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2017-01-11 CPC Packet
Sti liwater. THE BIRTHPLACE OF MINNESOTA AGENDA PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North January 11th, 2017 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of December 14th, 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. 2016-40: Consideration of a Special Use Permit and Variances thereof to develop a hotel with a restaurant and outside eating area, parking ramp and three- story office building on the property located at 232 Main Street North and includes city owned property at 251 2nd Street North. Gartner Prop LLC, property owner. Anne Loff, Midnight Real Estate, LLC, applicant represented by HAF Group. 3. Case No. 2016-43: Consideration of a Zoning Map Amendment to include certain adjoining parcels into the Height Overlay District and zoning them as 'Bluffside' for the property located at 107 3rd Street North. Trinity Lutheran Church, Eric Olson, property owner and Brown's Creek, LLC, Jon Whitcomb, applicant. 4. Case No. 2016-46: Consideration of Zoning Text Amendment to require site plan review of certain development projects in the Central Business District. City of Stillwater, applicant. 5. Case No. 2016-49: Consideration of a Variance to the required length of a cul-de-sac for the property located at 1902 William St N. Sterling Black, property owner. VI. NEW BUSINESS VII. STAFF UPDATES/FOR YOUR INFORMATION VIII. ADJOURNMENT THE 1INTNYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES December 14, 2016 REGULAR MEETING 7:00 P.M. Acting Chairwoman Siess called the meeting to order at 7:03 p.m. She pointed out that Case 2016-43 has been postponed at the property owner's request. Case No. 2016-46 will be moved to the January 11 meeting at the request of staff. Present: Acting Chairwoman Siess, Commissioners Collins, Hade, Kelly and Lauer; Councilmember Menikheim Absent: Chairman Kocon, Commissioners Fletcher and Hansen Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of November 9, 2016 meeting minutes Motion by Commissioner Collins, seconded by Commissioner Lauer, to approve the November 9, 2016 meeting minutes. Motion passed 5-0. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2016-40: Special Use Permit and Variances to develop a hotel with a restaurant and outside eating area, parking ramp and three-story office building on the property located at 232 Main Street North and including City -owned property at 251 Second Street North. Gartner Prop LLC, property owner and Anne Loff, Midnight Real Estate, LLC, applicant represented by HAF Group. City Planner Wittman explained that Midnight Real Estate LLC has applied for a multi -use Special Use Permit for the construction of a hotel, with two restaurants and associated outside eating area for each, three-story parking deck, and three-story office building. The proposed new construction would be an infill project; facing Main Street North the building would be in between Johnny's TV and Images of the Past and would extend back to border Mulberry Street East and Second Street North. A multi -use Special Use Permit, as well as the following variances, are being requested: • A 9' variance to the 15' Front Yard Setback for the hotel lobby and entrance to be located 6' from the property line adjacent to Main Street North. • A 14' variance to the combined 20' Side Yard Setback for the construction of the hotel and its appurtenances to be 2' from the property line on the south and 4' from the property line on the North. Planning Commission December 14, 2016 • A 5' variance to the Front (and Exterior Side Yard) Setback areas for the construction of a three- story office building 10' from the property lines adjacent to Second Street North and Mulberry Street East. • A 1% variance to the 80% maximum lot coverage permitted in the Central Business District. • A 1% variance to the 20% minimum landscaped area for properties located in the Central Business District. • A 15' variance to the 15' off-street parking space setback for the top parking deck level, accessed off of Second Street North. On the basis that the applicant has not established practical difficulty for the off-street parking stall setback, that no determination has been made regarding the lack of onsite parking, that the proposed parking plan is not consistent with the Comprehensive Plan, and that there are fire protection and traffic circulation issues that could cause a nuisance to this neighborhood, staff recommends the Planning Commission table the application until the January 11, 2017, meeting and request additional information be submitted. The 60 day deadline is December 20, 2016. If the Commission chooses to table the application, staff will maintain the right to extend the 60 day consideration window. Acting Chairwoman Siess asked the reason for the two 1% variances. City Planner Wittman explained that there is significant lot coverage, but the 1% variance for maximum lot coverage may not be needed because the Heritage Preservation Commission requested that the applicant redesign the North Main Street facade along the parking lot to include landscaping. City Planner Wittman stated that the intent of a SUP is to see if the use, with conditions, is appropriate in the district. Off street parking and loading requirements will not be able to be met on site. The applicant has indicated that 31 public parking spaces would be achieved by the improvements proposed. For the remainder of the parking requirements, the applicant will need a mitigation agreement or a variance. They propose one in -and -out access coming off Mulberry into the lower level parking deck. For a fire access lane, the City requires a minimum of 20' and two accesses. This requirement is not met via the platted alley, so there are some internal circulation challenges that staff are concerned about on the first level of parking. The applicant will need a stormwater permit from Middle St. Croix Watershed Management Organization. Design approval was granted by the HPC last week. This type of use is encouraged in the comprehensive plan. Parking and circulation are the largest challenges to this infill project. Staff recommends tabling the request for a better assessment of the parking circulation challenges around this site. Engineering staff requests that a requirement be added for a small escrow to be put up for the City to review circulation and traffic plans. Mike Hoefler, HAF Group representing the applicant, reviewed the design. The Stillwater Design Guidelines encourage parking ramps to be engaged into a bluff or hill. He stated that this proposal uses existing topography. Mr. Hoefler presented new plans which he said address concerns with the variances. They propose to eliminate the need for the 15 foot variance along Second Street by pulling the parking ramp back 15 feet. They have created a better internal circulation pattern within the ramp. They also propose to leave the 24-foot fire lane open to the sky to address staff concerns. They would no longer need a variance for the green area. Their studies have shown they will probably hit 70% occupancy, so the hotel will fill 36 parking stalls and they will need another 18 for the restaurant and sandwich shop as required by the City. He explained traffic circulation patterns in the parking ramp. Only three variances would be requested with the new plan. City Planner Wittman stated that staff has not seen this new plan. Page 2 of 6 Planning Commission December 14, 2016 Acting Chairwoman Siess opened the public hearing. Mark Harrold, 350 Main Street North, voiced concerns about traffic on Mulberry Street but added that he is in favor of the hotel. He feels the traffic study that was done in November should have been done when downtown is busiest. He also stated the three entrances to the proposed parking ramp are not all aligned, creating sight problems. He is worried about the increase in slope during icy weather heading up hill to the stop sign on Second Street. He would rather move more of the entrances to Second Street which is flat. He feels that instead of the office building, the additional land should be used for parking. Kathy Lindstrom, 350 Main Street North, echoed Mr. Harrold's concerns. She encouraged the City to look at the traffic flow again because there are a lot of near -misses on the corner of Mulberry and Second. She opposes the project because it will destroy her view of the river. City Planner Wittman pointed out that the Traffic Safety Commission looked at the intersection of Mulberry and Second last night and decided to monitor the intersection prior to making any changes to it. Gerald Regan, Stillwater Mills resident in Unit 318, said he welcomes the hotel, but he is concerned about traffic at Second and Mulberry. Low cars, especially, stopping at Second and Mulberry have an extremely difficult time seeing what is coming uphill on Second Street. He fears the office building will negatively impact sight lines. He also questioned at what point the lights will shine in windows when cars exit the ramp. Steven Vogl, 350 Main Street North, asked if there was consideration of bringing all traffic in on Second. Mr. Hoeffler answered that the ramp would not accommodate that. Mr. Vogl suggested the ramps accessed off Mulberry be reserved for hotel guests so there would be less nighttime traffic impacting residents on Mulberry. Acting Chairwoman Siess closed the public hearing. Commissioner Collins acknowledged it was a very thorough proposal. His biggest concern is that some changes have been made and he would like staff to have time to review the new plans. Commissioners Hade and Lauer agreed. Motion by Commissioner Hade, seconded by Commissioner Collins, to table Case No. 2016-40, Special Use Permit (SUP) and Variances to develop a hotel with a restaurant and outside eating area, parking ramp and three-story office building on the property located at 232 Main Street North and including City -owned property at 251 Second Street North, for fire and engineering department review regarding internal traffic circulation, and information on watershed/drainage issues, and to require a $1,000 escrow from the developer. Motion passed 5-0. Case No. 2016-43: Zoning Map Amendment to include certain adjoining parcels in the Height Overlay District to zone them as "Bluffside" for the property located at 107 Third Street North. Trinity Lutheran Church, Eric Olson, property owner and Brown's Creek, LLC, Jon Whitcomb, applicant. City Planner Wittman explained that the property owner had requested Case No. 2016-43 be postponed. Page 3 of 6 Planning Commission December 14, 2016 Case No. 2016-44: Variance to build an attached garage with living space above, on the property located at 1 River Heights Drive. Tom Tierney, property owner. City Planner Wittman reviewed the request. Tom Tierney is requesting a 14' variance to the required 30' Front Yard Setback for the extension of an existing garage, with second story living area, to be located 16' from the front property line. Ms. Wittman stated that unique circumstances were hard for staff to determine. The cockeyed configuration of the house is not unique in the neighborhood, but getting closer to the street would alter the character of the neighborhood. On the basis that the application is not in harmony with the intent of the zoning ordinance and the applicant has not established practical difficulty, staff recommends denial of the variance request. One letter of support from Janet Jezior the neighbor to the east, was received. Tom Tierney, applicant, informed the Commission that the property was recently purchased with the intent of `popping the top' of the existing structure. However, this alternative is not economically feasible. His neighbor, Steve Keister, suggested he build an addition onto the garage going toward his house. Mr. Tierney recognized that the addition would be six feet closer to the street than neighboring homes. Asked about the proposed roofline by Commissioner Collins, Mr. Tierney stated it would be consistent with the current roofline. Acting Chairwoman Siess asked if this was the only alternative explored besides popping the top. Mr. Tierney said they wanted to build up because of the view. It will look great and will probably add $200,000-300,000 onto the value of the house. Acting Chairwoman Siess opened the public hearing. Steven Keister, 1721 Second Street North, voiced support for the request. He cited safety, financial and appearance reasons for supporting it. They measured the new corner closest to the street and found the visual setback to be 29 feet 10 inches to the curb after construction of the new addition. It would not affect his sight lines and he feels it would be a beautiful addition. He also expressed concern that there is no stop sign or yield sign at the top of the hill on North Second Street. He has asked for this twice because he has been hit backing out of his driveway. The addition would give the applicant an additional 15 feet to back out of his driveway, increasing safety. Acting Chairwoman Siess closed the public hearing. Commissioner Collins recognized that the neighboring houses have a lot of extra lot space that this corner lot lacks. He feels uniqueness has been established, the request is reasonable and he can support it. Commissioner Kelly agreed with Commissioner Collins that there is enough uniqueness to the lot to deem the request reasonable and he supports the request. Commissioner Lauer stated that since Mr. Keister is the most impacted neighbor, his support is important. Page 4 of 6 Planning Commission December 14, 2016 Acting Chairwoman Siess pointed out this is similar to some of the cul de sac requests due to the varied configuration of the lots. She feels that corner lots and cul de sac lots struggle to achieve established setbacks. Motion by Commissioner Lauer, seconded by Commissioner Collins, to approve Case No. 2016-44, Variance to build an attached garage with living space above on the property located at 1 River Heights Drive, with four conditions. Motion passed 5-0. Case No. 2016-45: Land division of the property located at 1020 Owens Street North. Lois Kohns, property owner and Timothy Freeman, applicant. City Planner Wittman explained that Lois Kohns would like to split a single 85' wide by 324' long parcel off of the southern edge of the property which is currently 1.7 acres. The new, southern parcel would be sold. Staff finds the requested subdivision to be reasonable and consistent with the City's Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Therefore, staff recommends approval with five conditions. A phone call was received from neighbor Mabel Froshaug voicing support. Tim Freeman, surveyor with Folz, Freeman Erickson, representing the property owner, asked that Condition Number 4 regarding the drainage utility easement be changed to eliminate the easement requirement along the north property line of Parcel A, because buildings would be in the drainage utility easement. Ms. Wittman stated eliminating the easement requirement on the north side would be very appropriate in staff's view. Acting Chairwoman Siess opened the public hearing. There were no comments. The public hearing was closed. Motion by Commissioner Collins, seconded by Commissioner Hade, to recommend that the Council approve Case No. 2016-45, land division of the property located at 1020 Owens Street North, with conditions recommended by staff, with Condition 4 modified to state there does not need to be an easement on the north side of Parcel A. Motion passed 5-0. Case No. 2016-46: Zoning Text Amendment to require site plan review of certain development projects in the Central Business District. City of Stillwater, applicant. City Planner Wittman requested that Case No. 2016-46 be postponed to the January 11, 2017 meeting per Planning Staff. NEW BUSINESS Case No. 2014-40: Extension of the St. Croix Brewery Special Use Permit City Planner Wittman explained that the applicant has requested a one-year extension of Special Use Permit 2014-40 for a micro -brewery and taproom to be located at 114 Chestnut Street East. The property owner and applicant had to make unforeseen changes to the interior of the structure in order to accommodate this change of use. Staff recommends approval of a one-year extension of Special Use Permit 2014-40. Page 5 of 6 Planning Commission December 14, 2016 Tod Fyten, applicant, explained that there were unanticipated issues because this is the oldest building in Stillwater. The basement is almost completed and they have started the main floor taproom this week with the goal of opening the taproom this spring. They have the gardens 70-80% cleaned up and are working with Brent Peterson of the Washington County Historical Society to try to keep the original windows in the building. Commissioner Hade commended the Fytens for their preservation of the oldest building in Stillwater. Councilmember Menikheim concurred. Motion by Commissioner Hade, seconded by Commissioner Lauer, to approve a one-year extension of Special Use Permit 2014-40. Motion passed 5-0. STAFF UPDATES Brian Farrell, Croix Bay Ms. Wittman reviewed an update letter from Brian Farrell which stated they are working with neighbors on suitable development plans and are hoping for submittal of revised plans in January or February. ADJOURNMENT Motion by Commissioner Hade, seconded by Commissioner Lauer, to adjourn the meeting at 9:15 p.m. All in favor, 5-0. Respectfully Submitted, Julie Kink Recording Secretary Page 6 of 6 11! r H F BIRTH PLACE 0� MINN E SOI A PLANNING COMMISSION MEETING DATE: January 11, 2017 CASE NO.: 2016-40 December 14, 2016 APPLICANT: Gartner Prop LLC, property owner. Anne Loft of Midnight Real Estate, LLC, applicant, represented by the HAF Group. REQUEST: Consideration of a Special Use Permit and Variances to develop a hotel with a restaurant and outside eating area, parking deck and multiple -story office building on the property located at 232 Main Street North and includes city owned property at 2512nd Street North. ZONING: Commercial Business District COMP PLAN: Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND The North Main Hotel and office structure complex case file was presented at the Commission's last regularly -scheduled meeting. During the public hearing, the Commission received presentation from staff as well as from the applicant's representatives, Michael and Matthew Hoefler. The Hoefler's presented the Commission with a modified parking deck and site plan for the property which addressed some of the concerns of the Heritage Preservation Commission as well as staff. The presentation was followed by public comment. Although the majority of individuals spoke out in favor of the proposed hotel project, there were specific concerns over specific site development components. A single person spoke in opposition of the project's height as it would block their down river views. A summary of the concerns included: the internal and external traffic patterns, especially along Mulberry Street with three stacked ingress/egress points as well as the intersection of Mulberry and Second Street North; the spray of vehicular lights from the parking deck; and that the office structure, situated by itself on the corner of this block, will stand out against at -grade parking and the existing single -story commercial structures to the south. All those who testified encouraged the Planning Commission to table Case No. 2016-40 CPC January 11, 2016 Page 1 of 13 11! r T H E B I T H P L A C E O F M I N K E 8 O I A consideration, requesting an updated traffic study and circulation assessment to be conducted based on the revised parking deck plans. During Commission discussion, concern was expressed regarding the deficit in parking and potential traffic challenges presented. The Commission also expressed concern for a new parking and circulation plan which was not reviewed by the City Engineer and/or the Fire Department. The Commission made motion to table consideration of the application until such time as the applicant submitted an updated traffic study which included internal circulation and access to Mulberry Street, the Fire and Engineering Departments had a chance to review the application, and an escrow was submitted for any municipal costs incurred for the review of updated plans. The Commission also noted they would prefer to have a greater analysis of the drainage plan proposed for the development. REQUEST Midnight Real Estate LLC has applied for a multi -use Special Use Permit for the construction of a hotel, with two restaurants and associated outside eating area for each, three-story parking deck, and three-story office building. The proposed new construction would be an infill project; facing Main Street North the building would be in - Case No. 2016-40 CPC January 11, 2016 Page 2 of 13 ji I ]a ter H E BI TH PLI[CF OF MINN E 801 P between Johnny's TV and Images of the Past and would extend back to border Mulberry Street East and Second Street North. A multi -use Special Use Permit, as well as three variances are being requested. PROPOSAL DETAILS The specific proposal includes: • Removal of the existing, single -story office building and the construction of a new hotel with primary entrance off of Main Street North. O The 64-unit hotel would have a main -floor cafe with outdoor eating area, which would border the Main Street North sidewalk. O The hotel is proposed to have three stories. O The third story of the hotel would include a full -service restaurant that is open to the public, though small conference and dining space could be reserved. Outdoor dining would be available on this level, on the rooftop of the second story. No additional rooftop dining is proposed. • A new, three -level parking deck would be located behind the hotel. The lowest level, though accessed off of Mulberry Street East, would be at the same grade as North Main Street. The upper level would be accessed off of Second Street North and at that street's grade. A middle level would also be accessed off of Mulberry Street East. • Though indicated as a potential future phase, a three-story office building (as measured off of Second Street South) is proposed for the corner of Mulberry and 2nd Street North. The development will not be able to meet all of its parking onsite. Therefore, a variance a mitigation plan submitted to and approved by the Downtown Parking Commission. VARIANCE ANALYSIS The following variances to City Code Section 31-317(c)(1) are being requested: • A 9' variance to the 15' Front Yard Setback [City Code Section 31-317(c)(1)] for the hotel lobby and entrance to be located 6' from the property line adjacent to Main Street North. • A 14' variance to the combined 20' Side Yard Setback for the construction of the hotel and its appurtenances to be 2' from the property line on the south and 4' from the property line on the North. Case No. 2016-40 CPC January 11, 2016 Page 3 of 13 ji I ]a ter H E BI TH PLI[CF OF MINN E 801 • A 5' variance to the Front (and Exterior Side Yard) Setback areas for the construction of a three-story office building 10' from the property lines adjacent to 2nd Street North and Mulberry Street west. 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 purpose of the Front and Side Yard Setbacks, as well as the Minimum Lot Coverage is to maintain open, unencumbered space to regulate massing proportionality and to provide for adequate infiltration, landscaping, and design elements consistent with the historic core. These setback variances are in harmony with the general purposes and intent of the zoning chapter as they help ensure design consistency with historic development patterns on the properties in the vicinity, and are allowing for adequate landscaping and infiltration on a largely developed lot. The variance is consistent with the comprehensive plan. Comprehensive Plan Chapter 6, Downtown Framework, focuses on the land uses, patterns for development and design considerations of the downtown area. The use is consistent with the Comprehensive Plan. As the site has been identified as a site of potential redevelopment in the Downtown Framework Plan Study Area, the redevelopment proposed will help support Comp Plan goals to redevelop this area. Case No. 2016-40 CPC January 11, 2016 Page 4 of 13 ji I 11! r H E BI TH PLI[CF tlF MINN E 8OI A In regards to all setbacks and coverage minimums/maximums, Chapter 6 does encourage landscaping and pedestrian improvements along Mulberry and 2nd Street North. Regarding the Parking Objectives in the downtown area, the Comp Plan indicates "improvements to existing public parking lots should include more defined access, pedestrian connections, edge treatments and landscape enhancements." 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 use as a hotel, with two restaurants and associated outdoor dining areas, office building, and parking deck have all been found to be reasonable in the Central Business District. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and Setbacks in the Central Business District are nearly nonexistent for so many properties. However, the modern zoning code suggests separation between buildings and from the building to the street. With the Main Street property, however, the City's Downtown Design Review District guidelines encourage no setback off of Main Street North. Additionally, modern building code requirements restrict certain development right up to the property line when other buildings are present. As the properties on either side of the hotel are setback and/or built right to the property line, the uniqueness is aiming to find reasonable setbacks given the existing setbacks and their staggered nature. The variance, if granted, will not alter the essential character of the locality. The Heritage Preservation Commission (HPC) reviewed the application on December 5th and granted conditional approval of the Design Permit. Two conditions of approval were that a sign plan, as well as a landscaping plan, be brought back for their consideration. The landscaping plan specifically focused on the redesign of the 2nd Street North streetscape, increasing the buffer between the pedestrian and the parking lot area which has been addressed in the plans since the Planning Commission's December meeting. Case No. 2016-40 CPC January 11, 2016 Page 5 of 13 11! r T H E BIRTH PLACE OF MINK E 8OI A SPECIAL USE PERMIT REGULATIONS AND ANALYSIS Section 31-207 indicates in approving a Special Use Permit, it must be determined by the Planning Commission that: The proposed structure or use conforms to the requirements and the intent of this [zoning] chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. Any additional conditions necessary for the public interest have been imposed and use/structure will not constitute a nuisance or be detrimental to the public welfare of the community. Zoning Code The zoning chapter requirements applicable to this Special Use Permit (SUP) are: Use: Hotels are permitted, by SUP, in the Central Business District. If approved, this will be the fourth hotel approved for downtown. The restaurant uses, as well as the outdoor dining areas also need an SUP. With certain conditions, hotels, restaurants, and outdoor dining areas have been found to be appropriate in this district. While office uses are permitted by right, the use is proposed on municipally -owned property and, therefore, has been included in this review. Question has been raised about the isolated office building on this parcel of land and whether or not it would be most appropriate to improve the municipally -owned parking in this location to accommodate for the lack of parking in the downtown core. Off -Street Parking and Loading: Hotels are required to provide one parking space for each unit, plus one for the resident owner or manager (as well as one-half of required parking for related activities such as restaurants, lounges, and retail shops). Offices are required to provide one parking space for each 300 square feet of floor area. While the development cannot meet all of its parking, even with the construction of a three -level parking ramp, the developer and the Downtown Parking Commission (DTPC) have determined a suitable mitigation agreement. The agreement includes mitigation of 26 spaces, year round, with an increase to 34 spaces in the summer, through the use of the municipal parking ramp for those spaces located in the independent office structure. All other spaces required for the hotel and its associated uses, as well as the public parking, would be required to be constructed in the three story deck. While the deck is proposed to be privately owned and maintained, a total of 34 parking spaces will be made available to the public on the third level of the Case No. 2016-40 CPC January 11, 2016 Page 6 of 13 ji I 11! r H E BI TH PLI[CF tlF MINN E 8OI A ramp. The DTPC conditions have been included in the staff -recommended conditions of approval for this multi -use SUP. In regards to the loading areas on site and adjacent, the proposed passenger loading and unloading area, on the first level of the parking deck, will be expanded to accommodate a 10' wide by 30' long loading and unloading area; this area will have a minimum vertical headspace of 14'. While this is compliant with the provisions of the code for loading and unloading, the applicant has indicated loading and unloading of larger trucks/ semis will be off of 2nd Street North. This will require these vehicles to double-park in this area, unless a dedicated loading and unloading zone is established along this street frontage. City staff has received comments from the Fire Department regarding the modified site, parking deck plans, and circulation plans. The Fire Department has found the design to be acceptable, noting improvements to pedestrian circulation patterns. Traffic and Circulation: An updated and complete traffic study, internal and overall site circulation plan was submitted to the City on December 30th and has been attached for Commission review. As indicated in a December 19th email, the traffic study was updated in November, 2016; however, the study traffic counts were conducted the weekend of Lumberjack Days - July 14-16, 2016 - as part of the Downtown Plan project. Therefore, the study does account for peak traffic. The study was reviewed by Glen Van Wormer, traffic consultant to the Stillwater Traffic Safety Committee. While the consolidated Engineering Department/consultant comments express some concern over maneuvering of vehicles into and out of parking spots, the minimum driveway accesses at the entry and exit points, as well as the overall need for a comprehensive signing plan for the parking deck, the plan review does not indicate the proposed deck will not function in an acceptable fashion. Given this, staff has addressed the concerns of a need for signage and a pedestrian warning plan, designated and dedicated loading and unloading space, as well as parking stall and driveway access size in the recommended conditions of approval. Stormwater Management Practices: Projects within the Middle St. Croix Watershed Management Organization (MSCWMO) must meet the full review requirements of the MSCWMO Plan. Approval of the SUP will be contingent on MSCWMO stormwater management plan review and approval. While the original submittal included a comprehensive stormwater treatment facility under parking deck two and three, this has been removed from the current plan to accommodate for the additional onsite Case No. 2016-40 CPC January 11, 2016 Page 7 of 13 11! r 'HF B. RTHPLArF OF MINKE8OIA parking. The applicant has indicated stormwater treatment will continue to occur onsite either under parking deck one or else underneath proposed greenspace area at the southwest corner of the hotel. There is an existing City storm sewer on the site. As required by the Engineering Department, it should be reconstructed so that it is not under any portion of the parking structure and appropriate easements shall be provided. Additionally, storm sewer calculations and volume control required will be required. Design Review: The HPC gave conditional approval of a Design Permit for this development at their last regularly -scheduled meeting on December 5, 2016. The conditions of approval included submission of a new sign plan for the property as well as a new 2nd Street North landscaping plan. Landscaping: In addition to the HPC, the Engineering Department has expressed concerns about the lack of landscaping along the 2nd Street North parking areas. Consequently, the applicant has submitted an updated site plan which shows compliance with the 15' setback which depicts landscaping in this area. Street trees carry along the 2nd Street right-of-way, in front of the office structure and around to Mulberry Street. However, the landscaping proposed could create conflicts with a clear corner in this area. Given this, an updated landscaping plan should be submitted for review and approval which includes specific and detailed landscaping materials, including shrubs and flowers that do not exceed 42" in height at this intersection. Comprehensive Plan & Relevant Area Plans The project assists the City in meeting the Downtown Plan goal to "encourage a viable and compatible mic of community and visitor -serving activities that building on the assets of downtown as a desirable place to live, work, shop, and visit consistent with the capacity of public services and facilities and the natural resources." The development also meets the Local Economy Policy "to encourage downtown as a relocation destination for successful businesses." However, in regards to parking objectives identified in the Comp Plan, it is noted that the City shall "define opportunities to relocate parking without the downtown core aware from Lowell Park and the Riverfront." The installation of new parking in this area would help the City meet that objective. However, with specific regard to parking on 2nd Street North, an objective of the parking ramp on 2nd Street and Commercial was to "create at least 300 parking spaces" but the development fell short with only 250 spaces being created. As an objective to "look for shared parking opportunities for future redevelopment of parking lots downtown" exists, the redevelopment of this site Case No. 2016-40 CPC January 11, 2016 Page 8 of 13 ji I 11! r H E BI TH PLI[CF tlF MINN E 8OI P and the public lands presents an opportunity for additional public parking along this corridor. The proposed ramp would maintain the existing number of publicly available parking spaces, but would not increase the number. Other Lawful Regulations With outdoor dining areas proposed, no outdoor music or entertainment has been proposed. Any outdoor uses would need to conform to City Code Section 38-3, Noise Control and Regulation. Outdoor music, as well as outdoor entertainment, will require a modified Special Use Permit. ALTERNATIVES A. Approvallf the Planning Commission finds practical difficulties do exist and that the proposal to be consistent with the provisions of the SUP process, the Commission should move to approve, or recommend approval of, the SUP with or without conditions. If the Commission does make findings of approval, staff would recommend the following conditions: 1. Plans shall be substantially similar to those on file with the Community Development Department's Case No. 2016-40 and dated as: o T1 - Title Sheet: November 18, 2016 o A100-103 - Hotel Floor Level Plans: November 18, 2016 o A 120-123 - Office Building Flood Level Plans: November 18, 2016 o A200 - EXTERIOR ELEVATIONS - HOTEL: November 18, 2016 o A201 - EXTERIOR ELEVATIONS - HOTEL: November 18, 2016 o A220 - EXTERIOR ELEVATIONS - OFFICE BUILDING: November 18, 2016 o A240 - EXTERIOR ELEVATIONS - PARKING RAMP: November 18, 2016 o A241 - EXTERIOR ELEVASTIONS - PARKING RAMP: November 18, 2016 o AS100 - ARCHITECTURAL SITE PLAN - FIRST LEVEL: January 27, 2017 o AS101 - ARCHITECTURAL SITE PLAN - SECOND LEVEL: January 27, 2017 o AS102 - ARCHITECTURAL SITE PLAN - THIRD LEVEL: January 27, 2017 o AS103 - ARCHITECTURAL SITE PLAN - ROOF LEVEL: January 27, 2017 o C1 - DEMOLITION PLAN: November 18, 2016 o C3 - GRADING & EROSION CONTROL PLAN: November 30, 2016 Case No. 2016-40 CPC January 11, 2016 Page 9 of 13 tll1i!r H € BI TH PLI[CF OF MINN E 801 o C4 - UTILITY PLAN: November 18, 2016 o C5-5.1 - DETAILS: November 18, 2016 o L100 - Landscape plan L100 - LANDSCAPE PLAN: November 18, 2016 o L101 - LANDSCAPE DETAILS: November 18, 2016 o Planning Commission Narrative and Supplemental Submittal: December 14, 2016 o HPC Narrative and Supplemental Submittal: December 5, 2016 2. 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. 3. Per the City's nuisance ordinance, no device for the production or reproduction of sound in a distinctly and loudly audible manner is permitted between the hours of 10:00 p.m. and 8:00 a.m on the outdoor eating area. 4. No outside entertainment shall be allowed on the outdoor eating area without first obtaining approval of an amended Special Use Permit from the City Planning Commission. 5. Conditions of approval of HPC Case No. 2016-27 shall be incorporated by reference. 6. Businesses shall comply with all Downtown Design Review District guidelines including, but not limited to, pedestrian -orientated design guidelines focusing on enhancement of storefront displays and avoiding blank walls, closed curtains and neglected storefronts. A Design Review permit shall be submitted and approved by the Heritage Preservation Commission for any future exterior alterations, including signage. 7. 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. 8. A detailed landscape plan shall be submitted for review and approval by the HPC. Low-lying shrubs, flowers and/or ornaments grasses are required with no vegetation to exceed 42" in height to maintain a clear corner in this location. 