HomeMy WebLinkAbout2014-09-04 HPC Packetillwater
THE BIRTHPLACE OF MINNESOTA
HERITAGE PRESERVATION COMMISSION AGENDA
Wednesday, September 3, 2014 - 7:00 P.M.
Council Chambers at Stillwater City Hall, 216 North Fourth Street
L CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
A. August 4, 2014
IV. OPEN FORUM The Open Forum is a portion of the Heritage Preservation Commission meeting to
address subjects which are not a part of the meeting agenda. The Heritage Preservation Commission
may take action or reply at the time of the statement or may give direction to staff regarding
investigation of the concerns expressed. Out of respect for others in attendance, please limit your
comments to 5 minutes or less.
V. CONSENT AGENDA All items listed under the consent agenda are considered to be routine by the
Heritage Preservation Commission and will be enacted by one motion. There will be no separate
discussion on these items unless a Heritage Preservation Commission member or citizen so requests, in
which event, the item(s) will be removed from the consent agenda and considered separately
A. Case No. 2014-31 Design Review for smaller Arrow Building Center sign. To be located at 2000
Tower Dr
VI. 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.
A. Case No. 2014-30 Review for construction of new home to be located at 402 Sycamore St.
VII. DESIGN PERMITS
A. Case No. 2014-32 Review for construction of a rear addition to be located at 1990 Industrial
Blvd.
VIII. OTHER BUSINESS
A. Parking Ramp Signage
B. West Stillwater Business Park Design Standards Discussion
IX. ADJOURNMENT
THE IIRTRELACE OF MINNESOTA
HERITAGE PRESERVATION COMMISSION MEETING
August 4, 2014
7:00 P.M.
Vice Chairman called the meeting to order at 7:00 p.m.
Present: Vice Chairman Johnson, Commissioners Krakowski, Mino, Welty, Council
Representative Menikheim
Absent: Chairman Larson, Commissioners Branjord and Goodman
Staff: City Planner Wittman
APPROVAL OF MINUTES
Possible approval of July 7, 2014 meeting minutes
Motion by Commissioner Mino, seconded by Commissioner Welty, to approve the minutes of the July 7, 2014
meeting. All in favor, 4-0.
OPEN FORUM
There were no public comments.
CONSENT AGENDA
Case No. 2014-29. Request for a design permit for a sign to be located at 2510 Curve Crest Blvd.
Michael Dvoracek, Signs Unlimited, representing Allstate.
Motion by Commissioner Welty, seconded by Commissioner Krakowski, to adopt the Consent Agenda. All in
favor, 4-0.
OLD BUSINESS
Case No. 2014-19. Review of Case No. 2014-19, a design permit for a 26" x 120" sign for A'SALONNA
Salon & Spa at 225 East Chestnut Street. St. Croix Signs representing Ernie Shores, applicant.
City Planner Wittman explained that in June the Commission conditionally approved a design permit for a
wall sign for A'Salonna to be located at 225 Chestnut Street East. Since that time Signs Unlimited has
submitted a new design. Staff has determined the new design does not meet the design guidelines, the sign
regulations nor the intention of the HPC's conditions of approval. After discussion, City Planner Wittman
agreed to convey to the applicant the Commission's desire that the square footage of the sign be reduced and
that there be no faux molding.
NEW BUSINESS
NACP CAMP Training: August 22
Heritage Preservation Commission Meeting August 4, 2014
City Planner Wittman extended an invitation to the Commissioners to attend CAMP, a training program
provided by the National Alliance of Preservation Commissions, on August 22, 2014.
Staff Updates
City Planner Wittman reminded the Commission that on July 19, City staff accepted the National Alliance
of Preservation Commissions' 2014 Commission Excellence Award for the HPC's public education efforts.
All videos of the Residential Walking Tour were uploaded for Commission review and Staff is working on
finalizing all grant materials for the SHPO. Once the grant is finalized, Staff will upload the files to the
City's website and the City's YouTube site, and will work on scheduling an open house viewing for
homeowners. Dan Hoisington shared a mock-up of a downtown tour map as shown on Google fusion tables
that could be posted on the City website. He also demonstrated Aurasma, a new technology for recognizing
images rather than QR codes that can be used for historic sites.
City Planner Wittman also presented a draft of an FAQ about historic districts in the City. Staff is finalizing
a Request for Proposals (RFP) for the Bergstein Warehouse and Shoddy Mill Reuse Study. The HPC was
awarded a Certified Local Government (CLG) grant for the project.
PUBLIC HEARINGS
Case No. 2014-24. Continuation of request for a Design Review to build a new, infill single family residence at
324 Wilkins Street East. RB -Two Family Residential. Chris Meronuck, Creative Homes, Inc., applicant,
representing Thomas Weber, owner.
City Planner Wittman reviewed the case. The applicant is requesting a Design Permit for a proposed single
family residence to be constructed at 324 Wilkins Street East, an undeveloped lot. Staff recommends
approval with the following conditions: 1) the Building Permit plans shall be consistent with the plans dated
7/31/2014, on file in the Community Development Department; 2) all minor modifications to the plans shall
be approved in advance by the City Planner. All major modifications shall be approved in advance by the
HPC; 3) exterior lighting shall be submitted for approval prior to the issuance of a building permit.
Laura Weber, applicant, stated the current design is very different than originally proposed. It now fits better
in the neighborhood. She commended the architects.
Vice Chairman Johnson noted the square footage allows the old garage to be retained, creating more privacy
in the backyard.
Commissioner Welty suggested there would be an opportunity to put a window in the garage. Vice
Chairman Johnson agreed this would break up the wall massing. Ms. Weber responded they would like to
have windows in the garage door.
Vice Chairman Johnson recommended including a traditional projecting sill element for all windows rather
than a picture frame look all around the window.
Commissioner Welty recognized that many older homes have identical windows. She asked if the applicants
would consider making the kitchen windows the same height as the dining room windows, for a consistent
rhythm across the facade. The top could be fake so no interior changes would need to be made.
Mr. Meronuck said they will consider what can be done to get the window spaces to be consistent.
Page 2 of 3
Heritage Preservation Commission Meeting August 4, 2014
Vice Chairman Johnson noted he would prefer hardy board siding be used instead of vinyl.
Ms. Weber replied that vinyl is proposed because of its lower cost.
Motion by Vice Chairman Johnson, seconded by Commissioner Mino, to approve Case No. 2014-24 as
conditioned, adding the conditions that lower sills be the more traditional projecting sill, and that the south
elevation kitchen windows include full casing similar to the dining room windows, matching head height. All in
favor, 4-0.
OTHER BUSINESS
City Planner Wittman informed the Commission that the Williams Street house met conditions of approval
before the deadline of one year. The wrapped columns tie the look together.
ADJOURNMENT
Motion by Commissioner Krakowski, seconded by Commissioner Mino, to adjourn. All in favor, 4-0. The
meeting was adjourned at 8:18 p.m.
Respectfully Submitted,
Julie Kink
Recording Secretary
Page 3 of 3
HERITAGE PRESERVATION COMMISSION
MEETING DATE: September 3, 2014 CASE NO.: DP/2014-31
APPLICANT: Bruce Gibble, Arrow Building Center
REQUEST: Design Permit request for signage at 2000 Tower Drive located within the
West Stillwater Business Park Design Review District
ZONING: BP -O: Business Park Office COMP PLAN DISTRICT: Commercial
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
The applicant is requesting a Design
Permit for a new 33 square foot sign set
to be located on the front (West Tower
Drive side) of the structure. The sign is
a red, white and blue, fluorescent
internally -lit box that will read 'ABC -
Arrow Building Center.' The sign will
be 10" off of the wall face. The sign
will replace the existing 296 square foot
sign, as depicted below.
APPLICABLE GUIDELINES, REGULATIONS AND FINDINGS
Signs in the in the BP -O zoning district must conform to the sign regulations, which is does.
The signs also conform to the 1989 West Stillwater Business Park Plan.
2000 Tower Drive (ABC)
Case No. DP/2014-31 (HPC: 9/3/14)
Page 1 of 2
Jijwate
THE B I R T H I.I.A I: E OF MINNESOIA
RECOMMENDATION
Staff recommends the Commission approve the Case No. 2014-31 as submitted with the
following conditions:
1. Plans shall be substantially similar to the designs submitted and dated 8/15/2014.
2. Any additional temporary signage shall be in conformance with the City's temporary
sign policy.
3. Substantial changes shall be review by the Heritage Preservation Commission.
ATTACHMENTS
Sign Photos (existing and proposed)
2000 Tower Drive (ABC)
Case No. DP/2014-31 (HPC: 9/3/14)
Page 2 of 2
HERITAGE PRESERVATION COMMISSION
MEETING DATE: September 3, 2014 CASE NO.: DR/2014-30
APPLICANT: Jennifer Cates Peterson, Cates Fine Homes
REQUEST: Consideration of Design Review of an infill structure to be located at 402
Sycamore Street West, a vacant property located in the Neighborhood
Conservation District (NCD)
ZONING: RB -Two Family Res. COMP PLAN DISTRICT: LMDR-Low/Medium Density Res.
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST AND BACKGOUND
The applicant has submitted a Design Permit application for consideration of design
review of a proposed single family residence to be constructed at 402 Sycamore Street
West, a vacant lot located in the Wilkin's Addition to the City of Stillwater. The
previous residence, constructed in the early 1880s, determined to be hazardous by the
City of Stillwater and was demolished. The property is in the Neighborhood
Conservation Design District and as such an infill design review permit is required for
the new home.
In June, 2013 staff fielded inquiries regarding the City's allowance of a new home in this
location to face Martha Street North.
