Loading...
HomeMy WebLinkAbout2014-06-18 Joint Board PacketAGENDA Stillwater City and Town Joint Planning Board City Council Chambers 216 North Fourth Street Stillwater, MN 55082 7 p.m. Wednesday, June 18, 2014 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. APPROVAL OF FEBRUARY 19, 2013 MINUTES 4. PUBLIC HEARINGS 4.01 Chris Aamodt request for approval of annexation, rezoning, variances and 55 lot preliminary plat to be known as RUTHERFORD STATION. The property is located at the southeast quadrant of McKusick Road and Manning Avenue. 5. NEW BUSINESS 6. OLD BUSINESS 7. ADJOURNMENT Joint Planning Board Meeting Minutes February 19, 2014 Present: Dave Johnson, Stillwater Township; Ken Harycki and Tom Weidner, City of Stillwater. Staff present: Stillwater Community Development Director Bill Turnblad. Chair Johnson called the meeting to order at 7:02 PM. Approval of Agenda Chair Johnson added the annual election of officers to the agenda. Board Member Harycki moved to approve the agenda, which was seconded by Board Member Weidner. The motion passed unanimously. Election of Officers Johnson was nominated to serve as Chairman and Harycki was nominated to serve as Vice - Chairman. On a unanimous vote the two nominated members were elected to office. New Business Case No. 2014-04 A request by Chris Aamodt for conceptual approval of a variance from the 100 foot setback from Manning Avenue. Mr. Turnblad summarized the planning report of January 13, 2014 written by City Planner Abbi Wittman. Mr. Aamodt explained the reasons for the variance request and assured the Board that the berming and treed landscaping in the setback area along Manning would be similar to what exists in Liberty on the Lake. He also mentioned that the trail along Manning would be continued between the landscaping berm and County highway. Moreover, in discussions he had with County highway personnel, he was told that that trail would be built this year by the County as they complete highway improvements. It would be built between Myrtle and McKusick Road, where it would connect to the new Brown's Creek Trail. Turnblad pointed out that the setback Aamodt is requesting would be 50 feet from the expanded right of way. And, that this is a larger setback than any of the single family development already approved along Manning Avenue. Chair Johnson said that the Town Board is in support of the 50 foot setback for this single family development, but would prefer the Zoning Ordinance to be changed so that no more than 50 feet would be required for single family homes; and that 100 feet would be required for multiple family homes and non-residential buildings. After discussion among the Board members it was concluded that the ordinance amendment should apply to properties north of Myrtle, and that the Liberty and Legends neighborhoods should continue to develop under the existing standards. Board Member Harycki moved to conceptually approve the variance. The motion was seconded by Board Member Weidner and passed unanimously. Joint Board Minutes February 19, 2014 Page 2 Board Member Harycki moved to recommend that the City Council adopt a zoning ordinance amendment that establishes 50 feet as the minimum required setback from Manning Avenue for single family homes north of County Road 12. Additionally, that the minimum setback for multiple family homes and commercial buildings would be 100 feet from Manning Avenue north of County Road 12. The motion was seconded by Board Member Weidner and passed unanimously. Old Business Update on Orderly Annexation Agreement Chair Johnson said that Mayor Harycki had talked with him already about the City Council's unanimous belief that the Orderly Annexation Agreement should remain as it is. Adjournment Board Member Harycki moved for adjournment, which was seconded by Board Member Weidner. The motion passed unanimously. Meeting adjourned at 7:5 PM. Respectfully submitted, Bill Turnblad Acting Recording Secretary r ilwater T H E 8 1 R T H P L A C E O F M 1 N k E& O P M1 REPORT DATE: June 11, 2014 CASE NO.: 2014-20 HEARING DATES: Planning Commission June 11, 2014 Joint Planning Board June 18, 2014 Park Commission June 23, 2014 City Council July 1, 2014 APPLICANT: Chris Aamodt, Settler's Pines, LLC REQUEST: 1) Annexation 2) Rezoning to RB, Two -Family Residential 3) Setback Variances 4) Preliminary Plat approval of Rutherford Station, a 55 lot Residential Subdivision LOCATION: 8335, 8355, 8401 & 8455 Manning Avenue COMPREHENSIVE PLAN: LMDR, Low/Medium Density Residential REVIEWERS: City Engineer, Fire Marshal, City Attorney, City Forester, Browns Creek Watershed District, Washington Co. Public Works PREPARED BY: Bill Turnblad, Community Development Director BACKGROUND Chris Aamodt, Settler's Pines, LLC, plans to develop 17.5 acres of land in the southeast quadrant of the intersection of McKusick Road and Manning Avenue'. Currently the land exists as four parcels with a home on each. Three of the parcels are located within Stillwater Township and are being petitioned for annexation as part of this development process. The fourth is already in the City of Stillwater. 55 lots are proposed as part of this plat, to be known as Rutherford Station, and all will gain access to Marylane Avenue via local streets to be constructed by the developer. Sidewalks will be built along one side of each local street and out to the County trail along Manning Avenue. In addition, Brown's Creek State Trail runs along the northern edge of the development and access will be possible from Rutherford Station via the County trail or from Marylane Avenue. ' The total site encompasses 19.98 acres. 17.5 will be developed while 2.48 have already been purchased by Washington County for additional right-of-way along CSAH 15 (Manning Avenue). Rutherford Station June 11, 2014 Page 2 SPECIFIC REQUEST In order to develop the property as proposed, Chris Aamodt has requested approval of the following: 1. Conceptual Approval of Annexation of the development property and of the abutting Marylane Avenue. 2. Rezoning to RB, Two -Family Residential. 3. Variance of 50 feet for Lots 3-6, Block 5 to allow homes to be built 50 feet from the Manning Avenue right-of-way rather than the 100 foot minimum required. 4. Variance of 5 feet for Lots 7-12, Block 5 to allow homes to be built with a combined side yard setback of 10 feet rather than 15 feet. 5. Preliminary Plat of Rutherford Station, a 55 lot single family development. JOINT PLANNING BOARD REVIEW The Joint Planning Board's role in this case is to: 1) approve or deny the rezoning; and 2) to review and comment on the variances and preliminary plat. EVALUATION OF REQUEST I. ANNEXATION The petition to annex the site into the City is for a total of 14.98 acres plus the abutting segment of Marylane Avenue. The total site encompasses 19.98 acres plus Marylane Avenue. But, the southern 5.00 acre parcel of this project is already located in the City of Stillwater. Of the privately owned 14.98 acres that are petitioned for annexation, 13.14 acres will be developed into lots and outlots. The remaining 1.84 acres has already been purchased by Washington County for additional CSAH 15 (Manning Avenue) right-of-way. According to the Orderly Annexation Agreement, the subject property is located in the Phase IV annexation area. This area is not scheduled for annexation until after January 1, 2015. But, the infill provision of the agreement (Section 4.09) would allow the