Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2015-07-08 CPC Packet
ate 1ME IIRTNPLA CE OF MINNESOTA AGENDA PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North July 8, 2015 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of June 10, 2015 regular meeting minutes 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 Chairperson may reply at the time of the statement of may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. 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. 2. Case No. 2015-15: Special Use and associated Variances for MN Shooting Academy to redesign the existing building into an amusement and recreational establishment. Located at 2159 Curve Crest Blvd. Paul Simonet, Owner. 3. Case No. 2015-16: Special Use Permit for construction of a detached garage and ADU. Located at 912 5th St S. Eileen Gibson and Larry Wheeler, Owners. 4. Case No. 2015-17: Special Use Permit for a drive through to be installed on the building. Located at 1750 Greeley St S. Stanfour, LLC Owner. Jeff Berends, Applicant. 5. Case No. 2015-18: Special Use Permit for outdoor sales to be held on the property of Stillwater Medical Group. Located at 1500 Curve Crest Blvd. Coleen Ebner, Applicant. 6. Case No. 2015-19: Special Use Permit for mutli-tenant, multi -use SUP for building, permit associated with CPC Case No. 2014-38. Located at 123 2nd St N. Judd Sather Owner 7. Case No. 2015-20: Consideration of a 15 lot residential Preliminary Plat, Conditional Use Permit and associated Variances. Located at 8528/8602 Neal Ave N. Todd Baumgartner, Applicant. 8. Case No. 2015-21: Variance for the total number of signs permitted for the construction of a free-standing monument sign at the south entrance of Lake Elmo Bank. Located at 1937 Greeley St S. Mike Johnson, Applicant. 9. Case No. 2015-22: Consideration of a 20 lot residential Preliminary Plat and associated Variances. Located at 1902 William St N. Sterling Black, Applicant. VI. NEW BUSINESS VII. OTHER ITEMS OF DISCUSSION VIII. ADJOURNMENT ate THE 1I1TN►LACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES June 10, 2015 REGULAR MEETING 7:00 P.M. Vice Chairman Hansen called the meeting to order at 7:01 p.m. Present: Chairman Kocon, Commissioners Collins, Fletcher, Hansen, Lauer, Middleton, Siess, Council Representative Junker Absent: Commissioners Hade and Kelly Staff: City Planner Wittman APPROVAL OF MINUTES Motion by Commissioner Collins, seconded by Commissioner Fletcher, to approve the April 8, 2015 meeting minutes. All in favor, 6-0 with Chairman Kocon abstaining. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2015-9. Special Use Permit for new restaurant with pass -through window to be located at 317 Main Street South. Larry Cramer, owner and Benjamin Leske, applicant. City Planner Wittman explained that the applicant is requesting a Special Use Permit for a restaurant with a pass -through window to be located in the unit on the eastern side of the building facing Water Street. The concession -style restaurant would sell hotdogs and non-alcoholic beverages with no sit- down service and no indoor or outdoor seating. Staff recommends approval of the restaurant with conditions, but feels the pass -through window may become a nuisance because it could cause customers to obstruct the public sidewalk. Staff recommends relocating the pass -through window to the south side of the unit, next to the entrance. Commissioner Siess asked about the off-street parking requirements. City Planner Wittman explained that restaurants are required to have one parking space for every 150 square feet, therefore two parking spaces would be required for this space. The applicant will not be required to provide additional parking. The use will go before the Downtown Parking Commission next week. Benjamin Leske, applicant, stated he understands the pass -through window will not work on the Water Street side. He will try to relocate the window to the south side as recommended by staff. Planning Commission June 10, 2015 Chairman Kocon opened the public hearing. There were no public comments. The public hearing was closed. Motion by Commissioner Lauer, seconded by Commissioner Collins, to approve Case No. 2015-9, a Special Use Permit for a new restaurant to be located at 317 Main Street South, with the following conditions: a. All existing and future trash receptacles shall be stored inside the building or in the proposed trash enclosure at all times with the exception of the day of trash collection. b. Any exterior changes, including the installation of a pass -through window and signage, shall receive a Heritage Preservation Commission -issued Design Review Permit. Conditions of the Design Review Permit shall be incorporated into this Special Use Permit by reference. c. Plans and the use will need to be approved by the engineering, fire and building officials before the issuance of a building permit. d. All changes to the approved plans will need to be reviewed and approved by the Community Development Department. Any major changes will need to go to the Planning Commission for review and approval. e. The pass -through window shall be moved to the south facade, next to the entrance door. All in favor, 7-0. Case No. 2015-10. Variance for a 2' encroachment into the front yard setback for a front porch located at 1108 5th Street South. Mike and Lorilee Estes, owners and applicants. City Planner Wittman explained that the applicants have applied for a 2' front yard setback variance for the addition of an 8' front porch. If approved, the porch would be located 18' from the front (east) property line. Staff finds that practical difficulties do not exist, as zoning regulations may be able to be met with another reasonable alternative, for instance a six foot porch. Therefore, staff recommends denial. City Planner Wittman read public comments from Nancy Hagstrom who lives across the street, encouraging the Commission to grant the variance. Chairman Kocon pointed out that 1104, the house next door, appears to be closer to the street. He asked if bringing out the porch on the subject property would make the two houses more even. City Planner Wittman replied that the subject property would be closer to the street than the house to the north. Commissioner Hansen asked about the differences between this case and previous variance requests involving encroachment of setbacks. The Commission needs to be able to clearly define what is allowed when granting a variance, especially when dealing with nuances like roof overhangs, stairs, eaves or awnings. City Planner Wittman responded that elements like awnings, sills, buttresses, eaves and steps may project into the yard up to three feet without a variance. Commissioner Siess asked if the house originally had a porch. Mike Estes, applicant, replied that the house had a porch, but in 2002, a second story addition was constructed. Now he would like to add a porch back on. As for other properties, if allowed, his porch Page 2 of 9 Planning Commission June 10, 2015 would be about even with the second house to the south. The house to the north, 1104, is quite a bit closer to the street than where his porch would be. Chairman Kocon opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Fletcher pointed out if a practical difficulty can't be established, the variance cannot be granted. Motion by Commissioner Fletcher, seconded by Commissioner Lauer, to deny Case No. 2015-10, a variance for a 2' encroachment into the front yard setback for a front porch located at 1108 5th Street South. Motion passed, 6-1 with Commissioner Middleton voting against. Case No. 2015-11. Special Use Permit for development of a one story credit union with drive -through banking services, located at 2020 Washington Avenue South. William Hickey, applicant representing Ideal Credit Union. City Planner Wittman explained that the applicant is proposing to construct a new financial institution building with drive -through banking services. Staff recommends approval with conditions. Bill Hickey, Principal with Collaborative Design Group, Inc., representing Ideal Credit Union, stated they are comfortable with the proposed conditions. They would like to keep the existing trees if possible. They are tearing the existing building down and repositioning a new building on the lot. He offered to answer questions. Jeanine Swanson, Ideal Credit Union Senior Vice President of Human Resources and Administration, pointed out that Ideal Credit Union was formerly Postal Credit Union. This would be the third location in Washington County. There are nearly 950 members in the Stillwater area. Chairman Kocon opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Siess expressed disappointment that the applicant is not reusing the existing building as she favors re -use, but she sees no issues with the proposal. Commissioner Middleton said he assumes the new building will be more energy -efficient. Motion by Commissioner Middleton, seconded by Commissioner Fletcher, to approve Case No. 2015-11, a Special Use Permit for development of a one story credit union with drive -through banking services, located at 2020 Washington Avenue South, with the following conditions: a. A total of 15 parking spaces shall be created onsite. b. Stormwater infiltration must occur onsite and be designed to capture rains from a 1/2" rainfall event. c. The mature trees along Washington Avenue shall be preserved. In the event they may not be, trees shall be planted along all streets. Street trees shall be set back a distance of ten feet from the street right-of-way. Deciduous trees shall be planted 40 feet on center, and coniferous street trees shall be planted 30 feet on center. All plant materials indicated on an approved landscaping plan that do not survive two growing seasons shall be replaced with identical plants during or before the following season. Page 3 of 9 Planning Commission June 10, 2015 d. The new structure, site plan to include trash receptacle enclosure, lighting plan and sign plan shall be reviewed and approved by the Heritage Preservation Commission by Design Review Permit. Conditions of the Design Review Permit shall be incorporated into the Special Use Permit by reference. e. Lighting fixtures must provide a complete cut-off so the bulb/source of light cannot be seen from off the property and, at the property lines, the illumination has to be engineered to be 0 lumens. f. Prior to submittal of the building permit, the project shall obtain all necessary permits from the Brown's Creek Watershed District. g. Plans and the use will need to be approved by the engineering, fire and building officials before the issuance of a building permit. h. 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. All in favor, 7-0. Case No. 2015-12. Seasonal Vending Permit to operate a produce stand at 1672 Greeley Street South. Steve Abbott, owner and Phillip Westby, applicant. City Planner Wittman explained that the applicant is requesting a first time, annual Seasonal Outdoor Sales Permit for a produce stand to be located in the parking lot of the subject property. The produce stand would be operated 9 a.m. to 6 p.m., seven days a week and would take approximately two parking spaces. Parking requirements are met. Staff recommends approval with conditions. Commissioner Siess noted that it is difficult for vehicles to exit the site on both Curve Crest and Greeley. Council Representative Junker said he too has concerns with traffic entering and exiting the site. This seasonal business could create a lot of coming and going. City Planner Wittman said the City Engineer and Assistant Public Works Superintendent reviewed the proposal and saw no reason to deny the use. A condition of approval could be added that traffic patterns will be monitored for complaints at the time of annual renewal. However, traffic complaints usually are not fielded by Community Development staff. If there are no changes to the application, this type of permit would be renewed administratively by staff each year. The Commission's ability to rescind the permit, after approval, would be limited. Commissioner Hansen responded it would be in the property owner's best interest to not have traffic issues. He understands the difficulties in entering and exiting the site, but wants to avoid having too many conditions of approval. Commissioner Fletcher suggested adding a condition of approval requiring that, at the time of annual renewal, not just Planning, but Engineering and Public Works staff also would review it. City Planner Wittman acknowledged that it could be as simple as stating that, at the time of annual renewal, staff will address safety concerns related to Police, Fire, Public Safety, and Public Works. Brandon Larsen, co-owner of C-stop, LLC dba The Country Stop, informed the Commission that if traffic becomes a hassle, it would be a detriment to sales and they would seek a different location. Chairman Kocon asked, if the business leaves this location, could someone else use the permit at the same site? Page4of9 Planning Commission June 10, 2015 City Planner Wittman replied it doesn't appear that permits are non-transferrable according to City Code, so the Commission may want to include a condition binding the permit to this applicant. Mr. Larsen added that they typically don't locate within 15 miles of another produce stand. Commissioner Middleton asked if the traffic is cyclical during the day. Mr. Larsen said typically, the produce is packed up by 6 p.m. On weekends, at the most there are two to three cars at the stand at one time. Chairman Kocon opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Fletcher remarked it's great to have fresh fruits and vegetables. She is in favor of approval. Commissioner Middleton said he thinks the market will dictate the hassle factor, and he is in favor of approval. Commissioner Siess said she loves the concept but feels the site is not appropriate. Allowing the produce stand at this location would be detrimental to the public welfare and she cannot support the request. Motion by Commissioner Hansen, seconded by Commissioner Lauer, to approve Case No. 2015-12, a Seasonal Vending Permit to operate a produce stand at 1672 Greeley Street South, with the following conditions: a. The seasonal outdoor sales tent shall not be placed onsite before May 15 and shall be removed by November 15, annually. b. The seasonal outdoor sales tent shall be located as close to the established curb, at the southeast corner of the parking lot, as to not impede existing parking lot traffic. c. No utilities shall be extended to the seasonal outdoor sales tent. d. All existing and future trash receptacles shall be stored inside the tent. Trash shall be removed from the facility daily. e. The total number of signs shall be limited to three. f. No greater than three canopy signs shall be permitted. g. An inspection by the Fire Marshal will be required prior to the seasonal outdoor sales operation opening for business, annually. h. 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. i. The Seasonal Outdoor Sales Permit shall not be transferred to another party nor shall be valid at another site location. Motion passed 6-1, with Commissioner Siess voting against. Case No. 2015-13. Zoning Text Amendment (ZAT) to various City Code Sections regarding design review and Design Review Permitting, to include the removal of Design Review Permits for certain signage in the West Stillwater Business Park District. Page 5 of 9 Planning Commission June 10, 2015 City Planner Wittman explained that the Heritage Preservation Commission has discussed the removal of the Design Review Permit requirements for all existing signs and signs within an approved multi - tenant sign plan in the West Stillwater Business Park District. If the signage complies with the zoning code, the HPC is supportive of not reviewing the signage. A public hearing must be held by the Planning Commission on all proposed zoning text amendments. The Commission must forward a recommendation for approval, modified approval, or denial to the City Council for final action. Staff recommends that the Commission forward a favorable recommendation of approval to the City Council. A Zoning Text Amendment is recommended for approval which includes the following changes: a. All permits will be referred to as Design Review permits, consistent with City Code Section 31-209. b. Signs associated with new construction in the West Stillwater Business Park design review district will require a Design Review Permit. c. All new multi -tenant master sign plans in the West Stillwater Business Park design review district will require a Design Review Permit. d. All Design Review Permits will be reviewed and approved by the HPC. e. Design review may occur administratively for existing signs proposed to be replaced, signs proposed in part of an approved multi -tenant sign plan as well as new signs on existing businesses. Chairman Kocon opened the public hearing. There were no public comments. The public hearing was closed. Commissioner Fletcher stated she understands there is confusion between "design review" (a process) and "Design Review Permits" (an outcome). As part of the amendment, is there an opportunity to call it, not a Design Review Permit, but whatever the outcome of the permit is? City Planner Wittman replied that the true permit name is the Design Review Permit. She understands the validity of Commissioner Fletcher's comments, but if the name of the permit were to be changed, staff would have to go back through the Code to ensure each occurrence would be caught. In regard to Section 31-209, C, Commissioner Siess asked why the language defines all those areas, rather than stating, anywhere that is a business in the City of Stillwater. City Planner Wittman replied that the HPC is charged with reviewing design in design review districts: the Downtown Design Review District and the West Stillwater Business Park District. The idea of the Downtown Design Review District is to help preserve the character of the Downtown Historic District. It has completely different standards than the West Stillwater Business Park District which was created to ensure that all the new development that was happening along Highway 36 and Highway 5 was aesthetically pleasing. Under the proposed amendment, the HPC would still review and approve or deny multi -tenant sign plans and signs for all new construction. It would no longer review applications involving existing signs and signs within an approved multi -tenant sign plan in the West Stillwater Business Park District. Motion by Commissioner Siess, seconded by Commissioner Fletcher, to recommend approval to the City Council of Case No. 2015-13, a Zoning Text Amendment to various City Code Sections, with consideration of changing Design Review Permits to Design Permits. All in favor, 7-0. Case No. 2015-14. Comprehensive Plan Amendment (CPA) to the City's 2008 Comprehensive Plant specifically to the City's Park Plan and the Transportation Plan to incorporate a Trails Master Plan as required by the release of a Metropolitan Council System. Page 6of9 Planning Commission June 10, 2015 Consultant Melissa Douglas presented a summary of comments received to date on the draft Trails Master Plan Update. The draft plan and survey form were posted on the City web site. Staff has met with Washington County, Oak Park Heights, Downtown Revitalization Committee and bicycle subcommittee to present the plan. It also was sent to all neighboring communities for review. A public meeting was held last Thursday. She summarized some of the comments that were received during the process. One comment was that the river as a transportation corridor was not addressed in the plan. Another subject was the need for bicycle parking. Commissioner Fletcher stated she feels strongly about bike parking. The plan should address not only the quantity but also the form of bike parking. A broad range of types of bike parking should be considered. Some bike racks are not as good as others. She would like to look at enclosed fee -based bike lockers as one type of bike parking offered. Ms. Douglas continued that another topic that came up in a number of forums was the issue of conflicts among multiple users of trails. More detail is needed about this. She needs to research the possibility of speed limits on trails. Also, the need for interagency coordination and communication should be recognized as an ongoing staff workload item. Snowmobiles came up as a potential conflict with existing or proposed paved trails. She requested feedback on whether some sections should be elevated on the priority list: the section from Boutwell to McKusick, and the section from Stonebridge Trail on Highway 5 to the Brown's Creek Trail. Another topic that came up was the recommendation for a new bike committee, and whether it should be a new Commission, a subcommittee of the Parks Commission, or a joint subcommittee of the Parks and Planning Commissions. Commissioner Siess noted that, considering the Minnesota state goal of being the most bike -friendly state, there would probably be a lot of people who would volunteer if it were a separate commission. Ms. Douglas noted that establishing a new Commission of the City would add to staff workload with separate meetings, management, and so on. If it were a subcommittee, meetings would be held in conjunction with a Planning or Parks Commission meeting. This would impact resources for staff. Commissioner Siess inquired about the City's traffic committee. City Planner Wittman replied that the traffic committee, overseen by the Engineering and Public Works Departments, is a very inactive committee with infrequent meetings. Ms. Douglas went on to state that another suggestion was to add a first year implementation plan - a short term do -do list. This could be useful as a digest of near term objectives in the implementation section. Commissioner Fletcher suggested linking a first year implementation goal to the opening of the Loop Trail. Ms. Douglas replied that according to the schedule, the Loop Trail should be constructed over the 2017 construction season. A couple of suggestions were made to extend the bike route from Fourth Street to Stillwater Junior High, and to possibly jointly designate a route with Oak Park Heights to serve the Government Center and connect with the new bridge across Beach Road without going on County Highway 23. She stated her goal is to get a draft to the Commission next week to provide ample time for review before the July meeting. Page 7 of 9 Planning Commission June 10, 2015 Chairman Kocon commented when he thinks of trails, he thinks of kayaks or canoes as well as bikes and pedestrians, not cars. He would like to see kayak racks installed so that emphasis is on non - motorized transportation. Asked to explain concerns about Curve Crest Boulevard, Ms. Douglas replied that the discussion in the plan for Curve Crest talks about the need for pedestrian facilities on both sides of the street because of the types of uses, but the plan recognizes that the right-of-way is fully utilized right now. The recommendation is that it may be dropped to a three lane section, with the additional lane used for cycling improvements. Public Works staff is comfortable with this recommendation. This will all need to be examined at the time the road is rebuilt, which is not in the five year plan right now. Staff was asked to consider interim minor improvements, for instance improving signage and pedestrian crossings in the area. Public Works is asked to look at that corridor in more detail. Motion by Commissioner Siess, seconded by Commissioner Collins, to continue the public hearing to the July meeting. All in favor, 7-0. UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS Discussion of Front Yard Parking City Planner Wittman noted at the City Council's meeting in May, a resident asked the Council to consider adopting an ordinance addressing the parking of vehicles in front and side yards. Public outreach is taking place until July 1 via an online survey. The subject will be brought back to the Commission in draft ordinance format next month for consideration. Councilmember Junker added that the resident who brought up the subject to the Council provided numerous photos and examples of how other cities address the situation. The Council would like to see some teeth in the City Code to help enforce this issue. City Planner Wittman added there are already ordinances about unregistered or expired tabs, but this is intended to address registered vehicles, to keep down the amount of vehicular clutter in front and side yards. Asked by Chairman Kocon about the example of a boat parked between two houses, City Planner Wittman said the focus is the need to get the vehicles out of the front yards and the side yards. Commissioner Hansen remarked the Commission should make sure it is not encouraging the expansion of driveways or limiting the number of vehicles residents can own. He would like to see what other cities are doing. Also, any ordinance should consider the different zoning districts in Stillwater and the different styles of homes, for instance, where a house has a driveway that is attached or in front of the house. Page 8 of 9 Planning Commission June 10, 2015 City Planner Wittman responded that at the next meeting, staff could bring back some specifics about ways other communities address the issue. She would also look at temporary parking in yards for events, similar to yard parking that occurs near the State Fair. OTHER ITEMS OF DISCUSSION There were no other items of discussion. ADJOURNMENT Motion by Commissioner Hansen, seconded by Chairman Kocon, to adjourn the meeting at 9:22 p.m. All in favor, 7-0. Respectfully Submitted, Julie Kink Recording Secretary Page 9 of 9 PLANNING COMMISSION MEETING DATE: July 8, 2015 CASE NO.: 2015-15 APPLICANT: Paul Simonet, property owner, representing MN Shooting Academy REQUEST: Request for a Special Use Permit and associated Variances for a Commercial Amusement and Recreational Establishment to be located in the existing structure located at 2159 Curve Crest Boulevard ZONING: BP-O: Business Park Office COMP PLAN DISTRICT: Commercial PREPARED BY: Abbi Jo Wittman, City Planner REQUEST The applicant is requesting a Special Use Permit for an Amusement and Recreational Establishment to be located in the existing Simonet Furniture building at 2159 Curve Crest Boulevard. The use would be an indoor target practice range and would necessitate the following: 1. A 4,040 square foot variances to City Code Section 31-515.1.1 provision the Commercial Recreational Establishment may occupy no more than 3,000 square feet; and 2. A 26 parking stall variance to City Code Section 31-510.1(c), Number of parking spaces required; or 3. An 18% variance to the 60% maximum (impervious) lot coverage requirement as identified in City Code Section 31-320(c). In addition to the specially -permitted use, MN Shooting Academy is proposing retail sales, a lounge and vending area, warehousing space as well as space for administrative offices. These uses are permitted by right. APPLICABLE REGULATIONS AND REGULATIONS Section 31-325 indicates Amusement and Recreational Establishments (including other social, sport or recreational centers) in the Business Park - Office District require a Special Use Permit. The Code further indicates the use must conform to the provisions found in Section 31-515.1: 1. The establishment may occupy no more than 3,000 square feet. 2. (The establishment must operate in compliance with the noise standards as specified in City Code Chapter 38, Section 38-3. (a) The establishment shall be considered a "commercial" use pursuant to City Code Chapter 38, Section 38-3, Subdivision 4. (b) Not only shall the establishment meet the specified noise standards at its respective property lines, but the noise standards shall also apply to receiving uses in abutting tenant spaces within a multiple tenant, if the establishment is located in such a building. 