno for some of the
improvements he has made, but said the situation with the furniture outdoors has gotten out of
control and she said some kids gathering on the new patio are creating a nuisance.
No other comments were received, and the hearing was closed. Mr. Middleton asked about the
covenants. Mr. Pogge said the covenants apply to the middle parcel of the site; he stated he
was unsure of exactly when the covenants were enacted and whether they have expired. During
discussion, it was noted this request would affect all the CA zoned properties, not just Mr.
Moreno's business, Mr. Wolden suggested changing the zoning text would be opening the flood
gates and moved to deny the request. Mr. Kalmon seconded the motion. Motion passed
unanimously.
Case No. 08-14 A zoning text amendment to Section 31-525 of the City's Stormwater Ordinance
to achieve compliance with the MPCA Stormwater MS4 Permit. City of Stillwater, applicant.
Mr. Kraftson gave a brief presentation highlighting the goals of the MS4 program and the
proposed amendments to the ordinance which includes additions to the nuisance ordinance and
changes to the requirements for construction site erosion control.
Mr. Middleton opened the public hearing. No comments were received, and the hearing was
closed. Mr. Dahlquist questioned the requirement for a cash deposit or letter of credit in the
amount of 125 percent of the cost of a construction project. It was noted that this has been the
City's practice, and it has not discouraged any developers in the past. Mr. Kalmon asked about
enforcement of requirements for smaller development projects, referring to a recent problem
that had to be cleaned up by the City, Mr. Kraftson explained enforcement is primarily by
complaint to the City or MPCA. Mr. Pogge noted the Council is considering enacting an
administrative citation program, which will be another enforcement tool.
Mr. Milbrandt moved to approve the proposed text amendments as presented. Mr. Peroceschi
seconded the motion; motion passed unanimously.
Case No. 08-15 A special use permit and variance to the height regulations for construction of a
three-level parking structure at 200 N. Second Street with 302 parking stalls, two stair towers,
two elevators, public restroom and bridge from the upper level that will provide additional
parking, vehicular and pedestrian access to North Third Street in the CBD, Central Business
District. City of Stillwater, applicant.
Community Development Director Turnblad briefly reviewed the project and fac;ade design, He
noted that the topography of the site not only provides access from both Second and Third
Streets but "hides" the impact of the three-story ramp, He reviewed the request for a variance
from the 37' height limit in the historic district height overlay district and a request for a
conditional use permit to construct on a slope greater than 24 percent.
5
City of Stillwater
Planning Commission
April 14, 2008
Regarding the requested variance for the height, Mr, Turnblad noted that there are plans to
provide a connection from the Lowell Inn to the ramp, in which case the ramp would be
considered an infill structure and a variance would not be needed, However, he said because
the Lowell Inn plans are not that well developed at this point, the ramp is being treated as a
stand-alone building and a variance is needed. He stated that most of the structure is within the
37' maximum allowable height, however, both of the towers exceed the limit. He noted that the
intent of the height overlay district is to protect views and the ramp will be 5' below the Third
Street level and will not block any views of the river.
Regarding the conditional use permit related to the slopes, Mr, Turnblad stated there are two
small areas that will be within slopes greater than 24 percent. He said the project could avoid
those areas entirely by moving the structure 10' to the east, which would dramatically affect the
view along Second Street and reduce the green space in front of the ramp, or by moving the
structure 15" to the south, which would place the structure on Lowell Inn property, property that
is critical to project. Mr. Turnblad said it is believed grading in the two slope areas can be done
without creating any environmental problem, and he said approval of the requests is
recommended with 12 conditions of approval.
Dennis Wallace and Catherine Mullinax-Jones of LSA were present. Mr. Wallace reviewed the
new plans for the park by the Rivertown Commons. He said rather than a deep holding pond, a
landscaped rain garden will be constructed and will meet the requirements of the Middle St.
Croix Water Management Organization. An existing open water feature will be maintained as a
separate entity, he said, apart from the rain garden, He reviewed the plans for two accesses to
the park, including a handicapped accessible entrance from the ramp. He noted another rain
garden will be provided in the green space in front of the ramp to meet the WMO requirements.
There was a question about the definition of a rain garden; Mr, Turnblad explained that rain
gardens are a series of plantings that provide infiltration and detention of storm water.
Mr. Kalmon asked if there was a perspective of how the ramp might be viewed from the river,
saying he thought that was of as much concern as the impact of pedestrians' views of the river.
Mr. Dahlquist asked whether the Lowell Inn could construct its proposed addition higher if this
were considered an intill project; Mr. Turnblad responded that a stipulation that the addition can
be no higher could be added to the development agreement with the Lowell Inn. Mr, Dahlquist
asked why the ramp wasn't designed to slope up to the north toward Rivertown Commons,
rather than to the south toward the Lowell Inn, Mr. Wallace and Ms. Mullinax-Jones explained
that is due to the alignment with Commercial Street, circulation issues, as well as the desire to
provide a pedestrian link to Third Street and to provide access to the Lowell Inn.
Ms. Block said she thought the proposal fits with the City's Comprehensive and Downtown Plan
on all levels, but said she had several usability concerns. She expressed a concern about the
width of the parking stalls and the likelihood of mishaps and difficulty of navigating the ramp due
to narrowing of the stalls. She said she uses the small parking lot on Third Street, which will be
lost due to the project, and said she thought there should be some free parking provided for
residents who use the lot on a daily basis. Mr. Wallace noted there are about 30 spaces outside
of the gated ramp entrance on the Third Street level which could be designated as free spaces,
should the City decide to do so. Mr. Turnblad pointed out that maximizing the width of the
driving aisles within the ramp enables the parking spaces to be narrowed a bit.
6
City of Stillwater
Planning Commission
April 14, 2008
Mr. Middleton opened the public hearing. Tom Huninghake, 209 N. Third St., expressed a
concern about the mass of the structure, a concern about the fa<;ade of the structure on the
Third Street elevation as being basically concrete. He also asked whether the stream in the park
would remain open.
No other comments were received, and the hearing was closed. Mr, Kalmon agreed that Mr.
Huninghake's concern about the facades on the secondary elevations was a valid one and
suggested considering utilizing a greening system for the wall surface, Mr. Dahlquist asked if a
traffic analysis had been done; Mr. Turnblad said that will be done if the Council decides to
proceed further with the project. Mr. Dahlquist also asked why the request for the parking
variance wasn't supported with evidence of a hardship as is required of other variance requests,
Mr. Kalmon moved to approve the design review permit for the parking ramp; variance from the
37' height limit; and conditional use permit for structures on slopes greater than 24 percent. Ms,
Block seconded the motion. Motion passed 8-1, with Mr. Dahlquist voting no.
OTHER BUSINESS
Extension request for Case No. 06-38, a special use permit for private parking facility, variance
to the parking regulations, and a combination of two lots into one lot at 225 N, Main St. in the
CBD, Central Business District. Mainstrem Development Partnership, applicant.
Mr. Stefan was present representing the applicant. Mr. Milbrandt, seconded by Mr, Peroceschi,
moved approval of the requested extension, Motion passed unanimously.
*Mr. Pogge said the brochure describing the City's sign regulations has been mailed to all
businesses in the City.
Mr. Dahlquist, seconded by Ms, Block, moved to adjourn at 10:50 p.m.
Respectfully submitted,
Sharon Baker
Recording Secretary
7
~~tillwater
~i'il! ' --,....~,
. ',., ,," .:::=---" - .-.--.~)
'H'~~)
Planning Commission
DATE:
May 8, 2008
CASE NO.: 08-16
APPLICANT:
Boyd Knudsen
REQUEST:
A variance to allow expansion and alteration of a structure on a
non-conforming lot [31-102 (a)J; a variance to allow up to a 7 foot
encroachment into the required 10 foot side yard setback for a
principal structure; a variance to allow up to a 9 foot encroachment
into the required 10 foot side yard setback for a detached garage;
and a variance of 18 feet to the required 30 front yard setback [31-
305(b)IJ,
LOCATION:
1905 2nd St N
COMPREHENSIVE PLAN DISTRICT:
SFLL - Single Family Large Lot
ZONING: RA - One Family Residential
PC DATE: May 12, 2008
REVIEWERS: Community Dev. Director
PREPARED BY: Michel Pogge, City Planner \fV'- <:f
DISCUSSION
The applicant is requesting a variance to Chapter 31-102(a) of the Stillwater City Code
in order to expand the amount of living space of the existing structure which is on a
non-conforming lot. Additionally, the applicant is requesting a variance to Chapter 31-
305(b)1 of the Stillwater City Code to encroach up to 7 feet into the required 10 foot side
yard setback on the south side of the property; to encroach up to 9 feet into the required
10 foot side yard setback for a detached garage; and to encroach up to 18 feet into the
required 30 foot front yard setback.
The applicant has recently purchased the property and is currently renovating a portion
of the home and has demolished the rear (east) portion of the home and the old barn.
The HPC approved the partial demolition at their February 4, 2008 meeting and
approved the proposed addition at their April 7, 2008 meeting.
1905 2nd St N
Page 2
EVALUATION OF REQUEST
A variance may be granted only when all of the following conditions are found:
1. A hardship peculiar to the property, not created by any act of the owner, exists.
Personal, family or financial difficulties, loss of prospective profits and
neighboring violations are not hardships justifying a variance.
The lot was platted in 1867 and its size does not meet the current zoning
requirements. The size and width of the lot is a condition that was not created
by an act of the owner.
2. A variance is necessary for the preservation and enjoyment of substantial
property rights; and, if granted, would not constitute a special privilege not
enjoyed by neighbors.
This property is zoned for a single-family home and historically was used as a
single-family home. Portions of the home have deteriorated beyond repair and
the HPC approved demolition of the rear portion on February 4, 2008.
The size of the lot at 7,500 square feet and width of 50 feet is consentient with lot
sizes in the area. By code, in the RA zoning districts, lots are required to be
10,000 square feet and 75 feet in width, making this lot non-conforming,
Additionally, the proposed front yard setback of only 12 feet is consistent with
homes in the area. With the new additions and garage the site will have a total of
29,6% impervious coverage. Therefore, staff believes the variance for the
expansion and alteration of a structure is acceptable.
For properties zoned RA (one-family residential) the code requires a 10 foot side
yard setback on each side of the property. The lot is 50 feet wide. The existing
home is 26' wide. The proposed garage is 14'6" wide and is north of the home
5'6". This leaves only 4 for side yard setbacks, 1 foot on the north and 3 feet on
the south.
The proposed side yard setbacks are an improvement over what previously
existed. The old garage was over the north property line by approximately 1 foot
and the home was approximately 2 feet from the side property line. Due to the
close proximity to the side property lines staff would recommend that the south
side of the home and the north side of the garage have gutters installed in order
to direct water toward the east and away from the adjoining properties.
1905 2nd St N
Page 3
3. The authorizing of the variance will not be of substantial detriment to adjacent
property and will not materially impair the purpose and intent of this section
or the public interest nor adversely affect the comprehensive plan.
The proposed addition will have no negative impacts on any of the surrounding
properties, The authorizing of the variance will not be of substantial detriment
to adjacent property and not materially impair the purpose and intent of this title
or the public interest nor adversely affect the Comprehensive Plan.
FINDINGS
1. That the hardship is peculiar to the property, not created by any act of the
owner, exists, In this context, personal financial difficulties, loss of
prospective profits and neighboring violations are not.
2, That a variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same district and in the
same vicinity; and that a variance, if granted, would not constitute a special
privilege of the recipient not enjoyed by his neighbors.
3. That the authorizing of the variance will not be of substantial detriment to
adjacent property and not materially impair the purpose and intent of this
title or the public interest nor adversely affect the Comprehensive Plan.
ALTERNATIVES
The Planning Commission has the following options:
1. Approve the variance to allow expansion and alteration of a structure on a
non-conforming lot [31-102 (a)]; a variance to allow up to a 7 foot
encroachment into the required 10 foot side yard setback for a principal
structure; a variance to allow up to a 9 foot encroachment into the required 10
foot side yard setback for a detached garage within 6 feet of a principal
structure; and a variance of 18 feet to the required 30 front yard setback [31-
305(b)1]. Additionally, staff would suggest that the following conditions for
approval:
a. All revisions to the approved plan shall be reviewed and approved by
the Community Development Director.
b. The garage storage areas (loft and basement) must be eliminated or the
head room shall be reduced to 6'6" in order that they do not become
habitable space,
c. Gutters must be installed on the north side of the garage and the south
side of the home, Water from the gutters shall be directed away from
adjoining property owners. Final drainage plans shall be approved by
the City Engineer prior to the issuance of a building permit.
2. Deny the variance to allow expansion and alteration of a structure on a non-
conforming lot [31-102 (a)]; a variance to allow up to a 7 foot encroachment
1905 2nd St N
Page 4
into the required 10 foot side yard setback for a principal structure; a variance
to allow up to a 9 foot encroachment into the required 10 foot side yard
setback for a detached garage within 6 feet of a principal structure; and a
variance of 18 feet to the required 30 front yard setback [31-305(b)1]. If the
Commission chooses to deny the variance the commission needs to make a
negative finding of fact on the required that supports the denial.
3. Continue the public hearing until the June 9, 2008 Planning Commission
meeting. The 60 day decision deadline for the request is June 9, 2008.
RECOMMENDATION
Staff recommends the Commission approve the requested variances as conditioned.
j2/f:J~j~~. flJ. Ae{/~/ V,'ew
A "
(}& y) k~v)~e f\ C:5"/~ 58/ -1()7)
~
~
o
]2'-0"
5'-6"
28'-0"
1'-0" D
50'-0" 14'-6"
26',,2" 12'-0"
1'-3"
18'-O"--...j
13'-1" IOrivewaY!
50'-0"
12nd. Street No~
5'-0"
2'-0"
t
12'-0"
lSD'
74',,0"
HOLl5e- 005.f ;;t--!itJl\
~
" vent chutes in all
13'-9"
T
6'-6 1/2"
61-6 1/2"
T
6'-2 1/2"
13/4" CDX Plvwood tongue and gooV<i
27'-4 3/4"
bc'iber cement siding w' 112" furring strips for ventiIatio~
ntire exterior sheathed in RIO Rigid insulatio
xtending to footings and protected at grade wi
eneer
8'-83/4"
17/16" OSB typical
12x6 wall framing 24" O.C!
19 or better closed cell s fa f<
lWallprimer vapor barrie~
11/2" gypsum board typical
lZx6 walls typical
19orbetterclosedcell.s ra fi
13/4" CDX Plvwood lougue and goov~
13/4" treated plvwooil
~d~~ treated wall system. I
f;teel posts bearing roofloadll
3'-0"
9'-0"
1012" sill height for _es~
9'-0 1/4
1/2" Anchor bolts s
6' O,c. miu
"l
3'-6"
indow well drained
13/4" rock to draintil
IW ood floor system. see detaU
" drailltile surroWlded b
" of clear 3/4" 0
is" x 20" concrete footing typical
"RIO I
ueextrudedf<
"of3/4~ clear roc
We7f EkJ/alJolJ
, '
IT]
Ej
rn
[E]
[E]
[E]
[E]
~
t
~
~
~
'"
~
~
~ ,~
~
~
~,
'''''ol
'-.1\
+--.
\\-t
~
~
~
,,-
~-
..:;:;
I
.
, I
~
')
"\-.
~
~
~
'=
~
....'
~'"
"
---'
[HJ
BEEE
54'-4"
r;~~jCV*2Jh f!cvYj
I.
11
I j
'I
J I
I
16'-113/4" I I
I'
11
) ,
I'
b~
24'-8"
16'-6 1/4"
o
14'-3 1/2"
k:r05s-Sectioni
13'-4 1/2"
..I
-j T
=ill
j I
II
I
I I 13'-111/4"
,I
I
I 1 '"""ow...wd
~
T
4'-0"
-..l
16'-6"
j)f FtC7Y- f!a--'1
I .
..I
24'-0"
53'-8"
-~
16'-4"
18'.63/4"
-
1'-0" - ~
I
25'.0" /" -Floor truss', <:antilcv=d 2'
14'-0" 9'-6 1/2"
&8" x 3,5" Engineatd Floor Truss'sj ~
4" O.C. n1lical secspec sheet 4'-0 1/2"
- -f
15'-71/4" ..'
19'-6 112"
~carw.Dc'oist!l ~I 4'-5 1/2"- I---
I: 11'-8 1/2"
3'-4" II
II I - -
II
II~ 15'-101/4'
I: ""'- 9'-93/4"
~orwaIf """'.-
I 1
Ii
2
J,+ rhtJf'
Lift J ft) l.tt/t
16'-4"
8'_2"
j
2'_2 1/2"
5'n
14'-0" 8'.9"
_t
11 '-9 1/2"
-.
J
16'-4"
7'-0"
l
2'-11 1/2"
~
-+3'-4"L-
_ 1I..4,-0"
I....
24'-0"
21'-5"
16'-0"
10'-7"
6'-11"
3'.3" I ...
9'-71/2"
1
D
D
13'-3 112"
3'-10" -
I
8'-0"
,
3'-5 1/2"
~
,1
6'-0 1/2"
7'-8 1/2"
6'.0 1/2"
t
6'-8"
2'-4"
2'-11 1/2"
!
lID
F'_IO":".Z,,---j I
16'-O\l~
"'1
I
10'-0 1/2"
z'f"
Of_to 1/2"
18'-63/4"
1'-93/4"
9'-6 1/2"
1'-93/4"
I
19'-73/4"
25'-63/4"
T
10'-1 1/ "
53'-8"
~J Levu! FIoo/ flaYj
'---S'-II/2"
7'_0"
J
,'"
17'-101/2"
,.1
I
2'-0"
36'-4"
3'-4"
T
10'-10 1/2
8'-83/4"
16'_0"
-\
~ ro::= doonirj
..mc:MJti~
I
--3'-11 1/2" -
11 '-5"
2r
13'~6"
o
7'-6 1/2"
I
I
3'-1 1/2"
20'-7"
16'-0"
-I
17'1"
j
2'-2 1/2"
5TI
8'-9 1/2" .._____''
J --
11'-91/2"
-'
l
8'_2"
J
---
3'-1 1/2"
3'-11 1/2"11
[-5'-0"-1
3'~6"
~
6'-2 1/ '
J
9'-8 1/2"
2/1) P/oOy IAj.cJul
~I
15'-3"
16'-5"
6]"
2'-0"
11
7'-8 1/2"
8'-5 1/2"
2'-8 1/ '
9'_6"
--..._- --
13'-2 1/2"
'-0 1/2"
5'f"
7'-101/4"
3'~ 7 1/2"
i
3'-4 1/2"
8'-11"
2'-9 1/2"
1
13'-4"
1-
8'_0"
--I
-..l3'_l1t:-II~l
if
I I If
RrJ()1 Pia 11
~Iiucs_ '
ri<I>.<s and vane,.,J
'--
~
""/~
"-1/ ~
~~donnirl '"
nandFramcd Roof~ L-
/
T 1
i=
==
=
=
/
/
l---1H
I I
i==
~
~
~=l=
==9
~~::: dormirl
IA
I(
~-~
'\-
~
~
L
L
L/
.J/
=
E~Cstes steel beam, l
~~~~onbcam'l
"'"
=
"'"
=
=
~
I
n::1
114,6W Clod Cascmasler Bowl
t260GadTilt& TumH~
I CUDHT3212
tFCM5636 w/CCMP56241
/,f Ph?)! 0/)1/ )c/vv.;
Marvin windows ln~"'"'. G1assILow EI I - An\oa j
D
~
D
K:CM323~
2112"x61" 0, ClBdTill&TumHo
I CUDHT3 12 lrllnsom above aod below
t
r
l2x- CUDH2626 wi CUDHT26121 llx- C\JDH2626 wi CUDHT26121
!ill
~
PIDH2626 w/CUDHT26121
PIDH2626 wi CUDHT26121
K:UDH2626 wi CUDHT26121
PJDH2626 wi CUDHT26121
PIDH2626 wi CUDHT26121
x Picnu-e wI tronsoms 12" R.o
PIDH2626 wi CUDHT26121
K:CM32Ja
tCM323<'l
~CM3236 J
I frostod &I
tCM323a
tCM323<'l
211 ) Fi?~,
Vv: 'rJt~,J
Marvin windows !nsuIatinJ< GlasslLow Ell . Ar.OllI
CUDH262<'l I2x CUDHB020 fixed ~
tCM28GO emsO
CJ
~' oocket dooml
~
CCM323a
f bifold dOOL
tCM323a
~' 8" Doorl
~
!
tUDH262<'l
~
tFCM5660 e~res~
l3uilt in closetsl
r~1
uill in closets
~
~
CCM3636 ==I
CCM243a
tCM243a
To whom it may concern,
I am planning to buildJremodel/add-on the proposed home and detached garage at 1905
2nd St. N., Stillwater. The proposed plans have been approved by the HPC and three issues
remain for complete approval of the plans.
A variance is requested in order to place the garage at the indicated location. This new
location is an improvement from the previous, which was located on and over the north property
line. The new garage is planned to be located with a setback of I' from the north property line.
The overhang of the garage is l' and would meet the north property line. I believe that this
location allows for the most visually correct placement of the home and garage without looking
like it overflows onto other properties.
A second variance is requested in regard to the house and the south property line. There
are two egress window wells which both jut into the 5' setback of the property line. Additionally
a 2' cantilevered window seat area on the 1st level and 2' cantilevered section on the 2nd level to
the back of the home encroach this setback. The roof overhangs of each would encroach an
additional 12" to 1811. The fireplace chase is enveloped in the 2nd level cantilever space.
A third variance is requested in order to build the western most section of the home. The
original home is approved to move back 12' from its present location in order that when the new
portion is added on it will line up with the home to the south. While this is an overall
improvement on the setback from the street it still does not meet the required setback for any new
construction.
In each cases I feel that the overall appearance and use of this proposed plan is an
improvement to this and the neighboring properties. Thank you for your consideration.
Boyd Knudsen
ba va)-tr.
We5+- tie I/Cvf, ~ ~
L // I
~ ~ /
6
6
&-;/# it- I I). I
/ j r/ I, ){/ --:; /
.}::> t-t.-fA. t:: Ie. V.w I tl ("\
tEtE
ba "'} l-
X)I I
Caff E!evt<-It~^ L/ ~I
6
b,e,J/"jL
I /) I
>>CI/IX lie ~'ff ~ ~I\ -1j :: /
28'_011
3'-0"
3'_0"
3' -0"
1
2' 9" ...
... -
I I
G':d a p./
.1'
u1f"
14'-6"
I ~ I
... 2'-2" ...
'tairs 7 3/4" rise max,
10" run min.
10'-7 1/2"
3'-0"
10'-10 1/2"
i.l' Overhead Garage Doorl
3 '-6"
L
2' 9" ..
~7~3:'~
bev v<<j e.. {ra.f j j; ,,:I ~ ^
I2x6 collar ties!
I2x6 spfrafters 24" O.C. typica~
3' -1 1/2 "
7'-7"
13/4" CDX plywood tongue and groove I
xlO s f dimensional lumber ' O.C.
/2//
lHousewraPi
17/16" OSB sheathin!!l
8'-0"
l2"x4" Stack Framed walls 24" O.C. typicall
x4 Green treated lat
lPrestresssed Concrete!
18" Block Wallsl
8'-0 1/4"
1l6"x8" Concrete footings!
21 '-0"
9'-0 1/4"
.
(5iill~ate~~
,.".,',...-, ~
''';:~:.''H'':ft'.l 0; MlNNl,'oO" ')
DATE:
May 5,2008
CASE NO.: 08-17
TO: Planning Commission
REQUEST: Special Use Permit Amendment
Outside Sales: Hot Dog Vending Cart
APPLICANT: Steve Farr
LAND OWNER: Will Rogers
LOCATION: Between 243 and 229 S. Main St.