request to be approved, since each of the following criteria is satisfied: o 100% of the subject landowners have signed an annexation petition ■ The developer has controlling interest in all of the parcels being petitioned for annexation. o The property is adjacent to property within the City's corporate limits ■ The southern of the four parcels is already in the City of Stillwater. o The level of growth in the entire area regulated by the agreement has not exceeded 120 permits per year ■ This is true. o Utilities are immediately available to the property ■ Both sanitary sewer and municipal water are available in the Marylane Avenue right-of-way. The requested annexation is found acceptable as reviewed against the Orderly Annexation Agreement. Rutherford Station June 11, 2014 Page 3 II. REZONING Mr. Aamodt is proposing to rezone the property to RB, Two -Family Residential. The Comprehensive Plan's guided use for the property is Low/Medium Density Residential. The RB Zoning District is consistent with this Comprehensive Plan classification. III. VARIANCES & PRELIMINARY PLAT A. Manning Avenue Setback Variance Request: Variance of 50 feet for Lot 3-6, Block 5 to allow homes to be built 50 feet from the Manning Avenue right-of-way rather than the 100 foot minimum required. In February 2014 the Joint Planning Board reviewed variances for the northern three of the subject four parcels and found them acceptable. The variances created a setback from Manning Avenue similar to the other single family (SFR) parcels adjacent to the eastern boundary of Manning Avenue, as seen below: Subdivision Address Apx. Setback Settler's (Townhome) 3690 Ambercrombie Ln. 100' Liber (Townhome) 7225 Manning 40' Liberty West (SFR) 3726 Planting Green 50' Liberty (SFR) 456 Harvest Green 35' Stillwater Crossing (SFR) 602 Eben Court 50' Since this is the fourth and final parcel in the proposed development, it is reasonable to support the same variance for this parcel as was found acceptable for the other three parcels in the plat. B. Side Yard Setback Variance Request: Variance of 5 feet for Lots 7-12, Block 5 to allow homes to be built with a combined side yard setback of 10 feet rather than 15 feet. The side yard setback requirement for the RB Zoning District is a minimum of 5 feet from each side lot line, but there needs to be a combined total setback from side lot lines of 15 feet. In practice this allows a 10 foot wide side yard on one side of the lot and a 5 foot side yard on the other. The extra space on one side of the house gives the option of constructing a driveway for a detached garage in a rear yard. The purpose of the request is to allow an extra 5 feet of width so a home builder could have the option of constructing an attached garage. The alternative to granting side setback variances for these lots would be to make them 5 feet wider. But, that would require the loss of a lot. Normally eliminating a lot would be the preferred alternative. However, the proposed development density of 3.2 homes/ acre is low compared to the Comprehensive Plan's target for this property. The target is a minimum of 4.4 homes/acre. Therefore, the loss of a lot exacerbates the density issue and consequently City staff finds this variance request to be a reasonable solution to keeping the extra lot. Rutherford Station June 11, 2014 Page 4 C. Preliminary Plat Minimum Dimensional Standards: RB District Standard Single Family Two -Family Proposed Lot area 7,500 sf 10,000 sf 8,658 sf— 17,338 sf Lot width 50 ft2 75 W 65 — 105 ft Corner lot width 70 ft 100 ft 80 — 87 feet Frontage 35 ft 35 ft 39 — 85 ft Front setback 20 ft 20 ft ok Front setback — garage 30 ft 30 ft TBD Side setback 15 ft total both sides 5 ft min on each side 15 ft total both sides 5 ft min on each side ok Side setl$ack — garage 5 ft 3 ft detached 5 ft 3 ft detached ok Setback 'from Manning 100 ft 100 ft 50 ft Except for the Manning Avenue setback that is highlighted in the table, all other minimum dimensional standards are met. 1. Civil Engineering The City Engineer has reviewed the preliminary plans and offers the following comments: • This development will be responsible for paying development impact fees. A) Trout Stream Mitigation Fee of $10,277.72 per acre for 17.5 acres = $179,860.10. B) The Transportation Adequacy Fee of $17,600.20 per acre for 17.5 acres = $308,003.50. C) Trunk sewer and water fees at a combined cost of $13,338.53 per acre for 17.5 acres = $233,424.28. These fees will be due prior to release of the final plat for recording with Washington County. • The plans do not show improvements to Marylane Avenue. But the street is currently a gravel road and must be upgraded to a 30 foot paved width with this subdivision. The $308,003.50 Transportation Adequacy Fee payment can be credited for a large portion of the cost of the Marylane Avenue improvements. The exact amount will be included in the Development Agreement that will be part of the Final Plat review. • The Marylane sanitary sewer must be extended to the north end of the project site for future development in the area. • Stormwater Ponds 3P and 5P have 100 year elevations higher than the EOF. This must be corrected. • Stormwater Pond 1P must be redesigned. a. 100 yr High Water Level (HWL) is higher than the street elevation. The HWL must be lower than the street elevation by at least 1.5 feet. 2 Distance between side lot lines measured at right angles to lot depth at a point midway between front and rear lot lines Rutherford Station June 11, 2014 Page 5 b. The pond HWL must be a minimum of 20 feet from the edge of the road (35 feet from centerline of Marylane). • Stormwater pond design must be based upon NOAA Atlas 14 statistics. • Drainage maps must be submitted for areas outside of the project. Previously published reports show that the drainage area to the development site is 40 plus acres, which is more than the stormwater infiltration improvements are designed to handle. • All of the stormwater infiltration basins must be privately maintained. A Home Owner's Association will be required as will associated maintenance documents that will have to be filed in chain of title. These must be submitted to the City for approval of form and content together with final plat application materials. • Street widths must be 30 feet measured from face of curb to opposite face of curb. • The grading plan needs to be revised to show a 2% minimum slope in all backyard drainage swales. • Replace the 12" cmp culvert under Marylane with an rcp pipe. This will match the n value used in the pond calculations. • Consider extending pipe and outlet south and east from south side of Summit Court. • Washington County will have to approve any work along Manning Avenue and McKusick Road. Washington County Public Works Department has reviewed the preliminary plat and made the following comments: A Washington County right-of-way permit is required for any work in the CSAH 15 (Manning Avenue) right-of-way. This would include the landscaping berms. A Washington County right-of-way permit is required in order to make the connection between the development trails and the County's regional trail along Manning Avenue. The developer must submit the drainage report and calculations to the County for review of potential downstream impacts to the county drainage system. 