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HomeMy WebLinkAbout2011-11-14 CPC PacketCITY OF STILLWATER PLANNING COMMISSION NOTICE OF MEETING MONDAY, November 14, 2011 7 p.m. The City of Stillwater Planning Commission will meet on Monday, November 14, 2011 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 October 10, 2011 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. 2011 -26. A resubdivision of a 20,000 square foot lot into two lots, Lot 1 -7500 square feet and Lot 2 - 12,500 square feet, respectively, located at 215 St. Croix Avenue West in the RB, Two Family Residential District. Paul Nickerson, applicant. 4.02 Case No. 2011 -27. A special use permit for a drive - through restaurant, a variance to the sign regulations for 40.97 square foot menu boards and wall signage, a street vacation of Neal Avenue south of Orleans Street West, and a final plat to create one new lot located at 2601 Orleans Street West in the BP -C, Business Park Commercial District. Dale Shimek, McDonald's USA LLC, applicant. 5. OTHER BUSINESS CITY OF STILLWATER PLANNING COMMISSION October 10, 2011 Present: Mike Dahlquist, Eric Hansen, Cameron Kelly, Mike Kocon, John Malsam, Anne Siess and Scott Spisak Absent: Aron Buchanan and Matt Gallick Staff present: Planner Mike Pogge and Councilmember Menikheim Chair Dahlquist called the meeting to order at 7 p.m. APPROVAL OF MINUTES Mr. Spisak moved to approve the minutes of September 12, 2011. Mr. Kocon seconded the motion; motion passed unanimously. OPEN FORUM No comments were received. PUBLIC HEARINGS Case No. 2011 -24. A zoning text amendment to amend the Building Demolition Ordinance, Chapter 34 of the Stillwater City Code. City of Stillwater, applicant. Mr. Pogge noted this case was continued from the September meeting. He stated several people have come forward with questions and concerns about the proposal. He said staff has been unable to meeting with those individuals up to this point and would recommend that this case be tabled pending a meeting with the concerned individuals. Mr. Dahlquist opened the public hearing. Jeff Johnson, chair of the Heritage Preservation Commission, offered to answer any questions the Planning Commission might have regarding the proposed changes to the demolition ordinance. Mr. Dahlquist asked Mr. Johnson if he would be able to attend the November meeting when the Planning Commission will reconsider the proposal; Mr. Johnson stated he would be in attendance if that is the desire of the Planning Commission. Mr. Kocon, seconded by Mr. Malsam, moved to continue this case; motion passed unanimously. Case No. 2011 -25. A special use permit for a Type III Home Occupation Permit located 927 Sixth Avenue South in the RB, Two Family Residential District. Chris Hocuk, applicant. Mr. Pogge reviewed the request and staff findings. Mr. Pogge reviewed the pertinent federal regulations regarding firearms transfer and sales and reviewed the 12 conditions for type III home occupation permits; he also reviewed the difference between type I and types II and III home occupation permits. Mr. Pogge pointed out that the special use permit is required in this instance because customers will be coming to the site. He stated there currently is one additional federal firearms licensee in the City; however, that dealer does not have customers visiting the site and therefore does not require a type III home occupation permit. He said there have been no public safety issues with the existing licensee or previous firearms dealer licensees. Mr. Pogge pointed out that firearms transfers is a highly regulated activity and requires extensive background checks from the ATF, with on -site checks as well as personal criminal background checks; he also noted the City has no authority to prevent the ATF from granting a license once the background checks are completed. Mr. Pogge stated a number of concerns have been voiced related to the public notice process and acknowledged that the notice only stated application had been made for a type III home occupation permit; he said if the Commission believes additional notice is needed and so directs, 1 CITY OF STILLWATER PLANNING COMMISSION October 10, 2011 staff would re- notice and provide additional detail for action at the November meeting. He said other questions have been raised about the compatibility of firearms sales with a residential neighborhood; he pointed out that all firearms will have been pre - purchased through a third -party and customers would be coming on site to complete the paperwork for the transfer. Mr. Pogge said staff believes that use can be compatible with the neighborhood and certainly less intense than other type III businesses. He said the applicant has agreed to all 12 conditions required for the type III permit, as well as additional conditions related to signage, hours of operation and non - resident employees. He noted that a permit can be revoked for violations of any conditions or upon complaint on specific issues related to the operation of the business. He stated staff believes the application meets all requirements for the type III permit and approval is recommended with the 12 normal conditions, with the additional conditions that a copy of the federal firearms license be filed with the police department prior to operation, that a home security system be installed prior to the operation of the business, and that the business meet all Minnesota state fire code requirements related to the storage of ammunition and other explosives on site. Mr. Kocon asked about the storage of the firearms on site prior to the transfer of ownership. Mr. Pogge said the applicant has indicated all firearms will have locks on them and be stored in a safe, and the recommendation is that a condition be added that a home security system be installed. Mr. Kocon asked whether there would be an inventory of guns stored on site; Mr. Pogge said there may be some inventory for the applicant's gun shows and mail catalogue business. Mr. Dahlquist asked if both parts of the business plan were covered by the permit application; Mr. Pogge responded in the affirmative. Mr. Malsam asked about the proportion of the transfer side of the business to the normal sales business. In discussion, it was noted that the applicant wouldn't need a special use permit if customers did not come to the home; that type of business would be a type I business occupation permit approved by staff. Ms. Siess asked if the City could require a specific type of gun safe; Mr. Pogge responded in the affirmative. Ms. Siess also asked how the City regulates the conditions regarding visits by appointment only. Mr. Pogge agreed that, to a large extent, the City is relying on good -will compliance by the business owners, but said the City does occasionally receive calls from neighbors when a business is operating outside of the hours, in which case staff contacts the business owner in an effort to get compliance or the permit could be brought back to the Planning Commission for possible revocation. There was a question as to whether the issue regarding compatibility with the neighborhood was more of an issue with ordinance language; Mr. Pogge said there is an issue with compatibility and if the Commission feels the business is simply not compatible with a residential neighborhood, staff believes the Commission has some leverage to deny a permit on that basis. Mr. Pogge said there is no clear ordinance language that provides that ability, but if the Commission has a discussion about the issue and lists reasons why it does not believes the business is compatible, he said staff believes that could be a sufficient basis for denial. On a question byregarding types of businesses that would not be compatible, Mr. Pogge stated the ordinance is geared toward sole proprietorship businesses and addresses primarily the impacts rather than actual uses; he said the ordinance is silent on the types of uses allowed. Mr. Spisak clarified that at this time there are no type III firearm businesses in the City. Mr. Hocuk explained the type of safe he will utilize for storage of the firearms — a thick gauge, steel gun safe bolted to the floor and foundation wall. He said the primary focus on the business will be internet- based, so he will have a small inventory of merchandise for sale at gun shows — less than 10 firearms at one time. He stated he did not want to make enemies in the neighborhood, noting 2 CITY OF STILLWATER PLANNING COMMISSION October 10, 2011 he has two small children, and said he respects firearms very much. He explained the process he would utilize before asking people to his house, explaining he would have an initial meeting off -site and background check before having a customer on site. He said he would not do anything to jeopardize the safety of his family. He said his primary focus is the safety of his family; he said his long -term goal is to have an off -site business. Mr. Malsam asked why a firearm transfer is necessary; Mr. Hocuk explained that a firearm cannot be shipped to an unlicensed dealer -- the transfer must be made by a licensed dealer who completes the required paperwork and background check. Mr. Hocuk said he would not expect to do more than 5 transfers per month. On a question by Mr. Malsam, Mr. Hocuk explained the process when someone would purchase a firearm directly through him via his web site; those sales cannot be done on premises, he said, and would not involve any on -site business. Mr. Hocuk said the AFT does a site visit and interview with license applicants. On a question from the Commission, he said the AFT requires only gun locks, not a safe, but he said he will be utilizing a locked gun safe. On a question by Mr. Spisak, Mr. Hocuk explained how potential customers could locate him, noting he would not have his home address listed on his web site or at gun shows. Mr. Spisak asked what would happen if someone involved in a gun transfer failed the background check; Mr. Hocuk said the firearm would not be released to that person and he said that is why he will be doing a pre- background check. Mr. Spisak asked about the portion of the business model which states that retail firearms and ammunition accessories will be available for purchase on site; Mr. Hocuk said the intent is have firearm accessories only — holsters, ammunition, targets, etc. — available for retail sale on site. Mr. Hocuk reiterated that he will not be selling firearms on site, only transfers will be conducted on site, people purchasing firearms from him will do so via a third -party FLL or at a gun show. Mr. Hansen asked at what point Mr. Hocuk would move his business off site, whether that would occur when he facilitates 20 -25 transfers a month, versus the four or five he expects to do at this time. Mr. Hocuk said moving off -site would depend on financing and his sales via the Internet; he expects the transfer side of the business to be only about 5% of the total. On a question by Mr. Kelly, Mr. Hocuk said he would not have his home address listed on the FFL site or his web site. Mr. Kocon questioned whether there are any restrictions in the state of Minnesota regulating how many guns a private citizen may own or how those guns must be secured; Mr. Pogge said he was not aware of any restrictions. Ms. Siess pointed out that someone can obtain an address if they are determined to do so; she also pointed out that Mr. Hocuk is applying for a type III permit and if denied the type III could still do the type I business. Mr. Dahlquist opened the public hearing. Elizabeth Ecker, 931 Sixth Ave. S., expressed concern about the public notice from the City and the lack of information included in the notice. She said her biggest concern was with the compatibility with a neighborhood with lots of small children. Chuck Wolden, 924 Fifth Ave. S., suggested this type of use goes above what is the normal type of home business use, noting the condition for a home security system and storage of ammunition would indicate this is a potentially dangerous use. He suggested that if the applicant is afraid to put up a business sign, then the neighbors are afraid too and the Commission should not consider approval. Jan Wolden, 924 Fifth Ave. S., asked how guns would arrive at the premises and how they would be stored after delivery. She also suggested that this permit would be precedent- setting and could lead to many others selling firearms from their homes. She also suggested that the applicant could not be compliant with