9. Conditions of the parking mitigation plan, approved by the Downtown Parking Commission, are included as follows: o At least 34 parking spaces must be made available to the general public in the third level of the ramp (accessible from North Second Street). Clearly visible signs must be installed at the entrance to this level identifying the availability of the public parking. o The office building owner must submit proof from the hotel owner that two warm -season parking spaces will be provided by the hotel in one of the levels of the ramp accessed off of Mulberry Street. This keeps all 40 spaces on the upper ramp level available to the public on Case No. 2016-40 CPC January 11, 2016 Page 10 of 13 ji I 11! r H E BI TH PLI[CF OF MINN E 801 a first -come, first -served basis. If the hotel owner does not consent to this, then 36 office spaces must be mitigated. o The office building owner must submit proof from the hotel owner that eight off-season parking spaces will be provided by the hotel in one of the levels of the ramp accessed off of Mulberry Street. This keeps all 40 spaces on the upper level available to the public on a first come, first -served basis. If the hotel owner does not consent to this, then 36 office spaces must be mitigated during the off-season. o The parking mitigation will occur in the municipal ramp. The fee for the municipal ramp (currently $12 per space for bulk rate business hours pass) will be invoiced to the office building owner quarterly by the City. o The fee is to be paid upon receipt of City invoice. Failure to pay within 30 days of invoice will be certified for collection with real estate taxes. The applicant waives any and all procedural and substantive objections to the parking mitigation fee in lieu of on -site parking requirements, Downtown Parking Commission December 15, 2016 including but not limited to a claim that the City lacks authority to impose and collect fees. The applicant agrees to reimburse the City for all costs incurred by the City in defense of enforcement of this provision. Failure to pay charges within 30 days will be certified for collection with the real estate taxes with the real estate taxes in October of each year. The applicant waives any and all procedural and substantive objections to the purchase requirement including, but not limited to, a claim that the City lacked authority to impose and collect the fees as a condition of approval of this permit. The applicant agrees to reimburse the City for all costs incurred by the City in defense of enforcement of this permit including this provision. o All construction workers for the hotel and office construction projects must park either on -site or in the parking lot immediately north of the former Zephyr Depot. 10. The City storm sewer shall be reconstructed so that it is not under any portion of the parking structure. 11. A detailed sign plan shall be submitted and approved by the HPC, Traffic Safety Commission as well as the Public Works Department. Signage shall include, but not be limited to, business signage, parking, loading and unloading signage, and directional signage including parking deck directional signage, pedestrian signage, street signage, and fire lane signage. 12. Two-way driving accesses shall be a minimum of 24' in width. 13. All parking stalls shall be a minimum of 9' wide and 18' long, striped accordingly. 14. A 10X30 loading and unloading space will be created onsite either through the expansion of the passenger loading/unloading area, on the landscaped portion accessed off of commercial alley, or by dedicated off-street parking Case No. 2016-40 CPC January 11, 2016 Page 11 of 13 B. Table C. Denial ji I 11! r H E B TH PLI[CF OF MINN E 801 area determined suitable by the Downtown Parking Commission. All deliveries shall be encouraged to utilize this dedicated loading and unloading area to minimize and eliminate additional lane blocking. 15. The property owner, applicant, and/or developer shall obtain Stillwater City Council approval of, and entering into the agreement for the the sale of, the public property located at 251 2nd Street North, PID 28.030.20.13.0159. 16. Prior to the release of a building permit, the applicant shall be required to enter into a Development Agreement for any and 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. 17. 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. 18. Easements, favorable to the City of Stillwater, for the storm sewer and all public utilities shall be provided to the City prior to the issuance of the building permit. Easements shall be subject to review by the City Engineers and Attorney's offices and 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. 19. A building permit shall be reviewed and approved prior to structural alterations. 20. The building permit submittal shall include verification 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). 21. Major exterior modifications to this Special Use Permit and variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. If the Planning Commission finds that the application is not complete enough to make determination of practical difficulty and compliance with the Special Use Permit, it could continue the review for additional information. If the Planning Commission finds no practical difficulty exists and the proposal is not consistent with the provisions of the SUP regulations, the Commission should deny, or recommend denial of, the application. The Commission should indicate a reason for the denial and determine whether or not the denial is with or without prejudice. FINDINGS AND RECOMMENDATION Case No. 2016-40 CPC January 11, 2016 Page 12 of 13 11! r H F BIRTH PLACE OF MINK E 8OI A On the basis the applicant has established practical difficulty for setbacks in the Central Business District, and that the proposal conforms to the purpose and intent of the zoning code, is consistent Comprehensive Plan, relevant area plans, and other lawful regulations, staff recommends the Commission move to approve CPC Case No. 2016-40 with the aforementioned conditions. ATTACHMENTS Site Location Map Narrative Submission Application for MSCWMO Review Tree Inventory Traffic Impact Study December 19th Correspondence December 28th Narrative Update December 30th Full Narrative and Circulation Plans Exterior Material List Facade Renderings Sign Plan Lighting Plan Title Sheet and Site Plans Hotel Floor Plans and Facade Details Office Building Floor Plans and Facade Details Landscape Plans Case No. 2016-40 CPC January 11, 2016 Page 13 of 13 1.17-.. ...i .04 SI' „ 1 I (water .t . o ‘,.. 2., , . ..„-_-. _ - . 1_ ,AiL .„.x.....• j I. , _ _ , ,,1, --- il. - 4 0, T X,U • e.,,, r St 411. _,- - . . , . , , ,f. - :. i . '...41-1 I _ -5----- , e 47i liiillIkr ,,,,,- ,- — — 'P 1 I - The Birthplace of Minnesota rAtOkI NV 232 Main Street North 251 2nd Street North e51 Parcel Boundaries selection -°-•— Municipal Boundary Parcel Boundaries 02 7 -A -; 11 N 1•1 do , .. . 0. . !,.....“ .23 .-k 0 0 80 11160 320Fe -•"000 ' t et e. General Site Location -, 1111r1"4 1 1'_ 4i- r i • j.11••••iin • •••.• , ..% - A --____--------41 A r _ I ilA r _rfkVallivipgr•-• Iktv.hrm-,. : , % 1 . - _ ---... , 1104441/ 4r) 4 , 1 Ot' W - t rm 0 " ' fig. :I \.7N. ' ' \ , - 4... ... ••.....-::. - - •.'4 , ----. -- :.).- re04111006 $ at_ .,•••.-1 • 6 4 , i • r HAF GROUP ARCH T E C T U e c Dcv E L O I' M E N 1 C O N 5 1 u U C T 1 O N Planning Commission Submittal 12-14-16 North Main Hotel 232 North Main Street Stillwater, MN 55082 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH 651-351-1760FAX .651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP ARCHITECTURE DRRETORM TN I C O N S 1 R U C T I O N Table of Contents Planning Administration Application Forms ■ Legal Description ■ City of Stillwater Downtown Height Zones Map • Flood Hazard Determination Form • Middle St. Croix Watershed Management Application • Project Narrative ■ Appendix i - Variance Requests ■ Appendix ii - Business Plan Narrative with Menu • Tree Survey Report • Traffic Study Report (Preliminary Findings) • Material List (Exterior Facade) • Architectural 3D Renderings 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH:651-351-1760FAX :651-430-0180 W W W.HAFARCHITECTS.COM PLANNING ADMINISTRATION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 x Special/Conditional Use Permit x Variance Resubdivision Subdivision* Comprehensive Plan Amendment* ACTION REQUESTED Case No: Date Filed: Base Fee: Technology Fee: $25.00 Receipt No.: Zoning Amendment* Planning Unit Development * Certificate of Compliance Lot Line Adjustment *An escrow fee is also required to offset the costs of attorney and engineering fees. The fees for requested action are attached to this application. The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any application. All supporting material (i e., photos, sketches, etc.) submitted with application becomes the property of the City of Stillwater. Only one copy of supporting materials are required. However, any documents larger than 11 x 17 must be submitted in paper and In pdf format. Review the Checklist to the Planning Administration Application Form for the complete list of required items that must be submitted. Any incomplete application or supaortina material will cause your application to be relected by the City. Required — Applications will be rejected without a legal description. A legal description is found on the deed to the property. Attach as an exhibit if necessary. After Planning Commission approvals, there is a 10-day appeal period. Once the 10-day appeal period has ended, the applicant will receive a zoning use permit which must be signed and submitted to the City to obtain the required building permits. PROPERTY IDENTIFICATION Parcel 1 (Gartner parcel) - 232 N. Main St. Parcel 2 (Gartner parcel) - 232 N. Main St. Address of Project Parcel 1 (City parcel) - 251 2nd St. North 2803020140039 2803020130182 Assessor's Parcel No. 2803020130159 (GEO Code) Complete Property Legal Description* Please see attached Legal Description_ _ (*Required — Applications will be rejected without a legal description) Tax descriptions and property descriptions from the county are not acceptable. Zoning District CBD Description of Project Develop a boutique hotel with parking ramp and 3 story office building on property. This hotel would Include a public high-level restaurant, 63-room boutique hotel with a main level public cafe. The parking ramp would provide 106 parking stalls for publlcc and hotellresturant guest parking. "I hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of my knowledge and belief, to be true and correct. I further certify I will comply with the permit if it is granted and used." Required If other than property owner Property Owner Gartner Studios Representative Matt Coopet - HAP Architects Mailing Address 232 Main St. Mailing Address 233 South Main St. City - State — Zip Stillwater, MN 55082 City - State — Zip Stillwater, MN 55082 Telephone No. 1164-43O4661 I - a o Telephone No. 651-351-1760 Email _ artnerstu c • m Email mattcjI afarchitects.com Signature i (Sign et{r required) Signature (Sigattire is tl fired) S:\PLANNING\ADMINISTRATION\FORMS\PLANAPP.DOCX January 29, 2013 PLANNING ADMINISTRATION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Special/Conditional Use Permit Variance Resubdivision Subdivision* Comprehensive Plan Amendment* ACTION REQUESTED Case No: Date Filed: Base Fee: Technology Fee $25.00 Receipt No.: Zoning Amendment' Planning Unit Development • Certificate of Compliance Lot Line Adjustment *An escrow fee is also required to offset the costs of attomey and engineering fees. The fees for requested action are attached to this application. The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any application. All supporting material (1 e., photos, sketches, etc.) submitted with application becomes the property of the City of Stillwater. Only one copy of supporting materials are required. However, any documents larger than 11 x 17 must be submitted in paper and in pdf format. Review the Checklist to the Planning Administration Appllcatlon Form for the complete list of required items that must be submitted. Anv incomplete anplicatlon or supnortlna material will cause your application to be rejected by the City. Required — Applications will be rejected without a legal description. A legal description is found on the deed to the property. Attach as an exhibit If necessary. After Planning Commission approvals, there is a 10-day appeal period. Once the 10-day appeal period has ended, the applicant will receive a zoning use permit which must be signed and submitted to the City to obtain the required building permits. PROPERTY IDENTIFICATION Parcel 1 (Gartner parcel) - 232 N. Main St. 2803020140039 Parcel 2 (Gartner parcel) - 232 N. Main St. 2803020130182 Address of Project Parcel 1 (City parcel) - 251 2nd St. North Assessor's Parcel No. 2803020130159 (GEO Code) Complete Property Legal Description* Please see attached Legal Description (*Required — Applications will be rejected without a legal description) Tax descriptions and property descriptions from the county are not acceptable. Zoning District CBD Description of Project Develop a boutique hotel with parking ramp and 3 story office building on property. This hotel would include a public high-level restaurant, 63-room boutique hotel with a main level public cafe. The parking ramp would provide 108 parking stalls for publlcc and hotel/resturant guest parking. "I hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of my knowledge and belief, to be true and correct. I further certify I will comply with the permit if it is granted and used." Property Owner Mailing Address City - State — Zip Telephone No. Email Required Midnight Real Estate, LLC 314 1st. Ave. N. Suite 6300 Minneapolis, MN 55401 812.987-2044 anneloff@aol.com If other than property owner Representative Mailing Address City - State — Zip Telephone No. Email Anne Loff 314 1st. Ave. N. Suite 6300 Minneapolis, MN 55401 612-987-2044 'pnnetotiSsol.com ,r Signature (Signature is e Signature (Signs ir9A )required) S:\PIANNING\ADMINISTRATION\FORMS\PLANAPP.DOCX January 29, 2013 LEGAL DESCRIPTION (GARTNER PARCEL): The following Legal Description is as shown on Commercial Partners Title, LLC as agent for Old Republic National Title Insurance Company Title Commitment No. 51792, dated July 28, 2016. PARCEL 1: All that part of Lots 2, 3, 4, 5, 6 and 8 of Block 18 of the Original Town, now City of Stillwater, Washington County, Minnesota, more particularly described as follows, to wit: Beginning at the Northeasterly corner of Lot 2, Block 18, Original Town of Stillwater, Washington County, Minnesota, thence Westerly along the Northerly line of said Lot 2 for 50.0 feet; thence Southerly and parallel with the Westerly line of said Lot 2 for 10.0 feet; thence Westerly and parallel with said Northerly line of Lot 2 for 100.0 feet to said Westerly line of Lot 2; thence Southerly along said Westerly line of Lot 2 for 40.0 feet to the Southwesterly corner thereof; thence Easterly along the Southerly line of said Lot 2 for 125.0 feet to the Northwesterly corner of the Easterly 25.0 feet of Lot 3 of said Block 18; thence Southerly along the Westerly line of said Easterly 25.0 feet of Lot 3 and along the Easterly line of the Easterly 25.0 feet of Lot 4 of said Block 18 for 100.0 feet to the Northerly line of Lot 5 of said Block 18; thence Westerly along said Northerly line of Lot 5 for 15.0 feet; thence Southwesterly in a straight line to a point in the South line of said Lot 5, said point being 93.0 feet Easterly from the Southwesterly corner of said Lot 5, as measured along said Southerly line of Lot 5; thence Easterly along said Southerly line of Lot 5 for 7.0 feet; thence Southerly and parallel with the Westerly line of Lot 6 of said Block 18, for 32.0 feet; thence Easterly and parallel with the Northerly line of said Lot 6 for 50.0 feet to the Easterly line of said Lot 6; thence Northerly along said Easterly line of Lot 6 for 1.56 feet, more or less, to its intersection with a line drawn Easterly and parallel with the Northerly line of Myrtle Street from a point in said Westerly line of Lot 6, said point being 18.0 feet Northerly, as measured along said Westerly line of Lot 6, from the Southwesterly corner of said Lot; thence Easterly and parallel with said Northerly line of Myrtle Street for 66.0 feet to a point 84.0 feet Westerly of the Westerly line of Main Street, as measured along said line parallel with Northerly line of Myrtle Street; thence Northerly and parallel with said Westerly line of Maln Street for 52.7 feet to its intersection with a line drawn parallel with and 434.0 feet Northerly of said Northerly line of Myrtle Street; thence Easterly and parallel with said Northerly line of Myrtle Street and 434.0 feet Northerly therefrom for 84.00 feet to said Westerly line of Main Street; thence Northerly along said Westerly line of Main St. for 100.35 feet to a point in said West line of Main Street, said point being 534.35 feet Northerly from said Northerly line of Myrtle Street, as measured along said Westerly line of Main Street, thence Westerly and parallel with the Southerly line of Mullberry Street for 150.0 feet to the Easterly line of said Lot 3 of Block 18; thence Northerly along said Easterly line of Lot 3 and along the Easterly line of said Lot 2 for 75.84 feet to the point of beginning. EXCEPT the following described property: All that part of Lot 2, Block 18, of the Original Town (now City) of Stillwater, Washington County, Minnesota, described as follows: Beginning at the Northeasterly corner of Lot 2, Block 18, Original Town of Stillwater as surveyed and platted, thence Westerly along the Northerly line of said Lot 2 for 50 feet; thence Southerly and parallel with the Westerly line of said Lot 2 for 10 feet; thence Westerly and parallel with said Northerly line of said Lot 2 for 100 feet to said Westerly line of said Lot 2; thence Southerly along said Westerly line of said Lot 2 for 40 feet to the Southwesterly corner thereof; thence Easterly along the Southerly line of said Lot 2 to the Southeasterly corner thereof; thence Northerly along the Easterly line of said Lot 2 to the point of beginning. "as amended by Myron Shepard's Perfected Plat of the City of Stillwater dated May 21, 1978." Washington County, Minnesota Torrens Property PARCEL 2 The West 125 feet of Lots 3 and 4, Block 18 of the Original Town, now City of Stillwater, Washington County, Minnesota. Abstract Property LEGAL DESCRIPTION (CITY PARCEL): The following Legal Description is as shown on Commercial Partners Title, LLC as agent for Old Republic National Title Insurance CompanyTitle Commitment No. 51886, dated September 12, 2016. Parcel 1 Lot 1 and the North 10 feet of the West 100 feet of Lot 2, Block 18, Original Town (now City) of Stillwater, together with all hereditaments and appurtenances belonging thereto, Washington County, Minnesota. Abstract Property Parcel 2 All that part of Lot Two (2), Block Eighteen (18), of the Original Town (now City) of Stillwater, as amended by Myron Shepard's Perfected Plat of the City of Stillwater dated May 21, 1878, Washington County, Minnesota, described as follows: Beginning at the Northeasterly corner of Lot Two (2), Block Eighteen (18), Original Town of Stillwater as surveyed and platted; thence Westerly along the Northerly line of Lot Two (2) for 50 feet; thence Southerly and parallel with the Westerly line of said Lot Two (2) for 10 feet; thence Westerly and parallel with said Northerly line of said Lot Two (2) for 100 feet to said Westerly line of said Lot Two (2); thence Southerly along said Westerly line of said Lot Two (2) for 40 feet to the Southwesterly corner thereof; thence Easterly along the Southerly line of said Lot Two (2) to the Southeasterly corner thereof; thence Northerly along the Easterly line of said Lot Two (2) to the point of beginning. Washington County, Minnesota Torrens Property City of Community De clopmenI Dena dnn nl Road centerlines CBI Height Overlay District Riverside -1.5 stories/20' Parkside - 2.5 stories/30' Historic - 3 stories/37' [ _ ! Bluffslde - 4 stories/45' MI Bluff Top - 3 stories/35' City of Stillwater Downtown Height Zones DEPARTMENT OF HOMELAND SECURITY FEDERAL EMERGENCY MANAGEMENT AGENCY STANDARD FLOOD HAZARD DETERMINATION FORM (SFHDF) See The Attached O.M.B. No. 1660-0040 Instructions Expires May 30, 2015 SECTION I - LOAN INFORMATION 1. LENDER NAME AND ADDRESS Coulee Bank- St.Paul Office 1516 Losey Blvd S La Crosse, WI 54601 Amy Vickroy 2. COLLATERAL (Building/Mobile Home/Property) PROPERTY ADDRESS AND PARCEL NUMBER (See Instructions section for more information) 232 MAIN ST N* STILLWATER, MN 55082 Parcel Number:*28.030.20.14.0039 Gardner Prop LLC 3. LENDER ID NO 18361 4. LOAN IDENTIFIER TEST 5. AMOUNT OF FLOOD INSURANCE REQUIRED SECTION II A. NATIONAL FLOOD INSURANCE PROGRAM (NFIP) COMMUNITY JURISDICTION 1. NFIP Community Name 2. County(ies) 3. State 4. NFIP Community Number STILLWATER, CITY OF WASHINGTON MN 275249 B. NATIONAL FLOOD INSURANCE PROGRAM (NFIP) DATA AFFECTING BUILDING/MOBILE HOME 1. NFIP Map Number or Community -Panel Number (Community name, if not the same as "A") 2. NFIP Map Panel Effective/ Revised Date 3. LOMA/LOMR Number 4. Flood Zone 5. No NFIP Map 27163CO266E 02/03/10 X500 C. FEDERAL FLOOD INSURANCE AVAILABILITY (Check all that apply) 1. 13Z Federal flood Insurance is available (community participates in the NFIP). x Regular Program Emergency Program of NFIP 2. fl Federal flood insurance is not available because community is not participating in the NFIP. 3. [- Building/Mobile Home is in a Coastal Barrier Resources Area (CBRA) or Otherwise Protected Area (OPA). Federal Flood Insurance may not be available. CBRA/OPA Designation Date: D. DETERMINATION IS BUILDING/MOBILE HOME IN SPECIAL FLOOD HAZARD AREA (ZONES CONTAINING THE LETTERS "A" OR "V")7 ❑ YES X NO If yes, flood insurance is required by the Flood Disaster Protection Act of 1973. If no, flood insurance is not required by the Flood Disaster Protection Act of 1973. Please note, the risk of flooding in this area is only reduced, not removed. E. COMMENTS (Optional) Census Tract Info - State: 27 MSA: 33460 County: 163 Tract: 0706.01 Customer Comment: 28.030.20.14.0039 ""Flood Determinations are provided solely for the use & benefit of client to comply with the 1994 Reform Act and may not he used or relied upon by any third party for any purpose, including, but not limited to, deciding whether to build or purchase a property orflood insurance on a property, or in determining the value of n property. This determination is based on examining the NFIP map, any Federal Emergency Management Agency revisions to it, and any other information needed to locate the building/mobile home on the NFIP map. F. PREPARER'S INFORMATION NAME, ADDRESS, TELEPHONE NUMBER (If other than Lender) Wolters Kluwer Financial Services 6815 Saukview Drive St. Cloud, MN 56303 (800) 447-7893 DATE OF DETERMINATION 10/12/2016 Cert# 14731940 Life of Loan FEMA Form 086-0-32, (4/12) PREVIOUSLY FEMA Form 81-93 NOTICE TO BORROWER OF PROPERTY NOT IN SPECIAL FLOOD HAZARD AREA The Flood Disaster Protection Act of 1973 and/or the National Flood Insurance Reform Act of 1994 mandate that all federal instrumentalities or lenders that service loans for the Federal National Mortgage Association and Federal Home Loan Mortgage Corp. require borrowers whose loans are secured by improved real estate or a mobile home that are or will be located in an area designated by the Director of the Federal Emergency Management Agency as in a Special Flood Hazard Area to purchase flood insurance. Special Flood Hazard Areas are areas delineated on the Flood Insurance Rate Map (FIRM) or, if the FIRM is unavailable, on the Flood Hazard Boundary Map (FHBM) of a given community. These areas have a 1 % chance of being flooded within any given year. The risk of exceeding the 1 % chance increases with time periods longer than one year. For example, during the life of a 30-year mortgage, a structure located in a Special Flood Hazard Area has a 26 percent chance of being flooded. A review of the applicable FIRM or FHBM on which the improved real estate or mobile home securing the address described below is located, shows that on the date printed below, the security for the subject property is NOT located in a Special Flood Hazard Area and flood insurance is not required at this time. If, during the term of your loan, the subject property is identified as being in a Special Flood Hazard Area, you will be required to purchase and maintain flood insurance at your expense. Upon notice, and after failure to comply, flood insurance will be force placed at your expense. Property Address: 232 MAIN ST N* STILLWATER, MN 55082 Date of Determination: 10/12/2016 Signature of Lender Date: Signature of Borrower Date. Signature of Borrower Date Name of Borrower Gardner Prop LLC C'C 1S e (*not O r' Q -i-myt Ploe( f a, Y1l�AQI t PJ L I� t Nedra)5 t `�� 11 '44 . o e- � �c �i biLatcc ti s � Name of Authorized Agent: `. yt ili lei j rem Representing: L 1` i�1�f�T1 { eczi F Street Address: `233satzkiN t' c r ti- City: 4riA1U.c lef' State•, -Aik,A, Zip: 8 4 Day Telephone: h51.3St • %TDD Fax: 430 • C)t (sO Name of Property Owner: Owner's Street Address: Owner's City: SWILNIAtir State: 11 I4 Owner's Telephone: (051 ' i • 11 CXI Owner's Fax: ( gn*trurc dfVtuthorixed Agent) 5 O 2- MIDDLE ST. CROIX WATERSHED MANAGEMENT ORGANIZATION 4 5 5 Hayward Avenue Oakdale, MN 5 5 1 2 E Phone 651 .275 1 1 3 6 x22 fax 65 275.1254 wwvr. m5cwmo. org APPLICATION FOR PROJECT REVIEW Project information to be completed by the applicant. Applicant must notify the community before submitting to MSCWMO. Approval of a project by the MSCWMO Board in no way purports to permit acts which may be prohibited by other governmental agencies. Date Received by Member Community: by MSCWMO: Name of Project: N O st;,., H 64-e_ I Purpose of Project: kn'q-frUf f j/j per, y k 4 II 61-14 (krlfivt. Location of Project (street address, if !mown): j # (M 44_ ikoeFint 5 e+ City or Township: S'f'1 I It JQI4-1P4 A jJ Legal Description: Section: ZS r/. Section: Township: 3 S€�1' , a�N Range: 2—D w Project Description: ik • • fi. i I' xer d P'e(f tf�l')Ck1 C'i r) Iwo'NAY net I tOCka an 14 Heil() (C n ii1 '4 ,4. kitki,Zn 3 t esi , rt ` 64 Required :Stu htn i tt cal Items: Review Fee: Development Fee Scale $350-$5,000 based on new or reconstructed impervious and land disturbance. Existing conditions map showing at a minimum North point, scale, section lines, property boundary and legal description, zoning, total acreage, streets and other public ways, permanent structures, utilities, easements, bluff lines and areas with slopes > 12°/s, wetlands and surface water (showing 100-year flood and OHW elevations), shoreland areas, topographic date (showing contour intervals of not more than 2 feet), soil survey information, and other significant physical features end natural resources Proposed grading plan showing at a minimum: North point, scale, section lines, grading limits, existing and proposed contours, soil boring locations (for all proposed stormwater management features), utilities, easements, bluff lines and areas with slopes > 12Y , wetlands and surface water (showing 100-year flood and OHW elevations), shoreland areas, existing and proposed structures, lowest floor elevations for proposed structures adjacent to surface water and atormwatermanagement features, all required buffers and setbacks, end grading quantities Storm Water Pollution Prevention Plan (SWPPP) that meets the 'requirements of the Minnesota Pollution Control Agency's National Pollutant Discharge Elimination System (NPDES) general stormwater permit for construction activity (MNR 100001) Calculations showing the total area (in square feet) of new and fully redeveloped impervious surfaces Drainage plan showing all proposed drainage features and a drainage report containing calculations for critical rainfall events Professional wetland delineation and report or written statement (by a wetland professional) indicating that no wetlands are present MIDDLE ST. CROIX WATERSHED MANAGEMENT ORGANIZATION 4 5 5 Hayward Avenue, Oakdale, MN 5 5 1 2 8 Phone 651.275 1136 x22 fax 651.275.1254 www.mscwrxo.crg MSCWMO REVIEW FEES The amount of the review fee is reviewed and revised by the MSCWMO Board of Managers on an annual basis or otherwise as warranted. An application is not deemed complete until the required fee has been submitted. Any costs incurred by the MSCWMO greater than the permit fee will be billed to the applicant. Projects not meeting applicable performance standards will require submittal of a new application and fee for re -review. SINGLE LOT RESIDENCE REVIEW FEE: $350 ALL OTHER DEVELOPMENT REVIEWS BY FEE SCALE Total review fee = new or reconstructed impervious surface fee + land disturbance fee. Standard 5.1 Water Quantity and Quality: Less than one acre of new or reconstructed impervious $350 1-5 acres of new or reconstructed impervious $500 5-20 acres of new or reconstructed impervious $1,000 20 acres or more of new or reconstructed impervious $2,000 Standard 5.2 Erosion and Sediment Control 10,000 sgft-1 acre of land disturbance 1 acre-5 acres of land disturbance 5 acres-20 acres of land disturbance 20 acres or more of land disturbance $350 $500 $750 $1,000 Total Review Fee ( 1000 Government entities are exempt from review fees Projects not meeting applicable performance standards will require submittal of a new application and fee for re - review. Middle St. Croix Watershed Management Organization Member Communities Afton, Bayport, Baytown, Lakeland, Lakeland Shores, Lake St. Croix Beach, Oak Park Heights, St. Mary's Point, Stillwater, & West Lakeland HAF GROUP A A C H 1 1 1 C 1 U 1 1 1 0 P .M 1 H 1 STILLWATER HOTEL - Project Narrative PROJECT DESCRIPTION The proposed Stillwater Hotel and Professional Center project INCLUDES a hotel with restaurants fronting on N. Main Street, an office building located at the corner of E. Mulberry Street and N. Second Street, and a parking ramp that will serve both new buildings. The project will require demolition of the Tylina building at 232 N. Main. The developer is in discussion with the City to acquire the City -owned parking lot at the corner of Mulberry and Second for the development on the condition that replacement public parking is included in the new parking ramp. The three-story hotel and restaurant building will have 64 rooms and be approximately 42,000 square feet in area. The floor plan is organized around a two-story atrium space that functions as a generous lobby with a cafe, gathering areas and large fireplace. There will be a restaurant on the third floor that will be open to both hotel guests and the general public. Additional amenities include an exercise room, numerous conference rooms, outdoor patio areas for guests and the cafe, and a rooftop patio for the restaurant. The location offers tremendous exposure to N. Main Street activities. The building design blends the historic character of Main Street with a modern twist that provides a residential scale, interest and warmth. The three-story office building will include a fourth, below -grade level and will be approximately 10,756 square feet in area. It will enhance the character of the street by replacing a surface parking lot and will provide modern office space in the downtown. The three -level, 105-stall parking ramp will be located along N. Second Street and will be accessible to vehicles from both N. Second and E. Mulberry Streets. It will be built into the hillside so that the lower levels will be concealed from public view along Second. It will be screened by the new hotel and office buildings and existing buildings on the other three sides. Guest drop-off will occur at the lower level, providing enclosed and covered access to the hotel. This entry to the hotel from the garage will be open from 6:00 a.m. to 9:00 p.m. After-hours access will be accommodated by access card -key for hotel guests and/or at the main level lobby on N. Main Street. There will also be pedestrian connections between the parking ramp and hotel at the upper levels via a "bridge" connector from the ramp; these levels will require card - key. Restaurant deliveries will be made from a loading zone in the commercial alley along the south side of the site. The site redevelopment includes planting over 50 trees and landscape buffers. 233 MAIII STREET SOUTH, STILLWATER, MII 55082 PH 651-351 1760 FAX 651-430 0180 W W W.HAFARCHITECTS.COM HAF GROUP I U E E t EVIL OPMENT O N S I E U C 1 1 O N MATERIALS & FINISHES The hotel and office buildings will be constructed utilizing two exterior wall systems: 1. Face brick (sand finish) 2. Metal siding (pre -finished painted finish) The buildings will be designed to emphasize energy efficiency, pleasant interior environments and low operating expenses. Several features have been incorporated to enhance daylighting of the interior and minimize mechanical system expenses. 233 MAIII STREET SOUTH, STILLWATER, X11I 55062 PH 651-351-1760 FAX 651-430-0160 W W W HAFARCHITECTS. COM HAF GROUP A I C H I I ICI U 1 1 11 1 . I 1. r C fx . 1r . I • . n1 Appendix i — Variance Requests PLANNING COMMISSION APPLICATIONS The required applications for the project include a special use permit for the hotel and restaurant, yard setback variances, lot coverage/landscaping variance and a parking variance. We believe the proposed uses and development are consistent with the goals and intent of the comprehensive plan and zoning ordinances because the hotel, restaurant, office and parking components will add visitor, resident and employment amenities and opportunities and will enhance the built environment. The requested setback variances are reasonable and compatible with the character of the area. The setbacks of the hotel are consistent with the Commercial Historic District Guidelines, which call for infill buildings on Main Street to be built flush with the established setbacks of adjacent buildings and discourage side setbacks. The proposed setbacks of the office building will similarly reinforce the street wall. The impacts of the proposed side and rear setback reductions are mitigated by landscaping and the adjacent commercial alley on the south. The unique size and configuration of the site allows redevelopment with active uses on two public streets and a shared parking facility between. The multiple driveway access points improve circulation and reduce traffic congestion, but increase lot coverage and reduce area available for landscaping, resulting in the need for small variances from 80% to 81% for lot coverage and from 20% to 19% for landscaping. A living wall along the parking ramp edge is proposed to add to the landscape features. The total parking requirement for the hotel, restaurant and office uses is 113 stalls. A condition of the proposed purchase of the City -owned parcel is that parking in the existing City surface lot be replaced in the ramp, which will require that 11 existing lease spaces be reserved and that the general public will have use of 20 spaces. There will be 105 parking spaces in the ramp. A variance is requested to reduce the requirement for the on -site uses from 113 to 74 spaces, leaving 31 spaces in the ramp to replace the existing City surface parking. We believe 74 stalls will be sufficient to serve actual demand by the onsite uses, due largely to the differing peak parking demand times of the office (weekdays) and hotel/restaurant (nights and weekends), and to overlap of hotel guests and restaurant patrons. HAF GROUP A P C N 1 1 1 C 1 U 1 1 D E V E I D E M E N 1 CONSTIUCTION Appendix ii — Business Plan & Menu Hotel Amenities Cafe — The Boom Named after the historic and scenic wayside known as the St. Croix Boom site, the Boom will be a quick -service sandwich and dessert shop. The Boom will be open and accessible from both the hotel lobby, as well as, from Main Street. The menu items will include specialty bakery items, hopefully baked by Stillwater's own, LoLo's, made -to -order sandwiches, home-made soups and salads, along with freshly brewed coffee drinks. The Boom will also house a community meeting room, available at no charge to the community and hotel guests. The Boom will quickly become a favorite of locals and guests alike. The Boom will also house a bike rental business, open to hotel guests, as well as the general public. Mountain and touring bicycles will be available to rent to allow its customers to fully appreciate the bikeways of Stillwater. Proposed hours of operations of The Boom will be 6 am — 8 pm daily. The estimated FTE's created by the Bean is seven, consisting of approximately 20 employees with an annual payroll of $400,000. Restaurant — The Dacotah The Dacotah takes it name from the area that is now considered North Stillwater. Originally established by Joseph Brown, in 1840, the area where this restaurant will be located was named Dacotah and was the county seat of St. Croix County, WI. This restaurant will be a full -service restaurant designed to cater to tourists and hotel guests alike. The Dacotah's service will consist of lunch and dinner with an average ticket price of $18 for lunch and $24 for dinner. The attire will be upscale casual and the menu varied. A sample menu is attached. With its calm and peaceful decor, the Dacotah will become a respite from the sometimes chaotic tourism which Stillwater is blessed with. The Dacotah will not host weddings, due to the lack of convention space at the hotel, however, would hope to become an approved caterer for its event center neighbor. Deliveries to the Dacotah will be completed using the commercial alley to the south of the building and are anticipated to number several per week. Proposed hours of operations of the The Dacotah will be 11:00 am to 11:00 pm daily. The estimated FTE's created by the The Dacotah is twenty two, consisting of approximately 40 employees with an annual payroll of $500,000. TREE INVENTORY FOR PROJECT NORTH MAIN HOTEL STILLWATER I III6/201611 Prepared for: Thomas Watson Project Manager 1710 W. Lake St Suite 200 Minneapolis, MN 55408 612-296-2667 Prepared by: Faith Appelquist ISA Board Certified Master Arborist MN4303BM 13410 Gull Court Apple Valley, MN 55124 312-618-5244 wvvw.treegt .com Trees Located at: 232 North Main Street, Stillwater MN 55082 Date of Inspection: November 13, 2016 Number of Trees in this Report: 141 Tree Canopy, estimated: 26,168 sf TREE QUALITY, LLC TREE INVENTORY FOR PROJECT NORTH MAIN HOTEL STILLWATER 11/16/2016 Methods: • Tree no. — Numerically coded tags or tape attached to the tree can be referenced on the plan as well as in the report. • Species — Common name/botanical name. • Trunk diameter (in) — Trunk diameter at 4.5 feet above the ground. Also referred to as dbh or diameter at breast height. • Height (ft) — Estimated. Used for conifer species only. The term "codominant stems" is used to describe 2 or more main stems (or "leaders") that are about the same diameter and emerge from the same location on the main trunk. For trees with more than one leader, which emerges below 4.5 feet above ground, measurements of each leader is listed separated by a comma. • Trees not included in survey: Any tree that is dead and/or less than four inches dbh. • Numbered trees are not in any particular numerical order. • Tree locations on the map are approximate. • Trees in blue on map represent conifers. Understory Species: Japanese knotweed (most predominant), Canada thistle, common buckthorn, burdock, garlic mustard. Table 1: Common name and botanical name with their population on the property Common Name Botanical Name Frequency 74 Black locust Robinia pseudoacacia Arborvitae Thuja occidentalis 27 _ Boxelder Acer negundo 26 River birch Betula nigra 4 American elm Ulmus americana 4 Ash Fraxinus pennsvlvanica 3 Amur maple Acer ginnala 1 American basswood Tilia Americana 1 Walnut Juglans nigra 1 TREE QUALITY, LLC TREE INVENTORY FOR PROJECT NORTH MAIN HOTEL STILLWATER t 1/1b12016 General Comments about the trees at this site: • Black Locust (Robinia pseudoacacia) Most of the trees are black locust. This most likely due to black locust spreading by both underground rhizomes and by seed. If left unchecked, it will colonize and take over aggressively. An "alley -cat" type tree which can survive under the toughest conditions. The wood is extremely strong. Thorns occur all along the branches and trunk. On the MN DNR list of invasive species. • American elm (Ulmus Americana) Some American elms have recently died from Dutch elm disease. Most American elms are highly susceptible to Dutch elm disease at any age. Unlike oak wilt, it does not matter if the tree is wounded or not. Dutch elm disease is spread by bark beetles `chewing' on the branches. The beetles vector a fungus. The fungus attacks the water -conducting tissue of the tree, resulting in wilting, defoliation and death. Once infected, the fungus can spread underground to nearby elms. • Boxelder (Acer negundo) Many boxelders are in advanced stages of decay and decline. Some trees have been `topped' and most have been savagely pruned. Fungal fruiting structures are visible in the trunk and branches. • Green ash (Fraxinus Americana) At risk for Emerald ash borer, makes this an unviable species in Minnesota. • Amur maple (Acer ginnala) On the MN DNR list of invasive species. Attachment 1: pdf map showing the location and canopy cover of trees on the property. Attachment 2: Excel spreadsheet tree inventory. TREE QUALITY, LLC TREE INVENTORY FOR PROJECT NORTH MAIN HOTEL STILLWATER 11116/2O1 Certification of Performance I, Faith Appelquist, certify that: 1. I have personally inspected the trees and property referred to in this report and have stated my findings accurately. 