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HomeMy WebLinkAbout2016-03-09 CPC Packeti 1 1 \i'a tec THE IIRTMPLA CE OF MIENESOTA AGENDA PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North March 9, 2016 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of February 10, 2016 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. 2016-08; Consideration of a Variance to City Code Section 31-354 Subd. 5, to allow for the construction of an in -ground swimming pool in the side yard area of the property located at 655 Newman Trail. Derek Paton, Owner. Nik Hawley, Applicant. 3. Case No. 2016-011; Consideration of an amendment to the Golf Course Club House Special Use Permit to allow for an outdoor grill and outside eating area to be located at Stillwater Country Club, 1421 4th Street North in the PROS Zoning District. David Wolf, Applicant 4. Case No. 2016-012; Consideration of a Special Use Permit and associated variances for the retrofit and expansion of the structure to be used as a performing arts theater (a commercial recreational use) and associated bakery with outside concessions and eating area to be known as the Zephyr Theatre located at 601 Main Street North in the CBD Zoning District. Franz Hall, Applicant 5. Case No. 2016-013; Consideration a concept Planned Unit Development, Zoning Text and Zoning Map Amendments for Northland Senior Living, a proposed 50 acre, multi -use Senior Care Living Facility to be located at 12525 75th Street North, currently located in the LR and AP Zoning Districts. Brian Farrell, Applicant UNFINISHED BUSINESS NEW BUSINESS STAFF UPDATES/FOR YOUR INFORMATION ADJOURNMENT i 1 1 a t e r 1NE OIRTNELACE OF MIMNESOTA AGENDA PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North March 9, 2016 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of February 10, 2016 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. 2016-08; Consideration of a Variance to City Code Section 31-354 Subd. 5, to allow for the construction of an in -ground swimming pool in the side yard area of the property located at 655 Newman Trail. Derek Paton, Owner. Nik Hawley, Applicant. 3. Case No. 2016-011; Consideration of an amendment to the Golf Course Club House Special Use Permit to allow for an outdoor grill and outside eating area to be located at Stillwater Country Club, 1421 4th Street North in the PROS Zoning District. David Wolf, Applicant 4. Case No. 2016-012; Consideration of a Special Use Permit and associated variances for the retrofit and expansion of the structure to be used as a performing arts theater (a commercial recreational use) and associated bakery with outside concessions and eating area to be known as the Zephyr Theatre located at 601 Main Street North in the CBD Zoning District. Franz Hall, Applicant 5. Case No. 2016-013; Consideration a concept Planned Unit Development, Zoning Text and Zoning Map Amendments for Northland Senior Living, a proposed 50 acre, multi -use Senior Care Living Facility to be located at 12525 75th Street North, currently located in the LR and AP Zoning Districts. Brian Farrell, Applicant 6. Case No. 2016-014; Consideration of a concept Planned Unit Development, Preliminary Plat, and a Zoning Map Amendment for The Ponds at Heifort Hills, a 24-lot residential subdivision to be located at 8753 and 8911 Neal Avenue North, currently located in the AP Zoning District. Kenneth Heifort, Owner. VI. UNFINISHED BUSINESS VII. NEW BUSINESS VIII. STAFF UPDATES/FOR YOUR INFORMATION IX. ADJOURNMENT ate TOE 1I1TN►LACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES February 10, 2016 REGULAR MEETING 7:00 P.M. Chairman Kocon called the meeting to order at 7:00 p.m. Present: Chairman Kocon, Commissioners Collins, Fletcher, Lauer, Siess, Council Representative Menikheim Absent: Commissioners Hade, Hansen, Kelly and Middleton Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of January 13, 2016 meeting minutes Commissioner Siess requested that a statement be added to the minutes regarding the discussion of Case No. 2016-02, indicating that she asked if the applicant had asked the PTA about the proposal and Mr. Willger replied no. Motion by Commissioner Lauer, seconded by Commissioner Collins, to approve the January 13, 2016 meeting minutes as amended. All in favor, 5-0. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2016-06 Request for a Zoning Text Amendment for Sec. 31-315 to allow a Senior Care Living Facility permitted with a Special Use Permit in the Townhome District, located at 1167 Parkwood Lane. Gopher REO, LLC, owners and Matt Twomey, applicant. City Planner Wittman explained that the applicant has three contiguous townhouse zoned parcels under contract. If the Zoning Text Amendment were approved, he would then proceed with the Special Use Permit process for the Commission's consideration of a Senior Care Living Facility on his specific parcels. This public hearing is for the purpose of considering the general question of whether Senior Care Living Facilities should be permitted by SUP in all townhouse zoned parcels. Currently, senior living facilities are allowed only in the RCM and LR districts. Staff recommends approval. Matt Twomey, applicant, reviewed the proposal. He reported that he had notified surrounding residents on Parkwood of his intent to seek a Zoning Text Amendment. He has not yet done full engineering plans, but would do them for submission with the SUP application, if the ZAT is approved. Planning Commission February 10, 2016 Mr. Twomey said that the proposed facility would be relatively small with 40 beds; it would not have a large scale feel. He would provide one parking stall for every five rooms; very few residents are expected to need stalls for vehicles. Chairman Kocon opened the public hearing. Art Junker, 1164 Parkwood Lane, stated the need for townhomes is great in Stillwater. He encouraged the Commission to keep the land zoned for townhomes rather than senior care living. He expressed the following concerns: If independent living is part of the facility, there could be more traffic than anticipated. Since only one entrance to the site is proposed, service vehicle traffic would compete with staff and resident traffic. He also expressed concern about the possibility of light pollution and the narrowness of the street for truck deliveries. Commercial access would involve crossing County Road 5 which could be dangerous for the senior care residents. Michael Hughes, 1172 Parkwood Lane, commented that the proposed development is not appropriate because it changes the nature of the neighborhood. He feels that the neighborhood is not against senior living, but there are many other more suitable locations in Stillwater. He is concerned about the 24/7 commercial activity in a residential area. He added that the text amendment seems like an effort to circumvent what he feels should be a full zoning change involving a comprehensive plan amendment. Darla McCarty, 1161 Parkwood Lane, encouraged the Commission to leave the neighborhood as townhomes and single family residences to retain the real neighborhood feel. Martha Morse, 1172 Parkwood Lane, said she would welcome the development of townhomes on the parcels, which she anticipated when she bought her property five years ago. She refuted statements in the staff report regarding the need for senior care facilities in the City. She is concerned that this project is building for a need that isn't there. There is high demand for townhomes in Stillwater. She encouraged the Commission to reject the proposed text amendment. Lou Bruno, 1144 Parkwood Lane, expressed concern about the prospect of increased traffic. He said that more entrepreneurs are starting their own in -home care business, diminishing the need for facilities like the one proposed. He feels there are other more appropriate locations and the Commission should reject the proposal. Debra Keech, 1156 Parkwood Lane, agreed with statements made by her neighbors encouraging the Commission to leave the townhome designation unchanged. Suzanne Werner, 1183 Parkwood Lane, mentioned that Parkwood Lane is maintained by the City, but she lives in one of nine townhomes whose road is maintained by the townhome association. Increased traffic would cause overflow parking to be right in front of their townhomes. Chairman Kocon closed the public hearing. He pointed out that if the Zoning Text Amendment is approved, the proposal would still require a Special Use Permit. A Zoning Text Amendment would still allow townhomes to be built on the property. The Commission is not considering the proposal specifically, but rather, a Zoning Text Amendment. Commissioner Siess said she isn't comfortable applying the proposed amendment to all townhouse areas. She feels the facility is more of a business use than residential. She also feels there is a fundamental economic need for townhomes. Page 2 of 7 Planning Commission February 10, 2016 Commissioner Collins noted he also struggles with making one change that affects other areas throughout the City. He feels there are other options for the development. Commissioner Fletcher suggested the issue of the Zoning Text Amendment may be better addressed as part of the Comprehensive Plan update. She would rather see more flexibility in adding the senior care living uses to an existing zone rather than creating a separate unique zone for them. Chairman Kocon pointed out the neighborhood arguments have been excellent specific to the site, but he feels a Zoning Text Amendment would be appropriate even if the development as proposed may not achieve a Special Use Permit. Any proposal would have to come back before the City. Commissioner Siess argued that businesses are inappropriate for the middle of residential neighborhoods. Chairman Kocon reiterated that any specific proposals would need to be individually approved. Commissioner Lauer remarked that the site -specific arguments from the neighborhood make a lot of sense, but he would like more flexibility in the zoning to allow the City to react to changing needs. He values the diversity of having an older and younger population mix in a neighborhood. Motion by Commissioner Lauer, seconded by Commissioner Fletcher, to recommend to the Council to approve the Zoning Text Amendment to allow for Senior Care Living Facilities in the TH District. Motion passed 3-2, with Commissioners Siess and Collins voting nay. Case No. 2016-07 Request for Variance for 24' x 24' two -car garage in northeast corner of property, located at 803 Willard Street West. Jeff Polacek, owner, and Alex Polacek, applicant. City Planner Wittman explained the request. Alex Polacek is requesting a 15' variance to the required 30' front yard setback for a garage. The property is for sale and the future buyer wishes to demolish the existing garage and replace it with a new two -car garage. The new garage would be 7 feet further back from the street than the existing garage, but still would be only 15' from the property line so it would not conform to the zoning setbacks for garages in the district. Staff finds no unique circumstances or practical difficulty, and recommends denial. Alex Polacek noted the reason she wants the new garage to be closer to the street is that placing the garage further back on the lot would eliminate the only safe, private yard space for pets and children. There is no other feasible spot due to distance to other homes. Commissioner Siess commented that 15 feet is a large variance. She asked if the applicant has considered other alternatives. Ms. Polacek restated that the only alternative is to build the new garage in the back corner of the lot, thus eliminating the only safe, private yard space. She also would like to maintain safe access from the garage to the home; she wants to avoid increasing this distance. Chairman Kocon opened the public hearing. There were no public comments. The public hearing was closed. Page 3 of 7 Planning Commission February 10, 2016 Commissioner Fletcher said she struggles with granting the variance because it can't be proven that there is no alternative. Commissioner Lauer pointed out that there is room to construct the garage without a variance. Chairman Kocon remarked that he has a three -car garage that is 20' x 30' and he manages to get a boat and two cars in it. A two car garage could be 20' x 20'. So if the garage were 4' shorter, the applicant could shorten the variance; if it were 6' shorter, it would line up with the front of the house. He feels the variance isn't justified and there are alternatives. Commissioner Collins noted that the current garage sticks way out. If it were moved farther back behind the house, he could support that, but he is uncomfortable with the current request. Motion by Chairman Kocon, seconded by Commissioner Collins, to recommend to the Council to deny the variance for a 24' x 24' two -car garage in the northeast corner of the property located at 803 Willard Street West. All in favor, 5-0. Case No. 2016-09 Request for Special Use Permit for Sleep Center, located at 850 Churchill Street West. Lakeview Health Systems, owner and Keith Messinger, applicant. City Planner Wittman reported that the applicant is requesting a new Special Use Permit to allow for the conversion of the existing hospital office building into a sleep study center with four bedrooms. The facility would be open six days a week and employ no more than six staff members each day. An estimated total of 10-12 patients would be seen each day with a maximum of four patients to be onsite at night. The existing SUP approved in 2013 prohibits use of the structure for patient related care functions. Ms. Wittman stated she had fielded concerns from three property owners Staff recommends approval with ten conditions. Commissioner Siess asked why the prohibition on patient related functions was part of the original SUP. Ms. Wittman replied there has been a general concern from neighbors about the hospital business encroaching further into the neighborhood. Ted Wegleitner, President & CEO of Lakeview Hospital, explained that the need for sleep studies and treatment of sleep disorders has grown substantially. The current two -bed sleep center is not large enough to meet demand and there is no other space in the hospital to expand. The proposed four bed center would allow an additional 145 patients to receive treatment each year. He explained that the HVAC system will be a special quiet unit surrounded with special dampening to ensure it is under minimum levels. Traffic is anticipated to be less with the sleep center than the present office use. Lakeview has no intention of expanding beyond its current footprint. Noise will be tested to ensure compliance. Signage will be worked out with the Heritage Preservation Commission. Laundry and other deliveries will happen during business hours. He summarized the benefits to the community. Chairman Kocon pointed out that the staff report includes a statement that laundry services will use a side service door and happen at 5:30 a.m. Mr. Wegleitner responded that the hospital will ensure laundry delivery happens during regular business hours, no earlier than 7:30 a.m. nor after 4:30 p.m. Patients leaving to go home after a night study would leave around 6:30 a.m. Chairman Kocon said he would like to see a stipulation that patients be released no earlier than 6:30 a.m. Page 4 of 7 Planning Commission February 10, 2016 Commissioner Collins asked how the existing sleep rooms at the hospital will be used. Mr. Wegleitner replied they will be call rooms for staff who are on call. Dr. Ucer, Medical Director of the Sleep Lab at Lakeview Hospital, informed the Commission that sleep problems are epidemic. The end of the study time varies - some patients have to keep regular work hours so they may leave the facility before 6:30 a.m. Asked by Chairman Kocon to address anticipated noise levels, project engineer Terri Ulrick, BWBR Architects, said the HVAC will run at 61 DBA, but its enclosure will make it 46 DBA. To compare, home condenser air conditioner units usually run at 61 DBA; 46 DBA is comparable to the noise level heard in a normal office area. Chairman Kocon opened the public hearing. Ernie Preimesberger, 819 West Abbott Street, stated that the hospital has been a great neighbor, but he has concern about noise levels since the blower would face his bedrooms. He asked what guarantees there are that this will not cause problems for him. Anthony Beyer, 904 Churchill Street West, said he is opposed to the amendment. He reflected that the current SUP prohibited patient care on the site to make it more palatable to neighbors and the Commission. He feels that incremental changes to the neighborhood are being made, and the facility is not suitable for this location because of concerns about light pollution, signage, and hours. Chairman Kocon closed the public hearing. Commissioner Siess asked if the hospital changed the services to be provided at this location, would they be required to come back to the Commission? Ms. Wittman responded that sleep study services would be the only patient care services allowed under the SUP - this is one of the staff -recommended conditions. The SUP would not be transferrable to another facility without prior consent. Commissioner Collins asked about lighting. Ms. Wittman shared that no additional lighting has been proposed. A condition may be added stating that no additional lighting fixtures would be allowed. Commissioner Fletcher noted the residents have raised good concerns, which have mostly been addressed by the applicant. She feels comfortable that the SUP is headed in the right direction. Commissioner Siess commented that she struggles because she remembers when the original SUP for the building was considered. She is concerned about growing encroachment into the residential area. Chairman Kocon said he doesn't see it as an encroachment because the building is already there and the Commission is simply looking at a different use. It should be made clear that if approved, patients would be expected not to be leaving the facility at ungodly hours, with few exceptions. Commissioner Siess clarified that encroachment is the placement of business, any type of business, into the residential area. Motion by Commissioner Fletcher, seconded by Commissioner Lauer, to recommend to the Council that the Special Use Permit for a Sleep Center, located at 850 Churchill Street West, be approved with conditions recommended by staff, and with the following additional conditions: a) lighting fixtures must Page 5 of 7 Planning Commission February 10, 2016 provide a complete cut-off so the bulb/source of light cannot be seen off the property, and at the property lines, the illumination must be engineered to be zero lumens; b) laundry services shall be limited to 7:30 a.m. -4:30 p.m.; and c) prior to the release of a Certificate of Occupancy, verification of compliance with the noise ordinance provisions shall be submitted to the City upon installation of the exterior mechanical equipment. Equipment not in compliance with the City's nuisance regulations shall be rectified. Motion passed 4-1 with Commissioner Siess voting nay. NEW BUSINESS There was no new business. UNFINISHED BUSINESS Case No. 2016-04 Request for adoption of new regulations pertaining to parking vehicles on yard areas. City of Stillwater, applicant. City Planner Wittman provided background and reviewed proposed code amendments as detailed in the staff report. Chairman Kocon opened the public hearing. Douglas Isackson, 2821 Icerose Lane, asked for interpretation of the ordinance as relates to a concrete slab beside his garage. Ms. Wittman said that as drafted, the code states that any nonconformance would be allowed to be maintained, so he may continue to park his trailer there. Rob SanCartier, 216 Owens Street South, stated he believes efforts are being made to stop Stillwater residents from working on vehicles in their driveways to make financial ends meet, and also to ban motorhomes, boats and RVs from driveways and yards in Stillwater. These items are the focus of family activities; renting storage for the items would put them out of reach for many families. He presented a petition requesting that the City allow residents to continue to have and work on these items. He asked the Commission to reconsider its position on the yard parking ordinance. Sheldon Wendorf, 521 West Maple Street, stated he has been parking trailers here all his life and for four generations back. He asked for clarification about parking items on driveways. Ms. Wittman stated residents would be allowed to maintain an existing parking pad. Dennis Lanoux, 617 West Wilkins Street, noted he has a nonconforming driveway and no parking pads. He can't afford to put pads under his boat and trailer. He feels the ordinance will devalue his property and make it harder for him to sell it. He feels residents should be able to put a boat or trailer in their backyard. It would cost $150/month to store his boat offsite. Putting in a pad would ruin