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HomeMy WebLinkAbout2014-03-10 CPC Packetare THE BIRTHPLACE O F M I N N E S O T A CITY OF STILLWATER PLANNING COMMISSION NOTICE OF REGULAR MEETING PLANNING COMMISSION MEETING 7:00 P.M. City of Stillwater Planning Commission will meet on Monday, March 10, 2014 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 February 10, 2013 MINUTES 3. ANNUAL ELECTION OF OFFICERS 4. 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 five minutes or less 5. 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. 5201 SUP /V/2014 -07 Request for consideration of an amendment to a Special Use Permit, and associated variances, for the development of a three -story addition to the Water Street Inn located at 101 Water Street South. St. Croix Preservation Company, Inc., owner and Roger Tomten, applicant. 5.02 SUP /2014 -08 Request for a Special Use Permit for the conversion of an existing office unit into a residential unit located at 902 4th Street South. CA- General Commercial. Jon Whitcomb, applicant. 5.03 V/2014 -09 Request for a 2'variance to the 3' minimum side yard setback for the reconstruction and enlargement of a nonconforming detached garage located at 518 Olive Street West. RB — Two Family. David and Madeline Rogers, applicants. 6. OTHER BUSINESS 6.01 Consideration of a recommendation to the Stillwater City Council for an amendment to the Planning Commission meeting schedule 7. ADJOURNMENT .ra.ter 1 TNT 1111TH ►LACE Of NINNEENTA PLANNING COMMISSION MEETING MINUTES February 10, 2014 REGULAR MEETING Chairman Kocon called the meeting to order at 7:00 p.m. 7:00 P.M. Present: Chairman Kocon, Commissioners Collins, Fletcher, Hade, Hansen, Lauer, Middleton, Siess Absent: Commissioner Kelly, Council Representative Weidner Staff: City Planner Wittman APPROVAL OF MINUTES Commissioner Hade pointed out that discussion of the brewery and coffee trailer focused on concerns about traffic issues on Main Street as opposed to onsite. Motion by Commissioner Lauer, seconded by Commissioner Fletcher, to approve the January 13, 2014 meeting minutes. All in favor, 8 -0. ANNUAL ELECTION OF OFFICERS Motion by Commissioner Hansen, seconded by Commissioner Hade, to appoint Commissioner Fletcher as Chair and Commissioner Kocon as Vice Chair. All in favor, 8 -01 OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. SUP /2014 -5 Request for a Special Use Permit to remodel the interior of the commercial structure at 215 William Street North. The remodeling will be for the addition of a one bedroom apartment to be used as a primary residence in the RB - Two Family Zoning District. Robert and Michelle Jorgensen, property owner and applicant City Planner Wittman explained that the applicant is requesting consideration of a Special Use Permit (SUP) for mixed uses to be permitted at 215 William Street North. The SUP would allow for the remodel of the interior of the existing commercial structure for the conversion of a retail unit into a one bedroom apartment to be used as a primary residence. Staff recommends approval with the following conditions: 1) the two parcels shall be combined with the Washington County Assessor's office; 2) ten (10) parking stalls, 9' wide by 18' long, shall be striped onsite; 3) a Type I Home Planning Commission February 10, 2014 Occupation permit must be obtained prior to the issuance of a Certificate of Occupancy for the continued operation of a home -based business in this location; 4) major exterior modifications not depicted in the SUP permit request shall be reviewed by the Heritage Preservation Commission. Motion by Commissioner Siess, seconded by Commissioner Collins, to approve the request for a Special Use Permit to remodel the interior of the commercial structure at 215 William Street North as conditioned. All in favor, 8 -0. 5.02 Case No. V/2014 -6 Request for variance to the 25' rear yard setback for 66 square foot enclosed addition and a 160 square foot deck for the structure as well as a 3.3% increase to the maximum building coverage area located at 321 Moore Street West in the RB -Two Family District. Brian Larson, applicant City Planner Wittman summarized the request. The applicant is requesting: a 6'6" variance to the 25' rear yard setback requirement for 66 square foot additional living space; and a 10' variance to the rear yard setback for the addition of a 160 square foot deck; and a 3.3% increase to the 25% maximum building coverage for additional living space. Staff finds the variance request, which will not alter the essential character of the locality, is reasonable given the unique circumstances and recommends approval with the following condition: the applicant shall work with the Washington County Conservation District or the Middle St. Croix Watershed Management Organization on the development of a rain garden design. The design shall be submitted to the City of Stillwater at the time of building permit submittal. Brian Larson, architect, and Wendy Adams, homeowner, offered to answer any questions about the request. Motion by Commissioner Middleton, seconded by Commissioner Lauer, to approve the request for a variance to the 25' rear yard setback for a 66 square foot enclosed addition and a 160 square foot deck for the structure as well as a 3.3% increase to the maximum building coverage area located at 321 Moore Street West, as conditioned. All in favor, 8 -0. NEW BUSINESS Consideration of a recommendation to the Stillwater City Council for an amendment to the Planning Commission meeting schedule City Planner Wittman reported that in response to concerns expressed by Commissioners at the last meeting about insufficient time to review packets, staff polled Commissioners about changing the regular meeting day. She asked whether or not the Commission would like to make a request to the City Council to move Planning Commission meetings to the second Wednesday of every month. Motion by Commissioner Collins, seconded by Commissioner Kocon, to continue discussion to next month. All in favor, 8 -0. OTHER BUSINESS There was no other business. COMMISSION REQUEST ITEMS Page 2 of 3 Planning Commission Stillwater Orderly Annexation Agreement February 10, 2014 Commissioners Siess and Hansen requested that City Attorney Magnuson be asked to attend a future Commission meeting to discuss the Orderly Annexation Agreement, Downtown Stillwater Parking District Assessment City Planner Wittman reviewed a memo from Community Development Director Tumblad explaining the policy instituted in 1999 which indicates that the only condition attached to approval is that any deficit parking spaces be off -set by purchasing an equal number of monthly parking permits to park in the public lots. The purchased permits help defray the cost of maintaining the public parking district. She said there is discussion about making most lots fee -based and also about establishing a residential parking program. Planning Commission Application Review City Planner Wittman led discussion of why certain items come before the Commission but others do not. PD Pappy's Parking Inquiry City Planner Wittman explained that, in response to an inquiry from Commissioner Hade, PD Pappy's has never had a threshold event triggering the need for a parking compensation calculation. ADJOURNMENT Motion by Commissioner Hansen, seconded by Commissioner Middleton, to adjourn the meeting at 7:51 p.m. All in favor, 8 -0. Respectfully Submitted, Julie Kink Recording Secretary Page 3 of 3 MEETING DATE: APPLICANT: i THE B+ R H P I. ACE OF M 1 N N E S 0 € A PLANNING COMMISSION March 10, 2014 CASE NO.: SUP /V/2014 -7 Roger Tomten, ARCHNET Associate, representing St. Croix Preservation Inc., LLC REQUEST: Request for consideration of an amendment to a Special Use Permit, and associated variances, for the development of a three -story addition to the Water Street Inn located at 101 Water Street South ZONING: Commercial Business District COMP PLAN DISTRICT: Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planne 3- 1( R `j PROPOSAL M1NNF.S0 ! A The property owner is proposing to develop an addition to the existing Water Street Inn. The addition proposed would create a new Myrtle Street entrance to the facility; this entrance would be the primary entrance to the hotel, associated administrative office areas, two rental areas as well as new meeting room area. The addition would include 20 new hotel rooms on the second and third stories. The addition will create a clock tower element on the northwest corner of the property. The tower will a rooftop bar, as a part of a rooftop patio. The existing hotel lobby would be converted into a formal dining area while existing dining areas would be revamped to encompass new