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HomeMy WebLinkAbout2009-04-13 CPC Packet' Ater ~l THE BIRTHPLACE OF MINNESOTA CITY OF STILLWATER PLANNING COMMISSION NOTICE OF MEETING MONDAY, APRIL 16, 2009° The-City of Stillwater Planning Commission will meet on Monday, April 16, 2009, at 7 p.m. in the Council Chambers at Stillwater City Hall, 216 North Fourth Street. City of Stillwater Planning Commission regular meetings are. held at 7 p.m on the second Monday of each month. All City Planning Commission meetings are open to the public. 1. CALL TQ QRD~R AGENDA 2. APPROVAL Of :MARCH 9, .2009 MINUTES 3. OPEN- FORUM The Open Forum is a portion. of the Commission meeting to address subjecfs which are not apart of the meeting agenda. The Commission may reply at the time of the -statement or• nay give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less 4: PUBLIC HEARINGS. The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after-which the-Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be-requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. 4.0.1 Case No 09-08: A special use permit request for a Type III home occupation .permit for'an in-home occupational therapy business located at 202 North Greeley Street in the RB; Two Family -Residential District. Lisa Sandstrom, applicant. 5. OTHER BUSINESS 5.01 Annual review of CUB seasonal planf sales special use permit (continued from the March 9, 2009 Planning Commission Meeting). 5.02 Discussion of Millbrook Subdivision single family home design. CITY HALL: 216 NORTH FOURTH STREET •STILLWATER, MINNESOTA 55082 PHONE: 651-430-8800 WEBSITE: www.ci.stillwater.mn.us City of Stillwater Planning Commission March 9, 2009 Present: Dave Middleton, Chairperson, Suzanne Block, Mike Dahlquist, Robert Gag, Dan Kalmon, John Malsam, Scott Spisak and Charles Wolden Staff present: Planner Mike Pogge Absent: Mike Kocon Chair Middleton called the meeting to order at 7 p.m. Approval of minutes: Mr. Dahlquist, seconded by Ms. Block, moved approval of the minutes of February 9, 2009. Motion passed unanimously. OPEN FORUM PUBLIC HEARINGS Case No. 09-05 A variance to setbacks for construction of a 13'6" x 12' deck at 150 Third St. S. in the CBD, Central Business District. Patrick LaCasse, presenting Mike Rice and Diane Hark, applicant. Mr. Pogge reviewed the request and staff findings, noting that staff could not find in favor of two of the three requirements for granting a variance, but did find that construction of the requested deck would not be a detriment to adjacent properties. Mr. Pogge stated the Heritage Preservation Commission had reviewed this case and approved the design of the deck subject to a condition that the proposed use of limestone for the pillars be changed to brick to match the existing building; the applicant has agreed to that condition, he stated. Mr. Pogge also noted that a request had been received from an adjoining property owner that a stairway to the applicant's rear deck be removed; he said staff views that as a private property issue. On a question by Mr. Dahlquist, Mr. Rice stated the new deck would not represent any expansion of the existing footprint of the building. Ms. Block asked about parking; the applicant responded that there is interior parking, as well as two exterior parking spaces that will remain intact. Mr. Spisak asked about a fire sprinkler connection under the deck and whether the fire marshal had reviewed plans; Mr. Pogge stated that is something that will have to be reviewed by the fire department. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Middleton said while there is no hardship involved, the atmosphere seems to be right to approve the request, referring to the decks on the adjacent condominium building and the fact that the deck will not encroach any farther to the south. Mr. Malsam agreed that the deck would not represent a substantial change. Mr. Gag suggested a deck would make the building look more residential, noting the area is now primarily residential in nature, and moved approval as conditioned, with the additional condition that the fire marshal inspect plans regarding the fire sprinkler system. Mr. Malsam seconded the motion. Mr. Dahlquist spoke against approval as there is no hardship involved. Motion passed 5-3, with Mr. Dahlquist, Mr. Kalmon and Mr. Wolden voting no. City of Stillwater Planning Commission March 9, 2009 Case No. 09-06 A variance