MEETING DATE: May 12, 2008
PREPARED BY: Bill Turnblad, Community Development Director
BACKGROUND
Steve Farr received a Special Use Permit (SUP) last year to operate a vending cart
business in downtown Stillwater in the mid-block pedestrian passageway between 243
and 229 South Main Street. This is just north of Marx Restaurant. Last summer the
business operated between the hours of 10:30 p.m. and 2:30 a.m. on Thursday through
Saturday nights; catering largely to bar patrons.
This year Mr. Farr would like to extend his hours and has therefore requested an
amendment to his SUP.
SPECIFIC REQUEST
Mr. Farr has requested an amendment of his SUP to allow operation of the vending
cart between the hours of 11:30 a.m. and 3:00 p.m. any day of the week.
Farr SUP
May 5, 2008
Page 2
EVALUATION OF REQUEST
Vending cart businesses are considered II outside sales." Outside sales are allowed
downtown (CBD Zoning District) only if a SUP is issued for the business.1 A SUP was
approved by the Planning Commission on March 12, 2007. Though there are no
ordinance limits on business hours for vending cart operation in downtown Stillwater,
one of the conditions of approval was that the business operate only during the hours
proposed by Mr. Farr, which were between 10:30 p.m. and 2:30 a.m. Thursdays-
Saturdays. He would like to have the flexibility to add lunch and afternoon service
when there are events downtown that would draw visitors that may want to use his
food service. Therefore, he has asked to extend his permitted hours of operation.
The Planning Commission may grant a Special Use Permit when the following
findings are made2:
1. The proposed structure or use conforms to the requirements and the intent of this
chapter, and of the comprehensive plan, relevant area plans and other lawful
regulations;
Since the vending cart is operated from a location on privately owned open space off of
the public side'lvalk, City staffbelieves this finding can be made. A picture of the cart at
its location of operation is attached.
2. Any additional conditions necessary for the public interest have been imposed;
and
The conditions of approval attached to Mr. Farr's current SUP are:
a, The vending cart must be operated on private property only.
i. This condition continues to be met. It is always operated from the
private property owned by Mr. Will Rogers, who has entered into a
lease agreement with Mr. Farr to use the space.
b. A garbage can shall be provided by the business for customers.
i. This condition continues to be met.
c, The business owner shall be responsible for obtaining a permit from the
Washington County Health Department prior to beginning operation.
i. This condition is satisfied.
3. The use or structure will not constitute a nuisance or be detrimental to the public
welfare of the community.
If the vending cart is located on the privately owned open space off of the public sidewalk,
City staffbelieves this finding can be made, Moreover City staffhas received no
complaints about Mr, Farr's vending cart operation,
J City Code Ch. 31,,1, Subd. 17(3)q
2 City Code Ch. 31,,1, Subd. 30( l)d
"
Farr SUP
May 5, 2008
Page 3
ALTERNATIVES
The Planning Commission has the following options:
1. Approve the requested Special Use Permit amendment with the following
conditions:
d. The vending cart must be operated on private property only.
e. A garbage can shall be provided by the business for customers.
f. The business owner shall be responsible for obtaining a permit from
the Washington County Health Department prior to beginning
operation.
g. Hours of operation are 11:30 a.m. to 3:00 p.m. daily.
2. Deny the Special Use Permit amendment request.
3. Continue the public hearing until June 9,2008. The 60 day decision deadline
for the request is June 13, 2008.
RECOMMENDATION
City staff believes that the proposed SUP amendment satisfies the necessary findings
for an outside sales SUP and therefore recommends approval with the four conditions
detailed above.
attachments: Pic hue of cart
Location Map
cc: Steve Farr
Angie Wheeler, Washington Co Dept of Public Health
FaIT SUP
May 5, 2008
Page 4
/..-"
II
0(("' l>'<>.",-~,.._/~..,._~~-;Y~// ./.:;;:.-:;~' r
, \1 ,/ //" ~;/ /' '"I
, . , " '''~ ---- ~/' /' / \ .
, '''-\?C-__ /,-"'f' ~ /,-/ /" .-::" \~\,
,\ ,__..... V/ / ,,-/ /,."
;:' /c~- _~ /~~// ft/ \/1
0/ ~ /'-/~ // '
,.~~~ /"-;:-~.,\-. ~
, /;:::-- ,/ ~.----- , / \\\
/"~ ~ \~ \'" // '~\
~_~~..-;\/......- -,'(r~ l,.y 'C j "] \ \ \\ /.- \
.~",_"",..~r;::;O~"/f~:~~0 '" ))0/0 /~ \', I
" " "","J ; \~ .J Q? \ "r"~~'" \.
" ____ ~~~ \ \\ .(rr~'-- ').- ~ \, ...,~.::~p4<'" 'I
"\~ 1,\ \ M, --- "
" \ ) \ I~'\ ~ . , I '
ec ' , .."""" ,- ,
, \' 'I, ~- .-,', //- "
. , ,,",' '\ ~~ __ \ '.'/- --r '
"\' ,.,-::J;)",~. ,,- _:._<;:'/V'\\ \
\\\','f-~,~:~,--':'~,'~ ,)',-=3. ,//;-/,;,.~':~~", ,,~i.,r \ \ \\
I, ~A~' Il\ ,n\
\\'~'\:/\'\ \\\ l- ,'\\\i-(\ \' -..
\.' ' j " ~ ,.
..., ,.\ \ \ ! \.. ~/--
.y' ! \ ,0/" '
~ \~\~ \ \ \ \ _!~_;'/ .9/)".,:.,,>::9::\
"I, ~ ~/,", J /\\"/'-~:iC\:'\ \
1b ~'.......Jl......_.v-'~.-./. i ,{\-~\" \ "-
t '~'/, suee\ ,- .,/" \\ '\~' \\~ \
,,^9.\\\ ".,,/ /:;:;.:Jl\';:I- \ " \\ \ \ ~\ \ \, \
,..' -- \ \ \ ' ' \ ' \' ~
I .~.-/Yr\:~\~"~ \ \ \ \ \~' \ \ \ \ \\
\ \ bl \ \ \ \ \, ,/ \ \~\
\ \ \ 9 \ \ \ \ J( - ,'II
~-~'! \ ~"~'\ J'r \,..., ,,\ '\ \ ,y'\ \
l \ \ \'\ ' \\. ,\ ~ !ob._,.J.---~ ,~...., ,'\ \
'" \ \ \ v1 9}':'::' ..- \... ~~ if) "f.VU 1,"',.""",,...,&"'\ti,,,
" \' \ _flY' ,.' , '\Ii \ ' '
\~ )l~t \10 ~ ,/-" - ".---~:-:::-::".:':'1\ ~ \ _./._._~\ \ \, ,._fl<>--
... \ \.___ ~,,_' ,. /'1 0 .,/~,/ I, '
, "J-- __ ~,s - \ I " '
ii5 ~. ."." _/.-c:o:;;o.,;", \" II \,:, ,II " "\
'\. I ''!P-~ ___--f \ I --------~' \ ",
~ ," ' ," ' ' ~- ,'. ' ,
'I ,._ ,,^',....~__0""'1.I~ ~~ ~( . 1\ .-"11 \ .,,~,,-'" '~i I .',
,\.,,,--::::'.,-- i ,,_, / \"" ,-",----:c-:-,"',' """\',~ f \ IX" \ Y\,
"II \ \ / -"I. \_,,,>>~'''' \ ' " ' II
,1'1 \ ____ \ \, r \/.13 \ \ II, \ \\-/
,w, \ '\ '" ,.,..,./\ -i', \ \ \: I\'\
. '" \"/ II\, \ \ _,#"",/$-~I \I,,~=:::::~
," .
00
o
p...O
::Jc:.
(/]tntn
t ~ ~1J
ro '" ro
r.r..~p...
/..",.'''''\~
I \\ \
If ~'
\ \,'
\ 1 't
\ ''0\,
I \
" \
\ I
, '
, '
\ -.,,--."...'" \
r \
\, \\
7.i.;_~~:;.~:~::::./
0...
:J
if)
a..
(!j
:2:
c
o
:p
(!j
()
o
.....I
!.....
:-.
CO
LL
\-j
\\
\\-\" ~,/"'
'\",\" ,~." ')
'\I '
\,:~~{
\\~\
,
\" //
\\,/~
rv~",~/'\
liT' \
)::~.~, \
\. \
\' \ '
, l
\, \'
\. ~ ;
,
,
\
,.,/
(....::\\
"
\;;~
~....:..-_..,
,
c5tillvyateL
~--- ~
" " r B; 'I , H " LAC; (J' M"j I, , " [) ! A ")
Planning Report
DATE:
March 8t 2008
CASE NO.: 08-18
APPLICANT:
Mary Mazzarese
REQUEST:
1) Lot size variance to expand home
2) Side setback variance
3) Impervious coverage variance
ZONING:
RAt Single-Family Residential
LOCATION:
716 South Greeley Street
PLANNING COMMISSION HEARING: May 12,2008
REVIEWERS: City Plannert Public Works Directort Building Official
PREPARED BY: Bill Turnbladt Community Development Director
BACKGROUND
Mary Mazzarese would like to build onto her home at 716 South Greeley Street. The addition
would include: 1) removal of the attached one car garage and replacement with a two car garage;
2) an office; 3) a recreation room; and 4) a patio.
SPECIFIC REQUEST
The property is located in the RA Single Family Residential Zoning District. Massing standards
for the district are presented in the table belowt together with the current and proposed
measurements.
Minimum Current Pro osed
10' 21' 6' 4"
5' 7' 7" 6' 4"
29' 34 29' 8"
10,000 sf 9,604 sf 9,604 sf
75' 80' 80'
2,881 sf 3,700 sf 4,385 s
i Average of setback for homes on each side
2 30% of lot size
Mazzarese Variances
May 8, 2008
Page 2 of4
..
\.
The highlighted enh'ies in the table are noncompliant4. In order to construct the addition as
proposed, variances are requested for these items. Specifically, the requests are:
1. Lot size variance. The lot size is substandard. City Code Section 31-216 states that a
nonconformity can not be expanded. This has been interpreted consistently by the City
staff to mean that a building permit can not be issued for a new home or a home addition
on a substandard lot. Consequently, a variance is being requested from the 10,000 square
foot minimum lot size in the subject RA Zoning District, since the applicant's lot only has
a size of 9,604 square feet. This then would allow a building permit to be issued for the
home addition.
2. Side lot line setback variance. Section 31-305 (b)(l) and (b) (3)iii state that a house in the
RA District must have a 10 foot side yard setback, except that an attached garage may
have a side setback of only 5 feet. The distinction being that living space must have at
least a 10 foot side setback. Since the addition is proposed to be only 6 feet 4 inches from
the side lot line, and the addition includes both garage and living space, the living space
must have a setback of 10 feet. A variance is requested for the new living space.
3. Impervious cover variance. Section 31-305 (b)(l) states that the maximum impervious
coverage allowed on the subject RA lot is 30% of the lot area. In this case, that means
2,881 square feet of impervious cover. The proposed construction would result in about
4,390 square feet of impervious cover, or about 46%. A variance has therefore been
requested from this standard.
COMMENTS ON REQUEST
The Planning Commission may grant the variances only if the following conditions are found to
be satisfied5:
1. A hardship peculiar to the property, not created by any act of the owner, exists.
Personal, family or financial difficulties, loss of prospective profits and neighboring
violations are not hardships justifying a variance.
The purpose of the variance process6 is to allow variation from the strict application of the
terms of the Zoning Ordinance where, by reason of the exceptional narrowness,
shallowness or unusual shape of a specific piece of property or by reason of exceptional
size, shape, topographic conditions, the literal enforcement of the terms of the ordinance
would cause practical difficulties or undue hardship. In this case, the lot is very nearly as
large as minimally required in the RA District. Moreover, it exceeds the minimum lot
width and dept requirements. In addition, there is nothing exceptional about the
topography or physical features of the immediately abutting home sites. In short, the
physical characteristics of the property are fairly standard in the RA District and are not
the cause of the difficulty. Consequently, approving a variance for the large amount of
impervious coverage and the proximity of living space to the side lot line would set a
3 Including shed, patio, driveways and sidewalks.
4 The measurements are based upon county aerial photography and a plot plan submitted by the applicant. To verify
all measurements and impervious coverage, a detailed topographic survey would have to be commissioned by the
applicant.
5 City Code Section 31,,208( d)
6 City Code Section 31-208(a)
J
.
Mazzarese Variances
May 8, 2008
Page 3 of4
precedent that all owners of standard size RA lots in the City would arguably want to
have applied to their property as well. Staff does not find this criterion to be satisfied.
2. A variance is necessary for the preservation and enjoyment of substantial property
rights; and, if granted, would not constitute a special privilege not enjoyed by
neighbors.
Granting the right to cover 46 % of a RA lot with impervious surface, and put living space
within 6' 4/1 of a side lot line without a fairly obvious physical abnormality in the
property can arguably be considered a special privilege granted to this property owner.
Staff does not find this criterion to be satisfied.
3. The authorizing of the variance will not be of substantial detriment to adj acent
property and will not materially impair the purpose and intent of this section or the
public interest nor adversely affect the comprehensive plan.
The proposed addition along with the stormwater management improvements probably
meets this criterion. However, if 46% of a goodly number of RA lots were allowed to be
covered with impervious surface, there would be issues with both the Zoning Ordinance
and the Comprehensive Plan.
Note: If the recreation room is not constructed, and the northern 5 feet or so of the northerly
driveway is removed, then the side lot line variance would be eliminated and the impervious
coverage would be reduced to 3,494 square feet (36%).
AL TERNA TIVES
The Planning Commission has several alternatives.
A. Approve If the property owner's proposal is found acceptable to the Planning
Commission, it could approve it subject to the following conditions:
1. Prior to issuance of a building permit, a final stormwater management plan shall be
submitted by the applicant and found acceptable to the City Engineer.7
2. The rear lot line shall be located by a surveyor to verify that the 25 foot minimum rear
yard setback will be maintained.
B. Deny If the Planning Commission finds that the variance review standards are
not satisfied, it could deny the variances. With a denial, the basis of the action should be
given.
cc: Mary Mazzerese
attachments: Site plan
Application materials
7 A preliminary stonnwater management plan has already been approved by the City Engineer.
[/)
il)
()
i=:
oj
'C
oj
>00
11)0"i'
[/)O,+-<
il) N 0
~OO"i'
[::j >. il)
oj oj bJ)
~~~
'.
en
Q)
U
C
CO
't:: C
CO CO <(
> a. :t=
Q) ..c
:c
en CD x
~ :t: LU
J:j CJ)
CO
~
~
-
I~
L~
- - -- - - - ~ -1,'-
#.---'-' .
~' ~
. v,
'.
~"',\"
", ...
.
!'It
P "
:~
\~~I f
! .;.
.
.... '
~, :
,
. ~
:::~
, ~.l,.
,''!
,~f
~'.."'",~.fi.'~'~
.", ,,'. f, '~~
. ......- _ :4' l
,"".....',.,',~
,.,!",~ ~,"
."~ " ....
-I .~ ~
0
0
0
'0
H::J
0
\J
0
0
0
0
0
Check list for
Planning Applications
Incomplete or unclear applications/plans will be returned to the applicant and may result in
delay of application processing.
Check and attach to application.
o The application form completed and signed by the property owner or owners authorized representative.
o Building plans clearly dimensioned and scalede;oPi~
o The site plan showing exterior property lines, easements, lot width and depth and lot area bUilding(s)
location. (See attached site plan example, a parcel boundary survey may be required),
o All adjacent streets or right of ways labeled,
o Location, elevation, size, height of building or addition, dimensions, materials and proposed use of all
buildings and structures (including walls, fences, signs, lighting and hooding devices) existing and Proposed
for the site (if the site is in a Historic District, additional design detail maybe required),
Distances between all structures and between all property lines or easements and structures,
Show Adjacent buildings to this application site and dimension from property line.
All major existing trees on the site (4 inch caliber or greater), giving type, location, size and other site
coverage conditions.
Show existing significant natural features such as rock outcroppings or water courses (existing and
proposed marked accordingly).
Locate all off-street parking spaces, driveways, loading docks and maneuvering areas with dimensions for
driveway widths and parking space sizes.
Pedestrian, vehicular and service points of ingress and egress; distances between driveways and street
corners.
Landscape plan showing number of plants, location, varieties and container sizes (landscape plan).
Existing and proposed grading plan showing direction and grade of drainage through and off the site;
indicate any proposed drainage channels or containment facilities.
Required and existing street dedications and improvements such as sidewalks, curbing and pavement (may
not be required).
!:,etter to the Planni~!lQLmmission describing the proposed use in detail and indicating how this use will
effect and compatIbility wliFia:cJjm:Bl11 uses or areas.
Applications for new structures on slopes of 12 percent or greater must include an accurate topographic
map. The map must contain contours of two-foot intervals for slopes of 12 percent or greater, Slopes over
24 percent shall be clearly marked.
o Other such data as may be required to permit the planning commission to make the required findings for
approval of the specific type of application,
--....
1- 17-V{9
Date
PLANNING ADMINISTRATION APPLICATION FORM
Case No:
Date Filed:
Fee Paid:
Receipt No.:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
ACTION REQUESTED
Special/Conditional Use Permit
/' Variance
Resubdivision
Subdivision*
Comprehensive Plan Amendment*
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
*An escrow fee is also required to offset the costs of attorney and engineering fees. The fees for requested
action are attached to this application.
The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted
in connection with anyapplication. All supportingmaterial (i e., photos, sketches, etc.) submitted with application
becomes the property of the City of Stillwater. Sixteen (16) copies of supporting material is required. If application
is submitted to the City Council, twelve (12) copies of supporting material is required. A site plan showing
drainage and setbacks is required with applications. Any incomplete application or supporting material will delay
the application process.
After Planning Commission approvals, there is a 10-day appeal period. Once the 10-day appeal period has
ended, the applicant wilf receive a zoning use permit which must be signed and submitted to the City to obtain
the required building permits.
PROPERTY IDENTIFICATION
Address of Project 7/(c) G(eelf\l S+, 'Sc.,t\+h Assessor's Parcel No.
A \ (GEO Code)
ZOningDistrict~DescriptionofProject C[n'lOl.)c<. Or: e'jl Sh ,-)(, CV'Lt c.c,\
. C \('
o \c..\~ ~ ',1'1 G~ L CCt.\ C C..\fC(C e. C;.:)(.c, ~. . t t- c.c
"I hereby state the foregoing statements and all data, information and evidence submitted herewith in al/
respects, to the best of my knowledge and belief, to be true and correct. I further certify I will comply with the
permit if it is granted and used."
Property Owner f\\\.Z i'0r.< 7 ,uc.e<,f< ~ Representative
Mailing Address 'lIte -(~et ILl! ~t, SrcM, Mailing Address
City" State - Zip /;-h \ \ 'v(X'(~V 01!\J ~~fj L City - State - Zip
Telephone No. L; ~ I - Lf 30-/ C,':) 7 Telephone No.
Signature 1CY\C,n.A f\ , m{~if1 OM , Signature
(Signa~ re is requir [d) ~ (Signature is required)
SITE AND PROJECT DESCRIPTION
Lot Size (dimensions) 00 x ~C
Land Area C,\ L:,{JO C:)C '-t-
Height of Buildings: Storiek
Principal ---L-
Accessory
Feet
Ie
Total Building floor area 25'1..-1 f square feet
Existing / D l,.."q square feet
Proposed _" I i../ e square feet
Paved Impervious Area ~ square feet
No, of off-street parking spaces J1
H :\n)rn(1mAri1\~hF'ilrt\Pl Af'JAPP.FRr.l
June 9, 2006
Mary Mazzarese & Jason Noren
716 Greeley Street South
Stillwater, MN 55082
(651) 430-1037 '
April 13, 2008
Planning Commission
City Of Stillwater
216 Fourth Street North
Stillwater, MN 55082
To City of Stillwater Planning Commission:
We are applying for a three variances for an addition to a single-family residence located
at 716 Greeley Street South.
. The first variance is for the lot area.
Required: 10,000 square feet
Existing:
9,600 square feet
. The second variance is for side yard setback.
Required: 10 Foot setback Proposed:
6' -6" setback
. The third is for maximum lot coverage.
Required:
30 percent
Proposed:
46 percent
The purpose for this addition is to add an additional garage parking space, we have two
vehicles that are used on a daily bases and we would like them both to be garaged every night.
The house has only one bedroom and we would like to have the option to add a master bedroom
suite in the feature. We are not intending to use this area as a bedroom initially, but having this
option will make the home more marketable in the future, if we ever decide to sell. We will be
using this area as a recreation area. (i.e. hobbies, crafting, entertaining) The house also needs a
guest bedroom that we would like to put in the basement of the addition.
This addition will minimally affect our neighbor at 710 Greeley St. South, which is
directly north of us. This neighbor has a large privacy fence in their back yard, so they will only
see the upper portion and the roof of our addition. They have also signed a petition stating they
will not contest the addition. Our neighbors to the south at 1006 Abbott Street West will see 35
feet of the addition from their back porch. This neighbor has also signed a petition stating they
will not contest this addition. Our neighbor to the west a 720 Greeley Street South will see 28 feet
of the rear and a portion of the south facing side. This neighbor has also signed a petition stating
the will not contest this addition.
Attached please find supporting documents and drawing.
Sincerely,
Mary Mazzarese . /-1 !. ,_ / "', //
, ) /. '( /) i,' / j/ 7/ i L ( .-/~
/ ;' Ii Ltf- /LD 1/)- / / ,C/ -"
f' I //
,
Jason Noren "
)
,/v~j 1
'''':'''1 / ,-.-
V
./ /
,'// ..//;" :~--?/-!
v
716 Greeley St. S. addition
I/we will not contest the variances for the proposed addition at
716 Greeley St. S.
~'~.~~~2::' { f
. ,_.-:;:-~":~~".,,// "
1 /-.~~~. ,-,'-'" ,
., ," _'''' --.-.....".. '\ f (,S:,. I c:-:..,."\
c. _ ..."._ ...
,~
11 ((c;; ,7 (t t~(-a2 4? sf ~
I \JP('~ /~, Llj,t:;{OB:Y-
. i/::"/) J
2. .'." L. ' ..
! / ~ I [1/ (J.Q /7
V (.{ 01 ! /A...\ ,''''t..", ',"-..
7/
I
C /' 'J . /',
... J':'--'.,_.~.l.J,_
. )7' ~) 'I j 1')"/08
:" '1. " /")
3. (c<' l \,S
'1)\/,(' >/ l' I' \,
) !~1r-"1......-- \.-1.....
.: . . .~.
) ",
\ ...-~ 1\ '-
: () )U;' 411 C;/cIB
,
\
'; " ',' /
4. . ' / C Lit "c. ' .I ,/ ,/ L'---...,.
i
....} i;, ~\
, I' )
1 I \....-
, ,
L: '''';2 J., "'- ~ <)J -5
L/ / /5'108
5.
.' ) I I I q ·
/, J J.. . I. ,- "
[C}~/f~7/ ~. ;/ If ~y.l
, .
,.,,/;1
t.../'
/ .<-~
/ ". ..
, (,,' c.' :>'
I "
/2J;'&tyl/
I'
", -r
.~/ I "
,
[t,.)
S,/'/-'0
D~/
6.
7.
8.
Proposed rainwater run off plan for 716 Greeley Street South
Collect rain from three roof surfaces and channel the water to a rain garden located at the
southwest comer of the lot.