2. Tree Preservation & Landscaping The City Forester, Kathy Widin, reviewed the grading and tree removal plan. She notes that most of the trees on this site were planted or are volunteer trees, and the site does not constitute a native woodland. She offers the following comments: A). Tree Removal and Replacement - 307 trees were surveyed on the property. Almost all trees on the list are defined by City Code as "significant" and therefore subject to replacement. Of these trees, 215 are proposed to be removed (70%), 34 trees are to be saved, and 58 trees are to be transplanted (mainly to the constructed berm along Manning Avenue). These last two categories represent trees to be Rutherford Station June 11, 2014 Page 6 'saved' and make up 30% of the trees on the site. The Tree and Forest Protection ordinance (31-522) in the zoning code of the City of Stillwater, states that private development may remove up to 35 % of the existing tree cover without replacement. Over 35% removal requires 1:1 replacement. These trees would be over and above any other trees required to be planted as part of the sub -division ordinance language. 35% removal would allow 108 trees to be removed, whereas 215 are proposed for removal. Therefore 107 removed trees must be mitigated. In addition, the landscaping requirements for subdivision require three trees per lot, which means 165 trees for the 55 proposed lots. So both the tree replacement and landscaping requirements equal a total developer obligation of 272 trees. The notes on the preliminary plat submittal state that the developer and builder would plant 4 trees/ lot for a total of 220 trees. In addition there will be 47 trees trans- planted on the Manning Avenue berm. This is a total of 267, which is sufficient to meet the 272 tree planting requirement for both the tree protection and sub- division ordinances. B). Landscape Plan - A landscape plan for the berm along Manning Ave has been submitted with the preliminary plat submittal. The plan for the berm looks fine and the new tree species proposed are acceptable. If the cedars listed for the berm are eastern red, Widin recommends the use of the cultivar 'Techny'. The landscape plan for the development, which is also the tree replacement plan, will be submitted at a later date. Both plans should include Planting Detail showing how new trees, both deciduous and coniferous, are to be planted. Details should also be included re: size of tree spade proposed to be used to transplant trees which are to be moved to the berm. Also needed will be text describing how the transplanted trees are to be cared for after planting. Species to be planted should be native or 'near -native', and should be hardy and well -adapted to this area. Species should have few serious insect or disease problems which could limit their usefulness and longevity in the landscape. Cultivated varieties may be used. A diversity of species should be chosen to keep the plan sustainable. C). Tree Transplanting (Re -Location to Berm) - Trees moved from one area to another on the site are considered 'saved' trees if they are in a healthy condition. They should be inspected before transplanting for any major insect or disease problem which could compromise the tree's ability to transplant successfully. Since some of the trees are quite large, after-care such as mulching after planting, and watering on a regular basis for several seasons of growth, will be very important to survival of these trees. Several ash on site are proposed to be transplanted, but due to the presence of emerald ash borer in the Twin Cities area, these should NOT be transplanted. It has not been confirmed in Washington County yet, but it is only a matter of time before it's here. Any ash trees not treated with insecticide to protect them will be killed during the infestation. D). Tree Preservation - Trees to be saved (preserved) on the site should be evaluated for health and any potential risk factors before preservation. A tree protection plan showing how these trees are to be protected during construction should be included in a later plan submittal. Rutherford Station June 11, 2014 Page 7 The County has agreed that the developer will be permitted to continue the landscaping berm and plantings found to the south. These will lie within the extra right-of-way purchased by the County. 3. Park and Trail Dedication The Comprehensive Plan's park element shows no planned parks on or through the property. So, the contribution to the park system would likely have to be in the form of a fee, which would be $2,000 per lot (a total of $110,000). In terms of trails and sidewalks, sidewalks will be built throughout the subdivision on one side of each street. These sidewalks will tie into the County's regional trail along Manning Avenue. The developer will still be responsible however for a $500 contribution per lot to the city's public trail system. Though, it may be desirable for the developer to construct a trail connection along Marylane Avenue from the Brown's Creek State Trail to the point where the development's sidewalk system would terminate. If this is found satisfactory to the Park Commission, the cost of this trail segment could be credited against the required trail fee. The Park Commission will review the plans on June 23, 2014. 4. Environmental Issues Wetlands - The property has no wetlands. BCWD - Karen Kill, Brown's Creek Watershed District Administrator, and the District's engineer have completed a preliminary pre -permit plan review of the development plans. Their comments follow: Rule 2.0 - Stormwater Management triggered because the activity consists of residential subdivision or development of four or more lots. Rule 3.0 - Erosion Control triggered because the activity will involve grading or other land disturbing activities which will involve the movement of more than 50 cubic yards of earth or removal of vegetative cover on 5,000 square feet or more of land. Rule 6.0 - Watercourse and Basin Crossings MAY be triggered if the culverts under Marylane are being replaced as part of the project. Rule 7.0 - Floodplain and Drainage Alterations triggered because changes in land contours will alter stormwater flows at the property boundaries, the diversion or obstruction of surface or channel flow and the creation of basin outlets. As a result, the lowest floor elevations will have to be evaluated against the 100 -year HWL of all stormwater management facilities. Rule 8.0 - Fees triggered because this is a private development. Rule 9.0 - Sureties triggered by this activity. Rutherford Station June 11, 2014 Page 8 While conducting this preliminary review, the District Engineer also noted additional items that will need to be addressed by the Permit Applicant in order to demonstrate compliance with the District Rules. These items include: 1. The soil map provided does not match the soils information contained in the Brown's Creek Watershed Management Plan. This mapping discrepancy will have to be rectified. 2. Stormwater calculations have been run using the old TP 40 information. The HydroCAD model will have to be re -run using the recently published NOAA Atlas 14 Precipitation Frequency documents. 3. There appear to be some inconsistencies between the proposed conditions routing diagram and the grading plan. Is the raingarden in the northwestern corner of the grading plan included in the HydroCAD model? 4. If the culvert under Marylane is not being replaced as part of this project, its existing hydraulic capacity will have to be evaluated to ensure that it is being modeled in HydroCAD correctly. 