to the lot size, front yard setbacks, impervious surface and second accessory structure on anon-conforming lot for construction of a single-car garage at 616 W. Maple St. in the RB, Two Family Residential District. Bruce Iverson, representing Greg and Stacy Cain, applicant. Mr. Pogge reviewed the requested four variances and staff findings, stating that staff does support the requested variance to the lot size and second accessory structure but does not support the front yard setback or impervious surface coverage variances as requested. There was discussion about an existing shed which necessitates the variance for a second accessory structure. Mr. Pogge stated the existing structure is over 50 years old and this is defined as of potential historical significance according to City ordinance. Mr. Middleton suggested adding a condition that if for any reason the existing shed is demolished that it cannot be replaced with another accessory structure. Mr. Iverson reviewed his clients' plans, including expansion of the kitchen and providing more light and views for the kitchen area, as well as better access of the kitchen to the backyard, along with more on-site parking and storage space. He spoke of constraints of the property including slope and drainage constraints. He agreed there are alternatives to the requested front yard setback, but those alternatives would negate the objectives of the improvements as a whole, he said. He suggested their proposal has less impact on the site and the surrounding neighbors. He also spoke of the precedent in the neighborhood for the front yard variance, showing photos of various properties on Maple Street. Mr. Middleton opened the public hearing. Greg Cain spoke to the Commission expressing their desire to make improvements to their home that will enable them to reside there for many years to come. He stated theirs is a small property and they are trying to do the best they can with the limitations of the site. No other comments were received and the hearing was closed. Mr. Wolden said he could support the variances for property size and second accessory structure but not the impervious surface coverage. Mr. Dahlquist expressed support for the lot size and accessory structure variances but expressed concern about granting a variance for imperious coverage or the front yard setback. Ms. Block suggested the requested front yard setback and impervious surface coverage would have extra impact because of the size and shape of the lot. Mr. Kalmon said approving the impervious surface coverage would set a bad precedent; he said he supported the variance to lot size and accessory structure, with the condition that the existing accessory structure not be rebuilt if removed in the future. Mr. Malsam expressed support for the front yard setback, suggesting the precedent has already been established in the neighborhood; he said he was not in favor of the impervious surface variance. Mr. Spisak stated his support for the lot size and second accessory structure, but said he had issues with both the impervious surface and setback variance requests. It was decided to take separate votes on the four requested variances. Mr. Dahlquist, seconded by Mr. Wolden, moved to approve the variance to the lot size; motion passed unanimously. Mr. Kalmon, seconded by Mr. Dahlquist, moved to deny the front yard setback variance; motion passed 6-2, with Mr. Malsam and Mr. Wolden voting no. Mr. Dahlquist, seconded by Mr. Wolden, moved to deny the impervious surface coverage variance; motion passed unanimously. 2 City of Stillwater Planning Commission March 9, 2009 Mr. Kalmon, seconded by Mr. Dahlquist, moved to approve the variance for the second accessory structure, with the condition that if the existing accessory structure is removed a replacement cannot be built on that footprint; motion passed unanimously. Mr. Dahlquist, seconded by Mr. Wolden, moved to incorporate the staffs' recommended conditions of approval into the preceding actions on this case; motion passed unanimously. Mr. Iverson asked for input on the Commission's position regarding a side yard variance should they revise plans. After brief discussion, it was noted the applicant would have to come back with revised plans for the Commission to consider. Case No. 09-07 A zoning text amendment related to the regulations of radio and television towers, Section 31-101 and Section 31-512 of the