The lot is 9600 square feet allowing 2880 square feet of runoff. With the addition I will
be covering a total of 4261 square feet with impervious surface that is 1381 square feet
over the minimum of 30% coverage. I am proposing to collect 2085 square feet of runoff
from the north, south and west facing roofs and channel the water in gutters, downspouts
and leader pipes to a 150 cubic foot rain garden. The rain garden will be 6" deep 15' wide
and 20' long with a channel to help direct water. I will be planting native grasses, wild
flowers, plants and shrubs in the garden. In addition to the water garden I will be
directing all downspouts at the front of the house to the front lawn.
Please find attached supporting drawings:
Proposed plot plan
Current water drainage
Proposed water drainage
35'-0"
25'-4"
62'-0"
34'-7*"
r
25'-2*"
RO'-O"
~
16'-)"
?R'-1"
?9'-0"
150 cubic foot water garden
planted with native grasses, wildflowers, shrubs and plants
drawing of rain garden not to scale
EGRESS WINDOW
FROM BASEMENT
,_ II
maple tree 50' high 40' crown
- 01
RECREATION ROOM
FEAUTURE MASTER
BEDROOM SUITE 21 '_101"
4
10'X12' CONCRETE
PAVER PATIO
maPletree30'high20'~
0--
BEDROOM
~ ",NlNGI~TCHEN
ROOM
~GE 42'-0"
PARKING
SPACES
'- "
ash tree 70' him 40' crown
0/
,. ..-_-,,--:_,,:~.:ii;-.,--:,,;-.;;jciJ,.:t",:~: -
city sidewalk ;=;;;c.
1?'-4"
46'-1"
17'-10"
Greeley Street
25',,0"
65'-4"
120-0"
29'-8"
Mazzarese residence
1116-"1' r- 4114101 1-
proprnio::1:IpIolplut
1l6Gn:do..'YStnxtSouIb
1/'i'-5"
BEDROOM
~~:~~~; '::~:, .~:..". ., ..... .
62'-0"
.-- ..
driveway ,~: .
one parking ~
space for R V
and one parkin
, space for car
.... :'i;'
LIVINGROOM
RO'-O"
56'-0"
I 7'-7"
B
GARAGE
city sidewalk
17.'-4"
46'-1"
17'-10"
Greeley Street
60',,0"
120-0"
25'"41,,
4
34'-7i"
25'-21"
4
Mazzarese residence
JJ16W"1' 1'--""14:01 r
~plotpbn
716GnlckySlrcdSoulb
"
~
it
;fL
f lTmT g
;' U1'1 I
~
I J ~ II I
~ l=~ -, T T =
~~ II I
~ J-).Irr~ -l
\' l=.{'~ 8" II
,~1= ~~ 111
~~ 1= 11 ~
I-==~
1= e--J
=1= e B
=L L ,
s= lEg I
t-j IITIllmm
E -- If;' "
=\;';
!- = 1 ,~
l= -"'" =>- - .?~ .
I- - 0 ; ..
1\11 TI w;:~ -
I~ ~= \-
~ ,- - T
f-~- 1- = -.J
1-1= If
l= I-
- - \
j-- 1=
'=1= >-'=
L =
~ li==l -=
-1- =
>-t:' -
=
I-- ~ II
= 1=
~ dS \ I, =
f3=b -q
::::J' -1. I I
c-~
:1
~
...
"
~
~Tl
1::'-'-
~= I~
CI=~
~-~= I I
c- =f-II II
I:: f- 1-1
f- 1=
~:I:r~1 DO
F~EiA II I
~R ~I II I T F
~ t 1~ II II
~ \-1=i- I
~H-
I=f- =1= I:;
f- = =j=
-- J=
= i_ \--U
~g. l=C>::i
\J=
f- C::p L
~=:l-I-- =
H::: J:}-
=R- \= '-0- :t=
= 1=
=~==l=b:
1= =
i--l='-
=LI=:=E=
:::1=1=
'- 1->-
:: 1- = =t.: I';;
=- =
= -,1- ,= l= l-
~_ -T:-
_ I=f- ~=-
-1=~
I==l-'-
'-:l >-1-=
= -j=~
--! -T: -
=1-= -j-
-1==
-:l '~E
=
I=~
=~ -T:
=I~=f- t:::::1==
-j_ l=
~I-
-=
l= f-
_ '-L
-1-
=
=1-
_ l=
p=\-
1-=
l~S
-t-=r---'
- 1-
-!=1
1,-
:';
';
~~
I
I
OD
I
~l
=n
=::j
I
JL JI
I II' T
l[b'
Illmll
-" - I I
Ie-
r;::::::=
I
L
l-
.. 0 I
0
.' I
....
~
===9
~,
[::E
....
M
I""
.'
,.
:.
;~
...
.'
....
(!)
U
~
(!)
~
.-
Uj
(!)
;...
00
E: t)
~ Cg
'<T .g ~
~ ~ .2
~ .!B ~
~(;
~\O
:::;:::
..s
::I
o
C/J
~
r-
'r
o
L~~
'"
'r
::;
'"
..,.
drainage from adjoining property
El-
co
S'
co
lJCl
(b
~
co
8:
o
S'
~.
'8
'0
(b
Q
Mazzarese residence
4/14/08
current water drainage
716 Greeley Street South
Greeley Street
RInSED:
Q..
<;
'"
~r
(JQ
C>
0'
'"
8:
o
S'
S'
(JQ
'0
a
'0
~
drainage from adjoining property
~
S'
~
C>
[
'"
8:
o
S'
S'
(JQ
'0
.g
~
l\1;azzarese residence
REVISED;
4/l4/08
proposed water drainage
716 Greeley Street South
Greeley Street
>
>
side of neighbors house
>
'7
7
:::>
~__I
Ib~ 6' high pnva,y r~",
14 _sJ"
<:::
<:
side of neighbors garage
/ ~
<
<:::
<:::
Mazzarese residence
ot to scale
adjacent buildings
716 Greeley Street South
SiB wate~
"._~~
."'~~"""Ii"[),,J)
Planning Commission
DATE:
May 8, 2008
CASE NO.: 08-19
APPLICANT:
Philip Jackson
REQUEST:
A variance to a allow 54-inch tall fence in excess of the allowed 42-
inch tall fence in the front yard. [31-508 Sub. 3(e)]
LOCATION:
2602 Hawthorne Ln
COMPREHENSIVE PLAN DISTRICT:
SFLL - Single Family Small Lot
ZONING: RA - One-family District
PC DATE: May 12, 2008
REVIEWERS: Community Dev. Director
PREPARED BY: Michel Pogge, City Planner~;f\
DISCUSSION
The applicant is requesting a variance to Chapter 31-508 Sub. 3(e) of the Stillwater City
Code to allow 6 foot tall privacy fence in the side yard along Bayberry Ave.
EVALUATION OF REQUEST
A variance may be granted only when all of the following conditions are found:
1. A hardship peculiar to the property, not created by any act of the owner, exists.
Personal, family or financial difficulties, loss of prospective profits and
neighboring violations are not hardships justifying a variance.
The property at 2602 Hawthorne Ln is a regular shape and sized lot. This lot is
typical of other corner lots in the community and has no unusual characteristics.
..
2602 Hawthorne Ln
Page 2
2. A variance is necessary for the preservation and enjoyment of substantial
property rights; and, if granted, would not constitute a special privilege not
enjoyed by neighbors.
The property owner has the right to install a six foot high privacy fence at and
parallel to the side of the home. This is the same right that all corner property
owners in the Community enjoy. The granting of this variance would constitute
a special privilege to this property other that others in the Community do not
enjoy. If the Commission believes a fence is acceptable in this location a more
appropriate option would be to amend the zoning code to allow fences in the
exterior side yard to be 6 feet in height.
3. The authorizing of the variance will not be of substantial detriment to adjacent
property and will not materially impair the purpose and intent of this section
or the public interest nor adversely affect the comprehensive plan.
The purpose and intent of this ordinance is twofold, First it is to prevent
obstructions that would impede clear vision along the roadway. Second is to
prevent corridors from experiencing a "tunneling" effect. The proposed fence
would not appear to obstruct vision at the intersection; however, it would create
a tunneling effect along Bayberry Ave. This would be especially true if the
property owner on the east side would install a similar sized fence in their
exterior side yard,
If the Commission is not concerned with this tunneling effect than the
Commission should propose an ordinance change to allow all corner property
owners to install a similar fence rather than granting variances on a case by case
piecemeal fashion.
FINDINGS
1. There is no hardship peculiar to the property,
2. That a variance is not necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same district
and in the same vicinity; and that a variance, if granted, would constitute a
special privilege of the recipient not enjoyed by his neighbors,
3. That the authorizing of the variance could be of substantial detriment to
adjacent property.
2601. Hawthorne Ln
Page 3
AL TERNATIVES
The Planning Commission has the following options:
1. Deny the requested variance to allow a 6 foot tall privacy fence in excess of
the allowed height of 42-inches in the exterior side yard since an affirmative
finding on the required conditions for a variance could not be made by staff.
2, Approve the requested variance to allow a 6 foot tall privacy fence in excess
of the allowed height of 42-inches in the exterior side yard. If the
Commission chooses to grant the variance the commission needs to make an
affirmative finding on the required conditions for a variance.
3. Direct staff to prepare an ordinance that permits 6-foot tall fences in the
exterior side yard.
4. Continue the public hearing until the June 9, 2008 Planning Commission
meeting. The 60 day decision deadline for the request is June 17, 2008.
RECOMMENDATION
Since an affirmative finding could not be made for all three of the variance review
criteria, staff recommends denial of the requested variance.
Attachments:
Applicant's Form, Applicant's Letter, Site Plan, and Photos
Dear Planning Commission of Stillwater, MN:
Thank you so much for taking the time to consider our request for a variance to have a 6
ft privacy fence at the rear of our residence, 2602 Hawthorne Lane, Stillwater, MN
55082.
We requested a fence permit in June 2007 and were asked by Michel Pogge to submit a
variance. Weare looking to replace a current chain link fence with a 6 ft cedar fence.
First, this would give us the freedom to let our dogs out in the backyard and not worry
about them barking at neighbors and passers by. Second, this would provide the privacy
that we should be entitled to and finally, improve the aesthetics of a corner lot. All of our
immediate neighbors on Hawthorne Lane and Bayberry Ave are in agreement of this
change.
Over the last 2 years, we have encountered some issues with a few children in the
neighborhood, who have thrown snowballs, rocks and even oranges at our dogs. One of
our other concerns is that anyone can see directly into our home from Bayberry Ave
which has been a concern to us for both personal and security reasons. As you probably
already know there was a 6 foot privacy fence that was removed several years ago from
this same property and replaced by a chain link fence.
We notice several corner lots in Croixwood that have 6 ft privacy fences and some of
them are very close to the intersections. Our fence would not in any way affect the corner
of Hawthorne and Bayberry as it is 75 feet away from the intersection. The fence will not
impede your vision when turning onto Bayberry from Hawthorne nor will it impede your
vision when turning from Hawthorne onto Bayberry. We have already trimmed the pine
trees on the corner of the intersection significantly, to provide additional visibility for
drivers approaching the intersection from both directions.
We are very lucky to have moved into such a great neighborhood. We believe that the
fence will just make the yard look attractive, keep the dogs quiet and safe, and provide us
with the privacy we so desperately desire.
Once again thank you for your consideration. We hope that we have given you enough
information to support this variance.
Philip a d
2602 Her
Stillwater,
651 342-0359
PLANNING ADMINISTRATION APPLICATION FORM
Case No:
Date Filed:
Fee Paid:
Receipt No,:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STillWATER
216 NORTH FOURTH STREET
STillWATER MN 55082
ACTION REQUESTED
Special/Conditional Use Permit
V Variance
Resubdivision
Subdivision*
Comprehensive Plan Amendment*
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
Lot Line Adjustment
*An escrow fee is also required to offset the costs of attorney and engineering fees. The fees for requested
action are attached to this application.
The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted
in connection with any application. All supporting material (i e., photos, sketches, etc.) submitted with application
becomes the property of the City of Stillwater. Sixteen (16) copies of supporting material are required. If
application is submitted to the City Council, twelve (12) copies of supporting material are required. A site plan
showing drainage and setbacks is required with applications. A complete legal description of subject property
is required. Any incomplete application or supporting material will delay the application process.
After Planning Commission approvals, there is a 10-day appeal period. Once the 10-day appeal period has
ended, the applicant will receive a zoning use permit which must be signed and submitted to the City to obtain the
required building permits.
Address of Project
PROPERTY IDENTIFICATION
J.bOZ. HM1UO~^,~ lAJt
Description of Project ~E::P\ACf:..
Assessor's Parcel No.
8<IS11"J0 ftNttf\lG Wf(t-{(GEgf.{deCmAi
Zoning District
fB'J ()2 .
"1 hereby state the foregoing statements and all data, information and evidence submitted herewith in all
respects, to the best of my knowledge and belief, to be true and correct. I further certify I will comply with the
permit if it is granted and used."
Property Owner PHIU P S'1'4<1~,j
Mailing Address 2102. HA1J1u D~,.j ~ UJ C
City - State - zipSlI wJ A1 ef! M J '\SO 8"2-
'2 O~S-9
Representative
Mailing Address
Lot Size (dimensions) _ x _
Land Area
Height of Buildings: Stories
Principal
Accessory
City - State - Zip
Telephone No.
Telephone No.
Signature
Signature
(Signature is required)
SITE AND PROJECT DESCRIPTION
Total Building floor area square feet
Existing square feet
Feet Proposed square feet
Paved Impervious Area square feet
No, of off-street parking spaces
H: \mcnamara\sheila \PLANAPP ,FRM
April 9, 2008
Check list for
Planning Applications
Incomplete or unclear applications/plans will be returned to the applicant and may result in
delay of application processing.
Check and attach to application.
~The application form completed and signed by the property owner or owners authorized
representative.
D A complete legal description of subject property.
D Building plans clearly dimensioned and scaled (16 copies).
rri'The site plan showing exterior property lines, easements, lot width and depth and lot area building(s)
location. (See attached site plan example, a parcel boundary survey may be required),
D All adjacent streets or right of ways labeled.
D Location, elevation, size, height of building or addition, dimensions, materials and proposed use of all
buildings and structures (including walls, fences, signs, lighting and hooding devices) existing and
proposed for the site (if the site is in a Historic District, additional design detail maybe required).
D Distances between all structures and between all property lines or easements and structures.
D Show Adjacent buildings to this application site and dimension from property line.
D All major existing trees on the site (4 inch caliber or greater), giving type, location, size and other site
coverage conditions.
D Show existing significant natural features such as rock outcroppings or water courses (existing and
proposed marked accordingly),
D Locate all off-street parking spaces, driveways, loading docks and maneuvering areas with dimensions..
for driveway widths and parking space sizes.
D Pedestrian, vehicular and service points of ingress and egress; distances between driveways and
street corners.
D Landscape plan showing number of plants, location, varieties and container sizes (landscape plan).
D Existing and proposed grading plan showing direction and grade of drainage through and off the site;
indicate any proposed drainage channels or containment facilities.
D Required and existing street dedications and improvements such as sidewalks, curbing and pavement
(may not be required).
~etter to the Planning Commission describing the proposed use in detail and indicating how this use
will effect and compatibility with adjacent uses or areas.
D Applications for new structures on slopes of 12 percent or greater must include an accurate
topographic map, The map must contain contours of two-foot intervals for slopes of 12 percent or
greater. Slopes over 24 percent shall be clearly marked,
D Other such ata as may be required to permit the planning commission to make the required findings
for ov I f the specific type of application.
t -)~ -0 ~
Date
'~
. ~\., :., q
.0/ ff~,
t
r
.,~
FOR:
ORRIN E. THOMPSON CONSTRUCTION CORP.
"
~
,,~
,\~,
,(; ~
')
,<yO \)~
.\\ 0
.\
\j\\
/
-r
,
I
1-.1
/1
I J
V
"
......
,'I
10 ,7"'"
1';,0' .--0
/:'-.,
~../ C::;'J;:~::::y'
G
~
):J
~\\'
,'J
'V
\
2602
C. R. WINDEN & ASSOCIATES, INc.
LAND SURVEYORS Tel. 645- 3646
1381 EUSTIS ST., S1. PAUL, MINN. 55108
f
Sea Ie 1" = 3 0 I
ODenotes iron
rj
Y")
'....I
I
I
/
/
/
\~v
<-\\
~\'
~
/
~~
~,
\\)
~
~
,~V
~
~
........
/
I
;...'>.r I
- ~/ /--
/
/
........ /
............... /
"0
~'
......
'~
~
~':")..
~- -~.., ..-::
'--"-<:J <:::7
. ~-C'- C?
......
.......
........
........
-<:
--:9~
Lot 5, Block 6, Croixwood Seventh Addition,
Washington County, Minnesota.
WE HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT RHRESENTATION OF A SURVEY OF THE
BOUNDARIES OF THE LAND ABOVE DESCRIBED AND OF THE LOCATION OF ALL BUILDINGS, IF ANY,
THEREON, AND ALL VISIBLE ENCROACHMENTS, IF ANY, FROM OR ON SAID LAND.
Dotod thj~
(;'1/;' day of
A, D, 1976~
r. ,
}<./>J/"~J/~I
I., ../V..J~I
....r'
C. R. ;S'Nf'f & ASSOC'A~W '/7
by ~~ /d/6{A~'~
Survoyor. Minnuota Rogistration No, 77<.'F
,4'-
, ,
......vv.~
FOR:
ORRIN E. THOMPSON CONSTRUCTION CORP.
. 0/ [j?~
C. R. WINDEN & ASSOCIATES, INC.
L AND SURVEYORS Tel. 645- 3646
1381 EUSTIS ST., ST. PAUL, MINN. 55108
. t
f
"
\\~'
",-v
\\
.0
\)\
\
Scale 111 == 30'
ODenotes iron
~
.~
(\.'
, \
c v~
<,lY ~
y \)~
,\\ \0)
\\
\'
\)
.-
-(-
!) .
i .' I I
I V
i---'
j
r
Y)
.../
(l.
/
)~~) .A) s7<?
<?,-
/<-l G'. >
'O<"'::?-~
~v
~\I
()' c?
<::>:::;:
~--:7~
......-;..
~ --S
""';;:"'2- 0
......~..............
...
~
~\~
~
~
~V\ .
~\
~ QJIlIIf.rr fiN If: Ei,1aib<; 'RIDM
tio\Jsf.7)f( tflOM (o~a
of HM1HOeAif:. LM-E "
Lot 5, Block 6, Croixwood Seventh Addition,
Washington County, Minnesota.
'\, lu f&w 1iNCE W..JE:
Is Fr ~OM ~MV1
......
<--;;9~
~
WE HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT REPRESENTATION OF A SURVEY OF THE
BOUNDARIES OF THE LAND ABOVE DESCRIBED AND OF T~E LOCATION OF ALL BUILDINGS, IF ANY,
THEREON, AND ALL VISIBLE ENCROACHMENTS, IF ANY, FROM OR ON SAID LAND.
DotQd thil
/ljj, d f
OTII oy 0
I.. ,
, I
17'L'/Ql./SI
-./
A. D. ) 9;\J~
C. R ;;)'Nf'f & ASSOC'A~/,1h / ' /)
by ~~ !~A~~.I~
Surveyor, Minnesota R"Qistratipn No 77//6'
"'-... .1
~::-l be.yj Ave..
\}J \\1\ D owe; ,
'VlQv~
(ntrv laGlC '" jJ rei ci
~
T
.} ,.,
,~>,~ ,. .t ~
'/F:~/~
;....,..
-"'.."
:~-.::~},j
'-';.l
.,:if
':to .;
II ~ ~"' '~r -~'~\-"~~~ _.~,
";:,'~ ,"-~~I,> a
'';"l't ~':k \~:~~"_
tQi{I~6 ~Ov\f~ BMBtilv; fN~
M~RaAcxt\JCo K!n-r1HolWf ~~
...if :-"'~r J!'
. I ,..11"
fIa{.,ljrrtilA'
/111
v I J(.....
~
II
~
....;~
;'t .......
II
. Ii h,.l(, , a
Iii
III
"f
II
''101 '
-.;.
-
'0"'"
..~-..
III
. \-\'1- ~U{ \ tL-- LalJ.....-
..
III
III
"1.
1I =11
III
. ....
f/.1'<"-"'~
"
III
.-
,II~
_. l! iii
III II -
II
II
\
c5iil~teL
,.~--= ~,
~HF' e.iRrH~;A('~ OF M1NNf,,~OJA ..J
Planning Commission
DATE:
May 8, 2008
CASE NO.: 08-20
APPLICANT:
C. Ann DeLaVergne
REQUEST:
A variance to allow an expansion and alteration of a structure on a
non-conforming lot [31-102 (a)] and a variance to allow up to a 4'7/1
encroachment into the required 10 foot side yard [31-305(b)1].
LOCATION:
13141st St N
COMPREHENSIVE PLAN DISTRICT:
SFLL - Single Family Large Lot
ZONING: RA - One Family Residential
PC DATE: May 12, 2008
REVIEWERS: Community Dev, Director
PREPARED BY: Michel Pogge, City Planner (ffl
DISCUSSION
The applicant is requesting a variance to Chapter 31-102(a) of the Stillwater City Code
in order to expand the amount of living space of the existing structure which is on a
non-conforming lot. Additionally, the applicant is requesting a variance to Chapter 31-
305(b)1 of the Stillwater City Code to encroach up to 4'7/1 into the required 10 foot side
yard setback on the south side of the property.
The applicant is making these requests in order to add an enclosed entry way on the
south side of the home and to expand the living are on the second floor by adding
dormers.
.~
13141st St N
Page 2
EVALUATION OF REQUEST
A variance may be granted only when all of the following conditions are found:
1. A hardship peculiar to the property, not created by any act of the owner, exists.
Personal, family or financial difficulties, loss of prospective profits and
neighboring violations are not hardships justifying a variance.
The lot was platted in 1867 and its size does not meet the current zoning
requirements. The size and width of the lot is a condition that was not created
by an act of the owner.
2. A variance is necessary for the preservation and enjoyment of substantial
property rights; and, if granted, would not constitute a special privilege not
enjoyed by neighbors.
This property is zoned for a single-family home and is currently historically was
used as a single-family home. The proposed addition of adding an enclosed
entry way seems reasonable in this case. If this would had been a conforming lot
with a 75 foot wide lot it is likely there would have been enough room to add the
proposed addition.
Finally, by simply adding dormers on the second floor the property owner is able
to add additional living space to the home without creating other non-
conformities. This seems a very reasonable approach to creating living space in a
non-conforming building.
3. The authorizing of the variance will not be of substantial detriment to adjacent
property and will not materially impair the purpose and intent of this section
or the public interest nor adversely affect the comprehensive plan.
The proposed addition will have no negative impacts on any of the surrounding
properties. The authorizing of the variance will not be of substantial detriment
to adjacent property and not materially impair the purpose and intent of this title
or the public interest nor adversely affect the Comprehensive Plan.
FINDINGS
1. That the hardship is peculiar to the property, not created by any act of the
owner, exists. In this context, personal financial difficulties, loss of
prospective profits and neighboring violations are not.
2. That a variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same district and in the
same vicinity; and that a variance, if granted, would not constitute a special
privilege of the recipient not enjoyed by his neighbors.
-
"
1314 1st St N
Page 3
3, That the authorizing of the variance will not be of substantial detriment to
adjacent property and not materially impair the purpose and intent of this
title or the public interest nor adversely affect the Comprehensive Plan.
ALTERNATIVES
The Planning Commission has the following options:
1. Approve the variance to allow an expansion and alteration of a structure on a
non-conforming lot [31-102 (a)] and a variance to allow up to a 4 feet 7 inch
encroachment into the required 10 foot side yard setback for a principal
structure [31-305(b)1]. Additionally, staff would suggest that the following
conditions for approval:
a. All revisions to the approved plan shall be reviewed and approved by
the Community Development Director.