3. Prior to issuance of a Certificate of Occupancy for the establishment, a qualified professional shall certify that the establishment will, under normal operating conditions, meet the noise standards specified in City Code Chapter 38, Section 38-3. 4. The amusement or recreational activities offered by the establishment must operate exclusively indoors. 5. The establishment must have at least one adult employee or adult supervisory volunteer in the premises during all hours of operation. Section 31-208, Variances, indicates the Planning Commission may grant a variance, but only when all of the following conditions are found: 1. The variance is in harmony with the general purposes and intent of this chapter. o The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. • The purpose of Section 31-325 limitations to the maximum size of the establishment is to ensure the development of the office park into office space. • The purpose of Section 31-510 is to ensure that a property provides sufficient on -site parking spaces to accommodate its needs and not create a burden on the neighborhood through on -street parking. • The purpose of Section 31-320(c) is to ensure adequate drainage and open space area is preserved. o The general purpose and intent of the Zoning Code may be met if certain conditions of approval are met. 2. The variance is consistent with the comprehensive plan. No application elements are contradictory to the Comprehensive Plan. 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: • The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not CPC 7/8/2015 (Case No. 2015-15) 2159 Curve Crest Boulevard Page 2 of 6 permitted by other official controls; the use of the property for a Commercial Recreation and Amusement Establishment, with appropriate parking and onsite infiltration, is reasonable. • The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and The unique circumstance of the property are the boundaries of the property, the size of the structure on the property and the existing parking and drive areas. a. The proposed 4,040 square foot variance for the Recreational and Amusement Establishment helps support the business's desire to have 42% of the 12 lanes dedicated to be reserved for community service endeavors. The uniqueness exists in this large space can accommodate for the increase Establishment area, providing a service to local law enforcement practice and community safety education, wholly within the existing structure's footprint. b. The property owner is not able to create additional parking next to this existing parking and drive area without a reduction in open space and infringement on the neighboring properties. • The variance, if granted, will not alter the essential character of the locality. The essential character of the neighborhood will not be altered with the additional 4,040 square feet of Establishment space, nor the additional parking area. Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. Section 31-207 establishes the review standards for Special Use Permits: 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. In review of the request with City staff, the following item was determined to be an item of concern: • Parking: The property currently contains 49 parking spaces but is required to meet 75 parking spaces onsite. The applicant has shown proof of parking for an additional 28 spaces. However, the installation of this parking would necessitate a variance to the maximum impervious surface coverage requirement. o As there is no off-street parking in this area, the installation of 26 parking spaces should be required. If installed with a permeable surfacing CPC 7/8/2015 (Case No. 2015-15) 2159 Curve Crest Boulevard Page 3 of 6 material, then the need for a variance to the impervious surface coverage will not be necessary. • Impervious Surface Coverage and Drainage: The applicant is not proposing to change the landscaping, impervious surface coverage or drainage to the site. However, if the applicant was to increase the parking area, the surface coverage would necessitate a variance. o To offset the increase in impervious surface coverage, City Engineering Department staff indicate the new parking area could be constructed with permeable asphalt. This would maintain the required impervious surface coverage, allowing for all parking to be met onsite and no variance would be required for the parking. • Noise: As indicated in the code, the specified noise standards must be met at its respective property lines, but the noise standards shall also apply to receiving uses in abutting tenant spaces within a multiple tenant, if the establishment is located in such a building. While no specifications sheet for the exact construction has been submitted, the proposed indoor range will be a vendor - designed system that is constructed by Action Target. The system will include wall and ceiling baffles (which will include acoustics within them), sound abatement within the firing area to reduce echo as well as a ballistic trap to catch the bullets. o The applicant has submitted sound inspection test records from three Action Target designed and constructed facilities which indicate decibel noise levels on the property, outside the building and on adjacent parcels to be meet the threshold of the City of Stillwater's maximum decibels of 70 db during the day and 65 db at night. • Exterior changes: Section 31-319 of the Stillwater City Code requires that the Heritage Preservation Commission (HPC) conduct a design review on exterior changes, signage and waste receptacle. The applicant is aware exterior changes to the structure, including new exterior signage, will be required to obtain a Design Permit prior to the issuance of applicable Sign Permits. Comprehensive Plan Chapter 7, Local Economy, indicates a program to "encourage a mix of employment...and retail and service activities in the West Business Park area." The proposed uses are not contradictory to the Comprehensive Plan. This use is consistent with the Future Land Use Map identifying this property as having commercial use in 2030. 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. CPC 7/8/2015 (Case No. 2015-15) 2159 Curve Crest Boulevard Page 4 of 6 The proposed Commercial Recreational and Amusement Establishment will not be nuisance or be detrimental to the public welfare of the community if conditions addressing the concerns, above, are met. ALTERNATIVES AND RECOMMENDATION The Commission has the following options: 1. Variances a. Approve, with or without conditions, a 4,040 square foot variances to City Code Section 31-515.1.1 provision the Commercial Recreational Establishment, a 26 parking stall variance to City Code Section 31-510.1(c), Number of parking spaces required and an 18% variance to the 60% maximum (impervious) lot coverage requirement as identified in City Code Section 31-320(c). a. Determine any or all of the proposed variances have not established practical difficulty and deny the variance. 2. Special Use Permit a. Approve the Special Use Permits with or without conditions. If the Commission would like to approve the Case No. 2015-15 with conditions, staff would recommend the following: i. No greater than 12 firing lanes shall be permitted. Five of the firing lanes shall be made available for rental to community service personnel and community education activities. ii. The establishment must have at least one adult employee or adult supervisory volunteer in the premises during all hours of operation. iii. Soundproofing specifications shall be submitted with the building permit application. iv. The Establishment shall install appropriate and sufficient soundproofing to be in compliance with City Code Section 38-3, Noise Control and Regulation, for sound levels outside of the establishment. v. A total of 26 parking spaces shall be created onsite. A permeable surfaceparking area and suitable base found satisfactory to the City Engineer shall be utilized for all new parking and drive areas. vi. A grading plan shall be reviewed by the City Engineering Department and a Brown's Creek Watershed District permit shall be obtained prior to the installation of the additional parking spaces. vii. Upon the sale to MN Shooting Academy and prior to the release of necessary building permits, a 15' trail easement shall be dedicated CPC 7/8/2015 (Case No. 2015-15) 2159 Curve Crest Boulevard Page 5 of 6 to the City of Stillwater along the eastern property boundary for future trail connection between Curve Crest Boulevard and Highway 36. viii. Conditions of a HPC issued Design Permit shall be incorporated into this Special Use Permit by reference. ix. Plans and the use will need to be approved by the engineering, fire and building officials before the issuance of a building permit. x. 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. b. Determine that the proposed commercial Recreational and Amusement Establishment is not consistent with the Special Use Permit provisions or the Comprehensive Plan and deny the Special Use Permit. c. Table the application requesting more information be brought back before the Commission at their August 12, 2015 meeting. Staff recommends the Commission move to grant a 4,040 square foot variance to the 3,000 square foot maximum provision of City Code Section 31-515.1.1 as practical difficulty has been established and move to approve the Special Use Permit for the Commercial and Recreational Establishment to be located at 2159 Curve Crest Boulevard. ATTACHMENTS Site Location Map Narrative Request (2 pages) Plan set (3 pages) Ballistic Walls and Baffles Specifications (5 pages) Noise Exposure Assessment & Abatement Strategies Narrative (1 page) Safety Baffle Cutsheet (2 pages) Wall Baffle Cutsheet (2 pages) Action Target Sound Inspection Reports (3 pages) CPC 7/8/2015 (Case No. 2015-15) 2159 Curve Crest Boulevard Page 6 of 6 1401, 1420 ah r T ..."\--.„. I lwa t er ..\,.., \ 1 J e.� 4 s Y�'r�� a i'r The Birthplace of Minnesota WAINNW 2159 Curve Crest Boulevard 1150 + _- lir " Jam'. _ 40 1500 Subject Proeprty Parcel Boundaries ...'" Municipal Boundary / 1674 , O I .55 1 4-" CO v.; 41, Q t/ ®tS � 1� a ..: x .. - 1754 — 2020 0 180 360 720 Feet I. — 54.$' r �, , i9251' 01 ti / r1-. a4 i 9 e ` General Site Location CURVE CREST BOUL VARD LJ —a---••�, . � y •.. , a � 2225 150 00 0 CVD 0 s i=o �0, s 9 7 ; 1 q 9-A 000 y ea 9, w^ . ; 18 e p aai I` p : ? pii 9'1a �a0a nw 1 2000 a, _ _ �� — 21,00 TOWER DRIVE o ' a O f c% �" - U ) s es: O � ®® - 41 '\♦ �i � NM .�_ � . �e 5' 19 1�1901 2 _].94P 25'F_ r _•14IC Stillwater Planning Commission Our proposal is to retro-fit the old Simonets Furniture building into an outdoor sporting goods retailer and range similar to (Cabela's and Gander Mountain) the building is approximately 26,000 square feet. It is located on the corner of Washington Avenue. The building will include approximately 7500 sq feet of retail space which will include (sales counter, display cases, waiting lounges, commercial sales area) The first level will also host restrooms, lounge, training rooms and 2 offices, gunsmith room and warehouse area. The south side of the building would include a two range bays will be divided up into an public range with 7 state of the art shooting lanes, and a separate 6 lanes for use of private members and law enforcement. The actual shooting range length would be 75 feet. There would also be a bullet trap area, The Rubber Berm Trap's design allows for collection of spent rounds for salvage or recycling. The trap may be cleaned at anytime and requires no rear access for cleaning or service. The trap typically requires cleaning between 80,000 to 100,000 spent rounds per lane. Exceeding the recommended cleaning time can result in excessive bullet fragmentation and adhesion. The range walls would be made of 8-inch thick solid concrete. The ceiling would have AR300 steel baffles that act as a ceiling barrier and sound dampening. The bullet trap and firing range components would be constructed by Action Target, a national fabricator of law enforcement grade firing ranges. The range area is required to be constructed in accordance with federal, state and local building codes. Recycling happening in two steps; the bass cartridges will be recycled by Metro Metals Recycling in St Paul, MN and the spent lead will be recycled by Metro Metals Recycling, Eau Claire, WI Training will be a large part of the day to day operations. With over 1 million firearms sold in 2014, we would like to ensure the citizens that live in and around the twin cities as well as western Wisconsin have the best possible training available to them. Guardian Tactical Solutions will head all our training classes. Our classes range from introductory to firearms, basic firearms course and higher level conceal and carry courses. As of today we have 10 NRA certified instructors. There will be a training room and range times set aside for Law Enforcement qualifications and training. Sound abatement is a critical concern of the comfort level of our customer both inside and outside the range. The applicant assured city staff the building materials would not allow audible noises to be heard from adjacent businesses. The applicant will be including additional sound proofing measures so the decibel level would be reduced to less than that of a passing vehicle to the while standing in the parking lot. We do this thought construction of the range wall leaving a sound barrier between the existing building wall and the internal range walls. We will also using sound proofing wall panels and ceiling panels. Mark Kamas MN Shooting Academy MN Shooting Academy June 17, 2015 Project Narrative Request for Variance Special Use Permit Project Use: MN Shooting Academy, LLC proposes to purchase the existing 27,000 sf 1-story Type II-B (non-combustible sprinklered) building located on Curve Crest Boulevard. No new exterior modifications or additions are proposed. Planned internal remodeling shall be for purposes of providing a practice target range and associated retail and back -of -house functions. As per requirements for request for a variance to the Special Use Permit (City Code Section 31- 515.1 Amusement and recreational establishments, non -compliant item 1- limit of 3,000 sf, compliant with items 2 through 5), we have noted the following: 1. The variance is in harmony with the general purposes and intent of this chapter. (It is understood that an indoor target practice range is an allowed use under Commercial Entertainment). Recreational sport shooting, both individually and league. 2. The variance is consistent with the comprehensive plan. (It is understood that this use is consistent with the comprehensive plan for BP-0 district). 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as used in connection with the granting of a variance, means that all of the following must be found to apply. a. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls. (MN Shooting Academy proposed square footage for the indoor gun range is 7,000 sf; however, local zoning only permits 3,000 sf for commercial entertainment use. Our square footage is greater than allowed for the following reasons: i. The entertainment area proper is considered to be from the staging area to the firing line; all human activity is prohibited forward of the firing line. ii. The shooting gallery is divided into 12 lanes; 5 of these lanes (Approximate 7,000 square footage) shall be reserved at specified times and dates for community service, not commercial entertainment. Community services could include law enforcement practice and community safety education. b. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner, and (N/A, The plight of the circumstances is related to the use of the property, not circumstances unique to the property). c. The variance, if granted, will not alter the essential character of the neighborhood. (The proposed remodel/use is internal only. Additionally, the proposed gun range use is an accessory use, as it only occupies approximately X of the total building area). MN Shooting Academy June 17, 2015 Narrative for required parking Project Use: MN Shooting Academy proposes to purchase the existing 27,000 sf 1-story Type II- B (non-combustible sprinklered) building located on Curve Crest Boulevard. Planned internal remodeling shall be for purposes of providing a practice target range and associated retail and back -of -house functions. MN Shooting Academy proposes no parking lot expansion or remodeling to the existing parking lot. Our experience has shown that the existing 49 parking spaces will be more than adequate to meet our customers' needs. It is not our desire or our intent to under -park this facility. We have enclosed a check for $525 should the planning commission determine additional parking be installed. Please see sheet T1 for graphic analysis of parking requirements (as per city off- street parking ordinance 31-510). Should the planning commission determine that additional parking must be installed, a variance will be required for green space. Providing 77 stalls will result in an overall green space of 22% (less than 40% required for this district). The check submitted could be used for a variance for either parking stall reduction or green space reduction. • Curve Cre O-215g Curve Crest Blvd SITE Abrahamson Nurseries PROJECT DIRECTORY OWNER XXX XXX XXX CONTACT: XXX PHONE: XXX CELL: XXX EMAIL: XXX CONTRACTOR: xxx XXX XXX CONTACT: XXX PHONE: XXX CELL: XXX FAX: XXX EMAIL: XXX ARCHITECT ARCHNET INC. 333 NORTH MAIN STREET SUITE 201 STILLWATER, MN 55082 CONTACT: MICHAEL F. DIEM PHONE: 65 I-430-0606 CELL: 65 I -27 1-7289 FAX: 65 I-430-24 14 EMAIL: mike@archnetusa.com STRUCTURAL ENGINEER DUFFY ENGINEERING 350 HIGHWAY 10 SOUTH ST. CLOUD, MINNESOTA 56304 CONTACT: RYAN SEAVERT 0: (320) 259-6575 F: (320) 259-6991 EMAIL: SeavertR@DuffyEng.com WEBSITE: DUFFYENG.COM LOCATION MAP Curve Crest Blvd Fob Target Fronts Lifl Bridge Bering Company TGwer Dr IN i, St t4 DRAWING INDEX SHEET# SHEET NAME GENERAL TO TITLE SKEET ARCHITECTURAL D I DEMO PLAN Al .0 FLOOR PLAN * SCHEDULES STRUCTURAL XXX XXX MN SHOOTING ACADEMY 2159 Curve Crest Boulevard, Stillwater, MN n-0- 13 28 PROOF OF PARKING STALLS I I5'-2" d CURVE CREST BLVD. RETAIL SPACE LOUNGE VENDING 'B' OCCUPANCY GUN RANGE 7,500 SQ.FT. I PARKING STALLS PER 200 = 38 740 SQ.FT. I PARKING STALLS PER 200 = 4 7,040 SQ.FT. 12 SHOOTERS AND 6 INSTRUCTORS = 18 WAREHOUSE / STORAGE 6,570 SQ.FT. I PARKING STALLS PER 1000 = 7 EMPLOYEES ONLY I ,924 SQ.FT. 8 EMPLOYEES TOTAL PARKING STALLS REQUIRED = 75 13 21 26,700 SQ. FT. 49 EXISTING PARKING STALLS + 28 PROOF OF PARKING STALLS = 77 PARKING STALLS 23 93' - 2" 27 m I NOTE SITE PLAN IS FOR REFERENCE ONLY, ALL EXISTING SITE CONDITIONS TO REMAIN , NO NEW ADDITIONAL SITE WORK GREEN SPACE PRELIMINARY CALCULATION: 100,877 SF SITE 22,636 SF GREEN (22%) WITH INCREASED SITE PLAN PARKING 1" = 40'-0" WASHINGTON AVE. N GENERAL NOTES CODE DATA MN Shooting Academy Code Data Location Current Building Code Project Description June 16,2015 Occupancy Classification, Chapter 3 Section 303.1.1 exception Type of Construction (existing) Table 601 Separation at indoor gun range Occupant load, Table 1004.1.2 (For exiting purposes only) Exits: Table 1015.1, 1015.2.1 Locking, Section 1008.1.9 Panic/Fire exit hardware Exit signage Section 1011.1 Emergency Lighting at means of egress, 1006.3 Accessible exterior route, MN 1341 Slope not steeper than 1:20 Accessible parking, (2015 MN Chapter 1341 adopted 1/14/15) Accessible plumbing fixtures MN Plumbing fixtures, Table 2902.1 Stillwater, Minnesota 2015 MN State Building Code adopts 2012 IBC with amendments (effective 6/2/15); unless noted otherwise, IBC sections refer to 2012 IBC 2015 MN Accessibility Code was effective 1/14/15 Remodel space within existing building Group B offices to remain, Assembly space less than 50 occupants-B occupancy (lounge/vending), Retail space Group M, warehouse/storage Group 5-2, indoor gun range S-1 occupancy (18 occupants) with hazardous materials within allowable quantity per control area Type II-B sprinklered existing with additional protective construction at indoor gun range Provide walls equivalent to 2-hour fire rating and additional protective construction at indoor gun range Retail M occupancy 7,500 sf/30 sf per occupant = 250, Group B offices 1,925 sf/100 = 19, Lounge/vending 740 sf/15 = 49, Gun range actual 18 occupants, Warehouse/storage 6,570 sf/300 = 22 Provide 1 exit at indoor gun range, 18 occupants (1 exit allowed for max occupant load of 29), existing exterior exits 1/3 diagonal apart at warehouse/storage and retail areas, provide exit through storage area at new hall Egress doors shall be readily openable from egress side with use of key or special knowledge; indoor gun range may require special security measures Existing fire exit hardware on exterior exit doors to remain, verify with Fire Marshal Verify at existing exterior doors to remain, provide at all locations where path of egress is not immediately visible Verify at existing exterior landings of exterior doors Verify existing accessible route from accessible surface parking to main entrance Verify existing accessible parking spaces & signage, see exception for access aisle signage located in path of travel Existing to remain (1 women, 1 men) Existing to remain: women (3 toilets, 3 lays), men (2 toilets, 1 urinal, 3 lays I . IF ANY DISCREPANCIES EXIST BETWEEN ARCHITECTURAL, STRUCTURAL OR CIVIL DRAWINGS, CONSULT WITH ARCHITECT BEFORE COMMENCING WITH CONSTRUCTION. 2. DO NOT SCALE DRAWINGS, IF ADDITIONAL DIMENSIONS ARE REQUIRED CONTACT ARCHITECT. 3. GENERAL CONTRACTOR TO SUPPLY A FULL SET OF PLANS TO THE SUBS * SHOP SUPPLIERS. 4. GENERAL CONTRACTOR SHALL BE RESPONSIBLE TO FIELD VERIFY ALL EXISTING CONDITIONS $ DIMENSIONS PRIOR TO COMMENCING WITH WORK AND TO NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES. 5. GENERAL CONTRACTOR SHALL VERIFY AND INSURE ALL UTILITIES ARE LOCATED IN FIELD AND COORDINATE AS NECESSARY WITH NEW WORK. 6. GENERAL CONTRACTOR AND ALL SUB -CONTRACTORS SHALL PERFORM WORK IN CONFORMANCE WITH ALL APPLICABLE BUILDING CODES AND LAWS. 7. NOTIFY ARCHITECT OF ANY DISCREPANCIES BETWEEN SPECIFICATIONS, PLANS AND NOTES. CONTRACTOR SHALL BE HELD TO COMPLY WITH THE MORE STRINGENT REQUIREMENTS. 8. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL MECHANICAL, ELECTRICAL, PLUMBING, HVAC, FIREPROTECTION, AND STRUCTURE CONSTRUCTION AND SHALL COMPLY WITH ALL APPLICABLE CODES AS INDICATED. 9. REQUIRED MEANS OF EGRESS AND SECURITY TO SPACE SHALL BE MAINTAINED DURING CONSTRUCTION. 10. GENERAL CONTRACTOR TO NOTE CONSTRUCTION TIME LINE OF PROJECT AND THAT CONSTRUCTION MAY START IN WINTER. GENERAL CONTRACTOR SHOULD PLAN ACCORDINGLY FOR WINTER CONDITIONS. 1 I . GENERAL CONTRACTOR SHALL COORDINATE * INSTALL ALL NECESSARY BLOCKING, SHIMS $ BACKING FOR FIXTURES, EQUIPMENT, AND ACCESSORIES RELATED TO THE SCOPE OF WORK. 12. CONTRACTOR SHALL CALL FIRE INSPECTOR AT ELECTRIC R.I. TO CONFIRM LOCATION OF EXIT SIGNS AND EMERGENCY LIGHTING. EMERGENCY LIGHTING IS REQUIRED AT ALL EXIT DOORS. EXIT AND DIRECTIONAL SIGNAGE SHALL BE INSTALLED AT EVERY REQUIRED EXIT DOORWAY, INTERSECTION OF CORRIDORS AND AT OTHER SUCH LOCATIONS AND INTERVALS AS NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS. 1 3. FIRE EXTINGUISHER TO BE A MINIMUM 2A I OBC, RATED WALL MTD. AT A HEIGHT TO MEET ADA CODES WITH SIGNAGE. 14. CONTRACTOR SHALL FURNISH/INSTALL FIRE EXTINGUISHERS AND F.E. WALL SIGNAGE COMPLIANT WITH CODES. ALL F.E.'S SHALL BE TAGGED, CURRENTLY DATED, EFFECTIVE FOR ONE-YEAR. FINAL QUANTITIES OF FIRE EXTINGUISHERS ARE SUBJECT TO CODES AND/OR LOCAL FIRE MARSHAL DIRECTIONS/REQUIREMENTS. 1 5. SPRINKLER INSTALLING CONTRACTOR MUST OBTAIN A FIRE SPRINKLER PERMIT FOR FIRE SPRINKLER WORK PRIOR TO SYSTEM INSTALLATION. CONSTRUCTION DOCUMENTS AND CALCULATIONS MUST BE PROVIDED BY THE SPRINKLER INSTALLER FOR REVIEW AND APPROVAL. 1 6. IT IS THE SPRINKLER SUB -CONTRACTORS RESPONSIBILITY TO DESIGN THE SPRINKLER SYSTEM TO ALL AREAS INCLUDING CONCEALED SPACES AND TO FIT WITHIN THE ROOF STRUCTURE AND AVOID LIGHT FIXTURES, FANS MECHANICAL DUCT IN THE SPACES WITH EXPOSED STRUCTURE. AS HIGH AND TIGHT TO THE DECK AS POSSIBLE. 17. SUBMIT ALL COLOR SAMPLES TO OWNER AND ARCHITECT FOR APPROVAL PRIOR TO CONSTRUCTION. ALLOW AMPLE TIME FOR SELECTIONS AND APPROVALS. 18. DESIGN -BUILD SUB -CONTRACTORS ARE TO VERIFY THAT ALL APPLICABLE WORK IS IN THEIR SCOPE OF WORK AND THEREFORE IN THEIR RESPECTIVE BID. IT IS THE RESPONSIBILITY OF THE DESIGN -BUILD SUB -CONTRACTOR TO COORDINATE THIS WITH OTHER SELECTED DESIGN -BUILD SUB -CONTRACTORS. �rll'�il�Il�i1�ll�lr ly I+ IIIII� L" H� 111 11111111111111111111 I III1111111111111111 1111111111111 111 111 1111 1111 1111 1111 I I I I I III 1111 11111111111111111111 111 11111111111111111111 1111111 iii 1111i 111111111 11111111111111111111 I!I 111 111111111111 111111111111 11111 I I I I I I I I I I I I I I I I I I 1 1 I I I I I I I 11111111111111111111 I I I I I I I I I I I I 111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I11111111111111111111 11 111111111111111111111111111111111111111 111111111111111111111111111111111111111 li strE I 1I 11 1 1 111111 1 l 1 1 1 1 1 111 1111111 NOTE ELEVATION IS FOR REFERENCE ONLY, NO NEW WORK EXISTING ELEVATION 1 3/32" = 1'-0" ARCHNET u S a architecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651-430-0606 archnetusa.com MN SHOOTING ACADEMY 2159 Curve Crest Boulevard, Stillwater, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 6-16-15 Project Status Sheet Information TITLE SHEET Project No : 15-111 Sheet Size : 24" x 36" Drawn By : CAL Checked By : RT Date : 6-16-15 C;2015 ARCHNET, Inc. Drawing No : TO 111 KEY ODEMO PLAN 3/32" = 1 '-0" 6 AI.0 I I I I I I I I u n I I I I J L L 7 r - - - - I I I I I I I I u IL L (G) ii t ‘71- u — I ==�1 =ll= I I 17 L 1 C — — — 1 EXISTING WALL TO BE DEMO EXISTING WALL TO REMAIN NEW WALL I � ARCHNET u S a architecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651-430-0606 archnetusa.com MN SHOOTING ACADEMY 2159 Curve Crest Boulevard, Stillwater, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 6-16-15 Project Status Sheet Information DEMO SHEET Project No : 15-111 Drawing No : Sheet Size : 24" x 36" Drawn By : CAL Checked By : RT D 1 Date : 6-16-15 C 2015 ARCHNET, Inc. KEY STORAGE 111 ELEC. 112 OFLOOR PLAN 3/32" = 1'-0" EXISTING BAR JOIST BEARING 118'-0" BREAK ROOM cir7 110 WAREHOUSE 113 05) WOM 104 W W W OFFICE 106 OFFICE 107 MEN 105 OFFICE 108 GUN SMITH (OFFICE) 109 22' - 0" r 75' - 0" RETAIL SPACE 101 15'-0" 8'-0" 1 STOFIAGE 1 4 DOCK \\ LANE I N RANGE LANE 2 LANE 3 G LANE 4 103 LANE ,, ,\__7 ` ,\__.., \.