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HomeMy WebLinkAbout2017-05-10 CPC PacketSti liwater. THE BIRTHPLACE OF MINNESOTA AGENDA PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North May 10th, 2017 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of April12th, 2017 regular meeting minutes IV. ELECTION OF OFFICERS V. 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. VI. 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. 1. Case No. 2017-08: Consideration of a Special Use Permit, Subdivision and Planning Unit Development to build 'The Lakes' at Stillwater, a senior living facility. Randy Benson, ILHC of Stillwater, LLC, property owner/applicant. 2. Case No. 2017-09: Consideration of a Variance to exceed the maximum allowable signage for properties in the RA - One Family Zoning District for Lakeview hospital located at 927 Churchill Street West. Lakeview Hospital, property owner and Tracy Nevells, applicant. 3. Case No. 2017-10: Consideration of a 195 s.f. Variance to the maximum structural coverage to construct a detached garage on the property located at 1014 3rd Street South. Brian Hamernick, property owner. 4. Case No. 2017-11: Consideration of an amendment to a Special Use Permit to extend amplified outdoor music time by 1 hour, until 11:00 PM on Thursdays, Fridays and Saturdays for the property located at 324 Main Street South. Applicant, Dave Najarian. 5. Case No. 2017-13: Consideration of a Variance to the side yard setback for deck expansion for the property located at 635 Newman Trail. Jim and Christi Cassell, property owners. 6. Case No. 2017-14: Consideration of a Preliminary plat for an 8 single family home subdivision for the property located at 1902 William Street North. Sterling Black, Fairway Development, LLC, property owner. - Tabled at applicant's request. VII. NEW BUSINESS VIII. STAFF UPDATES/FOR YOUR INFORMATION IX. ADJOURNMENT THE 1I11TNYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES April 12, 2017 REGULAR MEETING 7:00 P.M. Vice Chairman Hansen called the meeting to order at 7:03 p.m. Present: Vice Chairman Hansen, Commissioners Collins, Fletcher, Lauer and Siess, Councilmember Menikheim Absent: Chairman Kocon, Commissioners Hade and Kelly Staff: Community Development Director Turnblad APPROVAL OF MINUTES Possible approval of March 8, 2017 meeting minutes Motion by Commissioner Fletcher, seconded by Commissioner Siess, to approve the March 8, 2017 meeting minutes. Motion passed 5-0. OPEN FORUM Reverend Brenda Hoffman of Ascension Episcopal Church and the Metro Interfaith Council on Housing encouraged the Commission to support affordable housing in the draft of the 2018 Comprehensive Plan. Community Development Director Turnblad invited Rev. Hoffman and other interested residents to volunteer to serve on an advisory committee to be formed in June. PUBLIC HEARINGS Case No. 2017-08: Special Use Permit, Subdivision and Planned Unit Development to build 'The Lakes' at Stillwater, a senior living facility. Randy Benson, ILHC of Stillwater, LLC, property owner/applicant. Motion by Commissioner Collins, seconded by Commissioner Fletcher, to table Case 2017-08, Special Use Permit, Subdivision and Planned Unit Development for 'The Lakes' at Stillwater to a special meeting on April 24, 2017. All in favor, 5-0. Case No. 2017-03: Draft Ordinance to regulate short term rentals. City of Stillwater, applicant. Community Development Director Turnblad explained that the first draft of the ordinance has been revised based upon what appeared to be consensus of the Planning Commission and/or the public that testified at the March 8, 2017 public hearing. He explained the revisions, including: who may be licensed to operate a STHR; consequences of receiving complaints; limits on various types of STHRs and/or separation to be required between STHRs; requiring a 30 minute drive time proximity for Planning Commission April 12, 2017 operators or their representatives; neighbor notification for Type B license applications; deletion of the maximum number of rental days per year; addition of a minimum of one day stay; interchangeability of less strict STHR types; deletion of the requirements for pest control, linens and ice machines; parking requirements; displaying guest information conspicuously; and clarification that inspections for Types B and C must be done as part of the license application. Staff requests that the Planning Commission consider the additional information and make a recommendation to forward to the City Council for their public hearing on April 18, 2017. Commissioner Lauer asked what is a credible complaint. Community Development Director Turnblad replied that a police officer will investigate and determine whether it is credible. Commissioner Siess asked the reason for requiring one overnight stay. Mr. Turnblad replied that a one day stay is required to prevent the possibility of having 2-3 groups per day use the STHR for events, which occurs in some historic tourist cities. Vice Chairman Hansen remarked he is unsure how he feels about the 200 ft. separation vs. 25 maximum Type B rentals. It could preclude some neighbors with well -suited properties from obtaining a license because another less -suited property applied for their license first. Mr. Turnblad reminded the Commission that with three votes of the Council, an ordinance may be revised. Commissioner Siess expressed concern about the possibility of someone obtaining a license and deciding not to use it, which could prohibit someone else from coming forward. She would prefer a flat number for a maximum, rather than a distance separation. Commissioner Collins commented that the separation distance seems unfair. He questioned the 30 min drive time for operator availability. Community Development Director Turnblad explained that it doesn't have to be the owner who is available within 30 minutes, it may be a representative designated to handle problems that arise. Vice Chairman Hansen said he would be inclined to start with 40 Type Bs. Commissioner Fletcher cautioned against setting the number so high that staff cannot handle the applications properly. She suggested a maximum number more than 25 but not 40. Commissioner Siess asked how the number five Type Cs was determined. Mr. Turnblad and Councilmember Menikheim responded that the Council suggested that number as a place to start. Motion by Commissioner Fletcher, seconded by Commissioner Collins, to recommend approval of Case No. 2017-03, draft ordinance to regulate short term rentals, with the 12 suggested revisions in the staff report, except modifying #3 to specify a limit of 35 Type B STHRs and 5 Type C STHRs, and to delete all references to minimum distance separations. Motion passed 5-0. Case No. 2017-06: Variance to exterior side yard setback and variance to exceed the maximum allowable building coverage for construction of a garage at 1104 First Street South. Joshua and Ann Wilichowski, property owners. Community Development Director Turnblad stated that Joshua Wilichowski is requesting a 9' variance to the required 30' exterior side yard setback for garages and a 4.0% variance from the 25% maximum building lot coverage. The applicant states that his current garage (built 1970) is in disrepair Page 2 of 6 Planning Commission April 12, 2017 and is not large enough to fit his two vehicles. The existing garage sits approximately 30 feet from the exterior side property line and less than one foot from the rear and interior side property lines. While the application indicates the garage would be moved to the south from where the existing garage is located, the new garage would not conform to the zoning setbacks for garages in this district. On the basis that the application is in harmony with the intent of the zoning ordinance, in in keeping with the character of the neighborhood, will not overburden the property's ability to manage stormwater, and is consistent with the comprehensive plan, staff recommends approval of the variance requests with four conditions. Vice Chairman Hansen opened the public hearing. There were no public comments. Vice Chairman Hansen closed the public hearing. Motion by Commissioner Collins, seconded by Commissioner Lauer, to approve Case No. 2017-06, variance to exceed the maximum allowable building coverage and variance to the exterior side yard setback for 1104 First Street South, with the four staff -recommended conditions. Motion passed 5-0. Case No. 2017-07: Zoning Text Amendment to allow Senior Living Care Facilities within RA districts for sites 5 acres or larger, and to modify the height requirement language in RA to read 35' maximum. Our Savior's Lutheran Church, property owner. Anne Stanfield, Ecumen, applicant. Community Development Director Turnblad reviewed the request. Anne Stanfield of Ecumen has applied for a Zoning Text Amendment (ZAT) to allow for Senior Care Living Facilities to be permitted by Special Use Permit in the RA One Family Residential zoning district. If the Zoning Text Amendment were approved, she would then proceed with a Special Use Permit process for the Commission's consideration of a Senior Care Living Facility on the parcels located at 114 Brick Street and 1616 West Olive Street, owned by Our Savior's Lutheran Church. The applicant is also seeking to specify conditions for the SUP within the RA zoning district, by limiting Senior Care Living Facilities to sites that are 5 acres or greater, and amending the maximum height requirement for the RA zoning district to be simply 35 feet, rather than the current 2.5 stories not to exceed 35 feet maximum. Mr. Turnblad reminded the Commission that while the applicant has provided specifics for the future development of the aforementioned parcels, these are not for the Commission's consideration at this time. The application before the Commission is whether or not Senior Living Care Facilities should be permitted by Special Use Permit on all RA One -Family Residential zoned parcels. Staff finds that greater lifecycle housing options in a greater number of zoning districts is in the public interest, and the general community welfare is furthered by allowing for Senior Living Care Facilities in the RA One Family Residential zoning district. Staff further finds the proposed ZAT is in general conformance with the principles, policies, and land use designations set forth in the Comprehensive Plan. Therefore, staff recommends that the Planning Commission forward a recommendation of approval to the City Council. Vice Chairman Hansen asked about current requirements in the RA zone. Mr. Turnblad replied that currently a home may be 35' tall measured from the grade elevation at the front door to the building height, which depends on the type of roofline - or two and a half stories, whichever is less. Vice Chairman Hansen remarked that, regarding the five acre minimum, if a property owner combines lots, there could potentially be many more eligible parcels. He acknowledged the need to have more areas of the City where senior living facilities are allowed. Page 3 of 6 Planning Commission April 12, 2017 Commissioner Siess asked if the ZAT would potentially open the door to other groups that want to change the RA zoning for apartments. Mr. Turnblad replied a parcel would have to be zoned multiple family for apartments. Vice Chairman Hansen opened the public hearing. There were no public comments. Vice Chairman Hansen closed the public hearing. Commissioner Fletcher said that she is generally favorable to having senior living options within a residential area. Commissioner Siess recognized there are a couple letters from neighbors who are concerned that a three-story building would not fit in their area. She acknowledged there could be a house that is 35 feet tall, so it's really not the height, it's the mass that people struggle with. She struggles with the issue of allowing senior living care facilities on five -acre parcels because Stillwater does not have a lot of undeveloped land and she is concerned about losing green space. Community Development Director Turnblad pointed out if it were increased to six acres, there may be only one parcel in the City where a senior living care facility could be allowed without combining lots. Vice Chairman Hansen said he supports the ZAT because he feels the City needs more opportunities to allow senior living care facilities by SUP, but by no means does he feel this is rubber stamping the applicant's proposal. Community Development Director Turnblad summarized the distribution of various lot sizes and said the five -acre suggestion represented a balance between the Comprehensive Plan goal for life cycle housing and not having this type of housing allowable everywhere. Commissioner Lauer suggested if the goal is to open more opportunities for life cycle housing, perhaps the target should be three acres to have more of an impact. Commissioner Collins acknowledged the number of acres could always could be changed in the future. He feels there is definitely a need for this type of housing. He supports the ZAT. Commissioner Siess asked what may be done to protect green space. Mr. Turnblad responded that a high percentage of property in Stillwater is in open space that will never be developed, for instance ravines, lakes and parks. Vice Chairman Hansen pointed out that, although this particular property is a huge parcel where people used to go on walks, it is privately owned land. Council Liaison Menikheim remarked that as a city, Stillwater has not addressed the issue of seniors who can no longer live in their homes but want to stay within the community. He considers himself an old person's advocate and feels the City needs to be more cognizant of this serious need. Motion by Commissioner Collins, seconded by Commissioner Lauer, to recommend approval of Case No. 2017-07, Zoning Text Amendment to allow Senior Living Care Facilities within RA districts for sites 5 acres or larger, and to modify the height requirement language in RA to read 35' maximum. Motion passed, 5-0. NEW BUSINESS Page 4 of 6 Planning Commission April 12, 2017 Commission Chair and Vice Chair Vice Chairman Hansen asked if the Commission wants to discuss appointment of the Chair and Vice Chair. Commissioner Lauer suggested addressing it in May when more members are present. Commissioner Siess asked if there was more discussion on the Council about the size of the Commission. Vice Chairman Hansen said his observation, being at the Council meeting, was that there was no decision made by the Council. They are debating whether they want the Planning Commission to be eight members or six members, with consensus being that they want the Council representative to be a voting member of the Commission. It seemed there was consensus they did not want to boot anybody but it would be through attrition. Mr. Turnblad stated the reason the Council is discussing whether to have six or eight appointed commissioners is to prevent the possibility of tie votes caused by the Council liaison voting. He added that Councilmember Menikheim was a very strong advocate for not being a voting member. Councilmember Menikheim stated that he disagrees with the Council's decision but he will go along with it. He doesn't feel the Commission would function any better because of him voting. Commissioner Siess commented her seat was originally created