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HomeMy WebLinkAbout2010-06-14 CPC PacketTHE BIRTHPLACE OF MINNESOTA CITY OF STILLWATER PLANNING COMMISSION NOTICE OF MEETING MONDAY, June 14, 2010 The City of Stillwater Planning Commission will meet on Monday, June 14, 2010, 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. AGENDA 1. CALL TO ORDER 2. APPROVAL OF May 10, 2010 MINUTES 3. OPEN FORUM The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Commission may reply at the time of the statement or may 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 Tess 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. 4.01 Case No. 2010-20 A special use permit and a variance request for a 3,000 square foot restaurant with outside seating located at 229 Main Street South in the Central Business District. Rick Schmidt, applicant. 4.02 Case No. 2010-21. A special use permit request for the emergency department expansion of Lakeview Hospital located at 927 Churchill Street West in the RA Single Family Residential District and the RB Two Family Residential District. Mark Fabel, McGough, representing Lakeview Health Systems. 4.03 Case No. 2010-22. A variance request to the front yard setback for the construction of a deck/carport located at 1120 Third Street North in the RB, Two Family Residential District. Dale and Faith Nelson, applicants. 4.04 Case No. 2010-23. A variance request to impervious surface regulations and lot size and lot width located at 101 Lakeside Drive in the RB, Two Family Residential District. Matthew and Bonnie Macmberg, applicants. 4.05 Case No. 2010-24. A special use permit for outside food vending located at210 Main Street North in the CBD, Central Business District. Shien Chen, applicant. 5. OTHER BUSINESS CITY HALL: 216 NORTH FOURTH STREET • STILLWATER, MINNESOTA 55082 PHONE: 651-430-8800 • WEBSITE: www.ci.stillwater.mn.us City of Stillwater Planning Commission May 10, 2010 Present: Dave Middleton, Chair, Aron Buchanan, Mike Dahlquist, Robert Gag, Eric Hansen, Mike Kocon, John Malsam, Scott Spisak and Charles Wolden Staff present: Community Development Director Turnblad and Planner Pogge Approval of minutes: Minutes of April 12, 2010, were approved on a motion by Mr. Dahlquist, second by Mr. Spisak. PUBLIC HEARINGS Case No. 2010-11 A variance request for rear and side yard setbacks for construction of a swimming pool at 1211 Macey Way in the CCR, Cottage Cove Residential District. Eric Thole, applicant. The applicant was present. Mr. Turnblad reviewed the request and staff findings. It was noted that when this request was received, staff researched the issue of the zoning code's prohibition of accessory structures in the Settler's Glen neighborhood and found that below grade swimming pools are specifically allowed for by the architectural guidelines for the Coves at Stillwater Homeowners Association. Regarding the three criteria for issuance of a variance, Mr. Turnblad suggested that an issue for discussion is whether a swimming pool constitutes a substantial property right, similar to what has been determined for garages. Mr. Turnblad stated that if the Commission grants the requested variances, staff would recommend the three conditions listed in the staff report. Mr. Dahlquist asked whether the conservation stakes are on the property line or inside the property line; Mr. Thole stated the stakes are inside the property line. Mr. Turnblad verified the stakes are 1' inside of the property line. Mr. Middleton asked if any approval from the Homeowners Association is required; Mr. Turnblad said two different review/approval processes are required — the City and the Association. There was a question about the reason for the required 10' setback for pools; Mr. Turnblad said it was somewhat of a statewide standard for swimming pools and noted that it is less than the setback required for most accessory structures. Mr. Thole suggested a 10' (setback) requirement for a pool is somewhat flawed because if he is able to install a fence, a setback should be of no significance. He reviewed the unique characteristics/shape of his lot which results in the need for a variance. He suggested the shape is due to the fact that the developer was shy of the required land dedication so a triangle piece was taken from his lot; he said the triangle piece of land is not used for park purposes and is of no use to the City. In addition to a fence, he said they plan to have a permanent pool cover. Jason Roettger, contractor, said in most cities he has worked in the setback is to the water's edge, not the concrete apron because the concrete isn't permanent. Mr. Spisak asked whether there is a smaller size pool that would fit within the yard without a variance; Mr. Roettger stated this is the smallest pool that will allow for a diving well and the Tholes want an automatic safety cover, which necessitates a rectangular shape. Mr. Kocon asked what size pool would fit within the setbacks; Mr. Roettger said they did not look at that — this is the size pool that the Tholes would like to install on the property. Mr. Thole noted that every other neighbor along the park could fit the requested size pool in their backyard because they don't have the triangle piece cut off the bottom of their lot as was done to their property. Mr. Midd►eton opened the public hearing. No comments were received, and the hearing was closed. Mr. Kocon said he was looking for more of a compromise regarding the pool size. Mr. Gag pointed out that the Planning Commission decided some years ago to look at what is 1 City of Stillwater Planning Commission May 10, 2010 requested in an application rather than getting into the situation of trying to redesign proposals. Mr. Dahlquist pointed out this particular development was developed as a small -lot neighborhood and the Commission has had many issues come before it for variances because of the small lots; he suggested people are overbuilding the small Tots. He said small lots provide some benefit but also some restrictions and this is one of those restrictions. Mr. Dahlquist said he did not see a hardship, did not think this restriction was onerous and would not be in favor of approval. Mr. Dahlquist moved to deny the requested variance. Mr. Kocon seconded the motion. Mr. Gag said if he was able to vote, he would be in support of this request; he said he looked at the property and its relation to the park and does not think granting a variance would result in any harm. Mr. Wolden noted in addition to the setbacks, two corners of the pool would be in the easement. Motion passed 7-1, with Mr. Middleton voting against. Case No. 2010-14 A variance request to impervious surface regulations and bluff line setback for construction of an addition at 722 Third St. N. in the RB, Two Family Residential District. Mark Balay, representing Joel Jaeger, applicant. Mr. Balay was present. Mr. Pogge reviewed the request and staff report. He noted that the request does not require a variance to the impervious surface regulations. He said the one issue is that of expanding a non -conforming structure, but said the proposed addition would essentially connect two existing structures and have no practical impact on the existing slope. He said there is some concern with the runoff from the additional roof surface and staff is recommending that runoff water be piped to the bottom of the ravine or directed to Third Street. He said as a condition of approval the property owner will be required to submit a storm water plan to the City Engineer prior to issuance of a building permit. Mr. Spisak asked when the bluff line setback was instituted; Mr. Pogge said sometime in the mid-1990s. Mr. Wolden asked about the property line; Mr. Balay stated it is very close to the neighbor's wall, pointing out this involves 19th century development. Mr. Balay explained the plans for the addition. He said the project will solve several problems, including the water runoff. He said rooflines will take the water away and control the water, while now it basically runs down an alley to the ravine on the ground. Also, he stated the 19th century nature of the existing structure is such that the foundations are somewhat cantilevered, piered and built over the years; part of their proposal is to cure that so there will be a much more stable bank at the top of the ravine. Mr. Malsam asked how the water would be directed to the ravine. Mr. Balay said the proposal is to build a gutter ridge on the roofline parallel to the ravine to pipe water back to the street; he said the nature of the architecture starts to handle and control the direction of the water. Mr. Dahlquist asked about maintaining the slope during construction. Mr. Balay said there are plans for that, including a lot of hand excavating, as well as silt fencing. Mr. Kocon pointed out that the foundation of the new addition will actually encroach less on the ravine that the existing garage. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Kocon moved approval with the two conditions listed in the agenda packet. Mr. Spisak seconded the motion. Mr. Wolden expressed a concern about having a zero setback from the slope and the property line setback; Mr. Pogge said the plan does meet the property line setback requirement. Mr. Malsam said he thought the water runoff was the primary issue and the applicant seems to have addressed that thoroughly; Mr. Middleton agreed with that. Motion to approve passed unanimously. 2 City of Stillwater Planning Commission May 10, 2010 Case No. 2010-15 A variance to the impervious surface regulations for construction of a garage at 405 Holcombe St. S. in the RB, Two Family Residential District. Darron May, applicant. Mr. May was present. Mr. Pogge reviewed the request and staff findings. He spoke of drainage issues due to the topography of the property. He said staff finds that the request meets two of the three criteria for issuance of a variance, but noted that the request does have the potential to impact the adjacent properties to the south and east. He said Assistant Engineer Kraftson is recommending a number of changes to mitigate the impact on the adjacent properties, including installation of a drywell and curbing along the south side of the driveway; staff also is recommending that the garage be reduced from its proposed 24x24' to 20x22' and that the setback from the side and rear property lines be increased by 5', he said. Approval is recommended with the conditions listed in the staff report, he said. Mr. Dahlquist asked how much the garage site would need to be elevated with fill; Mr. Pogge said he thought that would be fairly minimal. Mr. Kocon wondered if there was a reason for the placement of the garage so deep into the lot, noting that if the garage were placed a few feet closer to the street it would reduce the impervious coverage. Mr. Pogge said moving the garage would make it nearly impossible to turn into the two -car garage. Mr. Buchanan asked about the maintenance of a drywell and if it might easily become clogged and thereby useless. Mr. Pogge responded that with any engineered solution there is a maintenance component; he noted there are different types of systems, some of which are easier to maintain. Mr. Pogge also pointed out that this would be recorded with the chain of title, so if there is a drainage issue in the future, the City does have recourse to take action to have the situation corrected. On a question by Mr. Spisak, Mr. Pogge said the City Engineer has offered to work with the property owner in designing the drywell system. Mr. May stated he understood the reasons for the additional setbacks and smaller garage, but said with the proposed water mitigations, the additional 2' at the back won't make a significant difference to the way the water flows into the yard. He noted that the smaller garage will magnify the current tightness that he is dealing with; a slightly larger garage will make it easier to get cars in and out, he said, as well as provide more space for two cars. Mr. Spisak asked about the type of foundation and type of construction. Mr. May said the garage will be on a floating slab and won't have to be more than 2' up in the rear, on cement block. Mr. Spisak noted that with a floating slab, the applicant will have to make up the grade difference between the edge of the slab and the lot line, whereas with a more traditional foundation, that slope wouldn't be an issue. Mr. Dahlquist said he had that same concern and asked whether the applicant planned to have a wall to eliminate the need to slope to the back property line or whether fill would be added for the two feet. Mr. May said a wall would be utilized and the grade of the yard stay as it is at the back. Mr. Wolden asked if there was a slope issue. Mr. May explained that the property does slope from the front of the house to the back; the apron at the front of the garage will slope with a drain in front of that for water control. Mr. Middleton opened the public hearing. Dean Hansen, property owner to the east of the May property, said he had no objection to the Mays having a garage, but said his property is downstream and he is concerned about runoff. He said if there is some solution to the runoff, such as a drywell or rain garden, he would have no objection to the garage. Mr. Pogge noted a letter had been received from the property owner to the south, 409 Holcombe, who had some concerns about the survey; he said if the Commission has similar concerns, it could require that a surveyor certify the current pin locations. Mr. May stated he had the corner locations marked when he purchased the property last year and all four irons were found. Lil Bancroft, 409 Holcombe, said there is a question regarding 2' at the back of her 3 City of Stillwater Planning Commission May 10, 2010 property, noting that stakes can be moved. She asked for more time to look into the matter to be sure that she is not losing 2 more feet of her property. No other comments were received, and the hearing was closed. Mr. Kocon asked whether the survey pin in question affects the larger question of the garage and impermeable surface or the location of the driveway; Mr. Pogge stated if the pin location at the right front of the property is off by 2' as suggested by Ms. Bancroft, the driveway could not be constructed, making the issue of constructing a garage a mute point. Mr. Malsam suggested the water mitigation is the main problem to deal with on this site and it appears the extensive conditions of approval do that. Mr. Kocon noted there is still an issue related to the size of the garage, with the staff recommendation that the size be reduced to 22x22'. Mr. Dahlquist said he felt the plans to use the back wall of the garage as a retaining wall removes his concern about the potential for a change in the grade of the lot and said he would be in favor of eliminating the condition that reduces the garage size. Mr. Dahlquist moved to approve the variance as conditioned, removing condition f (the requirement for a 22x22' structure), and adding a condition g confirming the lot line locations. It was noted the approval is for a 24x24' garage with a lot building cover of 27.8 percent. Mr. Malsam seconded the motion. Mr. Wolden noted that one of the conditions requires that an edge be built along the driveway and wondered whether that would stop before it gets to the parking pad; Mr. Pogge said it must be continuous all the way to the garage, with some type of intake for drainage water. Motion passed unanimously. Case No. 2010-16 A Comprehensive Plan Amendment and Zoning Map Amendment to amend the area at 1850 S. Greeley, 1792 S. Greeley, 1862 S. Greeley, 1825 and 1845 Industrial Blvd. from Business Park Industrial to Business Park Commercial. BWBR Architects, representing Stillwater Area Public School, Raymond Queener. Mr. Turnblad introduced the request. He stated School District 834 has outgrown its Early