the conditions, specifically referencing condition No. 7, saying that guns have the same dangerous potential as fumes or fire. 3 CITY OF STILLWATER PLANNING COMMISSION October 10, 2011 Erin Wolfe, 317 Churchill St. E., expressed concern about having a retail business in a residential neighborhood, with the potential for growth and increase in traffic and deliveries and the likelihood that Mr. Hocuk's address will be known. She also wondered if someone could just stop by the house to purchase ammunition. She asked who regulates compliance and who to contact with concerns /complaints. She expressed concern about people knowing there are guns in the home. Linda Moses, 1009 Fifth Ave. S., expressed concern about the risk of having weapons in the neighborhood, currently a very quiet, peaceful neighborhood. She said she was concerned about the compatibility issue. She said if there are items in the business plan that are unclear, those items should be clarified before the Commission makes a decision. Erich Stolffo, 1009 First St., said he believes this type of business is incompatible with the neighborhood. He noted the purpose of opening a business is to grow it, which seems to be at odds with all the things being considered here to try to limit the business. He also noted that this involves a lot of voluntary compliance and suggested there is a lot of risk involved. He also questioned the definition of retail sales, given the fact that type III permits cannot have retail sales on the property. Amy Mino, 915 Sixth Ave. S., said she disagreed with staff's assessment that this will not be injurious or detrimental to the neighborhood, saying she thought that is would be both injurious and detrimental. She said she thought the City should consider the safety concerns of the residents of the neighborhood and also the compatibility of the business with the character of the neighborhood. She also suggested this would be setting a precedent for the entire City. She said she thought this use would leave the neighborhood open to potential burglaries and said if something goes wrong with a transaction ,the entire neighborhood bears the risk. She also noted that the proposed hours of operation are when children are playing in the neighborhood and would be exposed to any potential issues that could occur; she also expressed concern about storage of firearms on the premises. She said she thought a residential area was not an appropriate place for a business of this type. She said residents have a right to feel safe in their neighborhood and safe in their homes. Chloette Haley, 924 Sixth Ave. S., said she was against guns and said she did not want them in her neighborhood or people selling them in the neighborhood. Ed Caouette, 1013 First S, agreed that Mr. Hocuk has the right to sell guns, but he doesn't think he should be doing it in a neighborhood. He also addressed the issue of retail sales on premises, noting that a sale is not complete until it is consummated -- when the person takes possession of a firearm; he also noted that accessories will be sold on site and said he didn't believes there was anything in the ordinance which would permit that. He said he was opposed to the proposal. John Baer, 812 Sixth Ave. S., suggested property values and salability of homes in the area would be negatively affected if this is approved and said he believed it would be a detriment to the neighborhood. He said he believed the business belongs in a commercial area, in a secure building. Sean McDonough, 907 Sixth Ave. S., echoed the concern about property values in the neighborhood and suggested a gun store doesn't seem compatible with the things that promote property values such as good schools and parks. He pointed out the chief regulatory agency in this case, the ATF, has provided no input up to this point and suggested it would be premature to approve anything without some input from federal authorities. Karen Esworthy, 923 Sixth Ave. S., said she thought this business would cast a whole different feeling on the neighborhood and said she would not like feeling uncomfortable in her home or neighborhood. Peter Lee, 816 Sixth Ave. S., pointed out the address of the business cannot be totally hidden. He 4 CITY OF STILLWATER PLANNING COMMISSION October 10, 2011 also pointed out that security systems don't prevent tragedies. He pointed out there is a commercial area just three blocks from Mr. Hocuk's house and wondered whether he would be subject to the same restrictions there as are proposed here. He expressed concern about the location of the safe and its possible proximity to the furnace. He said he was not opposed to guns and was not either totally for or against the proposal. He said it is the details that will determine whether this is safe. Joe Thompson, 911 Sixth Ave. S., echoed the concerns about safety. He spoke of the ease in which he obtain Mr. Hocuk's address from the Secretary of State's office and said no matter what Mr. Hocuk tries to do, people can find out where he lives. He said his chief concern was with the safety of the neighborhood. Tom Corman, 936 Fifth Ave. S., said he did not want guns sold in his neighborhood. Christopher Taylor, 901 Sixth Ave. S., said he is pro- business and pro -guns, but not pro - criminal. He noted that most violent crimes are committed with stolen guns; he said he was not worried about the guns that would be sold, but with the guns that might be stolen. He also questioned that difference between the two businesses, retail and off -site, and said he was confused about the zoning requirements. Dan Linwick, 1009 Sixth Ave. S., said one of this primary concerns was with the notification received from the City. He also referred to the conflicting statements from staff regarding the compatibility with the neighborhood. He said he was strongly opposed to the issuance of the permit. A person who commented earlier spoke of the availability of commercial space at relatively low cost and suggested that is where this business ought to be located. Mr. Hocuk said he hopes that his business will grow so he can, as was suggested in the comments, move to a commercial location. He said he was unsure about the requirements for delivery of firearms to the home and said he would have to check into that. Mr. Kocon asked if people could just drop by the house to purchase ammunition, for example; Mr. Hocuk said that would not be allowed and said that would be very clearly communicated with potential customers. Mr. Malsam asked about monitoring of practices and whether the ATF periodically looks into whether background checks, etc. are being conducted properly; Mr. Hocuk said the ATF generally does an annual premises check to verify records, etc. Mr. Dahlquist reviewed the four elements of the business plan, including the retail sales of accessories. Mr. Hocuk said he had asked staff for an explanation of the definition of accessories to a business; he said it would be his intent to sell small amounts of ammunition and said he is checking into state fire codes to be sure he would be in compliance. Mr. Pogge addressed questions regarding the City's review of compliance issues, noting planning staff would be responsible for concerns regarding hours of operation, number of customers, etc., while public safety staff would be responsible for monitoring areas related to fire code compliance, etc. He briefly reviewed fire code regulations regarding the amount of ammunition allowed on site and staff's recommendation regarding a home security system. Mr. Pogge reviewed the ordinance regarding retail sales, which states that any retail sales must be accessory or incidental to the primary residential use. He said he thought there were several questions /concerns raised during the public testimony, such as the amount of information that must be listed on the ATF web site, sale of ammunition and on -site retail sale of firearms, that staff should have further discussions with the applicant about or research further. Mr. Pogge addressed the issue of compatibility with the neighborhood and suggested that if the Commission were to deny the permit on that basis, it should give specific examples of why it does not believe the business to be 5 CITY OF STILLWATER PLANNING COMMISSION October 10, 2011 compatible. Mr. Malsam asked about the definition of compatibility. Mr. Pogge suggested that staff would be looking for very specific examples of why a business is not compatible due to noise, smell, etc. Ms. Siess expressed concern about using the example of an in -home hair dressing business, noting this proposal is totally different. Mr. Pogge asked for direction from the Commission, speaking of the statutory timelines involved for taking action on the application; he also suggested that if the Commission is leaning toward denial, it take a straw poll and direct staff to develop findings of fact. Mr. Kocon said there were questions about the public notification, suggesting that if more detailed information had been provided, more residents might have appeared to provide testimony; he also said he would like questions regarding delivery of firearms and the issue of perhaps requiring a sprinkling system addressed before taking action on the application. Mr. Dahlquist suggested that the neighborhood was well represented, so the word did get out in some way, even if by word -of- mouth. Mr. Kelly said he would like this to be re- noticed, pointing out there was no mention of firearms in the public notice. Mr. Hansen said he felt this goes beyond this immediate neighborhood and perhaps more people should be noticed. Mr. Malsam said he didn't think it was an issue of informing more people, suggesting that the comments provided indicate the residents don't think this is compatible with the neighborhood; he said he thought there were two issues that speak to compatibility — safety and regulation or monitoring of the business. Mr. Spisak expressed concern about the applicant's desire to keep his address anonymous, pointing out that is no longer possible and leads to security concerns; he said he would favor having City staff and City attorney develop recommendations / finding of fact for denial for consideration by the Commission. Mr. Dahlquist spoke of the new technology of internet sales and pointed out that City code really doesn't address that; he said he thought this comes down to a measure of compatibility and questioned whether concern in itself indicates a use is not compatible. Ms. Siess suggested it takes a village to raise children and have a good neighborhood and said that is what these residents are trying to say: Is this right for Stillwater? Mr. Spisak agreed with the concern about the code not addressing internet sales and also expressed concern about some lack of definition in the code regarding safety, levels of traffic; he said he thought the code ought to be reviewed and perhaps strengthened. Mr. Spisak said he thought this application has pointed out a number of weaknesses in the home occupation code. Mr. Dahlquist invited Councilmember Menikheim to provide input. Councilmember Menikheim suggested that Mr. Hocuk's business plan neglected to consider goodwill, goodwill both to customers and neighbors. He said he thought there would be value in tabling this proposal so people could talk more about this and offered to be a contact point for further discussions. A straw poll was taken as to how many Commissioners were leaning toward denial, with four responding in the affirmative. A straw poll was taken as to how many were leaning toward denial but who would like more information before making that commitment; vote was 7 -0 in favor of that approach. Mr. Hansen said he thought it would be prudent for staff to put together findings of fact but said he would still like more information about questions Mr. Pogge said he would be taking with the applicant about. Mr. Spisak agreed that a two -track approach should be taken, having staff prepare findings of fact and working with the applicant to get answers to the questions raised. Mr. Spisak moved to table this item to the November 14 meeting, directing City staff to re- notice the neighborhood giving details of the request and work with the applicant to answer questions raised at this meeting, as well as prepare findings of fact for a possible denial. Mr. Hansen seconded the motion. Motion passed 6 -1, with Ms. Siess voting no. There was a question about the future process and whether action will be taken at the next