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HomeMy WebLinkAbout2014-09-10 CPC Packeti11wati THE BIRTHPLACE OF MINNESOTA PLANNING COMMISSION MEETING AGENDA Wednesday, September 10, 2014 - 7:00 P.M. Council Chambers at Stillwater City Hall, 216 North Fourth Street I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES A. July 9, 2014 IV. OPEN FORUM The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Commission may reply at the time of the statement or may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to five minutes or less V. 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. SUP/2014-27. Request for B&B permit to be located at 1005 William St. N. Sheryl Jesperson. Stillwater Craft Retreat B. Case No. SUP/2014-28. Request for a B&B permit to be located at 116 Harriet Ave. Renee Haugen C. Case No. V/2014-29. Request for Variance for replacement of existing 6' fence with new fence to be located at 200 Edgewood Ave. Jeff Parent D. Case No. SUP/2014-30. A Special Use Permit and Variance to convert a 2 stall detached garage to accessory dwelling unit to be located at 119 Chestnut St W. Jeff Anderson. VI. OTHER BUSINESS VII. ADJOURNMENT THE HINTHYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES July 9, 2014 REGULAR MEETING 7:00 P.M. Chairman Kocon called the meeting to order at 7:02 p.m. Present: Chairman Kocon, Commissioners Collins, Fletcher, Hade, Kelly, Lauer, Middleton, Siess, Council Representative Weidner Absent: Commissioner Hansen Staff: City Planner Wittman APPROVAL OF MINUTES Motion by Commissioner Lauer, seconded by Commissioner Siess, to approve the June 11, 2014 meeting minutes. All in favor, 8-0. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. V/2014-22 A 30' Variance request to the slope setback regulations to replace and enlarge the existing cooler, freezer, and dry storage area at 806 Main Street South (Oasis Cafe Inc.) CA - General Commercial. Craig Beemer, owner. City Planner Wittman explained that the property owner is seeking approval of a 30' variance from the requirement to maintain a 30' setback from steep slopes. The variance would allow the enlargement of a pre-existing, non -conforming commercial building. The addition includes removal of a rear portion of the structure and installation of a storage area for dry, cold and frozen food items. The non-conformance is that the structure sits wholly within the 30' slope setback area. The addition will not alter the bluff. Staff recommends approval of the variance with the following conditions: 1) plans shall be substantially similar to the plans on file in the Community Development Department, as submitted; 2) the plans shall be reviewed by the Building, Fire and Engineering Departments prior to the installation; 3) the bluff in this location shall not be altered to accommodate for the improvement; 4) major exterior modifications to the variance permit request shall be reviewed by the Planning Commission per Section 31-204, Subd. 7. Craig Beemer, owner, offered to answer any questions. Chairman Kocon opened the public hearing. There were no public comments. Chairman Kocon closed the public hearing. Planning Commission July 9, 2014 Motion by Commissioner Lauer, seconded by Commissioner Collins, to approve the variance with conditions recommended by staff. All in favor, 8-0. Case No. V/2014-23 A 15' Variance request for a front yard setback area to build an addition on west side of townhome at 2895 Long Lake Drive. RCM — Medium Density Residential. Carol Nelson, applicant. City Planner Wittman summarized the request. The property owner is seeking approval of a 19' variance to the 35' minimum front yard setback to allow for the addition of a 200 square foot room onto the side of the home. Staff recommends approval of the variance with the following conditions: 1) plans shall be substantially similar to the plans on file in the Community Development Department, dated 6/19/2014; 2) major exterior modifications to the variance permit request shall be reviewed by the Planning Commission per Section 31-204, Subd. 7. Carol Nelson, applicant, explained the request. She has approval from the home owners' association. Chairman Kocon opened the public hearing. There were no public comments. Chairman Kocon closed the public hearing. Motion by Commissioner Collins, seconded by Commissioner Siess, to approve the variance with conditions recommended by staff. All in favor, 8-0. Case No. ZAM/2014-24 A Zoning Map Amendment to change the zoning from PA — Public Administration to CBD - Central Business District at 216 Myrtle Street. Trinity Lutheran Church, owner/applicant. City Planner Wittman explained that Trinity Lutheran Church is requesting rezoning from Public Administration (PA) to Central Business District (CBD) of the property located at 216 Myrtle Street West. Part of this building is leased to the United States Postal Service. Finding office and institutional tenants to fill the remainder of the space has been fruitless. Therefore, the landowner is requesting that the property be rezoned. Staff recommends rezoning the property to CBD, as it is a confirmation of the ongoing use of the property. Bob Eiselt, parish administrator for Trinity Lutheran Church, summarized the history of the property, which Trinity acquired in 1976. 5,000 square feet in the building remains unused; prospective tenants are retail in nature, which would necessitate rezoning. Chairman Kocon opened the public hearing. There were no public comments. Chairman Kocon closed the public hearing. Commissioner Hade expressed support for the proposal. Commissioner Lauer noted that the existing post office is a complementary use. Commissioner Collins said she likes the ample parking and pointed out that traditional neighborhoods have small retail areas, which builds a sense of community. Page 2 of 6 Planning Commission July 9, 2014 Motion by Commissioner Hade, seconded by Commissioner Lauer, to recommend approval of the zoning map amendment with conditions recommended by staff. Motion passed 7-1 with Commissioner Siess voting nay. Case No. SUP/2014-25 A Special Use Permit/Preliminary Plat/Final Plat to build an Assisted Living and Memory Care Facility at 12525 75th Street North. LR — Lakeshore Residential. Stillwater Select Properties/John Arkell, owner and Todd Erickson, applicant. City Planner Wittman reviewed the request, which was approved in 2008 but expired. John Arkell of Stillwater Select Properties is planning to develop a 100 unit senior living facility on County Road 12 east of Rutherford Elementary School. Two types of residential care will be offered to its residents: 30 apartments for memory loss and 70 for assisted living. No independent living apartments will be offered. A number of public and private infrastructure improvements will be constructed by Mr. Arkell: 1) a public street that will align with Minar Avenue north of CSAH 12 and temporarily terminate near the southern property line; 2) extension of sanitary sewer and municipal water; 3) stormwater improvements; 4) a public trail along the new public street; and 5) a private trail connecting to the public trail system at two points to create a walking loop for Select Senior Living residents. Staff recommends approval with the following conditions: 1. The site shall be developed in substantial conformance with plans on file with the Community Development Department, except as may be modified by the conditions herein. 2. The final civil engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction prior to issuance of a building permit or grading permit for the project. 3. A permanent utility easement shall be acquired by the developer for the sanitary sewer main that will run along the elementary school property. It shall be in a form and with content found satisfactory to the City Attorney and the Public Works Director. Said easement shall be fully executed and submitted to the City prior to release of a building permit or grading permit for the project. The easement shall be located in such a way as to minimize the removal of existing mature trees. 4. Prior to issuance of a building permit or grading permit for the project, a park and trail dedication fee in an amount found satisfactory to the City Council shall be submitted to the City. 5. The stormwater ponds need to be encumbered by a drainage easement in favor of the City. But the ponds must be maintained by the property owner. 6. The trail shown along the west side of the new public road must be changed to a sidewalk. This is to be shown in final plans prior to issuance of a building permit or grading permit for the project. 7. Both sides of the new public road must be signed by the developer for no parking. 8. A permit for work within the County right-of-way a well as an access permit must be obtained from Washington County by the developer prior to beginning any work within the County right- of-way. 9. All electrical and communications utility lines shall be buried. 10. Trout Stream Mitigation fees, Transportation Mitigation fees, and sewer and water trunk fees will be due and payable to the City prior to release of a building permit or grading permit for the project. 11. Prior to issuance of a building permit or grading permit for the project, an escrow in an amount found sufficient by City Engineer shall be deposited with the City for the purpose of extending the road and utilities to the southern property line of the project when development to the south requires them to be extended. Page 3 of 6 Planning Commission July 9, 2014 12. Prior to issuance of a building permit or grading permit for the project, the developer shall deposit a County Road 12 lane improvement escrow with the City in an amount found satisfactory to the Public Works Director. The escrow shall be sufficient to cover the senior care living facility's fair share of the cost of constructing a future bypass or turn lane for the Minar Avenue intersection with County Road 12. The remainder of the County Road 12 improvements will be credited to the Transportation Impact Fee that is due for this project. 13. A development agreement in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for approval by the City Council. Said development agreement must be found satisfactory to and approved by the City Council prior to issuance of a building permit or grading permit for the property. In addition, the Special Use Permit for the project will not become effective until the approved development agreement is fully executed. 14. No independent living apartments may be offered to residents of this project. 15. The wall mounted light at the rear entrance casts some light across the southern property line. This should be revised in the lighting plan to be held at 0.0 lumens at that property line. The revised plan must be submitted to the City prior to issuance of a building permit or grading permit for the project. 16. The developer must verify that the total amount of impervious coverage on the site does not exceed 25%, or reduce it to that amount. 