Stillwater City Code. City of Stillwater, applicant. Mr. Pogge reviewed the proposed language changes -adding the definition of stealth towers to the various tower types, prohibiting guyed and lattice towers in residential districts, making stealth towers the preferred type for residential districts, and requiring Heritage Preservation Commission review of towers in residential districts. Mr. Wolden questioned why the HPC would be given responsibility for review of the towers; Mr. Pogge stated the HPC also serves as the City's architectural review committee. Mr. Spisak suggested the definition of stealth towers is fairly broad; Mr. Pogge responded that the key part of the definition is "camouflage" design. Mr. Gag, seconded by Ms. Block, moved approval of the changes as submitted; motion passed unanimously. OTHER BUSINESS Annual review of seasonal plant sales special use permits - Mr. Pogge stated requests had been received from Cub Foods and Linder's at the Valley Ridge Plaza for their annual plant sales. He stated both are long-time uses, and no complaints have been received regarding either operation. He said last season, staff watched for signage or parking violations and observed no violations. Mr. Pogge noted that Cub Foods has started construction of its fuel center and a condition of approval for that permit is review for any parking problems Most of the discussion centered on the Cub Foods request with concerns expressed about traffic patterns and circulation of tanker trucks for fuel delivery. Mr. Spisak asked if there was adequate parking spaces with both the fuel center and garden center; Mr. Pogge stated there are adequate spaces for both operations. Mr. Wolden moved approval of the Linder's special use permit as conditioned. Mr. Malsam seconded the motion. Mr. Dahlquist reviewed some of the issues regarding the seasonal sales that the Commission has debated in the past, issues such as aesthetics and impact on long- standing local businesses. Ms. Block read the conditions of approval for the viewing audience. Motion to approve as conditioned passed unanimously. Mr. Dahlquist, seconded by Ms. Block, moved to table the Cub Foods request pending more information from the applicant; motion passed unanimously. 3 City of Stillwater Planning Commission March 9, 2009 Ms. Block, seconded by Mr. Wolden, moved to adjourn at 8:45 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary 4 ~~~ • t t 3 ' F ~ " Ar :, ~, i+ E N I R H n q {; ?~ G EA f t~ hd F~ 4 1 4 Planning Commission DATE: APPLICANT: REQUEST: LOCATION: Apri16, 2009 Lisa Sandstrom Special Use Permit for a Type III Home Occupation in order to operate an in-home therapy business. 202 Greeley St N CASE NO.: 09-08 COMPREHENSIVE PLAN DISTRICT: SFSL -Single Family Small Lot ZONING: RB -Two Family Residential PC DATE: April 13, 2009 REVIEWERS: Community Dev. Director PREPARED BY: Michel. Pogge, City Planner ~~ P DISCUSSION The applicant is requesting a special use permit for an in-home occupational therapy business. The business will be operated from the home at 202 Greeley St N. Clients will be on site to work on rehabilitating an injury through exercise and stretching. This type of business, with clients visiting the home, requires a type III home occupation permit. A type III home occupation permit is permitted in the RB, Two Family Residential zoning district with a special use permit. EVALUATION OF REQUEST A special use permit for a type II home occupation may be granted only when all of the following conditions are found: No outside storage or display of products, equipment or merchandise is permitted. The applicant has indicated that there will be no outdoor sales or storage. 2. Any retail sales must be accessory or incidental to the primary residential use. The applicant has indicated that the retail sales will be accessory to the home occupation and an incidental use of the residential property. 3. Infrequent hobby, craft or art sales are permitted twice a year for not more than six (6) days per calendar year. The applicant has indicated that this type of retail sales is not needed. •r,. `f 202 Greeley St N Page 2 4. Any sign must be unlighted and smaller than two (2) square feet. The applicant has indicated that if there is any sign would comply with this requirement. 