- BULLET CATCHER AREA -I -pS \,_\-`. \ _\__\-\_\_`� _.\_\ �� \_\_\- \-\\` _,.\_- SAFETY CORRIDOR A O LANE 6 LANE 7 LANE 8 LANE 9 LANE 10 LANE I I IN LANE 12 (4) EXISTING BAR JOIST BEARING 116'-0" - Ep) /\\/\/\/\/\/\--/\/\/\/\/\/,/\_1 \\/\/\/\/\ ©SECTION 1/8" = 1 0 NOTE WALL AND CEILING STEEL PANELS FOR BULLET RICOCHET PREVENTION BY OTHERS NEW STEEL BEAMS SEE STRUCT. NEW I 2" CMU CORE FILLED, SEE STRUCT. FOR REINFORCING PROVIDE NEW FOOTING AS REQUIRED SEE STRUCT. F 122'-0" A. FLOOR PLAN 100'-0" 1 2" CMU CORE FILLED, SEE STRUCT. FOR REINFORCING `1 1" WALL TYPES 1 =1-0 SEE SCHEDULE SEE SCHEDULE 2" FI HOLLOW MTL. FRAME ®FRAME TYPES 1/4" = 1'-0" SEE SCHED. SEE SCHED. A NON -INSULATED H.M. DOOR DOOR TYPES 1/4" = 1'-0" HARDWARE LEGEND GROUP 1 INTERIOR LATCH SET, BUTTS AS REQ'D I EA CLOSER I EA DOOR STOP I EA LATCH SET \\ \\ • \ AIR LOCK 102 4 - (5) NEW BOLLARDS VESTIBULE 100 LOUNGE VENDING NOTES: I . DOOR AND ROOM FINISH SCHEDULE ARE FOR REFERENCE ONLY VERIFY ALL FINISHES WITH OWNER 2.NOTE: ALL HARDWARE GROUPS ARE FOR REFERNCE ONLY VERIFY ALL HARDWARE WITH OWNER 4 C==-� EXISTING WALL TO BE DEMO EXISTING WALL TO REMAIN NEW WALL (5) N 1/\ ROOM FINISH SCHEDULE Number NAME WALL FINISH FLOOR FINISH BASE CEILING FINISH CEILING HEIGHT COMMENTS 100 VESTIBULE 101 RETAIL SPACE 102 AIR LOCK 103 GUN RANGE 104 WOMEN 105 MEN 106 OFFICE 107 OFFICE 108 OFFICE 109 GUN SMITH (OFFICE) 110 BREAK ROOM 1 1 STORAGE I 1 2 ELEC. 113 WAREHOUSE 114 STORAGE DOOR SCHEDULE DOOR # FROM ROOM: NAME HEIGHT FRAME WIDTH DOOR TYPE 1 TYPE HDWR GROUP COMMENTS 102 IO2A RETAIL SPACE AIR LOCK 7'-0" 3'-0" A 7'-0" 3'-0" A FI FI 114 RETAIL SPACE 7'-0" 3'-0" A FI ARCHNET u S a architecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651-430-0606 archnetusa.com MN SHOOTING ACADEMY 2159 Curve Crest Boulevard, Stillwater, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 6-16-15 Project Status Sheet Information FLOOR PLAN Project No : 15-111 Drawing No : Sheet Size : 24" x 36" Drawn By : CAL Checked By : RT A1.0 Date : 6-16-15 C;2015 ARCHNET, Inc. Ballistic & Acoustic Ballistic Rubber Protection and Acoustic Systems The primary purpose of ballistic protection in a range is to help prevent injury and protect property from damage. Traditional ballistic systems are designed to simply redirect misfires and ricochets, not necessarily to stop their path and contain them. Range Systems ProTactTM ballistic protection systems provide a safer range environment by eliminating these hazards with full encapsulation of errant rounds and ricochets. Our proprietary ballistic rubber allows us to create the safest, cleanest and quietest ranges in the industry today. Here are some of the ballistic protection products where we use our ProTact systems: • Baffles • Safety Ceiling • Ballistic Sidewall Protection • Shooting Lane Dividers • Free -Standing Ballistic Shields • Acoustic Systems Baffles Range Systems has a variety of baffle designs and options to suit your needs. The baffles on a range must be matched with the capabilities of the ammunition being fired on the range. While we have several levels of ballistic protection, with our proprietary ballistic rubber, we not only can provide you the safest shooting environment possible, but also improve the overall appearance of your range. Whether you train from a fixed firing line or advance downrange, Range Systems baffle systems can be installed in a "no -blue sky" configuration so errant rounds cannot escape the perimeters of the range. Our baffles also protect downrange lights, columns, utilities or any type of protuberance that is in the line of fire. Simply put, Range Systems has the widest range of baffle options in the industry allowing you to choose both your level of protection and safety. Sidewall Systems ProTactsTM Ballistic Sidewall System is ideal for tactical training, close range fire, angled fire, and any environment where shooters advance downrange. Our ballistic Sidewall System eliminates the potential hazard of ricochets and splatter from bullets impacting the sidewalls of the range. This allows you to not only advance down range, but have 270° range of fire, shoot cross lane as well as engage multiple targets at once. • Tactical Training • Angled Fire • Close Range Fire • Shoot Cross Lane Ceiling System One of the most critical areas in a range where a misdirected shot could compromise personnel safety is the area from the firing line extending to twelve feet downrange. Range Systems ProTactsTM ballistic rubber ceiling system reduces the risk of injury of a vertically misdirected shot by stopping the path of the round and safely containing it. Acoustic Systems There are many hazards on a shooting range, and one of the most overlooked is the noise. Obviously you have the noise of the guns firing, but also noise from bullet impact and reverberations. An effective noise control measure for firing ranges is ballistic rubber. Unlike steel and plywood ranges, ranges with ballistic rubber nearly eliminate bullet impact noise. In addition, our Acoustic Dura-PanelTM rubber with channeled exterior reduces reverberation as well. Noise is absorbed as the channels disrupt sound wave patterns so they quickly dissipate resulting in a noise reduction. Acoustic Dura-Panel has a Noise Reduction Coefficient (NRC) rating of 0.65. When used as a component of a ballistic containment system, Acoustic Dura- Panel will capture and encapsulate bullets and fragments, prevent ricochet from trajectory angles as shallow as 12 degrees from the rubber surface, and reduce airborne lead particles. Noise exposure assessment and abatement strategies for a indoor firing range. Exposure to impulse noise is common during the firing of weapons at indoor firing ranges. The aims of this study were to characterize the impulse noise environment at a law enforcement firing range; document the insufficiencies found at the range from a health and safety standpoint; and provide noise abatement recommendations to reduce the overall health hazard to the auditory system. Ten shooters conducted a typical live -fire exercise using three different weapons --the Beretta.40 caliber pistol, the Remington.308 caliber rifle, and the M4.223 caliber rifle. Measurements were obtained at 12 different positions throughout the firing range and adjacent areas using dosimeters and sound level meters. Personal and area measurements were recorded to a digital audio tape (DAT) recorder for further spectral analysis. Peak pressure levels inside the firing range reached 163 decibels (dB) in peak pressure. Equivalent sound levels ranged from 78 decibels, A -weighted (dBA), in office area adjacent to the range to 122 dBA inside the range. Noise reductions from wall structures ranged from 29-44 dB. Noise abatement strategies ranged from simple noise control measures to elaborate design modifications to eliminate structural -borne sounds using acoustical treatments. Acoustical treatment of exposed walls, overhead baffles, safety ceilings, shooting stalls, and the range floor changes the surfaces from reflective to absorptive and significantly reduces the noise level in the range. These acoustical applications are specifically designed to absorb the loud reverberation of indoor gunfire, decrease the sound level within the range, and reduce noise transmission outside of the range. INDOOR RANGES ; U.S. PATENT # 5822936 J SAFETY BAFFLESTM In addition to keeping fired bullets from exiting the range, baffles offer protection for overhead lights, pipes, ventilation ducts, and other structures. A critical safety concern on any indoor range is making sure bullets cannot escape to the outside. Using an innovative combination of steel, wood, and acoustical tile, Action Target Safety Baffles provide ballistic protection, sound abatement, and a polished, professional appearance. "ACTION ‘if ITARGETT T WWW.ACTIONTARGET.COM ® PO BOX 636 ® PROVO, UT 84603 ® P 801.377.8033 ® F 801.377.8096 To ensure you get exactly what you need for your specific range requirements, Action Target Safety Baffles come in four levels of protection. LEVEL 1: Baffles are made of 10-gauge steel and will deflect and contain most standard handgun rounds fired at an angle of at least 45 degrees from perpendicular. Some damage to the steel plate may occur. Repeated rounds impacting in the same area may breach the baffle. LEVEL 2: Baffles are made of 1/4" mild steel and will deflect and contain standard handgun rounds fired at an angle of at least 45 degrees from perpendicular with little or no damage to the steel plate. Baffle will also deflect and contain standard handgun rounds fired at a perpendicular angle with some potential damage to the steel plate. Performance Characteristics LEVEL 3: Baffles are made of 1/4" AR steel and will deflect and contain standard handgun rounds fired at a perpendicular angle with no damage to the steel plate. Baffle will also deflect and contain high power rounds (.223 and .308) fired at an angle of at least 45 degrees from perpendicular. Some damage to the steel plate may occur. LEVEL 4: Baffles are made of 3/8" AR steel and will deflect and contain standard handgun rounds fired at a perpendicular angle with no damage to the steel plate. Baffle will also deflect and contain high power rounds (.223 and .308) fired at a perpendicular angle. High power rounds fired at a perpendicular angle will cause damage to the steel plate. Repeated high power rounds fired at a perpendicular angle impacting in the same area may breach the baffle. ® Nearly impenetrable barrier ® Protect lighting, ventilation, and other utilities and equipment ® Help control acoustics and other sound issues ® Match the grade of baffles to the scope of the range be it handguns or rifles. ® Fixed firing line baffles: calculate line of sight from standing, kneeling, and prone positions ® Tactical movement baffles: entire ceiling must be completely protected - not just certain areas ® Baffles are different than deflectors WWW.ACTIONTARGET.COM ® PO BOX 636 ® PROVO, UT 84603 ® P 801.377.8033 ® F 801.377.8096 i\ACTION TARGET. INDOOR RANGES WALL BAFFLE Complete ballistic containment that will safely direct ricochet and splatter away from the shooter. Available in handgun and rifle rated configurations. Action Target's Wall Baffle system is designed to keep errant rounds safely contained within the shooting range while not damaging the structure of the building. Wall Baffles are available in configurations capable of containing both handgun and standard rifle calibers (5.56, 7.62, etc.). "ACTION ‘if ITARGETT T WWW.ACTIONTARGET.COM • PO BOX 636 • PROVO, UT 84603 • P 801.377.8033 • F 801.377.8096 All impact surfaces on the Wall Baffles are made of through hardened AR500 steel. The joint system provides an overlapping and continuous barrier eliminating any gaps through which rounds may escape. The overlapping joint design also allows wall baffles to be modular to fit any range. Wall Baffle panels are available in 1/4" and 3/8" thicknesses depending on the range requirements. In order to contain impacts from rifle calibers at various angles (including perpendicular shots), 3/8" steel must be used. All steel panels are cut on computer controlled, high - definition plasma cutters and are prepped and painted to meet SP-6 specifications. No flame cutting of any type is used. Standard Accessories Optional Accessories Mounting Requirements Height Width Thickness • Plywood • Acoustic paneling • Rubber covering • Various acoustic tiling options • CMU / Concrete wall / drywall / plywood styuds / self supporting wall • 4' to 40' • Unlimited • 2" to 8" WWW.ACTIONTARGET.COM • PO BOX 636 • PROVO, UT 84603 • P 801.377.8033 • F 801.377.8096 i\ACTION TARGET. Shooting Range Sound Test Action Target conducted a test on Saturday December 7, 2002 to determine the level of sound emitting from an uninsulated indoor range. We used the facilities of Rangemasters of Utah located at: 712 West 1300 North Springville, UT 84663. The range is a standard 25 yard fixed position commercial range with a Total Containment Trap, 9 rows of overhead baffles (7 with fascia), and shooting stalls. The walls are solid grout CMU block. Above the baffles is a wood truss assembly with standard roof construction and no insulation. This range is located in a light industrial area. There is one City access road to the north about 200' that has moderate traffic. Other roads in the area are south of the range with very little traffic. We took our sound measurements moving away from the building to the west through an open lot. The next building to the west is 500' away. The lane we used for our testing in the range was just inside the western wall shooting to the north. The equipment used for this test was a Larson -Davis hand held meter, model DSP80 (see attached spec sheet). In order to produce the worst case scenario we used a 50 caliber BMG rifle. The rounds fired were TTI Armory FMJ Ball 647 gr. (see attached spec sheet). All shots were fired from the 25 yard line. The test was conducted from six positions outside the range. At each distance three measurements were taken; ambient sound, normal conversation, and peek levels with a single shot fired in the range. The results are as follows: Distance Ambient db Conversation db Shot Fired db 10' 50 75.2 84.3 Traffic 55 100' 50 74.9 71.9 200' 50 72 66.9 300 47 72.6 59.2 400 45.5 71.5 54.3 450 43.5 72.5 56.9 The reading from 450' when the shot was fired increased slightly from the reading at 400'. We believe this was due to reverberation off the building to the west. This test was conducted by employees of Action Target namely; Layne Ashby, Ernie John, Justin Briggs, and Jarom Xochimitl. Sincerely, Layne Ashby Action Target, Inc. Shooting Range Sound Test Action Target conducted a test on Friday April 18, 2008 to determine the level of sound emitting from an insulated indoor range. This test was conducted on the shooting range listed: Get Some Guns 6651 S. State Street Murray, UT 84107 The range is a standard 25 yard fixed position commercial range with a Total Containment Trap, 9 rows of overhead baffles (7 with fascia), and shooting stalls. The walls are solid grout CMU block. Above the baffles is a steel truss assembly with standard roof construction and fiberglass insulation. This range is equipped with sound absorbing panels with a .95 NRC rating to reduce reverberation time. This range is located in a commercial area. State Street is west of the range about 20' and has heavy traffic. Other roads in the area are on all sides of the range with little traffic. We took our sound measurements moving away from the building to the north, west and east through the parking lots. The closest buildings to the range are: North Sam's Club 500+' away South Commercial strip center 25' away West Commercial strip center 100' away East Residential homes 70' away There were 4 shooters in lanes in the south bay of the range just inside the southern wall shooting to the east. The shooters were shooting 9mm and 40 cal handguns. The equipment used for this test was a RadioShack digital hand held meter. Sound levels were measured in the A -weighting scale with frequencies from 500 to 10,000 Hz. The test was conducted from five positions outside the range and readings at the shooting line in the range. At each distance three measurements were taken; ambient sound, traffic, and peek levels with shots fired in the range. The results are as follows: Distance Ambient db Traffic db Shot Fired db In the range 79 107 In the Gun store 64 68 72 10' south 61 68 67 50' east 56 63 61 State St. sidewalk 53 64 54 200'north 54 63 55 The readings from 50' east and 10' south increased slightly from the other readings. We believe this was due to reverberation between the buildings. This test was conducted by Layne Ashby of Action Target with assistance from Skyler Wallin of Get Some Guns. Shooting Range Sound Test Action Target conducted a test on Friday May 2, 2008 to determine the level of sound emitting from a well insulated concrete tilt -up indoor range. This test was conducted on the shooting range listed: Whistling Pines Gun Club 1418 Woolsey Heights Colorado Springs, CO 80915 The range is a standard 25 yard fixed position commercial range with a Total Containment Trap, 9 rows of overhead baffles (7 with fascia), and shooting stalls. The walls are solid tilt -up concrete. Above the baffles is a steel truss assembly with standard roof construction and fiberglass insulation. This range is equipped with sound absorbing panels with a .95 NRC rating to reduce reverberation time. This range is located in an industrial area. Markshuffle Street is east of the range about 500' and Hwy 124 is South about 1000', both with heavy traffic. Other roads in the area are on all sides of the range with little traffic. We took our sound measurements moving away from the building to the north, south, west and east through the parking lots. The closest buildings to the range are: North Storage yard 300' away South Open field West Industrial offices 200' away East Industrial offices 200' away There were 6 shooters in lanes in the east bay of the range just inside the eastern wall shooting to the north. The shooters were shooting 9mm handguns. The equipment used for this test was a RadioShack digital hand held meter. Sound levels were measured in the A -weighting scale with frequencies from 500 to 10,000 Hz. The test was conducted from 10 positions outside the range and readings at the shooting line in the range. At each distance three measurements were taken; ambient sound, traffic, and peek levels with shots fired in the range. The results are as follows: Distance Ambient db Traffic db Shot Fired db In the range 76 102 In the Gun store 50 62 10' east 63 67 68 50' east 54 68 67 100' east 61 68 66 50' west 62 66 65 100' west 63 67 65 50'north 77 100'north 58 60 59 50' south 63 67 66 100' south 64 66 66 It was very windy the day of this test which made it very difficult to collect these reading. The wind gusts were much louder than the traffic or shots fired. The readings on the north side of the building were higher due to the HVAC equipment. The shots fired were nearly undetectable as we moved away from the range building. We believe this is due to the construction type and insulation of the building. This test was directed by Layne Ashby and conducted by Wayne Ashby of Action Target with assistance from Kevin Klesser of Whistling Pines Gun Club. Uwater H¢ B l X I H P 4 A f, E OF MINNESOTA. PLANNING COMMISSION DATE: July 8, 2015 CASE NO.: 2015-16 APPLICANT: Eileen Gibson and Larry Wheeler, property owners REQUEST: Consideration of a Special Use Permit for an Accessory Dwelling Unit, to be located at 912 5th Street South ZONING: RB - Two Family Residential COMP PLAN: Low/Medium Density Residential PREPARED BY: Abbi Jo Wittman, City Planner INTRODUCTION Eileen Gibson and Larry Wheeler own the property at 912 5th Street South. A simple, single - gable 1.5 story home situated on a 10,800 square foot lot. They are planning to build a two -car garage and are requesting a Special Use Permit for an Accessory Dwelling Unit (ADU) to be located above the garage. ADUs are allowed in the 5th Street Neighborhood if they meet specific performance standards and are granted a Special Use Permit by the Planning Commission. APPLICABLE REGULATIONS AND STANDARDS City Code Section 31-501, Accessory Dwellings, identifies the following performance standards for review: • Lot size must be at least 10,000 square feet. The lot is 10,800 square feet. • The accessory dwelling may be located on the second floor above the garage. The new ADU would be located wholly above the proposed garage. • The accessory dwelling must be located in the rear yard of the primary residence or be set back from the front of the lot beyond the midpoint of the primary residence. The new garage will conform to all dimensional setbacks for structures: 30' from the front property line, 25' from the rear property line as well as (at least) 5' from the side property lines. • Off-street parking requirements (four spaces) must be provided. Two parking spaces are proposed to be located within the garage, meeting the requirements for two covered parking spaces. A new driveway is proposed to be located in front of the garage which will accommodate the two additional parking spaces required. • Maximum size of the ADU is 800 square feet. The proposed ADU size is 748 square feet. • The application requires design review. The application is scheduled for design review by the Heritage Preservation Commission at their July 6 meeting. • The height may not exceed that of the primary residence. The garage height is proposed to be 22' feet which is also the proposed height of the existing home, once proposed improvements are made. • Both the primary and accessory dwelling units must be connected to municipal sewer and water services and be located on an improved public street. This will be a condition of approval. • Maximum size of the garage is 800 square feet. The garage is proposed to be 748 square feet. City Code Section 31-207, Special Use Permits, identifies the city may grant a Special Use Permit or amendments when the following findings are made: a. The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. The additional residence on this property conforms to the Zoning Regulations. Furthermore, it is consistent with relevant area plans and other lawful regulations. b. Any additional conditions necessary for the public interest have been imposed. Concerns have been brought up by the property owner to the south, Mr. David Harrison, who shares a driveway with the property. He is opposed to the additional unit as this increases the amount of traffic onto the shared driveway. He is further concerned about damage that may occur to the driveway during the construction and that the driveway could be blocked during construction. He is further concerned that there will be increased drainage issues with the proposed improvement. A shared driveway agreement exists between the two parcels. Where 4' of the drive exists on the Mr. Harrison's property, 7' of the driveway is on the Wheeler property. The agreement indicates maintenance will be jointly beared though a 50:50 split is not indicated. Mr. Wheeler has expressed a willingness to work with the neighboring property owner regarding this shared access. He has verbally indicated a willingness to construct two separate driveways in this location, each servicing the respective parcel. However, this has been indicated as undesirable to Mr. Harrison. As both properties have access that is not blocked for either party, this matter is a personal property owner dispute and one which the City would not customarily be involved in. Staff has indicated both parties should discuss modifications to the agreement which would be suitable to both parties however the City is not party to the agreement and should not serve as a mediator in. c. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. ADUs in the RB - Two Family Residential district have not been a nuisance or are detrimental to the public. This use would be consistent with all ADUs within the community. 912 5th Street South Case 2015-16 (CPC: 7/8/2015) Page 2 ALTERNATIVES The Planning Commission has the following options: 1. Approve the Special Use Permit, and associated variances thereof, with the following conditions: a. The shared driveway shall not be blocked at any point during construction. b. The shared driveway shall be kept free and clear of debris during construction. c. A grading plan shall be submitted and approved by the City Engineering Department and a grading escrow, in an amount deemed sufficient by the Engineering Department, for the new construction shall be submitted. d. To the greatest extent possible, drainage on the south side of the garage shall be retained onsite. e. The maximum size of the ADU shall be 800 square feet. f. A Design Permit shall be obtained from the Heritage Preservation Commission prior to the submittal of a building permit. g. A building permit shall be obtained prior to the construction of the residence. The building permit shall clearly show the maximum height of the accessory structure, in correlation to the height of the existing residence. h. Prior to the issuance of a Certificate of Occupancy, the ADU shall be connected to municipal sewer and water. 2. Determine that the proposed ADU is not consistent with the Special Use Permit provisions and deny the Special Use Permit. 3. Continue the public hearing until August 12, 2015 for additional information. RECOMMENDATION Staff recommends determining that the proposed ADU meets the Special Use Permit provisions and recommends approval of the Special Use Permit with the conditions identified above. ATTACHMENTS Site Location Map Certificate of Survey Additions and Alterations Planset (10 pages) 912 5th Street South Case 2015-16 (CPC: 7/8/2015) Page 3 0 it1water The Birthplace of Minnesota .+ 912 5th Street South Parcel Boundaries -0.— Municipal Boundary 105 210 General Site Location 420 Feet CERTIFICATE OF SURVEY FOR: LIGHT HOUSE HOMES LEGEND 0 SET 1 /2" IRON PIPE MARKED RLS NO. 25718 • FOUND MONUMENT (AS NOTED) a, SOIL BORING Xc'50.0 SPOT ELEVATION O CATCH BASIN © SET OFFSET HUB �20 PROPOSED ELEVATION _ — —820— --PROPOSED CONTOUR 0 STORM SEWER POWER POLE SANITARY MANHOLE OVERHEAD UTILITY SANITARY SEWER FENCE AREAS SUMMARY (IN SQ. FT.) AREA OF PARCEL = 10,801 SQ. FT. AREA OF EXISTING IMPROVEMENTS: HOUSE = 706 DRIVEWAY SHED CONCRETE WALL SPORT TOTAL 20.1% = 727 • 62 - 366 • 35 = 364 = 2,260 CERTIFICATION I hereby certify that this survey, plan or report 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. EL L. THURMES POUND 1/2" IRON PIPE MARKED RLS 17765 0.7' E & { 0.2' S OF 1/2" 1 IRON PIPE MARKED "STACK" AT LOT CORNER U Cs.D CO z C� O o co REVISED 6-1 8-1 5 PROPOSED DATE: 5-6-15 1 1 1 1 SET IP-- \q021 POUND 1/2") a021-- IRON PIPE MARKED RLS 17765 0.4' E & 0.4' 5 OF LOT CORNER (Q0 , -' z'a 0 0 SPIKE 275 n LEGAL DESCRIPTION 1 ro SHED (135 PLAT) N89°53' 13 "E Lots Four (4) and Five (5), Block Eleven (1 1) Churchill, Nelson & Slaughter's Addition to the City of Stillwater. Subject to a driveway easement for purposes of ingress and egress over and across the South 7 feet of East 68 feet of Lot 5, Block 11, Churchill, Nelson & Slaughter's Addition to the City of Stillwater, and together with an easement for driveway purposes for ingress and egress over and across the North 4 feet of East 68 feet of Lot 6, Block 11, Churchill, Nelson & Slaughter's Addition to the City of Stillwater 1 34. 94 PENCE S:9°5 o (I 5 a- 0 EXISTING HOUSE 0 GO ±SO a ��,. CM + t 1 ai k � yk bLAY N q' k`-' 0 0". 20.00 o,i AC 36.3 / THR.ESH°, D PROPOSED897m-Q i . y EXAbUSEUSE CO 1 /111.5 C �ESNOLD a7.3 136.3 12.00 8g6a.7T\V 8g5.gTW 0g457W /2:16 NCH 15"61RCN aa� ���� J/!!