because the Council decided not to have Council Liaisons be voting members. She stated that she heard that some of the Council Liaisons feel they can't talk, but she expects Council Liaisons to provide input. She doesn't feel that the Commission would make decisions any differently if the Council Liaison voted. She acknowledged that the Planning Commission has a bit more authority than some of the other commissions do. As far as term limits, she feels fresh blood is important. Councilmember Menikheim agreed that to him, turnover is a good thing. Otherwise a longtime member can get stale or become a dominating force. Commissioner Hansen said it's interesting that the Council is discussing returning to the way it was before it was changed. There were term limits before, but they were not enforced. Mr. Turnblad said one compelling reason for removing term limits is that some of the commissions go without a full complement for months because it's hard to find people to fill the positions. STAFF UPDATES There were no staff updates. ADJOURNMENT Motion by Commissioner Siess, seconded by Commissioner Fletcher, to adjourn the meeting at 8:27 p.m. All in favor, 5-0. Respectfully Submitted, Page 5 of 6 Planning Commission April 12, 2017 Julie Kink Recording Secretary Page 6 of 6 Ulwater THE B I R T H PLACE OF MINNESOTA PLANNING REPORT DATE: May 5, 2017 CASE NO.: 2017-08 APPLICANT: Intergenerational Living and Health Care of Stillwater LLC, (ILHC) LAND OWNERS: 1) Grace Baptist Church, represented by Delbert Miske 2) Elden Lamprecht 3) McKenzie Living Trust, represented by Don McKenzie 4) Dionne and Michael Meisterling 5) SCSR, represented by Jennifer Cates REQUEST: 1) Revised Concept Planned Unit Development for: a 245 unit senior living campus; and a church expansion 2) Final Planned Unit Development for Phase 1, Phase 2, and Phase 3 3) Preliminary Plat for Lakes at Stillwater: 16 lots and 3 outlots 4) Final Plat for Lakes at Stillwater: 7 lots and 5 outlots 5) Vacation of a Drainage and Utility Easement 6) Special Use Permit for Senior Living Facility in the LR, Lakeshore Residential Zoning District LOCATION: 12525 75th Street North CURRENT ZONING: 1) Base Zoning Districts: LR, Lakeshore Residential AP, Agricultural Preservation 2) Overlay District: RD, Recreational Development Lake Shoreland Management District for Long Lake REVIEWERS: Public Works Director, Deputy Fire Chief, City Planner, Building Official, Washington County Public Works/Transportation, DNR Regional Hydrologist, Brown's Creek Watershed District PREPARED BY: Jeff Miller, AICP, Planning Consultant Laura Chamberlain, AICP, Planning Consultant Bill Turnblad, Community Development Director BACKGROUND Landform Professional Services has submitted an application to develop a 57.8 acre site located at 12525 75th Street North. Landform Professional Services represents both Intergenerational Living and Health Care of Stillwater LLC (ILHC), and The Goodman Group, LLC. ILHC will be the Lakes at Stillwater May 5, 2017 Page 2 owner and operator of the campus and the Goodman Group will develop and manage it. The project is to be known as "The Lakes at Stillwater". The site is made up of seven existing parcels: PID Owner Area (acres) FLU ZNG 1. 30-030-20-42-0002 SCSR LLC 5.12 LDR LR 2. 30-030-20-42-0010 SCSR LLC 1.51 LDR LR 3. 30-030-20-42-0011 Grace Baptist Church 4.59 LDR LR 4. 30-030-20-42-0007 Dionne & Michael Meisterling 8.54 LDR LR 5. 30-030-20-42-0004 McKenzie Living Trust 10.21 LDR LR 6. 30-030-20-42-0005 Elden Lamprecht 16.22 PROS AP 7. 30-030-20-42-0040 Elden Lamprecht 11.86 PROS AP The southern portion of the site lies within the Recreational Development Shoreland District of Long Lake (see Map A). Consequently, development must either be on one acre lots or must occur as a Shoreland Planned Unit Development (PUD). A shoreland PUD allows increased density if: 1) at least 50% of the site remains in commonly owned permanent open space; 2) densities are shifted away from the protected lake; 3) emphasis is placed on protecting the natural resources of the site, such as trees, slopes and water basins; and 4) no more than 25% of the site is improved with impervious surfaces. The developer in this instance has chosen to develop according to the Shoreland PUD standards. The project is planned to be developed in four phases: • Phase 1: o The Lodge: a 139-unit senior living building (59 Independent Living, 32 Assisted Living, 16 Full Care, 32 Memory Care) o Construction of Minar Avenue South (improved public street) o Outlot A (stormwater ponding), Outlot B (open space), Outlot C (Long Lake) o Public trail • Phase 2: o The Cottages: 30 units of senior duplexes/townhomes • Phase 3: o Sandhill Shores: a 70-unit senior assisted living building • Future Phase: o Grace Baptist Church expansion (300 total seats) o Meisterling lot future subdivision (6 senior duplex units, 1 existing sf residential) Phase Building Prelim plat lot Units Unit type Plat 1 The Lodge 3 59 Independent living 1st Addition 1 The Lodge 3 32 Assisted living 1st Addition 1 The Lodge 3 32 Memory care 1st Addition 1 The Lodge 3 16 Full care 1st Addition Subtotal 139 Lakes at Stillwater May 5, 2017 Page 3 2 The Cottages 4-8 121 Independent living 2nd Addition 2 The Cottages 9-11 6 Independent living 1st Addition 2 The Cottages 13-16 12 Independent living 2nd Addition Subtotal 30 3 Sandhill Shores 2 70 Independent living 1st Addition Subtotal 70 I 4 Meisterling cottages 12 6 Independent living Future addition Subtotal 6 Total 245 SPECIFIC REQUEST The developer is requesting: 1) Revised Concept Planned Unit Development for 245 unit senior living campus; and a church expansion. 2) Final Planned Unit Development for Phase 1, Phase 2, and Phase 3 3) Preliminary Plat for The Lakes at Stillwater: 16 lots and 3 outlots 4) Final Plat for The Lakes at Stillwater: 7 lots and 5 outlots 5) Vacation of a Drainage and Utility Easement 6) Special Use Permit for Senior Living Facility in the LR, Lakeshore Residential Zoning District EVALUATION OF REQUEST I. REVISED CONCEPTUAL PLANNED UNIT DEVELOPMENT The Concept PUD was approved by the City Council for this project on April 4, 2016. Since that time, the developer has entered into an agreement with the Meisterlings to include their property in the Concept PUD for the project. Therefore, a revision is being requested to include the Meisterling property in the Concept PUD. As mentioned above, a shoreland PUD allows increased density if: 1) at least 50% of the site remains in commonly owned permanent open space; 2) densities are shifted away from the protected lake (Long Lake, in this case); 3) emphasis is placed on protecting the natural resources of the site, such as trees, slopes and water basins; and 4) no more than 25% of the site is improved with impervious surfaces. All of these standards have been incorporated into the proposed PUD. One additional unit to be used as the campus club house Lakes at Stillwater May 5, 2017 Page 4 A. Minimum Dimensional Standards Site size A standard PUD has to be on a project of at least 3 acres in size. The subject property has 57.8 gross acres. Density Density for this project is set by the state shoreland regulations for PUDs. Specifically, the State's shoreland PUD rules calculate density based upon what type of shoreland district is involved, the minimum lot size of that district, and the distance away from the lake. As long as 50% of the site is preserved in permanently dedicated open space (stormwater ponds and public right of way cannot count towards open space calculations), density increase bonuses are allowed. And, the further you get from the lake, the greater the density bonus. Long Lake is classified as a "Recreational Development Lake." The number of houses allowed in the Recreational Development Shoreland PUD is calculated by taking the square footage of land in a tier (minus wetlands, 72nd Street prescriptive right-of-way, and water surfaces at normal water level) and dividing that by the standard lot size. The applicant proposes 245 units. 239 are associated with the Goodman Group. 6 are future independent living units on the Meisterling property2. Since City Code is not consistent with State statute and rules related to shoreland PUDs, the Minnesota Department of Natural Resources is responsible for reviewing and approving the density. This has been done and the DNR approves. (See attached letter.) Setbacks With a PUD there are no required internal lot line setbacks, except building separations as required by Building Code. There are however required setbacks from the perimeter of the project, from the bluffline traversing the property, and from wetlands. Perimeter setbacks. When the proposed use in the PUD is more intense than the neighboring property, such as a senior living center next to surrounding single family homes, then the perimeter setback must be at least double the height of the structure(s) in the PUD. On the west and south portions of the site, the cottages have a building height of 17 feet, so the setback line is 34 feet. As seen in the Site Plan, the proposed cottages exceed the perimeter setback requirements. Consistent with the LR, Lakeshore Residential Zoning District, the setback from County Road 12 should be 100 feet. Though with a PUD, there is no specific 2 There currently is a single family home on the Meisterling property, which will remain. Lakes at Stillwater May 5, 2017 Page 5 requirement that it be any more than double the height of a building. None the less, all of the buildings exceed the 100 foot setback except the future church expansion, which has about a 55 foot setback. As long as the church addition is only 27.5 feet tall, the standard PUD setback would be met. And, since there is excess road right-of-way along this portion of the County Road, a church addition taller than 30 feet could be allowed. If the standard 75 foot half right-of-way on CR 12 were applied here, the setback to the new church addition would exceed 100 feet. So, the location of the future church addition satisfies the intent of the 100 foot setback from the right-of-way of County Road 12. Bluffline setback. A 40 foot setback from the bluffline on the site is required. In no instance does an existing or proposed building encroach upon the required 40 foot setback. Wetland buffer (setback). This will be addressed under the Watershed District comments below. Impervious coverage A maximum of 25% of the PUD's net project site can be improved with impervious surface. The proposed total is 23.67% of the developable area. B. Open space State law requires 50% of a Shoreland PUD's site to be permanent open space. The project site includes 57.8 acres. 50% of that would be 28.9 acres. Outlots A, B and C have a combined total of 30.11 acres, which is 52% of the site. C. Parking The City Zoning Ordinance does not have a specific parking requirement for the proposed facility. There are specific requirements for "boardinghomes for the aged", "institutions for the aged", and "nursing homes". The parking requirement for each of these is one space for each five residents plus a space for each employee on the largest shift. This parking standard recognizes that the residents are not driving and do not need personal parking spaces. These facilities only need visitor and employee parking. The proposed senior living facility is not a nursing home. But, the proposed facility will have a number of residents that do not drive. There are 32 assisted living units, 32 memory care units and 16 full care units. The residents in these units typically do not drive. So, for these 80 units it would be appropriate to apply the 1 per 5 standard, resulting in 16 required spaces. The independent living units will have more driving residents. In similar facilities in the metro area there are on average fewer than one driver per unit. But to be conservative we could require one space for each of the 165 planned independent Lakes at Stillwater May 5, 2017 Page 6 living units. These 165 spaces would suffice for both the independent living units and their visitors. In addition to the residents and visitors, there will be as many as 75 staff members on the site during the day shifts. There will be fewer during night shifts. So, 75 spaces will be required for staff. Also, with the addition on the Baptist Church, a total of 300 seats would be available. At the rate of 1 parking space for every three seats, 100 spaces would be the maximum spaces needed for the church after expansion. In total, 356 spaces would be required at completion of the PUD. And since the spaces are distributed amongst shared uses, the Zoning Code allows for a 5% reduction. Therefore, the total required is 338. The proposed facility will have 473 spaces distributed as shown in the table below. The only place where there may a shortage is for the church when their expansion is complete. However, The Lakes will share the surface lot with them, since the peak demand for the church is not a peak time for the senior campus. Therefore, the parking requirements are satisfied. Lot Use Units Required spaces Provided spaces 1 Church 300 seats 100 88 2 Independent Living 70 70 70 covered 2/3 Staff, largest shift 75 75 66 surface lot 3 Independent Living Assist, Mem, Full Care 59 80 59 16 50 covered 66 surface 4-11 Independent Living 18 18 34 covered 35 surface 12 Independent Living 6 6 12 covered 12 surface 13-16 Independent Living 12 12 20 covered 20 surface _ SUB -TOTAL 356 473 5% discount 18 TOTAL 338 473 D. Future Development Phase 1. Meisterling Property Entitlement Period. Typically, only 6 months may pass after a Concept PUD is approved before an application must be submitted for a Final PUD permit. However, there is an exception for "phased development", which allows the Final PUD to be applied for "according to the approved staging plan". Currently, the applicant's submitted Phasing Plan only identifies the phasing for the Meisterling and church properties as "future". It is in the City's best interest to grant approval with an identified sunset clause, which will need to be determined by the City Council as part of its approval. Lakes at Stillwater May 5, 2017 Page 7 City staff recommends a 10 year validity period, with the option to request an extension from the City Council if needed. 2. Meisterling Property Roadway Access. Given the length of the proposed cul- du-sac on The Lakes at Stillwater campus, the future twinhome units proposed on the Meisterling property cannot have access to the cul-du-sac. Instead, the six units should either have access directly to 72nd Street without a connection to the main campus, or the cul-de-sac on the main campus should be converted to a through street traversing the Meisterling property and connecting to 72nd Street. 3. Meisterling density The Minnesota Department of Natural Resources has approved the density for this Shoreland PUD, which includes six units (in addition to the existing single family home). However, the location of the six units will have to be amended when the Final PUD application is submitted for this property. The relocation will need to accommodate either a through street or a street that accesses 72nd Street. And, the relocation will need to take into account that no buildings will be allowed in Tier 1, as explained above. 