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HomeMy WebLinkAbout2014-12-10 CPC Packetillwater THE BIRTH PLACE Q F M I H H E S Q TA PLANNING COMMISSION MEETING AGENDA Wednesday, December 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. November 12, 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/ 2014-31. Continuation of a request for a Special Use Permit to create an event venue at 120-124 South Main St. Judd Sather, applicant. B. Case No. SUP/2014-35. Request for a Special Use Permit for two residences, with a Variance to the height regulations at 275 3rd St S. Grady Erickson, Applicant. C. Case No. SUP/2014-36. Request for a Special Use Permit for a residences and Montessori school, to operate under the auspices of an in -home daycare at 150 3rd St S. Marcela Kelton, Owner. VI. OTHER BUSINESS VII. ADJOURNMENT THE HINTHYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES November 12, 2014 REGULAR MEETING 7:00 P.M. Chairman Kocon called the meeting to order at 7:01 p.m. Present: Chairman Kocon, Commissioners Collins, Fletcher, Hansen, Kelly, Lauer, Siess, Council Representative Weidner Absent: Commissioners Hade and Middleton Staff: City Planner Wittman APPROVAL OF MINUTES Motion by Commissioner Collins, seconded by Commissioner Hansen, to approve the October 8, 2014 meeting minutes. All in favor, 7-0. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. SUP/2014-31. Continuation of a request for a Special Use Permit to create an event venue at 120-124 South Main Street, Judd Sather, applicant. City Planner Wittman explained that at the last meeting, the Commission tabled an application from Judd Sather for the creation of JX Events Venue, a two-story events center to be located at 120-124 Main Street South. The Commission continued the public hearing, requesting the following materials be submitted by the applicant: • An accessible exits and route plan depicting access to accessible parking spaces; and • A parking plan depicting the alternative parking provisions determined to be acceptable by the Downtown Parking Commission; and • An event security plan; and • Soundproofing details developed by a professional engineer who specializes in sound transmission. The applicant has submitted an event security plan as well as soundproofing details which have been determined to be sufficient by City staff. Since the original application submission, the applicant has reduced the total occupancy of the venue to 630 people. This would be achieved by utilizing fixed seating in half of each of the floor areas not designated as storage, office, restrooms, or kitchen. This reduces the total parking requirement to 211 parking spaces. The existing uses require 45 spaces, leaving a deficit of 166 parking spaces. The applicant met with the Downtown Parking Commission (DTPC) on October 23 to discuss alternative provisions to resolve the deficit of 166 parking spaces. In a 3-3 vote, with one member abstaining due to a conflict of interest, the DTPC did not approve a Planning Commission November 12, 2014 parking plan. Since that meeting, the applicant has proposed utilizing valet services with loading zones dedicated on Commercial Street and Union Alley. This proposal has not been reviewed by the DTPC. The applicant has also proposed the creation of a main entrance off of Union Alley in the first phase (the first story) of the venue. A main entrance in this location, with an interior elevator, would provide for an accessible entrance with access to a single accessible on -street parking space. The nearest public parking on an accessible route is located approximately one and a half blocks (500 feet) away to the surface lot #16, below the armory, and two blocks (600 feet) away to the parking ramp. The Main Street entrance is also an accessible route but there is no parking or loading in this location. Lot #6, at the pedestrian plaza, is approximately 450' away. As there are still parking and traffic safety concerns, staff recommends the Planning Commission deny SUP/2014-31 for JX Events Venue or table the application by extending the 60-day deadline to January 17, 2015. A letter was received from Aimee Pelletier opposing the application. Commissioner Siess asked for clarification about the buildings that are not dedicated. City Planner Wittman responded that by dedicated parking spaces, she means that at this time there are no spaces that are exclusively dedicated to this property, in parking lots or on the street. Chairman Kocon asked if dedicated parking is necessary, if valet service is used. City Planner Wittman replied it would be up to the DTPC whether or not the requirement for accessible spaces can be met in the City's parking system. The building code requires a certain number of spaces that are handicapped accessible. The DTPC will bring this to the Council, rather than the Planning Commission. Judd Sather, applicant, commented that his meeting with the DTPC in October was to discuss mitigation for the parking deficit. It dawned on him after that meeting that he could guarantee spaces in the ramp, as his customers would pay the fee and use the valet service. He would run the valet service as an innovative break-even venture to benefit other businesses as well as the event center. The fee would be back -charged to the businesses. He feels the proposed venue will be very popular because 90% of the Loft's Saturdays are already booked for next year and he continually has customers who request venues for 275-300 people. There is no venue in Stillwater now that can handle this volume. The upstairs would make it more profitable, but he is still open to a downstairs - only center. He is willing to bring the capacity down to 630 total for both upstairs and downstairs, and to donate the space to the City to host festivals indoors during the winter. He feels this would draw people who would normally get married in St. Paul or Minneapolis, to use City services and businesses. Mr. Sather responded that he would like to open the bricked -over windows. The upstairs space has been vacant for 50 years. If only the first phase is approved, he would seek retail businesses for the upstairs such as florists and caterers, to generate income. Commissioner Siess asked about the parking situation in his current space. Mr. Sather replied his current business pays for 12 spaces. He has recently leased seven private spaces from Shorty's and is talking with US Bank to lease more space. He offered a shuttle service for clients, but only two out of 50 clients utilized it. Page 2 of 6 Planning Commission November 12, 2014 Mike Lynskey, 118 South Main Street, property owner, noted that he has about 70,000 square feet of rental property on Main Street. He spoke in support of the proposal. He had one complaint from a tenant who was blocked in by a caterer. Since then he has not had one complaint from any adjacent tenants or property owners. He urged the Commission to look at the big picture - a lot of the downtown buildings are functionally obsolete because they are so deep and require big users. Operating costs alone run over $5/square foot for this building. He pays $130,000 every year in real estate taxes for his Main Street properties. All of his buildings have fire suppression, installed voluntarily, at a cost of $110,000 for this building alone. He needs tenants like Mr. Sather who have big ideas and are good operators. Anything that brings people into town is a good thing. The ramp is in the wrong spot - it should have gone next to Shorty's. He doesn't think there is a parking problem - there is a congestion problem. That will be corrected in 2016. Chairman Kocon closed the public hearing. Chairman Kocon noted he doesn't see the issue of retail versus event center as a problem. Commissioner Hansen concurred with Chairman Kocon. Commissioner Lauer remarked that retail may not happen in this space. It makes sense to put something there that is feasible. Commissioner Siess commented that the proposal sounds really good but she would prefer a larger space like the armory or the depot or some other space that makes more sense for 200-500 people. Union Street is tight and even when the bridge is closed, there is congestion. The Comprehensive Plan talks about small, locally owned businesses. Is this a locally owned business? It's a lot to think about. Valet parking sounds like a good idea for a lot of places downtown, but downtown is very unique with hills and parking on both sides. Commissioner Collins stated that the proposal for valet parking is thinking outside the box. He likes the concept. It could be a win -win for a lot of businesses in the community. Chairman Kocon said the Commission has two issues. The first is, will an event venue work instead of retail? He is hearing a fair amount of support for this. The other issue is parking which will be addressed by the DTPC. Staff is happy with security and soundproofing plans. He doesn't know if it's the job of the Planning Commission to determine how to meet the parking needs. Commissioner Hansen stated he concurs with most of what's been said. It's an acceptable use. He agrees the downtown needs big tenants for big spaces. It's a good plan and he likes it. He has an issue with the parking. If the DTPC supported it overwhelmingly, he would not have a problem. They're more informed than the Planning Commission in terms of the available spaces downtown and how they are used. He would prefer to table it, have the DTPC look at it again, and if it's a draw again and they can't come to a decision, he