/�///l! i lTTl- /7774 EXISTIN NORTH 20 HOUSE co 0 c0 GO FOUND " I/2" IRON PIPE MARKED, RLS 7,447 Q 6` " GOT CORNER > NO 1' I IONUMNET SET I( WIDE P2IVEWAY EASEMENTAS RECITED IN THE LEGAL DESCRIPTION ALL PROPOSED ELEVATIONS AND GRADING PER RECOMENATIONS FROM THE OWNER. CONTRACTOR TO VERIFY ALL BUILDING DIMENSIONS SHOWN 40 WITH THE MOST CURRENT FOUNDATION PLAN PRIOR TO EXCAVATION. PROJECT LOCATION: 912 5th Street South TILLWATER, MN Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net CORNERSTONE LAND SURVEYING, INC. License No. 25718 ' PROJECT NO.LHH1 5001 --�--'--~~-------'-�-�~--~---~ - � '-i��) �_- . . � ,51 j Ovjtacit4tS WY Or IC ft DiriEZ 1?&si4/ti; L./ C61.-alt ,S,CALa. /4.1 gA-R LEV/41ri oft Lef-T 1-VATIO 51,EVA-rtoN wwfR e W r LER. 4-rts : 4s= bgs: ice,/L.0/44‘EI-Oft scALE': 1/41-:‘ = I °" 0cif 0 "x a' Cio r4 t, Y o o1 1 n C-oio. FfJD.'w a' f?cA .4-a'1 FR061 FD6-r,PJC - rf °14'f tr (-_n'' ar1i at-f`.-k6PC «(ELLS vgft °fl -E i- DRy 1-14 - R*it4-S11E- v\IAUS Ar Coat. C—o*1C. SLf%3. o'J 1 (Q MIL.'?1, • N 9'_a' m.o. 1 to 4'- D st40: L. 1. iµc R_ .s Q; .,,r..-0 AAA 0 os I 91 x el 0 • H. DR. -r-- 91- z.` ? 1?, 8 411 1-7;3-4— 613 1 11 0 a, a- - ()if 0-t4A1C-6; V7S 0 W/Kii berte: ALE- : 7+" r- I C-011 ) Fizok, F2LAN s at- ReF .‘ / 3 - „lc 011 e S o 4=-A" 0 Cr) - as- 1 " a.x IL oW/Vgl-igV-CK to :tote W pt,ri1 `ram 1 S" Fi_oOQ -rRusSES 19.2 0,C- 9/1 a V I-rc 056 'MI -LIPS (oPT, -iTCe ►I'YfAi' R -NN R1DG6 'ho...11C.4tUNt (r) >.Rr�vr►�q wy3's9, faro') II-/z.,,4 r,trt cu.lGLti4 ?c.4,...- 10"QRCCa_-WALL.s -I 9 litS9 1.0110 rl M 14.. .iLi1VA►T° R e)pftalktfv. C'uR mil- ;--..-2..., _ wA u— ANs QsL.-r g Rya fOoT 9P1-now WA o_Q $" .€ ovRgp coNC, 'KALL� 2`_74 "_FuR.OUT w/i 4°. '11) 41' n'gRC. NRtiKtIl f'I,P* Ta D.1-. C JCr., Fo rINj.__ 6Wn4t: 113500 %WKeLL-R l'OR Pc G D R-rE - I5r-�OJ5 GRO5S 2,Gc-Ttan! P_ss!_ No L. W1-4C-VMcR Uwater H¢ B l X I H P 4 A f, E OF MINNESOTA. PLANNING COMMISSION DATE: July 8, 2015 CASE NO.: 2015-17 APPLICANT: Jeff Berends, representing Stanfour, LLC, property owner REQUEST: Consideration of a Special Use Permit for drive -through, to be located at 1750 Greeley Street South ZONING: Business Park Commercial COMP PLAN: Commercial PREPARED BY: Abbi Jo Wittman, City Planner INTRODUCTION The applicant is proposing a new drive -through to be located on the south side of the existing structure. The new use, a proposed Rita's Italian Ice, will be housed within the footprint of the existing structure. APPLICABLE REGULATIONS Section 31-207 establishes the review standards for Special Use Permits: 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. In review of the request with City staff, the following item was determined to be an item of concern: • Parking: A total of 12 parking spaces are being preserved on the site with an additional 8 spaces at each of the gas pumps. Although this is a reduction of the existing number of spaces, the 22 parking spaces exceeds the requirements for the business endeavors. o A total of five stacking spaces have been designated for the drive -through ordering station with a total of eight stacking spaces in the drive -through. • Trash: The existing trash enclosure is proposed to remain on the property. • Exterior changes: Section 31-319 of the Stillwater City Code requires that the Heritage Preservation Commission (HPC) conduct a design review on all exterior changes that shall substantially alter the structure. Staff has determined the opening of a drive -through window is not a substantial change. However, the applicant will need to obtain a Design Review Permit by the HPC prior to any the release of a building permit or the installation of signage. o Lighting: Ch 31-510, Subd 1(f)(9) indicates Any lights provided to illuminate any parking facility permitted by this subdivision shall be arranged so as to reflect the light away from any adjacent properties, streets or highways. • Landscaping, Drainage and Impervious Surface Coverage: The applicant is proposing to add an addition of 122 square feet of impervious surface coverage which will not negatively affect the maximum lot coverage requirement of 60%. Additionally, two landscaped areas will be installed to help delineate parking and drive areas around the exit to the carwash and the entrance to the drive -through. This use is consistent with the Future Land Use Map identifying this property as having commercial use in 2030. There are no contradictory elements with the Comprehensive Plan. 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. If approved with certain conditions, a drive -through at this location will not be a nuisance or be detrimental to the public welfare of the community. ALTERNATIVES, FINDINGS AND RECOMMENDATION The Commission has the following options: 1. Determine that the proposed drive -through facility is consistent with the Special Use Permit provisions or the Comprehensive Plan and approve the Special Use Permits with or without conditions. If the Commission would like to approve the Case No. 2015-17 with conditions, staff would recommend the following: a. Stormwater infiltration must occur onsite and be designed to capture rains from a 1/" rainfall event. b. Lighting fixtures must provide a complete cut-off so the bulb/source of light cannot be seen from off the property and, at the property lines, the illumination has to be engineered to be 0 lumens. c. Plans and the use will need to be approved by the engineering, fire and building officials before the issuance of a building permit. 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. 1750 Greeley Street South Case 2015-17 (CPC: 7/8/2015) Page 2 2. Determine that the proposed drive -through facility is not consistent with the Special Use Permit provisions or the Comprehensive Plan and deny the Special Use Permit. 3. Table the application requesting more information be brought back before the Commission at their August 12, 2015 meeting. Staff finds the proposed the proposed drive -through facility is consistent with the Special Use Permit provisions, the Comprehensive Plan and will not be detrimental to the public welfare or become a nuisance. Therefore staff would recommend approval with the aforementioned conditions. ATTACHMENTS Site Location Map Narrative Request Site Plan 1750 Greeley Street South Case 2015-17 (CPC: 7/8/2015) Page 3 6.710,6051Clo% ... 1602 .0 1620 z %1 W 1E 11634 hCI)1630 z 16 `s 1645-7. ALL, ''` 1 1640 _I 165CC.6' 'I"W •�� 1650 165 f ,; 0 7675 1611 0 The Birthplace of Minnesota 1750 Greeley Street South Parcel Boundaries selection Parcel Boundaries ...- Municipal Boundary 180 360 General Site Location 720 Feet --..—..7 • Ij ijLucky's Station 11340 Albovor Poth • Inver Grove Heights, MN 55077 City of Stillwater Planning Commission 216 Fourth Street North Stillwater MN 55082 Subject: Rita's Ice — Store desert concept To Whom It May Concern: 16 June 2015 The nature of this letter is to provide an overview regarding the Rita's Ice strategy we would like to introduce into our store, address the cascading benefits we feel the offering brings to local businesses and discuss the improvements the concept offers to the community. Our organization would like to place a Rita's Ice Franchise into our location at 1750 Greeley Street. Rita's is an industry leading desert concept that offers premium treats through differentiating products, complimented with traditional ice cream offerings, as well. The capital improvements and site investment will provide increased revenue opportunities for the retail location, as well as, the local businesses. The concept compliments the community in that it will create jobs, provide an offering to the neighborhood that is not presently available and will serve as an enhancement to the area overall. We respectfully request your consideration for what we propose. Please also know that we will mitigate any negative issues or concerns and work closely with the Planning Commission to address and remedy any issues identified. I thank you for your consideration. Respectfully, Scott L. Stevens President p 651-207-5047 f 651-451-7377 e sstevens@luckyoil.net CHANGE IN PARKING STALLS PREVIOUS PARKING COUNT -16 PROPOSED PARKING COUNT -14 (LOSS OF 2 PARKING STALLS) CHANGE IN PERVIOUS / IMPERVIOUS SURFACE REMOVED PERVIOUS SURFACE = 197 S.F. ADDED PERVIOUS SURFACE = 319 S.F. NET GAIN OF 122 S.F. PERVIOUS SURFACE (LESS THAN 5,000 S.F. OF DISTURBANCE) LEGEND DRAINAGE FLOW DIRECTION < ,-I TRAFFIC FLOW DIRECTION PAINTED TRAFFIC ARROW PERPETUAL EASEM STORM WATER RETENTION AREA EXISTING SPILLWAY CURB EXISTING SPILLWAY CURB EXISTING LANDSCAPING 488.31 - N88°46'45"E -- 7---7 I- 7 L L f EXISTING LANDSCAPING EXISTING LANDSCAPING r f NEW LANDSCAPE ISLAND - 182 S.F. REMOVE EXIST. CURB AND LANDSCAPE AREA- 197 S.F. EXISTING CAR WASH PROPOSED SITE IMPROVEMENTS 1" = 201_O" EwsnNG SPILLWAY CURB NEW LANDSCAPE ISLAND- 137 S.F. F. 413•4I r. \/ \ \\ ,1 \ \ q. p E78StIN0 \ BITUMINOUS' .6%;Se di Ft AINO f1HH1 3AMO EXISTING LANDSCAPING EXI - NG P 31-0' RADIUS MR) EXISTING PARKING 4-- it-- EXISTING LANDSCAPING NEW PAINTED 'TRAFFIC LANE MARKER f M NU BOARD! ORDERING r C PUMP ISLAND n J EXIST. DUMPSTER XX ENCLOSURE TO REMAIN EXISTING CONVENIENCE STORE 3,970 sf NEW DRIVE-THRU WINDOW 7 7 7 n f FF�(IST DRIVE LANE - - EXISTING - BITUMNOUS 7"\ z a i a EXISTING PARKING f EXISTING BITUMINOUS -- -....,-- 4 1 - A i'1.iIirf4 Iii;r!..- HIGHWAY 36 1P PROJECT SITE eir i2 1 PROJECT LOCATION / NO SCALE - - 482.96 - - S89°51'53"W EXISTING ADJACENT STRUCTURE 7 ti 3 (USE FOR 1 R Ir 2-5/8" R. 31 .' 4"CURBI 1Y0 Eli 6 ': 0 HORIZONTAL 3" R. - 0 HDRIZONTAL ': , y ... }: ". .".':, .. • LINE y/ DESIIGN LINE -.. /001 DESIGN :%%,•; :• _ :'•; •. 3 5. B I-1/2" R. (USE FOR 4" CURB •j - 0 VI 7 V 6 111 1" R. 1 - 6 N = z ill To 3/2;P A• SAME SLOPROADWAY _.ram REVERSE SLOPE GUTTER SECTION (FORMS MAY BE TILTED NOTES: © LONGITUDINAL JOINT WHEN ADJACENT RIGID PAVEMENT OR BASE. SEE STANDARD PLANS MANUAL FOR INFORMATION. 2© SLOPE 0.06 FT/FT NORMAL. UNLESS OTHERWISE SPECIFIED. IF A DIFFERENT GUTTER SLOPE 15 PERMITTED. 1NE MAY BE Sum. i0 JOINT FORM w . 12' w = 18' w+ 24' W' 30' W = 36' DESIGN 3 DESIGN NO. CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE 0vi ,moo Wz om'- 4mo Wz om, "--m1 oo v9 om4 Imo ,z om2 L.mo DIMENSIONS 0 n^ o zfl- 0 zO. 0 .- H A B , 6-.6 J A" J V uJ _°-d J Jn2 J J uJ J $a_ J J42 4 7-3/8" 11-1/2" B412 0.0421 23.8 B418 0.0529 18.9 B424 0.0637 15.7 B430 0.0745 13.4 B436 0.0853 11.7 6 8" 13-1/2" B612 0.0474 21.1 8618 0.0582 17.2 8624 0.0690 14.5 B630 0.0798 12.5 0636 0.0906 11.0 8 8-5/8" 15-1/2" 8812 0.0529 18.9 B818 0.0637 15.7 6824 0.0745 13.4 B830 0.0853 11.7 8836 0.0962 10.4 9 9" 16-5/8" B912 0.0559 17,9 B918 0.0667 15.0 B924 0.0775 12.9 B930 0.0883 11.3 B936 0.0991 10.1 10 9-3/8" 17-5/8" B1012 0.0589 17.0 81018 0.0697 14.4 B1024 0.0805 12.4 B1030 0.0913 11.0 B1036 0.1021 9.8 w =12' w = 18' w = 24' w = 30' w = 36' DESIGN V CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE L.] 'Cc - .- 0• 1'K» =V• E - - d' U CI .- ,- 0' I.WY 0 - - 0• u>. N i- - O 4KY OIMENSfONS Wo o _ WZ o °24 .o.z zap WZ o 0 L 4.� i°u WZ o 0W4 V-d N0 c °W4 zau H A B .yi u J i°u J u- J �. u J J Paz u- - �4.z u- 4 6" 11-3/8" V412 0.0396 25.3 V418 0.0504 19.9 V424 0.0612 16.4 V430 0.0720 13.9 V436 0.0828 12.1 6 6" 13-3/8" V612 0.0426 23.5 v618 0.0534 18.7 v624 0.0642 15.6 V630 0.0750 13.4 v636 0.0858 11.7 8 6" 15-3/8" v812 0.0457 2).9 v818 0.0565 17.7 v824 0.0673 14.9 v830 0.0781 12.B v836 0.0889 11.3 9 6" 16-3/8" v912 0.0472 21.2 v918 0.0580 17.2 v924 0.0698 14.5 v930 0.0796 12.6 v936 0.0904 11.1 10 6" 17-3/8" v1012 0.0487 20.5 v1018 0.0595 16.8 v1024 0.0703 14.2 v1030 0.0811 12.4 v1036 0.0919 10.9 APPROVED MARCH 11. 1994 FA/ '�,�/L�/f / STATE OF MINNESOTA DEPARTMENT OF TRANSPORTATION CONCRETE CURB AND GUTTER SP CIFICATION REFERENCE 2531 STANDARD PLATE NO. L ACTING STALE DESIGN ENGINEER DESIGN B AND DESIGN V REVISION DATE 2-28-05 7100H i3) B6-12 CURB - MN DOT PLATE K NO SCALE 33.05_-�� l GREELEY STREET - 33.00 - 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. Richard J. Lavelle 6/19/2015 #48088 Date License E DRIVE ERIOR REMO[ STREET )82 DATE ISSUED 18 MAY 2015 SITE SUBMITTAL 19 JUN 2015 DRAWN BY RJL CHECKED BY RJL JOB NO. 15032 sP-001 Uwater H¢ B l X I H P 4 A f, E OF MINNESOTA. PLANNING COMMISSION DATE: July 8, 2015 CASE NO.: 2015-18 APPLICANT: Coleen Ebner representing Stillwater Health system REQUEST: Consideration of a Special Use Permit for outside sales to occur on the property located at 1500 Curve Crest Boulevard ZONING: BPI - Business Park Industrial COMP PLAN: Commercial PREPARED BY: Abbi Jo Wittman, City Planner INTRODUCTION The applicant is requesting a Special Use Permit for Stillwater Medical System to conduct a Farmers Market in the Lakeview Clinic parking lot on Tuesdays from 2:00-6:00 pm from July to October. APPLICABLE REGULATIONS AND STANDARDS City Code Section 31-321 indicates a Special Use Permit may be granted for other uses determined to be of the same general character to those found on the City's Non-residential Use Table so long as the use does not impair the present or potential use of adjacent properties. The Special Use Permit must be approved by the City Council. 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. Outside sales are permitted in much of the Business Park District although they are not permitted outright in the Industrially -zoned areas of this park. However, the Farmers Market is complimentary to the parcel's primary use of a clinic. Stillwater Medical Group will hold the Use Permit and be responsible for all vendor sales. Comprehensive Plan Chapter 7, Economic Development, indicates a policy to protect the city's industrial land base for industrial development. However, no changes to the underlying zoning are proposed, the use is temporary and ancillary to the clinic's operations, being located on existing asphalted parking areas. Any additional conditions necessary for the public interest have been imposed. Staff has identified the following to be potential concerns: Vendor Location: The applicant has indicated placing vendors along the South side of the existing parking area. Vendors should be located in such a fashion the existing drive lanes will not be blocked. Parking: The intent of the market is to provide healthy food options and alternatives to clients of the facility. As such, it is not anticipated the use will increase the demand for parking. However, drive lanes should be preserved so that free access through the parking lot can be obtained. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. No application elements have been determined to be detrimental to the public welfare of the community. ALTERNATIVES The Planning Commission has the following options: 1. Recommend to the City Council approve of the Special Use Permit Case No. 2015-18, with the following conditions: a. The outside sales shall occur between June 1 and October 31, annually. b. The hours of operations shall be limited to Tuesdays from 2:00 to 6:00 pm. c. All vendors shall be situated along the south edge of the parking lot. d. Access shall not be restricted on the drive lane by vendors or parked vehicles. e. Same day signage shall be reviewed and approved by Community Development Department staff. f. No more than two signs, one at each parking lot access point, shall be permitted to be installed during the event. g. Substantial changes shall be submitted for review and approval by the Planning Commission. 2. Determine that the proposed Outside Sales are not consistent with the Special Use Permit provisions and recommend to the City Council denial of the Special Use Permit. 3. Continue the public hearing until August 12, 2015 for additional information. RECOMMENDATION Staff determines that the proposed Outside Sales meets the Special Use Permit provisions and recommends the Commission recommend approval of the Special Use Permit with the conditions identified above. ATTACHMENTS Narrative Site Location Map 1500 Curve Crest Boulevard Case 2015-18 (CPC: 7/8/2015) Page 2 Stillwater Medical Group 1500 Curve Crest Boulevard Stillwater, MN 55082 921 South Greeley Street Stillwater, MN 55082 700 Wildwood Road Mahtomedi, MN S5115 700 Rivard Street Somerset, WI 54025 651-439-1234 800-877-1588 lakeviewhealth.org •HealthPartners® StillwaterMedical Group June 11, 2015 Dear Planning Commissioners Stillwater Medical Group and PowerUp, a community -wide health initiative are working together to plan and hold a small Farmers Market in the patient parking area of the Stillwater Medical Group Specialty Clinic at 1500 Curve Crest Blvd. The Market would feature locally grown produce, eggs and honey and would occur on Tuesdays, from 2-6 pm, mid -July through October. The event will encourage healthy eating and benefit our staff, patients and the wider community. There is adequate space to hold the Farmer's Market in our parking lot and easy access via our two driveways on Curve Crest Boulevard. Please consider our application for a Special use Permit for outside sales. Thank you! tzeevbns�.� Coleen Ebner Stillwater Medical Group Our mission is to improve health and well-being in partnership with our members, patients and community. PLANNING COMMISSION MEETING DATE: July 8, 2015 CASE NO.: 2015-19 (Amendment to 2014-38) APPLICANT: Judd Sather, applicant REQUEST: Special Use Permit to for a multi -tenant, multi -use building to be located at 123 2nd Street North ZONING: CBD-Central Business COMP PLAN DISTRICT: DMU-Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner REQUEST Judd Sather is requesting an amendment to Special Use Permit 2014-38 for JX Events Venue to be located at 123 2nd Street North, the Connelly Shoe Factory building. The amendment would be to have a single Special Use Permit to address all uses in the proposed multi -use, multi - tenant building. The three story structure would house the events venue on the upper story, a design similar to the originally proposed venue however the occupancy has increased to 1200 people. The main level (accessed off of 2nd Street North) would include medical and professional offices. The lowest level would contain a catering kitchen, a lounge and a brewery (uses similar to restaurants). APPLICABLE GUIDELINES AND REGULATIONS Section 31-325 indicates that assembly halls and restaurants (brewery and lounge, uses similar to restaurants) 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. 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." The events center and restaurants (brewery and lounge) will help support these goals, objectives and implementation actions. The proposed use is allowed within the subject zoning district, if it is found compatible with surrounding uses. Other uses in the vicinity include office and retail uses in free standing structures across Commercial Street and the alley. Residences are located on the second stories of some of these structures, located approximately 16' away. Additionally, the municipal parking ramp is located across 2nd Street as well as the Lowell Inn. In review of the request with City staff, the following items were determined to be some items of concern: • Parking: As with the original Special Use Permit, parking and traffic are the predominant concerns in this area. The Parking Commission met in January, 2015, to discuss the proposed events center. At that time the Commission determined an estimated three-quarters of the event center patrons would utilize the parking ramp, generating significant revenues for the parking system. A monthly mitigation fee of $210 would be required to be paid to offset the impact to street parking in this area. As the proposed multi -tenant, multi -use building will generate greater amounts of traffic, a new parking mitigation plan will need to be developed and approved by the Parking Commission. With a multi -use SUP, the City is in a better position to look at the overall impact the building will have to the parking system to determine the most appropriate mitigation efforts. • Traffic: The applicant has indicated there would be minimal traffic impacts as there is an adjacent 8' by 24' loading dock / drop-off area as shown, right. However, there are traffic safety concerns at the corner of Commercial and Main, an intersection with limited site visibility. Furthermore, as the 9.5' sidewalk on the northern side of the structure is not continuous from the front to the rear of the structure, pedestrians in this location must walk in traffic (either on the street or in the loading zone) as the 1.5' sidewalk adjacent to the loading dock is not sufficient. While there are a number of ways the traffic safety concerns could be addressed, the removal of the non -historic loading dock in this location is preferred. While the City Council authorized the construction of the loading dock in 1970, the land remains in public ownership. Removal of the dock would allow for the reconstruction of an, up to, 9.5' wide sidewalk and associated parallel parking areas consistent along this street frontage. Reduction of the depth of the loading dock by 4.5' would further allow for the reconstruction of a 5' sidewalk and associated parking area. Staff has CPC 7/8/2015 (Case 2015-19) 123 2nd Street North Page 2 of 4 discussed a draft agreement between the applicant and the city for the future removal of the loading dock in this area. • Event security and noise (including impact to neighboring residences): The existing, free- standing building would need to conform to the City's noise ordinance. The applicant has indicated interior modifications would be made to help reduce the noise. Furthermore, the applicant is proposing implementation of the security plan developed in conjunction with the Stillwater Police Department. • ADA compliancy (including accessible routes and distance to accessible spaces): The applicant is proposing the installation of a new elevator at the 2nd Street entrance. Furthermore, the 4% slope of the sidewalk along Commercial is accessible to Main Street. 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. Minimal concerns have been identified with this proposed use in this location. ALTERNATIVES AND RECOMMENDATION 1. Approve the Special Use Permit request with or without conditions. If the Commission finds the Special Use Permit conforms to the requirements set forth in the City Code and would like to approve Case No. 2015-19 with conditions, staff would recommend the following: a. The third floor shall be used as rentable area for events or event functions. Plans shall be consistent with those submitted with the Case file 2015-19 dated Planning Commission supplemental information for JX Events Venue. b. The main level (off of Second Street North) shall be uses permitted by right as identified in City Code Section 31-325, Allowable uses in non-residential districts. c. The main floor, accessible off of 2nd Street North, shall not be utilized as rentable area for events or event functions. d. The lower level, accessible of the alley and Commercial Street, shall be utilized as restaurant and catering kitchen space or uses similar thereto. e. The lower level, accessible off of the alley and Commercial Street, shall not be utilized as rentable area for events or event functions. f. Prior to the operating of an event center, the property owner shall remove the loading dock on the northern side of the structure or enter into a license agreement with the City Council for the continued use. g. 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. CPC 7/8/2015 (Case 2015-19) 123 2nd Street North Page 3 of 4 h. All existing and future trash receptacles shall be stored inside the building or in an enclosed onsite trash facility, at all times with the exception of the day of trash collection. i. Prior to the commencement of any exterior work, including the installation of lighting, signage new windows and doors and/or demolition, 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. j. A parking mitigation plan must be approved by the Downtown Parking Commission to satisfy the off-street parking requirements. If the plan includes a fee -in -lieu, the fee shall be paid upon receipt of City invoice. Failure to pay charges within 30 days will be certified for collection with the real estate taxes with the real estate taxes in October of each year. The applicant waives any and all procedural and substantive objections to the purchase requirement including, but not limited to, a claim that the City lacked authority to impose and collect the 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. i. Any conditions attached to the parking mitigation plan approved by the Downtown Parking Commission are incorporated by reference into this Special Use Permit. k. 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 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 requesting more information be brought back before the Commission at their August, 2015, meeting. ATTACHMENTS Site Location Map Applicant Narrative (3 pages) CPC 7/8/2015 (Case 2015-19) 123 2nd Street North Page 4 of 4 0 i11wa1z The Birthplace of Minnesota 123 Second Street South Parcel Boundaries -0. — Municipal Boundary 115 230 General Site Location 460 Feet JX Event Venue Dear Planning and Parking Commissions, As many projects change and evolve, so has ours for The Shoe Factory Building and JX Event Services, LLC proposed at 123 North Second Street. We have been approved for bank financing and plan on closing July 1. This is the original concept for the third floor: Or ai Concept- 900 occupants per current approved SUP We tweaked this layout to "The Dogbone" so that the space could be more easily dividable, but found we could only get 250 people on the east side and 210 on the west side. In this scenario there is no dear view of the head table for over 225 guests, which was our goal with this project. So we looked at doing more of a "Big Room" concept, but knew we needed City approval so wanted to start the conversation with these concept plans. Occupancy would move from a proposed max of 900 guests to 1200 (plus or minus pending code verification). This "Big Room" concept also calls for the removal of the loading dock immediately as a fourth stairwell is needed. Overhead lines across Commercial Street would also be buried. Having a larger room like this would lend itself to greater flexibility and attract more corporate events to Stillwater. These events would be a major draw and asset to the community by exposing more people to all Stillwater has to offer. Mark Balay, our architect, met with City staff on Thursday, June 18 to discuss feasibility of this plan. So, the drawing below is preliminary and only a day old at the time of this letter. JX Event Services, LLC. <> 651-342-2416 <> 214 Main Street South, Stillwater, MN 55082 JX Event Venue C n » - variation of 900 occupants per r Trent SUP Big Room -.variation of 1200 occupants - r+ We are meeting with HPC in July to determine the historic value of the two storage sheds adjacent to the building. They need to be removed to allow for a new transformer and A/C units. We have tenants interested in leasing space at this time, but we have no signed leases as of the date of this letter. Below are diagrams of intended leased spaces and uses based on letters of intent. Thank you for your consideration! Judd Sather, juddsatherPgmail.com, 651-342-1476 Judd Sather Photography, Studio J, and The Loft at Studio J JX Event Services, LLC. <> 651-342-2416 <> 214 Main Street South, Stillwater, MN 55082 JX Event Venue r.