4. Grace Baptist Church A church expansion is provided for in this Concept PUD. The addition would provide space for up to 300 members. Parking for the larger facility would be available both in the church owned parking lot and in the parking lot for the Sandhill Shores independent living building on Lot 2. This shared parking will be allowed through a cross access easement and agreement that will be filed together with the first plat and submitted for review by the City Attorney prior to release of that plat. The setback of the new building meets the intent of the 100 foot setback from County Road 12. Though the setback from the property line is only 55 feet, the extra wide right-of-way places the building 145 feet from the edge of the County Road. Moreover, the PUD standards would only require double the height of the building as a setback from the property line along the County Road. 5. Tree Preservation and Landscaping Both the Grace Baptist Church and Meisterling properties are included in the tree inventory and tree removal plan. And, tree removal within the PUD as a whole will not trigger tree replacement plantings on either of these two properties. However, the landscaping requirements will need to be met when either the Meisterling or Grace Baptist Church properties develop. At that time, they will each have to plant three code compliant trees for each lot that is developed. E. Recreation Plan Within the Landscape Plan (Exhibit L2.1) an internal private trail system as well as improved open spaces for passive recreation are shown. According to the City's Comprehensive Plan, a connection of the City trail system should go through the Elden Lamprecht site (Outlot B) to connect existing city trails to the county's trail Lakes at Stillwater May 5, 2017 Page 8 on Highway 12. But, according to the Brown's Creek Watershed District, no impervious surfacing or grading can happen in proximity to the wetland. Therefore, the developer proposes an alternative route for a connecting trail through the senior living campus. This alternate route is explained later in the report. II. FINAL PUD A. Background Only three of the four total Concept PUD phases are included in the current Final PUD review. Phase 1 contains the construction of Minar Avenue South, platting of open space Outlots A, B, and C, and the construction of the largest of the buildings on the campus, the building known as "The Lodge", which will have independent living units, memory care units, assisted living units, and full care units. Phase 2 includes "The Cottages," which are duplexes and townhomes for independent senior living. Phase 3, the final phase for the Goodman Group, consists of the "Sandhill Shores" building, which will have only independent living units. The future phases of the PUD are for the Meisterling property and the Grace Baptist Church. They will go through a Final PUD process at the time they are ready for development. B. Conditions of Conceptual PUD Approval On April 5, 2016 the City Council approved the original Concept PUD. The conditions of approval are listed below and reviewed. 1) The Zoning Map Amendment request shall be extended to include PID 30.030.20.42.0005 and 30.030.20.41.0040 to be rezoned as PROS: Parks, Recreation and Open Space. This refers to the land currently owned by Eldon Lamprecht. Though the current application does not include a request to rezone these parcels to PROS, staff continues to believe this condition should be required. However, the City Council denied this specific rezoning request last year. So, staff would suggest that this action be postponed until the Comprehensive Plan work is completed in 2018. At that time the zoning map will need to be revised to be consistent with the new Comp Plan. 2) The rezonings will not become effective nor will they be published, unless the Final PUD and Plat is approved by the City and the Final Plat is filed with Washington County for recording. This condition continues to apply. 3) The density of the Final PUD will be consistent with the DNR's analysis for tiered development in the Shoreland Management Overlay District. This condition is met by the proposed Final PUD and development plans. The DNR approves the density, with the following conditions: (a). No new living space units are allowed to be constructed in Tier 1 for either The Lakes at Stillwater portion of the PUD or the Meisterling portion of the PUD. Lakes at Stillwater May 5, 2017 Page 9 Since more than half of the southern twin home structure on the Meisterling portion of the PUD is located within Tier 1, it will have to be relocated. (b). A condition is placed on the PUD to allow only two mooring spaces on Long Lake, one mooring space for The Lakes at Stillwater facilities and one mooring space for the Meisterling portion of the PUD. (c). Shoreland rule requirements for the preservation and maintenance of open spaces through deed restrictions, covenants, permanent easements, public dedication or other equally effective and permanent means are met (MN Rules 6120.3800 Subpart 5 C) 4) All structures in the development shall be set back at least 40' from the top of blufflines in the Shoreland Management Overlay District. Additionally, a 30' setback shall be reserved from all other steep slopes. This condition is met. 5) The Final PUD application material must include calculations for the 25% impervious surface area for the entire development. The 25% impervious surface areas shall be delineated with the proposed Final Plat boundaries. This condition is met. The total impervious coverage is 23.67%. 6) Stormwater calculations shall be submitted for review and approval at the time of Preliminary Plat. This condition is met. 7) A Brown's Creek Watershed District permit shall be obtained prior to final plat approval by the City Council. The permit application has been made submitted by the developer and the development team has met twice with watershed district staff And whereas the grading plan seems to be acceptable, the Board will not approve the permit until the City has approved the plans. So, this condition will need to be changed to read that the final plat will not be released until after the watershed district permit is approved. 8) The main structure shall not be increased in height greater than three stories and 40'10" from the ground grade of the front of the building. This condition is met by the proposed Final PUD and development plans. The height of the building (measured from floor level at front of building to half the distance between the bottom of the roof truss to the top of roof) is 35 feet. And total height to top of roof will be 37'9" 9) The structures ... shall be limited to the Lakeshore Residential Zoning District height maximums. This condition is met. 10) A 10% reduction in the total number of parking stalls shall be permitted in the Final PUD. The total number of stalls necessary for the development shall be determined at the time of Final PUD approval. As seen in the parking discussion above, the standard 5 % reduction was applied. Sufficient parking is planned to be constructed without any reduction at all. 11) A shared parking agreement across all parcels in the Concept PUD shall be submitted with the Final PUD application materials. This has not been completed yet, but will be submitted and approved by the City Attorney prior to release of the final plat. 12) A landscaping plan with a detailed planting list must be approved. Lakes at Stillwater May 5, 2017 Page 10 This has been done. As will be explained later in this report, 52 additional trees will be required within the PUD. These will have to be shown in a revised landscape plan prior to release of the plat for the first addition. 13) A total of 50% open space area shall be depicted on the Final PUD, and the open space calculations must be approved by the DNR. This condition is met. 14) The trail alignment is in conformance with the Brown's Creek Watershed District's wetland buffer setback, and determined acceptable by the City of Stillwater, will be submitted at the time of Final PUD submittal. Brown's Creek Watershed District rules allow no grading or hard surfaces within wetland buffer areas. As seen by the bold dashed line on the attached site plan, staying outside of the buffer areas would allow no hard surfaced trails on Outlot B. Therefore, the hard surface public trail connection will now have to be located on the upland portion of the project. 15) Public land dedication may be used to fulfill public park dedication requirements only if it is found acceptable by the Park Commission and the City Council at the time of the Preliminary/Final Plat review. No public land will be dedicated to fulfill park dedication requirements. Fee in lieu of land is required by the Park Commission, as described in the Preliminary Plat review section below. 16) Public and private lake access and other recreation options shall be found to be acceptable to the City of Stillwater prior to the time of Final PUD Submittal. Public and private recreational improvements are being reviewed by the Park Commission. Their discussion on April 24, 2017 was tabled for additional information and will be continued on May 22, 2017. In general, the Park Commission found the proposal acceptable. If any additional conditions of approval are generated by the Park Commission on May 22nd those conditions should be reviewed by the City Council for inclusion in a revised Resolution of Approval. 17) Approval of private docking on Long Lake shall be determined prior to Final PUD submittal. No dockage is proposed by either the Meisterlings or The Lakes at Stillwater. Though if in the future any is desired, it will have to abide by the DNR condition noted above. That is that allow only two mooring spaces on Long Lake will be permitted; one mooring space for The Lakes at Stillwater and one mooring space for the Meisterling portion of the PUD. 18) Determination of all conservation, drainage and utility easements shall be determined and found acceptable by the City of Stillwater prior to Final PUD submittal. A conservation easement, or similar instrument, will be required over Outlots B and C as well as over the wetland buffer areas found on Preliminary Plat Lots 1, 3, 9 and 11. Blanket drainage and utility easements will be required over all waterbodies, and the Long Lake outlet structure and pipe. These easements will all be required to be approved by the City Attorney and either executed or placed on the final plat before the city signs and releases plat. 19) Copies of all covenants and easements relating to the provision, use and maintenance of common open space must be filed with the Final Plat. Since there will be only one owner of all of the property, covenants are not needed. But a conservation easement, or similar instrument, will be needed over portions of the project as described above. Lakes at Stillwater May 5,2017 Page 11 20) Any access to CSAH 12 must be found acceptable to Washington County. A letter of intent from Washington County to approve the access point or points must be submitted to the City together with Final PUD and Preliminary/Final Plat application materials. In the event two accesses onto CSAH 12 cannot be constructed, the following must be submitted with Final PUD and Preliminary/Final Plat application materials: (a) A $7,500 escrow for the purposes of hiring a City selected traffic engineering consultant to do a traffic impact study. The purpose of the traffic study is to ensure the traffic generated from this mixed use campus will be able to adequately and safely enter and exit this property. (b) A suggested future through street alignment, not necessarily contained entirely on the subject property that gives access to 72nd Street. Washington County Public Works does not believe a traffic study is necessary. Based upon similar facilities throughout the County, they feel that a single access point onto County Road 12 is sufficient. Especially since: 1) turn lane improvements at the intersection already exist, 2) intersection/.access spacing in this stretch of the County Road is good; and 3) an emergency access on the west edge of the property is planned and approved by the County. 21) Ownership of the main access road to the project shall be determined prior to the submittal of the Final PUD This condition is met by the proposed Final PUD and development plans. The main access road will be public. 22) The private land upon which 72nd Street North and its related improvements and drainage ditches are situated shall be platted and dedicated to the City. This shall be identified on the preliminary plat. This condition is met. 23) Requirements for utility connections of all existing structures shall be determined prior to the submittal of the Final PUD. This condition has been met. 24) Utility and drainage easements shall be required over all waterbodies, the Long Lake outlet structure and pipe, and at the southwest property corner north of 72nd Street North. The exact location of the easements, found acceptable by the City Engineer, shall be depicted on all future plans and plats. This condition has not been met yet, but will be incorporated into the final plat before it is signed by the City and released for recording. 25) A tree preservation plan along the western edge of Building IL3, near the adjacent property to the west, shall be submitted at the time of Preliminary Plat. This condition is met by the proposed Final PUD and development plans. The primary concern with this condition was to partially screen the largest former building from the Meisterling property. The Meisterling property is now being planned as an integral part of the PUD. C. Signage Since the project site is zoned LR, Lakeshore Residential and single family developments were envisioned, the only sign foreseen by the sign ordinance is a single monument sign for the development. However, given that this project has a campus setting, a single Lakes at Stillwater May 5, 2017 Page 12 monument sign is not sufficient. Therefore, together with approval of the PUD and SUP, a signage package will need to be approved. The Lakes at Stillwater is proposing a master sign package that includes one main campus sign at the County Road 12 entrance, three secondary signs (for Sandhill Shores, The Lodge and Birchwood Landing) and several directional signs. The Signage Master Plan dated April 28, 2017 is attached and provides more detail about the individual signs. It also gives a general location for each of the signs. The final text details will be provided with the sign permit application, but this reflects the intent. The sign package is very similar to the signage provided in the other communities The Goodman Group operates to provide clear wayfinding for residents, guests and vendors. Additionally, it should be noted that the Grace Baptist Church has an existing freestanding sign that is intended to remain When the permits are requested for each of these signs, detailed location maps must be submitted, and all required setbacks from property lines and public right-of-ways will need to be maintained. III. PRELIMINARY PLAT A. Overview The applicant has submitted a preliminary plat showing the subdivision of the project site amongst all the phases. It is the intention of the applicant to go through preliminary plat approval of the entire project and then only go through the final platting for Lots 1-3; and 9-12; leaving the remainder as outlots, some of which will be re -platted for future phases, the others will remain as outlots. The preliminary for "The Lakes at Stillwater3" includes: • 16 lots accommodating a church, an existing single-family home, two mixed use senior living buildings, and 12 lots for senior duplexes/townhomes • Two public rights -of -way. One will be a cul-de-sac [Minar Avenue South] from which private roads and driveways will provide access to the homes. The other [72nd Street North] will remain a gravel road as it currently is. • The plat includes Outlot B, which will be set aside for wetland and open space preservation. • Tree removal exceeds the 35% allowance and therefore a replacement plan is required for the project. • Municipal water and sanitary sewer will be extended through the site via the new public right of way, Minar Avenue South. • A private trail system will connect Minar Avenue South with the 72nd Street right-of-way. 3 The owners of the project have changed the name of the project from "The Lodge at Stillwater" to "Lakes at Stillwater". However, this change occurred after submission of most of the application materials. So, the correction will have to be made to the names when final materials are submitted to the City. Lakes at Stillwater May 5, 2017 Page 13 • The applicant has requested that the name of the public street off of Highway 12 be named "Birchwood Run."4 B. Civil Engineering The City Engineer reviewed the plans and makes the following comments: 1. The length of the cul-de-sac measures 1600 feet and exceeds the city code of 600 feet. This is only acceptable because of the emergency access point to County Road 12 at the midpoint of the long cul-de-sac. 2. Emergency overflow from the pond north on 72nd Street should not flow across 72nd Street. It should be redirected to the east to the drainage ditch. 