5. Customers are permitted by appointment only. The applicant has indicated that the customers will be by appointment only. 6. Not more than twenty percent (20%) of the total gross floor area of the dwelling unit may be used for the Home Occupation or four hundred square feet, whichever is less. The applicant has indicated that the businesses will occupy one room with the occasional use of the living room (to be used as a waiting area) and the bathroom. The home is approximately 1872 square feet. The area being used for the home occupations meets the size requirements of the code. 7. No activity or equipment may be used that creates noise, vibration, glare, fumes, odor, or electric or television interference is permitted if it is detectable by adjacent neighbors. The applicant has indicated that no special equipment will be used that cause noise, fumes, vibration, or electrical inference. 8. Business hours are limited from 7:00 a.rn. to 8:00 p.m. The applicant has indicated that all appointments will be between 7 AM and 8 PM. 9. Off street parking must be provided for customers. Off-street parking is available in the driveway. 10. No more traffic which is allowed other than in a normal residential area. The applicant has indicated she believes traffic will be minimal with no more than 20 clients per week. 11. No more than one (1) nonresident employee is allowed. The applicant has indicated she is currently the only operator of the business and if an additional employee is used in the future it will be limited to one nonresident employee. 12. Type III Horne Occupations are subject to review upon complaints from the neighborhood. If in the opinion of the Zoning Administrator the complaints are substantial, a public hearing must be held, at which time additional conditions may be added to this Special Use Permit or in the alternative, the Type III Home Occupation Permit may be revoked. The applicant has indicated that she understands that the permit is subject to review if there are complaints. FINDINGS The proposed use meets the code requirements and will not be injurious to the neighborhood or the zoning ordinance. 202 Greeley St N Page 3 ALTERNATIVES The Planning Commission has the following options: Approve the requested Special Use Permit for a Type 3 Home Occupation Permit. Staff would suggest the following conditions for approval: a. No outside storage or display of products, equipment or merchandise is permitted. b. Any retail sales must be accessory or incidental to the primary residential use. c There shall be no hobby, craft or art sales on the property. d. Any sign must be unlighted and smaller than two (2) square feet. e. Customers are permitted by appointment only. f. Not more than twenty percent (20%) of the total gross floor area of the dwelling unit may be used for the Home Occupation or four hundred square feet, whichever is less. g. No activity or equipment may be used that creates noise, vibration, glare, fumes, odor, or electric or television interference is permitted if it is detectable by adjacent neighbors. h. Business hours are limited from 7:00 a.m. to 8:00 p.m.. i. Off street parking must be provided for customers. j. No more traffic which is allowed other than in a normal residential area. k. No more than one (1) nonresident employee is allowed. 1. Type III Home Occupations are subject to review upon complaints from the neighborhood. If in the opinion of the Zoning Administrator the complaints are substantial, a publichearing must be held, at which time additional conditions may be added to this Special Use Permit or in the alternative, the Type III Home Occupation Permit may be revoked. 2. Deny the requested Special Use Permit. A denial needs to be accompanied by substantive findings of fact. 3. Continue the public hearing until the May 11, 2009 Planning Commission meeting. The 60 day decision deadline for the request is May 18, 2009. RECOMMENDATION Approve the request as conditioned. Attachments: Applicant's Form, Site Plan, and letter. PLANNING ADMINISTRATIQN APPLICATION FORM t~MNiUNITY DEVELOPMENTDEPARTMENT CITY t?F S7iLLWATER 29S NORTH FBURTH STREET S7ILLWATER MN 5i's082 case Na: sate Filed: Fee Pain: Receipt iVo,: ACTION REQUESTED SpeciaifConditional Use Permit ,Varian Res+abdivison Subdivision* Comprehensive Plan Amendment* ,,~,,,,,,,,,,,,Zonin~ Amendment* ,~,_,Pianning Unit Development * Certificate of Compliance Lot Line Adjustment *An escrow fee is ales required to offset the costs ofattorney and engineering fees. The gees for requested acSon are