Childhood Family Education Center and is proposing to purchase the UFE property for a new location for that program. He reviewed the site and proposed use of the five parcels. He noted the discussion at this meeting is to focus specifically on uses. He stated the updated Comprehensive Plan designates this entire area as Business Park Industrial. He pointed out that all educational facilities are considered to be most compatible with residential zoning districts, but because daycare is at times considered to be compatible with a commercial setting, day care facilities are allowed in a commercial district with a special use permit. He said the proposal is to change the Comprehensive Plan to designate these parcels as commercial rather than industrial and rezone the parcels to Business Park Commercial, from Business Park Industrial. He said the issues to be considered are consistency with the Comprehensive Plan and compatibility with the neighborhood. He also enumerated the three recommended conditions of approval, should the Commission and Council approve the requested amendments. Mr. Kocon asked whether early childhood education is considered to be daycare. Mr. Turnblad stated the uses are essentially similar, but deferred to the School District representatives to address that issue. Mr. Kocon asked for a comparison of this request with a request from Valley Dance for a preschool program that came before the Commission several months ago. Mr. Turnblad said he thought that request was to allow the use by special use permit in an industrial district; this request is to rezone the property to commercial where the use is a permitted one with a special use permit. Mr. Malsam noted that there was concern during Comprehensive Plan discussions that there is very limited space for industrial uses in the City of Stillwater. Mr. 4 City of Stillwater Planning Commission May 10, 2010 Turnblad noted that when putting together a land use plan for cities, the desire is to have a good mixture and balance of various uses. Mr. Wolden pointed out the updated Comprehensive Plan changes the parcels at the outer corner of the BP -I district in question from commercial to industrial; this proposal would change the zoning of a parcel in the center of the district from industrial to commercial. In discussion, it was suggested that would amount to spot zoning. Mr. Turnblad suggested that if the Commission is leaning toward approving the request, it might want to consider leaving the zoning of the two corner pieces commercial to create a contiguous, 7-piece district. Mr. Dahlquist pointed out that schools are a permitted use in Business Park - Office and wondered about the ramification of changing the zoning to BP-O, rather than BP-C. Mr. Turnblad said going to BP-0 opens up a broader spectrum of educational uses, but he said that zoning might not fit as well as commercial with the neighborhood itself. Mr. Dahlquist pointed out that the City just completed its update of the Comprehensive Plan and the decision was made to zone this entire strip industrial, rather than commercial; he said he would like to get a feel for some of the conversations that took place during the development of the Comprehensive Plan. Mr. Turnblad said there was quite a bit of discussion about not wanting to lose the City's industrial base and the desire to create more distinct districts; Mr. Gag pointed out that consistent zoning was also a major emphasis of discussions. Assistant Superintendent Ray Queener was present, as well as the District's land broker and a representative of BWBR Architects. Mr. Queener explained the District has been looking diligently for sites for its early childhood programs for the last 18 months and said this site is attractive due to its location immediately across the street from the District administrative offices, as well as the complex of buildings. He said the green space at the site is another much -needed amenity. Mr. Queener explained the focus of early childhood education and early childhood special education programming; he said this proposal includes proposed partnerships with Courage Center St. Croix and Intermediate School District 916, which would be offering an auditory program for early childhood students. He said the intent is to co -locate services to meet the needs of families; he said access and location are important factors in the ability to co -locate services, which are advantages of this site. He said this programming is different than a school and is not a daycare, although there is a possibility there may be a relationship with a small, private daycare. Mr. Spisak asked if Early Childhood is a drop-off program or whether parents are always with their child; Mr. Queener said it has both components. Mark Lambert, the real estate representative, suggested this site is a "tweener" — not purely business nor industrial. Mr. Lambert suggested the Commission consider the nature of the buildings on the site, as that is in part is what is driving the District's interest. The buildings do not look like industrial buildings, he said. Mr. Middleton opened the public hearing. Roger Kuehn, owner of the building to the south of the site, 1902-1908 Greeley St., said his building is a mixed -use commercial building, with a variety of tenants. He expressed concern about the potential for traffic problems due to school bus drop-offs and pickups. Long-term he said he had some concerns about the viability of his buildings due to a concern that something going on in his industrial zone may affect the health of the children. He said he would like to work with the District people to get a better understanding of the proposal. Mr. Middleton pointed out that Washington County has requested that a traffic study be conducted to determine the impact on Greeley Street and Industrial Boulevard. Jim Schlute, co -CEO of Modernistic, owner of several parcels in the area including 1987 Industrial Boulevard, said his site includes 160,00 square -feet of manufacturing facility. It is 5 City of Stillwater Planning Commission May 10, 2010 industrial, he said, and they would like to keep it industrial. He stated they look forward to expanding the manufacturing facility in the future. He said on -average they have about 40 semi- trailers coming in to the area right next to the space that might be the playground on a daily basis. He showed the location of the loading dock area and said they are concerned about having kids in such close proximity. He said they have concerns about how the proposed mixed uses would work. He also expressed concern about bus traffic and employee/visitor traffic to the District's proposed facilities. He noted that there is only a small section of the City that is dedicated to industrial uses and said he would hate to see that too limited. Tim Berres, president of Modernistic, raised a question about the tax implications of taking something from industrial to commercial and what that means from a revenue standpoint to the City of Stillwater. He too spoke to the limited amount of industrial use in the area and not a lot of available industrially -zoned land. No other comments were received, and the hearing was closed. Mr. Queener responded to the traffic concerns. He nbted that early childhood programming is not a typical school day. Programs, he said, generally start after the normal school day and run 1-2 hours in the morning or afternoon, so the traffic will not be competing with the rush-hour traffic like a typical school. The only buses that will be running through the complex are those for the early childhood special education programs as mandated by law, he said. He said traffic will be very balanced throughout the day. He also stated the District has not done any site development work to this point and does not know where the playground will be located; he said the District would take into consideration all of the surroundings and take necessary precautions to protect students. Regarding the comment about mixed use, he noted that there are a lot of mixed uses along Greeley Street and this is not seen as an island in terms of use. Mr. Middleton asked about the number of employees. Mr. Queener said due to the nature of the programming, all staff is not present at any given time; he said there is a total of about 45 staff assigned to early childhood/family education, but they are not all present at the same time. Mr. Gag wondered whether the District administrative offices would move to the new site; Mr. Queener said the administrative offices would remain at the current location, but said there might be some community education staff placed there as well as other staff that currently is housed in classrooms throughout the district. Mr. Kocon said his biggest concern is with spot zoning and the loss of industrial zoning, which he called a finite resource. Mr. Dahlquist suggested that ECFE is, in fact, a school with a curriculum and professionally trained teachers, so it doesn't fit into either zoning — BP -I or BP-C; he pointed out that a school would be a permitted use in the BP-O, Business Park -Office, zoning. Mr. Gag noted that a school does not pay taxes, but said that is not the real issue — the issue is zoning. Mr. Dahlquist expressed concern that the City has just completed a nearly three year -long process of updating its Comprehensive Plan and said he had to respect the work of those involved in that process. Mr. Gag pointed out that the Planning Commission reviewed the Comprehensive Plan document on many occasions. Mr. Dahlquist suggested that if the school program was already at that site and the proposal was to wrap industrial around it, the room would be filled with people opposing that action; he suggested that if the school is allowed to go on the site in question, in future years it will reduce the amount of industrial area even farther due to the desire for increased buffering from neighboring uses. Mr. Wolden suggested that zoning the entire area industrial is somewhat wishful thinking, noting that most of the uses in the neighboring building are commercial in nature rather than industrial and the District offices are located right across the street with retail nearby. Mr. Wolden said the entire area currently has 6 City of Stillwater Planning Commission May 10, 2010 few uses that are truly "industrial." Mr. Gag said he was primarily struggling with the issue of spot zoning; Mr. Spisak and Mr. Malsam echoed that concern. Mr. Queener suggested that the Planning Commission will be faced with the same decisions if the District doesn't purchase the entire site and buildings, with one buyer proposing office use for one of the buildings and retail for another building, for example. Mr. Buchanan asked why the two properties to the north were rezoned industrial in the new Comprehensive Plan. Mr. Malsam said the intent was to make the zoning consistent so if the current businesses leave, then the new uses would have to be industrial. Mr. Kocon moved to recommend to the City Council to deny the requested rezoning and Comprehensive Plan amendment. Mr. Dahlquist seconded the motion. Mr. Buchanan said he drives by the area every day and thinks the early childhood program would fit in well with the area; he said the biggest issue for him is trying to surpass three years of planning and the citizen input that went into that. There was continued discussion of possible zoning scenarios. Mr. Queener said the classification of the use as "daycare" came about during discussions with staff as the use doesn't fit the traditional school model; he asked that Mr. Turnblad address that issue. Mr. Turnblad said there is nothing in the zoning ordinance that specifically classifies the uses associated with early childhood programs as education or daycare; in discussions, he said, the thinking was that the uses more closely fit the definition of daycare, if for no other reason than the age groups involved. Mr. Turnblad also stated that during discussion it was noted that if the use is classified education or school, the zoning must be BP-0 and staff didn't think that zoning fit in the area in question at all; that left classifying the use as daycare and the rezoning to BP-C, where the use is allowed by special use permit. Mr. Dahlquist noted this is a recommendation to the Council and the issues will be heard again by that body. Motion passed 6-2, with Mr. Wolden and Mr. Middleton against. Case No. 2010-17 A special use permit amendment to add antennas and cables to the existing monopole telecommunications tower for T-Mobile at 1790 Washington Ave. in the BP -I, Business Park Industrial District. Verna Garrison, T-Mobile, applicant. Mr. Pogge reviewed the request and staff findings. He reviewed the six criteria that must be met for the issuance of a special use permit for telecommunication towers, noting that all six criteria are met. He stated approval is recommended with four conditions as listed in the staff report. On a question by Mr. Middleton, Mr. Pogge listed some of the recent additions to the tower. Mr. Malsam asked whether this new antenna would fill up the usable space on the tower; the applicant said she did not foresee a fourth carrier requesting to add antennas. The applicant noted that this is a consumer complaint -driven request, rather than a request to add a new site. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Wolden moved approval as conditioned; Mr. Malsam seconded the motion. Motion passed unanimously. Case No. 2010-18 A variance request to the front yard setback for construction of a deck at 1316 Oak St. W. in the RA, Single Family Residential District. Justin Bigger, applicant. The applicant was present. Mr. Pogge reviewed the request and staff findings. He noted that staff found the request meets the three criteria for the issuance of a variance. Mr. Spisak asked if the applicant chose to utilize a concrete or brick terrace whether a variance would be required; Mr. Pogge said if the deck/patio is less than 18" high a variance is not required. Mr. Wolden stated he saw a number of similar decks in the area and wondered if all those decks have 7 City of Stillwater Planning Commission May 10, 2010 variances; Mr. Pogge noted this is a transitional area, with a different zoning district within a block where a variance would not be required. Mr. Bigger briefly explained the reason for the request. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Spisak said he supports the request and moved to approve as conditioned. Mr. Hansen seconded the motion. Mr. Dahlquist suggested the applicant had the opportunity to utilize other options, such as a patio, to accomplish the same purpose without a variance. Motion passed 7-1, with Mr. Dahlquist voting no. Case No. 2010-19 A special use permit for an outside patio at 1180 Frontage Road W. (Aristo's) in the BP-C, Business Park Commercial District. Samy Youssef, applicant. The applicant was present. Mr. Pogge reviewed the request and staff findings. Mr. Pogge addressed the difference between outdoor dining and picnic area, noting that if wait staff is available, the area is considered outdoor dining and the applicant must submit application to the Metropolitan Council for a Service Availability Charge (SAC) determination. If wait staff is not available, there would be no need for a special use permit, he said. If the Metropolitan Council determines the request will impact the sanitary service system and sets a SAC charge, the SAC and WAC fees must be paid prior to construction of the patio, he said. He reviewed the criteria for issuance of a special use permit and said the one area of concern is pedestrian access; he said staff is recommending, as a condition, that the applicant work with staff to develop a plan for reorientation of the parking/drive area. A representative of the applicant noted there are access points that might it very do -able for people to get in and out without having to use the area of concern with vehicle traffic. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Dahlquist moved to approve as conditioned, changing the wording of the second condition to indicate that the applicant work with staff to determine the best way to accomplish the goal of pedestrian safety. Mr. Buchanan seconded the motion; motion passed unanimously. Case No. 2010-12 A zoning text amendment on swimming pool safety enclosures. City of Stillwater, applicant. Mr. Turnblad said staff would request that the hearing be opened and continued. He said Councilmember Roush has asked that the parties who were involved in the discussion at the Council level meet and get closer together on some of the issues before going to public hearing. Mr. Middleton opened the public hearing. Mr. Dahlquist, seconded by Mr. Wolden, moved to continue the hearing. Mr. Turnblad reviewed some of the issues from the previous discussion. Motion passed unanimously. OTHER BUSINESS Case No. 2010-13 A zoning text amendment on solar panels. City of Stillwater, applicant. Mr. Pogge noted that the Council has directed staff to look at various options for solar panels. He said the issue is how the City can apply design standards, both for freestanding and roof top panels, and whether there should be different standards for the historic district. He stated he surveyed some communities in the metro area, as well as some outstate areas to see how those communities have addressed the issue. He asked members to forward any thoughts to him. He said staff will prepare a draft amendment for consideration at a later date. It was suggested that staff contact an institute or people in the industry when preparing the draft so the 8 City of Stillwater Planning Commission May 10, 2010 specifications are realistic. Mr. Pogge said he has been talking with a professor at the University of Minnesota who is knowledgeable about solar panel technology. Mr. Spisak said he would like to take a bit of the long view and include wind energy devises in this as well. Mr. Pogge said the City currently has height regulations that limit those devises, but agreed that is an issue the City should start thinking about. Mr. Kocon, seconded by Mr. Wolden, moved to adjourn at 10:20 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary 9 Planning Commission DATE: June 9, 2010 APPLICANT: Rick Schmidt CASE NO.: 10-20 REQUEST: A special use permit for outdoor seating and a variance to the parking requirements LOCATION: 229 Main St S COMPREHENSIVE PLAN DISTRICT: DMU - Downtown Mixed Use ZONING: CBD - Central Business District HPC DATE: June 7, 2010 REVIEWERS: Community Dev. Director PREPARED BY: Michel Pogge, City Planner BACKGROUND The applicant is seeking to develop a 5,431 square foot restaurant of which 2,954 square feet will be indoor restaurant space with the remaining 2,477 square feet as outdoor/ seasonal patio space at 229 Main St S. As part of the project, a 49 foot by 25.25 foot building addition is proposed to be constructed on the rear of the existing building. Outdoor seating will be located in two areas. First, 50 seats will be located in a portion of the walkway between Marx and this site that connects Main Street and Water Street. The walkway property belongs to the owner of 229 Main St S. Second, 36 seats are proposed to be located atop the new building addition. The plans received design review approval by the HPC on June 7, 2010. Overall, the Commission was satisfied with the plans and added a few minor conditions with are included in conditions for approval listed on pages 4 and 5. SPECIFIC REQUEST To proceed with this project, the applicant has made application for the following items: 1. A special use permit for a restaurant with outdoor seating. 2. A variance to parking standards for up to 47 parking spaces during the peak season and 20 parking spaces during the off-peak season. 229 Main St S Page 2 EVALUATION OF REQUEST Special Use Permit All restaurants and all outdoor seating related to restaurants in the Central Business District require special use permits. 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. Zoning Ordinance Parking - Currently there are four parking spaces on the property. All four will be eliminated when the addition is constructed. Generally, the lot is used by tenants and customers of the building. Based on the current retail use the site requires nine parking spaces and currently has four. With this change in use the City can only require additional parking for: 1) the four spaces being removed; 2) the new demand that is created from converting the space from retail to restaurant use; and 3) the demand created with the new building addition and outdoor patio area. This change creates a deficit of 47 parking spaces during the peak season when the patio is in use and 20 parking spaces during the off-peak season when the patio is not in use. A variance has been requested for these additional parking spaces and is discussed in detail in the variance section of the report. (2) Any additional conditions necessary for the public interest have been imposed. Architectural design - On June 7th, the HPC reviewed and approved, with conditions, a proposed design for the new patio and building addition. Miscellaneous • Plans will need to be approved by the engineering, fire and building officials before the issuance of a building permit. Specific issues are listed in the conditions below. • 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. (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. 229 Main St S Page 3 Variance As mentioned earlier, with the proposed removal of the parking area, the new building addition and the outdoor patio will generate the need for 47 parking spaces during the peak season when the patio is in use and 20 parking spaces during the off-peak season when the patio is not in use. 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. Past requests, have been in the range of one to 12 parking spaces making this request unique due to the high number requested. Additionally, in new construction situations the City has aggressively required the construction of new parking spaces. The existing set of circumstances with the size of the lot and the location of the existing buildings prevents the 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)(1)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". About the only consistent "alternative provision" that the City has required under these circumstances is that property owners purchase monthly parking permits for the required number of spaces. This encourages the parking user to park in lots that are a little further away from the site, allowing closer free parking to be used by visitors. The increased pressure on public parking facilities and their maintenance is also offset by the monthly payment. In keeping with past practices, staff finds the variance review criteria to be met. The commission should discuss the high number of spaces involved in this variance and if acceptable to the Commission, staff would recommend approval of the variance with the condition that the property owner be required to purchase 47 monthly parking permits from May 1 to September 30 and 20 monthly parking permits from October 1 to April 30 for this site. Walkway Today, south of proposed restaurant is a pedestrian walkway that connects Main St and Water St. Originally, this area was part of a building that was located on the site and burned down in 1951. For a number of years the area remained vacant and later was improved to become a pedestrian walkway. The walkway/open space is part of the property containing Autumn Cottage and the proposed restaurant. A temporary easement was conveyed to the City for a pedestrian walkway and allows the property owner to cancel the easement after a 30-day notice. As part of this plan, the applicant is proposing to maintain a five-foot pedestrian walkway along their south property line and construct a patio/outdoor dining in the northern section of the corridor. Today the walkway is approximately 23 feet wide. 229 Main St S Page 4 ALTERNATIVES The Planning Commission has the following options: 1. Approve the requests in whole or in part. 2. Deny the requests. 3. Continue the request for more information. The 60 day decision deadline for the request is July 16, 2010 and the next Planning Commission meeting is scheduled for July 12, 2010. STAFF RECOMMENDATION Approve the special use permit and variance as conditioned. CONDITIONS FOR APPROVAL If the Commission chooses to approve the project, staff would recommend the following conditions of approval: 1. Project shall follow the plans dated May 21, 2010 and date stamped June 3, 2010 as on file in the Stillwater Community Development Department. 2. No rooftop venting or other penetrations are allowed except those specifically shown on Sheet A2 of the plan set dated May 21, 2010 and date stamped June 3, 2010. 3. Prior to the issuance of a building permit an exterior lighting plan shall be submitted, reviewed, and approved by the City Planner. The lighting plan shall show the fixture type, wattage, height, location and exterior lighting intensity. All lighting shall be directed away from the street and adjacent properties. Light sources shall be shielded from direct view and protected from damage by vehicles and pedestrians. 4. Prior to the issuance of a building permit, a drainage plan must be submitted to, reviewed by and approved by the City Engineer. 5. Prior to the issuance of a building permit, the plan shall be submitted to the Middle St. Croix WMO for review and any changes to the plan required by Middle St. Croix WMO and found reasonable by the City Engineer shall be incorporated into the plans. 6. Prior to the issuance of a building permit the applicant shall submit all required permits for building in the flood fringe and evidence from a licensed professional engineer or architect that all local, regional, state and federal flood fringe development regulations are being followed. 7. All gutters, downspouts, flashings, etc. shall be of a color that matches the adjacent surface. 8. The street address of the building shall be displayed in a location conspicuous from Main Street. 9. All required landscaping shall be installed prior to final project inspection. 10. All trash dumpsters, grease dumpsters and other refuse containers shall be stored in the trash enclosure. 11. All construction activity shall conform to the City's noise ordinance. Construction during dry periods shall mitigate dust problems. 229 Main St S Page 5 12. All minor modifications to the final design review permit shall be approved in advance by the Community Development Director. All major modifications shall be approved in advance by the HPC. Determination of the distinction between "major" and "minor" shall rest with the City Administrator. 13. Continuous concrete curbing shall be installed to separate street parking areas from pedestrian walkways. 14. Any of the brick pavers that are disrupted along Main Street shall be salvaged and reinstalled before final inspection of the project. 15. Any of the street lights that are disrupted shall be salvaged and reinstalled before final inspection of the project. 16. No additional signage without approval of the Heritage Preservation Commission. 17. All new brick shall follow the color and style of the prick within the parapet of the existing 229 Main St S building. 18. The applicant shall explore removing the non -historic brick and if feasible, in consolidation with the City Planner, the original beam shall be exposed and restored. If the original beam is exposed on the facade then the applicant may replace the proposed wood columns with similar beams to the original beam. 19. Stone window deals and headers shall be installed in all new windows opening within the new building addition. 20. Stone caps shall be used on all masonry pillars. attachments: Applicant's Feint and packet PLANNING ADMINISTRATION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No: Date Filed: Fee Paid: ti WOO P V ?o/o -ono Receipt No.: 3S77 ACTION REQUESTED X Special/Conditional Use Permit X 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. PROPERTY IDENTIFICATION Address of Project 2' 9 54 • l f Assessor's Parcel No. € 2 . 030.024• 7 f • 043 (GEO Code) Zoning District Description of Project 30 D S4 res urah-1- W i >LG? ,do l-11 and krror dining "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 a,.9 SOUgh rY)a;h Mailing Address /Oaa NeS-Inui- S7'r City - State - Zip J! J; llWAr-tr, MN 55---o8o- Telephone No. 110 /— 35/! /rXpa Signature .(1( (S nat s required) Representative "R; ck Sehm;GL,/ Mailing Address /a E. C!1 esipu7 � City -State -Zip 6,4/IU. i-err, /,(/v 55m-a- Telephone No. 6,66/ "� J; Signature (Signature is required) PLANNING ADMINISTRATION APPLICATION FORM Lot Size (dimensions) / x /21? Land Area 9340 Height of Buildings: Stories Principal p\ Accessory N 4' Case No: Date Filed: Fee Paid: Receipt No.: SITE AND PROJECT DESCRIPTION Total Building floor area 4 /40V square feet Existing .5,26D square feet Feet NA" H:\mcnamara\sheila\PLANAPP.FRM April 9, 2008 Proposed 424 0 square feet Paved Impervious Area 3839 square feet No. of off-street parking spaces AAn• Exisf;hg -uunn6 ag. 3a40 sir ProPOSea( W eSfa uranf 13Jafg. 3aao S. 9re,eh Sao& e- Pervious 50 I S. Trash e/alg Paf%0610erti our) �379s: 7vfa / 5i )Le area_ 934 0 5.-F p 4 '$c /SG/• /14 gLadJ fry74Aoe se ,squaw � `� < 1oO 3 Sec Case 10-20 229 Main St S N A Feet 0 10 20 40 60 80 1 inch = 50 feet City of Stillwater, MN Community Development Department 216 North Fourth Street Stillwater, MN 55082 651-430-8820 — 651-430-8810 fax code data project team DEVELOPEMENT ARCHITECT CONST. MANAGER index to drawings A APPLICASILE BUILDING CODES 2007 MINNESOTA STATE BUILDING CODE kW •MENOMENTS INCORPORATINS THE FOLLOWING. B. SEISMIC IONE C. OCCUPANCY CLASSIFICATION C. CONSTRUCTION TYPE ALLOWABLE AREA IL ACTUAL AREA G. ALLOWASLE NO OE STORIES H. ACTUAL NO. OF STORIES ALLOWABLE HEIGHT 3003 ACCESSIBILITY CODE 20E16 INTERNATIONAL FIRE CODE 2006 INTERNATIONAL MECHANICAL CODE ZOOM MINNESOTA STATE PLUMBING CODE 2005 NATIONAL ELECTRICAL CODE 20134 COMMERCIAL SCOLDING ENERGY CODE 20136 INTERNATIONAL FUEL SAB CODE ..000 PER STORY abbreviations NYS OLE CUM HAF DEVELOPEMENT 106 FAST CHESTNUT STREET STILLWATER, MINNESOTA 55082 CONTACT: MICH. G. HOEFLER PHONE 651-351-1760 FAX: 651,30-0180 HAF ARCHITECTS, LLC 106 EAST CHESTNUT ST., SUITE 101 STILLWATER, MN 55082 CONTACT MICH. G. HOEPLER PHONE 651-351-1760 FAX: 651-430-0180 GEHNSOURCE 1. EAST CHESTNUT ST., SUITE 101 STILLWATER, MN 55082 CONTACT: MICHAEL G. HOEFLER PHONE 51-4300.01 800 51.1760 FA%.6 EGGS OLGNG :I. STOGTIONIS 420.2101111 Lon 1.47111TRISI location map material symbols PLAN & SECTION EARTH ROCK •a STONE VENEER CONCRETE PRECAST CONCRETE CONCRETE BLOCK STEEL / PLYWOOD FINISH WOOD ROUGH WOOD SAND RIGID INSULATION BATT INSULATION GYPSUM BOARD ARCHITECTURAL: TI TITLE SHEET EX-1 EXISTING SURVEY AS1 OVERALL ARCHITECTURAL SITE PLAN AO BASEMENT LEVEL PLAN Al MAIN LEVEL FLOOR PLAN A2 ROOF DECK LEVEL PLAN A3 EXTERIOR ELEVATIONS A4 EXTERIOR ELEVATIONS A5 PENTHOUSE ELEVATIONS A6 EXTERIOR ELEVATIONS A7 BUILDING SECTIONS PR PERSPECTIVE VIEW PR PERSPECTIVE VIEW PR PERSPECTIVE VIEW PR PERSPECTIVE VIEW PR PERSPECTIVE VIEW PR PERSPECTIVE VIEW PR PERSPECTIVE VIEW PR PERSPECTIVE VIEW P.O PICTURES OF EXISTING CONDITIONS P-1 PICTURES OF LOCAL STOREFRONTS SP-1 SAMPLES SHEET issue record date: description: sheet no. HAF ARCHITECTS HOEFLER ARCHITECTS LLD 06 EAST CHESTNUT S T. SUITE 101 STILLWATER. MN PHONE:51-351-1760 FAR. 651 430 0 1 B 0 SOUTO MAIN CONST. MANAGER /- *,,' .?' .. •• } HAIL .1 :'.I 1 %1111 HOEFLER 1 O-007 05 - 21 - 201 0 ISSUE CIATF DeecoloTION 5-21-1 D HPC SUBMITTAL .8 HEFT INFO NATION: TITLE SHEET T1 SOUTH MAIN STREET STILLWATER, MINNESOTA 55082 / _404, ........ „, ..... :Off! HAF f1,05.5,11.1.,T,CTS CTS 1.0u6 7 CHEST NI STILL;A°T' www.HAFAR -430-01130 cHITEcTs.com E OA 13 LI FE: T: 0 f I '.S. • //0„, 7,11,A,T t:oNtr,, DEM.-E'ER I I, s IT E1. M LVI' PERSPECTIVE. MICHAEL HOEFLER 10-007 MMH MGH 05-21 -2010 7=7. CIEEICRI4rION 5-21-10 HPC SUBMITTAL SMEE, INFORMATION. PERSPECTIVE VIEW PERSPECTIVE VIEW SCALEUS. PR F W F 1 4 re < 01 z z I- 2 I 91 141 - u 09 3 0001 -L071.1" 114 158 k. MICHAEL H OEFLER 01 01 01 1 aw 2 1— z Id z 0 w cn z cn x LLJ g a z 444 I 14 Na �}Q•;p•A�iU: a m -J o H a r3 W 2.2 z = tt m < 1 10 1 3 3 N 1 S N 3 1 V M 1 3 3 N 1 S NIVW H 1 fl O S a x ❑❑ n m na NN NOD ❑K tit J ) OS 21-2010 NIQlin9-..: OOH dH,Q 111111111111 133�15 �31`dM 10 E MAIN LEVEL FLOOR PLAN KEYNOTES 1. raised masonry pier with stone cap - see exterior elevations 2. rod Iron gates with lockable latch - march typical railing system see exterior elevations 3. rod Iron railing system 36" high - painted flat black 4. existing city provided handicap curb cut with tactile strip 5. existing city painted crosswalk 6. proposed masonry wood burning fireplace with spark arrestor cap - see exterior elevations 7. gas light fixture - see exterior elevations 8. concrete patio with stain color mix 9. concrete sidewalk - standard broom finish 17. wood fired pizza oven module with approved venting - see exterior elevations 18. pizza bar built-ins 8 seating - see exterior elevations 19. remove eoisiring city boardwalk/raisedramo and steel guardrails to accommodate excavation replace with new ramp and relocate railings to original condition. 20. prefinished downspout - terminate to below concrete sidewalk and daylight through 13. concrete slab concrete curb. 10. trash dumpster 11. hollow metal door and frame - 3'-0" wide x 6'-8" high prime and paint black - Iocable 12. hollow metal door and frame 4.-0" wide x 6'-8" high 14. face brick wall over concrete masonry backup - see exterior elevations 15. line of overhang above - see exterior elevations 16. 84" diameter raised firepit - (gas) seating module - see exterior elevations 21. exterior wall construction - face brick cladding - see exterior elevations 22. solid oak door with glazed panel - see exterior elevations 23. existing concrete purged exterior wall- see exterior elevation s 24. provide new face brick clad over existing backup wall - see exterior elevations 25. steel column wide flange storefront support 26. raised steel panel storefront system - see exterior elevations 27. false brick In011 window with canopy above - see exterior elevations 28. line of canopy above - see exterior elevations 29. existing city walk - patoh at excavated areas 30. existing fire hudrant 31. existing Iigth fixture 32. existing handicap parking stall 33. existing parking to remain 34. provide new wood reseed panel storefront with column seperater and wood window infl11 - see exterior elevations 35. appollo maple trees - 3 thus. 36. dosed line indicates beam above - provide "flat" roll -our awning and track within beam 37. dry access through connection to water street 38. existing marx resturant 39. existing autumn cottage 0 i Al I D E WI A L K 4 abm ana j ml 1 1 C ] C bar area • "e lac 11 E II 03 IN ■I Itte410, wk. 01 22 .i..i� . • 1g iI' nclosure 0 0 046 ffi ADDITIONAL PARKING STALL ADDITIONAL PARKING STALL ADDITIONAL PARKING STALL FLOOR PLAN 1.555'--� a P. HAF ARCHITECTS HCEILER ARCHITECTS LLC 106 EAST CHESTNUT ST. SUITE 1 0 1 STILL WATER. MN PHONE: v A x: e 5 1- 4 3 0 0 1 B a REsTALJRANT ,• l\ h\LR<l In i1.i1i\� H AF ti P: S I . h: s f , 'l I.: • MMH MGH ❑5-21-2010 ISSUE DATE 5-21-10 DESCRIPTION HPC SUBMITTAL 80•87 INFORMATION: FLOOR PLAN Al SCA-621fi'"t'A- LLJ LLJ D 0 ,a4 .• 40 • • • • • • • • • • • • • • • • ROOF DECK LEVEL PLAN •11 VLJ • • • • • • • • • • • • rA„ ifloor plan keynote legend 1 2' 0" square prep. concrete pato pavers 2 set atop raised precast - pints shall remain Peen" for roof drainage " square tabletops and Pam 342 bight steel guardrail - painted balck - see exterior elevattons anodized aluminum storefront wth 1" Insulated clear glass 5. preficshed meta,. flashing -see extenor evelatIons 6. My hdewalk/boardwalk below 7. trash roof/building below A not used 9 patio below - see main level plan 10 Cetal reoNgelvenued) suspended from building 11 pas wood fired oven chimney with spark ..iester 12. mem. autum cottage roof 13. existing iewlers roof 14. existing can, resturant roof 15 exiMng roofing to reach 16 sPel beam - see extenor elevations 12 operable storefront overhead windows below - see cap level plan p.n 18 fireplace stone cap - see main level I 19 proposed new roof dram and tapered insulation and 041MkiAln _ 20. proposed new prefwshed metal000 rlin,ow scupper - 2. above roof dram inammu 21 proposed new Wed. cut-off hiall pack ligth 22 eire - no foneard throw euxistmg face bock wall facade - clean and iock - point as . to 23 provide new roof flashing am he provide new wall construction 21 witerior wall construction - face Pck cladding see extenor elevations 25 dashed line indlcates fait roof above - PrOwde tapered insulation to roof downspou3 sleeved into roof above 26 preficshed downspout Prrenate to below paver - see exterior elevations 27 roof scupper and downspout see extenor elevations 28. stooped tapered roof 29. sunbxella fabrx 30. air conditioner cod HAF ARCHITECTS HOEFLER ARCHITECTS LLC 106 EAST CHESTNUT ST. SUITE 101 STILLWATER, MN PHONE: 65 1 -35 1 - I 760 F A X. 65 1 -430-0 1 80 WWW.HAGARCHITECTS COM 'X S' 1. /1,. **<-' 7,110.1 10 11171M. ffl o, II -ST 11 F. 3 I I.' I. It! \ PERSPECTIVE 05-21 - 20113 ISSUE DATE OESC*1•11014 6-21 -1 0 H PC S s2 MITTAL ROOF DECK LEVEL PLAN A2 EXTERIOR ELEVATIONS KEYNOTES existing grade to remain asphalt to be removed - see plan for concrete walk locations south main street - see site plan water street - see site plan existing purged concrete wall to remain - concrete stain - see samples sheet proposed addition to existing building - see plan 6. pizza bar with grille and brick clod chimney - see plan for details 7. sunbrelle fabric awning - see samples sheer for examples of colors and styles 8. new proposed swinging metal frame with aluminum storefront window - see samples sheet for more info 9. new proposed oak wood doors 10. new steel beam above proposed storefront windows 11. new steel columns supporting steel beam above steel frame and aluminum storefront 12. existing diy side walk - see site plan 13. existing dry ramp 14. outdoor fire pit area - see samples sheet 15. double hung wood window painted black with spandrel glass 16. new modular face brick to match existing building - see samples sheet 17. proposed penthouse addition over new addition - see roof deck plan 18. metal canopy roof system with steel tie rod connectors to building over pizza bar area 19. new modular face brick pier with wrought Iron gate / fence - see samples sheet 20. proposed new woad storefront painted black - color & style to match existing local storefront - see exist. buildings sheet 21. new historic style rod Iron fence - see samples sheet 22. proposed outdoor fireplace clad In brkk - color to march existing tan brick 23. new steel boom attached from building to new outdoor fire place 24. new wrought iron gate to match historic style railing - see samples sheet 25. all existing tan brick to remain - see existing building condidtions sheet 26. existing MARX wine bar building 27. existing AUTUMN COTTAGE building 28. existing GALAAS JEWELERS building 29. proposed signage location - 25 sq. ft. - see samples sheet for logo 30. all existing trim pieces / decorative features to remain - see existing conditions sheet for more Info 31. existing wall from previous building 32. gas Tight fixture 32a. proposed new dumpster endosure - see plan 33. SUNBRELLA fabric flat awning 33a. new hedge - see plan 34. existing railing 34a. existing FREIGHT HOUSE building 35. prefinished metal fascia cap 36. roof downspaols 37. cut off type wall pack light fixture 38. overflow scupper 39. wrought iron 36" high fence 40. face brick thin veneer brick bar fascia 41. woad fired pizza oven w/ approved vent & spark arrestor 42. face brick chimney enclosure 43. new facebrkk infIll 44. line of penthouse top of roof beyond 45. stone cop 46. lcd tv 47. wood mantle 48. stone hearth 49. firebox 50. fireplace m ���1 ibis_1 "7 -zlii tll:::i61•-I Ilk eOiiiiil.II - 111111.11111 I EXTERIOR ELEVATION CALE 116'=1'ff is,trof well el. 119'-6 vrop of masonry pier el. 103' 4" MAIN STREET emitno °EXTERIOR ELEVATION A3 SCALE:116•r'ff exisiting galaas jewelers existing autumn cottage south main street 111111111111111111111111111111111 Pmpos. add., II1III111111I11111II111III1IIIIII111III111II1I1III1II11IIIIIIIIII1111I1I111II1111II11IIIII1IIIII111II1111II1111II11IIIIIIIIII111111101111II1111I1IIIII1IIII1I1II11111111II1IIII1IIIII top of roof eI. 123 A toopfof wall 122'-0 S fop of parapet., el. 116-6 top of rooftop patio el. 113-0 exist. ramp l. vote eff WATER STREET HAF ARCHITECTS HCEFLER ARCHITECTS LLC 06 EA S CHESTNUT S T. SUITE 1 0 1 S T I L L W A T E R. MN PHONE: 651-351-176C1 05-21-201❑ CIATE 5 21-1 0 Ha0 SUBMITTAL EXTERIOR ELEVATIONS WATER STREET EXTERIOR ELEVATIONS KEYNOTES 1. existing grade to remain asphalt to be removed - see plan for concrete walk locations 2. south main street - see site plan 3. water street - see site plan 4. existing purged concrete wall to remain - concrete stain - see samples sheet 5. proposed addition to existing building - see pion 6. pizza bar with grille and brick clad chimney - see plan for details 7. sunbrella fabric awning - see samples sheet for examples of colors and styles 8. new proposed swinging metal frame with aluminum storefront window see samples sheet for more Info 9. new proposed oak wood doors 10. new steel beam above proposed storefront windows 11. new steel columns supporting steel beam above steel frame and aluminum storefront 12. existing city side walk - see site plan 13. existing city ramp 14. outdoor fire pit area - see samples sheet 15. double hung wood window painted black with spandrel glass 16. new modular face brick to match existing building - see samples sheet 17. proposed penthouse addition over new addition - see roof deck plan 18. metal canopy roof system with steel He rod connectors to building over pizza bar area 19. new modular face brick pier with wrought Iran gate / fence - see samples sheet 20. proposed new wood storefront pointed black - color & style to match existing local storefront - see exist. buildings sheet 21. new historic style rod iron fence - see samples sheet 22. proposed outdoor fireplace clad in brick - color to match existing tan brick 23. new steel beam attached from building to new outdoor fire place 24. new wrought Iron gate to match historic style railing - see samples sheet 25. all existing tan brick to remain - see existing building condidtions sheet 26. existing MARX wine bar building 27. existing AUTUMN COTTAGE building 28. existing GALAAS JEWELERS building 29. proposed signage location - 25 sq. ft. - see samples sheet for logo 30. all existing trim pieces / decorative features to remain - see existing conditions sheet for more info 31. existing wall from previous building 32. gas Tight fixture 32a. proposed new dumpster enclosure - see plan 33. SUNBRELLA fabric flat awning 33a. new hedge - see plan 34. existing railing 34a. existing FREIGHT HOUSE building 35. prefinished metal fascia cap 36. roof downspouts 37. cut off type wall pads Tight fixture 38. overflow scupper 39. wrought iron 36" high fence 40. face brick thin veneer brick bar fascia 41. wood fired pizza oven w/ approved vent & spark arrestor 42. face brick chimney enclosure 43. new facebrkk Infill 44. line of penthouse top of roof beyond 45. stone cap 46. Icd iv 47. wood mantle 48. stone hearth 49. firebox 50. fireplace 1 EXTERIOR ELEVATION A4 SCALE 3/10 .1.Ir WATER STREET EXTERIOR ELEVATION Ail- iiiiiii 0 } 11! 11111 ''11111 SOUTH MAIN STREET HAF ARCHITECTS HOEFLER ARCHITECTS LLC 106 PA S T CHESTNUT S T. SUITE 1 0 1 S T I L L w A T E R, M N PHONE: E: 651-351-1760 6514 30 0 1 S 0 CONS, mAmAsew DEVELOPER / OWNER I, P; .ti ty-% f ■ IS 1)1,0 A I „-„eMICHAEL HOEFLER MOH 05-21-2010 Issue DATE DEBERIPTION HPC SUBMITTAL EXTERIOR ELEVATIONS A4 SCALE311Ex110. c EXTERIOR ELEVATIONS KEYNOTES 1. existing grade to remain asphalt to be removed - see plan for concrete walk locations 2. south main street - see site plan 3. water street - see site plan. 4. existing purged concrete wall to remain - concrete stain - see samples sheet 5. proposed addition to existing building - see plan 6. pizza bar with grille and brick clad chimney - see plan for details sunbrello fabrk awning - see samples sheet for examples of colors and styles 8. new proposed swinging metal frame with aluminum storefront window - see samples sheet for more Info 9. new proposed oak wood doors 10. new steel beam above proposed storefront windows 11. new steel columns supporting steel beam above steel frame and aluminum storefront 12. existing dry side walk - see site plan 13. existing city ramp 14. outdoor fire pit area - see samples sheet 15. double hung wood window pointed black with spandrel glass 16, new modular face brick to match existing building - see samples sheet 17. proposed penthouse addition over new addition - see roof deck plan 18. metal canopy roof system with steel tie rod connectors to building over pizza bar area 19. new modular face brick pier with wrought iron gate / fence - see samples sheet 20. proposed new wood storefront pointed bled - color 8 style to match existing local storefront - see exist. buildings sheet 21. new historic style rod Iron fence - see samples sheet 22. proposed outdoor fireplace clad in brkk - color to match existing tan brick 23. new steel beam attached from building to new outdoor fire place 24. new wrought iron gate to match historic style railing - see samples sheet 25. all existing tan brick to remain - see existing building condidtions sheet 26. existing MARX wine bar building 27. existing AUTUMN COTTAGE building 28. existing GALAAS JEWELERS building 29. proposed signage location - 25 sq. ft. - see samples sheet for logo 30. all existing trim pieces / decorative features to remain - see existing conditions sheet for more info 31. existing wall from previous building 32. gas light fixture 32a. proposed new drnnpster enclosure - see plan 33. SUNBRELLA fabric Hat owning 33a. new hedge - see plan 34. existing railing 34a. existing FREIGHT HOUSE building 35. prefinished metal fascia cap 36. roof downspouts 37. cut off type wall pack Tight fixture 38. overflow scupper 39. wrought iron 36" high fence 40. face brick thin veneer brick bar fascia 41. wood fired pizza oven w/ approved vent 8. spark arrestor 42. face brick chimney enclosure 43. new facebrkk Infill 44. line of penthouse top of roof beyond 45. stone cap 46. lcd tv 47. wood mantle 48. stone hearth 49. firebox 50. fireplace PENTHOUSE ELEVATION • 11 HAF ARCHITECTS HOEFLER ARCHITECTS LLC 106 EAST CHESTNUT ST. S U I T E 1 0 1 S TI LLWATE R, MN PHONE:551-351-1760 EA 65 1 4 a O O 1 B 0 SOUTH MA CONST. MANAGER DEVELOPER r OWNER ft F; 3 L K 8"E 31' 1; ■ CJ 1/ L.11 P \( I; A r W,1:351. 