would feel comfortable at that point making a decision, but he doesn't feel comfortable making a decision for them. Chairman Kocon said it appears that in general the Commission doesn't have a problem with the proposed use. Commissioner Kelly noted that the Comprehensive Plan mentions bringing more people into downtown but it can be interpreted in other ways too. He doesn't have a problem with it from the Page 3 of 6 Planning Commission November 12, 2014 Comprehensive Plan standpoint. Regarding parking, he concurs with Commissioner Hansen, and would like to know what the DTPC has to say about it before moving forward. Mr. Sather informed the Commission that if he doesn't have a decision until January, it jeopardizes his plans because of the wedding season. Motion by Commissioner Siess, seconded by Commissioner Lauer, to table Case No. SUP/2014-31 by extending the 60-day deadline to January 17, 2015 and requesting the applicant develop a plan to alleviate traffic safety concerns as well as an alternative to the parking provisions that is found to be acceptable to the Downtown Parking Commission and/or City Council. All in favor, 7-0. Case No. SUP/2014-33. Request for a Special Use Permit to allow for overnight lodging in the second story apartment located at 120 Main Street North, Katherine Francis, property owner and applicant Commissioner Fletcher recused herself because she has a potential conflict of interest. City Planner Wittman summarized the request. The applicant is requesting a Special Use Permit for the conversion of a second story apartment into an overnight lodging unit. After damage occurred to the unit from a long term rental, the owner determined overnight lodging would be beneficial to the property and community. The owner is requesting the Special Use Permit to come into compliance with the municipal regulations, including payment of lodging taxes. Staff recommends approval with the following conditions: • The owner must provide the City Finance Director with the facility's Federal Tax ID number before the Special Use Permit will become effective. • Two monthly parking permits shall be purchased by the property owner to offset the demand created by the residential commercial use. The permits shall be paid upon receipt of City invoice. Failure to pay parking permit charges within 30 days will be certified for collection with the real estate taxes in October of each year, with a 10% administrative charge. The applicant waives any and all procedural and substantive objections to the parking permit purchase requirement including, but not limited to, a claim that the City lacked authority to impose and collect the parking permit fees as a condition of approval of this permit. The applicant agrees to reimburse the City for all costs incurred by the City in defense of enforcement of this permit including this provision. • Inspections by the Building Official, Fire Marshall and Washington County Health Department official shall occur and, within three months of the Special Use Permit issuance, the property owner shall come into conformance with all life, health and safety measures applicable to this commercial use. • Any exterior alterations shall go to the Heritage Preservation Commission for review and approval. Commissioner Siess asked if there are other such vacation rentals in Stillwater. City Planner Wittman replied that there are no permits for overnight lodging outside of hotel/motels that she is aware of. There may be a pocket in a residential neighborhood of existing nonconforming uses, of smaller cabins that had been rented for a long while, since prior to the zoning code. Commissioner Siess asked what about Just for Me Spa? City Planner Wittman replied that is the only one she knows of. It was an existing residential business that had been occurring for some time. She isn't certain of the provisions. Page 4 of 6 Planning Commission November 12, 2014 Commissioner Kelly asked if it is zoned commercial. City Planner Wittman confirmed that it is. Commissioner Kelly asked how the requirements differ from a bed and breakfast. City Planner Wittman responded they are the same - a bed and breakfast is considered a commercial use as well. The CBD allows for hotel/motel and other overnight lodging. This proposal would be considered "other overnight lodging." Commissioner Siess asked if proof of insurance is required. City Planner Wittman replied that the City has not required proof of insurance for other use permits. Commissioner Kelly asked about emergency exits required. City Planner Wittman stated the applicant will have to meet the provisions of the building code, fire code and health department, the same as a hotel would. Commissioner Kelly asked who enforces ADA requirements. City Planner Wittman replied she is not sure, it would probably be a building code requirement. Commissioner Hansen noted that the applicant, in her letter, mentioned an agreement to use parking spaces at the Stillwater Depot. City Planner Wittman said she understands that has changed and likely there aren't any spaces at the Depot. The Commission could alter the conditions, so if the applicant can provide evidence of two leased spaces, the parking permits would not be required. Chairman Kocon stated if the SUP is granted, the Commission may want to ensure that going forward, those parking spaces will be available. Commissioner Kelly asked who deals with sprinkle ring of the building. City Planner Wittman replied that per fire code, the building is sprinklered. Katherine Francis, applicant, said she has owned the building for 26 years. It is sprinklered and up to code. She has been using it as a VRBO because last time she rented it, it was damaged by tenants. She has permission from Mr. Paradeau to park at the depot any time she wants. She is alright with the proposed condition stating she will purchase parking permits from the City. There were no public comments. Chair Kocon closed the public hearing. Chairman Kocon remarked that he vacations in Ireland where he rents a unit right downtown which is very enjoyable. Page 5 of 6 Planning Commission November 12, 2014 Commissioner Lauer said he too vacations where there is access right onto Main Street near everything and he loves it. Commissioner Siess asked Councilmember Weidner his thoughts from a City perspective about the vacation rental concept which is new to Stillwater. Councilmember Weidner replied the Council has discussed the need for a new ordinance that encompasses spaces like this. He likes the idea and feels it's a good use for the second floors of many of the buildings downtown. Over the next year, he thinks the Council will work with staff to develop an ordinance to address VRBOs. This proposal is different from the crafting home in that it is not in a residential area. Commissioner Kelly said in a residential area, it would be entirely different. It would change the character of the neighborhood. Motion by Commissioner Hansen, seconded by Commissioner Collins, to approve Case No. SUP/2014- 33 with four conditions recommended by staff. All in favor, 6-0, with Commissioner Fletcher abstaining OTHER BUSINESS Master Trail Plan Discussion This discussion was held after adjournment. ADJOURNMENT Motion by Commissioner Hansen, seconded by Commissioner Fletcher, to adjourn the meeting at 8:10 p.m. to move into the Master Trail Plan Discussion off the air. All in favor, 7-0. Respectfully Submitted, Julie Kink Recording Secretary Page 6 of 6 PLANNING COMMISSION MEETING DATE: December 10, 2014 CASE NO.: SUP/2014-31 Planning Commission: October 8 and November 12, 2014 Parking Commission: October 23 and November 20, 2014 APPLICANT: Judd Sather, applicant REQUEST: Special Use Permit to operate an event center at 124 Main Street South ZONING: CBD-Central Business COMP PLAN DISTRICT: DMU-Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND At the Planning Commission's last regularly -scheduled meeting, the Commission continued an application from Judd Sather for the creation of JX Events Venue, a two-story events center to be located at 120-124 Main Street South. At that meeting the Commission continued the public hearing determining a valet and parking plan depicting the alternative parking provisions must be determined to be acceptable by the Downtown Parking Commission. Since the Commission's meeting in November, the Downtown Parking Commission has determined a parking plan meeting the alternative parking provisions is acceptable. They determined, however, traffic safety must be addressed by the City Engineer and Traffic Safety Board. Consequently, a traffic study has been determined to be vital to the approval of this use in this location. APPLICABLE GUIDELINES AND REGULATIONS Section 31-325 indicates that assembly halls in the Central Business District require a Special Use Permit. Section 31-207 establishes the review standards for Special Use Permits: 1) The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. The proposed use is allowed within the subject zoning district, if it is found compatible with surrounding uses. Comprehensive Plan Chapter 6, Local Economy, indicates an objective of supporting business expansion in the downtown commercial district. This would be achieved through the following implementation actions: "[e]ncourage small, locally owned, businesses particularly in the Downton" and "[p]romote office and service job locations in and around the downtown." Comprehensive Plan Chapter 7, Economic Development, indicates a goal of promoting and maintaining the