Prior to the submittal of the application, City staff provided Cates Fine Homes staff
with the Neighborhood Conservation District guidelines and advised a pre -application
meeting would be required. Shortly before the deadline submittal for the HPC meeting,
staff received the design for comment. Staff advised the applicant of various ways to
enhance the design to be consistent with the guidelines including, but not limited to,
rearranging the house to face Sycamore, minimize the garage impact and retain
neighborhood consistency with garage design and develop a four-sided design.
DISCUSSION
All infill homes in the NCD are required to follow the NCD design guidelines. These
design guidelines serve as a common reference for all those involved in the process of
new construction in the district including property owners, neighbors, residents,
architects, designers, builders, city staff, and the commission. The guidelines are
intended to serve as a framework to guide the design process, while allowing for
individuality and creativity in architectural design. Twenty-seven guidelines make up
the NCD design manual. These guidelines cover three (3) general areas including
Neighborhood and Streets, Building and Site, and Architectural Detail.
Neighborhood and Streets
Massing and scale of a new
building should be
compatible with neighboring
structures.
A one-story home is proposed. This is consistent with the
one and one and a half story homes in the neighborhood.
Dormers on the garage give a 1.5 story home which is also
consistent in this neighborhood.
Respect the existing rhythm
of the streetscape.
The applicant is proposing to face the home toward
Martha which is not consistent with the streetscape as all
homes in this area face Sycamore.
Follow alignment and
setbacks predominant on the
street and adjacent
properties.
While the setbacks for the home are being met on the
North Martha Street side, the 30' garage setback on the
North Martha Street side is not met. No variance has been
received.
Design new roofs to be
compatible with forms of
existing roofs in the
neighborhood.
Most of the older homes in the neighborhood have
traditional gabled roofs. Multiple gables are proposed for
the structure.
Building height should be
considered in choosing roof
forms, architectural style, and
relating to context.
The height of the building is proportionate to the
architectural style.
Building and site design
should respond to natural
features.
Preserve significant trees.
The lot is relatively flat. The applicant has indicated no
trees will be removed.
When retaining walls are
necessary, minimize their
impact.
Respect the site's natural
slope in new building design:
minimize cut, fill and
retaining walls.
No retaining walls are proposed.
Building Site
Locate garage and driveway
While the garage access off of Martha, its location in the
DR/2014-30: 402 Sycamore
HPC: September 3, 2014
Page 2 of 4
to respect existing street and
neighborhood patterns.
front yard is not consistent with the street rhythm of
Sycamore Street. Additionally, the neighborhood is
consistent with detached garage designs.
Minimize garage impact on
new structure massing and
street front.
The three -car mass creates a garage dominance in this
neighborhood. The garage, situated in the front yard,
creates a blank wall along Sycamore.
The size and mass of the
structure should be
compatible with the size of
the property.
The size and mass of the home is compatible though the
garage is not. Most properties contain detached, two -car
garage, located in the rear of the property.
Consider front porch
elements in the design of
infill structures.
The applicant is proposing one, 99 square foot porch.
Accessory buildings should
be compatible with the main
building.
No accessory building is proposed.
Design and detail new
construction as four-sided
architecture.
While there are linear siding elements on the Martha Street
facade, these are minimally carried to the Sycamore Street
facade. Furthermore, numerous window sizes are utilized
throughout all four facades.
Architectural Detail
The facade of the structure
should be compatible in scale
and character to the houses of
the streetscape.
The homes in this neighborhood are smaller and contain
minimal decorative elements.
Building elements should be
proportional to the scale and
style of the building, and its
context.
Over one third of the Martha Street facade is garage.
Use architectural details to
create visual interest and
support architectural style.
The architectural details proposed are modest, which is
consistent with this neighborhood.
In new building design,
consider appropriate
materials, textures and
colors, and their relationship
to other buildings of the
neighborhood.
The architectural style and materials is in harmony with
the homes in this neighborhood.
Use masonry and stone
authentically.
No masonry or stone is proposed.
ALTERNATIVES
The HPC has several alternatives related to these two requests:
DR/2014-30: 402 Sycamore
HPC: September 3, 2014
Page 3 of 4
A. Approve. If the proposed infill design review request is found acceptable to the
HPC, the HPC should move to approve DP/2014-30. Staff would recommend
the following minimum condition for approval.
1. All minor modifications to the plans shall be approved in advance by the City
Planner. All major modifications shall be approved in advance by the HPC.
Determination of the distinction between "major" and "minor" is defined in
the Zoning Ordinance.
2. Exterior lighting shall be submitted for approval prior to the issuance of a
building permit.
B. Approve in part.
C. Deny. If the HPC finds that the proposal is not consistent with the approved
Neighborhood Conservation District guidelines, then the Commission could
deny the request. With a denial, the basis of the action is required to be given.
Furthermore, the denial would prohibit the applicant from resubmittal of a
substantially similar application within one year.
D. Table. If the HPC needs additional information to make a decision, the requests
could be tabled until your October, 2014 meeting. The 60-0day deadline for
HPC action is October 13, 2014.
RECOMMENDATION
Staff recommends the Commission consider one of three options:
• Approve the application with, at least, a 'flipped' design where the garage is
accessed from the northeast corner of the property and the first -floor bedrooms
are at the front of the property (Sycamore/Martha corner).
• Table the application for new submittal of a design consistent with the zoning
code and historic streetscape; or
• Deny without prejudice the application on the basis it is not consistent with eh
zoning regulation nor is it considerate to the Neighborhood Conservation
District guidelines for the preservation of this historic streetscape.
ATTACHMENTS
Site Location and Streetviews
Design Review Checklist (2 pages)
Certificate of Survey
Proposed Elevations and Facade Details (5 pages)
Lighting Concepts 1-4
Adjacent Home Summary (9 pages)
Neighborhood Conservation Map
Stillwater Neighborhood Survey Map
DR/2014-30: 402 Sycamore
HPC: September 3, 2014
Page 4 of 4
Site Location and Streeviews
fAM ORE 43O2SYC ORE 17 SYCAMORE
1422 Martha Street North
Directly behind 402 Sycamore
Street, facing Martha Street.
Driveway access off of Moore Street
West.
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1413 Martha Street North
Across from NE property corner.
House and detached garage face
Martha. Garage in rear.
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Site Location and Streetviews
402 Sycamore Street NCD Review
Page 1 of 4
1407 Martha Street North
Across Martha from east side of
property. House and detached
garage face Martha. Garage in rear.
322 Sycamore Street West
On NE corner of Martha and
Sycamore. House and garage face
Sycamore. Garage in corner side
yard setback but detached and
located in rear.
318 Sycamore Street West
Located east of 322 Sycamore.
House and garage face Sycamore.
Attached garage sits back from
house.
313 Sycamore Street West
Across from 318 Sycamore Street.
House and garage face Sycamore.
Site Location and Streetviews
402 Sycamore Street NCD Review
Page 2 of 4
1319 Martha Street North
Located at SE corner of Martha and
Sycamore.
House and attached garage face`
Sycamore.
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1313 Martha Street North
Located behind 1319 Martha Street
North. House and detached garage
face Martha. Garage set back in
rear.
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1316 Martha Street North
Located across from 1313 Martha•u
Street. House without a garage face
Martha.
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1322 Martha Street North
Located at SW corner of Martha and
Sycamore. House faces Martha.
Detached garage, located off of
Sycamore.
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Site Location and Streetviews
402 Sycamore Street NCD Review
Page 3 of 4
415 Sycamore Street West
House and garage face Sycamore.
Detached garages in this location.
416 Sycamore Street West
Located two parcels to the west of
the subject parcel. House faces
Sycamore. No garage onsite.
410 Sycamore Street West
Parcel to west of subject parcel.
House and detached garage face
Sycamore. Detached garage set in
rear of property.
Site Location and Streetviews
402 Sycamore Street NCD Review
Page 4 of 4
Design Review Application and Checklist
This Design Review Application and Checklist should be submitted with a City Planning Application Form
Contact: Stillwater City Planning Office 651-430-8821 City Hall 216 N. 4[h St. Stillwater, MN 55082
www.ci.stiliwater.mn.us
Pro ect Address: y�,,.
k? ,Sy(CLrYLofe 6'r'
�pppccw�tt name, address telephone:
\VJ C..Vt tit Ccs Sd in
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1. Neighborhood Architectural Styles: 4C1
❑ Vernacular ❑ Italianate A-16-11.
u Queen Anne ❑ Gothic
❑ Greek Revival ❑ Second Empire
❑ American Foursquare X Stick
X Other:
2. Prevailing neighborhood streetfront
setback: (Guidelines #1, #2, #3) r ;
Prevailing setback on block (est.) I 0 -
Average setback on block (est.) ICI -ICI
Proposed new house setback a
3. Is the pattern of homes in your
neighborhood 1,1-1 /2, or 2 stories high?