+ Loboob0000 o i 4,1 I Root, variation of 1200 occupants SrurociraterIji 000r Level 3 - Event Venue - max I 200 occupants f f 514le • LITLITY 1 O g Level 2 - Office (current use) (Photography, Salon, Chiropractor, Boutique, JX Offices) LASE LF.A9 ta4 I,4CX)/ 442 M M 8 0 0 4100/ 1496 Square Footage / CAM :p a O 0 G fl ri n L1 LEA`T. u6 ng 1M-J0/ 12Y9 v, • . .—+4=1w +—a 4 1 as as Fa e-a Level 1 - Changed to Mixed Use (Catering, Brewery, Lounge) I1 s — $1.4 +=k LEKI. u+ t.‘G-i/6/i t_1 5TAR JX Event Services, LLC. <> 651-342-2416 <> 214 Main Street South, Stillwater, MN 55082 iliwater H E 6 1 R 1 H P 1 ACE OF MINNESOTA Planning Report DATE: APPLICANT: LANDOWNER: REQUEST: LOCATION: July 1, 2015 CASE NO.: 2015-20 Todd Baumgartner, WB Development, LLC Jon Whitcomb 1) Approval of a Preliminary Plat for a 15 lot Residential Subdivision 2) Conditional Use Permit (CUP) to allow cluster residential development in the South Twin Lake Shoreland District, and the Brown's Creek Stream Shoreland District NW Quadrant of Neal Avenue and McKusick Road 8602 & 8528 Neal Avenue COMPREHENSIVE PLAN: ZONING: REVIEWERS: LDR, Low Density Residential 1) Base Zoning District: TR, Traditional Residential 2) Overlay District: NE, Natural Environment Lake Shoreland Management District for South Twin Lake 3) Overlay District: Stream Shoreland Management District for Brown's Creek. City Attorney, Public Works Director, City Planner, Deputy Fire Chief, Washington Co. Public Works Department, Browns Creek Watershed District, Minnesota Department of Natural Resources PREPARED BY: Bill Turnblad, Community Development Director BACKGROUND Todd Baumgartner of WB Development LLC has submitted a preliminary plat for a 15 lot single-family residential development. The project is referred to as BROWN'S CREEK COVE and is located at the northwest quadrant of the intersection of Neal Avenue North and McKusick Road North. The project site has a total gross area of 8.91 acres. Lots range in size from 10,070 square feet to 19,917 square feet. Two of the 15 lots will include the two existing homes on the property. Brown's Creek Cove July 1, 2015 Page 2 The development density is 2.93 homes per developable acre'. This is consistent with the Comprehensive Plari s guided development density for the property, which is Low Density Residential (1 - 4.4 homes per acre). The project would represent the continuation of infrastructure and development pattern established by the Millbrook neighborhood abutting the property to the north. This includes: • A cul-de-sac that intersects with the White Pine Way; • An 8' wide bituminous trail that would continue from Millbrook along Brown's Creek to McKusick Road; and • Continuation of utilities; and • Addition to greenway along Brown's Creek. 3.79 acres of the property (42.5%) are proposed to be platted as an outlot and remain open space in perpetuity. This open space area includes: a stormwater pond; a stretch of Brown's Creek; the wetlands and wetland buffers abutting Brown's Creek; and an 8 foot wide bituminous trail that will be open to the public. The trail segment is a critical part of the City's trail system, as it will close the gap in the Millbrook neighborhood system. Zoning of the property is a bit complicated. In addition to the base zoning of TR, Traditional Residential, the property is also encumbered partially by two overlay districts. (See the attached maps.) They are the Natural Environment Lake Shoreland Management Overlay District (referred to as the "Lake Overlay District") and the Brown's Creek Stream Shoreland Management Overlay District (referred to as the "Stream Overlay District"). The proposed single-family use and density are allowed within the overlay districts with a Conditional Use Permit (CUP), which has been requested. SPECIFIC REQUEST In order to develop the property as proposed, the applicant has made the following specific requests: 1) Approval of a Preliminary Plat for a 15 lot single-family residential subdivision, to be known as BROWN'S CREEK COVE; and 2) Approval of a Conditional Use Permit to allow cluster residential development in the South Twin Lake Shoreland District, and within the Brown's Creek Stream Shoreland District. ' For this project the developable area is what remains after subtracting Outlot A. Brown's Creek Cove July 1, 2015 Page 3 EVALUATION OF REQUEST I. PRELIMINARY PLAT A. Minimum Dimensional Standards Lake Overlay District standards • Minimum lot size - Within the Natural Environmental Lake Overlay District the standard lot size with sanitary sewer is 40,000 square feet. And if the lot lies directly on the lake, it must be at least that size. But, for property such as Brown's Creek Cove without shoreline on the lake, lots can be smaller with a Conditional Use Permit.2 o The lot size with a CUP can be reduced to that of the base zoning district. The base zoning of the property is TR, Traditional Residential, which allows 10,000 square foot lots. All 15 of the proposed lots exceed this minimum size. • Impervious surface - Lots in Lake Overlay Districts may have no more than 25% impervious surface. o This standard will have to be met when building permits are requested. But, with careful lot planning, this standard can be met. o For the two lots that will inherit the existing homes, the impervious surface standard is met for Lot 4 (24.5%) but not for Lot 8 (29.2%). However, there are ways that the ca. 760 square feet of excessive impervious surface can be eliminated. One would be to remove some of the driveway, as shown in the attached site plan. The other would be to expand the size of the lot slightly to the west. In any case, a condition of preliminary plat approval should be that final plat and plans should show only 25% cover on Lot 8. • DNR Review - The Minnesota Department of Natural Resources must review the CUP prior to approval of the Final Plat. Stream Overlay District standards • In addition to the standards found in the Lake Overlay District, addressed above, the Stream Overly District requires a 40 foot setback from the top of the steep slopes. There are slopes that meet the definition of "steep" in the south central part of the site. (See the attached erosion control plan - Plan C4.) They are located wholly within Outlot A and no homes will have a difficulty meeting the required 40 foot setback. • Also, a wetland buffer of 100 feet is required from centerline of creek, or 25 feet from edge of wetland, whichever is greater. o Exceptions allowed for construction of utilities, (if there are no practical alternate locations and impact is minimized), drainage 2 City Code Ch. 31-402, Subd 4(b)(2). Brown's Creek Cove July 1, 2015 Page 4 facilities and trails. Any buffer zone that is disturbed must be reestablished with natural plantings approved by the City. • Parts of the stormwater pond are located partly within the 100 foot buffer. This is allowed per the Code exceptions. • The landscape shows dense tree plantings along the stormwater pond, but does not specify ground cover. To the extent that this lies within the 100 buffer, reestablished vegetation will need to be something more natural than turf. The landscape plan should show this detail in the final plat application. Base Zoning District Lot standards Minimum lot standards for the proposed TR zoning district are compared below with the lot dimensions proposed by the developer. As can be seen, all minimum lot standards are met. Lot Standards Area Width3 Frontage Depth Required 10,000 s.f. average 65' 35' NA Proposed 12,556 s.f average All >/= 65' All >/=35' NA All lots meet the TR District minimum standards. Also, setbacks for the two existing homes meet all TR District minimums. It appears that the lots will all have reasonable building pads. But to assure that they will meet all setback requirements, the developer should submit pad dimensions and setbacks with the Final Plat application materials. B. Civil Engineering The City Engineer has reviewed the plans and finds them satisfactory with the following conditions: • Two street lights, to be approved by the City Engineer, shall be installed: one at the entrance and one at the end of the cul-de-sac. These lights must be included in the final plat application materials. • All storm sewer pipe under the roadway, as well as all manholes, catch basins and aprons shall be concrete. This detail must be included in the final plat application materials. • Infiltration basins shall not be constructed until vegetation has been established on the site. All basins shall be maintained and operated by the Developer or the Home Owner's Association. • Drainage calculations were not submitted. These must be submitted with final plat application materials and found satisfactory by the City Engineer prior to release of the final plat for filing with Washington County. 3 Measured at midpoint of lot. Brown's Creek Cove July 1, 2015 Page 5 • The existing home on Lot 8 must connect to City sewer and water. • This development will be responsible for paying a trout stream impact fee, a transportation adequacy impact fee, and trunk utility fees. Based upon 6.3 acres of developed land (lots, street and grading in Outlot A), the fees will be as follows: Fee Fee per acre Acres Total fee Trout Stream impact fee $5,675 5.594 $31,723.25 Transportation impact fee $7,379 5.594 $41,248.61 Trunk sewer & water $16,542 6.015 $99,417.42 These development fees must be paid prior to release of the final plat for recording with Washington County. • All electrical and communication utility lines are required to be buried. • The Washington County Highway Department requires that the final plat include a notation that access will be restricted along McKusick Road. • Brown's Creek Watershed District will have to complete a review of the project, and a grading permit will be required from them. • Length of cul-de-sac is 568'; 600' is allowed. C. Fire Protection The Fire Marshal has reviewed the plans and has found them satisfactory as proposed. D. Tree Removal, Replacement & Landscaping A considerable portion of the upland area will be graded, as will the infiltration pond area in Outlot A. However, no grading or tree removal will take place on slopes that are defined as steep, nor (with the exception of the infiltration pond) will any grading occur within the wetland buffer area. Less than 35% of the tree canopy will be removed, so 10 trees will be required for each of the 2.5 acres of tree canopy that will be removed. (If 35 % or more is removed, then each significant three that is removed is required to be replaced). This will require 25 trees. In addition, Code Section 32-1, Subd. 6 (q)(1) requires three trees per lot, or 45 trees for this subdivision. That is a total of 70 trees. The landscaping plan shows 91 trees being proposed. 71 of these meet the species and size requirements of the Code. Therefore, the proposed tree replacement is Code compliant. E. Park and Trail Dedication The developer proposes to donate Outlot A to the public to fulfill his public park dedication requirement. The outlot includes an 8 foot wide public bituminous trail ' Lots 4 and 8 with existing homes exempt. 51,000 sf of Outlot A that are disturbed for infiltration pond are included. 5 Lot 4 with existing home exempt. 51,000 sf of Outlot A disturbed for infiltration pond are included. Brown's Creek Cove July 1, 2015 Page 6 along the edge of the Brown's Creek wetland buffer that would serve as a connecting link between the Millbrook trails to the north and both the future Neal Avenue trail and the McKusick trail. The trail would fulfill the subdivision's public trail dedication obligation. Actually, the trail's length and winding route along the edge of the wetland buffer will drive up its cost. Consequently, staff suggests that any cost above the standard trail dedication fee could be credited toward the public park dedication requirement. A trail segment should be provided along the north edge of Lot 1 to connect the Millbrook Trail directly to Neal Avenue. The Park Commission reviewed a similar plan in 2006 and determined that Outlot A should be private and not public. The Comprehensive Plan shows no public park needs on this site. So, City staff concurs with the recommendation. Instead, the public park obligation should be satisfied by fee in lieu of land. The fee currently is $2,000 for each of the 13 new homes being added to the park system, for a total of $26,000. Payment of this fee would be required prior to release of the final plat for recording with Washington County. F. Wetland and Stream Buffering As mentioned above, there are wetlands along Brown's Creek. The delineated edge of the wetlands has been included in the attached plan set. No wetland impacts are proposed, and therefore no mitigation is necessary. The stream and wetlands have two sets of buffering standards. One set is promulgated by the Department of Natural Resources and is regulated by the City's Shoreland Management section of the Zoning Ordinance. The other is from the Brown's Creek Watershed District. The Shoreland Management rules require establishing a 100 foot wide buffer measured from the centerline of Brown's Creek. Brown's Creek Watershed District (BCWD) Rules require a 100 foot buffer measured from the delineated edge of the wetlands abutting Brown's Creek. This encompasses an area wider than the Shoreland Management rules. No grading or other impacts are allowed in the BCWD mandated buffer. But, the watershed district allows "buffer averaging". The developer proposes to provide the required wetland buffering by means of averaging. The edge of the averaged buffer must be approved by the BCWD Board prior to submission of the Final Plat application for this development. G. Model Home Typically the City allows one model home to be built per development, or development phase. The building permit for the model would be issued after Brown's Creek Cove July 1, 2015 Page 7 filing the plat with Washington County and upon payment of development fees to the City. The one model home will be constructed on either Lot 11 or Lot 12. The building pads for these lots are already at or near final grade, and are located directly on the construction access to the project. This allows for materials delivery and public safety access at all times during site development. III. CONDITIONAL USE PERMIT The Shoreland Management Overlay District section of the City Code (Sec 31-402) says in Subdivisions 4 (b)(2) and 4 (c)(2) that if a Conditional Use Permit is requested and approved by the City, "cluster residential development" can occur. The density of the clustered development is "not to exceed the development regulations of the zoning district". The City's Zoning Code does not define "cluster residential development", nor is it clear from this citation what is specifically meant by "regulations of the zoning district". Which district is meant by that? Is it the base zoning district or the shoreland management overlay district? Since State shoreland management rules are more or less clear about allowing increased density the further a property is away from the protected lake, the following interpretations are applied here (reviewed and approved by the City Attorney): 1. Since Sec 31-402 is dedicated to shoreland management, the reference to "the zoning district" is taken to mean the underlying base zoning district. If the overlay shoreland management district had been meant, the language would more appropriately have been "this overlay district", or something to that effect. 2. If the property is adjacent to the lake, State rules and City Code are clear that the lots along the lake must meet the minimum standard, which on South Twin Lake would be 40,000 square feet. (There is even an exception allowed by the DNR to this, which would be through the use of a Planned Unit Development approach.) 3. Beyond the shoreline tier of lots, the density development can increase by State rules. But, in no instance can the density increase beyond that allowed by "the (base) zoning district". So, on this property, since there is no lakeshore involved, and the land is on the periphery of the 1,000 foot wide Lake Overlay District, the lot sizes would be regulated by the base zoning district, which is TR, Traditional Residential. In addition to lot sizes, Section 31-402 addresses uses of land. The single-family residential use is specifically permitted. Therefore, since use and lot size are consistent with City Code, the Conditional Use Permit for "cluster residential development" could be approved. ALTERNATIVES A. Approval If the Planning Commission finds the proposal to be satisfactory, it could recommend approval of the Preliminary Plat and CUP with at least the following conditions: Brown's Creek Cove July 1, 2015 Page 8 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Existing Conditions Sheet C2 dated 6/19/15 • Site Layout Plan Sheet C3 dated 6/19/15 • Erosion Control Plan Sheet C4 dated 6/19/15 • Grading Plan Sheet C5 dated 6/19/15 • Street Plan & Profile Sheet C6 dated 6/19/15 • Sanitary sewer & Water Plan Sheet C7 dated 6/19/15 • Storm sewer plan & profile Sheet C8 dated 6/19/15 • Details Sheet C9, C10, C11, C12 dated 6/19/15 • Landscape Plan Sheet L1 dated 6/19/15 2. The Final Plat application materials must document a maximum of 25% impervious cover on Lot 8. 3. Review comments from the Minnesota Department of Natural Resources must be included in the Final Plat application materials. 4. The landscape plan submitted with Final Plat application materials must specify proposed ground cover in all disturbed areas. To the extent that this lies within the creek and wetland buffer, reestablished vegetation will need to native grasses and vegetation rather than turf. 5. The Final Plat application materials must detail the dimensions and setbacks of the building pads on all of the lots. 6. The development impact fees and trunk utility fees (a total of $172,389.28) must be paid to the City prior to release of the final plat for recording with Washington County. 7. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 8. The Washington County Highway Department requires that the Final Plat include a notation that access will be restricted along McKusick Road. 9. Review comments from the Brown's Creek Watershed District must be addressed in the Final Plat application materials. This includes review and approval of the location of the averaged wetland buffer limits. 10. A trail segment must be shown on the Final Plat application materials along the north edge of Lot 1 to connect the Millbrook Trail directly to Neal Avenue. 11. A trail easement found satisfactory in form and content to the City Attorney shall encumber the trail alignment over Outlot A in favor of the public, and shall be filed at Washington County together with the Final Plat. 12. A trail easement found satisfactory in form and content to the City Attorney shall encumber the trail alignment over Lot 2 in favor of the public, and shall be filed at Washington County together with the Final Plat. 13. On the Final Plat application materials, Outlot A must be shown as private rather than a public park. 14. All civil engineering plans must be found satisfactory to the City Engineer, or revised to his satisfaction prior to release of the Final Plat for filing with Washington County. Brown's Creek Cove July 1, 2015 Page 9 15. Prior to release of the final plat for recording with Washington County, a $26,000 park dedication fee shall be submitted to the City (minus any credit for pre -approved excess trail costs). 16. One model home may be constructed on either Lot 11 or Lot 12. The building permit for the one model will only be issued after filing the plat with Washington and after development fees are paid to the City. C. Table If the Planning Commission finds that the preliminary plat application is not complete enough to make a decision, it could continue the review for additional information. D. Denial If the Planning Commission finds the proposal to be unsatisfactory, it could recommend denial. With a denial, the basis of the action should be given. RECOMMENDATION Staff recommends approval of the Preliminary Plat and Conditional Use Permit with the conditions found in Alternative A above. cc Todd Baumgartner Todd Erickson Attachments: Location Map Zoning Maps Lot 8 Impervious Surface sketch Development Plan Set 0 The Birthplace of Minnesota Brown's Creek Cove 8528 and 8602 Neal Avenue North Subject Properties Parcel Boundaries 0-- Municipal Boundary 470 940 General Site Location oC / c� �x� �k (<) a`� C �[ �r 1 Lo r.._. Sx 1,880 Feet South Twin Lake SuI ject property 411 lwa ter The Birthplace of Minnesota Brown's Creek Cove Preliminary Plat Zoning & Location Zoning Districts A-P, Agricultural Preservation RA - Single Family Residential RB - Two Family TR, Traditional Residential LR, Lakeshore Residential CR, Cottage Residential CTR, Cove Traditional Residential CCR, Cove Cottage Residential CTHR, Cove Townhouse Residential ▪ TH, Townhouse I ll RCM - Medium Density Residential ▪ RCH - High tensity Residential VC, Village Commercial ▪ CA - General Commercial CBD - Central Business District BP-C, Business Park - Commercial ▪ BP-O, Business Park - Office BP -I, Business Park - Industrial - IB - Heavy Industrial ▪ CRD - Campus Research Development - PA - Public Administration PROS - Park, Rec or Open Space ® Public Works Facility -7 ROAD WATER South Twin Lake Subject Property McKusick Road 872' apprx edge of floodplain N .L THE 0.10.711 LACE OF MINH11SOT1 Brown's Creek Cove Preliminary Plat Zoning /// Lake Shoreland Overlay District Stream Shoreland Overlay District Zoning Districts A-P, Agricultural Preservation RA - Single Family Residential RB - Two Family TR, Traditional Residential • LR, Lakeshore Residential CR, Cottage Residential ▪ CTR, Cove Traditional Residential ▪ CCR, Cove Cottage Residential CTHR, Cove Townhouse Residential TH, Townhouse RCM - Medium Density Residential RCH - High Density Residential VC, Village Commercial - CA - General Commercial ▪ CBD - Central Business District BP-C, Business Park - Commercial I. BP-O, Business Park - Office BP -I, Business Park - Industrial • IB - Heavy Industrial • CRD - Campus Research Development - PA- Public Administration PROS - Park, Rec or Open Space ® Public Works Facility ROAD WATER 115.2 216, EXISTING HOME TO REMAIN All Rights Reserved © 2015 - T. Erickson, LLC - Ericks BROWNS CREEK COVE LAKE EL1o, i\IIINNESoTA PRELIMINARY PLAT JUNE 19, O15 82.50> N89°48'59"E a. U N89°23'08"W 667.83 LOT 15 LOT 14 EXISTING HOME TO REMAIN RK\ \ OUTLOTA ?=5°00'00' - 113.68 N84°44'27"E MCKUSICK ROA 64 NORTH (CO,RD. - IA/n V D/ A T Ain 84 LOT 13 LOT 12 EXCEPTION LOT 11 216.46 N89°44 ' 27" E LOT 10 EXISTING HOME TO REMAIN LOT 8 0� NEAL AVE. N. OAK GLEN TRAIL 15 TJNIT SINGLE FAMILY RESIDENTIAL SUBDIVISION 50 0 50 100 150 FEET GRAPHIC SCALE Site Location Map Section 19, T3ON - R2OW Washington County, Minnesota NW % SW PLAN SHEET INDEX: 19 NE% SITE - SE Neal Avenue North SHEET NO. SHEET ID DESCRIPTION 1 C1 TITLE SHEET 2 C2 EXISTING CONDITIONS & DEMO PLAN 3 C3 SITE LAYOUT PLAN 5 C5 EROSION CONTROL PLAN 6 C6 GRADING PLAN 7 C7 STREET PLAN & PROFILE 8 C8 SANITARY SEWER & WATERMAIN PLAN 9 C9 STORM SEWER PLAN 10 C10 DETAILS 11 C11 DETAILS 12 C12 DETAILS ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW t% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STA F MINNESOTA • T/DD T 3DD A. RICKSON, PE 40418 LICENSE NO. 06/19/2015 DATE: OWNER/DEVELOPER PROJECT TITLE z 0 a_ OL 0 w 0 z O w 0 z JOB NO. 14-172 SHEET TITLE TITLE SHEET SHEET NO. C 1 NOTE: ALL CONSTRUCTION SHALL COMFORM TO THE STANDARDS OF THE CITY OF STILLWATER SHEET 1 OF 12 it - All Rights Reserved © 2015 - T. Erickson, LLC - Ericks BF902 (90 SAN '" IRON' (Ea_ AT i ON _INE - IRON 3E 0.1 Mil EDGE OF WETLAND 8 N89°4859"E SET LATH ON PARCEL LINE WO BF 901.2 (900.7) 0 0 1.2" VALVE (0+50) PARCEL A GF 9U!.3 LO LO 902.0 BF 899.0 (901.5) SET LATH ON PARCEL LINE -� DRAINAGE EASEMENT PER DOC. NO. 714998 FOUND WASH. CO. R/W DISC. i B-4 113.68 R-1343.16 WR4°44'27"E PARCEL NO. 5 PER WASHINGTON EXCEP T/ON,---COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 84 \NO BF 899.0 WO BF 901.0 (900.5) / (8995) L U O R° 0 K 0v TLa 0 T H N89°23'08" W 667.83 MCKUSICK ROAD NORTH (CO, RD, NO, 64) 0 WA SHING TON COUNTY Y HIGHWAY RIGHT OF WAY PLAT NO. 84 °23 ' 08" W 2.60 EXISTING PARCEL LINE GAS SIGN FOUND 1/2° R PIPE - O,4K GL EN TR FOUND 1/2" IRON PIPE ti LO LO 906.0 BF 903.0 (905.5) CUSTOM F. 9944 (911.5) FOUND 1/2" IRON PIPE MARKED RLS 12294 AT PARCEL CORNER 1' • FOUND 142" IRON'/ FOUND 1/2" IR� �`'� PIFi'E MARKED PI�'E / °ALS 12294 ON • PARCEL LINF PARCEL EXCEPTION z APPROX. CURB BOX LOCATION BIl UMINOUS 216.46 N89°44'27"E PARCEL NO. 5 PER WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 84 FOUND WASH. CO. R/W DISC. is-1u/ --- 40 0 40 80 120 FEET GRAPHIC SCALE Legend sott Keyed Notes PROPERTY BOUNDARY EXISTING 2-FT CONTOUR TREE/BRUSH REMOVAL AREA SIGNIFICANT TREES SCHEDULED FOR REMOVAL SIGNIFICANT TREES TO REMAIN ORANGE TREE PROTECTIVE FENCING HEAVY DUTY SILT FENCING 0 sos EXISTING WATER SERVICE SHALL BE CRIMPED SEALED AT LOT LINE AND REMOVED TO EXISTING HOME. EXISTING GARAGE SHALL BE DEMOLISHED AND REMOVED FROM SITE. EXISTING SHED SHALL BE DEMOLISHED AND REMOVED FROM SITE. EXISTING OVERHEAD ELECTRICAL LINES SHALL BE REMOVED AND NEW POWER SHALL BE ROUTED TO EXISTING HOME. COORDINATE WITH EXISTING OWNER FOR TIMING OF CHANGE OVER. EXISTING WELL SHALL BE ABANDONED PER MINNESOTA DEPARTMENT OF HEALTH REQUIREMENTS. WELL CASING SHALL BE REMOVED A MINIMUM OF 20-FT BELOW GRADE AND CAPPED. EXISTING BIT. DRIVE SHALL BE REMOVE AS INDICATED. REMOVE EXISTING POWER POLE REMOVE EXISTING CURB. REMOVE EXISTING CURB STOP AND BOX AND BLOW OFF FOR WATERMAIN CONNECTION. Note: 1) Prior to the removal of any trees, first contact the City Landscape Architect for a review and approval of tree protection measures. 2) Tag all trees to be removed in field with bright ribbon as well as install all tree protection fencing/measures for City Review and Approval prior to any tree removal activities. 3) Tree Planting Contractor to Field Stake all Trees located on City Outlots and All Right of Way Areas for Approval by City Landscape Architect Prior to Planting. Notify City Landscape Architect via writing once tree locations are staked and allow for up to two weeks for Landscape Architect to schedule and complete on -site review with Tree Planting Contractor. ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW Ai AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STAT F MINNESOTA T6DD A. RICKSON, PE 40418 LICENSE NO. 06/19/2015 DATE: OWNER/DEVELOPER PROJECT TITLE DATE REVISION DESCRIPTION 0 JOB NO. 14-172 SHEET TITLE EXISTING CONDITIONS SHEET NO. C2 SHEET 2 OF 12 All Rights Reserved © 2015 - T. Erickson, LLC - Ericks w • 0 O O 00 I / I I t -82.50''/ —' N89°48'59"E 134.6 LOT 1 10,301 sq.ft. `\ LOT 2 cp / \ 10,551 sq.ft. / \ \ / /I�t\b. \ / L / / / 143.5 MILLB N89°23'08"W 667.83 LOT 15 10,070 sq.ft. / / // / EXISTING HOME / TO REMAIN LOT 4 12,373 sq.ft. j' of / / / / PARK 164,889 sq. ft. / 177 58. c 1 / / / / / / / / / / LOT 5 12,184 sq.ft. / / \ \ / ROOK OUTLOT H 92.1 LOT 14 2e4. 