meeting spaces. While the SUP primarily addresses a new, northern addition, a significant portion of the main floor of the hotel will be modified. REQUEST An amendment to a Special Use Permit, and associated variances, for the development of a three -story hotel addition, with outside eating establishment, to the Water Street Inn located at 101 Water Street South. The associated variances include: • A 15' variance to the 15' Front Yard Setback from the northern property line along Myrtle Street; and • A variance to the off - street parking regulations: 174 spaces required; 58 spaces provided; a 116 parking space deficit; and • Variances for the tower height: o A 6'4" variance to the maximum CBD (Parkside) Height Overlay District: regulation for a clock tower (50'8" above main floor); and o A 25'10" variance to the maximum CBD (Parkside) Height Overlay regulation for the installation of a steel tower frame (70' 2" above main floor); and o A 3710" variance to the maximum CBD (Parkside) Height Overlay regulation for the installation of a tower mast (81'10" above main floor). SPECIAL USE PERMIT REGULATIONS AND ANALYSIS Section 31 -207 indicates in approving a Special Use Permit, it must be determined by the Planning Commission that: The proposed structure or use conforms to the requirements and the intent of this [zoning] chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. Any additional conditions necessary for the public interest have been imposed and use/structure will not constitute a nuisance or be detrimental to the public welfare of the community. The use is consistent with the Comprehensive Plan. The zoning chapter requirements, not addressed through the variance request, applicable to this SUP are: 3 -10 -14 CPC - No. SUP /V/2014 -7 101 Water Street South Page 2 of 8 T H E B + R T H ? J A C E OF M 3 N N E S d I A Outdoor entertainment was approved by Resolution No. 2013 -083, which authorized a variance to the nuisance ordinance. With the new development, the variance will no longer apply. Height: For vacant lots immediately adjacent to an existing building, the height of the infill building is to be within 10% (higher or lower) of the height of the adjacent building or buildings. As the submitted facade details depict, the top of the parapet of the existing addition is 40'. The top of the handrail of the proposed addition is proposed to be 10% higher, for a total of 44'. The addition, if no height variances are granted, will be compliant with the maximum height for the CBD (Parkside) Overlay District. Pursuant to Section 31 -514 Subd. 4., Exceptions to height regulations, the maximum height specified in this chapter may be exceeded by church spires, belfries, cupolas, chimneys, ventilators, skylights, water tanks, bulkheads and similar features and by necessary mechanical appurtenances usually carried above the roof level, provided such structure is an integral part of a building. The elevator access for the rooftop, outdoor eating area does not require a variance. However, staff believes the clock tower and mast are not integral to the building. They are a historical reminder, but not necessary. Therefore staff believes these components need variances. Off - Street Parking and Loading_ Hotels are required to provide one parking space for each unit, plus one for the resident owner or manager (plus one -half of required parking for related activities such as restaurants, lounges and retail shops). An analysis of the existing parking requirements, compared to the parking created, is summarized as: Existing Use Requirement Square Footage Total Spaces Hotel 1/ room + 1 N/A 43 Restaurant 1/120 S.F. 41912 40.93/2 = 20.465 Assembly 1/3 capacity 5,520 368 capacity) 122.66/2 = 61.295 124.76 The northern parking lot contains 58 parking spaces. The City has traditionally determined all existing uses and structures to have met their parking requirements but have recalculated parking when there is a change in use, addition or other factor affecting the parking. However, a condition of a 1994 SUP (for the addition of the conference center and hotel) indicated the business would participate in the City's monthly permit program. The business is not participating in this program today. Given this, the existing structure and uses are currently at a deficit, and has never met, 67 additional parking spaces. New Use Requirement S uare Footage Total Spaces Hotel 1 /room I N/A 20 3 -10 -14 CPC - No. SUP /V/2014 -7 101 Water Street South Page 3 of 8 Restaurant new 1/120 S.F. 11926 16.05/2 = 8.025 Assembl new 1/3 capacity 1,560 104 capacity) 34.66/2 =17.33 Rental new Retail 1/200 1,608 8.04/2 = 4.02 49.375 The existing uses, when combined with the proposed uses, create a demand of 174 parking spaces. While 58 spaces have been met, a deficit of 116 spaces exists. Section 31 -510, Subd 1 (d)(1)i of the Zoning Chapter allows "alternative provisions" to be applied to parking requirements when the property in question is located within a parking district. The City has formally established such a parking district in Downtown Stillwater. Given the large number of deficit spaces, the property owner will need to work with the Downtown Parking Commission on the development of alternative provisions. Stormwater Management Practices: The applicant and owner have preliminarily discussed stormwater management with the City Engineer. Projects within the Middle St. Croix Watershed Management Organization ( MSCWMO) must meet the full review requirements of the MSCWMO Plan. Approval of the SUP will be contingent on MSCWMO stormwater management plan review and approval. Lastly, the zoning chapter indicates no greater than 80% of the lot may be covered, with the 20% remainder of the lot to be landscaped. As the entire parcel is currently hardscaped, the provisions of this section of the zoning chapter do not apply. Landscaping is proposed along Water Street, though no landscaping has been proposed along Myrtle, which the Comprehensive Plan identifies as a Primary Activity street; Figures 6.22 -6.23 of the plan propose street trees on both sides of Myrtle in this location The further review of the conformance to the requirements and intent of the zoning chapter, the comprehensive plan, relevant area plans, other lawful regulations as well as conditions necessary for the public interest, and potential nuisances or detriments will be addressed in the review of the individual variances. VARIANCE REGULATIONS AND ANALYSIS Section 31 -208 indicates the purpose of the variance is to application of the terms of this chapter where, by reason characteristics of the property, the literal enforcement of cause practical difficulties for the landowner. Economic practical difficulties. The Planning Commission may grZ following conditions are found: allow variation from the strict of the exceptional physical the requirements of this chapter would considerations alone do not constitute int a variance, but only when all of the The variance is in harmony with the general purposes and intent of this chapter. 3 -10 -14 CPC - No. SUP /V/2014 -7 101 Water Street Soufll Page 4 of 8 • Setback Variance: For infill lots, the front, side and rear setback may be similar to the setback for the adjacent buildings. As no adjacent building faces Myrtle Street, a 15' setback is required. While a variance request for full build out of this downtown parcel may be consistent with historic development in the CBD, this parcel's northern boundary is unique in that the line sits (approximately) 25' further north than the northernmost parcel line of the block between Main and Water streets. Said another way, Mytle Street has a right of way that is only half as wide as it is to the west. Therefore, even if the hotel addition met its 15' setback requirement, it would look like it was built out into the Myrtle Street right of way. Any variance to the required 1'5' setback would exacerbate the visual intrusion into the view corridor of Myrtle Street. • Height Variances: Historical documentation estimates the spire of the original depot tower may have been 75' in height. An (nearly) 82' tower (double the height allowed in the CBD Parkside Overlay District) would not be in harmony with the general purposes and intent of the zoning regulations. Accentuating the tower height is the proposed located squarely within the view corridor of Myrtle Street. The variance is consistent with the comprehensive plan. While the local economy section of the Comprehensive Plan encourages City support of business expansion especially for small, locally owned, businesses in the downtown, the Plan identifies Lowell park as the most prominent public green space in the City while identifying the Myrtle Street corridor as "[t]he most dramatic view of Stillwater's natural setting." The height and setback variances are not consistent with the Comprehensive Plan, since they would interfere with this "dramatic view." A key objective for improvement of the gateway and view corridors is to frame the views and shape the edge of gateway corridors by reinforcing landmarks, steeples and significant structures while enhancing them with native landscaping, frame views to the downtown and open views to the river. While the creation of a new structure in this location would certainly create a new landmark, a portion of the corridor will be lost. The Comprehensive Plan aims to preserve the integrity of the existing and surrounding buildings by ensuring Design Review of new development is of a proportional height, size and design. The plan encourages the creation of architectural focal points at the river, such as arbors, sculpture or gazebos at terminal points of Myrtle Street, but notes future infill development should reinforce the view corridor through building placement, architecture, materials and streetscape improvements. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as used in connection with the granting of a variance, means that all of the following must be found to apply: 3 -10 -14 CPC - No. SUP/ V/2014 -7 101 Water Street South Page 5 of 8 T it Bt R T PLACE OF MINN F..S0 i A The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls. As the hotel addition will be added onto an existing hotel and conference center, the proposed use of the land is reasonable in the Central Business District. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner. While there are unique circumstances of this property that are not created by the landowner, there is no plight, aside from economic considerations, justified. The variance, if granted, will not alter the essential character of the neighborhood. As indicated, the street corridor, shaped by trees, buildings and limestone walls, directing view to the gazebo, river and bluff beyond. The massing of the tower and location on the lot line will impede this view corridor. Nonconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance. The Planning Commission may impose conditions in the granting of a variance. A condition must be directly related to and must bear a rough proportionality to the impact created by the variance. FINDINGS Staff finds the use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. With the certain conditions, 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. As Section 31- 208(d) indicates the Planning Commission may grant a variance, only when all listed conditions are found, staff finds the variances to the maximum height in the Downtown Height Overlay (Parkside) district and the 15' setback to the front yard line to not meet the conditions of: 1. Consistent with the comprehensive plan; and 2. The plight of the landowner is due to circumstances unique to the property; and 3. The variance, if granted, will not alter the essential character of the neighborhood. ALTERNATIVES AND RECOMMENDATION The Commission has the following options: 3 -10 -14 CPC - No. SUP /V/2014 -7 101 Water Street South Page 6 of 8 1. Approve, approve with conditions, deny, or table the amended Special Use Permit for the hotel with or without the outdoor eating area containing a bar. 2. Approve, approve with conditions, deny, or table the height variance requests. 3. Approve, approve with conditions, deny or table the front yard setback variance request. Staff recommends the Commission forward a favorable recommendation of approval of the amended Special Use Permit (SUP/2014 -7) for a 20 -room hotel addition with rooftop, outdoor eating area to contain a bar with the following conditions: 1. An alternative provision to meet the 116 parking space deficit shall be recommended by the Downtown Parking Commission to the City Council prior to the issuance of an amended Special Use Permit. Recommendations from the Downtown Parking Commission shall be incorporated as a condition of approval. 2. All existing and future trash receptacles shall be stored inside the building at all times with the exception of the day of trash collection. 3. A Design Review permit shall be submitted and approved by the Heritage Preservation Commission prior to the issuance of a building permit. The application shall include all items outlined in Section 31- 209(d) including, but not limited to, street reconfiguration, parking and circulation areas, a comprehensive lighting plan, sign plan, building elevations (to include detailed material description), and a landscaping plan for South Water and East Myrtle Street. 4. An updated plan depicting all public improvements including, but not limited to parking, circulation, a street reconfiguration plan and landscaping shall be submitted to the City Engineer for review and approval. The plan shall include signage for no parking, loading or unloading on the Water Street right of way. The plan shall be reviewed and approved by the City Engineer. An escrow shall be obtained for all public improvements. 5. The building permit submittal shall include verification a stormwater management plan, meeting the full review requirements of the MSCWMO Plan, has been determined to be consistent with Middle St. Croix Watershed Management Organization (MSCWMO). 6. Resolution No. 2013 -83 shall be revoked and the rooftop patio shall operate under the following conditions: a. All lighting shall be reviewed and approved by the City prior to installation. b. Per the City's nuisance ordinance, no device for the production or reproduction of sound in a distinctly and loudly audible manner is permitted between the hours of 10:00 p.m. and 8:00 a.m. Staff recommends denial of the height 6'4" variance to the maximum CBD (Parkside) Height Overlay District regulation for a 50'8" clock tower; a 25'10" variance to the maximum CBD (Parkside) Height Overlay regulation for the installation of a 70' 2" tower frame; and a 3710" variance to the maximum CBD (Parkside) Height Overlay regulation for the installation of an 81'10" tower mast. 3 -10 -14 CPC - No. SUP/ V/2014 -7 101 Water Street South Page 7 of 8 Staff further recommends denial of a 15' setback to the 15' front yard setback variance request. ATTACHMENTS Bird's Eye Site Location Map Applicant Narrative (4 pages) with Graphics Submittal (16 pages) Proposed Floor Plans (5 pages) and Proposed Facade Designs (2 pages) Resolution No. 2013- 3 -10 -14 CPC - No. SUP /V/2014 -7 101 Water Street South Page 8 of 8 Pictometry Online http: / /pol.pictometry.com /en -us /app /print.php ?title =101 Water Street South Site Location ... r r 6 IMP 1 ty µ I Vlk y i ro ?'. ' I r r ' tP - % CF .p_ f/�- ' ,may E T' ° F• max„ Y aa '4• �r�•f f4 M. �a. r•;. � '•�../!•IRMT�w9iMI•':'�"r.r�/„� .�`J PIS 1 •y'�;• �F`''@�.. - '`w - • •y ':� - _. -_ A'tiSILF /_ f 101 Water Street South Site Location Map Print Date: 03/06/2014 Image Date:05 /03/2011 Level: Neighborhood I of 1 3/6/2014 931 AM A ARCHNET 333 North Main Street Suite 201 Stillwater, MN 55082 CRY PARKIN' A TRNL I PAW CAVERm PAM CRTPARKI1Ya Interiors Sustainable r II 1- CKE IRdL 651/430 L -1 PAM COVERm PAM yRj a C6uW�1�E�T` m < �� �T'LCLTOY' pdNOET NF, �vi EXISTING SITE PLAN 't•i p, PROPOSED SITE PLAN Architecture 651/430 CRTPARKI1Ya Interiors Sustainable -0606 II 1- CKE IRdL 651/430 • -1 PAM COVERm PAM www.archnetusa.com m < �� �T'LCLTOY' pdNOET NF, �vi 't•i p, RENtALOFFCq KRQ81�✓SlHCE plG PNiu ' 1 — WA19P811egf PROPOSED SITE PLAN Architecture 651/430 • Interiors Sustainable -0606 Design Phone 651/430 -0606 Fax 651/430 -2414 www.archnetusa.com Thursday, February 13, 2014 City of Stillwater, Mr. Bill Turnblad, Community Development Director & Planning Commission, 216 North Fourth Street Stillwater, MN 55082 RE: Water Street Inn, 101 Water Street, Stillwater, MN Dear Mr. Turnblad & Planning Commission Members, The Water Street Inn is interested in adding on to their existing hotel facility. We have met with City Staff to review the project and it is our understanding that we will require an amendment to the existing Special Use Permit as well as a variance to the front yard setback. We are submitting application materials for your consideration. The property consists of two lots, the southern lot containing the his- toric Lumberman's Exchange Building, a 1994 addition and a patio area (on the footprint of the original Union Depot). The northern lot, containing on -grade parking for the hotel, was recently reconfigured and repaved. It will not be part of this project. The project will focus on the southern lot and the completion of the hotel building itself. In 1994, the original plans called for construction to fill the existing patio, however, funding and the economy at the time prohibited a full build - out. The design provides a new hotel lobby with associated offices, eleva- tor and ancillary spaces to be located on the main level. This will pro- duce a new accessible front entry for the hotel, associated more di- _w rectly with the parking lot across Myrtle Street to the north. The exist - - - ing hotel lobby would become the main Dining area, maintaining the existing corner entry. All other functions on the Main Level would re- main. t The foot print of the plan reestablishes the prominence of the facade on Water Street and the massing location of of the historic Union De- �Aa r k x'i pot tower on the corner of Water and Myrtle. The reintroduction of the k tower element placed on the footprint of the historic structure in con- cert with adequate building width for 5, 12 foot wide rooms, will re- I 11 r, `� quire a variance from the city's 15 foot front yard setback. _ 1 I ♦_._. ..... Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 1 of 4 111+U tot Inn nxM +n4 hrny,• 090 1I .M top 14tnn 1tA4m tIn11 vnp 1ntLLn1 pNrO 1. tvn nH R. Rln +. n n. '4n N Imurn nkmt •I11in, al [ olW tJ J ILLmI J P",V,rn n vam nel. M ttt-lf"Ll.: v.J LIl CIO 1. It tN, rsllf "at akn IM %put* m No Inn. V1 It W ., It : -�� I_ �I A .AWRFk6 -•- d I 1. "tow a W3 r .` W 9i'.:�t�'i tome �gl Y7o as arY y�z - 9 I I ��l .••i:.. 1 J i` To A.- CHESTNUT_,. ® „ -• se+.: r.x. llt- c J� We feel that a variance is justified given the unique history of the property, the important civic aspects of the former tower, and the lack of any harmful effect to the public health, safety and well -fare. The plan requires a variance from 15' to 5'. The second and third rooms (10 rooms eac of the addition would ing seasonal outdoor tel lobby. floors of the new plan provide an additional 20 h floor) to the existing 42 room facility. The roof function as the current patio does now, provid- seating, accessible via elevator through the ho- Other aspects of the development in relation to specific zoning re- quirements include the following; BUILDING HEIGHT The Building Height maximum in the Parkside Zone, for infill buildings requires the height stay within 10% of the adjacent building. The ex- isting building is 42' -6” and the parapet of the addition is 44' -3" (4.2 %). The tower element has been designed to reflect the original massing of the Union Depot tower, but not duplicate its appearance, and still respect the height requirements of the CBD Height Overlay District. For this reason the form of the tower above the parapet is outlined with a steel frame, permitting views through the structure. PARKING Nn, The plan now provides 62 rooms with the existing parking lot provid- ing 64 stalls. As with other developments in the downtown area it is anticipated that there will be an agreement with the City's Shared Parking Program. o FLOOD PLAIN The Minnesota Building Code requires habitable space be located x.14 one foot above the flood plain (defined as 692.5). The new addition will meet this criteria (693.5) and we will work in concert with the Building Inspector on construction details for the proposed basement lntL , level. Ji IN 4 In the preliminary meeting with Staff there was a discussion regard- ing a previous Development Agreement Condition of Approval that focused on refuse dumpsters. With the new addition proposed, all of the dumpsters will be housed in the Trash Room, in the southwest F' corner of the addition. This will require the dumpsters be rolled out to Water Street for pick up at scheduled times. A curb cut is proposed for this purpose. _ Cgl �_ 1%llt T1 Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 2 of UNION DEPOT'S SITE SIGNIFICANCE IN URBAN PLANNING As one of the most significant lots in Stillwater, on one of the most predominant intersections, there is a rich history to tell. A brief time- line of the site and surrounding area includes the following; 1870 - First train comes to Stillwater 1882 - Chicago, Mpls, St. Paul RR Builds Depot (Freight House) 1888 - Union Depot built (Burling & Whitehouse Architects) with an elegant tower on Water and Myrtle 1889 - First street car system introduced 1890 - Lumberman's Exchange Building built 1911 - Lowell Park opens 1923 - Lowell Park Pavilion built at the end of Myrtle Street 1959 - Hooley family purchases Union Depot and Lumberman's Exchange building 1960 - Union Depot demolished and Hooley's grocery store built 1993 - Sale of land to City and sale of buildings to Lumber Baron's Hotel 1994 - Addition to Lumberman's Exchange Building 2013 - Current proposal I 4. i P=� MNM� w , i t i Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 3 of Iq u III 1- Iu IIre I I, IH--= : C W �g L A K) 5 T. k\ I. R 0 I .CITY- OF • ST I L]LIVA`9 ER MINNESOTA - GZNEIRALl-- PLAN -QP- �iQpl�� MAY AIN r.00n.1. A NICMCLJ awrnu..r ac�nrr<raamcu ranocwoua - numrxu DEUH ®wbDiNo - NORTH . SOUTH AXIS L OAZGSO •'- S COMMANDER ELEVATOR In the 1880's the predominant forms of transportation included; horse and buggy, river boat and the railroad. The confluence of these three at the southwest corner of Myrtle and Water, provided the location for the elegant Union Depot tower. The importance of the intersection was reinforced with the introduc- tion of another transportation form, the street car system, in 1889. The introduction of the automobile and the river crossing at the foot of Chestnut Street formed the southern edge of this formal water front park. The significance of the Myrtle Street axis was further defined with the construction of the pavilion on the water front in 1923. The Union De- pot tower, the pavilion and the sunken gardens in Lowell Park all were part of the epi- center of the public water front. Both the tower and the pavilion highlighted and defined this important public space for nearly four decades before the demolition of the tower in 1960. Water Street as the north /south axis now defines the northern and southern limits of Lowell Park and is terminated with the Commander Elevator on the south and the Desch Building on the north. The inter- section of these major axis is currently lacking its historic demarka- tion. With the completion of the northern portion of the Water Street Inn we plan to restore the defining components of the water front and the Myrtle /Water Street axis intersection. Thank you in advance for your consideration of the submittal and we look forward to meeting with you and answering any questions you may have during the staff meeting and public hearing. Yours truly, oger T Associate, ARCHNET ,+ At M t- ri Y � a _ T M_. 1 f i -• .`yt r a s; r ilk Additions and alterations to the WATER STREET INN, Stillwater Minnesota P a g e 4 of Aerial view of existing site (right) 2013. Lumberman's Exchange Building 1950's (below) and 2013 (far below). Yi MSHS Photo Ak AMP s� y • Google Maps photo A d d i t i o n s a n d a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N S t i l l w a t e r M i n n e s o t a ARCHNET P a g e 1 o f 16 1904 Sanborn map (right) showing Un- ion Depot and Lumberman's Exchange Building. Photo of Union Depot (below) looking north. lye Z.J. LEM V. Q y 4 's : aG a tc ?i 6910 Arwe hW /21 I SFr wrw, , Mww SwnaM 1 Ca ;w.rrw. 1.. RN 3 Ali 27 Ca , L K ,CHESTNUT a a 2{r i Q 3 4 w m 5 n' 0 �a �Z 7 y e� A L iaer. a_ w'wal! ARCHNET MSHS Photo MSHS document Additions and alterations to the WATER STREET INN, Stillwater Minnesota r P a g e 2 o f 16 lark m DESCH BUILDING ( Northern Historic significance of Water Street and Winery NORTH -SOUTH AXIS Myrtle Street intersection (right). GAZEBO Union Depot tower (far right). � i951 Ghr ^' J Historic view down Myrtle Street to a COMMANDER ELEVATOR Union Depot tower (below). Teddy %> Hear Park rr ARCHNET i 4 — .s. MSHS Photo MSHS Photo MSHS Photo Additions and alterations to the WATER STREET INN, Stillwater Minnesota P a g e 3 o f 16 The City Plan circa 1918 showing the street car loop, the Union Depot (yel- low), the Lumberman's Exchange Build- ing (orange), the pavilion (green) and Lowell Park layouts. Y r» Ll�jjL � r :{ 1 `U a 1 oGS as o � !. fl t.SIGI.�..6�;i s•i � I 1 r, 1� 3 � P e h A . 