176 MgICHAEL HOEFLER 1000y MMH NIGH 05-21-2010 ISSUE DATE DESCRIPTION 5-21-10 HPC SUBMITTAL PENTHOUSE ELEVATIONS °PENTHOUSE ELEVATION A5 0ls+1'-0' PENTHOUSE ELEVATION A5 EXTERIOR ELEVATIONS KEYNOTES 1. existing grade to remain asphalt to be removed - see plan for concrete walk locations 2. south main street - see site plan 3. water street - see site plan 4. existing purged concrete wall to remain - concrete stain - see samples sheet 5. proposed addition ro existing building - see plan 6. pizza bar with grille and brills clad chimney - see plan for details 7. sunbrella fabric awning - see samples sheet for examples of colors and styles 8. new proposed swinging metal frame with aluminum storefront window - see samples sheet for more Info 9. new proposed oak wood doors 10. new steel beam above proposed storefront windows 11. new steel columns supporting steel beam above steel frame and aluminum storefront 12. existing dh side walk - see site plan 13. existing city romp 14. outdoor fire pit area - see samples sheet 15. double hung wood window painted black with spandrel gloss 16. new modular face brick to match existing building - see samples sheet 17. proposed penthouse addition over new addition - see roof deck plan 18. metal canopy roof system with steel tie rod connectors to building over pizza bar area 19. new modular face brick pier with wrought iron gate / fence - see somples sheet 20. proposed new wood srorefroM painted block - color & style to match existing local storefront - see exist. buildings sheet 21. new historic style rod iron fence - see samples sheet 22. proposed outdoor fireplace clad in brick - color to match existing tan brick 23. new steel beam attached from building to new outdoor fire place 24. new wrought Iron gate to match historic style railing - see samples sheet 25. ell existing tan brick to remain - see existing building condidtions sheet 26. existing MARX wine bar building 27. existing AUTUMN COTTAGE building 28. existing GALAAS JEWELERS building 29. proposed signage location - 25 sq. ft. - see samples sheet for logo, 30. all existing trim pieces / decorative features to remain - see existing conditions sheet for more Info 31. existing wall from previous building 32. gas Tight fixture 32a. proposed new dumpsrer enclosure - see plan 33. SUNBRELLA fabric flat awning 33a. new hedge - see plan 34. existing railing 34a. existing FREIGHT HOUSE building 35. prefinished metal fascia cap 36. roof downspouts 37. cut off type wall pack light fixture 38. overflow scupper 39. wrought iron 36" high fence 40. face brick thin veneer brick bar fascia 41. wood fired pizza oven w/ approved vent 8 spark arrestor 42. face brick chimney enclosure 43. new focebrkk infill 44. line of penthouse top of roof beyond 45. stone cap 46. led ry 47. wood mantle 48. stone hearth 49. firebox 50. fireplace iiiiiiiiiiiiil=iiiii iiiiil south main street OVERALL EXTERIOR ELEVATION ecoLfi 10'•1'-0- IfIJGldd,IsI I. rinfhld= L south main street ® w 1 IIIIIIIIIIIMIIIIIIIIIIIIIIIIIIIwIIIIIfiA'IIIIIIIIIIIIIIIIIIIII,I1iIiI,IIIIIII,III,III0IIIIIIIIIIOIRII6'IIIIIiIJIIIIiIllJ.J.IIII,I[I1IIII101111111111111ViIV1111i1li16116611111,11111161111111IJIIIIIII,IIIIILIIII,liM1111,6111111111111111111671Vlillpillllllllllllllllllllllllllllllll,illl116111111illplillllll,llllllll1161111t11I 1 �I�IIIItiIIIII IIIIII LI: Ii IilililciiI 27 dUUUULI L UU �IIJII'fit*fIl S I'11'lll'1;11= f�1111f1�:�lfJ• 1.iJ�l ljl:i south main street HAF ARCHITECTS MOEFLER ARCHITECTS LLC 06 EA S T CHESTNUT S T. SUITE 1 0 1 S T I L L W A T E R, MN PHONE:7 6 0 FAX. 6 5 1 43O 01 S 0 IZR'OCSTED RESTAURANT COAST. MANAGER 11 L DEVELOPER / OWNER 10-007 MGH ❑ 5 - 21 - 2010 NV ISSUE DATE DESCRIPTION 5-21-10 HPC SUBMITTAL EXTERIOR ELEVATIONS EXTERIOR ELEVATION WITH AWNING OUT to+ro EXTERIOR ELEVATION WITH AWNING ROLLED IN A6 dUUUULI L UU �IIJII'fit*fIl S I'11'lll'1;11= f�1111f1�:�lfJ• 1.iJ�l ljl:i south main street HAF ARCHITECTS MOEFLER ARCHITECTS LLC 06 EA S T CHESTNUT S T. SUITE 1 0 1 S T I L L W A T E R, MN PHONE:7 6 0 FAX. 6 5 1 43O 01 S 0 IZR'OCSTED RESTAURANT COAST. MANAGER 11 L DEVELOPER / OWNER 10-007 MGH ❑ 5 - 21 - 2010 NV ISSUE DATE DESCRIPTION 5-21-10 HPC SUBMITTAL EXTERIOR ELEVATIONS EXTERIOR ELEVATION WITH AWNING OUT to+ro EXTERIOR ELEVATION WITH AWNING ROLLED IN A6 THE BIRTHPLACE OF MINNESOTA Planning Commission Report DATE: June 9, 2010 CASE NO. 2010-21 APPLICANTS: Mark Fabel, McGough Curt Geissler, Lakeview Hospital PROPERTY OWNER: Lakeview Health Systems REQUEST: Special Use Permit for Emergency Department Expansion LOCATION: 927 West Churchill Street COMPREHENSIVE PLAN GUIDING: LDR, Low Density Residential LMDR, Low/Medium Density Residential ZONING DISTRICT: RA, Single Family Residential RB, Two -Family Residential PLANNING COMMISSION HEARING: June 14, 2010 CITY COUNCIL HEARING: July 6, 2010 CASE REVIEWED BY: Tom Ballis, Assistant Fire Chief; Torry Kraftson, Assistant City Engineer; Mike Pogge, City Planner; Cindy Shilts, Building Official REPORT WRITTEN BY: Bill Turnblad, Community Development Director BACKGROUND Lakeview Health Systems is proposing the expansion of its Emergency Department (ED) at Lakeview Hospital. Six additional emergency patient rooms would be added and the six existing emergency patient beds would be housed in individual rooms. The net effect will be 12 emergency patient rooms instead of the six current emergency patient beds. To accommodate this improvement in emergency care a 4,200 square foot addition is proposed to the ED and about 4,000 square feet of the existing ED area will be remodeled. Lakeview Hospital ED Expansion June 9, 2010 Page 2 Also, in order to better manage emergency patient transfer from the ambulance to the hospital a 1,600 square foot enclosure is planned to receive the ambulances. Currently patient transfer occurs in the open under the Emergency Department canopy. The Lakeview Hospital site is zoned RA and RB for one and two family homes. In these residential zoning districts, hospitals are allowed by Special Use Permit (SUP). Lakeview Health Systems operates the hospital under a SUP. Each time an addition or exterior improvement is proposed, a SUP is requested. SPECIFIC REQUEST Lakeview Health Systems has requested a Special Use Permit to allow improvements to the Lakeview Hospital Emergency Department. COMMENTS In the last few years Lakeview Hospital has come before the Planning Commission with several Special Use Permit requests for additions and exterior changes. During those hearings several key performance standards have emerged. Those are the primary issues for this project as well. Each is listed and discussed below. Landscaping To accommodate a new water quality basin that will be required by the Middle St. Croix WMO, a number of trees and shrubs will have to be removed from the north side of the Emergency Department entrance on Greeley. Dogwood will be planted around the edge of the basin. The one new tree that will be planted will be next to the new ambulance enclosure. Plan sheets 200.CG and 200.LP (see attachments) show this. The existing oak and maple trees that are currently north of the emergency entrance will remain in place. As seen in the landscaping plan, foundation plantings will be provided around the new addition. Surface water management The ED addition is located where parking spaces now exist, which is to say that there will be only a minimal increase in impervious surface. None the less, a new water quality basin will be required by the Middle St. Croix WMO since more than 10,000 square feet of area will be disturbed during construction. The WMO is scheduled to consider the project on July 8, 2010. Lakeview Hospital ED Expansion June 9, 2010 Page 3 Traffic and Parking Traffic circulation will not be impacted by the proposal. Both internal and external circulation will remain essentially the same. Patient and ambulance traffic volume is not expected to change substantially with the Emergency Department expansion. Though the number of emergency room beds are doubling from six to 12, the number of emergency calls is not expected to double. Instead, the doubling of beds will give the hospital the ability to handle larger emergency incidents. The total number of parking spaces will be reduced as a result of the ED expansion. Currently there are 572 on -site parking spaces for the hospital. The total number of spaces after the project is completed will be 558. However, since the clinic is no longer located on the property, the total number of required spaces is now only 377. Therefore, the loss of spaces will not reduce the number of spaces below what is required. Exterior Building Materials The exterior of the ED addition will be brick. Its color will complement the existing brick. Rooftop Mechanical Units An air handler and a condensing unit will be added to the roof of the ED addition. Their locations can be seen in the attached drawing entitled "Bird's eye view from the northwest" (Sheet 4). The air handler has dimensions of 24' x 5' by 5.5' and the condenser is 5' x 5' x 4'. The rooftop equipment is not proposed to be screened. Though it is possible to screen the equipment with mounted louvers, the screening would draw more visual attention to the equipment than leaving it unscreened. Lakeview Health System's acoustical engineer and mechanical contractor are working on a solution to decrease the noise from the units so that the decibel levels will not exceed the City's noise ordinance standards. They are considering the addition of a sound blanket within the metal frame of the condensing unit, and relocating it to the other side of the air handler. The acoustical report and mitigation details will be available at the Planning Commission meeting. ALTERNATIVES The Planning Commission has the following alternatives. 1. Recommend that the City Council approve the request with the following conditions: Lakeview Hospital ED Expansion June 9, 2010 Page 4 a. The Middle St. Croix Water Management Organization (WMO) rules shall be satisfied in terms of stormwater management and erosion control. Prior to issuance of a building permit, the grading plan for the project must incorporate the WMO rules and be approved by the City Engineer. b. The hospital shall present supporting information to the City Council concerning noise levels/mitigation for the new condenser as it would be perceived from surrounding residences. 2. Recommend that the City Council deny the request. 3. Table the request for more information. RECOMMENDATION If the rooftop units' acoustical report and mitigation plans are found satisfactory to the Planning Commission, staff would recommend approval of the Special Use Permit request with the conditions noted above. Attachments: Neighborhood Air Photo Applicant's Narrative Letter Application Materials r Lakeview Hospital ED Expansion June 9, 2010 Page 5 1 McGough Five C;e;pertiIionr; 13Care May 21, 2010 Bill Turnblad Community Development Director City of Stillwater 216 Fourth Street North Stillwater, MN 55082 RE: Lakeview Hospital - Emergency Department Expansion Special Use Permit Request Dear Bill: We are pleased to submit this request for a special use permit on behalf of Lakeview Hospital. As the community's emergency treatment needs continue to grow, Lakeview Hospital has recognized the importance of expanding the emergency department's (ED) ability to provide care. The proposed ED project includes a 4,200 square foot building addition while also remodeling approximately 4,000 square feet of the existing emergency department. In addition to the ED expansion the project includes a 1,600 square foot, ambulance drop off enclosure that will better protect patients from the outdoor environment at arrival. The proposed project alters greater than 10,000 sq. ft. of land at the site and thus will require a watershed management plan to be submitted to the Middle St. Croix Watershed Management Organization. We anticipate that the watershed administrator will review the plan in June and recommend an approval at the organization's meeting on July 8, 2010. In anticipation of this request we have sent out an invitation to the neighbors to inform them of a neighborhood open house that has been scheduled for Wednesday, June 2nd from 6:30 to 7:30 at the hospital. Project representatives will be available to answer any questions that the adjacent property owners may have regarding the proposed project. Thank you in advance for your consideration and we look forward to the opportunity to discuss this project in more detail at the technical review meeting on May 28, 2010. Sincerely, Mark Fabel McGough 651-634-4687 2737 FAIRVIEW AVENUE NORTH PH: (651) 633-5050 ST. PAUL,, MINNESOTA 55113-1372 FAX: (651) 633-5673 Exterior Rendering View from Greeley at Emergency Department Entrance Drive LAKEVIEW HEALTH BWBR Architects / 2010.006.00 / June 3, 2010 SHEET INDEX 200CC REF 20005 200CG 2005W 200CU 210CD 200LP CML COVER SHEET EXISTING CONDITIONS CIVIL SITE PLAN CIVIL GRADING, DRAINAGE, & EROSION CONTROL SWPPP CML UTILITY PLAN CIVIL DETAILS LANDSCAPE PLAN LAKEVIEW HOSPITAL ED EXPANSION STILLWATER, MN VICINITY MAP PROPOSED SITE LOCATION WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/ OR RELOCATION OF UNES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651.4540002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. P44. BEFORE, 199 S03 Gopher State One CaII TWIN GOY AREA: 651-45S-0002 TOLL FREE 1-800-252-1166 0 0 ®0 U 0 DVR LEGEND LAMA. MANIPLE STOW NAANE m SASS CLAMP HSWPT POST N6CATO0 VALUE UGH1 P41E P14.m POLE so, (gyp SOW* SOIL MOM O SATES AA1441E O TELEPHONE 401441E o VIWtt00001E Q awn MANHOLE - WARN WSW - Swamp sow. HANWEAP PAWNS MEMOS OF FLOW • 0.0111.10-10,1 .�-.P,..� GMTOM9 u-L—PS---- STOW SESw ------ SAMPAN MUMPS SLY SINCE +P aTMeeseesMiREGRifOI MTVWe T EA9bFxT UNE -...— — L9pmm0.ID SSE UWE.M41ND CAL M OWASSA EDAM PROJECT TEAM GENERAL CONTRACTOR MC GOUGH 3555 9TH STREET NW SUITE 100 ROCHESTER, MN 55901 CIVIL ENGINEER LOUCKS ASSOCIATES 7200 HEMLOCK LANE SURE 300 MAPLE GROVE, MINNESOTA 55369 ARCHITECT 8W8R 380 ST. PETER STREET SUITE 600 ST. PAUL, MN 55102 MARK FABEL TEL: 507-5364870 FAX: 507.5364867 JON DONOVAN TEL: 763-496-6724 FAX: 763-424-5822 DUSTIN REHKAMP TEL: 651-290-1990 FAX: 651-222-8961 LAKEVIEW HOSPITAL A member efLwf3Pir3 Hata ED Expansion B 'CHI EC S Lawson Commons 380 St Peter Smx4 Suke 600 Sauna Paul, MN 55102-1996 651.222.3701 LOU(_KS ASSOCIATES PAPA{ • C,906Mms • W9nwlY{ ILHAImAS . [pia • .n,w03, AEON TmMNLA99r6 Orc owl P wIWASFEWm wEirnar' "+stALA ormot1 Ta.SSErmP.n+NSma w.Swr puib1YDav+S-R 4a9 6m1/m10 LIss.NA 0.. Imn DAP P9elhe6n.Fv C6•E 5011616161 05.21-10 111111.1 D,.a. MsIs&osNV PW ans 00® Stmt. mFMYBo+..sW° els MM. ShrPfine FW PESIGEOsSOP Wm WOMAN MUG C•AwcAon SCAM NAM WOW'NAIMMIN ONVINVOINAI MOM LMUm1T AN W0m OMOWNf Walt WW.OV/NP D.S 96R12010 ade114N a.ae6 2RM6m600(Rp960) J5D 91.110e CM. COVER SHEET Shea No 200.CC Copyright BWHIL AseLieen Site Plan: Existing Existing Hospital Existing Greeley Clinic Buil. ing Existing Parking Deck 0 LAKEVIEW HEALTH Existing Building Total Area = 202,200 sf Building Footprint = 103,398 sf Building Height = 50'-3" from main level to roof of penthouse (64'-6" from lower level) Existing Setbacks Greeley = 84' Churchill = 160' Everett = 24' PARKING REQUIREMENT COMPARISON EXISTING PROPOSED AFTER ADDITION ZONING REQUIRED 0 175 350 525 700 BWBR Architects / 201 0.006.00 / May 21, 2010 Site Plan: Proposed Emergency Department Addition Existing Hospital Existing Greeley Clinic Buil ing Existing Parking Deck LAKEVIEW HEALTH Existing Building Total Area = 202,200 sf Building Footprint = 103,398 sf ED Renovation Addition • Horizontal Expansion at Lower Level • 1-Level ambulance drop-off at 1,600 sf • 1-Level Emergency Department Expansion at 4,200 sf (structured for future 2nd Level) • 14'-3" from Lower Level to Roof Deck • Air Handler (RTU) 24'-0" x 5'-0" x 5'-6" High • Condensing Unit 5'-0" x 5'-0" x 4'-0" BWBR Architects / 2010.006.00 / May 21, 2010 Massing: Existing Site Birdseye View from Northwest LAKEVIEW HEALTH Existing Main Entrance Existing Emergency Department Entrance BWBR Architects / 2010.006.00 / May 21, 2010 Massing: Emergency Department Addition Birdseye View from Northwest LAKEVIEW HEALTH Rooftop Unit Proposed Emergency Department Addition Proposed Ambulance Drop -Off BWBR Architects / 2010.006.00 / May 21, 2010 Massing: Existing Site Existing Emergency Department Drop -Off Existing Retaining Wall View from Emergency Department Entrance Drive LAKEVIEW HEALTH ------------- BWBR Architects / 2010.006.00 / May 21, 2010 Massing: Emergency Department Addition *Iff".1+0044# Existing Emergency Department Drop -Off Proposed Emergency Department Addition Proposed Ambulance Drop -Off View from Emergency Department Entrance Drive LAKEVIEW HEALTH BWBR Architects / 2010.006.00 / May 21, 2010 Existing Main Entrance View from West Churchill at Main Entrance Drive LAKEVIEW HEALTH BWBR Architects / 2010.006.00 / May 21, 2010 Massing: Emergency Department Addition Existing Main Entrance Proposed Emergency Department Addition 1111111011, View from West Churchill at Main Entrance Drive LAKEVIEW HEALTH Proposed Ambulance Drop -Off BWBR Architects / 2010.006.00 / May 21 , 2010 NORTH 20 40 SCALE IN FEET NOTE: EXISTING SURVEY INFORMATION PROVIDED BY FOLZ, FREEMAN. ERICKSON. INC. eamma MNI LEGEND • 013 GTEVALVE POST I. S 4 14.011 SMOCE or n aor o. A —.