old trees and be cost prohibitive. He urged the Commission to think about the negative impacts on the community. Ms. Wittman clarified that under this ordinance, he would be allowed to park his boat and RV in the rear yard, as the ordinance applies only to front and side yards. Dan Henkel, 717 Linden Street, told the Commission he was relieved to hear City Planner Wittman's clarification. He reminded the Commission to consider other parts of the City code which could limit the number of vehicles. He would hope that gravel or rock surfaces are allowed, as young families can't afford to put a 30 x 16' cement in their yard. Ms. Wittman addressed concerns about the number Page 6 of 7 Planning Commission February 10, 2016 of vehicles, saying that newly constructed homes must have a minimum of two off-street parking spaces. Chairman Kocon closed the public hearing. Commissioner Collins noted this has been a long process resulting in a minimalistic approach. He feels the steps taken have been good and supports the current draft ordinance. Commissioner Siess noted that she and Commissioner Hansen had reservations about the permit process. She is not in support of requiring a permit if it is going to be more burdensome for staff. Chairman Kocon countered that permits are needed to regulate the process and ensure projects are done right. Commissioner Fletcher reminded the audience that the draft ordinance will go to the Council for more discussion and action. She feels comfortable with the draft ordinance. Motion by Commissioner Lauer, seconded by Commissioner Collins, to recommend to the Council to approve the draft ordinance pertaining to parking vehicles on yard areas. All in favor, 5-0. STAFF UPDATES There were no staff updates. ADJOURNMENT Motion by Commissioner Siess, seconded by Commissioner Fletcher, to adjourn the meeting at 9:56 p.m. All in favor, 5-0. Respectfully Submitted, Julie Kink Recording Secretary Page 7 of 7 liwater " H k S. F1 1 H P 1 k C F OF MINNESOTA PLANNING COMMISSION MEETING DATE: APPLICANT: REQUEST: March 9, 2016 CASE NO.: 2016-08 Nik Hawley, Performance Pools, representing Dereck Paton and Kelley Mathre, property owners Consideration of a Variance to City Code Section 31-354 Subd. 5, to allow for the construction of an in -ground swimming pool in the side yard area of the property located at 655 Newman Trail ZONING: TR, Traditional Residential COMP PLAN DISTRICT: LDR, Low Density Res. PREPARED BY: Abbi Jo Wittman, City Planner REQUEST Nik Hawley, representing property owners Dereck and Kelley Paton have applied for a variance to construct a swimming pool on their property. While the property owners are proposing to construct the pool and appurtenances behind their residence, City Code Section 31-354 Subd. 5 indicates all swimming pools or appurtenances thereto shall be located in the rear yard at a distance of at least ten feet from any property liner. As the property is located on the corner, or at the intersection of two streets, the property does not have a true rear yard. PUBLIC COMMENT The City received comments from John and Tracy Abbott, 715 Liberty Court, who are opposed the issuance of a variance. A copy of their comments are attached for the Commission's review. 131-101-180. indicates yard/rear means an open, unoccupied space on the same lot with a main building, between the rear line of the building and the rear line of the lot and extending the full width of the lot. 31-101-181. indicates yard/side means an open, unoccupied space on the same lot with the main building situated between the building and the sideline of the lot and extending from the front yard to the rear yard. Any lot line not a rear line or a front line shall be deemed a [side yard] lot line. APPLICABLE REGULATIONS AND ANALYSIS The purpose of the variance is to "...allow variation from the strict application of the terms of the zoning code where the literal enforcement...would cause practical difficulties for the landowner." In addition to the requirements, below, Section 31-208 indicates "[n]onconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance" and "...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 31-208 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. The applicant must demonstrate that: The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The requirement to allow for pools in the rear yard is to prevent them from being installed in the front of residences and thereby disrupting the traditional front -yard pattern of neighborhoods. The variance is consistent with the comprehensive plan. There are no application elements in conflict with the comprehensive plan. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; The addition of a pool to a residential property is reasonable. The owner has proposed situating the pool in a location that is behind the house, behind the front line of the garage, and outside of the 15' setback area for houses on corner lots. Additionally, the property owner is proposing the installation of the pool, pool appurtenances (including associated retaining walls), and all pool equipment outside of the recorded scenic/conservation easement area required as a part of the Liberty Planned Unit Development (PUD) open space requirements. Case No. 2016-08 (655 Newman Trail) CPC: March 9, 2016 Page 2 of 4 The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and As the application notes, the property is an irregularly shaped lot, situated at the intersection of Newman Trail and Liberty Court. The two streets do not meet in a typical 90 degree fashion, which is what is preventing the property from having a traditional rear lot line and, subsequently, rear yard line. The variance, if granted, will not alter the essential character of the locality. This home, along with three others addressed off of Reunion Road, have the back of their home facing Liberty Court. While the development plan includes the installation of 4' retaining walls on the property, all properties with their backside to Liberty Court have retaining walls. While this property does not have vegetation to help screen the improvements, and although the applicant has submitted a landscaping plan, minimal vegetation has been proposed for the southwest side of the new improvements. With appropriate screening of the pool, the essential character of the locality will not be altered. ALTERNATIVES The Planning Commission has the following options: 1. Make findings practical difficulties do exist for the property owner and approve a variance to Section 31-354 Subd. 5, allowing for the pool to be located behind the residence, in a side yard area, located at 655 Newman Trail, 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: a. Plans shall be substantially similar to those on file with the Community Development Department's Case No. 2016-08 and dated as February 17, 2016. b. Landscaping improvements shall be made adjacent to the improvements on the exterior side yard area. An updated landscaping plan shall be submitted and approved by the City as part of the building permitting process. The landscaping plan shall detail location, size and type of vegetative material proposed to help screen the improvements from adjacent properties. c. A building permit shall be reviewed and approved prior to exterior alterations. d. A grading permit shall be obtained as part of the building permitting process. e. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. 2. Make the findings practical difficulties have not been established and deny the variance. Case No. 2016-08 (655 Newman Trail) CPC: March 9, 2016 Page 3 of 4 3. Table the application and request additional information. FINDINGS AND RECOMMENDATION On the basis the application is in harmony and intent of the zoning ordinance, consistent with the comprehensive plan and the applicant has established practical difficulty, staff recommends conditional approval of a variance City Code Section 31-354 Subd. 5, to allow for the construction of an in -ground swimming pool in a side yard area on the property located at 655 Newman Trail. ATTACHMENTS Site Location Map Narrative Request and Coverage Calculations (3 pages) Site Plans (3 pages) Landscaping Plan Public Comments: Abbott (9 pages) Case No. 2016-08 (655 Newman Trail) CPC: March 9, 2016 Page 4 of 4 0 ilwa ter The Birthplaca of Minnesota 655 Newman Trail Site Location Subject Parcel 0-- Municipal Boundary Parcel Boundaries 50 100 200 Feet ministfir Em=MMEI Lu.,,101,91••• •2111.1,•••=•••••••••••••••=•••••••mm•am••=1••••=••/ To whom this may concern, Lot 1, Block 3, Liberty on the Woodlands is an irregularly shaped lot. Swimming Pool setbacks for the city of Stillwater are 10' to concrete from the side and rear yard line, and pools are not allowed in a side yard. I have attached an email from City Planner, Abbi Wittman that notes the property does not have a "(defined) 'rear yard."' Given the uniqueness of the property, we are proposing to completely stay out of the side yard on the northeast face of the house (garage side). This proposed location would keep the swimming pool out of the immediate side yard of the corner lot, and completely in the assumed rear yard or "rear of the house. " The neighboring property at 725 Reunion Rd, has a constructed swimming pool. Although the legal descriptions of the two properties may differ, there is a similar look and feel to the lots. This can be seen through the areal picture and architectural drawings provided. The proposed project would maintain the look and feel of the design and landscaping currently within the neighborhood. Derek Paton has spoken with multiple neighboring residents that have stated no complaints to the proposed -swimming pool addition. The legal description of the lot (655 Newman Trail) may not allow for a swimming pool addition in the defined side yard. However, the proposed plans show the project fully being within the rear of the house to provide the most minimum variance while maintaining the essential character of the neighborhood. Sincerely, Derek Paton (resident) Kelly Mathre (resident) and Nik Hawley (Performance Pools representative) Abbi Wittman From: Abbi Wittman Sent: Wednesday, February 03, 2016 11:13 AM To: 'Nik Hawley' Cc: Quinn Williams Subject: RE: 655 Newman Trail Attachments: 1420_001.pdf; LOLTW Lot 1 BI 3.pdf Nik: As we discussed on the phone, there is a scenic and conservation easement on this property that staff neglected to advise you about when we started our discussions last year. This is common of all properties in the Liberty development as this was a way the neighborhood was able to achieve open space requirements for properties. I have attached the recorded easement as well as a the survey (approximately) depicting the easement area. As all improvements must be located outside of this area, we cannot consider the variance request until we have a site plan showing all improvements can be successfully installed without encroaching into the easement areas. This would include all proposed retaining walls, pool appurtenances as well as any other earth movement activities. Additionally, as a concern has been brought up regarding the drainage impact, I would advise you (though not necessarily required) to develop a drainage plan for the property to show you will not be negatively affecting the drainage patterns in this neighborhood; anything you can do (outside of the easement area) to improve drainage would be looked at favorably. Submission of updated materials will be accepted by February 19th at 4:30 pm for consideration by the Planning Commission at their regularly scheduled meeting in March. We will not be considering this item at the February Planning Commission meeting. Again, I am sorry for our oversight in the easement; we were only made aware of these during the last year. Please do not hesitate to contact me if you have questions. Thank you, Abbi Abbi Jo Wittman, City Planner 216 4th Street North, Stillwater, MN 55082 P: 651-430-8822 I F: 651-430-8810 www.ci.stillwater.irm.us The Birthplace of Minnesota 1 PERFORMANCE Name Address City Phone No. Performance Pool & Spa 1890 Wooddale Drive Woodbury, MN 55125 ( 651 ) 775 - 3940 Attn: Ken Ronsberg Impervious Surface Calculations PID 31-030-20-21-0025 Derek & Kelly Paton 655 Newman Trail Stillwater, MN 55082 ( 612 ) 462 - 2503 Lot 1 Block 3 Subdivision - Liberty on the Woodlands Total Lot Area = 14,885 House & Garage = 2,076 Driveway Porch Sidewalk 1,186 260 280 Current Coverage= 2,802 Proposed Pool Project Concrete Pool Deck = 682 Paver Pool Deck = 1,000 Fire Pit Pavers = 200 Pool Project = 1,882 O 3 3 c 3 m Current Coverage = 2,802 PoolProject = 1,882 Total Proposed = 4,684 Aprox. 31.5 % Please Call With any questions: Ken Ronsberg Lay -Out Engineer PPS ( 651 ) 775 - 3940 x ai PltNEERengineering CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive, Mendota Heights, MN 55120, Phone: (651) 681 1914 Fax: (651) 681 9488 - Pioneereng.com Certificate of Survey for: HORWATH CONSTRUCTION ADDRESS: NEWMAN TRAIL, STILLWATER, MN BUYER: MODEL: ELEVATION: 936.6 935.9 Q LOT AREA =14,886 SQ FT HOUSE AREA =2,324 SQ FT 9 938.Q337.6 /35.7 944.4 x 943.6 x 944.2 943.5 x H,DU SE /9: , .. 942.8 943.4 BENCH MARK: TOP NUT HYDRANT NEWMAN & REUNION ELEV.=943.91 5.4 934.2 '• 7i 932.5 la"/"�� L 928.9 REVISED 9/24/09 GRADING AS -BUILT 92a6 NOTE: ADD BRICK LEDGE AS REQUIRED NOTE: GRADING PLAN BY WESTWOOD LAST DATED 1/30/04 WAS USED TO DETERMINE THE PROPOSED ELEVATIONS SHOWN ON THIS CERTIFICATE. NOTE: PROPOSED BUILDING DIMENSIONS SHOWN ARE FOR HORIZONTAL LOCATION OF STRUCTURES ON THE LOT ONLY. CONTACT BUILDER PRIOR TO CONSTRUCTION FOR APPROVED CONSTRUCTION PLANS. NOTE: NO SPECIFIC SOILS INVESTIGATION HAS BEEN PERFORMED ON THIS LOT BY THE SURVEYOR. THE SUITABIUTY OF SOILS TO SUPPORT THE SPECIFIC HOUSE PROPOSED IS NOT THE RESPONSIBILITY OF THE SURVEYOR_ NOTE: THIS CERTIFICATE DOES NOT PURPORT TO SHOW EASEMENTS OTHER THAN THOSE SHOWN ON THE RECORDED PLAT. NOTE: CONTRACTOR MUST VERIFY DRIVEWAY DESIGN. NOTE: BEARINGS SHOWN ARE BASED ON AN ASSUMED DATUM HOUSE ELEVATIONS 924.0 \cn r 923.2 LP} I .1 -< '222.0 1 C 921.9 �CO 9z1.9� 921.6 ` a2r 921.1 1 921..2 \9215 220 }21.s \922.5 : (PROPOSED) /ASBUILT TOP OF FOUNDATION ELEV. : (947.3) GARAGE SLAB ELEV. ® DOOR : (937.2) 937.5 X 000.00 DENOTES EXISTING ELEVATION ( ODD.00 ) DENOTES PROPOSED ELEVATION - - DENOTES DRAINAGE AND UTIUTY EASEMENT DENOTES DRAINAGE FLOW DIRECTION -I- DENOTES SPIKE DENOTES ELEVATION ON I 000.o I DENOTES EMERGENCY OVERFLOW WE HEREBY CERTIFY TO HORWATH CONSTRUCTION THAT THIS IS A TRUE AND CORRECT REPRESENTATION OF A SURVEY OF THE BOUNDARIES OF: LOT 1, BLOCK 3, LIBERTY ON THE LAKE THE WOODLANDS WASHINGTON COUNTY, MINNESOTA IT DOES NOT PURPORT TO SHOW IMPROVEMENTS OR ENCROACHMENTS, EXCEPT AS SHOWN, AS SURVEYED BY ME OR UNDER MY DIRECT SUPERVISION THIS 3'ST DAY OF OCTOBER, 2007. REVISED: 11-8-07 SCALE : 1 INCH = 30 FEET '0011 107198000 MTWx4 NOTE: STAKE 3-5-08 RESTAKE-NEW HOUSE PLANS 9-24-09 GRADING AS -BUILT SIGNED: BY: PIO,IEER ENGINEERING, P.A. 1 z Peter J. Hawkinson License No. 42299 Received Received FEB 1 7 '"016 Community Development Department ,r16 Prepared By: Performance Pool & Spa 2405 Annapolis Lane Plymouth, MN 55441 (651) 775 - 3940 (651) 731 - 8372 Fax Attn: Ken Ronsberg Kenronsberg a(7Comcast.net Home Owner : Derek & Kelly Paton 655 Newman Trail Stillwater, MN 55082 ( 612) 462 - 2503 Lot - 1 Block - 3 Subdivision -14,887 Sq Ft Liberty on the Woodlands PID 31-030-20-21-0025 Pool Dimensions Width X Length Pool (18X36 ) Deck ( 28 X 46 ) ( 955.35 ) Denotes Proposed Elevation X 955.35 Denotes Existing Elevation Denotes Drainage Direction X X Denotes Silt Fence Scale -1 Inch = 20 Feet City Codes / Setbacks Principal - 5' Water Side - 10' Concrete Rear - 10 ' Concrete Equipment - 10' LL 25' AS Fence - 4 ' Tall Septic -10' Water Well - 20 ' Water Grainfield - 20 ' Water Prtanoosed Retaining Wall TOW 941.00 BOW 937.00 u.1 Existing Walls To Be Removed 5 942;20 X 1 Porch Porch HOUSE 27.99b 171 24.99 - Im X 937.24 Paver Patio 0 GARAGE GFE = 937.20 Drain Tile N- )9339.56 - _ 93723X Proposed Pogo - } 18X36 Proposed Elevation ( 937.00) M 7 935.91 X!• re Mega-Arbel Power Peal Deck Extension 00 Wall Extension Pool Equipment 10 DRIVEWAY X937;204' Wide Gate/ Self-closing/Self atching/Lockable 2X 10 Proposed Reta)nirt Wall, TOW 937.00 BOW 933.78' O 4 10 Boulders = Tall Decorative Aluminum Fence Ecsring Re ining Mawr Wall Received FEB 1 7 9ri15 luew:ueda0 luewdolana0 ,(tlunwwoD / / / / / / N / N \ / / / / / / / / / / NAZ co. 61 4' Wide Gate/ Se-g/Se chi ///\\ /.: 4O J \i,. a ."- ��`� f 0 • / Propoosed Retaining TOW 941.00 OW 937.00 Existing Walls }%,1 To Be Removed !°� 0 Existing Modular Walls Be Removed Porch Porch HOUSE GARAGE GFE = 937.20 to 937.23)(1 '� Poloposed Pnnlf 3 Pro pos d Elevation ( 937.00) X9r7,20 935,91' Belgard Mega-Arbel • weer Pool Deck Extension (Wall Extension Pool Equipment 6�lleg srodo Well F f 10 DRIVEWAY d4' Wide Gate/ Sel€ cl ng/Self P op g rto5N Sag eta TOW 937.00 / BOW 933.78 Tail Decorative Aluminum Fence Edleeng petefning Block Wall I 10 atching/Lockable 2X Wuaw4edep 3uewdoIeAoO ,(llunwwo3 910c peAl0381,3 pi I - co ttP gQNAS6 y�ttiD O0l«OV an/C M'1f.1U fJ .44-1)utPA L 96T ,1 l' o r f z+7E'R ,jItt'L f12E i LI UI I L-roN Sm.-PS (o m(Nx) t3U2r1��U Y,JSN y(k 2� 'rOGRest iL It., LANDSCAPE .� X tY OWNED AND OPERATED cgt.tryr; Z) a� 6y f 'LT WO- Orli bR+w TRA Pou riG '321 Broady ,riy'\+c Suite 5 Si Paul MN 53u,1 Iandactpesunlimiiedmn coin 051 216 �Ss3 T¢ytu¢ev� r �I X:5431 -500°1- (seem`' ;Wp Qt7`-7/ QGd 1I aaep CO1..1e T' 1 L boo , ,I GA i1= (,R>raN V1/1114 I7_1' `iZ+Nv6- I+ N'PLp,r/T 5P( )- 0�2ivauAy ram_pStorlt- r'" ` stPP(Mtr'S touLDe-R, 'VJOLl_l.. Derek Paton & Kelly Mathre 655 Newman Trail Stillwater, MN 55082 Date: February 10, 2026 Scale: 1" — 8' Designer: Jeff Ondrusik Received February 28, 2016 Abbi Jo Wittman, City Planner 216 4th St N Stillwater, MN 55082 Dear Members of the Stillwater Planning Commission, F E B 2 9 2016 Community Development Department This letter is regarding the proposed variance for a pool installation at 655 Newman Trail. We are neighbors residing at 715 Liberty Court directly across the street from the proposed project. We oppose the issuance of the variance on the subject property for several reasons. As stated in Stillwater Municipal Code Section 33-2. Subd. 13., "Location. All swimming pools or appurtenances must be located in the rear yard at a distance of at least ten feet from any property line." This proposed pool does not meet these requirements as the subject property does not have a backyard with a rear lot line but rather an extended side yard. It is clear that the code meant to prevent the exact project proposed on the subject property. The code expects that pools will be located away from city streets and away from the front yards of neighboring • households. Also, the elevation of the proposed project relative to neighboring properties needs to be considered. Because the subject property is at an elevation higher than the houses directly across from its side yard, the proposed pool and deck will be right outside our second story bedroom windows. From these windows, we will look directly down into the pool/patio area. This will create privacy issues for the subject property residents as well as noise issues for our front bedrooms and office. The proposed project fails the test set out in municipal code section 31-208(d). First, Stillwater Municipal Code Section 31-208 (d)(3)(iii) states that a variance may be granted if the variance will not "alter the essential character of the neighborhood." A variance in this case would substantially alter the essential character of the neighborhood by creating a view from our front yard of a large retaining wall several feet above street level with a four foot fence on top. The street view would look like a commercial area or an enclosed bar patio rather than a residential side yard. Also, it would create additional noise to any property across the street as the elevation of the pool along with surrounding mass of hard surface, pool equipment and house would amplify any sound from the proposed project area straight into the front windows of our house, most importantly, the upper bedroom windows. Second, in granting variances, Stillwater Municipal Code Section 31-208(f) states that "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." The proposed project will substantially alter the essential character of the neighborhood because of its distance from the street, its elevation and its proximity to neighboring residences. The variance for the pool at 725 Reunion Road does not set a precedent which requires the commission to grant a pool at the subject property. Further, the properties are substantially different in character. The pool at 725 Reunion road is 50 feet from the street, whereas the proposed pool at the subject property would be 26 feet from the street. Lastly, the lots varies in size and orientation as 725 Reunion Road is .459 acres, has two side lot lines along with a rear lot line and is oriented in such a way that the pool is away from the street and at a higher elevation than street neighbors allowing for adequate screening from street views. The subject property has only two side lot lines, is a very small 1 irregularly shaped .34 acres with its entire side yard at such a distance and elevation from the street which makes it difficult to obtain proper screening views from street neighbors. While we are glad that our neighbors would like to improve their property, we feel that this is not the right project for our neighborhood. Aesthetically, the proposed project takes a residential yard with grass and trees and turns it into a massive hard surface. We have the following concerns regarding this proposed project: 1. The first time we heard about this project was when we received notice from the City of Stillwater of a variance hearing which was to take place the following week. 2. There is no elevation showing exactly how high the retaining wall will be in. front of our house. Looking at the elevation change, it could be ten feet. No consideration is given for views from neighboring houses across the street. 