2. I have no current or prospective interest in the trees or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. 3. The analysis, opinions and conclusions stated herein are my own and are based on current scientific procedures and facts. 4. My analysis, opinions and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices. 5: No one provided significant professional assistance to me, except as indicated within the report. 6. My compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events. 7. I reserve the right to amend this report. I further certify that I am a member in good standing of the American Society of Consulting Arborists and the International Society of Arboriculture. Signed: 1 Pre 5/aIl rL Dated: ,i/p v L o / Faith Appelquist, President Tree Quality, LLC ISA Board Certified Master Arborist #MN4303BM ASCA Registered Consulting Arborist® #495 TREE QUALITY, LLC 4 North Main Hotel Project - Tree Inventory Tree # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 33 34 36 37 38 40 41 42 Common Black locust Black locust Black locust Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Boxelder Amur maple River birch River birch River birch River birch Black locust Black locust Black locust Black locust Boxelder Boxelder Black locust Boxelder Boxelder Black locust Black locust Black locust Black locust Black locust Black locust Botanical Trunk diameter, inches Height, feet Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer negundo Acer ginnala Betula nigra Betula nigra Betula nigra Betula nigra Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Acer negundo Acer negundo Robinia pseudoacacia Acer negundo Acer negundo Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia 7,5 11,12 6 13 43 20 12,11 18,15 11 10 11 12 12 9 15 7,10 10,10 12,9 10 11 10 10,10 21 15 12,15,12 15 6 6 8 9 7 6 12 6 10 8 10 11 8 6 7 Tree Quality, LLc 11/17/2016 North Main Hotel Project - Tree Inventory 43 Black locust 44 Black locust 45 Black locust 46 Green ash 47 Green ash 48 Green ash 49 Black locust 50 Black locust 51 Black locust 52 Black locust 53 American basswood 54 Black locust 55 Black locust 56 Black locust 57 Black locust 58 American elm 59 Black locust 60 Black locust 61 Black locust 62 Black locust 63 Black locust 64 Black locust 65 Black locust 66 Boxelder 67 American elm 68 Black locust 69 Black locust 70 Black locust 71 Boxelder 72 Black locust 73 Black locust 74 Black locust 75 Black locust 76 Black locust 77 Black locust 78 Black locust 79 Black locust 80 Black locust 81 Black locust 82 Black locust 83 Black locust 84 Black locust 86 American elm 87 Black locust 88 Black locust Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia =raxinus pennsylvanicc =raxinus pennsylvanicc =raxinus pennsylvanicc Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Tilia americana Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Ulmus americana Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Acer negundo Ulmus americana Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Acer negundo Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Ulmus americana Robinia pseudoacacia Robinia pseudoacacia 9 9 11 9 10 7 12 11 20 7 2,3 5 6 7 7 13 12,13,13 15 15 10 15 15 8,8 10,6 10,10 7 7 8 6 10 6 6 6,8 6,6 8,7 8 13 6 7 6 8,6 7 9 8 6 Tree Quality, LLc 11/17/2016 North Main Hotel Project - Tree Inventory 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 Black locust Walnut Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust Black locust American elm Boxelder Boxelder Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Arborvitae Robinia pseudoacacia Juglans nigra Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Robinia pseudoacacia Ulmus americana Acer negundo Acer negundo Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis Thuja occidentalis 9 6 6,6 7,7 8,6 9,4 6,5,4 9,7,4 6 8 8,7 8 6 6 7 18 6 8 7 8 7 10 10 12,10 6 10 7 12 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 >10 Tree Quality, LLc 11/17/2016 North Main Hotel Project - Tree Inventory 194 Arborvitae Thuja occidentalis >10 195 Arborvitae Thuja occidentalis >10 196 Arborvitae Thuja occidentalis >10 197 Arborvitae Thuja occidentalis >10 198 Arborvitae Thuja occidentalis >10 199 Arborvitae Thuja occidentalis >10 200 Arborvitae Thuja occidentalis >10 201 Arborvitae Thuja occidentalis >10 202 Arborvitae Thuja occidentalis >10 203 Arborvitae Thuja occidentalis >10 Tree Quality, LLc 11/17/2016 i Mr' SCALE I's 1i'' 0' "rit.4 awun( brs •We-szwf Wrw• +n1is.1ih .0111 TREE SSRvre 13t N. Matt 411111ET T«WJrtSit vt--� A 041O5o 11 1 o 1 Olw Cnf 0,:• .Is 41 O SI o7� I O OO, tie ,r.iJ IyoW era . 1 1 °'v O'7o - 41Q s� I A bN 11 i� .1 oyo elti,.a .,, A tj � iii 1 0i51 ewlei ot1 O°, • email Au* --� r f r, j f� From: Matt To: Abbi Wittman Subject: FW: Stillwater Hotel - SRF Circulation Study Date: Monday, December 19, 2016 4:24:54 PM Attachments: image003.pnq image004.png image005.pnq For your information below Thanks, Matt Coopet HAF Group HAF Architects HAF Construction HAF Development 233 South Main Street Stillwater, MN 55082 P: 651-351-1760 C: 218-234-3970 mattc@hafarchitects.com www.hafarchitects.com www.facebook.com/hafarchitects HAF GROUP 6 ▪ 1 v f Y 0! .11m. i p YY I i 4 k.1 .. f i 91 +• ✓ f 1 1. **• a a • • . •! 1 * 5 • 1 A' • a . 1 •F•1• •f 1 • t . • +. • Y • r • • From: Jeff Bednar [mailto:jbednar@srfconsulting.com] Sent: Monday, December 19, 2016 4:09 PM To: 'Thomas Watson' <twatson@cpmcos.com>; 'mattc@hafarchitects.com' <mattc@hafarchitects.com> Subject: FW: Stillwater Hotel - SRF Circulation Study From: Jeff Bednar Sent: Monday, December 19, 2016 3:48 PM To: 'Matt' <mattc@hafarchitects.com>; 'Thomas Watson' <twatson@cpmcos.com> Subject: RE: Stillwater Hotel - SRF Circulation Study Thomas & Matt, The new traffic counts at the Main Street/Mulberry Street and Mulberry Street/2nd Street intersections were conducted November 8-10, 2016 (the earliest possible given the current North Main Hotel Traffic Impact Study contract). However, these new traffic counts were balanced (adjusted) to counts conducted July 14-16, 2016, just before and during the Lumberjack Days weekend (therefore reflective of the highest travel demand week in the Stillwater area). These July 2016 counts were conducted as part of the Downtown Stillwater Plan Update traffic impact analysis. These 2016 counts were used only to assess the existing traffic conditions. Future conditions (2019 build and no -build) background traffic was taken from the Downtown Stillwater Plan Update Traffic Impact Analysis, November 9, 2016 (explained on page 8 of the North Main Hotel, Traffic Impact Study, Preliminary Findings report, November 18,2016). These traffic forecasts were used since they reflect the opening of the New St. Croix River Crossing Bridge and the closing of the existing Stillwater St. Croix River Lift Bridge to all vehicular traffic. Please contact us with additional comments or questions. Thank you, Jeff Bednar, TOPS I Senior Traffic Engineering Specialist SRF Consulting Group, Inc. One Carlson Parkway North I Suite 150 I Plymouth, MN 55447 jbednar@ srfconsulting.com I direct: 763-452-4723 mobile: 612-240-8342 I main: 763-475-0010 website: www.srfconsulting.com From: Matt[mailto:mattcPhafarchitects.com] Sent: Monday, December 19, 2016 3:03 PM To: 'Thomas Watson' <twatsonPcpmcos.com> Cc: Jeff Bednar <jbednar@srfconsulting.com> Subject: RE: Stillwater Hotel - SRF Circulation Study Thomas Please see the comments below from Abbi (city planner for Stillwater) about the comments at the planning commission meeting about the comment that was raised that the traffic study was performed in November and did not reflect the "busy" time of year in Stillwater" From Abbi - Bill Turnblad, Community Development Director, and I discussed it last week. I thought I remember reading something that referenced the dates of the data (and was searching for it that evening). Since I could not find it on the fly, I wanted to just let it pass that evening. Would it be trouble to have them update the study or write a memo, to you or us — it doesn't really matter, that indicates the methodology for data capture, analysis, etc.? Just a thought. Thanks, Matt Coopet HAF Group HAF Architects HAF Construction HAF Development 233 South Main Street Stillwater, MN 55082 P: 651-351-1760 C: 218-234-3970 mattc@hafarchitects.com www.hafarchitects.com www.facebook.com/hafarchitects HAF GROUP ✓ ■ c w e w{ g. w ra ■ r a 1 r! 1 p• r 1 w t 41 w f 1 r AI c rrr 4R'+ r....etaeit 9 rlt 1 From: Thomas Watson [mailto:twatson@cpmcos.com] Sent: Monday, December 19, 2016 11:11 AM To: mattc@hafarchitects.com Cc: Jeff Bednar <jbednarPsrfconsulting.com> Subject: Stillwater Hotel - SRF Circulation Study Hi Matt — Jeff Bednar (copied on this email) has agreed to help us with the circulation study. I know that plans will not be finished until Friday but the aggressive timeline requires that we get started as soon as possible. Please send any sketches/thoughts you do have on how the site plan is changing from our last submission and give him a call to discuss — his contact information is below: Jeff Bednar, TOPS I Senior Traffic Engineering Specialist SRF Consulting Group, Inc. One Carlson Parkway North I Suite 150 I Plymouth, MN 55447 jbednarCasrfconsulting.com I direct: 763-452-4723 mobile: 612-240-8342 I main: 763-475-0010 website: www.srfconsulting.com ti 1 Thank you, ** We have moved! Please note our address has changed** CPM COMPANIES Thomas Watson Project Manager P: 612.296.2667 F: 612.825.1263 1710 West Lake St, Suite 200 Minneapolis, MN 55408 www.cpmcos.com o0 E NGINEERS P LANNERS DESIGNERS Consulting Group, Inc. Received Memorandum SRF`_No, 01001 To: Thomas Watson, Project Manager CPM Companies Community Development Department From: Jeff Bednar, TOPS, Senior Traffic Engineering Specialist Date: December 28, 2016 Subject: NORTH MAIN HOTEL I INTERNAL SITE CIRCULATION REVIEW Introduction As requested, SRF has completed an internal site circulation review of recently revised site plans for the proposed North Main Hotel redevelopment project located generally southwest of the Main Street/Mulberry Street intersection in Downtown Stillwater. This North Main Hotel I Internal Site Circulation Review is supplemental to a North Main Hotel I Traffic Impact Study I Preliminary Findings Report dated November 18, 2016. North Main Hotel I Internal Site Circulation Primary vehicular access to the site (see Figures 1, 2 and 3) is proposed at two side -by -side locations on Mulberry Street and one location on Second Street. The east most side -by -side site driveway on Mulberry Street provides access to the first level of the parking ramp, guest loading/unloading area and the controlled guest entrances. The west most side -by -side site driveway on Mulberry Street provides controlled access to the second level of the parking ramp. The driveway on Second Street provides controlled access to the upper level of the parking ramp and secondary office building entry. A secondary access (one-way exit only) from the site to the commercial alley south of the site, connecting the first level parking ramp and guest loading/unloading area to the alley, which had been originally proposed, has now been omitted. A review of the proposed site plan was completed to determine if there are any traffic circulation or access issues. The principal street -level walk-in entrance for the hotel, cafe and restaurant guests will be on Main Street. Secondary hotel walk-in entrances are proposed from the first level guest loading/unloading area and from the stairway and elevator serving the second and upper levels of the parking ramp. These secondary entrances would be controlled entrances, open during business hours, locked and controlled after hours. As previously mentioned primary vehicular access to the site is proposed at two side -by -side locations on Mulberry Street and one location on Second Street. The principal street -level walk-in entrance for the proposed office building will be from Mulberry Street. Secondary walk-in access to the proposed office building will be from Second Street and the upper level of the parking ramp. Vehicular access to the proposed office building will be via the controlled access from Second Street to the upper level of the parking ramp. ONE CARLSON PARKWAY, SUITE 150 I MINNEAPOLIS, MN 55447 1763.475.0010 WWW.SRPCONSULTINU.COM Thomas Watson, Project Manager December 28, 2016 CPM Companies Page 2 Food service and other deliveries for the proposed North Main Hotel development, anticipated to number several per week, are proposed to be made primarily with smaller delivery vehicles from the lower level, circulating through the parking garage (10'-0" lower level vertical clearance) to access the lower level loading/unloading area. Infrequent larger truck deliveries will be made from Second Street and the upper level of the parking ramp. Large truck delivered goods may need to be carted across the upper level of the parking ramp to the elevator and down to the lower level to access the hotel. Hotel delivery loading/unloading on Main Street and Mulberry Street will be discouraged. Hotel refuse removal will be facilitated from Second Street and the refuse container enclosure on the upper level by scheduled refuse trucks avoiding late night and early morning pickup times. Conclusions and Recommendations Summary Based on the internal site circulation review, the following summary of conclusions and recommendations is offered for your consideration: 1. The North Main Hotel site access and internal circulation is generally well configured and no significant internal site circulation design issues are identified. 2. Concern has been expressed for traffic safety at the two adjacent side -by -side hotel site access driveways on Mulberry Street as well as the hotel site access driveway on Second Street. Based on a review of future background traffic and forecast site -generated traffic it is concluded that: a. Substantially more than an adequate number of acceptable gaps in traffic on the site -adjacent streets is available for site -generated traffic to safely turn into and out of the site driveways. b. Hotel site -generated traffic turning into and out of the site driveways does not represent a significant increase in turning movement conflicts on the site -adjacent streets and therefore, does not represent a significant traffic safety concern. c. Additional details supporting the above traffic safety conclusions will be contained in the final North Main Hotel Traffic Impact Study report which will be available before the January 11, 2017 Stillwater Planning Commission Meeting and will be presented at that meeting. 3. The side -by -side lower level and second level parking ramp access driveways on Mulberry Street are immediately adjacent to each other. The owner may want to consider overhead signing visible from Mulberry Street with "Guest Check-In/Lower Level Parking" and "Second Level Parking" legends as well as limited vertical clearance information to address potential driver confusion at these adjacent driveways. I -I: \Projects\ 10000\ 1013,1\TS\Report\Inlerna/ Cinu/alion\ 10134_North Main Hotel lniernal Sile Cin-nlalion_ 161228_Drafl.dotx c rj - c Internal Site Circulation Key First Level Parking Access and Second Level Parking Access are adjacent. Consider overhead Generalized Vehicular Circulation signing with "Guest Check -In", "Parking" as well ,as limited vertical clearance information. 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Iniart HAF GROUP Hr•IF ::::: •aas :::::: 4•4 — - agarieVINT WILITIMIHn.mol•MINA BID PACKAGE 112712017 ••• nrall••1-7me AS100 gm1 Proposed Site Plan - First Level Consulting Group, Inc 10134 December 2016 North Main Hotel — Internal Site Circulation Review CPM Companies 1 City of Stillwater, Minnesota Figure 1 1Projec4a11g13,0SIFIgureslFigure 2—Proposed Site Plan -Second Le Internal Site Circulation Key Generalized Vehicular Circulation Primary Building Entry/Exit Secondary Building Access (Entry/Exit 0 ARCIETECTUIRAL SITE PLAN - SEDOND LEVEL HAF GROUP H1F ARCHITECTS EluwleA..�.mu1 BD PACKAGE 1127 17 AS101 sliNgProposed Site Plan - Second Level Consulting Group, Inc North Main Hotel — Internal Site Circulation Review 1December 2016 omP lCity DCPM Companies of Stillwater, Minnesota Dece Figure 2 ss.mP3kSJ.ib£ t 0 41sio e 3 — Proposed Site Plan - Third Levu Internal Site Circulation Key Generalized Vehicular Circulation Primary Building Access (Entry/Exit) Secondary Building Access (Entry/Exit) Parking Access Control Refuse Container Enclosure (. , SITE PAN - THIRD LEVEL HAF GROUP H1F AEC M C T E S T$ 1p1•,r-IIo1S RYIwlR1EMM0Iw Bm PACKAGE vnw17 AS102 goNgProposed Site Plan - Third Level Consulting Group, Inc North Main Hotel — Internal Site Circulation Review 1013December CPM Companies Cityof Stillwater, Minnesota December 2016 p I Figure 3 North Main Hotel Downtown Stillwater, Minnesota Traffic Impact Study I Final Draft Prepared for CPM Companies E NGINEERS P LANNERS D ESIGNERS Consulting Group, Inc. December 30, 2016 SRF No. 10134 Table of Contents Introduction 2 Project Description 2 Disclosure of Transportation Impacts 5 Traffic Operations 5 Existing Conditions 5 Traffic Forecasts 7 Future Conditions 9 Traffic Safety 12 Site Plan I Internal Site Circulation Review 12 Conclusions and Recommendations Summary 13 List of Figures Figure 1: Project Location 3 Figure 2: Site Access Plan 4 Figure 3: Existing Conditions 6 Figure 4: Year 2019 No -Build Conditions 8 Figure 5: Directional Distribution 10 Figure 6: Year 2019 Build Conditions 11 List of Tables Table 1: Project Elements Summary 2 Table 2: Level of Service Criteria for Signalized and Unsignalized Intersections 5 Table 3: Existing Intersection Capacity Analysis 7 Table 4: Trip Generation Estimates 9 Table 5: Future major Intersection Capacity Analysis 9 Table 6: Future major Intersection Capacity Analysis 12 H.AProjects\ 10000\ 10134\TS\Beport\North Main Hotel TIS_Final Draft 161230.docx North Main Hotel 1 SRF Consulting Group, Inc. Traffic Impact Study Preliminary Findings Introduction This Traffic Impact Study (TIS) was prepared for the proposed North Main Hotel development located generally southwest of the Main Street/Mulberry Street intersection in Downtown Stillwater (see Figure 1). This study documents the development impacts to the area and addresses transportation impacts associated with the proposed North Main Hotel development. Project Description The proposed project is a redevelopment of the area generally southwest of the Main Street/Mulberry Street intersection. The site currently holds a commercial building (4,700 square feet of building space) which is assumed to be vacant/idle along with formal and informal surface parking areas providing approximately 20 spaces. As shown in Table 1, redevelopment of the site would result in the elimination of the commercial building and the surface parking. In their place, a three-story hotel with a two level structured parking ramp and one level of at -grade structured parking would be constructed. The development plan includes a 64 guestroom hotel with a 2,878 square foot restaurant/bar (The Dacotah) and cafe (The Boom). The Dacotah restaurant will be a full -service restaurant designed to cater to hotel guests, along with the general public. The Boom may also house a bike rental business, open to hotel guests, as well as the general public. Mountain and touring bicycles may be available to rent to allow its customers to fully appreciate the bikeways of Stillwater. A 10,756 square foot General Office building is also proposed in the southeast corner of the Mulberry Street/Second Street intersection. As part of the development, a total of 120 off-street structured parking spaces are proposed to be constructed. It is anticipated that construction would begin in April 2017 and be completed over a 12 month construction period with the hotel opening in April 2018. Table 1: Project Elements Summary Type of Use Existing Conditions Build Conditions Commercial Building (4,700 Square Feet +/-) One -Story Structure Surface Off -Street Parking 20 spaces (+/-) North Main Hotel (Three -Story Structure) -- 64 guestrooms Hotel Restaurant/Bar - High -Turnover (Sit -Down) & Cafe -- 2,878 Square Feet General Office (Four -Story Structure) -- 10,756 Square Feet Vehicle Parking (Parking Ramp Structure) -- 120 spaces Accessible Vehicle Parking -- 6 spaces Primary vehicular access to the site (see Figure 2) is proposed at two side -by -side locations on Mulberry Street and one location on Second Street. The east most side -by -side site driveway on Mulberry Street provides access to the first level of the parking ramp, guest loading/unloading area and the controlled guest entrances. The west most side -by -side site driveway on Mulberry Street provides controlled access to the second level of the parking ramp. The driveway on Second Street provides controlled access to the upper level of the parking ramp and secondary office building entry. North Main Hotel 2 SRF Consulting Group, Inc. Traffic Impact Study Preliminary Findings :\Projects\10134\TS\Figures\Figure 1 — Project Location R:41 Project Location Figure 1 Consulting Group, Inc North Main Hotel - Traffic Impact Study CPM Companies 1 City of Stillwater, Minnesota 10134 December 2016 H:\Projects\10134\TS\Figures\Figure 2 — Proposed Site Plan 45 ROPER', NE P�� Tniar 0 ARCHITECTURAL SITE PLAN - THIRD LEVEL r PACT NM. TO t ,051 BUILDING 7VIIEM.1 o m-ibis°®nReaflb� •w HAF GROUP HNIF ARCHITECTS SIILWMIN HOTEL 0.TER MIN ESOTA BID PACKAGE 112712017 AS 102 Cunyulting Group, Irm 10134 December 2016 i• Proposed Site Access Plan 1► Figure 2 North Main Hotel - Traffic Impact Study CPM Companies I City of Stillwater, Minnesota Disclosure of Transportation Impacts This section of the TIS summarizes and describes the transportation impacts associated with the proposed North Main Hotel development. Traffic Operations Existing Conditions Data Collection To determine the impact of the proposed development to the adjacent roadway network, existing operations were evaluated within the area. Vehicular and pedestrian a.m. and p.m. peak period counts were collected by SRF Consulting Group in November 2016 at the following study intersections: • Mulberry Street/Second Street • Main Street/Mulberry Street • Myrtle Street/Second Street • Main Street/Myrtle Street The posted speed limit along all roadways within the study area is 30 miles per hour (mph). Existing geometrics, traffic control, and volumes within the study area are shown in Figure 3. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed to establish a baseline condition to which future traffic operations could be compared. The study intersections were analyzed using a combination of Synchro/SimTraffic computer model and the Highway Capacity Manual (HCM). Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections are ranked from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 3. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall LOS A through D are generally considered acceptable in the Twin Cities Metropolitan Area. Table 2: Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized Intersection Average Delay/Vehicle (seconds) A <_ 10 S 10 B > 10-20 > 10-15 C >20-35 >15-25 D >35-55 >25-35 E >55-80 >35-50 F > 80 > 50 North Main Hotel Traffic Impact Study Preliminary Findings 5 SRF Consulting Group, Inc. H:\Projects\10134\TS\Figures\Figure 3 — Existing Conditions to114 i Existing Conditions North Main Hotel - Traffic Impact Study ecee4 Dmber 2016 p �y CPM Companies City of Stillwater, Minnesota De Figure 3 For side -street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side -street approach. Traffic operations at an unsignalized intersection with side - street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline is not required to stop, the majority of delay is attributed to the side -street approaches. It is typical of intersections with higher mainline traffic volumes to experience higher levels of delay (i.e. poor levels of service) on the side -street approaches, but an acceptable overall intersection level of service during peak hour conditions. The results of the existing intersection capacity analysis shown in Table 3 indicate that all study intersections currently operate at an acceptable overall LOS B or better during the peak hours. Table 3: Existing Intersection Capacity Analysis Intersection Level of Service (LOS) A.M. Peak Hour P.M. Peak Hour Main Street/Mulberry Street(1) A/B A/C Main Street/Myrtle Street(2) Mulberry Street/Second Street (1) A/A Myrtle Street/Second Street(1) A/B A/B A/B (1) An unsignalized intersection with all -way or side -street stop control, the overall LOS is shown followed by the worst approach LOS. (2) A signalized intersection with the overall LOS shown. Traffic Forecasts Background Traffic The proposed development was assumed to be completed by the year 2018. Therefore, background traffic forecasts were developed for year 2019 (one year after opening). Since the new St. Croix River Bridge will open in year 2017, Year 2019 peak hour No-Build/background traffic forecasts were developed by removing the St Croix River Lift Bridge volumes from downtown and redistributing the volumes (previously using the lift bridge to access downtown) back to the downtown intersections via the new St. Croix River Bridge. Year 2019 No -Build traffic volumes are shown in Figure 4. Trip Generation Trip generation estimates for the weekday a.m. and p.m. peak hour and daily trips were calculated for the proposed development based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition. The proposed development is located where walking/biking and other mode choices are well accommodated and highly desirable. Therefore, a 15 percent modal reduction was applied to the future trip generation estimates. Furthermore, to account for vehicles utilizing more than one land use within the development (i.e. trips between the hotel and restaurant), a 10 percent multi -use reduction was applied. The multi -use reduction was developed based on the methodology described in the Il E Trip Generation Manual, 9th Edition and NCHRP Report 684. North Main Hotel 7 SRF Consulting Group, Inc. Traffic Impact Study Preliminary Findings cts\10134\TS\Figures\Figure 4 —Year 2019 P.M. Peak Hour No Build Conditions 10134 December 2016 Year 2019 P.M. Peak Hour No Build Conditions Figure 4 Consulting Group, Inc North Main Hotel - Traffic Impact Study CPM Companies 1 City of Stillwater, Minnesota Results of the trip generation estimate shown in Table 4 indicate that the proposed development is expected to generate a total of approximately 80 a.m. peak hour, 73 p.m. peak hour, and 858 daily trips. Results of the detailed future traffic operations analysis are presented in the following section. Table 4: Trip Generation Estimates Land Use (ITE Land Use Code) Size A.M. Peak Hour P.M. Peak Hour Daily Trips In Out In Out Hotel (310) 64 Rooms 20 14 20 19 523 Restaurant/Bar- High -Turnover (Sit -Down) (932) 2,878 SF 0 0 14 9 302 Cafe/Coffee Shop (936) 500 SF 28 27 10 10 200 General Office (710) 10,756 SF 15 2 3 13 119 Subtotals (Unreduced) 63 43 47 51 1,144 Modal Reduction - Pedestrians/Bicycles/Transit (15%) (10) (6) (7) (8) (172) Multi -Use Reduction (10%) (6) (4) (5) (5) (114) Totals (Reduced) 47 33 35 38 858 The directional trip distribution for the proposed development shown in Figure 5 was developed based on future travel patterns in the area. The combination of background traffic and trips generated by the proposed development for year 2019 build conditions are shown in Figure 6. Future Conditions To determine how the existing roadway network and internal site will operate under future year 2019 no -build and build conditions, an operations analysis was completed for the p.m. peak hour. The p.m. peak hour was selected for the future conditions analysis for this TIS since that is the analysis/forecast period selected for the Stillwater Downtown Plan Update — Traffic Impacts Analysis, November 2016, in which the background traffic forecasts were developed. The results of the intersection capacity analysis shown in Tables 5 and 6 indicate that all study intersections are expected to continue operating at acceptable LOS C or better under year 2019 p.m. peak hour conditions. Table 5: Future P.M. Peak Hour Major Intersection Capacity Analysis Intersection P.M. Peak Hour Level of Service (LOS) Year 2019 No -Build Year 2019 Build P.M. Peak Hour Main Street/Mulberry Street (1) A/ B A/ B Main Street/Myrtle Street(2) Mulberry Street/Second Street (1) A/A Myrtle Street/Second Street(1) A/B A/B A/B (1) An unsignalized intersection with all -way or side -street stop control, the overall LOS is shown followed by the worst approach LOS. (2) A signalized intersection with the overall LOS shown. North Main Hotel Traffic Impact Study Preliminary Findings 9 SRF Consulting Group, Inc. :\Projects\10134\TS\Figures\Figure 5 — Site Generated Trip Directional Dis R:41 Site Generated Trip Directional Distribution Figure 5 Consulting Group, Inc North Main Hotel - Traffic Impact Study CPM Companies 1 City of Stillwater, Minnesota 10134 December 2016 H:\Projects\10134\TS\Figures\Figure 6 — Year 2019 P.M. Peak Hour Build Conditions 10134 December 2016 Year 2019 P.M. Peak Hour Build Conditions Consulting Group, inc Figure 6 North Main Hotel - Traffic Impact Study CPM Companies 1 City of Stillwater, Minnesota Table 6: Future P.M. Peak Hour Site Access Intersection Capacity Analysis Intersection P.M. Peak Hour Level of Service (LOS) Year 2019 No -Build Year 2019 Build P.M. Peak Hour Mulberry Street/Lower Level Parking Ramp Access (1) Mulberry Street/Second Level Parking Ramp Access (1) Second Street/Upper Level Parking Ramp Access (1) NA NA NA (1) An unsignalized intersection with side -street stop control, the overall LOS is shown followed by the worst approach LOS. A/A A/A A/A All of the study intersections are expected to continue to operate at acceptable levels of service (LOS) B or better under year 2019 no -build and build conditions. Therefore, based on a comparison of the detailed traffic operations analysis between the no -build and build conditions, it is concluded that the proposed development generated trips are expected to have minimal negative impact to the study area roadway system. Traffic Safety Concern has been expressed for traffic safety at the two adjacent side -by -side hotel site access driveways on Mulberry Street as well as the hotel site access driveway on Second Street. Based on a review of future background traffic and forecast site -generated traffic it is concluded that: • Based on the traffic operations analysis for these access driveway intersections and the modest level of site generated traffic at these intersections, there will be substantially more than an adequate number of acceptable gaps in traffic on the site -adjacent streets available for site - generated traffic to safely turn into and out of the site driveways. • The modest level of hotel site -generated traffic (see Figure 6) turning into and out of the site driveways does not represent a significant increase in turning movement conflicts on the site - adjacent streets and therefore, does not represent a significant traffic safety concern. Site Plan I Internal Site Circulation Review A review of the proposed site plan was completed to determine if there are any traffic circulation or access issues. The principal street -level walk-in entrance for the hotel, cafe and restaurant guests will be on Main Street. Secondary hotel walk-in entrances are proposed from the first level guest loading/unloading area and from the stairway and elevator serving the second and upper levels of the parking ramp. These secondary entrances would be controlled entrances, open during business hours, locked and controlled after hours. As previously mentioned primary vehicular access to the site is proposed at two side -by -side locations on Mulberry Street and one location on Second Street. The principal street -level walk-in entrance for the proposed office building will be from Mulberry Street. Secondary walk-in access to the proposed office building will be from Second Street and the upper level of the parking ramp. Vehicular access to the proposed office building will be via the controlled access from Second Street to the upper level of the parking ramp. North Main Hotel 12 SRF Consulting Group, Inc. Traffic Impact Study Preliminary Findings Food service and other deliveries for the proposed North Main Hotel development, anticipated to number several per week, are proposed to be made primarily with smaller delivery vehicles from the lower level, circulating through the parking garage (10'-0" lower level vertical clearance) to access the lower level loading/unloading area. Infrequent larger truck deliveries will be made from Second Street and the upper level of the parking ramp. Large truck delivered goods may need to be carted across the upper level of the parking ramp to the elevator and down to the lower level to access the hotel. Hotel delivery loading/unloading on Main Street and Mulberry Street will be discouraged. Hotel refuse removal will be facilitated from Second Street and the refuse container enclosure on the upper level by scheduled refuse trucks avoiding late night and early morning pickup times. Conclusions and Recommendations Summary Based on the result of this North Main Hotel Traffic Impact Study, the following summary of conclusions and recommendations is offered for your consideration: 1. All study intersections currently operate at an acceptable overall LOS B or better during the peak hours. 2. The proposed development was assumed to be completed by the year 2018. Therefore, background traffic forecasts were developed for year 2019 (one year after opening). 3. Since the new St. Croix River Bridge will open in year 2017, Year 2019 peak hour No- Build/background traffic forecasts were developed by removing the St Croix River Lift Bridge volumes from downtown and redistributing the volumes (previously using the lift bridge to access downtown) back to the downtown intersections via the new St. Croix River Bridge. 4. The proposed development is expected to generate a total of approximately 80 a.m. peak hour, 73 p.m. peak hour, and 858 daily trips. 5. All of the study intersections are expected to continue to operate at acceptable LOS B or better under year 2019 no -build and build conditions. Therefore, based on a comparison of the detailed traffic operations analysis between the no -build and build conditions, it is concluded that the proposed development -generated trips are expected to have minimal impact and that the proposed development does not represent a significant negative impact to the study area roadway system. 6. The modest level of hotel site -generated traffic turning into and out of the site driveways does not represent a significant increase in turning movement conflicts on the site -adjacent streets and therefore, does not represent a significant traffic safety concern. 7. The North Main Hotel site access and internal circulation is generally well configured and no significant internal site circulation design issues are identified. 8. The side -by -side lower level and second level parking ramp access driveways on Mulberry Street are immediately adjacent to each other. The owner may want to consider overhead signing visible from Mulberry Street with "Guest Check-In/Lower Level Parking" and "Second Level Parking" legends as well as limited vertical clearance information to address potential driver confusion at these adjacent driveways. North Main Hotel 13 SRF Consulting Group, Inc. Traffic Impact Study Preliminary Findings To: Abbi Wittman From Shawn Sanders, City Engineer Date: January 5, 2017 Subject: North Main Hotel traffic Circulation Below are review and comments from myself and Glen Van Wormer, traffic consultant to the traffic Committee to provide comments on the North Main Hotel Parking Plan. Some of comments may have be addressed in the most recent report. Third Floor Parking 1. Access to the parking area is directly off 2nd Street. The access width is about 24 feet with a center island on which the gate and card readers are mounted. These islands are usually 2 to 2.5 feet wide with a gate mechanism, leaving about a 10.5 foot wide entry. This will function OK for passenger vehicles, but is minimum width and will be tight. Some emergency vehicles may not fit and trucks used for any snow removal may have a tight fit. The south bound turn form the entry way may be difficult f there is a vehicle in the stall. 2. Parking spaces appear to be 17 feet long and 9 feet wide along the outside walls. Since many drivers will not pull tight to the wall, some effective stall length will be lost. Center parking spaces appear to be 20 feet in length. These spaces are defined only by the length of the painted lines which are often difficult for drivers to judge. The line of the center parking will vary, often using the entire 20 foot parking area and occasionally part of the drive aisle. 