3. An easement shall be dedicated for all common drainage areas. i.e. backyard drainage on the west end of the property (town homes). 4. The utilities (water and sewer) east of the cul-de-sac serves more than one property. Therefore, these utilities must be within public right-of-way, and under a street including street or declared to be private. 5. No direct runoff from the site may drain to Jackson Pond. 6. The storm sewer form I.B.4 must be extended to the creek 7. Trails on the site should not enter onto 72nd Street until an established trail is constructed along 72nd Street. But, the construction of any portion of the trail that does not connect to 72nd should be provided for in the form of an escrow. 8. Ped ramps must be constructed according to ADA guidelines. 9. All other items are minor and can be addressed at the time of final review C. Brown's Creek Watershed District Comments Comments are not available yet from Brown's Creek Watershed District. The applicant shall be required to meet any conditions set by Brown's Creek Watershed District in order to make the project compliant with Watershed rules. D. Tree Preservation & Landscaping General The proposed development occupies a site near Long Lake, whose shoreline is protected by both Stillwater City Code and Minnesota Department of Natural Resources shoreline regulations. Much of the tract is forested, some of it densely. The inventory that accompanies the plan lists 2602 significant (6" diameter -breast -height or greater) trees. Soils and Grading The plan (C3.1A) calls for the collection and storage of topsoil, but does not state where or how it is to be stored and protected from theft and contamination. Materials storage areas and worker parking areas need to be designated away from tree canopies and protected area boundaries. The City Forester recommends that a layer of wood chips (or other 4 City Staff recommends denying this request and maintaining the name "Minar Avenue South," to correlate with the existing street naming system within the city. Lakes at Stillwater May 5, 2017 Page 14 suitable materials) be spread in these areas to help absorb the compressing force of the vehicles on the soil's porosity and reduce mud. These wood chips would be removed by the contractor when progress so dictated. Page C1.3 calls for tree removals to include trees and all root structures. But, leaving existing root structures in the ground helps hold the soil in place and retards erosion. So where root removal is not essential, they should stay in place. This is especially true along protected tree lines, property lines, bluff lines or where erosion may play a role. This is especially important in a shoreline zone. Tree Removals 48.2% of 2,311 trees on site are to be removed. 35% of the significant trees are allowed to be removed before tree replacement is triggered. Therefore, tree replacement is required. Replacement must be at a minimum rate of one to one for each tree removed above the 35% allowed. 809 trees could be removed without a replacement requirement. 1,115 are proposed to be removed. Therefore, a minimum of 306 trees5 must be replanted. The plan proposes to replace 311 trees, which exceeds the minimum requirement by 5 trees. When trees are being removed, industry Best Management Practices (BMPs) are to be followed. Equipment shall not enter protected shoreline zone or wetland buffers; nor disturb any part of thereof with tree removing operations. On steep slopes cut targeted plants below grade where possible, leaving below -ground roots. Landscaping In addition to the tree replacement requirements, City Code Section 32-1, Subd. 6 (q) (1) requires an average of three trees per lot for landscaping purposes. The 16 lots shown on the Preliminary Plat will likely develop as 19 lots. This is because Meisterling's Lot 12 will likely develop as four lots (one for the single family home and three for the duplexes). So, these 19 lots will require 57 trees for landscaping purposes. Of the 57 required landscaping trees, 42 will be the responsibility of The Lakes at Stillwater and the other 15 will be the responsibility of the developers of the Meisterling and Grace Baptist Church property. The tree replacement portion of the plan (see above) shows 5 excess trees. These 5 are credited to The Lakes at Stillwater's landscaping requirements. So, The Lakes at Stillwater will therefore need to add 37 more code compliant trees to their plans. This will need to be done prior to release of the final plat for the first addition. 5 Replacement trees must be an average of 2 inches in diameter at breast height for deciduous trees (except bur oak, bicolor oak, ironwood and ornamental trees, which may be an average of 1.25 caliper inches). Coniferous trees must me an average height of 6 feet. Lakes at Stillwater May 5, 2017 Page 15 One important note here is that per City Code Section 32-1, Subd. 6(q)(1), no trees are allowed to be planted in the public right-of-way. Therefore, the landscaping and tree replacement plans must be revised to show all trees planted outside of the sidewalk, not between it and the street. Species The planting list is generally very good. Given what we know about the dangers of creating monoculture landscapes, tree and landscape professionals try to adhere to the 5-10-15 rule. This says that forest health and diversity are inextricably linked. A healthy target is to have no more than 5% of one species, 10% of one genus, and 15% of one family in a given planting. However, the 11 Acer rubrum and 11 Acer Freeman, both maples, combine to make up 7% of planned project tree planting (16.5% of all non -street trees). Also, maples are the preferred host tree for Asian long horned beetle, predicted to be the next destructive invasive pest to be headed to Minnesota. Maple already makes up a very high percentage of our forest. So, the City Forester recommends that some or all of the maples be replaced with another species. D. Public Park and Trail Dedication The City's Trail Plan shows a planned public trail segment traversing the open space shown as Outlot B. This trail would connect 72nd Street to the County trail along the south side of County Road 12. However, the Browns Creek Watershed District has informed the applicant and the City that no impervious surfaces or grading will be allowed in proximity to the wetlands on the site. As such, a hard surface trail will not be allowed as planned. Therefore, the developers have added a public trail along the west side of the new public street. This trail will then combine with the planned private trail that will make its way to 72nd Street. (See attached trail plan.) City staff is exploring the possibility of building a trail along the north side of 72nd Street that would connect to the sidewalk system in Liberty on the Lake, the new public trail in The Lakes of Stillwater, and the trail system in Croixwood. To accomplish this, a trail easement may be required along the north side of 72nd. The developer, city staff and Park Commission will explore this option prior to Council consideration of the project. Ordinance Standards Ordinance 963 establishes minimum public park and trail dedication requirements for all development. In cases such as this one where the Comprehensive Plan and park planning efforts do not identify a need for on -site parkland, a park dedication fee is required in lieu of a land dedication. Lakes at Stillwater May 5, 2017 Page 16 Park Dedication Fee There is no established park dedication fee in Ordinance 963 for senior living facilities. The most similar fee may be for multiple -family projects, which requires $1,500.00 for each unit. However, the impact of a senior living project and an apartment building are not similar. Therefore, the Park Commission in similar cases reduced fees. On April 24, 2017 the Park Commission recommended applying the same reduced fees to this project. If those reductions are also applied to the first plat of The Lakes at Stillwater, it would result in the following fees: Unit type Number of units Park usage Standard fee/unit Recommenced fee/unit Recommended Total Memory care 32 0% $1,500 $0 $0 Assisted living 32 0% $1,500 $0 $0 Independent living 135 50% $1,500 $750 $101,250 [ull Care Suites 16 0% $1,500 $0 $0 Total I 215 I TOTAL I $101,250 The park and trail dedication fees will be due upon release of the final plat. The units shown above are all associated with the first plat for this project. Trail Dedication Fee In addition to the park dedication fee, Ordinance 963 also requires a trail dedication fee if a trail is not to be built and dedicated to the public. In this project a public trail would be required. Ideally that public trail would be across Outlot B. The cost of public trail construction should be deducted from the required trail dedication fee. As mentioned above, the trail connection through Outlot B will not be permitted by the watershed district. So, an alternate route through the project will be provided. The Park Commission is still considering the configuration of the public trail. As with the park dedication fee, it is unlikely that the impact of the project's residents upon the public trail system will be in the same order of magnitude as a standard apartment building. Therefore, the Park Commission has recommended the following reduced fees: Unit type Number of units Trail usage Standard fee/unit Recommenced fee/unit Recommended Total Memory care 32 0% $500 $0 $0 Assisted living 32 25% $500 $125 $4,000 Independent living 135 100% $500 $500 $67,500 Full Care Suites [ 16 I 0% I $500 I $0 I $0 TOTAL I $71,500 Lakes at Stillwater May 5, 2017 Page 17 The total trail dedication fee would be $71,500 minus the cost to the developer of constructing the public trail to connect 72nd Street with the County trail on County Road 12. The trail fees will be due upon release of the final plat for the first addition. F. Environmental Assessment Worksheet Minnesota Environment Rules require an Environmental Assessment Worksheet (EAW) if a residential project exceeds 250 unattached units or 375 attached units in a city within the seven -county Twin Cities metropolitan area. This project has a total of 245 attached units. Therefore, an EAW is not required for the project. IV. FINAL PLAT Normally a Final Plat does not need to be reviewed by the Planning Commission. But, since this property is being developed as a Planned Unit Development, the Planning Commission has to review the final version of the plat. As explained in the preliminary plat section, the applicant has decided to undergo the preliminary platting for the entire site, but will at this time pursue the final platting only of Lots 1-3 and 9-12 of the preliminary plat. All other lots (4-8 and 13-16) will instead become outlots now and be re -platted later. Typically, before a final plat may be submitted, all conditions for the preliminary plat need to be met. Since the applicant has elected to pursue preliminary and final platting at the same time, all conditions of the preliminary plat must be met or included in the Development Agreement before the final plat may be released from the City for recording. V. VACATION OF DRAINAGE & UTILITY EASEMENT The applicant has applied to vacate an existing drainage and utility easement on the Meisterling property. Its purpose was to give the Meisterling property access to municipal utilities. However, those utilities will be realigned now as a part of development for "The Lakes at Stillwater". Therefore, this existing drainage and utility easement will no longer be needed. The location of the easement to be vacated can be seen in the attached graphic. VI. SPECIAL USE PERMIT A. Overview "Senior Care Living Facilities" are allowed in the Lakeshore Residential (LR) zoning district with a Special Use Permit. Lakes at Stillwater May 5, 2017 Page 18 The Planning Commission typically utilizes their authority to approve/deny Special Use Permits. As this Special Use Permit request is so intertwined with other Land Use decisions that need Council approval, staff recommends that the Planning Commission make a recommendation on the Special Use Permit and forward the decision to the City Council. B. Regulations and Standards Sec. 31-207(d) of the City Code states that a Special Use Permit can be approved if the Planning Commission finds that: (A) The proposed use conforms to the requirements and the intent of the Zoning Ordinance, the Comprehensive Plan, and any relevant area plans. Zoning Ordinance All relevant Zoning Ordinance standards have been reviewed in previous sections of this report. Comprehensive Plan The Comprehensive Plari s housing chapter encourages providing a range of housing opportunities for the aging and elderly. One tool identified for doing this is through the zoning ordinance, which allows higher density senior residential facilities by SUP in several of the City's single family zoning districts. (B) Any additional conditions necessary for the public interest have been imposed. Architectural design - The project site is not located within a historic residential neighborhood, downtown, or the West Business Park. Therefore, no architectural standards are mandated, nor is a review by the Heritage Preservation Commission required. None the less, architectural design is important to the City and its residents. The architectural elevations and exteriors have been submitted and meet City standards [Exhibits A3.0, A3.1, A3.2, A3.3, A5.0]. Lighting - A lighting