17. If any HVAC equipment is to be located outside, a screening plan must be approved by the Community Development Director prior to issuance of a building permit. In addition, sound generation must be verified to meet the City's noise standards prior to issuance of a building permit and it must be tested after installation to demonstrate that it continues to meet the noise standards. Commissioner Hade asked why a rain garden is not being proposed for the site. City Planner Wittman replied that the proposal is what was submitted by the developer. Commissioner Collins noted that the trail system is important to retain, and asked if a condition could be added about stormwater management and mitigation? City Planner Wittman responded that the project meets the requirements for percentage of impervious surface coverage. Todd Erickson, representing the developer, answered questions about ponding. The development meets the Brown's Creek requirements for volume and rate control through a series of ponds proposed for sediment removal. The majority of the property is an open farm field; most construction has been kept away from the edges of the property to maintain the surrounding trees. Additional trees will be planted on the site. Chairman Kocon opened the public hearing. Don McKenzie, 12620 72nd Street North, whose property adjoins the site, expressed concerns about building massing and visibility of the structure from his property, and disruption of the evergreens on his property. He also is concerned about noise from HVAC units, lighting, and the reduction of property values. Regarding road utility extensions to the south, he feels it's important that adequate funding be held to cover future cost increases for those extensions and to provide written assurance that all necessary easement conditions will apply to the future extensions. Dionne Meisterling, 12550 72nd Street North, whose property is on the south side of the site, shared Mr. McKenzie's concerns about the height and visibility of the building. She would like assurance Page 4 of 6 Planning Commission July 9, 2014 that the trees on the property line and especially the oak trees are maintained and not damaged. She is concerned about the sewer line extension causing damage to the 200 year old oak trees. She also would like lighting to be as natural as possible so it is not intrusive to residents. Shad Vork, 2353 Croixwood Boulevard, representing Grace Baptist Church, 12721 75th Street North, asked that when the road is built, the church be notified and access to its parking lot maintained. Chairman Kocon closed the public hearing. Mr. Erickson stated a berm will be built on the south where there is a gap in the trees, with 8-12 foot trees which will block the view of the building from the homes. The sewer line on the south property line will be installed at a location where it will not interfere with the drip line of any of the trees. Staff had recommended tying into a certain manhole which would have damaged some substantial oaks, but if it can tie in further to the west to avoid those trees, it would be preferable. This would require an easement from the school which he believes would be granted. He will explore this option. Regarding noise concerns, HVAC units will be screened and baffled to direct the sound. Since the trail will be gone, the amount of illumination on the back can be reduced so there will be no light pollution. The road will be deeded back to the City as right-of-way with the final plat. He made note of the request to maintain access to Grace Baptist Church. Chairman Kocon stated that the berm with trees meets his concerns about visibility. Commissioner Kelly commended staff on establishing conditions of approval which seem to address neighbors' concerns. Motion by Commissioner Kelly, seconded by Commissioner Hade, to recommend approval of the special use permit with conditions recommended by staff, plus additional conditions: #18 requiring removal of the loop trail; #19 adding a berm at the gap in the screening; and amending condition #3 to require the developer to pursue northwestern routing of the sanitary sewer extension to avoid removal of existing mature trees, and amending condition #5 to add "as required by the Brown's Creek Watershed District." All in favor, 8-0. OTHER BUSINESS Trails Master Plan Draft Vision/Guiding Principles Melissa Douglas, consultant, led discussion on the draft of the Trails Master Plan. Commissioners expressed a desire to study more specifically what would be desirable elements in certain areas of the City, for instance placement of sidewalks or paths on one or both sides of collector streets. Ms. Douglas agreed to identify more specific recommendations for various corridors of the City, for the Commission to consider more closely. For the next meeting, she will develop a revised map with more detail. A subsequent meeting will include site visits. This site visit meeting will take place at 5:30 p.m. prior to the regularly scheduled August Planning Commission meeting. ADJOURNMENT Page 5 of 6 Planning Commission July 9, 2014 Motion by Commissioner Lauer, seconded by Chairman Hade, to adjourn the meeting at 9:58 p.m. All in favor, 8-0. Respectfully Submitted, Julie Kink Recording Secretary Page 6 of 6 i11water THE BIRTHPLACE OF MINNESOTA PLANNING REPORT DATE: September 6, 2014 APPLICANT: Sheryl Jespersen LANDOWNER: Sheryl Jespersen REQUEST: Special Use Permit for B & B LOCATION: 1005 N William St ZONING: RB, Two -Family Residential PUBLIC HEARING:September 10, 2014 CASE NO.: 2014-27 REVIEWED BY: Stillwater Fire Marshal Tom Ballis, Stillwater Building Official Cindy Shilts REPORT AUTHOR: Bill Turnblad, Community Development Director BACKGROUND Sheryl Jespersen lives at 1005 N William Street. She hosts Craft Retreat guests in her home, in a manner similar to that of a Bed & Breakfast. Currently up to 12 guests can rent three bedrooms and the common areas in her home for crafting weekends. While there, Jespersen offers breakfasts and acts as host to her crafting guests. Bed & Breakfasts are allowed in the Jespersen neighborhood if issued a Special Use Permit (SUP) by the City Council. Jespersen opened her Craft Retreat B & B this spring without a SUP, because she was not aware that one was necessary'. When the City received a complaint about the lodging use of her property, the City notified her that she needed to make application for a use permit.2 1 Ms. Jespersen had phone conversations with City staff prior to purchasing her home. She asked if she could use her future home as a craft retreat. Staff responded that a craft retreat is not specifically mentioned in the Zoning Ordinance and where the Ordinance is silent, it is assumed the use is not allowed. So, if she used the home for a craft retreat and the City received complaints, there would be no guarantee that the use could continue. 2 When the complaint was received and staff contacted Ms. Jespersen, staff suggested that the craft retreat could possibly be found substantially similar to a B&B, which requires a Special Use Permit. Staff then advised Ms. Jespersen to submit an application for a Special Use Permit. She was not asked to cancel her current retreat reservations when she was notified of her need for a Special Use Permit. But, she was asked not to accept any further reservations until the City Council considered and acted upon her permit request. Jespersen SUP Page 2 of 6 SPECIFIC REQUEST Sheryl Jespersen has requested a Special Use Permit to allow her to operate a Craft Retreat Bed & Breakfast in her home at 1005 N William Street. EVALUATION OF REQUEST The first question that needs resolution is whether this specific use can be considered a Bed & Breakfast. To help the Planning Commission and City Council determine whether the proposed use is substantially similar to a B & B or not, the definition of B & B is reproduced here: Bed and breakfast means an owner occupied historic residential structure used as a lodging establishment where a guestroom or guestrooms are rented on a nightly basis and in which only breakfast is included as part of the basic compensation3. • It must be owner occupied. - The owner lives on the property and would remain on -site and host the crafters during their stay in her home. • Only breakfast may be served. - Jespersen will only serve breakfast. • Nightly rentals, no long term rentals. - This condition is intended to prevent the home from turning into a vacation property or other form of longer term lodging. Jespersen s crafting guests generally stay for a weekend. Though some stay for nearly a week. But, in all cases the guests pay for a weekend stay with an extra charge for each additional day. • The B&B must be in a historic residential structure. - In the performance standards for B & Bs the "historic" aspect of the residential structure is further clarified. "Historic" includes an age standard of at least 100 years4. The Jespersen residence was built originally in 1873, according to county records. Clearly the core of the building meets the age portion of the definition. But, "historic" also includes a rule that additions and rehabilitation of the house are to be by Department of the Interior Standards5. This aspect of "historic" is not as easy to review. The intent of the standard seems to be to establish a baseline of historical integrity for B & Bs in Stillwater. If that is so, the baseline goal would be old houses that exhibit architectural features characteristic of the surrounding neighborhood. For the Jespersen home, several additions have been constructed over the years, including within the last decade. The additions and remodeling do not seem to have incorporated Department of Interior standards. However, the core of the house does still resemble a Victorian Era home with room sizing, original wooden flooring, some of the fenestration is still genuine, etc. In summary, staff finds the definition of B & B to be substantially met by the request. 3 City Code Sec 31-101, 16 4 City Code Sec 31-504, Subd 1(f) 5 City Code Sec 31-504, Subd 1(k) Jespersen SUP Page 3 of 6 REVIEW OF STANDARDS If the Planning Commission and City Council agree that the proposed Craft Retreat is substantially similar to a B & B, then the proposal should be reviewed against the various code standards for B & Bs and Special Use Permits. That review follows. 1. B & B performance standards A section of the Zoning Code is devoted to B & B performance standards6. The eight that apply to this review are reproduced here. • Parking - At least two off-street parking spaces are required for the owner, and at least one is required for each "room/unit" of the B & B. o As seen on the attached parking plan, there are two spaces for the owner: one in the attached garage and one in the driveway. o If this were a standard "one couple per room" B & B business model, three off- street parking spaces would be sufficient. But, the Crafting Retreat model creates a larger demand for off-street parking than the standard model. It is completely possible that each of the crafting guests would drive to the B & B separately. Therefore, an off-street parking space should be provided for each potential guest. ■ Currently Jespersen accepts reservations for up to 12 crafting guests at a time. However, by Washington County Health Department rules, if a B & B serves more than 10 guests, the kitchen must be upgraded to commercial quality. This is very expensive, so Jespersen will only offer the B & B to 10 guests at a time. o With 10 guests, the property will have to provide 12 off-street all-weather parking spaces. The attached parking plan shows these spaces. Staff recommends that the all-weather parking lot be constructed prior to November 15, 2014. If it is not constructed by then, reservations after that date should be required to be cancelled. Otherwise, winter parking will be very difficult if it is all on -street. • Dining Facilities - Dining facilities can only be made available to registered guests, not the public. And, only breakfast can be offered to these guests. o As mentioned above, there will be a maximum of 10 guests. So, the existing residential kitchen is sufficient to provide breakfast to the B & B guests. Furthermore, the only meal proposed to be served is breakfast. • B&B Distribution - Bed & Breakfasts can be no closer to each other than 900 feet. This in theory prevents a cluster of B & Bs that may in their accumulative effect negatively impact a residential neighborhood. o The existing and proposed B & B are all shown on the attached map. The closest B & B is the Sauntry Mansion, which is 1,500 feet away from the Jespersen property. • Exterior Signage - A single sign no greater than four square feet in area is permitted to identify the B & B. o No sign plan was requested or submitted with the application materials. So, prior to installing a sign, it will need to be reviewed and approved by the Community Development Department. 