meeting. Mr. Dahlquist stated if a 6 CITY OF STILLWATER PLANNING COMMISSION October 10, 2011 decision is made at the next meeting, there is an opportunity for the applicant or member of the public to appeal the decision within 10 days. Mr. Pogge explained the procedure and timeline should an appeal be made to the City Council. Mr. Kocon, seconded by Mr. Spisak, moved to adjourn at 9:10 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary 7 Ater. THE BIRTHPLACE OF MINNESOTA DATE: November 8, 2011 APPLICANT: Paul Nickerson LANDOWNER: Paul Nickerson REQUEST: Resubdivison LOCATION: 215 St. Croix Avenue West COMPREHENSIVE PLAN: LMDR, Low - Medium Density Residential HEARING DATE: November 14, 2011 ZONING: RB, Two- Family Residential REVIEWERS: Mike Pogge, City Planner; Torry Kraftson, Asst. City Engineer PREPARED BY: Bill Turnblad, Community Development Director CASE NO.: 2011 -26 BACKGROUND Mr. Paul Nickerson owns the house at 215 St. Croix Avenue West. It consists of four platted lots that have been combined as a single tax parcel. The total area of the tax parcel is 22,270 square feet. Mr. Nickerson is proposing to divide 7,799 square feet from the tax parcel for a new home site. The existing home site would retain 14,471 square feet of land. The whole neighborhood is zoned RB, Two - Family Residential. The proposed resubdivision of the four platted lots into two building sites meets all dimensional and developmental regulations. SPECIFIC REQUEST Mr. Nickerson has made application for approval of a resubdivsion of his four platted lots to create two building sites and two tax parcels where only one currently exists. Nickerson Resubdivision November 8, 2011 Page 2 of 3 EVALUATION OF REQUEST City Code Section 32 -1, Subd. 4(2) refers to a process whereby a new buildable parcel is created from already platted lots as a "resubdivision". Since no variances are required, the resubdivision request can be approved by the City Council without a public hearing. Since a new building site is proposed to be created, the request is routed by policy to the Planning Commission for review and recommendation before it proceeds to the City Council. Dimensional Standards The required and proposed minimum dimensional standards for the resubdivided properties are summarized below. As can be seen all dimensional standards are satisfied by the two parcels. Utilities The $3,549 sewer hookup fee for infill lots will have to be paid prior to releasing the Resolution of Approval for filing with Washington County, as will the $3,549 water hookup fee. The nearest public sanitary sewer is located about 100 feet to the west in St. Croix Avenue. The depth of the end manhole is such that it will be difficult to service the proposed new building site. Therefore, the property owner will need to present a sanitary sewer plan that is acceptable to the City Engineer. Parcel A Existing site Parcel B New site Lot size proposed 14,471 sf 7,799 sf Lot size required 7,500 sf 7,500 sf Lot width proposed 106.99 57.66 Lot width required 50 50 Total area of accessory buildings 995 sf NA Total area of accessory buildings allowed 1,000 sf 1,000 sf Total impervious cover (w /o buildings) 1,480 sf NA Total impervious cover allowed 3,617.8 sf 1,949.8 sf Total building coverage existing 2,485.0 NA Total building coverage allowed 3,617.8 sf 1,949.8 sf Side setback for existing garage 3.4 feet NA Side setback required for existing garage 3.0 feet NA As can be seen all dimensional standards are satisfied by the two parcels. Utilities The $3,549 sewer hookup fee for infill lots will have to be paid prior to releasing the Resolution of Approval for filing with Washington County, as will the $3,549 water hookup fee. The nearest public sanitary sewer is located about 100 feet to the west in St. Croix Avenue. The depth of the end manhole is such that it will be difficult to service the proposed new building site. Therefore, the property owner will need to present a sanitary sewer plan that is acceptable to the City Engineer. Nickerson Resubdivision November 8, 2011 Page 3 of 3 ALTERNATIVES The Planning Commission has several alternatives. A. Approval If the proposed lot resubdivision is found to be acceptable to the Planning Commission, it should recommend that the City Council approve it with the following conditions: 1. The utility hook -up fees shall be paid to the City prior to release of the Resolution of Approval for filing with Washington County. 2. The plans for providing sanitary sewer to the new building site shall be reviewed and approved by the City Engineer prior to release of the Resolution of Approval for filing with Washington County. B. Table If the Planning Commission ssion feels that the potentially high cost of providing sanitary sewer service to the new building site is a concern to the City, the request could be tabled until the property owner works out an acceptable sanitary sewer plan with the City Engineer. C. Denial If the Planning Commission finds that the resubdivision is not advisable, it could recommend that the City Council deny the request. RECOMMENDATION Staff finds the requested resubdivision is reasonable and that it meets all zoning and development standards. Furthermore, sanitary sewer service is possible, though it may be relatively expensive. Therefore, since the private sewer service is not a public concern, staff recommends approval with the conditions identified in Alternative A above. cc: Paul Nickerson attachments: Location & Zoning Map Certificate of Survey W Vd L Di C Q § K F- N Z o a` ? v itEE o` y 2 Q N~ F J _ _ 7,7 a T. f N r in '6 c O a w O N V O .a c d c o o w x . m° E E '" a w a x '°°E c o m O m m V U V p I I'_= 0 N3 N3 m K F U H~ 2 S> O U O_= O O. z ® — NIdW - - -- X10 ix M31 A2=0 . �- T LL) f 1 � k I l 1 .1S i - -- t 1411 1 • i 1 11 U1 , 11— 1 N , 1. ;id J ;. J -P- 'N 1 1 i 1 s -- j7' • 1 1 1 I . tn' 1 1! 1S C/) • 0 U w S-- a' - -t' '1S VH X' 0 U 1 4 1' T • • ,__t_r. Q • • 1 • _ LJ VWI��I 'M 0 d LS 0___ --Bar930 'N � 0 A /Ilk ate ,�� 1UTyQ 3/I210 M3I/W10av3IN • - I' ------ �•... --- 4--- - - - - -• ter_` ---- - - - - =- SN • r r 1 P • • 1 CURRENT DESCRIP77ON WARRANTYDEED, Document Number 3831759 Lots S, 6, land 8, Block S, Wildin'sAddition to Stillwater, Washington County, Minnesota. together with all hereditaments and appurtenances belonging thereto, subject to the following erceptions.• conditions, restrictions and cotenants ofrecorti ifany. PROPOSED PARCEL A' DESCRIPTION Lots 5and 6and all that part of Lot 7 that lies east of the west 16.50 feet tbereo ' all in Block 5, Wilkins Addition to Stillwater, Washington Cormty, Minnesota. CERTIFICATE OF SURVEY LOTS FIVE, SIX, SEVEN, AND EIGHT, WILKIN'S ADDITION TO STILWATER SECTION 21, TOWNSHIP 30 NORTI -4, RANGE 20 WEST, CITY OF STILLWATER, WASHINGTON COUNTY, MINNESOTA ST. CROIX AVENUE together with all heredilaments and appurtenances — belonging thereto, subject to the following exceptions- conditions, rLStrictions and covenants ofrecoro ifany. PROPOSED PARCEL 'B' DESCRIPTION Lot S,, and the west 16.50 feet of Lot 7 all in Block 5, WiIkxn:SAddition to Stillwater, Washington Coun(y, Minnesota. together with all herrdrtaments and appurtenances belonging thereto. subject to the following exceptions: conditions, restrictions and covenants of record ifany. NOTES Muuuntcnt not set. vehicle parked on location The slope of the land is less than 12 percent. The area between the fence on Parcel B and the south Lot line is 185 sq. ft. An attorney should be consulted regarding possible encroachments. Measurements to structures are to the outside SURVEY PREPARED BY: Landmark Surveying, Inc. 21150 Ozark Avenue North – P.O. Box 65 Scandio, Minnesoto 55073 Office number. 651- 433 -3421 E -ma0 address: ivthefield @frontiernet.net bituminous Sur tote 164 (plat) --- N8919'41'W 16,4.65 - -- 57.66 o PARCEL B m W OD d' 0 En 0 0 z (7799 sq. ft.t) L 57.66\ / .10 °- CV Lei m es -O 0 concrete 36 surface I y GARhiGE h h :i &O ACCESSORY STRUCTURE 106 a concrete re 6 PARCEL A (14471 sq. tt.t) C 1o, 2c ''''177;77777n, --- N3crIcr41 "1^1 164.65- 2 - 164 (plot) 25 L 0 C WEST t ;N t Cag Ito GARAGE ACCESSORY STRUCTURE 9 5 „, g z 0 5 5 PREPARED FOR : PAUL. NICKERSON 215 St.Croix Avenue West Stillwater, Minnesota 55082 SCALE IN FEET 0 15 30 60 EXISTING COVERED AREA House 1490 sq. ft. Garage B85 sq. ft. Concrete surfaces 1480 sq. ft. Accessory Structure 85 sq. ft. Accessory Structure25 sq. ft. Total covered area 3965 sq. ft. LEGEND Orientation of the bearing system is assumed. Distances are in feet and decimals of a foot. O Denotes o 1/2 inch inside diameter iron pipe monument set marked by o plastic cap inscribed ANEZ RLS 13775. (plot) Denotes the dknension on the recorded plot of PALKIN'S ADDITION TO STILLWATER. Official copies of this map are crimp sealed. I hereby certify that this survey, plan or report was prepored by me or under my direct supervision and that 1 om o duly Licensed Land Surveyor under the laws of the Stcte of Minnesota. Landmark Surveying Inc. Jo T. e Minnesota license No 75 October 27, 2011 Date Job Number 2011 -31 Planning commission: 9 -26 -2011 215 St. croix Ave. lots 5,6,7 and 8, Wilkins addition. Application to sub - divide 22,140 sq. ft. into two lots. Lot A. with the existing dwelling would measure 108ft. frontage by 135ft. Depth. 14,580 total sq. ft. Lot B. would measure 56ft. Frontage, 135ft. Depth, 7560 total sq. ft. The lots will be surveyed and staked. Thank -you, Paul Nickerson, Applicant /owner Receipt#: 155377 . WAR $46.00 SOT S432.30 Conservation Fee: $5.00 CRV Filed No Delinquent Taxes . Transfer Entered Return to: LAND TITLE - RECORDINGS 1560 SILVER LAKE ROAD SUITE 200 NEW BRIGHTON MN 55112 3831759 �I i 1 Certified Filed and /or recorded on: 2/17/2011 411 PM 3831759 Office of the County Recorder Property Records & Taxpayer Services Washington County, MN Benin! (.ur/nd, County Recorder _tlol /v O R7x,, ke, Audiror Treasurer Form No. 1-M — WARRANTY DEED Individual(s) to Individual(s) ' DEED TAX DUE:. $432.30 Date: February 15, 2011 FOR VALUABLE CONSIDERATION, Christopher H, Magee, a single person , Grantor, hereby conveys and warrants to Paul Nickerson, Grantee, real property in Washington County, Minnesota, described as follows: Lots 5,.6, 7 and 8, Block 5, Wilkin's Addition to Stillwater, Washington County, Minnesota. together with all hereditaments and appurtenances belonging thereto, subject to the following exceptions: conditions, restrictions and covenants of record, if any. heck box if applicable: The Seller certifies that the seller does not know of any wells on the described real property ❑ A welt disclosure certificate accompanies this document. ❑ 1 am familiar with the property described in this instrument and 1 certify the r status and number of wells on the described real property have not changed since the last previously filed well disclosure cert} Affix Deed Tax Stamp Here STATE OF MINNESOTA Christopher H. Magee .COUNTY OF WASHINGTON The instrument was acknowledged before me on February 15, 2011, by Christopher H. Magee, a single person. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANI:): v° . s —7 MARY C PARNELL Notary Public Minnesota MY Commission Expires January 3t, 2015 f THIS INSTRUMENT WAS DRAFTED BY (NAME AND ADDRESS). Land Title, Inc. 1900 Silver Lake Road, Suite 200 New Brighton, MN 55112-1789 File No. 35(046 - 3 CXJ 73 11 OF NOTARY P11111.10 OR OTHER (5rf 1CIAL Check here if part or all attic and is Registered (Torrens) ❑ 'fax Statements for the real property described in thii instrument should be sent to (include name and address of Grantee): Paul Nickerson 215 St. Croix Avenue Stillwater, Minnesota 55082 suotsl«s, �.ad ANnas taaJ ui areas 0 dew /}iuia!A NLZl N EL N6ZL uzJ. NO: .., NOEL tl]It�tlY (to;5 M NIEL NIE1 \IIEI. .MI E:21 A1u.N dew uofeoo-i rn ru:a AV CURRENT DESCRIPTION WARRANTY DEED, Document Number 3831759 Lots 5, 6, land 8 Block S, Wil in'sAddition to Stillwater, Washington County; Minnesota. together with all hereditaments and appurtenances belonging thereto, subject to the following exceptions: conditions, restrictions and covenants ofrecoro ifany. PROPOSED PARCEL A' DESCRIPTION Lots Sand 6 and all that part ofLot 7 that lies east of the west 1650 feet thereof,' all in Block 5, Wilkins Addition to Stillwater, Washington County, Minnesota. together with all heredrtarnents and appurtenances belonging thereto, subject to the following exceptions: conditions; restrictions and covenants ofrec ont ifany. PROPOSED PARCEL '8'DESCRIPTION Lot and and the west 16.50 fit of Lot 7,, all in Block 5, Wil(7nsAddition to Stillwater, Washington County, Minnesota. together with all hereditaments and appurtenances belonging thereto, subject to the following exceptions: conditions, restrictions and covenants ofrecorc, ifany. NOTES C ERTJFJCATI- OF SURV1-Y LOTS FIVE, SIX, SEVEN, AND EIGHT, WILKIN'S ADDITION TO STILWATER SECTION 21, TOWNSI -1P 30 NORTH, RANGE 20 NEST, CITY OF STILLWATER, WASHINGTON COUNTY, MINNESOTA S T. CROIX 2 Monument not set, vehicle parked on location. The slope of the land is less than 12 percent. The area between the fence on Parcel B and the south Lot line is 185 sq. ft. An attorney should be consulted regarding possible encroachments. Measurements to structures are to the outside wall. SURVEY PREPARED BY: Landmark Surveying, Inc. 21150 Ozark Avenue North — P.O. Box 65 Scandia, Minnesota 55073 Office number. 