plan has been submitted for the freestanding lighting improvements. The illumination spillover is held at 0.0 luminaires at all perimeter property lines, which is required. Cut sheet details have been submitted for each of these exterior fixtures, highlighting both aesthetic considerations as well as glare potential. A plan for the exterior wall and building lights has not been submitted yet. This will be required prior to Council approval of the project. Mechanical - Most of the HVAC equipment is within the building as either Magic-Paks or furnace units. Each furnace will have a compressor that will be located on the roof or in the parking garage; however, because of the distance limit for the line sets, some units will need to be located on the roof. These units will be located behind the pitched roof elements or will be screened by a screen wall to be Lakes at Stillwater May 5, 2017 Page 19 compatible with the building. More details on the exterior equipment will be required prior to City Council approval of the project. (C) The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The location and the layout of the Senior Care Living Facilities puts minimal impact on neighboring properties while also accomplishing the City's goals of increasing housing options and varieties for the growing senior population, as highlighted in the Comprehensive Plan. All of the senior living facilities conform to height and bulk requirements for the district; they also meet standards for a shoreland PUD, encouraging development away from the shoreland of Long Lake. With all of this in mind, staff has determined that senior care living facilities as proposed would not be a detriment to the public on this site. ALTERNATIVES A. Approval. If the Planning Commission finds the proposal satisfactory, it could recommend approval with the following conditions: 1. The site shall be developed in substantial conformance with the plans on file with the Community Development Department, including those below, except as may be modified by the conditions herein: • Preliminary Plat C1.2 3/17/17 • Open/Developed Areas 4/10/17 • Tree Preservation Plan C1.4 3/17/17 • Site Plan C2.1 4/5/17 • Grading, Drainage, Paving, Erosion Control C3.1 3/17/17 • Utilities C4.1 3/17/17 • Street profile C6.1 3/17/17 • Landscape Plan L2.1 3/17/17 • Trees & Seeding Plan L2.2 3/17/17 • Lower Level Plans A3.0 4/5/17 • 1st Floor Plans A3.1 4/5/17 • 2nd Floor Plans A3.2 4/5/17 • 3rd Floor Plans A3.3 4/5/17 • Exterior Building Elevations A5.0 4/5/17 • Street Lighting & Photometrics E1.1 3/17/17 • Master Sign Plan 4/28/17 • Phasing Plan 3/17/17 • Final Plat 3/24/17 • Master Trail Plan 5/1/17 2. All civil engineering plans must be found satisfactory to the City Engineer, or revised to his satisfaction prior to release of the Final Plat for filing with Washington County. Lakes at Stillwater May 5, 2017 Page 20 a. The emergency overflow from the pond north on 72nd Street must not flow across 72nd Street. It should be redirected eastward to the drainage ditch. b. A drainage easement shall be dedicated on the final plat for all common drainage areas. i.e. backyard drainage on the west end of the property (town homes). c. The utilities (water and sewer) east of the cul-de-sac serve more than one property. Therefore, these utilities must either be located within a public right-of-way or declared to be private. d. No direct runoff from the site may drain to Jackson Pond. e. The storm sewer from I.B.4 must be extended to the creek. f. Trails on the site should not connect to the 72nd Street right-of-way until a public trail is constructed along 72nd Street. But, the construction of any portion of the trail that does not connect to 72nd should be provided for in the form of an escrow. This provision must be included within the Development Agreement for the project, prior to approval of the Development Agreement by the City Council. g. All electrical and communications utility lines shall be buried. This must be specified in the plans submitted for final plat approval. 3. All pedestrian ramps must be constructed according to current ADA guidelines. 4. All public utilities that are located on privately owned property will need to be encumbered by drainage and utility easements. 5. Development impact fees for each phase must be paid to the City prior to release of the Final Plat for that phase of development. This includes fees for parks, trails, transportation adequacy, trout stream mitigation, trunk sewer and trunk water. 6. Stormwater and grading plans must be approved by the Brown's Creek Watershed District, and permit issued prior to release of the Final Plat for each phase. 7. The boundaries of the wetland and pond buffers must have identification signage installed according to Brown's Creek Watershed District rules. Provisions for installing this signage must be included in the Development Agreement, prior to approval of the Development Agreement by the City Council. 8. The revised Concept PUD will have a 10 year validity period. Therefore, the Meisterling and Grace Baptist Church properties will have to submit Final PUD plans and Final Plats within 10 years, though the owners of either of these two properties could request an extension from the City Council, if needed. 9. Future senior living units on the Meisterling property cannot have access to the cul- du-sac being developed as part of Phase 1 of this project. Instead, these units must either have access over a new road to 72nd Street without a connection to the main campus, or the existing cul-de-sac on the main campus should be converted to a through street traversing the Meisterling property and connecting to 72nd Street. 10. The six senior living units on the Meisterling property, Lot 12, will have to be relocated. This will have to be shown on the Final PUD application for the Meisterling property whenever it is submitted. This relocation will need to accommodate the revised street alignment addressed above in Condition 10. The relocation will also need to take into account that no buildings on Lot 12 will be allowed in Tier 1, as explained earlier in this report. 11. The parking field on Preliminary Plat Lot 2 that is going to be shared with Grace Baptist Church will require a cross access easement and agreement. The easement and agreement must be reviewed and approved by the City Attorney, then filed together with the first plat at Washington County. Lakes at Stillwater May 5, 2017 Page 21 12. Only two mooring spaces will be permitted on Long Lake; one for The Lakes at Stillwater campus and one for the Meisterling portion of the PUD. 13. A conservation easement, or similar instrument, will be required over Outlots B and C as well as over the wetland buffer areas found on Preliminary Plat Lots 1, 3, 9 and 11. These easements will be required to be approved by the City Attorney and either executed or placed on the final plat itself before the city releases the final plat for filing with Washington County. 14. Blanket drainage and utility easements will be required over all waterbodies, and the Long Lake outlet structure and pipe. These easements will be required to be approved by the City Attorney and either executed or placed on the final plat itself before the city releases the final plat for filing with Washington County. 15. When sign permits are requested for each of the signs shown in the Master Sign Plan, detailed location maps must be submitted with application materials, and all required setbacks from property lines and public right-of-ways will need to be maintained. 16. Materials storage areas and worker parking areas need to be designated away from tree canopies and protected area boundaries. The City Forester recommends that a layer of wood chips (or other suitable materials found acceptable to the City Engineer) be spread in these areas to help absorb the compressing force of the vehicles on the soil's porosity and reduce mud. 17. When trees are removed, industry Best Management Practices are to be followed. Equipment shall not enter into the protected shoreline zone or wetland buffers for tree removal; nor shall any soil thereof be disturbed during tree removing operations. 18. Some or all of the maples included in the tree and seeding plan should be replaced with another species. The replacement species must be approved by the City Forester prior to approval of the project by the City Council. 19. The landscaping plan must be revised by adding 37 more code compliant trees within Phases 1 to 3 of the PUD. This change must be made to the plans prior to release of the plat for the first addition. In addition, for the future development of the Meisterling and Grace Baptist Church properties, three landscaping trees must be added to their plans for each of their lots. 20. A trail easement is necessary along the north side of 72nd. The location and width of the easement is to be approved by the City Engineer and Park Commission prior final approval of the project by the City Council. In addition, the easement document shall be reviewed and approved by the City Attorney prior to release of the plat for filing with Washington County. 21. The park and trail dedication fees will be due prior to release of final plats for filing with Washington County. 22. Public and private recreational improvements are being reviewed by the Park Commission again on May 22, 2017. If any additional conditions of approval are generated by the Park Commission, those conditions will need to be reviewed by the City Council for inclusion in a revised Resolution of Approval. 23. A plan for the exterior building lights must be submitted and found satisfactory by the City Council. 24. More details concerning the exterior mechanical equipment is necessary in order to determine the views and noise levels at perimeter property lines. This information should be submitted prior to City Council review of the project. Lakes at Stillwater May 5, 2017 Page 22 B. Table If the Planning Commission finds the proposal to be incomplete, it could table the review for additional information. C. Denial If the Planning Commission finds the proposal to be inconsistent with development codes or to be unsatisfactory for other reasons, it could recommend denial. With a denial, the basis of the action should be given. RECOMMENDATION The revised Concept PUD, preliminary plat, Final PUD, Final Plat represent a good solution to the need for Senior Care Living Facilities yet balancing the density envisioned by the Comprehensive Plan and the protective goals of the South Twin Lake Shoreland Management Overlay District. Therefore, staff recommends approval with the conditions listed in Alternative A. Attachments: Map A - Shoreland Zoning and Location Map B - Site Plan Map C - Phasing Plan C2.1A - Site Plan C2.1B - Site Plan C2.1C -Site Plan Trail Plan Sign Plan Preliminary Plat Final Plat Grading Plan L2.2 Trees and Seedling Plan Floor Plans and Elevations 3/24/17 Narrative Density Tier Map PUD Open Space Map DNR Letter of Approval Easement vacation survey cc: Kendra Lindahl Jennifer Sorensen, DNR Regional Hydrologist 77/TH ST N 1 'AG SUMMER �% y��T FIELDS F < ),, 0_ COURT TALLPINE O (D, v TRAIL !'�� O Q0 • �� `, 1 \c f RUTH ERA J G0 li�� 0"- s ��� O CR 0 0 AVE ADELINE 0 m SUN, MER FIELDS GREEN z 2 1,000 foot Shoreland Overla Subje. roperty 72nd ST N. District boundary W ' O 0 l f /Z r'� 1 CROIXWOO C/ib477- illvvater THE BIRTHPLACE OF MINNESOTA Map A Zoning Districts A-P, Agricultural Preservation RA - Single Family Residential RB - Two Family ▪ TR, Traditional Residential LR, Lakeshore Residential L 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-0, Business Park- Office BP -I, Business Park - Industrial IB - Heavy Industrial ▪ CRD - Campus Research Development PA- Public Administration PROS - Park, Recreation or Open Space Public Works Facility ROAD WATER April 3,2017 ec IWICMAliquip... 0 Pstalla epitailimat 4 . 11'' ' • t_ 6, 11111rIV r Api tICe 'St • 40_ _ ailitarglikpoi4x0fi 01-147 !!: r ' I 11 1 w•-t.--t-lar!itk rirrfwv"" (• • • • • • • • • 111._ NORTH ....„ • k• , . P.; . • 111,114 %,• .., 1 Future Grace Baptist Church Building Grace Baptist Church nterlachen Drive •04 AKES WATER a collaboration with: • • LAN! ft Intergenerational LIVING AND HEALTH CARE The Goodman Group NORTHL N REAL ESTATE G RO Li P TROSSEN WRIGHT PLUTOWSKI ARCHITECTS, PA SITE PLAN THE LAKES AT STILLWATER • Stillwater, MN 03.29.2017 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Intergenerational Living and Health Care .. • . LANDFORM • . PHASING PLAN The Lodge at Stillwater • Stillwater, MN 03.17.2017 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. X 7 GENERAL NOTES © LANDFORM 2017 • IAN 582040'01 "W 41, I l LJ 147. 76 ENLARGED SITE PLAN (WEST) 273.86 oo/ N89°242 A% 18.E N83001 '35"E / / N89027' 14"W I I I I I 1 �IIIIIIIIIi 328.26 DRAINAGE AND UTILITY EASEMENT 1 • / BOTTOM=g10.0 '/ \��� 100-YEAR-HWL-�f�3.gl ' SHORELAND OVERLAY BOUNDAR�1 BUILDING I 51,350 S.F. FFE■92933 GFE ■ 918.00 17- r �-- (li BOTTOM = c100.0 10I DO -YEAR HWL q03 85 )� -WE"fiLAND LONG LAKE RECREATIONAL DEVELOPMENT LAKE DNR 82-0021 OHWL = 891.5 100-YR HWL =895.42 DRAINAGE / OUTLOT C AND UTILITY EASEMENT 7 • • • • • • • • S89024'42 "E 331.08 I- c•D / o / / / rT' -T I BUILDING 2 31,500 S.F. FFE=92933 GFE=9IS 42.03'` 12.53' • 805.98 SHORE AND OVERLAY BOUNDARY FUTURE C1-IURG1-I BUILDING FFE = 93030 -IIf-IsIIII ENLARGED SITE PLAN (SOUTH N89°24'42 373.72 =0°13'01" =5b0.�8 L= 21.24 / r 0 f 0 1 40 FT BLUFF SETBACK / LINE r 1 / S89% / ENLARGED SITE PLO --FEAST) NORTHLAND POND MANAGE 1 WETLAND DNR 82-305A 100-YR HWL=894.84 1'�IIII� OUTLOT Q ,'// // // /1 /1 ' / 1 ' / 1 / 1 PRESERVE WETLAND 100-YR HWL =894.84 182.2 WETLAND BUFFER 40 FTLINE BLUFF SETBF,CK LINE --N88-018'48''E 0 0 CirD / / / 1 / 1 1 1 1 • 1 1 1 1 1 1 1 1 1 1 44/ (1 • • • • • • • • • • • • • Y, 1 1 1 1 1 1 N89024'42"W ' 523.53 711.21 / / / / / / / / / / / / / / / / / / / / / / / / / /s89021 '52"Wl / 95 /co / / /w/ / I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT LANDFORM PROFESSIONAL SERVICES AT 612.252.c1070. SITE PLAN NOTES OBTAIN ALL NECESSARY PERMITS FOR CONSTRUCTION WITHIN, OR USE OF-, PUBLIC 3. THE DIGITAL FILE, WHICH CAN BE OBTAINED FROM THE ENGINEER, SHALL BE USED FOR STAKING. DISCREPANCIES BETWEEN THE DRAWINGS AND THE DIGITAL. FILE SHALL BE REPORTED TO THE ENGINEER. THE BUILDING FOOTPRINT, AS SHOWN ON THESE DRAWINGS, AND THE DIGITAL. FILE, SHALL BE COMF'ARED TO THE STRUCTURAL DRAWINGS PRIOR TO STAKING. 4. BUILDING LAYOUT ANGLES ARE PARALLEL WITH OR PERPENDICULAR TO THE PROPERTY LINE AT THE LOCATION INDICATED. 5. DIMENSIONS SHOWN ARE TO FACE OF CURB AND EXTERIOR FACE OF BUILDING UNLESS NOTED OTHERWISE. 6. DELINEATE PARKING STALLS WITH A 4-INCH WIDE WHITE PAINTED STRIF'E. DELINEATE ACCESS AISLES WITH 4-INCH WIDE WHITE PAINTED STRIPES 18 INCHES ON CENTER AND AT 45 DEGREE ANGLE TO DIRECTION OF- TRAVEL. 17->EUTURE IMPROVEMENTS. 