10,108 sq.ft. O OUTLOTA , ' DRAINAGE EASEMENT PER / /=v= v DOC. NO. 714998 / / / v // / / i / / / / / / I 1 % / i I _ r-1 - / '1 I / / 1 113.68 -L=129.08' ?=5°30'22" R=1343.16 - - N84°44'27"E �\ / PARCEL NO.5 PER WASHINGTON EX�,EP TIOI V -- -COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 84 i U n / / / / / / // / 1 / 25 4------� 67.8 / / / ND r 61.2 7 r 124.0 LOC 1 10,495 sq.ft. / / / / LOT 13 / / / / / / / / / EXISTING PARQE LOT 654) 10,545 sq.ft. / / / / / / ONE 46 2 LOT 7 14,854 sq.ft. CKI 15 / \ \ LOT 12 \ 13,244 sq.ft. \ \ \ \ \ \ \ \ K \ 36.'1 / / / LOT 11 / / / / / / / / 13,730 sq.ft. / 22:2 , LOT 110 11,352 sq.ft LOT 9 l 19,917 sq.ft. / 916 EXISTING HOME TO REMAIN LOT 8 18,350 sq.ft. 82.8 50 O CJI N ?=5°0000'- L=127.68 R=1463.16 MCKUSICK ROAD NORTH (CO, RD. NO, 64) EXCEPTION 0 WA SHING TON COUNTY Y HIGH WA Y RIGHT OF WAY PL A T NO. 84 216.46 N89°44'27"E PARCEL NO. 5 PER WASHINGTON / COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 84 NOO°16'01"W o� (VEAL AVE. N. OAK GLEN TRAIL LLI P 40 40 80 120 FEET GRAPHIC SCALE Legend PROPERTY BOUNDARY Development Standards FRONT SETBACK FRONT SETBACK GARAGE FRONT FACING FRONT SETBACK GARAGE SIDE FACING GARAGE SIDE SETBACK SIDE SETBACK (CORNER LOTS) HOUSE SIDE SETBACK REAR SETBACK TYPICAL LOT WIDTH: TYPICAL LOT DEPTH: SIDE YARD EASEMENT: FRONT AND REAR EASEMENT: MINIMUM LOT SIZE: AVERAGE LOT SIZE: * UNLESS SHOWN ON PRELIMINARY LAYOUT 20' 27' 20' 5' 15' HOUSE, 20' GARAGE 10' 25' 75' VARIES 5' * 10,070 SQ. FT. 12,556 SQ. FT. NOTE: DRAINAGE AND UTILITY EASEMENTS SHOWN FOR 100-YEAR HWL OF PONDING AREAS D&U EASEMENT @ 100 YEAR HWL, TRAIL OR UTILITY EASEMENT LOT LENGTH 41.1 LOT WIDTH AT REAR OF LOT BLOCK NUMBER LOT NUMBER AREA OF LOT IN SQUARE FEET LOT WIDTH AT RIGHT OF WAY 'TYPICAL LOT DETAIL FRONT OF LOT REAR OF LOT PROPOSED TYPICAL EASEMENT DETAIL NOTE: EASEMENTS GREATER THAN THE TYPCIAL WIDTHS SHOWN ABOVE WILL BE DEPICTED ON THE PLAN FOR STORM POND 100-YEAR HWL AND FOR ADDTIONAL WIDTH FOR ACCESS TO PIPES AND PONDS. SEE DETAIL ABOVE FOR DEPICTION OF THIS TYPE OF EASEMENT. ERICKSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW If AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF • T/DD A. RICKSON, PE 40418 LICENSE NO. 06/19/2015 DATE: OWNER/DEVELOPER 0 0 o PROJECT TITLE BROWNS CREEK COVE PRELMINARY PLAT STILLWATER, MINNESOTA DATE REVISION DESCRIPTION o z JOB NO. 14-172 SHEET TITLE SITE LAYOUT PLAN SHEET NO. C3 SHEET 3 OF 12 ERICKSON CIVIL it - All Rights Reserved kson, LLC - Er I ;- • I 82.50 N89°48'59"E / S,_ �OI I III II ! a =�TR-QsO K / I OUTLOT N89°23'08"W 667.83 ® A q .a 0 A' A.*AV C. ' A • ;:**'' �v ` � >�' -, •- ,,,,\, I .*4 4 ,* ‘, i ' AvV‹ ` it, 444 . :I:44 � ••�'°v4.a g�,.o 147%1, s ®may:7._ .+)4i�W • te :` .4 \ \ i \ ~ \ - \ ac C ` \ \ \ \ '.' �s v \ v AIL ,,�� \ \ : \ \ • .. . \.... , ‘ , , 7.44.::`‘Sip_.4.,,‘\* 4,, ....\ . S::.,. . ,.., __: \ \,...,,N` OHL L=129.08' ?=5°30'2V OHL�/ O ' . : \ :\\ \ \\\\::::7';\Nti` :1\ \ \\\ -868 1 \ \ \ \ \\\ \ \ • \ \ \ \ \ \. �\ \ \ \ DRAINAGE EASEMENT PER DOC. NO. 714998 113.68 R-1343.16 Nf3��44 OHL OHL---------------- OHL�_ / / PARCEL NO. 5 PER WASHINGTON EXCEP T/O V ---- COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 84 \ \ \ \\ \ \ \ \ \ \ \ \ \ \\\ \ \\ \ ��\ \ \\ \ 1 \ I � O \ 1 / cP \ \ \ \ ...1\ \ CP ...s \ \o \ •\ \ • \ Q \ \ \ \ \ \� \R \ \ \ \ 'PP >\ \ \ ♦ `,CO M.\ \ \\ ,I \ \ \ \ \ / \ \ \ \ \ i H \ '\ L=127.68 X 1463.16, / / / off �� OHL T M USICK ROAD NORTH (CO, R'D- NO. 64) i /— OH EXcEP ribN / cP \ PARGL NO''5l;ER \ COUNTY�HIGHWAI `RI GHT • z PLAT NO. 8� ` \ \ s 1 • • 7 • TELE. PED C 0 TELE. ED 1 11 11 /1 Ip II Of LEGEND ■ 1030 • .. I — — — — - 000 000 PROPERTY BOUNDARY EXISTING 2-FT CONTOUR INTERVAL PROPOSED 2-FT CONTOUR INTERVAL PROPOSED STORM SEWER (SIZE INDICATED ON PLANS) HEAVY DUTY SILT FENCE INSTALL DITCH CHECK (MNDOT SPEC. 9" BIO LOG) ROCK CONSTRUCTION ENTRANCE EROSION CONTROL BLANKET (CAT. 2, WOOD FIBER) (CAT. 4, IN BOTTOM OF SWALES) 50 0 50 100 150 FEET SEEDING: 1) LOTS AND OPEN SPACE, LOW GROW FESCUE @ 220 LBS./ACRE. 2) OPEN SPACE TO INCLUDE 1 LB./ACRE LIATRIS, CONE FLOWER, BLACK EYED SUSAN & BUTTERFLY WEED. 3) INFILTRATION AREA, MN/DOT TYPE 33-261 @ 35 LBS./ACRE WITH 1 LB. PER ACRE SWAMP MILKWEED. TOPSOIL: 6" MINIMUM DEPTH, MEETING MNDOT SPEC. FOR TOPSOIL BORROW. GRADING AND EROSION CONTROL NOTES: GRAPHIC SCALE 1) SPOT ELEVATIONS ARE ALL GUTTER LINE OR FINISHED ELEVATION UNLESS NOTED OTHERWISE. 2) ELEVATIONS/CONTOURS SHOWN AS FINISHED GRADE ELEVATIONS. 3) REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL REQUIREMENTS. 4) WASHINGTON COUNTY PERMIT REQUIRED FOR GRADING AND ACCESS TO COUNTY RIGHT OF WAY. 5) DO NOT SPREAD TOPSOIL WHILE IT IS FROZEN OR MUDDY OR WHEN THE SUBGRADE IS WET OR FROZEN. CORRECT ANY IRREGULARITIES IN THE SURFACE THAT RESULT FROM TOPSOIL SPREADING OR OTHER OPERATIONS TO PREVENT THE FORMATION OF DEPRESSIONS OR WATER POCKETS. BERMING OR DOUBLE LAYERING OR BIO LOG MAY BE REQUIRED TO CONTAIN RUNOFF IF SILT FENCING CANNOT BE INSTALLED PROPERLY DURING FROZEN CONDITIONS. 6) CONTRACTOR SHALL SCHEDULE SOILS TESTING FOR EACH STRUCTURAL FILL AREA, PAD AND STREET AREA. 7) PRIOR TO ROUGH GRADING, INSTALL FIBER ROLLS AND SILT FENCE IN LOCATIONS SHOWN OR AS DIRECTED BY THE ENGINEER OR CITY STAFF. 8) AS EACH AREA OUTSIDE OF THE STREET IS GRADED, PROVIDE 6" OF NATIVE TOPSOIL, SEED AND MULCH ANCHORED WITH A STRAIGHT DISC WITHIN 48 HOURS OF FINE GRADING. 9) SLOPES 3:1 AND GREATER SHALL BE STABILIZED WITH FIBER BLANKET 10) MAINTAIN AND REPAIR FIBER ROLL AND SILT FENCE (INCLUDING REMOVAL OF ACCUMULATED SILT WITHIN 24 HOURS UPON DETECTION OR NOTIFICATION) UNTIL VEGETATION IS 70% ESTABLISHED. KEYED NOTES 11) CONTRACTOR TO INSPECT AND DOCUMENT EROSION CONTROL A MINIMUM OF ONCE EVERY SEVEN DAYS AND WITHIN 24 HOURS OF ANY RAIN EVENT GREATER THAN 1/2 INCH IN 24 HOURS AND WITHIN SEVEN DAYS AFTER THAT EVENT. 12) FIBER ROLL AND SILT FENCE FOUND DAMAGED MUST BE REPAIRED OR REPLACED W/IN 24 HOURS UPON DISCOVERY. REMOVAL OF FIBER ROLL AND SILT FENCE REQUIRED AFTER SITE IS STABILIZED (AT DIRECTION OF ENGINEER). 13) ALL PUBLIC STREETS SHALL BE KEPT FREE OF SEDIMENT AND DEBRIS. ANY SEDIMENT OR DEBRIS DETECTED MUST BE REMOVED WITHIN 24 HOURS OR AS DIRECTED BY CITY. 14) ALL EXPOSED SOIL SHALL BE STABILIZED AS SOON AS POSSIBLE, BUT NO LATER THAN 14 DAYS AFTER CONSTRUCTION ACTIVITY HAS TEMPORARILY OR PERMANENTLY CEASED. 15) ALL PROPOSED AND EXISTING CATCH BASINS WITHIN PROJECT AREA SHALL BE PROVIDED INLET PROTECTION. REGULAR CLEANING OF PROTECTION SHALL OCCUR AND SHALL BE INCLUDED IN THE UNIT PRICE OF INLET PROTECTION. 16) ANY DEBRIS FOUND OR UNEARTHED ON THE SITE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR FOR DISPOSAL AND PAID FOR AT THE UNIT PRICE PER CU. YD. OF DEBRIS REMOVAL. 17) 18) ON- SITE BURY OF TREES SHALL BE SCRICTLY PROHIBITED. TREES MAY BE BURNED WITH PROPER PERMITTING AND APPROVAL FROM CITY. ALL PIPE OUTFALLS SHALL BE PROTECTED WITH RIPRAP PER CITY DETAIL. 19) ALL CITY STANDARD NOTES SHALL BE FOLLOWED. INSTALL HEAVY DUTY SILT FENCE INSTALL ROCK CONSTRUCTION ENTRANCE INSTALL MNDOT SPEC. 9" BIO LOG INSTALL INLET PROTECTION INSTALL EROSION CONTROL BLANKET TYPE CAT. 2 WOOD FIBER AREA SHALL BE UNCOMPACTED WITH HARROW OR OTHER MEANS TO LOOSEN SOIL AND ALLOW FOR INFILTRATION. COMPOST/TOPSOIL SHALL BE MIXED WITH EXISTING CLEAN SAND FREE OF FINES AS APPROVED BY ENGINEER TO ACHIEVE A 80% SAND / 20% COMPOST MIXTURE. MATERIAL SHALL BE PLACED LOOSLY ON EXCAVATED AREA OF INFILRATION BASIN AND THEN LOOSENED WITH DISC TO A DEPTH OF 18 INCHES PRIOR TO SEEDING. ALL SHRUB PLANTINGS SHALL BE IN PLACE PRIOR TO FINAL DISC AND SEEDING OPERATION. ANY SILT FOUND IN BASIN SHALL BE REMOVED PRIOR TO PLACEMENT OF SAND/TOPSOIL MIXTURE. 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW ti AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STAT F MINNESOTA T/D A. RICKSON, PE 40418 LICENSE NO. 06/19/2015 DATE: OWNER/DEVELOPER O co N O) M 1:2- (13 � O N — 4) C o c o O LLJ co ti PROJECT TITLE DATE REVISION DESCRIPTION O JOB NO. 14-172 SHEET TITLE EROSION CONTROL PLAN SHEET NO. © 2015 - T. E C4 SHEET 4 OF 12 All Rights Reserved © 2015 - T. Erickson, LLC - Ericks - —/— —SAIL /X _I 7--1- -' 82.50 -- N89°48'59"E O O es. CS o \\\\\i \ \ \ \ \ 'i : tt • \ • 900vit / AWL 895.4 DRAINAGE EASEMENT PER v DOC. NO. 714998 - —L-129.08= ? 5°30 22 h ; R=1343.16 �4 PARCEL NO. 5 PER WASHINGTON EXCEP / // V O----COUNTY HIGHWAY RIGHT OF WAY PLAT NO.84 -_,l -/- R-Q,o K OUTL'OT H N89°23'08" W 667.83 902 WL 902. \� s9 �_ —'C - \ �\ \ Y\ \� \ \/\ \ \ 5\�--��`&1` \\\ \ \% \ \ \ "6'N��2, \ \ \\ \ \ N \ \ \ / 1'\ \ \\ \ \ \� v \ \ \` e\ Fy . \ \\ \ \9� �2\ �\ \ \ \ \ \ \ 4\ti \ \ \ \ N \ \ \ \ \ T.o� s \ \ \ \ \\ \ \ \ \'\ \'R9 \ :\ \\ \ N \ \ \ \\ \ \ \ \ \ \\ \ \ \ \ \ \\\ \ \ \ . \\ \ \ \ \ \ \ \\\ • \;�\ ` \ ...-\\ \ \\\ \. \ "\ \ N. \ . N\\ \ \\\ N \\\ \ 0_Q 113.68 N84•°44 ° 27°' E_ N. \ \ \ \\ �CL PQ\ \\ N. \\ ` \ \ • /\ \ \ \ \ N \\\ \ \ \ \ L=127.68' / ? 7 5°00'00 ----- \ \ =-1463.16, / OHL 1 -XCEP T,ION MCKUSICK IOOAD NORTH (CO. RD. NO. 64) \ 0 WA SHING TON COUNTY Y HIGHWAY RIGHT OF WAY PLAT NO. 84 / \ / L. \ `--0 OHL \ N8 \ PARCEL NO. 5 RER \ COUNTYYHIGHWAY-RIGHT PLAT NO. 84 905.5 LO \ GAS / METER EXISTING HOME \ TO REMAIN ELEC. METER \ LOT 8 \ • •\ TELE. PED / I, 11 /1 ' 1 / 11 II 11 1-7 - — \ J' 1 OAK GLEN TRAIL LLI P • NL 50 0 50 100 150 FEET GRAPHIC SCALE LEGEND - - - 1030 - - - 922.85 LPIHP EOF —1030 — PROPERTY BOUNDARY EXISTING 2-FT CONTOUR INTERVAL HIGH OR LOW POINT OF STREET PROFILE LOCATION AND ELEVATION HP = HIGH POINT, LP = LOW POINT, EOF = EMERGENCY OVERFLOW PROPOSED 2-FT CONTOUR INTERVAL PROPOSED DRAINAGE ARROW 0 PROPOSED STORM SEWER, STRUCTURES AND NUMBER REF. GRADING NOTES: 1) 2) 3) 4) 5) SPOT ELEVATIONS ARE ALL GUTTER LINE OR FINISHED ELEVATION UNLESS NOTED OTHERWISE. ELEVATIONS/CONTOURS SHOWN AS FINISHED GRADE ELEVATIONS. REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL REQUIREMENTS. WASHINGTON COUNTY PERMIT REQUIRED FOR GRADING AND ACCESS TO COUNTY RIGHT OF WAY. DO NOT SPREAD TOPSOIL WHILE IT IS FROZEN OR MUDDY OR WHEN THE SUBGRADE IS WET OR FROZEN. CORRECT ANY IRREGULARITIES IN THE SURFACE THAT RESULT FROM TOPSOIL SPREADING OR OTHER OPERATIONS TO PREVENT THE FORMATION OF DEPRESSIONS OR WATER POCKETS. BERMING OR DOUBLE LAYERING OR FIBER ROLL MAY BE REQUIRED TO CONTAIN RUNOFF IF SILT FENCING CANNOT BE INSTALLED PROPERLY DURING FROZEN CONDITIONS. 6) CONTRACTOR SHALL SCHEDULE SOILS TESTING FOR EACH STRUCTURAL FILL AREA, PAD AND STREET AREA. 7) POND SHALL BE LINED PER DETAIL 7/C11 8) SEE DETAIL(S) FOR PAD CONSTRUCTION, SHEET C12 9) ALL CITY STANDARD NOTES AS FOUND ON SHEET C2 SHALL BE FOLLOWED. ERICIiSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW t% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STA F MINNESOTA. • T:®DD A. RICKSON, PE 40418 LICENSE NO. 06/19/2015 DATE: OWNER/DEVELOPER PROJECT TITLE BROWNS CREEK COVE PRELMINARY PLAT STILLWATER, MINNESOTA DATE z 0 a_ oL 0 c) LL 0 z 0 7 LL Z 0 z JOB NO. 14-172 SHEET TITLE GRADING PLAN SHEET NO. C5 SHEET 5 OF 12 All Rights Reserved © 2015 - T. Erickson, LLC - Ericks :°j MCKUSICK ROAD NORTH (CO. RD. NO. 64) LOT 13 LOT 1 EXISTING HOME TO REMAIN 50 0 50 100 Plant Name Latin Name Quantity Size Type A Red Maple Acer Rubrum 11 2-1 /2" DIA. B&B B Northern Pin Oak Quercus ellipsoidalis 3 2-1 /2" DIA. B&B C Balsam Fir Abies balsamea 8 8—FT B&B D Black Hills White Spruce Picea glauca 21 8—FT B&B E Black Walnut Juglans nigra 9 2-1 /2" DIA. B&B F Regal Prince Oak Quercus 'Regal Prince' 5 2-1 /2" DIA. B&B G Sunburst Honey Locust Gleditsia triacanthos 'Suncole' 3 2-1 /2" DIA. B&B H River Birch Clump Betula nigra 3 2-1 /2" DIA. B&B I Siouxland Poplar Populus deltoides 'Siouxland' 12 2-1 /2" DIA. B&B J Prairie Cascade Weeping Willow Salix 'Prairie Cascade' 2 2-1 /2" DIA. B&B K Austrian Pine Pinus nigra 11 8—FT B&B L White Pine Pinus strobus 3 8—FT B&B 150 FEET GRAPHIC SCALE Legend EXTERIOR PROPERTY BOUNDARY DENOTES PROPOSED DECIDUOUS TREE DENOTES PROPOSED CONIFEROUS TREE DENOTES EXISTING DECIDUOUS TREE TO REMAIN DENOTES EXISTING CONIFEROUS TREE TO REMAIN Notes • 1) INSTALLING CONTRACTOR SHALL WARRANTY EACH TREE FOR A PERIOD OF TWO YEARS. 4" LAYER OF SHREDDED HARDWOOD MULCH. (UNLESS OTHERWISE NOTED) 6" SOIL SAUCER AROUND TREE. TRENCH. VERTICALLY CUT EDGE. III THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE PLUMBNESS OF TREES THROUGHOUT THE GUARANTEE PERIOD, THEREFORE STAKING IS AT THE CONTRACTOR'S DISCRETION. IIIIIIII �Imu�Ippplppllllllllllllpl.... ...:.....: POLY STRAP 2/3 UP TREE. DOUBLE STRAND 14 GA. GUY WIRE. TOP OF ROOTBALL SHALL BE 3" ABOVE FINISH GRADE BEFORE BACKFILLING. GALVANIZED TURNBUCKLE. SEE SPECS. CUT AND REMOVE BURLAP, TWINE, AND/ OR WIRE FROM TOP 1 /3 OF ROOT BALL. FLAG (ONE PER WIRE). EXISTING GRADE. GUYING STAKE DRIVEN BELOW FINISH GRADE. PLANTING MIXTURE. SEE SPECS. LOOSEN HARDPAN (8" MIN.) CONIFEROUS TREE PLANTING THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE PLUMBNESS OF TREES THROUGHOUT THE GUARANTEE PERIOD, THEREFORE STAKING IS AT THE CONTRACTOR'S DISCRETION. POLY STRAP 2/3 UP TREE OR TO 1ST BRANCH. DOUBLE STRAND 14 GA. GUY WIRE. FLAG (ONE PER WIRE). TREE WRAP. 3" SOIL SAUCER AROUND TREE. ."uUiiiii'!IIIIIIIIIIIIIIIIIIIIII•IIIIIIIIIIuII """' "—_• j1°"". IL.1 ?�n1'II,11111111111111111111illlllllll 'nn1..— -IIF IL=11.=6I- •� ��Q' ill=1� '11=11 -1l.. ii=ff=I�I . .,, Off ;;",`' ; :.: '=1LII iI:D:A•if II= *I,. -fiMAR#L1:-1L=II=1L i �IL=1L 11=II=11- •II I!= II=11=II=11=11=1f=I1-',I=1111onon ir_ n= 7f.=11*110111=I=11*1101=If.=7I=Ir- 1=11 11=I1riimI=r-II IL=11iikw,'I'' 1101EI1�1i- ri10110r111I I 11= 11=Wa Mall'=II'=11=111Y '=1I-11-11-11--1-III-I.11 ,11- *117 1:1 =1I �I:I1,I' 9�I1=D' DO NOT CUT LEADER. GALVANIZED TURNBUCKLE. OPTIONAL, SEE SPECS. GUYING CABLE @ 3 GUYS PER TREE AS REQUIRED. OPTIONAL, SEE SPECS. FINISH GRADE BEFORE BACKFILLING. CUT AND REMOVE BURLAP, TWINE, AND/ OR WIRE FROM TOP 1/3 OF ROOT BALL. SEE PLAN FOR MULCH TYPE EXISTING GRADE. TOP OF ROOT BALL SHALL BE 3" ABOVE GUYING STAKE TO BE DRIVEN BELOW FINISH GRADE. PLANTING MIXTURE. SEE SPECS. LOOSEN HARDPAN (8" MIN.) STAKE TO BE 18" BELOW TREE PIT IN UNDISTURBED GROUND. DECIDUOUS TREE PLANTING ERICIiSON CIVIL 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www.ericksoncivilsite.com DRAWING PHASE: OWNER REVIEW t% AGENCY REVIEW BID DOCUMENT FOR CONSTRUCTION AS -BUILT DOCUMENT 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STA F MINNESOTA. • T®DD A. RICKSON, PE 40418 LICENSE NO. 06/19/2015 DATE: OWNER/DEVELOPER PROJECT TITLE BROWNS CREEK COVE PRELMINARY PLAT STILLWATER, MINNESOTA DATE z 0 1— a_ oL 0 cn w 0 z 0 7 w Z 0 z JOB NO. 14-172 SHEET TITLE LANDSCAPE PLAN SHEET NO. LI SHEET 1 OF 1 Uwater H¢ B l X I H P 4 A f, E OF MINNESOTA. PLANNING COMMISSION DATE: July 8, 2015 CASE NO.: 2015-21 APPLICANT: Mike Johnson, Graphic House Designs, representing Lake Elmo Bank REQUEST: Consideration of a Variance for a second free-standing sign to be located at 1937 Greeley Street South ZONING: BPC - Business Park Commercial COMP PLAN: Commercial PREPARED BY: Abbi Jo Wittman, City Planner INTRODUCTION The applicant is requesting a variance to allow a second free-standing sign to be located at a new property access point off of the newly designed West Frontage Road. While the applicant is proposing what is indicated as directional signage, no directional arrows are provided on the sign. As such, city staff has determined this sign to be a monument sign and must conform to the provisions for free-standing signs. APPLICABLE REGULATIONS AND STANDARDS City Code Section 31-509, Subd. 8(a) indicated properties may have one freestanding sign. City Code Section 31-208, Variances, identifies the city may grant a variance when all of the following findings are made: The gross surface area of a freestanding sign may not exceed 100 square feet for each exposed face nor exceed an aggregate gross surface area of 200 square feet. Location. A freestanding sign must be set back 15 feet from the front or side property line. A freestanding sign may not project higher than six feet. Signs shall be measured from base of sign or grade of the nearest adjacent roadway, whichever is lower. 1. The variance is in harmony with the general purposes and intent of this chapter. The purpose of the sign regulations is to keep them within reasonable boundaries consistent with the objectives and goals of the community to retain its special character and economic advantages which rest in part on the quality of its appearance. The size of the sign and general location of the sign is in harmony with the general purposes and intent of the zoning code. 2. The variance is consistent with the comprehensive plan. There are no contradictory elements with the Comprehensive Plan. 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: i. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; The installation of signage adjacent to this street frontage is reasonable. As such, the City Code allows for wall signage on the facade adjacent to the new Frontage Road, which staff has determined to be a reasonable alternative to the secondary free-standing sign. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and Prior to 2015, Lake Elmo Bank was not located adjacent to a street in this location. As the property boundaries were redefined with the roadway realignment, signage at the new access is important to identify the building and note access to the property. While this presents a uniqueness for this property, the ability to add wall signage reduces the arguments for a need for this free-standing sign. iii. The variance, if granted, will not alter the essential character of the locality. The applicant is proposing to place the sign 20' back from the property line; a minimum of 15' setback is required. If located 20' from the property line, the sign will be placed in the drive area adjacent to the roadway. This could cause significant traffic issues on this site. A free-standing sign could not be placed in the West Frontage Road boulevard and be compliant with the City Code provisions for a 15' setback. 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 AND RECOMMENDATION The Planning Commission has the following options: 1. Find practical difficulties does exist and approve the variance, with or without conditions. The Planning Commission may impose conditions in the granting of a variance. A condition must be directly related to and must bear a rough proportionality to the impact created by the variance. If the Commission were to find practical difficulties do exist for the property owner, staff would recommend the following conditions: • Plans shall be substantially similar to those on file with the Community Development Department's Case No. 2015-10; and • The sign must be set back at least 15' from the property line; and • The sign may not be located in any existing parking and drive areas but may be located in landscaped medians. 1937 Greeley Street South Case 2015-21 (CPC: 7/8/2015) Page 2 2. Make the findings practical difficulties have not been established and deny the variance. 3. Table the application and request additional information. Staff finds practical difficulties do not exist as other reasonable alternatives, including the installation additional wall signage, and that the essential character of the site will be altered. Therefore, staff recommends denial of the second free-standing sign. ATTACHMENTS Site Location Map Narrative Request Sign Specifications Site Plan (Applicant Submission) Site Plan (Pre -Application Submission) 1937 Greeley Street South Case 2015-21 (CPC: 7/8/2015) Page 3 13 ;" W 1390 1360 1330 b' 164(i , ..1 2 1 56' W . a ,a , , 4675 I� i I 1� % l �l r1198 er _ 0 • _ 1439a 106 ^ a173 ., CURE 0 j� '� 1709 - 1050 ^ 1672 t �> BLVD , CREST ° s The Birthplace of Minnesota N .. w' / E 10 181 ss +., �tlT� r. ie. � r Ailli 0 a _ _ _ F _ a 1- f i 9". i _J X F,. . # - - ag b' Alas��. SF , _ �. Aq eh 1, < m ELT N_ L � 1937 Greeley Street South Subject Property Parcel Boundaries -0..- Municipal Boundary 0 180 360 720 Feet p �• cD ,i ^ �� I' a — r 11 !i CO ° 191" ,� General Site Location �P � a `1940 40 _ C LI ^ 470 T r a If a --- @3 " '� i {20o as,: ° x . ao ,-� poer. R, ��, }i ..� 111- i0� 141• =� 'r �� � . ] a � i�p,i ®' � s n , r `'� ' t o �� & � ,. , ; 1 �� � gg�� �r �\\��• RMF I. d. - I sue -. T ,9Ti- .. - . _. - � Request for Sign Variance Lake Elmo Bank, Stillwater, MN Lake Elmo Bank is requesting a variance to add one additional freestanding monument sign to identify the south entrance to their property. Due to the road changes this entrance has become much more important to access the property and many more of the Banks Customers as well as potential customers will be using this entrance. Obviously, the bank had no control in the road construction plans. The West entrance now has limited ingress and egress, and customers need to be directed to use the south entrance for ease and safety. A small sign would accomplish this without creating any additional clutter or visual concerns. This sign is not advertising in nature. It is to identify an entrance and be directional. This sign would not in any way impact or alter the character of the neighborhood. There are many much larger signs on neighboring properties. Thank you for your consideration, Mike Johnson Sales Graphic House, Inc Hartlind Outdoor, tic Phone- 715-842-0402 ext 242 Fax- 715-848-9108 :U.its, a .nc:.. GRAPHIC House tla usau?i4154d 01:"T . 5:1=2-! eizrephithou eiac.cor_ ,.. OPPOSITE,SIDE MATCHES FRONT LAKE ELMO BANK A TRADITION OF SERVICE 5.0' 96H SPECIIC1nORS 11C111311111.1011111E2111 21COME1610EF mama ERIOX •FICSgEAIIEABIEFgSCMEAREAEEAfiID IRA RIRIEtd47D131FTE811111/ Ol. *UAL FHBAH9iWWI 1E11®ARCA ARM TECUPL2UROC ENQOOL 'WESAMOM=FOUR INESIB[R EIM APPROX. NIGHT VIEW LAKE ELMO BANK A TRApir,ON OF SCRVICC CLEW RAS RIEHUREO THE LOCAPOP M MUCH THE =RACE IS TO BE WALLED. THE CUSIT RAS THE SOLE RESPOIISIORRY FOR THE STRUCTURAL &ECRU OF ALL EXISTING SFROCTORES TO SUPPORT THE SIGRACE. RLLRIGRISRESERID°aN`" .a = imonecca=ow 1.1m" "ems ,.. '" ' mesas I6 :R6.ua® 1 N...1I."°°' lieentE- �a1 . ;A a' ! t'0tit rY 'Is Us A NROPOSEO PRf3Pt7SED �`� ACCESS ACCESS` � c ogQ Se+ back frof er-vy AC OPTION 1 REUSES EXISTING CANOPY & EQUIPMENT • ACCESS FROM WEST IS THROUGH PARKING • TIGHT TURN FROM DRIVE THRU TO SOUTH • TIGHT TURN INTO DRIVE THRU FROM SOUTH • RELOCATE TRASH ENCLOSURE • RECONFIGURE PARKING ON EAST • ADD PARKING AT CLOSED WEST ACCESS (.2) PYi..s`3'N ' iy NEW ;TRASH - ` ENQOStiR PR I • ED ACIaliS ACTS LAKE ELMO BANK SITE REVISIONS- OPTION 1- W/ REVISED MNDOT PROPOSED ESS 431 Nohow 3111/1r1 Mum MA ._ ,OT. �IA WeXS Fs MALMO igiala MI MN erralsigepiftionim Stillwater, MN December 12, 2014 EXIi1BIT A ti1Lwatet HE B I R T H P L A C E fl+ M I H H E S fl T A Planning Report DATE: July 3, 2015 APPLICANT: Sterling Black LANDOWNER: Fairway Development, LLC CASE NO.: 2015-22 REQUEST: 1) Preliminary plat for 20 lot single-family subdivision 2) Garage setback variances 3) Street width variance 4) Lot frontage variances 5) Cul-de-sac length variance 6) Building coverage variances LOCATION: Western terminus of Hazel Street COMPREHENSIVE PLAN: LMDR, Low/Medium Density Residential ZONING: 1) Base Zoning District: RB, Two -Family Residential 2) Overlay District: Stream Shoreland Management District for Brown's Creek. REVIEWERS: Public Works Director, City Planner, Deputy Fire Chief, Brown's Creek Watershed District PREPARED BY: Bill Turnblad, Community Development Director BACKGROUND Sterling Black has submitted a preliminary plat application for a 20 lot single-family development to be known as HAZEL PLACE VILLAS. The property is located at the western terminus of Hazel Street next to the Stillwater County Club. The project site has a total gross area of 7.17 acres, 5.90 of which are located outside of the Brown's Creek buffer area and therefore considered developable. Lots range in size from 7,501 square feet to 20,264 square feet. The base zoning for the property is RB, Two -Family Residential. Also, a small portion of the site is encumbered by the Brown's Creek Stream Shoreland Management Overlay District (referred to Hazel Place Villas July 3, 2015 Page 2 as the "Stream Overlay District"). However, the Stream Overlay District only applies to the northern steep slopes, which will not be disturbed during this project. The entire overlay district will be included within Outlot A, and as a condition of plat approval will be encumbered by a conservation easement. SPECIFIC REQUEST In order to develop the property as proposed, the applicant requires the following City approvals: 1) Preliminary plat for a 20 lot single-family subdivision to be known as HAZEL PLACE VILLAS. 2) Garage setback variances for each lot, since in the RB district garages are to be sited 10 feet behind the front of a house, and each is proposed in front of the house. 3) Street width variance to allow a 24 foot wide street, whereas a 28 foot street width is minimally required. 4) Lot frontage variances for Lot 12, Block 1 and Lots 1 & 3, Block 2, since a 35 foot frontage is required and respectively these lots have frontages of 34.36 feet, 30.56 feet and 30.42 feet. 5) Cul-de-sac length variance since the maximum allowed is 600 feet and the proposed length is 617 feet. 6) Building coverage variance since the maximum allowed building footprint is 25% of the lot area and this is exceeded for most of the proposed lots. EVALUATION OF REQUEST I. PRELIMINARY PLAT A. Minimum Dimensional Standards 1) Minimum lot standards for the subject RB Zoning District are given below. Lot Standards Area Widths Frontage Depth Required 7,500 sf 50' 35' 100' Except for the frontage of Lot 12, Block 1 and Lots 1 & 3, Block 2, all lot standards are met or exceeded by the 20 proposed lots. A variance would be required for these substandard lot frontages. Theses variances are addressed below. 2) Minimum building setbacks for the RB Zoning District are: Building setbacks Front (house) Front (garage) Side Rear Required 20' 30' & 10' behind house front Combined sides 15' (min 5') 25' Measured at midpoint of lot. Hazel Place Villas July 3, 2015 Page 3 All building setbacks are met as proposed, except for the garage setback2. A primary intent of the RB Zoning District is to emphasize the house and de- emphasize the garage. This is intended to be accomplished by requiring the garage to be both 30 feet from the front lot line and 10 feet behind the front of the house. Unfortunately, the intent is poorly codified. The words themselves say that the garage setback is to be "a minimum of 30 feet and set back at least 10 feet from the front set back line of the principal dwelling". Several developers and builders have successfully argued in the past that "10 feet behind the front set back line" of the house means that the garage can be at 30 feet irrespective of where the house is, since the house set back line is 20 feet. Add to that 10 feet behind this setback line, and the garage is at 30 feet. So, as long as the garage is at 30 feet it could still be in front of the house. This is the interpretation used to site the houses in this subdivision. Staff believes the words in the Code are intended to mean "10 feet behind the front building line". That would make it clear that the garage has to be set at least 30 feet from the front lot line AND 10 feet further back than the front of the house. If the latter interpretation is used, variances would be required for each garage in the subdivision. Staff asks the Planning Commission to decide which interpretation is appropriate and therefore whether variances are necessary. 