—,A,Apy—�-- _,graea tetee-- �_ IITLITY CALL BEFORE YOU BIOS Gopher State One Call TWIN CITY AREA:-2S2-I4-0002 TOLL FRF£: I-800-252-IISfi WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND /OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER LAKEVIEW HOSPITAL A member Lakeview Health ED Expansion BWBR ARCHITECTS isr Lawson Commons 380 Sr. Peter Street, Suite 600 Stint Paul, MN 55102-1996 651.2223701 Consultants LOUCKS ASSOCIATES .11rrelm.Nn.. land Surveying • �t One-lItt,ap ""17631a as as „,�:ta�bAbaeNW�a.a aan...aaalaaamar madam *reamed wawa. MnIm,F Damasn.PE 4.13 I2lAul0 LiteMC Date lamed Foe ham M4 Preliminary City Submittal 05-21-10 -Thb Sheet a.ybea Amami tbpy. The b. above Is P longer, FWI Sim Owl Dn W g Scales apply to Feb Dlte SM1eeb. Sheet Index: b5111.0DNO1ln15 20110 2013. GRAVI.P.Nll DRAM. P. 5w SKIM WATet.WI IN PREVENroN.AR 710. (ova WAILS Due n ova 08212010 IOC azptpm0D0 (0e065e) JJO SbxTTIM EX1SMKI COMMONS Sheet lira REF Copyright B WBR Architects 20 40 South Greeley Street MATCH EX CURB MATCH EX CURB RELOCATED ED HANDICAP-ii STALLS 11 I West Churchill Street 5'R 1.75'R ... �. ��W ... GUTT (T CURB & q ADDITION GUTTER /. $ FFE-889.90 5.5E __ SEE DETAIL 10'R—. TRANSITION TO B612 CURB 5'R TRANSITION TO 8612 CURB MATCH EX CONCRETE PAVEMENT MATCH EX CONCRETE PAVEMENT NORTH SCALE IN FEET NOTE: EXISTING SURVEY INFORMATION PROVIDED BY FOLZ, FREEMAN, ERICKSON, INC. CIVIL LEGEND moeoset swrruruexau. • s,om, uzv,nu ® rittai 4 44444 N ws.=OR ace imtvE ititt m»ax eat_ r Sox xc emnas SITE PLAN GENERAL NOTES I. An poving, concrete a famished and installed n ails shown perwrs sheet shall nd the requirements of Me City. See cnd capedand Architectural Plans fora y additional hardscape o pplications. City Deportment of Engineering and Building Dept and the construction t otiaed inspections prior tany work within he sir right of ay (sidewalk, street or driveways) 3 statute requires notification per "Gopher State One Lp pdor to commencing any grading. excavation or underground won. 4. See contract specifications for any removal details. 5. sign o of w site Any • a fixtures with accordance street ghts and tftip awns Per thg rew�rements of loectrei5 6. Clem and grub and remove oil t r to grading. All site site Arlo G4 aterbl shell eg hauled fromthes sly. All dearing o12 a M ea she dbe unm�a7ed p tab site P rwmovo. ns. 7. The conntratorOshall )s permits efrom the City a required for of work with the street and public right of way tl. A significant Portion of site this sheet ore described rovements not includesV1la landscaping. further ightingand the other firteee rat shown on Pions . this g13612 concrete curb ots gutter .011 be installed at the all common drives o ID. PedestrianConstruction tonssite a shall eprovided at the I cat n h a h per , landscape © The contractor biWmconcrete pavements arequired per the scurbT o� u er existing curb and gutterand Install B6le concrete. It See Sheets 200.00 and 200.CO far grading and utilities. 12. All concrete curb and gutter 6612. Cit.s Standard Plates. (See Detail sheet). 13. The Intent of the of the areasxisting andstreetP patching shall beonstalled per pavement section pavement provided per Detail Sheet. 14. construction i be phased so anon to be complete and areaspervious to be permanently t vegetation before y a.mwater m is introduced into the etarwter treatmentwentem, CALL BEFORE YOU DIG Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE: I-800-252-1166 WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES, THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALI. UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. LAKEVIEW HOSPITAL A number of Lakevieo Hada, ED Expansion PRLIlk BWBR ARCHITECTS Lawson Commons 380 Sc Peter Srreet, Suite 600 Saint Paul, MN 55102-1996 651,2223701 Consultants LOUCKS ASSOCIATES • Telephony 254124sso5 Jonathan 1. Donovan-p[ Dem Item Ome ',erminery CiIY Submittal 05.21-10 Redw:ed Omay bea aPY• The berabaye'161• long m a FWI S¢e Shawl. 03*53g SOaln *PPly M Fue She Shaeafs. Shea[ lodes: t REF MMHG MCC GRADING MO OMNI. 0S214010 otawm MDC Lawn -Nu Checked 3201000E w (OHOSSB) JJD Sheet frifle V & SfIC PLAN Sheet No. 200.CS Copyright BWBR Architects NORTH O 20 40 SCALE IN FEET NOTE: EXISTING SURVEY INFORMATION PROVIDED BY FOLZ, FREEMAN, ERICKSON, INC. 0k1L LEGEND 0 SONSARe shear STORU 0.14 unmet UPS ME • POMP POLE 4 BERMS WATER S.M. UM, SLYIKIX SsEcilseC YAW. svOssps may. mama cm now • • •I 4 N 5' mPT Estillsangt —4— soon posse DRAIRME RICE SMS OVERHEAD UM, GRADING & DRAINAGE NOTES I. The contractor shall refer o the chiteclural plans for s ocation and holdings, vestibules, es. pens paving, exit Par amp&truck dock s entry locations and ations f tl w sP ts. 2 All disturbed unpaved areas ore es receive minimum of 6 inchof top soil en • sttd. These areas shall be wotered by the contractor Uso I the d or seed w growing m a healthy manner. 3. ue contractor all toe all preceonutions necessary to ovoid property damage to adjacentproperties duri the c s uct'wn phase of this project. The contractor will the be held responsible forof tany demeans to adjacent properties occurring during his project. a The contractor will phase eespo le for providing and maintaAMg traffic control Mcdfes. responsible in si directional signs, flagmen and lights to al the m rofficnwhere necessary. Placement of these evicts shall be a• pprove thMe e movement prior to placement. Traffic control deuces shall e epproprlote hIneso a deportment of ronsportolion standards. 5accordance with generally accepted construction plan -Nees. the contractor coal be sot on campletery responsMie for conditionse job site. Including sofely of willall persons cpply continnuouslyondynot he limitethe d two normal ance of the working orls hours is requRemeni The 6 contractors the performance orthe intended toer t include re con of the reviofof thecontractors safety measures n, or near a construction site. adequacy 2. Before aore beginning construct. the contractor shall Install a Temporary Rock Entrance froml all points of aMbie exit the project site. Sold Rock Entrance pad s6ollbe maintained by the contractor for the duration of the project. See details m shown on en zda.CD of project plane Erosion and Sedpnentolion contra measures shall be established w entire perimeter accordance with NPOES st sold M ment Practice, cice, City requirementsor. N hown on Sheet 200.00 the nproje t Plans. 4. API entrances and connetion7a to city saeeta shall be performed 4 t6e repubernemts requiredbythe city. hactw ell be reponalble far dl permits cod nplifictiona as IQ See ublrty plan and storm sewer profiles for furNer detail regarding Ma storm sewer. CALL BEFORE YOU OG! Gopher State One Cali TWIN CITY AREA: 651-454-0002 TOLL FREE: I-800-252-1166 WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND /OR RELOCATION OF LINES THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. LAKEVIEW HOSPITAL Amember iLamm,Heath ED Expansion BWBR ARCHITECTS Lawson Commons 380 St Peter Street, Suite 600 Saint Paul, MN 55102-1996 651.2223701 ConsaNuNe LOUCKS ASSOCIATES Pimples• Civil Engineering Lend Eunya Landscape A we• •fmko eaa! 770011.cskrane.En1w.. iprobe Aw,�ae ttgtg lepwre: v63NNPswt :cv6tw24t622 awraAwarieaaan 1hawMlonimmar'eala merbemarrawd lmrormaaah we.eaNarmartuarommerness medwul.sees ends loss Immo . Dmrgm.PE 4.13 5'xlpl License No Dale 1esuv0Yw Item °am Preliminary Cdv Submittal 05-21-10 MINReduced Copy. bee T6a bx ebwe Is s• tong ono 741 sire Ble mans g Bans mos le Far She Shane Sheet Index: Rif ENDNCCONOMIXR anTS 2006 cRA N6nnu!ONNALMw mom PAWN. NWT WmSCANNAN lea 05/2.2010 Comm No. Wccard 12010006.00 1042568) ,MB Sheet Tide QAAINKI AND MANAGE PLAN SheetN,. 200.CG Copyright BWBR Architects st -1 8 to 14 s 9 ti CO CS 1 z O N z z (m cul;lki'. : Rye, .-rd :5c:> roua14, reo' aww. 1 II{ jl}i O!, ° l-__TV AglowV 'r_-V WARNING: West Churchill Street--, Lusts MY 27 . FES A INV=886.00 NmFn.:S.,= -- -West .77.e 70-12" RCP 0 0.44% • B. SANITARY STUB 1NV=881.90 PROPOSED ADDITION FEE-889.90 • 1 le.- Dee Of E.ISSING NOSP. UAL _t'-3i 11; �l zi ii NORTH O��,J�2040 SCALE IN FEET NOTE: EXISTING SURVEY INFORMATION PROVIDED BY FOLZ, FREEMAN, ERICKSON, INC. DYSL LEGEND nteimmo Mxr vrulas • stow WIN awr N • P. aortrxm 111010.011. h. UTILITY PLAN GENERAL NOTES L Ali . stone sewer and wateemain utilities shall be fumiMed end asllet persMo egmremmts of the spec...knsthe City and the standard utlitoes itof the City Engineers Association of Minnesota (CEAM), 99 specification HDPEconnoted connections to concrete manholes shall be cooted with aninternalernal rubber gasket or by using ADS waterstop go.. All sanitary sewer main N line Mall be SDR 35. I sanitary sewer services Moll be SOP 26. 2. :eewSh et 200.CD and lee contractpeciflcolione to specific utility details and utility 3. A unity pipe 5 shall b voted s or fine granular material per the requirements ofel en City. All comp° Ilan Man performed the requirements CEAM SpecifkatM. P p 4 All connect,. to existing utdiues Mon beperformedper the requirements of the City The CityDeDpor rat oeer f [nggiineering a Building InspectionsDepartment a wrtNnvnstruction the DMIi right of ay. or workti ed at least . Mpac g public utilitiers s lv aknd tii,,,:thor.InonZer . and meet services Man termbate at the Ms/Ow, line mikes, 6. TM contractor M011 notify GOPHER STATE ONE CALL at 651-454-0002 at least 45 hours prior to performing any ...Mon or underground work. 7. The contractor Mall field adjust watermoin to on avoid conflicts with sanitary sewer Worm sewer. and serMes os shall provided where 7.5 feet mintlm rn Maudep�th m water and tobe ned. sewer lines 5. AP Meet repairs and Patching shall perform. Per the requirements of the City. Ail traffic contrd shall bprovided by b the fontroctor and Mall be establish. r ants of the Minnesota Manua a Uniform ratter ControlODeMes ( C01 and Me city This Man Maude all signage, barricades. Embers and oggers os rued. All public streets Mall be open to traffic at all times. No road closures Mau be permitted without the expressed outhmity of of the city. 9. All new waterm0m must save o minimum of 7.5 feet of cover. 10. sting structures. bath publ, and private t0 e proposed grades where disturbed and De co with all requirement. of the utility owners. Structures being reset to paved areas must meet owners requirements for traffic I.ding. 11. Proposed Pipe Materials: W0Lermaln DIP Class 52 Nodes Nan 7.5' deep. fir SerWco OIP,6" to property Me. Sonitmy Sewer PVCep 5DR 335 No more than SO. de. Sanitary Sewer PVC rim 20' - 25' deep. Sanitary Seem PVC a"Service to property line. Storm Sewer HDPE 12' to IS" diameter. Dralntile POLYETHYLENE Back of curb. CALL BEFORE YOU 0101 Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. LAKEVIEW HOSPITAL A,oeynber of t nkem'ete Health ED Expansion BWBR ARCHITECTS Lawson Common 380 St. Peter Street, Suite 600 Saint Paul, MN 55102-1996 6512223701 Consultants LOUCKS ASSOCIATES it Dgim.a,o . I„d Sume,le2 Landscape Aehaetee•.1sonweel 1 Hemlock Lane ....me eAbn ee TMephme:I0631424-5505 wwwco Da 7011414245ei isamoammhetimmetmenteevemman. era .s esmsoWWAreet nrae Me mmem Md0.n5 Donovan -PE 44013 Lkeme No. vnnDam Issued Fee Item Dem prdimirury City Submittal 05.21.10 — This meet aeysea RWumd OWy. T 505fl8wela 'Nona one FWI SWSher Uraming Sc s apply loFldlSCe She. Sheet Index: macs ontsni nut mS GRAM rotUnnx PIEVENTON.6 Doily .DIG IVnw Due 06/21Im10 Dmp IOC Covw.No. Clacked 620100126.00 (06055B) AID 00mtttae V ILEY F.LAN Sham Nn 200.CU Copyright B W BR Alchirccts STANDARD IR FLOW REGULAR FLOW - w' j Die t= i Y x 2" w0atl stakes, 8 Maximum spacing Engineering fabric as specified, Secure with staples and lath. Fabric anchoroge trench. 'I tam., trench with lanloll. Support pp¢t. .e.. 5 5io Overlap 9eotextae rubric 6 etl fasten HEAVY DUTY HIGH FLOW AREAS u sFobri7 - Diced `'with ' ' 2" x 2" woad stakes, 8' Maximum spacing sire mesh reinforcement Engineering fabric as specified, Secure sloples and loth. Extend wire mash Into trench anchorage trench. Backlit trench with tamped natural soil. Support Pa% � to Note- Attach support posts wire mesh to rigs staples SILT FENCE PARALLEL RAMP 150MRRG UE(1 -I_ I_. Y_g. te woos ban le'-F vx.sa W-O. PARALLEL RAMP PI AN VIEW maw e'-tYI ELEVATION These art optional pedestrian sidewalk oases detohs that are not required by current ADA regulations OPf10NAL DETECTABLE WARNND DETALS PLANT MATERIAL TOLERANT OF INUNDATION AND DROUGHT. NATIVE PLANTS RECOMMENDED. DEPTH REQUIRED TO DRAIN PRACTICE IN 48 HOURS OR LESS PAVEMENT RIBBON CURB GRASS PRE-TREATMENT STRIP MAX. 3" SHREDDED BARK MULCH (MnDOT TYPE 8) 6' MIN. SALVAGED IN SITU TOPSOIL 8" MIN. SCARIFIED SOIL UNDISTURBED. UNCOMPACTED SOIL 24" MIN. GRANULAR TRENCH TO ELEVATION 881.00 Compacted WNW! Caane Filter A9We9a1e Mn00T Speer 3149H M:,d. LOAD FACTOR 1.9 �lan°elDaoeleesl�tsiae CLASS B Hand shaped Winn onWlor bedd09 material Compacted Back611 Coarse Niter Aggregate MnDOT Spec. 3149H Mo. �Ot Denote Otetde LCFACTOR 5 ails m ppe CLASS C-2 HNM shaped Wan angular betldin9 material NOT TO SO. SEWING MI:1ry.3DB RCP OR DP TACK BOK BUM K.14.WErs MEM ILL urn fa ...a axie waxers MT. REOUSIO KT SuearKE loot or Ile WANK 0.11* aln you ,5v ' TO ME MB LB PUNIC MU MIK um ME Mg. 91441 Of PULED BEM. All OIMIXOBS LIPH WACO. kam cam. moat UM anew soma. PO Samba to tom or tat M.A. IMOCTOP BINMINWS SECTION PENN DU, le BE 13.11 ALL 6mwar.womar uR OWES TOIsms/ BITUMINOUS PAVEMENT SECTION CONCRETE SECTION CONCRETE PAVEMENT SECTION cmM max MOW. _ OmitOMAKTSIT CONCRETE 6EDTNN CONCRETE SIDEWALK PAVEMENT SECTION PAVEMENT SECTIONS PIPE FOUNDATION & BEDDING IN GOOD SOILS Plpe Foundation Mlprovemant material (3149H Mod.) consi*ered Inc1Oental with cast of pipe and gronalor borrow materiel (3149A Mad.) In INN area Ba r d Corse Fitter Aggr. MnD01 Spec. 3149H Mod. N meth of .less leitle PIPE FOUNDATION & BEDDING IN POOR SOILS ma TO 91.4 BEDDING METHODS FOR PVC SEE PLAN 1- V - 42 4" WIDE PAINTED LIN S, I8" O.C., 0 5 TRAFFlC WWI E A TYPICAL HANDICAP PARKING GIN1STROCTON c04ENCRIS I. INSTALL SILT FENCE AND/OR OR OTHER APPROPRIATE TEMPORARY EROSION CONTROL 0E44CE5 TO PREVENT SEDIMENT FROM LEAVING OR ENTERIC THE PRACTICE DORNG CONSTRUCTION. 2. ALL DOWN -GRADIENT PERIMETER SEOIffNT CONTROL NAP'S MUST BE IN PLACE BEFORE ANY LP GRADIENT LAND DISTURBING ACTIVITY BEGINS. 3, PERFORM CO (115 INSPECTIONS OF EROSION CONTROL PRACTICES LL MUTES4. INSTALL ES (WATER SANITARY SEWER. ELECTRIC, PHONE FIBER CRTC. ETC) PRIOR TO SETTING FINAL GRADE Cr 1 OF DEVICE 5. ROUGH GRADE THE SITE IF BIORETEXTAS ON AREARE BERN USED AS TEMPORARY SEDIMENT BASINS LEAVE A MNINW OF 3 3 FEET Or COVEN OVER THE PRACTICE TO PROTECT THE UNDERLYING SOILS FROM CLOGGING. B. PERFORM ALL OVER SITE IMPROVEMENTS. P. SEED AND MOOT ALL AREAS AFTER DISTURBANCE. D. I0*2(11 TCONSTRUCT 1IP0RARY AN PERMANATERETENTION DEVICE UPON SEANUZATION Or EROSION CONTROL PRACTICES DRAINAGE AREA boo PUNT AND MULCH MORETfNTMN DEVICE 11. RONNE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRBUTNG DRAINAGE AREA IS ADEQUATELY VEGETATED. rEMRRAL NOTE; I. IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE UP PURNG OR IMMEOATEIY FOLORTN6 EXCAVATION. THIS MATERIAL SHALL BE REMOVE FROM THE PRACTICE PRIOR TO CONTNUNG CONSTRUCTION. 2. GRADING Of BIORETENTION DEVICES SHALL BE ACCOMPLISHED110 USING LOW -COMPACTION EARTH -MOVING COWMEN, TO PREVENT COMPACTION OF WOE0.YNG SOILS. ALL CONSTRUCTION OF BIORETEN0ON DEVICES SHOULD BE DONE FROM LOCATIONS OUTSIDE OF THE 61ORETENTCN DEVICE TO REDUCE COMPACTION OF SOL5 F POSSIBLE. 