5. Given the reliance on stormwater infiltration, a geotechnical evaluation must be conducted and include soil borings in the location of all infiltration basins and raingardens being proposed on site. For all stormwater management facilities and waterbody crossings to be constructed and relied on by the applicant for compliance with Browri s Creek Watershed District regulatory requirements, the applicant will need to provide, for District approval, a declaration or other recordable instrument stating terms for access and maintenance of such facilities and incorporating an enforceable obligation to the District to maintain such facilities. RECOMMENDATION City staff requests the Joint Planning Board to review the variances and preliminary plat and to approve the rezoning, with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Preliminary Plat dated 3/7/14 • Preliminary Plat Grading Plan dated 5/15/14 • Preliminary Plat Utility Plan dated 5/15/14 • Berm & Screening Plan dated 5/14/14 2. The annexation, variances and rezoning will not take effect until the final plat is approved by the City Council. 3. The annexation petition will not be considered approved, nor may it be filed with Minnesota Municipal Board, until both the final plat and development agreement are approved and executed by the City and developer. 4. Civil engineering plans submitted with final plat application materials must be consistent with the City Engineer comments found in this report, and the plans must be found satisfactory to the City Engineer. Rutherford Station June 11, 2014 Page 9 5. The developer shall submit a grading permit application to Brown's Creek Watershed District. Any permit conditions that the City Engineer finds necessary to include in the final plan set shall be included in the final plat application package. 6. This development will be responsible for paying $2,500 per lot to the City for park and trail dedication fees. These fees may be reduced by crediting trail construction costs if found acceptable to the Park Commission and City Council and thereafter included in the Development Agreement associated with this plat. These fees will be due prior to release of the final plat from the City for recording with Washington County. 7. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 8. Storm ponds should be designed to reflect the new rainfall data from National Weather Service Atlas 14. 9. This development will be responsible for paying the Trout Stream Mitigation Fee of $10,277.70 per acre; the Transportation Adequacy/ Mitigation Fee of $17,600.20 per acre; and trunk sewer and water fees of a total of $13,338.53 per acre. The Transportation Adequacy/ Mitigation fee may be reduced by crediting Marylane Avenue improvement construction costs if found acceptable to the City Council and thereafter included in the Development Agreement associated with this plat. These fees will be due prior to release of the final plat from the City for recording with Washington County. 10. A landscaping/ tree planting plan consistent with the City Forester's review comments must be submitted together with the final plat application materials. 11. Home Owner's Association documents including stormwater facilities maintenance must be submitted with final plat application for approval by the City. When approved by the City, they must be filed together with the final plat. 12. The developer shall submit right-of-way permit application(s) to Washington County for any work within County right-of-ways, including connection(s) to County trails. cc Chris Aamodt Attachments: Zoning & Location Map Manning Setback Detail Development Plans (Silimater The Birthplace of Minrrwsnta Site Location Map March 2014 N W* S 230 115 0 230 460 Feet Subject Property 111111 8335, 8355, 8401, and 8455 Manning Avenue Stillwater Zoning District 4 AP - Agricultural Preservation 4 RA- One Family Residential 4 RB - Two Family Residential 4 TR - Traditional Residential 4 LR - Lakeshore Residential 4 CR - Cottage Residential C# CCR - Cove Cottage Residential 41 CTR - Cove Traditional Residential 0 CTHR - Cove Townhouse Residential 0 TH - Townhouse 4F RCM - Medium Density Residential 4F RCH - High Density Residential 0 CBD - Central Business District dP CA- General Commercial dP VC - Village Commercial c? BPC - Business Park: Commercial 4 BPO - Business Park: Office C2 BPI - Business Park: Industrial dF CRD - Campus Research Development d' PA - Public Administration d' 0 PWF - Public Works Facility C2 PROS - Parks, Recreation or Open Space Urban Features P,• Municipal Boundary IV Road Centerline C2 ROW Surface Water 0 Lakes — Rivers 1 13323 1 12050 3347 3316 o 9311 �, "�`S°� 12030 3102 1, < o IW I z ^ ^ _ Q n I 1 c2 Iz 1 z N o IQ o N w 12120 N 1 I 1 I 1 12054 2210 I i ...................... --=�–b�---� �.�..�..�. -- COUNTY ROAD 64 .�......... II 1 1 ________ I I 8483 1456 ! 1465 v 1460 � 1 1 1450 I 1445 1452 3301 1 1Ag0. \` 1435 1444 "� 8401 1 •'� a U 1 ,y4 1425 1A36 1 8393 1 I J- 1426 8355 , r?��`➢S' 1336 13'1 1366 ��.--��� 'qa6 1,L11 8313 1330 j 1325 1358 111 ] ]� o ro `x 1'Lp91 ]2Wc,ryL 1\ 8335 1324 \' 811 N N Nm 350 1� 1ry0 \ 1318 J� 11P ' 81 NW � W2�s r9 M wry° g5 1,1,0 � a 1196 c s?Ss (A e� .'�• 41 "'� � N \ ' W �Z �° 823316 1??? d ✓ ?9 3249 2'36 ]i) .% AW �> 7223 CZ w F 45� t 1! 1211 ^' 11 60 7 779 9z 1204 t 1 8 1201 1166 d m 11�. 1154 �i 11 1153 /d 1198 1\ ^ro`y e M M " 301ry 1148 3304 11 1143 E -R- T 3301 42 I 1141 7j36 6�`"e ! ^ ��� M ^ ]] /1 1139 8 9 77 B ]� 7 � 2 1124 1117 7712 1121 –� 1100 1105 110 1101 I 12 (Silimater The Birthplace of Minrrwsnta Site Location Map March 2014 N W* S 230 115 0 230 460 Feet Subject Property 111111 8335, 8355, 8401, and 8455 Manning Avenue Stillwater Zoning District 4 AP - Agricultural Preservation 4 RA- One Family Residential 4 RB - Two Family Residential 4 TR - Traditional Residential 4 LR - Lakeshore Residential 4 CR - Cottage Residential C# CCR - Cove Cottage Residential 41 CTR - Cove Traditional Residential 0 CTHR - Cove Townhouse Residential 0 TH - Townhouse 4F RCM - Medium Density Residential 4F RCH - High Density Residential 0 CBD - Central Business District dP CA- General Commercial dP VC - Village Commercial c? BPC - Business Park: Commercial 4 BPO - Business Park: Office C2 BPI - Business Park: Industrial dF CRD - Campus Research Development d' PA - Public Administration d' 0 PWF - Public Works Facility C2 PROS - Parks, Recreation or Open Space Urban Features P,• Municipal Boundary IV Road Centerline C2 ROW Surface Water 0 Lakes — Rivers d � Manning setback variance � ., alreatly granted. i A AS ji. right of way line S �. upt Is Expanded right of waY linen Requested setback line U (50 from expanded n0',d d In ES setback 11WIFFMIr7 114 44 H Variance not granted yet. or -1 r _ i K Preliminary Plat of Rutherford Station Additional Information and Discussion According to the requirements of SECTION 32 of the City of Stillwater code of ordinances, the following information must be provided. The section references are from Section 32, Subd. 5. (9) Wetland plan. A wetland delineation was performed in 2005. That delineation determined there were no wetlands on the site. Due to the passage of time, a new wetland delineation must be performed. That will be done when the delineator determines the site is suitable for a new investigation. However, if the new delineation finds wetlands exist, the requirements of article (9) will be followed