downtown as a central focus for community, economic and cultural activity as "tourism has allowed the Stillwater downtown to avoid the vacant buildings and physical decline seen in other traditional downtowns." While the events center may help support these goals, objectives and implementation actions, the event center use of two storefronts will prohibit future retail use in these units. While there is no ordinance requiring the first floor to remain commercial, the use of an events center is at odds with the Comprehensive Plari s guidance. The Comprehensive Plan indicates an estimate 20,000 square feet of new retail space could be supported by 2020. The loss of 7,000 square feet of retail space on this block of Main Street could have a potentially adverse effect to the City's goal of "increase[ing] the tax base and providing economic growth for Stillwater." Other Lawful Regulations In review of the request with City staff, the following items were determined to be some items of concern: • ADA compliancy (including accessible routes and distance to accessible spaces): ADA compliancy and building exiting can be achieved with significant upgrades and improvements to the structure. Building Official Shilts, as well as Assistant Fire Chief Ballis, have conducted site inspections and determined plans will need to be submitted to show proof of the applicant's ability to meet current code standards. A condition of approval would include the applicant shall secure all required approvals from the City's Building Official and Fire Marshall, as well as Washington County Health Department, prior to operating the event center. This includes, but is not limited to, installing required exiting and meeting ADA requirements. • Parking and Traffic (including, but not limited to, the inability to stop in front of the business on Main Street as the South 100 block of Main Street has no parking or stopping provisions to accommodate for drive and turn lanes at the Chestnut and Main intersections): The concerns of the impact to the parking in this location have been found to be met by the Downtown Parking Commission. The City Engineer has requested a traffic safety plan to be done. • Event security and noise (including impact to neighboring residences): Updated security and soundproofing details have been provided. CPC 12-10-14 (SUP/2014-31) Continued Public Hearing 120-124 Main Street South Page 2 of 4 2 Any additional conditions necessary for the public interest have been imposed or use and/or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The focus of this review standard is whether the proposed use can operate in its proposed location without negatively impacting surrounding uses, or the general neighborhood. In October staff indicated if issues of security, soundproofing, accessibility as well as parking could be resolved, staff could determine necessary conditions for a recommendation of approval. Since that time, parking has been addressed. While traffic safety has been outlined as a significant concern, staff has outlined a condition of approval to address traffic safety. ALTERNATIVES AND RECOMMENDATION 1. Approve the Special Use Permit request with or without conditions. If the Commission would like to approve the Special Use Permit with conditions, staff would recommend the following: a. No greater than 3,500 square feet of the first floor would be utilized as rentable areas for events or event functions for a total occupancy of no greater than 367 persons. Of the total rentable area, no less than 1,750 square feet must be permanently fixed table seating. A total of 1,750 square feet may be dedicated to flexible seating. b. No greater than 2,500 square feet of the second floor may be utilized as rentable area for events or event functions for a maximum occupancy of 263 persons. Of the total rentable area, no less than 1,250 square feet must be permanently fixed table seating. A total of 1,250 square feet may be dedicated to flexible seating. c. Prior to the operating of an event center, the applicant shall secure all required approvals from the Stillwater Building Department, Stillwater Fire Department and Washington County Health Department. d. The applicant shall implement the soundproofing plan, as submitted with the Planning Commission's November 11, 2014, meeting packet. e. The event venue shall adhere to the event security plan, as submitted with the Planning Commission's November 11, 2014, meeting packet. f. All existing and future trash receptacles shall be stored inside the building at all times with the exception of the day of trash collection. g. Prior to the commencement of any exterior work, including the installation of lighting and signage, a Design Review permit shall be submitted and approved by the Heritage Preservation Commission prior to the issuance of a building permit for this project. i. Any conditions attached to the Design Permit issued by the Heritage Preservation Commission for this addition are incorporated by reference into this Special Use Permit. h. In conjunction and coordination with the City Engineer, the applicant shall hire a traffic safety engineer to assess the traffic safety impacts, analyze CPC 12-10-14 (SUP/2014-31) Continued Public Hearing 120-124 Main Street South Page 3 of 4 mitigation opportunities to those impacts and implement all required mitigation efforts to offset the traffic impacts. In the event a traffic safety study is not conducted, or mitigation efforts cannot be made to reduce or eliminate traffic safety concerns addressed, the Special Use Permit shall be null and void. i. The applicant must enter into a parking and valet services agreement with the City Council. The Special Use Permit shall not become effective until the agreement is executed. j. The parking mitigation for Phase II will be considered separately by the Parking Commission prior to issuance of the building permit for that phase. 2. Determine that the proposed events center is not consistent with the Special Use Permit provisions or the Comprehensive Plan and deny the Special Use Permit. 3. Table the application to 1/17/2015 and request the applicant work with the City to develop traffic safety study addressing the traffic safety concerns. ATTACHMENTS Site Location Map Applicant Revised Narrative First Floor Plan Second Floor Plan Soundproofing Estimate CPC 12-10-14 (SUP/2014-31) Continued Public Hearing 120-124 Main Street South Page 4 of 4 k 22i - NO ,,,_ r r _Sti1wate& 102 110s 224 z- 124 ,x.--. y�. . a. z ` Y f �'I �, NH PACIGET yy P o di 9 lc ,�., m j % - _ ' , �= 111 lik•_ 0'FT-He fr b 1 om = y = 113 � 4iM . . ti � 3 - . 201 of Minnesota Street South LOCATION 40 80 Feet The Birthplace 120-124 Main SITE 0 20 ' am•, 0liwi. "0 0-%1 G\P o or, -s- 00c 'rz 5 MYR1\-' o ?� cil SIA N N 1- N Z 13 0 cri 1.066Y 5rO A cons / 13 V\11NG ❑ E o 2ANCF fLOOP 5-176 IP CA1';tING K11'CH N V51-[3L� 511O JA6 MCI-1 510, OFrIa 1 / 100 51'O A( 1 / 200 CAr- VING KI1'CN�N 1 / 200 3AP, + 2 n ,I 5-"AG I / 15 5A11NG I/ 7 and I/ 15 51'0 A� 1/ 200 2OWN 1 I V5T1� Scale when plotted on I1x17 Is 5/ 52" -1'-0" liwater r HE EEoIRTH PEA c E Of- M IHNESO I a PLANNING COMMISSION DATE: December 10, 2014 APPLICANT: Chad Johnson, HAF Architecture and Grady Erickson, applicant REQUEST: Special Use Permit for two residences and a variance to the height overlay district for the structure located at 275 3rd Street South ZONING: CBD-Central Business COMP PLAN DISTRICT: DMU-Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner CASE NO.: SUP/V/2014-35 INTRODUCTION Grady Erickson has submitted an application for a Special Use Permit for the top story conversion to two residences and a height variance for the structure located 275 3rd Street South. He is in the process of purchasing the 1980s constructed office building. The applicant is proposing the removal of a triangular -shaped roof feature and replacing it with an (approximately) 760 square foot rooftop access. The new rooftop access would also serve as a skylight to one of the new third -story apartments. The existing height of the gable is 41'. The new rooftop addition will not exceed the existing height. SPECIFIC REQUESTS In order to receive a building permit for the planned renovations, the following specific items would need to be approved by the Planning Commission: 1. Special Use Permit for two residences. 2. A 6' variance to the 35', three-story maximum height in the Central Business District Blufftop Height Overlay District. Height is measured from the average elevation of the front of the structure to the top of the parapet, if a flat roof, or to the average elevation between the eave and the peak, for a gabled roof. APPLICABLE REGULATIONS AND STANDARDS 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: 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. 275 3rd Street South Case SUP/V/2014-35 Page 2 • Zoning Ordinance o Use: Residences are allowed in the Central Business District by Special Use Permit. o Parking: The nearly 3,800 square foot third story would be converted from office space to two residences. The current use requires 13 parking spaces whereas the proposed use would require four, two of which are required to be covered. The off-street parking spaces can be met with the existing parking lot and underground parking. • Comprehensive Plan - The Housing Chapter of the Comprehensive Plan indicates an objective to maintain the mix of housing types. Any additional conditions necessary for the public interest have been imposed; and Staff has not identified any public interest concerns. • Public Concerns - No public concerns have been identified through the public input process to date. • Exterior changes - Section 31-319 of the Stillwater City Code requires that the Heritage Preservation Commission (HPC) conduct a design review on exterior changes. The Heritage Preservation Commission reviewed and approved a design permit for the exterior modifications on December 1, 2014. • Miscellaneous o Plans will need to be approved by the fire and building officials before occupation of the residences. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Staff has determined residences in this location has not been a detriment to the public. As indicated a variance to the CBD Blufftop Height Overlay district has been requested. 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 intent of the height overlay district is to prevent structures closer to the river rising above those further from the river. While the variance to the height is in harmony with the general purposes and intent of the Zoning Regulations. 2. The variance is consistent with the comprehensive plan. The variance is not in conflict with any elements 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: 275 3rd Street South Case SUP/V/2014-35 Page 3 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 use of a residence is reasonable. Although the appearance of another story to this four story structure, the rooftop addition will primarily serve as access to the roof for mechanical equipment. With this in mind, this rooftop addition is also reasonable. The applicant has proposed a reduction of the mass of the rooftop feature, further making the request more reasonable than the existing rooftop component. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and The existing structure has been in this location, with a gable height of 41' since it was constructed. iii. The variance, if granted, will not alter the essential character of the locality. As indicated, the existing gable peak is 41' from the average elevation of the front of the structure. The new rooftop addition will be a reduction in the rooftop mass, while maintaining the existing height. 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, FINDINGS AND RECOMMENDATION The Planning Commission has the following options: 1. Approve the Special Use Permit, and 6' variance to the CBD Blufftop Height Overlay District, with the following conditions: a. A total of two residences are permitted to be located on the top story of the structure. b. The parking lot shall be striped to delineate parking spaces for the structure. c. A building permit shall be obtained prior to the construction of the residence. d. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. 2. Determine that the proposed residence and associated variance is not consistent with the Special Use Permit and variance provisions and deny the Special Use Permit. 3. Continue the public hearing until January 15, 2014 for additional information. Staff finds the residences conforms to the requirements and the intent of the zoning code, the comprehensive plan, relevant area plans and other lawful regulations if conditions of approval are met. Furthermore, staff finds the applicant has established practical difficulty in meeting the CBD Blufftop Height Overlay District requirements. With this, staff would recommend approval of Case No. 2014-35 with the aforementioned conditions. 275 3rd Street South Case SUP/V/2014-35 Page 4 ATTACHMENTS Site Location Map Narrative Request (3 pages, 2 exhibits) Neighborhood Photographs (9 pages) Facade Renderings (6 pages) Title Page Certificate of Survey Landscape Plan As -Built and (interior) Demolition Plan (4 pages) Proposed Floor Plans (5 pages) Exterior Elevations (4 pages) Ili' 1 `r 102 t,., _ .. _______ 4. Water __ ------„- ---- _ - The Birthplace of Minnesota r i 1 ;. �=. � 275 3rd Street South 124 1-�'- _____•_ _ _ _ � ,.. i1 SITE LOCATION 126 I:r!i.1IF 4- 1 ,...-0 s - i W 4E Nor. S / 0 30 60 120 Feet J �-' 107"' x r p 233 1 \ 1 302 275 Irk �z� 302 301 101 101 ` _` � 324. '` 1- 301 301301 101 101 - fl 301 _ 301 301 EPS� GN�c 77'S la OLD WO 11%1111 OPK a iT [ . • y HAF GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION Community Development Department City of Stillwater 216 North Fourth Street Stillwater, MN 55082 November 21, 2014 Dear Community Development Department, This proposal letter is to request and substantiate the grant of a variance for the mixed use building located at 275 Third Street South in Stillwater. The variance requested is in regards to the zoning ordinance set forth in Sec. 31-403 — CBD height overlay districts. The property in question is located in the CBDBT — Central Business District Blufftop. This variance will be, as shown below, in harmony with the general purposes and intent of this chapter, is consistent with the comprehensive plan, and will establish that there are practical difficulties in complying with this chapter. We, the petitioner, request a variance allowing for a roof structure to be built in replacement of an existing gable roof. The following are details of the existing gable and proposed roof structure: • The existing building footprint is 3,791 sq.ft, and has mix of a flat roof system and a 6/12 pitch gabled roof. The gabled roof is built directly on the flat roof, and is 75'- 0" in length and its maximum width is 30'-0". It totals 2,217 sq.ft, which covers 58% of the building. • In addition to the coverage, the peak of the gable tops at 8'-7" above the flat roof system. This is important to note as the proposed roof structure would not only reduce the amount of mass of the building, but the height as well. • This proposed roof structure would be 40'-0" in length, 19'-7" in width, and 8'-0" in height, totaling 747 sq.ft (20% coverage of the building). This would not only reduce the amount of coverage by 38%, but reduce the overall height by 7". A detailed drawing is provided in attachment Ex.1 A fundamental element in this location is the impact on the surrounding neighborhood and community. We contend that the considerably smaller size of the roof structure would not impede the view or alter the essential character of the neighborhood. Conversely, because this roof structure is less obtrusive, the "appearance" of the building and surrounding area would be enhanced. The design of the roof structure is in response to the Architect's willingness to work 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651 -351 -1 760 FAX: 651-430-01 80 W W W.HAFARCHITECTS.COM HAF GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION in conjunction with the zoning ordinance. Photos of the current building from several nearby locations are included as Attachment Ex.2 Section 31-514. Subd.4 (a) states: Exceptions to height regulations are as follows: Roof structures. The maximum height specified in this chapter may be exceeded by church spires, belfries, cupolas, chimneys, ventilators, skylights, water tanks, bulkheads and similar features and by necessary mechanical appurtenances usually carried above the roof level, provided such structure is an integral part of a building. We believe this roof structure meets these criteria due to the following: • This roof structure would provide improved access to the mechanical units on the rooftop. Currently, to access the air conditioner units, one must utilize a retractable ladder system which leads to the attic space. There is a dormer with one door leading out to the rooftop. There are air conditioner units on both sides of the gable on the roof, but only the one door. This situation makes servicing the mechanical system very challenging. The proposed structure would be providing safer access for the landlord to better service the mechanical system for the entire building. • The mechanical units will be relocated to an enclosed, screened section. This will improve not only the servicing of the units, but it will also improve the views from the neighboring properties. • This roof structure would also serve as part of a skylight system for the remodeled owner's unit. We submit that this request for variance meets the guidelines set forth by the Stillwater Planning Department, as outlined in the Request for Variance packet. (1) The variance is in harmony with the general purposes and intent of this chapter. (2) The variance is consistent with the comprehensive plan. We believe, by virtue of the careful architectural design, the proposed roof structure is in a manner that achieves harmony with the neighborhood, fosters peaceful relations with neighbors, and blends in visually in a low-key, unobtrusive manner with the surroundings. As such, it is clearly in harmony with the overall intents and purposes of the Title. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651 -351 -1 760 FAX: 651-430-01 80 W W W.HAFARCHITECTS.COM HAF GROUP ARCHITECTURE D E M E E O P M E N T CONSTRUCTION (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. (ii) The plight of,the landowner is due to circumstances unique to the property and that are not created by the landowner. (iii) The variance, if granted, will not alter the essential character of the locality. As the owner, they will be the main tenant with the only means of access to the roof. This significantly improve access is safer and is essential to better serve the other residential and commercial tenants. Additionally, the proposed roof structure for which this variance is being requested does not encroach or infringe on any neighboring residential properties, nor would it impose any hardship on any neighbors, nor would it serve to create a situation where any neighbor's quality of life, property value, or peaceful co -existence would be negatively affected. Quite the contrary, the proposed variance would allow the petitioner to become a more visually appeling neighbor. Photographs and diagram in support of the requested variance are attached hereto. We appreciate your consideration of our variance request. Respectfully, Michael G. Hoefler, NCARB HAF Architects, LLC 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651 -351 -1 760 FAX: 651-430-01 80 W W W.HAFARCHITECTS.COM NEW ROOF STRUCTURE: 747 Sq.Ft (20% Coverage of Existing Building) Existing Gable Roof: 2,217 Sq.Ft (58% Coverage of Existing Building) Existing Building: 3,791 Sq.Ft. ® COMPARISON AS -BUILT & PROPOSED ROOF PLAN Ye • VW I I I • Flra Roar HAF GROUP HrAF ARCHITECTS 'ON THE LEDGE. 275 THIRD STREET STILLWATER Ns, GRADY ERICSSON goickorm4frealoinvaiu.com .."'.."*". ro1757 '.6.0',1141Z1.1"a:OF PL. Ex. 1 Ex.2 Subject Property Views from around the subject property The west 100.00 feet of the south 136.00 feet of Lots 6, 7 and 8, Block 30, ORIGINAL TOWN OF STILLWATER, Washington County, Minnesota [1] View "A" 220 3rd St S (Lower Level) & 104 Olive St W (Upper Level) View "A" from 220 3rd St S, Street Level [2] View "A" from 104 Olive St W, Living Room View "A" from 104 Olive St W, Living Room [3] View "B" 302 3rd St S View "B" from 302 3rd St S, Street Level [4] a a la crapjrafirM View "B" from 302 3rd St S, Yard Level View "B" from 302 3rd St S, Yard Level [5] View "C" from 117 Olive St W, Side Walk View "D" Intersection of Olive St W & 4th St S [6] View "E" 208 3rd St, S Side Walk [7] PROJECT LOCATION MAP MATERIAL HATCHES (SECTION CUTS) EARTH/ COMPACTED FILL CONCRETE MASONRY UNITS / IIIIIII-III- III III III III - POURED CONCRETE MASONRY VENEER STONE STEEL 7-// // // i / / PLYWOOD (LARGE SCALE) ROUGH WOOD FINISH WOOD (LARGE SCALE) BATT INSULATION RIGID INSULATION BLOWN INSULATION CEILING TILE (LARGE SCALE) GYPSUM BOARD (LARGE SCALE) 1 1 1 1 1 GRANULAR FILL POURED CONCRETE (PLAN) GYPSUM BOARD CEILING (PLAN) ON THE LEDGE 275 3RD STREET S. STILLWATER, MN 55082 GRAPHIC SYMBOLS GRID FIRE EXTINGUISHER CABINET GRID NUMBER OR LETTER FE O FIRE EXTINGUISHER ON WALL BRACKET AND CABINET FEC FIRE EXTINGUISHER I SECTION TACK BOARD # SECTION NUMBER / TB --x -- TACK BOARD WIDTH x HEIGHT # I I SHEET NUMBER EXTERIOR ELEVATION MARKER BOARD gibi ELEVATION NUMBER SHEET NUMBER MB --x -- MARKER BOARD WIDTH x HEIGHT I I DETAIL PROJECTION SCREEN AI DETAIL NUMBER NUMBER PS --x -- PROJECTION SCREEN WIDTH x HEIGHT glarSHEET I 1 INTERIOR ELEVATION MIRROR glik ELEVATION NUMBER VPSHEET NUMBER MR --x -- MIRROR WIDTH x HEIGHT ELEVATION MARKER SOIL BORING BORING TB # NUMBER LOCATION / ELEVATION gak100'-0" STL BRG \ ELEVATION DESCRIPTION BORING SITE GRADE ELEVATIONS LINE TYPES 100.00 NEW SPOT ELEVATION 1 100.00 X �� EXISTING SPOT ELEVATION ------ EXISTING CONTOUR (DISTURBED) EXISTING CONTOUR CENTERLINE PROPERTY LINE ELEMENT ABOVE PLAN VIEW CUT - - —i TO REMAIN NEW CONTOUR (ELEVATION NOTED ON HIGHER SIDE) IDENTIFIERS DOOR ROOM NAME AND NUMBER NAME�ROOM NAME DOOR NO. BROOM NUMBER WINDOW AND BORROWED LITE WALL TYPE © WINDOW MARK NUMBER TYPE SCHEDULE) WALL TYPE (SEE WALL # PLANTINGS CONSTRUCTION NOTE • CONSTRUCTION NOTE MARK ALQUANTITY w TYPE DEMOLITION NOTE FIXTURE MOUNTING HEIGHT SCHEDULE ELEV. MARK O DEMOLITION NOTE MARK NUMBER ELEVATION TITLE BLOCK AND SHEET INFORMATION TITLE MARK NORTH ARROW -DETAIL NAME TITLE N # SCALE # = 1'-0" DETAIL NUMBER WALL KEY WALL WALL WALL EXISTING WALL NEW WALL REMOVED WALL 1-HOUR FIRE BARRIER - - 2-HOUR FIRE BARRIER 1-HOUR FIRE PARTITION SHEET INDEX ARCHITECTURAL T1 TITLE SHEET SURVEY L1 LANDSCAPING PLAN A0.0 AS -BUILT & DEMOLITION PLANS: BASEMENT & FIRST FLOOR A0.1 AS -BUILT & DEMOLITION PLANS: SECOND & THIRD FLOOR A0.2 AS -BUILT & DEMOLITION PLANS: ROOF A0.3 AS -BUILT EXTERIOR ELEVATIONS A1.0 PROPOSED BASEMENT LEVEL FLOOR PLAN A1.1 PROPOSED FIRST LEVEL FLOOR PLAN A1.2 PROPOSED SECOND LEVEL FLOOR PLAN A1.3 PROPOSED THIRD LEVEL FLOOR PLAN A1.4 PROPOSED ROOF PLAN A2.0 PROPOSED WEST ELEVATION A2.1 PROPOSED NORTH ELEVATION A2.2 PROPOSED EAST ELEVATION A2.3 PROPOSED SOUTH ELEVATION CODE NOTES HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L ANNING INTER IOR S PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PRELIM 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. 0 CDPY RIGHT HAF ARCHITECTS ZDD0. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ dote: 11-21-2014 checked by: MGH SHEET INFORMATION: TITLE SHEET: T1 EXISTING LEGAL DESCRIPTION: CI-1—Y OF 0 v. • \ VI G kf' si \ u,) \ 0 0 \ sue• rn 1.)crk \ / \ / / 60 \ / / \ \ FOUND DRILL \ HOLE IN CONCRETE STEP Gopher State One CaII TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 / / 40 60 / / ® v .A1 / FOUND 1/2" I.P. 1.11'E'LY& 0.55 NE'LY OF -C\G CORNER ---- y\cJ i\ FOUND I—I/2" I.P. 0.15 W'LY & 0.28' N'LY OF CORNE'— �- FOUND NAIL ��/ 0.26' S'LY OF CORNER \ \ \ FLOOD INFORMATION: i / / sio\-4\`G .100 /yC p, 100 GP \ GP0-1 , /_ FOUND 1/2" 0.09' S'LY OF R/W LINE ZONE C - AREA OF MINIMAL FLOODING PER FLOOD INSURANCE RATE MAP COMMUNITY PANEL NUMBER 275249-0005C DATED FEB. 1, 1984. \ r� / L \ / / / FOUND 1/4" I.P. / \ \ 73o \ \ / FOUND 1/2" I.P. 1.17' NE'LY OF CORNER ON R/W LIN�3 57 1 1 / / / / / r- / / / / / / / :�^a��vE \ PARCEL AREA: \ \ \ / \ \ \ \ / / / / / / / / / TOTAL AREA OF PARCEL = 13,600 SQ. FT. / 0.312 ACRES / / / / / / / 0 C, EXISTING PARCEL (LEGAL DESCRIPTION PROVIDED BY OWNER) The west 100.00 feet of the south 136.00 feet of Lots 6, 7 and 8, Block 30, ORIGINAL TOWN OF STILLWATER, Washington County, Minnesota. CERTIFICATION: This is to certify to XXXXX that this survey was made in accordance with "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys" jointly established and adopted by ALTA and ACSM in 1999, and pursuant to the accuracy standards (as adopted by ALTA and ACSM and in effect on the date of this certification) of an Urban survey. CORNERSTONE LAND SURVEYING, INC. Dated: 10-20-02 By : Daniel L. Thurmes Minnesota License No. 2571 8 SURVEY NOTES: 1, BEARINGS ARE ASSUMED 2. ELEVATION BASED ON INFORMATION OBTAINED FROM THE CITY OF STILLWATER ENGINEERING DEPARTMENT. 3. UTILITY AS -BUILT INFORMATION PROVIDED BY THE CITY OF STILLWATER ENGINEERING DEPARTMENT. 4. ALL UTILITIES PER AS BUILT INFORMATION UNLESS ORTHERWISE NOTED. 5. DUE TO EXCEESS IN THE OVERALL DIMENSIONS OF BLOCK 30, THERE ARE DESCRIPTION GAPS WITH THE ADJOINING PROPERTIES. SYMBOLS: MANHOLE CULVERT GAS METER FENCE CONCRETE • DENOTES FOUND 1 /2" IRON PIPE 0 DENOTES SET 1 /2" IRON PIPE MARKED RLS 25718 CATCH BASIN HYDRANT SIGN WATER VALVE UTILITY POLE LIGHT POLE TELE/ELEC BOX GAS VALVE OVERHEAD WIRES WELL SCALE: 1 INCH = 20 FEET NORTH STI IL_ LWATER CONTACT: Jon W. Whitcomb 2020 Washington Avenue Stillwater, MN 55082 Phone: 651-430-7797 Fax: 651-430-0212 COUNTY: WASHINGTON, COUNTY SEAL: THE STATE OF MINNESOTA DOES NOT REQUIRE A SEAL. CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of MINNESOTA. egis ration No: 25718 Date: 7D -21T=02 REVISIONS: DATE REVISION 8-23-02 ORIGINAL SURVEY PROJECT LOCATION: 275 3RD STREET SOUTH CONDO CONVERSION 1902 South Greeley Street Suite #3 GWO Building Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dlt-csls@ mcleodusa .net CORNERSTONE LAND SURVEYING, INC FILE NAME PROJECT NO. SURVJW09 JW02009 CERTIFICATE OF SURVEY LANDSCAPING PLAN TL-AT LAST Mr4 A F aNk SPIRE GRA5 JOMIPER \c1.cTED E eo MYMW5 S?a REI\ C,&MPAc`T AM. VIDIA140tk GRitAsoA PYv4 BAR K RY 517E 0(15417 #15 cog"- * 7 cco-. z co GAL -. AR eP•vITA ceT. HAS GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H .MAIN . S T R E E T S T I L L W ATE R, M N. 5 5 0 8 2 P H: 6 5 1 . 3 5 1. 1 3 1 9 J ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PL A NNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN PRELIMINARY SCHEMATIC DESIGN OWNER: GRADY ERICKSON gerickson@freedomvaiu.com DATE ISSUE NOTES 10-31-14 PREM. 11-21-14 PALNMNO SET I HEREBY CERTIFY THAT THIS PLAN,SPECIRCATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER 711E TAWS OF THE STATE OF MIN ESOTA. -rienatur• registration no. 24210 NOTICE. THE DESIGNS SHOWN AND DESCRIBED HEREIN NCLUONG ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT SE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, N WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW ANO EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES. VENDORS AND OfflCE PERSONNEL ONLY N ACCORDANCE WITH TFRS NOTICE. COPY RIGHT HAP ARCHITECTS 2008. ALL RIGHTS RESERVED project no: 14-028 drown by: CEJ date: 07.09-2014 checked by: MGH SHEET INFORMATION: LANDSCAPING PLAN: LI IT = 101-0" O O 4'-9-2 2 2'-34" G4'-0" 9'-E5 6" 91 71 G II 2 2'-4-" Q 4'- 10" 5' 104" HAF" 0 0 0 0 • 4'-9rl-j'I • G I— 1— LL L J 64'-0" 0 0 T41-9-21 - IN - IN AS -BUILT BASEMENT PLAN 1/8" = 1'-0" G8'- 10" 0 • 0 -IN -IN 4'- 1 0" 5'- 1 0-" • • 531-3" 15'-7" 7'-24" I I '-7" 12'-04 7'-24" 10'-9" O I EXISTING H.C. RAMP 0 101 A - IN -IN I I I I I I I I 1 101 B 104 0 102 4'- 1 0" • 0 0 L - - IN -I( 6) N 1 7'-2 1 II 15'-24" I I '-7" 12'-04" -- IN 1- -- IN -- IN N • 7'-24" 10'-9" 4'- 1 0 531-3" 15'-7" 0 0 0 O 0 O 0 0 O 0 0 0 101 A 101 B f,/ II II \\ r-1 LJ LI LI FT1 I I I I I I I I H}+T�1—I—rr TTZ1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 LLJIJ—I—L �/ 11 // II / II /II 21 I---ILJ k__ 104 L—TI I X II —J 102 0 0 0 / \ II II 1111 103 J 0 0 GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF ARCHITECTS HOEFLER ARCHITECTS L L C ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 11-05-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS ZOOS. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: AS -BUILT & DEMOLITION FLOOR PLANS AO.O 4'-92" G8'- 10" 0 AS -BUILT FIRST FLOOR PLAN 1/8" = 1'-0" 0 0 0 O (,-4 FIRST FLOOR DEMOLITION PLAN 0 0 0 1/8" = 1'-0" O O G81- 1 0" 531-3" 15'-7" 7'-2-1" 15'-24" I I '-7" 1 2'-04" 7'-21" 10'-9" 4'- 1 0" • O O O HAF" 0 0 0 0 0 0 -▪ IN 0? I -IN 60 tEn -IN co -IN 0� 201 202 A 202 B 1 204 7'-24"I 5' 24" 203 0 I 1 '-7" 12' 04" 7'-24" O 7 03 J -- IN - IN 0� • • 1 0'-9" 53'-3" 15'-7" 41-10" • O 0 - IN - IN —♦ lf) O I - 411 —IN C/) ♦ -IN G8'- I 0" AS -BUILT SECOND FLOOR PLAN 1/8" = 1'-0" G8'-I0" 53'-3" 15'-7" 7'- 21" 4 1 5'-24" I I '-7" 1 2'-03" 71- 2 I " 301 304 1 O'-9" 4'- 1 0" 0 302 1 303 7-21" 1 5'-24" I I '-7" 12'-04" 0 - - IN 0] CO • -I( 6) -- IN I 1- -IN J -- IN - IN 0� M.! • 7'-24" 10'-9" 4'- 10" 53'-3" 15'-7" 0 O 0 O 0 O 0 0 0 O 0 O 0 O 0 // II II IIE TT7 I I I 1 I 1 I 1 /' TT7 �-1-TiT71 / 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 LL1�� I L111 I I II J 204 0 0 0 R_—� / II II \\ III II 40--- h I II II IL XIIII II t—J 1 1 H- m II • I 11 1 202 A • \ 202 B r II II II II 203 tl- J SECOND FLOOR DEMOLITION PLAN 0 0 0 \ / 1/8" = 1-0" m 11I /1 II --, 1 \/ II II II � /' II I II \\ / IIILE \ II = = I II II I / II/I II III/ — II II A A m _ 1:) (r) I I L JI I 1I II �JJ1 1 LL� II ICJJ \ IIII II / `\ II II // ---.0 L_- 0 0 0 0 0 0 0 0 GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 11-05-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS ZOOS. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: AS -BUILT & DEMOLITION FLOOR PLANS AO.1 • O 0 G81-I0" AS -BUILT THIRD FLOOR PLAN 1/8" = 1'-0" 0 0 0 0 A THIRD FLOOR DEMOLITION PLAN ("r) 1/8" = 1'-0" 060 '-O" 69I-6" 0 0 • 531-3" 16'-3" • • 0 0 0 0 0 HAF" 0 0 r L r7 LJ IL r 7 LJ r r7 LJ N N N N • 531-3" • A O 691-6" 16'-3" • • AS -BUILT ROOF PLAN 1/8" = 1-0" • 0 0 •• • • 1- O 0 O 0 O 0 O 0 r� LJ ✓ :7 LJ J ✓ � LIJ ✓ 7 LJ 0 0 r 1 ✓ J J ROOF DEMOLITION PLAN 1/8" = b 0 0 0 GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A NNING INTER IOR S PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 0 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 11-05-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS 2005. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: AS -BUILT & DEMOLITION FLOOR PLANS AO.2 HAF" Top of Existing Gable el. 14141.615 To of Roof Curb el. °131134.25 Top of Window el. 129.67 Third Floor �e l 23.00 s Top of Window el. 1 19.67 2nd Level Finish Floor I 1 3.00 Top of Window el. 109.67 1 st Level Finish Floor el. 103.00 Grade @ Steps el. 1 00.00 Top of Existing Gable `13.el. 1141.615 Top of Roof Curb °01el. 1 34.25 Top of Window el. 129.67 Third Floor 123.00 Top of Window el. 119.67 ati_2nd Level Finish Floor '11el. 1 1 3.00 Top of Window el. 109.67 An,1 st Level Finish Moor '13el. 103.00 Garge Level Finish Floor el. 9292.67 JlIIIIIIIjhinhiiiIiIminhIIIu � IIIII II11111_IIIIIII_ AS -BUILT WEST ELEVATION 1/8" = 1-0" MMM I-------- I----------------- _______________1� 1===============11 ■=============1♦1■ 1===============1 ■=============1=M -1 ■M -1 11 -------- MUMMMMU UMMUM MMMMM it* J 1 1 1 1 1 1 1 1 1 1 1 1 1 1 AS-BUILT NORTH ELEVATION 1/8" = oft. Top of Existing Gable el. 14141.615 Top of Roof Curb ell. 1 34.25 Top of Window el. 129.67 Third Floor el. 123.00 Top of Window el. 1 19.67 2nd Level Finish Floor el. 1 °11113.00 Top of Window el. 109.E7 1 st Level Finish Moor el. 03.00 Garge Level Finish Floor el. 9292.67 Top of Existing Gable e1. 141.615 To of Roof Curb el. 1 34.25 Top of Window el. 129.67 Third Floor '11.el. 1 23.00 Top of Window el. I 19.67 2nd Level Finish Floor el. 1 13.00 fsolce of Window el. 109.67 -■■■1: ====EN i ■ ■ 1 1 1 1 L 1 111 1 I I IJ 1 III 1 1 1 1 11 1 1 I 1 /2 AS -BUILT EAST ELEVATION 1/8" = 1'-0" IIIIII� 03I00 ish Floor HIIIIIIIIHIUiiiiiI1iJ.iHL_!. Grade St-- el. 1 00.@ 00 I I T I I T I I1-1 1 1 V I J 1 V I J 1 V I J 1 V 1 1 1 V 1 1 1 V I J 1 V i I V I J I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 I I 1 1 I I 1 1 I I 1 1 I I 1 1 I I 1 1 I I 1 1 I I 1 1 I 1 1 1 MI MN I In AS -BUILT SOUTH ELEVATION 1/8" = 1'-0" GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A NNING INTER IOR S PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 11-05-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature registration no: MICHAEL HOEFLER 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS 2005. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: AS -BUILT EXTERIOR ELEVATIONS AO.3 111111111111 11111111 11111 1111 -i11111111 I I 1 l 1 1 1( III 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 III 1 T' 11111111111111111111111 HAF 22' 411 6 (B 64'-O" 9'-84" 9'-7311 16 LOWER LEVEL GARAGE (6 PARKING STALLS) 641-0" 2 2'-44" • 1 O'-84" • EXISTING ELEVATOR 5'-O" EXISTING STAIRS PLAN KEYNOTE LEGEND EXISTING WALLS 1. KOHLER MODEL K-3999-0 TOILET TO BE INSTALLED 2. KOHLER URINAL TO BE INSTALLED (RE-ROUTE PLUMBING IF NECESSARY) 3. NEW SINK WITH TOP 4. NEW ANODIZED ALUMINUM STOREFRONT TO BE INSTALLED TO BOTTOM OF FLOOR SYSTEM 5. PROVIDE NEW DOOR AND SIDE LIGHT - FIELD VERIFY 6. PROVIDE NEW 3'-0" DOOR 7. PROVIDE NEW HANDRAIL/GUARDRAIL SYSTEMS 8. PROVIDED NEW FRENCH INSWING DOOR 9. PROVIDE NEW METAL STAIRCASE - FIELD VERIFY FLOOR TO FLOOR HEIGHTS 10. IN -FILL WALL AS NEEDED - FIELD VERIFY 11. PROVIDE NEW FIRE RATED DOOR 12. PROVIDE NEW FLOOR SYSTEM WHERE EXISTING STAIRS ARE LOCATED 13. VERIFY GRAB BARS MEETS ADA STANDARDS 14. PROVIDE NEW PRIVACY WALL 15. PROVIDE NEW TILE ON FLOOR & 4'-0" ON WALL 16. PROVIDE NEW ENTRY DOOR WITH SIDELITES - FIELD VERIFY ROUGH OPENING 17. EXISTING H.C. RAMP WITH NEW HANDRAIL 18. PROVIDE NEW H.C. RAMP AND HANDRAIL 19. PROVIDE NEW OPENING FOR STOREFRONT SYSTEM - FIELD VERIFY 20. PROVIDE NEW FLOORING, CARPET, PAINT, AND CEILING TILES IN COMMON AREAS GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L ANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PRELIM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER reg istr a Lion no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. c0 COPY RIGHT HAF ARCHITECTS zDOS. ALL RIGHTS RESERVED project no: 14-028 drown by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: PROPOSED BASEMENT LEVEL FLOOR PLAN AI.O PROPOSED BASEMENT LEVEL FLOOR PLAN 1 1/4" = 1'-0" 7'-24" • 7'-24" OPEN 1-OYER TO 2ND LEVEL CEILING --n 26'-72" 15'-24" 15'-24" 4'-2-2" �� IA 11 III II 53'-3" I I '-7" 53'-3" 12'- 52" 12'-O4" 14'-2" 15'-7" I O'-9" EXISTING PATIO W/ NEW RAILING EXISTING ELEVATOR EXISTING PATIO W/ NEW RAILING 15'-7" EXISTING STAIRS 4'- I 0" PLAN KEYNOTE LEGEND EXISTING WALLS 1. KOHLER MODEL K-3999-0 TOILET TO BE INSTALLED 2. KOHLER URINAL TO BE INSTALLED (RE-ROUTE PLUMBING IF NECESSARY) 3. NEW SINK WITH TOP 4. NEW ANODIZED ALUMINUM STOREFRONT TO BE INSTALLED TO BOTTOM OF FLOOR SYSTEM 5. PROVIDE NEW DOOR AND SIDE LIGHT - FIELD VERIFY 6. PROVIDE NEW 3'-0" DOOR 7. PROVIDE NEW HANDRAIL/GUARDRAIL SYSTEMS 8. PROVIDED NEW FRENCH INSWING DOOR 9. PROVIDE NEW METAL STAIRCASE - FIELD VERIFY FLOOR TO FLOOR HEIGHTS 10. IN -FILL WALL AS NEEDED - FIELD VERIFY 11. PROVIDE NEW FIRE RATED DOOR 12. PROVIDE NEW FLOOR SYSTEM WHERE EXISTING STAIRS ARE LOCATED 13. VERIFY GRAB BARS MEETS ADA STANDARDS 14. PROVIDE NEW PRIVACY WALL 15. PROVIDE NEW TILE ON FLOOR & 4'-0" ON WALL 16. PROVIDE NEW ENTRY DOOR WITH SIDELITES - FIELD VERIFY ROUGH OPENING 17. EXISTING H.C. RAMP WITH NEW HANDRAIL 18. PROVIDE NEW H.C. RAMP AND HANDRAIL 19. PROVIDE NEW OPENING FOR STOREFRONT SYSTEM - FIELD VERIFY 20. PROVIDE NEW FLOORING, CARPET, PAINT, AND CEILING TILES IN COMMON AREAS HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A N N I N G INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M www.FAcEBooK.com/HAPARcHITEcTs HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PRELIM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature reg istr a tion no: MICHAEL HOEFLER 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. c0 COPY RIGHT HAF ARCHITECTS zDOS. ALL RIGHTS RESERVED project no: 14-028 drown by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: PROPOSED FIRST LEVEL FLOOR PLAN A1.1 01 FIRST LEVEL FLOOR PLAN 1/4" = 1'-0" 7'-24" OPEN FOYER TO BELOW 7'-24" 15'-24" 15'-24" 53'-3" 15'-7" 11 fI � III 11, h,( f II I 11-7" I I '-7" 53'-3" 12'-04" 12'-04" 14'-2" 7'-24" 7'-24" NEW DECK AND RAILING EXISTING ELEVATOR NEW DECK AND RAILING 15'-7" D 4'- 10" EXISTING STAIRS 4'- 10" PLAN KEYNOTE LEGEND EXISTING WALLS 1. KOHLER MODEL K-3999-0 TOILET TO BE INSTALLED 2. KOHLER URINAL TO BE INSTALLED (RE-ROUTE PLUMBING IF NECESSARY) 3. NEW SINK WITH TOP 4. NEW ANODIZED ALUMINUM STOREFRONT TO BE INSTALLED TO BOTTOM OF FLOOR SYSTEM 5. PROVIDE NEW DOOR AND SIDE LIGHT - FIELD VERIFY 6. PROVIDE NEW 3'-0" DOOR 7. PROVIDE NEW HANDRAIL/GUARDRAIL SYSTEMS 8. PROVIDED NEW FRENCH INSWING DOOR 9. PROVIDE NEW METAL STAIRCASE - FIELD VERIFY FLOOR TO FLOOR HEIGHTS 10. IN -FILL WALL AS NEEDED - FIELD VERIFY 11. PROVIDE NEW FIRE RATED DOOR 12. PROVIDE NEW FLOOR SYSTEM WHERE EXISTING STAIRS ARE LOCATED 13. VERIFY GRAB BARS MEETS ADA STANDARDS 14. PROVIDE NEW PRIVACY WALL 15. PROVIDE NEW TILE ON FLOOR & 4'-0" ON WALL 16. PROVIDE NEW ENTRY DOOR WITH SIDELITES - FIELD VERIFY ROUGH OPENING 17. EXISTING H.C. RAMP WITH NEW HANDRAIL 18. PROVIDE NEW H.C. RAMP AND HANDRAIL 19. PROVIDE NEW OPENING FOR STOREFRONT SYSTEM - FIELD VERIFY 20. PROVIDE NEW FLOORING, CARPET, PAINT, AND CEILING TILES IN COMMON AREAS (4) HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M www.FAcEBooK.com/HAPARcHITEcTs HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PRELIM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS ZDOS. ALL RIGHTS RESERVED project no: 14-028 drown by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: PROPOSED SECOND LEVEL FLOOR PLAN AI.2 SECOND LEVEL FLOOR PLAN 1/4" = 1'-0" 53'-3" 151-7" NEW DECK AND RAILING EXISTING ELEVATOR NEW DECK AND RAILING EXISTING STAIRS PLAN KEYNOTE LEGEND EXISTING WALLS 1. KOHLER MODEL K-3999-0 TOILET TO BE INSTALLED 2. KOHLER URINAL TO BE INSTALLED (RE-ROUTE PLUMBING IF NECESSARY) 3. NEW SINK WITH TOP 4. NEW ANODIZED ALUMINUM STOREFRONT TO BE INSTALLED TO BOTTOM OF FLOOR SYSTEM 5. PROVIDE NEW DOOR AND SIDE LIGHT - FIELD VERIFY 6. PROVIDE NEW 3'-0" DOOR 7. PROVIDE NEW HANDRAIL/GUARDRAIL SYSTEMS 8. PROVIDED NEW FRENCH INSWING DOOR 9. PROVIDE NEW METAL STAIRCASE - FIELD VERIFY FLOOR TO FLOOR HEIGHTS 10. IN -FILL WALL AS NEEDED - FIELD VERIFY 11. PROVIDE NEW FIRE RATED DOOR 12. PROVIDE NEW FLOOR SYSTEM WHERE EXISTING STAIRS ARE LOCATED 13. VERIFY GRAB BARS MEETS ADA STANDARDS 14. PROVIDE NEW PRIVACY WALL 15. PROVIDE NEW TILE ON FLOOR & 4'-0" ON WALL 16. PROVIDE NEW ENTRY DOOR WITH SIDELITES - FIELD VERIFY ROUGH OPENING 17. EXISTING H.C. RAMP WITH NEW HANDRAIL 18. PROVIDE NEW H.C. RAMP AND HANDRAIL 19. PROVIDE NEW OPENING FOR STOREFRONT SYSTEM - FIELD VERIFY 20. PROVIDE NEW FLOORING, CARPET, PAINT, AND CEILING TILES IN COMMON AREAS HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A NNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M www.FAcEBooK.com/HAPARcHITEcTs HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PRELIM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER reg istrOLion no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. c0 COPY RIGHT HAF ARCHITECTS zDOS. ALL RIGHTS RESERVED project no: 14-028 drown by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: PROPOSED THIRD LEVEL FLOOR PLAN AI.3 THIRD LEVEL FLOOR PLANdip 1 1/4" = 1'-0" MECHANICAL SCREENING AC AC AC AC AC AC 531-3" RAILING ROOI=TOP ACCESS 4O'-O" I O'-9" 17'-1 1" SKYLIGHT SYSTEM 42'- I " I 0'-9" 15'-7" 53'-3" 15'-7" 4'- I 0" PLAN KEYNOTE LEGEND EXISTING WALLS 1. KOHLER MODEL K-3999-0 TOILET TO BE INSTALLED 2. KOHLER URINAL TO BE INSTALLED (RE-ROUTE PLUMBING IF NECESSARY) 3. NEW SINK WITH TOP 4. NEW ANODIZED ALUMINUM STOREFRONT TO BE INSTALLED TO BOTTOM OF FLOOR SYSTEM 5. PROVIDE NEW DOOR AND SIDE LIGHT - FIELD VERIFY 6. PROVIDE NEW 3'-0" DOOR 7. PROVIDE NEW HANDRAIL/GUARDRAIL SYSTEMS 8. PROVIDED NEW FRENCH INSWING DOOR 9. PROVIDE NEW METAL STAIRCASE - FIELD VERIFY FLOOR TO FLOOR HEIGHTS 10. IN -FILL WALL AS NEEDED - FIELD VERIFY 11. PROVIDE NEW FIRE RATED DOOR 12. PROVIDE NEW FLOOR SYSTEM WHERE EXISTING STAIRS ARE LOCATED 13. VERIFY GRAB BARS MEETS ADA STANDARDS 14. PROVIDE NEW PRIVACY WALL 15. PROVIDE NEW TILE ON FLOOR & 4'-0" ON WALL 16. PROVIDE NEW ENTRY DOOR WITH SIDELITES - FIELD VERIFY ROUGH OPENING 17. EXISTING H.C. RAMP WITH NEW HANDRAIL 18. PROVIDE NEW H.C. RAMP AND HANDRAIL 19. PROVIDE NEW OPENING FOR STOREFRONT SYSTEM - FIELD VERIFY 20. PROVIDE NEW FLOORING, CARPET, PAINT, AND CEILING TILES IN COMMON AREAS HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A NNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PRELIM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no; 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS ZDOS. ALL RIGHTS RESERVED project no: 14-028 drown by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: PROPOSED ROOF LEVEL FLOOR PLAN AI.4 ROOF LEVEL 1/4" = 1'-0" HAF" Top of NEW ROOFTOP STRUCTURE el. 141.00 Top of Roof Curb el el. 134.25 Top of Window elel. 129.67 Third Floor el. 123.00 Top of Window el. 1 1 9.67 2nd Level Finish Floor elel. 113.00 Top of Window elel. 109.67 I st Level Finish Floor elel. 103.00 Grade @ Steps elel. 100.00 ANODIZED ALUMINUM 7" SHIPLAP 19'-7" NEW ROOFTOP STRUCTURE CEDAR SIDING MECHANICAL SCREEN EXISTING GABLE ROOF 1 AWNING (6" TALL x 18" DEEP) ANODIZED ALUMINUM I• AWNING (6" TALL x 18" DEEP) 275 THTD DIRECTORY SI41 EXISTING BLOCK FOUNDATION u u u u Y I• I ANODIZED ALUMINUM TO BE CLEANED AND PAINTED AWNING (I 2" TALL x 72" DEEP) Top of Existin3 Gable ru el. 141.615 I I1 I I I I I1 I I 11 li NEW DOOR $ SIDELIGHT SYSTEM EXISTING STEPS • EXISTING H.C. RAMP W/ NEW HAND RAILING W/ NEW HAND RAILING HARDIPANEL VERTICAL SIDING 7" SHIPLAP CEDAR SIDING HARDIPANEL VERTICAL SIDING ANODIZED ALUMINUM AWNING (6" TALL x 18" DEEP) NEW ANODIZED ALUMINUM STOREFRONT W/ CLEAR GLASS GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS 2005. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATION: A2.0 WEST ELEVATION HAF" Top of Existing Gable el. 41.615 Back Entry Finish Floor el. 94.00 Garage Level Finish Floor l el. 92.67 r EXISTING GABLE ROOF • 331-5" NEW ROOFTOP STRUCTURE • • 6'-7" 711 SHIPLAP CEDAR SIDING 1 MECHANICAL SCREEN ANODIZED ALUMINUM AWNING (61" TALL x 181" DEEP) NEW DECK: - STEEL STRUCTURE - WOOD DECKING - CABLE RAILING SYSTEM ANODIZED ALUMINUM I• AWNING (61" TALL x 181" DEEP) • • • I I I 1_ 1 I I I 1 1 1 1 I I I I I I I I I I I I I I I I I I I I I I I I 1 1 1 1 1 1 NEW H.C. RAMP I 1 1 1 1 1 1 1 1 I EXISTING BLOCK FOUNDATION W/ NAND RAILING TO BE CLEANED AND PAINTED EXISTING GARAGE $ SERVICE DOORS I 1 1 1 1 1 1 1 1 1 1 1 1 1 I EXISTING FLOOD LIGHT (2 ThUS) EXISTING BLOCK RETAINING WALL HARDIPANEL VERTICAL SIDING 71" SHIPLAP CEDAR SIDING NEW ANODIZED ALUMINUM STOREFRONT W/ CLEAR GLASS HARDIPANEL VERTICAL SIDING ANODIZED ALUMINUM AWNING (611 TALL x 18"" DEEP) EXISTING STEPS W/ NEW HAND RAILING Top of NEW ROOFTOP STRUCTURE a el. 1 4 1 .00 Top of Roof Curb el. 134.25 Top of Window el. 1 29.67 Third Floor el. 1 23.00 Top of Window el. 119.67 GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A NNIN G INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: 2nd Level Finish Floor GRADY ERICKSON el. 113.00 gerickson@freedomvalu.com Top of Window el. 109.67 1 st Level Finish Floor el. 103.00 Grade @ Steps el. 100.00 DATE ISSUE NOTES 10-31-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS 2005. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATION: A2.1 NORTH ELEVATION 1 HAF" Top of Existing Gable el. 141.615 IALT-op of Roof Curb lw el. 134.25 Top of Window el. 129.67 Third Floor • 123.00 Top of Window e. 1 1 9.67 2nd Level Finish Floor el. 113.00 Topof Window • 109.67 1st Level Finish Floor el. 103.00 Grad100.00 e @ Steps el. NEW DECK: ANODIZED ALUMINUM AWNING (611 TALL x 721' DEEP) EXISTING GABLE ROOF hARDIPANEL VERTICAL SIDING 191_7" NEW ROOFTOP STRUCTURE - STEEL STRUCTURE - WOOD DECKING - CABLE RAILING SYSTEM ANODIZED ALUMINUM AWNING (611 TALL x 181" DEEP) • EXISTING BLOCK FOUNDATION TO BE CLEANED AND PAINTED ANODIZED ALUMINUM filllireWelEIMIMEMPARie 711 ShIPLAP CEDAR SIDING NEW STEPS W/ hAND RAILING NEW h.C. RAMP W/ NAND RAILING GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF Top of NEW ROOFTOP STRUCTURE ARCHITECTS el. 141.00 HOEFLER ARCHITECTS LLC NEW ANODIZED ALUMINUM STOREFRONT W/ CLEAR GLASS NEW ANODIZED ALUMINUM STOREFRONT W/ CLEAR GLASS 711 ShIPLAP CEDAR SIDING ANODIZED ALUMINUM AWNING (611 TALL x 18"1 DEEP) Back Entry Finish Floor el. 94.00 Garage Level Finish Floor el. 92.67 ARCHITECTURE P L A N N IN G INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS 2005. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATION: A2.2 �/ EAST ELEVATION 1/411 = 1'-0'I HAF" Top of NEW ROOFTOP STRUCTURE el. 141.00 Top of Roof Curb el el. 134.25 Top of Window elel 129.67 Third Floor elel 123.00 Top of Window el el. 1 1 9.67 2nd Level Finish Moor elel 1 1 3.00 Top of Window el el. 1 09 .67 1 st Level Finish Floor elel. 103.00 Grade @Steps �el. 100.00 EXISTING H.C. RAMP W/ NEW HAND RAILING hARDIPANEL VERTICAL SIDING 7" ShIPLAP CEDAR SIDING 6'-7" 9'-5" 24'-0" r MECHANICAL SCREEN 7" ShIPLAP CEDAR SIDING NEW ROOFTOP STRUCTURE • • EXISTING GABLE ROOF 1 NEW ANODIZED ALUMINUM STOREFRONT W/ CLEAR GLASS hARDIPANEL VERTICAL SIDING • • ANODIZED ALUMINUM AWNING (6" TALL x 18" DEEP) • 1 T GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 3 1 9 HF Top of Existing Gable ARCHITECTS el. 1 4 1 .6 1 5 HOEFLER ARCHITECTS LLC • ANODIZED ALUMINUM AWNING (6" TALL x 72" DEEP) 1 1 1 I 11 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 I I 1 I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 11 1 I 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 I I I I 11 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 I I I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 EXISTING BLOCK FOUNDATION TO BE CLEANED AND PAINTED 1 1 1 1 1 1 1 1 1 •I NEW DECK: - STEEL STRUCTURE - WOOD DECKING - CABLE RAILING SYSTEM ANODIZED ALUMINUM AWNING (6" TALL x 18" DEEP) ARCHITECTURE P L A NNIN G INTERIORS PHONE: FAX: 233 SOUTH MAIN STREET STILLWATER, MN 6 5 1- 3 5 1- 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: "ON THE LEDGE" 275 THIRD STREET STILLWATER MN 11-21-2014 PLANNING SET OWNER: GRADY ERICKSON gerickson@freedomvalu.com DATE ISSUE NOTES 10-31-14 PREUM. 