1 r 4r h ARCHNET t� +► t :ij'�� r . ILI 3 fl + D n Additions and alterations to the WATER STREET INN, Stillwater Minnesota P a 9 e 4 of 16 Union Depot (right) looking northeast. Union Depot during demolition (below). Hooley's grocery store construction over Union Depot foundation (below right). MSHS Photo ARCHNET E A d d i t i o n s a n d a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N, S t i I I w a t e r M i n n e s o t a P a g e 5 o f 16 Existing schematic main level floor plan. Proposed schematic main level floor plan. Lou CIL id ARCHNET CITY PARKING BIKE TRAIL WATER STREET EXISTING SITE PLAN CITY PARKING BIKE TRAIL PATIO RENTAL ? HALL - w _ LOS$Y E $ANQUET M c i ~ REG U, RENTAL KITCHEN / SERVICE WATER STREET PROPOSED SITE PLAN COVERED PATIO DINING I I DINING W U1 N w U b LU w u 0� 20 40 N Additions and a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 6 o f 16 Existing Patio highlighted in brown. Existing Frontyard Setback highlighted in yellow. W W W ir rn H H U W 2 U G CUM .O "M), ------ WATER STREET ��Cp_ � _ �� tA59WiUMf iO flt PtMpdp ARCHNET G PATIO wrz w n >roa pxpx pvoi .»a. ^w �4 I PtMUx —� I\ I � � flt F[MpKp � III I I II I II I W , u � � li I I(Xi♦Q J II , u i u J n n n I u I u II n I n I it I u u A d d i t i o n s a n d a I t e r a t I o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 7 o f 16 35+ P G PATIO wrz w n >roa pxpx pvoi .»a. ^w �4 I PtMUx —� I\ I � � flt F[MpKp � III I I II I II I W , u � � li I I(Xi♦Q J II , u i u J n n n I u I u II n I n I it I u u A d d i t i o n s a n d a I t e r a t I o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 7 o f 16 Proposed addition highlighted in orange. Existing Frontyard Setback highlighted in yellow. F LL LL F V F H V, LL Z C \A /ATOM CTQCCT ARCHNET Additions and alterations to the WATER STREET INN, Stillwater Minnesota P a g e 8 of 16 Looking north up Water Street from Chestnut Street, i i fo, i 0 rs,;; ..a • ~ tl i -Z 4_ L C- w..- ARCHNET �-T-4 it Additions and a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 9 o f 16 Looking north on Water Street. J ..4ke it ARCHNET Yoe r i I y : 1f_ r _:,yi'` ,,q �''� #r � ,. rte_ ..-_.- .. -�',r . ;• F *VIC f y Y tie if r rw..7L f 1YY h ��./"Tv 11 yn lr'p' Y A d d i t i o n s a n d a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 10 o f 16 Looking east toward pavilion on corner of Myrtle Street & Water Street. El ' + c I ..4 ARCHNET 7 t Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 11 of 16 Closeup of tower element illustrating the transparency of the frame. I ARCHNET A d d i t i o n s a n d a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 12 o f 16 Looking south down Water Street. R � ry it t � i - 4 . ARCHNET A d d i t i o n s a n d a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 13 o f 16 Birds eye view looking south. ARCHNET Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 14 of 16 View from bike trail looking south. ARCHNET Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 15 of 16 View from south. North Lowell Park looking t 1 * ao M" 1- 4% ARCHNET z. r Additions a n d a l t e r a t i o n s t o t h e W A T E R S T R E E T I N N, S t i l l w a t e r M i n n e s o t a P a g e 16 o f 16 i- LU H Z W U F-- LLI Z LU U 0 5 51I111; CURB TO RI" N LUMBERMAN'S EXCHANGE BUILDING 1890 A 1 021 -G" +1- 692.5 1 021�Gv 692.5 WATER STREET 1S'. C' ]2'. G' FVSTING CURB TO BE REMOVED FROPREIY LINE — — — _ _ _ I I I I HOTEL ADDITION 1994 691.5 I - EX15TING DECK 01' -GN G91.5 EX STING CURB TO REMAIN WATFR RTRFFT EXISTING PATIO UNE OF HiSrORC UNION DVor I0aa I sw 1' I J i III 1 Is•o• II I ;ErencK II I 11 I 1 III � III III I ll I 1 II I Il I II I ul1 III II I III IHI ul1 u1 u11 Ili IIIt II I III 1 III 1 II I III I II I III ( ul1 II I II I II I II I I ul 25'- D• 28, - o• GTSIING CURB FO R2MNN WSTING CURB TO ee REMOVED LLJ LU U) IoO f 690.0 0 2 i WSTING CURB TO REMAIN PROPOSED NEW CURB 1 ARCHNET arehiteeture •interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651430-0606 archnetusaxom WATER STREET INN ADDITION 101 WATER ST. Sa STILLWATER, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly LJcensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 2 -13 -14 Project Status Sheet Information SITE PLANS Project No : 13 -142 Drawing No Drawn By : Author Checked By :Checker AS 1 Date : 2 -13 -14 ©2013 ARCHNET, Inc. EX15TING CURB TO REN.NN PROPOSED NEW CURB EXISTING CURB TO BE wlr VAI PRIVATE MEETING RECEPTION !� C 102' -6" TE MEETING h 1021 -6" 1$ 692.5 1 0 1 ' -6" P.V. WAnK 9TIRM srREEr rms KITCHEN - EXIST. ELEV. I I I I I I I I I I I I I I I I O I BANQUET Q M. 0 W 0 0 0 O I I I I O I I 12' - P. v v v v v v 01 �. 101' -6 "� HALL 691.5 EXISTING DECK 101'-6" Q 691 .5 G 0 _� 11$ f_ m a aV -O' Y fi I I 9- 19/e• W �� rn OFFICE 104 WK. fi Fn M• - G, Ia -0• NW RENTAL 106 wK LI I ON K uP i I LOBBY i 100 OPEN TO ABOVE I I — I 693.5 I I b 693.5 _lor -a� 692.0 ° UP r\ /� CONE. t 08 NE RENTAL DE] i' 5 - -V , e1•a , 2a -0• � I b S•G• ' I ' 10 Go I I � i 1031-G I d N (V ARC HNE T ambitecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, NIN 55082 651 - 430-0606 archinetusaxom WATER STREET INN ADDITION 101 WATER ST. S. STILLWATER, MN Revisions Item Date Mid Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 2 -13-14 Protect Status Sheet Information FLOORPLAN Protect No : 13 -142 Drawing No Drawn By: MD2 Checked By : MFD A 1 O 1 Date ; 2 -13 -14 002013 ARCHNET, Inc, I N (V ARC HNE T ambitecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, NIN 55082 651 - 430-0606 archinetusaxom WATER STREET INN ADDITION 101 WATER ST. S. STILLWATER, MN Revisions Item Date Mid Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 2 -13-14 Protect Status Sheet Information FLOORPLAN Protect No : 13 -142 Drawing No Drawn By: MD2 Checked By : MFD A 1 O 1 Date ; 2 -13 -14 002013 ARCHNET, Inc, Y i i i i 2ND 1/8"= ARCHNET architecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651430 -0606 archnetusaxom WATER STREET INN ADDITION 101 WATER ST. S. STILLWATER, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 2 -13 -14 Project Status Sheet Information 2ND FLOOR Protect No : 13 -142 Drawing No : Drawn By : MD2 Checked By :Checker A 1 O 2 Date: 2 -13 -14 ©2013 ARCHNET, Inc. I I i i Y I Y I i i i So - --0 ARCHNET Architecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651.430-0606 archnetusaxom WATER STREET INN ADDITION 101 WATER ST. S. STILLWATER, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Ucensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 2 -13 -14 Project Status Sheet Information 3RD FLOOR Project No : 13 -142 Drawing No : Drawn By: M02 1 Checked By : MFD A 1 O 3 Date : 2 -13 -14 0013 ARCHNET, Inc, I I i i i Y I I i i Le - - - - --0 I I I I --------------------- r-------------- - - - --1 - - - -- I I ARC HNE T architecture . interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651 - 430-0606 archnetusaxom WATER STREET INN ADDITION 101 WATER ST, S. STILLWATER, MN Revisions Item Date Registration Information I hereby certify that this plan, speciFlcation, ar report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 2 -13 -14 Project Status Sheet Information ROOF PLAN Protect No: 13 -142 Drawing No : Drawn By: MD2 Checked By : MFD A 10 4 Date : 2 -13 -14 ©2013 ARCHNET, Inc. NORTHEAST PERSPECTIVE SOUTH ELEVATION NORTH ELEVATION ADDITIoN To THE WATER STREET INN L FEB. 28, 2014 STILLWATER, MINNESOTA 0 10 20 ARCHNET OL 81' -10" TOP OF MAST OL 70' -2" TOP OF FRAME 50' -8" TOP OF CLOCK jdk 43' -3" TOP OF RAILING 39' -9" ROOF DECK 3rd FLOOR 2nd FLOOR MAIN FLOOR L 1890 LUMBERMAN'S EXCHANGE BUILDING 1994 ADDITION NEW CONSTRUCTION EAST ELEVATION NEW CONSTRUCTION WEST ELEVATION Troll Ills 1994 ADDITION 44' -0" 10% ABOVE EX'G. 40' -0" 010HE 11ANFININNIN ADDITION TOTHE WATER STREET INN 1890 LUMBERMAN'S EXCHANGE BUILDING 44' -0" FEB. 28, 2014 STILLWATER, MINNESOTA a 0 10 20 ARCHNET ri State of Minnesota City of Stillwater In the Matter of Planning Case No. 2013 -10 Owner: St Croix Preservation Co Inc Receipt* 226973 " R 17 Attested Copy 3950022 USE $46.00 AT it is ordered 52.00 to a Return to: be CITY OF STILLWATER 216 N 4TH STREET Certified Filed and/or recorded on: STILLWATER MN 55062 6/12/2013 10:36 AM 3950022 Office of the county Recorder Washington county, Minnesota Jenmrar Wagenius. Count' Recorder City of Stillwater City Council Proceedings Order Granting a Special Use Permit The above entitled matter came to be heard before the City Council on the 21 st day of May, 2013 on a request for a Special Use Permit pursuant to the City Code for the following described property: 101 Water Street South GF.,O Code: 2803020410116 Legal Description: See attached Exhibit A Purpose: A special use permit for outdoor music Upon motion made and duly approved by the requisite majority of the City Council, it is ordered that an amendment to a special use permit be granted upon the following conditions of approval: This special use permit allows outdoor live music on the north patio of The Water Street Inn on Friday's and Saturday's 7:00 p.m. to 11:30 p.m and on Sunday's from noon to 7:00 p.m., between May and September. Any changes to location, amplification, timing and/or duration shall be reviewed and approved by the City Council. 