6 City Code Sec 31-504 Jespersen SUP Page 4 of 6 • Age of Structure - The B & B structure must be at least 100 years old. o The original portion of the Jespersen residence exceeds the minimum age requirement. The County Assessor states that the original portion of the house was built in 1873. • Exterior Lighting - Exterior lighting is required between the parking lot and the B & B, but additional exterior lighting for the B & B is not allowed. o No lighting plan was submitted. So, prior to beginning construction of the parking lot, the owner will need to submit a lighting plan that is reviewed and approved by the Community Development Department. • Inspections and Licenses - Various inspections and licenses are required before the Special Use Permit can become valid. o Fire Marshal - The Stillwater Fire Marshal is required to inspect the proposed B & B prior to issuance of a Special Use Permit. This was done and a few minor corrections were ordered and are in the process of being corrected. The only condition requested by the Fire Marshal is that the B & B owner would consent to an annual fire code inspection for the business. o Building Official - The City Building Official is also required to review the conversion request. She noted that with the limited number of bedrooms rented to guests, the occupancy classification can remain the same as a single family home. But, she requires CO detectors and smoke detectors to have hard wire installation rather than battery operation. o Washington County Health Department - Ms. Jespersen will need to make application to the County Health Department for a license to operate the B & B. The license must be issued and a copy filed with the City before the Special Use Permit can take effect. o State Tax ID Number - A State Tax ID Number needs to be provided to the City before the SUP can take effect. From the City's point of view, the Tax ID is important because there is a City lodging tax that applies to all hotels and B & Bs in town. • Historic Restoration and Building Additions - All existing B & Bs in Stillwater are located in old houses that exhibit Victorian Era architectural features characteristic of the City's lumbering era. However, as long as the home is at least 100 years old, and fits the historic context of the surrounding neighborhood, the B & B would not need to be a Victorian Mansion. It could, for example, be within the home of a 19th Century factory worker. But, to encourage B & Bs to locate in houses that exhibit the architecture of the 19th Century, whatever style it might be, the Zoning Code states that building restoration and construction of additions should be done according to guidelines promulgated by the US Department of the Interior for historic preservation. o Over the years, including within the last decade, several additions were constructed to the house Jespersen now owns. The additions and remodeling does not seem to have been done with the intent to follow the Department of Interior guidelines. None the less, the core of the house still resembles a 19th Century home in its room sizing, original wooden flooring, some of the fenestration is still genuine, etc. Jespersen SUP Page 5 of 6 2. Special Use Permit standards The city may grant a Special Use Permit or amendments when the following findings are made7: a. The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. Impervious surface coverage - The Zoning Ordinance states that the subject property may only have 25% building coverage and another 25% of other impervious covers. The building coverage on the property is less than 17% and with the new parking lot the other impervious cover will be under 23 % . So the impervious standards would not be exceeded. Minimum size of B & B lot - The size of lot required for a B & B is directly related to the number of bedrooms that are converted to guest rooms9. The proposal with three guest rooms on the second floor and the owner's master bedroom on the first floor demands a minimum lot size of 10,000 square feet. The subject property's 15,000 square feet exceeds the minimum requirement. b. Any additional conditions necessary for the public interest have been imposed. On -street parking is an issue identified by the neighbor that filed the complaint initiating this review process. Currently there is insufficient improved off-street parking. If the eight -space parking lot is constructed as recommended by staff, there will be sufficient on -site parking. c. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. In addition to parking concerns, outside socializing could become a concern to neighbors. The crafting guests have use of the home's deck. So, it is possible that 10 guests could socialize outside until rather late at night if weather is pleasant. And, though socializing could occur on the deck of any home in the neighborhood until late in the evening, the Craft Retreat has the potential for this to occur more frequently than a standard residence. So, it may be prudent to attach a condition that quiet hours be observed between 10 PM and 8 AM. ALTERNATIVES The Planning Commission has the following options: 1. Determine that the proposed Craft Retreat is substantially similar to a B & B, and recommend that the City Council approve the requested Special Use Permit with the following conditions: a. The maximum number of crafting guests is limited to 10 at a time. b. The owner must generally be on -site when crafting guests are in her home. 7 City Code Sec 31-1, Subd. 30(1)d 8 City Code Sec 31-308(b)(1) 9 City Code Sec 31-504, Subd. 1(g) Jespersen SUP Page 6 of 6 c. Only breakfasts may be served in the B & B. Crafting guests may not be served lunch or dinner from the B & B's kitchen. d. Crafting guests may stay no longer than a week at a time. e. An all-weather parking lot for eight vehicles must be constructed similar to the staff recommendation prior to November 15, 2014. The grading plan for the parking lot must be approved by the City Engineer prior to beginning construction. f. Prior to installing an exterior sign, it must be reviewed and approved by the Community Development Department. g. Prior to constructing the parking lot, the owner must submit an exterior lighting plan to the Community Development Department for review and approval. h. An annual fire code inspection shall be allowed by the owner. i. Carbon monoxide detectors and smoke detectors must be hard wired rather than operate with batteries. The wiring must be completed before the Special Use Permit will become effective. j. The owner must make application to the County Health Department for a license to operate the B & B. The license must be issued and a copy filed with the City before the Special Use Permit will become effective. k. The owner must provide the City Finance Director with the B & B's Tax ID number before the Special Use Permit will become effective. 1. Lodging guest quiet hours must be observed between 10 PM and 8 AM. 2. Determine that the proposed Craft Retreat is not substantially similar to a B & B, and recommend that the City Council deny the Special Use Permit. 3. Continue the public hearing until October 8, 2014 for additional information. RECOMMENDATION Staff recommends determining that the proposed Craft Retreat lodging is substantially similar to a B & B and further recommends approval of the Special Use Permit with the conditions identified above. Attachments: Location Map Oblique Views Existing Parking Required Parking B&B Location Map Floor Plan Applicant Letter cc: Sheryl Jespersen Subject Property ASPEN STREET WEST HI MULBERRY ORY STREET CHERRY STREET WFST WI I KING STIR FT WEST ELM STREET EAST ASPEN STREET II SINS STREET !11water THE BIRTHPLACE OF MINNE S O T A Jespersen SUP Zoning Map Zoning Districts nA-P, Agricultural Preservation n RA- Single Family Residential n RB - Two Family n TR, Traditional Residential nLR, Lakeshore Residential I 7 CR, Cottage Residential CTR, Cove Traditional Residential CCR, Cove Cottage Residential nCTHR, Cove Townhouse Residential nTH, Townhouse ® RCM - Medium Density Residential RCH - High Density Residential I —I VC, Village Commercial CA - General Commercial CBD - Central Business District BP-C, Business Park - Commercial nBP-O, Business Park - Office TiBP -I, Business Park - Industrial IB - Heavy Industrial CRD - Campus Research Development PA- Public Administration 1-7 PROS - Park, Rec or Open Space n ROAD Sept 3, 2014 .4, 0 *1 ' I , 4 IP 11 Ilk .44 1." • 4 t• 0 9 8 7 ' 4 0! tio,Odd 90° a3/ r 01°' THE BIRTHPLACE OF MINNESOTA Jespersen SUP B&Bs in City July 22, 2014 Sherry Jespersen 1005 Williams St N Stillwater, MN 55082 City of Stillwater 216 4th St N Stillwater, MN 55082 August 14, 2014 Dear Planning Commission, First and foremost I would like to introduce myself. My name is Sherry Jespersen, I live at 1005 Williams Street North. I am single, a cancer survivor, and I own Great Clips in White Bear Lake and ready to retire. With family in the area, Stillwater seemed to be the best place for me to settle. To have the means to retire, I needed to think outside the box. I was very excited about living in Stillwater, finding a historic home, and starting a Craft Retreat. I specifically sought out a home with ample bedrooms, bathrooms, square footage, and parking for this purpose. Before purchasing the home, I called the City of Stillwater and asked about regulations for Craft Retreats at this address. I was told there were no regulations on Craft Retreats and that I could have this business in my home. If I had been told by the City that I could not have a Craft Retreat, I would not have purchased the home. I am applying for a special use permit to have a three bedroom B & B at 1005 William St. N. for Craft Retreat use. A Craft Retreat is a group, typically women ages 40-60, who rent a home to scrapbook or quilt. The home provides the group with the supplies needed to do their craft which I have set up in the lower level of the home. This is where the group will spend most of their time. I am home to check -in the Crafters and I stay either at the home or nearby when they are in the home. There are two driveways on the property that can accommodate up to 12 parking spaces. The fire marshal has been to my house and I have made the appropriate changes. The Building Department was not able to come to my home, but we have been in communication and all building requirements are and/or will be completed. I would like to have Crafters at my home two to three weekends per month. I am very receptive to the neighborhood input and City requirements. I want to do what is right for all parties involved. Unfortunately, Jody Stoltz is one neighbor I will not be able to accommodate. I am aware of complaints she has made to the City, in particular that I had 10 cars parked in the street. This did not happen nor will be an issue; she may have been including her own family vehicles in the count. She has been harassing my guests and me. She walked onto my property screaming on two separate occasions that it was illegal for my guests to be there and she would call the cops. She has also made racial comments on my property which is a concern as my son-in-law and granddaughters, ages 1 and 3, are Hispanic and live only a few blocks away. She said she has lived in the neighborhood for 25 years and she will not let me get away with this. Get away with what, what am I doing wrong? She also mentioned she had over 30 photos of my home and guests. I was told by the Stillwater Police that Jody and her family at 924 Everett have a long history of complaints and harassment of neighbors. I included recent police reports. The City Police suggested I apply for a restraining order. I also found