in addition to other applicable rules and regulations. (11) Landscape plan. The landscape plan will be prepared after review and approval of the preliminary plat and will include the following: a. Property lines. b. Existing and proposed contours and berming at two -foot contour intervals. c. Location, type and size of existing plant material. d. Proposed lots, paved areas including streets and sidewalks and pathways, and screening from Manning Ave. The plan for screening from Manning Ave is submitted with this preliminary plat application. e. It is expected the site will be mass graded and substantially all of the existing trees will be removed or disturbed during construction. However, efforts will be made to protect as many trees as possible and that will be shown on the final grading plans. f. The location, type, size and number of proposed plant materials will be determined when the final grading plans are prepared. The requirements of the subdivision ordinance will be met regarding new tree planting. Subdivision 6 (3) q 1. Of the subdivision ordinance requires three street trees per lot. Due to the narrower width of many of these lots, it is recommended that two trees per lot on the front and one or two more on the corner side of lots be planted with one more tree planted in a rear area of each lot as proposed by the home builder. g. All areas disturbed by grading will be seeded except those areas which are sodded such as adjacent to curbs and sidewalks or those areas left undisturbed. h. A berm and screening plan is submitted for the area abutting Manning Ave. The berm will vary from 3 % to 4 % feet high and will be planted with a mixture of coniferous and deciduous trees. Page 1 The Berm and Screening plan has a legend and key. The final landscaping plan will also have a legend, plant list and key. The site has no significant natural features such as floodplains, lakes, and bluffs. A wetland delineation was performed in 2005. That delineation determined there were no wetlands on the site. Due to the passage of time, a new wetland delineation must be performed. That will be done when the delineator determines the site is suitable for a new investigation. k. There are no existing or proposed slopes of more than three to one on the site. There is no plan for Irrigation watering of any proposed landscaping. m. There are no parts of the site that can be described as forest or woodland areas. Therefore, no management plan has been prepared. (12) Other information. Other information to be included shall be as follows: a. The proposed use of lots is generally single family residential. It is proposed that lots greater than 10,000 square feet in area could optionally have accessory dwelling units. There will be 55 lots. Of these 32 lots are larger than 10,000 sq. ft. and could have ADUs. b. The source of water supply will be to connect to the city public water system presently installed in Marylane. c. The provisions for sewage disposal is to connect to the city of Stillwater sanitary sewer system. Surface water drainage and flood control will be in conformance with city and Brown's Creek Watershed District ordinances and rules. d. The development will conform to the comprehensive plan guidance for low/medium density residential and the zoning regulations for the RB zone. e. We have been requested to provide the following additional information by the community development director, the city engineer, the city attorney or the planning commission. 1. There are three outlots proposed to be platted. Outlots A and B will be dedicated for stormwater management usage. Since these are a public benefit, we propose they be dedicated to the public on the final plat. We also propose that these areas be maintained by the city to assure proper long-term performance in accordance with the city's stormwater management plan. 2. Outlot C will be dedicated for a trail and an eight -foot wide paved trail will be constructed to connect to the Manning Ave. trail which will be constructed by Washington County this summer. 3. We have discussed the possibility of allowing a minor reduction of sideyard setbacks on a group of lots within the southerly area of the neighborhood. These would be Lots 1 through 12, Block 5 which are grouped together and abut either Manning Ave. or the Settler's Pines townhomes. Page 2 Our proposal is that a condition of approval would be to grant administrative authority to city staff to reduce the combined sideyard setback to ten feet but not less than five feet each side, which could only be granted if a proposed house could not fit on a lot with standard setbacks by arrangement of the house location on the lot, such as increasing the front setback on a fan -shaped lot. f. There are no environmental reports required by the state environmental quality board (EQB). g. Our estimate of the traffic expected to be generated by the development is about 550 trips per day. We expect this to use Marylane and McKusick Road with about 1/3 of the trips on McKusick Road to the east and 2/3 to the west and then north or south on Manning Ave. h. The expected fire protection needs are those typical to a single family residential neighborhood. None of this site falls within the jurisdiction of shoreland, floodplain riverway bluff land/shoreland, historic preservation, forest protection, or restrictive soils on wetland regulations. Page 3 I r r r I I I I I I III I I I I I I III I I I I I I III I I 1 I I�� I III I I I ISI I III ^� I I I -}- - -T-- _ -----_--1�_ N J _ - -;�- /L--_ � n \1 \ \\NV=112 \NV.911.J\ �_ INW905.1 O INW908\' EVE. a-------IIMT •a12•CIA�. —If \ , • • — — — — --- ,..--- BIP ER PLAN ----------------------- t1+s9 JJ__ it+00 ,0+00 \ 4+00 8+00 / 'I+00 6100 /7 5+00 — o 4+0� 3+00 ,c7R "- + Ter_ _ - - - - - - - _ -- ---- - ----- ----- II- ------ — — - ---- - - - -- I I ' -- - -- ---- _ - _I— ------- 914 - --� 90e °' ---- �08\ /RET�NING WALL\ \ \ y 9 \ //INFILTRATION BASIN I I`J o1 / / l\ I i - -------- I I \ ^ y\ \ 0'6[6 / l \ \ / / \ I 0'616 , _ J i i ' I ------- J I I I ^ i ti / o//m o II j L I I .1i / I I 6 � \I 10 \y\�> � 11 1 � \' ''�/ 11 �x` •01'6 //\ �/' /� ryx0 / � I ii II L-- — ----J I I/ � ---- -- � III I �\ w b 1 / I � / 1 // / \ 0 / 9' � �•,� `` I i i � — --- / r/ 'Q� III I i a, IIII 9ig.3 N GARDEN ,� 9oe Z ' ' ----� -- C:f L— FAb 16 I I I 9 m\ S' 6 8626 4'SZ6 0926 S'9Z6 O'LZ6 I I I I 11 � I rn A � � � � ---- ---- I I I1 -- 1I -- 9+00 — s+oo €I I III I I�II� / •o ,i / \\., � -- - -- --''-- / / / ij l to i Ilil IIII Fy / \ s 9 r IIII rx / i i �'i - - -- g ----- -� r -- -- ---- -- -- 9 / III Ili 928 f I I ' I A 92Yiam I y l 5 \\ 6 I III I IIII IIII 1 / e• / 92!� \ \ / / \ 07 r -921.2 s22. s 97/ .5 s2 924.7 925.. j 925.9 926.4 926.14 27.1 gg�'/. \ / \ I I� II I IIII 111LL1 I /�'o T / //LOPIC 11 1 I RAIIIN G �UEN \ se / 6 e° 1111 IIII m III / / I ���--_— 976.0 916.5 917.2 917.8 918.4 939. 