2. A Noise Ordinance Waiver is hereby granted to allow amplified outdoor live music from 10:00 p.m. to 11:30 p.m. on Friday's and Saturday's between May and September. For the 2013 season, the City reserves the right to reduce hours approved in this permit if the outdoor live music becomes a nuisance. 4. This special use permit shall be reviewed before the Planning Commission and City Council for possible revocation or amendment to the conditions of this permit if substantial verified complaints, safety issues or violations of the conditions of this permit are received by the Community Development Director Dated this 31 st day of May, 2013. Bill Development Director RESOLUTION NO. 2013 -083 A RESOLUTION APPROVING A SPECIAL USE PERMIT TO ALLOW OUTDOOR ENTERTAINMENT AT THE WATER STREET INN CASE NO. 2013 -10 WHEREAS, Saint Croix Preservation Company made application for approval of a Special Use Permit to allow outdoor entertainment, on property legally described as: See Exhibit A WHEREAS, on May 13, 2013 the Planning Commission held a public hearing on the requested Special Use Permit and recommended approval with the conditions found below; and WHEREAS, on May 21, 2013 the City Council held a public hearing on the requested Special Use Permit; and WHEREAS, Section 31 -207, Subd.(d) of the City Code outlines findings necessary to approve a Special Use Permit, and the City Council finds that: 1. The proposed structure and use conforms to the requirements and intents of Chapter 31 of the City Code [Zoning Ordinance] and of the comprehensive plan, relevant area plans and other lawful regulations. 2. Conditions necessary for the public interest have been imposed. 3. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Stillwater hereby finds that Section 31 -207, Subd (d) is satisfied and therefore approves the Special Use Permit with the following conditions: 1) This special use permit allows outdoor live music on the north patio of The Water Street Inn from 7:00 pm to 11:30 pm on Friday and Saturday and from noon to 7:00 pm on Sunday between May and September. Any changes to location, amplification, timing and /or duration shall be reviewed and approved by the City Council. 2) A noise ordinance waiver is hereby granted to allow amplified outdoor live music from 10:00 pm to 11:30 pm on Friday and Saturday between May and October. 3) For the 2013 season, the City reserves the right to reduce hours approved in this permit if the outdoor live music becomes a nuisance. Resolution No. 2013- 09a Page 2 4) This special use permit shall be reviewed before the Planning Commission and City Council for possible revocation or amendment to the conditions of this permit if substantial verified complaints, safety issues or violations of the conditions of this permit are received by the Community Development Director. Enacted by the City Council of the City of Stillwater, Minnesota this 21st day of May, 2013. CITY OF STILLWATER Michael Polehna, Vice Mayor ATTEST: /&;Oot� Diane F. Ward, Clerk Resolution No. 2013-0$06 Page 3 i{( P of Y LEGAL DESCRIPTION The following described real property located in the County of Washington and State of Minnesota: Parcel A. Those portions of Block 27, Original Town, now City of Stillwater, Minnesota, and that portion of the South Half of vacated East,Myrtle Street, according to the recorded plat thereof, said recorded plat being on file and of record as Document No. 416049 in the Office of the County Recorder of Washington County, Minnesota, lying Easterly of the Easterly line of North Water Street, as widened, per Agreement recorded in Book 7" of Bonds, Pages 462 through 465, and as widened in Agreement recorded in Book "N" of Bonds, Page 242; and lying Westerly of a lino drawn parallel with and distant 8.50 feet Westerly of, as measured at night angles to, Burlington Northern Railroad Company's (formerly Northern Pacific Railway Company's) Main Track center line, as presently located and constructed over and across said Block 27, Parcel B. That portion of Block 1&, Originall Town, now City of Stillwater, Minnesota according to the recorded plat thereof, said recorded plat being on file and of record as Document No. 416049 in the Office of the County Recorder of Washington County, Minnesota, lying Easterly of the Easterly line of North Water Street, as the same was created by City of Stillwater Resolution recorded in Book 74 of Deeds, Page 122; and lying Westerly of a line drawn parallel with and distant 8.50 feet Westerly of, as measured at right angles to, Burlington North Railroad Company's (formerly Northern Pacific Railway Company's) Main Track Centerline, as presently located and constructed over and across said Block 18; lying Northerly of the Northerly litre of East Myrtle Street; and lying Southerly of an Easterly projection of the Northerly line of Comitzercial Avenue as the same is described `art Book "V" of Deeds, Page 384, said Office of the County Recorder. Washington County, Minnesota Abstract Property MEETING DATE: APPLICANT: REQUEST: I PLANNING COMMISSION March 10, 2014 CASE NO.: SUP/2014 -8 Jon Whitcomb, representing Hooley's Corner LLC, property owner Consideration of a Special Use Permit for the conversion of an existing office unit into a residential unit located at 902 4111 Street South ZONING: CA -Commercial COMP PLAN DISTRICT: Commercial PREPARED BY. Abbi Jo Wittman, City Planne* REQUEST The property owner is requesting a Special Use Permit for the conversion of an existing office unit into a residential unit located at 902 4th Street South. The residence would be the fourth in this mixed use structure; two units will remain commercial. BACKGROUND Dennis J. Hooley, a butcher by trade, built his first grocery store and meat market in 1886 at this location, In 1901, the present structure was constructed; the structure was operated as a neighborhood grocery store until the Goggins Candy Company operated light manufacturing in the building in the late 1970s. Several retail business have operated on the main floor since that time. City records do not indicate a residence was ever located on the main floor. APPLICABLE GUIDELINES AND REGULATIONS Section 31 -325 indicates residences of all classes in the CA - Commercial district shall obtain a Special Use Permit; approval shall be by the City Council. Section 31 -207 indicates that in approving a special use permit, it must be determined by the Planning Commission that: 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 lazvfitl regulations. CPC 3- 10 -14: '/2014 -08 902 401 Street South Page 1 of 2 Residential and Non - residential standards outlined in the zoning chapter address Off - Street Parking and Loading (Sec/ 31 -510) requirements. Offices are required to have 1 space for every 300 square foot of floor area; the office calculation was 1.79 spaces for the 537.5 square foot area. Multi- family residential/ apartment properties are required to have 1.5 spaces per residence. Given this, there is a no net loss of parking for this change of use. No other performance standards apply to this SUP. The 2010 Comprehensive Plans Housing chapter identifies a goal of providing a balanced choice of housing types and density suitable to a wide range of demographic groups. With the majority (69 %) of housing until in Stillwater as traditional single family homes and only 6.5% as three to four units per structure, the addition of this unit would help support the City's goal of increased housing types. There are no relevant area plans or other lawful regulations applicable to this application. Any additional conditions necessary for the public interest have been imposed or use and/or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Staff has received one comment from a future property owner located at 912 4th Street South. The property owner has objections to the additional residential unit if the Planning Commissions actions do not require the property owner to addresses tree growth near the property line. While the Planning Commission may impose conditions directly related to and bearing a rough proportionality to the impact created by the SUP, staff does not perceive the issue to be relevant to the interior remodeling and change of use. Given this, staff has not identified any public interest concerns and determined the SUP will not constitute a nuisance to the public. ALTERNATIVES AND RECOMMENDATION The Commission has the following options: 1. Approve the Special Use Permit request with or without conditions. 2. Deny the Special Use Permit request. 