3. The parking lot drive aisles are about 20 feet wide, less than desirable for 90 degree self -parking. With 17 foot long parking spaces against the walls, maneuvering into and out of parking spaces will be challenging and multiple maneuvers will be common. Some spaces may be lost to vehicles parked on the stall lines due to the tight turns. 4. Parked vehicles in the northeast and southwest corners could conflict. If vehicles are parked extending beyond the 17 foot stall length (example; facing west), they could impede access into or out of the adjacent stall (example; facing south). Similarly, a vehicle in the westernmost, north facing stall extending beyond the 17 feet stall length impedes exiting traffic. 5. Some spaces will be especially challenging to utilize, such as those near the access or next to a wall. The Handicap spaces are well located for access, at the end of a drive aisle. 6. While all the dimensions are at or below the general minimums for self -parking, this will not be a high turnover parking lot, and multiple maneuvers might be expected. Snow storage will impact the number of parking spaces and snow removal will have a few challenges. Parking line maintenance will be critical to success, especially the center aisle. Second Floor Parking 1. Access to the parking area is directly off Mulberry Street. The access width is only about 22 feet wide between walls and has a center island on which the gates and card readers are mounted. With a 2 foot island, the entry drive is 10 feet wide. This will function OK for passenger vehicles. 2. There was no information on the grade of the entry. The distance from the Mulberry Street sidewalk to the "entry" to the second floor is about 50 feet with an additional 20 feet available for grade change. The maximum grade and the vertical curves at the top and bottom should be checked 3. The second floor parking area is almost identical to the third floor parking area and most of the comments for the third floor apply to the second floor. However, the second floor has columns adjacent to every parking space which will make entry or exit from any space difficult and require multiple maneuvers. Turning from a 20 foot drive aisle into a space only about 8 to 8.5 feet wide with most vehicles will be very challenging, even with multiple maneuvers. There are no conflicts in the corners as there were on the third floor. 4. The west Handicap space of the two that are shown will be very difficult to enter and it may be better to use the space on the east wall north of the elevators for the second Handicap space. 5. The exit onto Mulberry Street will have potential conflicts with pedestrians on the Mulberry Street sidewalk and with vehicle traffic using the first floor access. Mirrors, electronic warning devices, or a similar warning system should be used. First Floor Parking and Circulation 1. The first floor parking area is almost identical to the second floor parking area and the same comments on the difficulty entering or exiting a parking space apply. 2. The access driveway is 24 feet wide, which is adequate. There was no information on the grade of entry. This should be shown. 3. The drive aisle south of the widened loading/unloading area is only about 19 feet wide and with the tight turn, is not wide enough for two way traffic. It should operate only as a one way northbound aisle at this location, with proper signing. 4. Access to the second floor parking area from the first floor check in area will be almost impossible. A 180 degree turn from the first floor exit to the second floor entrance is not possible except for a very small vehicle, and the maneuver with any traffic in the area will be hazardous. Making a "Y" turn, involving backing on Mulberry Street, will also be hazardous. Making a "U" turn on Mulberry Street is too tight for most vehicles and involves conflicts and unexpected moves. Using the 2' Street intersection for a "U" turn can be hazardous. Using a driveway for a "Y" turn involves backing onto Mulberry Street. Driving around the block in summer traffic is time consuming.The least dangerous choice seems to be making 6 consecutive right turns onto Mulberry Street, Main Street, Commercial Street, 2nd Street, Mulberry Street and the second floor access. Convincing guests to make 6 turns instead of trying one of the undesirable maneuvers may be difficult. Providing easy to follow directions, posting No U Turns to Second Floor signs, or even posting Right Turn Only signs may reduce the number of undesirable maneuvers. Deliveries and Services 1. Because of the tight space of the parking ramp, deliveries may be an issue when parked in the driving lanes by either blocking out parked vehicles or blocking the traveled lanes. Trash storage appears is on the upper ramp level in the southwest corner the doors are not facing a driving aisle, which makes pickup difficult.. Access to this area in the parking ramp will be restricted with a vehicle parked in the space in front of the doors. The report mentions trash pickup would be from Second Street, which would work. A loading and unloading area for garbage pickup and deliveries should be considered for Second Street during the day time hours so that the traffic lanes are not blocked.. Pedestrian Traffic and Entrances 1. The first level layout shows the Main Hotel entry on the north side with walkways to the Parking area and to Main Street. This area is open to the parking area for Johnny's TV. It aligns with the west side loading/unloading area. There is a formal Main Street entrance on the east side. There is also a controlled entry on the west side that provides a direct access to the elevator and stair area of the parking structure. There is also an exit to the alley on the south side off the stairwell. 2. The pedestrian pattern minimizes conflicts with onsite traffic and parking and provides convenient access to the sidewalk system in the downtown. Access to the third floor restaurant from the sidewalks appears to be safe and convenient. Other concerns for the project: 1. Ownership of the ramp is unclear; who will have maintenance responsibilities for snow plowing and removal, the gated entries and the parking structure. 2. Earlier plans showed onsite storm water treatment. This is not shown on the plans and will be required for the project. 3. With the increase in traffic form the project and the existing sight distance concern at Second and Mulberry. Trees should not be installed at this location as well as the consideration of eliminating of street parking along the Southeast corner of the intersection. 4. Overhead signs directing traffic should be a requirement as shown in the report to fro best circulation. HAF GROUP ACHIECTUIE OEV ELO PMIN 1 CONSTRVCIION North Main Hotel Exterior Material List 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH:651-351-1760FAX- 651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP ARCH 11 _ r i, f V I t 1 0 1.M 1 I C O N 5 1 1 l C 1 I O N Exterior Modular Face Brick Tan Bricks: Princess Blend PI ANT 8 MOLDTD STANDARDS Meets end,• sw lix TYPE alp FACE BRICK C216 FBA TEXTURE COMP. Sand Mold 11,863psi TES1 REPORT Cleaning Belden Brick recommends using Sure Klean Vana Trott) to clean this product Recommendation Alternatively EaCo Chem NMD 808, can be used to clean any of our brick SMI Belden Brick — Modular Princess Blend A — 14-45 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH.651-351-1760 FAX:651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP A G C H i r 5 C T U e 5 USVELOPMINI CONSTRUCTION Colored Mortar Exterior Face Brick Mortar MT R.EPREJ151TAME .cmr • • Colored Mortar CONSISTENT COLOR EVENYTIME Colorig mortar accurately and consistently is only achieved by prebiendig al mortar constituents and pigments tang computer botching systems, while adhering to a specialized process Over 20 years ago the SPEC MIX organ¢aboo introduced this technological approach for colored masonry mortars to the conslrucbon industry, and il contrwrea to perfect this process SPEC MIX colored mortar uniformly starts with sourcig high quay. stable pigments that are pre -weighed to ensue the colorant loadeig meets each specific Idmu lotoe lot oie standard and rutlivn colored mortars Then at the ingredients are weighed and preblended to achieve a homogeneous mature The SPEC MIX standard colored mortar the is a col Ile•D MORE SPEC MR INT10ML SiAIMID CQSIS NIDE • Mortar — SM100 - Gray 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX 651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP A R C H, T E C T U R E DE V E l O P M l N 1 CONSTRUCTION Aluminum Storefront System — Windows & Doors Thermally Broken Aluminum storefront system — windows and doors — Operable windows in select locations, see elevations — Color to be Black 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX 651.430-0180 W W W.HAFARCHITECTS.COM HAF GROUP A Y C H, f E C T U 1 E LIR YELORRALN l CONSTRUCTION Residential style window system Anderson E-Series double -hung windows are made of wood protected by an aluminum exterior. — Exterior Color to be black — Internal top sash grill — color to also be black 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH:651-351-1760FAX :651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP A R C H. T E C T U R[ U[ Y E l O P PA f N 1 CONSTRUCIION Canvas Canopy c� Canopy Style Canopy Color Fabric Canopy in select locations — See elevations 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP 'Moe; DEVELOPMEN I C O N f T E u C T 1 O N Exterior Building Light Fixtures LED Down Tight Color to be Black Gooseneck Sign light Color to be Black Soffit Recessed LED Light Fixture — Color to be Black High -end, new construction LED downlights In 7" make Installation a breeze when you're framing out a space from the ground up or when you have access from the top of the ceiling. 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 WW W.HAFARCHITECTS.COM HAF GROUP A R C H i T R C T U R E O E Y E L O r N E N I CONSTRUCTION Exterior Decks Exterior Deck — materials that will be used to construct deck — Steel channel framing, wood decking, painted tube steel railing and support, horizontal painted pickets - Black Exterior Deck style — to be hung from building with steel bracket system — painted black 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651 -351 -1 760 FAX: 651-430-01 80 W W W.HAFARCHITECTS.COM HAF GROUP AIICH TECTUIIE 0 e 0 E L O P M e N CONS T a U C T 1 O. N Guest room Heating and Ventilation PTC093G -PTAC Packaged Terminal Air Conditioner • 9,000 BTU/h nominal capacity • EER=113/115 • Voltage 230/208V • DigiSmart•control board for energy savings' • Indoor tangential fan for quiet operation and optimal air distribution Oolueov CraF, Outdooi Grilles - PTAC Accessories AaseaPle Art k:airt(M L mnum, e.aadad Remrns,rm or In a one piece mol dM vorsion fAI ice with any of inn W 5900n win slena _a Architectural Style Louver — Same width of the window it is under Sena re. son' :,corm• a lire rel un ®1111:11 Features 50K Standard stamped aluminum grille Available wirh mill finish or a baked on (mini in 5tonewood 0.ge: A0K FslrudM aluminum arrhnnnnal grille available with anndrwl.alumrnnm finish and a baked on paint limo for dnrahiliry (home (rim { arnrh rnlnr, or a rlr,tnm mini POK One pic a Inlratruii nioldr0 one USirig a puhmri blind ill anrpincer.J Ili rrrtiuplasUt high nup,nt strength not t'i WWI w11h .lramiilol rrvstanrr and drt rnrnur 00 profs nn• waling lbw•,: from 3 :luck aWuis • D Will 10101 • WD IWInlej • ILI(Stonewood beige) • S D lspeclal;Custom Co104l • CO (Clear Anodized) • DO (Dark Brown'Bronze) Louver Color • DO (Dark Orown'Dronzel • TO(5lonewood Delp) • TO ISlonewood Deigel • WO IWhuel 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH 651-351-1760 FAX 651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP ACHTECTUE DEVELOPMEN 1 CONSTRUCTION Roofing Fully Adhered 60 mil EPDM Membrane roofing over 4" rigid insulation base layer w/ 1/8" per foot slope to drain — color to be black All roof penetrations to be painted black Roof Top Units to be Grey 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP ARCHITECTURE O• V E L O P M• N I CONSTRUCTION Cornice system Pre -Finished Metal Cap Flashing / Fascia / Soffit Cap Flashing, Fascia & Soffit Color ]Concept for Hotel Cornice system — This is the style for the Soffit, Fascia and Cap Flashing — Color to be selected from Below 3• T. •••arms 0. WY 610 • N•WJ 0•••• 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH: 651-351-1760 FAX: 651-430-0180 W W W.HAFARCHITECTS.COM ta• I* Own Tr•.C••• A • smart •r ••••••••• ••rare I HAF GROUP ANCHITECTURE DEVELOPMENT C O N 0 T R U C T I O N ] 7N. L 1 1}!} I T I l l W A T I I, Y N J J O I} •. l 1 1 J 4 1 I) A 0 H RIF-- A R C H I T E C T S ,•.Ir •eSn,,.T1I. 1il A t C N I T! C l U t L PLANNING I N T! t I O t S }JJ 10V111 MAIM JT 11111WA1l I, Yn } l o WWW NAr. IeCTI CO W W W.IAC11000-COM/NA,AICY1IIc,T ITTI,//fAlolCnit(C,6.I1.00{r01 C0M 1.1.01114. STILLWATER, MN reWantEWI MID 1A r0l1IAArYY, HAF GROUP ARCHITECTURE DEVELOPMENT C O N] T R U C T I O N 1]1]OUINMAIN.111!!1 1TIIIWAT!l,MN.,35,, I N. 6! 1 3 6 1 1 T• 0 H�:1F ARCHITECTS M01 .11 •1[4 11(11 1.4 A 1 C N 1 T! C 1 U 1! 1 LANNING N I 1 1 1 0 1 1 ,N046 PAL 103 1101.1111.1.111 31 11111W•III, MN • 1 1•0 1 1 1 F• 0 • 1 1 • I 0 0 1 I 0 wWwI AICNIIlCIICOY W W W./ AC11000.0 OM/NAIA1CM111 C 11 N11,//NAIAICN111CII I1001,01.COM 9TLLWATER Aw MVO .. .A.• Amara OM, INFOI+0I0.1 HAF GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 233.ROYIM MAIN I1.107I W A Y! II O M 0 1 I M, 1 0 I 3 A I. 1! A 0 HF ARCHITECTS 411•.I0 Alt m1m C11 I.0 ARCHITECTURE i ANNING O INVERIONS •MOMI IAR 100 I0011 MAIM SI 11141 WA1II, MM S I I y 1 0 0 • •M AIAICMIII CII COS W W W.I ACISOOC.COM/MAIAICMIIIC II MT 1I.//MAIAICM 111 C II.I.00I,O I.COM 11.0 STILLWATER. IRd 1"= Wm•o—i-T. 4.224101.00. nwMa..14µ A .411.2 rw+r+' mmmmm mammy HAF GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION a]a.IOUTN MAIN.III[!i 11 1 l L W A I I 1N N a a O I a 0 M. i 1, 1 SI 1,65 H�:1F ARCHITECTS A I C N I i! C I U I! PLANNING N f I I 1 O I 5 laa 101/111 MAIN 11 111I1 W•1l11 MN 1N0140 • 1 I a l l 1 0 10. • 1 1 a 1 0 0. I. w114.1. I A 1 C N I a C iI. C O M W W W.1ACI1000.COM/NA1A ICNIIICII 1.1111•//NAIAICN111Cit 11.0.26.01.00.4 STILLWATER, AM ANY.. =-- awl HAF GROUP ARCRIIIECTURE D E V E L OPMENT CONSTRUCTION S J S SOU I . S I II 5 1 1 L W A .1 0 e w • . R a i[ 1 $ 11. 1 1 0 C HF ARCHITECTS A■ C H 1 1 1 G e U• t PL A N NIN G 1 N T E R I O 1 SSI 10611.1 MAIN 1 1TIl1MAl11. MN +00110 1 1 I. A S I I I e 0 !AA O r r e 1• • 111 0 Mw 01.e Ae•14M[114I / tea IACLI001 l0M/lf#AIcrII1Cr1 11, rr /01A1A1CIIIiEC11.11OG[r VI.COY STILLWATER. MN 401 40.141101 1111' orole llrol, HAF GROUP DEVELOPMENT C O V S T! 1. C 1 1 O N Supplemental Submittal for Planning Commission Submittal 12-14-16 North Main Hotel 232 North Main Street Stillwater, MN 55082 233 MAIN STREET SOUTH, STILLWATER, MN 55082 PH:651-351-1760 FAX:651-430-0180 W W W.HAFARCHITECTS.COM HAF GROUP ARCHITICTURS u e V e L O r •t t N T CONSTRUCTION Table of Contents • Signage Package • Site lighting Package 233 MAIN STREET SOUTH, STILLWATER, MN 550B2 PH: 651-351-.1160 FAX:.651-430-0180 WWW.HAFAkCHITECTS.COM ESTIMATE AMG - STILLWATER SIGNAGE November 18, 2016 11'2" RED BARN CREATIONS www.redbarncreations.com I 612.910.7007 THE CR OS HOTEL 2" SQUARE BLACK 3/4" THICK BLACK BRUSHED COPPER ALUMINUM FRAME LETTERING SIGN DETAILS (24.194 SQ FT) Sign will be constructed with a 2" aluminum frame powder -coated black. Lettering will be 3/4" thick black powder - coated aluminum with hidden fasteners. Letters will be attached to a brushed and coated copper sheet with a 1/8" thick aluminum backer. Sign frame will have 6 holes for attaching to the building with anchors and decorative black caps to match framework. PAYMENT INFORMATION: Red Barn Creations 259 Jandel Ave NE Hanover, MN 55341 TERMS OF PROJECT Estimates are good for 30 days from date above, If past 30 days they are subject to a cost revision. Final payments are due at time of project completion. Payments not made within 30 days from invoice date are subject to a 15% late fee. We are not responsible for the interior conditions of the final home of these items, and are not responsible for shrinking and expanding of materials due to those conditions and environments. 2,2" ESTIMATE AMG - STILLWATER SIGNAGE November 18, 2016 10' RED BARN Oa CREATIONS www.redbarncreations.com I 612,910,7007 THE DACOTAH AT THE CROSBY 2" SQUARE BLACK 3/4" THICK BLACK BRUSHED COPPER ALUMINUM FRAME LETTERING SIGN DETAILS (25 SQ FT) Sign will be constructed with a 2" aluminum frame powder -coated black. Lettering will be 3/4" thick black powder - coated aluminum with hidden fasteners. Letters will be attached to a brushed and coated copper sheet with a 1/8" thick aluminum backer. Sign frame will have 6 holes for attaching to the building with anchors and decorative black caps to match framework. PAYMENT INFORMATION: Red Barn Creations 259 Jandel Ave NE Hanover, MN 55341 TERMS OF PROJECT 2 6" Estimates are good for 30 days from date above, If past 30 days they are subject to a cost revision. Final payments are due at time of project completion. Payments not made within 30 days from invoice date are subject to a 15% late fee. We are not responsible for the interior conditions of the final home of these items, and are not responsible for shrinking and expanding of materials due to those conditions and environments. ESTIMATE AMG - STILLWATER SIGNAGE November 18, 2016 RED BARN CREATIONS - www,redbarncreations.com I 612.910.7007 THE BOOM CAFE 2" SQUARE BLACK ALUMINUM FRAME 3' 3/4" THICK BLACK BRUSHED COPPER LETTERING SIGN DETAILS (10 SQ FT) Sign will be constructed with a 2" aluminum frame powder -coated black. Lettering will be 3/4" thick black powder - coated aluminum with hidden fasteners. Letters will be attached to a brushed and coated copper sheet with a 1/8" thick aluminum backer. Sign frame will have 6 holes for attaching to the building with anchors and decorative black caps to match framework. PAYMENT INFORMATION. TERMS OF PROJECT Red Barn Creations 259 Jandel Ave NE Hanover, MN 55341 Estimates are good for 30 days from date above, If past 30 days they are subject to a cost revision. Final payments are due at time of project completion. Payments not made within 30 days from invoice date are subject to a 15% late fee. We are not responsible for the interior conditions of the final home of these items, and are not responsible for shrinking and expanding of materials due to those conditions and environments. Q 3.1 • 3.8 .3.7 63.2 • 2.8 - 64.1 6666 4.6 5.3 4.5 4.2 6 64.1 666. 4.7 5.5 4.9 4. 6*6 4.0 4.6 .4.9 4.7 4.0 64.2 • 65.0 65.0 65.1 64.3 • • 66 4.7 W9 6.0 4.9 64.3 • 64.9 65.2 64.9 64.4 ! ! ! • • • • • 4.2 4.8 4.9 4.9 4. 4.6 • 5 0 5.9 5,1 4.7 29 Li 29 • • • • • 3.9 4.6 5 1 4.9 4.1.1 -1 61.1 • 61.9 *3.3 64.3 64.1 1st Level Scale: 1 inch= 8 Ft. 0 9 .5 0 2nd Level Scale: 1 inch= 8 Ft. 4.3 5.2 5.0. 6 4.4 5.2 4.4 4.6 5.2 3.2 2.5 4.8 4.4 I• • 2.8 2.8 3.0 3.0 2.5 5.3 4.6 3.9 4.1 • 9 • 4.0 4.1 . • . 4.2 3.7 3.4 10 4.2 3.9 3.5 3.7 4.3 4.0 4.4 4.2 3.1 3.9 4.3 4.2 4.4 4.1 4.2 4.1 3.4 • • 0 • • . • • .I • •' • • . • • 4.0 4.4 4.5 4.6 4.4 4.6 4.:7 4.8 4.3 4.4 4.4 4.0 4.0 3.6 • 4.5 4.8 5.1 5.1 5.2 5.4 5.8 1 ;5.3 5.0 4.2 4.6 4.7 3.7 3.8 14? 3.8 4.4 4.4 4.6 4.7 4.7 4.8 4.7 4.3 4.3 4.3 4.2 3.9 3.4 . • • . . . . . . . . . . 3.8 4.3 4.4 4.6 4.6 4.6 4. 4.6 4.2 4.3 4.2 4.0 4.0 3.4 • • •• 4.6 5.5 5.3 5.6 5.7 5.4 5. 5.3 5.0 4.2 4.4 4.6 3.9 3.7 16 17 18 I 19 _5.1 5. _ 545 0 5,4 5.0 4.6 4.0 4.2 .4.2 3.9 3.6 4.5 _ _5.3 LI 3.6 4.3 3.8 4.5 4.3 • • 3.9 4.4 4.3 3.1 3.7 • I • • • • . 3.3 3.4 3.9 3.1 2.9 2.8 3.3 3.6 3.2 • • • • • • • • • • • • 4.3 4.0 4.7 3.4 2.4 4.0 2.7 1.8 2.1 3.1 3.6 3.3 .3 • 3.5 3.3 3.4 2.6 3.1 2.7 CO 2.1 1.9 1.9 1.9 2.2 1.8 . 4.0 4.4 3.5 3.9 3.5 5.0 4.1 5.2 410 3.3 3.3 63.3 4.3 4.1 1 2.2 3.0 3.7 4.5 3.6i' • • A-Q A 1 T.7 -T. I Top Deck Scale: 1 inch= 8 Ft. Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min Description PtSpcLr PtSpcTb Meter Type Level 1_Floor Illuminance Fc 4.32 6.0 1.1 3.93 5.45 readings taken at 0'-0" AFF 10 10 Normal Level 2_Floor Illuminance Fc 4.15 5.8 1.8 2.31 3.22 readings taken at 0'-0" AFF 10 10 Normal Level 3_Floor Illuminance Fc 3.03 6.6 0.9 3.37 7.33 readings taken at 0'-0" AFF 10 10 Normal PRT42 ALED3T125 Luminaire Schedule Symbol Qty Tag Label Arrangement Lum. Lumens Arr. Lum. Lumens LLF Description Lum. Watts Arr. Watts Total Watts Filename '_i - [ • • 1 A2 ALED3T125X2@180 BACK-BACK2 10893 21786 1.000 TYPE III - POLE MOUNT 2@180 134.4 268.8 268.8 ALED3T125 - Cool - ITL80128.IES r, 4 A ALED3T125 SINGLE 10893 10893 1.000 TYPE III - POLE MOUNT 134.4 134.4 537.6 ALED3T125 - Cool - ITL80128.IES [LiF 26 B PRT42 SINGLE 4833 4833 1.000 SURFACE MOUNT 43.3 43.3 1125.8 PRT42 - Cool - RAB00773.IES Expanded Luminaire Location Summary LumNo Tag X Y MTG HT Orient Tilt 1 A2 43112.46 16182.36 20 0 0 1 A2 43109.46 16182.36 20 180 0 2 A 43044.94 16182.34 20 0 0 3 A 43182.01 16182.34 20 180 0 4 A 43181.87 16121.02 20 180 0 5 A 43086.39 16090.51 20 90 0 6 B 43056.91 15657.35 10 0 0 7 B 43084.91 15657.35 10 0 0 8 B 43112.91 15657.35 10 0 0 9 B 43140.91 15657.35 10 0 0 10 B 43168.91 15657.35 10 0 0 11 B 43056.91 15622.35 10 0 0 - 12 B 43084.91 15622.35 10 - 0 0 13 B 43112.91 15622.35 10 0 0 14 B 43140.91 15622.35 10 0 0 15 B 43168.91 15622.35 10 0 0 16 B 43056.91 15587.35 10 0 0 17 B 43084.91 15587.35 10 0 0 18 B 43112.91 15587.35 10 0 0 19 B 43140.91 15587.35 10 0 0 20 B 43168.91 15587.35 10 0 0 21 B 43056.91 15552.35 10 0 0 22 B 43084.91 15552.35 10 0 0 23 B 43112.91 15552.35 10 0 0 24 B 43168.91 15552.35 10 0 0 25 B 43143.93 15102.93 10 0 0 26 B 43168.93 15102.93 10 0 0 27 B 43143.93 15067.93 10 0 0 28 B 43168.93 15067.93 10 0 0 29 B 43143.93 15032.93 10 0 0 30 B 43168.93 15032.93 10 0 0 31 B 43168.93 14997.93 10 0 0 Total Quantity: 32 NOTES: "The light loss factor (LLF) is a product of many variables, only lamp lumen depreciation (LLD) has been applied to the calculated results unless otherwise noted. The LLD is the result (quotient) of mean lumens / initial lumens per lamp manufacturers' specifications. " Illumination values shown (In footcandles) are the predicted results for planes of calculation either horizontal, vertical or inclined as designated In the calculation summary. Meter orientation is normal to the plane of calculation. "The calculated results of this lighting simulation represent an anticipated prediction of system performance. Actual measured results may vary from the anticipated performance and are subject to means and methods which are beyond the control of RAB Lighting Inc. `Mounting height determination is job site specific, our lighting simulations assume a mounting height (insertion point of the luminaire symbol) to be taken at the top of the symbol for ceiling mounted luminaires and at the bottom of the symbol for all other luminaire mounting configurations. RAB Lighting Inc. luminaire and product designs are protected under U.S. and International Intellectual property laws. Patents issued or pending apply. 1st Level Top Deck 2nd Level PS4-11-20D2 Filename: North Main HOtel 00065452A.AGI Drawn By: K. Deines Filename: E\PRE-JOBS\North Main HotelNorth Maln Hotel 00065452A,AGI ALED3T125 Specification grade area lights available with IES Type III distribution. For use for roadway, general parking and other area lighting applications where a larger pool of lighting Is required. Patent pending thermal management system. 5 Year Warranty. Color: Bronze Weight: 32.0 Ibs Project: Prepared By: Type: Date: RAB LIGHTING Driver Info LED Info Type: Constant Current Watts: 125W 120V: 1.12A Color Temp: 5000K 208V: 0.70A Color Accuracy: 65 CRI 240V: 0.61A L70 Lifespan: 100000 277V: 0.52A Lumens: 10,893 Input Watts: 134W Efficacy: 81 LPW Efficiency: 93% Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Page 1 of 3 Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice ALED3T125 Technical Specifications Listings UL Listing: Suitable for wet locations. IESNA LM-79 & LM-80 Testing: RAB LED luminaries have bean tested by an Independent laboratory in accordance with IESNA LM- 79 and LM-80, and have been received the Department of Energy "Lighting Facts" label. Dark Sky Approved: The International Dark Sky Association has approved this product as a full cutoff, fully shielded luminaire. LED Characteristics Lifespan: 100,000-hour LED iifespan based on IES LM-80 results and TM-21 calculations. LEDs: Multi -chip, high -output, long -life LEDs Color Stability: LED color temperature Is warrantled to shift no more than 200K In CCT over a 5 year period. Color Uniformity: RAB's range of CCT (Correlated Color Temperature) follows the guidelines of the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377- 2011. Construction IES Classification: The Type 111 distribution is Ideal for roadway, general parking and other area lighting applications where a larger pool of lighting Is required. It is Intended to be located near the side of the area, allowing the Tight to project outward and fill the area. Effective Projected Area: EPA = 0.75 Technical Specifications (continued) Other _ Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of five (5) years from the date of delivery to the end user, Including coverage of light output, color stability, driver performance and fixture finish, Ambient Temperature: Suitable for use in 40°C (104°F) ambient temperatures Cold Weather Starting: The minimum starting temperature is-40C/-40°F Thermal Management: Superior thermal management with external Air -Flow fins. Housing: Die-cast aluminum housing, lens frame and mounting arm. Mounting: Heavy-duty mounting arm with "O" ring seal & stainless steel screws Reflector: Specular vacuum -metallized poiycarbonate Gaskets: High -temperature silicone gaskets IP Rating: Ingress Protection rating of IP66 for dust and water. Finish: Our environmentally friendly polyester powder coatings are formulated for high -durability and long-lasting color, and contains no VOC or toxic heavy metals. RAB LIGHTING Green Technology: Mercury and UV free, and RoHS compliant. Polyester powder coat finish formulated without the use of VOC or toxic heavy metals. For use on LEED Buildings: IDA Dark Sky Approval means that this fixture can be used to achieve LEED Credits for Light Pollution Reduction. Electrical Drivers: Two Drivers, Constant Current, Class 2, 1750mA, 100- 277V, 50/60Hz, 1.1A, Power Factor 99% THD: 5.5% et 120V, 15.6% at 277V Surge Protection: 4kV Optical Replacement: The ALED125 replaces 320W Metal Halide Area Lights. BUG Rating: B1 UO G2 Other California Title 24: See ALED3T125/D10, ALED3T125/BL, ALED3T125/PCS, ALED3T125/PCS2, or ALED3T125/PCT for a 2013 California Title 24 compliant product. Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Copyright ©2014 RAB Lighting Inc. At Rights Reserved Note: Specifications are subject to change at any time without notice Page 2 of 3 ALED3T1 25 Dimensions 23 4' 59.4 cm j 11.4 cm 1 f 15 1 cm Features 66% energy cost savings vs. HID 100,000-hour LED Ilfespan Type III distribution 5-year warranty Ordering Matrix Family Distribution Watts Mount Color Temp Finish Voltage Photocell Dimming BI-Level ALED 27 = Type II 3T= Type III 4T = Type IV 360 = Blank = Blank = 5000K 360W Arm (Cool) 260 = SF = Y = 3000K 260W Slipfltter (Warm) 150 = N = 4000K 150W (Neutral) 125 125W 105 = 105W 78 = 78W Blank = Bronze W = White RG = Gray Blank = 120-277V 1480 = 480V (Only 360W & 260W) Blank = No Photocell /PC = 120V Button IPC2 = 277V Button IPCS = 120V Swivel /PCS2 = 277V Swivel /PCT =120-277V Twlstlock IPCS4 = 480V Swivel IPCT4 = 480V Twistlock Blank = No Blank = No BI- Dimming Level ID10 = Dimmable IBL = BI-Level Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Page 3 of 3 Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice PS4-11-20D2 Square steel poles drilled for 2 Area Lights at 180°. Designed for ground mounting. Poles are stocked nationwide for quick shipment. Protective packaging ensures poles arrive at the Job site good as new. Color: Bronze Weight: 137.O Ibs Technical Specifications Listings CSA Listed: Suitable for wet locations. Construction Shaft: 46,000 p.s.i. minimum yield. Hand Holes: Reinforced with grounding lug and removable cover, Base Plates: Slotted base plates 36,000 p.s.l. Shipping Protection: All poles are shipped in Individual corrugated cartons to prevent finish damage. Color: Bronze powder coating. Height: 20 FT. Weight: 137 lbs. Gauge: 11 Wall Thickness: 1/8". Shaft Size: 4". Hand Hole Dimensions: 3" x 5". Bolt Circle: 8 1/2". Base Dimension: 8". RA8 I. I G II T{ N G Project: Type: Prepared By: Date: Lamp Info Ballast Info Type: N/A Type: N/A Watts: OW 120V: N/A Shape/Size: N/A 208V: N/A Base: N/A 240V: N/A ANSI: N/A 277V: N/A Hours: N/A Input Watts: OW Lamp Lumens: N/A Efficacy: N/A Anchor Bolt: Galvanized anchor bolts and galvanized hardware and anchor bolt template. All bolls have a 3" hook. Anchor Bolt Templates: WARNING Template must be printed on 11" x 17" sheet for actual size. CHECK SCALE BEFORE USING. Templates shipped with anchor bolts and available . Pre -Shipped Anchor Bolts: Bolts can be pre -shipped upon request for additional freight charge. MaxEPA's!Max Weights: 70MPH 8.3 ft_/240 Ib 80MPH 5.6 ft_/165 Ib 90MPH 3.6 ft /110 Ib 100MPH 2.2 ft /75 Ib 110MPH 1.0 ft_/45 Ib 120MPH 0.2 ft /20 Ib. Other Terms of Sale: Pole Terms of Sale Is available . Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Webslte: www.rabweb.com Page 1 of 2 Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice PS4-11-20D2 RAB LIGHTING Dimensions Features Designed for ground mounting Heavy duty TGIC polyester coating Reinforced hand holes with grounding lug and removable cover for easy wiring access Anchor Bolt Kit Includes pole cap and base cover (sold separately) Custom manufactured for each application Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Webslte: www.rabweb.com Page 2 of 2 Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice PRT42 This ultra high efficiency LED garage light delivers up to 118 Iumens per Watt. Available In 30, 42 and 55 Watt versions that replace 70 to 175 Watt metal halide fixtures, Color: Bronze Technical Specifications Listings UL Listing: Suitable for wet locations. Weight: 10.6 lbs IESNA LM-79 & LM-80 Testing: RAB LED luminaires have been tested by an Independent laboratory in accordance with IESNA LM- 79 and LM-80, and have received the Department of Energy "Lighting Facts" label. DLC Listed: This product is on the Design Lights Consortium (DLC) Qualified Products List and Is eligible for rebates from DLC Member Utilities. DLC Product Code: PW9AFCEY Electrical Drivers: Constant Current, Class 2 100V - 277V, 50/60 Hz. THD <20%. Construction Lens: Frosted polycarbonate Gaskets: High temperature silicone. Project: Prepared By: Type: Date: RAB L. I( 41 T I N fl Driver Info LED Info Type: Constant Current Watts: 42W 120V: 0.36A Color Temp: 5000K 208V: 0.19A Color Accuracy: 74 CRI 240V: 0.18A L70 Lifespan: 100000 277V: 0.17A Lumens: 4,833 Input Watts: 43W Efficacy: 112 LPW Efficiency: 97% IP Rating: Ingress Protection rating of IP66 for dust and water. Ambient Temperature: Suitable for use in 40°C ambient temperatures. Finish: Our environmentally friendly polyester powder coatings are formulated for high -durability and long-lasting color, and contains no VOC or toxic heavy metals. Cold Weather Starting: Minimum starting temperature Is-40°F/-40°C. Thermal Management: Superior thermal management with external Air -Flow fins. Housing: Die-cast aluminum and sheetmetal housing Mounting: Die-cast aluminum backbox with (4) 1/2" conduit openings with plugs. Hinged tether for easy installation and wiring. Also accomodates 1/2" or 3/4" NPS pendants (provided by others). Lens: High -transmission and vandal -resistant polycarbonate frosted lens Reflector: Specular polycarbonate LED Characteristics LEDs: Long -life, high -efficiency surface mount LEDs Other California Title 24: See PORTO with 0-10V dimming (/D10) driver for a compliant California Title 24. Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice Page 1 of 2 PRT42RLIGHT,B Dimensions 3 T 5/8" 92 mm 5 3/4" 147 mm 1 13 15/16" 354 mm 13 15/16" 354 mm Features Ultra -high efficiency Pendant or surface mount IP 66 rated, keeps water and dust out Low glare, vandal -resistant polycarbonate lens 20% uptight eliminates "cave effect" 100,000-Hour LED Ilfespan 5-year warranty Ordering Matrix Family Watts Color Temp Finish Voltage Dimming PRT 42 30 = 30W 42 = 42W 55 = 55W Blank = 5000K (Cool) Y = 3000K (Warm) N = 4000K (Neutral) Blank = Bronze W = Whlte Blank=120-277V l480 = 480V Blank = No Dimming ID10 = Dimmable Need help? Tech help line: (888) RAB-1000 Emall: sales@rabweb.com Webslte: www.rabweb.com Page 2 of 2 Copyright 0 2014 RAB Lighting Inc. 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Ya 0) .11 , ]I 09 .011 •11>I i+ 12 .03 m r r r r rr r r r r r r rmr r 1 11 r r 1 r r m r r r m 11 Scale: 1 inch= 16 Ft. 03 •07 0., .113 0., •0., 0.1 •a.l r r r r m 11 15 20 •34 33 Y, _ 0.1 02 02 01 OI '0., in In r r r r r 22 17 •29 'l.l L 'll I r r• 'r r r 1r r r r r r r r r r w 111)rrr 141r_111 111;mrr111111rrr 07 0.5 '02 0, m 11 r r r r m r r: r 14 • r I:r r r r r r r r 04 02 01 r r r r r r m r r r r 0 ra r ;rr r r r r r r a, p l 0.1 rrr r r r r r r r• m w 1v r >o r r r 101 • r 'p, • r r r r r r r r r• 1a a Is ,:m r r r r r r r a. ax 0, r r r la r r r rrr r a t r.a. r r r r r r r ai a.1 a,mryarr111•1• lr611rl:rrrrmmrr a al m r m m r m r r r r mir r r r r r r r r r '02 a1 r r r r r r r r r r r Ir • r r r rrr r r a2 •p, • r r r r r r r r r r!la rim r r r r r r r 02 '0, • r r r r r r r r r m it r r r r r r r r r 02 0.1 r le V r r r r r r r r IV lv r r r r r r ox 0, la r m• r r r r r r r Ir r r r r r r r r r o> ae0. a.1'0, rrrrrrrrr•rlrII rlerrrrr 0.1 01 0,a2.O.Irrr1rrrrrrr'rrtirrrmrrm ax p.1 a1 19.Ir111.r11111r11rrrrrr,a11r1.rrrr a., r r IN r r r r r r r r 1 r 11 11 •rill r r r r r r r • r 10r r r r r 1 r r-r • r r r r!r r r r r r r r r r 1 Scale: as noted CASE # 00070420 Date:11 /21 /2016 Filename: North Main Hotel 00070420BAGI Drawn By:K. Deines Rename E:'PREJOBSWORTH MAIN HOTEL\Nort Main Hote100070420BAGl Calculation Summa Label CalcType Units Avg Max Min Avg/Min Max/Min Description PtSpcLr PtSpcTb Meter Type Patio Top Illuminance Fc 2.38 14.1 0.0 N.A. N.A. readings taken 0'-0" AFG 5 5 Normal Site_Planar Illuminance Fc 0.52 11.9 0.0 N.A. N.A. readings taken 0'-0" AFG 5 _ 5 Normal Luminaire Schedule Symbol Qty Tag Label 7 A GNLEDI3YSACIIB 21 1 () 9 B SLIM12N SLIM18N N D6R20D-N DLED6RD-80N-W-W Arrangement SINGLE SINGLE SINGLE SINGLE Expanded Luminaire Location Summary LumNo Tag X Y MTG HT Orient Tilt 1 C -95.83 447.9 13 0 0 2 B -99.68 458.96 8 0 0 3 B -151.05 481.98 18 180 0 4 B -151.05 481.98 36 180 0 5 B -151.05 1481.98 8 180 0 6 B -99.68 476.98 _ 8 0 0 7 B -151.07 507.97 18 180 0 8 B -151.07 507.97 8 180 0 9 B -151.07 507.97 36 180 0 10 B -97.38 494.85 8 0 0 11 B -76.38 511.73 8 270 0 12 B -151.06 545.73 36 180 0 13 B -151.06 545.73 18 180 0 14 B -151.06 545.73 8 180 0 15 A -10.55 524.83 9 180 0 16 A -10.55 524.83 23 180 0 17 A -10.55 528 9 180 0 18 A -10.55 528 23 180 0 19 A -18.73 537.29 8.07 270_ 0 20 _ D -18.72 539.86 9 0 0 21 B -110.56 572.19 36 90 0 22 B -110.56 572.19 18 90 0 23 B -110.56 572.19 8 90 0 24 D -4.38 549.91 9 0 0 25 B -74.26 572.19 18 90 0 26 B -74.26 572.19 36 90 0 27 B -74.26 572.19 8 90 0 28 A -5.5 551.82 23 180 0 29 A -5.5 554.99 23 180 0 30 B -22.73 560.33 29 0 0 31 D -4.38 556.75 9 0 0 32 D -71.14 580.01 9 0 33 D -4.38 564.43 9 0 _0 0 34 D -71.14 584.61 9 0 0 35 B -22.73 _ 574.68 29 _ 0 0 36 D -4.38 570.27 9 0 0 37 D -4.38 578.77 _ 9 0 0 38 D -4.38 584.61 9 0 0 Total Quantity. 38 Lum. Lumens 665 1372 1855 1856 GNLED13NSAC11 B Arr. Lum. Lumens 665 1372 1855 1856 SLIM12N SLIM18N LLF 1.000 1.000 1.000 1.000 Description GN1 ARM MOUNT WALL MOUNT WALL MOUNT RECESSED MOUNT JO! ND6R20D-NDLED6RD-80N-W-W Lum. Watts Arr. Watts 15.3 15.3 13.9 20 20.486 13.9 20 _20.486 Total Watts 107.1 291.9 20 184.374 Filename GNLED13YSAC11 W - Warm - RAB00144.IES SLIM12N - Neutral - ITL81603.IES SLIM18N - Neutral - ITL81606.IES ND6R20D-NDLED6RD-80N-W-W - Neutral - RAB01534S.IES 0 N N 3 3 GN1LED13YSAC11B 13 & 26 Watt Angled Cone Shade LED Gooseneck Luminaire designed to match the architecture of Main Street storefronts and building perimeters. LED Gooseneck Cone Shade with 24" Goose Arm Style 1. Color: Black Technical Specifications Listings UL Listing: Suitable for wet locations. Suitable for mounting within 1.2m (4ft) of the ground. IESNA LM-79 & IESNA LM-80 Testing: RAB LED luminaires have been tested by an independent laboratory In accordance with IESNA LM- 79 and 80, and have received the Department of Energy "Lighting Facts" label. LED Characteristics Lifespan: 100,000-hour LED lfespan based on IES LM-80 results and TM-21 calculations. LED: Single multi -chip, 13W high -output, long -life LED. Correlated Color Temp. (Nominal CCT): 3000K Color Stability: LED color temperature is warrantied to shift no more than 200K in CCT over a 5 year period. Color Uniformity: RAB's range of CCT (Correlated Color Temperature) follows the guidelines of the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377- 2011. Construction Fixture: The GN1LED13YSAC11B comes with the GOOSE1B Arm. Thermal Management: Custom heat sink assembly in thermal contact with die-cast aluminum housing for superior heat sinking. Weight: 11.0 Ibs Project: North Main Hotel Prepared By: K. Deines Driver info Type: 120V: 208V: 240V: 277V: Input Watts: Efficiency: Type: A Date: LED Info Constant Current Watts: 0.3A Color Temp: 0.3A Color Accuracy: 0.3A L70 Lifespan: 0.15A Lumens: 16W Efficacy: 83% Housing: Precision die-cast aluminum housing, lens frame and mounting plate. Gaskets: High Temperature Silicone Mounting: Heavy-duty mounting arm with "O" ring seal and stainless steel screw. Cold Weather Starting: The minimum starting temperature Is-40°F/-40°C Finish: Our environmentally friendly polyester powder coatings are formulated for high -durability and long-lasting color, and contains no VOC or toxic heavy metals. Offers significantly Improved gloss retention and resistance to color change. Green Technology: Mercury and UV free. RoHS compliant components. Polyester powder coat finish formulated without the use of VOC or toxic heavy metals. Electrical Driver: Constant Current, Class 2, 100-277V, 50/60 Hz, 100- 240VAC 0.3 - 0.15A, 277VAC 0.15A, THD 520%, PF 97.5%. Surge Protection: 4kv Other Shades: 11" Angled Cone Shade offered. I [3 H 7 1 Iv a 13W 3000K 87 CRI 100000 344 22 LPW Equivalency: The GNLED13 is equivalent in delivered lumens to 75W incandescent, 50W MH or 18W CFL. California Title 24: Goosenecks complies with 2013 California Title 24 building and electrical codes as a commercial outdoor non -pole -mounted fixture < 30 Watts when used with a photosensor control. Select catalog number PCS900(120V) or PCS900/277 to order a photosensor. Patents: The design of the Gooseneck Is protected by patents pending In US, Canada, China and Taiwan. Warranty: RAB warrants that our LED products will be free from defects In materials and workmanship for a period of five (5) years from the date of delivery to the end user, including coverage of light output, color stability, driver performance and fixture finish. Country of Origin: Designed by RAB in New Jersey and assembled In the USA by RAB's IBEW Local 3 workers. Buy American Act Compliant: This product Is a COTS Item manufactured In the United States, and is compliant with the Buy American Act. Recovery Act (ARRA) Compliant: This product complies with the 52.225-21 "Required Use of American Iron, Steel, and Manufactured Goods-- Buy American Act— Construction Materials (October 2010). Trade Agreements Act Compliant: This product is a COTS Item manufactured In the United States, and is compliant with the Trade Agreements Act. Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any lime without notice Paget of 2 GN1 LEDI 3YSAC11 B Technical Specifications (continued) Other GSA Schedule: Suitable In accordance with FAR Subpart 25,4. Dimensions Ordering Matrix Family GNILED Features Adjustable 45° swivel Joint Superior heat sink Die-cast aluminum housing 5 year LED warranty Watts Color Temp Reflector Shade ShadeSIze Finish 13 Y S AC 11 B 13 = 13W Y = 3000K (Warm) Blank = Flood AC = Angled Cone 11 = 11" B = Black 26 = 26W N = 4000K (Neutral) R = Rectangular Blank = 15" W = White S = Spot A = Bronze S = Silver G = Hunter Green YL = Yellow LB = Light Blue BL = Royal Blue BWN = Brown I = Ivory R=Red Need help? Tech help line: (888) RAB-1000 Ernst: sales@rabweb.com Webslte: www.rabweb.com Page 2 of 2 Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice SLIM12N 12, 18 and 26 Watt SLIM wallpacks are ultra efficient and deliver Impressive light distribution with a compact low -profile design that's super easy to Install as a downlight or uplight. Color: Bronze Weight: 4.5 Ibs Technical Specifications Listings UL Listing: Suitable for wet locations. Suitable for mounting within 1.2m (4rt) of the ground. ADA Compliant: SLIMTM is ADA Compliant. Dark Sky Approved: The International Dark Sky Association has approved this product as a full cutoff, fully shielded luminaire. IESNA LM-79 & LM-80 Testing: RAB LED luminaires have been tested by an independent laboratory in accordance with IESNA LM- 79 and LM-80, and have received the Department of Energy "Lighting Facts" label. Construction IP Rating: Ingress Protection rating of IP66 for dust and water. Cold Weather Starting: The minimum starting temperature is-40°C/-40°F Maximum Ambient Temperature: Suitable for use In 40°C (104°F) ambient temperatures Thermal Management: Superior heat sinking with internal Air -Flow fins. Housing: Precision die-cast aluminum housing. Project: North Main Hotel Prepared By: K. Deines Driver Info Type: 120V: 208V: 240V: 277V: Input Watts: Efficiency: Constant Current 0.12A 0.08A 0.07A 0.06A 14W 86% Mounting: Heavy-duty mounting bracket with hinged housing for easy Installation. Recommended Mounting Height: Up to 8 ft. Lens: Tempered glass lens. Reflector: Specular thermoplastic. Gaskets: High -temperature silicone Finish: Our environmentally friendly polyester powder coatings are formulated for high -durability and long-lasting color, and contains no VOC or toxic heavy metals. Green Technology: Mercury and UV free. RoHS compliant components. Polyester powder coat finish formulated without the use of VOC or toxic heavy metals. LED Characteristics LED: Multi -chip, long -life LED. Lifespan: 100,000-hour LED lifespan based on IES LM-80 results and TM-21 calculations. Type: B Date: LED Info Watts: Color Temp: Color Accuracy: L70 Lifespan: Lumens: Efficacy: RAB LIGHTING 12W 4000K 82 CRI 100000 1,372 99 LPW Color Consistency: 3-step MacAdam Ellipse binning to achieve consistent fixture -to -fixture color. Color Stability: LED color temperature is warrantied to shift no more than 200K in CCT over a 5 year period. Color Uniformity: RAB's range of CCT (Correlated Color Temperature) follows the guidelines for the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78,377- 2011, Electrical Driver: Constant Current, Class 2, 100-277V, 50/60 Hz., 4KV surge protection, 350mA, 100-240VAC 0.3-0.15 Amps, 277VAC 0.15Amps, Power Factor 99%. THD: 10.1% at 120V Other HID Replacement Range: The SLIM12 can be used to replace 70W MH based on delivered lumens. California Title 24: SLIM12 complies with 2013 California Title 24 building and electrical codes as a residential outdoor fixture. See SLIM12/PC for a model that complies as a commercial outdoor non -pole -mounted fixture _s_30 Watts. Patents: The design of the SLIMTM is protected by patents in U.S. Pat D681,864, and pending patents in Canada, China, Taiwan and Mexico. Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.corn Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change al any time without notice Page 1 of 2 SLIM12N RAB LIGHTING Technical Specifications (continued) Other Country of Origin: Designed by RAB In New Jersey and assembled in the USA by RAB's IBEW Local 3 workers. Buy American Act Compliant: This product Is a COTS Item manufactured in the United States, and Is compliant with the Buy American Act, Recovery Act (ARRA) Compliant: This product complies with the 52.225-21 "Required Use of American Iron, Steel, end Manufactured Goods— Buy American Act-- Construction Materials (October 2010). Dimensions Ordering Matrix Family SLIM Watts 28 = 26W 18 = 18W 12 = 12W 6.5" 165mm Trade Agreements Act Compliant: This product Is a COTS Item manufactured In the United States, and Is compliant with the Trade Agreements Act. GSA Schedule: Suitable In accordance with FAR Subpart 25.4, Optical BUG Rating: B1 UO GO 8. 5' 222mm Color Temp Blank = 5000K (Cool) Y = 3000K (Warm) N = 4000K (Neutral) Finish Blank = Bronze W = White BUG Rating: B1 UO GO Features Full cutoff, fully shielded LED wallpack Can be used as a downllght or upllght Contractor friendly features for easy Installation 100,000-hour LED Life 5-Year Warranty Photocell Blank = No Photocell /PC = 120V Button /PC2 = 277V Button Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Webslte: www.rabweb.com Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice Dimming Blank = No Dimming /D10 = Dimmable Page 2 of 2 SLIM18N 12, 18 and 26 Watt SLIM wallpacks are ultra efficient and deliver Impressive light distribution with a compact low -profile design that's super easy to Install as a downlight or uplight. Color: Bronze Weight: 4.5 Ibs Technical Specifications Listings UL Listing: Suitable for wet locations. Suitable for mounting within 1.2m (4ft) of the ground. ADA Compliant: SLIMTM is ADA Compliant. Dark Sky Approved: The International Dark Sky Association has approved this product as a full cutoff, fully shielded luminaire. IESNA LM-79 & LM-B0 Testing: RAB LED luminaires have been tested by an Independent laboratory In accordance with IESNA LM- 79 and LM-80, and have received the Department of Energy "Lighting Facts" label. DLC Listed: This product Is on the Design Lights Consortium (DLC) Qualified Products List and is eligible for rebates from DLC Member Utilities. DLC Product Code: P0000171 P Construction IP Rating: Ingress Protection rating of IP66 for dust and water. Cold Weather Starting: The minimum starting temperature Is -40°C/-40°F Maximum Ambient Temperature: Suitable for use In 40°C (104°F) ambient temperatures Thermal Management: Superior heat sinking with internal Air -Flow fins. Project: North Main Hotel Prepared By: K. Deines Driver Info Type: 120V: 208V: 240V: 277V: Input Watts: Efficiency: Constant Current 0.18A 0.11A 0.09A 0.08A 20W 90% Housing: Precision die-cast aluminum housing. Mounting: Heavy-duty mounting bracket with hinged housing for easy installation. Recommended Mounting Height: Up to 14 ft. Lens: Tempered glass lens. Reflector: Specular thermoplastic. Gaskets: High -temperature silicone Finish: Our environmentally friendly polyester powder coatings are formulated for high -durability end long-lasting color, and contains no VOC or toxic heavy metals. Green Technology: Mercury and UV free. RoHS compliant components. Polyester powder coat finish formulated without the use of VOC or toxic heavy metals. LED Characteristics LED: Multi -chip, long -life LED. Type: C Date: LED Info Watts: Color Temp: Color Accuracy: L70 Lifespan: Lumens: Efficacy: RAB LIGHTING 18W 4000K 82 CRI 100000 1,855 93 LPW Lifespan: 100,000-hour LED lifespan based on IES LM-80 results and TM-21 calculations. Color Consistency: 3-step MacAdam Ellipse binning to achieve consistent fixture -to -fixture color. Color Stability: LED color temperature is warrantied to shift no more than 200K In CCT over a 5 year period. Color Uniformity: RAB's range of CCT (Correlated Color Temperature) follows the guidelines for the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377- 2011. Electrical Driver: Constant Current, Class 2, 100-277V, 50/60 Hz., 4KV surge protection, 500mA, 100-240VAC 0.3-0,15 Amps, 277VAC 0.15 Amps, Power Factor 99%. THD: 10.4% at 120V Other HID Replacement Range: The SLIM18 can be used to replace 100W MH based on delivered lumens. California Title 24: SLIM18 complies with 2013 California Title 24 building and electrical codes as a residential outdoor fixture. See SLIM18/PC for a model that complies as a commercial outdoor non -pole -mounted fixture _530 Watts. Need help? Tech help line: (888) RAB-1000 Email: sales@rahweb.com Websile: www.rabweb,com Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice Page 1 of 2 SLIM18N Technical Specifications (contlnued) Other Optical Patents: BUG Rating: The design of the SLIMT"' Is protected by patents In B1 UO GO U.S. Pat D681,864, and pending patents In Canada, China, Taiwan and Mexico. Dlmenslons Ordering Matrix Family SLIM Watts 26 = 26W 18=18W 12 = 12W 6.5' 165mm 875' 222mm BUG Rating: B1 UO GO Features Full cutoff, fully shlelded LED wallpack Can be used as a downllght or upllght Contractor friendly features for easy Installation 100,000-hour LED Life 5-Year Warranty Color Temp Finish Photocell Dimming Blank = 5000K (Cool) Y = 3000K (Warm) N = 4000K (Neutral) Blank = Bronze W = White Blank = No Photocell /PC = 120V Button IPC2 = 277V Button Blank = No Dimming ID10 = Dimmable Need help? Tech help Ilne: (888) RAB-1000 Emall: sales@rabweb.com Webslte: www.rabweb.com Page 2 of 2 Copyright ©2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice ND6R2OD L I OL I I Easy to Install 6" rough -in with dle-cast aperture ring, removable driver, thermal protector and adjustable butterfly brackets. This rough -in Is designed to make new construction recessed downllghting easy Available with 80 or Color: See Trim Module` Weight: 2.0 lbs Technical Specifications Listings UL Listed: Suitable for wet locations covered ceiling. ENERGY STAR: This product is ENERGY STAR® qualified. Optical Photometrics: Photometrlcs are based on prorated reports. Contact the RAB Lighting Design department for the most up- to-date data. Construction Housing Component: This component must be ordered with New Construction Round Trim Module In order to make a complete fixture. Ambient Temperature: Suitable for use In 40°C ambient temperatures. Cold Weather Starting: The minimum starting temperature is-40°C/-40°F Aperture Size: 6" Rough -In. Drop Ceiling Installation: NDLED can be Installed In drop ceiling tiles when using optional c-channel bars and following local construction codes. Protect: North Main Hotel Prepared By: K. Deines Driver Info Type: 120V; 208V: 240V: 277V: Input Watts: Efficiency: Junction Box: Integral junction box with wiring capacity for Min 90°C supply conductors 4 in 4 out Constant Current 0.17A 0.11A 0.10A 0.09A See Trim Module* N/A Mounting: Housing includes nailer bars and butterfly brackets. Brackets also accommodate mounting with 1/4" to 1 /2" bar stock, C channel or 1/2" conduit. Easy Installation: The EZConnector makes installation easy, Thermal Protector: Thermal protector Included. Disables power If temperature exceeds safe operation levels, Electrical Driver: ELV, 0-10V and TRIAC Dimming, Constant Current, Class 2, 120V-277V, 50/60Hz, Power Factor 98%, THD 5 20%. Dimming Driver: 0 - 10V (at 120-277V), TRIAC and ELV (at 120V only). Other Equivalency: DLED 26W is equivalent to 100W PAR. Air Tight: Housing certified Air light as per ASTM E283 Type: D Date: LED Info Watts: Color Temp: Color Accuracy; L70 Lifespan: Lumens: Efficacy: 20W See Trim Module* 80 CRI N/A See Trim Module" N/A California Title 24: ND6R2OF complies with 2013 California Title 24 building and electrical codes as a residential indoor fixture. See NDLED models with dimming drivers for products that comply as commercial indoor fixtures for general spaces. Any additional component requirements will be listed In the Title 24 section under technical specifications on the product page. Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of five (5) years from the date of delivery to the end user, Including coverage of light output, color stability, driver performance and fixture finish. Country of Origin: Designed by RAB In New Jersey and assembled In the USA by RAB's IBEW Local 3 workers. Buy American Act Compliant: This product is a COTS item manufactured in the United States, and is compliant with the Buy American Act. Recovery Act (ARRA) Compliant: This product complies with the 52.225-21 "Required Use of American Iron, Steel, and Manufactured Goods-- Buy American Act— Construction Materials (October 2010). Trade Agreements Act Compliant: This product is a COTS Item manufactured in the United States, and Is compliant with the Trade Agreements Act. GSA Schedule: Suitable in accordance with FAR Subpart 25.4. Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Copyright ©2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice Page 1 of 2 ND6R2OD RAB LIGHTING Dimensions Features Ordering Matrix Family ND 5 7/8' 149 mm 71/2'- 191 mm Type 127/16' 315 mm Blank = Standard IC = Insulation Contact (IC) Butterfly bracket allows mounting with bar stock, "C" channel, 1/2" conduit or nailer bars Low -profile design allows for Installation In ceilings with limited space Sturdy design with die cast aperture frame 131/2' 342 mm Size Shape Driver Watts 6 R D 20 6 = 6" R = Round D = Universal Dimming 20 = 20W 26 = 26W Battery Backup Blank = No Battery Backup IE2 = 120-277V Backup Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Page 2 of 2 Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice NDLED6RD-80N-W-W RAB LIGHTING ITD)))))))))))))) High-performance LED downlight module for use with RAB new construction rough - In. Microprlsmatic diffusion lens optimizes lumen output and delivers smooth, uniform illumination that enhances any space. Color: White cone white trim Weight: 2.0 lbs Technical Specifications Listings UL Listed: Suitable for wet locations covered ceiling. ENERGY STAR: This product is ENERGY STAR® qualified. Optical Photometrics: Photometrics are based on prorated reports. Contact the RAB Lighting Design department for the most up- to-date data. Optics: 80° beam spread with specular thermoplasic optics and Nanostructure lens technology for smooth light output and high efficiency, Construction Trim Component: This component must be ordered with New Construction Round Rough -In in order to make a complete fixture. Housing: Professional -grade, die-cast aluminum construction. Trim Ring: White powder coated die cast trim ring. Trim Cone: White round trim cone. Project: Northridge Property LCBO Proper Prepared By: K. Deines Type: D Date: Driver Info LED Info Type: See Rough -In" Watts: 20W or 26W" 120V: See Rough -in" Color Temp: 4000K 208V: See Rough -in" Color Accuracy: 80 CRI 240V: See Rough -In" L70 Lifespan: 100000 277V: See Rough -In" Lumens: 20W:1856" Input Watts: See Rough -In" 26W:2477` Efficiency: N/A Efficacy: N/A Drop Ceiling Installation: NDLED can be installed in drop ceiling tiles when using optional c-channel bars and following local construction codes. Aperture Size: 6" Trim Module. Easy Installation: The EZ-Connector makes Installation easy. Junction Box: Integral Junction box with wiring capacity for Mln 90°C supply conductors 4 in 4 out Electrical Dimming: Dimmable. Requires rough -in with dimming driver. Dimming Driver: 0 - 10V (at 120-277V), TRIAC and ELV (at 120V only). Other Air Tight: Housing certified Air Tight as per ASTM E283 California Title 24: NDLED6R complies with 2013 California Tltle 24 building and electrical codes as a residential indoor fixture and commercial indoor fixture for general spaces. Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of five (5) years from the date of delivery to the end user, including coverage of light output, color stability, driver performance and fixture finish. Country of Origin: Designed by RAB in New Jersey and assembled In the USA by RAB's IBEW Local 3 workers. Buy American Act Compliant: This product Is a COTS item manufactured In the United States, and is compliant with the Buy American Act. Recovery Act (ARRA) Compliant: This product complies with the 52.225-21 "Required Use of American Iron, Steel, and Manufactured Goods-- Buy American Act— Construction Materials (October 2010). Trade Agreements Act Compliant: This product is a COTS item manufactured in the United States, and is compliant with the Trade Agreements Act. GSA Schedule: Suitable in accordance with FAR Subpart 25.4. LED Characteristics Color Consistency: 3-step MacAdam Ellipse binning to achieve consistent fixture -to -fixture color. Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.com Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice Page 1 of 2 NDLED6RD-80N-W-W Dimensions 4 7/8' 123 mm 5 7/8' 149 mm 71/2" 191 mm Ordering Matrix 12 7/16" 315 mm 131/2- 342 mm RAB LIGHTING Features Butterfly bracket allows mounting with bar stock, "C" channel, 1/2" conduit or nailer bars Low-proflie design allows for Installation In ceilings with limited space Absolute White 3-step consistency and black body accurate Nanostructure lens eliminates "hot spots" providing smooth and efficient light Available with 82 or 92 CRI Family Size Shape Driver Beam Spread Color Temp CRI Cone Color Trim Color NDLED 6 R D 80 N W W 6 = 6" R = Round D = Universal Dimming 50 = 50° YY = 2700K (Residential Warm) Blank = 82 CRI S = Silver S = Silver 80 = 80° Y = 3000K (Warm) HC = 92 CRI M = Matte Silver W = White W = Wall Washer YN = 3500K (Warm Neutral) W = White B = Black N = 4000K (Neutral) B = Black Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Webslte: www.rabweb.com Page 2 of 2 Copyright © 2014 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at any time without notice PROJECT ADDRESS: N. MAIN HOTEL 232 NORTH MAIN ST. STILLWATER, MN 55082 code data APPLICABLE CODES: 2012 INTERNATIONAL BUILDING CODE 2015 MINNESOTA STATE BUILDING CODE 2015 MINNESOTA ACCESSIBILITY CODE 2015 MINNESOTA ENERGY CONVERSATION CODE 2015 MINNESOTA PLUMBING CODE 2015 MINNESOTA MECHANICAL AND FUEL GAS CODE SITE USE HOTEL / RESTAURANT PARKING GARAGE OFFICE BUILDING CHAPTER 3 : USE AND OCCUPANCY CLASSIFICATION 303.3 ASSEMBLY GROUP A-2 (RESTAURANT) 310.3 RESIDENTIAL GROUP R-1 (HOTEL) 304.1 BUSINESS GROUP B (PROFESSIONAL SERVICES - OFFICE) 311.3 LOW -HAZARD STORAGE S-2 (PARKING GARAGE) CHAPTER 5 : GENERAL BUILDING HEIGHTS AND AREAS (TABLE 503) • ASSEMBLY GROUP A-2 (CONSTRUCTION TYPE V-A) - ALLOWED = 2 STORIES / 11,500 SQ. FT. - PROVIDED = 3 STORIES / 4,252 SQ. FT. • SECTION 504.2 - BUILDING HEIGHT AUTOMATIC SPRINKLER SYSTEM INCREASE. WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1, THE VALUE SPECIFIED IN TABLE 503 FOR MAXIMUM BUILDING HEIGHT IS INCREASED BY 20 FEET (6096mm) AND THE MAXIMUM NUMBER OR STORIES IS INCREASED BY ONE • RESIDENTIAL GROUP R-1 (CONSTRUCTION TYPE V-B) - ALLOWED = 3 STORIES / 12,000 SQ. FT. - PROVIDED = 3 STORIES / 9,102 SQ. FT. • BUSINESS GROUP B (CONSTRUCTION TYPE V-B) - ALLOWED = 2 STORIES / 9,000 SQ. FT. - PROVIDED = 3 STORIES / 10,757 SQ. FT. • SECTION 504.2 - BUILDING HEIGHT AUTOMATIC SPRINKLER SYSTEM INCREASE. - WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1, THE VALUE SPECIFIED IN TABLE 503 FOR MAXIMUM BUILDING HEIGHT IS INCREASED BY 20 FEET (6096mm) AND THE MAXIMUM NUMBER OR STORIES IS INCREASED BY ONE • SECTION 506.3 - BUILDING AREA MODIFICATIONS AUTOMATIC SPRINKLER SYSTEM INCREASE. WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1, THE VALUE SPECIFIED IN TABLE 503 IS PERMITTED TO BE INCREASED BY AN ADDITIONAL 200 PERCENT • LOW-HAZZASARD STORAGE S-2 (CONSTRUCTION TYPE 2-B) - ALLOWED = 3 STORIES / 26,000 SQ. FT. - PROVIDED = 3 STORIES / 20,210 SQ. FT. CHAPTER 6 : TYPES OF CONSTRUCTION • ASSEMBLY GROUP A-2 (CONSTRUCTION TYPE V-A) - TYPE V-A (SPRINKLERED) - FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS) • PRIMARY STRUCTURAL FRAME = 1 HOUR • BEARING WALLS (INTERIOR/EXTERIOR) = 1 HOUR • NON BEARING WALLS - EXTERIOR = 1 HOUR • NON BEARING WALLS - INTERIOR = 0 HOUR • FLOOR CONSTRUCTION = 1 HOUR • ROOF CONSTRUCTION = 1 HOUR • RESIDENTIAL GROUP R-1 (CONSTRUCTION TYPE V-B) - TYPE V-B (SPRINKLERED) - FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS) • PRIMARY STRUCTURAL FRAME = 0 HOUR • BEARING WALLS (INTERIOR/EXTERIOR) = 0 HOUR • NON BEARING WALLS - EXTERIOR = 0 HOUR • NON BEARING WALLS - INTERIOR = 0 HOUR • FLOOR CONSTRUCTION = 0 HOUR • ROOF CONSTRUCTION = 0 HOUR • BUSINESS GROUP B (CONSTRUCTION TYPE V-B) - TYPE V-B (SPRINKLERED) - FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS) • PRIMARY STRUCTURAL FRAME • BEARING WALLS (INTERIOR/EXTERIOR) • NON BEARING WALLS - EXTERIOR • NON BEARING WALLS - INTERIOR • FLOOR CONSTRUCTION • ROOF CONSTRUCTION = 0 HOUR = 0 HOUR = 0 HOUR = 0 HOUR = 0 HOUR = 0 HOUR • LOW-HAZZASARD STORAGE S-2 (CONSTRUCTION TYPE 2-B) - TYPE 2-B (UN-SPRINKLERED) - FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS) • • • • • PRIMARY STRUCTURAL FRAME = 0 HOUR BEARING WALLS (INTERIOR/EXTERIOR) NON BEARING WALLS - EXTERIOR NON BEARING WALLS - INTERIOR FLOOR CONSTRUCTION ROOF CONSTRUCTION = 0 HOUR = 0 HOUR = 0 HOUR = 0 HOUR = 0 HOUR CHAPTER 10 : MEANS OF EGRESS TABLE 1004.1.2 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT • ASSEMBLY GROUP A-2 • ASSEMBLY / UNCONCENTRATED • ACCESSORY STORAGE • BUSINESS AREAS • EXERCISE ROOMS • KITCHENS (COMMERCIAL) • RESIDENTIAL • RESIDENTIAL GROUP R-1 • ACCESSORY STORAGE • RESIDENTIAL = 15 NET = 300 GROSS = 100 GROSS = 50 GROSS = 200 GROSS = 200 GROSS @ 7,103 SQ. FT. = 473.5 (474) OCCUPANTS @ 1,432 SQ. FT. = 4.7 (5) OCCUPANTS @ 1,551 SQ. FT. = 15.5 (16) OCCUPANTS @365 SQ. FT. = 7.3 (8) OCCUPANTS @ 1,006 SQ. FT. = 5 OCCUPANTS @ 1,538 SQ. FT. = 7.6 (8) OCCUPANTS = 300 GROSS @ 703 SQ. FT. = 2.3 (3) OCCUPANTS = 200 GROSS @ 26,600 SQ. FT. = 133 OCCUPANTS • BUSINESS GROUP B • BUSINESS AREAS = 100 GROSS @ 10,756 SQ. FT. = 107.5 (108) OCCUPANTS • LOW-HAZZASARD STORAGE S-2 • PARKING GARAGE = 200 GROSS @ 20,210 SQ. FT. = 101 OCCUPANTS TABLE 1016.2 EXIT ACCESS TRAVEL DISTANCE • ASSEMBLY GROUP A-2 • WITH SPRINKLER SYSTEM • RESIDENTIAL GROUP R-1 • WITH SPRINKLER SYSTEM • BUSINESS GROUP B • WITH SPRINKLER SYSTEM • LOW-HAZZASARD STORAGE S-2 • WITHOUT SPRINKLER SYSTEM EXITING = 250'-0" = 250'-0" = 300'-0" = 300'-0" • ASSEMBLY GROUP A-2 • 4 EXISTS PROVIDED ON FIRST LEVEL - ONE EXIT TO PASS THROUGH INTERVENING SPACE (FIRE RATED CORRIDOR) 75'-0" MAX TRAVEL DISTANCE • 2 EXISTS PROVIDED ON SECOND LEVEL - ONE EXIT TO PASS THROUGH INTERVENING SPACE (FIRE RATED CORRIDOR) 75'-0" MAX TRAVEL DISTANCE • 2 EXISTS PROVIDED ON THRID LEVEL - ONE EXIT TO PASS THROUGH INTERVENING SPACE (FIRE RATED CORRIDOR) 75'-0" MAX TRAVEL DISTANCE • RESIDENTIAL GROUP R-1 • 2 EXITS PROVIDED ON ALL LEVELS (75'-0" MAX TRAVEL DISTANCE) • BUSINESS GROUP B • 2 EXITS PROVIDED ON ALL LEVELS (100'-0" MAX TRAVEL DISTANCE) • LOW-HAZZASARD STORAGE S-2 • 2 EXITS PROVIDED ON ALL LEVELS (75'-0" MAX TRAVEL DISTANCE) CHAPTER 29 : PLUMBING SYSTEMS (TABLE 2902.1) • ASSEMBLY GROUP A-2 - WATER CLOSETS • MENS • WOMENS - LAVATORIES - DRINKING FOUNTAIN - SERVICE SINK • RESIDENTIAL GROUP R-1 - WATER CLOSETS • MENS • WOMENS - LAVATORIES - BATHTUB/SHOWER - SERVICE SINK • BUSINESS GROUP B - WATER CLOSETS - LAVATORIES - DRINKING FOUNTAIN - SERVICE SINK REQUIRED 1/75 @237 OCC. = 3.16(4) 1/75 ©237 OCC. = 3.16(4) 1/200 ©237 OCC = 1.18 (2) 1/500 @237 OCC = .47 (1) PROVIDED 4 (2 ON FIRST, 2 ON THIRD) 4 (2 ON FIRST, 2 ON THIRD) 3 1 1 1 PER SLEEPING ROOM 1 PER SLEEPING ROOM 1 PER SLEEPING ROOM 1 PER SLEEPING ROOM 1 1 PER 25 FOR THE FIRST 50 AND 1 PER 50 FOR THE REMAINDER EXCEEDING 50 1 PER 40 FOR THE FIRST 80 AND 1 PER 80 FOR THE REMAINDER EXCEEDING 80 1/100 1 1 PER SLEEPING ROOM 1 PER SLEEPING ROOM • LOW-HAZZASARD STORAGE S-2 - PARKING GARAGE - THIS BUILDING IS NOT HEATED - PLUMBING FIXTURES NOT REQUIRED SPRINKLER • FULLY AUTOMATIC SPRINKLER SYSTEM - COMPLETE SYSTEM - WET SYSTEM - NFPA 13 NORTH MAIN HOTEL directory CLIENT/OWNER MIDNIGHT REAL ESTATE, LLC 1314 1st AVE. N. SUITE #300 MINNEAPOLIS, MN 55401 CONTACT: ANNELOFF EMAIL: PHONE: 612-987-2044 anneloff@aol.com ARCHITECT HAF ARCHITECTS, LLC 233 SOUTH MAIN STREET, SUITE B STILLWATER, MN 55082 CONTACT: MICHAEL G. HOEFLER EMAIL: mike@hafarchitects.com PHONE: 651-351-1760 FAX: 651-430-0180 DEVELOPER REUTER WALTON 2915 JAMES AVE. S. #200 MINNEAPOLIS, MN 55408 CONTACT: NICK WALTON EMAIL: nick@reuterwalton.com PHONE: 612-823-3489 FAX: 612-825-1263 CONTRACTOR REUTER WALTON 2915 JAMES AVE. S. #200 MINNEAPOLIS, MN 55408 CONTACT: NICK WALTON EMAIL: nick@reuterwalton.com PHONE: 612-823-3489 FAX: 612-825-1263 STILLWATER, AB ABV AC A/C ACT ADJ. AFF AGG ALT ALUM ANCH AP APPD APPROX. ARCH AUTO AVG. BD BEL BETW BEV BLKG BLDG. BM BOT BRG BRK BSMT BS BTU CAB CAP CEM CER CG CHAM CHDB CIR CIRC CJ CK CL CLG CLO CLR CLS CMU CO COEF COL. COMB COMP CONC. CONE CONN CONST CONT. CONTR. CORR CPT CS CSMT CT CU FT CU YD CW ANCHOR BOLT ABOVE ACOUSTICAL AIR CONDITIONING ACOUSTICAL TILE ADJUSTABLE ABOVE FINISHED FLOOR AGGREGATE ALTERNATE ALUMINUM ANCHOR, ANCHORAGE ACCESS PANEL APPROVED APPROXIMATE ARCHITECT(URAL) AUTOMATIC AVERAGE BOARD BELOW BETWEEN BEVELED BLOCK(ING) BUILDING BEAM BOTTOM BEARING BRICK BASEMENT BOTH SIDES BRITISH THERMAL UNIT CABINET CAPACITY CEMENT CERAMIC CORNER GUARD CHAMFER CHALKBOARD CIRCLE CIRCUMFERENCE CONTROL JOINT CAULK(ING) CENTER LINE CEILING CLOSET CLEAR(ANCE) CLOSURE CONCRETE MASONRY UNIT CLEANEST COEFFICIENT COLUMN COMBINATION COMPRESS(ED),(ION), (IBLE) CONCRETE CONFERENCE CONNECTION CONSTRUCTION CONTINUOUS OR CONTINUE CONTRACT(OR) CORRIDOR CARPET(ED) COUNTERSINK CASEMENT CERAMIC TILE CUBIC FOOT (FEET) CUBIC YARD(S) COLD WATER D DB DBL. DEG DEPT. DET DF DIA DIAG DIM DISP DIV. DN. DR DS DWG EA. EXP. BOLT EL ELEC. ELEV. EMER ENCL. ENG. EQ. EQUIP EST EXP. EXH EXIST EXP. EXT. FD FDN FE FEC FHC FIN FLEX FLG FLR FLUOR FR. FT FTG FUR FUT. FVC GA GALV GC GD GKT GL GYP BD HB HC HCP HD DEPTH DECIBEL(S) DOUBLE DEGREE(S) DEPARTMENT DETAIL DRINKING FOUNTAIN DIAMETER DIAGONAL DIMENSION DISPENSER DIVISION DOWN DOOR DOWNSPOUT DRAWING EAST EACH EXPANSION BOLT ELEVATION ELECTRIC(AL) ELEVATOR EMERGENCY ENCLOSE(URE) ENGINEER EQUAL EQUIPMENT ESTIMATE ELECTRIC WATER COOLER EXPOSED EXHAUST EXISTING EXPANSION EXTERIOR FLOOR DRAIN FOUNDATION FIRE EXTINGUISHER FIRE EXTINGUISHER CABINET FINISHED FLOOR ELEVATION FIRE HOSE CABINET FINISH(ED) FLEXIBLE FLASHING FLOOR(ING) FLUORESCENT FRAME(D), (ING) FOOT(FEET) FOOTING FURRED, FURRING FUTURE FIRE VALVE CABINET GAGE, GAUGE GALVANIZED GENERAL CONTRACT(OR) GRADE, GRADING GASKET(ED) GLASS, GLAZING GYPSUM BOARD HOSE BIBB HOLLOW CORE HANDICAP(PED) HEAD HDW HEX HM HORIZ H.P. HR HT HTG HVAC ID IN INCL. INFO INSUL INT LAB LAM LAT. LAV LB LH LIB LIN LL L.P. LT. LTG LTL LVR MAN MAS MAX. MECH. MED. MEMB MEZZ MFR. MIN. MISC. MO MTD MTL MULL MINNESOTA 55082 HARDWARE HEXAGONAL HOLLOW METAL HORIZONTAL HIGH POINT HOUR HEIGHT HEATING HEATING/ VENTILATION/ AIR CONDITIONING HOT WATER HYDRAULIC INSIDE DIAMETER INCH(ES) INCLUE(D), (ING) INFORMATION INSULATE(D), (ION) INTERIOR JOIST JANITOR JOINT KITCHEN KNOCKOUT LENGTH LABORATORY LAMINATE(D) LATERAL LAVATORY POUND(S) LEFT HAND LIBRARY LINEAR LIVE LOAD LOW POINT LIGHT LIGHTING LINTEL LOUVER MANUAL MASONRY MAXIMUM MECHANIC(AL) MEDIUM MEMBRANE MEZZANINE MANUFACTURE(R), (D) MINIMUM MISCELLANEOUS MASONRY OPENING MOUNTED METAL MULLION N N.I.C. NO NOM N.T.S. OA OC OD OFF OH OPNG OPP Oz PAR PBD PC PERF PERIM PL P.L. PLAM PLAS PLBG PLF PNL POL abbreviations NORTH NOT IN CONTRACT NUMBER NOMINAL NOT TO SCALE OVERALL ON CENTER(S) OUTSIDE DIAMETER OFFICE OVERHEAD OPENING OPPOSITE OUNCE(S) PARALLEL PARTICLE BOARD PRECAST CONCRETE PERFORATE(D) PERIMETER PLATE PROPERTY LINE PLASTIC LAMINATE PLASTER PLUMBING POUNDS PER LINEAR FOOT PANEL POLISHED(ED) PR PAIR PREFAB PREFABRICATE(D) PRES PROJ PSF PSI PT PTD PTN PTR PVC PL WD RAD RCP RD REV RECP REF. REFL REG. REINF REQ. RH RM. RPM RO SAN SCHED SD SECT SF PRESSURE PROJECTION POUNDS PER SQUARE FOOT POUNDS PER SQUARE INCH PAINT(ED) PAPER TOWEL DISPENSER PARTITION PAPER TOWEL RECEPTOR POLVINYL CHLORIDE PLYWOOD QUARRY TILE QUANTITY RISER RADIUS REFLECTED CEILING PLAN ROOF DRAIN REVISION, REVISE(D) RECEPTACLE REFERENCE REFLECT(ED, (IVE) REGISTER REINFORCE(D), (ING) REQUIRED RIGHT HAND ROOM REVOLUTIONS PER MINUTE ROUGH OPENING SOUTH SANITARY SCHEDULE SOAP DISPENSER SECTION SQUARE FOOT (FEET) SGL SHT SIM SND SNR SPEC SQ. SS STD STL STOR STRUCT SUSP T T.O. TEL TEMP TERR T&G THK THRU TPD TYP UL UNEXC UNO UR VAPB VB VCT VERT VEST VT VWC W W W/ WD WNDW W/0 WP WPT WT WWF SINGLE SHEET SIMILAR SANITARY NAPKIN DISPENSER SANITARY NAPKIN RECEPTACLE SPECIFICATION SQUARE STAINLESS STEEL STANDARD STEEL STORAGE STRUCTURE, STRUCTURAL SUSPEND, SUSPENDED TREAD TOP OF TELEPHONE TEMPERATURE TERRAZZO TONGUE & GROOVE THICK(NESS) THROUGH TOILET PAPER DISPENSER TYPICAL UNDERWRITERS LABORATORY UNEXCAVATED UNLESS NOTED OTHERWISE URINAL VAPOR BARRIER VINYL BASE VINYL COMPOSITION TILE VERTICAL VESTIBULE VINYL TILE VINYL WALL COVERING WEST WIDTH WITH WOOD WINDOW WITHOUT WATERPROOFING WORKING POINT WEIGHT WELDED WIRE FABRIC YARD YEAR project map location • A' Lowell' dWineBar.', tst Issue recora date: description: sheet no. 05-24-2016 CLIENT MEETING FULL SET 10-21-2016 HPC/PC SUBBMITTAL FULL SET 11-18-2016 HPC/PC SUBBMITTAL FULL SET GENERAL: index to drawings T1.0 TITLE SHEET SURVEY: CERTIFICATE OF SURVEY SHEET 1 OF 2 CERTIFICATE OF SURVEY SHEET 2 OF 2 CIVIL: C1 DEMOLITION PLAN C2 PAVING PLAN C3 GRADING & EROSION CONTROL PLAN C4 UTILITY PLAN C5.0 DETAILS C5.1 DETAILS LANDSCAPE: L100 ARCHITECTURAL LANDSCAPE PLAN L101 ARCHITECTURAL LANDSCAPE DETAILS ARCHITECTURAL: AS100 ARCHITECTURAL SITE PLAN - FIRST LEVEL AS101 ARCHITECTURAL SITE PLAN - SECOND LEVEL AS102 ARCHITECTURAL SITE PLAN - THIRD LEVEL AS103 ARCHITECTURAL SITE PLAN - ROOF PLAN A100 FIRST LEVEL FLOOR PLAN - HOTEL A101 SECOND LEVEL FLOOR PLAN - HOTEL A102 THIRD LEVEL FLOOR PLAN - HOTEL A103 ROOF PLAN - HOTEL A120 LOWER LEVEL FLOOR PLAN - OFFICE BUILDING A121 FIRST LEVEL FLOOR PLAN - OFFICE BUILDING A122 SECOND LEVEL FLOOR PLAN - OFFICE BUILDING A123 THIRD LEVEL FLOOR PLAN - OFFICE BUILDING A124 ROOF PLAN - OFFICE BUILDING A140 FIRST LEVEL FLOOR PLAN - PARKING PLAN A141 SECOND LEVEL FLOOR PLAN - PARKING PLAN A142 THIRD LEVEL FLOOR PLAN - PARKING PLAN A200 EXTERIOR ELEVATIONS - HOTEL A201 EXTERIOR ELEVATIONS - HOTEL A220 EXTERIOR ELEVATIONS - OFFICE BUILDING A240 EXTERIOR ELEVATIONS - PARKING PLAN A241 EXTERIOR ELEVATIONS - PARKING PLAN HAF GROU P AR CHI TECTUR E DEV EL OPMEN T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PL ANNING INTER IORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE 10-21-20 ISSUE PRELIMINARY PLAN HPC/PC SUBMITTAL NOTES 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER reg:srra r ion no. 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©CO, RIGHT HAF ARCHITECTS 20I3. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: TITLE SHEET: T1.O EX. STMH RIM=723.0 INV=718.0 pU gp1N RIM' 0 \ \N�'�1031w/E) 1N/ URA ° .0 90,1 - 20 q \1? X 716 3 \P /1?� 1 70P 719.4 x 714.8 oo EX. SMH RIM=718.8 INV=708.7(STU) \ 717.0 \ti FOUND 1/2" IRON \ PIPE MARKED RI-5 13774 AT PARCEL CORNER - 45 \ SEE SHEET 2 OF 2 SHEETS FOR LEGAL DESCRIPTIONS AND EASEMENT INFORMATION. UNDERGROUND UTILITIES NOTES: 7y \ 00 \ THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET NUMBER(S) 162462206. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST. OTHER UTILITIES MAY EXIST ON THIS SITE THAT WERE NOT MARKED UP. CALL BEFORE YOU DIG! Gopher State One CaII TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 1 X 60 17.9 •/ EX. STMH P1M=716,7 INV=712.2(W) INV=710.0(N/5) %7 \7°RCP qi \ \ \ \ • • • 718.5 r \ 5 \5 713.3 3 L O 0716 \ 711.4- -1 1 UP 711 q� b G\k,5 \45y31 \ XC 647.6 608.8BW EX. SMH 21M=605.3 NV =688. 6 P cc PER X 6'44.4 PVPsi� C 1 ,r ,,\,,ik - , 0„ PVC jo s 607.7BW ���� �� ��- ' I / / ) g o ,NOR 2 i r/ l , l' i� �l 697.4 / pF �' I G y�9 1 / i y 1� PARCEL 1 1 12�P �! ., \ �I EX. CB �� (CITY PARCEL) Ex c j � p �'v/ l �y�� v A v 7 RIM-6'43.4 lu ��, PIM= 6 .2 �I c�p.p o r L \ �' INV=690.4(W) x711.6 v G x 1 v 7(5) / c NV=600.3(5/E) QP O05.1 0 _ Ao I v OA vv v� 76 / AO' v � V( � ▪ vvo� ��'� � �9s� �� ����� 706.7 � /'pAR�`W�g(6R�2 ,, % f�' 1 \ 7 1 �60 / / 6 v t n`v .-'r �` �'( \tom \\ I �R� P:\0 O�SGR\0 0 = /X �\ �- \\ i �J� - PS �p C Z -Al �( R\GN(S p8\h54 IA�-���� �, �� O tap A �� Np. I \ 2 ,sf ,,J "\ \ _ N 9 �, x 644.8 RL f \ \ Dp0' I \ o O �'' I �PS p! Z ��-��Op �6� Wit I \ GpR�6R 5•p 1 i -SGpRN R p f < 1 PP(LPLpR(N6R� gyp R Eli ; \\ r1W� �PS� �� 3�'I sy \ ! L L _ OF Lp� �_� '� r x pF .� - R9�-FOUND 6q�i.7 > �� /\� \v / - \ • 7 \6s• 8 2 Cr • 7 O r?1 q G cr‘ t\o 4 \ • • 711.5 PIPE NARKED • • RL5 13774 AT • PARCEL CORNER • • o P RCEL 2 (GARTNER PARCEL)- EX. 514161 BUILDING LINE 15 CO • ON PROPERTY CO 23 A (GARTNER PARCEL) PARCEL 1 2, RL5 13774 AT v / EX. CB RIM =6611.1 EX. CB POUND 1/2" IRON PIPE NARKED RL5 13774 AT ex. CB \-?, cCs PIPE MARKED RLS 13774 AT PARCEL CORNER • • • vt) • 7 \ \ ... tp 73 0 kip 11, run • .73 -70 AT PARCEL CORNER EX. 511H 60 P.K. NAIL 699 INV =634.7(5) PIPE MARKED RL5 13774 AT PARCEL_ CORNER FOUND JUDICIAL - LAND MARK MARKED RL513774 60 CONTACT: ANNE LOFF AMG 314 1ST AVE NORTH SUITE 300 MINNEAPOLIS, MN 55401 612-987-2044 COUNTY/CITY: VICINITY MAP NORTH 0 20 40 SCALE: 1 INCH = 20 FEET DATE REVISION 09-07-16 PRELIMINARY ISSUE 10-04-16 INITIAL ISSUE 11-08-16 LINETYPE ADJUSTMENT PROJECT LOCATION: NORTH MAIN ST. 2ND ST. NORTH Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey CORNERSTONE LANE) SURVEYING, INC FILE NAME PROJECT NO. RM05003 CERTIFICATE OF SURVEY SHEET 1 OF 2 CONTACT: LEGAL DESCRIPTION (GARTNER PARCEL): The following Legal Description is as shown on Commercial Partners Title, LLC as agent for Old Republic National Title Insurance CompanyTitle Commitment No. 51792, dated July 28, 2016. PARCEL 1: All that part of Lots 2, 3, 4, 5, 6 and 8 of Block 18 of the Original Town, now City of Stillwater, Washington County, Minnesota, more particularly described as follows, to wit: Beginning at the Northeasterly corner of Lot 2, Block 18, Original Town of Stillwater, Washington County, Minnesota, thence Westerly along the Northerly line of said Lot 2 for 50.0 feet; thence Southerly and parallel with the Westerly line of said Lot 2 for 10.0 feet; thence Westerly and parallel with said Northerly line of Lot 2 for 100.0 feet to said Westerly line of Lot 2; thence Southerly along said Westerly line of Lot 2 for 40.0 feet to the Southwesterly corner thereof; thence Easterly along the Southerly line of said Lot 2 for 125.0 feet to the Northwesterly corner of the Easterly 25.0 feet of Lot 3 of said Block 18; thence Southerly along the Westerly line of said Easterly 25.0 feet of Lot 3 and along the Easterly line of the Easterly 25.0 feet of Lot 4 of said Block 18 for 100.0 feet to the Northerly line of Lot 5 of said Block 18; thence Westerly along said Northerly line of Lot 5 for 1 5.0 feet; thence Southwesterly in a straight line to a point in the South line of said Lot 5, said point being 93.0 feet Easterly from the Southwesterly corner of said Lot 5, as measured along said Southerly line of Lot 5; thence Easterly along said Southerly line of Lot 5 for 7.0 feet; thence Southerly and parallel with the Westerly line of Lot 6 of said Block 18, for 32.0 feet; thence Easterly and parallel with the Northerly line of said Lot 6 for 50.0 feet to the Easterly line of said Lot 6; thence Northerly along said Easterly line of Lot 6 for 1.56 feet, more or less, to its intersection with a line drawn Easterly and parallel with the Northerly line of Myrtle Street from a point in said Westerly line of Lot 6, said point being 18.0 feet Northerly, as measured along said Westerly line of Lot 6, from the Southwesterly corner of said Lot; thence Easterly and parallel with said Northerly line of Myrtle Street for 66.0 feet to a point 84.0 feet Westerly of the Westerly line of Main Street, as measured along said line parallel with Northerly line of Myrtle Street; thence Northerly and parallel with said Westerly line of Main Street for 52.7 feet to its intersection with a line drawn parallel with and 434.0 feet Northerly of said Northerly line of Myrtle Street; thence Easterly and parallel with said Northerly line of Myrtle Street and 434.0 feet Northerly therefrom for 84.00 feet to said Westerly line of Main Street; thence Northerly along said Westerly line of Main St. for 100.35 feet to a point in said West line of Main Street, said point being 534.35 feet Northerly from said Northerly line of Myrtle Street, as measured along said Westerly line of Main Street, thence Westerly and parallel with the Southerly line of Mullberry Street for 1 50.0 feet to the Easterly line of said Lot 3 of Block 18; thence Northerly along said Easterly line of Lot 3 and along the Easterly line of said Lot 2 for 75.84 feet to the point of beginning. EXCEPT the following described property: All that part of Lot 2, Block 18, of the Original Town (now City) of Stillwater, Washington County, Minnesota, described as follows: Beginning at the Northeasterly corner of Lot 2, Block 18, Original Town of Stillwater as surveyed and platted, thence Westerly along the Northerly line of said Lot 2 for 50 feet; thence Southerly and parallel with the Westerly line of said Lot 2 for 10 feet; thence Westerly and parallel with said Northerly line of said Lot 2 for 100 feet to said Westerly line of said Lot 2; thence Southerly along said Westerly line of said Lot 2 for 40 feet to the Southwesterly corner thereof; thence Easterly along the Southerly line of said Lot 2 to the Southeasterly corner thereof; thence Northerly along the Easterly line of said Lot 2 to the point of beginning. "as amended by Myron Shepard's Perfected Plat of the City of Stillwater dated May 21, 1978." Washington County, Minnesota Torrens Property PARCEL 2 The West 125 feet of Lots 3 and 4, Block 18 of the Original Town, now City of Stillwater, Washington County, Minnesota. Abstract Property 14G EASEMENT INFO (GARTNER PARCEL): The following survey related exceptions are as shown on Schedule B-Part II of the Commercial Partners Title, LLC as agent for Old Republic National Title Insurance Company Title Commitment No. 51792, dated July 28, 2016. 