651-433-3421 E —mail address: inthefieldefrontiernet.net AVENUE bituminous surface 164 (plat) - -- N8gr1q'41 "W 164.65-- Ir) CO NOO °36'48 "E 3.1- LL 8 57.66 3.4= PARCEL B (7799 sq. ft.±) U5 n o W 8 - k tst o 'l- C � • ` t 16.30 L -- chofnlrnk fence - -., 57.66 \ / concrete surface a ti i0O 5.0 ACCESSORY STRU CTjJ RE fence -_ 2.8 concrete concret surfa 6 83 PARCELA STRUCTURE (14471 sq. ft.±) C K -3.0 106.991 5 wood retaining walls along - - -N8c1 °19141 "1^1 164.65 - -- L O A GARAGE 1 -2 164 (plat) 25 0h LV 1 WEST D in ;m l� r m 6 GARAGE NOO °3(0'41 "E 5 C %< 5 PREPARED FOR PAUL NI CKERSON 215 St.Croix Avenue West Stillwater, Minnesota 55082 SCALE IN FEET 15 30 Go EXISTING COVERED AREA House 1490 sq. ft. Garage 885 sq. ft. Concrete surfaces 1480 sq. ft. Accessory Structure 85 sq. ft. Accessory Structure 25 sq. ft. Total covered area 3965 sq. ft. LEGEND Orientation of the bearing system is assumed. Distances are in feet and decimals of a foot. O Denotes a 1/2 inch inside diameter iron pipe monument set, marked by a plastic cop inscribed ANEZ RLS 13775. (pint) Denotes the dimension on the recorded plot of WILKIN'S ADDITION TO STILLWATER. Official copies of this map are crimp sealed. I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that 1 am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Landmark Surveying Inc. di Joel T. Anez Minnesota Lic41,se No. 13775 Date October 27, 2011 Job Number 2011 -31 October 27, 2011 T H E 6 f RTW PI_AC E O F MINNESOTA Planning Commission DATE: APPLICANT: November 10, 2011 CASE NO.: 2011 -27 Dale Shimek, McDonald's, USA LLC PROPERTY OWNER: Wells Fargo Bank, NA REQUEST: LOCATION: ZONING: PC DATE: REVIEWED BY: PREPARED BY: Final Plat, Street Vacation, Special Use Permit, and Variances for the construction of a 4,800 sq ft building and associated site improvements for McDonald's 2601 Orleans St W BP -C, Business Park Commercial November 14, 2011 Bill Turnblad, Community Development Director Torry Kraftson, Asst. City Engineer Michel Pogge, City Planner 41 BACKGROUND Dale Shimek of McDonald's, USA LLC is proposing to construct a 4,800 square foot single story building for a new McDonald's Restaurant with an associated drive -thru at 2601 Orleans St W. The subject property was the former Tom Thumb gas station and is currently a vacant site. The site is bounded with Stillwater Boulevard on the west, Orleans St on the north, Market Drive on the east, and a multitenant building to the south. McDonald's Restaurant Page 2 of 8 SPECIFIC REQUEST In order to construct the building and other site improvements, McDonald's, USA LLC is requesting approval on the following items: 1. Final Plat (Stillwater Marketplace North) 2. Street Vacation 3. Special Use Permit for a Drive -Thru 4. Variances for signage EVALUATION OF REQUEST Final Plat Currently the former Tom Thumbs fuel site and a vacant parcel of land south of the site are unplatted metes and bounds described parcels. Additionally, with the proposed street vacation and street dedications staff encouraged the applicant to plat the property to clean up the descriptions. With any subdivision it is important to ensure that the property has sufficient access to public utilities and transportation infrastructure and any needed public dedications has been completed. In this case, roads that support that area and the subject property have been developed surrounding the property on three sides. Needed water, sanitary sewer, and storm water systems have been developed and are in place to support the area and the subject property. Finally, the applicant will be dedicating two sections of property for street right -of -ways. This includes a section of West Orleans St on the north side of the site and a portion of Stillwater Boulevard on the west side. The plat will also incorporate a portion of Neal Avenue (now Market Drive) that is proposed to be vacated on the east side of the site. Street Vacation The Tom Thumbs fuel site was developed prior to Orleans St and Market Drive being developed as they exist today. In fact, before Market Drive was developed the City obtained right -of -way adjacent to the Tom Thumbs fuel site that was named "Neal Avenue ". When Market Drive was developed in its current location it was placed approximately 40 feet east of original Neal Avenue right -of -way dedication. This leaves a strip of land that is excess right -of -way. The only utility within the Neal Avenue right -of -way is a water main. The applicant is requesting to vacate the Neal Avenue right -of -way and provide a public utility and drainage easement over the water main. This easement area will be kept as open space. McDonald's Restaurant Page 3 of 8 When considering if publicly owned property should be vacated there are three basic items the City considers. A. Whether the property is or is likely to be necessary or desirable for any public purpose within the reasonably foreseeable future. a. The area contains a water main. No other known public utilities are in the area proposed to be vacated. The vacation request shows that they would convey a public utility and drainage easement over the water main. B. Any term, condition, reservation, or dedication of any easement or interest in the property necessary or desirable for public purposes and permitted by law. a. Other than obtaining an easement over the existing water main, City Staff does not believe any other terms, conditions, reservation, or dedication is needed. C. The right -of -way vacation has a public benefit and is not being vacated for the sole benefit of an adjacent property owner. a. The proposed excess right -of -way vacation will return property to private ownership and the tax rolls. Special Use Permit Within the BP -C zoning district, eating establishments with a drive -thru require a special use permit. The following overviews the improvements that are proposed as part of this development: Building The building represents a new style that McDonald's has begun to roll out and does not include their typical trademark roof. The proposed building has a flat roof. The building uses a number of materials including brown and red brick, white EIFS, yellow and gray aluminum trellis system, architectural metal panel system, and other less notable materials. The building design was approved by the HPC on November 7 with one minor modification. Site Layout Access to the site will be via a single drive access on Market Drive across from the St Croix Recreation Center driveway entrance. The drive -thru lane is proposed on the north and west sides of the building with duel ordering stations on the north side of the building and payment and pick up windows on the west elevation. Based on the size of the restaurant, 40 parking spaces are required and 58 parking spaces are provided on the site. McDonald's Restaurant Page 4 of 8 Landscaping & Screening Utilities and RTUs - All utilities and ground or roof top mounted mechanical equipment will need to be screened from public view. Prior to issuance of a building permit, this will have to be verified by the Community Development Department. Outside trash containers - Per City Code,1 any outside trash receptacles must be completely screened with the same building materials as the main building. The applicant has included an area as part of the building in the northeast corner that will house all of the trash containers. Landscaping - The landscaping plan shows perimeter trees and parking island plantings with trees and bushes. Exterior Lighting Building - Unlike the new McDonald's in Oakdale, most of the building lighting here will be downcast. McDonald's is proposing to use uplighting on the Arcs allocated on the south and west elevations. All other building lights, including security lights, are proposed to be downlit. Light sources will need to be shielded from direct view of the public. Cut sheets of the fixtures shall be provided to the Community Development Department and found satisfactory prior to issuance of a building permit. Parking Lot - As noted on sheet EP2.1, the lighting level at the property lines are calculated to be 0.0 footcandle. Cut sheets of the fixtures were not included. Cut sheets of the fixtures shall be provided to the Community Development Department and found satisfactory prior to issuance of a building permit. Signage The site will include building signage, a single freestanding sign, outdoor menu boards, directional signs. Building signage On each of the four elevations, a McDonald's golden arch is proposed. The size of each of the signs is 10.75 square feet. The signs will be internally illuminated. On the south elevation, in addition to the McDonald's golden arch, the applicant is proposing to include the words "McDonald's" in white channel letters. The sign area is 41.25 square feet and is proposed to be internally illuminated. The south elevation of the building does not face a public street and thus requires a variance for a sign to be installed in this location which the applicant has applied for. Several business in the area currently have variances to allow signs on no street side building faces that have no street frontage, so granting such a sign is not setting a precedence. Ch. 31, Sec. 31- 322(d)(1) McDonald's Restaurant Page 5 of 8 Freestanding sign The applicant is proposing a 25 foot tall freestanding sign at in the intersection of Stillwater Blvd and Orleans St. The maximum height of a sign in this location is only 20 feet tall. Additionally, the design guidelines for the West Business Park requires freestanding sings in this location to be wrapped with masonry that matches the building. The applicant has agreed to make these changes and they are listed as a condition of approval. SUP Review Criteria Sec. 31- 207(d) of the City Code states that a Special Use Permit can be approved if the Planning Commission finds that: A. The proposed use conforms to the requirements and the intent of the Zoning Ordinance, the Comprehensive Plan, and any relevant area plans. a. Other than the variances that will be discussed later in the report, the proposed use meets the requirements of the zoning code. b. The site currently complies with all other code requirements. B. Any additional conditions necessary for the public interest have been imposed. a. There are a number of conditions outlined in the recommended conditions of approval. As conditions the general public interest will be served. C. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. a. The main concern with drive -thru operations is that sufficient stacking room is provided. As the site is oriented, staff is satisfied that the proposal will not have any adverse impacts to the adjacent uses. Special Use Permit In the applicant's letter to the City they requested the following variances: 1. A variance to allow building signage on a non- street side of a building. 