91 9�' / A V /� / 9 1 / - �_r-- /'_JI IL �� --L L7I --L Lam/ 1 L---- R N r -J m i 1 I I I i w I I e e12 \1919t4 1 \ ].IP �I I I I /• __ _ I l — — — — -- / --_----9zz-------sz2-1' / sls,\ \\ \+ �' / // --— — — --------- --- ——. _�i _3K ------INW—__ —2.3 2—.J —920— '2'^ — — — — — -------- — —918�� —— — _--- ------_—� _— ----- 8—`--- _—_ ------_— -- _ f BI i — — — — — — — ot BITUMIN0U MANNING AVE. N.TUMINOU&1 _-920_JA - - - - - - - i Stevens ENGINEERS • PLANNERS • SURVEYORS 2211 G' SIL ROAD - HUDSON W 54016 (715) 386 5819 • (651) 436-2075 • FAH: (715) 386-5879 www stevensengn ers.com Consultants: Project: RUTHERFORD STATION Location: STILLWATER, MINNESOTA Certification: 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 Engineer under the laws of the St of Minne to Si ure 41274 Registration Number 5/15/14 Date Drawn By JRR Checked By JRR Project No. 600-14-079 Date 5/15/14 Scale: 0 50 100 Revisions: No. Date Description PRELIMINARY PLAT Sheet Title: GRADING PLAN Sheet No.: C100 ©SI NS ENGINEERS, INC. 1010. ALL RIGHTS. R 1 1 I I III I I I j I I j I III I I I I I I I I III I I I I I I I I ( III I I I I I I I I III I I I I I I I I III I I I I I I I III I I I I I I I III I II I I I I I I I SAN MH SAN MH CONNECT TO EXISTING SAN MH HIM 89 23 IN INV 897.9241N -W' - - - - - - - wv- e- - - - CONNECT TO EXISTING xw ws e - - - - - - - - -WATER MAIN - i u MARYLANE AVE. WATER MAIN RIM 907.5 1 NV 898.13 INV 897:82 OUT I � OUT INV -9 51 H INv 90 51 our. .1. _ - k --�-�118'SDA35'-�~ ; w 12 °IP PERIL _ M i2' DIP PER P AN _ Pe1��DZ6 ~~ 319' 8" SDR 35 PVC ®0.40% �- 303' 8" SDR 35 PVC 0.408 G. A.g BRROEr - �.w s ,--� _ - - _ - SAN MIT 159' 8" SDR 35 PVC 0.40% 344' 8" SDR 35 PVC RTFuf �T3 ------ 21" RCP 18" RCP 15 RCP INV 901.89 OUT �_-�+--- SAN MH SAN MH RIM 909.0 RIFF 97-7 -- - - IIW B9S7-f!� FES INV 897.18 IN INV 895.6 OUT INV 905.0 INV 897.08 OUT CONNECT TO EXISTING SANITARY SEWER STUB SAN MH RIM 913.46 INV 899.79 IN FES 9 OUT s € I INV 908.0 B I a SAN MH s'o 5 's IM 91TEN c q0 INV 900.22 IN HYDRANT SAN MH q INV 9 0.12 OUT q,�/fix® RIM 916.79 / INV 900.81 IN SAN NV 900.71 OUT - ¢- _ RIM 91515 .7 -� SAN MH INV 905.32 OUT 916 123' 8" SD 35 IN H1DR T INV / PVC ®0.40, INV 904.834.83 IN OUT 97' 8". SDR 35 3/ 70' 8" SDR 35 PVC a 0.40% PVC 9 0.40%. Q ® SAN RIM 91717 .92 INV 901.19 IN ~ - NV 901.09 OUT FES INV 907.8 l £ Q I ® 5 AN MH RIM 92362 y SAN MH (� INV 911.83 IN HYDRANT NV 904. 24�RCP RIM 917.51 INV 911.73 OUT I28 IN FES INV 909.0 INV 904.18 OUT B = 67' S" SDR 35 La PVC ®0.40% SAN MH AN H RIM 917.97MIA RIM 5924.22 INV 903.97 IN INV 912.20 IN 53' 8" SDR 35 INV 903.87 OU. PVC 0 0.40% ry V 412.10 OUT 50' 8" SDR 35 SAN MH SAN MH 67' SDR 35 PVC +0 0.40% RIM 418.91 PV 0 0.40% INV 903.38 IN . p 12 924.29 INV 903.28 OUT INV 912.29 OUT SAN MH e RCP 15" RCP RIM 918.42 INV 903.67 IN _ 268' 8" SDR 35 PVC ® 0.40% 400' 8" SDR 35 PVC ®0.40% ® _ INV 903.57 OUT 8" DIP a 8" DIP 53' 8" SDR 35 HYDRANT kI HYDRANT PVC a a40% MH 24.39 j2.47 ON e-------------- g h $_ "s BITUMINOU BITUMINOUS MANNING AVE. N. S i SAN MH SAN RIM 921.26 RIM 9 INV 910.69 NS' INV 9 INV 902.19 IN Consultants: Project: RUTHERFORD STATION Location: STILLWATER, MINNESOTA Certification: 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 Engineer under the laws of the St of Minne to. 'a', /E PrF- Si ure 41274 Registration Number 5/15/14 Date Drawn By JRR Checked By JRR Project No. 600-14-079 Date 5/1514 Scale: 0 60 120 Revisions: No. Date Description PRELIMIN (N INV 902.09 OUT 5) 386-8819 •(45t) 436-2075 •FAx: (718) 386-5879 www.stevensengin ers.com ARY PLAT Sheet Title: UTILITY PLAN Sheet No.: C101 ©STEVENS ENGINEERS. INC. 101 0. ALL RIGHTS R Stevens ENGINEERS •PLANNERS •SURVEYORS 2211 O'NEIL ROAD -HUDSON. WI 54016 (71 Z Z 0 U Z U U CMP _ -- , a a a ao _ o o in cv c,� cv c,� in I I UI („ O O(VN w N N `(�ww Nd= 6 N w 6 Q' ON („ w wiry N add a_ o_ a K OL m m Of at of o_ SPRUCE 24' o a 3 w ci a a o_ d d d o add `� a mot Ot N OL d m m D_ Ot d ..(lm m INV=1128 IS" MP INV -911.3U INV=106.6 1 - - 112" CN NV I BI(Z -R PLAN o 2"cM \ o wv=qn.g �m SP 15' -�� 22' SPk _ ___---/---"--- /- _---- __ / - -i --- _----- -�_ _--_! �- ------------�-------------_______ _______ TSL-------------1----_--L_----_L_______! ______!_______ l _______L___�_. _ _1------- --_ ---/---__-_ 0 1 ------ -- ; .., ; , . r- -, r-. - RAVEL / N GRAVEL ""'-" ` '- "`" "`" "' GRAOEL GRAVEL 1 z FOUND ----- ------------------------------------------------------------ ------------------------------------------------------------------------------- ---- --�------------------ ------------- -------�------------------------------------------------------------ o � „ ----- i - ----IRON PIPE2� �' ;U3�'1SPI FOUND I/2" 03 22 W / 8,. RON PIP& -�- cL IRON PIPE - so - N < --- _ INV=104.7 � X X X 102 123 - 121 6 19 \ w / I 123 _ 130 o S ti � 352 o 1 x 0 f J � apes 2a' x � r ° ° x J o W. PwEs 3a *u d l i O p O J d x W Q- ° W. PINS W. PINES 30' W. PINS 30' W. PINES 30 m v g g x a 6 ° G aP 60 I W. PINES 30' I I o pa A o Oz 1--� -- o--7 �� �o} ° m o0 5 w�Wti I r oo \ o m �i /�I I I 14 I n co a - BLOCK2 \\ m S / l °� J // G I I I I 1 I 1s IED �I 13 U ° I 9 \ \r/ / a \ t I o - ------------ � I w Rlwd LL Q) 4\\ \ l l m \\� OUTLOTa /�� \\ SII II _° L -------J--- 129 --� J m \ \ / /a F 1--r--- 0' -- �.\ \ \ / / \6\\ °% \��/ O \ \ I I / r 123 - = r---121---�---7/- 1-- i/� �L=43 ` �o+��9 / ,/ 1 // \ \ k I ISA /a ` m n/ I I 14 �, �1 72 _ o \ /P o 7 \ \ / 51 / \ 2 I I L -� 129 - J a 1 3 Q N\� � SUMM/T �� o a�\\\ j �' ; L---------� ---- �� o o �� ----- ;,` II d COURT �I a 7 �� J / \ \ \ \ /� rn� 1/h�/ \ \ \ I 12177- X \ 8 \ x LV w v \, i l \ \ J I 13 I co I\ I o 61 y it \ \"li A V A // - - - - - - 129 m� w J o. o / / ,n ,, -_ -__- 137 70 ° I �°-� 4 \ \ BLOCK / l- �1 m 0� °Iu 666"6 I / s \ / I N v BLOC 124 -- \ s = w ;� K ; ---- -- ------ - - S 6N \ \ \ / �Z 1 m d _. - --- 3 \ �/ w - ��- 130 --�� d OI Q °x I -- -- Q d 152 LU W w S I \ \ \ �/ / J / a o J ` r Q _ m c,. I o 12q X Q E� J d a3 0 �I-- ----� ---- °x L 70 - w--- 83 -� °� O 1 m io N °x Q¢ ------- - I J J 53 r ooh I d 1 QQ'J - ° 48 25 9 w� 00 u 6rh I N 87 SP ucE 70 3 47 8 .,� a I s ko A' g°zcv zGYjO *�--=1�=- o------� I-ss----� -SHEDS r-----�N 81-- - - 73 Cn --- ---J 3 o L_ w N o I ------ 1 I I I I I HE m� 1 cora 130 3 � �I P - _ X � r - - } w ,�, �� Q,�� o I I I Q I I I �� 129; -� o ° N OUTLOT B w CIO 130 I ` �� POPLAR 4� I/ I I I I I o f l 77 a I/ ------ I� - w cl - �, �� I I I o ,1 0 S I I I :I m -�- ------ I m 8 I4 90 I 1 "I I ?� -I 13 3 x "I 4 N I� a' �°I 6 "I 7 0l 8 01 9 70 1 w o Q I o I 1 "NI, x o L I I a I I I I I I}>I o w II II II 11 II _ 10 � o \ %\ Q I I �a� I I Ix I / � � � ------ ------ o �=I ---- - o �Q J sPRu�Es 2C \ ucEs d�� Q 1 �, M d 1 I I I I t mo //--rJ L=-} ---J L----J----�`"---J----J L�---� I- ---J -- -JI Q o / °\ w P�� 18 70 70 80 85 73 72 70 70 �2 PECK roX 7 D �y/ dS d a `9 dz S \ c/ 0 z w o = w w d/hcii;.\. Wz �/ i / a ,� ww d Iz � D CK � tn� a z m a zw x L,3o o '' / N Nw \ �� 914 Q��� SUMM/T M/TLAVE o m� LL�°I HOSE - - - /102 ° I �6 6 6 l O X114 a w CpS X O a J o y a a Q / I RAGE o �\ ----- i __ COURT m Z d d 5Q m m HOusE N cn z. WALL GARAGE w N I O a s o 3 _ / o i L=49 o w' z L=27 < o/ o 1 GARAGE N 72 72 16 0 70 70 0 25 w \ w / / O _ 6 72 72- -�72 q2 70 m --- - T--- �� \ / a/ \•\ I I w ° GARAGE HOUSE b d \ w \� CHIMNEY Im 0 m m a O �, I �� G m U m f � ILS w o 8� Q / X� I�d� I I I S I I II �� I �1 I � � hl 11 pia I I m% °x l� l 7 I I o - I, I c� 2 � Q c� 2 �, Z I o z 4 J / z _4 --fi 3 I s$ \ -- - ry SI w Jf 3 m $I NI 1 �I 1 1 I I '' \ / ° r/ �2 _ - of 4' m \ a i- L=_ w �I Ilo o \\V BLOCKS Y a� '� Q - -1 --� _ J L_ -J ti J 5� a �� v / f w O n w w m 1 w N U w p v s I b m t, w- -p - �� _ 'l. n I a o d 1 -_ o - o _ - 0 'Lh a m I W - d- -- �J J N J L- J U a 9 a i i N w a v "9ir ° o a -8 BLOCK I =,� Q J ��, w m� Q o x �_� T� L_ -� ��_ -� Lo o J �� CL o. w a' � v / m \ o o .n N .. oL , I U <c J a a J v a w X 2� Q U ° / 0 0 3 ms, w o d° sP2ucE 20' J m V a:"� 68 0 oCID < s o 1 72 m sP u e 12' 72 7P 16 70 ° O E 70 70 a 134 ��v 54 m IncCO 72 72 72 I o o b R/W LINE N \\ N N o R/W LINE ' o R/W LINE SPRUCE 20 b N\ w w w o 9 nc� in cv o- R. PINE 30" N \ w u 0 w v v .0 w ,� w N o. w \ i \\ a u a I u =6- z > > z m U U v SPRUCE 20"" U/ w U w z _ SPRUCE 0" \ , .. 