3) Maximum impervious surface coverage. In this zoning district, buildings are allowed to cover 25% of the lot area, and in addition impervious surfaces can cover 25 %. The driveways are all short enough that the impervious coverage is not an issue on any of the lots. But, on almost every lot the building coverage exceeds the 25% allowance. These variances are addressed below. B. Civil Engineering The City Engineer has reviewed the plans and makes the following comments: • The street width is proposed to be 24 feet. It should be widened to at least 28 feet. • The cul-de-sac is 617 feet long, whereas the Subdivision Ordinance allows for a 600 foot length. 2 The deck for Lot 12, Block 1 will not be allowed to encroach into the rear yard setback area. Hazel Place Villas July 3, 2015 Page 4 • There is minimal curb and gutter proposed. (Perimeter of the cul-de-sac and the entrance). The developer would like to be more environmentally friendly and has proposed an alternate design to decrease the runoff potential and have stormwater drain into the ditches and/or rain garden. This they have achieved on paper. The Subdivision Ordinance (Chapter 32-1, Subd 6k-17) states that curb and gutter must be constructed on both sides of the street. While not opposed to the concept, there are some concerns with a rural section in an urban setting. These include future maintenance and the responsibility of the homeowners to maintain the rain gardens to keep the storm sewer system operating effectively. This would have to be spelled out in the Developers Agreement. To protect the integrity of the edge of the road, a minimum 12" wide, 7" thick concrete flat ("ribbon") curb shall be installed along the edge of the road in all areas where standard curb and gutter is not installed. • All the infiltration basins/rain gardens are shown to be on private property. They must therefore be privately maintained. Private maintenance will include all the storm sewer pipes including those under the right of way. Pipes under the road must be concrete. • The developer's civil engineer will need to submit data with Final Plat application materials to demonstrate that the pond material will achieve the proposed infiltration rate. • In reviewing the storm water calculations, there are a few concerns in areas where the ponds appear to overtop into the road. These need to be corrected in the Final Plat application materials. The distance from the High Water Level of a pond shall be a minimum of 10 feet from the edge of the road. • The overflow for pond 8C must not flow to the cul-de-sac, but to the west down Hazel Street. • The storm water plans must be reviewed and approved by the Brown's Creek Watershed District prior to City approval of the final plat. • The construction plans must be found satisfactory to the City Engineer prior to commencement of any site grading. • The property is serviced by sewer and water trunks that were installed as part of the North Hill Project. Trunk sewer and water charges are $11,249 per unit. Since the now demolished farm house was already assessed for sewer and water, one of the lots will be given credit. The total cost for the other 19 lots will be $213,731. This payment will be required prior to release of the Final Plat for recording with Washington County. • All electrical and communication utility lines are required to be buried. C. Fire Protection The Fire Marshal has reviewed the plans and has found them satisfactory except that the lanes at the entrance will need to be widened to at least 14 feet in each direction around the entrance island. Hazel Place Villas July 3, 2015 Page 5 D. Tree Removal, Replacement & Landscaping The significant trees on site have been located, numbered, sized and identified, and this information is shown on the plans and an attached table of tree species and size. Grading (and clearing) limits are also depicted on the plan. The trees on this site are primarily of the species quaking aspen, red pine, spruce, bigtooth aspen, as well as some birch, oak and ironwood. The faster growing volunteer species on much of the site are not defined in City Code as "significant". Steep slopes with tree cover are not within the construction limits, so no removal of trees will take place in those areas. More than 35% of the tree canopy on site will be removed. Therefore, a 1:1 replacement is required for each significant tree removed. 45 significant trees are slated for removal and will need to be replaced with a 2.5" diameter tree (measured at 56" above grade). Also, landscaping calls out for 2 trees per lot. So that yields another 40 trees in addition to the 45 replacement trees. The total required is 85. The total number proposed is 40. So, 45 more trees will need to be added to the final plat application materials. E. Park and Trail Dedication The Comprehensive Plan shows no public park needs on this site. Instead, the public park obligation ought to be satisfied by fee in lieu of land. The fee currently is $2,000 for each single-family lot added to the park system. Giving credit for the farm house that was demolished last year, the 19 additional lots would be a total fee of $38,000. Also, each additional home must contribute $500 toward the City's trail system, or $9,500. The total park and trail dedication fee would be $47,500. If the Park Commission agrees with this analysis, payment of this fee would be required prior to release of the final plat for recording with Washington County. F. Wetland and Stream Buffering As mentioned above, this property is near Brown's Creek and all property abutting this creek is required to provide an undisturbed buffer when developing. The boundary of that buffer zone, as determined by the Brown's Creek Watershed District, is shown on the attached plans. No grading or other disturbances are proposed within the buffer zone. G. Outlots Two outlots are proposed. Both of them contain stormwater ponds. Staff believes both should stay in private ownership. Outlot A also includes steep, heavily Hazel Place Villas July 3, 2015 Page 6 wooded slopes that lie within the Brown's Creek buffer area. To protect these slopes, a conservation easement will be required at time of final plat release. II. VARIANCES 1) Garage setback variances for each lot, since in the RB district garages are to be sited 10 feet behind the front of a house, and each is proposed to be in front of the house. As noted above, the Planning Commission's task on this variance is first to determine if the developer's interpretation of the garage setback Code language is acceptable. If it is, then no garage setback variances are necessary. If the Commission believes that the staff interpretation should be applied in this case, then the Commission will need to decide whether variances for the garages are merited. 2) Street width variance to allow a 24 foot wide street, whereas a 28 foot street width is minimally required. The street width for public streets must be a minimum of 28 feet wide. And there is really no reason except cost NOT to add the extra four feet of width. Therefore staff does not find sufficient justification to approve this requested variance. 3) Lot frontage variances for Lot 12, Block 1 and Lots 1 and 3, Block 2, since a 35 foot frontage is required and respectively these lots have frontages of 34.36 feet, 30.56 feet and 30.42 feet. With some relatively minor adjustments all of these lot frontage deficiencies could probably be eliminated. For example Lot 12, Block 1 only needs 1.68 additional inches.3 4) Cul-de-sac length variance since the maximum allowed is 600 feet and the proposed length is 617 feet. A cul-de-sac length variance was approved for this property in 2007 when it was to be platted as Fairway Villas. At that time the cul-de-sac was 750 feet long. The current proposal is for 617 feet. Given the shape of the property, the fact that the current public street is not developed to the property's edge (adding additional cul-de-sac length), and that the proposed length is shorter than the previously approved street, staff supports the request for this variance. 5) Building coverage variance since the maximum allowed building footprint is 25 % of the lot area and this is exceeded for most of the proposed lots. This variance request has the greatest potential consequences. If the building envelopes must be as relatively large as proposed in order for the builder to construct his company's customary homes, perhaps the number of lots needs to be reduced to bring lot coverage 3 Zoning Code allows rounding to the nearest foot. So if this lot's frontage is increased to 34.50 feet that will meet the 35 foot minimum requirement. Hazel Place Villas July 3, 2015 Page 7 into compliance. Or, perhaps the building envelopes can be reduced in size and still accommodate the housing product customary to the builder. But, for almost every lot to have more than 25% coverage is an indication that the proposed houses are not a good fit for the proposed lot sizes. Staff recommends denying all of the coverage variances without prejudice. This action would allow the developer and builder to examine the fit and ask for variances on several lots (if necessary) when the final plat application is submitted. If the variances are denied outright (as opposed to denial without prejudice), then the developer cannot resubmit a variance request for a year. The other option would be to table the entire case for a month to allow a closer examination of the lot coverages. ALTERNATIVES A. Approval If the Planning Commission finds the proposal to be satisfactory, it could approve all of the variances, interpret the 30' garage setbacks to be permitted by Code, and recommend approval of the Preliminary Plat, with at least the following conditions: 1. The site will be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Existing Conditions Sheet C1.1 dated 6/19/15 • Tree Survey Sheet C1.2 & C1.3 dated 6/19/15 • Tree Removal Plan Sheet C1.4 dated 6/19/15 • Preliminary Plat Sheet C1.5 dated 6/19/15 • Site Plan Sheet C2.0 dated 6/19/15 • Utility Plan Sheet C2.1 dated 6/19/15 • Preliminary Grading Plan Sheet C2.2 dated 6/19/15 • Erosion Control Plan Sheet C2.3 dated 6/19/15 • Details Sheets C3.1-C3.5 dated 6/19/15 • Planting Plan Sheet L1.1 dated 6/19/15 • Landscape Details Sheet L1.2 dated 6/19/15 • Planting Details Sheet L1.3 dated 6/19/15 2. The Final Plat application materials will provide building pad coverage details. 3. The trunk sewer and water fees of $213,731 will be paid to the City prior to release of the final plat for recording with Washington County. 4. All electrical and communications utility lines will be buried. This is to be specified in the plans submitted for final plat approval. 5. Review comments from the Brown's Creek Watershed District will be addressed in the Final Plat application materials. 6. All civil engineering plans and construction plans must be found satisfactory to the City Engineer, or revised to his satisfaction prior to release of the Final Plat for filing with Washington County. 7. The Park Commission will review the development and make a recommendation to the City Council on the method for satisfying park and trial dedication obligations. If the Park Commission recommends fee in lieu of land or trail development, then the Hazel Place Villas July 3, 2015 Page 8 total fee would be $47,500, which would be due to the City prior to release of the final plat for recording with Washington County. 8. Outlot A will be covered by a conservation easement to protect the steep northern bluffline that faces Brown's Creek. As an alternative, only that portion of Outlot A within the so-called Modified Middle Zone Buffer of Brown's Creek need be encumbered by the easement. Under either option, the easement will be filed together with the Final Plat at Washington County. 9. Outlots A and B will be owned and maintained by the Home Owners' Association for the subdivision. Consequently, pertinent Home Owner's Association documentation shall be submitted together with the final plat application package, found satisfactory to the City Attorney and filed together with the Final Plat with Washington County. 10. Maintenance of the rain gardens and ditches will be the responsibility of the Home Owner's Association. This will be included within the Home Owners' Association documents and the language will be found acceptable by the City Attorney and the City Engineer or revised to their satisfaction. 11. 45 more trees will be added to the tree planting plans that accompany the Final Plat application materials. B. Approval in Part If the Planning Commission finds the preliminary plat to be satisfactory, but not all of the variance requests, it could approve the acceptable variance requests and recommend approval of the Preliminary Plat, with the conditions included in Alternative A. C. Table If the Planning Commission finds that the preliminary plat and variances application is not complete enough to make a decision, it could continue the review for additional information. D. Denial If the Planning Commission finds the proposal to be unsatisfactory, it could recommend denial. With a denial, the basis of the action should be given. RECOMMENDATION Staff recommends: 1) Alternative B with its conditions; 2) The Planning Commission should decide whether the 30' garage setback interpretation is acceptable; 3) Approval of the cul-de-sac length variance; 4) Denial of: a) The street width variance, b) The street frontage variances. 5) Denial without prejudice of the building coverage variances. cc Sterling Black Dan Thurmes Attachments: Location Map Zoning Map Development Plan Set 92 . . .._ .. lillwater 8991 t921 4.t. 14411 STATE .- a —� r TM� • 00 1 260 TqT The Birthplace of Minnesota N W 1 _ 0l, Hazel Place Villas 1902 William Street North Subject Parcels Parcel Boundaries 0-- Municipal Boundary W ALDER S . , s 0 245 490 980 Feet 201 - ¢� 'O12 02013 General Site Location cp 0 =2009 2012 Z 122 z110 w x * in EAST ..�.' •• 1 .�.. ... ...., 9, 1� % i ,,= 1 eY ci co ���r. 1902 Q �P +�a. t1 / /-, P. Q 1917 1 moo o (/. z R Ic '1902 1907 1900 9 0 0 1915 u) 0 1901 224 EAST WIL e ° . 1 600 500 ST x'1 %1723 404 4021. POPLAR gc 125 1817 306 O .1808 0 _ 4�6 0 1813 z 226 $02 1801M. STREET WEST POPLAR ET 1421 1721 o OC 7 1\ 1 a In el � i\ ��.. r•• + X ••-- S i. x 0 W > Sc 0 co VJ �\ ca O N N (73 ` 2 3l T1IHNVV A-P, Agricultural Preservation • CR, Cottage Residential CTR, Cove Traditional Residential CCR, Cove Cottage Residential CTHR, Cove Townhouse Residential c 0 a> No LL C a) 0 (/) O • LE, c m o 2 RCH - High Density Residential m .2 Vl • c N N Ct :0 • Fn co E co 1_ O u_ o • o i5 E— m H CC • CC i— LR, Lakeshore Residential -An a) (/) VC, Village Commercial CA- General Commercial CBD - Central Business District 11 BP-C, Business Park - Commercial BP-O, Business Park - Office 1 BP -I, Business Park - Industrial IB - Heavy Industrial c a) E Q 0 m 0) 0 0 f0 N 0) N CC 0 Q E 0 0 O 0 PA - Public Administration PROS - Park, Rec or Open Space Public Works Facility 0 w CALL BEFORE YOU DIG! TWIN CITY AREA: 651-454-0002 GOPHER TOLL FREE: 1-800-252-1 1 66 ONE STATE CALL J z (J) CC 0 w z EAST ` LINE SW 1/4 NW 1 /4 785 36BOX CULVERT INVERT=787.4 0< F-z 0< Q� Lc. 0c U- 0w v � w Z O u O 0 0 0 / NN NN I 0 s8 tZ Q Y J 1 W W � 0 cn 0�z o � o EAST LINE OF vOm OUTLOT B AND � FOUND IRON EAST 1490 FEET S01 °11 45" E / / \ PIPE RLS STAG 0°5 oo 0 \/ I r w /I 0 STEEP \\ I S641PE--- `\\WEST LINE OF OUTLOT B ` NW COR. OUTLOT B SOUTHERLY -R/W LINE I NO TREES i LOCATED IN THIS AREA II S1EEF SSE,, WEST LINE EAST '�361.25 FEET NO1 DEVELOPMENT DATA cb Cc 'RD co 2°21 ' 20,, Q 5 5/' 0t / / SO vG �o `\-60.82 - S25 :\:--- GRAVEL /�1 / - CC) oo� Orpo S � ✓1 O6 coo pt/ cn 1;),,/1) 4 = WEST LINE o OF LOT 9 w/ Arc ,o6 213.55 o CP 213. 5 880- TOTAL AREA OF PARCEL = 312,146 SQ. FT. / 7.1 7 ACRES PROPOSED 20 LOTS THERE ARE NO WETLANDS LOCATED WITHIN THIS PARCEL OUTLOT B IS FOR DRAINAGE PURPOSES PROPOSED 20 LOTS = 218,189 SQ.FT. AVERAGE LOT SIZE = 10,909 SQ.FT. DENSITY = 2.79/AC PROPOSED RIGHT OF WAY = 35,462 SQ.FT. eP \r ` R I 1 co' I, I0 19,627 sq. ft./ 13 / 10,705 sq. ft. / v/. / 6.32 - _/ 79. 73 --�� 73T NO8.05 H TEE BOX cc 0 ZONING - SETBACKS / / / / / / 06, i ;' EST I �� f' OF LOT 9 BLOCK 2' 25' SETBACK / 2 / ; 16,995 sq. ft. 7501 sq. ft. / THE PROPOSED ZONING FOR THIS PARCEL IS RB PROPOSED SINGLE FAMILY MINIMUM LOT SIZE = 7,500 SQ.FT. FRONT SETBACK = MAIN BUILDING: 20 FEET, GARAGE: 30 FEET REAR SETBACK = 25 FEET SIDE SETBACK = TOTAL OF BOTH SIDE YARDS MUST EQUAL 15 FEET WITH AT LEAST 5 FEET ON EACH SIDE MINIMUM RIGHT OF WAY WIDTH = 50 FEET 0 96g �6g EST LI AST '-12 = EET / 9,521 sq. ft. /e,/ / L= 4.87 R=57 10,586 1sq. ft. 25' SETBACK 5 49.04 a' 8,392 s 95 / FOUND 11,752 sq. ft. 174.63 HAZEL PLACE 0 501 °11 ' 45" E \ 659.35 126.60 N. OUTLOT B 12,445 sq. ft. /• / d,71 . 30 SETBA K 1 1 1 / .yo L=18.31 --J L--. 17.23 R=225 29.08 I ------- L=16.2811 R=200 1 39.62 I I I �i II 8,602 sq. ft. 1I \\ \� J I - I BLOCK 1 0. •__� 50.49 x 451.41 N01°12'30"W SYMBOLS: EM x • - RE AI'iNING WALL SANITARY MANHOLE ELECTRIC METER GAS METER FENCE CONCRETE DENOTES FOUND 1 /2" IRON PIPE DENOTES SUSTAINED SLOPES GRATER THAN 25% UTILITY INFORMATION TB 5.34 L=34.92 R=145 \ \ \ \ \ \ \! 8 \� \ 9,955 sq. ft. ' . \ 7,600 sq. ft. \ \ \ \ \ \ \ 25' SETBACK \ HYDRANT POWER POLE OVERHEAD WIRES TREE TELEPHONE BOX GUY POLE THE UTILITIES SHOWN HEREON WERE FIELD LOCATE PER VISIBLE STRUCTURES WHERE POSSIBLE. OTHER UNDERGROUND UTILITIES NOT SHOWN OR LOCATED. © COPYRIGHT 2015 HUMPHREY ENGINEERING INC. (HEI). ALL RIGHTS RESERVED. THESE DOCUMENTS ARE AN INSTRUMENT OF SERVICES AND ARE THE PROPERTY OF HEI AND MAY NOT BE USED OR COPIED WITHOUT PRIOR WRITTEN CONSENT. 1320.80 41.67 8,980 sq. ft. 6 10,980 sq. ft. 4 o c. 00 co 1326.46 STONE MONUMENT CENTER 2638.46 EAST LINE OF NW 1/4- \___ STONE MONUMENT N 1/4 CORNER OF SEC. 21 BEGINING INCH IRON PIPE co cb 70, co CP '-s, \ K) co cP co cP Lo oo cP co I 4-1 I CH \IRON PIPE cTILLWATER COUNTRY CLUB INC. STONE MONUMENT NW T3ON, R2OW. SE COR OF SW c) \\' \s') ci Ld 0 00 00 STONE MONUMENT SW 2644.75 NORTH 0 40 80 SCALE: 1 INCH = 40 FEET g ce __J 0 E 2 co To to LIN cll ZTh ▪ --C1• 1.30:• E- a- :3111 -E • PROJECT NAME AND LOCATION: STILLWATLR MINNLSOTA SHEET TITLE: rK1 LIMINAKY rLAT REVISIONS: No: Date: Description: 001 6.19.15 City Submittal PROJECT NO: 527-003 DRAWN BY: RM CHECKED BY: RH DATE: 6.1.15 SHEET NO: C 1 • 5 >e REMOVAL NOTES: 738, CONTRACTOR TO VERIFY THE LOCATION AND REMOVAL OF ALL UTILITIES. ALL PUBLIC AND PRIVATE UTILITIES SHOWN ON THIS PLAN ARE APPROXIMATE IN LOCATION AND DEPTH AND SHALL BE VERIFIED BY THE CONTRACTOR. OTHER UTILITIES MAY EXIST AND IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN THE LOCATIONS OF SUCH. THE EXISTING UTILITY INFORMATION SHOWN ON THESE DRAWINGS IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE. CONTACT GOPHER STATE ONE CALL (651-454-0002) FOR THE LOCATION OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, VALVES, MANHOLES, OR OTHER BURIED STRUCTURES BEFORE DIGGING. REPAIR ANY OF THE ABOVE WHICH ARE REMOVED OR DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. ALL EXISTING PARKING LOT LIGHTS SHALL BE REMOVED. THE LOCATION OF ELECTRICAL SERVICE TO THE LIGHTS IS UNKNOWN. 0 9 v 0 ?/ // / /i'F \,' ANY REMOVAL OF WATERMAIN SHALL INCLUDE THE REMOVA OF AI. WATERMAIN' \ \ I �� `O `' / / APPURTENENCES INCLUDING PIPE, GATE VLAVES, HYDRAN�, FITTINGS, ETC. VAN_____—� ; / � � � 5 REMOVAL OF ALL PIPE, MANHOLES ETC. IIII I I ', cc7 3 REMOVAL SHALL INCLUDE THE DISPOSAL OF ALL REMOVED ITEMS IN ACCORD WITH APPLICABLE LAWS. I V °° IWI 1 w1T'/ Q DEMOLITION OF EXISTING BUILDING SHALL BE COMPLETED IN ACCORDANCE WITH , l�L Er01 ', w APPLICABLE LAWS. ANY PERMITS REQUIRED FOR THIS WORK WILL BE THE RESPONSIBILITY OF THE CONTRACTOR. v) of o III\ \� z cn 0 U w z ^cr�w U—O QZ z 0 cD wZ (7) C\2 Zm Qw �<� MIX � w u- Z w Q III O�� O- w1Oz II L8L=12GANI EAST 5/ �st�/ /� / LINE / // / N SW1/4 v�ii���a NW 1/4 / / / poo / / ,'zwo; 0 /��// i Q cr ,� i �Ji/ w i/// — M v i `?ry �; PVC o)NI o Pic 03 \ ,00 �� 0 °C/ \\\\\ A\ v: w �C po / V\\\\ \��� A ICI \\\\\\\\\\ A�,� \�° �V S P�/ �>>\ �C\ VC G!y p r, C' / / / /// / / �`o = WEST LINE <'n�� "V ) EAST LINE OF I �II i / //�/ // N.Jm w QF LOT 9 OUTLOT B AND .. I o FOUND IRON EAST 1490 FEET S 1 !a / r / 1 PIPE RLS STACK 1�I,l\VA / / /� / �/ 0 �, 1 Vv \V\.l i \li — - )\ V J / \ 1 IIIII III�Ii —�' A0 I III 1_ IIIllll� �N mom/ A��=_1 \ A('- 1319 WEST uNp pFI I Il l _ — — / > A V A OUTLOTI� IIIIIIIIIl '0 �'�—�0 / �2 lI Illlllll// NW COR. / l lllllllll 1/ 32o I J13�7 OUTLOT B /// I (IIIIIIII II / /' 4r — 3b1 ///l Illlllll/II / / — 132 \ ///////11/I/ / /// �3 I I 329 � I IIIIIl11111/ / / / S._ a32 SOUTHERI7 I / moll l l ll l l l /// / / 7/ / / /_,--- ,�326 34 R/W LIN I /I///IIII/II / --—_ 4b II/ IIIIIIII /1 I / / / / / Ills i�i/ I II�/ / / -- // / // i Ill ll / 0 /111/ 1011 /////III 111/I/III 1 I I /llll/1111 1 I I / //(IIII I I I I 1 ///111111 I I I ///II 111 /// I/ 1 III I I I I /// II I IIII I g III I I \IIII` 1\ 1\ 1 I I I 1 I I I 1, \\ 1 1\ I\ I I\\\ I I 1 c9 \\ 11 1 \ I\\11a I cb \ r '11�1\\1 \\\\\ \ 1177 80 1175—/ co \0-C\4 u /ice i/j�� /� / / �� '� !%EAST N K 5 86� 0� N 5 �`\ , 842 ��� �<00 the '' v �� _ _ n \ \ V A i , _ ! INEST" LINE' / ANY REMOVAL OF SANITARY SEWER AND ORM SQWER SHALL INCLUDE THE ^� LOT o / GRAVEL I I I i f� 1415 129 WEST LIN FO NU D� IROPL _ \ \ 0����OUTt-f /' 1270—FEET go� PIPE RLS STACK_ .1368 1455 419/E/vo,\/E TREES WITHIN GIRADING / / / 358 PERIMETER SILT FENCE MUST BE IN PLACE PRIOR TO ANY LAND DISTURBING ACTIVITIES, INCLUDING TREE REMOVAL 08 7 RENCE SHE (0 00 13TH TEE Box 303 / 267 1235 LIMITS \ co oo zz / 111r2 507 / / s' 21\ 1150 — A / mi\I ,001"' © COPYRIGHT 2015 HUMPHREY ENGINEERING INC. (HEI). ALL RIGHTS RESERVED. THESE DOCUMENTS ARE AN INSTRUMENT OF SERVICES AND ARE THE PROPERTY OF HEI AND MAY NOT BE USED OR COPIED WITHOUT PRIOR WRITTEN CONSENT. SAWCUT EX. PAVEMENT, CURB AND GUTTER AND REMOVE TO THIS POINT DEMO EXISTING HOUSE, GARAGE, SHED, AND RETAINING WALLS e149 REMOVE EXISTING GRAVEL SURFACE \ 110 .1)136 CD 35 ---RETAINING WALL 41 \ 3 ic138 140 1148 \\ \ \\ \ REMOVE 'ALL TREES WITHIN I CC ce 01 103 GUI POLE NO e66 05 OU ABANDON EXISTING WELLS PER DOH REQUIREMENTS 00 OE CITY NO. OVERHEAD ELECTRIC TO BE REMOVED OR RELOCATED FENCE TO BE REMOVED 1 / / / / 1910 du 2638.46 EAST LINE OF NW 1/4-- 1/4 CORNER OF SEC. 21 / / / / 00 CP 0 CP oo FOUND 1/2 00 INCH IRON PIPE DESCRIPTION\ 1326.46 OVERLAP oo <K/ \,\q‘ 514.00 POINT OF NO111'45"W BEGINING / FOUND 1/2 / / / INCH IRON PIPE SE COR OF SW 1/4 NW 1/4 \s(6 c>/ SW COR EAST 361.25 OF SW1/4 NW 1/ STONE MCNui7IHN I NW (9—CORNER OF SEC. 21 STONE MONUMENT SW CORNER NW1/4 0 CNI Ci tn oo WEST LINE OF NW 1/4-Ass 2644.75 20 40 80 . < cf) cn 1E 2 as To CTS CD -0 ca 0 PROJECT NAME AND LOCATION: up STlLLWATER, MlNNE_SOTA SHEET TITLE: REVISIONS: No: Date: Description: 001 6.19.15 City Submittal PROJECT NO: 527-003 DRAWN BY: RM CHECKED BY: RH DATE: 6.1.15 SHEET NO: C 1 4 . GENERAL NOTES THE CURRENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" GOVERNS EXCEPT AS MODIFIED BY THE CITY OF STILLWATER CODES, ORDINANCES, STANDARDS AND SPECIFICATIONS. FURNISH, INSTALL, INSPECT, MAINTAIN AND REMOVE ALL NECESSARY TRAFFIC CONTROL SIGNAGE. ALL TRAFFIC CONTROL DEVICES AND SIGNAGE SHALL CONFORM TO ALL LOCAL, COUNTY AND STATE TRAFFIC CONTROL GUIDELINES, INCIDENTAL TO PROJECT. THE EXISTING UTILITY INFORMATION SHOWN ON THESE DRAWINGS IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE. CONTACT GOPHER STATE ONE CALL (651-454-0002) FOR THE LOCATION OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, VALVES, MANHOLES, OR OTHER BURIED STRUCTURES BEFORE DIGGING. REPAIR ANY OF THE ABOVE WHICH ARE REMOVED OR DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. THE EXACT LOCATION OF ALL UTILITIES AND UTILITY CONNECTION MUST BE VERIFIED PRIOR TO COMMENCING WORK. LOCATE, FIELD VERIFY AND PROTECT ALL EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO START OF SITE CONSTRUCTION. IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLAN. SECURE ALL NECESSARY PERMITS AND NOTIFY ALL UTILITY COMPANIES WITH UTILITIES ON SITE PRIOR TO THE CONSTRUCTION THE PROJECT. ADHERE TO ALL APPLICABLE LOCAL, STATE, AND/0 FEDERAL LAWS FOR ANY COST INCURRED DUE TO TiE DAMAGE 01 SAID UTILITIES._ _ _ _ _ - / 60 //fi�,bb EXISTING SURVEY AND TOPOGRAPHIC INFOR����TI'• 11',RO/VIDED`BY • CORNERSTONE LAND SURVEYING. HUMPHREY ENGINEERING INC. IS NOT RESPONSIBLE FOR THE ACCURACY OF INFORMATION PROVI7 BY OTHERS. A PRIOR TO ANY SITE DEWATERING, A PLAN IS TO BE APPROVED BY TH WATERSHED DISTRICT. i i / / / 7 I 11I 1'\\ \\\1 \ \ \\\\ I \ \ \ \ V A \ \ \ 8\ \ V \8 \\ \� \ \\\ \8 \ \\ \ 8 \ / \ \ \ \ \ \ V A \ \ / / TWE 896.0 / H. \ \ \ \ 8 \ V A \ BWE 886.0/ / / / / //\/ / / / \ 1 / ---/ I / / 2 / / / / II(/ ///// / 7� / �'� / / \ / / / TW 890.0 _ / // / / / / 7 i7 WWE 887.• 1H 111// /// 7Z 7 / y = 8 ill / / \\ V\\ / 'I / / - -_ �'' ))\ V I / 1 e,r )��� l \ \ \ \ \ TWF 890.0 B 878.5 F' LL.GL.ND .N 11(/ 8// \ - / I / MODIFIED' \ MIDDLE ZONE BUFFER GRADING LIMITS \ 7 / / V 7 7 -- _ 7 7 8- \ N 7 V 7v \ rzRAn!M( MAT USE ONLY SUITABLE MATERIAL AS APPROVED BY THE ENGINEER FOR BUILDING PAD AND STREET CONSTRUCTION. REMOVE UNSUITABLE AND UNSTABLE MATERIALS INCLUDING BUT NOT LIMITED TO TOPSOIL, ORGANIC MATERIAL, AND DEBRIS FROM THE BUILDING PAD AND STREET AREAS. COMPACT THE UPPER 3 FEET OF EMBANKMENT IN THE STREET TO 100% OF THE STANDARD PROCTOR DENSITY. COMPACT STREET EMBANKMENTS BELOW THE UPPER 3 FEET AND BUILDING FOUNDATIONS TO NO LESS THAN 95% OF THE STANDARD PROCTOR DENSITY. TWE 893.0 BWE W89>0 22 � GI BWE 881. TWE 896 0 -BWE 890,0 7 / 7 J 7W87893.0 BWE 888.0 7 920 EX INDEX CONTOURS HP EX INTERMEDIATE CONTOURS sz0 PROPOSED INDEX CONTOURS i PROPOSED INTERMEDIATE CONTOURS TREE LINE WETLAND OVERHEAD ELECTRIC FENCE BUILDING SETBACK DRAINAGE ARROW RETAINING WALL 7 i i i 7 LP H WE TWE BWE MFE GFE TLS LBO NWL 7 HIGH POINT LOW POINT 100-YR HIGH WATER ELEVATION TOP OF WALL ELEVATION BOTTOM OF WALL ELEVATION MAIN FLOOR ELEVATION GROUND FLOOR ELEVATION TOP LOWER SLAB LOWEST BUILDING OPENING NORMAL WATER LEVEL SOIL BORINGS 7'i ROOF GUTTER SYSTEM TO CONVEY A MIN. 6" RAINFALL EVENT. GUTTERS TO BE CUSTOM MANUFACTURED WITH A MINIMUM CROSS -SECTIONAL AREA OF 32 SQUARE INCHES AND BE INSTALLED AT A MIMIMUM GRADE OF 16" PER FOOT. DOWNSPOUTS SHALL HAVE A MIN. CROSS -SECT. AREA OF 36 SQUARE INCHES. GUTTER DISCHARGE TO DRAIN DIRECTLY TO RG #14 VIA OVERLAND FLOW OR INTO A GUTTER UNDERDRAIN SYSTEM (SEE DETAIL SHEET C3.3) INTO RG #14 TWE 8_91-0 WE 886.0 BACKFILL ALL BELOW GRADE EXCAVATIONS IMMEDIATELY UPON REMOVAL OF THE UNSUITABLE SOILS. BACKFILL EXCAVATIONS ADJACENT TO EXISTING PAVEMENTS PROMPTLY TO AVOID UNDERMINING OF THE EXISTING PAVEMENT. SALVAGE AND PROVIDE A MINIMUM DEPTH OF 6-INCHES OF TOPSOIL TO ALL AREAS DISTURBED BY CONSTRUCTION. / 006 - -- TWE 896.0 T�-9.00.0 B�NC�894.