12. Terms and conditions of Order Granting Special Use Permit dated November 13, 1989, filed November 27, 1989, as Document No. 99160. (Parcel 1) (PERMIT HAS EXPIRED) 13. Easement for public sewer purposes, in favor of the City of Stillwater, a Minnesota municipal corporation, as created in document dated March 20, 1945, filed December 14, 1945, as Document No. 140259, in Book 146 of Deeds, Page 566, except as released by Quit Claim Deed dated June 25, 1952, filed June 25, 1952, as Document No. 168287, in Book 1 79 of Deeds, Page 446. (Parcel 2) 14. Subject to an access easement over and across the South ten feet of Lot 4 as shown by Warranty Deed dated March 3, 1983, filed June 24, 1983, as Document No. 447570. (Parcel 2) THERE ARE OVERHEAD UTILITY LINES THAT RUN NORTH -SOUTH THROUGH PARCEL G1 THAT MAY OR MAY NOT BE COVERED BY AN EXISTING EASEMENT. MAY BE SUBJECT TO COMMERCIAL ALLEY OVER THE SOUTHERLY PORTION OF PARCEL G1 MAY BE SUBJECT TO UNRECORDED STORM SEWER EASEMENT OVER PARCELS G1 AND G2 MAY BE SUBJECT TO UNRECORDED ACCESS AND PARKING AGREEMENTS AS TO PARCELS G1 AND G2. CALL BEFORE YOU DIG! Gopher State One CaII TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 9d\ LEGAL DESCRIPTION (CITY PARCEL): The following Legal Description is as shown on Commercial Partners Title, LLC as agent for Old Republic National Title Insurance Company Title Commitment No. 51886, dated September 12, 2016. Parcel 1: Lot 1 and the North 10 feet of the West 100 feet of Lot 2, Block 18, Original Town (now City) of Stillwater, together with all hereditaments and appurtenances belonging thereto, Washington County, Minnesota. Abstract Property Parcel 2: All that part of Lot Two (2), Block Eighteen (18), of the Original Town (now City) of Stillwater, as amended by Myron Shepard's Perfected Plat of the City of Stillwater dated May 21, 1878, Washington County, Minnesota, described as follows: Beginning at the Northeasterly corner of Lot Two (2), Block Eighteen (18), Original Town of Stillwater as surveyed and platted; thence Westerly along the Northerly line of Lot Two (2) for 50 feet; thence Southerly and parallel with the Westerly line of said Lot Two (2) for 10 feet; thence Westerly and parallel with said Northerly line of said Lot Two (2) for 100 feet to said Westerly line of said Lot Two (2); thence Southerly along said Westerly line of said Lot Two (2) for 40 feet to the Southwesterly corner thereof; thence Easterly along the Southerly line of said Lot Two (2) to the Southeasterly corner thereof; thence Northerly along the Easterly line of said Lot Two (2) to the point of beginning. Washington County, Minnesota Torrens Property EASEMENT INFO (CITY PARCEL): The following survey related exceptions are as shown on Schedule B-Part II of the Commercial Partners Title, LLC as agent for Old Republic National Title Insurance Company Title Commitment No. 51886, dated September 12, 2016. 9. Any lease, grant, exception or reservation of minerals or mineral rights appearing in the public records and as disclosed by the following: (a) Conveyance of Forfeited Lands filed December 28, 1946, as Document No. 145537. (SHOWN ON SURVEY.) (b) Quit Claim Deed filed December 23, 1946, as Document No. 145471. (SHOWN ON SURVEY.) (c) Quit Claim Deed filed April 2, 1990, as Document No. 627397, and filed July 3, 1991, as Document No. 664543. (DESCRIBED EASEMENT AREA OF PARCEL 1, EXHIBIT "A" OF DOC. NOS. 627397 AND 664543 IS SHOWN ON SHEET 1 OF 2 OF THIS SURVEY. DEPICTED EASEMENT AREA OF PARCEL 1, EXHIBIT "B" OF DOCUMENT NO. 627397 APPEARS TO BE IN A DIFFERENT LOCATION THAN THE DESCRIBED AREA.) (d) Notice of Claim to Severed Mineral Interests filed September 1 7, 201 3, as Document No. 3964562. (DESCRIBED AREA SHOWN ON SURVEY.) MAY BE SUBJECT TO UNRECORDED STORM SEWER EASEMENT OVER PARCEL C2. MAY BE SUBJECT TO UNRECORDED ACCESS AND PARKING AGREEMENTS AS TO PARCELS Cl AND C2. LEGEND: O 0 Tv ca 0 0or0 ❑ or ❑ O FOUND MONUMENT SET 1 /2" IRON PIPE MARKED RLS NO. 25718 CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT SANITARY MANHOLE CATCH BASIN STORM DRAIN FLARED END SECTION STORM MANHOLE t0t FIRE DEPT. CONNECTION HYDRANT O CURB STOP Ow WATER WELL O WATER MANHOLE WATER METER ® POST INDICATOR VALVE oa WATER VALVE O BOLLARD O-- FLAG POLE MAIL BOX TRAFFIC SIGN O UNKNOWN MANHOLE SOIL BORING I WMI MEI X g50.0 SPOT ELEVATION TRAFFIC SIGNAL ? CONIFEROUS TREE DECIDUOUS TREE UNDERGROUND UTILITIES NOTES: uE UNDERGROUND ELECTRIC ury UNDERGROUND CABLE TV uF UNDERGROUND FIBER OPTIC UT UNDERGROUND TELEPHONE ou OVERHEAD UTILITY uc UNDERGROUND GAS > SANITARY SEWER » STORM SEWER WATERMAIN FENCE CURB [TYPICAL] CONTOURS 1230 THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET NUMBER(S) 162462206. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST. OTHER UTILITIES MAY EXIST ON THIS SITE THAT WERE NOT MARKED UP. AREA: GARTNER PARCEL AREA = 37,881 SQ. FT. CITY PARCEL AREA = 16,604 SQ. FT. TOTAL AREA = 54,485 SQ.FT., BEING 1 .25 ACRES, MORE OR LESS EXISTING PARKING (GARTNER PARCEL): THERE ARE 23 VISIBLE PARKING STALLS DESIGNATED ON THIS PARCEL INCLUDING 0 HANDICAP STALLS. EXISTING PARKING (CITY PARCEL): THERE ARE 20 VISIBLE PARKING STALLS DESIGNATED ON THIS PARCEL INCLUDING 0 HANDICAP STALLS. FLOOD INFORMATION: THIS PROPERTY LIES WITHIN THE UNSHADED ZONE X, AND THE SHADED ZONE X, AS SHOWN ON FEMA FLOOD INSURANCE RATE MAP NUMBER 27163CO266E HAVING AN EFFECTIVE DATE OF FEBRUARY 3, 2010. BENCHMARKS: ELEVATIONS SHOWN ON THIS SURVEY ARE BASED ON AN ASSUMED VERTICAL DATUM. PROJECT BENCHMARK IS THE TOP NUT OF HYDRANT LOCATED IN THE SOUTHEAST QUADRANT OF THE INTERSECTION OF NORTH SECOND STREET AND EAST MULBERRY STREET. (NAVD 88) ALTA TABLE A NOTES 8. SUBSTANTIAL FEATURES OBSERVED IN THE PROCESS OF CONDUCTING THE FIELD WORK ARE SHOWN ON THE SURVEY. 16. NO EVIDENCE OF RECENT EARTH MOVING WORK, BUILDING CONSTRUCTION, OR BUILDING ADDITIONS WERE OBSERVED IN THE PROCESS OF CONDUCTING THE FIELD WORK. 1 7. SURVEYOR IS UNAWARE OF ANY PROPOSED CHANGES IN STREET RIGHT OF WAY LINES. 1 8. NO WETLAND DELINEATION MARKERS SET BY A QUALIFIED SPECIALIST WERE OBSERVED IN THE PROCESS OF CONDUCTING THE FIELD WORK. 19. PLOTTABLE OFFSITE EASEMENTS OR SERVITUDES, IF ANY, ARE SHOWN ON THE SURVEY. SURVEY NOTES: 1 . BEARINGS ARE BASED ON COORDINATES SUPPLIED BY THE WASHINGTON COUNTY SURVEYORS OFFICE. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER STATE ONE CALL LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER PUBLIC WORKS DEPARTMENT. 3. THERE MAY BE SOME UNDERGROUND UTILITIES; GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. CERTIFICATION: To: Midnight Real Estate, LLC; Commercial Partners Title, LLC; and Old Republic National Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 7(a), 7(b)(1), 8, 9, 1 1 , 16, 17, 18, and 19 of Table A thereof. The field work was completed on September 1st and 1 5th of 2016. CORNERSTONE LAND SURVEYING, INC. Dated: 10-04-16 Revised: Daniel L. Thurmes Minnesota License No. 2571 8 The Commercial Partners Title, LLC as agent for Old Republic National Title Insurance Company Title Commitment No. 51792, dated July 28, 2016 and the Commercial Partners Title, LLC as agent for Old Republic National Title Insurance Company Title Commitment No. 51886, dated September 12, 2016 as listed on this survey was relied upon for matters of record. Other easements may exist that were not shown in this commitment and are not shown on this survey. ANNE LOFF AMG 314 1ST AVE NORTH SUITE 300 MINNEAPOLIS, MN 55401 612-987-2044 COUNTY/CITY: WASI-I I NGTON CO LJ IVTY CITY OF STI LLWATER VICINITY MAP 0 F cc z (NOT TO SCALE) REVISIONS: DATE 09-07-16 10-04-16 11-08-16 REVISION PRELIMINARY ISSUE INITIAL ISSUE LINETYPE ADJUSTMENT NORTH 0 20 40 PROJECT LOCATION: Z � Z NORTH MAIN ST. PID#2803020140039 PID#2803020130162 Z 5 7 2ND ST. NORTH PID#2803020130159 Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net CORNERSTONE LAND SURVEYING, INC. FILE NAME 3-SURVRM03 PROJECT NO. RM05003 CERTIFICATE OF SURVEY SHEET 2 OF 2 NOTE: ALL EXISTING SITE PARKING TO BE REMOVED FROM SITE AND TO BE REPLACED IN PROPOSED PARKING RAMP PASSENGER/GUEST LOADING / UNLOADING AREA CONTROLLED ENTRY LOCATION - ENTRANCE OPEN DURING BUSINESS HOURS - LOCKED AND CONTROLLED AFTER HOURS PROPERTY LINE 52.82'S01 deg 48'31"W EXISTING ST. CROIX RECREATION BUILDING TO REMAIN PROPERTY LINE 7.00' N 74 deg 05' 23" E coovnec\p..\, PLLENI EXISTING BUILDING TO REMAIN SHADING INDICATES EXISTING ASPHALT TO REMAIN - PATCH AND REPAIR ANY ABUTMENTS INTO EXISTING ASPHALT MAIN HOTEL ENTRY (HOTEL GUEST, COFFEE SHOP & RESTURANT ENTRANCE - PROPERTY LINE 1.73' N 16 deg 57' 43" W --DASH: D LINE INDICATES EXISTING CONC. ALL TO BE REMOVED G COVERING BUL FLOYS DING REMAIN EXISTING TECHBARN BUILDING TO REMAIN EXISTING JOHNNY'S TV BUILDING TO REMAIN \91.6 EXISTING IMAGES OF THE PAST BUILDING TO REMAIN EXISTING CANDYLAND BUILDING TO REMAIN 2 DASHED LINE INDICATES EXISTING TYLINA BUILDING TO BE DEMOLISHED MAIN STREET ENTRY (HOTEL GUEST, COFFEE SHOP & RESTAURANT ENTRANCE LAG POLE G .73 G SHADING INDICATES EXISTING ASPHALT TO REMAIN - PATCH AND REPAIR ANY ABUTMENTS INTO EXISTING ASPHALT OVERALL PLAN NO SCALE PARKING INFORMATION • BUSINESS AND PROFESSIONAL OFFICES REQUIREMENTS: CITY OF STILLWATER ONE PARKING SPACE FOR EACH 300 SQ. FT. OF FLOOR AREA ACTUAL: OFFICE FOOTPRINT = 2689 SQ .FT. 2689 x 4 (LEVELS) = 10,756 SQ. FT. 10,756 / 300 = 36 PARKING STALLS REQ'D • HOTELS / MOTELS REQUIREMENTS: CITY OF STILLWATER ONE PARKING SPACE FOR EACH UNIT, PLUS ONE FOR THE OWNER OR MANAGER ACTUAL: 64 HOTEL ROOMS & 1 MANAGER 64 + 1 = 65 PARKING STALLS REQ'D • RESTURANTS, BARS OR NIGHTCLUBS REQUIREMENTS: CITY OF STILLWATER ONE PARKING SPACE FOR EACH 120 SQ. FT. OF FLOOR AREA. (PLUS ONE-HALF OF REQUIRED PARKING FOR RELATED ACTIVITIES SUCH AS RESTAURANTS, LOUNGES AND RETAIL SHOPS) ACTUAL: 2,878 SQ. FT. /120 = 24 PARKING STALLS 24 / 2 = 12 PARKING STALLS REQ'D PARKING STALLS ON CITY PROPERTY TO BE IN EXCHANGE FOR REPLACEMENT PARKING STALLS IN PUBLIC PARKING RAMP = 31 PARKING STALLS REQ'D (20 GENERAL PUBLIC / 11 UNDER CONTRACT - PARKING STALLS REQUIRED BY = 144 PARKING STALLS CITY OF STILLWATER ( TABLE 1106.1 - 2012 UBC - = 5 ACCESSIBLE REQUIRED ACCESSIBLE PARKING SPACES) - PARKING STALLS PROVIDED IN = 120 PARKING STALLS PARKING RAMP 6 ACCESSIBLE SITE INFORMATION PROPERTY SIZE (INCLUDING CITY PARCEL) • HOTEL FOOTPRINT • OFFICE BUILDING FOOTPRINT • PARKING RAMP FOOTPRINT (INCLUDES DRIVE ISLES) HARDSCAPE (SIDEWALKS, PATIOS, RETAINING WALLS, ETC....) = 54,485 SQ. FT. (1.25 ACRES) = 14,234 SQ. FT. = 2,689 SQ. FT. = 23,097 SQ. FT. = 3,197 SQ. FT. TOTAL = 43,217 SQ. FT. SITE COVERAGE • LOT COVERAGE REQUIREMENT FOR THE CITY OF STILLWATER • LOT COVERAGE PROVIDED FOR = 79% PROJECT = 80% MAX HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A NNIN G INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA PLANNING COMMISSION RE -SUBMITTAL 1/11/2017 DATE ISSUE BID PACKAGE NOTES I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013 ALL RIGHTS RESERVED project no: 16-028 drawn by: MRC date: 01-27-2017 checked by: MGH SHEET INFORMATION: ARCHITECTURAL SITE PLAN - FIRST LEVEL: ASIOO 4 ARCHITECTURAL SITE PLAN - FIRST LEVEL K. I 1" = 20'-0" 4 4• 4 4 45 4 713.8\ X712.6 60 /// X694.9 PROPERTY LINE 52.82'S01 deg 48'31"W EXISTING ST. CROIX RECREATION BUILDING TO REMAIN PROPERTY LINE 7.00' N 74 deg 05' 23" E PROPETY LINE 32.0SR 6 deg 57' 47" E EXISTING BUILDING TO REMAIN LPL "LE�I EXISTING BUILDING TO REMAIN 2/ cb co To X694.4 G LARRYS FLOC. COVERING BUILDING TO/ - REMAIN X699.3 X 694.2 EXISTING TECHBARN BUILDING TO REMAIN EXISTING JOHNNY'S TV BUILDING TO REMAIN -APE /1a,s E 66 O/3 deg ,G mm 9 PROPERTY LINE 1.73' N 16 deg 57' 43" W / EXISTING BUILDING TO \\. v REMAIN i 4 EXISTING % BUILDING TO\ REMAIN A 691.6 I>4 EXISTING IMAGES OF THE PAST BUILDING TO REMAIN 8 a GOM X694.7 EXISTING CANDYLAND BUILDING TO REMAIN X694.5 G 66 92.8 693.1 X 694.2 HAF GROUP ARCHITECTURE DEV EL OPMEN T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 H�1F ARCHITECTS HOEFLER ARCHITECTS L L C ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN TIN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA PLANNING COMMISSION RE -SUBMITTAL 1 /11 /2017 DATE ISSUE NOTES 01-22 2017 BID PACKAGE I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MRC date: 01-27-2017 checked by: MGH SHEET INFORMATION: ARCHITECTURAL SITE PLAN - SECOND LEVEL: AS101 ARCHITECTURAL SITE PLAN - SECOND LEVEL 111 = 20'-0" +- 2� • 3 STORY ABOVE GRADE W/ BASEMENT OFFICE BUIL X712.6 7 %/, EXISTING ST. CROIX RECREATION BUILDING TO REMAIN PROPERTY LINE 7.00' N 74 deg 05' 23" E PROPERTY LINE 32.00' S 16 deg 57' 47" E MMG 'N\-\° EXISTING BUILDING TO REMAIN co co 10 X694.4 G LARRYS FLO '1 / COVERING BUILDING TO REMAIN X699.3 698.7 EXISTING TECHBARN BUILDING TO REMAIN // EXISTING BUILDING TO REMAIN EXISTING JOHNNY'S TV BUILDING TO REMAIN EXISTING BUILDING TO\ \ REMAIN 691.6 EXISTING IMAGES OF THE PAST BUILDING TO REMAIN EXISTING CANDYLAND BUILDING TO REMAIN X694.5 m 66 92.8 693.1 X694.2 HAF GROUP AR CHI TECTUR E DEV EL OPMEN T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA PLANNING COMMISSION RE -SUBMITTAL 1 /11 /2017 ISSUE NOTES 01-27 BID PACKAGE I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no. 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS zn13. ALL RIGHTS RESERVED project no: 1 6-028 drown by: MRC dote: 01-27-2017 checked by: MGH SHEET INFORMATION: ARCHITECTURAL SITE PLAN - THIRD LEVEL: ASIO2 1 ARCHITECTURAL SITE PLAN - THIRD LEVEL 1" = 20'-0" W/ BASEME psi" E BUILDING X712.6 60 X706.6 F.F.E. 716.0' (122'-0") X696.7 X c97.7 X694.9 69S3. 696.3BW EXISTING ST. CROIX RECREATION BUILDING TO REMAIN EXISTING BUILDING TO REMAIN PROPERTY LINE 7.00' N 74 deg 05' 23" E PROPERTY LINE /,deg32.00'S 57' 47" E OMG EXISTING BUILDING TO REMAIN X694.4 i0,, / �i X699.3 /// cb G LARRYS FLO COVERING BUILDING TO:/ REMAIN 695.9S X694.2 EXISTING TECHBARN BUILDING TO REMAIN EXISTING JOHNNY'S TV BUILDING TO REMAIN deg OTc 'Ip Ta CS _ X PROPERTY LINE 1.73' N 16 deg 57' 43" W EXISTING BUILDING TO REMAIN EXISTING BUILDING TO REMAIN F.F.E. 715'-7 3/4" (121'-7 3/4") 8 691.6 \ 5 5 692.6 3g3.1' \\ � S EXISTING IMAGES OF THE PAST BUILDING TO REMAIN oclsF ® GO EXISTING CANDYLAND BUILDING TO REMAIN X694.5 9"56 93 •.92.8 66 693.1 X694.2 HAF GROUP ARCHITECTURE DEVELOPMEN T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Hr1F ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA PLANNING COMMISSION RE -SUBMITTAL 1/11/2017 DATE ISSUE NOTES 0,-27 BID PACKAGE I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS .13. ALL RIGHTS RESERVED project no: 16-028 drawn by: MRC date: 01-27-2017 checked by: MGH SHEET INFORMATION: ARCHITECTURAL SITE PLAN - ROOF LEVEL: AS103 E)ARCHITECTURAL SITE PLAN - ROOF LEVEL 1" = 20'-0" ))) EX. STMH o RI; 721.4 PE=717.9 rn UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY a � rn -0 0 z 0 V J �T m m REMOVE EXISTING SIDEWALK AS NEEDED TO CONSTRUCT PARKING STRUCTURE. PROTECT EXISTING CURB. EX. STMH RIM=720.4 TOP PIPE=711.2 EX. SMH `J RIM=720.8 INV=711.4(N) INV=710.3(w,rE) I � I 4 4 a. UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY 4 4 It 4 t 4 4 t 4 t 4 4 4 4 4 t 4 4 4 4 4 EAST 1IP (PER PLAN) EXISTING BUILDING —ii UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY = EX. STMH RIM=697.1 INV=691.0(N) n ERRE E T 30" VCP (PER PLAN) GAS EX STMH 1 NVRI M -099 3 �NV,6962 (N5. (S EXISTING BUILDING 8 CLAY 24"RCP GAS i EX Cs �NV,69Q t EXISTING BUILDING - 12"PVC G GAS EX. STMH RIM=699.1 INV=691.3 O cr eX s RIM, MH lV,68g 6 36" VCP (PER PLAN) 8" CIP (IrER PLAN) 30"RCP EX. STMH RIM=695.4 INV=687.6 10"PVC T — — /X ce EXISTING N8M�693 V9�4) / BUILDING -�63s) —�V6896N) • 4 4. 2 EXISTING BUILDING FFE = 696.6 4 t 4 4 4 v4 .Q 4., EX ce R1M,691 1 EX ce R//14,6912 O Lc 4 t at t. 4 4 4 • • 4 • 41 4 4 4 4 4 r j EXISTING BUILDING / . (NV1d 83d) d3A „ZL EX Ce111. R/M;690 6 2. ^^ ��N VJ -I I f Z � I REMOVE EXISTING SIDEWALK AS NEEDED TO CONSTRUCT BUILDING, PROTECT EXISTING CURB. CO -11 01 m I m (NVId 83d) d3A „Zl P1 0 r D (NVId 63d) dIO „9 0 m Z EX Ce RIM,693 5 SYMBOL LEGEND • • is • 4• • ♦ • REMOVE AND DISPOSE OF BITUMINOUS PAVEMENT SECTION REMOVE AND DISPOSE OF CONCRETE PAVEMENT SECTION REMOVE AND DISPOSE OF GRAVEL SURFACING. KEY NOTES 0 O 0 0 0 0 10 11 12 13 SAWCUT, REMOVE, AND DISPOSE OF CONCRETE CURB AND GUTTER. REMOVE AND DISPOSE OF LANDSCAPE TIMBERS. REMOVE AND DISPOSE OF ROCK RETAINING WALL. REMOVE AND DISPOSE OF CONCRETE RETAINING WALL. REMOVE AND DISPOSE OF CONCRETE, FENCE POSTS, RAILINGS, AND FENCE FABRIC. REMOVE AND DISPOSE OF DRAINAGE STRUCTURES AND GRATES. REMOVE AND DISPOSE OF CONCRETE STEPS, RAILINGS, AND ASSOCIATED APPURTENANCES. CLEAN AND GRUB TREES, STUMPS, BRUSH AND ALL OTHER VEGETATION. REMOVE AND DISPOSE OF EXISTING BUILDING, FOOTINGS, LANDSCAPING, AND ASSOCIATED FEATURES IN ACCORDANCE WITH LOCAL CODES. CAP EXISTING UTILITY SERVICES AS NECESSARY. REMOVE AND DISPOSE OF ALL TRAFFIC SIGN PANELS AND POSTS. REMOVE AND DISPOSE OF STORM SEWER PIPES AND STRUCTURES. CAP EXISTING PIPES TO REMAIN IN -PLACE. PROTECT OR RELOCATE AIR CONDITIONING UNIT. COORDINATE WITH BUILDING OWNER. COORDINATE THE REMOVAL/RELOCATION OF OVERHEAD POWER LINES AND POLES WITH UTILITY OWNERS. REFER TO NOTE NO. 2 BELOW. 14 APPROXIMATE PAVEMENT REMOVAL LIMITS FOR SEWER WATER SERVICE CONNECTIONS. ESTABLISH NECESSARY TRAFFIC CONTROL DEVICES AS REQUIRED BY MNDOT PRIOR TO REMOVALS. DEMOLITION NOTES 1. Verify all existing utility locations. 2. It is the responsibility of the Contractor to perform or coordinate all necessary utility demolitions and relocations from existing utility locations to all onsite amenities and buildings. These connections include, but are not limited to, water, sanitary sewer, cable tv, telephone, gas, electric, site lighting, etc. 3. Prior to beginning work, contact Gopher State Onecall (651-454-0002) to locate utilities throughout the area under construction. The Contractor shall retain the services of a private utility locator to locate the private utilities. 4. Sawcut along edges of pavements, sidewalks, and curbs to remain. 5. All construction shall be performed in accordance with state and local standard specifications for construction. 71J NORTH 0 10 20 40 z 0 0 z 0 0 0 u_ 0 >- 1 z J IL 0 HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES O .c L ".c co a LE• J w c0 O 0)) O _o J N Ln co O LC) LC) z 0) c0 J 0) m I hereby certify that this plan, specifications 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. Matt Woodruff, P.E. Date: 10.21.16 Reg. No.: 41885 project no: 12166138 drawn by: TJR dote: 10-21-2016 checked by: TI R SHEET INFORMATION: DEMOLITION PLAN P:\Projects\Projects - 2016\12166138 - North Main Hotel\C. Design\Drawing Files\12166138 - C1 - Demo.dwg C 1 ))) EX. STMH o RI; 721.4 PE=717.9 m UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY EX. STMH RIM=720.4 TOP PIPE=711.2 EX. SMH `J RIM=720.8 INV=711.4(N) INV=710.3(wJ'E) OE Ek RIM, SMH INV,7°8,8S m 1 D 4 r UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY » » UNABLE TO MEASURE E-W INVERTS DUE TO WATER = EX. STMH FLOW RIM=697.1 VELOCITY INV=691.0(N) » EAST M U LB ERR E ET 3°rr VCrTER PLAN) ClIP (PER PLAN) n GAS GAS GAS PROPOSED BUILDING FFE = 71-6.00' (ARCH 100') ACCESS TO MIDDLE LEVEL OF PARKING RAMP 0 0 ACCESS TO UPPER LEVEL OF PARKING RAMP O O O O O O O O EX• s RIM, MH lV,68g 6. 36" VCP (PER PLAN) 8" CIP (frER PLAN) / / / / / 0 EX ST / Mil I % /NV-\699.3lV6((-2)NS) EXISTING BUILDING EXISTING BUILDING 8 CLAY i 24"RCP EX ST M V N /N695 .1 /NV,694. 9 -1(W) /NV,693 7( ) EXISTING BUILDING — — L j EXISTING j BUILDING .gi 4 4,. Tp EP 30"RCP EX. STMH RIM=695.4 INV=687.6 44 T ACCESS TO LOWER LEVEL OF PARKING RAMP a� f r° N 1 10"PVC C ��---RXB M /NV 6903.4 — -69 — /Nv 6g -4(4V) lNV,689 (N) E) EXISTING BUILDING NOTE: MATCH EXISTING BRICK PAVER SIDEWALK SECTION BEHIND CURBLINE EX Cg R1It4 691 1 EX CB F?IM 6912 e 4., PROPOSED BUILDING FFE = 694.00' (ARCH 100') • � I (NV1d 83d) d3A „ZL (NVId 83d) d3A „Zl EX Ce ip R/M;690 6 2. Ex s Rim H NV, 68:3 (NVId 63d) dIO „9 EX Cg RIM 693 6 f SYMBOL LEGEND i NEW 3" BITUMINOUS PAVEMENT OVER 8" AGGREGATE BASE SEE DETAIL CITY AND MNDOT ROADWAY RESTORATION (MATCH EXISTING PAVEMENT SECTIONS) NEW BRICK PAVER SECTION NEW 4" CONCRETE PAVEMENT OVER 6" AGGREGATE BASE SEE DETAIL 7—LJ NORTH 0 10 20 40 z 0 U z 0 0 0 LL 0 z 1 z w w HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 H�1F AR CH I T E C T S HOEFLER ARCHITECTS LLC ARCHITECTURE P L ANNING INTER IOR S PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES Ei O' ca J w a O( 0)) O _o J LC) co O LO LC) z 2 0) J N co LC) o CO U 0) � N O c C(13 7r. -a 0 i 0 1n 1n L cn CJ c c a) ro 0 .0) c w c 0 ;n c>S J N O I hereby certify that this plan, specifications 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. 04.6iXt kh)t,-,004 Matt Woodruff, P.E. Date: 10.21.16 Reg. No.: 41885 project no: 12166138 drawn by: TJR dote: 10-21-2016 checked by: TI R SHEET INFORMATION: PAVING PLAN C2 P:\Projects\Projects - 2016\12166138 - North Main Hotel\C. Design\Drawing Files\12166138 - C2 - Paving.dwg LEGEND EROSION CONTROL NOTES ))) EX. STMH RI; 721.E PE=71t9m UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY leer- 4 4 'NV 7.23• o 8• 0 TO MEASURE- - TOP / INV�ER-1S DOE Tp E I PIPz711.2 ATERI FLAW VELOCI- • 4 4 4 4 4• 4- • 4. 4- SMH RIM=720.8 INV=711.4(N) INV=710.3(W,{'E) / OE" Ek R1M,SMH 1NV, j°8 ?(s u I >b I tiv I ( 1 /k718. j o 0 1 1 1 T IP PER P AN) UNABLE TO MEASURE E-W INVERTS DUE 7 T WATT \ EX STET aFL W _4 RIM=69 .1 0 VE OCIT�1' o INV\=691.�(N) 1 \> Er 303 VCP �(P R PLAN), G S 179 12" RCP U U 718. Wi �m Z -I m �o) -or N 716 z Z 0 S 715 714 N 7J 0 m 73 713 - -� k712.6 716 / 705.1 X > 715. I / o I of I � !►!_i!_1 II / 6 ri I ,r9 ►lam' ��i±a± / s�1�\ i m1:•e�1 1il I il �!ee!I )IIk7°/8 I l i!:.� / I i ) ��� ---- IP I_0�4AI I j k�o s i.�-+_ , 70i,-0--- � / �`1 k703. / / .oi• l / / _�_�_ min ,I'& 4 / / �A►""'I / :::�:� I k'02.5-4 vJ N -4 0 w EXISTING BUILDING EXISTING BUILDING 24"RCP 01 EX s RIM, M 1N0 68g 3136" VCP (PER PLAN) / 94.4 /8" CIP (IfER PLAN) 30"RCP STMH M=695.4 'A1V=687.6 • -950--- 950 949 • v --(694 9 - 10"PVC i RX CS rM INV 6903.4 - - lNV 4(W NV \689 (N / .) k694 8 k694. 7 k694 2 EXISTING BUILDING 'vvHL.E +6gti 0.64% 2.09/0 950.00 TC 949.50 GL EXISTING CONTOURS PROPOSED CONTOURS - MAJOR INTRVAL PROPOSED CONTOURS - MINOR INTERVAL GRADE BREAK LINE GRADE SLOPE SPOT ABBREVIATIONS: TC - TOP OF CURB GL - GUTTER LINE B - BITUMUNOUS C- CONCRETE EO - EMERGENCY OVERFLOW TW - TOP OF WALL BW - BOTTOM OF WALL (F/G) (*) - EXISTING TO BE VERIFIED 4. 0-) 692.9X (X 696.6 I � 694.9X g95 93.25 R/M 694. nn 696.2X PROPOSED BUILDING k6963 FFE = 694.00' (ARCH 100') EX CS, RIIt4 691 1 EX ce / 7114,6912 91 / / / / / 7, TW 693.86 693.14 B �y* 693.84 693.26 T S BS 693 10 692 TC 92.s 60 Gi rn :, - 22 6' 6 'R 20 •699 o w* •/ Egg) 99 4 ST Rl MN �+ NVV 900.1 �� /NV,695.1(W) INV,693 9�� ) EXISTING BUILDING - - • 6 6g6 g+�L- k6g9 3 698 2X N �0) •/ / k695 6 \ 94.2 4 69 I. R3 4 Qc k694 5 STAIRS 698. 7 eg • 4 c* / 693.6 693.7 93.9 / 693.1 16916 n n 2. cr 73' \ ci) (c4 Rim P1 -o 1. Owner and Contractor shall obtain MPCA-NPDES permit. Contractor shall be responsible for all fees pertaining to this permit. The SWPPP shall be kept onsite at all times. 2. Install temporary erosion control measures (inlet protection, silt fence, and rock construction entrances) prior to beginning any excavation or demolition work at the site. 3. Erosion control measures shown on the erosion control plan are the absolute minimum. The contractor shall install temporary earth dikes, sediment traps or basins, additional siltation fencing, and/or disk the soil parallel to the contours as deemed necessary to further control erosion. All changes shall be recorded in the SWPPP. 4. All construction site entrances shall be surfaced with crushed rock across the entire width of the entrance and from the entrance to a point 50' into the construction zone. 5. The toe of the silt fence shall be trenched in a minimum of 6". The trench backfill shall be compacted with a vibratory plate compactor. 6. All grading operations shall be conducted in a manner to minimize the potential for site erosion. Sediment control practices must be established on all down gradient perimeters before any up gradient land disturbing activities begin. 7. All exposed soil areas must be stabilized as soon as possible to limit soil erosion but in no case later than 14 days after the construction activity in that portion of the site has temporarily or permanently ceased. Temporary stockpiles without significant silt, clay or organic components (e.g., clean aggregate stockpiles, demolition concrete stockpiles, sand stockpiles) and the constructed base components of roads, parking lots and similar surfaces are exempt from this requirement. 8. The normal wetted perimeter of any temporary or permanent drainage ditch or swale that drains water from any portion of the construction site, or diverts water around the site, must be stabilized within 200 lineal feet from the property edge, or from the point of discharge into any surface water. Stabilization of the last 200 lineal feet must be completed within 24 hours after connecting to a surface water. Stabilization of the remaining portions of any temporary or permanent ditches or swales must be complete within 14 days after connecting to a surface water and construction in that portion of the ditch has temporarily or permanently ceased. 9. Pipe outlets must be provided with energy dissipation within 24 hours of connection to surface water. 10. All riprap shall be installed with a filter material or soil separation fabric and comply with the Minnesota Department of Transportation Standard Specifications. 11. All storm sewers discharging into wetlands or water bodies shall outlet at or below the normal water level of the respective wetland or water body at an elevation where the downstream slope is 1 percent or flatter. The normal water level shall be the invert elevation of the outlet of the wetland or water body. 12. All storm sewer catch basins not needed for site drainage during construction shall be covered to prevent runoff from entering the storm sewer system. Catch basins necessary for site drainage during construction shall be provided with inlet protection. 13. In areas where concentrated flows occur (such as swales and areas in front of storm catch basins and intakes) the erosion control facilities shall be backed by stabilization structure to protect those facilities from the concentrated flows. 14. Inspect the construction site once every seven days during active construction and within 24 hours after a rainfall event greater than 0.5 inches in 24 hours. All inspections shall be recorded in the 15. All silt fences must be repaired, replaced, or supplemented when they become nonfunctional or the sediment reaches 1/3 of the height of the fence. These repairs must be made within 24 hours of discovery, or as soon as field conditions allow access. All repairs shall be recorded in the SWPPP. 16. If sediment escapes the construction site, off -site accumulations of sediment must be removed in a manner and at a frequency sufficient to minimize off -site impacts. 17. All soils tracked onto pavement shall be removed daily. 18. All infiltration areas must be inspected to ensure that no sediment from ongoing construction activity is reaching the infiltration area and these areas are protected from compaction due to construction equipment driving across the infiltration area. 19. Temporary soil stockpiles must have silt fence or other effective sediment controls, and cannot be placed in surface waters, including stormwater conveyances such as curb and gutter systems, or conduits and ditches unless there is a bypass in place for the stormwater. 20. Collected sediment, asphalt and concrete millings, floating debris, paper, plastic, fabric, construction and demolition debris and other wastes must be disposed of properly and must comply with MPCA disposal requirements. 21. Oil, gasoline, paint and any hazardous substances must be properly stored, including secondary containment, to prevent spills, leaks or other discharge. Restricted access to storage areas must be provided to prevent vandalism. Storage and disposal of hazardous waste must be in compliance with MPCA regulations. 22. External washing of trucks and other construction vehicles must be limited to a defined area of the site. Runoff must be contained and waste properly disposed of. No engine degreasing is allowed onsite. 23. All liquid and solid wastes generated by concrete washout operations must be contained in a leak -proof containment facility or impermeable liner. A compacted clay liner that does not allow washout liquids to enter ground water is considered an impermeable liner. The liquid and solid wastes must not contact the ground, and there must not be runoff from the concrete washout operations or areas. Liquid and solid wastes must be disposed of properly and in compliance with MPCA regulations. A sign must be installed adjacent to each washout facility to inform concrete equipment operators to utilize the proper facilities. 24. Upon completion of the project and stabilization of all graded areas, all temporary erosion control facilities (silt fences, hay bales, etc.) shall be removed from the site. 25. All permanent sedimentation basins must be restored to their design condition immediately following stabilization of the site. 26. Contractor shall submit Notice of Termination for MPCA-NPDES permit within 30 days after Final Stabilization. GRADING NOTES 1. Tree protection consisting of snow fence or safety fence installed at the drip line shall be in place prior to beginning any grading or demolition work at the site. 2. All elevations with an asterisk (*) shall be field verified. If elevations vary significantly, notify the Engineer for further instructions. 3. Grades shown in paved areas represent finish elevation. 4. Restore all disturbed areas with X" of good quality topsoil and seed, 5. All construction shall be performed in accordance with state and local standard specifications for construction. 71J NORTH 0 10 20 40 0 0 0 0 0 12 HAF GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION F ARCHITECTS ARCHITECTURE PLANNING INTERIORS 233 SOUTH MAIN ST. STILLWATER, MN 651-351-1760 651-430-0180 WWW.HAFARCHITECTS.COM WWW.FACEBOOK.COM/HAFARCHITECTS PROJECT NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES • gi 0 c CZ a LE 0 -J r. co 0 cO I hereby certify that this plan, specifications 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. 04.60 WLDV-004 Matt Woodruff, P.E. Date: 10.21.16 Reg. No.: 41885 project no: 12166138 drawn by: TJR 10-21-2016 checked by: TIR SHEET INFORMATION: GRADING & EROSION CONTROL PLAN C3 LEGEND ))) EX. STMH o RI 721.4 T PE=717.9 m UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY INV; 7/23.0 8.0 EX. STMH RIM=720.4 TOP PIPE=711.2 UNABLE TO MEASURE E-W INVERTS DUE TO WATER FLOW VELOCITY DIRE > > JsT RVICE 8"NDp INV=7103(W�E) D FERNA APE �R TER COORDINA RIM,SMH ENV,7°8 ,8S U 441946 COOK DR/IAA m -o r D Z z 0 I ( J rn 0 z 0 ( J m m n UNABLE TO MEASURE E-W D/ INVERTS DUE Wq FCTIOI�/q� D TO WATER R FLOW TAPgNI�T 8'RC/p DRILL �'E VELOCITY �A�VE WM wiWFT >> >> EASTiULBcrRY STREET ClIP (PER PLAN) = EX. STMH RIM=697.1 INV=691.0(N) (71 n 30" VCPPER PLAN) EX s RIM, MH NV,6886. 36" VCP (PER PLAN) > o 8" CIP (frER PLAN) GAS GAS GAS L`CO 1/ EC/„.0 ME 2? CO N m /Cgt. PROPOSED BUILDING FFE = 716.00' A /CAL (ARCH 100') 24 c c 0 srue 0R N/NV 99ORT 2s HVVES CUl T O r7 s 7 S1 I STORM I I T ECN MC_ 00 0 I VOLUME.: 235 CF- T CF 1�O..R . . . 69�25 • 703 55 O 4 e a 100 UM 2iNv,s rEM 1 °oR/F(T CF .�. 690 so .7. 0 691.84 � lNV .�05.00 /NV' 698.6 �Sw) O O 1 / °I J 83 LF 12" HDPE @ 2.0% »» O STMH, RIM. TOp 5.00 V• /N707o8 EIR. �0 /NV 69 0 95 (1/V)3. 0 •INDr v.MTV- •697 ) °I - »» / J � � 7J 0 • 690. 690.09 10(F 12„fo R�_ XX (kV) R M s TMH 844, IN NV'695 99.3 V \692 5(N(S ) EXISTING BUILDING EXISTING BUILDING truti:11: I'"v:690. •00 /S) 24"RCP ) ° • 24"RCP @ 2.96% X /m gy CL 2 Rf,� INV.la9. 190 Cs R/M. //Vv. 46 85 E 30"RCP EX. STMH RIM=695.4 INV=687.6 �a 4 10"PVC Tf'JIX);X 69VR,X,. ' �69 3.41 • V) -N'5060•691 NV6904( /NV,66899((S) =8TMH- 5 IN • 95.00 80* / EXISTING / j BUILDING 4" 3.10 0 EX ST Rik MH /NV 695 .1 /NV,69 ' /(W) /NV,693 9�( ) / EXISTING BUILDING - • LF 12„ pANgR FFE g'4 RCP @ Cal PlP M: 692 80 ° 0. 30°0 /• 690.40 OLF6„pVC@ 13° IN�lNE69 DRiev RIM, N INV 692.8 22 L RIM. DRq/N INV• 690.52 5 CopRDINAT Co COORDIN MECHA /C1ON L ATE NICq( Wi CONNECT/ON ILDING /Cqt (2)28.5„ PROPOSED BU to RcP S = 694.00' 20, E@ SARCH 100') I NUN/ 24 LF 6„ R/M. DRAIN lN�IN pVC @ 1.3/ lNV 692.20 IM. DRAIN //VV.6 0? 26LF„PVC RIM. DRq/N INV. 6919318.25 �2LP6,PVC /RIM. sg uAIN NV 691.62 COO 59 LF6 LP6„PVC @1.3a 28LP6„pVC A X. Cg Rllt4' 691 1 EX cs R//�j,6912 <e 44, /\ (NV1d 83d) d3A „ZL E11 X Cs R/M,690 6 EX s RIM, 6 2. yT 8 CIP TAP „ Di C H /N� 94 11 �RAIV �jNRI�M:6692 643D5RAINEXISTp/ 6"P BUILDING / I/ VC@13% / lRIM. 69 DRAIN NV. 69 / 65 CH 0 (NVId 83d) d3A „Zl EX s Rim s. lNV,,6B:3 (NVId 63d) dIO „9 0 m Z R1M;693 5 f G IA0®❑00 ;O. CTV OE UE FO G T T I I I m • UTILITY NOTES STORM MANHOLE CATCH BASIN CURB INLET FLARED END SANITARY MANHOLE HYDRANT GATE VALVE & BOX WATER SHUTOFF LIGHT POLE CABLE UNDERGROUND LINE ELECTRIC OVERHEAD LINE ELECTRIC UNDERGROUND LINE FIBER OPTIC UNDERGROUND LINE NATURAL GAS UNDERGROUND LINE SANITARY SEWER PIPE STORM SEWER PIPE TELEPHONE UNDERGROUND LINE WATERMAIN PIPE DRAINTILE PIPE 1. It is the responsibility of the contractor to perform or coordinate all necessary utility connections and relocations from existing utility locations to the proposed building, as well as to all onsite amenities. These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas, electric, site lighting, etc. 2. All service connections shall be performed in accordance with state and local standard specifications for construction. Utility connections (sanitary sewer, watermain, and storm sewer) may require a permit from the City. 3. The contractor shall verify the elevations at proposed connections to existing utilities prior to any demolition or excavation. 4. The contractor shall notify all appropriate engineering departments and utility companies 72 hours prior to construction. All necessary precautions shall be made to avoid damage to existing utilities. 5. Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 where located within 10 feet of waterlines or the building. 6. HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 joint pressure test. Installation shall meet ASTM C2321. 7. All RCP pipe shown on the plans shall be MN/DOT class 3. 8. Maintain a minimum of 7 1/2' of cover over all water lines and sanitary sewer lines. Install water lines 18" above sanitary sewers, where the sanitary sewer crosses over the water line, install sewer piping of materials equal to watermain standards for 9 feet on both sides and maintain 18" of separation. 9. Where 7 1/2' of cover is not provided over sanitary sewer and water lines, install 2" rigid polystyrene insulation (MN/DOT 3760) with a thermal resistance of at least 5 and a compressive strength of at least 25 psi. Insulation shall be 8' wide, centered over pipe with 6" sand cushion between pipe and insulation. Where depth is less than 5', use 4" of insulation. 10. All watermain piping shall be class 52 ductile iron pipe unless noted otherwise. 11. See Project Specifications for bedding requirements. 12. Pressure test and disinfect all new watermains in accordance with state and local requirements. 13. Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC SDR-26 for depths between 12' and 26', and class 52 D.I.P. for depths of 26' or more. 71J NORTH 0 10 20 40 z 0 0 z 0 0 0 LL 0 z >- 1_L z_ 0_ HAF GROU P ARCHITECTURE DEVELOPMENT CONS T R UCT ION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 H�1F ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN TM 6 5 1- 3 5 1- 1 7 6 0 6 5 1- 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES % O . L w J w Le) N co LC) o CO o � N a9 c rn CO c13 -a 0 co V) 01 0) U c 0) c a) a) 0 .En c w 0 0 0) J T9 0 N 0 I hereby certify that this plan, specifications 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. 0/LeAXt kjot%'-ti Matt Woodruff, P.E. Date: 10.21.16 Reg. No.: 41885 project no: 12166138 drawn by: TJR date: 10-21-2016 checked by: TJR SHEET INFORMATION: UTILITY PLAN C4 NEW 3" BITUMINOUS PAVEMENT PLACED IN 2 LIFTS & N \ \\. . .N\ . .\\ -.. )1Q,8*01,R88,-KtgaRgA91008,WIWA0Cals I I I -III -I I I -III -I I I-III-III-III-III-� 1 1-III-III-I I I- -I I I -I I I -I I I -I I I -I I I -I I I -I I I -I I I -I I I -I I I -I I I -I I I -I I I II I II I II I II I II I II I II-TI I II I II I II I II I II II 1 IIIIIII 1 II 1 II I II 1 II I II II 1 II 1 II 1 II II EXISTING SUBGRADE SOIL BITUMINOUS PAVEMENT SECTION NOT TO SCALE NEW 4" PORTLAND CEMENT CONCRETE III -II -I I I I III -III -II -III -III -I I I I I I -III -III -III -III-III-III-III-III-III-III-III-III-III-III-III-I IIIII I IIIII I IIIII IIIII I IIIII 1 IIIII I IIIII IIIIII I IIIII I IIIII I IIIII I IIIII EXISTING SUBGRADE SOIL CONCRETE CONSTRUCTION DETAIL NOT TO SCALE BACKFILL WITH NEW GOOD QUALIT TOPSOIL AND SOD NEW8"BASE AGGREGATE NEW 6" BASE AGGREGATE e 8" 12" NEW BITUMINOUS PAVEMENT o� _ 11 r roIn 11 r I In III-III-III-III-III-III-III-III-1 1 1 III -III -III -III -III -III -III -III -I I 11-1 11-1 11-1 11-1 1-1 11-1 I -1 11-1 11-1 I NEW BASE AGGREGATE EXISTING SUBGRADE SOIL B612 CONCRETE CURB & GUTTER DETAIL ti (USE FOR 0. 2-5/8' R. '5 4" CURB) \ Z HORIZONTAL ' • .• .. 0 HORIZONTAL 1 i . ' ' LINE �/ DESIGN - . '. - LINE DESIGN � :' ' ' `11 10� trR GG B 1-1/2" R. (USE FOR 4" CURB • • .. •,v. . , ••... .. , . °: °. .'• °• , j o.'o - .N \ GG�1 fl V 6' 1" R. ) : of a. Ps 6 x \I2 Ln \I2.),7-2,.....--.9. co 4• SLOPE REVERSESAME SLOPE ( FORMS NOTES: O LONGITUDINAL RIGID PAVEMENT SEE STANDARD INFORMATION. O SLOPE 0.06 SPECIFIED. GUTTER SLOPE MAY BE TILTED. a AS ROW < . ADAY SECTION- GUTTER MAY BE TILTED ) JOINT WHEN ADJACENT OR BASE. PLANS MANUAL FOR NORMAL, IF DIFFERENT IS PERMITTED, THE TO JOINT FORM W = 12" W = 18" W = 24" W = 30" W = 36" DESIGN B DESIGN NO. CONCRETE CONCRETE CONCRETE DESIGN NO. CONCRETE CONCRETE IA .7 - .7 6 L�r z U 0; . W 2 6 L2r z U N ,- 2 O LKr 1 ,- ,26 L z U L%1 2 ,20 LCCr DIMENSIONS �� W dz W za nZ W O �x W L1z W . LJ nZ W 0 ��L W 0-Z W Zd oxL W d z >. W Za 1.7Z W 0 �CrLA- W • a Z W Za 7 H A B cJ �' cJ cJ J J �' c> J J cJ J J �' 4 7-3/8" 11-1/2" B412 0.0421 23.8 B418 0.0529 18.9 B424 0.0637 15.7 B430 0.0745 13.4 B436 0.0853 11.7 6 8" 13-1/2" B612 0.0474 21.1 B618 0.0582 17.2 B624 0.0690 14.5 B630 0.0798 12.5 B636 0.0906 11.0 8 8-5/8" 15-1/2" B812 0.0529 18.9 B818 0.0637 15.7 B824 0.0745 13.4 B830 0.0853 11.7 B836 0.0962 10.4 9 9" 16-5/8" B912 0.0559 17.9 B918 0.0667 15.0 B924 0.0775 12.9 B930 0.0883 11.3 B936 0.0991 10.1 10 9-3/8" 17-5/8" B1012 0.0589 17.0 B1018 0.0697 14.4 B1024 0.0805 12.4 B1030 0.0913 11.0 B1036 0.1021 9.8 W = 12" W = 18" W = 24" W = 30" W = 36" DESIGN V DESIGN NO. CONCRETE CONCRETE DESIGN NO. CONCRETE DESIGN NO. CONCRETE CONCRETE N r '- 6 I"- z N r p L Vi ,- W ,- 6 1,. Vi r O,T L r O Lce z U V,- i2 0��L LLY>- DIMENSIONS W • d2 d>_V7OOaW LJ Zd3 LJ LJ dZ �}Yr W Zdj LJ • dZ }>- LJ Zd� W • 0-i rVOOcrL W .a 3 LJ 0 r W • dZ W Zdj H A B U -J _I u U - _I C.