6 M a of o[ _ z of SPRUCE 15" > > N l I 'v_` o a o v a s \ \ of o< - Q /�I N o N m m ���4. �_ R. PINE 3 of \\ \ 1 b 6 N o o m g m o 924 \ J- 1 Q Q ` m N I z ;` S.MAPLE 2W' R. PINE 18" �'' FOUND I/2" o< R. S I5' i I R. PINES 15' ,\� r, ��r. \'l 122 �� 122 "/ \ \\� �'- I 1 o ao a � W i \ R. PWE X X X X IRON PIPE - q2 R. I E 1s $ddsl c -T--FOUND I/2" OHL -, 916 1 _ c�lg �_ _ L 0 / 1 OH6p R. PINE 15 0 ¢ R. PINES IS' OHL INV=115. \ I \ UPON PIPE 'INV 9123 �+� INV -1W7 � U / I - -- - - 9 18 PINE 15" -q16 - NV=g16.2 z 1 L SIGN / A z - 12" CPPV 1 12" CMP I� m 15" CMP �m z R. PINES 18" I a ql8 Ne - j A �� Em 1"F"? 1 -9I8 P. �a I � > 7 -- N - N00-0 '22"W ozb » 13ITUMINOU5 =- iTUrliNous ,%CID MANNING AVE. N. (C.S.A.H.. NO. 1 5) w o I m n I > z r 1 w I o. I 0 1 a 1 o + V,3 DENOTES PROPOSED DEDICATED DRAINAGE AND UTILITY EASEMENT. 920 BUILDING SETBACK & ZONING INFO PROPOSED ZONING FOR THE 4 PARCEL IS TO BE R -B (2 FAMILY) FRONT BUILDING SETBACK 20' FRONT GARAGE SETBACK 30' SIDE BUILDING SETBACK = TOTAL OF 15' SIDE GARAGE SETBACK = 5' CORNER LOT STREET BUILDING SETBACK - 20' CORNER LOT SIDE BUILDING SETBACK 5' REAR BUILDING SETBACK = 25' REAR GARAGE SETBACK = 5' BENCH MARKS BENCH MARKS BASED ON AS BUILT DRAWINGS FOR SETTLERS GLEN PROVIDED BY MFRA. PROJECT BENCH MARKS SHOWN ON DRAWNG. -- -- -V A -- SURVEY DATA: 1 . BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM NAD 1983. 2. LEGAL DESCRIPTIONS PROVIDED BY THE OWNER. 3. EASEMENT INFORMATION LIMITED TO ITEMS LISTED IN THE ABOVE LEGAL DESCRIPTIONS OR SHOWN ON COUNTY HALF SECTION MAPS. OTHER EASEMENTS, IF ANY, MAY EXIST AND ARE NOT SHOWN ON THIS SURVEY. 4. UNDERGROUND UTILITIES NOT LOCATED OR SHOWN CALL BEFORE YOU DIG! Gopher State One Call "'" V TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 - TOPOGRAPHY NOTE: TOPOGRAPHY SHOWN PER 2006 SURVEY PROVIDED BY STEVENS ENGINEERING, INC. CORNERSTONE LAND SURVEYING MAKES NO GUARANTY AS TO THE ACCURACY OF THE INFORMATION PROVIDED. ALL BOUNDARY INFORMATION BASED ON SURVEYS BY CORNERSTONE LAND SURVEYING, INC. EXISTING AREAS PARCEL A OVERALL = 216,936 SQ.FT. - 4.98 ACRES PARCEL A RIGHT OF WAY= 29,806 SQ.FT. - 0.68 ACRES PARCEL A NET - 187,130 SQ.FT. - 4.30 ACRES PARCEL B OVERALL - 217,868 SQ.FT. - 5.00 ACRES PARCEL B RIGHT OF WAY= 24,840 SQ.FT. - 0.57 ACRES PARCEL B NET = 193,028 SQ.FT. - 4.43 ACRES PARCEL C OVERALL - 217,870 SQ.FT. - 5.00 ACRES PARCEL C RIGHT OF WAY- 25,517 SQ.FT. - 0.59 ACRES PARCEL C NET = 192,353 SQ.FT. - 4.42 ACRES PARCEL D OVERALL = 217,676 SQ.FT. - 5.00 ACRES PARCEL D RIGHT OF WAY= 26,147 SQ.FT. - 0.60 ACRES PARCEL D NET =191 ,529 SQ. FT. - 4.40 ACRES OVERALL OF 4 PARCELS = 870,350 SQ.FT. - 19.98 ACRES OVERALL OF 4 PARCELS LESS EXISTING RIGHT OF WAY FOR MANING AVENUE =764,040 SQ.FT. - 17.S4 ACRES EXISTING LEGAL DESCRIPTIONS: PARCEL A The North Three Hundred (300) feet of all that part of the West Seven Hundred Twenty-six (726) feet of the Northwest Quarter of the Southwest Quarter (NW 1/4 of SW 1/4) of Section Nineteen (19), Township Thirty (30) North, Range Twenty (20) West, Stillwater Township, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter (NW 1/4 of SW 1/4) of Section Nineteen (19), said point being One Hundred Seventeen and Nine -tenths (1 1 7.9) feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter (NW 1/4 of SW 1/4), said point being One Hundred Thirteen and Four -tenths (1 1 3.4) feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PARCEL B The South 300 of the North 600 feet of all that part of the West 726 feet of the Northwest Quarter of the Southwest Quarter of Section 19, Township 30 North, Range 20 West, Stillwater Township, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter of Section 19, said point being 117.9 feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter, said point being 1 1 3.4 feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PARCEL C The North 300 of the South 600 feet of the North 1200 feet of all that part of the West 726 feet of the Northwest Quarter of the Southwest Quarter of Section 19, Township 30 North, Range 20 West, Stillwater Township, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter of Section 19, said point being 1 1 7.9 feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter, said point being 1 1 3.4 feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PARCEL D The South 300 of the North 1200 feet of all that part of the West 726 feet of the Northwest Quarter of the Southwest Quarter of Section 19, Township 30 North, Range 20 West, City of Stillwater, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter of Section 19, said point being 117.9 feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter, said point being 113.4 feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PROPOSED AREAS LEGEND: NOT A TO (C.S.A.H. N0. 64) SITE z w O DENOTES SET 112" IRON GAS VALVE/LINE PIPE MARKED RLS 2571 8 -1 ELECTRIC LINE 10,052 sq. ft. DENOTES FOUND IRON °` TELEPHONE LINE LOT 2-1 MONUMENT -°"` OVERHEAD LINE LOT 2-4 Area: 11,648 sq. ft. WATER LINE41 I& r� WATER VALVES >�>�> STORM SEWER LINE Area: HYDRANT LOT 4-1 _ SANITARY SEWER LINE ®OO CATCH BASIN/STORM MH LOT 4-4 CHAINLINK FENCE ® CULVERT/F.E.S. CURB ® SANITARY MANHOLE Area: CONCRETE 6 CLEAN OUT x 1129.1 SPOT ELEVATION - SIGN 0 Q TREE/SHRUB 0 UTILITY POLE 1 1 ,81 2 sq. ft. LOT 7-4 Q LIGHT POLE am GAS METER m HAND HOLE o ELECTRIC METER o TELE/ELEC BOX 2 FOOT CONTOUR INTERVAL V,3 DENOTES PROPOSED DEDICATED DRAINAGE AND UTILITY EASEMENT. 920 BUILDING SETBACK & ZONING INFO PROPOSED ZONING FOR THE 4 PARCEL IS TO BE R -B (2 FAMILY) FRONT BUILDING SETBACK 20' FRONT GARAGE SETBACK 30' SIDE BUILDING SETBACK = TOTAL OF 15' SIDE GARAGE SETBACK = 5' CORNER LOT STREET BUILDING SETBACK - 20' CORNER LOT SIDE BUILDING SETBACK 5' REAR BUILDING SETBACK = 25' REAR GARAGE SETBACK = 5' BENCH MARKS BENCH MARKS BASED ON AS BUILT DRAWINGS FOR SETTLERS GLEN PROVIDED BY MFRA. PROJECT BENCH MARKS SHOWN ON DRAWNG. -- -- -V A -- SURVEY DATA: 1 . BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM NAD 1983. 2. LEGAL DESCRIPTIONS PROVIDED BY THE OWNER. 3. EASEMENT INFORMATION LIMITED TO ITEMS LISTED IN THE ABOVE LEGAL DESCRIPTIONS OR SHOWN ON COUNTY HALF SECTION MAPS. OTHER EASEMENTS, IF ANY, MAY EXIST AND ARE NOT SHOWN ON THIS SURVEY. 