3. Views from up and down the street will be substantially altered by the addition of a three or more foot retaining wall topped with four foot fence directly adjacent to the street. 4. There is no plan for screening the project from neighboring properties across the street. The pool equipment is as close to the front of the neighboring houses as possible and as far away from the subject residence as possible. There is no plan to screen the pool equipment or deal with the noise from it. 5. It will make our house more difficult to sell. Future buyers will not like seeing a pool with large retaining wall and fence directly adjacent to the street. Every front view out of our house will now be looking at a pool with its surrounding hardscaping or a big retaining wall topped with a fence. 6. Major math error on impermeable calculation. Current calculation shows 31.5% impermeable surfaces but math error neglected to add one thousand square feet which makes the impermeable area 38.2%. Adding in the pool surface itself brings the area to 42.4%. Almost the entire yard area behind the house will be hardscape or contain the pool. This is not fitting with the neighborhood. 7. Construction noise and staging. All of the heavy equipment and hauling of materials will happen on the street right in front of our house. This street is very narrow and difficult to navigate if any cars are parked on it. How will the neighbors access their properties with construction vehicles present? 8. Noise from pool use. All sounds from the subject property's side yard travels directly to our front bedroom and office windows. Pools with people in them are loud and the sound will be further amplified by the hardscaping surrounding the pool and the house adjacent to the pool. The elevation of the project is directly outside of our upper level bedroom windows. Thank you for your consideration. If you have any questions, you may contact us at 651-747-6855. Sincerely, f Tracey Abbott, MN Attorney #299169 Resident at 715 Liberty Court 2 John ' bbott, Architect, AIA Resid nt at 715 Liberty Court Received PERFORMANCE !s!r'�7•�i[ �� r Name Address City Phone No. FEB 29 2016 Community Development Department Performance Pool & Spa 1890 Wooddale Drive Woodbury, MN 55125 ( 651) 775 - 3940 Attn: Ken Ronsberg Impervious Surface Calculations PIO 31-030-20-21-0025 Derek & Kelly Paton 655 Newman Trail Stillwater, MN 55082 (612)462-2503 Lot 1 Block 3 Subdivision - Liberty on the Woodlands Total Lot Area = 14,885 House & Garage = 2,076 Driveway 1,186 Porch = 260 Sidewalk - 280 Current Coverage= 2,802 Proposed Pool Protect Concrete Pool Deck = 682 Paver Pool Deck = 1,000 Fire Pit Pavers = 200 Pool Project = 1,882 root. tovit r d = 4'48 2t530 - , A‘Dw G14 t Please Call With any questions: Ken Ronsberg Lay -Out Engineer PPS ( 651 ) 775 - 3940 Current Coverage = 2,802 3$4)2` PoolProjeci wN.,. M = 1,882„ Total Proposed = 4,684 I'd; ` Aprox. 31.5 % b tow. r. Co ,3" c.o-t/CttLV yz,5'% view from our from door Received FH 2 9 2016 Community Development Department 2 view from our front walk Received 16 Community Development Department 3 view from upper level bedroom Received FEB 2 9 2016 Community Development Department 4 view from upper level bedroom #2 Received FEB 2 9 2016 Community Development Department 5 rear yard of 725 Reunion Road at center Received Community Development Department 6 Received February 28, 2016 Abbi Jo Wittman, City Planner 216 4th St N Stillwater, MN 55082 Dear Members of the Stillwater Planning Commission, F E B 2 9 2016 Community Development Department This letter is regarding the proposed variance for a pool installation at 655 Newman Trail. We are neighbors residing at 715 Liberty Court directly across the street from the proposed project. We oppose the issuance of the variance on the subject property for several reasons. As stated in Stillwater Municipal Code Section 33-2. Subd. 13., "Location. All swimming pools or appurtenances must be located in the rear yard at a distance of at least ten feet from any property line." This proposed pool does not meet these requirements as the subject property does not have a backyard with a rear lot line but rather an extended side yard. It is clear that the code meant to prevent the exact project proposed on the subject property. The code expects that pools will be located away from city streets and away from the front yards of neighboring • households. Also, the elevation of the proposed project relative to neighboring properties needs to be considered. Because the subject property is at an elevation higher than the houses directly across from its side yard, the proposed pool and deck will be right outside our second story bedroom windows. From these windows, we will look directly down into the pool/patio area. This will create privacy issues for the subject property residents as well as noise issues for our front bedrooms and office. The proposed project fails the test set out in municipal code section 31-208(d). First, Stillwater Municipal Code Section 31-208 (d)(3)(iii) states that a variance may be granted if the variance will not "alter the essential character of the neighborhood." A variance in this case would substantially alter the essential character of the neighborhood by creating a view from our front yard of a large retaining wall several feet above street level with a four foot fence on top. The street view would look like a commercial area or an enclosed bar patio rather than a residential side yard. Also, it would create additional noise to any property across the street as the elevation of the pool along with surrounding mass of hard surface, pool equipment and house would amplify any sound from the proposed project area straight into the front windows of our house, most importantly, the upper bedroom windows. Second, in granting variances, Stillwater Municipal Code Section 31-208(f) states that "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." The proposed project will substantially alter the essential character of the neighborhood because of its distance from the street, its elevation and its proximity to neighboring residences. The variance for the pool at 725 Reunion Road does not set a precedent which requires the commission to grant a pool at the subject property. Further, the properties are substantially different in character. The pool at 725 Reunion road is 50 feet from the street, whereas the proposed pool at the subject property would be 26 feet from the street. Lastly, the lots varies in size and orientation as 725 Reunion Road is .459 acres, has two side lot lines along with a rear lot line and is oriented in such a way that the pool is away from the street and at a higher elevation than street neighbors allowing for adequate screening from street views. The subject property has only two side lot lines, is a very small 1 irregularly shaped .34 acres with its entire side yard at such a distance and elevation from the street which makes it difficult to obtain proper screening views from street neighbors. While we are glad that our neighbors would like to improve their property, we feel that this is not the right project for our neighborhood. Aesthetically, the proposed project takes a residential yard with grass and trees and turns it into a massive hard surface. We have the following concerns regarding this proposed project: 1. The first time we heard about this project was when we received notice from the City of Stillwater of a variance hearing which was to take place the following week. 2. There is no elevation showing exactly how high the retaining wall will be in. front of our house. Looking at the elevation change, it could be ten feet. No consideration is given for views from neighboring houses across the street. 3. Views from up and down the street will be substantially altered by the addition of a three or more foot retaining wall topped with four foot fence directly adjacent to the street. 4. There is no plan for screening the project from neighboring properties across the street. The pool equipment is as close to the front of the neighboring houses as possible and as far away from the subject residence as possible. There is no plan to screen the pool equipment or deal with the noise from it. 5. It will make our house more difficult to sell. Future buyers will not like seeing a pool with large retaining wall and fence directly adjacent to the street. Every front view out of our house will now be looking at a pool with its surrounding hardscaping or a big retaining wall topped with a fence. 6. Major math error on impermeable calculation. Current calculation shows 31.5% impermeable surfaces but math error neglected to add one thousand square feet which makes the impermeable area 38.2%. Adding in the pool surface itself brings the area to 42.4%. Almost the entire yard area behind the house will be hardscape or contain the pool. This is not fitting with the neighborhood. 7. Construction noise and staging. All of the heavy equipment and hauling of materials will happen on the street right in front of our house. This street is very narrow and difficult to navigate if any cars are parked on it. How will the neighbors access their properties with construction vehicles present? 8. Noise from pool use. All sounds from the subject property's side yard travels directly to our front bedroom and office windows. Pools with people in them are loud and the sound will be further amplified by the hardscaping surrounding the pool and the house adjacent to the pool. The elevation of the project is directly outside of our upper level bedroom windows. Thank you for your consideration. If you have any questions, you may contact us at 651-747-6855. Sincerely, f Tracey Abbott, MN Attorney #299169 Resident at 715 Liberty Court 2 John ' bbott, Architect, AIA Resid nt at 715 Liberty Court Received PERFORMANCE !s!r'�7•�i[ �� r Name Address City Phone No. FEB 29 2016 Community Development Department Performance Pool & Spa 1890 Wooddale Drive Woodbury, MN 55125 ( 651) 775 - 3940 Attn: Ken Ronsberg Impervious Surface Calculations PIO 31-030-20-21-0025 Derek & Kelly Paton 655 Newman Trail Stillwater, MN 55082 (612)462-2503 Lot 1 Block 3 Subdivision - Liberty on the Woodlands Total Lot Area = 14,885 House & Garage = 2,076 Driveway 1,186 Porch = 260 Sidewalk - 280 Current Coverage= 2,802 Proposed Pool Protect Concrete Pool Deck = 682 Paver Pool Deck = 1,000 Fire Pit Pavers = 200 Pool Project = 1,882 root. tovit r d = 4'48 2t530 - , A‘Dw G14 t Please Call With any questions: Ken Ronsberg Lay -Out Engineer PPS ( 651 ) 775 - 3940 Current Coverage = 2,802 3$4)2` PoolProjeci wN.,. M = 1,882„ Total Proposed = 4,684 I'd; ` Aprox. 31.5 % b tow. r. Co ,3" c.o-t/CttLV yz,5'% view from our from door Received FH 2 9 2016 Community Development Department 2 view from our front walk Received 16 Community Development Department 3 view from upper level bedroom Received FEB 2 9 2016 Community Development Department 4 view from upper level bedroom #2 Received FEB 2 9 2016 Community Development Department 5 rear yard of 725 Reunion Road at center Received Community Development Department 6 PLANNING REPORT MEETING DATE: January 13, 2016 CASE NO.: 2016-011 APPLICANT: David Wolf on behalf of Stillwater Country Club REQUEST: Consideration of an amendment to the Golf Course Club House Special Use Permit to allow for an outdoor grill and outside eating area to be located at Stillwater Country Club, 1421 4th Street North ZONING/ COMP PLAN DISTRICT: PROS - Parks, Recreation, and Open Space PREPARED BY: Abbi Jo Wittman, City Planner APPLICANT REQUEST The applicant is requesting an amendment to the Golf Course Special Use Permit to allow for an outdoor grill and outside eating area to be located at the Stillwater Country Club. The grill area would be placed on an existing patio under an existing 12' square pergola the applicant is designating as an outdoor kitchen area. The intent is to make outdoor food service available for members of the country club while they are mid -game, in efforts to reduce the amount of time players take for breaks. BACKGROUND City staff has defined this request as an amendment though no use permit exists for the club house. According to the country club records, the first club house on the property was an old army tent erected in 1925, though a permanent structure soon replaced the temporary facility. By 1937 the club conducted major improvements to the club house including new shutters and panels, as well as showers and locker space. Further improvements were made, including expansion, in 1941-1942. All of these actions occurred prior to the City's adoption of the modern zoning code. As such, no use permits were required. However, it was in 1979-1980 a complete deconstruction and reconstruction of the club house occurred. As the club house was a legal use, the City never required a Use Permit at that time. APPLICABLE REGULATIONS AND STANDARDS Municipal Code Section 31-207 indicates the following must be determined by the Planning Commission prior to the issuance of (or for an amendment to) a Special Use Permit: (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; Zoning Ordinance - Golf Course Club Houses are uses allowed in the PROS District by Special Use Permit and outdoor activities are common in this district. As the property owner is not proposing to have the outdoor grill open to the public, staff has determined there are no elements of the proposal in conflict with the Zoning Ordinance. The installation of the improvement will adhere to all district setbacks, coverage area restrictions and affects no changes to the parking calculations. Comprehensive Plan - The addition is not in conflict with the Comprehensive Plan. (2) Any additional conditions necessary for the public interest have been imposed. (3) As the outdoor grill will be designed to prepare and serve food to members of the country club, the City should impose a condition of approval that the building and health departments review and approve the plans prior to operating. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. As with most outdoor uses, there is always concern for noise and lighting. The applicant has indicated the outdoor grill cart would be utilized from 10am to 4pm, Saturday through Monday. The property owner is not proposing any changes to the outdoor amplification of noise nor the installation of additional lighting which would pose a detriment to the neighboring properties, which are located 200'+/- away. Furthermore, City Code Section 38-3, Noise Control and Regulation, indicates the property must conform to the L50 Standard noise provisions in residential districts: 60 dBA during the daytime and 50 dBA at night. ALTERNATIVES, FINDINGS, AND RECOMMENDATION The Planning Commission has the following options available: 1. Recommend that the City Council approve the Special Use Permit with the following conditions: i) The property owner shall secure the necessary building (including mechanical and plumbing), electrical, and health department permits prior to any operation of the outdoor grill and kitchen area. Case No. 2016-011 (1421 4th Street North) CPC: 3/9/2016 Page 2 of 3 ii) The project shall be completed according to the plans on file with the Community Development Department. 2. Recommend that the City Council deny the Special Use Permit. 3. Table the request for more information. Staff finds that if certain conditions are met, the proposed SUP amendment will conform to the Special Use Permit provisions. Therefore, staff would recommend the Planning Commission make a recommendation of conditional approval to the City Council. ATTACHMENTS Site Location Map (with older photo) Narrative Request Grill Cart Photos (3 pages) Grill Cart Specifications (1 page) Site Plan (1 page) Site Photos (4 pages) Case No. 2016-011 (1421 4th Street North) CPC: 3/9/2016 Page 3 of 3 0 The Birthplace of Minnesota 1421 4th Street North Stillwater Country Club Site Location CI Subject Parcel .0-- Municipal Boundary Parcel Boundaries 550 1,100 2,200 Tom Murphy Rick Shefchik Scott Faust Ed Simonet Gordy Handevidt Joel Olson President V. P. / Sports Secretary/Finance Finance / House Greens / Sports Greens / Sports STILLWATER COUNTRY CLUB 1421 North 4th Street; Stillwater, MN 55082 Phone: 651.439.7979 Fax: 651-439-2434 Email: officeAscceolf.com Abbi Wittman City Planner — Community Development Dept. 216 N. 4th Street Stillwater, MN 55082 February 12, 2016 Re: Outdoor Grill Station & Grill Cart: Jake Reinseth Vicki Weller Dave Kelley David Wolf Marlin Murphy Nick Haag Finance / Greens / Sports House / Greens Finance / House Clubhouse Massager Course Superintendent PGA Professional Stillwater Country Club is requesting approval from the Washington County Health Department and the City of Stillwater to license & operate an Outdoor Kitchen area on the west side of the current Clubhouse. Please find in this packet the Application forms and other pertinent details for the project. • Outdoor Kitchen Area o The area currently in place on the west side of the clubhouse is roughly a 12' x 12' area constructed of Brick with a Cedar Pergola above to shade the area. The height of the Pergola is approx. 9ft. This area has a gas line that has been run and will be tested by Young & Sons as required by the City Building Department. Electrical work to be completed by Linner Electric. Drawings and photos of the area are included in this packet. o Our goal is to utilize this Outdoor Kitchen throughout the golf season operating on a 7 month season and being closed for 5 months. Our intention is not to run this station everyday as we have an indoor kitchen, but to operate during favorable weather conditions on occasional weekdays, weekends and some tournaments as a way of providing Summer Grill Fare to our Members and their guests in an outdoor setting on our patio area. • Outdoor Grill Cart: o This area will house a Stainless Outdoor Grill Cart manufactured by Grill Carts of Colorado. A similar Grill Cart has been in operation at Eagle Valley Golf Club in Woodbury, MN. This one piece Grill Cart will contain a Grill, Refrigerator and Hand -washing sink. The detailed plans & drawing of the grill cart will note that the unit is NSF/ANSI Sanitation Certified and UL Listed. The Handwashing sink unit will contain a sink compartment with self-contained hot water system. Sneeze guards will also be in place. A metal flame retardant capri style awning with non-combustible paint will be amounted on four stainless steel awning poles that retract. For additional info, please see the attached spec sheet from Carts of Colorado. o The main types of food fare to be served from this outdoor grill area will be primarily Burgers, Brats, Steak Sandwich, Chicken Breast Sandwiches, Hot Dogs and the condiments that go with them. The Outdoor refrigerator will house a small quantity of items as needed during the open times and will be broke down & cleaned daily using proper sanitation methods. Product will be stocked as needed from our main indoor walk in cooler. Sanitation buckets for utensils will be provided on site. Proper food handling procedures will be followed. Thank you for your time and please let me know if I can be of further assistance! David Wolf — Clubhouse Manager, Stillwater Country Club — Email: officeAsccgolf.com Cell Phone 651-472-3412 C R SERVICE OR PARTS -CALL 1-800-227.8634 bUSTPSTD 2 E OU IP�T CUSTOM BL ILA 120 VOLTS 1 PHECT ICPL RAID : 12 Rips 1TEMN1- GRILL CART EOM 1. VERIFY AVAILABLE POWER ON STIE. Gum Ge- ARERDYEDiem DATE: Awning to be painted RAL 6005 w Zr ®OPRRATOR RLRYATIOR.• 25 CUSTOMER IS RESPONSIBLE FOR ALL HEALTH CODE APPROVALS rticTOM!R RLB✓ATION• $IDS RLRVATIOIA QUANTITYIt1RUIREP: 1 1.D. STAINLESS METAL STEEL RARE ERTOP ICOT 2. AITfN. EUBUM NCIRS EDGY CONSTRUCTION WITH METAL E%1EJ110R5 3. MMT T CASTERS. TWO CIE REV AND FOUR 4. ,r4) ,1RTj4NLE5T1 STYE- OOHOER T1OI 6. MICK RIEM CASTER SKIM S. LOCKING =RACE COMPARTMENT 7. STARLESS SIEFL DROP DECK a. SINK COMPARTMENT WITH SELF—CONTAINED WATER OYSTER IEEE S. OPEN STORAGE COMPARTMENT 10. FULL SERVICE SNEFZEOLARD WITH GLASS TOP SHELF, FRONT AND SIDES 11. STARLESS STEEII. ARANO POLES THAT RETRACT 12. PANTED METAL CAPRI STYLE MEW 13. ELECTRICAL ACCESS DOOR ESAIPMEHL.5I WPT WTI my wino 14. 