that Jody and her husband have been booked at Washington County Jail for charges on domestic assault, disorderly conduct, and property damage. Due diligence has been completed in this process. I have had open communication with the City and completed City recommendations and requirements. I have had no issues with other neighbors and would like to hear their feedback and answer their questions. I completed market research and am doing business in the normal fashion. The Craft Retreat is registered with MN Secretary of State, the business organization has been approved by the State and I have a tax ID number. If a special use permit for a B & B is what the City recommends I need for all parties to be at ease, this is what I would like to obtain. Again, I am open to any suggestions/recommendations and willing to fulfill any requirements to make a more comfortable situation for all parties involved. I appreciate your time, Sherry Jespeen liwater H¢ S I X I H P 4 A f, E OF MINNESOTA. PLANNING COMMISSION DATE: September 10, 2014 CASE NO.: SUP/BB/V/2014-28 APPLICANT: Renee Haugen, applicant REQUEST: Consideration of a Special Use Permit for a Bed and Breakfast, and associated variances thereof, to be located at 116 Harriet Street North ZONING: RB - Two Family Residential COMP PLAN: Low/Medium Density Residential PREPARED BY: Abbi Jo Wittman, City Planner REQUEST Renee Haugen has requested a Special Use Permit to allow her to operate a Bed & Breakfast in the home of 116 Harriet Street North. At this time Ms. Haugen does not own the home. The applicant has received property owner permission for the submission of the application and will pursue the purchase of the home, if the Special Use Permit is granted. APPLICABLE REGULATIONS AND STANDARDS City Code Section 31-504, Bed and Breakfast, identifies the following performance standards for review: • Parking - At least two off-street parking spaces are required for the owner, and at least one is required for each "room/unit" of the B & B. o As seen on the attached parking plan, there are two spaces for the owner located in the existing two -car garage. o The home currently has four bedrooms, one would be the owner's room. But, the applicant plans eventually to remodel the home to create two additional guest rooms for a total of five guest rooms. While the applicant proposes to increase the existing three -stall space to accommodate five vehicles, this parking area is not located wholly on the subject parcel; it is located partially within the public right-of-way. Therefore a parking plan will need to be approved prior to the opening of the B & B. Staff recommends that the all- weather parking lot be constructed wholly on the subject property otherwise winter parking will be very difficult if it is on -street. • Dining Facilities - Dining facilities can only be made available to registered guests, not the public. And, only breakfast can be offered to these guests. o The only meal proposed to be served is breakfast and it would be limited to registered guests. 116 Harriet Street North Case SUP/BB/V/2014-28 (CPC: 9-10-14) Page 2 • B&B Distribution - Bed & Breakfasts can be no closer to each other than 900 feet. This in theory prevents a cluster of B & Bs that may in their accumulative effect negatively impact a residential neighborhood. o Included in the applicant's narrative is a buffer map depicting the proposed B & B as well as those located within 900'. Two existing B & B's are located within 900': Aurora Staples and Rivertown Inn. A variance is requested to the 900' buffer distance. This variance is addressed later in the report. • Exterior Signage - A single sign no greater than four square feet in area is permitted to identify the B & B. o No sign plan was requested or submitted with the application materials. So, prior to installing a sign, it will need to be reviewed and approved by the Community Development Department. • Age of Structure - The B & B structure must be at least 100 years old. o The applicant has submitted documentation indicating the year of construction as 1877. • Exterior Lighting - Exterior lighting is required between the parking lot and the B & B, but additional exterior lighting for the B & B is not allowed. o No lighting plan was submitted. So, prior to beginning construction of the parking lot, the owner will need to submit a lighting plan that is reviewed and approved by the Community Development Department. • Inspections and Licenses - Various inspections and licenses are required before the Special Use Permit can become valid. o As the applicant is not the property owner, staff recommends a condition of approval include review and inspection by the Fire Marshal, Building Official, and Washington County Health Department. o A State Tax ID Number needs to be provided to the City before the SUP can take effect. From the City's point of view, the Tax ID is important because there is a City lodging tax that applies to all hotels and B & Bs in town. • Historic Restoration and Building Additions - B & Bs in Stillwater are located in old houses that exhibit architectural features characteristic of the historic context of the surrounding neighborhood. To encourage B & B's to locate in houses that exhibit the architecture of the era of local and state historical significance, the Zoning Code states that restoration and construction of additions should be done according to guidelines promulgated by the US Department of the Interior for historic preservation. o While a few small additions were constructed to the house, the additions and remodeling have been done in a manner that has been fairly consistent with the intent of the Department of Interior guidelines. The applicant has indicated it is her desire to restore the exterior of the home, while proposing modest additions to allow for modern amenities (such as a restroom for each guestroom). The applicant is aware the additions will likely necessitate design review by the HPC and her architect is aware the additions will need to conform to the Secretary of the Interior's Standards for Rehabilitation. City Code Section 31-207, Special Use Permits, identifies the city may grant a Special Use Permit or amendments when the following findings are madel: ' City Code Sec 31-1, Subd. 30(1)d 116 Harriet Street North Case SUP/BB/V/2014-28 (CPC: 9-10-14) Page 3 a. The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. Impervious surface coverage - The Zoning Ordinance states that the subject property may only have 25% building coverage and another 25% of other impervious covert. The building coverage on the property is less than 8% and with the new parking lot the other impervious cover will be under 23 % . So the impervious standards would not be exceeded. Minimum size of B & B lot - The size of structure and the size of the lot required for a B & B is directly related to the number of bedrooms that may be converted to guest rooms3: Max. Number Guestrooms Permitted Original Number of Bedrooms Max. Gross House Size, Not Including Basement, in Square Feet Min. Zoning Lot Size in Square Feet 1 2 Up to 2,499 7,500 2 3 2,500 — 2,999 10,000 3 4 3,000 — 3,499 10,000 4 5 3,500 — 4,999 15,000 5 6 5,000 up 20,000 The residence is 2,310 square feet of living area. Given this, the maximum number of guest rooms that would be permitted is one. The total lot size, however, is greater than 20,000 square feet which would allow for a maximum number of guestrooms to be five. The applicant is requesting a total of five guestrooms and a variance to the max number of guestrooms permitted. This variance is addressed later in this report. b. Any additional conditions necessary for the public interest have been imposed. On -street parking may become an issue in this neighborhood. Currently there is insufficient improved off-street parking. If the three -space parking lot is constructed as recommended by staff, there will be sufficient on -site parking. c. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. No public concerns have been identified through the public input process to date. As with all lodging facilities in our residential neighborhoods, noise is a concern. Similarly to other B & B facilities, staff would recommend quite hours be observed between 10 p.m. and 8 a.m. As indicated the following variances are requested: 2 City Code Sec 31-308(b)(1) 3 City Code Sec 31-504, Subd. 1(g) 116 Harriet Street North Case SUP/BB/V/2014-28 (CPC: 9-10-14) Page 4 • Buffer Distance: City Code Section 31-504, Bed and breakfast, Subd. 1(c): Bed and breakfast uses in residential areas must be located at least 900 feet apart (approximately three blocks) • Guestrooms: City Code Section 31-504, Bed and breakfast, Subd. 1(g): The maximum gross house size for five guestrooms. City Code Section 31-208, Variances, identifies the city may grant a variance when all of the following findings are made: 1. The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The purpose of Section 31-504 is to allow for conversion of historic houses into B & B's where the use would benefit the surrounding area. The proposed use is in harmony with the zoning chapter. 2. The variance is consistent with the comprehensive plan. No application elements are contradictory to the Comprehensive Plan. 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: i. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; Buffer Distance: The subject parcel is located in a neighborhood bordered by West Myrtle Street to the South and Mulberry Street to the North, giving topographical separation from the two Inns. Furthermore: • While Aurora Staples is located within the buffer area, it is a small portion of the parcel and not the structure. The Northeast corner of the subject parcel, located well below the hillside, is the portion of the property that is located within 900'. This portion of the subject property will not be utilized as a part of the B & B due to topographical access constraints. • The Rivertown Inn is wholly located within the 900' buffer area. However, as the applicant has indicated, the Inn does not operate under the traditional B & B requirements but under special provisions of a Special Use Permit. Guestrooms: Although the residence is smaller than the maximum square footage allowed/required for a five -bedroom B & B, each guestroom would be provided with modern amenities and the structure would accommodate ample indoor and outdoor common areas. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and Buffer Distance: The less than 900' distance to the two Inri s is not unique but the topographical separations between the proposed B & B and the other lodging 116 Harriet Street North Case SUP/BB/V/2014-28 (CPC: 9-10-14) Page 5 facilities is unique. Although they are located within 900', all three are in completely separate neighborhoods. Guestrooms: The smaller home on a large lot in this location is unique to Stillwater. Although more prominent members of the community would build sizable homes, this home was modest. The modest nature of the home is unique on this bluff. iii. The variance, if granted, will not alter the essential character of the locality. Buffer Distance: The B & B will be the only one in this neighborhood. As determined by City Code approximately three blocks distance is suitable to prevent over saturation of these types of uses in residential areas. The residential nature of the locality would be kept. Guestrooms: The essential character of this locality will not be altered with the allowance of five guestrooms. Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. ALTERNATIVES The Planning Commission has the following options: 1. Recommend that the City Council approve the requested Special Use Permit, and associated variances thereof, with the following conditions: a. The maximum number guest rooms is limited to five. b. The owner must generally be on -site when guests are in the home. c. Only breakfasts may be served in the B & B. Guests may not be served lunch or dinner from the B & B's kitchen. d. Guests may stay no longer than a week at a time. e. Plans shall be submitted to and reviewed by the Fire Marshal and the Building Official before the Special Use Permit becomes effective. f. Plans for exterior additions and/or significant alterations shall be reviewed by the Heritage Preservation Commission for consistency with the Secretary of the Interior's Standards for Rehabilitation. g. An all-weather parking lot for five vehicles must be constructed wholly onsite. The grading plan for the parking lot must be approved by the City Engineer prior to beginning construction. h. Prior to installing an exterior sign, it must be reviewed and approved by the Community Development Department. i. Prior to constructing the parking lot, the owner must submit an exterior lighting plan to the Community Development Department for review and approval. j. An annual fire code inspection shall be allowed by the owner. 116 Harriet Street North Case SUP/BB/V/2014-28 (CPC: 9-10-14) Page 6 k. Carbon monoxide detectors and smoke detectors must be hard wired rather than operate with batteries. The wiring must be completed before the Special Use Permit will become effective. 1. The owner must make application to the County Health Department for a license to operate the B & B. The license must be issued and a copy filed with the City before the Special Use Permit will become effective. m. The owner must provide the City Finance Director with the B & B's Tax ID number before the Special Use Permit will become effective. n. Lodging guest quiet hours must be observed between 10 PM and 8 AM. 2. Determine that the proposed B & B and associated variances thereof is not consistent with the Special Use Permit provisions and recommend that the City Council deny the Special Use Permit. 3. Continue the public hearing until October 8, 2014 for additional information. RECOMMENDATION Staff recommends determining that the proposed B & B meets the Special Use Permit provisions and finds practical difficulty has been established regarding the variances related thereof, and further recommends approval of the Special Use Permit with the conditions identified above. 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Ell 4-41-1i1 MI= la ■: Ii is ea- 1 t Date: August 15, 2014 To: Stillwater Community Development Abby Whitman 216 North Fourth Street Stillwater, MN Property Address 116 Harriet Street North Stillwater, Minnesota Property #: 28.030.20.31.0076, Legal description: LOTS 1-2-3 & 4 Block 8 & Vacated property of Holcombe Street adjacent lots 1 & 3 Thompson Parker & Mowers 2'd Addition, Block 8 Lot 2 Subdivision 11221 Subdivision name Thompson Parker and Mower's 2nd Addition Block 8 Lot 4 Subdivision 11221 Subdivision Thompson Parker and Mower's 2nd Addition Zoning District: RB, Residential Business Purpose: I am interested in purchasing this property and am in process of conducting a feasibility study to determine if the project of a Bed and Breakfast is possible in this location. Before making an offer on the property I need to know if it is possible to obtain a Special Use Permit for a Bed and Breakfast and Variance to Bed and Breakfast Provision 31.504 Architect: Douglas A. Danks Associates 807 North 4th Street Stillwater, MN 55082 651-430-2139 Builder: TBD Landscaper: TBD Project Narrative and General Plan Application of a Special Use Permit and Variance For a Bed and Breakfast Located At 116 Harriet Street North, Stillwater, MN The subject property is located at 116 Harriet Street, in Stillwater, MN, which is in the RB zoning district. The zoning RB, Residential Business allows for a Bed and Breakfast when properly permitted with a Conditional Use Permit issued by the town of Stillwater as approved by public process and review by the Planning Commission. The property was built in 1878 using the Gothic farmhouse' architecture, popular throughout the United States from the 1840s— 1900s. The home is a two story 2400 square foot four bedroom single family dwelling situated on a residential street on the North hill of Stillwater, with nearby Victorian, Gothic and Craftsman homes representing the various styles of that era. One sixteen Harriet is situated on the North Hill, separated from other B & Bs on the South Hill and bordering neighborhoods by ravines, roads and separate neighborhoods, making this location unique, and removed from other B & Bs. The Stillwater Planning Commission permits Bed and Breakfast in the RB zoning district as regulated in Sec 31-504, subject to the following conditions: (a) At least two off-street parking spaces must be provided onsite for the owner or manager and one parking space for each room bed and breakfast unit. The parking spaces must be signed and the parking plan approved by the community development director. (b) The dining facilities must not be open to the public and must be used exclusively by the registered guests unless allowed as a separate permitted or special use. (c) Bed and breakfast uses in residential areas must be located at least 900 feet apart (approximately three blocks). (d) An identification sign not exceeding four square feet may be located on the site. The sign must match the architectural features of the structure. (e) Bed and breakfast establishments are prohibited in all other districts. (f) The bed and breakfast structure must be at least 100 years old or show proof of historic significance to the city. (g) The maximum of five bed and breakfast guestrooms may be established in a structure. The following lot and structure size criteria determines the number of guestrooms allowed. (See ordiance for details) The nearest B & B is the Aurora Staples, at .20 miles or 1056 feet away from 116 Harriet and from an aerial view is slightly within the 900' buffering zone. The Aurora Staples is situated in a separate neighborhood with the 900' buffering zone barely encroaching on the corner section of the land, and does not include the building within the buffer zone. The second facility is the Rivertown Inn with 10 guest rooms, is .30 miles away, or 1584 feet. From an aerial view the Rivertown Inn is within 900' of the buffer zone. In review of the city ordinance 31.504 Bed and Breakfast the Rivertown Inn is outside of the ordinance requirement of no more than five guest rooms, thus the Rivertown Inn is not classified as a Bed and Breakfast under the 31.504 ordinance and request it not be a consideration for the 900' buffering zone. Buffer Zone Aurora Staples 1,1 In addition the subject property should be considered for a Bed and Breakfast because of it's • Prime location in Stillwater and an older neighborhood already well into gentrification. • Location in a popular, scenic, and recreational destination, with a proven track record of attracting travelers, tourists and special event visitors • Appropriately zoned for B & B use in an RB two family residential district. • Ample off-street parking, currently the property has off street parking for five vehicles. Excellent main floor plan in main house that will easily provide spacious and ample common areas. • Private and secluded back yard with large oak and pine trees. • While a famous person did not live in the 136 year old building, the home was occupied by the Hooley family for nearly 100 years, which in and of itself is historic. The Hooley's significant contributions and generosity to the town of Stillwater and surrounding community are known widely in the community, making this home worthy of historic status. • Architecturally appropriate Gothic Farmhouse built in 1878 that is a natural city landmark, clearly visible from main street Stillwater, seen in photography in art galleries, books, and restaurants throughout Stillwater. • One block off a main thoroughfare, Myrtle Street provides for easy access and little interruption to neighbors. • Limited residential properties near the property which contribute to lessening inconveniences to the neighborhood. • Lot sized appropriately to 20,000 square feet to accommodate up to five rooms. Vacant Sal tr El 0,0. a Pared O= 2E03020310075 as 16011 0E5.01 1E5 s-- Dead end TEAR?, 101115 1015 1m 424 2,7 0 5i 100 1 1 1 I 200 Feet i I vsa City Owned 15* MAP FOR REFERENCE ONLY NDTA LEGAL DOCUMENT Stillwater a historic town recognized as a popular tourist and visitor destination is well suited for a new option to travelers and visitors through a 'New' and Unique' Bed and Breakfast. This Bed and Breakfast will offer the modern convenience while providing a romantic experience with comfortable, quiet, private and charming surroundings, supporting three guest suites in the main house. There will be a strong emphasis on attention to detail and customer service. It will cater to the aesthetic tastes and expectations of the discerning and affluent traveler. The typical guest to a Bed and Breakfast is looking for home style comfort and quiet enjoyment. Singles and couples, not families, make up the majority of guests. B & B patrons can enjoy ample common areas, including a •Main living room, large dining room, a library and screen porch with gas fireplace. •Quality furnishings including the latest in technology, security, new, antique and unique items and • Decor will help create a warm, inviting and safe environment. • Features of the common areas include two fireplace's, a butler pantry, baby grand piano, and a varied selection of reading materials, and games. • Sitting areas will be comfortable and well lighted. • Guests will also be able to enjoy outdoor seating, either in the screen porch or patio on the front of the home facing the St. Croix River or in the beautifully landscaped secluded backyard patio. •Landscaping will be enhanced with additional perennials, manicured trees, and an outdoor sitting area in the secluded back yard. The overgrown foliage currently on the property will be replaced with quality trees, bushes, perennials, and flowers. Sample Landscaping Concepts 4.4141111, F-401 Explanation of Renovations will be necessary to meet our standards and to differentiate the B & B on Harriet from its competition, based on market and competitive research, with an emphasis on identifying those features capable of providing the greatest return on investment. Included are items such as private bathrooms with modern amenities, fireplace's, quality finishes, and exterior amenities, such as screen porches and patios and an outdoor fireplace. The house consists of four bedrooms, parlor, dining room, library, kitchen and laundry room. The interior is accented by such features as hardwood floors, door arches, wide moldings and a hand crafted grand stairway, and the original leaded glass front door. Alterations required for health, safety and aesthetic reasons will be enhanced wherever possible. The exterior is wrapped with steel siding and vinyl replacement windows, all of which will be improved with natural materials, higher quality wood framed windows, and architectural elements aligned to the gothic style architecture. The enclosed front porch will be redesigned to achieve a grand entry and porch complete with a walkway leading to the homes entrance. Current entry and porch Sample proposed porch and entry RICE STREET 116 H.ARRIET STREET NORTH SITE RAN 1':2tY0' Incorporating a professionally drawn architectural design, a family room will be added to the South side of the building, and a second story addition to the existing porch on the North side of the building which will accommodate two additional bathrooms. The interior renovations will enhance the home to modern day conveniences, including bathrooms, an upgraded kitchen, and an owner's suite and sitting area. The current detached garage will be upgraded for safety and to reflect the appearance of the main house, incorporating a loft on the second floor for the owners