3 ALL SLOB MATERIALS BELOW THE SPEOFIEO BbfETENTION DEPTH (ELEVATION) SHALL BE U OISTURWED. UNLESS OTHERMSE NOTED. -,I j-i li- !_ 17 4` 4R"r MnDOT 8 118 Concrete curb d gutter n 1/z• Ito 1/z•I or 8624 and MOntaaly 1/1 /- 8/C Par. I '° I"GBNBI SURMOUNTABLE Concrete curb and gutter MnDOT B612 STANDARD SECTION DRIVEWAY NOTE. 0 PLACE 1 4 BAR AS SHOWN MERE CURB CROSSES 0111/TY TRENCNES, MTH I-1/4• COVER CURB SECTION 9612 =LIM SPLLWAY DETAL 5FCTION R-B nAY -:sit' oa0oo o i •GL000000ma0oa._I o0�0oa= L • NOTES RECTU N A -A D010 RPA000 To curb and sw avb wnalm m Po ramp a h Feld w ow lima trot of maw,. oat one spur. Tao 10 moo What Ma boot or moh Oa pola hr 01 n woto... to Me *non zs p.daotHon map. the wzolr amn woo n10 • o vpdm a trawl 4' - m wk. Mae w cm tnm .a,,,.. rebus r del 4' x 4' la m"s IONo oat. tam ambr. ramp. O ht0aoob tenet tNyP en IS nWU gxow so:4.am opus* o46' Imes beMoWtp wn Nen. No wet.. e O. le O. b Ns nNA4e arrest or No at*. .emim / eunaa< done aO from 00 em1 W 01 oxN or Bus aw aa«rmN .an , a N. book a aaa ®M amza wwa s rite zNom om Nam o •au b a mort a New am NB ..low uN w .Rees (8-W ens) 04 q wNs etram. TN .true ma um 4iw0iw. bowed GsMt P0.1.1. .2100 4's0.".dx MaeNM grogram. .ear cur fa a Wd mar (wow or so'N Boy)* M.N., raao- or NSF as N ▪ S. o.✓e 0.4 moo mnM,clM wq.SUI Cr show an 00, PEDESTRIAN CUFF RAMP IA ELM •E.011.0 YMtn f� 'a)`t 5D RIPBAP R aaW amen e - 1• TNdx Finn w Pofeats.. Filter Tine la 12. TO 24. 5to B CY CL.2 2to 2.5 CY 5to8 SY 27" TO 33" 9 to 13 CY CL.3 3 to 6 CY 9 to 13 ST 36. TO48" 15 to25 CY 0..3 4.4 to8.7 CY 15to25 SY 54" AND UP 41 CT and up CL4 7.9 to 20 CY 41 and up SY (One outgo Tmtl is appre...My 2.800 Iba) RIPRAP 6" Concrete bed Filter Blanket (MNDOT 3601.2B) SECTION A -A -00010Hne Niter boo W al flWRAP -� 8" Concrete bin SECTION B-B"-Geute0Re Eater Type III wr.x FLARED END SECTION WITH GROUTED RP HAP LAKEVIEW HOSPITAL A -member ofLaF. nneHealth ED Expansion BWBR ARCHITECTS 69 Lawson Commons 380 St. Peter Sven, Suite 600 Saint Peal, MN 55102-1996 651.2223701 TWoeuhems LOUCKS ASSOCIATES Civil BM4e.-load Sa.ma Landscape dm ry AMawure • Emtmmnul MO Hemlock lane - hole300 TelephoneDBTM2453. ow«7 1701.43877 w many mammo n iann I BM., My Ueaxe GnIestlonal Linda Mb 0.0 tomato.. OOOzn • Pt 010 menw No YRTawe Issuod Far tens glee Preliminary CRY Submittal 05-21-10 0_ -T1i0heMmry5es Rcdumd Cqy. Thu bar above le 1• IOg coe full Size6he DrsM1g Snlea apply b Pak BMe sheele. Sheet Indus: ET IXSTINGCONOTO S NOES G Wtltl: Y moOuttmlINFLAN m OWL MA s llatUSWE PAN Mae 03212010 Dt..ro UDC f avO. Nw tlool of 3.207009800 (BBO60B) JJD Sheet Tile DUALS Shea Na B10FILTRATION GARDEN xAte Ire. tar 210.CD Copyright BWBR Architects M g 1 g z 1 o g, egg go$gE gm !o! 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Director PREPARED BY: Michel Pogge, City Planne DISCUSSION The applicant is requesting a variance to the minimum front yard setback for a proposed car port/deck. This property is zoned RB and currently has an existing single-family home. The applicant desires to cover their existing driveway with a 20' by 20' deck. Currently the home sits 24 feet from the front property line placing the edge of the proposed deck only 4 feet from the front property line. The required front yard setback in the RB district is 20 feet. 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 owner has not provided information showing a hardship that is peculiar to this property. At one point, a tuck under garage was below the main home. The applicant indicated verbally to staff that this was removed due to health concerns. It is possible to reopen the space for a garage and install systems that would remove any car exhaust from the home. In this case, any hardship would appear to be created by the desires of the homeowner and not meeting the justification of a variance. There is no relevant hardship particular to this property. 1120 Third St N 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. This property is zoned as two-family residential which allows single family and two- family uses. Even without these variances the property owner will be able to continue to use the property as a single-family home, which is a reasonable use of the property. Moreover, the property owner could reintroduce the tuck under garage and accomplish their goal of having a covered space for their cars. Additionally, if the variances are granted as proposed this would create conditions that are not allowed on similarly sized lots elsewhere in the RB district. Therefore the request is not necessary for preservation of property right and would constitute a special privilege not enjoyed by other property owners in the area. 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 general purposes of a required front yard setback include creating an open corridor of set dimensions. Due to the topography that currently exists on the lot, the deck itself will not reduce the visual width of that corridor. However, granting the variance would go counter to the purpose and intent of the code. FINDINGS 1. That the hardship is not peculiar to the property and is created by acts of the owner. 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 not be of substantial detriment to adjacent property; however, it will materially impair the purpose and intent of this title. It would not necessary adversely affect the Comprehensive Plan. 1120 Third St N Page 3 ALTERNATIVES The Planning Commission has the following options: 1. Deny the requested variance to allow a car port/deck to encroach a total of 16 feet into the required front yard setback 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 car port/deck to encroach a total of 16 feet into the required front yard setback. If the Commission chooses to grant the variances the Commission needs to make an affirmative finding on the required conditions for a variance. Additionally, staff would suggest the following conditions for approval: a. All revisions to the approved plan shall be reviewed and approved by the Community Development Director. b. The deck shall be limited to a 20' x 20' platform . c. The car port shall not be enclosed along the east elevation with wall, doors or other devices. 3. Continue the public hearing until the July 12, 2010 Planning Commission meeting. The 60 day decision deadline for the request is July 17, 2010. RECOMMENDATION Since an affirmative finding could not be made for the three variance review criteria, staff recommends denial of the requested variance. Attachments: Applicant's Form and Site Plan Location Map Case 10-22 1120 3rd St N N A Deck Location 0 12.5 25 50 75 100 1 inch = 50 feet City of Stillwater, MN I Feet Community Development Department 216 North Fourth Street Stillwater, MN 55082 651-430-8820 — 651-430-8810 fax +~ TO: City ofStillwater City Council and Planning Commission FROM: Dale A.and Faith LNelson 1l20N.3'~St. Phone #6Sl'430'l5Z4 RE: Request for Variance Legal Description: 210300430002 CadiO'Schu|enbeqg'oAddition Lot OUlBlock Ul2 We would like to build a deck over the driveway. The structure will not be attached to the house. Please see attached plans for an approximately 20' x 20' deck/carport. Some reasons: * Tmprotect cars from weather damage, hail, etc. w Improve appearance ofproperty. ° Hide garbage and recycle containers sothey are not visible from the street. • To protect our backs. As we get older it is harder for us to shovel the larger area. • Decrease the volume ofsnow on either side of the driveway. We 6o not have a lot of area to throw snow; whereas, the snow piles at the end of the driveway tend to get quite high and this limits visibility when backing out ofthe driveway onto the street. There really isnoother place toput snow other than the very end ofthe driveway. We have received feedback from our neighbors already about the addition of a deck.|don't believe any of them have a problem with it. We would prefer to put up a permanent structure such as a deck/carport rather than a temporary, portable garage -canopy -type shelter. Dale and Faith Nelson (Ltt, .7) tr=) — - —5 I , I , I 1 1 1 1 1 , 1 ! I —I ---,—=,_ I 1 n'Et_t, rt 't 1 1i r.=.7, 0 ,.-- I 11 1 1 ' I I 1 ! i 1 1 , I !I tti I 1 I - -,---- 1 (LT.' 1 i 1 , I , 1 LT—) C_C=cT A Lt 1W7WI ZarlaiMir'1;;; Water. THE BIRTHPLACE OF MINNESOTA Planning Commission Report DATE: June 9, 2010 CASE NO.: 2010-23 APPLICANT: Matthew Malmberg PROPERTY OWNER: Mathew & Bonnie Malmberg REQUEST: 1) Lot size variance for legal non -conforming lot; 2) Lot width variance for legal non -conforming lot; 3) Garage setback variance 4) Impervious surface coverage LOCATION: 101 Lakeside Drive COMPREHENSIVE PLAN DISTRICT: SFLL - Single Family Large Lot BASE ZONING: RB - Two-family District OVERLAY ZONING: St. Croix River Overlay District PLANNING COMMISSION HEARING: June 14, 2010 CITY COUNCIL HEARING: July 6, 2010 PREPARED BY: Bill Turnblad, Community Development Director BACKGROUND The Malmbergs are planning a major home remodeling project that would include adding two stories. The uppermost story would be a bonus room nestled into the steeply pitched roof. The location of the garage would change from the east to the west side of the home, and the main entrance would also be relocated from the east to the west. Other planned changes are the removal of the current driveway on the east, addition of a deck and screened porch on the east side, removal of the deck on the west side, removal of the garden shed, and expansion of the raingarden into the existing driveway area. The lot has an area of 12,154 square feet and a width of 90 feet. Within the St. Croix River Overlay District a lot with sanitary sewer must have a minimum of 20,000 square feet and a 101 Lakeside Dr Page 2 minimum width of 100 feet. Therefore, both the lot size and width are non -conforming. A non -conforming property cannot be expanded. Therefore variances have been requested for both the lot size and width. If granted, the non -conforming status of the lot would be removed and the home expansion could occur. The maximum permitted impervious cover on a lot in the St. Croix River Overlay District is 20%. Currently the property has 21.92% impervious cover. The proposed remodeling would result in 21.87% impervious cover. Even though it would be less coverage than the existing situation, it still exceeds 20% and therefore requires a variance. In the RB Zoning District, which is the base zoning for the neighborhood, new garages (whether attached or detached) must have a 30 foot setback from lot lines along any streets AND be set at least 10 feet further back from the street than the front building line of the home. This standard was adopted to prevent a home from having a garage in front of the house. The Malmbergs' new garage would exceed the 30 foot setback from Lakeside Drive, but would be located in front of the house, rather than 10 feet behind the front building line. A variance would be required to allow the garage to be built as proposed. SPECIFIC REQUESTS In order to receive a building permit for the planned home remodeling project, the Malmbergs' would need the following specific variances: 1. Lot size variance - The minimum lot size for a sewered lot in the St. Croix River Overlay District is 20,000 square feetl, whereas the existing sewered lot has a size of only 12,154 square feet. Therefore, in order to build a house expansion on the non- conforming lot, a variance of 7,846 square feet, or 39% is being requested. 2. Lot width variance - The minimum lot width for a sewered lot in the St. Croix River Overlay District is 100 feet2, whereas the existing lot has a width of only 90 feet. Therefore, in order to build a house expansion on the non -conforming lot, a variance of 10 feet, or 10% is being requested. 3. Impervious surface coverage variance - The maximum permitted impervious surface coverage in the St. Croix River Overlay District is 20%.3 Since the lot has a size of 12,154 square feet, 2,430.8 square feet may be covered in impervious surface. The proposed remodeling would result in 2,658 square feet of cover. Therefore, a variance of 227.2 square feet is being requested. This is a 9.3% variance. 4. Garage setback variance - A new garage in the RB Zoning District must have a setback of both 30 feet from the front lot line AND be 10 feet behind the front line of the house.4 Since the proposed garage would be set 24 feet in front of the house, a variance would be necessary from this setback standard. 1 City Code Ch. 31, Section 31-401, Subd. 6 (b)(1) 2 City Code Ch. 31, Section 31-401, Subd. 6 (b)(1) 3 City Code Ch. 31, Section 31-401, Subd. 6 (b)(1) 4 City Code Ch. 31, Section 31-308 (b)(1) 101 Lakeside Dr Page 3 EVALUATION OF REQUEST When considering a variance in the St. Croix River Overlay District, the City must review it against the thirteen standards found below. 1. Preserving the scenic and recreational resources of the St. Croix Riverway, especially in regard to the view from and use of the river. The home is not on a riparian lot. One tier of homes and a street lie between the river and the Malmberg home. None the less, the two-story addition will be visible from the river. To mitigate this view from the river, the DNR requires that the exterior of the home be finished in earth tone colors. This should be included as a condition of variance approval. There is always a bit of tension in river neighborhoods between protecting views OF the river if you are a landowner and views FROM the river if you are on the river. Two ways that the DNR balances this tension are through building height limits and the protection of existing vegetation. The vegetation standard is easily met in this case. None of the trees in the east yard are proposed to be removed for the remodeling project. The maximum height allowed by the DNR for residences in the River Overlay District is 35 feet. The proposed height would be either 28 or 28.5 feet, depending upon whether the Shoreland Management Overlay District method for height is used or the City's standard measurement method is used.6 In either case the height is less than allowed. 2. The maintenance of safe and healthful conditions. The home is currently connected to public water and sanitary sewer. The home is accessed from public roads. The addition will be built in accordance with Minnesota building standards. 3. The prevention and control of water pollution, including sedimentation. A primary reason that river district lots are required to be at least 20,000 square feet in area is to allow rainwater and snow melt to percolate into the lot's yard rather than runoff into the river. Consequently, the Minnesota Department of Natural Resources rigorously defends its 20% impervious cover rule, which has been incorporated into City ordinances. In this case, the undersized lot together with the proposed expansion of the home's footprint results in a 21.87% impervious surface coverage. Though this is a reduction in coverage when compared to the current coverage, the coverage could not be s City Code Ch. 31, Section 31-401, Subd 16 (g) and Ch. 31, Section 31-208 (d) 6 No height measurement method is specifically mandated for the St. Croix River Overlay District. So the standard measurement method is probably the most appropriate to use here. 101 Lakeside Dr Page 4 reduced to 20% because of the building footprint increase. Therefore, a variance would be required. Since the extra impervious surface amounts to 227.2 square feet, a water runoff treatment plan for the 227.2 square feet will need to be submitted to, and approved by the City Engineer and the Minnesota Department of Natural Resources prior to issuance of a building permit for the project. This mitigation could be accomplished through the use of engineered raingardens, roof run-off collection, etc. In a similar impervious surface increase request two doors down at 105 Lakeside Drive, a subsurface on -site stormwater holding improvement was required. 