2' NATURAL GRILL (APW M-241) 13. PREP TOP REFRIGERATOR 120 VOLT /T3 2 AMPS / SINGLE PHASE FTEIIRYW DATA. 120 VOLT / 20 AMP / SINGLE PHASE CART TO HAVE A 10' LONG CORD WITH A TEMA 6-20P PLUG CI LMIWIC terra. ONE ONE ONE ONE ONE 9 SALON FREES WATER TALK 7-1/2 BILLOW WASTE WATER TASK NOT LATER HEATER WATER PUMP SINGLE 6151N NANO SINK WITH MUM REV REVISION DESCRIPTION NEW LENGTH AND ORAL TYPE PATE 12—D4-13 2 ILELICN193 IOJND BAPS FLEA warn I1—M-13 LACK TO Rtvt W/WI ORAL TL•1C•13 CHANGED TO PREP TOP REFRIO 01-06—IS Stillwater Country Club troll Cart `- tO.2a-16 ••.� CAG 4 Bie 01 //CONFIDENTIAL// CAS OF COLORADO,INC. fp N Par kin 14+ iliwater THE B I R T H r L A r: E 0 P- MNIESOIA PLANNING COMMISSION MEETING DATE: APPLICANT: REQUEST: March 9, 2016 CASE NO.: 2016-12 Franz Hall representing Only a Dim Image Production Consideration of a Special Use Permit (SUP) and associated variances for the retrofit and expansion of the structure to be used as a performing arts theater (a commercial recreational use) and associated bakery with outside concessions and eating area to be known as the Stillwater Zephyr Theatre located at 601 Main Street North ZONING: Commercial Business District COMP PLAN DISTRICT: Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner PROPOSAL Only a Dim Image Productions is proposing adding onto the Zephyr Depot building and renovating the structure into a 332 seat stage theatre and bakery/coffee shop. The addition will be situated on the north end of the building. In order to accommodate this, the applicant is proposing removing approximately 1,300 square feet from the existing building and adding approximately 8,000 square feet of theatre space onto the remaining portion of the structure. A new parking lot is proposed to be developed to the north of the structure, on City -owned, undeveloped land where the former Zephyr Railroad parking overflow would occur. Accessory indoor uses will include the company's office spaces and rehearsal room (on the existing second story of the structure, above the proposed bakery), as well as a rehearsal hall/meeting room, below the main theater area. Accessory outdoor uses would include seasonal outdoor sales designated as 'train car snacks' and 'coffee caboose' to accommodate trailside users. The entire complex will be known as the Stillwater Zephyr Theatre. REQUEST A Special Use Permit, and associated variances will be needed for the development proposed for 601 Main Street North. The following items are requested for approval: • A 332-seat stage theatre, a commercial recreation use that is allowed by SUP; and • A coffee shop/bakery, a use similar to a restaurant that is allowed by SUP; and ■ Outdoor sales for 'train car snacks', 'coffee caboose', and bakery patio; and • A 13' variance to the 37' height restriction in the CBD Height Overlay - Historic District for a set fly area; and Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 1 of 9 i iWa t e r THE B I R T H r L ATE B E- M I N N E 5 0 I A ■ A 15' variance to the 15' Front Yard Setback for structures located in the Central Business District; and • A 20' variance to the 20' Rear Yard Setback for structures located in the Central Business District; and • A 4.7% variance to the 80% maximum impervious surface coverage for properties in the Central Business District. SPECIAL USE PERMIT REGULATIONS AND ANALYSIS Municipal Code Section 31-207 indicates the following must be determined by the Planning Commission prior to the issuance of a Special Use Permit: The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations; Zoning Ordinance As indicated, the Zoning Ordinance allows for all proposed uses by Special Use Permit. However, the following development standards must be addressed prior to the approval of the SUPs: Floodplain: A portion of the proposed improvements are located in the flood fringe district. Section 31-400 indicates all structures in the flood fringe district must be elevated so that the lowest floor, including basement floor, is at our above the regulatory flood protection elevation. The lowest flood elevation, which includes storage, rehearsal hall and meeting room, orchestra pit, dressing rooms and shop space, will be constructed at an elevation of 693.5', one foot above the 692.5' the regulatory flood protection elevation. Design Permit: A Design Permit will be required from the Heritage Preservation Commission prior to the release of a building permit. Additionally, 31-509 Sign Regulations, indicate all signs in the Downtown Design Review District will require a design permit prior to installation. Furthermore, the seasonal outdoor sales structures will require a design permit prior to the release of the first license. The Design Permit application submittal shall include all requirements found in Section 41-7 Subd. 2. Off -Street Parking and Loading: Section 31-510 requires off-street parking and loading to be met onsite. The applicant is able to meet all but 11 parking spaces onsite. As such, a parking mitigation plan will need to be developed in conjunction with the Downtown Parking Commission. However, the developer is proposing to improve the City owned land, to the north, into a parking lot. As the City has approved previous agreements for the use of this land for the Minnesota Zephyr, it is Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 2 of 9 jijwater THE B I R T H t• L !L r. E B E- MINIESOIA reasonable to continue to allow its use for private parking. A Developer's Agreement for the parking lot development will be required. The lot improvements will need to be to the City's development standards, including adding curb, gutter and storm drain. Not addressed in the application is parking for potential Tour Buses. As the applicant has indicated travelling performances and concerts may occur at this site, an area for bus idling is needed. The property owner shall secure an offsite location for tour buses and RVs. This location shall be determined to be acceptable to the City of Stillwater. The property owner will have to enter into agreement with the City for the appropriate location of idling buses and RVs. Landscaping and Tree Protection: Section 31-513 and Section 31-522 tree removal and landscaping on this property. While the property owner is proposing removing trees in this area and replanting, portions of this area are on MNDOT right of way. As such, an agreement for the tree removal and replanting will be required prior to the release of the building permit. Additionally, a comprehensive tree removal and replanting plan will be required for the MNDOT and City lands in this area. The landscaping plan and tree replacement plan will conform to the aforementioned City Code Sections. Stormwater Management Practices: City Code Section 31-525 requires a storm management plan to be developed and approved by the City Engineer. Stormwater calculations for the entire site will need to be reviewed and approved by the Middle St. Croix Watershed Management Organization. Other Development Concerns Utilities: While the applicant has proposed the relocation of certain public utilities, including the Sanitary Sewer and Storm Sewer, the locations proposed have not been found to be acceptable by the City Engineer. Additionally, a new manhole will need to be installed on adjacent property. As such, the developer shall work to finalize utility plans with the City Engineering Department. All improvements shall be identified in a Developer's Agreement. The Developer's Agreement, which will also cover the parking lot improvements, will have to be approved by the City Council. Easements shall be required for all new utility routes. These easements, found acceptable by the City Attorney, shall be developed and recorded by the applicant. Proof of utility easement recording shall be submitted to the City. Existing Laurel Street: A portion of the developed Laurel Street East is located on private property. This portion of land shall be deeded to the City prior to the release of a building permit. Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 3 of 9 jijwater THE B I R T H r L A r:: E B E- MNIESOIA Outdoor Uses: Three outdoor uses are proposed for the site. While two of the uses require approval of a Seasonal Food Vendor License for the outside sales of food on private property, the outside eating area for the bakery requires a Special Use Permit. While the applicant is not proposing increasing the decking area, it is connected to the coffee/shop and bakery, the area is likely to be used for outside eating. As with all outdoor uses, the use must conform to the noise ordinance provisions. Any outside entertainment will require a subsequent special use permit, or event permit. The seasonal coffee caboose is proposed to be located in the south parking lots. This would eliminate two parking spaces, and parking is already deficit for the theater project. In addition, traffic generated by the marina, the theatre, and the Brown's Creek trail -head will create potential safety issues. Compounded with coffee caboose vehicle cueing that would block parking stalls, staff does not recommend allowing drive through coffee in this location. However, the relocation of the coffee caboose closed to the walking path and the train car snacks area, is appropriate. Neither the train car snacks nor the coffee caboose may be placed on the property line; adequate separation between the trail and the seasonal outdoor sales shall be made as to allow for customer queuing to occur wholly on private property. Outside Storage: The applicant is not showing any outside storage areas, including areas for trash storage. As such, trash storage shall either be located in the building or a four- sided trash enclosure will need to be built. The location of any exterior trash enclosure shall not reduce the total number of parking stalls nor be placed on any proposed permeable surface area. Noise: A facility of this nature would need to follow the City noise regulations for commercial uses as outlined in Section 38-3 of the Stillwater City Code. In order to achieve this, the Planning Commission has requested soundproofing plans for previously -approved event businesses.. While not a requirement for the theater, the sound impact both outside and inside the facility should be addressed. Staff would recommend the applicant submit a soundproofing plan to be utilized as a mitigation item in the event the noise ordinance is violated. Comprehensive Plan and Relevant Area Plans The proposed use will help support a number of goals, objectives, and policies in the Comprehensive Plan: Local Economy Goal 2: Promote and maintain the downtown as a central focus for community economic and cultural activity. Local Economy Policy 5: Encourage downtown as a relocation destination for successful businesses. Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 4 of 9 jijwater THE BIRTHPLATE B E- MINIESOIA Tourism Policy 2: Support year around activities that enliven the downtown public and cultural life. Tourism Policy 3: Promote activities which lengthen the time visitors spend in Stillwater. 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." Any additional conditions necessary for the public interest have been imposed. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. If the aforementioned conditions are made on the approval of the Special Use Permit requests, the uses will not constitute a nuisance or be detrimental to the public welfare of the community. VARIANCE REGULATIONS AND ANALYSIS Section 31-208 indicates the purpose of the variance is to allow variation from the strict application of the terms of this chapter where, by reason of the exceptional physical characteristics of the property, the literal enforcement of the requirements of this chapter would cause practical difficulties for the landowner. Economic considerations alone do not constitute practical difficulties. The Planning Commission may grant a variance, but only when all of the following conditions are found: The variance is in harmony with the general purposes and intent of this chapter. • Setback Variance: For infill lots, the front, side and rear setback may be similar to the setback for the adjacent buildings. While there are no adjacent buildings for a uniform setback, buildout to the property line is customary in the downtown core. • Height Variances: While not a reason for the basis of a variance, numerous height variances have been granted in the vicinity of this building. Additionally, the boat storage building most close to this structure is at the same height as proposed for the fly storage area. Furthermore, 31-514 Subd. 4 indicates maximum height may be exceeded by necessary mechanical appurtenances usually carried above the roof level, provided such structure is an integral part of a building. [Note: Variances to height regulations have to be approved by the City Council. So, on this item the Planning Commission will only make a recommendation.] • Lot Coverage Variance: Traditionally all lots within the Central Business District were covered by structures and other impervious surface areas. As the property owner will Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 5 of 9 jijwater THE B I R T H r L A r E B E- M I N N E S O I A be required to have a storm drainage plan approved by the Middle St. Croix Watershed Management Organization and landscaping improvements are proposed along the edges of the development, the development will be in harmony with the general purposes of the maximum lot coverage requirements. The variance is consistent with the comprehensive plan. As previously indicated, the proposed development helps support many of the policies and objectives of the City's Comprehensive Plan. As this development is proposed at a gateway node into and out of downtown Stillwater, the development will help bookend Main Street. 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: 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. • Setbacks: The setback variances stem from the applicant's desire to have a covered drive -through drop off area to protect patrons and guests during inclement weather. This is reasonable. • Height: As indicated in the SUP analysis, with certain conditions the use of a theatre in the Central Business District is reasonable. The installation of a fly loft area, to allow for the changing of sets is integral to the types of performances the applicant would like to perform, is reasonable. • Coverage: The lot coverage maximums cannot be met in order to accommodate for the structural addition as well as onsite parking. As the development is able to obtain nearly all parking onsite, the coverage variance is reasonable. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner. For all variances requested, the uniqueness presented on this parcel is its proximity to the floodplain and the requirement to construct all improvements at an elevation that is one foot above the base flood elevation. As the applicant is not permitted to construct improvements significantly below grade, the development proposal was expanded vertically and horizontally, thus necessitating the variances. The variance, if granted, will not alter the essential character of the neighborhood. • Setbacks: The setback variance will not alter the essential character of the neighborhood as there is a right-of-way buffer between the new portion of the structure and the developed roadway. Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 6 of 9 jijwater THE B I R T H r L ATE B E- M I N N E 5 0 I A ■ Height: While the view will be impacted for three units in the complex across the street, the essential character of the neighborhood will be retained. The development will help create enhance the gateway node to the downtown. • Coverage: The lot coverage variance will not alter the essential character of the neighborhood while providing for additional parking for the development. Nonconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance. 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. FINDINGS Staff finds the use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. With the certain conditions, 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. ALTERNATIVES AND RECOMMENDATION The Commission has the following options: 1. Approve, approve with conditions, deny, or table the Special Use Permit for the theatre, the coffee shop/bakery, and the three seasonal outdoor sales areas. 2. Approve, approve with conditions, deny, or table the height variance requests. 3. Approve, approve with conditions, deny or table the front yard setback variance request. 4. Approve, approve with conditions, deny or table the rear yard setback variance request. 5. Approve, approve with conditions, deny or table the maximum lot coverage request. Staff recommends that the Commission approve the Special Use Permit request, rear yard setback variance request, front yard setback variance request as well as the maximum lot coverage variance request with the following conditions: 1. Unless otherwise noted herein and particularly relating to utility and infrastructure improvements, the development shall be in substantial conformance to the plans submitted as part of the Special Use Permit and Variance application requests. a. Changes to the plans shall only be done in conjunction with Design Permit approval by the Heritage Preservation Commission. All other site changes shall be reviewed and approved administratively, if determined to be in substantial changes. 2. An alternative provision to meet the parking space deficit shall be recommended by the Downtown Parking Commission to the City Council before the Special Use Permit Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 7 of 9 jijwater THE B I R T H r L A r:: E B E- MINIESOIA becomes effective. Recommendations from the Downtown Parking Commission shall be incorporated as a condition of approval. 3. Upon purchasing the property, and prior to the installation of any improvements, the applicant shall enter into an agreement with the City Council for the use and future maintenance of the publicly owned parcel (PID 28.030.20.11.0034) as a parking lot. 4. The applicant shall furnish to the City a plan for the necessary off -site idling and storage of tour buses, RVs and other extended size vehicles designed to transport patrons, touring shows and performers. The off -site location shall be reviewed by the Downtown Parking Commission and approved by Resolution of the City Council. 5. A Design Review permit shall be submitted and approved by the Heritage Preservation Commission prior to the issuance of a building permit. The application shall include all items outlined in Section 31-209(d) and Section 41-7 Subd. 2 including, but not limited to, street reconfiguration, parking and circulation areas, a comprehensive lighting plan, sign plan (including outdoor kiosks), building elevations (to include detailed material description), and a landscaping plan. 6. All existing and future trash receptacles shall be stored inside the building at all times with the exception of the day of trash collection. In the event the applicant would like to develop an external trash enclosure to accommodate for trash storage, the trash enclosure shall be reviewed and approved by the Heritage Preservation Commission prior to the installation. 7. The building permit submittal shall include verification that a stormwater management plan, meeting the full review requirements of the MSCWMO Plan, has been determined to be consistent with Middle St. Croix Watershed Management Organization (MSCWMO). 8. Prior to the issuance of a building permit, the applicant will submit a soundproofing plan to be utilized as a mitigation item in the event the noise ordinance is violated. Additionally, the plan should address mitigation efforts for the reduction of indoor noise in the event the activities within the facility become too loud for standard business operations. a. The soundproofing plan shall be implemented in the event substantiated noise complaints are filed against the property. 9. A Special Use Permit or event permit will be required for any and all outdoor entertainment uses including, but not limited to, events which would occur in part or wholly on the deck, patios, walkways, or in the parking lots. 10. That portion of the developed Laurel Street East shall be deeded to the City. 11. An updated tree removal and landscaping plan shall be submitted to and approved by City staff before the Special Use Permit becomes effective. Any landscaping proposed for MNDOT lands shall necessitate submittal to the City letter of approval of vegetation removal and landscaping installation. 