(Guidelines #4, #5)
Stories 1 1-1/2 2
House on right u ❑
House on left ❑ ❑
House to rear ❑ ❑
Prevailing on block
Prevailing opposite block
Proposed new house . ❑ ❑
4. Prevailing Front Porch pattern in your
neighborhood: (Guideline #13)
Fro
House on right
House on left
House to rear
Prevailing on block
Prevailing opposite block
Proposed new house
Notes:
Front
Porch None
124
❑ ii
5. Prevailing Garage Location pattern in
your neighborhood: (Guidelines #10, #11)
Front Rear Side
Garage Garage Garage
House on right
House on left
House to rear
Prevailing on block
Prevailing opposite bloc '
Proposed new house
6. Prevailing Garage Size in your
neighborhood: (Guidelines #10, #11)
1 stall 2 stall 3 stall
Garage Garage Garage
House on right ❑ 1 ❑
House on left ❑ ❑
House to rear ❑ X ❑
Prevailing on block X
Prevailing opposite blocker Of -
Proposed new house ❑ ❑ X
7. Is the proposed garage compatible in
form and detail with the design character
of the main house? (Guideline #14)
8. If the proposed structure/garage
location, setbacks, size or general design
character does not fit prevailing
neighborhood patterns, how do you
propose to reduce its impact on the
neighborhood and streetscape? :
Stillwater Conservation District
(p 1 of 2) Design Guidelines
Design Review Application and Checklist
9. Does the proposed structure work with
natural slopes and contours of the
property? (Guidelines #6, #7, #8)
❑ Structure sited parallel to slope
X{ Building deigned to reduce cut and fill
(minimized retaining walls)
❑ Landscaping incorporated into grading
changes �s
ote : %' tcLe Vct.l?,C,/
10. Are there significant trees on the
property? Will any trees be removed or
damaged by new construction?
(Guideline #9)
❑ Types of trees
❑ Heights
❑ Trunk diam.
Notes:
ra — s
Good Neighbor Considerations
1. Will the proposed structure significantly
affect your neighbor's access to sunlight in
adjacent yards, patios or rooms?
(Guideline #21)
House to right: h d
House to left: /)�0
House to rear:��—G-�
Notes:
How will you mitigate any negative sunlight
impacts on neighbors?
❑ Locate structure on lot to minimize impact
❑ Adjust building heig)it, or portions of
building, t min miz
❑ Other:
Stillwater Conservation District
2. Will the proposed structure significantly
affect your neighbors' privacy?(Guidelines
#22, #23)
House to right: ' 0
House to left: /?
House to rear: f7 0 `
Notes: �� i'
How will you mitigate any negative impacts
on neighbors' privacy?
❑ Offset/locate windows to reduce impact
❑ Use obscure glass in window
❑ Locate balconies to minimize impact.
❑ Use landscaping elements for screening
❑ Other:
3. How is outdoor lighting impact
minimised for neighbors?(Guideline #25)
x
Lights are located or directed away from
neighboring property
n Light fixtures are shielded to prevent glare
at neighboring prop
Other:
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ha �` Sh a ou it 0 r �c'dNJel C
To be included with this Application and
Checklist:
Site Plan: include location of proposed
building(s) on property, lot area; indicate
impervious surface, property lines, street/
sidewalk location and approximate
location of adjacent structures. Indicate
proposed outdoor deck/patio and
landscaping features.
Building Plan: dimensions, first floor area
square footage.
X Building Elevations: indicate building
height, windows, materials, and color on
all elevations. Indicate proposed exterior
lighting.
Photographs of site and streetscape.
Regular Planning Department
Development Application Form
Design Guidelines
(p2 of 2)
CERTIFICATE OF SURVEY
FOR: CATES FINE HOMES
0
FOUND I/2"
IRON PIPE 1.5
NORTH OF LOT
CORNER,-
(82.Ob PLAT;
S89"41'44 'W
8 .280
937
-x 937.7
SHED
,q31
0 0
J J
40.00
938.7
x 937.1
936.0
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936.0
2%
J
.. 938
POSSIBLE
WATER
`\ HOOKUP
x\ 8%
moo
1
POSSIBLE
SEWER
`.J HOOKUP
3
2 a
i
2 b
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60'
NORTH
\11 ,....936........,
leer ". POSSIBLE
( GAS
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934.3
8-2.3Q
N89"38'37 "E
82.00 P AT)
5344
35
WEST SYCAMORE AVE.
i
C PROPOSED BUILDING ELEVATIONS
HOUSE TYPE = FULL BASEMENT
GARAGE FLOOR = 939.0
TOP OF BLOCK = 939.4 (9' POURED)
BASEMENT FLOOR = 930.7
AREA SUMMARY:
TOTAL OF PARCEL = 11,142 SQ. FT.
LEGAL DESCRIPTION
Lots 29 and 30, Block 2, WILKIN'S ADDITION,
according to Myron Shepard's perfected plat of
the City of Stillwater, dated May 31, 1878, on file
and of record in the office of the County
Recorder, Washington County Minnesota.
C CERTIFICATION:
I hereby certify that this survey, plan or report was prepared by me
or under my direct supervision and that 1 am a duly licensed Land
Surveyor under the laws of thg$tale of MINNESOTA.
DANIEL L.' N0RMES
License. No. 25718
ate
8-11-14
//if///7iii///fi// //ii/i////iii/
EXISTING
555
PROPOSED AREAS:
HOUSE = 2,471 SQ.FT.
DRIVE = 902 SQ.FT.
FRONT WALK = 120 SQ.FT.
FRONT PORCH = 99 SQ.FT.
REAR DECK = 134 SQ.FT.
TOTAL
SYMBOLS
•-0
•
u 985.0
= 3,726 SQ.FT. / 33%
DESCRIPTION
PROPERTY LINE
EASEMENT LINE
DENOTES IRON MON. FOUND
DENOTES EXISTING ELEV.
PROPOSED CONTOURS
EXISTING CONTOURS
PROJECT LOCATION:
402 SYCAMORE ST W
STILLWATER, MN
FOUND
I/2"
IRON
PIPE
FOUND I/2"
IRON PIPE
MARKED
STACK.
�ll
11.1'
FOUND BENT
I/2' IRON
PIPE MARKED
< STACK
1. CONTRACTOR TO VERIFY
ALL BUILDING
DIMENSIONS WITH
ARCHITECTURAL PLANS
PRIOR TO EXCAVATION.
0 20 40
SCALE: 1 INCH = 20 FEET
Suite #1
8750 Stillwater Blvd. N.
Stillwater, MN 55082
Phone 651.275.8969
Fax 651.275.8976
den@
cssurvey
.net
CORNERSTONE
LANID SURVEYING, INC
32' .__ .-.__._._._.. _.__. 1'-0 1/2"
88'-b"
/8" 10 112 .._.._._-.- 7'-7 ill"
4 7/16" 2'-3 3/8""'-3 3/8"'"
d8" 15116" 5'-11 3/8"
(Unexcavated)
22'.
u
5'-1313/16"
38'-2 318"
7116"
1'-4"
• Future Familu Room
Future Net Bar
UP—
—UP—
Future Bedroom #4
R.I. Only
Future Bathroom
Future Bedroom #3
/4"
Future Bedroom #4
'-0 1/2
— 24'-11 1 /2"
88'-6"
(Unexcavated)
H
Mechanical Room
7' 8"
•2'-8
32'
21' 8"
6' 11 5/8"
10"
N Cn
8'
10'
Garage
22'-
88' 6"
10'
8' 4"
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HERITAGE PRESERVATION COMMISSION
MEETING DATE:
APPLICANT:
REQUEST:
September 3, 2014 CASE NO.: DP/2014-32
Max Roemheld, representing DiaSorin
Design Permit request for a 720 square foot rear addition to the structure
located at 1990 Industrial Blvd/ 1951 Northwestern Drive located within the
West Stillwater Business Park Design Review District
ZONING: BP -I: Business Park Industrial COMP PLAN DISTRICT: Commercial
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
The applicant is
requesting a Design
Permit for a new 720
square foot addition to
be located on the rear of
the structure for the
purposes of a windbreak
for deliveries. The
applicant is proposing
the addition to be of pole
construction with blue
metal siding and a white
door.
2000 Tower Drive (ABC)
Case No. DP/2014-31 (HPC: 9/3/14)
Page 1 of 2
APPLICABLE GUIDELINES, REGULATIONS AND FINDINGS
Section 31-5-14 Subd. 2 of the Zoning Code where it indicates "Pole Buildings are prohibited in all
zoning districts." Although staff could have rejected the application, because the structure is
proposed to be pole construction, never the less the 36' by 20' addition could be approved with
certain conditions. So, it is being forwarded to the HPC, rather than rejecting it at the staff level.
The 1989 West Stillwater Business Park Plan indicates "no pole type buildings, standard concrete
block or building with metal siding shall be allowed in the West Industrial Park area." Furthermore,
architectural consistency (colors, materials and details) must be kept on all sides. The exterior
facade of the structure is made of texture concrete panels. There is one addition that, as of
August, 2013, was also sheathed in concrete. Since that time, however, the facade has been
changed to metal. A metal building, to the east of the rear addition, was approved by the
Building Department in 1997; no design review was conducted.
As the City does not encourage completely metal buildings, but has approved buildings with
portions of the facade as metal, a redesign of the application with both metal and texture concrete
block or panel would be consistent with the 1989 West Stillwater Business Park District
standards.