2. Deny the variance to allow an expansion and alteration of a structure on a
non-conforming lot [31-102 (a)] and a variance to allow up to a 4 feet 7 inch
encroachment into the required 10 foot side yard setback for a principal
structure [31-305(b)1. If the Commission chooses to deny the variance the
commission needs to make a negative finding of fact on the required that
supports the denial.
3. Continue the public hearing until the June 9, 2008 Planning Commission
meeting. The 60 day decision deadline for the request is June 17, 2008.
RECOMMENDATION
Staff recommends the Commission approve the requested variances as conditioned.
","
To: Planning Committee, City of Stillwater
From: C. Ann DeLaVergne, 1314 1st, St. N.
Re: Variances for New Entry and donners
Date: IS Apr 08
I am a long time resident of Stillwater. I have lived in my house at 1314 N. First St. N. since 1985 and I
plan to stay here as long as I am able. The North Hill is a wonderfully quiet neighborhood with a good
community feel and caring people. My Jetter to you is to request the required variances to build a new
enclosed Entry along the south side of my house and to add shed donners on the east and west sides of
the second floor.
Entry Addition:
My lot is narrow~ just less tban 50ft, and the existing house is 34ft wide. The footprint is only 850 square
feet and there is no garage. The rise from road curb up into the house is over 9ft and the rise from the
west edge of the parking pad up into house is over 6ft. The purpose oftbe new Entry is to enclose the 9
steps from the gravel off-street parking pad up into the house without encroaching any closer to the
street. The current steps are old and are in need of repair, there is no railing, there is water run off that
ices up because the landscape has shifted over the years and. as I get older, shoveling the snow and ice
from tbe steps is getting more difficult.
The Entry plan we propose shows a gradual incline path from the street to the house where you enter a
small. attached heated space (5ft x 15ft) with 5 steps to climb to a landing, then 2 more steps to get into
the kitchen. With the steps all enclosed I don't have to worry about slipping or shoveling the steps as I
get older.
This Entry addition will reduce my side yard setback from just over 10ft to just over 5ft.
When complete, the distance from the side of my house to the side of my neighbor house will be just
over 9ft. I am requesting variances to allow me to add this enclosed Entry. I have talked with my
southem neighbors. Gordy & Val Minnichsotrer at 1312 1 st, 81. N., who live next door and showed them
the plans. Both Val and Gordy are fine with the proposed change. I have enclosed a letter of support
with their signatures.
To facilitate your review I requested a survey of my property to clarifY the Correct boundary lines. This
survey is included in the packet of materials submitted.
Dormer Additions:
In addition to the variances for the Entry we are also requesting variances for the front of the house to
allow shed donners to be built on the second floor. As mentioned earlier my house is small, only 850
square feet. I bave no garage and limited closet space. The second floor has limited headroom space.
The sloped attic space on the east side of the house is 9 ft x 32 ft. and the west side has a dormer (10 x
10) and two sloped attic spaces 7 ft wide by 10ft long on the north and south comers. The proposed plan
is to lift up the roof on both the east and west sides to expand the bathroom, add a small second floor
laundry and add closet space for the master bedroom. A second floor laundry would be very helpful as I
get older. To do laundry now I have to go down two sets of steps to the basement carrying a heavy load.
The bathroom is very SlI.lall and needs upgrading.
The proposed east dormer projects into the 30ft front yard ordinance setback zone (along 'with the
existing front of the house) and would require a variance. The house and most of the houses built around
,
.I"
1959, or before, on the south end ofN. First S1. are less than 30 ft In fact, our neighbors' houses are
closer to the street than OUTS. We do not plan to increase the ridge height of the house by more than a
foot.
Thank you for considering my request for variances to upgrade, improve and make safer my property on
N. First 31. Hyou require additional information or documents please don't hesitate to inquire.
Respectfully Submitted,
~.~Pn
C. Ann DeLaVergne
439 6687
PLANNING ADMINISTRATION APPLICATION FORM
Case No;
Date filed:
Fee Paid:
Receipt No,:
COMMUNITY DEVELOPMENT DEPARTMENT
CiTY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 65082
ACTION REQUESTED
Special/Conditional Use Permit
Variance
Resubdlvision
Subdivision1\'
Comprehensive Plan Amendment"
Zoning Amendment'"
Planning Unit Development"
Certificate of Compliance
1tAn escrow fee is also required to offset the costs of attorney and engineering fees. The fees for requested
action are attached to this application.
The applicant is responsible for the completeness and accuracy of al/ forms and supporting material submitted
in connection with anyappllcatJon. All supportingmaterlal (i e., photos, sketches, etc.) submitted with application
becomes the propertyofthe Cityof Stillwater. Sixteen (16) copies of supporting material is required. If application
Is submitted to the City Council, twelve (12) copies of supporting material is required. A site plan showing
drainage and setbacks is required with applications. Any incomplete application or supporting material will delay
the application process.
After Planning Commission approvals, there is a to-day appeal period. Once the 1o-day appeal plNiod has
ended, the Bppl/C4!Jnt will receive II zoning use permit which must be signed and submitted to the City to obtain
the required building pe""its.
Address of project_\}ft F,} ("o:.T ~t
olJe F~IOf
Zoning District ~ Descrtption of Pro~
PROPERTY lDENT1FlCAT10N
Assessor's Parcel No.l:J 0 3DZ-Ol.f3 DOle,
I (GEO Code)
~..w.'1 A~ ~.,..~ ~ n'q.I\';) fD p f I' vrtfMi'1
(.[h.t ~r.&
'" hereby state the foregoing statements and aU data, Information and evidence $ubmltred harewlth in all
respects, to the best of my knowledge and belief, to be true and correct. I further cerfl'fy i wili comply with the
permit If It Is granted and used. ..
Property Owner LIVD l A . DekV~ (1- i~A. [Kate Representative
Mailing Address 13'* rJ 1'0\ '5t. Mailing Address
City - S1ate - Zip 1ft''' wa.t-w-, MtJ 55'D07-- City - State - Zip
Telephone No, 1151- lfYt ~VZ77 Telephone No.
Signature t.~~UJl;;r .U,(.4...~ Signature
(Signature required) (Signature is required)
SITE AND PROJECT DESCRIPTION
H'\mm;;marn\~lla\PI ANAPP .FRM
June 9. 2006
Total Building floor area SGO square feet
Existing f!J60 square feet
Proposed 7 S square feet
Paved ImpervIous Area '847 square feet
No. of off-street parking spaces 2-
IOTAL \ M?~l dlJS:
cXI-rrL~ l7 () 7 SF -=- 2.'2...8 %
f'ttvPo$~ t (a '?> 7 sF, ::: '2..1. ~%
Lot Size (dimensionS) 4GJ:15x 1.12:.'74-
Land Area -,49' 0 5 F
Height of Buildings: Stories Feet
Principal I . S U
SHsD Accessory 1 10
""- ..... ~ ~~
....~
"
.1~ "l
~
!!';;;,."'. .
,'__ 'cO'
;=~
~.. .
. ..;.
I.,'
r' ,'.T->
.
J,' ..
~
[;"~ ~-
~L.<>..
"SOk'tt\'
:PQoP~'1,' I~llf N, l ~r 'ST.
v ( eN 'FwkA. --r-\1t 7mesT
~
~III
~ :,'
J
'SIDE E"tvW\.f vJV\L-\L AJvD ~n=PS B20M D(2.tvBNAt.{ TV 8VrLlL e.JTi'LflctAJLf?
To: Ann DeLaVergne &, Lisa Chase
1314 ISISt. N.
Stillwater, MN 55082
439 6687
From: Gordon & Valerie Minnichsoffer
13121314 IstSt. N.
Stillwater, MN 55082
439 4990
Re: Entry/Addition Variance Support Letter
Date: 09 Apr 08
Dear Ann & Lisa,
We have reviewed the plans for a Sft x 15ft one-story Entry addition on the southeast
comer of your house that is adjacent to ours. We understand that this addition win
change the distance between our houses from 145ft to 9.5:ft at the addition area. We
understand that any water runoff from your property will remain the same or be
improved_
We understand that variances are required to allow this Entry addition to be built. Weare
in support of the granting of these variances and the building of the new Entry addition.
We do not think that a legal survey is needed to exactly locate property line in this case.
Sincerely,
Valerie Minnichsoffer
.. ~
\
'S~!n>
bt1f'
~
~
~
~
~~
~
)(
,.J ~=~.. t:\~:?V:
"---'-~ .L ---------J~.-.J
x
l(
W$E
?
-~ ;.~Ifi.~..,P?Q~ll'(-.11::(.~ 1!$",~Oe
<"f C, 'It')
14t1 ,"+
""~Ot> ft<Nce~
h.a' )(
141,1+
'"
?A"~ ~
n;~
t~Owff'
I ,-
lll."'!:"""
"
: "
~~
/
Yi
3.~:!: i
-. - - - .'
t)l. \4t1N"T
" .tifFAYf<;t,.
~t l.At7J>lTlol-l ~ tIl:W 1"~t4Gt
"" 1:._______ ,. I I ,
I/;' J "10../ ~
r:fJ;G' I I ,"u. -" iJ2.Sf
F,"",c.e. <-, )!_Tl.~
. f I :,.....---
. .""., '\.. .." ~MoVe:
- ~:; .1G:t 1LAe>
~I,.,e
'> -f.,.'~
0- - -t+:+~-
-Ho~
~O<7f
o
~?,~
/
Kt~I'I'~~oFFe::fZ.
N'et'-Il50fi:- 'tIo~
~~.~\
I.{\
~
~
"t-
4
I (PO'
~,o:vl,
H~
.
-Z
~
t
~
/
i-I _&'~
~
}('~ """<::," '
"Q' ..
t,r>
''!l;\
1'>,,'5
I
\ '
14-. z. \~
Hoo'5'e: "to HOU4C:
. ~
c; ~O I :!:
Yt?o ft."'; ~Et)
j'
V.L, '
'\
I
. I ,
I ' '
i
I
. .i' I
_~ l~~{-.~ - - 7/'-
f. "
<'
:..... .
~--...L_..........J
ID~
o
~
~~
o
c,~----! I
I I
L=:::~~4':~
I
'7'2 ~41> -
yeLA. V'e'r<& N E / GH 1\%
@~lli~~
A\ Y4ll=\"
It:1
' ';___\?eMbVE'
c::: FllJe:
- ...-.-..--.,.
M;\JJ
"*
'-3
& _\b
\1:- ' '3-0
0-..
I \1
r-
L
" 1
I ~ -"'7 0/8
?f1.Jc.G 0
PIrlMT '8Lot,~ +l\;:~e.
.,_...",,~-~~~~"
\
I
I
I
tL::: -...:::::::: '-
~
.~~-
---=-------""----_..-- ...
1'fJ> f'Mep
~"I'\etz-
.._.-~..._~.--...~_.......-'-!'."'.~-~------' .....
l C;~~
14- I
1
~-
.. !~1t2.
~
-
1 ~.
+1,,8
~olt1
, '0
~DD
--.----
---_.....~....-----..--...~
1 Nl;:w
\
'I
i
I
I
,
~~______"",,,,________._-,,,,~___''''~-''''J~.'''''''''''',"
---
--
~
l"-
I
...
.
~- ~ "r
---==r-
. !
<5 i
I '35'i
/
-J--
t I
] I
j' I
_ ::=::::::" _ ----, _ -1 ~
._ - - PO"t>
1f.AN'$lT 'DA-T It. ~
~
b - F F }<:,
I ~ ~jl'\l\ of' "JT\JC U? (' I<~.J; T',
) 1. -5e
T ~ cof~J-Ye\R. 0 t" ~J 1':{Cy
3-40
'5W
~ S Nel{oK, (, 0 f.~J\s~- c);J c.o NV I
\ ~
l'
u
q ~ E:t> b e O'f" (20 fef' I~ FEC:lIJc.E
\ 1'...... u.vJEr'
co 11 ') iE'C' I / GRA\/~L \) ({i Vc
o '1 ~t...\'(, ~::tz
\!S t{lC: I{L1U1~ ( oif.. ' G i<.O~. (Z4 Ckhl
:3 ~ s[De-w~u<"/~"?/ve.L.k..
-4 ~ c,(l.~5"" @ fJuJ Co,p... '5tov-c W'itLL
3~
'SI;J C(Y.. \-\.oo5G
tJ" Rrl'\
3~ ftl;uc.e- @ t.t!J\) Of NU0f.-\, tlOiJjE: ,
.1'1. !.\/Je:
'T - t.)vJ (o{2.., rJIG\.<-\-<(, 4C-19'e
Y.L.
tI , j -J
'3- ('0"-0 li~ I)t1'~ ')'h)u ld"',i \ W:'{<I\
- I 'ldQ. !
g~ I'D....~ @ Vf~lf s~...e S.{.o.y\'
I
I
,
i
I
I
,
I
I
I H
2; - g :5 $\j)E: S\\Jcw T6 srv[:'c.'O
2.1'- S' ~ N '07\ PI::
34-1-'2. V"i 1= '5\U'C
2.,' - (., ~/4" ~ j<.(C \<. FAce: J2-. of ~
\;'- 'f'f \:>I\.<''r- +<> -7'id.L door ~evJ.
1"/- I" bitde. -to \C1\Jc~ + \Jj,~J<lW
~
~
~
~~
~
~l
----~
-"'1. ~
- - ? r:::::::::
--- ~~
,. -1' ~____
'...... I ;:::.--
~~ "n~
:r-~"~
~.~~
: I
~ ~L1;;\-?'<:llp,J
@ 1(4-"::: I '
~~=--
~~~~~
,,~~M~I
I
~
~
1rtUa
~
I
-rFI'ti
DIJ
\1]
\
I ".~
>1
I
ftd\'!~t:;D Wrfitf
117fT
I I
I I
~~]J !
:-:_-,,,.. l-i
1 ,
t.____~_..
~I4S
N6I>J l'lZ.'< ~
-m>>I';; WAU.,.
~~>lE:WAI.\..
1.~.
I
I
I
I
~&;.1
!.
· H
+J0.jJ
<I.l ~ 00
o 00 U <I.l OM
'0 'M U ,c
~~r-iro.jJ
~ 0 ..Q 'n -
OH~'O~<I.l
4-l 'M 0. rU 'M 00
"M
00 ~"'" "H'O,;?i:
<I.l OI'-'OO<I.lH
.jJ H I'- rU .jJ (1)
o "M M <I.l ~ rU,c
Z rl,cOU+J
-=#:H 00
'0 <I.l... r-i
~ 0:>00, ~
H'1jO(1).jJ;?i:
~ '.-\ 0 0
.HH.jJ~.c:
OOM 00
o .-I <I.l
'O'M H 00
~ .jJ <I.l 00
~ ~ ;?i: (1)
o .-I
H(1)rl~
O1.jJ <I.l ::l
H ro U
<I.l :> H ..
'O"M rU :>1
~ H 0. (1)
:::> 0. :>
Qi H
,c~
.jJ 00
>
W
>
a:
::)
(fJ
u.
o
N
00
o Q
~~I<l
U ~ cr:: 0
~i!-oO('f')
'"'"" CI];>o'C
(I.lZ51<l'? .. 0
~:;;::.o..l>O\ 00:>1
.c:.c:::r::cr::('f')
W ~-,:J~ (1).-1
~ c:: E=: CI] 0 :> 01
... t~S5~~ m~
<C ~~~j~ OOH
<...:lZ -roO
Oc:lg~ lli.c:g
(I.l OM U rU
<I.l ;?i: ::l
- '0 H 00 00
LL Ul 'O"M <I.l .jJ
"M <I.l Ul,c ... <I.l
- Ul .jJ .jJ (1) Ul
I- ~ 0::l0~~
'U 0. 0 "M 4-l
a: ~ 0 '0.-10
~, H <I.l (1)
:>1 0.,c.jJ M .jJ
W(j)Ul .jJO.-lU
~ H ~ CO rU
0.-1 01 0 0 ;?i: 0.
rU~ +JUl S
o :> 'M 01 Ul '0 "M
(1) H ~ '0 (1)-M
~ '0 ro "M <I.l .-I ro.-l
.-I<I.l(j) .jJH~Ul.-!
CO '0 ..0 Ul::l ~ "M
:> H 'M' Ul S;?i:
Oul xro...o
'0 U'M (1) <I.l (1) H ...
(j)(1),c0 Si::4-l.
H H +J S 0 oM U
~ ~+J r'-lul.jJ
Ul.jJ4-I+J (j) i::(j)
rUrUOCO~H.-!O
(j) r-i 'O;?i: rU r-i -M ..
So.~ 0 ro.jJS
o '0 ,c ul ;?i: U"M
o - 'M (j) ul <I.l (1) H
'0 '0 +J S H O1"n.jJ
~~rU~Ul~i::O
.. H H .jJ ul .jJ .jJ 'M H ..
00 ~Ul(1)U'Oo.Ul
(1)== (j)coUl~.-I r-i
+J 0 -"r-! 4-l H -M :>t.-!
o ~ P:: H ~ 4-1 .jJ ~ ~-M
Z = = OCOOul.o~oo
-
en
::>
..J
U
X
~
~
o
<
~
>-
w
>
:II::
::>
tI.l
N
CO
o
L{)
L{)
z
~
..
H
(1)
.jJ
CO
;?i:
.-!
.-!
'r-!
+J
00
o
;?i:
+J
I
:>1
.jJ
~
<I.l
;?i:'
E-i 0
rU
~.jJ
U 0
.. 0 ul
ul .-! (1)
'0 1:!1 i::
H i::
o ~'r-!
U "M ~
UJ
p:: - ..
NH
:>1 - (1)
.jJ .jJ
~ 0 ro
~ ;?i:;?i:
o E-i.-!
o .-!
.jJ-M
~ 0.jJ
o ~oo
..jJ
014-10
~ 0 +J
-M
,c - ~
tD N 0
rU _"M
2= rl +J
'M
.. Z '0
M -'0
"'" ~
\.0 ~
m .-! ul
o rU-
M ,c tJl
M I H
(j) ~
- ~.o
o 0 i::
Z (j)
,c.-!
- .jJ::l
U H.c:
o 0 0
Q ZOO
H <I.l '0
(j) .r:: i::
A.l E-i ro
+J
00
..jJ
ul
H
"M
r>:.t
..c:
+J
H
o
Z
"'"
rl
M
rl
(j)
~
01
H
<I.l
>-
ro
H
(j)
Q
~
~
,:x;
.-!
o
H
ro
U
:II::
o
~
>-
..J
r.:l
>
z
o
f:
=-
-
:II::
U
tI.l
~
o
OM
.-!
H
ro
C)
4-1
o
00
rU
'0
<I.l
'0
H
o
U
(j)
H
(1)
H
'M
~
tJ1
<I.l
H
00 Ul ..
,.:..Ji:: 000
(1) -M 0 i:: ~
:> roOM 0,0
o ~ .jJ .jJ (!)(!)"
.0 ;?i: <I.l oM tJl H '0
rU 0 '0 '0 i:: Q)
,c '0 -M ,c '0
(1)OOHrU.jJ (1)
.c: 0 OOi::OO
.jJ 00 4-1 H"M ;?i: 0
ro OXOo.
4-1 ..0(1).c:0
o OO.jJ.-I tI) H .
+J04-l<I.l 0.
:>t ~ <I.l .c::>1
H(!).jJ'O.jJr-i'1j
ro S -.-\ i:: .-! i::
'0 (!),cN i:: ro rU
i:: :> U -M 0
~ 0 H ;?i: .c: OM tJl
OH~CD4J.c:~ ...
.0 0. i:: -M o.'M i::
S" ;?i: rU .jJ 0
(1)-M H ul H tI) (1)
'0 (j) ro.-! tJ'> 'M H
:>1 'M H..c: .-! X CD
+J 00 0 U.-! rU .jJ (1) .c:
~ ..jJ 'n tD M 4-1 0
~ ~roCD(1) i::4-I i::
() OSH;?i:OO 0 ;?i:
U Q ~ CD 0
(1)01 tDOHOO .c:
~ ,c ~ '0 rU -M rU.-! 0 00
o +J -M 0 .jJ -M i::
.jJ .jJ E-l i:: 'M Ul ro 0 H
tJl 4-100 0'1j~.jJ(1)0
~ 0 "M :>1 (1) '0 0 (1) H
'M X.o H rU -M '0 CD '0
,c0:>t(1) (1).jJ,c(1)
00 ul CD 'O.c: H 'r-! H .jJ
ro'O :>4-lCD 0'0 0 i:: 0
2=H HOHi::O'04-I;?i:i::
o ~ ro;?i:.-!ro 0
.. U 00 tJl 0. 0 4-1 ....c:...
HCD ~(!),c HHOOOO'
<I.l H CD OM H 00 0 (1) .jJ H
.jJ ,co.o. 'OO,c.jJi::CD
ro :>i ..jJ, 0. - i::.-! U 0 CD .jJ
;?i:.jJ rUOO -04-1 OOi::S ro
.-!~ OS~~U CD (1);?i:
r-l::l+J ro'OCD'OH":>.-!
'r-! 0 '0 .-! '0 00 ~ Q . 0 r-l
+J 0 '0 ~ 0. ro 0 U H-M
(f.l (1)ro -CDU'O.jJo..jJ
~+J r-l ..c:(1)OCDSoo
o 0 'M ~ rU ~ .jJ 00 E-l -M
.jJ+J SO::lO ... 4-1
01 'r-! -M .jJ -r-! .. (j) :>t 00 '0 0
~~r-l.jJU.jJ'OUl..Q.-!~
o 'M ro CD -r-! (1) CD .-! ro,:>i
"r-!,c 00 U.jJ '0 oo,c '0 ro .jJ
.jJ ul rU 0 -M '0 0 E-l (1) ;?i: OO'M
.r-! rU ;?i:.-!.c: rU 0. H i:: C)
'02= U 0 rU tJlO
'0 ~ (1) H ;?i: H - 0. ~ -M CD
,:x; .. H.c:,:x; CD 0..jJ CD"M .jJ .c:
m 0.jJ ~ ~ H i:: OM .jJ
ul ""';?i: U 00 -M o."M '0
- 0 '0 -M '0 ,:x; H ro '0 4-1
01 \.0 :>1 i:: 4-1 (1) 0....jJ ro 0
H rl CD CO'M 00 .jJ ~ CD
::l""':> UO oOrUH'Or-l
..0 H .-! CD 0. '0 O.-! CD rU
~ H ::l.CD 0. 0 CD 4-1 0. ....jJ :>
(j)(!) UlUOOHOO OOrUO
r-i..o H 0.0 O1CD~.-! H
::l S ...ro (1) 0.~.jJr-i 0.0.
,c ::l '0 0. CD CD 0 -M 'M ro S 0.
UZ CD oo,cH'OOO;?i:CDrU
00 .jJ '0 .jJ 0. r-i CD +J
.jJ U CD -M CD '0 i:: '0
<<l ~ (j)..o - 4-1 00 ::l CD -r-! 0 i::
(j) H"M ~ 0 ro ..0 (f.l 00 U rU
00 ..-\ S OM H 0
CD r-i::l '0 U(1)
.jJ HU OOH
OrUOUl(1)(1)
Z U 'Q ,:x; '0 ,c
;?i:
(1)
-M
:>
CD
H
N
N
ul
-M
..
ro
.jJ
o
Ul
CD
~
~
-M
~
.-!
r-i
-M
;?i:
I
~\.
~ 'f". ....- :L /IlYd
~ - -:--=-- "\
", t
~~ ~I I
~ \ / ~ I
/5-1"E?,LE'"tl/V
/
I
/
I
I
~
~~
.",
~~
~~
,~
~
~
~
I
I
~~
~~
~~
, 11 ~
~ I
..~
~"
~S'
...{-0' O~ = ~d' .L C/?/ .