12. Prior to the release of a building permit, the applicant shall enter into a Development Agreement for all public infrastructure improvements including, but not limited to, parking and drive areas on public lands, landscaping, water, sewer and storm line improvements, curb and gutter. The Developers Agreement shall be recorded against the property at the expense of the applicant. Proof of recording shall be submitted to the City prior to the release of the building permit. Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 8 of 9 jijwater THE B I R T H r L A r:: E B E- MINIESOIA 13. An updated utility plan shall be reviewed and approved by the City Engineer prior to approval of the Developer's Agreement by the City Council. 14. The coffee caboose may not be locate in the parking lot. Prior to installing the coffee caboose, an alternate site must be proposed by the owner and approved by City staff. Staff further recommends the Commission recommend to the City Council approval of a 13' variance to the 37' maximum height for structures in the CBD Height Overlay - Historic District. ATTACHMENTS Site Location Map Applicant Narrative (4 pages) Site Photographs (3 pages) Site Plan Main Level Floor Plan Lower Level Floor Plan Upper Level Floor Plan Building Elevations (2 pages) Concept Photographs (4 pages) Site Improvement Plans (5 pages) Variance Narrative (3 pages) Fly Area Detail Lot Coverage Calculations Site Improvement Specifications Case No. 2016-12 (601 Main Street North) CPC: March 9, 2016 Page 9 of 9 0 4ijwater The Birthpiace of Minnesota 601 Main Street North Site Location GI Parcel Boundaries selection 0-- Municipal Boundary Parcel Boundaries 160 320 General Site Location P 640 Feet The Zephyr Theatre Where dreams come to life www.stillwaterzephyrtheatre.org 1651.373.7026 • joyous unique theatrical & musical experiences A Season for Vival'.!= Announcing The Zephyr Theatre! Concept The Zephyr Theatre will be a professional theatre providing live performances, music, dance, education, and artistic opportunities for all ages. Created from the old Zephyr Train Depot in Stillwater, The Zephyr Theatre will provide the following: • 324-seat Theatre and Performance Space with Professional Stage, Lighting, and Sound Technology • Stunning Lobby • Large Meeting Hall/Rehearsal Space • Dance Rehearsal Studio • Exquisite Bakery • Scene, Costume, and Prop Shops It will benefit the community by: • Providing a regional professional theatre on the east side of the Twin Cities and western Wisconsin • Further establishing the St. Croix Valley as a cultural center and destination • Increasing tourism and bringing more people to existing downtown businesses year-round • Contributing to a greater Stillwater Main Street • Offering a space/stage option for other performance groups in the area • Creating a place for meetings, lectures, and gatherings for public or private events • Holding classes and workshops in performance and art benefitting all ages • Commissioning local artists, composers, performers, and playwrights The theatre will produce at least six productions of its own each year, as well as offer occasional music concerts, dance performances, and touring productions. The theatre will also be known for the exquisite desserts served at intermission. With your help in our capital campaign, our projected opening will be November, 2017. Vision We will create a unique blend of theatrical and musical experiences through professional performance and education for people of all ages. We will be a must -see destination for audiences and a gathering place for art and artists in the St. Croix Valley and beyond, acquiring a national presence and recognition. Mission The Zephyr Theater will be a professional theatre in the St. Croix Valley, producing productions of the highest quality that are visually, acoustically, and artistically beautiful. We will produce and revive pieces of musical theatre and incorporate music, musical cultures, and dance into the live arts and productions in meaningful ways, while also providing a testing ground for new ideas and projects. The Zephyr Theatre will provide a place where the community and youth can have the opportunity to learn and grow to their full potential in the arts. "What we see now is only a dim image of things to come." Become a Part of The Zephyr Theatre Experience The current estimate for the property's purchase, renovation, and construction is $6.5 million. We need your help to reach our goal that establishes a place that will benefit the community for generations to come! Make certain that you are a part of the foundation of this history -making endeavor to bring a professional center for theatre, art, music, and education to Stillwater and the St. Croix Valley. How do I give? Checks and Pledges for 2016 can be made and mailed to: The Zephyr Theatre, P. O. Box 820, Stillwater, MN 55083 To make a donation online visit our website: www.stillwaterzephyrtheatre.org Calyssa Hall, Artistic Director Calyssa Hall is a resident of Afton, Minnesota and has worked for many years as a freelance director, stage manager, musician, production coordinator, lighting designer, and technician for professional and com- munity theatres throughout the Twin Cities area. She has taught drama in the Stillwater Area School District and has directed community education theatre programs in Inver Grove Heights and South St. Paul. In 2013, she founded the company that is now known as Only a Dim Image Productions and will further its mission through the creation of The Zephyr Theatre. "What we see now is only a dim image of things to come," says Ms. Hall. "Theatre, in turn, is a reflection of reality, including the reality of thoughts, memories, and dreams" Board of Trustees Calyssa Hall, Mark Jarrett, Dr. Gary Bird, Franz Hall, John Grzybek Dr. Thomas Kraemer, Cassidy Hall, Dana Tonrey Need more information? For more information or to set up a meeting, contact: Calyssa Hall, Artistic Director 651.373.7026 calyssa@stillwaterzephyrtheatre.org "Like" and follow us on Facebook: Stillwater Zephyr Theatre Thank You Thank you for your contribution. You are now a part of the theatre's history in Stillwater and the St. Croix Valley, creating a legacy for gen- erations to come. artistic excellence Recent Productions Gigi The Southern Theater, Minneapolis, 2013 Lady, Be Good! The Music Box Theatre, Minneapolis, 2014 The Philadelphia Story The Southern Theater, Minneapolis, 2014 A Season for Vivaldi (World Premiere) The Music Box Theatre, Minneapolis, 2015 Jacob's Ladder (World Premiere) The Ritz Theatre, Minneapolis, 2015 EXIT ONLY PARKING - 30 CARS COFFEE CABOOSE r �i��%� flllllllllllll� 111111111111111111111111111111111111111111111111111111111111111111111111111111111111 I III I III 1111 I I Main Flcor plan SCA'E:1/16"=I'-0" 0i i0 EXCAVATE UNDER BAKERY FOR STORAGE 0 0 0 0 0 0 0 0 0 0 0 DIW STORAGE REHEARSAL HALL AND MEETING ROOM a ORCHE STRA AND TRAP PIT ROOM DRESSING tririnrinn A � uuOuuOGI ■■■■I DRESSING ntrinnrin LCWEL LEVEL SCALE: 1/16" = I' - 0" O ELEC. SHOP • ME CH. OFFICE REHEARSAL OFFICE OFFICE OFFICE 4 MECH. AI AlVi MI 11&10 THEATRE LOBBY BELOW o o o in n TECH BOOTH n s iaswi sisiiiassa UPPER SEATING (188) o g g 'i_ STRUCTURAL BEAMS AND LIGHT GRID UJp1DL1? LLVLL SCALE: 1/16" = I' - 0" • ft J West Iievaticn O07,1 6 3._ 4 7 ! 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Erickson, LLC - EricksonCivil - All Rights Reserved C 1 S H E E T 1 O F 5 I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . D A T E : T O D D A . E R I C K S O N , P E L I C E N S E N O . 4 0 4 1 8 1 R E C L A I M E X I S T I N G B I T . S U R F A C E . R I C K S O N C i v i l E 0 2 / 1 9 / 2 0 1 6 Afton, Minnesota 55001 5730 Trading Post Trl S R E M O V E E X I S T I N G B U I L D I N G ( S E E A R C H I T E C T U R A L P L A N S ) 2 1 5 - 1 7 7 R E M O V E E X I S T I N G C O N C R E T E C U R B A N D G U T T E R . 3 R E M O V E E X I S T I N G S T O R M S E W E R . 4 R E M O V E E X I S T I N G S T O R M S E W E R M A N H O L E 5 1 3 3 3 3 3 333 4 4 5 5 C O N N E C T T O E X I S T I N G V A U L T S A N I T A R Y S T R U C T U R E 6 6 6 R E M O V E E X I S T I N G S A N I T A R Y S E W E R 7 7 7 2 8 R E M O V E E X I S T I N G D E C K ( S E E A R C H I T E C T U R A L P L A N S ) 8 R E L O C A T E E X I S T I N G C O N D E N S E R U N I T A N D T R A N S F O R M E R 9 9 3 3 B L O C K U P A N D S E A L © 2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved LAYOUT NOTES: 1) ALL RADII TO BACK OF CURB 2) ALL DIMENSIONS TO THE FACE OF CURB UNLESS NOTED OTHERWISE. 3) PAVEMENT STRIPING TO BE 4" WIDE WHITE EPDXY PAINTED STRIPE. SURFACE AREA ANALYSIS TOTAL LOT AREA EXISTING IMPERVIOUS SURFACE PROPOSED IMPERVIOUS SURFACE PROPOSED IMPERVIOUS SURFACE INCREASE = 58,487 SQ. FT. (PARCEL AREA ONLY) = 55,722 SQ. FT. (INCLUDES AREA OUTSIDE OF PARCEL) = 69,850 SQ. FT. (INCLUDES AREA OUTSIDE OF PARCEL) = 14,128 SQ. FT. KEYED NOTES: INSTALL B612 CURB AND GUTTER INSTALL NEW BIT. SECTION STRIPE HANDICAP/ACCESSIBLE ROUTE AND STALLS AS SHOWN INSTALL CONCRETE TRUCK APRON FLAT CURB FOR SNOW REMOVAL & DRAINAGE FROM LOT INSTALL HANDICAP SIGNAGE EXISTING EASEMENT TO BE VACATED LEGEND: • a• • 4 EXISTING BOUNDARY PROPOSED BITUMINOUS PAVEMENT PROPOSED CONCRETE TRUCK APRON SURFACE PARKING STALL COUNT 74 ON PROPERTY 47 ON ADJACENT NORTH CITY PROPERTY 121 TOTAL PROPOSED 30 0 30 60 90 FEET GRAPHIC SCALE RICKSON CIVIL E 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www. ericksoncivils ite. com DRAWING PHASE: OWNER REVIEW i AGENCY REVIEW BID DOCUMENT PERMIT SET 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 STATE OF MINNESOTA. TODD A. ERICKSON, PE 40418 LICENSE NO. 02/19/2016 DATE: OWNERIDEVELOPER ONLY A DIM IMAGE PRODUCTIONS 5730 Trading Post Tr! S Afton, Minnesota 55001 PROJECT TITLE ONLY A DIM IMAGE PRODUCTIONS PRESENTS THE Stillwater Zephyr Theatre w r a 0 REVISION DESCRIPTION 0 z JOB NO. 15-177 SHEET TITLE LAYOUT PLAN SHEET NO. C2 SHEET 2 OF 5 A S - B U I L T D O C U M E N T P E R M I T S E T B I D D O C U M E N T O W N E R R E V I E W A G E N C Y R E V I E W D R A W I N G P H A S E : G R A D I N G P L A N © 2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved C 3 S H E E T 3 O F 5 I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . D A T E : T O D D A . E R I C K S O N , P E L I C E N S E N O . 4 0 4 1 8 R I C K S O N C i v i l E 0 2 / 1 9 / 2 0 1 6 Afton, Minnesota 55001 5730 Trading Post Trl S 1 5 - 1 7 7 E X I S T I N G P R O P E R T Y B O U N D A R Y 1) ALL CONSTRUCTION AS CALLED FOR ON THESE CONTRACT DOCUMENTS SHALLBE PERFORMED IN ACCORDANCE WITH ALL OSHA REQUIREMENTS.2) THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THATCERTIFICATION OF ALL CONTROLLED FILLS WILL BE FURNISHED TO THE OWNERDURING AND UPON COMPLETION OF THE PROJECT.3) SPOT ELEVATIONS/CONTOURS SHOWN AS FINISHED GRADE ELEVATIONS.4) PRIOR TO ON SITE EXCAVATION OR DEMOLITION WORK, INSTALL EROSIONCONTROL MEASURES IN LOCATIONS SHOWN OR AS DIRECTED BY THE ENGINEEROR CITY STAFF.5) EROSION CONTROL MEASURES SHOWN ON THE EROSION CONTROL PLAN ARETHE ABSOLUTE MINIMUM. THE CONTRACTOR SHALL INSTALL SEDIMENT TRAPS ORBASINS AND BIO LOG AS DEEMED NECESSARY TO CONTROL EROSION.6) GRADING OPERATIONS SHALL BE CONDUCTED IN A MANNER TO MINIMIZE THEPOTENTIAL FOR SITE EROSION. SEDIMENT CONTROL PRACTICES MUST BEESTABLISHED PRIOR TO THE START OF ANY UP GRADIENT LAND DISTURBINGACTIVITIES7) PROVIDE 6" OF NATIVE TOPSOIL IN GREEN AREAS.8) ALL EXPOSED SOIL AREAS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMITSOIL EROSION BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTIONACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLYCEASED.9) IF SEDIMENT EWALKS THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OFSEDIMENT MUST BE REMOVED IN A MANNER AND AT A FREQUENCY SUFFICIENTTO MINIMIZE OFF-SITE IMPACTS.10) TEMPORARY SOIL STOCKPILES MUST HAVE SILT FENCE OR OTHER EFFECTIVESEDIMENT CONTROLS, AND CANNOT BE PLACED IN SURFACE WATERS,INCLUDING STORMWATER CONVEYANCES SUCH AS SWALES AND DITCHESUNLESS THERE IS A BYPASS IN PLACE FOR THE STORMWATER.11) SLOPES 3:1 AND GREATER SHALL BE STABILIZED WITH ERO S I O N C O N T R O L BLANKET.12) MAINTAIN AND REPAIR EROSION CONTROL MEASURES (INCL U D I N G REMOVAL OF ACCUMULATED SILT) UNTIL VEGETATION IS E S T A B L I S H E D . CONTRACTOR TO INSPECT AND DOCUMENT EROSION CONT R O L D A I L Y A N D AFTER ANY RAIN EVENT. ALL SEDIMENT CONTROL FEATUR E S M U S T B E REPAIRED WHEN THE SEDIMENT REACHES 1/3 THE HEIGHT O F T H E STRUCTURE, OR REPLACED WITHIN 24 HOURS OF DISCOVE R Y . E R O S I O N CONTROL STRUCTURES FOUND DAMAGED MUST BE REPAI R E D O R REPLACED W/IN 24 HOURS UPON DISCOVERY. REMOVAL O F E R O S I O N CONTROL STRUCTURES REQUIRED AFTER SITE IS STABILIZ E D ( A T DIRECTION OF ENGINEER).13) ALL EXISTING CITY STREETS SHALL BE SWEPT AS NEEDED A N D A S REQUESTED BY ENGINEER OR CITY STAFF.14) REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL REQUI R E M E N T S . 15) AFTER GRADING OPERATIONS ARE COMPLETED, LANDWALK C O N T R A C T O R SHALL UNCOMPACT ALL GREEN AREAS PRIOR TO SODDING A N D LANDSCAPING.16) PERMANENT RESTORATION IN LAWN AREAS SHALL CONSIS T O F P L A C I N G SOD PER MNDOT 3878.2.A SPECIFICATIONS. SOD STRIPS SH A L L N O T H A V E DEAD OR DRY EDGES AND SHALL NOT BE CUT MORE THAN 2 4 H O U R S I N ADVANCE OF DELIVERY.17) TEMPORARY STABILIZATION OF SLOPES AND GRADING ARE A S D U R I N G CONSTRUCTION SHALL BE A MN/DOT 150 MIXTURE. TEMPO R A R Y S E E D MIXTURE SHALL BE PLACED WITH A DRILL AT A RATE OF 50 L B S / A C R E . 18) SOD AND INSTALLATION OF EROSION CONTROL BLANKET S H A L L B E COMPLETED WITHIN 48 HOURS OF FINAL GRADING.19) POSITIVE DRAINAGE OF MINIMUM 2% SLOPE SHALL BE ACHI E V E D A W A Y FROM PROPOSED BUILDING. E X I S T I N G 2 - F T C O N T O U R 9 3 0 P R O P O S E D 2 - F T C O N T O U R 9 3 0 M A T C H E X I S T I N G B I T U M I N O U S P A V E M E N T E L E V A T I O N S . 1 2 P R O P O S E D S P O T E L E V A T I O N G = P R O P O S E D G R O U N D S U R F A C E g l = G U T T E R L I N E c = C O N C R E T E S U R F A C E b = B I T U M I N O U S S U R F A C E t w = T O P O F W A L L b w = B O T T O M O F W A L L N O T E : * R E P R E S E N T S E X I S T I N G G R A D E . 9 3 0 . 5 0 g l P R O P O S E D H E A V Y D U T Y S I L T F E N C E 3 I N S T A L L 5 - F T W I D E R I P R A P S P I L L W A Y A L O N G A R E A D E S I G N A T E D F O R S P I L L W A Y I N S T A L L S I L T F E N C E . R E F E R T O D E T A I L 7 / C 5 , O R A P P R O V E D E Q U A L . 1 1 1 1 1 1 R E C E S S R O C K S O T O P O F R O C K I S A T T H E G U T T E R E L E V A T O I N 2 2 3 3 3 3 3 3 KEYED NOTES: CONNECT TO EXISTING SANITARY SEWER VAULT INSTALL NEW MANHOLE OVER EXISTING STORM LINE INSTALL NEW WATER MAIN AND RECONNECT TO EXISTING AS SHOWN CONNECT TO EXISTING SANITARY MANHOLE CONTRACTOR SHALL MAINTAIN FLOW OF SANITARY SEWER DURING CONSTRUCTION ® 2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved LEGEND: 0• • ►► PROPOSED SANITARY SEWER 11111 PROPOSED STORM SEWER PROPOSED WATER MAIN 30 0 30 60 90 FEET GRAPHIC SCALE RICKSON CIVIL E 333 North Main Street, Suite 201 Stillwater, Minnesota 55082 Phone (612) 309-3804 www. ericksoncivils ite. com DRAWING PHASE: OWNER REVIEW 1% AGENCY REVIEW BID DOCUMENT PERMIT SET 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 STATE OF MINNESOTA. TODD A. ERICKSON, PE 40418 LICENSE NO. 02/19/2016 DATE: OWNER/DEVELOPER ONLY A DIM IMAGE PRODUCTIONS 5730 Trading Post Tr! S Afton, Minnesota 55001 PROJECT TITLE ONLY A DIM IMAGE PRODUCTIONS PRESENTS THE Stillwater Zephyr Theatre a 0 REVISION DESCRIPTION 0 z JOB NO. 15-177 SHEET TITLE UTILITY PLAN SHEET NO. C4 SHEET 4 OF 5 Abbi Wittman From: Franz Hall <Franz@franzhall.com> Sent: Wednesday, March 02, 2016 11:42 AM To: Abbi Wittman Cc: Roger Tomten (roger@archnetusa.com) Subject: RE: Narrative Request: Immediate attention required Attachments: PWinter14_StageHeight-1.pdf Hi Abbi, In response to the email you sent yesterday regarding the variance requests, I would first like to explain a bit about the type of theatre we are proposing and some of its requirements. Due to the type of musicals and plays that we plan to produce, mostly from the 1920s to 1950s, we have chosen the Proscenium theatre style. This style is comprised of a stage area of approximately 30' by 40', then the proscenium arch, next the "apron" of approximately 10' by 40', and finally the seating area, in our case of 332 seats. With the "wing" area, stairs and walkways, etc., we will require a minimum area of 80' wide and 100' long. Also, this type of theatre requires an area above the stage (fly area) to lift backdrops and scenery up and out of view of the audience. The minimum height of the proscenium arch is 24', therefore, the area above the stage must be an additional 24' plus necessary mechanical space, totaling a minimum of 50'. The attached pdf explains these requirements pretty well. In response to the variances you listed: 13' variance to the 37' height restriction for structures located in the CBD Height Overlay — Historic District In designing this theatre, we were presented with a code restriction that required that we could not build any habitable space below one foot above the flood plain. This meant we could not lower the building as much as we would have liked. We have kept the majority of the building height within the guidelines, but the fly area in the northeast corner does exceed that restriction. This is purely a mechanical space and is required for a functioning theatre. The height of this space is not out of character with neighboring structures, as the condos to the west are four stories high; the condos to the south are five stories high; and the boat storage building to the immediate east is 50' at its peak. 15' variance to the 15' Front Yard Setback provision for structures in the CBD The width of the lot on the north end of the property is 99'-4". With the minimum length of the theatre being 100', we could just barely fit this in. There is an existing drive on the west side of the building which we plan to use as a drop-off area at the entrance of the theatre. The seating will extend over that drop-off area. The existing drive and parking area already crosses over into the adjoining property. We are actually pulling that drive back closer to the building, but need to build right up to the lot line for the support structure. MNDOT owns the narrow strip of land to the west of the property. It does not own that same strip to the north or south of the property. The distance from the curb line of Main Street to the property line is 25'. There are many instances of near zero setbacks along Main Street. The corner of the condos across Main Street to the curb line is approximately 20'. The condos to the south are also built less than 25' from the curb line. Therefore, we do not feel that this is out of character with adjoining structures. 20' variance to the 20' Rear Yard Setback provision for structures in the CBD We are working with a lot width of 99'-4". The current theatre design has the building set back from the property line two feet. Again, the required length of the building forces us right up to the property line on the east. There is an approximately 30' strip of land adjacent to the property on the east side which is owned by the same person as the Depot property. He has no problem with us building right up to the i property line. The DNR has an easement on that strip of land for the Brown's Creek Trail, so nothing could be built on that land. Therefore, we do not feel that a zero setback would have any adverse effect. Variance to the maximum 80% lot coverage for properties in the CBD The lot coverage in our plans is almost identical to the lot coverage when the property was in use for the Zephyr Train Depot. The only significant change from the existing land use is that we are expanding the parking lot on the southeast side into the area that used to be railroad tracks and boardwalk. Essentially, the lot coverage is not changing. Also, I would like to clarify the usage of the bakery in our project. It is intended that the bakery/coffee shop would be open for retail business during the day on weekdays, and on Saturday mornings. It would then be exclusively available to the theatre to serve desserts during intermission for performances and concerts. Thank you for forwarding the letter from the condo owner. Unfortunately, their condo #208, #308 and probably #408, may be adversely affected by the addition. Otherwise, the addition will be too far to the north to affect others. If you have any other questions, please email me. Thank you, Franz Hall franz hall I franz hall computer consulting 612.227.2267 I franz@franzhall.com From: Abbi Wittman [mailto:awittman@ci.stillwater.mn.us] Sent: Tuesday, March 01, 2016 6:07 PM To: 'Roger Tomten'; Franz Hall Subject: Narrative Request: Immediate attention required Gents: I have gone through the submittal and the only thing I think I cannot move forward on is your request for the following variances: • 13' variance to the 37' height restriction for structures located in the CBD Height Overlay — Historic District; and • 15' variance to the 15' Front Yard Setback provision for structures in the CBD; and • 20' variance to the 20' Rear Yard Setback provision for structures in the CBD; and • %? Variance to the maximum 80% lot coverage for properties in the CBD The burden of proof of practical difficulty (i..e it is practically difficult for you to meet the code) is on the applicant. As I believe I discussed, if the Commission cannot find practical difficulty, they cannot grant the variance. I need (no later than end of day tomorrow) arguments: 1. What you are looking to do is reasonable; 2. What is the uniqune circumstance of this proeprty; and 3. What you are proposign to do will not alter the essential character of the neighborhood. 