11-21-14 PLANNING SET I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. COPY RIGHT HAF ARCHITECTS 2005. ALL RIGHTS RESERVED project no: 14-028 drawn by: CEJ date: 11-21-2014 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATION: A2.3 �/ SOUTH ELEVATION 1/41' = 1'-0'I PLANNING COMMISSION MEETING DATE: December 10, 2014 CASE NO.: SUP/2014-36 APPLICANT: Marcela Kelton, property owner REQUEST: Request for a Special Use Permit for a single family residence to be located in the structure at 175 3rd Street South ZONING: Central Business District COMP PLAN DISTRICT: Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner REQUEST The applicant is requesting a Special Use Permit for a single family residence to be located in the structure at 150 3rd Street South. BACKGROUND This request comes before the Planning Commission as the applicant would like to operate a Montessori School under the auspices of an in -home daycare. Schools are not permitted in the Central Business District. In -home daycares, however, are permitted by the State of Minnesota in any zoning district where single family residences are permitted. The owner -occupied space has been an unpermitted residence since the second story was constructed in 1983, though no use permit was ever issued for the residence. As such, a daycare would not be permitted as the residence is non -conforming. APPLICABLE REGULATIONS AND GUIDELINES The purpose of specially permitted uses is to allow the integration of essential or desirable uses which may be suitable only in certain zoning districts or designed or arranged on a site in a certain manner. In approving a special use permit or conditional use permit, it must be determined by the planning commission that: • The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations; • Any additional conditions necessary for the public interest have been imposed; and • The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. ANALYSIS AND DISCUSSION Municipal Code Section 31-207 indicates the following must be determined by the Planning Commission prior to the issuance of a Special Use Permit: 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. • Zoning Ordinance o Use: Residences are allowed in the Central Business District by Special Use Permit. o Parking: In addition to the two tandem, underground parking associated with this unit, two off-street parking spaces are dedicated exclusively for the use of the unit. One space per every eight children is required, plus one space per staff person. The daycare could accommodate no greater than 14 children and two staff would be required. Given this, the residential unit, and associated daycare, meet the off-street parking requirements. • Comprehensive Plan - The Housing Chapter of the Comprehensive Plan indicates an objective to maintain the mix of housing types. Any additional conditions necessary for the public interest have been imposed; and Staff has not identified any public interest concerns. • Public Concerns - No public concerns have been identified through the public input process to date. The applicant has submitted seven letters of support for a daycare in this location. A total of six of the letters of support indicated their business has a significant number of employees and/or know families that might benefit from this type of service. • Exterior changes - Section 31-319 of the Stillwater City Code requires that the Heritage Preservation Commission (HPC) conduct a design review on exterior changes. No exterior changes are proposed. • Miscellaneous o Plans will need to be approved by the fire and building officials before the operation of the daycare. The owner has been in direct contact with the Stillwater Fire Department. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Staff has determined a residence in this location has not been a detriment to the public. FINDINGS, ALTERNATIVES AND RECOMMENDATION Staff finds the single family residence conforms to the requirements and the intent of the zoning code, the comprehensive plan, relevant area plans and other lawful regulations if conditions of approval are met. The Commission has the following options: 1. Approve the Special Use Permit with or without conditions 150 3rd Street South Case No. DP/2014-36 Page 2 of 3 2. Deny the Special Use Permit 3. Table the request for more information Staff recommends the Commission approve the SUP/2014-16 with the following conditions: 1. The two outdoor parking spaces, designated for the exclusive use of this unit, shall be striped and signed. 2. All exterior changes to the unit, including the installation of signs, shall be reviewed and approved by the Heritage Preservation Commission. 3. Plans and the use will need to be approved by the fire and building officials before the operation of an in -home daycare in this residence. 4. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. ATTACHMENTS Site Location Map Narrative request (2 pages) Resume and Appreciation Award 150 3rd Street South Case No. DP/2014-36 Page 3 of 3 The Birthplace 150 3rd SITE 0 30 60 115 / , -- , 107 110 _-_ =SI11water 1 2 0 --- ' — �r I.i1011 of Minnesota Street South LOCATION 120 Feet 117 123 , #,Int4 205 \ * isl=S-' \ \ 1 115 . r II l ` . L i "' l , t.:37 ,d :. , 106 fk ,r-. .. 1 , "s � i� .000 , t y 0..4 114 •, .• ftet". 1 . l s ,- 1 a t 140 ti 150 r )0, 148 146 _ r = r ', � / 20 _ -� ail sz UN oEN wE N�O�� 55 * Ill 11 -* �"A Oil Si , �`�� � iVIA s lE ,, < N OVA s NESS A t2' s O O�SVESS SZREEj Oil Os �S A,°1„5' OPK a A11)s.50 Sj�\NE EP m V n . r ,�� fit! - {..5 ` 107 �S' ..... ' ,N� 275 wE•014 0010atOtG wEsj ` 0 Illi i0i (2, k . N e • �, wE51 NA wEss� Marcela Kelton Narrative Request November 3, 2014 I would like to offer Stillwater's youngest citizens the best the world has to offer in early childhood education by opening an in -home Spanish Immersion Montessori that would operate as state licensed in -home daycare. I am a certified Montessori teacher with over 15 years of experience in early childhood development including being involved in the start up of 3 Montessori schools. I am confident my experience and passion for early education will provide a unique and valuable service to the central business district. I understand the value in a strong and cohesive local community and believe it to be a foundation of happiness for those who share it. The work I am capable of will strengthen our local community by meeting the needs of children and families while causing a ripple effect of support to the larger community and local businesses. The families I serve will be more likely to eat, shop, play, and enjoy the services downtown and advertise these experiences to their friends and neighbors, thereby, improving the overall quality of life in Stillwater. A state licensed "in -home daycare" can have up to 14 children so we are talking maybe 10 families or so. My condo has two private parking spots that will be reserved for the parents to drop off and pick up their children without having to leave their car. This should not cause unwanted traffic or parking issues because the 10 or so families I am targeting already work, live or otherwise spend some time downtown. For example, Dan Forest and Heathyre Sayers have a young chiropractic and wellness practice that specialize in pediatric care on Chestnut and 2°a' one block from my condo. Dan showed interest in the possibility of sending his children to my program which he can walk to from his office. Dan and Heathyre would then be able to connect with the other families I serve and offer their services to them also. As the bridge comes in the culture shifts in Stillwater, I believe this service would be a welcome addition to the life and vibrancy of our city. An increasingly happy place to live will add character to the city and attract visitors to enjoy what we have to offer as a whole. I have a BA in Anthropology from the U of M and my Masters in Montessori Education from Loyola Baltimore. I strive daily to be a model citizen and improve the lives of people around me, starting locally in my own home with the keen awareness that the work I do can shape the future by helping to develop the next generation of local, and increasingly, global citizens. I intend to work hard as an educator and community activist to improve the quality of life of our community and be a model program others can follow for positive change in their own backyards. Marcela Kelton Experience: Spanish Interpreter Legal, Medical, Non-profit, Education Montessori Guide Montessori Casa Intemational, Denver, CO • Educated staff and parents about the Montessori method while taking on administrative responsibilities and guiding a primary class. Montessori Guide Plains to Peaks Montessori, Denver, CO • Continually improving the environment and guiding primary children according to their needs in cooperation with school staff and the children's families. Montessori Guide Little Red Schoolhouse, Breckenridge, CO • Worked to help educate the staff about Montessori philosophy while normalizing a class of 2 year olds. Also worked with and observed infants — age 5. Spanish Montessori Guide Children's Workshop Montessori, Plymouth, MN • Applied the Montessori method and gave presentations to children in Spanish at both the toddler and primary levels in cooperation with AMI and AMS certified individuals. Education: M.Ed., Montessori Education Loyola University, Baltimore, MD Skills: B.A., Anthropology University of Minnesota, Twin Cities, MN AMI Assistance to Infancy Diploma The Montessori Institute, Denver, CO AMI Primary Diploma Montessori Training Center of Minnesota, St. Paul MN Yoga Certification Samadhi Center for Yoga, Denver CO Tibetan Medicine Intensive Men-Tsee-Khang, Dharamsala, India • Acute observation skills allowing for the identification of obstacles in the way of child development and means for removing them. • Intuitive ability to connect with children through attention in the present moment. • Engaging in conversation, inspiring adults in supporting the work of the child. • Fluent speaking, reading, and writing of Spanish and English. e. marcelakelton@gmail.com p. 651-329-3980 Summit County Commissioners presents 201.2 Early Childhood Appreciation Award For outstanding service on behalf of children in Summit County