2. A variance to allow a menu board larger than 40 square feet in size. The City does not regulate the maximum menu board size and staff is uncertain where the applicant found this requirement. Related to the maximum signage the total amount of allowable signage on the site is 272.8 square feet. The total area of the freestanding sign, the building signs, the entry /exit signs, and the menu boards on the site is 252.86 square feet. Thus no variance is required to allow a larger menu board. Therefore the following will only examine the variance request to allow building signage on a non - street side of a building. McDonald's Restaurant Page 6 of 8 1. A variance may be granted when the applicant establishes that there are "practical difficulties" in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a "practical difficulty ". a. Is the property proposed to be used in a reasonable manner? Yes. Even though the signage is not facing a street frontage it will be visible from both Stillwater Blvd and Market Drive. b. Is the plight of the landowner due to circumstances unique to the property? Yes. The shape of the property and limited access points (no drive access is permitted to Stillwater Blvd and Orleans St W) was a condition that was not created by the landowner. If access was available in these location the orientation of the building could have permitted what the applicant desires to be the front of the building oriented toward a street frontage. c. Are the circumstances created by the landowner? No. As stated previously, the shape of the property and limited access points creates a unique circumstance. d. If granted, would the variance alter the essential character of the locality? The variance would not alter the essential character of the immediate neighborhood. In fact, several surrounding sites have signage on a wall not facing a public street. e. Is the lone consideration an economic one? It would not appear that the proposed sign is solely an economic consideration. 2. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. a. What is the purpose of the regulation for which the variance is being requested? The purpose of the code is to prevent signage from conflicting with different land uses, particularly residential. b. If granted, would the proposed variance be out of harmony with the Zoning Code? No. In this case the signs will face another commercial use and does not appear to pose an issue. McDonald's Restaurant Page 7 of 8 c. If granted, would the proposed variance be out of harmony with the Comprehensive Plan? No, it would not be out of harmony with the Comprehensive Plan. 3. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. The property is zoned BP -C, Business Park Commercial. Restaurants with Drive -thrus are a specially permitted use. FINDINGS The required findings to approved the requested Final Plat, Street Vacation, Special Use Permit, and Variance have been met. ALTERNATIVES The Planning Commission has the following options: 1. Approve the Final Plat, Street Vacation, Special Use Permit, and Variance with the following conditions: a. All changes to the approved plans shall be reviewed and approved by the Community Development Director. Any major changes will also need to go to the Planning Commission and / or Heritage Preservation Commission for review and approval prior to issuance of any building permits. b. All utilities along with all ground and roof top mounted mechanical equipment must be screened from public view. c. Any outside trash receptacles must be completely screened with the same building materials as the main building. d. All gutters, downspouts, flashings, etc. must match the color of the adjacent surface. e. Cut sheets on all of the lighting fixtures shall be submitted and approved by the City Planner prior to the issuance of a building permit. f. The street address of the building shall be displayed in a location conspicuous from the public street. g. The drainage and utility plans shall be reviewed and approved by the City Engineer prior to the issuance of a building permit. h. A permit from Browns Creek Watershed district shall be obtained prior to the issuance of a building permit. i. An NPDES permit shall be in effect prior to commencing construction. McDonald's Restaurant Page 8 of 8 j. Full dimensional brick shall be used on the building. All brick surfaces shall remain unpainted. k. The freestanding sign shall be no taller than 20 feet in height with brick wrapping the sign that is a minimum of 8 feet in width. 1. The banding on the north and west elevations be added as conditioned by the HPC. Final plans on this revision shall be approved by the City Planner prior to issuance of any building permits. m. The applicant shall address comments from the City Engineering Department in the attached memo dated November 3, 2011 from Torry Kraftson. The City Engineer shall approve the civil engineering drawing prior to issuance of any building permits. 2. Deny the requests as presented. If the Planning Commission decides to deny the requests, findings of fact substantiating the findings must be provided. 3. Table the requests for additional information. STAFF RECOMMENDATION Staff recommends approval of the request as conditioned. MEMORANDUM TO: Bill Turnblad FROM: Torry Kraftson DATE: November 3, 2011 SUBJECT: Review of McDonalds site (S /E corner Stillwater Boulevard/ Orleans) Plan set date October 21, 2011 I have reviewed the above plan set and recommend that any approvals be conditioned upon the following comments: • Silt fence shall extend around the entire perimeter of the site, except the site entrance. Silt fence is not shown along a portion of the north property line adjacent to Orleans Street. • A copy of the MPCA NPDES permit shall be submitted to the City prior to construction • Sidewalks along Orleans Street and Market Drive shall have a 5 -inch concrete thickness and be constructed with 3Y32A concrete (per City standard). • New curb installed on Orleans Street and Market Drive shall match the existing B624 curb and gutter. The pavement section to be matched on these streets contains 7 inches of bituminous pavement. • A sidewalk easement (or additional right of way dedication) shall be provided to the City for sidewalk along Orleans Street that lies outside the proposed right of way. • The sanitary sewer connection shall use the existing 6 -inch PVC riser and service stubbed in to the property. If this connection is not used, a new service shall be bored beneath the street directly into the sanitary sewer manhole. • Additional details of the Triton storage system shall be provided for review, including dimensioning and bedding depths. McDonald's USA LLC. Stillwater, MN APPLICATION FOR SPECIAL USE PERMIT, SIGN PERMIT, SIGN VARIANCE, DESIGN REVIEW, STREET VACATION AND FINAL PLAT October 19, 2011 • • • • L A N D From Site to Finish O R M 1 INTRODUCTION On behalf of McDonald's USA LLC ( "McDonald's "), Landform is pleased to submit this application for special use permit, sign permit, sign variance, design review, street vacation and final plat to allow construction of a McDonald's restaurant at 2601 Orleans. We are excited about the improvements proposed for this site. SPECIAL USE PERMIT This site is zoned BP -C (Business Park Commercial). Restaurants are allowed, but drive -ins (drive - throughs) are allowed only by approval of a Special Use Permit. We have prepared a special use permit that complies with the general purpose and intent of the City ordinance standards for development of the McDonald's restaurant on this site as follows: 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. The proposed restaurant conforms to the requirements and the intent of this chapter. The proposed site exceeds ordinance requirements for parking and provides adequate vehicle stacking space in the drive - through lane. 2. Any additional conditions necessary for the public interest have been imposed. We have worked with City staff to identify any issues or concerns and our proposal meets all ordinance requirements and will be an attractive addition to the neighborhood. 3. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The structure will not constitute a nuisance or be detrimental to the public welfare of the community. The site has been carefully designed to provide adequate parking and vehicle stacking space in the drive - though, the building is constructed of quality materials and attractive landscaping is provided on site. The special use permit shows compliance with all setback, parking and landscape requirements. The new special use permit will allow us to eliminate two existing curb cuts (on West Orleans Street and Market Drive) and have one new curb cut that aligns with the existing curb cut east of Market Drive. MCD11089 Project Narrative A N D F O R M October 19, 2011 2 SIGN PERMIT The proposed sign package includes freestanding, wall, directional and menu board signage. • One freestanding sign is located at the corner of Highway 5 (Stillwater Boulevard) and West Orleans Street. This freestanding pylon sign is 25 feet high and 79.17 sq. ft. in area, which complies with ordinance requirements. • Wall signage is proposed on all four building elevations. The site has frontage on three streets and a variance is requested to allow signage on the elevation that does not face a public street. This sign variance is discussed below. The size of the wall signage complies with the ordinance requirement for sign area based on lineal feet of frontage. • Directional signage is provided on site in compliance with ordinance requirements. • Additional directional signage is provided with the two drive - through pole canopies at the order point. • Two menu boards are provided at the drive - through in order to accommodate the double drive - through lane. We are requesting a variance for the size of the menu boards. The 6'9' high menu boards comply with the height requirements, but the 40.97 sq. ft. standard sign area exceeds the 40 sq. ft. sign area allowed by ordinance. SIGN VARIANCE We are requesting two variances from the signage requirements to allow: 1. 40.97 square foot menu boards where the ordinance allows 40.00 square feet 2. Wall signage on the south elevation, which is not adjacent to a public street. We have reviewed this request for compliance with Section 31.208 of the Zoning Ordinance, which requires that the following conditions be met: 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. 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. 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 chapter or the public interest nor adversely affect the comprehensive plan. We have also reviewed the request against the standards of MN Statute § 462.357, Subd. 6, which was signed into law by Governor Dayton on May 5, 2011. Under the new law, practical difficulties means (1) the property owner proposes to use the property in a reasonable manner permitted by the ordinance, (2) the owner's plight is due to circumstances unique to the property not created by the owner, and (3) the MCD110B9 l_ A N D F O R M October 19, 2011 Project Narrative 3 variance will not alter the locality's essential character. If the variance is granted with conditions, those conditions must be directly related to, and bear a rough proportionality to the impact of the variance. The sign variance to allow signage on the south elevation is requested for signage that would be visible from all public streets, including vehicles traveling northbound on Highway 5. The sign variance for the menu boards is a negligible increase in area to allow McDonald's to use the standard menu board, which is 40.97 square feet where 40 square feet is allowed. Both variances would be a reasonable use, are unique to this particular property's physical location and would not alter the locality's essential character. The variances would allow development of a new restaurant that is harmonious with the adjacent development. DESIGN REVIEW We have prepared a Design Review package for the City that meets all ordinance requirements, except for the aforementioned sign variances. The intent of the design review procedure is to promote excellence of design and development, prevent traffic hazards, provide adequate services and encourage development in harmony with its neighborhood or planning area. The site plan includes parking and vehicle stacking in excess of ordinance requirements, an attractive landscape plan and quality building design. This project will improve traffic operations by removing two existing curb cuts and providing one new curb cut on Market Drive, directly across from an existing curb cut. The new restaurant will be in harmony with the existing neighborhood and will be an attractive addition to the community's tax base. VACATION We are requesting vacation of Neil Avenue south of West Orleans Street, adjacent to Market Drive, lying north of Lot 7, Stillwater Marketplace 4th Addition. This public street is no longer needed as Market Drive will provide access to this site and the adjacent properties. FINAL PLAT The final plat will create one new lot that will incorporate the vacated Neil Avenue and will provide new drainage and utility easements as required by the City. SUMMARY We respectfully request approval of the Special