use. Although an Architect, General Contractor and professional Landscaper will be hired to oversee construction and ensure that all work is performed in a timely, cost efficient, and correct manner, I will remain closely involved in the entire renovation process. We will reside in the house and operate the business. My 30+ years of marketing, event planning and hospitality experience uniquely qualifies me to operate a first rate hospitality venue. I would be happy to answer any questions. Thank you for your time and for considering my proposal, Renee L. Haugen 10615 Water Lily Terrace Woodbury, MN 55129 Cell 612-723-5912 rlhaugen@mmm.com rlhaugen@aol.com RICE STREET N0V812S „0—,0E NINON 1331d1S 1311:IUVH 0—,S I — CC 0 Z W W CC F- F- W_ cc Q z I a (O w T F ci) 4, ', THE SWAIN-HOOLEY HOUSE: 116 NORTH HARRIET Two Families, Only 24 years old, the entrepreneurial David M. Swain knew he could build a better steamboat engine and opened his own firm, the Marine Engine Works, in 1867. The business was successful at supplying engines not only for steamboats but also sawmills, and as Stillwater's fortunes rose, so did Swain's. In 1868, he married Anna J. Ainsworth in Illinois, and the following years, the couple had five surviving children: Percy, Gertrude, Maude, Verne, and Fred. In 1877, a decade after establishing his firm, Swain was successful enough to build a prominent five - gabled home at 116 North Harriet. Stillwater historian Donald Empson observes that Swain "was probably the wealthiest individual" to live in Stillwater's western neighborhoods at this time, noting that in 1884 the home's furnishings included three clocks/watches, a piano, and silverware worth $40. An 1879 "Bird's Eye" map shows the house perched over the city. In 1886, taking a mortgage on the home, the Swains successfully expanded beyond marine engines into building their own fleet of steamboats, operating on the St. Croix, Mississippi, and Illinois Rivers under the "Royal Route" name. Decades later, the emergence of the automobile and the advent of World War I hastened the demise of river steamboats. In 1918, the Swains decided to close their Stillwater factory and sell one of their remaining steamboats, the Verne Swain. To house his steamboat patterns and parts after the factory was sold, and apparently intending to continue inventing in retirement, David built a storehouse and workshop building next to his home. (This structure is now the garage.) An engine below the floor was connected to a pulley system that powered the lathes and other machinery. Storage space was located above the workshop, and in fact, a number of original Swain patterns and parts are still in the attic. It was also the end of another era: less than a month after receiving the permit to construct his storehouse/workshop, David Swain died at age 77. He had decided to accompany the Verne Swain to 137 Years its new home in Pittsburgh and became ill during the journey. After David's death, Anna remained in the home, adding the north porch off of the kitchen in April 1919. She continued to live in the house until her own death in 1929. (The Swain name has not entirely left the river, however. The Julia Belle Swain, a replica steamboat named after David Swain's granddaughter, has operated on the Mississippi since 1971 and is now being rebuilt by a new non-profit organization in LaCrosse, Wisconsin.) The home began its second chapter when Matt and Alva Hooley purchased it from the Swains in May 1929. Despite the onset of the Great Depression in September, the Hooleys made the house their own, making minor alterations in 1930 and installing sewer service in 1931. Matt, a grocer, built steps down the bluff in front of the house, to walk to his store each morning. As Matt and Alva raised their six children, the home was the setting for countless happy family occasions. It was also a Stillwater social destination, with the Matt and Alva 'frequently hosting dinners and parties for their many friends. Over the years, as the Hooley grocery business evolved into the modern CUB Foods supermarkets, the family also grew, with 21 grandchildren and several great-grandchildren. In the late 1980s or early 1990s, the east porch was constructed on the site of an earlier porch, to give Alva a better view of her beloved St. Croix River. At night, she would watch the headlights line up to cross the Stillwater bridge, calling the view her "string of pearls." Alva continued to live in the house until her death at age 100 in 1996, when the house became the home of daughter Marjorie Hooley, its current owner. The home at 116 North Harriet Street is now offered for sale for the first time in 85 years. What will its next chapter bring? Abbi Wittman From: rlhaugen@mmm.com Sent: Friday, August 29, 2014 10:35 AM To: Abbi Wittman Subject: DRAFT Floorplan - 116 Harriet - Special Use Permit Abby, Below is a rough draft of the floor plan which is not to scale, which I drew. The family room is an addition to the back (South side) of the home. Room 4 will be reconfigured from the existing structure. The second floor addition is over the North side existing room adding the two bathrooms. I've worked with an architect at this point until I get the approval to move forward, and obtain the house. I want to keep my expenses to a minimum until I know if this is going through. Hope this works for your purpose. Entrance at front i Existing garage, Owners use Se Bath Existing 2nd level To be updated. Renee Haugen Stationery & Office Supplies Division rlhaugen@mmm.com P (651) 733-9164, C (612) 723-5912 Fax: (651) 737-9847 2 PLANNING COMMISSION DATE: September 10, 2014 CASE NO.: V/2014-29 APPLICANT: Jeff Parent, property owner REQUEST: Consideration of a 2' variance to the fence regulations for the installation of a wood, privacy fence on an exterior (side) yard at the property located at 200 Edgewood Avenue ZONING: RA - One Family Residential COMP PLAN DISTRICT: Low Density Residential PREPARED BY: Abbi Jo Wittman, City Planner REQUEST The applicant is requesting consideration of a fence variance to allow a 6' fence to be located on the exterior (side) yard at the property located at 200 Edgewood Avenue. The maximum height allowed in this corner lot location is 42 inches. This request comes before the City after the owner's removal of a pre-existing, non- conforming 6' fence from the site. City Code Section 31-508, Subd. 5 indicates that "No existing fence in violation of this Section 31-508 will be allowed to be replaced or rebuilt. Should an existing fence be replaced or rebuilt, it must come under the regulations of this Section 31- 508." So, the applicant could not put up a new 6' high fence in place of the non- conforming fence that was removed. APPLICABLE REGULATIONS AND STANDARDS City Code Section 31-508, Fence Regulations, Subd. 3(e) indicates "In residential districts fences are limited to a height of 42 inches in the front yard and exterior side yard setback areas." Section 31-208, Variances, indicates the Planning Commission may grant a variance, but only when all of the following conditions are found: 1. The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The 200 Edgewood Avenue Case V/2014-29 (CPC: 9-10-14) Page 2 purpose of Section 31-508 is to provide for the regulation of fences in the city, to prevent fences being erected that would be a hazard to the public, or an unreasonable interference with the uses and enjoyment of neighboring property and are compatible with existing uses, other zoning restrictions and drainage ways. In addition, lower fence height along street yards, both front and side street yards, helps to prevent streetscapes from becoming tunneling. 2. The variance is consistent with the comprehensive plan. No application elements are contradictory to the Comprehensive Plan. 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; The property owner proposes to erect a privacy fence for use and enjoyment of the backyard. The fence would be in the same location and of the same measurements as a fence that had been on the property since the owner purchased the property. The construction of fences on residential lands is reasonable. The challenge in this instance is that since the property is on a corner, the portion of the back yard along the side street also serves as a street frontage yard where lower fences are required to prevent tunneling and other potential issues. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and Although the 42" restriction is reserved for exterior (side) yards, corner lots are not unique in this neighborhood, or any neighborhood in the City. Additionally, section 31-508, Subd. 5. Existing, indicates "No existing fence in violation of this Section 31-508 will be allowed to be replaced or rebuilt. Should an existing fence be replaced or rebuilt, it must come under the regulations of this Section 31-508." The property owner removed the exterior (side) yard fence in August. iii. The variance, if granted, will not alter the essential character of the locality. The essential character of the locality is changing as the conversion of 6' fences to 42" fences has steadily been occurring throughout the City and in the Croixwood Neighborhood. The reduction of 6' fences has decreased the street -wall effect. While 6' fences exist throughout the neighborhood, no new fences in excess of 42"1 in height have been permitted since the City's adoption of Section 31-508. ' City Code Ch 31-100, Subd 2(b) allows measurements in the Zoning Chapter to be rounded up a half foot. Consequently, 3 '/2 fences in font yards are actually permitted to be 4 feet tall. 200 Edgewood Avenue Case V/2014-29 (CPC: 9-10-14) Page 3 (Subject property on left side of street) Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. RECOMMENDATION Staff recommends denial of V/2014-29 on the basis the unique circumstances have been created by the property owner, that the essential character of the locality will be altered, and that 6' tall fences are contrary to the goal of making streetscapes less tunneling. ATTACHMENTS Site Location Map Narrative Request Yard dimension plan Application photographs Signatures of support illwater The Birthplace of Minnesota 200 Edgewood Avenue SITE LOCATION Subject Parcel S 0 85 170 340 Feet ,i,widlig.V.VaillanicillilimliN .11.111111446"91:1: pgrir'w----1•1111r I • .i. 4. .....o. .0 4\ TA 141 / area& M. iiiii MEI Vtillairrig :U111...ii 4.004,41/1118v 4?0,4 ops.t..7 Nil --111 del MIL v_.., 1,„. r• Itt 0 In. te /41 716 ... 44 1,%44. :: ;** ;At 3: t* le itts • 011:4 •4 . • . li 0, 4,,iii vi ir-..rip, ... 111 li efht:i *f 41,47Ar me ?Sm. 44. 2E7 1m. 'Er /A4k. III Minim A isidaINItail i11211 b 11:1411 ... 8/15/2014 Request for a fence variance We, Jeff and Janet Parent residing at 200 Edgewood Avenue Stillwater, are filing a variance to put up a new beautiful 6-foot cedar fence around our entire back yard as a replacement for the original (25+ years), falling apart, eye sore 6-foot wooden fence. This new fence would be built on the exact line as the old fence. The original fence was in poor condition when we moved into this home 12 years ago and we have done our best to maintain and keep it standing and safe. Due to the posts rotting out it was a must to come down. The new fence will be well maintained from the start. Again, the new fence will be in the exact spot as the old fence. A 4-foot fence would not offer us the privacy and security we have had all these years and want and need due to living in an active neighborhood. We have attached a list of signatures from our neighbors that are supportive in us enhancing the neighborhood. Eaf (9000 AvE FR6 a 41401.1 HOUSE. 