8. REFER TO ARCHITECTURAL FOR TRASH. GREEN SPACE (LANDSCAPE AREA) PARKING SUMMARY THE LODGE OF STILLWATER USES REDUCTION 5% FOR UNITS CODE REQUIREMENTS SHARED USES LOT 3 LOT 2 STAFF ON LARGEST SHIFT 27 14 i TOTAL ACCESSIBLE STALLS 27q REDUCTION 5% FOR TOWNHOMES UNITS COPE REQUIREMENTS SHARED USES LOT 12 14 PROVIDED STALLS COVERED SURFACE TOTAL 50 0 66 88 116 88 120 220 340 q TOTAL 37 74 CODE REQUIREMENTS BASED ON THE FOLLOWING RATIOS: 71 PROVIDED STALLS COVERED SURFACE TOTAL CHURCHES = I SPACE FOR EACH 3 SEATS N MAN SANCTUARY NSTITUTIONS FOR THE AGED/BOARDNG HOMES FOR THE AGED AND NURSING HOMES = I SPACE PER 5 BEDS PLUS 2 FOR EA. EMPLOYEE ON LARGEST SHIFT GROSS AREA SUMMARY PERVIOUS IMPERVIOUS 2,455,610 S.F. 63,767 S.F. PERVIOUS IMPERVIOUS 488,721 S.F. 80.60% TOTAL (57.84 Ac) DNR DEVELOPABLE AREA SUMMARY UNDEVELOPABLE AREA: ONR WATERS/WETLAND BLUFF AREA 666,487 S.F. Ic11,13q S.F. TOTAL UNDEVELOPABLE 88c1,037 S.F. (20.41 Ac) DEVELOPABLE AREA: TOTAL PROJECT AREA 2,51c1,385 S.F. LESS TOTAL UNDEVELOPABLE 88c1,037 S.F. TOTAL DEVELOPABLE 1,630,348 S.F. (37.43 Ac) PERCENT IMPERVIOUS: PERVIOUS 1,244,357 S.F. 76.32% TOTAL DEVELOPABLE ZONING AND SETBACK SUMMARY THE PROPERTY IS ZONED LAKESHORE RESIDENTIAL. BUILDING SETBACK INFORMATION 6 AS FOLLOWS: FRONT YARD = 25 FT. sloe io FT. PARKING SETBACK NFORMATION 6 AS FOLLOWS: FRONT YARD = 5 FT. FROM QOM. AND 0 FT. FROM PROPERTY LNE REAR = 5 FT. FROM 12.0.\A/. AND 0 FT. FROM PROPERTY UNE SIDE = 5 FT. FROM R.O.W. AND 10 FT. FROM PROPERTY LNE LOT AREA SUMMARY LOT NUMBER PERVIOUS (S.F.) IMPERVIOUS (S.F.) TOTAL AREA (S.F.) 2 45,272 73,054 118,326 NORTH Know what's Below. Call before you dig. 0 80 160 THE LODGE AT cTILLWATER OWNER + OPERATOR Intergenerational LIVING AND HEALTH CARE DEVELOPER + MANAGER Ift) The Goodman Group REAL ESTATE CO -DEVELOPER NORTHL ND REAL ESTATE GROUP MUNICIPALITY SHEET INDEX SHEET TITLE CO.1 TITLE SHEET C1.1 EXISTING CONDITIONS CI.2 PRELIMINARY PLAT C1.3 DEMOLITION C1.4 TREE PRESERVATION PLAN C I.4A ENLARGED TREE PRESERVATION PLAN (EAST) C I.4B ENLARGED TREE PRESERVATION PLAN (WEST) C I.4C ENLARGED TREE PRESERVATION PLAN (SOUTH) C I.5A TREE PRESERVATION SPREADSHEETS C I.5B TREE PRESERVATION SPREADSHEETS C I.5C TREE PRESERVATION SPREADSHEETS C I.5D TREE PRESERVATION SPREADSHEETS C2.I SITE PLAN C2. IA ENLARGED SITE PLAN (EAST) C2. IB ENLARGED SITE PLAN (WEST) C2.1C ENLARGED SITE PLAN (SOUTH) C3.1 GRADING, DRAINAGE, PAVING, & EROSION CONTROL C3. IA ENLARGED GRADING, DRAINAGE, PAVING & EROSION CONTROL (EAST) C3.16 ENLARGED GRADING, DRAINAGE, PAVING & EROSION CONTROL (WEST) C3.1C ENLARGED GRADING, DRAINAGE, PAVING & EROSION CONTROL (SOUTH) C4.I UTILITIES C4. IA ENLARGED UTILITIES (EAST) C4. IB ENLARGED UTILITIES (WEST) C4.1C ENLARGED UTILITIES (SOUTH) C6.1 "A" STREET PROFILE C7. 1 CIVIL CONSTRUCTION DETAILS C7.2 CIVIL CONSTRUCTION DETAILS L.2.1 LANDSCAPE PLAN L.2.2 TREES AND SEEDING PLAN L2.3 ENLARGED LANDSCAPE PLAN (EAST) L2.4 ENLARGED LANDSCAPE PLAN (WEST) L.4.1 IRRIGATION PLAN L.7.1 LANDSCAPE DETAILS A3.0 LOWER LEVEL PLAN A3.1 FIRST FLOOR PLAN A3.2 SECOND FLOOR PLAN A3.3 THIRD FLOOR PLAN A5.0 EXTERIOR ELEVATIONS AND SECTION ISSUE / REVISION HISTORY CONTACT ENGINEER FOR ANY PRIOR HISTORY DATE ISSUE / REVISION REVIEW 17 MAR 2017 CITY SUBMITTAL PROJECT MANAGER REVIEW BY SES DATE 03.17.17 CERTIFICATION I hereby certify that thI5 plan was prepared b 1 deir my dIrect supervision, and that I am a duly License rtir‘ 41„ the laws of the state of MINNESOTis, 4 li0 iOlt Steven E. Sillas_ ISIgc License No: 47165 IP* * 16. Signature shown is a digital re this plan on file at Landfor available upon request. al. Wet signed copy of IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. CITY SUBMITTAL 03.17.2017 • From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 Web: landform.net FILE NAME PROJECT NO. NRG15001 SITE PLAN C2.1 • • Landform'and Site to Finish'are registered service marks of Landform Professional Services, LLC. 72nd Street THE LAKES AT STILLWATER 110,111444r4kft, fe in collaboration with: Interlachen Drive Intergenerational The Goodman Group LIVING AND HEALTH CARE NORTHL N TROSSEN WRIGHT PLUTOVVSKI ARG131TPC, PA LEGEND Existing Paved Trail 8-feet wide Proposed Paved Trail 8-feet wide Proposed Public Sidewalk 5-feet wide Proposed Internal Sidewalks Varies: - 6 feet -wide Future Trail, by others Future Soft Trail NORTH 40' 80' 160' PEDESTRIAN MASTER PLAN THE LAKES AT STILLWATER • Stillwater, MN 05.01.2017 Landfarm®and Site to Finish® are registered service marks of Landform Professional Services, LLG. THE LAKES AT STILLWATER "BIRCHWOOD LANDING" in collaboration with: .. L A NDF OR M • . . . Interlachen Drive Intergenerational The Goodman Group LIVING AND HEALTH CARE NORTHL N TROSSEN 11 RIGHT PLUTOVVSKI ARCHITECTS. PA LEGEND Main Campus Sign Secondary Sign Internal Directional Sign Existing Grace Baptist Church Sign SIGNAGE MASTER PLAN THE LAKES AT STILLWATER • Stillwater, MN 04.28.2017 Landfarm®and Site to Finish® are registered service marks of Landform Professional Services, LLG. (1) MAIN CAMPUS SIGN 15'-0" 9'-0" FABRICATED ALUMINUM CABINET WITH CUT-OUT PUSHED-THRU LETTERING. LOGO IS A PUSH-THRU WINDOW. LED INTERNAL ILLUMINATION. BASE IS STONE AND WOOD TO MATCH THE BUILDING(S), WITH GROUND LIGHTING ILLUMINATION. THE LAKES AT STILLWATER in collaboration with: .. L A NDF . . A c 0) THE LODGE AT STILLWATER Senior Living (3) SECONDARY SIGNS SANDHILL SHORES N AT STILLWATER FABRICATED ALUMINUM CABINET WITH CUT-OUT PUSHED-THRU LETTERING. LOGO IS A PUSH-THRU WINDOW. LED INTERNAL ILLUMINATION. BASE IS STONE TO MATCH THE BUILDING(S), WITH GROUND LIGHTING ILLUMINATION. ar7 Intergenerational LIVING AND HEALTH CARE The Goodman Group (9) INTERNAL DIRECTIONAL SIGNS 8 -0 N FABRICATED ALUMINUM CABINET WITH CUT-OUT PUSHED-THRU LETTERING. LED INTERNAL ILLUMINATION. BASE IS STONE TO MATCH THE BUILDING(S), SIMILAR TO SIGNS ON PREVIOUS PAGES, WITH GROUND LIGHTING ILLUMINATION. NORTHL TR()SSE\ WRIGHT r SIGNAGE DETAILS THE LAKES AT STILLWATER • Stillwater, MN 04.28.2017 Landfarm®and Site to Finish® are registered service marks of Landform Professional Services, LLG. ROPERTY DESCRIPTION © LANDFORM 2017 4-0 --- eN / _r A / I 1• 1 r \ < L I I I L.LJ - t I 1 le Y p�01 "W N89°27'14"W S82 4 .�► o 0 0 0 /-� - DRAINAGE 3X1 UTILITY EASEMENT N 273.q / / / / / / Drainage and Utility Easement Icri I I to be vacated II ll 175.0 rouge and Itility Easement a be vacated \� 11 /I / 3 / \ ri Drainage and Utiity Easement 147.76 N89°24'25" W 71ND / \ \ 1 / 1 L_ \ J `../ \ INI OUTLOT A r \ I / \ / \ I / FG I I II V. L _/ L - \ / \ / I \ • o N83°01,3515E /\ n I r 1 1 1 \ 1 1-- \ / I V L- es. L- R=6.00 L60.2 9_,203.00 6- q4\2 �43.q 65.0 / \ n I r I I I\ I 1-- \ / 1 V L - Y / 1 ` ;!l `ri Restricted Access 338.q 328.26 and Utdn y Easement r _ proage I Drainage and Utility Easement \-- WATERS EDGE (APPROX.) LONG LAKE RECREATIONAL DEVELOPMENT LAKE DNR 82-0021 OHWL = 891.5 100-YR HWL =895.42 OUTLOT C S89°24'42 "E 33 1. 08 / / / / / / / / 0 6.8-i \r)): 0 cD i 6 rT1 11 -T-1 66 �40 60 W 0T 0 (-72.2 ?R 805.98 r /) • --_-- 40-7.1 /606 __---WATERS EDGE (APPROX.) --WETLAND BOUNDARY AS DELINEATED BY KJOLHAUG ENVIRONMENTAL SERVICES COMPANY 04/ 15/2016 PRESERVE WETLAND 100-YR HWL =894.84 72ND ST, N N89°24'42"W 373.72 :XC:PT /I Go ON 182.32 JN ` ` ` I Ir.. F( /^, I1I1 I\I I-- \ I / \ / \ 1 / I I I I V\ L J L_ \ / \ / I \ 7 l I 7 / / / 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 \A �.2 / /'I a t. 1- / • ®_0°13'01„ R-5609.58 ;L=21.24 WETLAND BOUNDARY AS DELINEATED BY KJOLHAUG ENVIRONMENTAL SERVICES COMPANY 04/15/2016 WATERS EDGE (APPROX.) NORTHLAND POND MANAGE 1 WETLAND DNR 82-305A 100-YR HWL=894.84 ;1_I /' ec r 1 N89°24'42"W S89°27' 14 "E 711.21 63,3 R=233.00 523.53 / 1/4.4 R=667.08 / / / / / F= • " ,, Fe / / / 1/ Is / I ^ n;\I\II 1 _, / / / / / / / / / / / / / / / / / / eS :: \1 F_Fel / /I-;F_1\1 1.1 l • I\ Fl 1 ,I I `X '1/1/ I I I `I I I f_ I I-_ I fy „ I , ,, I v \ v v ,/ ,/ L/ 1 11 I 1 1 J LOT BLOCK LAKE HILL ACRES, WASHNOTON COUNTY MINNESOTA. AND THAT PART OF- THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, AND THAT PART OF THE WEST HALF OF. THE SOUTHEAST QUARTER OF- THE NORTHEAST QUARTER, AND THE NORTH HALF OF THE SOUTHEAST QUARTER ALL IN SECTION 30, TOWNSHIP 30, COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 30; THENCE ON AN ASSUMED BEARING OF NORTH 88 DECREES 13 MINUTES 48 SECONDS WEST, ALONG THE NORTH LINE OF SAID NORTH HALF, q04.55 FEET; THENCE SOUTH 17 DEGREES 54 MINUTES 26 SECONDS WEST 1377.65 F-EET TO THE SOUTH LINE OF SAID NORTH HALF; THENCE SOUTH 88 DEGREES 10 MINUTES 45 SECONDS EAST ALONG THE SOUTH LINE OF- SAID NORTH HALF 504.44 FEET TO THE ACTUAL POINT OF- BEGINNING OF- THE PROPERTY TO BE DESCRIBED; THENCE NORTH 17 DEGREES 54 MINUTES 26 SECONDS EAST 1378.11 FEET TO A POINT ON THE NORTH LINE OF SAID NORTH HALF DISTANT 3c1cl.c18 FEET WEST F-ROM SAID EAST QUARTER CORNER; THENCE WESTERLY ALONG SAID NORTH LINE TO THE INTERSECTION WITH A LINE PARALLEL WITH THE WEST LINE OF SAID WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER DISTANT 575.00 FEET WESTERLY AS MEASURED ALONG SAID NORTH LINE FROM THE SOUTHEAST CORNER OF SAID WEST HALF; THENCE NORTHERLY ALONG SAID PARALLEL LINE TO THE INTERSECTION WITH A LINE DISTANT 120.00 FEET SOUTHERLY AND PARALLEL TO THE CENTERLINE OF SAID COUNTY ROAD NO. 12; THENCE SOUTHWESTERLY ALONG SAID PARALLEL. LINE TO THE INTERSECTION WITH THE NORTH LINE OF SAID NORTH HALF; THENCE WESTERLY ALONG SAID NORTH LINE TO THE INTERSECTION WITH A LINE DISTANT 75.00 FEET SOUTHERLY AND PARALLEL WITH THE CENTERLINE OF COUNTY ROAD NO. 12; THENCE SOUTHWESTERLY ALONG SAID PARALLEL LINE TO THE WEST LINE OF SAID NORTH HALF; THENCE SOUTHERLY ALONG SAID WEST LINE TO THE SOUTH LINE OF THE NORTH 326.58 FEET OF- SAID NORTH HALF; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE EAST LINE OF THE WEST 448.c10 FEET OF SAID NORTH HALF; THENCE SOUTHERLY ALONG SAID EAST LINE TO THE SOUTH LINE OF SAID NORTH HALF; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING. EXCEPT THE FOLLOWING: COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 30; THENCE ON AN ASSUMED BEARING OF NORTH 88 DEGREES 13 MINUTES 48 SECONDS WEST, ALONG THE NORTH LINE OF SAID NORTH HALF, 3cici.ci8 FEET TO THE POINT OF BEGINNING OF SAID PARCEL TO BE DESCRIBED; THENCE CONTINUE NORTH 88 DEGREES 13 MINUTES 48 SECONDS WEST, AL ONG SAID NORTH LINE, 12c1.05 F-EET; THENCE SOUTH 17 DEGREES 17 MINUTES 40 SECONDS WEST 1165.8cI FEET; THENCE SOUTH 8(31 DEGREES 24 MINUTES II SECONDS EAST 141.q5 FEET; THENCE NORTH 16 DEGREES 41 MINUTES 00 SECONDS EAST 1162.35 FEET TO THE POINT OF BEGINNING. THOSE TWO PARCELS OF LAND CONVEYED BY All JACKSON TO DONALD B. FULTON FLED FOR RECORD N THE REGISTER OF DEEDS OFNCE, WASHNGTON COUNTY, ON MARCH 4, P6c1, N BOOK 304 OF DEEDS, PAGE 284 AND ON JUNE 28, P72, N BOOK ZONING AND SETBACK SUMMARY SETBACKS HOUSE 25 FEET GARAGE (FRONT FACNG) 32 FEET GARAGE (SIDE FACNG) 20 FEET REAR: 85 FEET FROM OHWL SIDE ONTEROIR): HOUSE 10 FEET GARAGE 5 FEET HOUSE 25 FEET GARAGE 25 FEET TOP OF BLUFF: 40 FEET *NOTE: ALL STRUCTURES TO BE SETBACK 175 FEET FROM CENTER UNE OF CSAH PROPERTY AREA TOTAL PROPERTY AREA - 2,5Ic1,385 SQ. FT. = 57.837 AC. PROPOSED LOT SUMMARY LOT AREA TABLE LOT AREA TABLE Parcel LOT AREA (AC.) Parcel LOT AREA (AC.) 2 2 2.72 13 13 1.00 4 4 0.50 15 15 0.7q 5 5 0.45 16 16 0.61 8 8 0.34 20 OUTLOT C 2.04 EASEMENT LEGEND DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) BEING 10 FEET IN WIDTH AND ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES UNLESS OTHERWISE INDICATED NORTH OWNER + OPERATOR Intergenerational LIVING AND HEALTH CARE DEVELOPER + MANAGER The Goodman Group REAL ESTATE CO -DEVELOPER NORTHL',ND REAL ESTATE GROUP MUNICIPALITY SHEET INDEX SHEET TITLE 00.1 TITLE SHEET CI.3 DEMOLITION CI.4 TREE PRESERVATION PLAN CI.4A ENLARGED TREE PRESERVATION PLAN (EAST) CI.4B ENLARGED TREE PRESERVATION PLAN (WEST) CI.4C ENLARGED TREE PRESERVATION PLAN (SOUTH) CI.5A TREE PRESERVATION SPREADSHEETS CI.5B TREE PRESERVATION SPREADSHEETS CI.5C TREE PRESERVATION SPREADSHEETS CI.5D TREE PRESERVATION SPREADSHEETS C2.I SITE PLAN C2.IA ENLARGED SITE PLAN (EAST) C2.IB ENLARGED SITE PLAN (WEST) C2.IC ENLARGED SITE PLAN (SOUTH) C3.I GRADING, DRAINAGE, PAVING, & EROSION CONTROL. PAVNG & EROSION CONTROL (EAST) C3JB ENLARGED GRADING, DRAINAGE, PAVING & EROSION CONTROL (WEST) C3.IC ENLARGED GRADING, DRAINAGE, PAVING & EROSION CONTROL (SOUTH) C4JA ENLARGED UTLITES (EAST) C4JB ENLARGED UTILITIES (WEST) C4.IC ENLARGED UTILITIES (SOUTH) C6.I "A" STREET PROFLE C7.I CIVIL CONSTRUCTION PETALS C7.2 CIVIL CONSTRUCTION PETALS L2.I LANDSCAPE PLAN L2.2 TREES AND SEEDNG PLAN L2.3 ENLARGED LANDSCAPE PLAN (EAST) L2.4 ENLARGED LANDSCAPE PLAN (WEST) L4.I IRRIGATION PLAN L7.I LANDSCAPE DETAILS A3.0 LOWER LEVEL PLAN A3.I FIRST FLOOR PLAN A3.2 SECOND FLOOR PLAN A3.3 THIRD FLOOR PLAN A5.0 EXTERIOR ELEVATIONS AND SECTION ELI SITE LIGHTING AND PHOTOMETRICS ISSUE / REVISION HISTORY CONTACT ENGINEER FOR ANY PRIOR HISTORY DATE ISSUE / REVISION REVIEW 17 MAR 2017 CITY SUBMITTAL PROJECT MANAGER REVIEW BY SES DATE 03.17.17 CERTIFICATION I hereby certify that this survey, plan, or re n er:IaLaredal, me orr is, under my direct supervision and that I iiiiii under the laws of the state of Minn\ 4 Er'c 5. Lill° IOS License No: 48176 0/ 00 Signature shown is a digital rep o r ginal. Wet signed copy of this plan on file at Landf or I ervices, LLC office and is available upon request It" IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. 03.17.2017 From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 Web: landform.net FILE NAME PROJECT NO. NRG15001 PRELIMINARY PLAT C1.2 Know what's Below. Call before you dig. 0 80 160 Landform.and Site to Finish.are registered service marks of Landform Professional Services, LLC. THE LODGE AT STILLWATER •7 ti, cob aQ OQ 73339 '58„ I • co 72ND STREET N. 373.72 N89°24'42 )l ,\ 1 I r- A A I r— l i I I I I //_\ I\ I 1-- \ / \ / \ / 1 it \ / SO0°14'10"E - \\\ EXCEPTION A 40.24 182.32 I--- N88° 18'48'E 1 1 / \ A 1 /, 1 1 11\11 , L— \ / 1 '1 \ 523.53 N89°24'4 1 n 1 / r— I /_\ K 1- - L _ / \ 1 \ L _ r\ / 1 1 1 A/ F< I I I I I \01 I-- L v V L L L 1 OUTLOT B %Y i 4-- \/ \ I n 1 1 L— L— V 1 0 711.21 S89°27'14"E I 1 1- c c co co / / S89°21'52"W 141.95 / / / LU co o R=233.00 cc j N '656.38 N89°24'42"W A- 3 2947" 4R*4932 N 114.40 / / / / / / / / / / i / / 60 / // L/ 1\I 1 `1 1 k1 e h_ I-_ 60 < 'I / / / / L. \ / L I L1J / \ L_J /—\ L_J / / / / / / 0 10 VICINITY MAP Not to Scale Sec. 30, T. 30, R.20 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) I---- 5 5-H 0 BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES UNLESS OTHERWISE INDICATED • DENOTES 1/2 INCH IRON PIPE MONUMENT FOUND. O DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENT SET AND MARKED BY LICENSE NO. 48176. NO MONUMENT SYMBOLS SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILL BE SET, AND WHICH SHALL BE IN PLACE WITHIN ONE YEAR OF THE RECORDING DATE OF THE PLAT. MONUMENTS SHALL BE 1 /2 INCH BY 14 INCH IRON PIPE MARKED BY LICENSE NUMBER 48176. BEARINGS SHOWN ARE BASED UPON AN ASSUMED DATUM. NORTH 1 INCH = 100 FEET 0 100 200 SCALE IN FEET • • • • From Site to Finish FORM / L 1 _ SHEET 2 OF 4 SHEETS THE LODGE AT STILLWATER ' ' 1 r�, . 0 h Ln Ln • • , \11`; 273.86 S82° 40� 249 r 1 / / \ 1 / -G 1 I I I V. L -/ L _ \ / \ / I \ rri z 2 0 Z N f/) M I 0 I) n I / r- ��„A,�- R=180.00 30 30 A=1 °29'21 " 4.68 Oo/ A=7°34'35" Ng, Off` q�F' 27.77 <;\ �V � .4)/51' 176.83 N89°46'52"E ;/ / / / / / / / 1 328.26 N89°27' 1 4'W A A A (J1 I r - V- I - L - V OUTLOT A A 2 125.00 S89°46'52"W 109.85 S89°26' 19"W 0 99.19 N89°57'06"W / 6.45 -- c 40* N 278 ---------------------- ----------------=- MATCH LINE B -- --------------------------- (See Sheet 4 of 4 Sheets)------------------ S4 5e \68\,15F t) 3 r ' ' ` L- 33g.86 S 98.65 s ,57 7 N r 1 I \ i L- L - rT I 1 66 805 98 S82° 40 60 .04 30 I 30 • 6°.°;8/14-----1,,,..