~.>~y
:L/ t!?
9!1t1.:;r
r--
(
I
I
3Nd'O
7~/>~d~
-
\,f\
~ I'..
~ I ~
~I r+--, I
[. I ~ 4'.7-7(7 :~ t
.~
I:).. ~:Ii
~ \:l~ 'l-t
~~ ~
'I, -:.
\.
\
'F
~
-:1.
~
.".,
- .....
'-""'-
.."."'7
.C>
\
"-~:!-t
'"
l'<\
"Z 'j>E I
'\.1 l.. ~,
~ ~ ~ ~ ~~
\~" ~~~ I.('f
~ ~~ ~ ~
~ 'Z: ~'\ ~
Z'y€ ~
, \
"
L~..:> """
'" ~ /.
~ " ~
~ '-l "'L-__.,,~I .
k, ~ "':'- ';:,,6';N ~ '\.\
~ ~ ~ ~ ~~
. ,v ~~
~ ~.,
....~ ~ ~
'~~~
~
~
~
~i
'l~ ~I
~ ~I
'\-j I ~
~l ~I
~ll~
~
~
Cl
Q
~
/
\ t;.t-
N\'
I
jl tD)~'L ,
~ \~
V) "-
'-\ ?,l'
\\;)
~
x
I
'~~
'\.,
'"
*
~"
';;i~
I '"
I \
"-
'-
j'1
N
'"
5.6 b zf.
t-..=x-
:;:,E'
,- -
't'IV
0(7/ 2Y
-- t/bbb h/--.....
"-
5;'.67 \.
-
~
-..:
l\j
~~
~~
t{
/
'-
\
I
I
I
I
~
~
~
-I~
<f)
'1-1
~
'{
A
;,p~-r
'>(
~
'-
"-
,~
~
~
~
~
I
I
I
/
5.bbT
- - (7P/ d' tl6tM y--
.,.\
~I
*
~I
~
I
~i
~
~
~
~I
~I
~I
I
/
\.
\'
I
:n ... "--
eo: eo: 0
~-SWl
-- ~
ec.s
c..CU~
Q,/c.c
... ..= w
=.~ t)
-;>-::l
,..-t5
- Q....
"'::::lloo
o..~o
~ - ;;...
;;...~QJ
QJ ~ ~
~~~ ~~
'" >""'l:;l
'" S C
:E1ooC!;
....u....l
....~]5
~=to
....~~~
~ u "6h 2
OE s~~
QJ >,. >,.....
~..Q=o
>""'l:;l"'l:;l u
~ ~ eo: 5
to< eo: ,..
QJ 0. S ....
.c ~ eo:~
.. c....... ....
r
~
~
~~
\.
~\i
~
'-
'-~
~
...
~
~
~I
)
'- I
-\1,
3:/7E. LEpClf' >- I
· \l1 f
~, I~~I
~ ',)1
""':
1'-:
1'-:
M:
'M :
o
Z
bC
QJ
c::
co:
0:
0:
N:
.. .
L{):
rl:
.-!:
OM:
H:
0.:
,:x;i
u
....
eo:
Q
~j
~I
,
\ \. I
I'
\.
>1
\,-~ I
'"
"\'~ I
\.
'- 1/11
I" I
'J
\.\.; I
~~I
~ )
,-l~1
~~I
~.JI
, )
: I' I
"-
\J I
V)I
~
Iff!.
$17.00
w~
~Cotinty
PUBLIC WORKS DEPARTMENT
SURVEY AND LAND MANAGEMENT DIVISION
14949 62nd Street North, P,O, Box 6
Stillwater, Minnesota 55082.0006
(651) 43(}6875
5uNeyor@co.washingtonron.us
v,n..vw,co.washington.mn.us
q}0
CQUN1Y
VICINITY MAP
CONTOUR LEGEND
PROPERTY IDENTIFICATION NUMBER FORMAT (GEOCODE)
ss:rm TO't'IWSHIP RANGE OUAfITER SPECIAC
NUMIlER NUMBER NUMBER QUARTER PARCEl
## Ut ## ## ####
(0001) "lASTFOURDlGrrsOfPROPERTYI
IDENTIFlCATlONNUMBER
SEcr'ON,TOWNSHlp.RANGE 'NOEl(
[",i-r']
1703020i 1603020L1503020
L-l- -J
1200302012103020122030201
r-r-II
29030201280302012703020
L-1_L-..J
LEGEND
DNR PROTECTED WATERS
DNR PROTECTED WETLAND
DNR PROTECTED WATERCOURSE
MUNICIPAL BOUNDARY
PARK BOUNDARY
--------- 10 FOOT INTERVAL CONTOUR
--------- 2 FOOT INTERVAL CONTOUR
c:) DEPRESSION
DASHED CONTOURS INDICATE QUESTIONABLE
ACCURACY DUE TO GROUND VEGETATION
~ SPOTELEVATION
^ NjW 'I .-NJE
* '~SA~~~OF,.. +-, + -+"
-"s]W --1- ~.
NORTH
.- lll~
SCALE: 1 inch = 20 feet
'"
i[
>
a:
THIS DRAWING IS THE RESULT OF A COMPILATION AND REPRDDUCTION OF 55
LAND RECORDS AS THEY APPEAR IN VARIOUS WASHINGTON COUNTY OFFICES, ~
WASHINGTON COUNTY IS NOT RESPONSIBLE FOR ANY INACCURACIES,
PROPERTY LINES AS SHOWN ARE FOR REFERENCE PURPOSES AND MA Y NOT
REPRESENT ACTUAL LOCA nONS.
MAP LAST UPDATED: November 30, 2007
NO ADDITIONAL CHANGES HA VE BEEN REPORTED TO DATE
DATE OF CONTOURS: April, 2000 DATE OF PHOTOGRAPHY: April, 2005
E
ci.
~
~
OJ
"
m
o
o
N
'"
~
'"
S
15
a:
+) - t. S IT A-U.... u 't-~cy
'" ..
\.
*-
~
"t
)(
)(
. '1'~= . '""7 'A c:::rq:?F'
.. ___,-~___L__~.____,J_~_._I
W$E
~
-au f.~I1t~~~~~ay~~
'5 (., .-/0
14t1 ,~+
I^loop f'loN C6
)4q.14-
'"
~AVJ?; ~
nq:.
1.~01f
/
I /
ItJ.,t.<,
: "
I
/
" V'i
3.~:t i
'>4.""~
0- - 1.+*+--
-Ho~
~O~f
o
2..,.~
!S' 'At1l>ITloN J'I "-
..., 1:.______.
II;'S.6' J
F~Hc.& <.
H'''''''I~~ofF!;:!Z-
Nel"Il~1'- tlo~
\~ A"Pt<. 08
Z~. S. I
~
~
~
't-
4
, (PO'
f.. oM,
H~
.
-Z
~
t
~
I
!-I-0%
L-R
........... .-'~ -._.- -- .-.. - _. -- .- -.... --
~
__l~=~-
VP
t
~ffiJ
~' F..) \
II
I \
" I
, 'I I
~ ~ -4 -~> r-n-M
I \ I'
I 1
7'-\("4- I jY !
L.\No. \I> sjl.. Cl(,,' ~!
Il~
~rrctttJ I I '"
ff~, ()@. lltt\
1 1~1
,
l I I ~ I
I I: 1 I
Ii
- .- 3-(", -....
3-}
rMh
--~-",,~.. ~
Orrl~
,
Nr:W ,
...---~-.....
, .... - ~.. - -~
'p~fY!
I~trk :
: ~_C):
~N1bV~
. '5l-Ae.
! 1-\ t=::'tz.€.
L__
j
1
I
l
'f:E\fV\o ~~ J
'P~U\L
1 r--/
i \ .
I .
i \
\
I
NfrW
o ,t\12.t> ~tJ. ?
\
\
~f:w
~1ti'L.P bN~
\-l,i3,
\
j
(
i
i
1
!
---~__J
'Z
o
o j:
, -
II!~ ~
III ~
I I
. IJ _ J~
A F- ~::J:.-",,--.,.<
) 4t
)( T
tv \ vi. d () 'I,) A. \IV
\
~
rG~
, .J. I
D.t::"=,,,.,~ == 1- (p ill.. ~ I ~ ~" J~t
1:;..& s ilooc.. '=' ll/'J?ll
d\~oVl).d ~u\:;'.[>b~\' 4o~
+'1. 5 ~~ ~ <W,\ 'tJ {)f ')~,<'(~ V"
row '2.~+.1:: of'''j~~l..
~ \
<.
:,
----
j"
'5\"0 t-J~,
r-=
\'\2 l.3%
= I, fp(p : 2.0
:3
~
2.
,
l
I
I
J
i
!
-I
'---'
'S'i'ONE.
N€VJ~AU<'
\Ii
.-.-...".-."'-'.....}..
I
I
\
r f
! \
l ..J I
t ...J \
i .t l
! J !
II
\,
I
&(< veL.
'fA \L(Nb fAD
J-----'-.__
I -
~
~ {
f
\
t
-.-..-----~.,--~--'''' "'~.",-...
"""'~'-
.. ----.~
..~..,;"'."""-,.~............
-.,.^',.....,~~,.,.~,
+
, ..
15'- (J \'
ftV1)r'\\ () t;.J
II I'I
7! 1-5 {_ '
--~
,...
'P/4J D I L..I N e.
\!I\;:\, t1H-p
----~-------_._,.._--~--~--,_._------_."
fJVG<'1. eo~.e, -\to\)~V:..
G
I!
"'-
'...
"'"
',~
-......'"
- ~-..,.
--..,..'"
t'5' "10
t '2.-11 IrJ :2" IT
''''''""-..,...,,,...,,..~,..,.,.......>>.,.,.,.-
. (J;\\ ",. I f
~,)N
JleLA V15RGtJ1;! CHA5t;.
tt'lNl "f bJ-w-'f
) J II \ J. . . l
'4 ~ 17 Mf2.- 08 It-~.
1314 I~"" X N.
-
.
I
d
cSiill~eL
'H~ 0' M'N"f';O~)
Planning Commission
DATE:
May 8, 2008
CASE NO.: 08-21
APPLICANT:
Bjorn Nelson
REQUEST:
A variance to allow an expansion and alteration of a structure on a
non-conforming lot [31-102 (a)] and a variance to allow up to an 18
foot encroachment into the required 20 foot exterior side yard [31-
308(b)1].
LOCATION:
356 Ramsey St W
COMPREHENSIVE PLAN DISTRICT:
SFLL - Single Family Large Lot
ZONING: RB - Two Family Residential
PC DATE: May 12, 2008
REVIEWERS: Community Dev. Director
PREPARED BY: Michel Pogge, City Planner J1A'5 p
DISCUSSION
The applicant is requesting a variance to Chapter 31-102(a) of the Stillwater City Code
in order to expand the amount of living space of the existing structure which is on a
non-conforming lot. Additionally, the applicant is requesting a variance to Chapter 31-
308(b)1 of the Stillwater City Code to encroach up to 18 feet into the required 20 foot
exterior side yard setback.
The Mr. Nelson is in the process of purchasing the property. He hopes to purchase the
property and complete several renovation projects including removing the garage,
removing an old addition, adding a new addition with porch and attached tuck under
garage.
The property is a non-conforming lot that is only 4,867 square feet in size (7,500 square
feet required) with a lot depth that averages 83 feet (100 feet required), The existing
home currently sits in the required rear yard and exterior side yard setbacks, The
additions are proposed on the west and south side of the existing home.
356 Ramsey St W
Page 2
EVALUATION OF REQUEST
A variance may be granted only when all of the following conditions are found:
1. A hardship peculiar to the property, not created by any act of the owner, exists.
Personal, family or financial difficulties, loss of prospective profits and
neighboring violations are not hardships justifying a variance.
The lot was platted in the mid 1800's and its size does not meet the current
zoning requirements. The size and width of the lot is a condition that was not
created by an act of the current owner or buyer,
2. A variance is necessary for the preservation and enjoyment of substantial
property rights; and, if granted, would not constitute a special privilege not
enjoyed by neighbors.
This property is zoned for a single-family home and is currently being used as a
single-family home.
The size of the lot at 4,867 square feet and is an irregular lot. By code, in the RB
zoning districts, lots are required to be 7,500 square feet with 100 feet of depth,
making this lot non-conforming. The home with the proposed addition will
meet required front yard setback and the side yard setback on the north site.
With the new additions and driveway the site will have 21.5% building coverage
and 10,6% other impervious coverage on the site for a total impervious coverage
of 32,2%.
The additions on the south side that propose to extend closer to Ramsey Street
are of concern, The home is currently setback approximately 8.5 feet from the
property line on Ramsey Street, The required setback is 20 feet. The proposal is
to add a porch, turret feature, and a bay window to the existing portion of the
home. All of these features will cause the home to extend closer to Ramsey
Street. Currently there are water and sewer mains that serve homes to the west
of this site. These utilities are in the right-of-way for Ramsey Street; however, if
the City would need access to utilities potentially the City could be digging near
the property line and ultimately only two feet from the new addition. Finally, an
addition this close to the property line could create an undesirable tunneling
effect along Ramsey Street.
Therefore, staff believes the variance for limited expansion and alteration of a
structure is acceptable, However, the applicant should NOT be allowed to
expand south of the line that runs along the side of the existing home and that is
parallel with Ramsey Street.
356 Ramsey St W
Page 3
The property owner could still wrap the porch around the front and side of the
home as long as it does not extend closer to Ramsey than the existing home.
Additional living space could also be added on the north and east sides of the
home where there is sufficient setback from the property lines.
3. The authorizing of the variance will not be of substantial detriment to adjacent
property and will not materially impair the purpose and intent of this section
or the public interest nor adversely affect the comprehensive plan.
The proposed addition on the south side will impact the seven properties that
use Ramsey St to access their property. In order to limit any potential impacts
the property owner should not be permitted to expand closer to Ramsey St on
the south side of the property. Authorizing the other requested variance will
not be of substantial detriment to adjacent property and not materially impair
the purpose and intent of this title or the public interest nor adversely affect the
Comprehensive Plan.
FINDINGS
1. That the hardship is peculiar to the property, not created by any act of the
owner, exists. In this context, personal financial difficulties, loss of
prospective profits and neighboring violations are not.
2. That a variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same district and in the
same vicinity; and that a variance, if granted, would not constitute a special
privilege of the recipient not enjoyed by his neighbors.
3. That the authorizing of the variance will not be of substantial detriment to
adjacent property and not materially impair the purpose and intent of this
title or the public interest nor adversely affect the Comprehensive Plan.
ALTERNATIVES
The Planning Commission has the following options:
1. Approve the variances as requested to allow an expansion and alteration of a
structure on a non-conforming lot [31-102 (a)] and a variance to allow up to a
18 foot encroachment into the required 20 foot exterior side yard [31-308(b)1].
Additionally, staff would suggest that the following conditions for approval:
a. All revisions to the approved plan shall be reviewed and approved by
the Community Development Director.
356 Ramsey St W
Page 4
2. Approve in part the variances to allow an expansion and alteration of a
structure on a non-conforming lot [31-102 (a)] and deny the variance to allow
up to a 18 foot encroachment into the required 20 foot exterior side yard [31-
308(b)I]. Additionally, staff would suggest that the following conditions for
approval:
a. All revisions to the approved plan shall be reviewed and approved by
the Community Development Director.
b. No portion of the home shall be closer than 8,5 feet from the side
property line with Ramsey Street.
3. Deny the variance to allow an expansion and alteration of a structure on a
non-conforming lot [31-102 (a)] and a variance to allow up to a 18 foot
encroachment into the required 20 foot exterior side yard [31-308(b)l]. If the
Commission chooses to deny the variance the commission needs to make a
negative finding of fact on the required that supports the denial.
4. Continue the public hearing until the June 9/ 2008 Planning Commission
meeting. The 60 day decision deadline for the request is June 17/ 2008.
RECOMMENDATION
Staff recommends the Commission approve alternative number 2 as conditioned.
Wells and Conlpany
i\ffnrdablc Rt'~;dcntinl De,ign and Land Survey,
Apri118,2008
Mr. Bill Turnblad
Community Development Director
216 FourthStN
Stillwater, MN 55082
Re: Project Description: Application for Variance for 356 Ramsey St W.
Dear Mr. Tumblad:
We are requesting your support of a variance for renovations to 356 Ramsey St W in Stillwater, MN. The
existing house needs repairs and the site has major water drainage issues. My client would like to add an
addition on the front of the house with a new wrap around porch to create a beautiful Victorian home
that fits the context of the neighborhood. Water drainage on site is currently unmanaged and has caused
serious damage to the existing detached garage. The garage is beyond repairs and needs to be
demolished as soon as possible. In place of the garage, we are providing new terraces and rain gardens
with plantings. Also, a new tuck under garage and driveway to create more off street parking.
Please see the project statistics below showing the existing house and our improvements:
Existine House
Basement
First Floor
Second Floor
645sqft
700 sqft
430 suft
1,375 sqft
Proposed Renovations (see plans)
New Basement 870 sqft
New First Floor %5 sqft
New Second Floor 950 suft
2,785 sqft
Parking Spaces - 2 on street in back
Existing Garage: Detached in front of house
Parking Spaces - 2 in front, off street in new driveway
New Garage: "Tuck"under," front of house
South Property line setback - 20'
West Property line setback - 20 '
North Property line setback - 25'
East Property line Setback - 20'
Proposed South Property line Setback - 2'
Proposed West Property line setback - 20
Proposed North Property line setback - 20'
Proposed East Property line Setback - 20'
Water Drainage - unmanaged
Water Drainage - New rain gardens, rain barrels & terraces
Existing House Style: Farm House
New House Style: Victorian
Please review the attached plans, we have worked very hard to create a beautiful design that makes
significant improvements to the site. We appreciate your support in helping to improve this property.
Please do not hesitate to contact me with questions or suggestions. Thanks.
....." ".:- ._"__-. _r'~ .' ..
.4ifJ;r ". <:'-,.~,~-,r;-;; /--/.-:-....
William Wells, President
Wells and Company:
Affordable Residential Design
612,669.2052
1 '7[ (, ll.(fcr:,on S, :\:E. .\Iinnelpoli:; :\ [:\: .')5-11.'. cell (i 12-()(,<).2052 Ct., (; 12,4(,:;.-1002 wdbandcompam'((lrah,)(),com
ELECTRICAL SYMBOLS
-9-A
K?-A
"<h
-o/-A
+
SURFACED MOUNTED UGHT
(FIXTURE TYPE, SEE SCHEDULE)
WALL MOUNTED LIGHT
(FIXTURE TYPE, SEE SCHEDULE)
RECESSED LIGHT
(FIXTURE TYPE, SEE SCHEDULE)
RECESSED WALL-WASHER LIGHT
(FIXTURE TYPE, SEE SCHEDULE)
PULL CHAIN LIGHT
QJ
JUNKCTlON BOX
~B, LIGHT UNDER CABINET LIGHT
x
x
CEILING FAN
CEILING FAN/ LIGHT
[I
VENT TO EXTERIOR
EXHAUST FAN
VE~O EXTERIOR
EXHAUST FAN/LIGHT
rSo1
qA'DW"EO AND INlE'CQN AND INTERCONNECTED WITH
WrrHBATIERYBACICUP BATTERY BACKUP
@
HARD WIRED AND INTERCON
WITH BATTERY BACKUP
DGAR
GARAGE DOOR OPENER
D E,HEAT
ELECTRICAL HEATER
~FLOOD
FLOOD LIGHT
13
1D
TOGGLE SWITCH
(SEE PLAN FOR SWITCHING)
TOGGLE SWITCH
(3-WAY, 4, ETe.)
DIMMER SWITCH (RHEOSTAT)
HV AC/ MECH. SYMBOLS
E
FURN. GAS FURNACE
G AIR CONDITIONiNG
CONDENSING UNIT
WITH CONC. PAD
UNIT GAS UNIT HEATER
HEATER
IRAD. RADIATOR
[g] CEILING DIFFUSER
SUPPLY-2'x2'
0 CEILING DIFFUSER
SUPPL Y-]' RND.
I WALL DIFFUSER
T SUPPLY
l2$J FLOOR DIFFUSER-SUPPLY
[SJ CEiLING GRILLE
RETURN-2'x2'
ABBREVIATIONS KEY:
& AND E. EAST
L, ANGLE E,J, EXPAN JOINT
E,W. EACH WAY
AB. ANCHOR BOLT EA EACH
Ae. AIR CONDIT ELEV, ELEVATION
A.F,F, ABOVE FINISH FLR ELEC. ELECTRICAL
A.T, ACOUSTICAL TILE E.M. ELEC METER
ADD'L. ADDITiONAL E.S, ELECTRICAL SER
ADD'N, ADDITION EMER. EMERGENCY
AH.U. AIR HANDELlNG
ADJ. ADJUSTABLE ENCL ENCLOSURE
ALT, ALTERNATE EQ. EQUAL
ALUM, ALUMINUM EQP, EQUIPMENT
ASSY. ASSEMBLY ETC. ETCETERA
(E) EXISTING
B.O, BOTTOM OF EXP. EXPANSION
BD. BOARD EXT. EXTERIOR
BLDG, BUILDING F&B FRONT & BACK
BLKG. BLOCKING FA FIRE ALARM
BM. BEAM F,O, FLOOR DRAIN
B,P. BEAM POCKET FE FIRE EXTING
BDRM. BEDROOM F,F, FINISHED FLOOR
BRKF, BREAKFAST RM F.O. FINISHED OPEN
BSMT, BASEMENT FNDN, FOUNDATION
e.J, CONTROL JOINT FIN, FINISH
FIX. FIXTURE
C.M,U. CONCRETE FLR, FLOOR
MASONRY UNIT
C.O. CASED OPENING FLASH. FLASHING
e.T, CERAMIC TILE FLUOR. FLUORESCENT
CAB. CABINET F.P. FIREPLACE
CEM, CEMENT FT. FOOT, FEET
CH. CHROME FTG. FOOTING
CL, CENTERLINE GYP.BD, GYPSUM BOARD
CLG. CEiliNG
CLO. CLOSET G.e. GENERAL CONT
C,MO. CARBON MON GA GAUGE
CNST. CONSTRUCTION GALV. GALVANIZED
COL COLUMN GEN. GENERAL
CONe. CONCRETE GFCI GROUND.FAULT
CONF. CONFERENCE INTERRUPTER
CONT. CONTINUOUS GL GLASS, GLAZED
COR. CORRIDOR G.M, GAS METER
CORD, COORDINATE H.B, HOSE BIBB
CPT. CARPET H.D. HEAT DETECTOR
CSG, CASING HD. HEAD
CSWK, CASEWORK H.M. HOLLOW METAL
CNTR, CONTRACTOR
C.TV. CABLE TV HDWD. HARDWOOD
HOR. HORIZONTAL
D,B, DESIGN BUILD HDWR, HARDWARE
D.W. DISHWASHER HR, HOUR
DBL DOUBLE HT, HEIGHT
DED, DEDICATED HVAC HEATING, VENT &
DEMO. DEMOLITION AIR CONDITIONING Q.T,
DIA, DIAMETER
DIM, DIMENSION 1.0, INSIDE DIMENSION
DN. DOWN INS, INSULATION
DP, DEEP (DEPTH) INT, INTERIOR
DR. DINING ROOM,DR
D.S, DOWNSPOUT J. JOIST
DTL DETAIL JAN, JANiTOR
DWG, DRAWING JT. JOINT
o
GAS METER
B
e
~D
e
WATER METER
WATER HEATER
SUMP PUMP PIT
r-+iJi
HOSE BIB
~D
FLOOR DRAIN
-+AD
AREA DRAIN
~D
ROOF DRAIN
REFERENCE SYMBOLS:
DRAWING NUMBER
DRAWING TITLE
SCALE: 1/4"- ]'..()" FIRST 02.20.2002
PAGE DETAil IS DR~ I [ DATE------1
PAGE DRAWING ,t~7 ~ ~~~~I~~ ~:~ING
ORA WING NUMBER
~. (ElEVATION REFERENCE NUMBER
4 ^ ,1 2
3 PAGE DETAIL 15 DRAWN
PAGE DRAWING IS CUT
INTERIOR ELEVATION REFERENCE
DRAWING NUMBER
SECTION CUT REFERENCE
PAGE DETAil IS DRAWN
PAGE ORA WING IS CUT
ill
PARTITION TYPE
~ ELEV.