3. Table the consideration of the request for more information. Staff recommends the Commission approve SUP/2014 -8, approving the conversion of an existing office unit into a residential unit located at 902 4th Street South with the following condition: 1. Major modifications to the SUP permit request shall be reviewed by the Planning Commission as per Section 31 -204, Subd. 71 ATTACHMENTS Bird's Eye Site Location Map Applicant Submittal: Narrative Request, Site Location, Proposed Unit Plan Neighbor Comments SUP Application Narrative 902 41h St, S Stillwater, MN. 55082 902 411, St. S was recently sold and has changed hands for the first time in over 40 years. this property is an iconic City of Stillwater property in my opinion. Originally built in 1874 as Hooley Meats, this building has stood the test time and has been known for several different unique users over the building's life so far. Occupants of this building include the Hooley family, Hooleys Meats, and Hooley Grocery Store, Goggins Candy, Eno's bakery and most recently the Bikery. Through it's history there has been a residential component to this property, and still to this day, there are 3 residential units operating. It is my belief that the 4th unit has been used for residential purposes at some point in history, but not in the recent past. This application is to request approval for a residential apartment to be renovated in an existing space that has been either office space or residential apartment over its history. No addition is being made to the structure, only renovating and brining up to code the existing space that has sat dormant for the past several years. The building sits at the South West corner of 4th St and Churchill and is a long time fixture of the neighborhood, it is the current owners hope to get the building fully occupied and functioning, and continue to improve and restore the building over time. Sincerely D n Whit( Applicant Pictometry Online http: / /pol.pictometry.com/en -us /app /print.php ?title =902 4th Street South Site Location Ma... 902 4th Street South Site Location Map Print Date: 02/25/2014 Image Date:05/03/2011 Level: Neighborhood 1 of 1 2/25/2014 11:44 AM i T N SketchbyAp"Sketch Oz .IOoc� 8' Bath i- 13' new wall __— closet Bedroom 10.5 - - -�� 25° 25 1 Living Room Ln Dining Apartment #4 537.5 sf ■ Kitchen PAORTMWAVIII -Abbi Wittman From: turnbloom @yahoo.com Sent: Saturday, March 01, 2014 2:47 PM To: Bill Turnblad; Abbi Wittman Cc: amylynngoetze @gmail.com Subject: 902 S. 4th St. Property (see attached letter) Attachments: City of Stillwater.pdf Sent from Windows Mail I am going to be purchasing the house located at 912 4th St in the near future. I'm not sure how the current owners feel about the above referenced property being made into additional rental unit. I'm not opposed, however, I have called the city referencing the trees on that property that are encroaching on the 912 property. The growth of these trees reaches over the top of the house and covers a portion of the back yard. Nothing has been done about those trees - I would either like them removed or at least cut back so they aren't leaning on the power lines in front of the house and leaning over the house. The branches are getting large enough that if a good storm comes through it can cause damage to the roof. If taking care of the trees isn't in their renovation plan, then I will oppose the fourth space turning into a rental unit. believe one of the trees is a hickory tree as there have been hickory nuts in my back yard that I have to look out for when I mow so that it doesn't damage the mower or I don't step on one and sprain or break an ankle. As the owners (I have copied them on this email) live in Georgia they will not be able to make the meeting on March 10th and I will not be able to be there for them. Thank you. Sherrie Goetze 912 4th St, S Stillwater MN 55082 651- 485 -3383 it PLANNING COMMISSION MEETING DATE: March 10, 2014 CASE NO.: V/2014 -09 APPLICANT: David and Madeline Rogers, property owners REQUEST: Consideration of a 2' variance to the 3' minimum side yard setback for the reconstruction and enlargement of a nonconforming detached garage located at 518 Olive Street West ZONING: RB - Two Family COMP PLAN DISTRICT: LMDR - Low /Medium Density Res. PREPARED BY: REQUEST Abbi Jo Wittman, City Planner �N The property owners are seeking approval of a 2' variance to the 3' minimum side yard setback for the reconstruction and enlargement of a nonconforming, detached garage located at 518 Olive Street West. The reconstruction proposed includes: 1. Increasing the 7' walls (approximately) three feet; and 2. Changing the 4:12 roof pitch to an 8:12 pitch for consistency with the home; and 3. Redesigning the roof to include a cross - gable, allowing for the installation of dormers and story creation. 4. Creation of a 15 eave. The aforementioned improvements will (vertically) increase the nonconformity of this structure while creating an encroachment onto the neighbor's property. APPLICABLE GUIDELINES AND REGULATIONS Section 31 -101 defines a nonconformance as an existing building, structure or use of land that does not conform to the regulations of the district in which it is located. This structure sits one foot off the western property boundary. Section 31 -216 indicates any nonconformity, including the lawful use or occupancy of land, buildings, structures or premises existing at the time of the adoption of an additional control under this [zoning] chapter, may be continued (including through repair, replacement, restoration, maintenance, or improvement, but not including expansion). Section 31 -101 further states additions to existing structures (primary or accessory) CPC 3- 10 -14: V/2014 -09 518 Olive Street West Page 1 of 3 may be erected on any such structure for which a building permit was issued on or prior to December 31, 1962, irrespective of existing nonconformities that may exist for the structure, provided that 1) the owner of the lot does not own any adjoining property; and 2) the proposed addition itself meets all setback and development standards for the zoning district. The purpose of the variance is to allow variation from the strict application of the terms of zoning chapter where, by reason of the exceptional physical characteristics of the property (or structure), the literal enforcement of the requirements would cause practical difficulties for the landowner. Section 31 -208, Variances, indicates the Planning Commission may grant a variance, but only when all of the following conditions are found: 1. The variance is in harmony with the general spirit and intent of this [zoning] chapter. The general spirit of the code is to allow for residences and accessory uses in the RB - Two Family district. This district allows for garages that are no greater than 1.5 stories tall. 2. The variance is consistent with the comprehensive plan. One objective of the Comprehensive Plan's Chapter four, Housing, is that the City shall retain the unique and/or historic character of existing residential areas. Additionally, the Historic Resources Chapter identifies a program goal of the Heirloom and Landmark Sites Program of helping property owners maintain historical character while also updating tem to meet the demands of the twenty -first century. 3. The applicant for the variance establishes there are practical difficulties in complying with this chapter. Economic considerations alone do not constitute practical difficulties. "Practical difficulties," as use in connection with the granting of a variance means that all the following must be found to apply: a. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by official controls. While garages are permitted in this two - family district, the zoning chapter clearly indicates the expansion and enlargement of non - conforming structure must be done in accordance with all setback and development standards for the zoning district. The allowance of east -west gable, creating dormers in a second story, would not be reasonable on the western side of this structure. b. The plight of the landowner is due to circumstance unique to the property and that are not created by the landowner. There are two unique circumstances affecting this project and neither were created by the landowner. First, the ravine to the north has prevented the structure from being originally constructed in the rear yard. In its current location, the structure sits 4' east from the house. Moving the structure to the east, by two feet, would only be able to occur if the entire garage was moved to the south, in line with the front of the home (which is not consistent with the City's Neighborhood Conservation District guidelines). CPC 3- 10 -14: V/2014 -09 518 Olive Street West Page 2 of 3 A Secondly, building code regulations have changed since the construction of the original garage. While a 7 wall would allow for adequate garage doors in the 1950s, the 7 wall would not allow for