4. UNDERGROUND UTILITIES NOT LOCATED OR SHOWN CALL BEFORE YOU DIG! Gopher State One Call "'" V TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 - TOPOGRAPHY NOTE: TOPOGRAPHY SHOWN PER 2006 SURVEY PROVIDED BY STEVENS ENGINEERING, INC. CORNERSTONE LAND SURVEYING MAKES NO GUARANTY AS TO THE ACCURACY OF THE INFORMATION PROVIDED. ALL BOUNDARY INFORMATION BASED ON SURVEYS BY CORNERSTONE LAND SURVEYING, INC. EXISTING AREAS PARCEL A OVERALL = 216,936 SQ.FT. - 4.98 ACRES PARCEL A RIGHT OF WAY= 29,806 SQ.FT. - 0.68 ACRES PARCEL A NET - 187,130 SQ.FT. - 4.30 ACRES PARCEL B OVERALL - 217,868 SQ.FT. - 5.00 ACRES PARCEL B RIGHT OF WAY= 24,840 SQ.FT. - 0.57 ACRES PARCEL B NET = 193,028 SQ.FT. - 4.43 ACRES PARCEL C OVERALL - 217,870 SQ.FT. - 5.00 ACRES PARCEL C RIGHT OF WAY- 25,517 SQ.FT. - 0.59 ACRES PARCEL C NET = 192,353 SQ.FT. - 4.42 ACRES PARCEL D OVERALL = 217,676 SQ.FT. - 5.00 ACRES PARCEL D RIGHT OF WAY= 26,147 SQ.FT. - 0.60 ACRES PARCEL D NET =191 ,529 SQ. FT. - 4.40 ACRES OVERALL OF 4 PARCELS = 870,350 SQ.FT. - 19.98 ACRES OVERALL OF 4 PARCELS LESS EXISTING RIGHT OF WAY FOR MANING AVENUE =764,040 SQ.FT. - 17.S4 ACRES EXISTING LEGAL DESCRIPTIONS: PARCEL A The North Three Hundred (300) feet of all that part of the West Seven Hundred Twenty-six (726) feet of the Northwest Quarter of the Southwest Quarter (NW 1/4 of SW 1/4) of Section Nineteen (19), Township Thirty (30) North, Range Twenty (20) West, Stillwater Township, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter (NW 1/4 of SW 1/4) of Section Nineteen (19), said point being One Hundred Seventeen and Nine -tenths (1 1 7.9) feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter (NW 1/4 of SW 1/4), said point being One Hundred Thirteen and Four -tenths (1 1 3.4) feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PARCEL B The South 300 of the North 600 feet of all that part of the West 726 feet of the Northwest Quarter of the Southwest Quarter of Section 19, Township 30 North, Range 20 West, Stillwater Township, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter of Section 19, said point being 117.9 feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter, said point being 1 1 3.4 feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PARCEL C The North 300 of the South 600 feet of the North 1200 feet of all that part of the West 726 feet of the Northwest Quarter of the Southwest Quarter of Section 19, Township 30 North, Range 20 West, Stillwater Township, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter of Section 19, said point being 1 1 7.9 feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter, said point being 1 1 3.4 feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PARCEL D The South 300 of the North 1200 feet of all that part of the West 726 feet of the Northwest Quarter of the Southwest Quarter of Section 19, Township 30 North, Range 20 West, City of Stillwater, Washington County, Minnesota, which lies South of the following described line: Beginning at a point on the West line of said Northwest Quarter of Southwest Quarter of Section 19, said point being 117.9 feet South of the Northwest corner thereof; thence East to a point on the East line of said Northwest Quarter of Southwest Quarter, said point being 113.4 feet South of the Northeast corner thereof. The above described line being the existing Southerly right-of-way of the Northern Pacific Railroad. Subject to roads and easements of record. PROPOSED AREAS NOT A TO (C.S.A.H. N0. 64) SITE z w _ MCKU-91K Rp \� N. LOT 1 -1 Area: 10,052 sq. ft. LOT 1-4 Area: 10,869 sq. ft. LOT 2-1 Area: 10,091 sq. ft. LOT 2-4 Area: 11,648 sq. ft. LOT 3-1 Area: 10,130 sq. ft. LOT 3-4 Area: 16,151 sq. ft. LOT 4-1 Area: 10,169 sq. ft. LOT 4-4 Area: 12,604 sq. ft. LOT 5-1 Area: 10,208 sq. ft. LOT 5-4 Area: 11,875 sq. ft. LOT 6-1 Area: 10,247 sq. ft. LOT 6-4 Area: 10,089 sq. ft. LOT 7-1 Area: 1 1 ,81 2 sq. ft. LOT 7-4 Area: 8,700 sq. ft. LOT 8-1 Area: 16,660 sq. ft. LOT 8-4 Area: 8,700 sq. ft. LOT 9-1 Area: 14,661 sq. ft. LOT 9-4 Area: 9,051 sq. ft. LOT 10-1 Area: 10,998 sq. ft. LOT 10-4 Area: 9,702 sq. ft. LOT 1 1-4 Area: 10,394 sq. ft. LOT 1-2 Area: 9,036 sq. ft. LOT 12-4 Area: 10,768 sq. ft. LOT 2-2 Area: 8,948 sq. ft. LOT 13-4 Area: 9,361 sq. ft. LOT 3-2 Area: 11,387 sq. ft. LOT 14-4 Area: 8,788 sq. ft. LOT 4-2 Area: 17,338 sq. ft. LOT 15-4 Area: 10,198 sq. ft. LOT 5-2 Area: 10,804 sq. ft. LOT 6-2 Area: 10,945 sq. ft. LOT 1-5 Area: 9,727 sq. ft. LOT 7-2 Area: 10,643 sq. ft. LOT 2-5 Area: 9,690 sq. ft. LOT 8-2 Area: 11,743 sq. ft. LOT 3-5 Area: 9,653 sq. ft. LOT 4-5 Area: 9,616 sq. ft. LOT 1-3 Area: 9,722 sq. ft. LOT 5-5 Area: 12,963 sq. ft. LOT 2-3 Area: 8,658 sq. ft. LOT 6-5 Area: 19,002 sq. ft. LOT 3-3 Area: 8,694 sq. ft. LOT 7-5 Area: 8,306 sq. ft. LOT 4-3 Area: 10,105 sq. ft. LOT 8-5 Area: 8,395 sq. ft. LOT 5-3 Area: 9,304 sq. ft. LOT 9-5 Area: 8,392 sq. ft. LOT 6-3 Area: 9,974 sq. ft. LOT 10-5 Area: 8,390 sq. ft. LOT 7-3 Area: 10,604 sq. ft. LOT 1 1-5 Area: 8,388 sq. ft. LOT 8-3 Area: 11,166 sq. ft. LOT 12-5 Area: 8,385 sq. ft. LOT 9-3 Area: 11,865 sq. ft. LOT 13-5 Area: 10,791 sq. ft. OUTLOT A Area: 33,173 sq. ft. OUTLOT B Area: 3,241 sq. ft. OUTLOT C Area: 2,228 sq. ft. ROADWAY Area: 138,835 sq. ft. NORTH 0 60 120 SCALE IN FEET ., IN RUTHERFORD S_1FA_1F 1 O N CONTACT: CHRIS AAMODT SETTLERS PINES, LLC PO BOX 295 6428 MANNING AVE. N. STILWATER, MN 55082 CITY - COUNTY: C1TY OF S T I L LVW/AT E R WASHINGTON, COUNTY VICINITY MAP S.T.H. NO. q6 DELLWOOD RU• z 'Ji o Q z z z Q I BOUTWELL R� N SEC. 19, TWP. 30, RNGG20, WASHINGTON COUNTY, MN REVISIONS. DATE REVISION 3-7-14 INITAIL ISSUE 5-15-14 REVISED LOTS CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of MINNESOTA. anie hurmes Registration o: 25718 D Date:-3-7-1-4- PROJECT ate:-3_7_14 PROJECT LOCATION: 8335,8355,8401 ,8455 MANNING AVE_ N_ P.I.D.#1 903020320001 P.I.D.#1 903020320002 P.I.D.#1 903020320003 P.I.D.#1 903020320004 6750 Stillwater Blvd. N. Stillwater, MN 55082 7651.275.8969 651.275.8976 an@cssurvey 5 net CORNERSTONE LAND SURVEYING, INC FILE NAME SURVPP02A PROJECT NO. PP05002A PRELIMINARY PLAT NOT A TO (C.S.A.H. N0. 64) SITE z w _ MCKU-91K Rp \� N. I BOUTWELL R� N SEC. 19, TWP. 30, RNGG20, WASHINGTON COUNTY, MN REVISIONS. DATE REVISION 3-7-14 INITAIL ISSUE 5-15-14 REVISED LOTS CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of MINNESOTA. anie hurmes Registration o: 25718 D Date:-3-7-1-4- PROJECT ate:-3_7_14 PROJECT LOCATION: 8335,8355,8401 ,8455 MANNING AVE_ N_ P.I.D.#1 903020320001 P.I.D.#1 903020320002 P.I.D.#1 903020320003 P.I.D.#1 903020320004 6750 Stillwater Blvd. N. Stillwater, MN 55082 7651.275.8969 651.275.8976 an@cssurvey 5 net CORNERSTONE LAND SURVEYING, INC FILE NAME SURVPP02A PROJECT NO. PP05002A PRELIMINARY PLAT CR 15 TRAIL BITUMINOUS ui M� a Q c (D L.1_ w >� ,"'O w J w m U Q 7 1L1 NOTES Q = a K Q Z �/ Q tl Q J N oui ' o a Lu /l a a < ¢ D w !--_- g ¢ o a v J w v cn w a J �a O o Lu �LLI� IL W! �� m J Q o Lu U 10' a C) Q N a w o �e o U a Cwi ¢ a a !!lk N n_ (v . a w K •u�,p� ¢ U II/0 U a N N N 0 ,�i ,., N o N [n w W o z cn O U O SPRUCE 20" U c' w U w U w a a SPRUCE 15' a w N v �*..--;CD In 6 a a a co BERM a o R. PINES 15' m S.MAPLE 29" R. PINE 18' R. N 17 --- C. 15TAIL R. PINE 15' • R. PI 8 - 1. FILL FOR BERM IS UNRESTRICTED EXCEPT THAT IT SHALL BE SUITABLE FOR PLANT GROWTH. 2. TOP 6" OF BERM TO BE SUITABLE TOPSOIL. 3. EROSION CONTROL AND TURF ESTABLISHMENT SHALL BE PER GRADING AND EROSION CONTROL PLANS BY STEVENS ENGINEERS, INC. 4. NO TREES SHALL BE REMOVED FROM MANNING AVE. RIGHT OF WAY EXCEPT AS NOTED ON THIS PLAN. 5. SEE TREE PRESERVATION PLAN FOR TREE REMOVALS, PRESERVATION AND REPLANTING INSTRUCTIONS. 6. TREE SPACING 20 FT. TYPICAL EXCEPT MAY VARY TO SAVE EXISTING TREES WHERE INDICATED. 7. NEW TREES: CONIFERS TO BE 4 FT. TO 6 FT. BLACK HILLS SPRUCE AND CEDARS; DECIDUOUS TO BE 2 IN. SWAMP WHITE OAK AND SUGAR MAPLE. 8. COUNTY ROAD 15 TRAIL LOCATION COPIED FROM MOST RECENT PLANS BY WASHINGTON CO. PUBLIC WORKS. O Z � J L3< PLANTING AREA 10 FT. APPROX. 9 FT. 5 FT. 12 FT (TYP) 0.5 FT VARIES, 3.5 TO 4.5 FT (TYP) EXISTING GRADE f TYPICAL BERM CROSS SECTION R. PINES 15' 0 25 50 100 O LEGEND I_..L..I O Z co W O W N = J cn 0 Lu 0 Q F 0 O z 5 O F J in 0Q W �� o U 0 O Z Z z W W ryW m U U) W Lu z 0� O Q n IL ~ W >N o w zaw.F O J N A W z W a Q n 0 w �p(wa aWo}LL' Q W O -Z � z - U N: Q 7 O } U K¢ w Z O w LL ww F Z Z W ae di SCL z I+- _ [n 00<w0 Z 0 SAVE TREE REPLANT TREEuj WRP ORP a (D REMOVE TREE J - c w NEW TREE0 - a E O U or"'i� TYPICAL EXTENT OF m c v BERM o -70 aJ In Q) E m