RECOMMENDATION
Staff recommends the Commission approve a 36' X 20' addition associated with Case No. 2014-
32 with the following conditions:
1. The addition shall not be a pole building.
2. Metal facade material shall not exceed 1 of the total exterior facade.
3. Texture concrete panel or block shall be used.
4. Substantial changes shall be review by the Heritage Preservation Commission.
ATTACHMENTS
Site Photos (2)
Menards Pole Building Specs
2000 Tower Drive (ABC)
Case No. DP/2014-31 (HPC: 9/3/14)
Page 2 of 2
*HIPPING
DEPARTPAEPIT
Design #: 57684
Items Selected:
Standard Building Type
6' Truss Spacing; Estimated With 4 / 12 Pitch
Truss Design Location Zip Code: 55079
Flooring Type Concrete
Post Frame Dimensions: 20'x36'x15'6"
2X8 CCA Grade Board
The Steel Panels You Have Chosen Are:
- Walls ==> Ocean Blue Premium Pro -Rib
- Roof =_> Prairie Wheat Premium Pro -Rib
- Trim ==> Prairie Wheat
Prairie Wheat Ridgecap
Colored Neoprene Washer Screws for the Roof
Colored Neoprene Washer Screws for the Walls
Roof Fasteners On Rib; Wall Fasteners On Rib
Bottom Trim
12" Front Sidewall Overhang
17' Back Sidewall Overhang
24" Front Endwall Overhang
24" Back Endwall Overhang
Praire Wheat Soffit Color
6" Fascia Trim
Inside Closure Strips
Custom Mini -Print To Aid In Construction
Options Selected:
The options you have chosen are:
Service Doors
- 1 - 36"x80" White Universal Swing
Service Windows
(1)OH Doors) 10`X12' Insulated Ribbed White
20"x6" Sidewall & Corner Concrete Footing
Estimated base price: $6,468,85*
Base Price includes galvanized nails, ridgecap, roof and side steel, white rake and corner trim,
doors as selected on the main building. Base does not include lean-to materials if selected.
8/20/2014
Front View
Sidewalk Endwall:
• No Doors -10'x12° Overhead 60" DF
Back View
ling
Sidewall: Endwall:
• No Doors • No Doors
Estimated Price: $8,720.36*
Today's estimated price, future pricing may go up or down,
Tax, labor, and delivery not included.
"1* Take this sheet to the Building Materials counter to purchase your materials.***
Floor type (concrete, did, gravel) is NOT included in estimated price. The floor type is used in the calculation of materials needed. Labor, foundation, steel beams, paint, electrical, heating, plumbing, and delivery are also NOT
included in estimated price. This is an estimate. It is only for general price information. This is not an offer and there can be no legally binding contract between the parties based on this estimate. The prices stated herein are
subject to change depending upon the market conditions. The prices stated on this estimate are not tarn for any time period unless speciftcalty written otherwise on this torm. The avaaabiliy of materials is submit to inventay
conditions. MENAROS IS NOT RESPONSIBLE FOR ANY LOSS INCURRED BY THE GUEST WHO RELIES ON PRICES SET FORTH HEREIN OR ON THE AVAILABILITY OF ANY MATERIALS STATED HEREIN.
All information on This form, other than price, has been provided by the guest and Menards is not responsible for any errors in the intonation on this estimate, ilicludng but not limited to quantity, dimension and quality. Please
examine this estimate carefully. MENARDS MAKES NO REPRESENTATIONS, ORAL, WRITTEN OR OTHERWISE THAT THE MATERIAL$ LISTED ARE SUITABLE FOR ANY PURPOSE BEING CONSIDERED BY THE GUEST
BECAUSE OF THE WIDE VARIATIONS IN CODES, THERE ARE NO REPRESENTATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CODE REQUIREMENTS. THE PLANS ANOIOR DESIGNS PROVIDED ARE
NOT ENGINEERED. LOCAL CODE OR ZONING REGULATIONS MAY REQUIRE SUCH STRUCTURES TO BE PROFESSIONALLY ENGINEERED AND CERTIFIED PRIOR TO CONSTRUCTION.
i11wat1t
THE BIRTHPLACE OF MINNESOTA
TO: Downtown Parking Commission
FROM: Bill Turnblad, Community Development Director
DATE: August 15, 2014
RE: Parking Ramp Signage
BACKGROUND
The lack of effective wayfinding signage for the parking ramp has been an issue for several
years. The first option looked at by the Parking Commission was an 8' x 4' sign on South
Main. But, that was not received well by the Heritage Preservation Commission and other
interest groups downtown. So, the Heritage Preservation Commission's chair Larson and the
Parking Commission's chair Pelletier met to discuss a mutually acceptable way to address the
situation. The outline of their proposal is below.
• Remove the existing directional arrows below the "P" signs at the five locations
identified on the attached graphics.
• Replace those directional arrows with a sign roughly the same size as the "P"
signs. These replacement signs would say "RAMP" and have a directional arrow. See
the attached graphics for more details.
• Add ramp parking signage at two locations where currently there is none. This would
include both the "P" sign and the "RAMP" with arrow signs.
o The first of these two locations would be on the light pole on Main next to
Municipal Lot #1.
o The second would be on the east side of Main Street between Myrtle and
Commercial just north of the gas station.
COMMENTS
In an attempt to help motorists this parking season, Chair Pelletier asked staff to email the
proposal to the various Commissions that are involved with the issue. A vigorous email
exchange ensued with no consensus.
Here is a summary of the many comments and graphics that were offered:
• I think a graphic that shows our CBD with streets and parking areas would be an asset to folks
visiting our Town.
Downtown Residential Parking Pass
Page 2
• A couple of sign suggestions:
Pt
KING
GARAGE
• I am not sure why designating the parking to be in a ramp lends any additional information to the
visitor just looking for parking. Do you think that they will choose a ramp over the other open
parking locations? If hail is in the forecast, maybe yes, but generally most do not want the
confined space associated with most ramps.
That said, I don't think the word "ramp" will gain usership of the ramp and prefer the clean
uniformity of the current simple arrow....but I find the proposed modification to the sign is
acceptable within the design guidelines. If the ramp signs do not increase users in the ramp over
the next year, I would hope that the existing arrows would be saved and reinstalled.
• A "Ramp" sign is less clear than a "Parking Garage" sign
• The existing signage has round circles with P's /black background, and I think they look great. We
are not proposing to change them, only add ramp directions. One concern is that currently, most
people looking for parking congest around the south end of town. Currently, the P signs direct
you to south end parking lots with no hint there is a ramp available. Once near Myrtle, they direct
you to the east, with limited parking.
• To the visitors unfamiliar with Stillwater, there are few clues about the ramp. The first idea floated
proposed a large sign at the south end of town, indicating the ramp location with some map/plan
diagram, which seemed unattractive and probably ineffective. I don't doubt people will park on
streets or lots if available, but this approach is an incremental one to see if we can raise
awareness of and steer some more traffic toward the ramp....
• My concerns are that if these signs aren't as large and bright as would be allowed, they are very
difficult to see. The downtown facades, signage, sidewalk signage and planters are very busy.
Add all the pedestrians illegally/legally crossing the street, backed up traffic and parked vehicles
blocking the signage, it becomes very difficult to pay attention to everything. My vote would be the
signs were discussing to assist in directing and maybe a large sign or billboard before all the
congestion and confusion.
• If we put signs that no one will notice it's nice for the ambience, but just adds to the clutter. I still
like the large sign idea. Somewhere.
• What about a large sign on each end of town stating how many open air lots and a parking ramp
containing "x" amount of spaces? The large signs would have a picture of the smaller "P" signs
and directions that say follow these signs to public parking. If you look at any confusing parking
area such as airports and malls, they start directing you before the clutter and confusion.
Downtown Residential Parking Pass
Page 3
• My only suggestion would be to direct all Main Street traffic, north and south, to use Myrtle rather
than using Commercial. This would help the flow with Main Street traffic and keep Commercial
safer for pedestrians heading to the new mall.
• I do not believe we need large signs but frequently placed, well worded with graphics signs that
will direct our visitors to the parking ramp. We are not directing them to an airport or large mall,
but to a small historic downtown shopping district that is 10-12 blocks long. Frequently placed
signs will make our visitors "comfortable" in their journey to the ramp. We need to keep it as
hassle free as possible. If the visitors (customers) perceive that we have a parking problem, then
we do!
REQUEST
Staff requests the Parking Commission to consider the proposal and endorse a recommended
signage solution.
bt
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HERITAGE PRESERVATION COMMISSION
MEETING DATE: September 3, 2014
RE: West Stillwater Business Park Design Review Discussion
PREPARED BY: Abbi Jo Wittman, City Planner
INTRODUCTION
Within the past year, staff initiated changes to the HPC's agenda to include the consent agenda.
This agenda has contained items determined to be routine in nature. The most of these
applications have been items in the West Stillwater Business Park District ('District'). One
reason for the creation of this portion of the agenda was to start dividing those applications
worthy of taking significant amount of the HPC's time versus those applications that can easily
be reviewed by staff. As the District is 25 years old, staff would like to discuss with the HPC
the relevance of certain design review actions for the possibility of code amendment creation.
RELEVANT HPC BACKGROUND
According to Section 22-7: Heritage Preservation Commission, Subd. 1, the purposes of the heritage
preservation commission are to:
• Safeguard the city's heritage by preserving sites and structures which reflect elements of
the city's cultural, social, economic, political, visual or architectural history;
• Protect and enhance the city's appeal and attraction to residents, visitors and tourists
and serve as a support and stimulus to business and industry;
• Enhance the visual and aesthetic character, diversity and interest of the city;
• Foster civic pride in the beauty and notable accomplishments of the past; and
• Promote and preservation and continued use of historic sites and structures for the
education and general welfare of the city's residents.
Some of these purposes are achieved through the review and approval of Site Alteration
Permits and Design Permits. Where the former is designed for specific historic sites, the latter is
reserved for projects and uses with the Downtown Design Review District and the West
Business Park Plan District. Design Permits are required for:
• New commercial structures.
• New industrial structures.
• New multiple dwellings and dwelling groups containing three or more dwelling units.
• Duplexes or two or more detached dwellings on one lot.
• Structures intended for office use.
Page 1 of 3
• Commercial or industrial uses of land not involving a building including outside
storage, loading or utility areas.
• Accessory structures and uses.
• Any structure or use for which a variance, special or conditional use permit is required.
• Any exterior remodeling or site alterations with a value of $5,000.00 or more to any
existing commercial, office or industrial building or structure.