--- "- - Drainage and d / Utility Easement N 1 / 00 a / IN / o / / ii' �� / / N65°31'22"W .., <ri3C1/ ---- --/ - — —7-- - A=17°47'31" / ,O O,/ �/ 22.36 D/� �\0� / / SAS° 6' o• / 70,`9 �00/ / <9/ , j • / /,, /����� N,2°2 /// ��iD�� �6p5�2,4 ,w /`L/ 4) /ON /`L -° 407_O9 ------- 0 R_5609.58 p-0°13 01 21.24 6- 1 • 161.57 S89°36'29"E 2 / / / / DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) Li- BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES UNLESS OTHERWISE INDICATED / 79 F / / rr 0 • • • • • N00°05'06"W 92.65 / NORTH 1 INCH = 50 FEET 0 50 100 SCALE IN FEET DENOTES RIGHT OF ACCESS DEDICATED TO WASHNGTON COUNTY. • DENOTES 1/2 INCH IRON PIPE MONUMENT FOUND. O DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENT SET AND MARKED BY LICENSE NO. 48176. NO MONUMENT SYMBOLS SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILL BE SET, AND WHICH SHALL BE IN PLACE WITHIN ONE YEAR OF THE RECORDING DATE OF THE PLAT. MONUMENTS SHALL BE 1/2 INCH BY 14 INCH IRON PIPE MARKED BY LICENSE NUMBER 48176. BEARINGS SHOWN ARE BASED UPON AN ASSUMED DATUM. • • • • LANDFORM From Site to Finish • • SHEET 3 OF 4 SHEETS THE LODGE AT STILLWATER r 7 / \ ,. 1 r \ / / I \ I I I L _ I Vt../ 1 176_83 i N89°46'52"E OUTLOT D 0 o N Drainage and 1 / Utility Easement -\ �' \ \ \ \ 0). \ / \ Coco/ \ 0 cbo)/ 199.62 S89°43'46" W 5��•00 / 125.00 S89°46'52"W l9° 9\0 -9 �2 ----------------- MATCH LINE (See Sheet 2 of 4 3zcp o_ 99.19 N89°57'06"W Cam, OUTLOT E LJ CD oo 7 \3� II II I ♦ 1 1/\ I 1/. , I I I \I 147.76 N89°24'25"W 18.20 S83°01'35"W 7 S 103�0 � °C9 /• 0 / Q2'7 // 0=31 °13'15" 31.06 \ / \ 65.02 0 0 • 1 65.02 r) �4� I s2 101.32 S89°57'06"E o! o Sd'° G 1 /N 0 �,,,2. 6 6 —� N8157.00°50'07 E 133.25 NO°02'54"E 88.10 / R= u) N (15 0 0 B_ ------------------- -- Sheets) --- I / \2�7.1 \4 s0 °F -__= Drainage and / /' 99.63 N90°00'00"E 6 156.17 N89°53'26"E oo I) Lp=16°58'43" 60.16 J _ r- 104.33 in N R=17o.00 i n 72ND ST. 58.76 _ _ 104.33 -- 0=19°48'11" 1 S87°26'14"E oR Iii'7) ,57,56 24 04'15" I D I 0 0 104.33 OUTLOT Utility Easement F ri 3 Drainage and Utility Easement N. U Water Elev. on 1 1 /1 6/2015 = 890.5 (N.A.V.D. 88) / co 00 \ 24.63 SO°06'34"E - 4, 0 0'" 1 161.57 S89°36'29"E \� \ \ > 176.64 04 5 6s° oO� \ /b./ 331.08 S89°24'42"E 4 53 23 "E / /<0 /N / co co N oo O 394.22 SO°45'47"W / / / / 373.72 N89°24'42"W \SO° 7410„E EXCEPTION 33.00 /• / \ I 1 r `, ^,. I I I I I-i FC /\ I4-- \/ ♦ l \ A 1 , r - I /_\ K 1- - 0 u1 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) L_ i _ 10-1 �-10 BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES, UNLESS OTHERWISE SHOWN AND 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES UNLESS OTHERWISE INDICATED • DENOTES 1/2 INCH IRON PIPE MONUMENT FOUND. O DENOTES 1/2 INCH BY 14 INCH IRON PIPE MONUMENT SET AND MARKED BY LICENSE NO. 48176. NO MONUMENT SYMBOLS SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILL BE SET, AND WHICH SHALL BE IN PLACE WITHIN ONE YEAR OF THE RECORDING DATE OF THE PLAT. MONUMENTS SHALL BE 1/2 INCH BY 14 INCH IRON PIPE MARKED BY LICENSE NUMBER 48176. BEARINGS SHOWN ARE BASED UPON AN ASSUMED DATUM. NORTH 1 INCH = 50 FEET 50 100 SCALE IN FEET • • • • LANDFORM • • From Site to Finish • • SHEET 4 OF 4 SHEETS • SILT FENCE D4 CURB & GUTTER © LANDFORM 2017 L • I P00741/4 46. tra WA • GRADING (WEST) v row. Whir / 51,350 SF. WATERS EDGE (APPROX.) LONG LAKE RECREATIONAL DEVELOPMENT LAKE DNR 82-0021 OHWL = 891.5 100-YR HWL =895.42 EASEMENT • • • • • VEHICLE7 kin 71:11 10 44* etee 90 104 a se • 6142Pfr: (44/414;eft; El =========== mie m m m ..I s ENLARGED G2ADING (SOUTH) WATERS EDGE (APPROX.) --- WETLAND BOUNDARY AS DELINEATED BY KJOLHAUG ENVIRONMENTAL SERVICES COMPANY 04/15/2016 WETLAND BOUNDARY AS DELINEATED BY KJOLHAUG ENVIRONMENTAL SERVICES COMPANY 04/15/2016 WATERS EDGE (APPROX.) NORTHLAND POND MANAGE 1 WETLAND DNR 82-305A 100-YR HWL =894.84 • / / / • /// / ilst GENERAL NOTES I. FOR CONSTRUCTION STAKING AND SURVEYING SERVICES CONTACT L ANDFORM PROFESSIONAL. SERVICES AT 612.252.q 070. EROSION PREVENTION AND SEDIMENT CONTROL NOTES 2. INSTALL PERIMETER SEDIMENT CONTROLS PRIOR TO BEGINNING WORK AND MAINTAIN FOR DURATION OF CONSTRUCTION. REMOVE CONTROL S AFTER AREAS CONTRIBUTING RUNOFF ARE PERMANENTLY STABIL IZED AND DISPOSE OF OF F- SITE. 3. LIMIT SOIL DISTURBANCE TO THE GRADING LIMITS SHOWN. SCHEDULE OPERATIONS TO MINIMIZE LENGTH OF- EXF'OSURE OF- DISTURBED AREAS. 4. MANAGEMENT PRACTICES SHOWN ARE THE MINIMUM REQUIREMENT. INSTALL AND MAINTAIN ADDITIONAL CONTROLS AS WORK PROCEEDS TO PREVENT EROSION AND CONTROL SEDIMENT CARRIED BY WIND OR WATER. 5. REF -ER TO SWPPP NOTES ON SHEET C3.X FOR ADDITIONAL. REQUIREMENTS. 6. CONTRACTOR SHALL PREVENT SEDIMENT LADEN WATER FROM ENTERING THE INFILTRATION SYSTEM UNTIL THE SITE IS COMPLETELY STABILIZED. 7. ALL EXPOSED SOILS AREAS SHALL BE STABILIZED IMMEDIATELY TO LIMIT SOIL EROSION IN THAT PORTION OF THE SITE WHERE CONSTRUCTION HAS TEMPORARIL Y OR PERMANENTLY CEASED. 8. SEED, 50D, MULCH AND FERTIL IZER SHALL MEET THE FOLLOWING SPECIFICATIONS, AS MODIFIED. ITEM SPECIFICATION NUMBER SEED MNDOT 3876 MN TYPE 22- 1 1 1 30.5 LB/AC - TEMPORARY EROSION CONTROL MULCH MNDOT 3882 (TYPE I 2 TON/AC, DISC ANCHORED) GENERAL PLACEMENT MNDOT 2575 q. SEE LANDSCAPE SHEETS FOR PERMANENT TURF- AND LANDSCAPE ESTABLISHMENT. 10. SCRAPE ADJACENT STREETS CLEAN DAILY AND SWEEP CLEAN WEEKLY. GRADING NOTES I I. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGINNING GRADING. 12. REFER TO THE GEOTECHNICAL REPORT PREPARED BY NORTHERN TECHNOLOGIES, L.LC, DATED 07/18/2016, F OR ADDITIONAL INFORMATION ON BACKFILL MATERIAL. AND GROUNDWATER CONDITIONS. 13. REMOVE TOPSOIL FROM GRADING AREAS AND STOCKPILE SUF-FICIENT QUANTITY FOR REUSE. MATERIAL MAY BE MINED FROM LANDSCAPE AREAS FOR USE ON SITE AND REPLACED WITH EXCESS ORGANIC MATERIAL WITH PRIOR OWNER APPROVAL. 14. REMOVE SURFACE AND GROUND WATER F-ROM EXCAVATIONS. PROVIDE INITIAL LIFTS OF STABLE FOUNDATION MATERIAL. IF EXPOSED SOILS APE WET AND UNSTABLE. DkOUCH GRADE BUILDING PAD TO 12 INCHES BELOW FINISHED FLOOR ELEVATION (F-FE). 16. REFER TO STRUCTURAL SPECIFICATIONS F-OR EARTHWORK REQUIREMENTS FOR BUILDING PADS. 17. AN INDEPENDENT TESTING FIRM SHALL VERIFY THE REMOVAL. OF ORGANIC AND UNSUITABLE SOILS, SOIL CORRECTION, AND COMPACTION AND PROVIDE PERIODIC REPORTS TO THE OWNER. 18. PLACE AND COMPACT FILL USING LIFT THICKNESSES MATCHED TO SOIL TYPE AND COMPACTION EQUIPMENT TO OBTAIN SPECIFIED COMPACTION THROUGHOUT THE LIFT. lq, COMPACT COHESIVE SOILS IN PAVED AREAS TO c15% OF MAXIMUM DRY DENSITY, STANDARD PROCTOR (ASTM D6c18) EXCEPT THE TOP 3 FEET WHICH SHALL BE COMPACTED TO 100%. COMPACT TO c18% DENSITY WHERE FILL DEPTH EXCEEDS 10 FEET. THE SOILS SHALL BE WITHIN 3% OF OPTIMUM MOISTURE CONTENT. IN GRANULAR SOILS ALL PORTIONS OF THE EMBANKMENT SHALL BE COMPACTED TO NOT LESS THAN 20. COORDINATE WITH ARCHITECTURAL. F-OR BUILDING STOOP LOCATIONS. SLOPES SHOWN ON ADJACENT WALKS AND PAVEMENTS SHOULD CONTINUE OVER STOOPS. 21. AVOID SOIL COMPACTION OF INFILTRATION PRACTICES. ANY EQUIPMENT USED IN INFILTRATION AREAS SHOULD BE SMALL SCALED AND TRACKED. PAVING NOTES 22. SPOT ELEVATIONS AT CURBLINES INDICATE FLOWLINES UNLESS NOTED OTHERWISE. SEE SHEETS C4. I, C4. IA, C4. IB, AND C4. IC FOR RIM ELEVATIONS OF CATCH BASINS. 23. GRADES BETWEEN PROPOSED SPOT ELEVATIONS SHALL BE CONTINUOUS AND NONVARIABLE. SPOT ELEVATIONS SHALL GOVERN OVER CONTOUR LINES. 24. MEET AND MATCH EXISTING CURB. PROVIDE 10 FOOT TRANSITION. 25. PAVING SECTIONS (REFER TO GEOTECHNICAL REPORT BY NTI, DATED 08-11-2016) BITUMINOUS PAVING (TRAIL SECTION) - PRELIMINARY 6-INCH AGGREGATE BASE (MNDOT 3138, CLASS 5) COMPACTED SUBSOIL b. BITUMINOUS PAVING - PRELIMINARY TACK COAT (MNDOT 2357) 6-INCH AGGREGATE BASE (MNDOT 3138, CLASS 5) COMPACTED SUBSOIL CONCRETE WALKWAYS - PRELIMINARY 4-INCH CONCRETE WALK, 4000 PSI, 5%-8% AIR ENTRAINED, MAX. 4" SLUMP (MNDOT 2301) 4-INCH AGGREGATE BASE (MNDOT 3138, CLASS 5) COMPACTED SUBSOIL d. CONCRETE DRIVES, APRONS, AND EXTERIOR SLABS - PRELIMINARY 7-INCH CONCRETE, 4000 PSI, 5%-8% AIR ENTRAINED, MAX. 4" SLUMP (MNDOT 2301) 6-INCH AGGREGATE BASE (MNDOT 3138, CLASS 5) COMPACTED SUBSOIL 26. CONCRETE JOINTS INSTALL JOINTS AS SHOWN AND ALIGN ACROSS SIDEWALKS, CURBS, AND PAVEMENT, PAYING ATTENTION TO SPACING OF EXPANSION JOINTS. JOINT SPACING SHALL BE AS FOLLOWS: a. TOOLED JOINTS: DIVIDE PANELS INTO NOMINALLY EQUAL AREAS UNLESS SHOWN OTHERWISE. b. EXPANSION JOINTS: SIDEWALKS - 40 FEET MAX.; CURBS - 60 FEET MAX.; PAVEMENT: 80 FEET MAX.; ADJACENT TO BUILDING FOUNDATIONS AND STOOPS. c. CONTRACTION JOINTS: SIDEWALKS - 8 TO 10 FEET; CURBS AND APRONS - 12 TO 15 FEET. 27. ACCESSIBLE PARKING STALLS AND ADJACENT ACCESS AISLES SHALL NOT EXCEED A 2.00% SLOPE IN ANY DIRECTION. 28. ACCESSIBLE ROUTES SHALL HAVE A MAXIMUM CROSS SLOPE OF 2.00% AND A MAXIMUM RUNNING SLOPE OF 5.00%. RETAINING WALL NOTES 30. PROVIDE STRUCTURAL DESIGN OF RETAINING WALLS, FOLLOWING LANDFORM RETAINING WALL SPECIFICATIONS FOR MINIMUM DESIGN AND PERFORMANCE. PROVIDE CONSTRUCTION OF WALLS IN ACCORDANCE WITH APPROVED DESIGN. 31. CONFIRM ARCHITECTURAL. REQUIREMENTS FOR WALL UNITS WITH OWNER. 32. SUBMIT DESIGN TO CITY FOR APPROVAL. PRIOR TO BUILDING PERMIT ISSUANCE. 33. PROVIDE COORDINATION AND ASSURANCE THAT RELATED WORK CONSTRUCTED WITHIN THE REINFORCED EARTH ZONE; INCLUDING FENCES, UNDERGROUND UTILITIES, GUARD RAILS, ETC.; IS IN ACCORDANCE WITH APPROVED DESIGN AND DOES NO DAMAGE TO REINFORCING ELEMENTS OF THE RETAINING WALL. LEGEND SYMBOL DESCRIPTION ESTIMATED QUANTITY TW XXX.XX BW XXX.XX :INLET PROTECTION :SILT FENCE 46 EACH 4,600 FEET :VEHICLE TRACKING PAD I EACH :TIP OUT CURB :PAVEMENT SAWCUT :CONSTRUCTION LIMITS :TOP OF WALL :BOTTOM OF WALL NORTH ""LIE LODGE AT STILLWATER OWNER + OPERATOR . , Intergenerationai LIVING AND HEALTH CARE DEVELOPER + MANAGER The Goodman Group REAL ESTATE CO -DEVELOPER NORTHL ND REAL ESTATE GROUP MUNICIPALITY SHEET INDEX SHEET TITLE 00.1 TITLE SHEET CI.1 EXISTING CONDITIONS CI.2 PRELIMINARY PLAT CI.3 DEMOLITION CI.4 TREE PRESERVATION PLAN CI.4A ENLARGED TREE PRESERVATION PLAN (EAST) C1.4B ENLARGED TREE PRESERVATION PLAN (WEST) CI.4C ENLARGED TREE PRESERVATION PLAN (SOUTH) CI.5A TREE PRESERVATION SPREADSHEETS CI.5B TREE PRESERVATION SPREADSHEETS CI.5C TREE PRESERVATION SPREADSHEETS CI.5D TREE PRESERVATION SPREADSHEETS C2.I SITE PLAN C2.IA ENLARGED SITE PLAN (EAST) C2.IB ENLARGED SITE PLAN (WEST) C2.IC ENLARGED SITE PLAN (SOUTH) C3.I GRADING, DRAINAGE, PAVING, & EROSION CONTROL C3.IA ENLARGED GRADING, DRAINAGE, PAVING 84 EROSION CONTROL (EAST) C3.113 ENLARGED GRADING, DRAINAGE, PAVING & EROSION CONTROL (WEST) C3.IC ENLARGED GRADING, DRAINAGE, PAVING & EROSION CONTROL (SOUTH) C4.I UTILITIES C4.IA ENLARGED UTILITIES (EAST) C4.113 ENLARGED UTILITIES (WEST) C4.IC ENLARGED UTILITIES (SOUTH) C6.I "A" STREET PROFLE C7.I CIVIL CONSTRUCTION PETALS C7.2 CIVIL CONSTRUCTION PETALS L2.I LANDSCAPE PLAN L2.2 TREES AND SEEDING PLAN L2.3 ENLARGED LANDSCAPE PLAN (EAST) L2.4 ENLARGED LANDSCAPE PLAN (WEST) L4.I IRRIGATION PLAN L7.I LANDSCAPE DETAILS A3.0 LOWER LEVEL PLAN A3.I FIRST FLOOR PLAN A3.2 SECOND FLOOR PLAN A3.3 THIRD FLOOR PLAN A5.0 EXTERIOR ELEVATIONS AND SECTION SITE LIGHTING AND PHOTOMETRICS ISSUE / REVISION HISTORY CONTACT ENGINEER FOR ANY PRIOR HISTORY DATE ISSUE / REVISION REVIEW 17 MAR 2017 CITY SUBMITTAL PROJECT MANAGER REVIEW BY SES DATE 03.17.17 CERTIFICATION I hereby certify that this plan was prepared b rider my direct supervision, and that I am a duly Licens a ngineer under the laws of the state of MINNESOT Steven LOit°01 ilt°0* License No: 47165 Signature shown is a digital rep o r ginal. Wet signed copy of this plan on file at Landfor I ervices, LLC office and is available upon request. IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. 03.17.2017 From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 Web: landform.net FILE NAME PROJECT NO. NRG15001 GRADING, DRAINAGE, PAVING, & EROSION CONTROL C3.1 Know what's Below. Call before you dig. 0 80 160 Landform.and Site to Finish.are registered service marks of Landform Professional Services, LLC. UNIT TABULATION THE LODGE LOWER 15T 2ND 3RD TOTAL LEVEL FLOOR FLOOD FLOOR UNITS TOTAL INDEPENDENT LIVFNG 0 16 20 23 5S UNIT TABULATION SANDHILL SHORES 15T 2ND 3RD TOTAL FLOOR FLOOR FLOOR UNITS TOTAL ONE BEDROOM 3 16 LEGEND THE LODGE AT STILLWATER TOTAL ASSISTED LIVING 0 5 15 12 32 TOTAL MEMORY CARE 16 16 O 0 32 TOTAL CARE SUITES 0 0 0 16 UNIT TOTAL 16 31 51 35 13e LOWER LEVEL G.S.F. 34,3S0 FIRST FLOOR G.S.F. 50,150 SECOND FLOOR C.S.F. 45,500 T1IRD FLOOR C.S.F. 37,650 TOTAL C.S.F. 111,250 DELIVERIES MEMORY CARE 16 UNITS LOWER LEVEL PLAN PARKING GARAGE SO STALLS TOTAL ONE BEDROOM LU/ DEN 5 14 11 36 TOTAL TWO BEDROOM 1 2 11 TOTAL TWO BEDROOM W/ DEN 3 4 0 1 UNFT INDEPENDENT LFVINC TOTAL 15 20 20 10 LOWER LEVEL G.S.F. 32,115 FIRST FLOOR 31,500 SECOND FLOOR C.S.F. 30,045 THIRD FLOOR Q.S.F. 25,515 TOTAL G,SF, 122,115 UNITS SUPPORT SPACES COMMON AREA CIRCULATION SANDHILL SHORES 0 10' 30' &01 TROSSEN E1V WRIGHT PLUTOWSKI OWSKI ARCHITECTS, PA OWNER + OPERATOR Intergenerational LIVING AND HEALTH CARE DEVELOPER+MANAGER G•� The Goodman Group REAL ESTATE CO -DEVELOPER NORTHL ND REAL ESTATE GROUP TROSSEN WRIGHT PLUTOWSKI Rci,nTECIS, P 4125 Lakeland Ave. N. Suite 200 Minneapolis. MN 55422 Phone: 763-533-7171 Fax: 763-533-7979 CITY SUBMITTAL 03.17.2017 • • • LANDFORM • From Site to Fin sh 105 South Fifth Avenue Suite 613 Minneapolis, MN 55401 • • Tel: 612-252-9070 Fax: 612.252-9077 Web: landform.net FILE NAME C0011 NRG001.DWG PROJECT NO. NRG15001 LOWER LEVEL PLAN A3.0 Landldm'a d Siva §a Fare r **lead sense marts 04 Landferna Pre"essanal Sowaea. LLC. LEGEND THE LODGE AT STILLWATER COTTAG E FOUR UNITS MEMORY CARE 16 UNITS 11 rr COTTAGE THREE UNITS ASSISTED LIVING 5 UNITS FIRST FLOOR PLAN COTTAGE TWO UNITS MAIN ENTRY r I 1 1 I 1 imatorr I 1 11 1r 11 frl 1 1 1 1 1 1 °° °r j 11 11 11 1 r 11 11 11 11 --. ---_—_J I, — J L J L -r 1r it 1r n v 11 11 11 11 11 11 II 11 II 11 11 li II 11 11 ..1 1 1 1 1 11 11 I I 1 1 1 1 I I I I 1 1 1 1 I I I I 1 1 It II 11 1 �r.rc3lo-trs L JL I I _ J r .it "`--ir 1 1 II 11 1 I C r l*,;N o I 1 F. l Y 1 11 11 1 L IL —IL J J r 1r 1r 9r 1. I I 1 Al II 11 II ° A A I I 1 1 I I ° \11 I 11 \\ , __JL I _ J1 r FirEece Lc ee.4 RMI QECEPTION !'f !r r 11 11 11 11 11 11 11 11 11 11 11 11 11 TOWN CENTER THE LODGE ENTRY TYPICAL TYPICAL UNIT TYPICAL UNIT PATIO GARAGE CENTER END UNITS SUPPORT SPACES COMMON AREA CIRCULATION MAIN ENTRY INDEPENDENT LIVING 16 UNITS COMMON AREA SANDHILL SHORES INDEPENDENT LIVING 18 UNITS 0 10' 01 e.01 TROSSEN WRIGHT PLUJTOWSKI ARCIIMECTS, PA OWNER + OPERATOR Intergenerational LIVING AND HEALTH CARE DEVELOPER MANAGER The Goodman Group REAL ESTATE CO -DEVELOPER NORTHL ND REAL ESTATE GROUP TROSSEN WRIGHT PLOTOVVSKI ARCHITECTS, P,. 4125 Lakeland Ave. N. Suite 200 Minneapolis. MN 55422 Phone: 763-533-7171 Fax: 763-533-7979 CITY SUBMITTAL 03.17.2017 • From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 FORM Tel: 612-252-9070 Fax: 612-252-9077 Web: Iandform.net FILE NAME COO1 NRGO01.DWG PROJECT NO. NRG15001 FIRST FLOOR PLAN A3.1 Landow' andSr;etoRieflereregisteredw c ;Tees erLend1c Pre"meretSwore-LLC. LEGEND THE LODGE AT STILLWATER CARE SUITES 16 UNITS ASSISTED LIVING 15 UNITS SPA AND LOUNGE SECOND FLOOR PLAN UNITS SUPPORT SPACES COMMON AREA CIRCULATION INDEPENDENT LIVING 26 UNITS INDEPENDENT LIVING 20 UNITS SANDHILL SHORES 0 10' 30' e.01 TROSSEN WRIGHT PLUJTOWSKI ARCIFTECTS, PA OWNER + OPERATOR Intergenerational LIVING AND HEALTH CARE DEVELOPER MANAGER The Goodman Group REAL ESTATE CO -DEVELOPER NORTHL ND REAL ESTATE GROUP TROSSEN WRIGHT PLOTOVVSKI ARCHITECTS, P,. 