� BWE 890� RQR - -- MODIFIED /MIDDLE ZONE BUFFER / / / I / / / 8 / 7 i i MFE' E 900.0 TLS 89�3.60, L0' 893.6 86 Ci8°`�b\ 8 ' y --- \�� N rO - 8._8,___ INS- 7 j MEE FE 903.50 TLS /3226.50 143'0 896: MFE / G4/-902.50 TLS 895.50 LBO 895.-5 TWE 0.98'6 -BWE 89451 7 PROVIDE ALL SOIL TESTING AT INTERVALS NO LESS THAN EVERY 500' AND ADDITIONAL TESTING DEEMED NECESSARY BY THE CITY OR ENGINEER WITH NO ADDITIONAL COMPENSATION. THE SPECIFIED DENSITY METHOD OF COMPACTION IS REQUIRED FOR ALL PORTIONS OF PERMANENT CONSTRUCTION. STANDARD COMPACTION IS REQUIRED FOR ANY TEMPORARY CONSTRUCTION. DISPOSE OF ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, REMOVED UTILITY ITEMS AND OTHER UNSUITABLE MATERIALS OFF THE CONSTRUCTION SITE IN ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS, UNLESS OTHERWISE SPECIFIED. PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO FINISHED GRADE, PAVEMENT SURFACE OR TOP OF CURB, UNLESS OTHERWISE SPECIFIED. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL ONCE THE ALIGNMENT HAS BEEN ESTABLISHED BY THE SURVEYOR. ADDITIONAL COST FOR RESTAKING AND/OR REPLACING DAMAGED STAKES IS THE RESPONSIBILITY OF THE CONTRACTOR. © COPYRIGHT 2015 HUMPHREY ENGINEERING INC. (HEI). ALL RIGHTS RESERVED. THESE DOCUMENTS ARE AN INSTRUMENT OF SERVICES AND ARE THE PROPERTY OF HEI AND MAY NOT BE USED OR COPIED WITHOUT PRIOR WRITTEN CONSENT. MFE GFE 892.00 TLS 885.00 LBO 885.00 / MFE \ GEE 896.20 TLS 88/ 20 LBO 89.20 --890f NOTIFY THE CITY OF STILLWATER, PUBLIC WORKS DEPARTMENT, 48 HOURS IN ADVANCE OF WORKING WITHIN THE RIGHT OF WAY. CITY OF STILLWATER INSPECTORS MUST OBSERVE ALL WORK COMPLETED, INCLUDING THE REMOVAL OF EXISTING CURB & GUTTER, EXCAVATION OF TRENCHES, PLACEMENT OF STORM DRAIN,CONNECTIONS TO EXISTING UTILITY LINES, BACKFILLING AND REPLACEMENT OF BITUMINOUS PAVEMENT AND/OR CONCRETE CURB AND GUTTER. MFE GFE 890.80 TLS 883.80 LEO 883.80 NOTE: SEE FINAL PLAT FOR DRAINAGE AND UTILITY EASEMENTS. TOP LOWER SLAB (TLS) AND GARAGE FLOOR ELEVATIONS (GFE) SHOWN ON THIS PLAN ARE FINAL. THE MAIN FLOOR ELEVATIONS (MFE) AND LOW BUILDING OPENINGS (LBO) ARE SUGGESTED ELEVATIONS ONLY. THE ACTUAL CONSTRUCTION ELEVATIONS MAY CHANGE DUE TO BUILDER/OWNER PREFERENCES. RETAINING WALL ELEVATIONS SHOWN ON THIS PLAN ARE FOR REFERENCE ONLY. SEE CONSTRUCTION PLANS COMPLETED BY FOR FINAL DESIGN ELEVATIONS. M F� \` GFE 881\ 00 \� TLS 1 871.90 \ LBO1878.00 \ '1 GO 00 22 MFE \FE 89868 T S 886. 8 LB 886.8 COMPLETE ALL PROPOSED STREET CONSTRUCTION USING APPROVED MATERIALS, METHODS OF PLACEMENT AND TESTING AS REQUIRED BY ALL GOVERNING SPECIFICATIONS. CARE MUST BE TAKEN DURING CONSTRUCTION AND EXCAVATION TO PROTECT ALL SURVEY MONUMENTS AND/OR PROPERTY IRONS ON AND ADJACENT TO THIS SITE. INFILTRATION AREAS SHALL BE STAKED OFF DURING CONSTRUCTION TO RESTRICT HEAVY EQUIPMENT TRAFFIC FROM COMPACTING THE NATIVE SOILS. i GO 00 0 GRADING LIMITS 00 1D N REPAIR ALL DAMAGE TO EXISTING FACILITIES RESULTING FROM CONSTRUCTION ACTIVITIES AT NO COST TO THE OWNER. PROVIDE A SMOOTH AND THOROUGH TRANSITION BETWEEN PROPOSED SITE GRADES AND DRAINAGE WAYS AND EXISTING SURROUNDING SITE GRADES AND DRAINAGE WAYS. RIPRAP SHALL BE CLASS III = 12", UNLESS OTHERWISE SPECIFIED. TWE 883.p BWE 880.40 TWE 879. BWE 887.0 TWE 89525 CO CE RAIN ALL CURB AND GUTTER SHALL BE CONCRETE D418, UNLESS OTHERWISE SPECIFIED. SEE DETAIL. WRITTEN DIMENSIONS PREVAIL OVER SCALED DIMENSIONS. 2' VERTICAL CONTOUR INTERVAL, N.G.V.D. VERTICAL DATUM. GARDEN 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 SCALE: WE 888\0 TWE 885.0\ aN co EOF 100-YR HWE 893.00 892.54 891.80 891.77 892.50 891.57 889.50 888.85 880.00 880.02 896.50 896.40 900.00 899.79 899.50 899.05 899.50 899.26 896.00 895.78 892.00 891.77 896.00 895.77 890.00 890.20 890.50 890.23 874.50 874.90 I 0 15 30 60 ANY STOCKPILE LOCATED ON SITE MUST BE PLACED ON BLOCK 1, LOTS 1-7. PLACEMENT OF STOCKPILES AT ANY OTHER LOCATIONS MUST BE APPROVED BY THE ENGINEER. . < cEMic 1E 2 al To 0 0 E • o • PROJECT NAME AND LOCATION: 0 STILLWATLR MINNLSOTA SHEET TITLE: PKt LIMINAKYGRADING REVISIONS: No: Date: Description: 001 6.19.15 City Submittal PROJECT NO: 527-003 DRAWN BY: RM CHECKED BY: RH 6.01.15 SHEET NO: C 2 . 2 25' 08 0:1 4" TOP SOIL \-\`PQ .N� 12' efti4trividikiligiSAV.V.7.45,1Z4,1•4140-Akt*r_dit ea` 4" TOP SOIL 2.5% 1.5" BITUMINOUS WEAR 1.5" BITUMINOUS BASE 6" AGGREGATE 12" COMPACTED SAND (MIN.) 2.5% 12' TYPICAL STREET SECTION NOT TO SCALE 12' 1.5" BITUMINOUS WEAR 1.5" BITUMINOUS BASE AGGREGATE 12" COMPACTED SAND (MIN.) 12' 24" SHOULDER (TYP.) 25' 2' .7 RAIN GARDEN & STORM OVERLOW CROSSING NOT TO SCALE a- 0 2 4" BITUMINOUS SURFACE TOTAL 1.5" BITUMINOUS WEAR (MVWE35035B) 2.5" BITUMINOUS BASE (MVNW35035B) 6" AGGREGATE BASE, CLASS 5 12"" COMPACTED SAND SUBBASE (MIN.) RAIN GARDEN ;1111 1 11 _ ��-1j1-= III=III 'Ij=III= III -III IIIIII III -III PAVEMENT SECTION (NOT TO SCALE) III IIII. III 1- — I EXISTING ASPHALTIC SURFACE TO BE REMOVED DURING PAVING OPERATIONS © COPYRIGHT 2015 HUMPHREY ENGINEERING INC. (HEI). ALL RIGHTS RESERVED. THESE DOCUMENTS ARE AN INSTRUMENT OF SERVICES AND ARE THE PROPERTY OF HEI AND MAY NOT BE USED OR COPIED WITHOUT PRIOR WRITTEN CONSENT. VAR. ow— (1' MAX) SAWCUT 8" CRUSHED AGGREGATE BASE COURSE SAWCUT DETAIL TOP BIT. MAT 3 8 4„ SLOPE 3/4" PER FT. 1 18" 12" "D" TYPE OUTFALL 1 /2"R TOP BIT. MAT 1/2"R 3/8 SLOPE 3/4" PER FT. 1 /2"R 4 18" J 12" a "D" TYPE 418 MOUNTABLE CONCRETE CURB & GUTTER (NOT TO SCALE) TIP GUTTER OUT l WIDTH OF STREET FLOW A EXP. JOINTS 3/4" PER FOOT PLAN S- CT 0\ A- A 3' PLACE 3 NO. 5 REINFORCING RODS CONTINUOUS IN CROSS GUTTER FROM EXP. JOINT TO EXP. JOINT CROSS GUTTER DETAIL NO. 5 REINFORCING RODS E co z 0 z a) o✓ N 0 1 vJ H z 2E Q 2E rJ STILLWATE R, MINNLSOTA SHEET TITLE: Dr _TAl L5 REVISIONS: No: Date: Description: 001 6.19.15 City Submittal PROJECT NO: 527-003 DRAWN BY: RM CHECKED BY: RH DATE: 6.1.15 SHEET NO: C:L1 NATIVE PLANT MATERIAL TOLERANT OF INUNDATION AND DROUGHT. UNDISTURBED, UNCOMPACTED INSITU SOIL CORRESPONDING TO THE UNIFIED SOIL CLASSIFICATION OF SM (silty sand) or SP (poorly graded sand) 3" SHREDDED BARK MULCH (MnDOT TYPE 6) PLANTING MEDIUM DEPTH 30" WITH A WELL BLENDED MIXTURE (BY VOLUME): 80% HOMOGENOUS CONSTRUCTION SAND 20% ORGANIC LEAF COMPOST NATIVE SOILS - SCARIFY EXISTING SOILS TO 12" DEPTH PRIOR TO FILL 3H:1L C F4 INSTALL 8" NYLOPLAST DOMED GRATE (RG 2,3,4,5,6,7,9,10,11, & 12) MAX. I I �� 1 .,, �►:y►►::.► —71.1AME Atli 11 \ •I \ � anII�IIL�I.- —`•'a _..._ I1� 11� 11m PLANTING MATERIAL NOTES: UNDER -DRAIN TO BE INBEDDED IN 12"X12" OF 1/4"- %" WASHED RIVER RUN PEA GRAVEL, PLACED BELOW THE BOTTOM OF THE PLANT MEDIUM. SEE UNDER DRAIN DETAIL WHERE APPLICABLE, CONNECT TO MAIN LINE WITH 12"X8" PVC WYE OUTLET PIPE (SEE UTILITY PLAN FOR ADDITIONAL INFO). CONSTRUCTION SAND SHALL BE CLEAN AND FREE FROM DELETRIOUS MATERIAL. AASHTO M-6 OR ASTM C-33 WITH 0.02" TO 0.04" GRAIN SIZE. TOPSOIL SHALL BE SANDY LOAM, LOAMY SAND OR LOAM TEXTURE PER USDA TEXTURAL TRIANGLE WITH LESS THAN 5% CLAY CONTENT. ORGANIC LEAF COMPOST SHALL BE Mn/DOT GRADE 2. RAIN GARDEN DETAIL NOT TO SCALE ALL RAIN GARDEN AREAS WILL BE INITIALLY CONSTRUCTED AS TEMPORARY SEDIMENT PONDS. ALL RAIN GARDENS AND INFILTRATION BASINS SHALL BE SUBCUT AND SOIL FILLED ONLY AFTER ALL BUILDINGS WITHIN THE DRAINAGE AREA ARE CONSTRUCTED AND THE ENTIRE CONTRIBUTING DRAINAGE AREA IS STABILIZED. GRADING OF INFILTRATION PRACTICES SHALL BE ACCOMPLISHED USING LOW -IMPACT EARTH MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS. INFILTRATION BASIN SHALL BE INITIALLY GRADED TO WITHIN 1' OF THE ELEVATION SHOWN ON THE CONSTRUCTION PLANS FOR USE AS A TEMPORARY SEDIMENT POND. ONCE THE SITE IS STABILIZED, EXCAVATE THE INFILTRATION BASIN TO FINAL GRADE AND COMPLETE CONSTRUCITON OF THE BMP. FINISH GRADE OF RAIN GARDENS SEED TEMPORARY SEDIMENT PONDS AS SPECIFIED ON SHEET C2.3 1' SUBCUT BELOW FINISHED GRADE OF RAIN GARDENS TEMPORARY SEDIMENT POND DETAIL NOT TO SCALE NATIVE PLANT MATERIAL TOLERANT OF INUNDATION AND DROUGHT. SEE PLANTING PLAN A COMPOST AMENDMENT OF 50% SHALL BE MIXED WITH THE BOTTOM 24" OF INSITU SOIL. SCARIFY EXISTING SOILS TO 12" DEPTH PRIOR TO FILL INFILTRATION POND DETAIL NOT TO SCALE A B C UNDISTURBED, UNCOMPACTED INSITU SOIL CORRESPONDING TO THE UNIFIED SOIL CLASSIFICATION OF SM (silty sand) or SP (poorly graded sand) © COPYRIGHT 2015 HUMPHREY ENGINEERING INC. (HEI). ALL RIGHTS RESERVED. THESE DOCUMENTS ARE AN INSTRUMENT OF SERVICES AND ARE THE PROPERTY OF HEI AND MAY NOT BE USED OR COPIED WITHOUT PRIOR WRITTEN CONSENT. IR NOTE: * INJECTION MOLDED FITTINGS ARE AVAILABLE IN TEES, WYES, REDUCERS, 45' BENDS AND BELL/BELL COUPLERS. * WT INJECTION MOLDED FITTINGS AND WT PIPE CAN BE SUBSTITUTED FOR WATER TIGHT APPLICATIONS FINISHED GRADE RA NYLOPLAST CLEAN OUT END CAP ADJUST GRADE PER ENGINEERS PLAN *INJECTION MOLDED ST TEE INSERT INJECTION MOLDED, GASKETED SPIGOT BY BELL REDUCER INJECTION MOLDED WT TEE FITTING N ET IL W TH CL]EA OUT P P SNAP CONNECTION rr DOWNSPOUT ADAPTER *INJECTION MOLDED ST 90° BEND *ADS N-12 ST PIPE (TYP) O I I I llllll 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 I I I I I I I I I I I I I I I I I I I I I I I I BUILDING FACE ADS STANDARD DETAILS DISCLAIMERADVANCED DRAINAGE SYSTEMS, INC. ("ADS") HAS PREPARED THIS STANDARD DETAIL TO DEMONSTRATE ADS' RECOMMENDED INSTALLATION OF ITS PRODUCTS FOR THE DEPICTED APPLICATION. IN ADDITION TO ADS' RECOMMENDATIONS, THERE MAY BE OTHER NATIONAL, STATE OR LOCAL SPECIFICATIONS THAT ARE PERTINENT TO THIS APPLICAT ON. ADS' STANDARD DETAIL IS NOT INTENDED TO SUPERSEDE ANY NATIONAL, STATE OR LOCAL SPECIFICATIONS, AND ADS RECOMMENDS THAT THOSE REQUIREMENTS BE REVIEWED AND CONSULTED PRIOR TO THE INSTALLATION OF ADS' PRODUCTS. ADS HAS NOT AUTHORIZED, ANIbBIATWN By BEARS NO RESPONSIBILITY FOR, ANY REVISIONS, ALTERATIONS OR DEVIATIONS FROM THIS STANDARD DETAIL." INITIALS DATE INITIALS DATE REVISIONS ADVANCED DRAINAGE SYSTEMS, INC. APPROVED BY DRAWING # DRAWING# BY REVISION1 REVISION2 REVISION3 DATE REV1_DATE REV2_DATE REV3_DATE TOP OF POND/RAIN GARDEN �0.5' III I I S GUTTER UNDERDRAIN DETAIL NOT TO SCALE III III I I =CT TOP OF POND/RAIN GARDEN III CA A —A BOTTOM OF POND/RAIN GARDEN BROAD CRESTED WEIR EMERGENCY OVERFLOW DETAIL NOT TO SCALE 1=11 I I I I 1111111 4.F i 119" LONG CEDAR RAILS 1 / 4.F '—a l i NI I I-III-III-III-111-111-111-III-111-111-111-111-111-111-111-111-1 I NI I I-III-111-111-111-111=1 I NI I NI 11- --lull 1 1E 1111I11111I11E11I11111I11E1 111-111 1 1111I11111I1111I11111I11E11I1111-111 1 1111I11111I1111I11111I11E11I1111-111I 1 -III-11 I H—Il- 42 10' NOTES: FENCE TO BE INSTALLED ABOVE RETAINING WALLS IN LOCATIONS WHERE RETAINING WALL EXCEEDS 4-FEET IN HEIGHT. DIMENSIONS ARE APPROXIMATE AND MAY VARY DEPENDING ON MANUFACTURER. POSTS SHALL BE INSTALLED PLUMB AND RAILS INSTALLED PARALLEL WITH THE GROUND. 10" 0" II II I1P I1111 111111 111 I 2-RAIL CEDAR SPLIT RAIL FENCE NOT TO SCALE 0.5' III III I I laws of the State of Minnesota. rll E z 0 z a) 0 1 STILLWATE R, MINNLSOTA SHEET TITLE: Dr _TAl L5 REVISIONS: No: Date: Description: 001 6.19.15 City Submittal PROJECT NO: 527-003 DRAWN BY: RM CHECKED BY: RH DATE: 6.1.15 SHEET NO: C' )) A )) off® GENERAL NOTES: CONTRACTOR SHALL CONTACT GOPHER STATE "ONE CALL" AT 651.454.0002 TO VERIFY UNDERGROUND UTILITY LOCATIONS BEFORE ANY EXCAVATIONS. CONTRACTOR TO STAKE LOCATIONS OF ALL TREES AND SHRUBS. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD STAKING ADJUSTMENTS AND SITE CONDITIONS. OBTAIN OWNER AND LANDSCAPE ARCHITECT APPROVAL PRIOR TO INSTALLATION. z RE: HOME SITE PLANTING: PLANTING PLAN & GROUND COVER PLAN & INSTALLATION SUPERVISION WILL BE BY OWNER, WITH BUILDER & MUTUALLY APPROVED LANDSCAPE CONTRACTOR 0 15' 30' 60' SEE SHEETS L1.2 AND L1.3 FOR PLANTING ALL OTHER PERMANENT COVER NOTES, DETAILS, SEED MIXTURES (NOT SPECIFIED OTHERWISE) AND PLANT LIST TO RECEIVE SOD INFILTRATION POND PLANTING KEY BUTTERFLY MILKWEED Plant Plugs 18" O.C. DWARF BUSH -HONEYSUCKLE Plant Plugs 18" O.C. WILD BERGAMONT Plant Plugs 18" O.C. GRO-LOW SUMAC Plant Plugs 18" O.C. BLUE FLAG IRIS Plant Plugs 30" O.C. INDIAN GRASS Plant Plugs 18" O.C. BIG BLUESTEM Plant Plugs 18" O.C. SWITCHGRASS Plant Plugs 18" O.C. SEE SHT. L1.3 FOR DETAILED PLAN AND PLANT LIST DECIDUOUS OVERSTORY TREE Eg. Maple, Linden, Ash, Oak, Birch, & Willow CONIFEROUS OVERSTORY TREE Eg. Black Hill Spruce, White Pine Scotch Pine, Colorado Green & Blue Spruce DECIDUOUS UNDERSTORY TREE Eg. Japanese Tree Lilac, Amur Maple, Quaking Aspen, Poplar, Pagoda Dogwood, Crab & Yellow Birch CONIFEROUS UNDERSTORY TREE Eg. Arborvitae, Red Cedar DECIDUOUS LARGE SHRUB Eg. Lilac, Virbirnum, Dogwood, Cotoneaster, Euonymus, & Barberry DECIDUOUS MEDIUM SHRUB Eg. Alpine Currant, Golden Mock Orange, Snowmound Spirea DECIDUOUS SMALL SHRUB Eg. Goldmound Spirea, Ivy RAIN GARDEN SHADY WOODLAND SEED MIXTURE UNDISTURBED AREA Outside of Construction Limit CLIE NTi FAIRWAY VILLAS LLC. PROJ�CTi HAZEL PLACE VILLAS STILLWATER, MN 11-I 2 T TITLti PLANTING PLAN Ct.R.TIr"ICATIONI I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Landscape Architect under the laws of the State of Minnesota Signature Name: Marc Putman Date: License: 14l3 DlIGND DRAWN MP DESIGNED CHECKED DRAWN TRANSMITTED RM 6.19.15 2015 PUTMAN PLANNING & DESIGN, Inc. • Drawings, plans, models, etc: (Works), (in electronic, paper or built forms), are PP&O intellectual property. • Make no copies or transmittals without prior OKlagreement with us or our contrac- tual associate(s). • Anyone, (by accepting, opening, or any use of Works), accepts Terms of Use: 11 You'll take reasonable steps for confidentiality, 2) respect our copyright(s), 3) hold us harmless from your actions; and, with us & associates, make no effort to: 4► circumvent, 5) compete, 6) jeopardize governmental approvals. • Only use Works for contractual tasks: estimating, feasibility review, sales/enterprise potential, or within fair use. • Gov't. ap- plications provide no copyright or derivative works license. • Works may have inaccuracies/updates; you're responsible for hardware, software compatibility & Works' accuracy verification. • Copyright protection extends to overall form, arrangement of spaces & elements in the design. • Works embody significant financial investment & future values. Copyright & Terms of Use violations will be defended under the law. COPYRIGHT 2015, PUTMAN PLANNING & DESIGN, INC. ALL RIGHTS RESERVED R�WIONf i SYMB. DATE NOTE a A Ooo NUMb,R.I .."1-1 T Qr- L1.1 L ANDICArr_ARCHITL`_CTURL`_ LAND I'LANNING RLIIDLNTIAL DL11GN t IJIL QLNJ lit—/1G',IV ARCHITLCTURAL ILLUJTRATICN GRM-MIC DLfIGN PUTMAN PUNNING & DESIGN Metro Area Office & Studio 724 Riverside Dr. N., Hudson, WI 54016 phone:: (715) 381-8291 email: mart Cputmanplarunnganddesien.com web: www.putmanplarmingauddesigu.com HAZEL PLACE VILLAS PLANT LIST Z SYM COMMON NAME / Botanical name SIZE/ROOT QTY NOTES TOTAL QTY DOT DECIDUOUS OVERSTORY TREES: D.O.T. 34 1 AL AMERICAN LINDEN / Tilla americana 2.5" CAL. B&B 6 2 BW BLACK WILLOW / Salix nigra 2.5" CAL. B&B 0 3 CH COMMON HACKBERRY / Celtis occidentalis 2.5" CAL. B&B 0 4 CKM CRIMSON KING MAPLE / Acer platanoides var. 2.5" CAL. B&B 0 5 GA PATMORE GREEN ASH /Fraxinus pennsylvanica patmore 2.5" CAL. B&B 0 6 LL LITTLELEAF LINDEN / Tilla cordata 2.5" CAL. B&B 0 7 NM NORWAY MAPLE / Acer platanoides 2.5" CAL. B&B 6 8 PO PIN OAK / Querius palustris 2.5" CAL. B&B 0 9 SM SCHWIEDLER MAPLE / Acer platanoides var. 2.5" CAL. B&B 0 10 SkH1 SKYLINE HONEYLOCUST Gleditsia tri inennis "skyline" 2.5" CAL. B&B 12 11 SUM SUNBURST HONEYLOCUST/Gleditsia tri inermis "sunburst" 2.5" CAL. B&B 0 12 Syc SYCAMORE / Platanus occidentalis 2.5" CAL. B&B 0 13 WA WHITE ASH / Fraxinus americana 2.5" CAL. B&B 0 14 YB YELLOW BIRCH / Betula lutea 2.5" CAL. B&B 0 15 SuM SUGAR MAPLE / Acer sacchrarun 2.5" CAL. B&B 0 16 ABM AUTUMN BLAZE MAPLE / Acer freemanii jefersred' 2.5" CAL. B&B 8 17 ELM EMERALD LUSTER MAPLE / Acer platenoides 2.5" CAL. B&B 0 18 RB RIVER BIRCH / Betula nigra (2 STEM) 10' HT 2 COT CONIFEROUS OVERSTORY TREES: C.O.T. 5 1 CBS COLORADO BLUE SPRUCE / Picea pungens glauca 6'-8' MACH. 0 2 CGS COLORADO GREEN SPRUCE / Picea pungens 6'-8' MACH. 0 3 BSp BLACKHILLS SPRUCE / Picea glauca densata 6'-8° MACH. 4 4 DF DOUGLAS FIR / Pseudotsuga taxifolia 6'-8' MACH. 0 5 NP NORWAY (RED) PINE / Pinus resiuosa 6'-8" MACH. I 6 SP SCOTCH PINE / Pinus sylvestris 6'-8' MACH. 0 7 WP WHITE PINE / Pinus strobus 6'-8' MACH. 0 DUT DECIDUOUS UNDERSTORY TREES: D.U.T. 1 1 CH COCKSPUR HAWTHORN / Crataegus crus-galli 2" CAL. 0 2 DWC DONALD WYMAN CRAB I Malus ' donald wyman' 2" CAL. 0 _ ERB EASTERN RED BUD / Cecis canadensis 2" CAL. 0 4 TEL JAPANESE TREE LILAC / Syringa amurensis japonica 2" CAL. I 5 NV NANNYBERRY VIBURNUM / Viburnum lentago 2" CAL. 0 6 PD PAGODA DOGWOOD / Corns altemifolia 2" CAL. 0 7 PB WHITESPIRE BIRCH / Betula plataphylla 2" CAL. 0 8 PS POPLAR (SP) / Populus sp. 2" CAL. 0 9 PSC PINK SPIREs CRAB / Malus 'pink spires' 2" CAL. 0 10 QA QUAKING ASPEN / Populus trernuloides 8'-11', 2" cal 0 11 RBCr RED BARRON CRAB / Malus 'red barren' 12-15', 2" cal 0 12 RCr RADIANT CRABAPPLE / Mains radiant 2" CAL. 0 13 RSCr RED SPLENDOR CRAB / Malus 'red splendor' 2" CAL. 0 14 SpCr SPARKLER CRAB / Malus 'sparkler' 2" CAL. 0 15 SS SHADBLOW SERVICEBERRY / Amelanchier canadensis 2" CAL. 0 16 SCr SNOWDRIFT CRAB / Malus snowdrift 2" CAL. 0 17 SSCr SPRING SNOW CRAB / Mains spring snow 2" CAL. 0 18 WH WASHINGTON HAWTHORN / Crataegus phaenopynnn 2" CAL. 0 19 FD PROFUSION CRAB / Malus 'profusion' 2" CAL. 0 CUT CONIFEROUS UNDERSTORY TREES: C.U.T. 0 1 BSJ BLUE COLUMNAR JUNIPER / Jruripenrs chinensis var. 0 2 PA PYRAMIDAL ARBORVITAE / Thuja occidentalis pyrarridalis 0 3 RC RED CEDAR/ Juniperus virgiuiana glauca 0 CLS CONIFEROUS LARGE SHRUBS: C.L.S. 0 1 AA AMERICAN ARBORVITAE / Thuja occidentalis'techny 0 2 BA BAKERS ARBORVITAE / Thuja orientalis py. bakeri 0 3 JSY JAPANESE SPREADING YEW / Taxus cuspidata var. 0 4 MP MUGHO PINE / Pious mugo mughus 0 CMS CONIFEROUS MEDIUM SHRUBS: C.M.S. 0 1 BPJ BLUE PFITZER JUNIPER / Junipeous glanca hetzi 36"DIA./BB 0 2 DJY DWARF JAPANESE YEW / Taxus suspidata nana 0 3 GPJ GREEN PFITZER JUNIPER / Juniperous chineusis pf compacta 0 CSS CONIFEROUS SMALL SHRUBS: C.S.S. 0 1 BJ BROADMOOR JUNIPER / Junipenis sabina ' broadmoor' 24"DIA./BB 0 2 DMP DWARF MUGHO PINE / Pius mugo mughus var. 0 3 SGJ SEA GREEN JUNIPER / Junipers chinensis 'sea green' 0 4 WJ WEBBER JUNIPER / Juniperus chinensis 0 5 WCJ WILTON CARPET JUNIPER / Juniper horizontalis 'wiltoni' 0 DLS DECIDUOUS LARGE SHRUBS: D.L.S. 0 1 CL COMMON LILAC I Syringa vulgaris var. 2-3' B. 0 2 CLBD COMMON LILAC BELLE DeNANCY/ Syringa vulgaris cultivar 3-4' B. 0 3 CLML COMMON LILAC; Mme LeMOINE / Syringa vulgariscnitivar 3-4' B. 0 4 DP DOUBLEFLOWERING PLUM / Prunus triloba 2-3' B. 0 5 GN GOLDEN NINEBARK / physocarpos oulifollus luteus 2-3' B. 0 6 PC PEKING COTONEASTER / Cotoneaster lucida 2-3' B. 0 7 RD REDTWIG DOGWOOD / Comus sang -mica 2-3' B. 0 S WV WAYFARINGTREE VIBURNUM / Viburnum lantana 2-3' B. 0 9 WE WINGED EUONYMUS / Euonymus alatus 2-3' B. 0 10 YD YELLOW TWIG DOGWOOD / Comus stolonifera var. 2-3' B. 0 DMS DECIDUOUS MEDIUM SHRUBS: D.M.S. 0 1 AC ALPINE CURRENT / Ribes alpinum 2-3' B. 0 2 AV ARROWWOOD VIBURNUM / Viburnum dentatunr 2-3' B. 0 3 DWE DWARF WINGED EUONYMUS / Euonymus alautus compacta 2-3' B. 0 4 GM GOLDEN MOCH ORANGE / Philidelphus coronarius amens 2-3' B. 0 5 MCh MANCHU CHERRY / Primus tomeutosa 2-3' B. 0 6 MB MENTOR BARBERRY / Berberis mentoreusis 2-3' B. 0 7 SS SNOWMOUND SPIREA / Spirea japonica 2-3' B. 0 DSS DECIDUOUS SMALL SHRUB: D.S.S. 17 1 AWS ANTHONY WATER SPIRAEA / Spiraea bumalda sp. 2-3' B. 0 2 BCV BAILEY COMPACT AMERICAN VIBURNUM / Vib. tril. var. 2-3' B. 0 3 CDH CLAVEY'S DWARF HONEYSUCKLE / Lonicera xylosteurn 2-3' B. 0 4 DKL DWARF KOREAN LILAC / Syringa pallbiniana 2-3' B. 0 5 GFS GOLD FLAME SPIRAEA / Spiraea bmnalda sp 2-3' B. 0 6 GMS GOLD MOUND SPIRAEA / Spiraea bumalda sp 2-3' B. 17 7 MKL MISS KIM LILAC / Syringa patula 'Miss Kira" 2-3' B. 0 S MA MOLLIS AZALEA / Rhododendron x kostcramun 2-3' B. 0 9 WLA WHITE LIGHTS AZALEA / Rhododendron White Lights 2-3° B. 0 10 SLA SPICY LIGHTS AZALEA/Rhododendron Spicy Lights 3-4' B. 0 GCV GROUNDCOVER & VINES: G.C.V. 0 1 BW BIGLEAF WINTERCREEPER / Euonymus fortunel vegetus 0 2 BIv BOSTON IVY / Parthenocissues 0 3 EIv ENGLEMAN IVY / Parthenocissus quinquefolia engelmamr 0 4 FF FLEECEFLOWER / Polygon -tun renourtria 0 5 GS GOLDMOSS SEDUM / Sedum acre 0 6 JP JAPANESE PACHYSANDRA / Pachysandra tennivalis 0 7 PL PLANTAIN LILY / Hosta sieboldiana 0 8 Cl CLEMATIS / Clematis viticella 'Alba Luxnrians' 0 9 SOD SOD 0 POG PERENNIALS / ORNAMENTAL GRASS: P.O.G. 0 1 OG ORNAMENTAL GRASS 0 2 PF PERENNIAL FLOWER BEDS 0 RG RAIN GARDENS 1 LC CARDINAL FLOWER / Lobelia cardinalis 809 2 CC FRINGED SEDGE I Carex crinita 809 3 ZA GOLDEN ALEXANDER / Zizia aurea 809 4 SN INDIAN GRASS / Sorghastrum nutans 809 5 AT JACK-IN-THE-PULPIT / Arisaema triphyllum 809 6 FM JOE-PYE WEED / Eupatorium maculatum 809 7 SS LITTLE BLUESTEM I Schizachyrium scoparium 809 8 MS OSTERICH FERN / Matteuccia struthiopteris 809 9 CP PENNSYLVANIA SEDGE / Carex pensylvanica 809 10 OR ROYAL FERN / Osmunda raga 809 11 AL SMOOTH ASTER / Aster laevis 809 12 CA TALL BELLFLOWER / Campanula americana 809 13 MV VIRGINIA BLUEBELLS / Mertensia virginica 809 14 EV VIRGINIA WILDRYE / Elymus virginicus 809 15 SF ZIG-ZAG GOLDENROD / Solidago flexicaulis 809 12,135 SUBTOTAL PLANTINGS RAIN GARDEN PLANT QUANTITIES SHOWN IS AN APPROXIMATE TOTAL FOR ALL RAIN GARDENS. PLANT QUANTITIES ASSUMED TO AVERAGE ONE PLANT PER SQUARE FOOT OF RAIN GARDEN. SEE TYPICAL RAIN GARDEN PLANTING FOR A LAYOUT OF PLANTS. FINAL PLANTING TO BE DETERMINED BY LANDSCAPE ARCHITECT OR NURSERY PROVIDER BASED ON AVAILABILITY OF PLANTS & SITE INSPECTION OF SOIL TYPE, SUN ORIENTATION & EXPOSURE, AND MOISTURE CONTENT OF SOILS. MATERIAL SPECIFICATIONS: SOIL MEDIUM / FILTER MEDIA CONTENT 1. A WELL BLENDED, HOMOGENOUS MIXTURE OF 80% CONSTRUCTION SAND AND 20% ORGANIC LEAF COMPOST IS NECESSARY TO PROVIDE A SOIL MEDIUM WITH A HIGH INFILTRATION/FILTRATION CAPACITY. 2. SAND: PROVIDE CLEAN CONSTRUCTION SAND, FREE OF DELETERIOUS MATERIALS. AASHTO M-6 RO ASTEM C-33 WITH GRAIN SIZE OF 0.02" - 0.04". 3. ORGANIC LEAF COMPOST: MNDOT GRADE 2. GRAVEL FILTER 1. UNDER -DRAIN GRAVEL BLANKET SHALL BE DOUBLE WASHED STONE, 1 2" SIZE. PEA GRAVEL SHALL BE WASHED, RIVER -RUN, ROUND g" SIZE +/_. MULCH CONTENT AND DEPTH 1. FRESH SHREDDED BARK MULCH (MNDOT TYPE 6) SHOULD BE USED WHEN POSSIBLE TO MAXIMIZE NITROGEN RETENTION. IF AGED MULCH IS USED, USE THE SHREDDED TYPE INSTEAD OF THE "CHIP" VARIETY TO MINIMIZE FLOATING ACTION. THE MULCH LAYER SHOULD NOT SHOULD NOT EXCEED 3" IN DEPTH. TOO MUCH MULCH CAN RESTRICT OXYGEN FLOW TO ROOTS. IN ADDITION, MULCH SHOULD NOT BE MOUNDED AROUND THE BASE OF PLANTS SINCE THIS ENCOURAGES DAMAGE FROM PESTS AND DISEASES. INFILTRATION BASIN NOTES (cnt'd) 2b. ALL NATIVE PLANTS SHALL BE PLANTED AFTER THE SURROUNDING SITE HAS STABILIZED. ONCE THE THE SITE IS STABILIZED, THE RAIN GARDENS AND INFILTRATION BASINS USED AS TEMPORARY SEDIMENT PONDS SHALL BE EXCAVATED AND PLANTED MEDIUM PLACED TO FINAL GRADE. ONCE COMPLETE, THE NATIVE PLANTING CAN BE INSTALLED. 2c. "APPLICANT WILL MONITOR INFILTRATION PRACTICES FOR TWO YEARS AFTER APPLICANT ENGINEER DOCUMENTS, AND DISTRICT CONFIRMS, COMPLETION OF CONSTRUCTION OF INFILTRATION PRACTICES TO ENSURE MINIMUM 80% PERENNIAL NATIVE VEGETATION COVERAGE. DISTRICT MUST APPROVE COMPLETION OF MONITORING RESPONSIBILITY ON BASIS OF VEGETATION INSPECTION. APPLICANT MUST RESEED OR PLANT TO MEET CRITERION AND ADDITIONAL RESEEDING/PLANTING WILL BE SUBJECT TO ADDITIONAL TWO-YEAR MONITORING PERIOD." 2d. LANDSCAPE CONTRACTOR SHALL CLEARLY IDENTIFY WATERING COMMITMENTS IN BIDS AND COORDINATE SCHEDULE AND DURATION WITH OWNER SO AS TO ASSURE NO GAP IN WATERING AND TO ENSURE CONTINUED AND SUSTAINED HEALTHY PLANT GROWTH. TYPICAL RAIN GARDEN PLANTING z 0' 4' 8' 16' INFILTRATION BASIN NOTES 1. PERMANANT STABILIZATION OF INFILTRATION BASINS SHALL CONSIST OF PLANT PLUGS. REFER TO THE PLANTING LIST FOR SPECIES & SPACING OF PLUGS. MULCH TYPE 3 (WEED FREE) SHALL BE APPLIED AT 2 TONS/ACRE AROUND THE PLANT PLUGS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PLANTING TREES AND SHRUBS AT BASIN SIDE SLOPES AND BASES IN A MANNER CONSISTENT WITH THE RECOMMENDATIONS OF THE MINNESOTA POLLUTION CONTROL AGENCY "PLANTS FOR STORMWATER DESIGN" DATED JULY, 2003 AND AT THE DIRECTION OF THE LANDSCAPE ARCHITECT. 2. BASIN SITES SHALL BE STABILIZED WITH ANNUAL RYE OR OATS UNTIL NATIVE GRASSES AND PLANTING ARE ESTABLISHED. PLANTING NOTES: SEE SHEET L1.2 z 0' FINAL SPECIES SELECTION: PLANT SPECIES AND SIZES MAY BE SUBSTITUED BASED UPON AVAILABILITY, DISEASE ISSUES, ETC. CONTRACTOR PROPOSED SOLUTIONS MUST BE MADE IN WRITING AND APPROVED BY OWNER, LANDSCAPE ARCHITECT, BROWNSCREEK AND WATERSHED ENGINEER, PRIOR TO INSTALLATION. 10' 20' INFILTRATION POND PLANTING 40' INFILTRATION POND PLANTING INFILTRATION POND PLANTING QTY. 1 BB BIG BLUESTEM / Andropogon gerardii 488 Plant plugs 18" O.C. 2 BFI BLUE FLAG IRIS / Iris virginica - shrevel 59 Plant plugs 30" O.C. 3 BM BUTTERFLY MILKWEED / Asclepias tuberosa 160 Plant plugs 18" O.C. 4 DBH DWARF BUSH-HONEYSUCKEL / Diervilla lonicera 106 Plant plugs 18" O.C. 5 GLSu GRO-LOW FRAGRANT SUMAC / Rhus aromatica 173 Plant plugs 18" O.C. 6 IG INDIAN GRASS / Sorghastrum nutans 613 Plant plugs 18" O.C. 7 SG SWITCHGRASS / Panicum virgatum 704 Plant plugs 18" O.C. 8 WB WILD BERGAMONT / Monarda fistulosa 83 Plant plugs 18" O.C. FAIRWAY VILLAS LLC. PRO7CTI HAZEL PLACE VILLAS STILLWATER, MN fI— TTITLhl PLANTING DETAILS CRTIFICATIONI I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Landscape Architect under the laws of the State of Minnesota Signature Name: Marc Putman Date: License: r465 D.orIGND DRAWN MP RM DATh I DESIGNED CHECKED DRAWN TRANSMITTED 6.19.15 COP`YRIGI—ITI O 2015 PUTMAN PLANNING & DESIGN, Inc. • Drawings, plans, models, etc.: (Works), in electronic, paper or built forms), are PP&D intellectual property. • Make no copies or transmittals without prior OK/agreement with us or our contrac- tual associate(s). • Anyone, (by accepting, opening, or any use of Works), accepts Terms of Use: 1) You'll take reasonable steps for confidentiality, 2) respect our copyright(s), 3) hold us harmless from your actions; and, with us & associates, make no effort to: 41 circumvent, 5) compete, 6) jeopardize governmental approvals. • Only use Works for contractual tasks: estimating, feasibility review, sales/enterprise potential, or within fair use. • Gov't. ap- plications provide no copyright or derivative works license. • Works may have inaccuracies/updates; you're responsible for hardware, software compatibility & Works' accuracy verification_ • Copyright protection extends to overall form, arrangement of spaces & elements in the design. • Works embody significant financial investment & future values. Copyright & Terms of Use violations will be defended under the law. COPYRIGHT 2015, PUTMAN PLANNING & DESIGN, INC. ALL RIGHTS RESERVED RVIJION PI SYMB. DATE NOTE A ,7Ob NUMCI RI fH T OF 11 T L1.3 • LNND /CArr . Are..Ch ITLCTUR, LAND PLANNING • • Rt'IDtNTIAL DF11GN 6VIL_1=1.ING ©E c N Are..0HITP_OTURAL ILLU/TRATION GRArl—IIC DC "IGN PUTMAN PLANNING & DESIGN Metro Area Office & Studio 724 Riverside Dr. N., Hudson, WI 54016 phone: (715) 381-8291 ernail: mare@putmanplanninganddesign.com web: www.putmanpluinirrganddesign.com