-) U -1 -1 cJ U _1 _1 c) 0 J J c.> 4 6" 11-3/8" V412 0.0396 25.3 V418 0.0504 19.9 V424 0.0612 16.4 V430 0.0720 13.9 V436 0.0828 12.1 6 6" 13-3/8" V612 0.0426 23.5 V618 0.0534 18.7 V624 0.0642 15.6 V630 0.0750 13.4 V636 0.0858 11,7 8 6" 15-3/8" V812 0.0457 21.9 V818 0.0565 17.7 V824 0.0673 14.9 V830 0.0781 12.8 V836 0.0889 11.3 9 6" 16-3/8" V912 0.0472 21.2 V918 0.0580 17.2 V924 0.0688 14.5 V930 0.0796 12.6 V936 0.0904 11.1 10 6" 17-3/8" V1012 0.0487 20.5 V1018 0.0595 16.8 V1024 0.0703 14.2 V1030 0.0811 12.4 V1036 0.0919 10.9 APPROVED MARCH 11,1994 ,� _ _ /J A5:7%/ �/��1 � (.0(/ _ _ `�� ACTING STATE DESIGN ENGINEER STATE OF MINNESOTA DEPARTMENT OF TRANSPORTATION CONCRETE CURB AND GUTTER DESIGN B AND DESIGN V SPECIFICATION REFERENCE 25 31 STANDARD PLATE N O. 1 7100H REVISION DATE 2-28-05 STATE B618 CONCRETE 0 CURB & GUTTER DETAIL NOT TO SCALE NOT TO SCALE NOTES: 1. Shape of back of buttress may very as long as poure against firm undisturbed earth. 2. Dimension C1 ,C2,C3 should be large enough to make angle -0 equal to or larger than 45°. 3. Dimension Al ,A2,A3 should be as large as possible without interfering with MJ bolts. 4. -6 = 45° Minimum. 5. Place polyethylene between concrete & pipe. -e - See note 4 PLAN 90' BENDS CONCRETE SHALL BE IN CONTACT WITH THIS QUADRANT OF PIPE BUTTRESS DIMENSIONS 1 PIPE SIZE 22 1 /2° BEND 45° BEND 90° BEND Bi Di B2 D2 B3 D3 6 V- 1 -5 1 -5 1 -5 2'-1" 1 -6 8" l'-5" 1'-5" 2'-1" 1'-6" 2'-8" 2'-0" 12" 1'-10" 1'-10" 3'-4" 2'-0" 4'-9" 2'-6" 16" 3'-0" 2'-0" 3'-10" 3'-0" 6'-2" 3'-6" 20" 3'-6" 2'-8" 5'-6' 3'-4" 8'-4" 4'-0" 24" 4'-4" 3'-0" 6'-10" 3'-10" 9'-8" 5'-0" 30" - - 9'-3" 6'-0" 17'-0' 6'-0" Variable 3' Min BEDDING MATERIAL II UNDISTURBED EARTH CONCRETE SECTION A -A THE •INTH►LACE OF MINNESOTA -0 - See note 4 PLAN 45' BENDS -0 - See note 4 PLAN 22 1 /2' BENDS DESIGN SPECIAL 6 CONCRETE THRUST BLOCKING CITY WATERMAIN 0 THRUST BLOCKING DETAIL NOT TO SCALE WJ LLJ W (n 10' BEYOND PROP. LINE •NIkN,17 ,tJ d021d ]/\21RS 01 a,C�21 SV H1d34 FALL PER FOOT i W >- W O z MAIN SEWER W 0 W I-J 0 L_ �< U � W W 0 W W W (./) SANITARY THE SIIITHPLACE OF MINNESOTA SEWER DETAIL SEWDTL4 DRWG NO. 9 CITY SANITARY SEWER SERVICE DETAIL NOT TO SCALE DROP LID Tyler Mueller Bibby -Ste -Croix No. 6860 No. H-10361 No. B-5160 Grade TOP Tyler No. 6860 26" Mueller No. H-10361 26" Bibby -Ste -Croix No. VB502 27" EXTENSION Tyler Mueller Bibby -Ste -Croix VB520 VB521 VB522 VB523 No. 58 No. 59 No. 60 No. 58 No. 59 No. 57 No. 58 No. 59 No. 60 18" 14" 20" 9" 14" 20" 26" BOTTOM Tyler No. 6860 65" Mueller No. H-10361 65" Bibby -Ste -Croix No. VB516 60" BASE 1 7.5' Minimum cover required over top of water main. Adjust top to 1/2" below grade. Box to be set to provide 12" of adjustment. Tyler No. 6860 Mueller No. H-10357 Bibby -Ste -Croix B-5001 Gate valve box, screw type, 3 piece, 5 1/4" shaft, size G box, 7'-6' extended, #6 round base Valve to open right (clockwise). Resiliant Wedge Valve Conforming to AWWA C-509-80 standards 8" Conc. block L c c THE •INTHILACE OF MINNESOTA DESIGN SPECIAL 4 GATE VALVE AND BOX INSTALLATION Ili • CITY WATERMAIN 0 GATE VALVE AND BOX DETAIL NOT TO SCALE Cc/ 1”-2” WASHED ROCK NOTE: w• M/A//MvM .� +�' ROCK CONSTRUCTION ENTRANCE SHOULD BE A MINIMUM HEIGHT OF 1.0' AND CONTAIN MAXIMUM SIDE SLOPES OF 4:1. HOC K CO E\T STRUCTIO\ A\ CE CITY ROCK CONSTRUCTION ENTRANCE DETAIL NARY NOT HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 1 7 6 0 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 LLLLLLLL. • gi O' _ .c as a ..J W 1,1TO (a NN0 0) 0 (o J CV LC) O Ln LC) z 0) (0 J a) m a) - 0 0 s 0 U c 6 0 c 0 c w c 0 2 c3 J (0 0 N O I hereby certify that this plan, specifications 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. aekrt -004 Matt Woodruff, P.E. Date: 10.21.16 Reg. No.: 41885 DETAILS C5.0 P:\Projects\Projects - 2016\12166138 - North Main Hotel\C. Design\Drawing Files\12166138 - C5 - Details.dwg NOT TO SCALE N SLOPE 3/a" PER FT. 2" MIN. AGGREGATE BASE CONCRETE VALLEY GUTTER DETAIL NOT TO SCALE LIFT STRAPS CURB FILTER OVERFLOW GAP GRATE GEOTEXTILE FABRIC SACK DUMPING STRAP * INSTALL CATCH BASIN INLET PROTECTION DEVICE MANUFACTURED BY DANDY PRODUCTS OR APPROVED EQUAL. ater THE BIRTHPLACE IF MINNESOTA CATCH BASIN INLET SEDIMENT CONTROL DEVICE WITH CURB FILTER CITY STORM SEWER INLET PROTECTION DETAIL NOT TO SCALE 8" CURLEX SEDIMENT LOGS® FLOW WOOD STAKE OR SAND BAG WOOD STAKE TO ONLY PENETRATE LETTING, NOT CURLEX MATERIAL NOTES: 1. STAKE OR SAND BAG SPACING SHALL BE 2 FEET 0.C. SEDIMENT LOG DETAIL NOT TO SCALE z O HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Ht;IF ARCHITECTS HOEFLER ARCHITECTS LLC 0 NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL z 11/18/2016 O 0 0 u_ 0 >- 1 z W 0_ • o) o _ as a ..J W 0 U c 0 0 c c w c 0 ;n c3 J O I hereby certify that this plan, specifications 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. aekrt -004 Matt Woodruff, P.E. Date: 10.21.16 Reg. No.: 41885 DETAILS P:\Projects\Projects - 2016\12166138 - North Main Hotel\C. Design\Drawing Files\12166138 - C5 - Details.dwg C5.1 7 GUEST LOADING / UNLOADING • 13'-0" 13'-0" 13'-0" 12'-0" 12'-0" 12'-0" N4vorimr4rwar4rvogrir owv-4.4p1, /444rwsrw44w4r-o- _,s0-4.4wwww4,-...- /ow airs-nararv.v„,zw 1 N„ ,„,a 11,0100,10,6640111,11,14. law 40,1004660400. _ ___F 2'-0" 12'-0" • • IMP LINEN 15'-0" J L i STAIR B 7' 0" + 3'-0" 4 18 0 13'-0" 1 7'-O" 7'-0" CD1 146'-0" 143'-0" • IMP 011 12'-0" 15'-0" 16'-0" 11'-0" 15'-0" II II II II II II II II II II II II II I II II II II II I II II II II II II II II II II II II II II II II LIL1JIJII_IL1L1LJ1 r= sa= 10'-0" 15'-0" 14'-0" 30'-0" OFFICE RECEPTION 4'-0" 4'-0" • • 1b 1a CD F LAG POLE 4 4 4 7 a 4 4 4 4 V 4 4 a. 4 4 4 4 4 4 4 4 4 — v 4 .7 4 4 4 0 (V 0 O (O 0 0 0 Co O Co O 0 0- • • O O O 0 HAF GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Hr1F ARCHITECTS HOEFLER ARCHITECTS L L C ARCHITECTURE P LAN N IN G INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-22016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: FIRST LEVEL FLOOR PLAN - HOTEL A100 FIRST LEVEL FLOOR PLAN 1 /8"=1'-0" 14,234 SQ. FT. 19 ROOMS: 3 DOUBLE QUEEN 16 KINGS TRUE PLAN 11olos C O8 146'-0" G�. • 13'-0" 13'-0" 13'-0" 12'-0" 12'-0" 12'-0" 12'-0" 15'-0" 15'-0" 15'-0" 14'-0" HAF E3 9 N • 9 N 9 cTi O • 0 4) 9 M -♦ 0 M 9 M 9 M K2 F.F.E. (706.0') 112'-0" II n 10 PATIO 6 2'-0" 12'-0" • • (0) 15'-0" 7'-0" 1, 11 12 1 22 13 PATIO 14 STAIR A 20 /////////////////////////////////// STAIR B ////////////// 3'-0" 23 13'-0" 7'-0" 7'-0" ft 7a 6b ED • 16'-0" F.F.E. (705-3 7/8") 111'-3 7/8" OPEN TO BELOW A //////////// ///////////// COMPUTER CONF. u u u 11'-0" EXERCISE //////////////////////// 1 0 ' - 0 " 143'-0" • 30'-0" • 4'-0" 4'-0" • • • GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Hr1F ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P LAN N IN G INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-22016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: SECOND LEVEL FLOOR PLAN - HOTEL A101 SECOND LEVEL FLOOR PLAN 1 /8"=1'-0" 14,234 SQ. FT. 25 ROOMS: 3 DOUBLE QUEEN 22 KINGS TRUE PLAN ® 146'-0" a O • 13'-0" 13'-0" 13'-0" 12'-0" 12'-0" • 12'-0" 12'-0" 15'-0" 15'-0" 15'-0" 14'-0" K2 0 cn (V o 9 M 9 M L() 9I PATIO 5 2'-0' 12'-0" • • • 1 15'-0" 11 12 lU I \I 17 16 PATIO 14 WOMEN IQ IQ 15 7'-0" 3'-0" 13'-0" '-0" 7'-0" 9a ®CD • 7'-0" BANQUET ROOM 1 RESTURANT F.F.E. (715-7 3/4") 111'-7 7/8" ROOF TOP PATIO ////////////////////////. 16'-0" 11'-0" 10'-0" 7b 7a CD 6a 143'-0" 4ie • 30'-0" 4'-0" • 4'-0" • • HAF GROU P AR CHI T EC TUR E DE V EL 0 P MEN T CONS T R U C T I ON 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Hr1F ARCHITECTS HOEFLER ARCHITECTS L L C ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-22016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. Signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: THIRD LEVEL FLOOR PLAN - HOTEL A102 THIRD LEVEL FLOOR PLAN 1 /8"=1'-0" 14,234 SQ. FT. 20 ROOMS: 3 DOUBLE QUEEN 17 KINGS TRUE PLAN 12 ED 10 O9 O8 O7 146'-0" 13'-0" 13'-0" 13'-0" 12'-0" 12'-0" 12'-0" 12'-0" 15'-0" 15'-0" 15'-0" 14'-0" T,- 1111111111111, B3 K2 0 1 0 9 cn 9 M 9 9 M 9 • • • GAS METERS 2'-0" • • SLOPE 12'-0" RD. ORD. U U GAS LINES SLOPE F.F.E. (725'-11 5/8") 131'-11 5/8" FULLY ADHERED 60 MIL EPDM MEMBRANE ROOFING OVER 4" RIGID INSULATION BASE LAYER W/ 1/8" PER FOOT SLOPE TO DRAIN SLOPE w 0 0 J ROOF PAVE RD. ORD. w 0 0 J / \ 15'-0" SLOPE • 7'-0" 3'-0" 11 13'-0" SLOPE RD. ORD. EXHAUST FAN SLOPE MAKE-UP AIR 7'-0" 7'-0" 143'-0" 16'-0" 3 A200 11'-0" RD. ORD SLOPE SLOPE FULLY ADHERED 60 MIL EPDM MEMBRANE ROOFING OVER 4" RIGID INSULATION BASE LAYER W/ 1/8" PER FOOT SLOPE TO DRAIN SLOPE 10'-0" F.F.E. (728'-11 5/8") 134'-11 5/8" RD. ORD. SLOPE 30'-0" 4'-0" 4'-0" Xoy 9a ®CD 1 A200 9 N ♦ 9 zo 0 ZO 0 Co 0 Co 4 ♦ • 9 A200 HAF GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P L A NNING INTER IOR S PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN TIN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-2'V,2016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no. 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. (©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: ROOF PLAN - HOTEL A103 ,1�/ 1ROOF PLAN 14,234 SQ. FT. TRUE PLAN HAF PARAPET EL. 136'-0" (DATUM - 730.0') 00 M 0 co co O CO M 0 C▪ O r- LOW ROOF EL. 131'-11 5/8" (DATUM - 725-11 5/8") THIRD LEVEL EL. 121'-7 3/4" (DATUM - 715'-7 3/4") SECOND LEVEL EL. 111'-3 7/8" (DATUM - 705'-3 7/8") FIRST LEVEL EL. 100'-0" (DATUM - 694.0') 1 o4 SHADING INDICATES 0 SPANDREL GLAZING- © 00 ®CD 00 • — • CIE d 11111111 I I I1I I f 1 111111111111111111111 ti''drd dd:': d:'d:'rdrd �rT r7'4 JYr rT T','r'-rTr YJY rT-rYr'rTrYJYr-LrTTYrTTr'r Jr ljljljljljljljllljljljljllljl�jljljljij1�11111111111�1�111111�J11111111111�111111111 ✓ IIIIII11 ED PARTIAL NORTH ELEVATION 1 /8"=1 '-0" PARAPET EL. 136'-0" (DATUM - 730.0') LOW ROOF EL. 131.-11 5/8" (DATUM - 725-11 5/8") THIRD LEVEL EL. 121'-7 3/4" (DATUM - 715'-7 3/4") SECOND LEVEL EL. 111'-3 7/8" (DATUM - 705'-3 7/8") FIRST LEVEL EL. 100'-0" (DATUM - 694.0') © © r-rrY rT4'T�rr 0 0 ©@ • fifiufi(iIi( =-= RETAINING WALL IN FOREGROUND • cp 00 8 1 I = I _ PARTIAL NORTH ELEVATION -SHADING INDICATES SPANDREL GLAZING 0 © • PARAPET EL.1360" o (DATUM - 730.0') V HIGH ROOF �- EL. 134'-11 5/8" (DATUM - 728-11 5/8") ,ti'r,'d,ti'dd, THIRD LEVEL EL. 121'-7 3/4" (DATUM - 715'-7 3/4") SECOND LEVEL EL. 111'-3 7/8" (DATUM - 705'-3 7/8") FIRST LEVEL EL. 100'-0" (DATUM - 694.0') 1 /8"=1 '-0" ELEVATION KEY NOTES O CANVAS CANOPY PRE -FINISHED METAL CAP FLASHING MODULAR FACE BRICK - PRINCESS BLEND A (14-45) DO. PRE -FINISHED UNI-CLAD METAL SIDING - CONCEALED FASTENER - (16-F) O. ALUMINUM STOREFRONT GLAZING SYSTEM - WITH INTEGRAL GRID SYSTEM - FRAME COLOR TO BE BLACK - GLASS COLOR TO BE CLEAR FO RESIDENTIAL STYLE ALUMINUM CLAD (EXTERIOR) WOOD INTERIOR WINDOW SYSTEM - WITH INTEGRAL GRID (ONE VERTICAL, TOP PANE ONLY) - EXTERIOR COLOR TO BE BLACK ▪ P-TAC UNIT WITH ARCHITECTURAL LOUVER HO 1-1/2" DIA. GUARD RAIL • ALUMINUM STOREFRONT ENTRY SYSTEM - COLOR TO BE BLACK ▪ STEEL CANOPY STRUCTURE "HUNG FROM BUILDING ON STEEL RODS • GAS METER LOCATION - VERIFY WITH GAS COMPANY • GOOSENECK DOWN LIGHT - LIGHT FIXTURE NO LED DOWN LIGHT - LIGHT FIXTURE ▪ EXTERIOR CAN LIGHT FIXTURE IN SOFFIT • RETAINING WALL ▪ SIGNAGE SO SOLDIER COURSE HEAD TO ROWLOCK SILL TIO©00 ® © CD® 00©© 0 SHADING INDICATES SPANDREL GLAZING © 0 © PARAPET EL. 136'-0" (DATUM - 730.0') HIGH ROOF EL 134'-11 5/8" (DATUM - 728-11 5/8") THIRD LEVEL EL. 121 '-7 3/4" (DATUM - 715'-7 3/4") SECOND LEVEL EL. 111'-3 7/8" (DATUM - 705'-3 7/8") FIRST LEVEL EL. 100'-0" (DATUM - 694.0') co ti GROU P ARCHITECTURE DEV EL OPMEN T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 r1F ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE P LAN N IN G INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-2'V42016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATIONS - HOTEL A200 PARTIAL EAST ELEVATION 1 /8"=1'-0" PARTIAL EAST ELEVATION 1 /8"=1'-0" HAF NORTH ELEVATION 1 /8"=1'-0" ELEVATION KEY NOTES AO CANVAS CANOPY PRE -FINISHED METAL CAP FLASHING MODULAR FACE BRICK - PRINCESS BLEND A (14-45) DO. PRE -FINISHED UNI-CLAD METAL SIDING - CONCEALED FASTENER - (16-F) EO. ALUMINUM STOREFRONT GLAZING SYSTEM - WITH INTEGRAL GRID SYSTEM - FRAME COLOR TO BE BLACK - GLASS COLOR TO BE CLEAR FO RESIDENTIAL STYLE ALUMINUM CLAD (EXTERIOR) WOOD INTERIOR WINDOW SYSTEM - WITH INTEGRAL GRID (ONE VERTICAL, TOP PANE ONLY) - EXTERIOR COLOR TO BE BLACK • P-TAC UNIT WITH ARCHITECTURAL LOUVER HO 1-1/2" DIA. GUARD RAIL • ALUMINUM STOREFRONT ENTRY SYSTEM - COLOR TO BE BLACK KO STEEL CANOPY STRUCTURE "HUNG FROM BUILDING ON STEEL RODS • GAS METER LOCATION - VERIFY WITH GAS COMPANY • GOOSENECK DOWN LIGHT - LIGHT FIXTURE NO LED DOWN LIGHT - LIGHT FIXTURE • EXTERIOR CAN LIGHT FIXTURE IN SOFFIT • RETAINING WALL • SIGNAGE SO SOLDIER COURSE HEAD • ROWLOCK SILL B1 O = IIiI 1 =iii r, s 0s= -'L B4 O (00 ON oo(D OF LINE OF LINK BETWEEN PARKING RAMP AND HOTEL E1 CD' ©©0©000 L PARAPET EL. 136'-0" (DATUM - 730.0') LOW ROOF EL. 131'-11 5/8" (DATUM - 725-11 5/8") THIRD LEVEL EL. 121'-7 3/4" (DATUM - 715'-7 3/4") SECOND LEVEL EL. 111'-3 7/8" (DATUM - 705'-3 7/8") FIRST LEVEL EL. 100'-0" (DATUM - 694.0') • CO C? O CO M O 0) PARAPET EL. 136'-0" (DATUM - 730.0') LOW ROOF EL. 131'-11 5/8" (DATUM - 725-11 5/8") THIRD LEVEL EL. 121'-7 3/4" (DATUM - 715'-7 3/4") SECOND LEVEL EL. 111'-3 7/8" (DATUM - 705'-3 7/8") FIRST LEVEL EL. 100'-0" (DATUM - 694.0') ao r` M ti O GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-2 2016 PRELIMINARY PLAN 10-21-20 • HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAS ARCHITECTS zn13. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATIONS - HOTEL A201 WEST ELEVATION 1 /8"=1'-0" HAF 9 9 9 0) • 1 0'-0" LH. /// • • / / 7 • / 1 69'-10" 1 0'-0" 1 0'-0" • 7 L, J 1 1 5'-4" 14'-0" • • GROU P ARCHITECTURE DEVELOPMENT CONSTRUCTION 10'-6" S T I L L W A T E R, M N. 5 5 0 8 2 • L_ t 0 ////l/// //I/I//// _Li 1 L L _. LOBBY 002 �I L L /////////////////////////////// LJ 7 STAIR A 001 LEY. ICI 0 MECH. ROOM 003 OPEN AREA 000 // / / / /' / L UTILITY ROOM 007 L - r WOMENS 006 0 0 Q E2 1 I l -'I MENS 005 L 10'-0" • 10'-0" 10'-0" • J 15'-4" 69'-10" • STAIR B 004 L 14'-0" 10'-6" • / / / / / / / / / • 9 i0 • - ED) 2 3 3. S O U T H. M A I N. S T R E E T P H : 6 5 1 . 3 5 1 . 1 7 6 0 Hr1F ARCHITECTS HOEFLER ARCHITECTS L L C A R CHI TEC T U R E P L A NNIN G IN TER I 0 R S PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-22016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: LOWER LEVEL FLOOR PLAN - OFFICE BUILDING: A120 BASEMENT LEVEL FLOOR PLAN 1/4"=1'-0" 2,688 SQ. FT. TRUE PLAN 718 ;0".) I.A, . //r..W,//ArAl NIIPAT -rePEitammWMirrinismiani-diMelip,,PM® /a I I - � I 9TC 711 OTCci B C 0[1 milliumi s ■.ate., Ei �� s • - s 0W IE1IU� —�_ vwxM =F Ill =INI �' '11•A ffaltinIE®M _ MW//M �® ® Ie7_- ®i ■ FIRST LEVEL FLOOR PLAN 1/4"=1'-0" 2,688 SQ. FT. HAF GROU P ARCHITECTURE DEVELOPMEN T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS L L C ARCHITECTURE P LAN N IN G INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-2'k2016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 1 6-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: FIRST LEVEL FLOOR PLAN - OFFICE BUILDING: A121 TRUE PLAN HAF 9 9 9 C • • 1 0'-0" 013 THl • • • 69'-10" 1 0'-0" 1 0'-0" • 1 5'-4" rtr OFFICE AREA J LOBBY 202 STAIR A 201 10'-0" • 4LEV. I0 MECH. ROOM 203 200 10'-0" 10'-0" • 15'-4" 69'-10" • • 14'-0" 10'-6" • • /////////////./////////////////// / / / 1 II WOMENS7 206 J 1 ENS 205 (_r STAIR B 204 / / / / / / / /// 14'-0" 10'-6" • • 0 i0 O ti • • • • • ED) GROU P A R CHI TEC TUR E D E V E L 0 P M E N T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Hr1F ARCHITECTS HOEFLER ARCHITECTS L L C ARCHITECTURE P LAN N IN G INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-22016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: SECOND LEVEL FLOOR PLAN - OFFICE BUILDING: A122 SECOND LEVEL FLOOR PLAN 1/4"=1'-0" 2,688 SQ. FT. TRUE PLAN HAF 9 9 9 C • • 10'-0" 013 THl • • • 69'-10" 10'-0" 10'-0" • 15'-4" rtr OFFICE AREA J LOBBY 302 STAIR A 301 10'-0" • 4LEV. I0 MECH. ROOM 303 300 10'-0" 10'-0" • 15'-4" 69'-10" • • 14'-0" 10'-6" • • //////////////////////////////// / / / 1 1 i 1 WOKENS-7 306 \ / MENS 305 STAIR B 304 / / / / / / / / /// 14'-0" 10'-6" • • 0 i0 • • • • • 0 ED) GROU P ARCHITECTURE DE V E L 0 P MEN T CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 Hr1F ARCHITECTS HOEFLER ARCHITECTS L L C ARCHITECTURE P LAN N IN G INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M W W W.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-21.2016 PRELIMINARY PLAN 10-21-201� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: THIRD LEVEL FLOOR PLAN - OFFICE BUILDING: A123 THIRD LEVEL FLOOR PLAN 1/4"=1'-0" 2,688 SQ. FT. TRUE PLAN HAF 9 zzr CED• 9 0) f • • • 10'-0" 10'-0" 10'-0" • • 69.-10" 15'-4" • 14'-0" 10'-6" SLOPE 111w- 1/4" PER FOOT w 0 J 1/4" PER FOOT 1/4" PER FOOT 0 FULLY ADHERED 60 MIL EPDM MEMBARANE ROOFING OVER 4" RIDGID INSULATION BASE LAYER W/ 1/4" PER FOOT SLOPE TO DRAIN W 0 0 J co 1/4" PER FOOT 1/4" PER FOOT SLOPE 1/4" PER FOOT • • 10'-0" 10'-0" 10'-0" • 15'-4" 14'-0" 1 0'-6" 69'-10" 9 (0 0 r` 0) • • • • ED) GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 1,4 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-2 2016 PRELIMINARY PLAN 10-21-20 . HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drown by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: ROOF LEVEL PLAN: A124 ROOF LEVEL PLAN 1 2,688 SQ. FT. TRUE PLAN HAF ti © ti SOUTH ELEVATION 1 /8"=1'-0" © CD (D© CD CD CD 0 © ® © CD CD • ili1)111I1111I1111i11111111111I1111iI1111i1 I 111111111111111111111 11 1111 1111 11 11111 11111111111111111II111I11111111111111111111111I11111 111 © LINE OF LINK BETWEEN PARKING RAMP AND HOTEL NORTH ELEVATION 1 /8"=1'-0" ELEVATION KEY NOTES AO CANVAS CANOPY PRE -FINISHED METAL CAP FLASHING MODULAR FACE BRICK - PRINCESS BLEND A (14-45) ©. PRE -FINISHED UNI-CLAD METAL SIDING - CONCEALED FASTENER - (16-F) ©. AILUMINUM STOREFRONT GLAZING SYSTEM - WITH INTEGRAL GRID SYSTEM - FRAME COLOR TO BE BLACK - GLASS COLOR TO BE CLEAR O RESIDENTIAL STYLE ALUMINUM CLAD (EXTERIOR) WOOD INTERIOR WINDOW SYSTEM - WITH INTEGRAL GRID (ONE VERTICAL, TOP PANE ONLY) - EXTERIOR COLOR TO BE BLACK P-•TAC UNIT WITH ARCHITECTURAL LOUVER O. 1-1/2" DIA. GUARD RAIL O AILUMINUM STOREFRONT ENTRY SYSTEM - COLOR TO BE BLACK • STEEL CANOPY STRUCTURE "HUNG FROM BUILDING ON STEEL RODS • GAS METER LOCATION - VERIFY WITH GAS COMPANY • GOOSENECK DOWN LIGHT - LIGHT FIXTURE NO. LED DOWN LIGHT - LIGHT FIXTURE EXTERIOR CAN LIGHT FIXTURE IN SOFFIT • RETAINING WALL SIGNAGE SO SOLDIER COURSE HEAD O ROWLOCK SILL © ® © © 0 © 0 I1JI 111U1i/ 111T'11'II11Ii1111i1011111T111I11111111nn nnI 1111 1111111111111'1 1'0' 11 111' 1'I1i�111i171� fi�111 11(' 1111111111111111111111111111 GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-2 2016 PRELIMINARY PLAN 10-21-20 • HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS zn13. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATIONS - OFFICE BUILDING A220 /WEST ELEVATION EAST ELEVATION �3 _ 4 1/8"=1'-0" ELEVATION KEY NOTES HAF P3 LEVEL EL. 122'-0" (DATUM - 716'-0") P2 LEVEL EL. 112'-0" (DATUM - 706'-0") P1P1 LEVEL EL. 100'-0" (DATUM - 694.0') I zI J �IQ wIJ EtIw NORTH ELEVATION FUTURE BUILDING IN FOREGROUND — 139'-0" • 25'-0" 27'-0" 20'-0" 20'-0" 27'-0" 1 20'-0" -- I LIVING WALL P1 SOLDIER COURSE - TYP. AT EACH FLOOR EL. - 7 J P2 EL.MULBERRY STREET EAST NORTH SECOND STREET 1 /8"=1'-0" LINE OF LINK BETWEEN RAMP AND THIRD LEVEL OF HOTEL - P3 LEVEL EL. 122'-0" (DATUM - 716'-0") P2 LEVEL EL. 112'-0" (DATUM - 706'-0") P1LEVEL DEL_100'-0" —(DATUM - 694.0') H1 J5 OM ON PO QO 140 20'-0" 23'-4" 27'-0" 27'-0" 23'-4" 20'-0" AO- RID E TO • RID E TO LINE OF LINK BETWEEN RAMP AND THIRD LEVEL OF HOTEL LIGHT FIXTURE SOLDIER COURSE - TYP. AT EACH FLOOR FUTURE BRIDGE r- IT1 TTrrrTIT1 TTrTITIT1 TTrrrT1T1 TT ITrTITI TTrrrTIT1 TII. •.. i TTrr ITIT1 TTrTmT llllllllllllllllllllllllllllllllllllllllllllllllllilllllllllllllllllllll IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII lllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll I_IL II LLILIJJ llLLILIL II LLLLLJJ U LLLLIL 11 LL ILIJJ ll LLILIL 11 LLILIL 11LLLLIJJ J 42" GUARDRAIL AO CANVAS CANOPY PRE -FINISHED METAL CAP FLASHING MODULAR FACE BRICK - PRINCESS BLEND A (14-45) ©. PRE -FINISHED UNI-CLAD METAL SIDING - CONCEALED FASTENER - (16-F) ©. ALUMINUM STOREFRONT GLAZING SYSTEM - WITH INTEGRAL GRID SYSTEM - FRAME COLOR TO BE BLACK - GLASS COLOR TO BE CLEAR O RESIDENTIAL STYLE ALUMINUM CLAD (EXTERIOR) WOOD INTERIOR WINDOW SYSTEM - WITH INTEGRAL GRID (ONE VERTICAL, TOP PANE ONLY) - EXTERIOR COLOR TO BE BLACK P-TAC UNIT WITH ARCHITECTURAL LOUVER O. 1-1/2" DIA. GUARD RAIL O ALUMINUM STOREFRONT ENTRY SYSTEM - COLOR TO BE BLACK O STEEL CANOPY STRUCTURE "HUNG FROM BUILDING ON STEEL RODS GAS METER LOCATION - VERIFY WITH GAS COMPANY 93, GOOSENECK DOWN LIGHT - LIGHT FIXTURE NO. LED DOWN LIGHT - LIGHT FIXTURE EXTERIOR CAN LIGHT FIXTURE IN SOFFIT RETAINING WALL SIGNAGE © SOLDIER COURSE HEAD O ROWLOCK SILL FUTURE BUILDING 1110111111 111111 LS SS _...._S Xd-M SAS �S SSSS �S_S �SS�S-�S� �S�V�� �S ��V �V -_�_-S IIIIiY11Y1=II�_II�iYmKlYflli' �. S~ �: '�:7Ie Sl".•��� �__� �xr___ __ ____� `_ -- ---- ----- - manannissu-- ----- ----7IYYYrraM - Aniumaraminur -----------------------------_--------------------------------------- - wI zI wlo Olw 0Iw o_n 3 1 2 1I BSMT I EAST MULBERRY STREET GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-222016 PRELIMINARY PLAN 10-21-20 • HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS .D13. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATIONS - PARKING RAMP A240 WEST ELEVATION 1/8"=1'-0" HAF NORTH SECOND STREET EL. - 712.8' SOUTH ELEVATION 139'-0" 20'-0" 27'-0" 20'-0" 20'-0" 27'-0" 25'-0" TRASH BUILDING APPROXIMATE GRADE BETWEEN BUILDINGS ELEVATOR/STAIR TOWER ELEVATOR OVERRUN BRIDGE TO 3 3 1 ELEVATION KEY NOTES AO CANVAS CANOPY PRE -FINISHED METAL CAP FLASHING • MODULAR FACE BRICK - PRINCESS BLEND A (14-45) DO. PRE -FINISHED UNI-CLAD METAL SIDING - CONCEALED FASTENER - (16-F) EO. ALUMINUM STOREFRONT GLAZING SYSTEM - WITH INTEGRAL GRID SYSTEM - FRAME COLOR TO BE BLACK - GLASS COLOR TO BE CLEAR O RESIDENTIAL STYLE ALUMINUM CLAD (EXTERIOR) WOOD INTERIOR WINDOW SYSTEM - WITH INTEGRAL GRID (ONE VERTICAL, TOP PANE ONLY) - EXTERIOR COLOR TO BE BLACK P-TAC UNIT WITH ARCHITECTURAL LOUVER HO. 1-1/2" DIA. GUARD RAIL O ALUMINUM STOREFRONT ENTRY SYSTEM - COLOR TO BE BLACK O STEEL CANOPY STRUCTURE "HUNG FROM BUILDING ON STEEL RODS GAS METER LOCATION - VERIFY WITH GAS COMPANY • GOOSENECK DOWN LIGHT - LIGHT FIXTURE O LED DOWN LIGHT - LIGHT FIXTURE EXTERIOR CAN LIGHT FIXTURE IN SOFFIT RETAINING WALL SIGNAGE O SOLDIER COURSE HEAD ® ROWLOCK SILL 1 /8"=1'-0" FUTURE BUILDING EAST MULBE STREET wlZ :1 >-Iv) iuJ J W a I w aa..1 vW) RRY EL. - 718.4'1 I 3 2 FUTURE LIFT BRIDGE 14 20'-0" 23'-4" 27'-0" LIVING WALL METAL/STEEL BAND HOTEL LIGHT FIXTURE EL.-716.0' LINE OF LEVEL P2 STONE CAPS NORTH SECOND STREET t 27'-0" 23'-4" 20'-0" *— 20' LIGHT LED POLES ORNAMENTAL IRON LIVING WALL TtEt BRICK PIERS - TYP. TRASH BUILDING WIUI SOLDIER COURSE - TYP. AT EACH FLOOR ffffffffff EL. - 712.8' LINE OF LEVEL P1 GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 1,4 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-2 2016 PRELIMINARY PLAN 10-21-20 • HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no. 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS zn13. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: EXTERIOR ELEVATIONS - PARKING RAMP A241 EAST ELEVATION 1/8"=1'-0" Mv�g��R EPs1 B-2 B-1 LPL P\�� coMMe�c 4, EXISTING BUILDING \ EXISTING BUILDING r, Ba ga �JJ EXISTING BUILDING EXISTING BUILDING 1 4a GoMME EXISTING BUILDING LANDSCAPE KEY QTY. r A-1 DECIDUOUS OVERSTORYTREE 41 AMUR MAPLE , _do B-1 DECIDUOUS UNDERSTORYTREE 7 M1 QUAKING ASPEN ior IS— �' B-2 DECIDUOUS UNDERSTORYTREE 5 '. jrPAGODA jilt C-1 CONIFEROUS SMALL HEDGE 37 BUXUS GREEN VELVET SHADING INDICATES ANUAL RYE GRASS SOD LOLIUM MULTIFLORUM HAF GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-21,2016 PRELIMINARY PLAN 10-21-20'1� HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no: 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS 2013. ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: ARCHITECTURAL LANDSCAPE PLAN L100 ARCHITECTURAL LANDSCAPE PLAN 111 = 20'-0n HAF PLANTING NOTES 1. Contractor shall CONTACT DIGGERS HOTLINE (800-242-8511) to verify underground utility locations before any excavations. 2. All plants to be specimen grade, Wisconsin -grown and/or hardy. 3. Plants to meet American Standard Stock requirements for type and size speed. 4. Planting shall adhere to, but is not limited by. the following standards: a. All plants shall be free from disease, pests, wounds, scars, etc. b. All plants shall be free from noticeable gaps, holes, or deformities. c. All plants shall be free from broken or dead branches. d. All plants shall have heavy, healthy branching and leafing. e. Coniferous frees shall have an established main leader and a height -to -width ratio of no Tess than 5:3. Onsite transplanted stock to be flatted and staked prior to machine moving. This stock may vary from the 5:3 standard. f. Plant sun orientation will be same, before and after transplanting. 5. Contractor to stake locations of all trees and shrubs. Actual location and plant material is subject to field staking adjustments and site conditions. Obtain Owner and Landscape Architectapproval prior to installation. 6. Use minimum 12" depth loam planting soil for trees and 6" for shrubs (sides and bottom of hole). 7. Guying of trees optional; Planting Contractor to rye -Revel if not plumb after one year. .il Wrap 11 �L4 h.�..J......1 I......w.... fasten iw... ..1 bottom. 1"Iw.....�......... 1.... A....,:1 :i 0. vvrali all smooth -barked trees, ra: ter top and bJLJLtom. Remove by April 1. 9. Open top of burlap on BB materials; remove pot on potted plants; split and break apart peat pots. 10. Prune plants as necessary per standard nursery practice and to correct poor branching pattern prior to, or at install. 11. All stock to be covered and/or sprayed with anti -transparent for transport from source nursery to site. 12. Plants shall be immediately planted upon arrival at site. Properly heel -in and water all materials only if necessary; 24-hour maximum. 13. All shrub planting beds shall have weed barrier fabric plus 4" depth of shredded hardwood bark mulch and Valley -View (or equal) poly edging. 14. All turf noted ands to be sodded or seeded unless -Wisconsin-grown _ _ All turf noted _ _ _ areas -- _ -- sodded -- - _ _ seeded _ -- _ -- _-- -- _ ss otherwise noted; sod to be standard Wisconsin and hardy bluegrass mix. Seeded areas to be installed, mulched, fertilized and watered per growers specifications. 15. Four inches of shredded hardwood bark mulch shall be used around all trees within saucer, shrubs and ground cover/perennial areas. a 1 ..,r1.-....-.r,r. ►r'•.,1..l+r.-:..I.- i- r b-,,,11 I U. L.d1 IUbLdG p %. IJI Ill dl.LUI .' 4I Idll saiII. we; -i . Fi+-.s. X' .vr.i - ,.-J .. - .1w. 1 a ar..tiw AN, Irefi r ....rt .� te,10 igr rr /Mc kr%Iwn* r-r*r i- .-J ..1rvl�I LAJJI umcum mu I II I I9IdIIU11 'l.,Ll111A dL.L JI dl lu 1JI UVILM I ,ere Y I y WdL I II 19. L#1 dial IL I I ICitCI Itlll LII IUI irrigation system is operational. Landscape Contractor to provide Owner with watering fee schedule before acceptance of bid. 17. Tree and Shrubs, Groundcover, Sod and Seeding Contractor(s) are to clearly identify watering commitments in bids and coordinate schedule and duration with Owner so as to assure no gap in watering and to ensure continued and sustained healthy plant growth. 18. Scarify root pit sides and bottom prior to planting. 19. Fill all voids between planting pit and root ball with topsoil mixture appropriate to species. Flood with water and add topsoil to eliminate all air pekes adjacent to root ball. 20. It is Landscape Contractor's responsibility that, for all trees, shrubs and groundeaver, and machine -moved stock, that the planting pit and root ball is to be thoroughly backfrlle=d, flooded and soaked with water at the time of planting and immediately mulched following planting. All roots to be in contact with soil; no air pockets. 21. Provide 4" ht. saucer around trees and 2" ht. saucer around shrubs and shrub groups. Area is to be mulched with specified materials unless otherwise noted an planting plan. 22. Plant material substitutions must be approved by the Landscape Architect and Owner. Landscape Contractor must provide copies of plans showing recommended changes and bid variances prior to final approval by Owner and Landscape Architect and installation. 23. The Contractor shall provide a one-year guarantee of plant materials. The guaranteed begins en the date of the Owner's acceptance on the initial planting. Replacement plant materials shall also have a one year guarantee commencing upon date of replanting. 24. Plant species and sizes may be substituted based upon availability, disease issues, etc. Contractor -proposed solutions must be made in writing and approved by Owner and Landscape Architect, prior to installation. 25. Irrigation system to be installed to sprinkle all turf areas to be maintained long tern. Water source for irrigation to be behind •---._.a.,o,.._r.._r ..., each w...1..r:.....,:, r^+r.....r....-...,._..w._.� a.....,.....Iw.,...,:. drawings prior ay.. construction ....:.._.... s.._�...,.-.a.....� ._ .._r....t control Lbeh11rIU meters(s) i) at U1 building. Contactor Lo,r submit Urawrrrigs prior to co 1sUuctior1 for watt sUU1ce(s), f illluoI structures, locations, water lines, head locations, and water use projections. TYPICAL CONIFEROUS PLANTING NO O FASTEN TRUNK TO STAICE WITH FABRIC TREE RING FABRIC WRAP X. = MINIMUM WIDTH OF PREPARED SOIL FOR TREES �II� III 1-111-I =III-1I1-1 III -III 111 1111-111' _111E111=1111 -III o11111111111�111 -1111I1=1I DIG WIDE, SHALLOW HOLE WITH TAPERED SIDES. TAMP SOIL SOLIDLY AROUND BASE OF ROOT BALL DO NOT USE TREES WIT'I-I TWO LEADERS. DO NOT PRUNE TREE AT PLANTING EXCEPT FOR SPECIFIC zzz„- STRUCTURAL CORRECTIONS. USE TREE PAINT 40 PRUNING LOCATIONS 1 1 11 1 11 1I NOTES: 1. FOR CONTAINER -GROWN TREES, USE FINGERS OR. SMALL HAND TOOLS TO PULL THE ROOTS OUT OF THE OUTER LAYER OF POTTING SOIL: THEN PULL APART ANY ROOTS CIRCLING THE PERIMETER OF THE CONTAINER 2.. INCORPORATE COMMERCIALLY PREPARED MYCORRHIZA SPORES IN THE SOIL IMMEDIATELY AROUND THE ROOT BALL AT RATES SPECIFIED BY THE MANUFACTURER. IF REQUIRED, LOCATE ANCHOR STAKE 18" AWAY FROM TREE TRUNK ON SIDE OF PREVAILING WIND. T RAILIRON STAKE OR. ACCEPTABLE WOODEN SUBSTITUTE. ANCHOR FIRMLY. CROWN OF ROOT BALL SHALL BEAR SAME RELATION (OR SLIGHTLY ABOVE) TO FINISHED GRADE AS IT MOTE TO PREVIOUS GRADE. SHREDDED BAR.I. MULCH MIN 4" ( DV A f7T e A T MrliDeniTT 1 fl..,.., tie*% kA1kT L1hlyt'L.1 112, .JLJLL. Jfil l:,_.1:.1%. ■ V L S 1 1 1 i i1 ..f1L.,?LLa .1.0t/11IJ.Ll kUJ ) 1p111 M. CUT AND REMOVE TOP I/3 OF BURLAP IF NON -BIODEGRADABLE WRAP IS USED,, REMOVE TOTALLY. PREPARED TOPSOIL Mes O1 CLEAN SUBSOIL COMPACT SUBSOIL TO FORM PEDESTAL AND PREVENT SE11LING. FOLD BURLAP AWAY FROM TOP OF ROOT BALL. SET ROOT BALL FLUSH TO GRADE OR SEVERAL INCHES HIGHER IN POORLY DRAINING SOILS 4" BUILT-UP EARTH SAUCER 4" SHREDDED BARK MULCH NOT PLACE MULCH IN CONTACT WITH TREE TRUNK). BEFORE PLANTING. ADD 4" OF WELL -COMPOSTED LEAVES OR RECYCLED YARD WASTE TO BED AND TILL INTO TOP 6" OF PREPARED SOIL. 4" TO 6" DEEPER THAN ROOT BALL PREPARED SOIL FOR TREES CUT TOP BANDS OF WIRE BASKET AND FOLD AWAY FROM TOP OF ROOT BALL SET ROOT BALL ON FIRM TAMPED PAD IN BOTTOM OF PIT. THIN BRANCHES AS REQUIRED RETAINING NORMAL PLANT SHAPE. SHRUBS SHALL BE SLIGHTLY HIGHER IN RELATION TO FINISHED THAN THEY WERE TO ////- PREVIOUS EXISTING GRADE. ���• y/� I. ll: y�i+s'`/Ir%y///r�/✓/ ra.....////r' .: I� I. II a 11�7m j I• I•141414114141T r. f1=T1=11=1r=11=u J J 11=11=1 74747474747 1 1 1 1 1 1 f' ¢1 I•ir1 1u1 miniwiniwin %WNW ± maiTarllraiT ^11-11-11-11-11-1 11=11-11-11=11=11 11=11=11=11=11=1 II-11^II II-11-II =I=1=1=I=I �1=1=101=1=1k lE j 11=111= 111=11���l9l 11� 11� 11911� I kg 1 I k ilk1=1�lk�11=111 �l�k lk�11=111 �l�k lk�11=111 �lk�lk�11=111 �11=111 �11=111 111=11�k�lk�lk - III 11 I -III=1 I I �� %✓r //r, /� /r /�;..•-T=�=J� - 111 111 11I r r rr®.: ""+�''r " I1Ili1I11-1 I 111111 111111 I II II-III-111-I J1 ll_1 ll1 1i111111111111111i III111111111I11- I I-III-1 I I -I I I -III -I 1I I51117 I I I -III -I I I1 -1 1 1E1 1 1-1 1 1 f11-111- I I-1 I I-1 I H -III-III-III-III-III-III-III-III-III-III-III-I I - - - - - - - - - I TYPICAL SHRUB PLANTING NOT TO SCALE SHREDDED BARK MULCH 4" MIN. CREATE SAUCER WITH TOPSOIL 6" MIN,. PRUNE DAMAGED OR DFSSICATED Roars. GENTLY COMPACTED TOPSOIL MIXTURE. SCARIFY :PIT BOTTOM 6" MIN. CORNER OF ROOT SYSTEM TO BE AT LINE OF ORIGINAL GRADE. FIRMLY COMPACTED SAUCER (USE TOPSOIL). .ANGLE OF REFUSE VARIES WITH STEEPNESS OF SLOPE AND SOIL TYPE. GENTLY COMPACTED TOPSOIL MIXTURE. SCARIFY PIT BOTTOM 6" MIN. 1I F7I 11= 11=1 11 I -III ---III a 11a 11= 711 1I_ _IVAtT-ffillill-**1=111=111=111="1=111=1111=111TffiTffiTI -III-II-III-III-I I I111E111-111-III-III-I rMINI1-111-111=111=111=111-111-1 11=111=111=111- A 11� 11A 11-111111E111=111E111=111=111E111=111-1 TYPICAL MLTLTITEM PLANTING Norro SCALE DIAMETER. OF EXCAVATION TO BE 'MIN. 12" BEYOND SPD. OF ROOTS 4 %j 11111. 1IIT 11 11� 11� 11� 1 Imo -II II III III III I I I II�II�II�II�II�II�II III III III III III II �� 11 11 11 11 11 1=111111111111111111111111111111111111111=1 TYPICAL DECIDUOUS TREE PLANTING G NOT TO SCALE 1ABR-IC WRAP CONNECTOR ON EACH MAJOR STEM ALL MAJOR STEMS SHOULD BE WIRED TOGETHER 4" MULCH DEADMEN (3) IN COMPAC'TEI) SOIL PRUNE 1/3 OF CROWN BY THINNING AND SPACING BRANCHES. DO NOT CUT THE LEADER. FASTEN TRUNK TO STAKE WITH FABRIC TREE RING. (SEE NEW PLANTING TECHNIQUES) T-RAIL IRON STAKE OR GALVANIZED I" O.D. PIPE. ANCHOR FIRMLY. SET TREE HIGHER. IN RELATION TO NEW GRADE AS TO PREVIOUS GRADE. SHREDDED BARK MULCH (MIN. 2") CREATE SOIL SAUCER. (MEN. 6") WITH TOPSOIL. CLEANLY PRUNE ALL DAMAGED ROOT ENDS. TAMP TOPSOIL MIX AROUND ROOT SYSTEM,. AND WATER IN LAYERS OF 6". WATER. TO ELLMIIIATE ALL AIR VOIDS AROUND ALL ROO . NOTE: SOAK ROOTS JTr�rTINWATER OVERNIGHT BEFORE PLANTING. GROUP ARCHITECTURE DEVELOPMENT CONSTRUCTION 2 3 3. S O U T H. M A I N. S T R E E T S T I L L W A T E R, M N. 5 5 0 8 2 P H : 6 5 1 . 3 5 1 . 1 7 6 0 HF ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS PHONE: FAX: 233 SOUTH MAIN ST. STILLWATER, MN int 6 5 1 - 3 5 1 - 1 7 6 0 6 5 1 - 4 3 0- 0 1 8 0 W W W. H A F A R C H I T E C T S. C O M WWW.FACEBOOK.COM/HAFARCHITECTS HTTP://HAFARCHITECTS.BLOGSPOT.COM PROJECT: NORTH MAIN HOTEL STILLWATER, MINNESOTA HPC/PC SUBMITTAL 11/18/2016 DATE ISSUE NOTES 03-21-2016 PRELIMINARY PLAN 10-21-20 HPC/PC SUBMITTAL 11-18-2016 HPC/PC SUBMITTAL I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. signature MICHAEL HOEFLER registration no. 24210 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANNOT BE COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PART, WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE AVAILABLE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTRACTORS, AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH THIS NOTICE. ©COPY RIGHT HAF ARCHITECTS zn13 ALL RIGHTS RESERVED project no: 16-028 drawn by: MAK/MRC date: 11-18-2016 checked by: MGH SHEET INFORMATION: ARCHITECTURAL LANDSCAPE DETAILS L101 ,� ARCHITECTURAL LANDSCAPE DETAILS NO SCALE Sti1IwaL S f MINEEJIA PLANNING REPORT MEETING DATE: January 11, 2017 CASE NO.: 2016-43 December 14, 2016 APPLICANT: Jon Whitcomb of Browns Creek West LLC, representing Trinity Lutheran Church, property owner REQUEST: Consideration of a Zoning Map Amendment (ZAM) to include three parcels in City of Stillwater Central Business District Height Overlay District and for a total of four parcels to be designated as Central Business District Blufftop (CBDBT) PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND At the Planning Commission's last regularly -scheduled meeting, the Commission postponed the advertised public hearing for CPC Case No. 2016-43 at the request of the property owner. The property owner has since indicated the application should be heard by the Planning Commission. SPECIFIC REQUEST Browns Creek West LLC, represented by Jon Whitcomb, has submitted a two-part application for the City's consideration of: • The addition of three additional parcels to the Overlay District area. These three parcels are near the intersection of 3rd Street North and Myrtle Street West. The corner parcel is already in the Overlay District area and is zoned CBDBT, Central Business District Blufftop. • The consideration of all four parcels (located at the NE corner of Myrtle Street West and North 3rd Street) be zoned as CBDB, Central Business District Bluffside. REQUEST ANALYSIS On April 18, 2006, the City Council adopted Ordinance No. 969 which amended the Zoning Ordinance, and respective Zoning Map, to include certain downtown properties to be locate in a Height Overlay District. The purpose of the new overlay district was to "preserve and enhance the essential character of the downtown" by limiting structural height so that "structures close to the river not rise above the height of structures farther from the river." The heights for the districts were amended, once, in 2007; since that time, however, the overlay district has remained as it reads in the attached City Code Section 31-403. 