Use Permit, Sign Permit, Sign Variance, Street Vacation, Design Review and Final Plat to allow construction of a new McDonald's restaurant at 2601 Orleans. MCD11089 L A N D F O R M October 19, 2011 Project Narrative 4 CONTACT INFORMATION This document was prepared by: Kendra Lindahl, AICP Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55330 Any additional questions regarding this application can be directed to Eric Kellogg at ekelloqg@landform.net or 612.638.0242. MCD11089 I_ A N D F O R M October 19, 2011 Project Narrative 5 STILLWATER MARKETPLACE NORTH KNOW ALL PERSONS BY THESE PRESENTS: Wells Fargo Bank, N.A., a national banking association, fee owner of the following described property situated in the County of Washington, State of Minnesota, to wit: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 30, RANGE 20, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST, BEARINGS ORIENTED TO WASHINGTON COUNTY COORDINATE SYSTEM, ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER 1075.07 FEET TO THE Dated this day of 20 SOUTHEASTERLY RIGHT OF WAY LINE OF STILLWATER BOULEVARD NORTH (C.S.A.H. 5); THENCE SOUTH 32 DEGREES 49 MINUTES 23 SECONDS WEST ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE 47.32 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST PARALLEL WITH SAID NORTH LINE 119.84 FEET; THENCE SOUTH 0 DEGREES 58 MINUTES 10 SECONDS EAST 240.25hEh'1; THENCE SOUTHERLY ALONG A TANGENTIAL CURVE CONCAVE TO THE WEST HAVING A CENTRAL ANGLE OF 7 DEGREES 11 MINUTES 35 SECONDS AND A RADIUS OF 606.62 FEET A Scott C. Trosen DISTANCE OF 76.16 FEET; THENCE NORTH 55 DEGREES 42 MINUTES 37 SECONDS WEST 273.29 FEET TO SAID SOUTHEASTERLY RIGHT OF WAY LINE; THENCE Licensed Land Surveyor NORTH 32 DEGREES 49 MINUTES 23 SECONDS EAST ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE 194.41 FEET TO THE POINT OF BEGINNING, Minnesota License No 47465 AND COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST, BEARINGS ORIENTED TO WASHINGTON COUNTY COORDINATE SYSTEM, ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER 1075.07 FEET TO THE SOUTHEASTERLY RIGHT OF WAY LINE OF STILLWATER BOULEVARD NORTH (C.S.A.H. 5); THENCE SOUTH 32 DEGREES 49 MINUTES 23 SECONDS WEST ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE 241.73 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 55 DEGREES 42 MINUTES 37 SECONDS EAST 273.29 FEET; THENCE SOUTHERLY ON A CURVE CONCAVE TO THE WEST HAVING A CENTRAL ANGLE OF 14 DEGREES 11 MINUTES 33 SECONDS AND A RADIUS OF 606.62 FEET A DISTANCE OF 150.26 FEET, THE CHORD OF SAID CURVE BEARS SOUTH 13 DEGREES 19 MINUTES 12 SECONDS WEST, THENCE NORTH 55 DEGREES 42 MINUTES 37 SECONDS WEST 323.34 FEET TO SAID SOUTHEASTERLY RIGHT OF WAY LINE; THENCE NORTH 32 DEGREES 49 MINUTES 23 SECONDS EAST ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE 140.00 FEET TO THE POINT OF BEGINNING. I, Scott C. Trosen, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on the plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat STATE OF MINNESOTA COUNTY OF DAKOTA This instrument was acknowledged before me this day of 20 , by Scott C. Trosen. AND Notary Public, Dakota County, Minnesota Printed Name My Commission Expires THAT PART OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 30, RANGE 20, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: STILLWATER, MINNESOTA COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST, BEARINGS ORIENTED TO WASHINGTON COUNTY COORDINATE SYSTEM, ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER 1075.07 FEET TO THE SOUTHEASTERLY RIGHT OF WAY LINE OF STILLWATER BOULEVARD NORTH (C.S.A.H. 5); THENCE SOUTH 32 DEGREES 49 MINUTES 23 SECONDS WEST This plat of STILLWATER MARKETPLACE NORTH was approved by the City Council of the City of Stillwater, Minnesota this day of 20 and ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE 47.32 FEET; THENCE SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST PARALLEL At .t .E.L WITH SAID NORTH hereby certifies compliance with all requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2. LINE 119.84 FEET; THENCE SOUTH 0 DEGREES 58 MINUTES 10 SECONDS EAST A DISTANCE OF 43.27 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 00 DEGREES 58 MINUTES 10 SECONDS EAST, A DISTANCE OF 240.25 FEET; THENCE SOUTHERLY 226.42 FEET ALONG A TANGENTIAL By By CURVE, CONCAVE TO THE WEST HAVING A RADIUS OF 606.62 FEET AND A CENTRAL ANGLE OF 21 DEGREES 23 MINUTES 08 SECONDS TO THE Mayor Clerk NORTHEASTERLY CORNER OF LOT 1, BLOCK 7, STILLWATER MARKETPLACE 4TH ADDITION; THENCE SOUTH 69 DEGREES 39 MINUTES 22 SECONDS WEST, NOT TANGENT TO LAST DESCRIBED CURVE, A DISTANCE OF 0.76 FEET TO THE WESTERLY LINE OF MARKET DRIVE; THENCE NORTHERLY 248.57 FEET ALONG A NON - TANGENTIAL CURVE, CONCAVE TO THE WEST HAVING A RADIUS OF 402.00 FEET AND A CENTRAL ANGLE OF 35 DEGREES 25 MINUTES 42 SECONDS AND A CHORD THAT BEARS NORTH 17 DEGREES 02 MINUTES 41 SECONDS EAST; THENCE NORTH 00 DEGREES 40 MINUTES 10 SECONDS WEST, Approved by the Planning Commission of the City of Stillwater, Minnesota this day of 20 TANGENT TO LAST DESCRIBED CURVE, A DISTANCE OF 180.84 FEET; THENCE WESTERLY 35.89 FEET ALONG A NON - TANGENTIAL CURVE, CONCAVE TO THE NORTH HAVING A RADIUS OF 740.00 FEET, A CENTRAL ANGLE OF 2 DEGREES 46 MINUTES 43 SECONDS AND A CHORD THAT BEARS NORTH 82 DEGREES 59 MINUTES 36 SECONDS WEST, TO THE POINT OF BEGINNING. By By Planning Commission Chairman Planning Commission Secretary has caused the same to bc surveyed and platted as STILLWATER MARKETPLACE NORTH and does hereby donate and dedicate to the public for public use forever the street and easements for drainage and utility purposes as shown on the plat In witness whereof said Wells Fargo Bank, N.A., a national banking association, has caused these presents to be signed by its proper officer this day of ,20 . Wells Fargo Bank, N.A., a national banking association its Name Title COUNTY SURVEYOR Pursuant to Chapter 820, Laws of Minnesota, 1971, and in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of ,20 . By By Washington County Surveyor Assistant County Surveyor COUNTY AUDITOR/TREASURER Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20 _ on the land hereinbefore described have been paid. Also, pursuant to Minnesota Statutes, STATE OF Section 272.12, there are no delinquent taxes and transfer entered this day of , 20 . COUNTY OF The foregoing instrument was acknowledged before me this day of , 20 , by its By By Wells Fargo Bank, N.A., a national banking association, on behalf of the association. Washington County Auditor/Treasurer Deputy Notary Public County, Printed Name My Commission Expires COUNTY RECORDER Document Number I hereby certify that this instrument was recorded in the Office of the County Recorder for record on this _ day of 20 at o'clock .M. and was duly recorded in Washington County Records. By Washington County Recorder By • • Deputy • • 7 /"1 II C1. F O R M From Site to Finish • 411, iieV 105 South Fifth Avenue Tel: 812 - 252 -9070 Suite 513 Fax: 812- 252.9077 Minneapolis, MN 55401 Web: landform.net SHEET 1 OF 2 SHEETS / STILLWATER MARKETPLACE NORTH -- -NORTH LINE OF SW 7/4, SECTION 32, TWP. 3, RAE. 20 58707 "E 10075.5.07 L_ NORTHWEST CORNER OF SW 1/4 / SECTION 32, TWP. 3, RGE. 20 / / / / g-'8-9°28',2$"E 119.84 _CENTERLINE OF STREET AND UTILITY EASEMENT / PFR DOG N0. 489698 a=z708°00'00- R-o. 00 Ch.$o g. --S82 °59'36 "E - ls =22 46'43" / R =40.00 I L- ,85.89 5' / / q4 / /OUP 3`t J / \ s s., 5 0 bU I I U I / N69°39'22"117----- 0.76 / / / / / / / / / / / VICINITY MAP SECTION 32, TOWNSHIP 30, RANGE 20 NORTH 0 30 60 FOR THE PURPOSES OF THIS PLAT, THE NORTH LINE OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 3, RANGE 20 IS ASSUMED TO BEAR SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST. • DENOTES IRON MONUMENT FOUND p DENOTES 1/2 INCH BY 14 INCH IRON PIPE WITH PLASTIC CAP INSCRIBED LS 47465 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN AS THUS: (NOT TO SCALE) i-5 L 10 BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES UNLESS OTHERWISE INDICATED AND BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES UNLESS OTHERWISE INDICATED • • • • 111.. ,ol' 4, 111„4111 11' From Site to Finish F O R M • • • 105 South Fifth Avenue TeL 612 -252 -9070 Suite 513 Fax: 612. 252.9077 Minneapolis, MN 55401 Web: landform.net SHEET 2 OF 2 SHEETS STREET VACATION SKETCH FOR: NEAL AVENUE, STILLWATER, MN LEGAL DESCRIPTION THAT PART OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 30, RANGE 20, WASHINGTON COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST, BEARINGS ORIENTED TO WASHINGTON COUNTY COORDINATE SYSTEM, ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER 1075.07 FEET TO THE SOUTHEASTERLY RIGHT OF- WAY LINE OF- STILLWATER BOULEVARD NORTH (C.S.A.H. 5); THENCE SOUTH 32 DEGREES 49 MINUTES 23 SECONDS WEST ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE 47.32 FEET; THENCE SOUTH 89 DEGREES 25 MINUTES 29 SECONDS EAST PARALLEL WITH SAID NORTH LINE 119.84 FEET; THENCE SOUTH 0 DEGREES 55 MINUTES 10 SECONDS EAST A DISTANCE OF 43.27 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 00 DEGREES 58 MINUTES 10 SECONDS EAST, A DISTANCE OF 240.25 FEET; THENCE SOUTHERLY 226.42 FEET ALONG A TANGENTIAL CURVE, CONCAVE TO THE WEST HAVING A RADIUS OF 606.62 FEET AND A CENTRAL ANGLE OF- 21 DEGREES 23 MINUTES 05 SECONDS TO THE NORTHEASTERLY CORNER OF LOT I, BLOCK 7, STILLWATER MARKETPLACE 4TH ADDITION; THENCE SOUTH 69 DEGREES 39 MINUTES 22 SECONDS WEST, NOT TANGENT TO LAST DESCRIBED CURVE, A DISTANCE OF 0.76 FEET TO THE WESTERLY LINE OF MARKET DRIVE; THENCE NORTHERLY 24857 FEET ALONG A NON— TANGENTIAL CURVE, CONCAVE TO THE WEST HAVING A RADIUS OF 402.00 FEET AND A CENTRAL ANGLE OF- 35 DEGREES 25 MINUTES 42 SECONDS AND A CHORD THAT BEARS NORTH 17 DEGREES 02 MINUTES 41 SECONDS EAST; THENCE NORTH 00 DEGREES 40 MINUTES 10 SECONDS WEST, TANGENT TO LAST DESCRIBED CURVE, A DISTANCE OF 180.84 FEET; THENCE WESTERLY 35.89 FEET ALONG A NON— TANGENTIAL CURVE, CONCAVE TO THE NORTH HAVING A RADIUS OF 740.00 FEET, A CENTRAL ANGLE OF 2 DEGREES 46 MINUTES 43 SECONDS AND A CHORD THAT BEARS NORTH 82 DEGREES 59 MINUTES 36 SECONDS WEST, TO THE POINT OF- BEGINNING. PAGE 1 OF 1 I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that 1 am a duly licensed Land Surveyor under the laws of the State of Minnesota. SCOTT C. TROSEN License. No. 47465 Dude: 10.20.11 Revised: . • 105 South Fifth Avenue • • Suite 513 F 0 R M Minneapolis, MN 55401 From Site to Finish Web: landform.net Job No. MC208<1 Drawing: vacsktch_MCD08c1 By: 5CT * STREET VACATION SKETCH FOR: NEAL AVENUE, STILLWATER, MN rcNORTH LINE OF SW 1/4, SECTION 32, TWP. 3, RGE. 20 — S59°28'29"E 1075.07 1, NORTHWEST CORNER OF SW 1/4 / -SECTION 32, TWP. 3, RGE. 20 S89°28'29"E Lt _gr c2' / / / / / • ss:- VVA TER 4-4, NORTH 0 60 120 WES T ;1_ .NS 3 TR EEET T PROPOSED WEST ORLEANS STREET DEDICATION 4.1-,fe•-.... -1',1- N, 4`-<c' 4-i -oz l'IA FFKE: TPL'_ A ci:: S , e a 69 . '''..