• Any exterior remodeling that could clearly alter the architectural integrity of that
structure, residential or commercial.
• All signs requiring a sign permit in design review district.
• Any projects where the applicant is a public agency over which the city exercises land
use controls.
• Projects in the St. Croix River overlay district including, but not limited to, building,
roads, bridges, docks, shoreline riprap and boat storage areas.
• Any project which requires design review as a result of a specific city action or as a
result of a condition of approval.
• Parking lots of five or more spaces.
• Modification to any use or structure originally requiring design review.
• Any PUD or subdivision.
The underlined items, in reference to the District Plan, are items staff would like to discuss with
the HPC.
RELEVANT WEST STILLWATER BUSINESS PARK DISTRICT BACKGROUND
In 1990 the City of Stillwater adopted the attached West Stillwater Business Park plan. While
staff has attached the entire document for reference, the sections applicable to the HPC are
Reason for Plan and Introduction (page 1), Goals and Objectives: Area Design (page 11), and Design
Guidelines (page 20).
In reviewing the Introduction and Reason for Plan, it is apparent the City's intention for design
review in this District was for new construction. Furthermore, the Goals and Objectives: Area
Design section indicates the same. While the goals identify various other design goals, these are
addressed in the Design Guidelines section as well.
DISCUSSION QUESTIONS
Staff would like the Commission to keep in mind for discussion:
Any structure or use for which a variance, special or conditional use permit is required.
What if the application does not involve exterior changes? Most Special Use Permits and Variances
downtown are for restaurants and are for parking and internal remodels.
Any exterior remodeling or site alterations with a value of $5,000.00 or more to any existing
commercial, office or industrial building or structure. What if the exterior changes are consistent in
design, scale, color, massing and architectural consistency with the existing structure, if applicable?
And, should there be a cost of construction inflator so that we are comparing todays costs reasonably
against the $5,000 limit from 1989's initial value?
Page 2 of 3
All signs requiring a sign permit in design review district. The Design Guidelines do not address
sign standards in the West Business Park and therefore the only review criteria are very objective
measurements found in zoning regulations. They are yes or no standards that staff is capable of
reviewing. With an (at least) 21 day turnaround for sign approval in this district, is this helping
simulate the business climate?
Parking lots of five or more spaces. Could the standards for parking lot design be implemented as part
of the zoning code? If the setback areas are to be landscaped, can this be achieved through the grading
permit and escrow required by the City upon new construction or grade changes?
Modification to any use or structure originally requiring design review. Currently the City
includes notation on all permits that changes may or may not require HPC review. This is based on a
major and minor alteration distinction, as defined in the Code.
Generally:
• What is the relevance of the 1989 District plan today when greater than 90% of the District has
been developed?
• In what ways should the HPC review development design in this area given HVVY 36 corridor
development?
• Should the District boundaries be amended to only include those parcels along significant
streets?
• Does the District and its guidelines help the HPC achieve purposes outlined above?
• In what ways can the HPC recommend amendment to the District, while still preserving the
aesthetics of the neighborhood and encouraging business development?
Page 3 of 3
Photo Courtesy of High Flight Photography
WEST S'flhiY/ATER BUSINESS PARK PIAIM
LECEi'A!Et( 1
WEST STILLWATER BUSINESS PARK PLAN
DECEMBER 1989
RESOLUTION NO. 8241
RESOLUTION AMENDING THE STILLWATER COMPREHENSIVE PLAN
BY
ADOPTING THE WEST STILLWATER BUSINESS PARK PLAN
WHEREAS, the Metropolitan Planning Act requires that cities prepare Comprehensive Plans; and
WHEREAS, from time to time amendments to the Comprehensive Plan are needed as conditions and City policy
changes; and
WHEREAS, the City of Stillwater has prepared and duly adopted a City of Stillwater Comprehensive Plan and more
detailed area plans as a part of the Comprehensive Plan; and
WHEREAS, the City Council has initiated a Comprehensive Plan amendment request described as the West Stillwater
Business Park Plan; and
WHEREAS, the Planning Commission on January 8, 1990, after review of the amendment, does recommend approval
of the amendment as consistent with City comprehensive planning policy; and
WHEREAS, the City Council has reviewed the amendment and Planning Commission recommendation at a duly advertised
public hearing February 6, 1990; and
WHEREAS; after reviewing the amendment, Planning Commission recommendations, and public comments, to find the
amendment in the public interest and for the community betterment.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Stillwater does approve the amendment to
the Comprehensive Plan.
DATE: February 6, 1990
City lerk
/wry Mayor
RESOLUTION CPC/90-1
RESOLUTION AMENDING THE CITY OF STILLWATER COMPREHENSIVE PLAN
BY
ADOPTING THE WEST STILLWATER BUSINESS PARR PLAN
WHEREAS, the Metropolitan Planning Act of 1976 requires that cities prepare comprehensive plans; and
WHEREAS, the City of Stillwater has prepared a Comprehensive Plan and more detailed area plans as part of the
City's Comprehensive Plan; and
WHEREAS, from time to time the City of Stillwater receives request for changes to the Comprehensive Plan based
on changing conditions in the community; and
WHEREAS, the City Planning Commission has received a request from the City Council for amendment to the
Comprehensive Plan described as: West Stillwater Business Park area generally bounded by Long, Lake State
Highway 36, South Greeley and West Orleans Streets; and
WHEREAS, the Planning Commission reviewed the West Stillwater Business Park Plan January 8, 1990, considering
City land use policy, the existing development patterns and the availability of public facilities and land
development capabilities.
NOW, THEREFORE, BE IT RESOLVED that the PLanning Commission recommends to the City Council approval of the
amendment as consistent with the City Comprehensive Plan Policy.
DATE:
Secretary
Chairman, Planning Commission
WEST STILLWATER BUSINESS PARK PLAN COMMIT EK
Jerry Fontaine Planning Commissioner
Glenna Bealka Planning Commissioner
Mark Elenz Planning Commissioner
Rob Hamlin Planning Commissioner
Jean Jacobson Planning Commissioner
Neal Skinner Property Owner
Jack Lux Realtor member SAEDC
Craig Wallin Property owner "Benson Farm"
Betsy Larey Business Manager River Heights Athletic Club
Gunnar Balstad Business Owner Stillwater Inn
Prepared by City of Stillwater Community Development with assistance from Short Elliot Hendrickson consultants.
TABLE OF CONTENTS
Pie
Reasons for Plan 1
Introduction 1
Existing Conditions & Planning Issues 3
Goals and Objectives 10
Land Use Plan 13
Design Guidelines 20
Implementation Program 22
REASONS FOR THE PLAN
The first plan for the Stillwater Industrial Park was adopted in 1980 as a part of the Comprehensive Plan.
Since that time, many changes have occurred including major new commercial and industrial development, road
and utilities have been extended to newly subdivided tracks of land, the Minnesota Department of Transportation
and Washington County have approved new plans for roads adjacent to the area and lands outside the Stillwater
City boundary are being considered for annexation and development.
Besides these changes, the question of area land use was raised with the consideration of the Woodland Lakes
Mall/Hotel project.
When the Woodland Lakes project failed, the City Council placed a moratorium on retail development in the
industrial park district until area land use was reconsidered and a new plan adopted.
INTRODUCTION
In October of 1988, the City Council passed a moratorium on retail development in a portion of the West
Stillwater Business Park Area. A purpose of the moratorium was to allow time to study and prepare a new plan
to guide future development in the area. The new plan was to consider existing land use and zoning to see if
it is appropriate. Other planning issues needing consideration included the extension and completion of the
road system, sewer and water service extensions, new development design quality, annexations and the
coordination of plans with Minnesota Department of Transportation, Washington County and Stillwater Township.
To prepare the West Stillwater Business Park Plan, the City Council appointed a ten -member committee with five
members from the Planning Commission and five businesses and property owners from the study area. The Committee
met monthly from May to December 1989, reviewing existing conditions including land and zoning, utilities,
street locations, economic activity and Comprehensive Plan Development Policy. Questionnaires were sent out
to all business and property owners in the Stillwater West Business Park Study Area to obtain information on
type of business, employment, business expansion plans, importance of new building design and impediments to
new development.
Based on the existing conditions, information and a review of the City Comprehensive Plan Policy, a set of goals
and objectives and land use map was developed. The goals and objectives were used along with existing
conditions information from the City's consulting engineers and planning staff and committee input to develop
new land use designations, road locations and recommended zoning.
1
The West Stillwater Park Land Area Plan is organized in five sections, Existing Conditions and Planning Issues,
Goals and Objectives, Land Use Plan, Design Guidelines and Implementation Program. The Implementation Program
is the final section of the plan. The program lists specific actions that are necessary to carry out the intent
of the plan.
The West Stillwater Business Plan Committee held a public hearing on the Draft Plan November 20, 1989. Comments
from several major property owners and surrounding residents were received as input to the final plan. The
Planning Commission held a public hearing on the plan and reviewed public comments on January 8, 1990. At that
meeting, they recommended approval of the plan to the City Council. The City Council held a public hearing
on the plan February 6, 1990. At that meeting the plan was adopted as an Element of the City Comprehensive
Plan. The Metropolitan Council approved the amendment to the Stillwater Comprehensive Plan on November 1, 1990.
2
EXISTING CONDITIONS AND PLANNING ISSUES
The West Stillwater Business Park Plan Area is shown on Map 1. It contains 427 acres of land stretching from
South Greeley Street on the east to Country Road 5 and Long Lake on the west. On the south, the boundary is
Highway 36 and on the north West Orleans Street and the Benson Farm.
The planning area can be described in terms of three subareas, each area exhibiting different characteristics.