TO
ELEVATION BENCHMARK
I BEDROOM I
101
ROOM NAME/ NUMBER
1101AI
DOOR NUMBER
( \
/
\~
~
DETAIL REFERENCE
l)
NOTiFY ARCHITECT IN EVENTS OF DISCREPANCIES, OMISSIONS, AND/ OR
CONFliCTS IN THE DRAWINGS OR SPECiFICATIONS. ALL QUESTIONS IN
REFERENCE TO THE CONTRACT DOCUMENTS SHALL BE IMMEDIATELY
DIRECTED TO THE ARCHITECT. THE CONTRACTOR SHALL NOT SCALE
THE DRAWINGS!!
VARIANCE APPLICATION
m
RENOVATIONS TO:
356 RAMSEY ST W.
STillWATER, MN
SHEETS IN SET:
T1 TITLE PAGE AND WALL TYPES
LOT SURVEY OF EXISTING CONDITIONS, PAGE 1
LOT SURVEY OF EXISTING CONDITIONS, PAGE 2
T2 SITE PHOTOS
T3 SKETCH SHOWING PROPOSED CHANGES
L 1 LANDSCAPE ARCHITECTS SITE PLAN
L2 SITE PLAN SHOWING PROPOSED SETBACKS
AO BASEMENT PLAN
A 1 FIRST FLOOR PLAN
A2 SECOND FLOOR PLAN
A3 ELEVATION - FRONT OF HOUSE
A4 ELEVATION - SIDE OF HOUSE
CONTACT INFORMATION:
GENERAL CONTRACTOR
DRAFTING/ DESIGN / LOT SURVEY
Jesse Fricke
Cutom Carpentry and Remodeling
2693 Riviera Drive N
White Bear Lake, MN 55110
jesse@ccrc.biz
651-263,,9505
William Wells
Wells and Company
1716 Jefferson St NE
Minneapolis, MN 55413
612.669.2052
wellsandcompany@yahoo.com
LANDSCAPE ARCHITECT
Bill Delaney
Studio Green
612-229-1911
VARIANCE APPLICATION - APRIL 17,2008
SCHEMATIC
DESIGN
..8
?; .s
~ ~
~ $38.,N
a38tn
~ ~ 0 g
o u.
U 8"0 0.
-Y .S:! ~ ~
""'"0 _ tI".l N
a ~~ ~
~ ~
~
o
LL.
Z
o
f-=:
<(
u.....
:JCI)
CL>-Z
CL w ~
<( CI) -
w~ ~
U <( ~
z""" <(
<( ... ~
~ ..0 -'
<( 11) ~
> (II) t;:;
I-
W
w
:r:
V)
w
-1
I-
;=
JOB NO,
DRAWN BY:
W.WELLS
CHECKED BY:
ISSUE NUMBER:
REMARKS:
PREV'OUS 'SSUES/ REVISIONS:
DATE
APRIL 2008
SHEET NO,
T1
NOt=CT+-1
( IN FEET )
1 inch = 30 ft.
Found 1 2 Iron---- . --found 2 Iron Pipe,
Pipe, registration " ~ (So. 0.08, Ea. 0.21)
number not legible /..T
(held to) "'2.,;o6'~"';~~l Found 1/2- Iron
S,\1 1'2.../ Pipe RLS .Il26718
./ \' rr
,/ \
_/ \~
_-r:./ \~
_-- r \IP_
(I f.
I I \'
I I \
~ (j) I \~
1\ ~ I ~
I \ ~ I ~
I \ '08: I \ ,
Found 1/2- Irch-_~\... 'g { ! :
Pipe, RLS '26:f18 ~ -tr -;
Found 1/2- Iron II ~.~~\p.lI<S,!\\,:
Pipe, registration
number not legible I ;,
(held to) i - 30 -
J 'd:~'~(/.I<S
West line of Lot 1 as- .",:--~.--;-
monumented ~";----~.r
East 1 0 feet of vacat I I" '~ ,\
Holcombe street I ; , :0:; ~ 2Q.
II "'~' UJ
1\ " ~.r} ",
";. ,,' If. ,10 ,.!O,...
I I, 'C \ IlO .
\ C" \rN
I \', 'rJ'J. "oeDl /
, ,.' ~ 1/
I I....., ,10) \ 0
I \...." ,~" ~ \
\~, 1 1 \ ,
Foundt--r~~" - 4;: '\ ~ \ \
3/8- rod I',-....J Gr-~ \ \
1 ~ ", \: \ \ \
I ~=t'" '41 Ii
y : '"
I !...~
I i............ ~
. ----:" \
Stoop comer 0.5------ :
south of prOl?erty 1Il'ftJ i
I DO ,...:
I ~ ~l
o "':
! d -~./--
I II- I~
I ~ W :y~~~- /\
I O~ I
I UHf) ~I
I t,
~I
pI
~I
I
I
I
I
\ I
'..
CERTIFICATE OF SURVEY
jiCRE LAND SURVEYING: : ...
Ham Lake, MN 55304 .. = ~
763-458-2997 acrelandsUrVe~@lgmail. om
~o
Found 1/2- Iron
Pipe, registration
number not legible
(held to)
\
,
,
,
,
,
,
,
,
,
,
,
\
.J---Found 1/2- Iron
--, Pipe, RLS 126718
,
,
,
,
,
,
,
----\-Bulldlng Setback
, Lines (per client)
\
,
\
---\- Found
, 3/8- rod
\
,
,
--~-Found 4-
\ Iron Pipe
,(We. 0.5')
,
,
,
\
,ow SHEET 1 OF 2 SHEETS ,ow
FO R: 356 RAMSEY ST W
STILLWATER, MN
LEGEND
DENOTES IRON MONUMENT SET
DENOTES IRON MONUMENT FOUND
'I DENOTES GRAVEL
· DENOTES BITUMINOUS
'U., DENOTES UTILITY POLE
M DENOTES FIRE HYDRANT
==:<==:<::; DENOTES TIMBER RETAINING WALL
o
.
I. '
I
EXISTING PROPERTY DESCRIPTION
All that part of Lot 1, Block 4, Wilson's Addition to Stillwater, bounded as follows:
Beginning at a point in the west line of Sixth Street 50 feet northerly
from the southeast corner of said lot, and running thence westerly at
right angle's with the east line of said lot to the west line of said lot;
thence north along the west line of said lot to the northwest corner of
said lot; thence easterly 66.2 feet, more or less, on the north line of
said lot to the said west line of Sixth Street; thence southerly along
said west line of Sixth Street 58.6 feet more or less, to the place of
beginning; being all that part of said lot as originally platted except the
south 50.00 feet in width thereof conveyed to the City of Stillwater for
street and now known as Ramsey Street.
Also the east 10.00 feet of adjacent vacated Holcomb Street, EXCEPT the south 50.00
feet in width conveyed to the City of Stillwater, Washington County, Minnesota.
*Note: Description per title commitment. No formal vacation document furnished to
verify street vacation proceedings or vacation description.
NOTES
- Bearing's shown are on assumed datum.
- Field survey conducted in March, 2008.
I hereby certify that this survey, plan
or report was prepared by me or under
my direct supervision and that I am
a duly Registered Land Surveyor under
the laws of the State of Minnesota.
~~.~
ERIC R. V1CKARYOUS
Date: 4/15/08 Reg. No. 44125
,,--,,'\\\\\"e's'c;"h/II,-
""'~\~""".?"-i ''>.
~~..., ....~
$ H: EHtC R. .."
g : VICKAi'lYOUS ~ ~
~! 44125 ) ~
~... MN ... ~
\ <"" /oCl:/
~oj-<1J\fD"".""""~"'" ,,~
;;IIIII"II~ M~~\\\\\\"
GRAPHIC SCALE
EXISTING CONDITIONS
TOPOGRAPHIC SKETCH
,ow SHEET 2 OF 2 SHEETS ,ow
FOR:
356 RAMSEY ST W. STILLWATER, MN
EXISTING PROPERTY DESCRIPTION
All that part of Lot 1, Block 4, Wilson's Addition to Stillwater, bounded as follows:
Beginning at a point in the west line of Sixth Street 50 feet northerly
from the southeast corner of said lot, and running thence westerly at
right angle's with the east line of said lot to the west line of said lot;
thence north along the west line of said lot to the northwest corner of
said lot; thence easterly 66.2 feet, more or less, on the north line of
said lot to the said west line of Sixth Street; thence southerly along
said west line of Sixth Street 58.6 feet more or less, to the place of
beginning; being all that part of said lot as originally platted except the
south 50.00 feet in width thereof conveyed to the City of Stillwater for
street and now known as Ramsey Street.
Also the east 10.00 feet of adjacent vacated Holcomb Street, EXCEPT the south 50.00
feet in width conveyed to the City of Stillwater, Washington County, Minnesota.
*Note: Description per title commitment. No formal vacation document furnished to
verify street vacation proceedings or vacation description.
LEGEND
. DENOTES IRON MONUMENT FOUND
X1011.2 DENOTES EXISTING ELEVATION
".'1 DENOTES GRAVEL
DENOTES BITUMINOUS
o DENOTES IRON MONUMENT SET
'U., DENOTES UTILITY POLE
M DENOTES FIRE HYDRANT
cx==y.::>.=x..o DENOTES TIMBER RETAINING WALL
1 : '
.
NOTES
Bearing's shown are on assumed datum.
Field survey conducted in March, 2008.
Elevations shown are on assumed datum.
I hereby certify that this survey, plan
or report was prepared by me or under
my direct supervision and that I am
a duly Registered Land Surveyor under
the laws of the State of Minnesota.
,0
,roo
~0
~~.~
ERIC R. V1CKARYOUS
\.,\\\\'\~E.IS'O'IIIIII/
~'\t~~..._-....t..q ..~.-;.
"'~... ",\7'<;'
:: "": EHIC R. " <;.
2 : VICK/Il"IYOUS ~ ~
~ i 44\25 : 2
\. \. MN ./ 1
~'<;..". .....o~
"'-1tD ...... ~.... "
IIIJI/JIIII~M~~\\\\'-\"
Date:
4/15/08
Reg. No. 44125
jiCRE LAND SURVEYlNGlltJl : ...
Ham Lake, MN 55304 .. = ~
763-458-2997 acrelandsUrVe~@lgmail. om
10 fl 12 13 I~ 15 16 17 18 19
112 113 11~ 115
~8 119 120
116 117
flO 11'
\,
... '5:%'\
.--- .~',
,c1>-fP \04.69 \\ ~
i
- - f'"
----~,~~ \\
_ - -00
-
-
--- \
-
- \
--
-- \
--
-- ~ \
,~.
j- - ~0 \
I \
I \
\
.\09.09
\ . 00 go
\ ~'
\ /
EXISTING CONDITIONS
I
I
I
I
fJJ I
Z6 I
o I
~ I
~
~o I
~~ I
\ Oil
~cP~ I
----*--,
I \ I
I
I
I
I
~
1\
I \
I \
I \
I \
I
I
I
I
I
I
I
;( \'\'\.cP
I
I \\~.\~,,\\<~\~.~
c\..- t. GI<
\\~.~7 _I,'
t.GI<"'- ::-~-C-~i
I .t1 <11 \
1'4,,' 'rT1\
iid.'~ 4.'1
<:11 I ' :4, c;,~\
,,~. \0 /1" 'A.f) 'r"1\
\\~"'- ,- ' 'b\ \
t.G I 4' 00 '
~l{)
I \.o ~. \0. \
I "~ :, 8 'l \
i. 4rl'l . \
w\.i /..;!f.\" '....,; \
t.GI< I, 4
I 'o,\" ~ ,\\~,;7 .)\
1 'o,', t. 4t.GI< "
I \ 4 , '
I /;0(.:.,'
4 I '
w.~ I'
IRt~.J ,,'
\\4.~4 1_- ..<)'.>fO<;) '4.
1-\'10 Y
1 '
1
\\4.tt_6\i
t.GI<
I
I
I
I
I roro
,<J,.'
I -00
I
I
l'
,')..
~0
,0
,roo
~0
w
rn
L
o
o
~
o
:I..-
:I W 1~
..- W ,'t
=> (Y ~
0..-
(f)(f)
\ GRAPHIC SCALE
\ 0 20
\~
\ (IN FEET )
\ 1 inch = 20ft.
\
\
\
\
\
\
\
\
\
\ NO~T+-
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
\
1. "~
o 0'5)..
S1~ 21 ,9'0
\
\
\
\
\
\
\
\
\ /
\ /
/.
\\
O'),."Qc,~
,~~v
0').
O~.
\0
r...:::!"'".....t;p:_~-
I "7-;",a. -,~..f '..
"'.'4"-
~
--J
..
...~.....
-.- j
~~
SITE PHOTOS: HISTORIC VICTORIAN HOMES ON SOUTH SIXTH STREET
'~
_____ __ _-1
SITE PHOTOS: HISTORIC VICTORIAN HOMES ON SOUTH SIXTH STREET
THE MAJORITY OF THE HOMES ON RAMSEY ST W AND SOUTH SIXTH STREET ARE BEAUTIFUL
VICTORIAN HOMES WITH FRONT ENTRIES AND lARGE PORCHES. HOWEVER, THE EXISTING FARM HOUSE
AT 356 RAMSEY STW. DOES NOT FIT THE CONTEXT OF THE NEIGHBORHOOD IN STYLE OR SETBACKS.
THE EXISTING GRADE ON SITE IS VERY STEEP AND UN-MANAGED. THE WATER IS MOVING DIRECTLY TO
THE STREET AND NORTH SIDE OF THE PROPERTY LINE. THIS HAS CAUSED THE EXISTING GARAGE ON
SITE TO LEAN AND BECOME UNSTABLE. THE CURRENT SETBACK REQUIREMENTS DO NOT ALLOW
THE HOMEOWNER TO FIX THE SITE ISSUES OR CREATE A BEAUTIFUL VICTORIAN HOME THAT FITS
THE CONTEXT OF THE NEIGHBORHOOD. THEREFORE, WE ARE REQUESTING A VARIANCE.
SITE PHOTO: 356 RAMSEY ST W. EXISTING HOUSE
SITE PHOTO: 356 RAMSEY ST W. EXISTING GARAGE
SCHEMA TIC
DESIGN
.s
>- .5
~ ~
Q.. ~!iN
~ cuS'"
~o~
o u.
U S"O 00-
caC:::~
o'd .- ca .
=~ N
~ ~u ~
-l ~
~ ~
~
b~
t->-Z
ZW ~
Oel) , en
t-:E85 ~
<(<(I- 0
>~<( I
O..o~ a.
z l.l) -' W
ill.- i= !::::
0::: ,-, V) en
JOBNQ
DI?AWN BY:
W,WElLS
CHECJ:.ED BY:
ISSUE NUMBER
REMARKS'
PREVIOUS ISSUES! REVISIONS'
REVISED
4/15/08
DAlf
SHHT NO
T2
~ I
.. ..... ~
Oen
\. 1->- Z
V)w ~ CI)
Zen ~
@:e ~
\ w
<(<( I-
<( UJ
>~ 3 a..
0-0 ....J ~
zLt) ....J
~('t) f= UJ
V) a..
JOB NO.
DI?AwN BY:
W,WELLS
Ct-lECl:ED BY:
iSSUE NUMBfR:
REMA~I::.S'
PREVIOUS lSSUES/ REVIS-tONS
~~~. REVISED
4/15/08
DATE
SHEFTNO
T3
.,,~
f~
f //'
! /, I '
~!m
(-,
~
~
r",
rN
~.
/'
/'
'\
,
;
~---
--------- --------
E'
/ \
_' /L-__~..... '""'__
'-
--.
SKETCH SHOWING CHANGES TO FRONT OF HOUSE - '"
/
356 RAMSEY ST W ./
<:1
---.. "
WE ARE REQUESTING A VARIANCE TO ADD A 12' ADDITION
ONTO THE FRONT OF THE HOUSE AND ADD A NEW 6'-0" FRONT
PORCH THAT WRAPS AROUND THE FRONT OF THE HOUSE.
THE VARIANCE WILL ALLOW US TO CREATE A VICTORIAN
AESTHETIC THAT FITS THE CONTEXT OF THE NEIGHBORHOOD.
ALSO A VARIANCE WILL ALLOW US TO CREATE NEW RAIN
GARDENS THAT HELP MITIGATE WATER RUN OFF.
,.:\~ ~
, .
SCHEMA TIC
DESIGN
..2
>- .~
~ 2
0.. ~ a <'l
~ Q)a::3
o ~8<"!
u a"O ~
~ ,~~ '.c;
= v; C"""I
~ ~ <:.> 3
.....l :::
~ ~
.".
*'
*'
RAIN BARRELS -
TO LEADER PRO
OVERFLOV'l
RETAIN ASPHALT Sf ALE-
DIRECT TOV'{ARD R~ N GARDEN
#1 (SEE DETAIL)
c
y..
.-A
GRAPHIC SCALE
o 20' 40' 60'
~
( IN FEET )
1 inch = 20 ft.
BERM TO PROVIDE 12" DEEP
RESEVOIR V'lITH OVERFLOV'l POIN-
ORNAMENTAL TREE
JAPANESE TREE LILAC
MODULAR BLOCK
RETAIN ING V'{ALL
NEV'l CURB CUT
RAIN BARRELS - CONNECT
TO LEADER PROVIDE
OVERFLOV'l
ALPINE CURRANT HEDGE
RAIN GARDEN #2 (SEE DETAIL)
12" DEPTH V'l OVERFLOV'l
BRIDALSV'lREATH SPIREA
PERENNIAL GARDEN
GRASS
FLAGSTONE LANDING
KEEP GRADE 6" LOV'lER
THAN DECK JOISTS
PROVIDE POSITIVE DRAINAGE
DRAIN TILE CONNECT TO
DOV'lNSPOUT /S
SHADE TREE
EMERALD LUSTRE MAPLE
ONCRETE V'iALK SLOPE TO
L V'lN
~
EB CD 8TE PLAN
~
1" - 20'-0"
SCHEMATIC
DESIGN
- 1;:5
::: ~-
c::: ~
= ::>-.-
I'! \:: Q) I
_= ... 0\
- ... N
C)~ ~N
:;:Q)N
;..c; Q ,.....
:;: \C
<-' z. -
- -
:: ~
~
~
-<
U
V)
QZ
~~
~~
..........
~
~
~
V)
~
.. t-
o(/')
f->-z
zw~
o (/') -
f=~ffi
<<(I-
>~<
O-.o~
zl.t)-l
W.....I-
Q::: ,-, (/)
JOB NO.
DRAWN BY
W,WELLS
CH[CI((O BY
ISSUE NUMBER
R[MAR(S
PREVIOUS ISSUES; REVIS-IONS
4/16/08
DA1(
$mtTNO
L 100
PROPOSING TO DEMO
EXIST GARAGE
AND PROVIDE A NEW
RAIN GARDEN
UNDER CURRENT
ZONING SETBACKS
BUILDABLE ARLA IS
VERY SMALL
PROPOSING TO
BUILD A2' WINDOW
BUMP OUT
I
I :
I~""- 3()
.
l/'I
'..0
I
I \,
/
_/"
lo'j ~~&1
elr ~o.v
.
d .
GRAPHIC SCALE
o 20' 40'
~
/ c'\ 'Y~ /
/~'f->i.J 'S~'
/ / /// y>-elj,
/ // ' /
/
SITE PLAN
ANALYSIS
( IN FEET )
1 inch = 20 ft.
SCHEMATIC
DESIGN
- I; 5
~ ~ '""'
: .--.
t:: ~ 0\
= ;>, '""'
~2 ~ ~
.., cd N
1'1\ _ N
- Q) I
;..c oS::
C-' :::: \D
03
~
~
-<
u
V'J
~j
~~
~
~
~
V'J
~
"l-
Oen
t->-z
zW2
o en -
~:Elli
<1::<(t-
>~<(
Oo,()~
Z&t)--l
w..,.~
Q,:: .... V)
JOB NO.
DRAW~ BY
W.WELLS
CtIECI((OBY.
ISSUE NUMBER
R(MARJ:.S
PREVIOUS tSSUE~d ~EVISK)NS.
4/16/08
DAlt
SH[(lNO
L200
9 ~
'0 i=
N V)
X
u.J
/
18'-6"
EXISTING
2x8
1 I
1 I
1 I
1 I
1 I
I I
I I
I I
I I
I I
1 I
:V
1
I
I
I
I I
I~
IO:!
I I
li':'l
1:J:>t
13::
I i
1 1
1 I
ICH'I~NEyl
IFURNACl
2x8
/
BASEMENT
(UNFINISED)
~(J)
/
CLOSET
BASEMENT FLOOR PLAN
SCALE: 1/4"-1'-0"
/
/
2x8
FINISHED BASEMENT
PATCH AND REPAIR
EXIST STEPS
PROVIDE HANDRAIL
UP
,
I
I
I
I
I
I
I
I
I
I
: PORCH FOUNDATION I
I I
I
: LINE OF NEW I
l____~______________________~_~PORC~A:OVE_____________________________~
11'-6"
EXISTING
12'-0"
NEW ADDITION
NEW 12" CONC BLOCK
FOUNDATION WALL
-------------------------~
I
LINE OF EXITIN HOUSE
FOUNDATION
1 I
1 I
I I
I I
1 I
I i
: : 1 CAR GARAGE
I 1
I 1
I I
1 I
I I
I I
I I
I
I
I
I
I
I
I I
i r NEW STRUCTURAL COlUMN
I I
I I
I i
: : LINE OF EXITING PORCH
I YI FOUNDATION
: I TO BE DEMOLISHED
I I
I I
I I
1 I
I 1
I I
I I
1 I
I I
I I
I 1
I I
I I
: : NEW 12" CONC BLOCK
~ ~ ~ J _Jj FOUNDATION WAll
UP
WORK SHOP
SCHEMATIC
DESIGN
1
I
I
I
I
I
I
INSULATED GA~AGE
DOOR :
I
I
I
1
I
I
I
I
I
I
NEW CONC I
RETAINING WALL
I
I
I
<8
~ .S
~
~ ~ g.. ~
::;E Q) H =
o ~ 8 ~
U s'O 0">
~!:; ~
cI<l .- ~ .
s~ ~
~ ~ ~ \0
~ ~
DRIVEWAY
~
,
0..
.
I
I
I
1
I
I
I
I
I
I
I
I
@
I
I
I
I
I
I
I
____----L-_____
0<::
o
LL
Z
o
I-~
<(
U.....
::::::iV)
CL>-~
CL W ..c::
<CV) ,
u.J ~ 8J
U<(I-
Z <C
<C ~ ~
0<:: -.0 --l
<C Lt) ==
> ('I) t;;
z
<(
-'
CL
I-
Z
W
~
W
V)
<(
co
~
0..
JOB NO.
DRAWN BY;
W.WELLS
CHECKED BY:
ISSUE NUMBER:
REMARKS:
PREVIOUS ~SUESI REVISIONS:
DATE
APRIL 2008
SHEET NO.