proper structural components need for standard garage door openings required today. c. The variance, if granted, will not alter the essential character to the locality. While a minor garage expansion in this location would not alter the essential character of the neighborhood, the proposal for a two story garage would. Nonconforming uses of neighboring lands, structures or buildings may be considered grounds for issuance of a variance. The Planning Commission may impose conditions directly related to and must bear a rough proportionality to the impact created by the variance. FINDINGS AND RECOMMENDATION Although there are unique circumstances affecting the property and the structure and the request is consistent with the zoning ordinance and comprehensive plan, the request to add a second story is not reasonable and is likely to alter the essential character of the locality. The Commission has several options: approve, approve with conditions, deny or table the application (requesting additional information to be submitted). Staff recommends the Commission approve V/2014 -09, allowing a 2' variance to the 3' minimum (west) side yard setback for the reconstruction and enlargement of a nonconforming detached garage located at 518 Olive Street West with the following conditions: 1. Submittal of a Certificate of Survey for verification of existing garage location. 2. Building permit plans shall be modified to include: a. A 9'6" tall exterior wall; and b. A max head height of 6'6" in the 1/2 story space; and c. Removal of the dormers from the project plan; and d. Reduction of the western eave to eliminate encroachment. 3. If eave or structural encroachment exists, property owner must submit a recorded property maintenance easement, signed by the property owners of 602 Olive Street West, with the submittal of a building permit application. 4. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31 -204, Subd. 71 ATTACHMENTS Applicant Narrative (dated February 14, 2014) Bird's Eye Site Location Map Proposed Plans (9 pages) including Proposed Facade Design Addison Wright Home Documentation CPC 3- 10 -14: V/2014 -09 518 Olive Street West Page 3 of 3 February 14, 2014 Community Development Department City of Stillwater 216 North Fourth Street Stillwater, MN 55082 Good Day, I am applying for a variance to repair my garage built in 1961. This garage was poorly built causing rot and structural problems. Its location is 1 foot inside the east property line and was built using incorrect property lines. Neighbors to the east and west have had recent surveys and markers are now correct. We are not able to repair existing garage because of modern building codes. The side walls are 7 ft. instead of the 8 ft. standard in today's construction. This does not allow for door headers that meet current building codes. We are unable to relocate the garage to meet setback regulations. To meet the 3 ft. side setback, it would have to move 15 ft. toward the rear of the lot due to the proximity to our house. Our house is on the Myrtle Street -Olive Street ravine. This summer, under a City of Stillwater Building permit, we put in new footings and foundation. During this work we became aware of the poor quality of the soil as you move toward the ravine. It becomes loose fill and garbage from many years ago. It is unstable and not suitable for a foundation. Because of these reasons, we would like to keep the existing footprint and raise the side wall height to 8 ft. While we are improving the garage we would like to take the opportunity to have it match our house and neighborhood. Built in 1871 with a lovely folk Victorian style our home is on Stillwater's Heirloom and Heritage home list. The 1960's, very inexpensively built, ranch style garage does not match our home or neighborhood. Included in this work, we will be replacing the roof and would like to change the roof pitch from 4/12 to 8/12 matching our house while staying under the 20 ft. max height for a detached garage. The trim and exterior details will match our home as well. This work is a continuation of 23 years of property improvement on our Olive Street house. I am a historical renovator and have worked on many Stillwater homes and BB's during a 35 year carpentry career. We would like the chance to improve our home and add to the character of our old Stillwater neighborhood. Sincerely, Cr 6/o David & Madeline Rogers 518 W Olive Street Stillwater, MN 55082 Pictometry Online http: / /pol.pictometry.com/en -us /app /print.php ?title =518 Olive Street West Site Location M... 518 Olive Street West Site Location Map Print Date: 02/25/2014 Image Date:05/03/2011 Level: Neighborhood 1 of 1 2/25/2014 11:05 AM I A: d ��4 V ' r KA I ex isfi445 �A ' °� 'W 0. • SEPARATE PLUMBING, CHANICAL & ELECTRIC PERMITS REQUIRED ANY tNuCi6 r di` i ^, lli1a 6 INCHES Or THE GROUND REVISIONS TO APPROVE iLANS MUST SU69 FIC, FOR APPROV4"L t y r E k PIZ iiiL:..11goifa►`tr Ita1! F!'01 I V 1l . ;ri fAO9z %/� FL! FLffL� 90 'I. do '/.'/� %"%� ioiA d ! I O�p %50 i'/,! /. /% 0;ri7 17:0 0 %40! 71 : /OAX OFOOZ, ipzr,46 Xjlvo /;i '1t /. ► .AIL!/ t. /I// Y!!jV /III /I ►tt . t / /1. I /iI I' /, t. Ai/ IL'. /.��I 'LI/AN L.FLL. fO! /• ��4" W.A if 111111[19 90116d ♦1M rll J►'!P %A LO 11 ■� ✓ AfZ (1.11 LLIN !L,/ 'AL.AO'. /' /.t t !!. Cj' /'e it& o 'A4' /r1 I L ,`j .r,.d. '!L.`, i AW. r.w.r. w■■ yviv, dam e xx10 ow scale Vlow 1 1 RGOY Seisls: W aNI•CC I Sas+ cveOee Door H eajcr S Job r Sccri v^ IT , �`� IV,, aar He adcf"5 cc n er- P(05> Am or Ly f g d� C) 614$ Yv I cage , W +�, �( rc top 'f Foo-i�iY1 O xK n t `rlYVA �pard I-Op tb o.c, �6p�k #q I cc n er- P(05> Am or Ly f g d� C) 614$ Yv I cage , W +�, �( rc top 'f Foo-i�iY1 O xK n t `rlYVA �pard I-Op tb o.c, �6p�k #q .l i 3/4�/ t�SB TrG S�r� i f Iov� /j*�N G`8le r► QY, ht'i co) Ear 4-1 �— RXc �G(Ref& i i �. V IL Ar i .. a it r C �4 r � w K Y { I - -N -• �. • � °x fell i .. t 1M k .. .i r �• p ix 4 ILI -a . 4 a M YY IqI e A# P r ..- a 518 Olive St W Click on photo to enlarge Wright, Addison, House This ornate, Folk Victorian style house was built in 1871 for Addison Wright. This was one of the first houses constructed along Olive Street, which was historically known as the old St. Paul Road that connected Stillwater to St. Paul. The one -and -a- half -story, frame building, with limestone foundation, is clad in cedar shakes and has a front gable roof with two gable wall dormers on the east elevation. The decorative woodwork in the gable, known as bargeboards or vergeboards, the window surrounds, and other details are evocative of the Italianate and Queen Anne styles, which are characteristics of the Folk Victorian style that was popular in the United States in the late nineteenth century. The three windows surmounted by a half -round window in the gable is called a Palladian window. The wraparound porch with turned columns with scroll -sawn brackets and frieze details are also features of Folk Victorian architecture. The four- over -four, and eight - over -eight double -hung windows were recently installed to replace non - historic, circa 1950s windows (David & Madeline Rogers). At some point in time, a side gable addition was constructed on the rear elevation, giving the house an ell- shaped form. This addition generally respects the design, scale, and materials of the original building. A one -story, front - gabled garage is located on the rear of the property and has been designed in the same style and constructed with the same materials as the house. This property is located in Greeley's Addition to Stillwater and is sited on the south side of the Greeley -Olive Street ravine. Addison and Jeannie Wright built this house in 1871 for an estimated cost of $800. Wright was a partner in Smith, Wright, and Mosier, a house painting firm with offices on 2nd Street between Myrtle and Chestnut Streets. The painting company later became Wright & Booke. Mr. and Mrs. Wrights lived in this house through the 1890s. In the late twentieth century, David and Madeline Rogers purchased the property and sensitively restored the house. They converted the house from a duplex back to its original use as a single family home. During restoration they added the ornately decorated wraparound front porch (personal communication with David & Madeline Rogers). Washington County Parcel Identification Number (PIN): 2803020340084 Common Property Name: Wright, Addison, House State Historic Preservation Office Inventory Number: WA -SWC -589 Construction Date: 1871 Builder: Architect: Architectural Style: Folk Victorian Property information and narrative was compiled by: The 106 Group - 9/15/2008 Source: http : / /www.stiIlwater- mn.org /hpc /Sample_ interface / Categories /parce1.asp ?PIN= 2803020340084