Long Lake Long Lake and its drainage area form the western boundary of the plan area. The land in this area
is gently rolling, sloping west to Long Lake. There are farms and some large single family homes in this area.
No sewer/water services are available. Currently the only access to this area is off of 62nd street a narrow
two-lane road. The area is under the jurisdiction of Stillwater Township except for the City tree farm land.
Business Park Going east just across County Road 5 is the largest vacant parcels in the study area. These
prime sites comprise approximately 60 acres of land. The sites do not have sewer/water service. Access to
this land is provided from Highway 5 or West Orleans Street, from the extension of Curve Crest Boulevard, Tower
Drive and an extension of Highway 36 Frontage Road.
Several smaller five to eight acre parcels are located between the east boundary of the vacant 60 area site
and Washington Avenue. Within the Business Park Area most of the parcels along Highway 36 have been developed
while many of the sites to the north have not. Sites in this area are accessed from Washington Avenue, West
Orleans Street, Tower Drive and Curve Crest Boulevard. Sewer/water services generally run along the existing
streets.
East of Washington Avenue to Greeley Street is the original Stillwater Industrial Park. A variety of retail,
commercial and industrial development are located in this area including the City's major manufacturers.
Benson Farm North of the Business Park is the Benson Farm. As with the Long Lake area the Benson Farm is under
Stillwater Township jurisdiction. The Benson Farm is primarily flat land, with some steeply sloped area around
Lily Lake. Access to this area is provided from a future extension of West Orleans Street. The Benson property
has no sewer/water service. The nearest utility lines run along Curve Crest Boulevard and Washington Avenue.
Lily Lake Elementary School is located to the northwest of the site and Lily Lake park to the northeast.
3
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Land Use/Economic Activity
The West Stillwater Business Park contains approximately 427 acres and 109 businesses (see Map 2 - Existing
Land Use) and over 2,200 people are employed in +1,000,000 square feet of building space. The total value of
property in the Business Park area is over $45 million or 10 percent (10)% of total City assessors market value
(1990).
Of the total acreage in the Business Park, 51 percent or 216 acres is vacant, 15 percent in agricultural use,
12 percent is office/service use, 8 percent in industrial use, 8 percent is retail use, 5 percent in residential
use and 1.6 percent in restaurant as shown on the Land Use Chart below.
Of the total property value of $45 million, 30 percent of the value can be accounted for by office/service use,
24 percent retail, 10.5 percent industrial, 14 percent vacant land, 9.5 percent residential, 3 percent
restaurants and 1 percent agricultural land.
Total employment in the area is over 2,200. Nine hundred twenty-four or 42 percent of employees are employed
in manufacturing, 847 or 38.5 percent in office/service industries, 220 or 10 percent in restaurants and 205
or 9.5 percent in retail activities. For manufacturing, 98 percent of the employees are full time, for
office/service 73 percent full time, retail 52 percent full time and restaurants 21 percent are full time
employees.
According to the questionnaire response, 999 of the employees or 37.5 percent of the total employees live in
Stillwater, 480 or 22.5 percent live in Wisconsin, 458 or 20 percent live in Washington County outside of
Stillwater, 385 or 18.5 percent live in Minneapolis/St. Paul and its suburbs and 1.5 percent live elsewhere.
4
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A survey of the current businesses in the Business Park area found that over 80 percent have no plans for
expansion in the next five years. Thirteen businesses plan to expand within two years and nine more plan to
expand within five years. They estimate that these expansions will add approximately 70,000 square feet of
space and 140-180 employees. Since there is over 150 of vacant land available for new commercial or industrial
development, there appears to be an adequate supply of vacant land available for growth although in some cases
utilities need to be extended.
Zoning
With the exception of the Benson Farm and Stillwater Township land west of County Road 5, the land in the study
area is zoned Industrial Park, IP -I (Industrial) or IP -C (Commercial) as shown on Map 3 - Existing Zoning.
These zoning classifications have the same development requirements, setback, height, lot coverage and
landscaping requirements and differ only in regard to the permitted and conditionally permitted land uses.
The Benson Farm and the land west of County Road 5 are in Stillwater Township. These areas are zoned R4,
5
allowing single family residential uses with a minimum lot size of 10,400 square feet per dwelling unit. The
township land west of County Road 5 consists of single family residential or agricultural. The existing land
uses in both of these township areas are consistent with their current low density residential zoning.
Land Use/Zoning Comparison
A comparison of planning area existing land use and zoning indicates that existing uses are generally consistent
with zoning. The three Industrial Park zoning classifications (Industrial Park -Industrial, Industrial Park -
Commercial and Industrial Park -Commercial One) are very similar. They are the same with regard to setback,
landscaping, lot size requirements, maximum floor area and lot coverage. They are different with regard to
the permitted and conditionally permitted uses. The major difference in the permitted use is that Industrial
Park -Industrial, which comprises 80 percent of the Business Park area, does not allow retail activities.
Most of the general retail in the Business Park is located along the Highway 36 Frontage Road in the area
designated IP -C. The IP -C area comprises 15 percent of the Business Park. The remaining 5 percent is in the
IP -C1 district.
Office and service areas are located throughout the Industrial Park. This is consistent with the fact that
there is not a zoning classification specifically for office/service use. Office uses are permitted in all
the industrial park zoning classifications. Most of the office use are one or two story buildings with one
tenant although there has been some recent development of small multi -tenant office buildings.
Most of the industrial development is consistent with the Industrial Park -Industrial (IP -I) zoning
classification. No heavy industrial is permitted in the Business Park.
Multiple family housing has also been developed in the area zoned Industrial Park -Industrial. The location
of this development is on the fringe areas of the Park and is compatible with the adjacent residential uses.
Transportation System
There are a number of transportation issues which will affect the overall development plans for the West
Stillwater Business Park. Some of these issues must be resolved prior to establishing area land use.
The main roadway connection to the metropolitan area from the business park is Highway 36 located immediately
south of the business park. Highway 36 provides access into Wisconsin and connects to Highway 95 that runs
north and south along the St. Croix River. Access to Highway 36 is via an interchange at County Road 5 and
at signalized intersections at Washington Avenue, Greeley Street (Oasis Avenue) and South Fourth Street (Osgood
6
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Minnesota and Wisconsin Departments of Transportation are considering building a new river crossing bridge.
Both a south and central bridge corridor would utilize existing Highway 36. MnDOT anticipates upgrading Highway
36 to a freeway to connect to the bridge. This would eliminate the signalized intersections and require
development of an interchange or interchanges. This would change the access to the business park.
The second major roadway serving the business park is County Road 5. County Road 5 provides access into
Stillwater and connects to Highway 36 and Lake Elmo. With the Highway 36 freeway improvement concept of MnDOT,
Highway 5 will carry much of the traffic generated from the business park. Access to County Road 5 should be
restricted to major intersections to provide for smooth traffic flow and the integrity of the roadway. Orleans
Street is an existing intersection and should be maintained. Similarly, there must be well designed high
capacity intersection with both ramps from Highway 36 to County Road 5. This concept will provide an
opportunity for one additional major intersection between Orleans Street and Highway 36. It is anticipated
that County Road 5 will be upgraded to four lanes with a raised median and left turn lanes. The major
intersections eventually will be signalized.
Major routes through the Business Park, east to west, are West Orleans Street and Curve Crest Boulevard.
Orleans Street runs from Washington Avenue to County Road 5 and Curve Crest Boulevard from Washington Avenue
to Greeley Street. Comprehensive plans have always shown completion of Curve Crest Boulevard from Washington
Avenue to County Road 5. The alignment has been subject to discussion among City staff and MnDOT
representatives. Since it is going to be built utilizing Municipal State -Aid funds, it must meet minimum
design standards. Using these standards and the potential location of the intersection on County Road 5, a
single layout for the roadway alignment has been proposed. This provides straight sections approaching County
Road 5 and 30 mph deign speed curves. This also provides flexibility in the location of intersections for the
internal street system. The alignment is shown on Map 5.
Orleans Street would be extended to the east to an existing alignment to connect south to Curve Crest Boulevard
east of Northwestern Avenue. This will provide a second major access from the business park to County Road
5.
Mn/DOT's proposals have always shown a frontage road as an important connecting street. However, by providing
access via both Curve Crest Boulevard and Orleans Street, the frontage road becomes less important. It
therefore can be connected along various alignments to Curve Crest Boulevard then to County Road #5 rather than
directly to County Road 5. This will eliminate potential operational problems created by an additional
intersection on County Road 5.
Local streets can be connected to serve the development. Tower Drive or Woodland Lakes Drive could both be
7
extended into the area previously proposed for the Woodland Lakes Development.
The north end of the Business Park area is proposed for an extension of the single family housing. It would
be very desirable to prevent any type of through traffic movement from accessing this development. However,
it is desireable to eliminate the existing long cul de sac of Pine Tree Trail. Extension of the Pine Tree Trail
to a connection at Orleans Street ultimately connecting to Greeley Street would be desirable. No connection
should be made between Pine Tree Trail with proposed Orleans Street to the west. These concepts are shown on
Map 5.
Access to the area west of County Road 5 is also of concern. Orleans Avenue on the west side of County Road
5 becomes Wild Pine Land and connects to the existing Croixwood Development. Additional access to the west
could be at the future of Curve Crest Boulevard. This would provide access at a location near 62nd Street
and would provide the undeveloped area with reasonable access. This connection will allow a number of different
roadway alignments for access to the undeveloped area along Highway 36. The ultimate connection to County Road
15 can take many different routes. It would be desireable not to connect this new roadway to existing 62nd
Street to prevent through traffic from driving on a residential neighborhood.