aifached ~ this application. Tate applicant is responsible for the completeness and accuracy of all farms and supporting mafertat submiiried in connection with any applie~tian. A/! suppor#ng ma~eriat ~ e,, photos, skeioches, etc) submitted with appticaSan becomes the property of #te City of S#ltwater. Stxieen [~i6j copies of supper#ng ma~rta/ are required. -f applies#on is submttted fo the Gtty Cauncii, twelve (12) captes of supporting material are required. A site plan showing drainage and setbacks is required wi#t appttca#ans. A complete legal description of subject property is required. Any incomplete applies#on or supporting matertia/ wilt delay #re application process. Alper A/anntng Commission approvats, #tere is a 90-day appeal period. Once #~e 9~-day appeal period has ended, fire applicant wilt receive a zoning use permit which must be signed and submitted to the City io obtain the required building permits. PRQPERTY IDEN71FiCATit?N Addre~ of Pr~jec~ _~~ ~~- °~~.~ ~'~ ~~'~~ {~ . Asse~err~s Piet l~to._~_.~ ~? :G' (CEO code} Zoning District_~~Description ofProject ,~ CC1 ~~~~~ ~~ ~ -' ~~' ~ ,- /~ ~~ ~ivG~~ t~ -~'~ir°P~ t,~-i''1 I t`~ ~2G-~'-- ~'t`'~~t ~,~.r~~'~_.r~ ,7~1,~ .n.t~-~~ _~,~ ~~a~ ~r.~~ "! hereby state the ibregotng statements and aft data, trnarma#on and evidence submitted herewith to sit respects, to the best of my knowledge and belief, to be true and correct. l tirrther cer#fy t Witt comply with permit If it is grarnGed and used." Property Owner _~--~5~~ lf~~""t~~~''~~t~'~ Mailing Address=,~_-t~) ~~~',~, ~~'~'" ..-- City -State -Zip ~ ~ ~~~~-~-'t t'1 ~"~s"-' Telephone No~~~ ~tf ° ? - `/ ~ „~` Signature ~-~ -~~(,,~r .~` (Signature is required) Representative ~~'~ Maiiin~ City - S Telephone No srgnature (Signature is required) PLANNING AQMINlSTRATlC1N APPLICATION FORM case rao: Date t=iled: Fee Paid: Receipt Na.: SITE A Lot Size (dimensons};~~r x hand Area `i ~ ~t `~~i7~ ~ ~ Height of Buildings: Sto~es Fe t Principe! ~~ Accessory { ~~, ND PRt7JECTDESCR1PTtON ,, Total i3uitding floor area 1 ~i ~ square feet Existing ~~ `~ square feet Proposed 1'7 ~~-' square feat Paved imperviousArea squa feet No. of off-street parlang spaces "*aa~'a~sfitee3a~P{p~EAPP.FftM {aril 9, 20Q$ Type IIII home occupations permit conditions for 202 Greeley Street North: 1} No outside storage or display of products, equipment, or merchandise is permitted. Aii business items are inside the house 2} Any retail sales must be accessory or incidental to the primary residential use. All retail sales would pertain to therapy supplies and education. 3} Infrequent hobby, craft or art sales are permitted twice per year for not more than six days per calendar year. No sales of this type are needed for this business. 4} Any sign must be unlighted and smaller than two square feet. There are no signs currently present. Any signs used would comply with the criteria. 5} Customers are permitted by appointment only. Customers are by appointment only; no drop in appointments will be allowed. 6} Not more than 20 percent of the total gross floor area of dwelling unit may be used far the home occupation ar 400 square feet, whichever is less. The total square feet of the home is 1,872, 20°lo is 374 square feet. The primary room used is 144 square feet, the bathroom is 36 square feet, the living room will be used as needed as a waiting area and is 192 square feet. The total square feet being used for the business is 372. 7} No activity or equipment may be used that creates noise, vibration, glare, fumes, odor, or electric or television interference is permitted if it is detectable by adjacent neighbors. There is no special equipment used for this business. 8} Business hours are limited from 7:00 a.m. to 8:00 p.m. No appointments will be taken outside these hours. 9} Off-street parking must be provided for customers. There are 4off-street parking spaces available in the driveway. It is unlikely that there would be more than 2 vehicles present at the same time for business purposes. 10} No more traffic which is allowed other than in normal residential area. There would not likely be more than one vehicielclient per hour and not likely to exceed 8 per day. I anticipate an average of 20 clients per week at maximum. 11 } No more than one nonresident employee is allowed. I currently do not employ anyone else. If additional employment is needed in the future I will limit it to one non resident employee. 