- 92 6 „,-- \N X POINT OF BEGINNING-- PROPOSED NEAL AVENUE ___ STREET VACATION ) N. (-\" 41. \ bc,.:c2;05- 7.0 40.09 / 2 7-11' • • • • L A ES] F From Site to Finish O R M 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Web: Iandform.net Job No. rICP0861 Drawing: vacsktch_MCDO8c1 By: SCT / PROPOSED STREET VACATION PAGE 2 OF 2 STILLWATER, MN 19 100 YR. A.B. A.D. A/G ADD ADD. ALT ALT. ALUM. ANOD. APPROX. ARCH AVC. AVG. BITB. /C. E EL SLOG 00. CF. C.G. C.J. C.L. C.M.U. C.O. C.O.E. C.Y. CB CBMH CENT. CP COP CONN.. COIN. CON51. CONT. CONTR. COP. 00. D.S. DEG. DEMO. DEPT. MT. DNA. MAC. MM. DP DN DWG. E.J. E.O.F. E.O.S. E.W. EA. EL. ELEC. ELEV. ENTER. ENGR. 00 00. EQUIP. EQUIV. EXP. & I FBA. F.C. FD. FD.C. F.V. 00 FSWO FBLO FPS. FE5 FFE FUR. FT. OR C) NUT. C.B. G.C. GAL. GALV. GEE GL. GO. H.P. 000, HOT, 00000 HVAC HYD N. OR ( ") INFO. NL. NSLL. NV. AREA LOCATION MAP ABBREVIATIONS Ards At 100 Yer F2od Elevate., Anchor Bolt Area Oran Ar Cordnomq Una Addendum Addnewnl Adlornt / 00Jmt Alts hhorn / Architectural Automate Average Back of Curb Bottom of Woll Basement Floor Newton Btumous (Asphalts) Bte Baamme 0 Cube Feet Cubic Feet Per Second Corer Guard Control Jont Careen. Concrete Masery Una Ckonmt U.S. Army Corps Of Engmrs Cc "fords Cotatt, Boon Cement Mahhok t Coot Iron PPe Corrugated Meal Pp. Concrete (Portimd) Connect= Comtructen Contractor Caber Dorn Spout Dowlne. / Deno= Deoepal 'ant Demeter Motional Daemon Ductile Iron Plpe Dorn Dram East t. Expanse. Jrt Emergency Overflow Emergency Overflow Swale Each Way Foch Elevate. Electrical Elevate. Emergency Enema Entrance Equal Eglpmet Equivalent Exeter Neagh a Neagh d by bath) Face of u Others Fret of Curb Far Dram Fee Oe rt Correct= Fula Verfy aKy Full Baseen Full Basemment olk Out Fou doteon em Look Out Fared Ed Section hushed HOP- Elevator. Floor Fret Future Grade Break General Contractor Gelvmved Garage Floor Elevate. Glass Grade Hon `Pont Kph Denny Polyethylene PO. Height Horaantal Heat., Ventilate., Ar Condom= H Eade %semen Inches Information Net Eevotm Ouloton Invert Elevate. Jf. L.F. LP. LB. LOU LT. MANE. MA5. MAT0 MAX. MECH MO. MFR. MN MN. MSC. MOOT MOOD. MIL. NO. OR M NOM NTS NINE NWL OD. 08. OH. OINK. OPNC. ORIG. PI/ Pl. OR P/L 17.00. P.S.F. PS.1. P.V.I. PE PED. PERM. PREP. PROD. PROP. PVC PVMT. QTR. QTY. RAD. RCP RENF. MOD REV. RGU ROW OR R/W S. 5AN. SECT. 5E 5E410 00. SSP STMH STD. STRUCT. SYM. T/R TEMPT/W . THK. TNH TYP. U.N.O. V.IF. VERT. VEST. W WPT. W.W.F. W/ W/0 WO WES. WP WT. YD. YR. O NORTH NO SCALE Jon. Lreal Feet Lay Pant / Leal Petroleum Pared Lacol Government Unit LoncKudual L9ht / L9htnq Montenonce Masonry Notarial Maxon flechancal Medun Mowfacturer Manhole Mann / Mute Meeelleneaue Minnesota Department Of Tronepartaten Module le / Modular Mullen Noah Not In Contract Number Nonol Scale Namat Water Havoc., Nomal Wo.er Level On Center Outside Dnerenn Overheod Electric Overhand Ordnary Fhh War Level PoonPt o f Curvature Pont of Intereecten Poet Ndrator Valve Property Lne Pont of Bern, Pounds Per Squore Foot Pounds Per Square Inch Pont or Poet or Tangency Vence! Curvature Pont of Vertcal Intersect/on Pont or Venxd tangency Pales `ay1em Peden 1 / Pedm.rm Prated Pr.greporate. Proposed Poly- Vnyl- Chlyde (Peng) Pavement Quarter (Knotty Roden Radus Oro Remove Exetng Rough Opemq Rdua Pmt Rmaflrced Concrete Pgx 0001 5Tore Dram Regard09 Re Regured d viser / Revoed Regulatory Goverment. 1Ma SwtA f Woy Spore Feet Santry Sever Section S0e Ere Sheet Side Eat War Om Smear Sealant 55.520 ten Subsurface drat; Stan Sever Manhole Standard T0ckkmv o1 Top of Ron Top of Wall 1 p Nut Hydrae UoleAs Noted Otherwise Vapor Bo=er Vertical Curve Verfy In Feld Verfy Vermont Vest6ule Width Worker Pont Welded Wre Fobrc Without Waterproof Wetlht Yrd Year McDONALD'S, USA LLC. DUSTING DESCRIPTION Q BUSH /SHRUB Mk CONIFEROUS TREE DECIDUOUS TREE AL WETLAND A STEEL/WOOD POST SIGN - TRAFFIC /OTHER SIGN - TRAFFIC /OTHER ® MAIL BOX �S HANDICAPPED STALL C PERC TEST Q MONITORING WELL ® CABLE 'TV BOX © GAS METER 4 STREET LITE GUY WIRE A' POWER POLE OO ELECTRIC BOX 10 ELECTRIC METER a) ELECTRIC MANHOLE ® ELECTRIC TOWER ps SANITARY MANHOLE ® SEWER CLEANOUT BEEHIVE CATCH BASIN ® CATCH BASN FLARED END SECTION CONCRETE SURFACE 0 STORM MANHOLE OO .TELEPHONE BOX • TELEPHONE MANHOLE ® TRAFFIC CONTROL BOX ® HAND HOLE TRAFFIC LIGHT lw GATE VALVE O HYDRANT bj WATER METER ® CURB STOP BOX • WATER MANHOLE • WELL -cry CABLE TV GAS LIE POWER OVERHEAD -rvg� POWER UNDERGROUND SANITARY SEWER sE- 5TORM SEWER -rag- TELEPHONE OVERHEAD TELEPHONE UNDERGROUND WATERMAIN FENCE LNE DECIDUOUS TREE LNE CONIFEROUS TREE UNE CURB & GUTTER 611LMNOU5 SURFACE SYMBOLS NEW 23.4 Ij 0 1 BIT ER, DD pee. m STILLWATER, MINNESOTA DESCRIPTION 00900U2 SPOT ELEVATION BUILDING CANOPY / OVERHANG UNDERGROUND STRUCTURE CONCRETE CONCRETE CURB EDGE OF PAVEMENT FENCNG GUARD RAIL CONCRETE RETANNG WALL MODULAR RETAINING WALL HELOSTONE RETAKING WALL DOORWAY LICHT STANDARD POWER POLB SLOPE DIRECTION CATCH BASIN MANHOLE BOLLARD STORM SEWER SANITARY SEWER -WASTE FORCE MAN ROOF DRAIN SYSTEM WATERMAIN FRE LINE (F SEPARATE) FRE DEPARTMENT CONNECTION CULVERT & END SECTION GAS LNE SOL 5UBDRAN ELECTRIC - OVERHEAD ELECTRIC - UNDERGROUND TELEPHONE -0000022D UNDERGROUND CABLE /TV OVERHEAD CABLE/TV LAWN SPRINKLER SLEEVE EROSION CONTROL SYMBOLS 8YAnm 01)0NIPn1N /' ♦I :SILT FENCE :NLET PROTECTION DRAWING SYMBOLS DEMI:TION ( 92 NOTE REFERENCE PARKING STALL COUNT LARGE SLEET PETAL COORDINATE PONT REVISION - AOD.,BLLLETIN, ETC REVISED AREA (THIS ISSUE) LEGAL DESCRIPTION PER EXHIBIT A OF CHICAGO TMLE INSURANCE COMPANY COMIITMENT FOR TITLE INSURANCE, COMMITMENT N0. 230620 HAVING AN EFFECTIVE DATE OF DECEMBER 08, 2010: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHP 30, RANCE 20, WASHNGTON COUNTY, MINNESOTA, DESCRIED AS FOLLOWS: COME9090 AT THE NORTHWEST CORNER OF SAD SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 28 MINUTES 29 SECONDS EAST, BEARINGS ORIENTE0 TO WASHINGTON C0LN1Y COORDNATE SYSTEM, ALONG THE NORTH LINE OF SAD SOUTHWEST QUARTER 1075.07 FEET TO THE SOUTHEASTERLY RIGHT OF WAY LNE OF STLLWATER BOULEVARD NORTH (0,5.00. 5); THENCE SOUTH 32 DEGREES 49 MNU1E5 23 SECONDS WEST ALONG SAD SOUTHEASTERLY RIGHT OF WAY LIE 47.3? FEET TO THE PONT OF BEGINNING; THENCE SOUTH 59 DEGREES 28 MINUTES 29 SECONDS EAST PARALLEL WITH SAID NORTH LIE 119.84 FEET; THENCE SOUTH 0 DEGREES 55 minutes 10 SECONDS EAST 240.25 FEET; THENCE SOU1FERLY ALONG A TANGENTIAL CURVE CONCAVE TO THE WEST HAVING A CENTRAL ANGLE OF 7 DEGREES 11 rums 35 SECONDS AND A RADU5 OF 60662 FEET A DISTANCE OF 76.16 FEET; THENCE NORTH 55 DEGREES 42 MINUTES 37 SECONDS WEST 273.29 FEET TO 5010 SOUTHEASTERLY RIGHT OF WAY LNE; THENCE NORTH 32 DECREES 49 MUTES 29 SECONDS EAST ALONG 520 SOUTHEASTERLY RICHT OF WAY LNE 194.41 FEET TO THE PONT OF BEGINNING, AND ALSO COMMENCING AT THE NORTHWEST CORNER OF SAD SOUTHWEST QUARTER; THENCE SOUTH 59 DEGREES 28 MINUTES 29 SECONDS EAST, BEARNGS ORIENTED TO WASHNGTON COUNTY COORDINATE SYSTEM, ALONG TFE NORTH LNE OU SAD SOUTHWEST QUARTER 1075.07 FEET TO THE SOUTHEASTERLY RIGHT OF WAY LIE OF STILLWATER BOULEVARD NORTH (CS.A.H. 5); MENIGE SOUTH 32 DEGREES 49 MINUTES 23 SECONDS WEST ALONG SAD SOUTHEASTERLY RICHT OF WAY LNE 241.73 FEET TO THE PONT OF 820NNING; THENCE 50.111-1 55 DEGREES 42 MINUTES 37 SECONDS EAST 27329 FEET: THENCE SOUTHERLY ON A CURVE CONCAVE TO THE WEST HAVN0 A CENTRAL ANGLE OF 14 DEGREES 11 MINUTES 33 SECONDS AND A RADIUS OF 60662 FEET A 05TANCE OF 60.26 FEET, THE CHORD OF SAD CURVE 0EAR5 SOUTH 13 DEGREES R MINUTES 12 SECONDS WEST, THENCE NORTH 55 DEGREES 42 MINUTES 37 SECONDS WEST 323.34 FEET TO SAD SOUTHEASTERLY RIGHT OF WAY 10)21 THENCE NORTH 3? DECREES 49 MINUTES 23 SECONDS EAST ALONG SAD SOUTHEASTERLY RIGHT OF WAY LNE 00.00 FEET TO THE PONT OF BEGINNING. BENCHMARK PROJECT BENCHMARK: 5900T CND STATION /33406 STATION NAME: 820 B I 15 MILES SOUTHWEST OF STILLWATER. 0.7 ME EAST ALONG TRUNK NCHWAY 36 FROM JUNCTION OF TRUNK HIGHWAY 36 AND TRUNK HIGHWAY 5 N SI1LLWATER, AT TRUNK HIGHWAY 36 MLEPOINT 201.85, THEN 100 FEET SOUTH ON NORELL STREET, THEN 750 FEET WEST ON SOUTH FRONTAGE ROAD OF TRUNK HGHWAY 36, 80.0 FEET SOUTH OF FRONTAGE ROAD, 7.6 FEET WEST OF NORTHWEST CORNER OF GRAY CONTROL CABNET 3 FEET TALL, 1.0 FOOT SOUTH OF NORTH EDGE OF 9.5 FEET DIAMETER CONCRETE COVER. ELEVATION = 926.88 (NAND 88) SITE bansleasi TOP NIT OF FRE HYDRANT LOCATION: SOUTHWEST QUADRANT OF MARKET DRIVE AND WEST ORLEANS STREET MINN R/W FOR NEIL AVENUE.) ELEVATION = 918.21 (NANO BB) OWNER McDONALD'S USA, LLC. 1650WESTBSI8 smarm BLOOMINGTON. MN MARKS TEL (952)MUTES FAX (052)815.4755 CONTACT: MERMEN CIVIL SHEET INDEX BNEETNO DESCRIPTION 00.1 COAL TITLE SHEET 01.1 EASMING CON0ITIONS 01.2 DEMOLITION 021 STTE PUN C3.1 GRADING, DRAINAGE, PAVING &EROSION CONTROL C4.1 UTILITIES C7.1 CIVIL CONSTRUCTION DETNLS C7.2 CML CONSTRUCTION DETAILS C7.3 CIVIL CONSTRUCTION DETAILS EP21 PHOTOMETRICS L21 LANDSCAPE SITE/UTILITY CONTACTS PLANNING &ZONING COMMUNITY DEVELOPMENT 0201. 216 FOURTH 5T N STILLWATER, 114 55082 MIKE POCCE, CITY PLANNER TEL 651.430.8822 FAX: SMIDING INSPECTOR COMMUNITY DEVELOPMENT DEPT. 2E FOURTH STREET N STLLWATER, MN 55082 CINDY SCHULTZ, BUL7N0 OFFICIAL TEL: 651.430.8827 FAX: SEWER &WATER COMMUNITY DEVELOPMENT DEPT. 216 FOURTH STREET N. STLLWATER. MN 55082 WARY KRAFT50N, ASSISTANT CITY ENO. TEL 651.4300831 FAX: OAS XCEL ENERGY BUILDERS CALL LINE 40 NCOLLET MALL MNNEAPOUS, MN 55401 TEL: 800.628.2121 FAX: 81001 OC %CH. ENERGY BUILDERS CALL LNE 414 NC01100 MALL MINNEAPOLIS MN 55401 TEL: 800.628.2121 FAX TELEPHONE CENTURY LINK COMIERCIAL 00510 00 SERVICE TEL: 800 -244 -1111 FAX: • L ,I°'\ NI Rom 51te to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 • D F O R M • 111 • • Tel: 6122524)070 F. 612- 252 -0077 Web: landform.net CERTIFICATION I hereby next that the enynee r n Mat ran =reread by ice or inlay icy rem pee.. supervene and that 1 an a duly Leemed Prelnwnal Emcee under the lave N ,h State or Menefee=. NOT FOR CONSTRUCTION DANIEL W. NICK-5 DATE: rF r.> (1) FO. M FILENAME 0001MCD88.DWG PROJECT NO. MCD011008 C0.1 ®LV•FgMi 71111 r• 3 • 13 ? • • T • 0 A 3 CITY STILLWATER SI'Al2. MN DRAWN BY CNC STREET ADDRESS COUNTY PROTO. ISSUED SHEET NAME EXISTING CONDITIONS REVIEWED BY EMIL NATIONAL NUMBER STATE NUMBER DATE REVIEWED 10/2/2011 DATE ISSUED 10/21/2011 McDONALD'S USA, LLC. THESE DRAWINGS AND 50060305345 ARE PIE CONHPENBAL AND PROPRIETARY PROPERTY OF M1DONALDS CORPORATION 010 SHALL NOT BE COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT DOCUMENTS WERE PREPARED FOR USA ON THS SPEOFIC SITE IN CONJUNCTION WITH ITS ISSUE DATE A010 ARE NOT SUITABLE FOR USE ON A DEFERENT 5ME OR AT A LATER TIME. USE OF THESE DRAWMCS FOR REFERENCE OR EXAMPLE ON AN001ER PROJECT 000U005 THE SERVICES OF PROPERLY LICENSED ARCHTECTS AND ENGINEERS. REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER PROJECT 5 NOT AUTHORIZED. OFFICE ADDRESS 1650 W. 82662 STREET #900 BLOOMINGTON. MINNESOTA 55431 -9888 (952)- 884 -4355 O wri zz —3 pd NOIiVOIdI.0 3 REV DATE REVISION HISTORY G) 0 0 0 0 10/12/2011 600 REVEW 10/21/2011 CITY SUBMITTAL ©LANDPoIMA 2011 .-o •Se .5 .... _6_ 3 O 1 llll Ir F �t r< Ir \ . n r� r� r� Ff , s \ \ e PUBLIC' ROAD p y ^_$0UTHEPS1ERLY RIGHT OF WAY LINE OF WGHWAY EASEMENT DESCRIBED IN 4009 291 PEE05 PAGE 434 (roc. N0, 204049) SF '. j -' 1 ,339E,` 43 "W >,' 2 • 41.73 °,,.>"'i.,,,'‘,' __ SOU7HEAS7ERLY R/W OF, WItL'M ATER BOIAEVARD NORTH (CSAN. 5) 5. '` 9- - m 171C179' 32° 23 "E 140.00 1 i 32 °49'23 "E , %194 © 1A�� /0 `,� ,HIGHWAY EA5EMENP, PER POC N0, 806811 -- 3 HIGHWAY EASEMENT A {ft DOG' NO BDOS70 "' - 5324923 W 194 41 c� h .r� „1 `att .7 32 - - - -T i 1 ♦ ` 7 m' L - ,.. N3249 z3 E '6416X3'1 ._..___- _'.r�- `a"..- �. '' •R23Q W �w� }- . - i o .- r:::_. ____ _.._.�. `� - .�,°A �� `.e • / B. y 1"B'. . a ..._ �. 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ISSUED SHEET NAME DEMOLITION REVIEWED BY EMK DATE REVIEWED 10/21/2011 McDONALD'S USA, LLC. THESE ORAWINOS AND SPECIFICATIONS ARE THE CONHDENIAL AND PROPRIETARY PROPERTY OF MLDONAW5 CORPORATION AND SHALL NOT BE COPIED OR REPRODUCED WITHOUT WRNTEN AUTHORIZATION. THE CONTRACT 000001ENITS WERE PREPARED FOR USE ON TH5 SPECIFIC SITE IN CONJUNCTION WITH ITS ISSUE DATE AND ARE NOT SUTAELE FOR USE ON A DEFERENT SIZE OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE ON MIOTFER PROJECT REOURES THE SERVICES OF PROPERLY LICENSED ARCHTECTS AND ENGWEER5. REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER PROJECT 5 NOT AUTHORED. NATIONAL NUMBER STATE NUMBER DATE ISSUED 10/21/2011 OFFICE ADDRESS 1650 W. 82N0 STREET #900 BLOOMINGTON, MINNESOTA 55431 -9888 (952)- 884 -4355 NOI.LV IJIiU3 REV DATE REVISION HISTORY 10/12 /2011 10/21/2011 6000 REVEW CITY SUS1TTAL 1,4111143'5 1110 MaA36 X09 IIOZ /IZ /OI IIOL /LI /OI 5111 V 101611 :111.11PPp4!➢ - -- 6r 0 AUO.ISIH NOISIA311 3.t.v(1 G U d g ¢ 'P g 3 ~ v, i '. OF 9 Z Q p ii° aV � g i 1 a 30 ■A i �' ° o 5 o 2 11 n€.0 • g w� L WoW s 3 9 9 p Z Fry Z LL m q i 6 A a 8 O g. t 2 Z a a rz 3 2 O 0000000 80 000000 ®0 ®O ® 00 00 A3a a LIGHT. 