8A61( ypie0 65- '1, Replacing 6 foot wooden fence at 200 Edgewood Avenue Stillwater We, the listed, have no concerns and support Jeff and Janet Parent, 200 Edgewood Avenue, Stillwater, in replacing their current 6 foot wooden fence with a new cedar 6 foot wooden fence. Printed Name and signature address and date �, z c ((- lq ,2, �/, //w/Ae.7 `_L-fie/*C 4 Q.,,) 5-7- �-- , 6, P.7 2-:)-cznM i 1 q ( u 17�n� cC, C a"r� 5 k odLr `z-1 v\-\v 1At liwater H¢ g l X I H P t A f, E OF MINNESOTA. PLANNING COMMISSION DATE: September 10, 2014 APPLICANT: Roger Tomten, representing Jeff and Julie Anderson, property owners CASE NO.: SUP/ V/ 2014-30 REQUEST: Consideration of a Special Use Permit for an Accessory Dwelling Unit, and associated variances thereof, to be located at 119 Chestnut Street West ZONING: RB - Two Family Residential COMP PLAN: Low/Medium Density Residential PREPARED BY: Abbi Jo Wittman, City Planner INTRODUCTION Jeff and Julie Anderson own the property at 119 Chestnut Street. It is the Queen Anne home on the 4th Street bluffline between Chestnut and Olive Street. They are planning to expand their detached garage by adding another story and a portico to accommodate an Accessory Dwelling Unit. Accessory Dwelling Units are allowed in the 4th Street Neighborhood if they meet specific performance standards and are granted a Special Use Permit by the Planning Commission. SPECIFIC REQUESTS In order to receive a building permit for the planned Accessory Dwelling Unit (ADU), the following specific items would need to be approved by the Planning Commission: 1. Special Use Permit for an Accessory Dwelling Unit. 2. Variance from the maximum number of permitted stories. a. An Accessory Dwelling Unit structure is allowed only two stories. b. The existing walkout and upper story already constitute two stories. c. Another story is proposed on the existing structure for the dwelling unit. 3. Variance from the 30 foot setback required from the 4th Street right-of-way. a. The existing garage is set between 4.47 feet and 5.10 feet from the right-of-way. b. The bay window and roofline of the upper story addition would be closer yet to the right-of-way. 4. Variance from the 30 foot bluff setback requirement. a. The existing garage is less than 10 feet from the bluffline. b. The cantilevered upper story and roofline would be closer yet to the bluffline c. The portico would be very nearly on the edge of the bluff. 119 Chestnut Street West Case SUP/V/2014-30 (CPC: 9-10-14) Page 2 APPLICABLE REGULATIONS AND STANDARDS City Code Section 31-501, Accessory Dwellings, identifies the following performance standards for review: • Lot size must be at least 10,000 square feet. The lot is 25,284 square feet. • The accessory dwelling may be located on the second floor above the garage. While the applicant is proposing popping the top on the existing garage, the existing garage is two story. The lower level, utilized for storage, has greater than 50% of the exterior walls exposed, thus identified as a floor by the Building Code The maximum number of stories shall require a variance, which is discussed later in this report. • The accessory dwelling must be located in the rear yard of the primary residence or be set back from the front of the lot beyond the midpoint of the primary residence. The property, though addressed off of Chestnut Street (which is the Chestnut Street stairway), faces east. The western side of the property, though having the appearance of the rear of the structure, is perceived as a front or exterior (side) yard. Thus, the existing garage does not conform to the 30' setback requirement from the front or exterior (side) yard. The setback will require a variance, which is discussed later in this report. • Off-street parking requirements (four spaces) must be provided. The applicant proposing four spaces: two in the garage, one underneath a covered portico and the other on an existing parking pad. While the proposed space on the existing parking pad as well as those in the garage meet all applicable codes, the addition of the portico for the covered parking would necessitate a variance to City Code Section 31-521: Slope Regulations. This variance will be discussed later in this report. • Maximum size of the ADU is 800 square feet. The applicant has not submitted floor plans but is aware of the maximum ADU size. • The application requires design review. The applicant is aware the application will need to be presented for Design Review approval by the HPC prior to construction. • The height may not exceed that of the primary residence. No height has been proposed for the addition. The applicant is aware of the height requirements for this addition. • Both the primary and accessory dwelling units must be connected to municipal sewer and water services and be located on an improved public street. This will be a condition of approval. • Maximum size of the garage is 800 square feet. The existing garage is less than 800 square feet. City Code Section 31-207, Special Use Permits, identifies the city may grant a Special Use Permit or amendments when the following findings are made: a. The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. The additional residence on this property conforms to the Zoning Regulations. Furthermore, it is consistent with relevant area plans and other lawful regulations. The Comprehensive Plan identifies steep slopes on this property and further indicates the City to develop a setbacks or buffers from the edge of sensitive areas. 119 Chestnut Street West Case SUP/V/2014-30 (CPC: 9-10-14) Page 3 b. Any additional conditions necessary for the public interest have been imposed. No public concerns have been identified through the public input process to date. One letter of support has been received and is attached to this staff report. c. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. ADUs in the RB - Two Family Residential district have not been a nuisance or are detrimental to the public. This use would be consistent with all ADUs within the community. As indicated the following variances are requested: • Stories: City Code Section 31-501 Subd. 3(a)(2): The ADU may be located on second floor above the garage. The variance would be for the ADU to be located on the third story of the garage structure. • Yard Setbacks: City Code Section 31-501 Subd. 3(a)(4): The ADU must be located in the rear yard. The ADU is proposed to be located in the front and exterior (side) yard. The ADU is proposed to be at the property line, which requires a 30' setback. The existing garage sits between 4.47' and 5.10' from the lot line. • Bluff Setback: City Code Section 31-521 Subd. 1(d): No structure may be located on a slope of greater than 24% or within 30 feet of a 25 percent or greater slope. The ADU is proposed to be located within 30' of a steep slope. City Code Section 31-208, Variances, identifies the city may grant a variance when all of the following findings are made: 1. The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. While the variances to the stories and yard setbacks are in harmony with the general purposes and intent of the Zoning Regulations, the variance to the steep slope is not consistent with the general purposes of the Zoning Regulations 2. The variance is consistent with the comprehensive plan. Again, while the variances to the stories and yard setbacks are consistent with the comprehensive plan, the variance to the steep slope is not consistent with the Natural Resources chapter of the Comprehensive Plan. 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: i. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; • Stories: An ADU in the RB - Two Family District is reasonable. From South 4th Street, the ADU will have the appearance of being located on the 2nd story. 119 Chestnut Street West Case SUP/V/2014-30 (CPC: 9-10-14) Page 4 • Yard Setbacks: The proposal of an ADU on the front/exterior (side) yard is reasonable given the existing garage is located within 4.47' and 5.10' from the property line. The balcony, facing South 4th Street and proposed to extend closer to the lot line, is not reasonable. • Bluff Setbacks: As the existing garage is located within this 30' setback area, the ADU is reasonable. However, the expansion of the ADU footprint by adding the covered parking area, further encroaching onto the bluff line, is not reasonable. Two covered parking spaces, as required by the Zoning Regulations, are provided in the garage. Two additional spaces are located on the side of structure. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and • Stories: The existing garage is located on a hillside, as it much of the improved areas of this property. The first floor of the garage, serving as the garage foundation, is unique. • Yard and Bluff Setbacks: The garage, constructed in 1950 and prior to the adoption of the Zoning Regulations, uniquely sits near the front/exterior (side) yard and the bluff setback area. However, many properties in Stillwater do not meet the current Zoning Regulations as they were developed prior to the adoption of the City's Zoning Regulations. iii. The variance, if granted, will not alter the essential character of the locality. • Stories: While the ADU will have three stories and will increase the mass of the structure, the structure will have a two-story appearance from South Fourth Street. As the garage is set to the southwest of the existing home, it will have the appearance of a rear yard improvement from South Third Street and below the bluffline. • Yard Setbacks: As the garage sits within (approximately) 5' from the property line of South Fourth Street, the second story addition will preserve the same footprint as the existing structure. If the western balcony is approved, however, the structure would have an appearance of being located directly on the lot line, thus altering the character in this locality. • Bluff Setbacks: Further encroachment onto this hillside will alter the essential character of the neighborhood, creating even greater improvements closer to the bluff setback area. Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. ALTERNATIVES The Planning Commission has the following options: 119 Chestnut Street West Case SUP/V/2014-30 (CPC: 9-10-14) Page 5 1. Approve the Special Use Permit, and associated variances thereof, with the following conditions: a. The maximum size of the ADU shall be 800 square feet. b. A Design Review permit shall be obtained from the Heritage Preservation Commission prior to the submittal of a building permit. c. Prior to the issuance of a building permit, the property shall have entered into a Lot Line Agreement for that portion of Lot 7, Block 31 to fulfill parking requirements onsite. d. A building permit shall be obtained prior to the construction of the residence. The building permit shall clearly show the maximum height of the accessory structure, in correlation to the height of the existing residence. e. Prior to the issuance of a Certificate of Occupancy, the ADU shall be connected to municipal sewer and water. 2. Determine that the proposed ADU and associated variances thereof is not consistent with the Special Use Permit provisions and deny the Special Use Permit. 