The Stillwater West Business Park Plan concept for the road system does provide the ability to handle the high
volume of traffic which could be generated from a successful business park. The plan can provide a reasonable
amount of access to individual properties.
Utilities
Map 4 shows existing utility locations.
A majority of the West Business Park has electric, gas and sewer service along with an adequate road system
to support development. Two areas however do not have utility services or road systems. These areas are the
Benson Farm and the Woodland Lake/Long Lake areas. It is the City of Stillwater's policy to build utility
service on an "as needed" basis. Therefore, utility service to the Woodland Lakes site and Benson Farm will
be extended when these areas are ready for development. Service extensions into these undeveloped areas will
occur with the extension of streets as required for new development.
Sewer and Water service would be extended to the Woodland Lakes site from Washington Avenue and the Highway
36 Frontage Road just beyond Perkins Restaurant. There are gas and electric lines located along County Road
5 and at Orleans Street. Sewer lines connect with the Lily Lake lift station just northeast of the Business
Park. Sewer lines have adequate capacity to handle new development. New development at the Woodland Lakes
site will require a sewer lift station.
8
Utility service can be provided to the Benson Farm area from Orleans Street and Curve Crest Boulevard. The
existing lines are able to handle sanitary sewer flows and provide water service to the area. Storm sewers
may also be extended from the existing Business Park. Stillwater Township land located west of the Woodland
Lakes site does not have utility services. There is a natural drainage way between County Road 5 and Long Lake
which provides storm water drainage to the Woodland Lakes site and Croixwood. The land west of County Road
5 can be serviced when the area is ready for development possibly when the Woodland Lakes site sewer pump
station is constructed.
Area Design
The West Stillwater Business Park is characterized by new commercial and industrial building, with wide streets,
large parking lots, street trees and lawn area. Recent new development maximize lot coverage with building
an parking areas.
The building material varies by type of building and location. Industrial building tend to be of block
construction rough or smooth faced and colored. Office buildings are predominately constructed of brick with
more architectural detail. Retail buildings varies from split face block to metal sided. Commercial buildings
along Greeley tend to be metal sided with some exceptions. Streets in the Industrial Park are wide with a
median separation in Curve Crest Boulevard and Washington Avenue. Front setback areas are usually planted with
street trees and grass. Most truck and loading areas are concealed to the side or rear of buildings.
Signage in the Business Park varies by business type. Office and industrial uses have low profile sign while
retial uses located along the Frontage Road exhibits large 25 to 35 foot -high free standing signs. All signage
to the north of Tower Drive are lower ground signs or architecturally designed directory signs. No signs or
design treatment mark the entries to the Business Park.
Development Trends
A study of new construction between 1980 and 1988 indicates that development activity in increasing. The
study considered all commercial development that occurred in Stillwater for a nine year period. Most new
commercial development over the past nine years has taken place in the Business Park area with some exceptions
(motels and restaurants). The figures show that over the nine year period nearly one million square feet of
commercial floor area has been constructed or an average of 90,000 square feet per year. The general trend
for development activity has increased over the nine year period from and additional 26,000 square feet and
23,000 square feet for 1982 and 1983 to 236,000 square feet and 161,500 square feet in 1987 and 1988. This
is a ten -fold annual increase in commercial floor space production from 1983 to 1987. All economic sectors
with the exception of the visitor sector (restaurants and motels) have followed this upward trend. Seventy -
9
five percent of increased industrial floor area has occurred in 1987 and 1988 with the expansion of two local
industries. Using the past average growth rate as an indicator, the amount of land needed to support new
development can be estimated. Approximately five acres of vacant land was absorbed per year to provided for
the 1980-1988 growth rate.
There are over 150 acres of vacant land available for industrial and commercial development in the study area.
This represents an adequate land supply to support development for at least a twenty year period or through
the 2010.
GOALS AND OBJECTIVES
The following Goals and Objectives will guide future development in the West Stillwater Business Park area:
Land Use
- Encourage new land uses compatible with existing uses.
- Provide adequate land for industrial development for the next twenty years.
- Provide for a compatible mix of industrial, office, service, commercial and community uses through
the area land use plan.
- Use the planned unit development concept to functionally and visually coordinate the development
of large industrial, commercial and residential sites.
- Buffer commercial and industrial land uses from residential area with special setbacks, fences and
landscape screening.
Road System
- Adopt a road location for extension of Curve Crest Boulevard to County Road 5
Location Map).
- Review road designs to coordinate access to the street with lot development.
- Restrict access to Pine Tree Trail from vacant Benson Farm lands.
10
(see proposed Road
- Coordinate the improvement of Curve Crest Boulevard and
County Public Works, MnDOT and Stillwater Township.
- Through new road design and road location, minimize "cut
to industrial and commercial areas.
Highway 36 improvements with Washington
through" traffic from residential areas
Utility
- Phase the expansion of water, sewer and drainage facility to accommodate new development.
- Size new Woodland Lakes area sanitary sewer pump station to accommodate sewer service to the Long
Lake planning area.
- Provide pedestrian access through the Industrial Park from residential areas to commercial and
recreational areas.
Park and Open Space
- Provide location for neighborhood park in Benson Farm area.
- Study the possibility of an armory/community center in
the business park
- Maintain sloped area around Lily Lake in there existing natural state.
area.
- Connect Benson Farm residential area with Lily Lake elementary school by a pedestrian path.
Area Design
Adopt design guidelines for new development to encourage compatible quality new development.
All electrical, telephone, cable lines shall be underground.
Require adequately screened parking and loading facilities.
- Special sign guidelines shall be developed to provide for low profile signage in industrial, office
and service area consistent with site development design.
11
- No pole type buildings, standard concrete block or building with metal siding shall be allowed in
the West Industrial Park area.
- All parking areas shall be buffered or screened with landscaping to minimize the visual impact of
cars and large expanses of asphalt.
- Develop West Stillwater Business Park entrance plan for County Road 5 corridor and require special
landscaped, setback, signage controls and combined access for development that corridor.
Coordination
Work with Stillwater Township, Washington County, MnDOT, Baytown Township and the City of Oak Park
Heights in planning for and implementing the West Stillwater Business Park Plan.
12
LAND USE PLAN
The Land Use Plan provides direction for the future development of the Business Park Area. In developing the
Land Use Plan, the following factors were considered: Land Use Goals and Objectives, existing land uses,
compatibility of various land use activities, past development trends and commercial and industrial land needs,
future plans for new development and the relationship of planning area land uses to areas surrounding the
Business Park area.
Land Use Goals and Objectives are listed below:
- Encourage new land uses compatible with exiting uses.
- Provide adequate land for industrial development for the next twenty years.
- Provide for a compatible mix of industrial, office, service, commercial and community uses through
area land use plan.
- Use planned unit development concept to functionally and visually coordinate the development of
large industrial, commercial and residential sites.
- Buffer commercial and industrial land uses from residential area with special setbacks and landscape
buffering.
The Land Use Map, Map 6, shows a mix of residential, commercial, office and Industrial land uses. Areas
currently outside of the City without City services are designated Single Family and Multifamily residential.
The Long Lake area shows single family lands along and north of 62nd Street.
An open space area is designated between the new road and County Road 5. Some of this land is currently owned
by the City of Stillwater and is used as a tree farm. A low drainage area also passes through this site.
The 80 acre Benson Farm is designated residential. The map shows single family (four dwelling units per acre)
for the lands adjacent to the existing Pine Tree Trail residential area and Lily Lake. Higher density 8 to
10 Du's./acre is shown for the area located between the single family area and the existing Business Park.
A neighborhood park is shown in the southeast corner of the development area. The Benson Farm area, because
of its size and single ownership, is designated a special site and will require a planned unit developed to
coordinate the residential uses, road system and neighborhood park (see special site section).
13
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The Land Use Plan shows the Business Park area between County Road 5 and South Greeley as a mix of Business
Park -Commercial, Office and Industrial uses. Business Park Commercial lands are located along the major
transportation corridors, State Highway 36 and its Frontage Road and to a lesser extend County Road 5.
Approximately 65 acres of Business Park -Commercial lands are designated. Major commercially designated sites
include the old Woodlands Lake site contain 48 acres and vacant land off the Frontage Road and Tower containing
17 acres. The retail designation allows retail, office, services, restaurants and hotel/motels similar to the
mix of uses currently located in the IP -C district. Two special sites, special site #1 and special site #2
are located in the Business Park -Commercial Area. Land Use district definitions for the Business Park districts
follows this section.
The Business Park -Office district runs along the south side of Curve Crest Boulevard from west of Washington
Avenue to Northwestern. An 8 acre site south of Orleans is also designated office. About half of the area
is currently developed with office and related uses and 10 acres are vacant. The Business Park -Office District
allows office uses as the primary use and retail, warehouse and wholesale uses with special review.
The Business Park -Industrial District is shown south of Orleans on both east and west sides of Washington
Avenue. Forty-five acres of the 50 acre designated Industrial, is currently vacant. Two subdivisions totaling
23 acres have recently been approved within the district. The subdivision breaks the land up into 2 to 5 acre
sites. The BP -I district allows limited manufacturing, service and office uses. Warehouse, wholesale trade
and limited retail are allowed with special review. Major City industrial expansion would take place in the
IP -I district.
14
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BUSINESS PARK, LIGHT INDUSTRIAL (BP -I)
Permitted Uses:
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WEST STILLWATER BUSINESS PARK
LAND USE DISTRICTS
Limited manufacturing conducting a process, fabrication, storage or
including electronic components and accessories.
b. Automotive painting, upholstering, tire recapping and major repair
an enclosed building.
c. Research laboratories.
d. Business, professional and medical office services.
e. Finance, insurance and real estate office services.