2 Each of the arguments need to be applied to each of the variances. Thank you for your immediate and prompt attention to this. Also attached — a letter of opposition submitted. Abbi Abbi Jo Wittman, City Planner 216 4th Street North, Stillwater, MN 55082 P: 651-430-8822 I F: 651-430-8810 www.ci.stillwater.mn.us The Birthplace of Minnesota 3 VETS * * t * $ t 11 II I II CRC% STi EE C.A1'WALK5 24'-0' OPENII MASKING .17. STORED 0 rI1rI I II 80'-O' Inn • • • LIGHTIN6 I ISfi �14TT�1 1.10f3Z GATWAIX 9 - STORED 0 C€ILIN& r STORED 21'-0' CURTAIN reIE�F1T M;NH't11 23'-©' C*RTA➢N STORE) Lip_ARANcL it 9L TOI.ERS 445'-0' TRIM 44.-6' STAft fiEleHT MA5KI➢i IN DEE 9€11. TO Abbi Wittman From: Roger Tomten <roger@archnetusa.com> Sent: Wednesday, March 02, 2016 11:38 AM To: Abbi Wittman Cc: Franz Hall Subject: Zephyr Theatre Abbi, Regarding the Lot Coverage issue, please see the information below; We have simplified the calculations to only represent the areas on our parcel. Total Lot Area; 58,487 sq.ft. Existing Impervious Surface on Parcel; 41,180 sq.ft. (70.4%) Proposed Impervious Surface increase; 8,385 sq.ft. Total Proposed Impervious on Parcel; 49,565 sq.ft. (84.7%) To bring the Proposed Impervious below the 80% maximum, we would propose pervious pavers for the expansion of the parking area in the southeast area of the parking lot. If this is acceptable to the City and Public Works, it would eliminate the need for a variance on this issue. Area of Pervious Pavers 3,024 sq.ft. Total Proposed Impervious on Parcel 46,541 sq.ft. (79.6%) Roger Roger Tomten ARCHNET 1 A S - B U I L T D O C U M E N T P E R M I T S E T B I D D O C U M E N T O W N E R R E V I E W A G E N C Y R E V I E W D R A W I N G P H A S E : D E T A I L S © 2016 - T. Erickson, LLC - EricksonCivil - All Rights Reserved C 5 S H E E T 5 O F 5 I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . D A T E : T O D D A . E R I C K S O N , P E L I C E N S E N O . 4 0 4 1 8 R I C K S O N C i v i l E 0 2 / 1 9 / 2 0 1 6 Afton, Minnesota 55001 5730 Trading Post Trl S 1 5 - 1 7 7 C O N C R E T E S I D E W A L K D E T A I L N O S C A L E B I T U M I N O U S P A V I N G S E C T I O N N O S C A L E 1 C 5 3 C 5 B 6 1 2 C U R B & G U T T E R N O S C A L E C 5 2 1 / 8 " R A D . 4"4" 0.5" 3/4" 0 . 5 " 3 / 8 " T O O L E D J O I N T 5 C 5 N O S C A L E A L U M I N U M S I G N V A N A C C E S S I B L E 1 2 " X 6 " ( R 7 - 8 a b ) 1 2 " X 1 8 " ( R 7 - 1 2 8 ) H A N D I C A P P E D A L U M I N U M S I G N 5 ' M I N 4 ' M I N 3 " x 3 " P O W D E R C O A T E D B R O W N P O S T U N P A V E D S U R F A C E 4 C 5 A D A S I G N I N S T A L L A T I O N N O S C A L E C5 6NO SCALE CONCRETE PAVEMENT SECTIONC57PIPE FOUNDATION DETAILS ifiwater J H E 6 i R T H P{ +l C E O F M I H N k ti !I T A PLANNING REPORT MEETING DATE: March 9, 2016 CASE NO.: 2016-011 APPLICANT: Brian Farrell, Northland Real Estate Group, and Darren Lazan, Landform REQUEST: Consider concept Shoreland Planned Unit Development, Zoning Text and Zoning Map Amendments for Northland Senior Living, a proposed 50 acre, multi -use Senior Care Living Facility to be located at 12525 and 12721 75th Street North and 12520 72nd Street North, currently located in the LR and AP Zoning Districts ZONING: LR (Lakeshore Residential) and AP (Agricultural Preservation COMP PLAN DISTRICT: LDR (Low Density Residential) and PROS (Parks, Recreation and Open Space) PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND Brian Farrell with Northland Real Estate is planning to develop a multi -use, Senior Care Living Facility on County Road 12 just east of the Rutherford Elementary School. A total of six parcels are included in the development including 12525 and 12721 75th Street North and 12520 72nd Street North, as well as adjacent vacant lands to the east and southeast of these parcels, formerly known as Jackson Meadows Wildlife area. The senior care facility will be known as Croix Bay. This facility will be developed in conjunction and cooperation with multiple stakeholders, including Landform Professional Services, LLC. SPECIFIC REQUEST The applicant has requested approval of the following: 1. A Concept Planned Unit Development (PUD) for the multi -use complex which will include a variety of age -restricted living options, including memory care, assisted living, and independent living units in addition to ancillary, but on campus, institutional (Grace Baptist Church), retail (hair salon, cafe, bookstore), and service (childcare center) uses. 2. A Zoning Text Amendment (ZAT) to modify City Code Section 31-210(b)(6) as follows: Aggregate density of structures and building height:, on privately or commonly owned property may not only exceed the limits imposed by the zoning district in which these structures would normally be located if granted a Special Use Permit for senior living projects. Building heights on privately or commonly owned property may only exceed limits imposed by the zoning district if granted a Special Use Permit for senior living projects." 3. A Zoning Map Amendment (ZAM) to change 12620 72nd Street N. (PID 30.030.20.42.0004) from Agricultural Preservation (AP) to Lakeshore Residential (LR). All of the requests require the Planning Commission to hold a public hearing prior to making a recommendation to the City Council. Furthermore, the applicant is aware that if the Concept PUD, ZAT, and ZAMs are approved, subsequent applications will need to be made for 1) a Special Use Permit for a Senior Care Living Facility to be located in the Lakeshore Residential and Shoreland Management District1; 2) Final PUD; and 3) associated preliminary/final plats. EVALUATION OF REQUEST Concept PUD As the property is greater than three acres in size and contains at least two principal buildings, the project is eligible to be considered as a PUD by the City. The purpose of a PUD2 is to provide for a means of: (1) Allowing a mixture of uses in an integrated and well planned area to aid in providing a better living environment. (2) Allowing for flexibility in group building development wherein the relationship is between building and building or buildings and site, rather than between building and property lines, as is the case in monostructural development. (3) Preserving natural beauty spots, open space and recreational areas. (4) Ensuring variety, innovation and flexibility in the development of land and its improvements. Zoning Flexibility As indicated in the narrative request, the development team is asking for flexibility on specific zoning code provisions to allow for the development of this campus, preserving a significant portion of open space lands, wetlands and lakes, as well as for the installation of other public and private improvements desired by the City. The following has specifically been requested for consideration by the City: ' City Code Section 31-401, Subd 4(b)(3) 2 City Code Section 31-210(a) Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 2 of 12 Zoning Code Provision Description of Requested Flexibility Density Two separate factors regarding density are at play with this project. The first is the underlying zoning and the second is the fact that this property lies within the Long Lake Shoreland Management Overly District. Specifically, the State's shoreland PUD rules calculate density based upon what type of shoreland district is involved, the minimum lot size of that district, and the distance away from the lake. The distance from the lake is defined in terms of "tiers". The further the tier is from the lake, the higher the density may be. And, to encourage density to be shifted away from the lake, density bonuses are given as distance increases from the lake. The developer is proposing a density higher than the underlying zoning of two units per acre. One tool identified to allow for the increase in density is through the zoning ordinance, which allows higher density senior residential facilities by SUP in several of the City's single family zoning districts. This is precisely the scenario proposed however, the developer is also seeking a Zoning Text Amendment to help make the allowance for a density increase more transparent. To the date of the development of this memo, the DNR has not yet determined the maximum number of units for the development, though it is likely there will be more than 220 units, including residential, commercial, and institutional uses. The Final PUD will need to address compliance with the DNR's standards for development in a Shoreland District. Setbacks Internal It is the intention of the developer to plat the six parcels into three development parcels and three outlots. While two of the development parcels would be retained by the developer to allow for phased construction and financing, the third development lot would be retained by Grace Baptist Church and allow for their potential expansion in the future. As such, they are requesting the City's elimination of traditional side yard setbacks from these internal lot lines. While the structures will need to comply with building and fire codes for separation, the elimination of interior lot lines in a PUD of this nature is allowed. Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 3 of 12 CSAH 12 Blufflines Impervious Surface Building Height The developer is further requesting the City to consider measuring the required 100' setback from CSAH 12 (typically measured from the right-of-way line) from the edge of what would be a standard right-of-way width. There is currently a jog that creates considerable excess land unneeded for support of the highway and infrastructure. So, the developer is seeking the City's support in establishing the building setbacks for future expansion of Grace Baptist Church, as well as the Independent Living III/community retail/service area building on the northwest corner, at a distance of 175' from the centerline of the highway. This is depicted on the attached 2016-03-02 Setbacks Exhibit.pdf. This, too, has been a practice the City has been favorable to on other developments where excess right-of-way exists. While the development appears to site structures within close proximity to the blufflines, all future structures and additions will need to be in compliance with the 40' bluff setback in the Shoreland Management Overlay District. As indicated, the property is located in the Shoreland Management Overlay District due to its proximity to Long Lake. As such, the property may only have 25% impervious surface coverage, which the development, as a whole, is meeting. The developer is requesting the City's consideration to calculate the total impervious surface coverage area of the development, opposed to individually platted parcels. This, too, has been a practice the City has been favorable to on other master planned developments adjacent to Long Lake and South Twin Lake. The PUD standards indicate structures must conform to the height limitations imposed by the underlying zoning district. The Lakeshore Residential (LR) zone allows for 2.5 story, 35' maximum structures. The development is proposing maximum structural heights between 40'5" and 40"10", as measured from the ground grade in the front of the building. The memory care, assisted living and independent buildings, with the exception of the mixed use building at the northwest corner of the development, are all proposed to be three stories tall. As indicated in the aforementioned section, the developer is requesting a Zoning Text Amendment which would Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 4 of 12 Parking allow for PUD flexibility in the height of structures when granted a Special Use Permit for Senior Living projects. In consideration of the height flexibility, City staff has determined that the additional half story and 5' additional feet is acceptable for the memory care, assisted living and independent living buildings. However, the institutional and mixed use structures, situated closer to the County Road 12 property line, should be consistent with the underlying zoning. As the developer addresses in the narrative, parking standards for Senior Care Living Facilities is not specifically noted in the City Code. However, the developer has proposed 439 spaces on the site plan, . The following calculations have been applied to similar uses in Stillwater: Memory Care 1 space/5 units 6.2 Assisted Living 1 space/5 unit 7.6 Independent 1.5 spaces/1 unit 289.3 Staff 1 space/max no. 30 Church 1 space/3 seats 100 Commercial 1 space/300 s.f. 70 -5% (2-4 Uses) Est. = 476 Although the specific number of required parking spots cannot be determined at this time (since the number of units at this point is only conceptual), the developer is requesting a 10% reduction in the total estimated number of required parking spaces. A 10% reduction is acceptable when five to seven independent uses are found onsite. As the five to seven independent uses may be found onsite at the time of full buildout, staff has determined the parking plan identified in the plan set is acceptable so long as the aforementioned ratios are utilized in the final PUD. However, a written document outlining the shared parking should be developed for all future parcels and uses. A parking lot planting plan shall be developed and submitted with the Preliminary Plat. Additionally, the developer is depicting the future development of the Grace Baptist Church parking lot. As this lot is intended to serve the needs of their facility, staff Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 5 of 12 has found this acceptable so long as shared parking agreements are in place. Open Space and Recreation The PUD standards further indicate land must be dedicated to the city for recreation or other open space purposes consistent with the standards and criteria contained in the park dedication policy. Ordinance 963 establishes minimum public park and trail dedication requirements. In cases such as this one where the Comprehensive Plan and park planning efforts do not identify a need for on -site parkland, a park dedication fee is required in lieu of a land dedication. The developer is proposing dedication in a few ways: • Construct a public trail on the private property. The trail is proposed from the existing trail on HWY 12, along Long Lake to 72nd Street North. A trail easement would be granted to the City. However, the proposed alignment is concerning to City staff given the bluff lines and proximity to the wetland areas and wetland buffers established by the Browns Creek Watershed District. Therefore staff has determined that while trail dedication is sufficient to potentially cover a portion of the dedication requirements, further evaluation will need to be given to the location of the future trail. ■ Provide for a mix of public/private lake access options on the north edge of Long Lake. Included in this would be a private dock, and potentially a public beach, overlook or fishing pier. o As there are site constraints in this location due to the limited land area available, and proximity to the existing unimproved roadway, the City will need to further discuss what recreation options may be available in this area. o While staff has determined public recreation and lake access is desirable in this location, the extent to this should be finalized prior to final PUD. o The concept approval of a private dock in this location cannot be made at this time as the City does not have adequate information to assess the water rights as well as other riparian impacts in this location. • Dedicate conservation easement lands to the City. As indicated in the narrative, the area of the land is yet to be determined. However, in the Recreation Plan the developer is showing a large swath of steep slope and wetland area to be placed in a conservation easement. While staff has determined these lands would be most suitable as having a conservation easement on them, the lands are not to be considered as meeting the public park dedication requirements. As the Comprehensive Plan shows no lands needed in this area for public park purposes, the developer will likely need to pay a fee -in -lieu. Incidentally, the park dedication fee has been reduced in the past for senior living projects, because the impact upon the public park system is typically not as great as would be the case for other types of housing projects. State law requires 50% of a Shoreland PUD's site to be permanent open space. To the date of memo development, the developer has not shown how the 50% open space area will be met. This will need to be solidified prior to the submittal of the Final PUD. Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 6 of 12 Other Development Considerations Streets The main entrance into the project would align with Minar Avenue on County Road 12. It is proposed to be a private road. However, the City Engineering and Public Works Department would like to see this main road as a public roadway. All private streets, sidewalks and parking areas must be built and maintained in accordance with city standards and specifications. A secondary access point is proposed on the western property boundary. While the developer shows this as an acceptable access point in the Washington County draft Access Management plan for this corridor, it is no longer acceptable in the current draft plan. As such, prior to final PUD submittal, the developer will either need to receive permission from the County for an access at this location, or determine a feasible secondary access to this site. ■ If the County does not approve the secondary access, then the developer will be required to pay the City for the cost of a traffic impact study, prepared by a City - designated engineer. The purpose of this study would be to ensure the traffic generated from this mixed use campus will be able to adequately and safely enter and exit this property. While not proposed to be improved, the developer is proposing to dedicate that portion of 72nd Street North to the City. As the City has a prescriptive easement over the property, the road right-of-way will need to be platted. Utilities The developer intends to connect to and extend the existing water and force sewer main along HWY 12 as well as extend and connect to the sanitary sewer at Rutherford Elementary School. While the narrative indicates utility plans will be submitted at the time of preliminary plat, the utility plan shall include the connection of all existing structures to public utilities as a part of this development. All public utilities and communications transmission facilities must be installed underground. Drainage The developer is proposing to maintain all drainage onsite. This is encouraged by the City. While not requested by the developer, the City would like the following drainage and utility easements on the property: ■ At the NE corner of Long Lake the City has an outlet structure and pipe that connects Long Lake to the wetlands. There is currently no recorded easement for these improvements; city staff is seeking an easement over these improvements. • The connection between the two wetland areas has had to be maintained by the City in the past. A drainage and utility easement, with an exact boundary to be determined, would be needed over both waterbodies to ensure future maintenance of this drainage system. Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 7 of 12 • A drainage and utility easement over the water and shoreline along Long Lake is necessary for the future needs of the City. While it is understood the developer would like to maintain private ownership and install undetermined public and private improvements in this location, this easement would need to account for those potential development opportunities. • At the southwest property corner and on the north side of Long Lake drainage from 72nd Street North is a concern. The City would like to see a drainage and utility easement on the north side of the newly platted roadway to accommodate for future stormwater needs when the roadway is improved. Comprehensive Plan As the City Code further indicates, the PUD project must be designed and developed to harmonize with both existing and proposed development in the area surrounding the site and with the city's Comprehensive Plan. The Comprehensive Plan's housing chapter encourages the provision of a range of housing opportunities for aging in the community and for the elderly. This PUD helps fulfill the following policies and program goals while preserving a significant amount of private and public open space areas: Policy 4. Attempt to disburse assisted housing throughout the community. Policy 5. Locate assisted housing near transit lines and public parks. Policy 9. Utilize the Future Land Use map to designate residential sites appropriately located for a range of housing densities. Program 3: Attempt to meet regional lifecycle housing goals for the City of Stillwater. In addition to extending a trail connection in compliance with the Park and Trail Plan, the following implementation items of the Comprehensive Plan's Chapter three, Natural Resources, may be able to be met with this development: • Requiring protection of the natural resource areas identified on the NRI maps as open space or parks if they are located within the proposed development area. • Ensuring open space resource areas, including sensitive natural resource areas, are identified and incorporated into development design. • Improving public access to the river. Zoning Text Amendment As indicated, the following text amendment is proposed Section 31-201(b)(6) Aggregate density of structures and building heights on privately or commonly owned property may not only exceed the limits imposed by the zoning district in which these structures would normally be located if granted a Special Use Permit for senior living projects. (a) Building heights on privately or commonly owned property may only exceed limits imposed by the zoning district if granted a Special Use Permit for senior living projects." Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 8 of 12 Prior to approving a ZAT, the Commission must find that ■ The public necessity, and the general community welfare are furthered; and ■ That the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. The applicant has indicated: The change will allow development of this senior living campus, which increases lifecycle housing and service options in the community while protecting natural resources and maintaining open space. The project will help meet the Metropolitan Council objected outlined in Chapter 2 of the Stillwater 2030 Comprehensive Plan by providing more housing choices within the City and allowing for increased lifecycle housing by allowing for reduced setbacks requirement and cluster development. The amendment is in general conformance with the principles and policies set forth in the Comprehensive Plan and any adopted area or specific plan as addressed in the narrative. Zoning Map Amendments As indicated, One Zoning Map Amendments (ZAM) to change 12620 72nd Street N. (PID 30.030.20.42.0004) from Agricultural Preservation (AP) to Lakeshore Residential (LR). Prior to approving a ZAM, the Commission must find that ■ The public necessity, and the general community welfare are furthered; and ■ That the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. The applicant has indicated: The public necessity and the general community welfare warrant the adoption of the amendment to ensure that the zoning is consistent with the underlying land use classification as required by State Law. Additionally, the change will allow development of this senior living campus, which increases lifecycle housing and service options in the community while protecting natural resources and maintaining open space. The project will help meet the Metropolitan Council objected outlined in Chapter 2 of the Stillwater 2030 Comprehensive Plan by providing more housing choices within the City and allowing for increased lifecycle housing by allowing for reduced setbacks and flexibility in design. The amendment is in general conformance with the principles and policies set forth in the Comprehensive Plan and any adopted area or specific plan as addressed earlier in this narrative. However as two additional parcels are proposed to be included in this development, staff would also propose the following parcels are considered for rezoning to ensure consistency with the Future Land Use Map, as identified in the Comprehensive Plan: Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 9 of 12 PID Current Zone Proposed Zone 30.030.20.42.0005 AP: Agricultural Preservation PROS: Parks, Recreation and Open Space 30.030.20.41.0040 AP: Agricultural Preservation PROS: Parks, Recreation and Open Space ALTERNATIVES A. Approval If the Planning Commission finds the proposal to be consistent with the provisions of the Planned Unit Development, ZAT, and ZAM regulations, the Commission should forward a favorable recommendation of approval of the Concept Planned Unit Development, ZAT, and ZAM with the following conditions of approval: 1. The Zoning Map Amendment request shall be extended to include PID 30.030.20.42.0005 and 30.030.20.41.0040 to be rezoned as PROS: Parks, Recreation and Open Space. 2. The rezonings will not become effective nor will they be published, until the Final PUD and Plat is approved by the City and the Final Plat is filed with Washington County for recording. 3. The density of the Final PUD will be consistent with the DNR's analysis for tiered development in the Shoreland Management Overlay District. 4. All structures in the development shall be set back at least 40' from the top of blufflines in the Shoreland Management Overlay District. Additionally, a 30' setback shall be reserved from all other steep slopes. 5. The Final PUD will calculation the 25% impervious surface area for the entire development. Areas shall be delineated with the proposed Final Plat boundaries. 6. Stormwater calculations shall be submitted for review and approval at the time of Preliminary Plat. 7. A Brown's Creek Watershed District permit shall be obtained. 8. The main structure shall not be increased in height greater than three stories and 40'10" from the ground grade of the front of the building. 9. The ancillary structures of Grace Baptist Church and mixed use and Independent Living III shall be limited to the Lakeshore Residential Zoning District height maximums. 10. A 10% reduction in the total number of parking stalls shall be permitted in the Final PUD. The total number of stalls is contingent on the density maximums and shall be determined utilizing the following ratios. i. Memory Care/Assisted Living =1 space/5 units ii. Independent Living = 1 space/1.5 units iii. Church =1 space/3 seats iv. Commercial 1 space/300 s.f. v. Senior Care Living Facility Staff = 30 spaces 11. A shared parking agreement across all parcels in the Concept PUD shall be submitted with the Final PUD application materials. 12. A landscaping plan with a detailed planting list must be approved. Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 10 of 12 13. A total of 50% open space area shall be depicted on the Final PUD, and the open space calculations must be approved the DNR. 14. The trail alignment in conformance with the Brown's Creek Watershed District's wetland buffer setback, and determined acceptable by the City of Stillwater, will be submitted at the time of Final PUD submittal. 15. Public land dedication may be used to fulfill public park dedication requirements only if it is found acceptable by the Park Commission and the City Council at the time of the Preliminary/Final Plat review. 16. Public and private lake access and other recreation options shall be found to be acceptable to the City of Stillwater prior to the time of Final PUD Submittal. 17. Approval of private docking on Long Lake shall be determined prior to Final PUD submittal. 18. Determination of all conservation, drainage and utility easements shall be determined and found acceptable by the City of Stillwater prior to Final PUD submittal. 19. Copies of all covenants and easements relating to the provision, use and maintenance of common open space must be filed with the Final Plat. 20. Any access to CSAH 12 must be found acceptable to Washington County. A letter of intent from Washington County to approve the access point or points must be submitted to the City together with Final PUD and Preliminary/Final Plat application materials. In the event two accesses onto CSAH 12 cannot be constructed, the following must be submitted with Final PUD and Preliminary/Final Plat application materials: i. A $7,500 escrow for the purposes of hiring a City selected traffic engineering consultant to do a traffic impact study. The purpose of the traffic study is to ensure the traffic generated from this mixed use campus will be able to adequately and safely enter and exit this property. ii. A suggested future through street alignment, not necessarily contained entirely on the subject property that gives access to 72nd Street. 21. The main access road to the project must be built and platted as a public road. 22. The private land area of 72nd Street North shall be platted and dedicated to the City. This shall be identified on the preliminary plat. 23. Utility connections shall be made to all existing structures at the time of development of the first phase. 24. Utility and drainage easements shall be required over all waterbodies, the Long Lake outlet structure and pipe, and at the southwest property corner north of 72nd Street North. The exact location of the easements, found acceptable by the City Engineer, shall be depicted on all future plans and plats. B. Table If the Planning Commission finds that the application is not complete enough to make a decision, it could continue the review for additional information. Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 11 of 12 C. Denial If the Planning Commission finds the proposal is not consistent with the provisions of the Planned Unit Development, ZAT, and ZAM regulations, the Commission should forward recommendation of denial to the City Council. The Commission should indicate a reason for such recommendation. RECOMMENDATION Staff finds the Concept Planned Unit Development is in keeping with the purpose and intent of the PUD provisions. Additionally, staff finds the public necessity, and the general community welfare are furthered; and the proposed Zoning Text and Zoning amendments, including those proposed by staff, are in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. Therefore, staff makes the recommendation the Commission recommend conditional approval of these applications. ATTACHMENTS Site Location Map (9 pages) Applicant Narrative (10 pages) Concept PUD Submittal Cover Page, Aerial & Existing Conditions (4 pages) Tree Removal Concept Existing Conditions Site Analysis Site Plan Floor Plans (4 pages) Elevations (3 pages) Additional Renderings (2 pages) Phase Schedule Lot Analysis Preliminary Utility Plan Setbacks Exhibit Case No. 2016-013 (12525 75th Street North) CPC: 3/9/2016 Page 12 of 12 0 The Birthplace of Minnesota 12525 75th Street North 12721 75th Street North 12620 72nd Street North Site Location 49 Development Boundary -.4 -- Municipal Boundary Parcel Boundaries 470 940 1,880 Northland Real Estate Group presents Croix Bay A Stillwater Senior Community Stillwater, MN NARRATIVE FOR A CONCEPT PUD, ZONING TEXT AMENDMENT AND ZONING MAP AMENDMENT Revised March 2, 2016 February 19, 2016 • • . LANDFORM From Site to Finish. INTRODUCTION On behalf of Northland Real Estate Group, Landform is pleased to submit this application for concept PUD (planned unit development), zoning map amendment and zoning text amendment to allow a senior living campus on 49.3 acres located south of CSAH 12 and east of Rutherford Elementary School. The proposed project is a re -visioning of a previously approved senior housing project on the subject site. In 2014, Select Senior Living of Stillwater received approval to construct a three-story, 100-unit senior care facility on 5.87 acres between the elementary school and the church. In 2015, Northland Real Estate acquired control of the site and began evaluating the previous project and approvals with the idea that the project could be revived. With little analysis, it was apparent that the project proposed was not a suitable fit for the Stillwater marketplace, and assembled a team to create a new vision more in line with the marketplace. It was apparent from the onset that a successful project would require a broader assembly of land to provide larger and a more diverse mix of units. The amenities necessary to support these units would need to be reflective of the market, and the type of care would need to reflect the latest thoughts on providing for our seniors in a way that allows them to be active members of the community. The demand for senior housing is rising as the baby boomers age and seek generation -specific housing. According to recent trends, seniors are looking for a unique or distinctive range of amenities that allow residents to have access to these amenities without worry or travel, and provide a feeling of independent living. Our plan may include small retail, such as a cafe, bookstore or daycare to integrate seniors into the larger nearby community. In collaboration with Ebenezer Senior Care, the team designed a senior campus providing over 230 units in a broad range of care including Memory care, Assisted Living, and a wide variety of Independent Living units with a full range of services provided in -place, regardless of the resident's level of care. The expanded campus now includes property south and east of the original site. The property to the east has undergone extensive reforestation and rehabilitation and now provides an incredible natural amenity for both the campus and the community at -large. Residents of the new community will enjoy views onto all of this eastern property and units on the south will also enjoy views of Long Lake through the existing tree stands. These assets become central to the design and orientation of the campus, and it is anticipated that the areas not slated for development will remain natural with trails and access provided to residents and members of the community. Mr. Elden Lamprecht has joined the project and will continue the work he has done to restore this area and serve as a consultant for the location and configuration of trails, landscapes and amenities in these areas. As our operations partner, Ebenezer is driven to heal, discover and educate for longer, healthier, meaningful lives. The Croix Bay campus provides an ideal environment for this mission and the development team is anxious to get started. N RG 15001 Project Narrative t•i F OR M March 2, 2016 3 SUBJECT PARCEL The site includes six parcels identified as PIDs 3003020420002, 3003020420010, 3003020420011, 3003020420004, 3003020420005 and 3003020410040. Our redevelopment plan includes a future plat to consolidate those six parcels into three parcels and three outlots. Five of the six parcels will be owned by the development entity and Grace Baptist Church will retain the sixth parcel, but the entire site will function as a single campus with shared access and amenities. Northland Real Estate Group has created a development entity for this project and will refine the terms as the project moves forward. All project parcels are currently under contract and in our control with adequate time to proceed with the planned development. Private capital along with our financing partner are in place to complete the proposed development. We are excited about the improvements proposed for this site and look forward to sharing more information with the City as we move through the process. CONCEPT PUD We are requesting approval of a concept PUD in the Lakeshore Residential (LR) District to provide an integrated senior housing campus. Our proposal includes two buildings as part of a senior housing campus that is age restricted, independent living in three distinct settings and memory care with a variety of services on -site. The campus will also include the Grace Baptist Church and other retail/service amenities to serve the campus residents and the larger community. This type of campus development will allow the City to expand the range of housing options available for the aging population. Our concept is consistent with the 2030 Comprehensive Plan, which encourages a range of housing opportunities for the aging population in the community. Section 31-210 of the Zoning Ordinance notes that the PUD is a tool to provide a means of meeting the following goals, which our project meets as noted below: 1. Ensuring variety, innovation and flexibility in the development of land and its improvements. The project allows for development of a senior living campus that is not currently available in the area. A smaller senior housing project was approved on the northwestern portion of the site in 2014. We are proposing to expand that concept to include a mix of senior living with a full spectrum of care and amenity options that will allow seniors to age in place. The concept includes different housing options and all options are age restricted (55+ years of age). In order to accomplish the vision for the innovative campus, we will be requesting flexibility in the zoning standards. In exchange for preservation of the majority of the site as open space and clustering the development in northwest portion of the site, we will be looking for flexibility on setbacks, building height and other bulk standards. We are also requesting a zoning ordinance text amendment to specifically allow this type of flexibility for PUDs for senior living campuses. N RG 15001 Project Narrative F OR M March 2, 2016 4 2. Allowing a mixture of uses in an integrated and well planned area to aid in providing a better living environment. The PUD will allow development of a mixture of uses in an integrated and well planned campus setting. Seniors are demanding more housing options, including access to a variety of services and volunteer opportunities. Our campus proposal integrates the existing Grace Baptist Church into the campus (and allows the potential for them to expand in the future) as well as supportive retail and services uses, such as daycare, hair salon, cafe, etc. 3. Allowing for flexibility in group building development wherein the relationship is between building and building or buildings and site, rather than between building and property lines, as is the case in monostructural development. The senior living campus will require flexibility in the setbacks between buildings within the project. The development includes multiple buildings on different lots, but since they will function as one community, we request the ability to be reduce these internal setbacks. 