3. Continue the public hearing until October 8, 2014 for additional information. RECOMMENDATION Staff recommends determining that the proposed ADU meets the Special Use Permit provisions and recommends approval of the Special Use Permit with the conditions identified above. Staff further finds practical difficulty has been established regarding the variances related to number of stories (for a total of three) and a 24.9' front/exterior (side) yard setback (as to not encroach closer to South Fourth Street than the existing garage), and recommends approval of said variances. Lastly, staff recommends denial of the 30' variance to the steep slope setback. ATTACHMENTS Site Location Map Narrative Request Certificate of Survey Additions and Alterations Planset (10 pages) illwatet The Birthplace of Minnesota 119 Chestnut Street West SITE LOCATION Subject Parcel s 0 50 100 200 Feet ARCHNET 333 North Main Street Suite 201 Stillwater, MN 55082 Architecture • Interiors Sustainable Design Phone 651/430-0606 Fax 651/430-2414 www.archnetusa.com Friday, August 15, 2014 City of Stillwater, Mr. Bill Turnblad, Community Development Director Ms. Abbi Wittman, City Planner 216 North Fourth Street Stillwater, MN 55082 RE: Anderson Residence, 119 West Chestnut Street, Stillwater, MN Dear Mr. Turnblad, Jeff and Julie Anderson are pursuing improvements to their property at 119 West Chestnut Street. I'm attaching documents for your re- view. They would like to upgrade their existing garage to include an accessory dwelling unit/studio space above the garage. The existing garage consists of three overhead doors, but functions poorly with two tight stalls and one stall utilized for access to the storage space below. The owners and I have met with the neighbors to the west, and we have designed the remodel to preserve their existing viewshed as much as possible. The design has focused on being complementary to the main house utilizing similar massing, detailing and materials, all while minimizing impacts to the bluff line. If the proposal is approved as submitted the Anderson's would apply for a lot line adjustment with the adjacent property to the south. The configuration of the adjustment is illustrated in the attached site plan. We understand that this requires a separate application to the city and would be handled administratively. As always, please feel free to contact me if you have any questions, or if there is additional information needed to complete the applica- tion. 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Q. c � '♦♦'il, i %alit ♦♦'♦4 v� 1_ * ®CB :03.87 ♦q3•�1 4. �, ♦ 799.88 9 II, �ae€I � RIM 807.71 808.17 $pBNG � 32 ���' `1I�r•.�1� VOL 63.2_ �c ' °d O 808.19 GQ , 4 •♦°i.L♦��,�5 0� / � _: .� o StEP cP 1♦��♦`♦41 Vali♦ 4. o ♦ ♦ • 808.35 '♦♦♦'�,`;` 048� ����♦♦♦♦♦♦♦♦' ►, IRON , LINE LOT t11 �• OF 2 LEGAL DESCRIPTION e� d I ; ®- 4,• 4 FENCE -- 804.08 w► ` swat ";v I- 11' 1 1 I� 817.42 GMT �'♦�yi`��� J, ♦f�iyr♦'� 1 1 I � I m -- c � ` �'♦�, � ♦ ♦♦ 1 �� 808.30 EM r W ':� �`► ♦1 ♦♦♦♦♦♦�♦♦ .� ��� �. \ © a if) ♦ �- ��♦ ♦♦♦♦��♦. ►' 4..- _ o 808.88 1 9 0 ��� �. • �,♦♦♦♦�► so8.34 n 3 �T o v` ♦♦' p Z 1 , 1► 4 808.12 h �' O 4 1 `♦�♦♦♦♦♦♦♦♦;�♦. �� • �� ^.,. , ---- o� Z 3 _� � � p 0 f ,. • • .:-? ilicip".°I � O ' QUIT CLAIM DEED DOC NO 854349 < �j� Lots 8, 9 and 10, Block 31, of the original City of Stillwater, according to the plat thereof on fie and of record in the office of Recorder,eWashin ton Count Y 9 Y, Minnesota , LEGEND , 816.8 BOULDER n ♦^♦ p �♦ --a - � -- •; r- 817.28 RETAINING � 3. `►��♦♦� O �♦♦� �� N-A /I -805- EXISTING CONTOUR LINE WALLS • 7 1- ♦��'♦♦�NA ��♦♦♦c GARAGE AT 119 W. CHESTNUT ST. o sos.2ox �, �♦ ♦ ��� o O� 2 -1 1♦M♦ soo.. 21 0 �.�♦� 799.89 9 W CL 8041 '♦',, ,`'„ 4 / / �// i-X806.04 EXISTING SPOT ELEVATION �/ PP POWER POLE AREA SUMMARY c^ 3 3g O 1♦♦♦♦♦♦��� 11♦/ 831 N Z OLD Q `♦ ♦`` ``,'' S „ i / \ o C-1 i1 RESN 95'I rn •- ♦�� ♦1►��62.6 7 : •8.55 SN ,, ,80 n V �jll�� '18•$O �♦��♦� r " to s.\.6 1 01 01 ♦ f'�7 . '�� S♦ �, \\\ 01 N .� 804.10 �`,�N',♦`��1 ♦ �c °`♦, 799.86 ` OVERRAN -\ CP $ co �1♦� �♦ \ 808.79 \ 808.44 0 9 Z. V♦V `�� �/''" °.00� 817.1� 0 ♦ , rn ,�=� Ile CB CATCH BASIN ® PROPERTY AREA = 25,298 SQ. FT. OR MHO MANHOLE 0.5808 ACRES FH FIRE HYDRANT LP 0 LAMP POST EM ❑E ELECTRIC METER fl 11 , 799.82 808.68 \ 0)1.6 a 11�'1:♦♦♦ �� P �j ♦ �� 808.77 _\ TOP OF DECK •z ♦ �c 0 ♦ ♦ ♦ ♦♦♦ 09.46 � ELEV.=809.29 '`�:^a� ',�� ��:♦♦♦►!!Ill.'' i 1 90 ♦ ♦♦�/ 799.76 ✓✓ ♦♦♦♦♦♦♦♦♦� q GM © GAS METER o a c^ N- �c i EO ❑E ELECTRIC OUTLET'111 ZONING REQUIREMENTS 1/4 , '� i +, 1 2��� /f itik1�aa L 'a nn _ 11 \ \\ t � �• y jl I II _ I •I �... "\ t �: • I. ` I` ( 1 mow_.... ° ..,.,._, ,� 800.0'�= ♦'�♦♦alir1► W d -� ` 93 809.41 2-0-1 O� 6 D 804.09 , .I 799.89 ♦V♦�♦ ♦' �j \ ♦ ♦ ♦♦ ♦ \ �s o 4 809.62 • 1.43 3.513 g2 1�♦�♦'♦♦♦♦♦♦♦♦♦♦'♦♦♦'�• 799.73 ♦ ♦ ♦ ♦ ♦♦ ✓ 80 809.54 804.13 �1 ♦ �`♦♦ ♦ ♦♦♦♦♦♦♦♦ ri ♦ ♦ ♦ (,N 3 �� ♦� ♦ ♦ ♦♦ ♦ 799 82 EN 816.4.0� ♦ ♦ ♦ ♦ ♦ ' 0 ' WESTERLY809.48 ♦♦ih, Air ♦♦♦♦♦'♦♦♦♦♦♦♦♦♦♦♦�♦♦�♦; 816.33 h CP LOT 9 4 \ Q OLp '♦♦♦♦�♦♦`� '♦♦♦♦♦♦♦♦♦♦ ♦♦♦♦4 MFt65Ng09 61 11 19 1♦♦♦♦♦♦♦�♦- ♦♦♦♦♦♦♦♦♦♦♦♦♦� ('^) .0 809.50 �� �6N ° LOWER FLOOR �♦♦♦♦V♦♦ ♦♦♦♦♦♦♦♦ ♦� ♦♦ O ♦ ♦ ♦♦♦♦ ♦ ♦ ♦♦�♦ ♦♦♦♦' ` \ n • 4 OVERHANG ELEV.=799.52 ♦ ♦♦♦ �Tr14,111 ♦ ♦ ♦ ♦ ►` 795.43 -- 47 1►♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ '' 809.62 E�WP09.51 Q09.♦♦►:i�♦:♦♦♦♦♦♦♦�♦♦�♦�♦♦�♦:♦�' i cQNGtz S0 MAIN LEVEL DECK �� �1 ♦ ♦ ♦ ♦ ♦ ♦♦♦♦ �� CONCRETE m x816 70 817.0. 2 Z� �' �'♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦� RETAINING 809.5 a7� TOP OF DECK �♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦��� c� WALL ^ \.5"" �� -1- 809.43 'CO \ ELEV.=b09.29 12y9♦♦♦♦♦♦♦♦'♦♦♦♦♦♦♦♦�'�� IRON O O 30.20 6 %'r'♦♦♦♦♦♦♦♦♦♦♦�♦a.4, ♦♦ AV FENCE � 0 ♦ ♦ ♦ FE rn STONE 4 O 3. FLOOR ��♦ ♦ ♦ Ca ♦ ♦ ♦I ro 799.16 o o - OH - OVERHEAD UTILITY LINES s� �p ZONED RB - TWO-FAMILY RESIDENTIAL DISTRICT 0 - ST - STORM SEWER O MINIMUM LOT AREA _ 7,500 SQ. FT. (SINGLE-FAMILY) DENOTES DIMENSION 10,000 SQ. FT. (TWO-FAMILY) M MEASURED DURING THE "7 \ ( ) �9y0� .. COURSE OF THIS SURVEY MINIMUM LOT WIDTH - 50 FEET (SINGLE-FAMILY) �O - 75 FEET (TWO-FAMILY) R DIMENSION ASDENOTES PERPLAT MINIMUM LOT DEPTH - 100 FEET F ( ) OF CITY OF STILLWATER MAXIMUM BUILDING COVERAGE - 25% �n DENOTES SET SURVEY • MONUMENT MARKED MAXIMUM IMPERVIOUS SURFACE COVERAGE - 25% "KEMPER 18407'. WESTERLY MAXIMUM HEIGHT - 35 FEET LINE OF MAIN BUILDING SETBACKS: LOT 3 FRONT20 FEET FEET CORNERSIDE 20 PILLARS -A 809.33 ELEV.= N'�•'♦♦♦♦�J♦�♦♦♦ EASTERLY SIDE OF 119 W. CHESTNUT ST. \ - RIM 809.11 3 6A- 512- 808.29 809.32 ., 0 O f 80 817.0. \yikIll 809.48 N G 9 50�•♦_ Z� 809.46 $00 809.30 co 816.92, '� 809.30 STONE F OO�RNT� o e 41 ---. " PILLARS 59 816.04 30 Q 809.38 12- 7✓ 816.57 d d \ �805.4 809.14 806.2' .1 SIDE - 5 FEET �'�C'vy♦♦♦♦♦♦♦♦ ' ' ��j♦�♦♦♦♦♦♦♦♦♦1 794 4 ,o REAR - 25 FEET rs ♦ ♦ ♦♦ • DETACHED GARAGE SETBACKS: '` ��,'♦♦♦♦♦�♦♦��• EO DETACHED FRONT - 30 FEET AND AT LEAST 10 FEET �•♦♦♦♦♦' 0 797. 1 o FROM THE FRONT SETBACK LINE OF • 802.17 �C' „.1148 ♦♦♦I n`� THE PRINCIPAL DWELLING __ CORNER SIDE - 30 FEET, AND AT LEAST KEY ♦7g9.�♦♦♦� 798.58 RET' N01 G 1 10 FEET FROM THE FRONT SETBACK LINE OF THE �♦fCi♦�'♦♦♦♦��♦'♦♦�°' 03 WA L PRINCIPAL DWELLING SECTION 28 T30N, R20W 807 a 80♦_co 809.50 5 6 98 98.83 - ' ' ♦♦�' °n' 7 SIDE 3 FEET ONE vIry to ,1t.: • I --- +C f'i ` °' ' L E I`yr I ., I, I J -II' S 1_�Tx1 � - J y f`^ " Y., fi t: � Y�, fi" } ` ° r 809.41 809.27 , IR•N o •9.56 1♦♦♦♦♦: o / / Q Q FE CE `��� 809.24 DECIDUOUS IRON �0•.ae \ FENCE ' orn r• x816.15 i 809.48 s.9.22 79 .07 4� 80 61 EETAINING ` :OA\ HOT TUB 798.35 IRON Vet �. ��� REAR - 3 FEET ER ACCESSORY BUILDINGS: i� ^,\ci I• N 0 ill LO 8 MAXIMUM HEIGHT - 1 STORY, NOT TO EXCEED O PP 20 FEET 7,8 A c THE MAXIMUM LOT COVERAGE OF ALL ACCESSORY BUILDINGS INCLUDING ATTACHED AND DETACHED PRIVATE GARAGES AND OTHER ACCESSORY BUILDINGS SHALL BE 1,000 SQ. FT. L_ '{ ''�'1 "-t 3tic , 4 v LLS y EO FENCEi.* 8 OBOUL• R •8•74 . 7s81 RETAIN G OR 10% OF THE LOT AREA, WHICHEVER IS LESS THE TOTAL GROUND COVERAGE OF THE ' 444 A r + •t * 1• + •36 ESTERLY m , n LINE OF c� W ALL � LOT 8 8.9.c9 � ACCESSORY SHALL NOT EXCEED THE GROUND FOUND 1/2" COVERAGE OF THE PRINCIPAL BUILDING IRON PIPE ..mow l \ \ m NO MORE THAN 2 ACCESSORY BUILDINGS, �� 7 805.22 7.7 •9 -° �� +. • . kt y 0 (RLS 13774) / F� 816.47 cP 1 PRIVATE GARAGE AND 1 OTHER ACCESSORY �•• ■iI _ i _� ‘h a, ^ 815.93 ® cP BUILDING, 120 SQ. FT. MAXIMUM, SHALL BE / r-it� 4 `7 •. r'd - y •. - ' Ili' `,d E rK` aM 1 �yti, C 1 �T 815.68 815.24 08.67 �. c* 3" DECIDUO '. - d76 A. 808.67 °' s0 o LOCATED ON A RESIDENTIAL PREMISES ALL SWIMMING POOLS AND APPURTENANCES THERETO SHALL BE LOCATED IN THE REAR YARD AT A DISTANCE OF AT LEAST 10 FEET FROM ANY PROPERTY LINE t K C �° e'. 3{ yty ti' `F �f .r 0 808.7 \ 815.29 d \ AS PER CITY OF STILLWATER ZONING CODE < ( ) r • s II/ T ,1.` -•-4` . cr :: 1 _ " i�Y'.,. •�7 24'rJ3 LOWER FLOOR ./' 807.26 \ 7t 815.78 808.29 BO LDER IRON 807.04 ELEV.=808.34 s A y C 4 �L ,i r l 1 - , �- 10 RETAINING FENCE i 5. E: ARCHITECT TO VERIFY SETBACK WAL REQUIREMENTS PRIOR TO CONSTRUCTION. 815.48 810.24 LION \ -n �� TATUE NOTE: UNDERGROUND UTILITIES ARE NOT " a \ x815.22 0 SHOWN HEREON. OWNER OR BUILDER TO \ 1�.r----.•-- f a yo -c m • E' •VERIFY ALL UNDERGROUND UTILITY J 0� Il._a g .Or c *� Pj 1 �kri�,. r r}. • 33 FLOOR Z\ Gi -p 810•° 7 ELEV.= 7 7 CP y 815.77 m� r OF \ LOCATIONS THROUGH GOPHER STATE :08.18 �i • 8 ONE -CALL PRIOR TO ANY EXCAVATION 808.84 \ OR CONSTRUCTION. 8.8.1= O0 co o .� r, ice'' k 4 ''� 813.98 815.21 0 CO 814.49 p KEMPER & VICINITY MAP (NO SCALE) ASSOCIATES INC. sos.77 7 0 •R r E- Y �- �,-' IN- o i �810.09 L• 7 0 • a .4 oN : '� - \ 2.4.46 810.81 s• y- IDLER - oA , 1v1•., H --� 814.04 o,, e 815.61 810. 0•.6• 7g \ 4,4' 814.71 ' 7 815.05 s1o.5z �-� .r , PREPARED FOR: JEFF & JULIE ANDERSON 119 WEST CHESTNUT STREET STILLWATER, MINNESOTA 55082 651-308-8745 PROFESSIONAL 721 NEW BRIGHTON, "01 0 LAND SURVEYORS s14.3ax , N OLD HIGHWAY 8 N.W. H MINNESOTA 55112 \ O RIM 813.19 651-631-0351 FAX 1- 1- 812. •• F X 65 63 8805 24 0� 812.84 ---'- moo ,�� 00 � ^ ��II 810. ' �..snr w ,\O 111114' `,,• K S •N• '\I 'o �11 4 I T•-- 14�4f, ' � ( I iil , I iH y ° 1.' .• °, h dd' a �I v , ,_Iry l.. rc r 1 Illy,. �rlr��•o:��la CERTIFICATION I HEREBY CERTIFY THAT THIS SURVEY, PLAN. OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT email: www.kempersurveys.com _ p Oap M\N:�S p 6' t ei� pP K\NG PP . `'': iS 813.54 4 T• NI�•G '\^ �3;'I I AM A DULY LICENSED PROFESSIONAL LAND r - • L SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. 0•.34 •/OF�•� 13.80 813.5. cE T I F I C A T VEY 6 WESTERLY SIDE OF 119 W. CHESTNUT ST. MARK D. KEMPER, PLS 18407 7? ` ` :3.39 81 •.66 812.30 DATED THIS DAY OF 2011 11218 ( 1218.DWG) D.B. TODD HOLEN 7T\ 81 �P KEMPER & ASSOCIATES. INC. © S 3rd St 46 40 ADDITIO& ALTERATIONNSS TO THE: ARC H N E T ��' 15AUG2014 SHEET OFIOSHEETS U s a �_ 119 WEST CHESTNUT STREET'7 STILLWATER, MINNESOTA SITE DATA - ORIGINAL LOT 150x168 OVERALL SITE AREA 25,298 SF. BUILDINGS 2,758 SF. 11% IMPERVIOUS 5,974 SF. 24% LI OPEN SPACE 16,565 SF. 65% SITE DATA - WITH ADDITIONAL 35' x 50' LOT OVERALL SITE AREA 27,048 SF. BUILDINGS 2,758 SF. 10% IMPERVIOUS 6,275 SF. 23% r/ OPEN SPACE 18,014 SF. 67% 35' O" 0 20 ADDITIALTERAOTIONS NS &ANDERSON To THE; 119 CARRIAGE WEST CHESTNUT STREET STILLWATER, HOUSE MINNESOTA A R C H N E T Is 15AUG 2014 SHEET 2 OFIOSHEETS u s a 1 West Elevation Scale: 1I4" = 1'•0" J i teschxtnimmtat 7 ADDITIONS & ALTERATIONS TO THE: 119 WEST CHESTNUT STREET STILLWATER, MINNESOTA ARCHNET 15AUG2014 SHEET 5 OF10SHEETS U S East Elevation Scale: 1/4" =1.-0" ADDITIONS & ALTERATIONS TO THE: 119 WEST CHESTNUT STREET STILLWATER, MINNESOTA ARCHNET 15AUG2014 SHEET 3 OF10SHEETS U S a South Elevation Scale: 1/4" ALTERATIONSANDERSON TO THE: 119 CARRIAGE WEST CHESTNUT STREET STILLWATER, HOUSE MINNESOTA ARCHNET 15AUG 2014 SHEET 4 OF 10 SHEETS U s a 4,1400. 41' +rR� .1.+41111 . a r WOW ary.: t arm • 2" . w +iqM►. d ti w -"gay a • ., r -ty�. ' Wi V ,,f -mow, Aig , North Elevation Scale: 1/4" = 1'-0" ADDITIONS & ALTERATIONS To THE: 119 WEST CHESTNUT STREET STILLWATER, MINNESOTA ARC HNE T 15AUG 2014 SHEET OFIOSHEETS U S .f- j N i� 11:11 11kll7 _ fillillltllfl _____ rr rolodlAllii111ersfitl'rrl/ ._ Northwest Perspective Scale: n.a. ADTERATIONSDITIONS & AL TO THE: ANDERSON 119 CARRIAGE WEST CHESTNUT STREET STILLWATER, HOUSE MINNESOTA ARCHNET 1SAUG 2014 SHEET 7 OF70SHEETS U Sa Northeast Perspective Scale: n.a. ADDITIONS & ALTERATIONS THE: 119 WEST CHESTNUT STREET STILLWATER, MINNESOTA ARCHNET 15AUG 2014 SHEET OFIOSHEETS U S aTO Southeast Perspective Scale; n.a. ADDITIONS TION8cs ALTERATIONS TO THE: ANDERSON 119 CARRIAGE WEST CHESTNUT STREET STILLWATER, HOUSE MINNESOTA ARCHNET 15 AUG 2014 SHEET 9 OF 10 SHEETS U S a Southwest Perspective Scale: n.a. ADDITIONS & ALTERATIONS TO THE: A R C H N E T 15AUG 2014 SHEET 1 OFIOSHEETS O U s 119 WEST CHESTNUT STREET STILLWATER, MINNESOTA