Special Permitted Uses:
a. Radio and television facilities.
b. Printing, publishing and allied industries.
c. General warehousing and outside storage.
d. Outside storage (must be screened).
e. Mini -storage.
f. Wholesale trade.
g. Commercial nurseries.
h. Retail sales of products manufactured on site so long as no more than 20 percent of building floor
area is for retail purposes.
manufacturing light materials
when conducted completely in
i. Cultural or governmental facilities (movie theatres, libraries, fire stations).
15
BUSINESS PARK - COMMERCIAL (BP -C)
Permitted Uses:
a. Wholesale trade.
b. Retail - general merchandise.
c. Specialty retail.
d. Food - retail.
e. Eating and drinking places and cafes.
f. Finance, insurance and real estate office services.
g. Personal services (dry cleaning, beauty salons, etc.).
h. Business, professional and medical office services.
i. Fast food outlets.
Special Permitted Uses:
a. Retail trade not previously specified.
b. Cultural facilities (movie theatres, libraries, art galleries, theatres).
c. Auto repair and related services.
d. Day care facilities, including preschools.
e. Hotel/Motels.
f. Outside sales areas.
g. Drive through business.
h. Commercial nurseries.
16
BUSINESS PARK - OFFICE (BP-O)
Permitted Uses:
a. Business, professional and medical office services.
b. Finance, insurance and real estate office services.
c. Research facilities.
Special Permitted Uses:
a. Governmental and educational institutions.
b. Day care facilities, including preschool.
c. Wholesale trade.
d. Retail - general merchandise.
e. Eating and drinking places and cafes.
f. Cultural facilities (theatres, libraries, museums, art galleries, etc.)
g. Warehousing and inside storage.
Minimum requirements for lot area, width, frontage, height, yards, ground floor area for BP -I, BP -0 and BP -C Districts
YMBOL
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LOT AREA
LOT WIDTH
SETBACK
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40 FEET
20 FEET
75 FEET
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40 FEET
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20 FEET
75 FEET
30 FEET
40 FEET
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200 FEET
40 FEET
20 FEET
75 FEET
30 FEET
40 FEET
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SPECIAL SITES
Four special sites present special opportunities for new development because of their size, single ownership or location.
See Special Sites Maps 8, 9 and 10.
Site #1 and #2 are commercial sites located at the corner of County Road 5 and Highway 36.
Special Site #1, a 36 acre site, is bounded by County Road 5 to the west, Curve Crest Boulevard to the north, undeveloped
land off of Washington Street to the east, and the Frontage Road to the south. The site is a part of the old Woodland Lakes
project. It has been graded for drainage and road improvements. This site represents the best location in the Plan Area
for a commercial center.
The Land Use Plan designates this site Business Park -Commercial (BP -C). The commercial designation allows a range of retail
and office uses. A Planned Unit Development permit is required for this site to coordinate access, uses and project
design. It is the intent of the Planned Unit Development approach to have an overall plan for the site before any
development occurs. Through the PUD process, a coordinated landscape plan, site design, access, landscaping, signage and
parking program plan can be achieved and the development opportunity is maximized.
18
WOODLAND LAKES 1 & 2
CORPORATE L /M/TS--,A
Site #2 is located just north of Curve Crest Boulevard part of County Road 5. This site was also a part of the Woodland
Lakes development. A PUD plan is also required for this site, perhaps coordinated with Site 1. The design of this site
and its appearance from County Road 5 is of particular importance. As with Site #1, coordinated architecture, landscaping,
signage, parking and access shall be required. No signage shall be directed to County Road 5 and Special landscaping and
setbacks are required for this Stillwater entrance along County Road 5.
Site #3 - Benson Farm. The Benson Farm is designated single family and multifamily in the land use plan. The area adjacent
to the Pine Tree Tail residential area and around Lily Lake is designated single family and the south portion of the site
located along extended West Orleans multifamily residential. A neighborhood sized park, 5-10 acres, is located in the
southeast corner of the site. Access to the Benson Farm area shall not be provided from Pine Tree Trail. The Benson Farm
is not currently in the City of Stillwater. When the area is ready to develop, a conceptional Planned Unit Development
plan showing land use, residential densities, buffer area, park lands, road system and open space area should be presented
to the City with a request for annexation. If the plan meets with City approval the required annexation request,
Comprehensive Plan Amendment and MUSA line extension can be processed with the Metropolitan Council and State Municipal
Board.
Site #4 - Industrial Sites. These sites should be protected to make sure they are available for future industrial
expansion. This can be done with subdivision regulations and land use controls, City acquisition of sites or incentive
for industrial development. Industrial lands next to the Benson Farm residential area should have special setbacks and
landscaping to minimize the impact on the residential area.
19
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DESIGN GUIDELINES
Design guidelines have been developed for the West Stillwater Business District to ensure consistent quality design. The
guidelines will be used to review new development proposals.
Architectural Standards
1. Unadorned prestressed concrete panels, standard concrete block or metal siding shall not be used as exterior
materials for new buildings. Architecturally enhanced block or concrete panels may be acceptable.
2. All roof or ground mounted mechanical equipment and exterior trash storage areas shall be completely enclosed
with building material compatible with the principle structure. Low profile self contained mechanical units
which blend in with the building design located to the side or rear of the building may be permitted.
3. Architectural consistency on all sides of the building is required in terms of colors, material and details.
Landscape Standards
1. Street trees shall be required for all new development. The type of tree and their location shall be approved
by the Director of Parks.
2. All area of a lot not used or improved for parking, driveways or storage areas shall be landscaped with a
combination of trees, shrubs, flower and ground cover.
3. All new trees shall be balled and burlapped or moved from a growing site with a tree spade and be a 2-1/2 inch
caliber for deciduous trees, 6 foot in height for evergreens and 1-1/2 inch caliber for ornamental trees.
4. No more than 50 percent of the required number of trees shall be of one species. No trees shall be American
Elms, Box Elder, Poplar or Fearcele Ginko.
5. A minimum 20 -foot wide landscaped front yard setback area shall be maintained along all public streets and 10
foot side yard landscaped area maintained on all other sides.
6. A minimum of 10 percent of parking and driveway areas shall be landscaped with trees and shrubs.
7. All utilities must be underground and utility meters screened or integrated into the building structure.
Signs
1. Signs and related building graphics shall be a part of the overall building and site design. Sign size, height,
20
location and material shall relate to building scale and design.
2. Wall signs or low profile (maximum 6 feet in height) shall be permitted for office, warehouse, wholesale or
industrial uses.
3. Retail signage shall be consistent with the Sign Ordinance.
4. A landscaped area equal to twice the sign area comprised of bushes or flowers shall be provided around the base
of free standing signs.
5. Multi -tenant buildings may have a low profile free standing building or site location sign as well as individual
tenant signs.
Site Plan
1. On-site lighting shall serve functional safety and aesthetic purposes.
2. Overall lighting shall be directed down and shielded from adjacent properties or roadways. All lights shall
be contained on the property.
3. Maximum height of parking lot lighting next to residential areas shall be 20 feet.
4. Parking shall be screened from the street by berming, bushes, low walls or changes in the grade of parking
areas.
5. All loading areas shall be located to the rear or side of the building and screened and buffered from building
on adjacent lots.
6. Parking and loading areas shall be screened from adjacent residential areas by a solid masonry wall or
equivalent 10 feet of landscaped gutter on the commercial side of the wall.
7. All outside storage areas shall be screened with opaque fencing and landscaping that will grow up three years
to cover 50 percent of the fence face area.
8. Sidewalks shall be provided between residential areas and commercial destinations, schools and park areas.
21
IMPLEMENTATION PROGRAM
In order to carry out the Goals and Objectives and Land Use Plan, implementation actions are required. Some of the actions
are ongoing or will take place in response to actions taken by developers or other jurisdictions. Other implementation
impacts are the responsibility of the City and are necessary to carry out the policy contained in the Plan. Actions in
this category include zoning amendments, street alignment approval and adoption of Design Guidelines. Together the public
action along private activities will result in implementation of the West Stillwater Business Park Plan.
Implementation Actions
Land Use
1. Amend existing zoning classifications and regulations to implement the Land Use Plan.
2. Prepare Comprehensive Plan Amendments, Municipal Urban Service area Amendments and annexations petition as
required to implement the plan and assist in the development of the area.
3. Assist in preparation of specific plans or Planned Unit Developments for large development areas, including
the Woodland Lakes site, Benson Farm or large multi -use development sites.
ROAD SYSTEM
4. Adopt road plan as part of City Comprehensive Plan for Curve Crest Boulevard , West Orleans Street and Pine
Tree Trail extended.
5. Review impacts on the West Stillwater Business Park of MnDOT plans to upgrade State Highway 36 to a freeway
and limit access to County Road 5 and South Greeley Street.
UTILITIES
6. Develop capital improvement program indicating phasing and estimating costs for street, water, sewer line and
drainage improvements in the Business Park.
PARKS AND OPEN SPACE
7. Develop plan for Benson Farm neighborhood park and coordinate with other community facilities.
8. Assist school district in possible expansion of Lily Lake School Campus.
9. Require open space easement for sloped area around Lily Lake.
22
AREA DESIGN
10. Adopt Design Guideline and Use to review new development.
11. Prepare Design Plan for County Road 5 entry way into the City of Stillwater and the Business Park.
COORDINATION AND COOPERATION
12. Work with Washington County, Stillwater Township, MnDOT and School District #834 on implementation of the plan.
13. Promote the Business Park development through various public/private partnerships such as SADEC and the Chamber
of Commerce.
Revised: 2-07-91
23