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ISSUED SHEET NAME GRADING, DRAINAGE, PAVING & EROSION CONTROL REVIEWED BY EMK DATE REVIEWED 10/21/2011 McDONALD'S USA, LLC. TFESE DRAWINGS AM 5PECFICATION5 ARE THE CONHOEFR1AL AND PROPRIETARY PROPERTY OF MOSONALD"5 CORPORATION AND SHAU. NOT 06 COPED OR REPR000CSO WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT DOCUMENTS WERE PREPARED FOR USE ON THS SPE6566 5TE M CONJUNCTION WMN RS ISSUE DATE ADO ARE NOT 5UTABLE FOR 115E ON A DEFERENT SITE OR AT A LATER me. USE OF THESE 0RAWN65 FOR REFERENCE OR EXAMPLE ON ANOT ER PROJECT REOURE5 THE SERVICES OF PROPERLY UCEN5E0 ARCHTECOS AND EN6NEER5. REPRODUCTION OF ,re CONTRACT DOCUMENTS FOR REUSE ON ANOTHER PROJECT 5 NOT AUTHORED. NATIONAL NUMBER STATE NUMBER DATE ISSUED 10/21/2011 OFFICE ADDRESS 1650 W. 82ND STREET //900 BLOOMINGTON, MINNESOTA 55431 -9888 (952)- 884 -4355 N011vJIdIiu3J REV DA'Z'E REVISION HISTORY 10/12/2011 600 REVEW 10/21/2011 QTY SVW1TTAl 1VI.LJG1S AID 110./1./01 M3143i1 %09 OL /U /01 AUOJSIH NO1S1A311 3.1.00 A311 SSE1,- 499 —(Z5b) 9996 —I Eb ;S V1053NNIW 'N010NIWOO19 OOb# 13321JS ONZ9 'M 0591 SS3800V 301410 '03L2JONllIV ION 9 108'0.3 213H13NV NO 35fa NOd SLN3111000 WOVNIN00 341 d0 NOILO00ONd3i1 "S933M N3 [NV 5103140,/ 0354301'1 AlN9dONJ 40 53014235 301 53WO30 103f'021d t14410Ntl NO 313 N30 00 30N303000 2111 SMAMVd0 35341 40 350 '0033 2/3101 V lV 210 315 1N3213d30 V NO 353 2103 3103115 ION 300 010 9100 30551 611 3130 30U01,10PN00 NI 015 000336 011 NO 0131 2103 03033303 3304 513300000 10301400 301 'NOUVZO13/100 N9IANA .010310/ 030M003321 40 03000 04 103 110/15 0143 3 1400300 SA13300411 30 A1213003 330331210003 ONV 10/13303300 311 334 SNMAVON 0335 UN 6101443210 35311 'DTI `VSI1 SQ' WNOQDIAI Nw/IZ/Ot Q3HSSI 31V1 tt0Z/IZJOI 03A131A3U 31VQ 1139NfN 31VJS U311N11N lVNOI1VN YN3 AU 03M31A3U saurian 3NVN J33HS 030SS1'O1O11d 41.41100 SS3U0QV 1331LLS ONO A9 NMVUQ NW 2131VM11LLS 31v1S A113 Ekt r z_ er 8d wz a. ON 133115 miimuogg. • oC 0 a O 0 mm_ LL u 3 • • s g zqy • < •.J u r W U1L PIKNONV1® @L MDFcW2OII a 0 0 n n co co 9tIf10 N099R1313210N00 z m 0 CA O r a t 23 mg a 0 6 /z -MAX -. TYP. dWVtl 9af10 3191SS300V 0 cn O NOI1031021d 131NI 92110 NMOO 3SON m r- 9 O dWVM 9tif10 NVRI1S303d 0 d h 1111 "11 3 J 0 0 OVd ON0IOV21131OIH3A 30VdtIfS 313tI3N00 aNV 0 3003 Sl0NIWlll9 O3N3)IO1H1 NOtIdV 3ARIa 3131ION00 cn 0 0, F t1 m z n m o3d rn 0 0 NOIloaB awoa 5 3 47"1- a 0000} 00000 -sr 00000 —� `-^ 00000 00000 00000 00000 00000 CiT1r STILLWATER. STATE MN STREET ADDRESS CDURTV-- DRAWN BY CNC PROTO. ISSUED SHEET NAME CIVIL CONSTRUC 10N DETAILS REVIEWED BY EMK ATE REVIEWED 10/21/1011 McDONALD'S USA, LLC. TLESE DRAWINGS AND SPECFICATIONS ARE TLE CONFIDENTIAL NV PROPRIETARY PROPERTY OF MOONALD'S CORPORATION AND SHAD. NOT HE COPED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT DOCUMENTS WERE PREPARED FOR USE ON THS SPECIFIC SITE N CONJUNCTION won ITS ISSUE DATE AND ARE NOT SUTABLE FOR USE ON A DEFERENT SITE OR AT A LATER TIME. USE OF THESE 0505505 FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REO.URES THE SERVICES OF PROPERLY LICENSED ARCHTECTS AND ENGINEERS. REPRODUCTION aF -ire CONTRACT DOCUMENTS FOR REUSE ON ANOTHER PROJECT 5 NOT AUTHORDED. NATIONAL NUMBER STATE NUMBER DATE ISSUED 10/21/205 OFFICE ADDRESS 1650 W. 52ND STREET 11900 BLOOMINGTON, MINNESOTA 55431 -9888 (952)- 884 -4355 0 REV DATE REVISION HISTORY 10/12/2011 605 REVIEW 10/21/2011 QTY SUNITTAL ©LAN0F0RI 204 NI X09 OW 3A1VA 31VD 31OHNVW 2I3M3S V O1S dWf1S N 0 O II111111�11r 111s1< - I I - 111 -111 =111 -1 - 111 =11 i1 - 111 -1TI =I 1 1 I I =I 11 =1 i 48' 11 11-Y =111 1 -11 1111 1 111 -11 —111 111 1 11 -111 -11 1 —I 1 I-1 1 111111_=111_=111===11 a z 0 N 32Ifli3fl 1S 1l0•NV310 2r STORM SEWER CATCH BASIN MANHOLE CLEAN OUT OR DOWN STREAM MAN LNE III =1 VIII IY- Wm11TII IJ II N SHEET NO. ♦ I V N CITY STIU.wATER STATE MN DRAWN BY ENG STREET ADDRESS C— PROTO. ISSUED SHEET NAME CML CONSTRUCflON DETAILS REVIEWED BY EMK NATIONAL NUMBER STATE NUMBER DATE REVIEWED 10/21/2011 DATE ISSUED 10/21/2011 McDONALD'S USA, LLC. THESE DRAWINGS AND EP404100 IONS ARE THE CONFDENTIAL AND PROPRIETARY PROPERTY OF MAW4AL05 CORPORATION AHD SHALL NOT BE COPED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT DOCUMENTS WERE PREPARED FOR VSE ON TNS SPECIFIC SITE IN CONJUNCTION WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE O4 A DEFERENT SITE OR AT A LATER me. USE OF THESE DRAWNGS FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT RE0IR2ES THE SERVICES OF PROPERLY LICENSED ARCNTECTS AND ENGINEERS. REPRODUCTION OP THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER PROJECT IS NOT AUTHORIZED. OFFICE ADDRESS 1650 W. 82ND STREET #900 BLOOMINGTON, MINNESOTA 55431 -9888 (952)- 884 -4355 REY DATE REVISION HISTORY 10 /12/2011 10/21/2011 603 REVIEW L1TY SUBMITTAL ©IANDFc 812011 NOI103NN00 301A213S 213SI21 2 9NIHON3211 AlIlI1l 311S 0 0 0 W31SAS HBZ-S NO1111 NOI1VO01 0l1VO3W IVOIdAl dll ul s§ 1'/� �R \'r11 II: a 111:II ■IIofII ■IlrIl =1 11 I I H ■ U =11 ,1 11 ' - I ., I, 111111 11;,111., r. II =IIIGIII =III10 SHEET NO. s c� O C1TY STILLWATER STREET ADDRESS SHEET NAME CML CONSTRUCTION DETAILS STATE DRAWNBY MN CNC COUNTY PROTO. ISSUED REVIEWED BY EMK NATIONAL NUMBER DATE REVIEWED 10/212011 STATE NUMBER DATE ISSUED 10/21/2011 McDONALD'S USA, LLC. TFESE DRAWINGS AND SPECIFICATIONS ARE TFE CONHOENTIAL AN) PROPRIETARY PROPERTY OF McDONALD'S CORPORATION AW SHALL NOT EE COPED OR REPRODUCED WI5101/5 WRITTEN AUTHORIZATION. THE CONTRACT DOCUMENTS WERE PREPARED FOR USE ON TNS SPECWC SITE 111 CONJUNCTION WITH ITS ISSUE DATE 2N0 ARE NOT SUITABLE FOR USE ON A DEFERENT SITE OR AT A LATER T111E. L152 LF TFESE DRAWNGS FOR REFERENCE OR EXAMPLE ON ANOTHER PRO.ECT 2221025 THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS. REPRODUCTION OF THE CONTRACT DOCLTIENTS FOR REUSE ON ANOTHER PROJECT 5 NOT 0UTHOR022. OFFICE ADDRESS 1650 W. 82ND 518261 #900 BLOOMINGTON, MINNESOTA 55431 -9888 (952) -684 -4355 5 REV DATE REVISION HISTORY 10/12/2011 10/21/2011 6051 REVIEW CITY SLBMTTAL i3111d816 Ally II02 /IZ /01 1313 X09 IIOZ /U /OI 111013111 NOISJA38 31.V0 A31 5504- 48■-(7510) 888b -I£455 V1053'11,1IJ 'NO10NI1,100119 OOb# 199?J1S ONZB 'M 0591 SS38003 331310 110Z/IU01 0316SI 31V0 838NV11N 3LV1S 8301V00131101130 '03ThOH1nv ION SI 103.0214 2131-110NV NO 35n321 2103 51N3141000 13V211NO3 331 40 001101100211321 'G333MSF13 0NV 51031412VV 03503711 A1341031 40 5301A13S 3H1 532130321 103'0214 21341ONV NO 314.1334 30 300323333 rod 0001330 35311 40 350 '3110 23131 V 1V 210 3115 13033410 V NO 350 1104 31001Y5 10N 3210 ONV 0100 3000 511 NLM 00113311303 NI 315 043045 5141 NO 353 1104 0323/4034 333■ 5103141000 1002/1000 041 'N0LLV212041110 N31131 11103111 03700014321 210 031400 03 10N 11035 ON0 301100104003 S.01VN0031 40 A10 4034 A21013104004 000 13LLN3014303 331 3213 6 01103(10345 ONV 500110210 35341 3T1 `VSI1 SOE WNOQ °ITT 1107/13/01 031031A31131V0 AW3 A9 03Ma1A0N G312LL311010Nd 31,IVA .133NS 031LSS!'01O8d 000 119 NMV80 110110.0 3Ltl1S 03330(03 133 815 2131VMTILLG 11113 a s ON 1331LS ALL POLES ARE PRLLEO 7[H711G[HY�PJ !1Ji O tlf 63 N a O O 3) O} O} O} O} -+ -'+ 0+ `I: O d O O �- ',I r U N f:::: — w v 9} 0+ O+ + +-40+ O 'g, ± & _ O } cr v _..:, .o _.....,s, o co O+ ci+ O+ O+ O+ -+ N+ M+ p } O+ O+ O+ O+ O+ O+ O+ . M + 0 1 + 0,4 0+- 0 0 __.._ 6+ 6+ O+ 0+ 6+ O+ 16+ O+ 6 O r + -+ N+ O O O - - 0+ 6+ O+ O+ + O+ O+ -+ ''+ O O 0 0 0 - N N p O+ } O+ O+ O+ O+ 6+ 0+ O+ -+ -+ O 0 0 0 0 - - • . ,,.Q +•".Qir 6+ O+ O+ 6+ O+ O+ O+ 6+ -+ c p _O O O+ O+ O+__.O +_..._...0 +__...0+ -+ -+ 1100 r0 030NV1© 1V1111J91S A110 IIOz /IZ/oI man321 %09 IIo /z1 /01 AIJOSIH NOISJA311 3.1.V0 A3a CERTIFICATION O F 0 Or zz 0 SSEb- 499 —(ZSb) 999b —IE455 V10SNN141 'N010NW00119 00b# la-3?115 ONZ9 'M 0591 SS3uaiY 301110 'OW:WHIM ION g 1o91'O21d 219H10NV NO 961•21 21114 S1N3LY1000 10V211NOO 3H1 dO N0110f10021da1 'St133N1ON9 0NV 5109A,OZN 035/13011 A1•9d02& d0 5501n213S 3H1 5a21fRJ3• 101'02& 3]110NV NO 314111 %3 i1O 30Na2Hi3?1 ?104 S01MV2J0 3511 d0 9511 '9WLL 2131.V1 V 1V 2V0 315 114•93•110 V 149 3511 2JO• 91EV1Y1S ION 92IV !NV 31V0 30SSI 511 HLIA NOLLONMN00 NI 315 01409dS SH1 NO 3•11 2104 0321Vd3Nd 92H• S1N3 M1 OJ 10V21LN00 9H1 'NOLLVL00H111V Na1J1i1M 111OHJ• 0oncio 1da21 210 031400 119 ION 11VN5 ONtl NOLLtl210d&0O 6.01VN00,11 d0 A1213d021d A21V191LdO1d ONV 1V1N90HNO0 9141 921V SNOt1V01909d5 ONV S0NVAV210 1153-1 DTI 5YS11 S,Q'IVNOQ°Y\I IIOZ/1Z/01 Q3fISSI 31Ya IIOZ/IZ/IX Q3M31A39 31VQ 1 A903M3IA311 a39Wf1N 31V1S 11391NION 1YNOLLYN NV113.1VOSUNV1 3INVN J33HS 03fIS51'0.1.O11d 0N0 A0 NMYHQ AJNf10O ILL'S ss3H00V 1331115 2131VM11LLS ALIO z N 5o J W= ON 133HS w1�TLiI.YNc1971I.11 ERVICE PROVIDERS FOR FELD LOCATION OF SERVICES 72 HOURS PRIOR TO 0 e, e, h yj CALAMALROSTIS ACUTIFOLIA 'CARL FOER CLEOITSIA TRIACANTHOS 'SKYCOLE' a PNU5 MULHO PUMILIO v 1 SKYLINE NONEYLOCUST NEON FLASH SPREA a 8 1 • UUZ 1Rpdo4LI® Std. 90/50 I.D. sign w/out copy Everbrite (5-3" 10' 1-3/4° Std. 90/50 I.D. sign w/out copy BOXED SQUARE FOOTAGE 25' OAH Wordmark Fascia - LED 36" Illuminated Building Arch - LED 36" 91.44 cm 4143:: Everbrite !denary Systems Division Boxed square footage 41.25 18'-0" 548.2 cm. Boxed square footage 10.75 42' 106.68 cm LED Directional Sign w/o Arch 2-3/4" &99 cm Everbrite Inanely Syrtenn Deleon Everbrite kiennly synerrs OPO Outdoor Menu Board Everbrite Identily Systems [Whim 6'-9" 4" 4,-9" 20" 20.82" VO BOXED SQUARE FOOTAGE 40.97 103.50" Drive-Thru Twin Pole Canopy w/ Built-In COD 54" VO Everbrife Penny *kens Dr/elen 3/4" thick channel letterspainted black w/ McDonald's yellow reflective vinyl on faces • Ordar Nam r etas' ern 12",. 48' fluorescent light fixture Steel columns painted silver 2' White ACM (typ) Built-in LCD confirmation order display APPROACH VIEW PASSING VIEW 3/4" thick channel letters painted black w/ McDonald's yellow reflective vinyl on faces CONFIRM ORDER HERE Built-in LCD Confirmation Order Displa 52100 PORTLAND AVENUE SOUTH 100 PORTLAND CORPORATE CENTER U050: (. 2N 55347 PHONE: (952) 252 -4042 FAY: (952) 252 -4043 1- Z LLI 1- Z 0 N 5 0� JZ Q Z~ 0 W w K cU Z CODE: 000 -0000 w Q �� w w 1- Z z 1-M 0 IA to Z Q 03 0 J U ON 0J O w cui 0 d Z og 0_ a 0as DATE ISSUED 00/00/11 DRAWN BY P58 CHECKED BY JMH JOB NO. 11089 A1.0 22' -5" / "/ 67.-1" / 8' -0" 8 -0" / 2_8" 22. -0" 2'_8•• / 8._0.. / 2._8.. / 16 e O J ROOF ACCESS ROOM 11161 i5'/'‘: SUPPORT 1041 1I — WOMEN'S RESTROOM 11021 VESTIBULE 11151 10 r 7: FREEZER 1111.1 I I DINING 101 • ___." _<L - Tr_ � MEN'S CUSTOMER SERVICE 11001 COOLER 11101 ( RESTROOM �I II " \ �� KITCHEN CREW ROOM MGR'S AREA 11081 E iV L --' E —j 1 L J L II _ CLOSET CLOSET 111211131 LL L J PRESENTER 11061 1 11051 KITCHEN 'I - -- - 11051 ' VESTIBULE 11151 - -1 - ___ -: _- J.C. 1114 I 141111 � \�1 I ORDER 11071 _� I \I 1 I- - � x .. , /16 16" \ • I 31' -6" 16 14._8" 7_5" 122 -5° PROPOSED FLOOR PLAN • 1/4 " =1 -0" 52100 PORTLAND AVENUE SOUTH 100 PORTLAND CORPORATE CENTER U050: (. 2N 55347 PHONE: (952) 252 -4042 FAY: (952) 252 -4043 1- Z LLI 1- Z 0 N 5 0� JZ Q Z~ 0 W w K cU Z CODE: 000 -0000 w Q �� w w 1- Z z 1-M 0 IA to Z Q 03 0 J U ON 0J O w cui 0 d Z og 0_ a 0as DATE ISSUED 00/00/11 DRAWN BY P58 CHECKED BY JMH JOB NO. 11089 A1.0 3NVOS 01 ION 10 c c) 8000 'H'0 0 11 V130 0 0 0 0 0 2 2 0 0 0 $ 1q 8 O C9 E 0 0 0 0 0 0 cones: onno 11171111:11111.:1'1 1o1mi �Im ! ®' ®� E1lii�iilL �ell IIIIIIII1I�IIIh i © II11111:CIII:Id :1:1:1:1:111111111111111711711 • -o I I 0 PREPARED FORS ®1011 40Donald's LEA, LAC 0 These drawings and apa,ficaGOns are the e cwraentmi one bproprietary property of McDono,d'e USA. LLC and shat not e copied or reproduced without wriHen authorization) The contract documents were prepared for use n this specific site in o" dinerent site or at as later time. not U suitable o the a drawings for reference r esam05 o not her reauU s the i o of p,operendceaed architects od reuse news. R,p duonct of to authori aummle r e an a n prate is no McDonald's USA, LLC McDONALD'S RESTAURANT NEW FREESTANDING BUILDING McDONALD'S STATE SITE CODE: 000 -0000 STILLWATER, MINNESOTA EXTERIOR ELEVATIONS I hereby certify that this plan, specification or report wos prepored by me or under my direct supervision and that I a a duly registered ARCHITECT under the laws of the State of MINNESOTA Signature BRIAN R. JOHNSON 00/00/2011 18050 Date Registration Number AagwnN uo1+w416e8 eyo0 OSOBI IIOZ /00/00 NOSNHOp 'N NVINS vnyoue)S V10S3NNIR to e4o4S ogy ;o s0AOI egy woo. 10311HONV powolsiew A1np o Lo. 1 yoyy puo oolsyuedno yowlp Aw wepun JO ow Art pvodood so* Node. 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' il' III 11111111111111111 111 111 I ilil i1i1i1i1i1i1i1111111i1111i ililili !111! I 1 111111111111 1111111111111111111 ' 1' 11111 1111 11 11 1111 1 111 !I! 111111; 1; 1; 11111111111111111111111111111111 III !111 11111111111111111111111111111 I I I lit lilililiilililililil�l lilil 1oeo 11111 000 000 000 JJJJA sl II�I{3�31:'I 117341 iii li RI1li9iNIM 1111! 111 11111' 0311SSI 31V0 PREPARED FOR: ®1017 11[Ikmld'3 US/i. LLC nam McDonald's USA, LLC These drawings and weoificatiam are the canlmentml and proprietary property of McDonald'' USA, LLC and shall not e cop., or reproduced without rnten o zoti The contract documents w prepared mr use nth. specific site . anmmn with were ra ue a and are ate name for c different site or of o .ter time. not of these 9drawings for re example o another project reaui the services of properly licensed architects and engineers.' izeprapuoLOn of the c ntmat documents 1 o reuse on another project is not authorized. McDONALD'S RESTAURANT NEW FREESTANDING BUILDING McDONALD'S STATE SITE CODE: 000 -0000 STILLWATER, MINNESOTA LIGHT WASH 1 hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I a a duly registered ARCHITECT under the laws of the State of MINNESOTA Signature BRIAN R. JOHNSON 00/00/2011 18050 Date Registration Number