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. Figure 6.8 in the Downtown Framework plan identifies Myrtle, as well as north and south along 2nd, 3rd and 4th...from the top of the bluff into the core and fringe areas, as important view corridor areas. Wider sidewalks and street trees are recommended as means to help improve the pedestrian experience in this neighborhood. Although the site was indicated as a potential site for the post office, the property has not been developed in this fashion. It is located in the North Hill Residential Downtown District but borders the Public/Institutional District. Three -Parcel Addition The three northerly parcels are located on top of the bluff, directly adjacent to developable land that is in the Overlay District, and directly next door to a municipally -owned and developed parking lot. These parcels, not currently located in the CBD Height Overly District, appear to have been an oversight in the development of the Overlay District area as the Central Business District base regulations indicate no additional height limitations. Four -Parcel Map Amendment The applicant has indicated that the request to change the zoning is to allow for an increase in the height allowed in the CBDBT, Central Business District Blufftop; this district allows for no greater than three stories and 35' in height. The request, if approved, would place all four parcels into the CBDB, Central Business District Bluffside, area is permitted to have a maximum height of 4 stories and 45'. The applicant has indicated this request comes before the City to allow for the development of this property to occur. As written in the narrative request, the applicant attests that with the proposed amendments in place, a residential housing development could be placed on this corner; the increase in height would allow for setbacks from the property lines to help maintain sufficient sight lines at this intersection. Furthermore, the addition of one additional story would accommodate underground parking, as the (approximately) 14,000 square foot lot has limited developable land area. The four parcels are located across the street from an undeveloped parcel also owned by Trinity Lutheran Church. It was the site of the former post office and the owner has obtained a Design Permit for an addition to the existing church. That addition will be located at the NW corner of that intersection. The zoning of the adjacent parcel is PA - Public Administration; the PA district has a maximum height of two stories and 35'. The Case No. 2016-43 CPC: January 11, 2017 Page 2 of 4 property at the SE corner, 106 3rd Street South, is zoned RCM, Medium Density, Multiple - Family Residential District. This district's maximum height is three stories. Therefore, the proposed parcels, if amended, would have a maximum height greater than that which is located directly across each of the adjacent streets. Also, the bluffside height overlay areas were originally intended to be located along the bluff, not on top of them as would be the case with this request. Since height would be masked by building along the bluff (as opposed to on top of the bluff), an extra story was allowed in the bluffside height overlay area. Said another way, the extra story on a bluffside property would not block river views of upland properties. However, if the extra story is added on a blufftop property, it would more likely block views from surrounding upland properties. PUBLIC COMMENTS The only written comment received is from the property owner, who is also an adjacent landowner. Though the property owner is in support of the application submission, they are not in support of approval of the map amendment which would allow for a four-story structure on this property. ALTERNATIVES A. Approval If the Planning Commission finds the proposal, or a portion thereof, to be consistent with the provisions of ZAM, the Commission should forward a favorable recommendation of approval of both of the ZAM requests. 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. C. Denial If the Planning Commission finds the proposal, or a portion thereof, is not consistent with the provisions of the ZAM regulations, the Commission should forward recommendation of denial to the City Council. The Commission should indicate a reason for such recommendation. FINDINGS AND RECOMMENDATION As the purpose of the overlay district is to "preserve and enhance the essential character of the downtown" by limiting structural height so that "structures close to the river not rise above the height of structures farther from the river," staff finds the public necessity, and the general community welfare are not furthered with the amendment from the CBDBT, Central Business District Blufftop to the CBDB, Central Business District Bluffside. Additionally, as the proposed Zoning Map Amendment would allow for the development of a building that is another story greater than any adjacent property to the north, west, and south, the proposed amendment is not in general conformance with the principles, policies and land Case No. 2016-43 CPC: January 11, 2017 Page 3 of 4 use designations set forth in the comprehensive plan. Therefore, staff makes the recommendation the Commission recommend denial of these applications. ATTACHMENTS Downtown Height Zones map City Code Section 31-403 Site Location Map Applicant Narrative Washington County Reference Map Parcel Line Drawing Public Comment: Trinity Lutheran Case No. 2016-43 CPC: January 11, 2017 Page 4 of 4 illwater Planning Department Sec. 31-403. CBD height overlay districts. (a) Purpose. The city council finds that the Central Business District (CBD) has been the core area of the city and its most identifiable resource. Since 1930 when Lowell Park was established through the generosity of Elmore Lowell and the cooperation of the Federal Government WPA program, Lowell Park and the downtown have served as the gateway to the city. The CBD has become a desirable place to work, shop, live and enjoy cultural and recreational activities and it is therefore apparent that regulations be adopted that will preserve and enhance the essential character of the downtown and that structures be limited in height in order that structures close to the river not rise above the height of structures farther from the river. (b) Height standards. In addition to, and not in lieu of other official controls, all buildings and uses hereafter proposed for construction, whether on existing vacant parcels or parcels being vacated because of the intentional demolition of an existing structure, are subject to the standards, regulations and provisions of the Central Business District height overlay districts as contained in this Section 31-403 (1) CBDR—Central Business District Riverside. (2) Freestanding building. The maximum height of a freestanding building in the CBDR height overlay district is 1.5 stories, but not to exceed 20 feet. Height is measured from the front street level. ii. lnfill building. For vacant lots immediately adjacent tot an existing building: the height of the infill building is to be within 10% (higher or lower) of the height of the adjacent building or buildings. If the infill building is between adjacent buildings, then the height of the infill building is to be within 10% (higher or lower) of the average height of the adjacent buildings on both sides. CBDP—Central Business District Parkside. Freestanding building. The maximum height of a freestanding building in the CBDP height overlay district is 2.5 stories, but not to exceed 30 feet. Height is measured from the front street level. ii. lnfill building. For vacant lots immediately adjacent t 2 an existing building: the height of the infill building is to be within 10% (higher or lower) of the height of the adjacent building or buildings. If the infill building is between adjacent buildings, then the height of the infill building is to be within 10% (higher or lower) of the average height of the adjacent buildings on both sides. (3) CBDH—Central Business District Historic. (4) Freestanding building. The maximum height of a freestanding building in the CBDH height overlay district is 3 stories, but not to exceed 37 feet. Height is measured from the front street level. ii. lnfill building. For vacant lots immediately adjacent to3 an existing building: the height of the infill building is to be within 10% (higher or lower) of the height of the adjacent building or buildings. If the infill building is between adjacent buildings, then the height of the infill building is to be within 10% (higher or lower) of the average height of the adjacent buildings on both sides. CBDB—Central Business District Bluffside. Freestanding building. The maximum height of a freestanding building in the CBDB height overlay district is 4 stories, but not to exceed 45 feet. Height is measured from the front street level. ii. lnfill building. For vacant lots immediately adjacent too an existing building: the height 1 of 2 10/1/2013 10:00 AM of the infill building is to be within 10% (higher or lower) of the height of the adjacent building or buildings. If the infill building is between adjacent buildings, then the height of the infill building is to be within 10% (higher or lower) of the average height of the adjacent buildings on both sides. (5) CBDBT—Central Business District Blufftop. (c) Freestanding building. The maximum height of a freestanding building in the CBDBT height overlay district is 3 stories, but not to exceed 35 feet. Height is measured from the front street level. ii. lnfill building. For vacant lots immediately adjacent toy an existing building: the height of the infill building is to be within 10% (higher or lower) of the height of the adjacent building or buildings. If the infill building is between adjacent buildings, then the height of the infill building is to be within 10% (higher or lower) of the average height of the adjacent buildings on both sides. General regulations. In all CBD height overlay districts the following regulations will apply: (1) For flat roofed buildings, height will be measured from the lowest street curb level to the highest parapet wall of the proposed building. (2) For peaked roofed buildings, height will be measured from the lowest street curb level to the highest roof peak of the proposed building. (3) In areas within the flood plain as depicted on the FEMA "Flood Insurance Rate Map," height will be measured starting from one (1) foot above the regional flood elevation of the property. (4) All properties abutting on Main Street with frontage on more than one street must have height measurements taken from the Main Street side. (5) All properties along Third Street must have height measured from the Third Street side. (6) Building s existing on April 18, 2006 will, for the purpose of this ordinance, will be in lawful height conformance for purposes of improvements, repairs, remodeling, or refinancing. This provision will not apply to buildings that are intentionally demolished. For purposes of calculating the height of an infill building, "immediately adjacent to" is synonymous with "adjoining" and " does not include buildings that are on the opposite side of a street, alley, or open space of any kind. For purposes of calculating the height of an infill building, "immediately adjacent to" does not include buildings that are on the opposite side of a street, alley, or open space of any kind. For purposes of calculating the height of an infill building, "immediately adjacent to" is synonymous with "adjoining" and does not include buildings that are on the opposite side of a street, alley, or open space of any kind. For purposes of calculating the height of an infill building, "immediately adjacent to" does not include buildings that are on the opposite side of a street, alley, or open space of any kind. For purposes of calculating the height of an infill building, "immediately adjacent to" does not include buildings that are on the opposite side of a street, alley, or open space of any kind. 2 of 2 10/1/2013 10:00 AM City of 'water Community Development Department Road centerlines CBD Height Overlay Dist Riverside -1.5 stories/20' Parkside - 2.5 stories/30' Historic - 3 stories/37' Bluffside - 4 stories/45' Bluff Top - 3 stories/35' City of Stillwater Downtown Height Zones 0 The Birthplace of Minnesota 107 3rd Street North C2 Subject Properties Municipal Boundary Parcel Boundaries 105 210 General Site Location Planning Commission Narrative November 1, 2016 107 3rd St. North Stillwater, MN Commission members and Staff, In the process of working on and acquiring the building site at 3rd Street North and Myrtle, it has come to the attention of the City staff and myself as applicant, that there are 4 parcels all adjoined, and only one of the parcels is included in the downtown overlay district. With a potential of future site development I am requesting that the other 3 parcels be included in the Height overlay district, and a map amendment be approved. FINDINGS: Due to the limiting site size, conditions, steepness of grade on the South side fronting on Myrtle Street. The public welfare and safety at Myrtle and 3rd Streets will be greatly improved, if any future building is set back from the corner as much as reasonably possible, not having a zero lot setback line situation like two of the corners currently have. To allow for underground parking will be needed to properly develop the site. I am requesting that a map amendment be made and the following three parcels be added to the map with the zoning of "Bluffside" (see map) PID# 28.030.20.42.0169 28.030.20.42.0059 28.030.2042.0060 The map amendment change will provide the zoning needed to develop the sites in the future to create proper parking, access and building design. Final plans and building detail will be created in the future based on the above request, and the Commission and Council will have full review and further approval consideration when submitted. Applicant: Jon Whitcomb 'Ta Minn :� bounty 150 150 000 108 110 118 116 114 112 106 Created on 11/1/2016 104 120 50 A09 55 110 220 Feet I 1 1 1 1 t I J �0r1- 123 41S 5$_ MAP FOR REFERENCE ONLY NOT A LEGAL DOCUMENT This drawing is the result of the compilation and reproduction of land records as they appear in various Washington County offices. The drawing should be used for reference purposes only. Washington County is not responsible for any Inaccuracies. 86 L.F.-12" RCP 0 28.5!_{ STMF 0No 1 to INV 738,0 N 1`" ta NV 742.9 SW • f18"`a CB A % RIM 747.4 INV 744.5 C= C RI 748.' INV 743.1 0.1 4" DRAINTTLE INV 9'D 0 • CS lIf41 '1 J k: eSt "P112 � ELF.-12" RCP fill AT/PARCEL PER WARRANTY DEED NO. 932081 F 00 60 L.V2" R;Cb�•-Or1 00 nCK 3a • 1201 L .-12r crr '- 1.0% CHURCH PARCEL t PER WARRANTY 4 yN DEED DOC. NO. 11�,..1 FIN' 3.i03357 HOUSE 'tom 1 li, Cf,1 Y5i`�`LVa.1lr:Nlt� g. FFr yt; • 1ti1` 3 ;7 e,31 c1 rl+ • EXISTING I•IOUSE 705.0 ' 4a 5. 0-5 y..1 - w G1 13/ 3° 3 r >� 451 s��•�'+ yam.. 0• 80 LF.-12" RCP 0 2.5% ( 3 +..9 fiLOOR FI EV =71 1.C, `rr ` • FL000 FLOOR SCR FLOOR EXISTING CB AND STORM TO BE ABANDONC BY.ID TIERS �~ l INV 712.5 EL.EV-723.0 ELEV=731.7 ELEV==740.6 LOWELL PARCEL PER QUIT CLAIM - DEED DOC. NO. 3829045 LOWELL INN a 12 srmii R M=7+'fWW.3 • 444/— 700.4 EGDE OF COI1C.WAL- UNDER S'rPEET []- i } } } • Fi.Q10i1 E, rtr,+703.7 STS L VitALK AOOVE r-- ur,,• pr.1 _ pV W SCSjoifigi E:X.Ci 11110 BLIP DINO 111.111d irde January 4, 2017 Stillwater Planning Commission Case No.: 2016-43 Dear Planning Commission members: 4 _ _ -, , vs, or III • trinity Love. Transform. Serve. This letter is in regard to the zoning variance applications from Browns Creek West, LLC, related to property at the corner of Myrtle Street and 3rd Street ("3`d Street property") that Browns Creek has agreed to purchase from Trinity Lutheran Church. Thank you for rescheduling this agenda item from your December meeting to January. Trinity did not learn of the variance applications until a few days before the meeting, and our church council had not had an opportunity to consider it before your December meeting. The church council has now met to discuss the applications. We reviewed the Planning Report prepared by Abbi Jo Wittman, City Planner, and which recommends denial of the applications. The applications, as we understand them, are for the purpose of permitting construction of a four story building on the 3rd Street property, across the street from Trinity and adjacent to the city parking ramp. Based on the Planning Report and the information available at this time, Trinity supports the recommendation of the city staff to deny the variance applications. Thank you for your consideration. Respectfully submitted, •?7-44)1 Gail M. Olson, President Trinity Lutheran Church Congregational Council Trinity Lutheran Church + 115 N. Fourth Street + Stillwater, MN 55082 t 651.439.7400 + trinitylc.org ti11water Planning Commission DATE: January 4, 2017 TO: Planning Commission CASE NO.: 2016-46 TOPIC: Site Plan Review Ordinance for large Downtown projects FROM: Bill Turnblad, Community Development Director INRODUCTION The current City Code does not require formal review when buildings downtown are converting from one use to another. However, these conversions can have a significant impact upon public infrastructure, especially for larger buildings. Therefore, the City Council directed Planning Department staff to develop a draft site plan review ordinance for larger building conversion projects in the downtown area. KEY POINTS A draft of the proposed ordinance is attached. The key points include: 1. Conditional Use Permit required. Subd. 2 of the ordinance proposes that a Conditional Use Permit (CUP) would be required for any project in the Central Business District (CBD) Zone (see attached zoning map) that results in the construction, reconstruction or change in use of 20,000 gross square feet, or more, of building space. This would potentially affect twenty-two properties (see attached map). For almost all of these affected buildings, the project would have to include every story in the building plus the basement to cross the 20,000 square foot threshold. Said another way, if only a single story is being converted, or any combination of stories less than 20,000 square feet, then this site plan review and CUP would not be required. 2. Approval process. Subd. 3 of the ordinance explains that the process already established in the City Code for Conditional Use Permits and Special Use Permits would be applied to this review. a. A public hearing would be held before the Planning Commission. All property owners within 350 feet of project would be notified of the hearing. b. The City Council would be the decision making body. Page 2 c. Conditions may be attached to the permit. d. Subd 5 specifies the information that would be required for the application to be deemed complete. It includes: i. Certificate of survey ii. Detailed site plan iii. Grading/ stormwater plan iv. Landscape plan v. Traffic study vi. Architectural elevations if exterior building changes are proposed vii. "Typical" floorplans viii. Fire protection plan ix. Signage plan x. Certification of real estate tax and special assessment payments 3. Historical Review. Subd 3 (c) and (d) give notice that these projects are also subject to Heritage Preservation Commission review for Design Permits and Site Alterations Permits. 4. Fire and Building Code. Subd. 6 simply states that the projects have to meet fire and building codes, but that approval of a CUP for the site plan does not imply compliance with either building or fire code. REQUEST The City Council and Planning Department staff request the Planning Commission to hold a public hearing, gather community input, consider the ordinance and make a recommendation on whether to adopt or revise it. Attachments: Zoning Map Draft Ordinance Page 3 cStiI lwa ter THE R I RTH PLAC E OF MINNESOTA >I= 20,000 sf buildings (Total square fee[ w/ all floors) A-P, Agricultural Preservation RA - Single Family Residential RB-Two Family TR, Traditional Residential LR, Lakeshore Residential CR, Cottage Residential CTR, Cove Traditional Residential CCR, Cove Cottage Residential CTHR, Cove Townhouse Residential �TH,Townhouse RCM - Medium Density Residential RCH - High Density Residential VC, Village Commercial CA - General Commercial CBD - Central Business District BP-C, Business Park - Commercial BP-O, Business Park - Office BP -I, Business Park - Industrial 18 - Heavy Industrial CRD - Campus Research Development! PA - Public Administration Public Works Facility RvP= Raih'k$ad WATER Outside City Limits Page 4 First Draft of Site Plan Review Ordinance I. Add the following section Sec. 31-515.2. 20,000 square foot building projects, or larger, in CBD District Subd. 1. Purpose. The purpose of this Section 31-515.2 is to establish a Conditional Use Permit review process for all large building projects, regardless of proposed use, in the CBD District. Given the impact of large projects on downtown Stillwater's parking, pedestrian, open space, and other infrastructure systems, formal public review is in the public's best interest. Subd. 2. Conditional use permit required. A conditional use permit is required for all building projects located in the CBD Zoning District that result in any of the following: 1) the construction of 20,000 gross square feet or more of new building space, or 2) the change in use of 20,000 gross square feet or more of building space, or 3) a combination of newly constructed building space and change - of -use building space that totals 20,000 gross square feet or more. Subd. 3. Approval process. The approval process for the Conditional Use Permit in this Section 31-515.2 shall be as established in City Code Chapter 31, Section 31-204 (general permit procedures) and Section 31-207 (Special Use Permits and Conditional Use Permits). In addition, the following shall also apply: (a) A request for a Conditional Use Permit as provided within this section, shall be considered officially submitted and complete when the applicant has complied with all the specified information requirements of this Section 31-515.2, City Code Chapter 31, Section 31-204 and Section 31-207. (b) The applicant shall supply proof of ownership of the property or supply written authorization from the owner(s) of the property in question to proceed with the requested Conditional Use Permit review. (c) If the project meets the requirements for a Design Permit, as specified in City Code Chapter 31, Section 31-209, then a design permit will need to be requested by the applicant and acted upon by the Heritage Preservation Commission prior to approval of the Conditional Use Permit by the City Council. (d) If the project meets the requirements for a Site Alteration Permit, as specified in City Code Chapter 22, Section 22-7, Subd. 6, then a Site Alteration Permit will need to be requested by the applicant and acted upon by the Heritage Preservation Commission prior to approval of the Conditional Use Permit by the City Council. (d) The Planning Commission, City Council and City Staff shall have the authority to request additional information from the applicant concerning operational factors or to retain expert testimony at the expense of the applicant concerning operational factors. Said information is to be declared necessary to evaluate the request and/or to establish performance conditions in relation to all pertinent subdivisions of this section. Failure on the part of the applicant to supply all necessary supportive information may be grounds for denial of the request. Page 5 (e) Approval of the Conditional Use Permit shall require passage by a majority vote of the City Council. Subd. 4. Evaluation criteria. City Staff, Planning Commission and City Council shall evaluate the effects of the proposed project. This review shall be based upon compliance with the City Comprehensive Plan, downtown plans, parking system plans and policies, this section, and other applicable codes, policies and statutes. Subd. 5. Information required. The information required for all Conditional Use Permit applications pursuant to this Section 31-515.2 shall include the following items, unless a listed item is waived by the community development director: (a) Site Plan: (1) Certificate of survey. (2) Name and address of developer/owner. (3) Name and address of architect/designer. (4) Date of plan preparation. (5) Dates and description of all revisions. (6) Name of project or development. (7) Scale of plan (engineering scale only, at 1 inch equals 50 feet or less). (8) North point indication. (9) Lot dimension and area. (10) Required and proposed setbacks. (11) Location, setback and dimension of all buildings on the lot including both existing and proposed structures. (12) Location of all adjacent buildings located within one hundred feet (100') of the exterior boundaries of the property in question. (13) Location, number, dimensions, and type of surfacing material of existing and proposed parking spaces. (14) Location, number, dimensions, and type of surfacing material of existing and proposed loading spaces. (15) Curb cuts and driveways. (16) Type of surfacing material. (17) Vehicular circulation. (18) Sidewalks and walkways. (19) Location and type of all proposed lighting. (20) Location of recreational and service areas. (21) Location of rooftop and ground mounted mechanical equipment and proposed screening. (22) Provisions for storage and disposal of waste, garbage, and recyclables. (23) Location, sizing, and type of water and sewer system mains and fire hydrants closest to the property and proposed service connections. (b) Grading/Storm Water Drainage Plan: (1) Existing contours at two foot (2') intervals. (2) Proposed grade elevations, two foot (2') maximum intervals. (3) Drainage plan including configuration of drainage areas and calculations. (4) Storm sewer, catch basins, invert elevations, type of castings, and type of materials. (5) Spot elevations. (6) Proposed driveway grades. (7) Surface water ponding and treatment areas. Page 6 (8) Erosion control measures. (9) Calculation of total square footage of site to be covered with impervious surfaces. (c) Landscape Plan: (1) Planting schedule (table) containing: i. Symbols. ii. Quantities. iii. Common names. iv. Botanical names. v. Sizes of plant material. vi. Root specification (bare root, balled and burlapped, potted, etc.). vii. Special planting instructions. (2) Location, type and size of all existing significant trees to be removed or preserved. (3) Planting detail (show all species to scale at normal mature crown diameter or spread for local hardiness zone). (4) Typical sections in detail of fences, tie walls, planter boxes, tot lots, picnic areas, berms and the like. (5) Typical sections of landscape islands and planter beds with identification of materials used. (6) Details of planting beds and foundation plantings. (7) Note indicating how disturbed soil areas will be restored through the use of deep tilling, sodding, seeding, or other techniques. (8) Delineation of both sodded and seeded areas with respective areas in square feet. (9) Coverage plan for underground irrigation system, if any. (10) Where landscape or manmade materials are used to provide screening from adjacent and neighboring properties, a cross through section shall be provided showing the perspective of the site from the neighboring property at the property line elevation. (11) Other existing or proposed conditions which could be expected to affect landscaping. (d) Other Plans and Information: (As may be required by the community development director.) (1) Legal description of property under consideration. (2) Proof of ownership of the land for which a site plan approval has been requested. (3) Traffic study including projected impact to public road system, impact to adjacent private improvements, and traffic and pedestrian circulation on the site. If a traffic study is required by the community development director, then an escrow in the amount necessary to cover the cost the study must be submitted together with the other application materials. The city will then contract with a traffic engineer to complete the study. (4) If exterior building changes are proposed, then architectural elevations are required (type, color, and materials used in all external surfaces). (5) "Typical" floor plan and "typical" room plan. (6) Fire protection plan. (7) Extent of and any proposed modifications to land within the wetland, shoreland or floodplain district, or steep slopes as described and regulated in this Chapter 31. (8) Wetland delineation and report. (9) Type, location and size (area and height) of all signs to be erected upon the property in question. (10) Certification that all property taxes, special assessments, interest, or city fees due upon the parcel of land to which the application relates have been paid. Subd. 6. Compliance with other codes. The review and approval of site improvements pursuant to the requirements of city adopted building and fire codes shall be in addition to the process established Page 7 under this article. Approval of the Conditional Use Permit does not imply compliance with the requirements of the building codes, fire codes, or design review by the Heritage Preservation Commission. Subd. 7. Plan agreements. All site and construction plans officially submitted to the City shall be treated as a formal agreement between the building contractor and the City. Once approved, no changes, modifications or alterations shall be made to any plan detail, standard, or specifications without prior submission of a plan modification request to the community development director for review and approval. Significant changes as deemed by the community development director may be subject to council review and approval. Subd. 8. Enforcement. The community development director shall have the authority to order the stopping of any and all site improvement activities when and where a violation of the provisions of this Section 31-515.2 has been officially documented by the building official, public works director, or city planner as applicable. II. Amend the following A. Amend the table establishing approval authority for various permits and city actions by adding approval authority for CUPs associated with large building projects in the CBD Zoning District In the table found in City Code Chapter 31, Section 31-204, Subd 5, add Footnote 3 to the entry that reads "Conditional or Special Use Permit'. The footnote should read: The City Council shall be the final decision authority and the Planning Commission will make a recommendation for any Conditional Use Permit associated with projects in the CBD District constructing 20,000 gross square feet or more, or changing use for 20,000 gross square feet or more. B. Amend approval authority for SUPs and CUPs In City Code Chapter 31, Section 31-207(C)(1) add the following footnote: The City Council shall be the final decision authority and the Planning Commission will make a recommendation for any Conditional Use Permit associated with projects in the CBD District constructing [end] PLANNING COMMISSION MEETING DATE: January 4, 2017 APPLICANT: REQUEST: CASE NO.: 2016-49 Sterling Black, CEO, Fairway Villas LLC A/K/A LSB Homes LLC Consideration of a variance to City Code Section 32-1, Subd. 6, Minimum design standards, Subsection (3)1, Cul-de-sac streets, for the property located at 1902 William Street North in the RB - Two Family Residential zoning district ZONING: RB-Two Family Res. COMP PLAN DISTRICT: Low/Medium Density Res. PREPARED BY: Abbi Jo Wittman, City Planner SPECIFIC REQUEST Sterling Black would like to develop his property located at 1902 William Street North. In order to construct greater than a single duplex on these (nearly) seven acres, the property owner must obtain a variance to City Code Section 32-1, Subd. 6(3)1, the maximum length of the cul-de- sac street. Therefore, the property owner is requesting a variance of 510' to allow for a 235' long cul-de-sac to be constructed off of the Hazel Street right-of-way. The new road would continue to intersect with Hazel Court (approximately) 875' from the intersection of Hazel Street and North Fifth Street. APPLICABLE BACKGROUND While a previous development plat, commonly referred to as Hazel Place Villas, was approved for the site in 2007, amendments to the original development plat failed to gain City approval in 2015. This was largely due to the Planning Commission's interpretation of the starting measurement point for the length of a cul-de-sac. In 2015, the Planning Commission determined the measurement should start at the intersection of Hazel and North Fifth Street, as opposed to starting at the Hazel Street intersection., And therefore that the development of 20 new single family parcels should not be permitted on this site. The City Council upheld the decision made by the Planning Commission. The property owner proposes a new concept plan which would include the development of only seven single family lots. REVIEW STANDARDS The purpose of the variance application is to "...allow variation from the strict application of the terms of the zoning code where the literal enforcement...would cause practical difficulties Case No. 2016-46 CPC: January 11, 2016 Page 1 of 3 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. One of the principle reasons for establishing a maximum cul-de-sac length is related to public safety. In general, the longer a dead end street is, the greater the chances are that something could block access to homes for emergency or other vehicles. However, cul-de-sacs along fairways in Stillwater are not uncommon. The open space corridors created by fairways create barriers that do not accommodate through streets. As a consequence, cul-de-sacs are sometimes rather long around golf courses. Cul-de-sacs around the Oak Glen fairways that are longer than 600 feet include: Van Tassel Drive (1,030 feet), McKusick Road Court (970 feet), Heifort Court (690 feet), Towne Circle (720 feet), and Johnson Drive (1,030 feet). The variance is consistent with the comprehensive plan. There are no elements of the variance request that are inconsistent 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 property owner will propose a single family residential neighborhood that is consistent with adjacent properties. Given past applications have focused on future development that is denser than the existing neighborhood(s), the future development of seven single family homes is reasonable. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and The uniqueness of the property is its location and distance from the nearest developed right- of-way intersection. If the nearest intersection, Hazel Street West and 6th Street North, was fully developed, no variance would be necessary as the distance to the end of the cul-de-sac would be less than 600'. Moreover, a vacant parcel this large on the end of a dead-end street is rare in Stillwater. If the variance is not granted, only one residential structure could be built on this large property. The variance, if granted, will not alter the essential character of the locality. As the property owner is proposing to develop the property in a fashion that is less dense than what is permitted, but consistent with the adjacent single family neighborhoods, the essential character of the locality will be maintained. ALTERNATIVES The City Council has the following options: The Planning Commission has the following options: 1. Make findings practical difficulties do exist for the property owner and approve a 510' variance to City Code Section 32-1, Subd. 6(3)1, the maximum length of the cul-de-sac street as measured from the intersection of Hazel street West and 5th Street North, for the future development of the property located at 1902 William Street North, 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. 2016-49. 2. Make the findings practical difficulties have not been established and deny the variance. 3. Table the application and request additional information. FINDINGS AND RECOMMENDATION Staff finds the variance is in harmony with the general purposes and intent of the zoning code, is consistent with the Comprehensive Plan, and that the property owner has established practical difficulty. Given this, staff recommends conditional approval of Case No. 2016-49. ATTACHMENTS Site Location Map Applicant Narrative Concept Plan with Cul-de-sac Length 92 . . .._ .. lillwater 8991 t921 4.t. 14411 STATE .- a —� r TM� • 00 1 260 TqT The Birthplace of Minnesota N W 1 _ 0l, Hazel Place Villas 1902 William Street North Subject Parcels Parcel Boundaries 0-- Municipal Boundary W ALDER S . , s 0 245 490 980 Feet 201 - ¢� 'O12 02013 General Site Location cp 0 =2009 2012 Z 122 z110 w x * in EAST ..�.' •• 1 .�.. ... ...., 9, 1� % i ,,= 1 eY ci co ���r. 1902 Q �P +�a. t1 / /-, P. Q 1917 1 moo o (/. z R Ic '1902 1907 1900 9 0 0 1915 u) 0 1901 224 EAST WIL e ° . 1 600 500 ST x'1 %1723 404 4021. POPLAR gc 125 1817 306 O .1808 0 _ 4�6 0 1813 z 226 $02 1801M. STREET WEST POPLAR ET 1421 1721 o OC 7 1\ 1 a In el � i\ ��.. r•• + X ••-- S i. December 15, 2016 VIA US Mail and Email Stillwater Planning Commission 216 North Fourth St. Stillwater, MN 55082 RE: PID # 21.030.20.23.006 Dear Stillwater Planning Commission: I write to request a variance for PID # 21.030.20.23.0006. My completed variance application packet is enclosed. You will recall that the City originally approved a plan for 10 twin homes (20 units) and a 590' cul- de-sac at the Property. At a subsequent council meeting, the City adopted the position that a minimum 600' cul-de-sac length was necessary, and measured the starting point at the intersection of Hazel and 5th St. North. This interpretation creates circumstances unique to this property and makes the property undevelopable. This enclosed variance request is designed to overcome this burden and make the property usable. In requesting this variance, I have tried to satisfy the City's concerns, maintain harmony with the general purposes and intent of the zoning regulation, and ensure consistency with the comprehensive plan. The enclosed proposal reduces the cul-de-sac length by more than 50%. It also reduces density by more than 50% from our previously approved request. This variance, if granted will not alter the essential characteristics of the neighborhood. Please contact me if you have any questions, comments or concerns. Sterling Black, CEO CONSTRUCTORS , 9Y6 ,=f, C'£u[, [doh I CI, HI 02016 Westwood Professional Services, Inc. Call 48 Hours before digging: Westwood Piro (NM af.e16O 156E Magma Olive P. OM) 93)4127 Eden Prairie. MN 1161144 1d Far (UM 9314160 milmoodpAco I Wadwuod nufeolTh SMIdMS Inc 1:1 1: per PW .1: _. r. " dea r I1 I .. aWI ._ _. a-uloure A14AYRi Nolo U. We M IM aw I iDapCOaC aW LYE Np ({1.iil AC) L.C1s t (0,79 .AC' Cr. Site Data: Existing Zoning: RB- Two Family Residential Proposed Zoning: RA- One Family Residential Gross Site Area: 7.17 ac Proposed Single Family Setbacks: Front Setback: 30' Side Setback: 10' Rear Setback: 25' Proposed Single Family Lots: 7 lots 75' wide at front setback line IRV 91u REAR BUILDING SETBACK 45'K92' PAD 10,000 SF MIN. LOT SIZE 0 5 SIDI: BLDG SETBACK I I Iv 17'1: 100' SIDE BLDG SETBACK Sterling Black 1959 Sloan Place St Paul, Mlanuots 55117 1 MINIMUM FRONT BLDG. SETBACK MI .y I ROW LK1E -STREET- TYPICAL LOT TYPICAL LOT WIDTH NOT TO SCALE 811 or cal1811.com Common Ground Alliance 'water The Birthplace of Minnesota Zoning Apnl 2016 District AR Agricultural Preservation LR: Lakeshore Residential CTR: Cove Traditional Residential 9 RA: One Family Residential TR: Traditional Residential CCR: Cove Cottage Reeldentlal RB:11vo Family Residential t PROS: Parks, Recreation and Open Space Hazel Place .Stillwater, Minnesota 60' 120' 180' 9255Concepl 11.069 o t 2016.1212 Sass 1 OF 1 Concept Plan