AD
'? ~
'" ;:::
C"-l (/)
X
UJ
29'-0"
EXISTING
o
KITCHEN
~~
~
BREAKFAST
NOOK
---l
-=======;-=============
I
____I
FIRST FLOOR PLAN
SCALE: 1/4"=1'-0"
000
NEW WNDW
BUMP OUT
18'-2"
EXISTING
BENCH
12'-0"
NEW ADDITION
SUNKEN
LIVING
ROOM
[LCU
(J)
6'-0"
PORCH
'?
0-.
NEW PORCH
SCHEMA TIC
DESIGN
.2
?; .s
~ ~
p., ..:a a N
:::s Q3 Ei tr)
o ~ 8 ~
u Ei '"0 0-.
~ .;g 1a ~
a ~i ~
~ ~
oc
o
LL
Z
o
~3:
U"'"
--lei)
0.. >- z
0.. W ~
<(eI)
w:EoZ
~ <( ~
<(~3:
oc -.0 :::J
<( it) I-
> (If) V)
z
<(
-'
ll..
0<:
o
o
-'
LL
l-
V)
0<:
u:
JOB NO,
DRAWN BY:
W.WELlS
CHECKED BY:
ISSUE NUMBER:
REMARKS:
PREVIOUS ISSUES/ REVISIONS:
DATE
APRIL 2008
SHEET NO.
Al
9
~
N
o
z
;::::
(/)
x
UJ
ROOF
CLOSET
BED RM 2
12' X 12'
30'-0"
EXISTING
BATH RM
CLOSET
o
12'-0"
NEW ADDITION
00
CLOSET
BATH RM
~
DODo
HAll
I CEILING SLOPE DN >
SECOND FLOOR PLAN
SCALE: 1/4"= 1'-0"
ON
BED RM 1
8' X 13'
8'-0"
CEILING
MASTER BED
ROOM
'il
Co
KING 6-4 x 7-0
T
OFFICE
~
SCHEMATIC
DESIGN
.8
?; .s
< ~
i:l-. ..:!l 0.. N
'<:::' OJSlrl
0""" ~ 0 ~
u s-i5 0\
a(l .~ @ ~
s:= ~
~ ~ ~ \0
~ ~
~
0
LL
Z
0
~3:
U"" z
:::JU)
0... >- z <(
-'
0... W ~ [L
<(U) , Cl<:
w~ ~ 0
0
U <t ~ -'
LL
Z 0::: <( 0
<( ~ z
~ ...0 --l 0
<( 1.1) =:! (j
> M t; w
Vl
JOB NO,
DRAWN BY:
W.WELLS
CHECKED BY:
ISSUE NUMBER;
REMARKS:
PREVIOUS ISSUES! REV~IONS;
DATE
APRIL 2008
SHEET NO,
A2
I ELEV = 144.5'
~ T.O. TURRET ROOF
NOTE: FROM GRADE TO TOP OF
TURRET IS 36'.0"
ELEV = 131.5'
BOT OF SECOND FLR CEILING
ELEV = 123.5'
T.O. SECOND FLOOR LINE
,
~ ELEV = 122.5'
. BOT OF FIRST FLOOR CEILING
I
~ ELEV = 113.5'
1 T.O, FIRST FLOOR LINE
~ ELEV = 112.0'
GRADE BEYOND
~ ELEV = 108.5'
T.O. GRADE AT STAIR
I
ELEV = 105.5'
T.O, GRARAGE SLAB
~ ELEV = 98'
1 T.O. RAIN GARDEN
w
z
~I
~I
g<',
I 2'-0"
I
I
I
I
I
GRADE LINE
I
I
GRADE LINE
I
:U
1
I
I
I
I
I
~I
~I
~I
'"
"-
wi
z
~I
u
~I
tu
"'I
I
20'.0"
CURRENT SETBACK REQ.
12
~10
I
(
IIIII
II II
,," _"I i
," III III II L
~III III III I
-111=111=111'
-clI 1:;'il!JITjI
000
I
I
I
I
U'
I
I
I
~-=--
ul
I
I
I
- 1- _ _ _ _ _ --
_L________
2S
FRONT ELEVATION
SCALE: 3/16"=1 '-0"
wi
~I
~I
>-
~I
I
I
1
I
I
I
I
o
ELEV = 110'
1.0. FNDN WALL
I
I
GRADE LINE
ul
I
-=-~
25'-0"
CURRENT SETBACK REQ,
'::::'111 ,,'.
'1=111=111:::::,.,
'111=IIEIII::::d
-=:111311=111' .
-=:111=111=
-=111=111
-'11= d.
TOP OF RTN WALL
/~
/~
2S
w
~I SCHEMATIC
~I
0 DESIGN
g<'1
I
I
1
1 .8
~ .5
1 ~
I ~aN
~ o a ~
I 0 ~ON
u .
I u a"O 0'\
c<$ <<:s1:: ~
._ cd ..
- '" N
I ~ ~~ ~
I I
I
1
1
I
I
I
I
I
I
1
1
I
I
I ~
I 0
u..
1 z
I 0
I ~~
UI-
I :::J(I) Z
0...)-
I o...w ~ z
I <((I) 0
ill:!: ~ j::
UJ <(
I U<t I- >
<( w
~o=: -.J
1 ~ W
l-
I ~..o -l z
<(it) -l 0
>('1) I- 0<:
I (/) LL
~ JOB NO.
I DRAWN BY:
W.WELLS
I CHECKED BY:
ISSUE NUMBER:
REMARKS:
PREVIOUS ISSUES/ REVISIONS:
I
~I DATE
APRIL 2008
~I SHEET NO,
"-
0
'"
"- A3
A SCHEMATIC
DESIGN
"-'
12 ~I z
~I ::::;
16[7 ~I ~
~I ""
~I
131 ~I li'1
v> <2
t I 26'-6" t ~ .S
I PROPOSED S8 BACK ~
I I ...:!a aN
:2 ostn
I ~oo
I 0 uC'!
1~ U 8"0 0\
1 I o(l ~Q(:g
........ ro .
20'-0" - '" N
" \, a ~::::= ~
II 1 CURRENT S8BACK REQ. 1 ~~\.Q
~ III II I I ~ ~
I I
A' ~ ~~ I I
~/~=-cBB .'~~ . ---
B::::Bl~ I
I
--- - - - ---
~ ' ..~~= . ----- -~ ~c-----~- I
I
~I ~ I
- -- -- - -- 1
u . ____ - -
----- -- - - __ __u___ ~
I
.-.-.-- ~~ I
-- --- .. -- --.-
- _n_ -,,~ ~---------- I
.-_._--..~---_._---_.- I
________ n__ .........-------
I I
--, ----
--~--- - --- - ~ ----.. I ~
-.------ ~ ---- -- ----- --------
---_._-- -- I 0
- I
= - LL
--~--- ----~ - -------- ---
--~------ - ----- ------- .. ~ -- I I z
--_.--- -- -- -. --- ------- --
- 0
- I I
II1I III I I II IIII ] fl I 1 , ill I II I IIII I I 11I1 ! I II iT ~~ II ~3:
- II
------------ D I 10 ------ II I I I
------ il UI-
-------------. I, I~ I -lei) Z
, , r CL>- ~
r- IIII~ I CLW
<(eI) z
.-1 I W:E ~ 0
W ;=
-~ u<( f- <(
I ~-" ~~ <( >
I ~ w
/ 1 RAIN ~RDEN ~ " ^ -'
I I w ~'oO -l w
I I z
I . ~I <(II) -l W
f- 0
I ' Ii' ]11 IIJ -I /~ "" >M (/) V)
~--------~ I U I '11:::=:111:::=:111:::=:111 ~I
-:i 11:::=:111:::=:11 I:::=:I
U I 1 -=111:::=:111:::=:111: ~ li'1
-:111:::=:11 I:::=:I / ~ JOB NO,
~ - L --Id u u I ""=111: ~/ 1 (]
~~ DRAWN BY:
- - - I
W.WELLS
-------- - - - - ---- I I ....... oAIN GARDEN ~- <
CHECKED BY:
, '" ,,' '!Ii III ' .
I I ' 1'=111:::=:111:::=:111::=111=
'~III:::=:III:::=:IIE ISSUE NUMBER:
I I d b --:111:::=:111:::=:111 ,,~J
I ''=III~ ~ REMARKS:
PREVIOUS ISSUESI REV~IONS:
ASIDE ELEVATION d b DATE
APRIL 2008
W SCALE: 3/16"=1'-0" SHEET NO.
A4
..
<'
cSti Ilvv~ ! e~,
---- ~
:dl--;-'""'Pl.C! 0: M:NNf'O:A ')
PLANNING REPORT
DATE:
May 8, 2008
CASE NO,: 08-22
APPLICANT:
Mark Balay
REQUEST:
1) Special Use Permit for Dairy Queen Restaurant
2) Parking Variance
LOCATION:
317 South Main
ZONING:
CBD, Central Business District
PUBLIC HEARING:May 12, 2008
PREPARED BY: Bill Turnblad, Community Development Director
BACKGROUND
The Dairy Queen restaurant lost its lease in Stillwater's West Business Park area and
would like to relocate to 317 South Main Street. Restaurants, with the exception of
"drive-in restaurants", are allowed downtown by Special Use Permit. The proposed
restaurant would not have a drive-in at the new location.
SPECIFIC REQUEST
Mark Balay, on behalf of the owners, has made application for a Special Use Permit to
operate a restaurant downtown. In addition, a parking variance is being requested.
EVALUATION OF REQUEST
Special Use Permit
Sec. 31-207(d) of the City Code states that a Special Use Permit can be approved if the
Planning Commission finds that:
(1) The proposed use conforms to the requirements and the intent of the Zoning
Ordinance, the Comprehensive Plan, and any relevant area plans.
'.
DQ SUP and Variance
Page 2 of 6
Zoning Ordinance
Parking - DQ is planning to lease 2,300 square feet of space for a restaurant.
At the rate of one parking space for each 120 square feet of space, the use
would need 19 parking spaces. The most recent use of the 2,300 square feet of
space was retail, which required one parking space for each 200 square feet of
space, or 12 spaces. Therefore the proposed change in use will generate the
potential need for 7 more spaces. Since the required spaces can not be
provided for this leased space within this existing building, a variance has
been requested and is discussed below.
Comprehensive Plan
The Local Economy chapter of the City's Comprehensive Plan (Page 7-4)
"encourages small locally owned business particularly in the downtown".
Since interstate commerce laws are clear that Cities may not prohibit" chain"
stores or "franchises", most Cities whose goal it is to encourage local business
find ways to discourage but not prohibit these stores. Stillwater's approach
has been to include language in the Downtown Design Manual (Page 7)
stating "trademark buildings are prohibited". Focusing on architectural
compatibility with our historic downtown is legitimate, while at the same
time it discourages franchises that insist on their incompatible trademarks.
Since Dairy Queen will use existing historic building space, and will make no
exterior changes to it, the proposed restaurant improvements are consistent
with the Comprehensive Plan.
(2) Any additional conditions necessary for the public interest have been imposed.
Architectural design - No exterior changes are proposed, so the Heritage
Preservation Commission will not need to review a Design Permit. However,
they will need to review and approve a sign permit before any signage may be
installed.
Miscellaneous
· Plans will need to be approved by the fire and building officials.
· All changes to the approved plans will need to be reviewed and approved
by the Community Development Director. Any major changes will need
to go to the Planning Commission or Heritage Preservation Commission
for review and approval.
. No outdoor seating shall be permitted on Main Street.
(3) The use or structure will not constitute a nuisance or be detrimental to the public
welfare of the community.
. Staff finds this criterion to be satisfied.
DQ SUP and Variance
Page 3 of6
Variance
As mentioned above, the proposed DQ restaurant would need 19 parking spaces to
meet the Zoning Code regulation. However, the building within which DQ would
relocate has no on-site parking. Consequently a variance from the parking requirement
has been requested. It has become common in the downtown zoning district to view
the re-use of existing space as grounds for satisfying the "hardship" criteria for variance
requests. Obviously, the existing set of circumstances prevents the new business from
creating the required number of on-site parking spaces. It is for situations such as these
that Section 31-510, Subd. 1 (d)(l)i of the Zoning Ordinance was written. It allows for
"alternative provisions" when the property being considered is in a parking district.
The City has established a downtown parking district, which would allow for such
"alternative provisions". Only in new construction has the City aggressively required
the construction of new parking spaces. About the only consistent" alternative
provision" that the City has required under these circumstances is that business owner
would be required to purchase monthly parking permits for the employees. This
encourages the employees to park in lots that are a little further away from the business,
allowing closer free parking to be used by customers.
In keeping with past practices, staff finds the variance review criteria to be met and
would recommend approval of the variance with the condition that business owner be
required to buy monthly parking permits for all employees of the business.
AL lERNA lIVES
The Planning Commission has the following options:
1. Approve the Special Use Permit and Variance with the following conditions:
a. Plans shall be approved by the fire and building officials.
b. The business owner shall purchase monthly parking permits for all
employees of the business.
c. All changes to the approved plan shall be reviewed and approved by the
Community Development Director. Any major changes will need to go to
the Planning Commission or Heritage Preservation Commission for
review and approval prior to issuance of any building permits.
d. There shall be no outdoor seating on Main Street.
e. All proposed signage shall be reviewed and approved by the Heritage
Preservation Commission.
2. Deny the Special Use Permit and Variance. If the Planning Commission decides
to deny the requests, findings of fact substantiating the denial must be provided.
3. Table the requests for additional information.
DQ SUP and Variance
Page 4 of 6
RECOMMENDATION
City staff recommends approval with the conditions presented above.
Attachments: Location map
Layout map
cc: Mark Balay
+-'
'E Q)
t- 0
Q)c:
Q..ro
Q)"i::
(/Jro
:J>
roC)
._ c
0'-
Q)~
0."-
00&
O~
:::cr"':," ~>' 0
, .'" ,.-
/,' ,', "r ,.,,'"
, ,~ . '-, (\.\~.<:::/'
:~" ".0 p
'\ ..,.,., i .'
,,/ /' /\
,p ,/..
\. " /.0"
~\l '
C-
eo
E
c
o
10
C)
o
-.J
~
p
8'
~
Q;)
l=1
(f)
~
S
~
, fs \, >'
~~__"7___~ ,0--
Q)
u
8
~ r' .~,/~)
8 \0 -".",,-", 'U :#
~ ~ ~:,,~
()I ~ Lf ;,
c l. ~.
",,://,'
OJ
U
~
ro
.....
l-<
ro
>-
'"d
~\O
P-,'+-<
~ 0
cn\O
a~
(:)0:
+-'
C
~
::i
OJ
+-'
if)
ill
er::
a
o
.,
)
.~.._.~..__._..J'-
\
\
\
,
\
\
\.
.,
\
\.
..
\
\
\
\
\,
~~ ~ ~~ ...~--~- "'---
-~-- .'""
...r-....-~
...". ~-- ~ .....
_.....---~~~--------\
\
\
\
\
\
\
\
)\
\ \
\ \
\ \
\\, \
" \
\ '
\ \
\\
J,-_....
\
+-'
::i
o
>.
OJ
...J
~-"~t<~~
I \
1~,
,.
(
<S~~-~~
'Jlr ijlflfHp,>t' 01 1I;"'<I'Oi' ")
DATE:
May 9, 2008
CASE NO.: NA
APPLICANT:
Greg Johnson, Director, Select Senior Living
LANDOWNER:
Lenard Huebscher
REQUEST:
Sketch Plan Discussion
LOCATION:
12525 - 75th Street (Co. Rd, 12)
COMPREHENSVIVE PLAN:
SFSL, Single Family Small Lot
ZONING: A-P, Agricultural Preservation
HEARING DATE: NA
PREPARED BY: Bill Turnblad, Community Development Director 1> ,j_
BACKGROUND
Greg Johnson, Director of Select Senior Living, has submitted a request to discuss a
Sketch Plan for a 5 acre parcel of property owned by Lenard Huebscher at 12525 - 75th
Street (Co. Rd. 12). The property is situated on the south side of the county road
between Rutherford Elementary School and Grace Baptist Church.
The proposed use of the property would be about a 100 unit facility for seniors. Seniors
would be able to choose the level and number of services they would like. The units
and facility would support independent living, assisted living, memory loss, and some
hospice. A more complete explanation of the various care and living options are
presented in the attachments from Mr. Johnson.
COMMENTS
The Planning Commission should conduct an informal discussion of the Sketch Plan
proposal.
Some thoughts to consider:
· The property is located within the City of Stillwater. Consequently an annexation
is not necessary.
..
Select Sf. Living Sketch Plan
May 8, 2008
Page 2 of2
. The Comprehensive Plan's future land use map guides the property for SFSL,
Single Family Small Lot development.
. The property is currently zoned A-P, Agricultural Preservation. So, in order to
develop the land, a rezoning is necessary.
. Two of the zoning districts that are consistent with the SFSL designation are RB,
Two-Family Residential and CR, Cottage Residential.
. The RB Zoning District allows senior living facilities (nursing homes, and
substantially similar uses) by Special Use Permit. The CR Zoning District does
not currently allow for senior living facilities. Though the CR district would be
the same district as a portion of the neighboring Liberty on the Lake area and
therefore would seem like a logical choice, an ordinance text amendment would
be necessary to allow the facility by SUP.
. As can be seen from the attached air photo and maps, a portion of the property
and a small portion of the building may lie within the shoreland district of Long
Lake. This needs to be verified by the developer. If the building lies within the
shoreland district, an ordinance text amendment would be required because
nursing homes are not currently allowed in the shoreland district. Also,
impervious surface restrictions and other environmental standards are triggered
if the building is located within the shoreland district. It may be easier to
reconfigure the building a bit to avoid the shoreland district, if possible.
. A key discussion item will be whether the Planning Commission feels the
proposed use would be compatible with the surrounding neighborhood.
RECOMMENDATION
Discuss the Sketch Plan and comment on as many of the issues as possible to give the
developer a general sense of the Planning Commission's view of the proposal.
attachments: Zoning Map
Camp Plan Land Use Map
Sketch Plan
City of
~.tel
Communitv Develooment Denartmen~
Location & Zoning Map
Select Senior Living
r~ C - - - -<(1
\ ~r IV ~ I \
\ I \
",... --- - .Q:: I t2.
/ ~I ~~
,_/ ~l ~
77TH ST N '- _ -
--I
\
I l ~--~~ ---
12 ISITEf>..~ ~---~ II )( ~ ~-r-_
t- ----
II j- ,!\ous'C-
~ c\spo\J
........1 'Yf G\~ / ~~';).. I I=-(~
~ lff~lv~~ I-~~
~u..~ /"" ~~R '~~NJ ~ / . I~~
~/~~N 0 ( 1F:.f1s ,J, ~~ \
~~ I~ ifIi~ ~~?T
~_ / i\. II< ~::!lm tj~lIl1 ~II< nql-trt:f
~t'~i .:',I:~ ~T. ~. ~~ ~I~~.J:IH-II 1-L.7110Rl =iJt
~ 7-~' , . .. ~ ( I ~I fJr O/~o/If;/{ 7;)-
, E ~~ ",' : _ , CI) 1\ If- V)3 f-.~'P- ~ rt' 1
~ 'S,~."'" I ~ ) ''-R,,~ ~ jEe ~ ~ 'if-{: ~~
N. l;'~f~,~ ." j~~' I-J ~ \- ; -\\--\~ ~I
, ,\." ' 'I. \'I, J mJ f--, 'I. \.../ ~~\- (,
I
I i7 " " \ -~ ~/_~. r~t::J'79GA~L;:-
~ . - 0 A:;; ~~ 0C':~~ II Ir ~A.,t~~r~~~ II
L1BEtff J 'T ~ -;j' 1--1.1> ,', ,'W' 0 ~~ I ~ I T 'l'I~E~~rJi";1
~ ~ ~~":Jlng h~~~II'-"ti~i ~Bt&N;j~
I u~ V. ~ - · ~ k e r::.. ~~ Il\ C Lakeshore Overlay District
I ~ ~ - ( w t\::I ~ ~~~ Zoning Districts
I ~_ _ z z ~ ~ D A-P, Agricultural Preservation
)' ,~ f I"--. >- rr= t..\ D RA - Single Family Residential
~ 1/ t: \ ~ D RB-TwoFamily
G S APL~ I-~!j I':: .1 TR, Traditional Residential
_ CE ~ ~ LR, Lakeshore Residential
~ \J~:;;'-: - CR, Cottage Residential
rJ ""= ~~ ~ ~~ ~~.~ ~ _ CTR, Cove Traditional Residential
l'il ~~ ,..,~ _ CCR, Cove Cottage Residential
"I~ . I>'pli # _ CTHO, Cove Townho"", O"'''''''lal
~ ~ ' '-J It: " _ TH, Townhouse
/. 'j I- I::IJ RCM - Medium Density Residential
~) -! It: _ RCH - High Density Residential
/'" :( _ _ VC, Village Commercial
- r::: _ CA - General Commercial
ljl _ CBD - Central Business District
~ D BP-C, Business Park - Commercial
_ BP-O, Business Park - Office
\ D BP-I, Business Park - Industrial
~ _IB - Heavy Industrial
_ CRD - Campus Research Development
[::::l PA - Public Administration
D Public Works Facility
_ Railroad
D WATER
I
,
,
\
\
,
1115
I
,
I
I
---
15
~
~~
,
~
~
,~
loI.,
fVf
''t.,.
~;~,
~'fil
(
~
\ '- WII-=
ZI() ~
,-- ~~
~ C
4'~"
.<:
,
,
12
I
I
\
D Outside City Limits
~
~
18
...
~
~
d
...
~
...
1-
d
~'
1
~
~
~
~
1)
.~
r/J.
~
1)
...t::
1)
~
~
:=
~
o
r '
U
"\:j
~
~
~
1)
~
.a
=
~
1)
r/J.
f--,
~
of
'"
~ Q.
...,~ 'fa ~ ~
00>. 'u_~ ,;4>
-;-;=:s: ~'~EA,~Ei
~_o~E ~ eV_0- ~
~'" :::a;~!!==.2 :t:r
0~3~~ ;;~=o~~ ~~ ~o~
~'~~b~ ugf~fi: ~Q. ~o~
~~.~'~c ~u~~~- ~:~ ~~~
g ~~;;~~g ~~~~~ ,,~o '" ~~~
::: ~.'"""""1l':::':::~~"'~~- !'cf~~ ~~~
~ ~=~~~;o5n~~~= ~-o;- ~~~ !
...'" _~.a~~~~_-c~,5~15~~ c~~~o~=~ ~
~ _~,"' 0 0-~ '" ~~U:::~:::" ~
~-~~=~~E.E-E ~'" ~E.~~~co~ "'~
~;;~~~<=,~O~~~=~ OO~UO~~~~ ~C
': :::!(I)...j'.,j ~::=u "'~."~" ..U= ..,<.:):i~<i)C: ~ ~ I';
~~~~i~~~~~~Q~~~ ~J~~~~~~~ 6ii
~~"'~~~<~UU=<==~ O~~U~~W~~ ~~~
{~IDDDIDIID~DD ~IIDIDDII DD~
'g
~
'-'
co
o
~
e-
m
::3
~
J
LO
~
w
en
....J
(f}/deet ~~}C, ~~
To The Stillwater Planning Commission;
Thank you for the opportunity to discuss the potential of a senior care Campus in the City
of Stillwater. We are a small family owned company looking to build an assisted care
Campus on five acres of land located on County Road 12 adjacent to the Rutherford
Elementary School.
This campus would contain approx. 100 unit's consisting of independent living, assisted
living, memory care and potentially some Hospice. The Campus would have a
Restaurant style dining room, a full commercial kitchen, community room and many
other amenities. Our residents would e~oy a state of the art facility with daily activities
and scheduled trips to local shopping and attractions.