12}Type III home occupations are subject to review upon complaints from the neighborhood. If in the opinion of the community development director the complaints are substantial, a public hearing must be held at which time additional conditions may be added to this special use permit or in the alternative, the Type III home occupation permit may be revoked. I will comply with conditions and changes. $~ y/" ~~~4~ .~. ~C`~..-- xv _. ~ ~~~ FLOORPiAN ~w~ ~~DD ~~~--~~~ SvkhbJ Jgbt M+ ~~~ ~ ~ ~ ~ _ ~_ ~ ~ r , ... .. _.,,.? ~~ ~ B I fi ' N ° ~i F h Pd ~~ t ,~ El { p Planning Commission DATE: April 6, 2009 ITEM: Annual Review of temporary garden plant sales for Cub Foods CPC DATE: Apri113, 2009 REVIEWERS: Community Development Director PREPARED BY: Michel Pogge, City Planner ~~~~ BACKGROUND The Commission annually reviews all special use permits related to temporary garden centers. These uses occur for approximately ten weeks each spring. Since last year, Cub Foods has opened the new fuel station in the parking lot. This change has effected circulation within the parking lot and has reduced the number of parking spaces. MARCH 9, 2009 PLANNING COMMISSION MEETING The Planning Commission initially reviewed this request at their March 9, 2009 meeting. At that meeting the Commission elected to table the item to allow the applicant time to address some of their concerns. Specifically, the Commission requested additional information on the following items: 1. Specific location of the garden center 2. Circulation of the gas delivery truck 3. Address potential conflicts with gas delivery 4. Overall parking impacts DISCUSSION Since the March meeting, staff met with representatives from Cub Foods. During the meeting they committed to having gas deliveries made during off peak early morning hours which will reduce potential conflicts. They also provided revised drawing that shows the garden center along with the circulation pattern for fuel delivery trucks with the garden center in place. Annual Review of temporary garden plant sales Page 2 Related to parking, the CUB Foods site requires 447 parking spaces. The site has 472 spaces and proof of parking for an additiona112 spaces for a total of 484 parking spaces. The garden center takes up 37 spaces leaving a total of 435 parking spaces; the number increases to 447 with including the proof of parking spaces. If the SUP is approved, staff will monitor the site and if parking becomes an issue the City could require CUB to install the 12 proof of parking spaces before next year's garden center is allowed. RECOMMENDATION Staff recommends that the temporary permit be granted with the following conditions: 1. These permit shall be from mid April to July 10~, 2009 only. 2. Any indication of parking problems in the area shall be grounds for revoking the permit. 3. There shall be no storage or product sales outside of the designated area. 4. Any proposed changes to the location or size of the sales area shall be subject to review by the Community Development Director. 5. Two signs shall be permitted no larger than 2' x 6' on each site. i~ __ ~ ~ ~ __---, MARKET DRIVE c-- -- r ___ - o b o 0 0 ~- i - _ / !y Q -~i D r i n a 0 m Z n m Z m N~ oz 0 (~ C zoc iDW c m m m T = ~o 0 00 ^o HN > l 1 ;N n x SQ ~ m e~ ti av + Y v~vv aono ~~~~ _x x Z A Z y G+p4~D Oyr n ~ N ~ ° ~ ~ ~ CUB FOODS [~C~C~7G~G~Cf~7G~d~ ~~ .`..R `~`~" `~ °~ T ? ~ ~ O 1801 MARKET DRIVE V ~ N p ~ STILLWATER, MN. 55082 2 ~+> ARCHITECTURE ~ ENGINEERING F ~ e wo ox ow i ~i unxu~vaiPS uH~ssi~o ~~~ "` 2 CONCEPT SITE PLAN ' - . , a~ losn =~~~ - ~~ rosn =+~,eso ®,,,,,„a,,,~, ,~,,,,,,,,~ MARKET DRIVE ---- C~ ~ L m ~ _ ______ ______________ . ~_ I T ~. ~~. ~~. ^ m ~ „, .,z ., I ~~ ~L D n , ~ ~ ~ .~'~ a rn m ~~ A -------~---- ''-' N ~ ~ I o ~ x m - _ ~ Z O \ ~ \ ~\ \ ^ O r, Z7 1 ~, v~ z r Z m~ C7 ~ m _ x ~ \ 1 ^ l 1 m r , I ' o p- I ! Z m ~ Z ~ I 0 0 ~ y' J ~ - ~ W 00 W J ~ W m ~}~ /v I I I 1 ,_ ., ._..____~______________________~-..~..~~ Jm ~1 D I I A p C rcnn ~LOQ7 _ 1- ZOC fTt C W Do r ~ -1 2 O N ~ T1 N O ~ j Op o" ~ N ~ ~ D ~ I S I u ~ I .®®' ... .. ~ 6 ^ S K~ n A o ~ I r S n t t--'~ c7 DODO ~ ~ ~ ~ ~ ~ ri ~-z O O O D ONr ll -~ O ~ N ~r a to ~ Q ~ ~ PRO.ECT Pte' CUB FOODS DRAYM: BH ~~~~~~~~ I CERPFlLAIILN: REV. NUMBER: DESCRIR110N: DAZE: BY: (/~ \/ ~ ° ~ m ~ ~ N 1801 MARKET DRIVE 5TILLWATER MN 55082 CHECKED: BH ~ I DAB: D3 ,7 D9 ARCHITECTURE ~ ENGINEERING , . 1~ "ham ~~ nom' CONCEPT SITE PLAN SCALE. 