4. The location of the site with respect to floodways, slopes and blufflines. The home is outside the Floodway as identified by FEMA. The property slopes about 12% and therefore is not subject to slope standards. There are no blufflines on the property or within 100 feet of the property lines. 5. The erosion potential of the site based on degree and direction of slope, soil type and vegetative cover. The east yard of the lot slopes slightly toward the street, and storm sewers in the street lead directly to the river. So erosion control will have to be installed prior to beginning any earth work on the lot. 6. Potential impact on game and fish habitat. The neighborhood and this lot are already developed. So the impact upon game and fish habitat would be negligible. 7. Location of the site with respect to existing or future access roads. The home has access on a paved public street (Lakeside Drive). No changes are proposed with this addition. 8. The amount of wastes to be generated and the adequacy of the proposed disposal system. The home is connected to public sanitary sewer. 9. The anticipated demand for police, fire, medical and school services and facilities. The home is currently a single-family home and no change of use is proposed with the addition. Adequate public support services are available for this property. 10. The compatibility of the proposed development with uses on adjacent land. The home is a single-family home in a single-family neighborhood. The use is compatible and comparable to the developed land use pattern of the area. 11. 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 home was constructed in 1968, according to the Washington County Tax Services department. The City's river overlay regulations were developed in May of 1974. The conditions on the lot existed prior to the adoption of the ordinance and were not created by the current home owner. 101 Lakeside Dr Page 5 The amount of proposed impervious surface was inherited by the current owners. They propose to reduce that amount with their remodeling project. The placement of a garage on the property, other than a tuck under, is not possible without a variance. This is due to the unique and difficult configuration of the lot. While corner lots are fairly common, lots like the Malmbergs' with roads on three sides is rare. Given the roads on three sides, a garage would have to be set 30 feet back from the lot lines along each road, PLUS be 10 feet further back from the street than the house. At the time that this three fronted yard was developed, the "30 plus 10 rule" in the RB Zoning District was not in effect. 12. 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 two variances requested to remove the non -conforming status of the lot are necessary to preserve the existing property rights enjoyed by the Malmbergs. It could also be argued that since the impervious coverage of the Malmberg property is currently greater than it would be after the remodeling, that this standard is met for the coverage variance as well. It is more difficult to argue that the garage setback variance is necessary to preserve property rights, since a garage currently exists on the lot.7 13. 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. Since the proposed home remodeling will not exceed the allowed 35 foot height limit, this review standard is likely met for all of the requested variances, with the possible exception of the garage setback variance. The Zoning Ordinance and community have been fairly clear that in the RB Zoning District, placing a garage in front of the house is not acceptable. The garage should be either set 10 feet back of the front building line or in the back yard. Of course, on this lot there is no back yard - only front yards and a side yard. Given the location of the home's building footprint and the lot configuration, a garage could not be built today that meets the "30 plus 10 rule" without a variance. ALTERNATIVES The Planning Commission has the following options: 1. Recommend that the City Council approve the requested variances. 2. Recommend that the City Council approve all of the variances except the garage setback variance. ' The status of the existing garage is "legal non -conforming". It does not meet the "30 plus 10 rule", but it was built prior to adoption of the rule. 101 Lakeside Dr Page 6 3. Recommend that the City Council deny the variances. 4. Table the variance requests for additional information. In most instances, the Planning Commission is authorized to make a decision on variance requests. However, since this property is located within the St. Croix River Overlay District, the Planning Commissions role in this case is to forward a recommendation to the City Council. RECOMMENDATION Since the lot was developed prior to adopting the St. Croix River Overlay District, and it was conforming at the time it was developed, and since the proposed footprint expansion conforms to all required lot line setbacks, staff is in support of the lot width and size variances. Moreover, since the impervious cover is being reduced to 21.87% and room exists for mitigation of this extra impervious coverage, staff conditionally supports that variance as well. The recommended conditions are listed below. Since a garage currently exists on the property, city planning staff is not convinced that the garage setback variance is necessary for the "preservation of substantial property rights". Unless additional testimony produces a compelling argument in favor of the garage setback variance, staff would recommend denial of it. CONDITIONS OF APPROVAL 1. The project shall be completed according to the plans on file in the Community Development Department, unless specifically modified by other conditions of approval. 2. The existing deck, existing detached shed, and existing driveway shall be removed prior to issuance of a Certificate of Occupancy for the project. 3. A surface water runoff mitigation plan must be submitted to the City Engineer and the DNR and found satisfactory by both prior to issuance of a building permit for the project. 4. An erosion control plan must be submitted to the City Engineer and found satisfactory before any earth work begins, or a building permit is issued. Furthermore, an erosion control installation inspection must be scheduled with the City Engineering Department and found satisfactory prior to beginning any earth work on the property. 5. The exterior colors of the entire home shall be limited to earth tones. The specific earth tone colors must be specified by the property owner and approved by the Community Development Director prior to issuance of a building permit. cc: Matthew Malmberg Molly Shodeen, DNR Attachments: Zoning and Location Map Pictures of Existing Home Owner's impervious calculations Existing and Proposed Surveys Exterior Elevations 101 Lakeside Dr Page 8 101 Lakeside Dr Page 7 PLANNING ADMINISTRATION APPLICATION FORM ') t Lot Size (dimensions)/7-G x Land Area Case No: Date Filed: Fee Paid: Receipt No.: SITE AND PROJECT DESCRIPTION Total Building floor area 51- -. eft41') square feet Existing Sf g144""' square feet '+on.:dle� Proposed S€f >kL°Lk) 5uare feet or roar' Paved ImperviousAreaS E- giL°square feet Height of Buildings: Principal Accessory Stories 35� a£Mob“L Ex'sTING- M'Oc.)S£ EXISTIN6- Novs£. GA2AGf- (lVc € VNd tit) Day; EwALe + Sr p ©Sc K. SHAG S= tl I Z-Co 0 L.07 A(L£A 1Z 154 s..�- . 3- M P £.&V t cu5 A& A aI °-20 cvR.R.£,J 1-k' £YI 'NG-: No. of off-street parking spaces "3S.a-c, I./LW MouSE. (p4opos £ b) GAQAcr-£ - Av-rAG(-1EP Gu#►G1.4.-rf S rtp Scat nJ PaP-c-N b CK bR►vE.w4y ( x 2.1,0" X 21) s,►.F S4,F-I. 12.79 Z(a58s9, L� At q IZIS1{ f, z.ryPtRYtovS Aa.£A PRdPoS£G ZI. ! '2O PROPo5Eb PRo3£CT WILL HAVE Co Sq,c+. LE ses; Srnrs_ltl'Iovs Art VS S AN Tiv,,PA.ovf.Aft 06 ©_. 0 S % • va,Ca7G -1 AN O ff' £Nr PRoPQSip {2G3�£CT yulLi. Al -Low TOR. cRf.4•t Or ,c", (.A,QG£ INAT£k ARt<A wNfiki cvz4.f.Nr Iv £ wsi1' r is I S rv{if,QE A.10 s-r F TA£ (ras. 5 FRof.., R vNo:F SL S WILL Q5S S'N cA oil6. WAT£R W,AT£fG.. C. VA . 41-11` CAYGN MfNT GV i4'F£.R. tN\ A'VC) MY NSItad • 402y rovz. 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X Es-h.n 724.0 723.6 X 723.5 724.3 724.3 724.0 719.6 EAST HAZEL STREET 1,16.00 716.5 X719.5 X716.5 720.0 716.9 724.3 722.9 X725.6 X 726.2 ----25.0--- 726.9 X 726._ 726.9 X 1 X726.2 I 725.4 X726.411 •1X726.6 JQLANDSCAPE -,N EDGE O.O I 726.6 726.5 %�X X 7 --7 /LL+ X725.1 , X 724.5 X 726.5 726.8*- 726.9 X .Iy 45( 726.7 727.4 726.5 1( 7�6.4 SETBACK UNE 724.2 o CD CD 2422 Enterprise Drive Mendota Heights, MN 55120 726.4 726.4 726.4 X 730.9 10 726.5\ 1-1 u� ] \ ' 726.7 726.7"\\\ X727.0 - 726.3 iK 726.1 •I 'I 726.4 4-7(775. T,T -- 725.8 / 725.8 725.3 724.6 X X '�- DRAINAGE AND UTILITY 726.8 EASEMENT IR PLAT % 727.6 I I: O 718.3 x O 1.6 � cV N 1A/ 723.5 14. 718.3 721.6 35.2 721.4 I IX718.4 I�---20.0--� 721.9 721,0 1 t2 w / X z.723.7 { 1- 0( /5.N, 719.2 w'71s� x._ ` I 718 9 715. 717.2 714.4 715.5 -24.00 719.2 1 �5.7.._7204 .X 722.3ANIemL$ 19.1 718.7 717.9 19.1-- (QI Z�I icir 711 7 718.9 is .0 i19:0 X, X718.8 724.7 724.0 -' ___ �-_____ 717.3 X722.4 719.1 720.7 _ O 7 5.9 717.9 X724.9 729.3 EXISTING HOUSE 136.00 BENCH MARK: TOP NUT HYDRANT LAKESIDE & HAZEL ELEV.=727.61 722.1 X720.4 �r) IL_ LOT 11, LAKEVIEW TERRACE 716.7 X X717.9 713.8 713.E 4:) 714.9 20 715.1 N 716.0 715.6 715.8 716.0 20 * THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID LAND OR ANY IMPROVEMENTS TO SAID LAND. 0 d N 713.7 W /714.2 x 0 714.8 0 (n J WE HEREBY CERTIFY TO KANE BUILDERS THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME, OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA, DATED THIS 22ND DAY OF SEPTEMBER, 2008. 10, 0 20 Scale in Feet P1 NEERengineering SIGNED: PANEE�'ENGINEERING, P.A. BY: Peter J. HoJ✓kinson License No. 42299 715.8 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681-1914 Fax: 681-9488 www.pioneereng.com Cad File: 108202000 Folder #: 7143 Drawn by: MTW/PJB LOT EXHIBIT KANE BUILDERS .4iuu 1 Ik rill 411011111111111111.11111L Irlfi tltutt�t�ttnu r / ANEW ��■1®If ,. nIIIHUn11► ,.wtuatttinn - M1SWSISMISiV, y/1i111UI1r1/N11f11/11. .ha1111II1111U1l11Si1111). OODo1orn O ARCSorJ DE31 CaIJ 4St 479- 7G TS 37S3fpR6STDcvq,Nwao, rnAr,- a IV f 6 _ M An" ¢ B 0a7JTC (vl rs c M a Eft 101 J-A IK .Slie DRru @ STt4L w,iie'LI MIJ. I'a-- IS So ZIP ca?..irt.lcrug. TOIER/PY ALL Arrom AM6 0-1"'eu?7O-.AT at -pots 00.03ntvcnou A.vo se eG3jYnsrota roc sAM. 7c-p sir* 83 \ .47731411. nrCfei"S 0 81 2 I .211101 It. "IC. a I r 0 Z 197S Ofr ft• 8 S S;SZ P-1il J ♦ • 9 ;ZI •-..—.• C-10 s fe nos q 0se6c #sa66 cn Z-39 C£ NQ= to nw-pt'ory 1 14.1 2 0 .i J Z -7S 9E ffA3 z - o29£..1-11C 00.- 4.1 a AU d tl S S 531g 46.-0 .14 T W oA-11)( (3-13 t4 ob. iA te I. r •14 a F _ ZS1S 43=1 534a 5 24.-0 910 • 51.6 411 tJ 0 (O-0 J A 41 a II 4-l1 c�-�-'A tb-a I 1 Zd:o L - i Planning Commission DATE: June 9, 2010 APPLICANT: Shien Chen LAND OWNER: Steven and Barbara Gnan REQUEST: Special Use Permit for Downtown Outside Sales LOCATION: Parking lot of 210 Main St N COMPREHENSIVE PLAN DISTRICT: DMU - Downtown Mixed Use ZONING: CBD - Central Business District MEETING DATE: June 14, 2010 REVIEWED BY: Community Development Director PREPARED BY: Michel Pogge, City Planner CASE NO.: 10-24 BACKGROUND Shien Chen would like to operate a mobile food truck to sell Chinese food in downtown Stillwater. The business would be open only from 11 am to 9 pm during the weekends and some weekdays during lunch and dinner times. Mr. Chen proposes to locate the truck on property owned by Steven and Barbara Gnan in the parking lot at 210 Main St N. This is the parking lot in front of Let there be light at the NW corner of Commercial and Main. Mr. Chen has entered into negotiations with the property owner to operate the business on his property. As indicated in Mr. Cheri s letter, the lease has not yet been finalized. SPECIFIC REQUESTS Vending cart and mobile food trucks like this one are considered "outside sales." Outside sales are allowed in the CBD, Central Business District only if a Special Use Permit is issued for the business.1 Therefore, Mr. Chen has requested the Planning Commission to approve a Special Use Permit for the mobile food truck. City Code Ch. 31-325 • 210 Main St N Page 2 EVALUATION OF REQUEST 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; If the mobile food truck is located on the privately owned open space off of the public sidewalk, City staff believes this finding can be made. The truck needs to be positioned so customers are lining up off the public sidewalk when ordering and picking up their food. 2. Any additional conditions necessary for the public interest have been imposed; and 1. A garbage can shall be provided by the business for customers. 2. The business owner shall be responsible for obtaining a permit from the Washington County Health Department prior to beginning operation. 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 the public sidewalk, City staff believes this finding can be made. ALTERNATIVES The Planning Commission has the following options: 1. Approve the requested Special Use Permit with the following conditions: a. The mobile food truck must be operated on private property only. The truck needs to be positioned so customers are lining up off the public sidewalk when ordering and picking up their food. b. A garbage can shall be provided by the business for customers. c. The business owner shall be responsible for obtaining a permit from the Washington County Health Department prior to beginning operation. d. The truck shall not be parked on -site when it is not open for business. e. Any signage not physically part of the truck needs approval of the Heritage Preservation Commission prior to installation. 2. Deny the Special Use Permit. 3. Continue the public hearing until July 12, 2010 for the private lease negotiations to be completed. The 60 day decision deadline for the request is July 21, 2010. RECOMMENDATION City staff believes that the proposed mobile food truck satisfies the necessary findings for an outside sales SUP and therefore recommends approval with the three conditions detailed above. attachments: Location Map Applicant's Letter and information 2 City Code Ch. 31-207, (d) Telephone No. Signature PLANNING ADMINISTRATION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No: 60r a Date Filed: Fee Paid: Receipt No.: ACTION REQUESTED X Special/Conditional Use Permit 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 lb K) ,1J 57 - Assessor's Parcel No. t (GEO Code) Zoning District Description of Project l-(I C L C Fbc)D V�3�1 ri "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 V &/ 6ti r9 Alb 10 MR1 Mailing Address Representative 3hk r1 (k.A 1 Mailing Address % /'67 s City - State - Zip �? L��y2 nI S5O ,? City - State - Zip 5/d,l44 Al Z SL Telephone No./ 474g'7J7� Signature Lot Size (dimensions) x Land Area required) Height of Buildings: Stories Principal Accessory 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 f-1:\mcnamara\sheila\PLANAPP.FRM April 9, 2008 Case 10-24 210 Main St N N A City of Stillwater, MN -L_flJ 1 1 I Feet Community Development Department 0 10 20 40 60 80 216 North Fourth Street Stillwater, MN 55082 651-430-8820 — 651-430-8810 fax 1 inch = 40 feet To: City of Stillwater We would like to request a special use permit to sell Chinese foods out of a mobile food unit in the property of LET THERE BE LIGHT. Our mobile food unit is inspected and licensed by the Minnesota Department of Health and the city of St. Paul. We would like to operate from May to October; mostly on weekends from 11 am to 9pm and some weekdays during lunch or dinner time. Owner of LET THERE BE LIGHT will sign a lease agreement upon approval of special use permit. Sincerely Shiqin Chen r— • • „ =A = . =-= ex. • •=r. • , 4 =41 Ansi; \ \ f.‘ �'L2?��W1�10 1 01 • 0 -z 7