Our staff would consist of a full time 24 hour nurse, director, activities planner and
several home health aids to assist in the daily care of our residents. We have created a
business relationship with a local provider to oversee the daily activities and operations
of our facilities.
We anticipate a low level of traffic produced by our campus. Over two thirds of our
residents do not drive. The residents that drive do so in a limited capacity, maybe one to
two trips per day. We feel this type of use will have a limited impact on the traffic in the
surrounding neighborhood.
There is a strong need for this type of housing in our community. We feel the location of
the site with its proximity to the school and church is excellent. County Road 12 has
been identified a major artery in and out of the city. This building would offer a nice
transition for the properties to the south.
We ask that you strongly consider this proposal and come to the meeting with as many
questions as you can think of. We look forward to meeting with you in May.
(S~~
Greg Johnson
Director
~
12415 55th Street North * Lake Elmo, MN 55042
(651) 439-2414 - office ':' (651) 439-3254 - fax
r;#eIeet r;#~ ~
,. "" ')/ ' II ,UP
!f ,j,', \, ; ""',l,,,!,d
Weekly Noontime Dinner # 1
Menu
4/20/08 TO 5/4/08
Seating Time: 12:00 p,m. to 1 :00 p,m.
Monday
Chicken Oscar
Lasagna Rollotini
W /Meat Sauce
Tuesday
Roast Beef
Grilled Tuna Steak
Wednesday
London Broil
Roast Game Hen
Thursday
BBQ Pork Ribs
Chicken Cordon Roy Ale
Friday
Baked Scrod Cod
Swiss Steak
Saturday
Sirloin Steak
Baked Chicken
Sunday
Broiled Walleye
Roast Turkey
12415 55th Street North * Lake Elmo, MN 55042
(651) 439-2414 - office * (651) 439-3254 -fax
"";"''\0.
. ..... '~t.'r,
-;".Ji.,
.~~~. ~'~lP;~~'
':j 't '1~~
~eIeet (jJknml6 ~~l
-'. - ; - , :
1 .' ,. .. ': , . I I I:
I ! . . . .; ..
Weekly Evening Supper #1
Menu
4/20/08 TO 5/4/08
Seating Time: 5 :00 p.m. to 6:00 p.m.
Monday Chicken Pattie Sand.
Ham & Cheese Quiche
Tuesday Monte Cristo Sand.
Hamburger Tomato Goulash
Wednesday Tater Tot Casserole
Grilled Reuben
Thursday Ham Salad on Light Rye
Hot Roast Turkey Sandwich
Friday Chicken Drummies
Neptune Quiche
Saturday Fish Filets
Grilled Ham & Cheese
Sunday Chicken Nuggets
Pizza Burger
12415 55th Street North * Lake Elmo, MN 55042
(651) 439-2414 - office * (651) 439-3254 - fax
Select Senior Living of Coon Rapids
Assisted Living Apartments
Here at Select Senior Living we have tailored our assisted living to meet the individual needs of our residents.
Our dedicated staffprovides our resident centered packages and the other comprehensive services listed below.
Aoartment Monthlv Fees:
Studio
One Bedroom
One BedroomlDen
Two Bedroom
Companion Suite
448 - 529 Sq. Ft.
526 - 801 Sq. Ft.
1147 Sq. Ft.
966 -1268 Sq. Ft.
$2,579.00 - $2,641.00
$2,769.00- $3,085.00
$3,349.00
$3,559.00 - $3,659.00
$1979.00 - $2079.00
Aoartment Fees Include:
· Nlirsingcare management-.
· Personal pendant call system. There will be a minimal charge for each use.
· 7 day a week continental breakfast & lunch and dinner in dining room
· Weekly housekeeping & linen change (approximate time of ~ hour)
· All utilities included (except phone and cable)
· Transportation for scheduled shopping and outings
· Staff planned activity programs and events
· Complimentary laundry facilities
· Health and wellness clinic
· 24-hour access to staff
· Ok checks daily
· Maintenance for apartments (on-site)
Ala Carte Services:
. ' Laundry
· Round trip escort service
· Pendant call
· Security/safety checks
. Guest meals
· Meals delivered to apartments (prior notification required)
· Additional housekeeping services available
· ' Beauty and barber servit;es
· Second occupant
· Bathing
$10.50 Per load, 24-hour turn around
$5.00
$9.25 (15-minutes increment)
$5.00/night 1 X check
$7.00 Lunch/5.00 Dinner
$3.00
$24,00 per hour
$ fee set by beautician
$350.00 ,
$18.50 per bath
InitialAssessment Fee: $165.00
A one-time fee. The Nursing Director will complete a health assessment to determine the most effective and
economical service plan. The service plan will define the resident's needs, schedule of services andfinancial
obligations. Changes to the service plan will be made in consultation with the resident, physician and/or
responsible party. \ "
Home Health Aide PackaJ!es:
Package A: 2 visits per day, up to 15 hours of services per month = (32.20/hr.)
Package B: 4 visits per day, up to 30 hours of services per month = (31.70/hr.)
Package C: 6 visits per day, up to 45 hours of services per month = (31.16/hr.)
Package D: 8 visits per day up to 60 hours of services per month = (30.65/hr.)
Package E: 10 visits per day, up to 75 hours of services per month = (30.13/hr.)
Package F: 12 visits per day, up to 90 hours of services per month = (25.17/hr.)
$497.00
$979.00
$1,444.00
$1,894.00
$2,328.00
$2,745.00
Medication Packafles:
Package A: 2 Home Health Aide visits per day to assist resident with medication. This also includes
medication set-up by a licensed nurse: $578.00 per month
Package B: 4 Home Health Aide visits per day to assist resident with medication. This also includes
medication set-up by a licensed nurse. $1,018.00 per month
These packages may be appropriate for clients who have few care needs yet need assistance with medication
compliance.
If a resident requires the staff to spend more time than prescribed in the above packages, the resident will he
charged $9.25 per 15-minute increments for the Home Health Aide and $21.00 per 15-minute incrementfor
the Licensed Nurse.
Medication Set-uv: $37.00 per week INSULIN ADD $15.00
A nurse will place medications in individualized, labeled containers for each client and will place the
containers in the client's apartment. The service includes coordination with the physician and pharmacy for
medication orders, compliance assessment, response to medications and consult with resident or responsible.
party as needed.
Medication Chanfle: $16.00
A nurse will adjust the medications to comply with the revised medication order. The nurse will reset the
medications in the individualized, labeled containers.
Nurse Visit: $42.00 minimum of30 min.
$21.00 15-minutes increments thereafter
The nurse will provide services ordered by the physician and agreed to in the service plan.
Nurse telephone consultation evenings, weekend or holidays: $15.00 per call (physician or family contact)
Home Health Aide Visit: $9.25 per 15-minute increment
The Home Health Aide provides supportive services identified in your service plan. These services may
include medication reminders or assistance (when medications are set up by a Select Senior Living Nurse)
safety checks and assistance with activities of daily living.
$10.00
DNR PROTECTED WATERS
. . . . . . . . . .. DNR PROTECTED WETLAND
- . . - DNRPROTECTEDWATERCOURSE
MUNICIPAL BOUNDARY
PARK BOUNDARY
* ' LOCATKlN OF
THIS MAP
PROPERTY lDENTlFICATION NUMBER FORMAT (GEOCODE)
SECTION TOWNSHIP RANGE OOAIl1ER SPECIFIC
NtAlBER NUl&R NUMBER QUARTER PAACa
II '" #I #I #1#1
(0001) al.ASTFOOR OlGlTSOF PflOPERTYI
IDENTlFICATlONNUMBER
THIS DRAWING IS THE RESULT OF A COMPILATION AND REPRODUCTION OF
LAND RECORDS AS THEY APPEAR IN VARIOUS WASHINGTON COUNTY OFFICES.
WASHINGTON COUNTY IS NOT RESPONSIBLE FOR ANY INACCURACIES,
PROPERTY LINES AS SHOWN ARE FOR REFERENCE PURPOSES AND MAY NOT
REPRESENT ACTUAL LOCATIONS
MAP LAST UPDA TED: September 30, 2007
NO ADDITIONAL CHANGES HA VE BEEN REPORTED TO DA TE
DA TE OF CONTOURS: April, 2000 DATE OF PHOTOGRAPHY: April, 2005
"
:0
..
ii'
:0
"'
1>
E
,;
5
w~
~Coiinty
PUBLIC WORKS DEPARTMENT
SURVEY AND LAND MANAGEMENT DIVISION
149496200 Street Nolth, P.O. Box 6
Stillwater, Minnesola 55IJ82-0006
(651) 43iJ.6875
surveyor@co,washington.mn.us
MVW,co.washington.mn,us
LEGEND
q}0
1i
8
"
~
'[
"
~
"
..
NORTH
SECTKlN-TOWNSHIP-RANGE INDEX
Il-r~
2403021 1903020 2003020
L-1-L-J
1250302113003020129030201
r-r-r---,
3603021 3103020 3203020
L-1_L-.J
COUNTY
VICINITY MAP
SCALE: 1 inch = 210 feet
ij
-....
'l,;'...
.......... ,
", ~ ~ ".~::>
-~...
"
......-
..........-
-....
.-..-
~
~
t
_.011,-
- ..
1_ ,.,.-...
II
;'~"!"l,~t
"r
~
~, :.~#~,~
....~
~'.-
J "~i;L. .,:.
'~~-
, ;'J
~ .}f~ :~~~._.::,,::~~i'f~~ ;;~
.. ~ ~;~t: ,.;: ~~'
_~:...~,~t. ......
II ~~~:i'~ ;~ - - ~
,
t
..,
,...
---
<\')~tj
L
f\\
(j!Ieka: (jlkllio/}C ~J7fP
A LIFETIME OF CARINOd
;,,-
'.(:~
-'..,",\.
,
\
\\ \\..~...;.
\\ .1,-.......
""" \\.... ."..'
--<, .~..., .... ...............".. '~;.'"
g'
,,,~=,,.Jil
;/
,r, _...
.. -,,-,-,~~",..)l...:-.,~--L
.._.._....,... ,.... _... ....",_.fr .....
.
;
i
,,",~
~ <;t:::";,,,:;:~,:;t:.:.. ~2"'!'~!;.:r~~.~.::.::-::::.:~ 'o.,;;""
......,.~_.....-
\
. . \
'".....- ~~.\.""- ....._.,,--..""-T"
\
.,. -,
_..~), '
i
;. ~
: :;.,.'. .,.i~'.':;::;;;::::;:;:j:?
,
'!..
J
a
j
'~'.""
".-........:...~
'~:.,
i~ .
a
!'~
.-:~'
.;~.
..
a
.Iioi ~.
~~
~ ..:::... ~/;1-~'
-. III . "p- ..
-. =:........._..,.:.....~....ir i! ,...
"""'a .. ---.a,
. ..." :~/
.;'" ~,
,..~~... Ill:
. ..;,~{
,II!
a
='
'~
...;J,
...
~~,..;;,;".
.::t,
_____...o. ..........
.--- ,P
Dg~cts
'"
(j)/elU!t ~llifJ/}t MubJ7:?'
A LIFETIME OF CARING'-
\
\
~'1
,.-
i
t
----
....--...
......
~
~'"
" .......
'''.
\.
~-~
~'"
'~
,-
----"
.--~
-...-----
..
..
.::I
':I
1:1
01
--
,~
~
OI:".r
.::' ,-
II
--~---~
Dg~cts
'"
r;;/e1eej; f!kJlkP~ !ilioVJlfl'
A LIFETIME OF CARINOd
!P'" ....
~II
.
,.jl':":'
ffi'
..4"'.
"..
"~:.' .Ill
..
.J
-~ ~~" '~~":'~;~,~~, ~~'~ :.' ~:.~ ~:
, -iii:
.'~
~.":....: :~"', ;.~ ~l.
. .. fjj~' ::II. IT ~;~,
'''4-~~ .,
~ . .t:
'ii- :.~
'...
~ -
,,'
a
.,~.
.:+: ~
:;,~
'o' '
'"
..
If.:~.t
.. ~;?-"
,t'
'r.-.J III II CI; III It~
",'iIII::".2 ."d
"':~~"'t~
:."1iI!
ii'i -"IIIIJa.;:
.." ..
',d~ Il:I
~ ," t. . .~:
:l;_
,'o..-.,J..
-. it/~ ~
.~ Iii
".,0;,
~"'~.
.' .~'tti:?oI!'lIl
..,.
~
P..
..
..IIII;!; ',.
, :.. j;~.
..i-;; ;"
r.
''';Ill,..,
,I
'li
-
,~ '
.~ ;:cQ
li"*
'-"'"
,~
II
,,"
::!
",..',~' "
~~';
Alii
... ,II
"', '.' ,li O!
- ~ ft
~:,~. ~\ ...: i' :~' ,'" ,.'"
...,' '\i'
"iIk', J~~~
. !:';?~ ~'~i..: ;:~ ~
.::;;..'~_'"~#;' -'-~, '~:-,~H~.
It, "
. - -~
.~ .!t~f'
A!".... ~.
~1l
'If
.~}c i;>:.s
~"l
'.,
.'t~.
'f t,'
'. ",'
'"
r;;~leet ~?tJ Ii{i rfijj(ti /I r;
A LIFETIME Of CARING'
'"
N
~
~ i
~.~ ~;
t.. !:::~
'll ii5~
~~
gre~
M;~~
(:jg~gJ
:r;<.c
~~i
.~~~~
~-pn
. ~:.tiLa
,.~ t~.i;r
,.'._ {] -- J i:Il --
",,-.lj..'l
_ n,~ .:" ",' ~ ----- -.
~_'", , ,~~':' ~ ~::','~;,.~4J ..~ .~'L,'-."t,'..:'~",:.~~~':::''1.~ ~,J '" ~:.~;- ,
>;;: "..f. :",' .:, g;\.,' -;,,;" ~ , '.,
,IJ'~"" ." . a<<' .' .. ," ~
.. N0Rl\1 "g
.t'~;-' ~
~.~
:::
-;:!."
':i
;:,g,.
"
'"
;I,_.1Il'
---
""a" ~:.
!.If":' "
r
~'.,.~.,~
l~~~~
~..s~ J
f '. ."':ll .
k.' f:.~ -'=,ld ...
F-,..'., ......,.
."j.... !61
. ~i
""',-flII
~
.~
z'
WOl()
11l0i=
01L~
t-OOl
t-wt-
O<Dtl)
z:::J5
o
1Z14-23-1Z18
~
Z
~
>-
~
~
~
o
~
z
~
crJ.
~
U
~
~
~
crJ.
C) SITE PLAN
SCALE. I' , 51Z1'-1ZI" e 24 X
SCALE. I" , loo'-IZI" e II X 1~6
AI.I
SCALE IN FEET
,
IZI' 25' 51Z1'
,
100'
PROJECT '1ZI1-XXX
<::Ci
E--<
o
UJ
~
Z
Z
>---<
:2S
~-
~
E--<
<::Ci
~
...-:::i
...-:::i
>---<
E--<
UJ
SITE FLAN
March 2UU~
Sun
Sat
1:00 Living Word Church (GC)
00 Movie (GG)
15 Yahtzee (GC)
'In Rnwlinf! (GC)
1:00 Living Word Church (GC)
00 Movie (GG)
15 Bunco (GC)
30 Bawling (GC)
':00 Living Word Church (GC)
00 Movie (GG)
15 Quilt Cutting (GC)
30 Bowling (GC)
':00 Living Word Church (GC)
00 Movie (GC)
15 Trivia (GC)
30 Bowling (GC)
I
':00 Living Word Church (GC)
00 Movie (GC)
15 Bunco (GG)
30 Bowling (GC)
Mon
3
9:00 Stretch & Strength ExerCise (CR)
10:00 Trivia (GC)
10:15 Cub Outing
1:20 Tentant Council (CR)
1:30 (500 Club) (L)
31:00 Afternoon ExerCise (FC)
3: 15 Bunco (GC)
3:30 Games (CR)
6:30PennyAnte (GC)
10
9:00 Stretch & Strength Exercise (CR)
J 0:00 Games (GG)
10:15 Cub Outing
1:20 Current Events (CR)
1 :30 (500 Club) (L)
3:00 Afternoon Exercise (FC)
3:15 Yahtzee (GC)
3:30 Games (GC)
6:30 Trivia (GC)
17
9:00 Stretch & Strength Exercise (CR)
10:00 Crafts (GC)
10:15 Cub Outing
1 :20 Current Events (CR)
, J :30 (500 Club) (L)
1:30 St Pat's Day /Birthday Party (CR)
3: 15 Bunco (GC)
6:30 Chicken Soup for the Soul (GC)
24
9:00 Stretch & Strength Exercise (CR)
10:00 Baking Group (GG)
10:15 Cub outing
1: 20 Current Events (CR)
1: 30 (500 Club) (L)
. 3:00 Afternoon Exercise (FC)
3: 15 Quilt Cutting (GC)
3: 30 Games (CR)
6: 30 Reminisce Group (GC)
31
9:00 Stretch & Strength ExerCise (CR)
10:00 Balloon Volleyball (GG)
10:15 Cub Outing
1: 20 Current Events (CR)
1:30 (500 Club) (L)
3:00 Afternoon Exercise (FC)
3: 15 Bunco (GC)
3:30 Games (CR)
6: 30 Reminisce Group (GC)
Tue
Coffee & Cookies will be
Served Everyday at 2:00 PM
4
9:00 Stretch & Strength Exercise (CR)
10:00 Blood Pressure Checks (CR)
10:00 Balloon Volleyball (GG)
11 :00 Reminisce Group (GG)
1 :30-2:30 Bingo (CR)
3:00 Afternoon Exercise (FG)
3:15 Trivia (GC)
3:30 Crafts (CR)
6:30 Yahtzee (GC)
11
9:0() Stretch & Strength Exercise (CR) .'
10:00 Bunco (GC)
11 :00 Reminisce Group (GG)
1 :30-2:30 Bingo (CR)
3:00 Afternoon Exercise (FC)
3: 15 Quilt Cutting (GG)
3:30 Games (CR)
6:30 Chicken Soup for the Soul (GC) ,
18
9:00 Stretch & Strength Exercise (CR)
10:00 Blood Pressure Checks (CR)
10:00 Games (GC)
11 :00 Reminisce Group (GG)
1:30-2:30 Bingo (CR)
3:00 Afternoon Exercise (FC)
3:15 Reminisce Group (GC)
6: 30 Bunco (GC)
25
9:00 Stretch & Strength Exercise (CR)
10:00 Reminisce Group (GG)
10:15 Target Outing
1:30-2:30 Bingo (CR)
3:00 Afternoon Exercise (FC)
3: 15 Games (GC)
3:30 Crafts (CR)
6:30 Trivia (GC)
Wed
Meet and Greet 8:00 AM (DR)
Meet and Greet 8:25 AM (GC)
5
9:00 Stretch & Strength Exercise (CR)
10:00 Bunco (GG)
10:00 Bed Bath&BeyondlBarne's& Noble
1 :20 Movie & Popcorn (CR)
1:30 (500 Club) (L)
3:00 Afternoon Exercise (FC)
3: 15 Trivia (GC)
'3:30 Games (CR)
6:30 Quilt Cutting (GG)
12
9:00 Stretch & Strength ExerCise (CR)
10:00 Trivia (GC)
10:00 Chicken Soup for the Soul (CR)
10:30 Rosary & Conununion (L)
1 :30 (500 Club) (L)
3: 15 Balloon Volleyball (GG) ,
3:30 Happy Hour (CR)
6:30 Movie (GC)
19
9:00 Stretch & Strength Exercise (CR)
10:00 Balloon Volleyball (GC)
J 0:00 Chicken Soup for the Soul (CR)
10:30 Rosary & Conununion (L)
1:20 Movie & Popcorn (CR)
1:30 (500 Club) (L)
3: 15 Bunco (GC)
6:30 Trivia (GC)
26
9:00 Stretch & Strength Exercise (CR)
10:00 Games (GG)
10:00 Chicken Soup for the Soul (CR)
10:30 Rosary & Conununion (L)
1 :30 (500 Club) (L)
3:00 Afternoon Exercise (FC)
3:15 Yahtzee (GC)
3:30 Happy Hour (CR)
6:30 Bunco (GC)
Thu
6
'9:00 Stretch & Strength ExerCise (CR)
9:00-11 :00 Manicures (L)
10:00 Yahtzee (GC)
11 :00 Out to Lunch Old World Pizza
2:30 Crown of Life Worship (GC)
3:00 Afternoon Exercise (FC)
3:15 Puzzles (GC)
3:45 Stories (GG)
6:30 Bowling (GG)
13
9:00 Stret~h & Strength Exercise (CR)
9:00-11:00 Manicures (L)
10:00 Bunco (GC)
1 :20 Chicken Soup for the Soul (CR)
1:30 Crown of Life Worship (GC)
3:00 Afternoon Exercise (FC)
3:15 Reminisce Group (GC)
6:30 Quilt Cutting (GG)
20
8:00 Made to Order Breakfast (CR)
9:00-11 :00 Manicures (L)
10:00 Bunco (GC)
11 :00 Games (CR)
2:30 Easter Party (CR)
3:15 Puzzles (GC)
6:30 Penny Ante (GC)
27
9:00 Stretch & Strength ExerCise (CR)
9:00011 :00 Manicures (L)
10:00 Yahtzee (GC)
11 :00 Out to Lunch Old Country Buffet
1 :20 Chicken Soup for the Soul (CR)
2:30 Crown of Life Worship (GC)
3:15 Quilt Cutting (GC)
6:30 Reminisce Group (GC)
Fri
.2:"
7
9:00 Stretch & Strength Exercise (CR)
10:00 Games (GC)
10:15 Rainbow Outing
1:20 Current Events (CR)
2:30 Bingo (CR)
3:00 Afternoon Exercise (FC)
3:15 Yahtzee (GC)
3:30 Games (CR)
6:30 Movie (GC)
'14
9:00 Stretch & Strength Exercise (CR)
10:00 Reminisce Group (GC)
'10:15 Rainbow Outing
1:20 Current Events (CR)
2:30 Bingo (CR)
3:00 Afternoon ExerCise (FC)
3: 15 Bowling (GC)
3:30 Games (CR)
6:30 Trivia (GC)
21
9:00 Stretch & Strength Exercise (CR)
10:00 Yahtzee (GC)
10:15llainbow Outing
2:00 Good Friday Service (CR)
3:00 Afternoon Exercise (FC)
3: 15 Quilt Cutting (GC)
3:30 Games (CR)
6:30 Bunco (GC)
28
9:00 Stretch & Strength Exercise (CR)
10:00 Trivia (GG)
10:15 Rainbow Outing
1:20 Current Events (CR)
2:30 Bingo (CR)
3:00 Afternoon Exercise (FC)
3: 15 Reminisce Group (GC)
3:30 Games (CR)
6:30 Movie (GC)
."" ~
..*0 #:..
,~
~
,"::)f:: ,j'
-Ok, _
1
10:00 Balloon Volley (GC)
1:00 Movie (GG)
3: 15 Penny Ante (GC)
8
10:00 Balloon Volleyball (GC)
1 :00 Movie (GC)
3: 15 Penny Ante (GC)
6: 30 Trivia (GC)
15
10:00 Balloon Volleyball (GG)
1 :00 Movies (GG)
3:15 Penny Ante (GC)
6:30 Puzzles (GG)
22
10:00 Balloon Volleyball (GG)
1 :00 Movie (GG)
3: 15 Penny Ante (GC)
6:30 Chicken Soup for the Soul stories (GC)
29
10:00 Balloon Volleyball (GC)
1 :00 Movie (GG)
3: 15 Penny Ante (GG)
6: 30 Reminisce Group (GG)
Location Codes
CR= Community Room
. .
SR= Sunroom
L= Library
GC= Garden Cove
FC= Fitness Center