1"-40 6533 FIYINC CLOUD DRIVE SUITE 100 EDEN PRAIRIE MN 55344 MAIL ADDRESS: BO% 1243, MINNEAPOLIS, MN 55440 TELEPHONE: (952) 914-5800 - FAX: (952) 914-5850 ©PLANMARK 0D5 ALL RIGHTS RESERKD March 26, 2009 Mike Pogge City of Stillwater 216 Fourth Street North Stillwater, MN 55082 Re: New House Plans -Millbrook Dear Mr. Pogge; Lennar is excited to unveil four new home plans to be offered in Millbrook as described in the enclosed plan sets. This change is necessary (1) to remain competitive in this sub-market; (2) to respond to market demands as evidenced by feedback from our customers; and {3) to increase our sales velocity. Clearly the housing market in Stillwater and elsewhere has slowed significantly. Despite the efforts of the central marketing campaign, upgrades to our website www.lennar.com, and adjustments to our product lines Lennar's sales velocity in Millbrook. are disappointing. To respond to these market challenges, expanding Lennar's offerings to include the following. plans will enable Lennar to capitalize on opportunities that are not present with the existing series. I am writing to request the opportunity to further discuss the plans and receive feedback from members of the City Council and Planning Commission. These plans are comprised of Lennar's newest homes. The products. were designed based upon focus groups thatwere conducted with Lennar's buyers, feedback from JD Powers surveys, and market research. The presented series includes design features that address current lifestyle needs and buyer preferences that may not be addressed by the current offerings in Millbrook. The 2009 Landmark series has evolved from feedback which we received on the current plans. On the interior, kitchens were expanded and traditional rooms such as a formal dining area have been incorporated into a living pattern that brings the family room, eating. area, and kitchen into one large flowing space. One significant change from the previous version is that these plans are available with either two or three garage stalls. These homes continue to carry turn-of--the-century architectural styling including the incorporation of front porches on all of the plans. Front porches are an important and charming part of the Millbrook neighborhood, creating not only the opportunity to add details such as stone or masonry piers, column designs and roof interest, but to foster a sense of social connection between neighbors. Two car garages will be limited to the smaller homesites that are included in the areas designated as CR cottage residential district. As you will note, we will continue to include the same detailing provided by the existing plans including the demonstration of variety in exterior materials, roofline peaks and valleys, trim and window accents, and color packages. Out of the two car series, the Pillsbury plan meets the restriction demanding a minimum 6' recession of the garage from the front of the home. The Fitzgerald elevation C and the Sinclaire elevation D meet the 2' recession restriction. The remainder of the plans meet the .requirement that the garage sticks out a maximum of 6' from the front of the home (several are flush). Of those plans the Sinclaire includes livable space above the garage. Mixed with our existing plans we feel the Landmark 2009 series will fall within the guidelines of the CR cottage residential district and will add variety to the current mix. Additionally, we would like the opportunity to market the three car version on the larger homesites that are designated as TR traditional residential. As stated above the Pillsbury plans meet the 6 ft recessed garage setback guideline. Intermixed with the existing American Heartland series we feel the guideline for 75% with garages recessed is attainable. To endure the demands of today's challenging housing market, Lennar continues to evolve our house plans to offer what it is that customers desire. We appreciate your feedback and look foreword to continuing our partnership with the City of Stillwater in creating a successful Community. In the meantime, if you have any questions or comments feel free to contact me. Reg ds, Joe aksfonski ennar Corporation 935 Wayzata Blvd E, Wayzata, MN 55391 • Phone: 952-473-1231 • Fax: 952-473-7401 LENN/~R.COM a~wn~. Fitzgerald D (3-Car) Pillsbury D (3-Car) Sinclair D (3-Car) St. Croix D (3-Car) N N /~ R~ Landmark 2009 Collection - 2 Car Garage