4. Preserving natural beauty spots, open space and recreational areas. The project preserves the natural beauty by clustering the development on the northwest portion of the site and preserving the majority of the land as open space. We are also proposing dedication of a conservation easement over a portion of this open space to ensure that it is maintained in perpetuity. Grace Baptist Church Setbacks We are requesting PUD flexibility on the internal setback requirements, which is typical of a master planned campus such as this, and some flexibility from the 100-foot building setback from CSAH 12. The CSAH 12 right-of-way is unusually large adjacent to this property and creates a difficultly when planning the development. The County has unusually wide right-of-way adjacent to this property both on the north for the street and also on the east for the pond, which renders the church site virtually unbuildable. We are requesting that as part of this PUD, we be allowed to assume a standard 75-foot''% right-of-way for County Road 12 for setback purposes. For the majority of this street section to the west, the County has a 75-foot'/2 right-of-way. This more typical right-of-way would allow the Church options for future expansion. We have prepared an exhibit to reflect this proposed flexibility. There would be no impact on traffic movements as the setback from the street would be consistent with other developments in areas with standard rights -of -way. We are meeting or exceeding all other setback standards for the LS district and the Shoreland Overlay District and ask for this flexibility to allow Grace Baptist Church future opportunities to grow in Stillwater. Building Height We are also requesting flexibility in the building height. The larger of the two buildings on -site is intended for memory care and two types of senior living and will provide below grade parking for residents. The building is a walkout style that allows residents to have access to the terrace, pedestrian paths and N RG 15001 Project Narrative F OR M March 2, 2016 5 natural features of the waterbody. The building will have an elevation of 3-stories on the front entrance facing CSAH 12. The backside of the building adjacent to the waterbody will exceed 3 stories in height to allow for the walkout design that offers residents the ability to enjoy the natural open space. Approximately 20% of the exposed building will exceed 3-stories in height, for an average height of approximately 3.25 stories for the building as a whole. This type of building design allows us to take advantage the existing site elevations and minimizes the amount of grading disturbance necessary for the project. Shoreland Standards Approximately 85% of the project site is located in the Shoreland Overlay District. The City's ordinance (Section 31-402) provides standards for development within the Shoreland Overlay District. The maximum impervious surface allowed in the Shoreland Overlay District is 25% of the lot area. Our concept shows 24.10% impervious coverage, which is below the allowable impervious surface area. Because we are proposing a significant open space area as part of this project, we are requesting the flexibility to consider impervious surface area for the project as a whole, rather than individual lots. As we move to the final stage of the project we would likely assign maximum impervious surface limits to each lot to reflect this total, which will allow the city to track development as it progresses through the anticipated phases. Section 31-402 of the Zoning Ordinance requires a 40-foot setback from the top of bluff and a 75-foot setback from the OHWL from recreational development lakes. Our project has shifted the development away from Long Lake and far exceeds these minimum setback standards. Prior to developing this submittal package, we met with City and MnDNR staff to discuss our proposal. At this meeting, we learned that in addition to the adopted City shoreland standards, the MnDNR will be reviewing the project with the City to ensure that the purpose and intent of the shoreland rules have been met. We have reviewed the DNR PUD Evaluation Worksheets provided to us in a pre -application meeting. We understand that these templates were developed to give guidance to cities, but they were not developed with this type of a campus project with its mix of commercial and senior living in mind. However, as we developed our project we did incorporate the MnDNR principle of allowing density bonuses on a tier basis by shifting development away from the lake. The proposed site is divided into five tiers, each 267 feet stemming from the Ordinary High Water Level (OHWL) of Long Lake, classified as a Recreational Development Lake and proceeding landward. Our proposed development will be clustered in tiers two, three and four of the five tiers, which we believe is consistent with the purpose and intent. Tree Preservation Section 31-522 of the Zoning Ordinance regulates tree and forest protection. For this stage of the development process, we are providing a tree survey that provides generalized areas of tree removal. The project was designed to minimize tree removal by clustering the development in the northwest NRG15001 " r-. i i FQR M March 2, 2016 Project Narrative 6 portion of the project and preserving the trees on the east and south portions of the site. The properties in the southeast east portion is not proposed for development. A tree preservation plan will be prepared and submitted with the preliminary plat application. Recreation Plan Section 48-51 of the Zoning Ordinance requires park and trail dedication for subdivision. Open space will be provided on the Lamprecht parcel and will include land to be dedicated to the City in a conservation easement. The area of land to be dedicated will be determined in the platting process. Our concept plan shows construction of a trail connecting from the new CSAH 12 trail to Long Lake within a new conservation easement. The trail will provide access to Long Lake and we envision a mix of public and private lake access options. We would like to provide a dock that could be utilized by the residents of the senior living campus with potential for docking pontoons or other watercraft. The public access might be an overlook, beach or fishing dock. We look forward to working with the City to develop the final plan. Parking Section 31-510 of the Zoning Ordinance provides parking standards but does not specifically address standards for the proposed facility. The parking ratio for "institutions for the aged" and "nursing homes" is one space for each five residents plus a space for each employee on the largest shift. Residential apartment uses require 1.5 spaces per unit with one space covered, and an additional space per 3 units for guest parking. The table below outlines how the proposal will provide parking for residents and guests in compliance with ordinance requirements. Parking Requirements Type Units Ratio Required Parking Memory Care Assisted Living Independent Living I Independent Living II Independent Living III Staff (Max Shift) Misc. (Additional Stalls) Church Discount for Shared Parking Streets and Access 31 38 85 84 24 0.20 0.20 1.00 1.25 1.50 1.00 TBD 10% 6.2 7.6 85 105 36 30 -24 TOTAL 245.8 Provided UG Surface 7 8 65 20 84 24 12 30 0 Self Parks at Code 173 77 TOTAL 250 ■ N RG 15001 Project Narrative t.i C F OR M March 2, 2016 7 The proposal also includes land to be dedicated for future right-of-way in two locations on the site. The access plan was developed based on the access plan we received from Washington County dated December 1, 2015, which shows two full accesses in this location. The main entrance on the east side of the project will provide full access and connect to a new private drive which will provide access to the senior living campus and Grace Baptist Church. The second access will be a new public street in 0.4 acres of deeded right-of-way in the northwestern portion of the project area. This new right-of-way will provide access off CSAH 12 for this site, the property to the south (should they choose to develop) and potentially for the adjacent school site. A new street will be constructed as part of the project. This new public street would connect to our main private street, but would also provide access for adjacent properties. An additional 2.29 acres near the southwestern edge of the project area will be dedicated, but not improved, for a possible future improvement of 72nd Street North and Interlachen Drive. Utilities Sanitary sewer will be extended from the southwest to serve this site. Water will be extended from CSAH 12 and will be looped through the site. Final design of the sanitary sewer and water plans will be provided with the preliminary plat application. Stormwater will be treated on site and will be discharged to the northwest, mimicking the natural drainage patterns on site. ZONING TEXT AMENDMENT We are proposing a text amendment to the zoning ordinance to allow for flexibility in bulk and use standards for a senior living campus PUD. After discussing the issue with City staff, we request that Section 31-210(b)(6) of the Zoning Ordinance (the allowable uses table) be amended by deleting the stricken material and adding the underlined material as follows: Aggregate density of structures and building heights on privately or commonly owned property may net only exceed the limits imposed by the zoning district in which thcsc structures would normally be located if granted a Special Use Permit for senior living projects. (a) Building heights on privately or commonly owned property may only exceed limits imposed by the zoning district if granted a Special Use Permit for senior living protects." The ordinance requires the City Council to consider two standards when approving a text or map amendment. Our proposal meets these considerations, specifically: 1. The public necessity and the general community welfare warrant the adoption of the amendment. The change will allow development of this senior living campus, which increases lifecycle housing and service options in the community while protecting natural resources and maintaining open space. N RG 15001 Project Narrative € O R M March 2, 2016 8 The project will help meet the Metropolitan Council objected outlined in Chapter 2 of the Stillwater 2030 Comprehensive Plan by providing more housing choices within the City and allowing for increased lifecycle housing by allowing for reduced setbacks requirement and cluster development. 2. The amendment is in general conformance with the principles and policies set forth in the comprehensive plan and any adopted area or specific plan. The amendment is in general conformance with the principles and policies set forth in the Comprehensive Plan and any adopted area or specific plan as addressed earlier in this narrative. ZONING MAP AMENDMENT The parcels included in our project are guided Low Density Residential (LDR) and Parks, Recreation or Open Space. The parcels are zoned Lakeshore Residential (LR) and Agriculture Preserve (A-P). The proposed development will occur on the four parcels that are guided LDR and the remaining two parcels are proposed to remain guided Parks, Recreation and Open Space. We are requesting to rezone the McKenzie property (PID 3003020420004) from A-P to LR. Rezoning the parcel to LR is consistent with the guided designation of LDR as described and illustrated in the 2030 Residential Land Use Plan Categories chart on page 14 of Chapter 2 of the Comprehensive Plan. The ordinance requires the City Council to consider two standards when approving a text or map amendment. Our proposal meets these considerations, specifically: 1. The public necessity and the general community welfare warrant the adoption of the amendment. The public necessity and the general community welfare warrant the adoption of the amendment to ensure that the zoning is consistent with the underlying land use classification as required by State Law. Additionally, the change will allow development of this senior living campus, which increases lifecycle housing and service options in the community while protecting natural resources and maintaining open space. The project will help meet the Metropolitan Council objected outlined in Chapter 2 of the Stillwater 2030 Comprehensive Plan by providing more housing choices within the City and allowing for increased lifecycle housing by allowing for reduced setbacks and flexibility in design. 2. The amendment is in general conformance with the principles and policies set forth in the comprehensive plan and any adopted area or specific plan. The amendment is in general conformance with the principles and policies set forth in the Comprehensive Plan and any adopted area or specific plan as addressed earlier in this narrative. SUMMARY NRG15001 i. C F OR M March 2, 2016 Project Narrative 9 We respectfully request approval of the, Concept PUD, Zoning Map Amendment and Zoning Text Amendment for this senior living campus. We understand that there are several complexities with this application and we look forward to meeting with staff in March to review the development proposal and address any questions in advance of the Planning Commission meeting. We request to be placed on the agenda for the March 9th Planning Commission meeting and the April 5th City Council meeting. CONTACT INFORMATION This document was prepared by: Kendra Lindahl, AICP Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Darren Lazan at dlazan@landform.net or 612.638.0250. N RG 15001 Project Narrative a C F OR M March 2, 2016 10 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. FEBRUARY 19, 2016 CONCEPT PUD SUBMITTAL EXHIBITS STILLWATER, MINNESOTA SHEET INDEX AERIAL EXISTING CONDITIONS, SURVEY EXISTING CONDITIONS, SITE ANALYSIS TREE REMOVALS, GENERAL AREAS SITE PLAN ARCHITECTURE, FLOOR PLANS ARCHITECTURE, ELEVATIONS STAGING PLAN RECREATION PLAN LOT ANALYSIS PRELIMINARY UTILITY PLAN REQUESTED ZONING MAP AMENDMENT view from rear 02-19-2016 view of front entry RUTHERFORD ELEMENTARY • . N MEISTERLING PROPERTY 72ND STREET NORTH a LONG LAKE 14111011 311N3AV 8VNIIN 75TH STREET NORTH SFr INTERLACHEN DRIVE vw_Aadtarnaciii& _ NORTHLAND ergo/ Zet9inek STILLWATER, MINNESOTA 0 100' 200' (0 • NORTH • • • • LANDFORM From Site to Finish AERIAL FEBRUARY 19, 2016 • Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. F L O O D Z O N E B E N C H M A R K S U R V E Y N O T E S C E R T I F I C A T I O N A R E A S U M M A R Y PROPERTY DESCRIPTION Z O N I N G A N D S E T B A C K S V A L T N R G 1 5 0 0 1 - A l t a S u r v e y s h e e t 1 1 S H E E T N O . P R O J E C T N O . F I L E N A M E I F T H E S I G N A T U R E , S E A L O R F O U R L I N E S D I R E C T L Y A B O V E A R E N O T V I S I B L E , T H I S S H E E T H A S B E E N R E P R O D U C E D B E Y O N D I N T E N D E D R E A D A B I L I T Y A N D I S N O L O N G E R A V A L I D D O C U M E N T . P L E A S E C O N T A C T T H E E N G I N E E R T O R E Q U E S T A D D I T I O N A L D O C U M E N T S . B Y : D A T E : D A T E R E V I S I O N B Y P R O J E C T R E V I S I O N H I S T O R Y S U R V E Y O R S S E A L S U R V E Y M A N A G E R R E V I E W / LANDFORMc L a n d f o r m a n d S i t e t o F i n i s h a r e r e g i s t e r e d s e r v i c e m a r k s o f L a n d f o r m P r o f e s s i o n a l S e r v i c e s , L L C . Š Š C L I E N T M U N I C I P A L I T Y E B L 0 2 / 1 9 / 1 6 N R G 1 5 0 0 1 2 2016 N O R T H N O S C A L E A R E A L O C A T I O N M A P S I T E S Y M B O L S / L E G E N D F E B R U A R Y 1 9 , 2 0 1 6 E X I S T I N G C O N D I T I O N S 5 1 5 9 5 3 6 S I T E qqqqqqqqqq CLIENT LLi © LANDFORM 2016 N O N asO u.s‘-- N 011O z U ~ U Z O CO 30 Ft N00'15'23"W2 /r - 38.03 FD IP BRKN CAP 6 / FD IP 1/2 OPEN Ir ACCESS J A I / 1 I -t 1/4 I I I- - COUNTY ROAD NO.12 PER DOC- NO'S. 363272 273 86 S82'40'01"`N OLD / FOUNDATIONS g� 379074 1 l I I--IF- I I I L- , , 11\1 F- _ - 1 l / ,`VI 1-‘ ` QOF COUNTY ROAD NO. 12 N82'401 1395.69 9 RESTRICTED ACCESS 930 00 328.26 N89'27'14"W A FP IP 2769 448.94 S89'27'14"E 448.90 COMMITMENT NO. 61647 774.15 y g12 A 914 `--- N. LINE OF THE N. 1/2 OF 918 a I k-72ND ST. N. - z i / 996.29 S015'23"E THE SE 1/4 OF SEC. 30, T. 30, R. 20 A n • • fl 398.88 64.00 c-� NO'32'46"E •\ FP IP 1/2 OPEN 920 920 918 918 914 N 0 M 924 ZONE X n •• COMMITMENT NO. 62166 922 163.3 198.8 914 gin 906 904 902 900 72ND ST. N.- EXISTING ROAD. NO DOCUMENT MENTIONED IN TITLE WORK FOR LOCATION --r-- 89 892 r 890 LONG LAKE In N O i i J L 0 s �. ob r 75TH ST. H. 30 FT- ACCESS PER 00C. NO'S. Q37325 h „ / to In Io N M FD IP DNR MON LNE I AND LINE A ---, • 1 I t3 ' U WCO a) co W o a < o w 3 ; n %') `v b ,7 co a to rn Z Z v, EXCEPTION PER BOOK 317, PAGE 107 ---__• 1 a 331.08 S89'24'42"E \--- N. LINE OF THE SW 1/4 OF THE SE 1/4 OF SEC. 30, T. 30, R. 20 • .l 11 I I I I L- t. ll\! •• V I / / / / AA - FD IP 2769 (404.38 DESC.) 404.45 CT �,-42 s ?' INCH RCP te r? A��/iF Fact,\ s°,% er 4 0FS0°° N89'24'42"W 373.72 0'14'10"E 33.00 I I- -1 l-- • I I L- COMMITMENT NO. 62210 POND ZONE AE BFE = 893.0 SE 1/4 OF SEC. 30, T. 30, R. A / / / / 7 w O P 918 Frn 920 922 C, / / / / Ca& / Ocs c1 0 o SEE DETAIL ON ----- W. LINE OF THE W. 1/2 OF THE SE 1/4 OF THE NE 1/4 / N R=5609.58 � a0'13'01" : 1/2 --TL=21.24 / SEM1/4 OF THE NE 1/4 N p6 • • / \ S0'05'06"E 113.37 - 99.57%��. i :NE381_811K81C4A8PI__Ty/ Wmtelfl FD IP co 904 -LINE PARALLEL WITH THE W. OF THE W. OF THE SEC. 30, T. 30, R. 20 575.00 611.55 902 MINNESOTA DNR DIVISION OF WATERS (g) PROTECTED WETLAND AREA #82-305W POND 896 COMMITMENT NO. 62131 goo ZONE X 906 40.24 • • _to is /4'4' 90,5 970 912 OVERLAP ON ADJONING PROPERTY (ADJOINING PROPERTY DRAWN PER WASHINGTON COUNTY TAX ZONE AE WATER ELEVATION ON __ EXISTING it ROAD eci atip DESC.) 141.95 CI CO co - 0.12 FT. OVERLAP AT PROPERTY CORNER IP OPEN S. 1/16 LINE OF SEC. 30, T. 30, R. 20 CAP ON- PLAT OF SE 1/4 COQ OF THE THE NE 1/4 OF SEC. 30, T. 30, R. 20 / 529.03 SEC. 30, T. 30, R. 20 A \ I Know what's Below. Call before you dig. NORTH talt 0 100 200 NORTHLAND REAL ESTATE GROUP, LLC ST. PAUL, MN 55121 NORTHLAND —Sertivotivinki MUNICIPALITY PROJECT STILLWATER SENIOR LIVING DATE OF SURVEY FEBRUARY 19, 2016 REVISION HISTORY DATE REVISION BY SURVEY MANAGER REVIEW BY: E6L DATE OZ19:16 SURVEYORS SEAL IF THE SIGNATURE. SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. • From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 Web: landform.net • d FILE NAME VALTNRG15001-Alta Survey sheet 2 PROJECT NO. NRG15001 EXISTING CONDITIONS SHEET NO. 2/2 Landlonneand Site to Finiseare registered senate marks of Landform Professional Sernces. LLC. RUTHERFORD ELEMENTARY 72ND STREET NORTH M TREE IMPACTS MEISTERLING PROPERTY LONG LAKE i r_- 75TH STREET NORTH "irilt PROJECT BOUNDARY INTERLACHEN DRIVE NORTHLAND atint caatuk STILLWATER, MINNESOTA 100' 200' • • • • LANDFORM • From Site to Finish TREE REMOVALS GENERAL AREAS • FEBRUARY 19, 2016 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. NORT H LAND cram catsbink STILLWATER, MINNESOTA CSAH 12 Access Management Plan from Washington County. Green Arrows signify full access. 0 100' • • • • 200' LANDFORM • • From Site to Finish • • EXISTING CONDITIONS SITE ANALYSIS FEBRUARY 19, 2016 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. FEBRUARY 19, 2016 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. STILLWATER, MINNESOTA NORTH 0 100’ 200’ SITE PLAN Parking Requirements Required Provided Type Units Ratio Parking UG Surface Memory Care 31 0.20 6.2 -7 Assisted Living 38 0.20 7.6 -8 Independent Liv- ing I 85 1.00 85 65 20 Independent Liv- ing II 84 1.25 105 84 - Independent Liv- ing III 24 1.50 36 24 12 Staff, max. shift -1.00 30 -30 Misc., add’t. stalls ----0 Church ---Self Parks at Code Discount for Shared Parking TBD 10%-24 -- TOTAL 245.8 173 77 TOTAL 250 M I N A R A V E N U E N O R T H PROJECT BOUNDARY 75TH STREET NORTH INTERLACHEN DRIVE NO R T H L A N D A V E N U E RUTHERFORD ELEMENTARY MEISTERLING PROPERTY LONG LAKE 72ND STREET NORTH Impervious Analysis Acres % NDA Building, Drives, and Parking 6.81 20.22% Proposed Trail 0.39 1.16% Sidewalks, Patios, Plaza 0.92 2.73% Other Allotment (Future Expansion, etc) 0.30 0.90% Total 8.42 25.00% Impervious Allocation through PUD Acres Sq. Ft.% of total Lot 1 1.11 48,555 13% Lot 2 3.90 169,792 46% LOT 3 2.16 93,994 26% OUTLOT A 1.24 54,230 15% TOTAL 8.42 366,571 100% INDEPENDENT LIVING I INDEPENDENT LIVING II INDEPENDENT LIVING III & MEMORY CARE ASSISTED LIVING 24 STALLS 74 STALLS 60 STALLS 101 STALLS garage entry INDEPENDENT LIVING I 12 UNITS LOWER FLOOR PLAN 0' 60' north POPE .i II I I , • 1 Northland Senior Housing STI LLWATE R, MINNESOTA 02-19-2016 I M15-146 TOWN CENTER NORTHL ND WELSH 0 MEMORY CARE 31 UNITS INDEPENDENT LIVING II 28 UNITS MAIN FLOOR PLAN TOWN CENTER INDEPENDENT LIVING I 12 UNITS 0' 60' north POPE h A M 9 N 6 R I i s 5 Northland Senior Housing STILLWATER, MINNESOTA ESOT 02-19-2016 I M15-145 NORTHL . ND AL_ fEC WELSH ASSISTED LIVING 19 UNITS INDEPENDENT LIVING II 28 UNITS INDEPENDENT LIVING I 30 UNITS SECOND FLOOR PLAN I 0' 60' north POPE II ! Q I I I s Northland Senior Housing STILLWATER, MINNESOTA 02-19-2016 I M15-14 NORTHL . ND AL_ fEC WELSH ASSISTED LIVING 19 UNITS INDEPENDENT LIVING I 31 UNITS INDEPENDENT LIVING II 28 UNITS THIRD FLOOR PLAN 0' 60' north POPE A D i Northland Senior Housing STILLWATER, MINNESOTA 02-19-2016 I M15-14 NORTHL . ND AA/ _ fEC WELSH RI 11i"I1 I I MC / AL Building ■1 1■ _l .M EE I. ■ -a EAST ELEVATION - Indep Liv I / MC 0' 30' 60' Northland Senior Housing STI LLWATE R, MINNESOTA 02-19-2016 I M15-146 - -' 1■ 1■ 1■ I ■ ■I 111I■� 1■r I Ilan 1ur■I 1 111■�1 1■i1■1 LI LE u�■il I I ■■ i ■■■. u u■■if w, .� .. .�.i — _' a _IldlR aL _I `� — 0� _. YIIiII a� _� ILl. a� _iill_II:' Q „„11 :.— -DaP_G'9V1J-i_ — O 0- _�i�JI�M MI =— 1■ 1■ 1■ ICI • ■I ..1I ■.■11 • • ■1 1 ■■111I■ ■ ■1 ■ ■I 1.■ Ie11 ■ ■1 • ■I u. II ■ ■I I i ■1 ■l 1.i ■11 ■ ..'• • ■l.l..1.■ • .� . ■ ■ L a� a Mal a oaIM 0 MI Nri�_- _a e- EI _! �' I. � � I-1—■1-1..—■m—II_e_ - _I I l� �>��■ I ■ ■ ■i �; . I1�F1k■iir ■■'■�.p�, ■11■'7aiidi■■I_.— ■ �I ■ �1 ■I ■ I plc0•11�j ■ ■ k, • .I� ar �+ _ ' .IT'. 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I Mini • .111.PIIII I ."1"11.14 5' HIVE! rim. ;Hair. !I- ;111.1 LiI any view from south view from north Northland Senior Housing STILLWATER, MINNESOTA 02-19-2016 I M15-146 NORTHL ND oEAJ.tSlek.fE WELSH view of front entry - f p4 r' Z L, LLAnont fra..111 !11. - 7I -,r uliati 91 i -.4, ! �Qi. f$.. ail { t5�-..,-,7 —.■I.,I a Frti - ,y y. — 4.. a wr r.a�r2=27M STI-f 2 It.+may .ter i �II�; _ 17j ..7_--. ��-_—.-- 1 I°I! hilill-+N1111111l■ i IL! 11 INil II1110!Ii°�11111�111111 ill- S'kIIII �1`. i lli •nmliIiii ■yo�Ewll F11a1111 ..IIwrrrua 1 ra•i1.1 IS' METFiiSt I.I.11■ a III _J1q.pi.J I ow Wi I 1. view from rear ■ ■1� R111� I' dial "- 1�M1 'Ida Ill ��jrjj �1��;1ff tg I !II r �. �1 11716 •I■ IN I■!'■111111 lillnm —' —r — rr �■ .� .� .mum_ - —� Northland Senior Housing STILLWATER, MINNESOTA 02-19-2016 I I {115-14 i NORTHL. ND 1+AL _aTAIE 41' WELSH NORTHLAND cram caatuk STILLWATER, MINNESOTA 0 100' • • • • 200' LANDFORM • From Site to Finish LOT ANALYSIS FEBRUARY 19, 2016 • Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. From Site to Finish NORTHLAND cram caatuk STILLWATER, MINNESOTA 0 100' • • • • 200' LANDFORM • • PRELIMINARY UTILITY PLAN FEBRUARY 19, 2016 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Croix Bay STILLWATER, MINNESOTA 0 100200' imHHa • • • • El • ITN \ NORTH LANDFORM From Site to Finish • • • • SETBACK EXHIBIT MARCH 2, 2016 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.