4125 Lakeland Ave. N. Suite 200 Minneapolis. MN 55422 Phone: 763-533-7171 Fax: 763-533-7979 CITY SUBMITTAL 03.17.2017 . From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 FORM Tel: 612-252-9070 Fax: 612-252-9077 Web: Iandform.net FILE NAME COO1 NRGO01.DWG PROJECT NO NRG15001 SECOND FLOOR PLAN A3.2 Landfmmhod Sde to Riefler(' registered wen marts 04 Lendferrn Pre"merer Serooea. LLC. LEGEND THE LODGE AT STILLWATER ASSISTED LIVING 12 UNITS LAT ROOF OR ! `PM ENT THIRD FLOOR PLAN NDEPENDENT LIVING 23 UNITS THE LODGE UNITS SUPPORT SPACES COMMON AREA CIRCULATION INDEPEDENT LIVING 26 UNITS SANDHILL SHORES 0 10' 30' e.01 TROSSEN WRIGHT PLUJTOWSKI ARCIIMECTS, PA OWNER + OPERATOR Intergenerational LIVING AND HEALTH CARE DEVELOPER MANAGER The Goodman Group REAL ESTATE CO -DEVELOPER NORTHL ND REAL ESTATE GROUP TROSSEN WRIGHT PLOTOVVSKI ARCHITECTS, P,. 4125 Lakeland Ave. N. Suite 200 Minneapolis. MN 55422 Phone: 763-533-7171 Fax: 763-533-7979 CITY- SUBMITTAL 03.17.2017 .. • FORM From Site to Finish 105 South Fifth Avenue Tel: 612-252-9070 Suite 513 Fax: 612-252-9077 Minneapolis, MN 55401 Web: Iandform.net FILE NAME COO1 NRGO01.DWG PROJECT NO NRG15001 THIRD FLOOR PLAN A3.3 Landfmmhod Sde to Riefler(' registered wen marts 04 Lendferrn Pre"merer Serooea. LLC. THE LODGE AT STILLWATER ASPHALT SHINGLES CULTURED STONE HORIZONTAL LAP SIDING VERTICAL PANEL SIDING r q a 124-11' 5TW7 Ill 11-1T r'iOPPEP ROILED UNIT 20• OPEN 1LCb WOO TF1155E5 !ti UNIT OQR NTH ala a UNIT GOORFDOI2 czliNcs COORFDO PAWING GAGE ? CATWALK A6ovE INELLATIC J 8 I CHED UNIT JNIT r PWCAST 451014ALT 5INCILED IROOF lfr'�4-I" eTurl 1 ICy IT 1254-k' 5TU1: HEIGHT $ PRECAST FLAW WiTN 1' CfrPCRETE TOPPING. ry KAI 11.1e-2 3f5 OvERIu aNn - ,47 YNYI_ WIC 11.11T-, If2' PERIMETER BRAIN TO SHIPS. to O. 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I1111`€lay' 1 t l I I l I g t 1 1 i I I I 1111 1 1 1 r1r111111I11I [ A 111i 1 i1 1 1111 Ili ! 1 -- .-+t 1 Ir 111t . ri Il ® rI1 Il 1 11� fl i1I1 I11 if J1 1 1Ilairllliuinoil{ill mist l 1 I II1r111.11fj111 11r yall�olp I 1011110 N>' 1 . • t� i u I l I. 111q� [lalell� I i116AIL iivaIIl1iIuiI r 11 �sel o l _ el rl i" 11 I 1 1 � �+* ' f i.��i111f1 iiI 1 111111�11���Ii 11F rl 1.1T11 � III11 LODGE (SANDHILL SIMILAR) EAST ELEVATION OWNER + OPERATOR Intergenerationai LIVING AND HEALTH CARE DEVELOPER + MANAGER The Goodman Group REAL ESTATE CO -DEVELOPER NORTHLND REAL ESTATE GROUP TROSSEN WRIGHT PLUTOWSKI LRunrrt:C"IS, P'.t 4125 Lakeland Ave. N. Stile 200 Minneapolis. MN 55422 Monti:763-533-7171 Fax:763-533-7979 CITY SUBMITTAL 03.17.2017 • • • From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 FORM • • Tel: 612-252-9070 Fax: 612-252-9077 Web: landform.net FILE NAME COO1NRGOQ1•D\\1G PROJECT NO, NRG15D31 EXTERIOR ELEVATIONS AND SECTION A5.0 ILHC of Stillwater, LLC Presents THE LODGE AT STILLWATER A Stillwater Senior Community Stillwater, MN NARRATIVE FOR A REVISED CONCEPT PUD, FINAL PUD PLAN, SPECIAL USE PERMIT, PRELIMINARY PLAT, FINAL PLAT AND VACATION Revised March 24, 2017 • . LANDFORM From Site to Finish INTRODUCTION On behalf of ILHC of Stillwater, LLC, The Goodman Group, LLC, Northland Real Estate Group, LLC and Landform, we are pleased to submit this application for revised concept PUD (planned unit development), final PUD plan, Special Use Permit, preliminary plat and variance to allow "The Lodge at Stillwater", a senior living campus on 57.8 acres located south of CSAH 12 and east of Rutherford Elementary School. Overview The Goodman Group (TGG) is an award -winning, nationally acclaimed senior living and health care organization. We recognize a direct link connecting the architecture and design of a community development to optimal senior health and wellness, providing a dignified quality -of life, community integration and long-term sustainability. Stillwater is a premier destination for individuals who value parks, outdoor recreation, and historic boutique charm. As a Minnesota based company, we deeply appreciate the area's rich heritage and scenic beauty —which affords an unusual opportunity to create a legendary senior living community for Stillwater at Long Lake. From a conceptual point of view, our team perceives a strong relational connection between this development's natural landscape and what will be the completed senior living community built environment. We are honoring the property's history with the Department of Natural Resources, Elden Lamprecht's reforestation project and the surrounding neighborhood's appreciation for the natural views. We envision a complementary style of architecture and design to enhance the rich beauty of the land, while building upon its history of nature conservancy. Our vision for the architecture and design for this senior living community is based on a Minnesota North Woods resort lodge theme, which we envision will complement the landscape and provide the backdrop for a meaningful quality -of -life for Stillwater's seniors, their loved ones, local youth and a dedicated workforce. We envision a beautiful, well -conceived senior living community which offers exceptional health care and services including independent housing, assisted living, memory care, care suites. intergenerational education and programing, as well as an outstanding caliber of amenities and services. Owner & Operator: Intergenerational Living and Health Care, Inc. Intergenerational Living and Health Care, Inc. (ILHC) is a nonprofit organization pioneering interactive programs for seniors. Based in Minneapolis, the organization owns nearly 700 units of independent living, assisted living, memory care, and skilled nursing in four communities in three states, which offer an integrated early childhood center and intergenerational programing. N RG 15001 F OR M Revised March 24, 2017 Project Narrative 2 Founded in 1992, ILHC has a longstanding commitment to interactive programing to bring children and seniors together to cultivate understanding, support, purpose and to share the inherit wisdom between generations. Developer & Manager: The Goodman Group, LLC The Goodman Group, a Chaska MN -based company, is a leader in developing and managing senior living and residential communities, as well as commercial properties. The Goodman Group is a privately held company with 50+ years of experience, overseeing communities with more than 13,800 residents in 62 locations across a wide array of senior living and multi -family options. Platinum Service® is the centerpiece of The Goodman Group's promise to deliver an unparalleled service experience. The organization specializes in the development of person -centered lifestyles for healthy aging through proprietary programs and services to encourage residents' optimal wellbeing. Recipient of the 2014 Performance Excellence Advancement Level Award, based on Malcolm Baldrige Criteria. First long-term care and residential living provider in Minnesota to be proclaimed a Yellow Ribbon Company. Real Estate Developer: Northland Real Estate Group, LLC Northland Real Estate Group is a Twin Cities -based commercial real estate investment and development company focused on investing in and developing senior housing, multi -family and commercial properties in the Midwest. Strong local connection, creativity and perseverance give Northland a competitive advantage in sourcing new opportunities and meeting partner and community objectives. Project Background The demand for senior housing is rising as the baby boomer population ages and seeks generation - specific housing. According to recent trends, seniors are looking to age -in -place within communities offering a distinctive range of amenities. This proposed senior living community is a re -visioning of a previously approved project, on a portion of the subject site. In 2014, Select Senior Living of Stillwater received approval to construct a three-story, 100-unit senior care facility on 5.87 acres between the Rutherford Elementary School and the Grace Baptist Church. In 2015, Northland Real Estate acquired control of the site and began evaluating the previous project and approvals with the idea that the project could be revived. A new team was assembled to create an expanded vision more in line with the demands of the Stillwater population. In order to deliver a successful project, with a more diverse assortment of living options and necessary amenities, the project would require a broader assembly of land. The Lodge at Stillwater Campus will build on the concept plan that was approved on April 5, 2016 and the revised concept that was presented to the council on June 7, 2016. The plan has been adjusted to NRG15001 1_ A `J 7 F OR M Revised March 24, 2017 Project Narrative 3 address the Council concerns about shape, height, massing and architecture, as well as the comments voiced at the neighborhood and public meetings. The development team gained control of additional adjacent property including parcels south and east of the original site that was shown in the 2016 concept plan as well as property to the west of the 2016 concept site. The additional land allows the re -envisioned project to offer a more diverse range of housing, services and amenities. The property to the east has undergone extensive reforestation and rehabilitation and now provides an incredible natural amenity for the neighbors and the community at -large. Additionally these assets are central to the design and orientation of the campus. The balance of the site will remain natural. REVISED CONCEPT PUD We are requesting approval of a concept PUD in the Lakeshore Residential (LR) District to provide an integrated senior living campus. The revised concept plan adds approximately 8.5 acres to the approved concept plan by including the Meisterling property in the project. The Revised PUD Concept plans include 239 units in The Lodge at Stillwater Campus plus a future expansion to Grace Baptist Church (Lot 1) and potential future development of three additional twinhome buildings on Meisterling's parcel (Lot 12). The concept PUD approval will allow us to include these future phases in our development plans and ensure that their future plans follow City requirements, specifically those related to impervious surface area in the Shoreland District. The lot area summary on the Site Plan (sheet C2.1) provides the impervious surface coverage for each lot at full buildout per the PUD Concept Plan. As permitted by Section 31-210 of the Zoning Ordinance, we are requesting concept approval for the entire project, but we will only be requesting final PUD approval for The Lodge at Stillwater senior living campus at this time. The Grace Baptist Church and the Meisterling's will submit their final detailed plans when their developments are implemented. PUD FINAL PLAN We are requesting final PUD approval of the 239-unit senior living campus, which will allow the City to expand the range of housing options available for the aging population. Our project is consistent with the 2030 Comprehensive Plan, which encourages a range of housing opportunities for the aging population in the community. The Lodge at Stillwater Campus is a planned senior living community offering an array of housing and service levels, which will be positioned as market rate rentals. The Lodge at Stillwater Campus will allow NRG15001 !_ I' i F OR M Revised March 24, 2017 Project Narrative 4 for aging —in -place, affording area seniors to maintain independence in their homes, for as long as possible, while accessing specialized amenities, care and service needs. • The Lodge will consist of (59) Independent Living Units, (32) Assisted Living Units, (32) Memory Care Assisted Living Units and (16) Care Suites • Birchwood Landing will consist of 30 duplex style single story cottages plus community room • Sandhill Shores is a 70 Unit — 55+ Active Adult community for independent living The flagship destination of The Lodge at Stillwater Campus, called "The Lodge" is currently planned to provide a rich selection of services and amenities to include a number of common shared fireside areas, library, and restaurant offering scenic views, a bistro, auditorium, wellness/fitness center, movie theatre, and an intergenerational learning lab. Building Height We have worked closely with the development team to create a project with a 35-foot maximum building height as allowed by the Zoning Ordinance. The Buildings 1 and 2 will provide below grade parking for residents. The 3-story buildings allow residents to have access to terraces, private balconies, pedestrian paths and natural features. In order to address the transitions to the adjacent neighborhood, the end caps of the buildings step down from 3- to 2-stories, and the campus was expanded to allow the addition of 30 single story cottage units on the west and south to soften the transition to the adjacent single family homes. Streets and Access The plat includes a full access to County Road 12 in the north -central portion of the lot. This right-of-way location was approved by Washington County (see letter dated July 26, 2016) and turn lanes were constructed as part of the County road improvements last year. The County has reviewed the project and found this access to be adequate for the project as proposed. A new public street will be constructed to serve the campus. All homes, except those on Lots 9, 10 and 11 (which are served by a private drive), will have access to the new public street. The short private drive will serve the three cottage buildings at the end of the cul de sac. A trail in the northwest portion of the site connects the new public street and County Road 12. The primary purpose is to provide a recreation trail connection, and has also been designed to provide an emergency vehicle access, which serves to reduce the length of the cul de sac from that point to less than 750 feet as desired by the City. NRG15001 L F OR M Revised March 24, 2017 Project Narrative 5 At the City's request, an additional 1.93 acres of public right-of-way on the southern edge of the project area will be dedicated, but not improved, for a possible future improvement of 72nd Street North and Interlachen Drive. Our plans do not show any access from this project to 72nd Street North. Setbacks We are requesting PUD flexibility on the internal setback requirements, which is typical of a master planned campus such as this, and some flexibility from the 100-foot building setback from CSAH 12. The County has excess wide right-of-way adjacent to this property both on the north for the street and also on the east for the pond, which renders the Grace Baptist church site virtually unbuildable. We are requesting that as part of this PUD, we be allowed to assume a standard 75-foot'/2 right-of-way for County Road 12 for building setback purposes. For the majority of this street section to the west, the County has a 75-foot'/2 right-of-way. This more typical right-of-way would allow the Grace Baptist church options for future expansion. Our plans reflect this proposed flexibility. There would be no impact on traffic movements as the setback from the street would be consistent with other developments in areas with standard rights -of -way. We are meeting or exceeding all other setback standards for the LS district and the Shoreland Overlay District and ask for this flexibility to allow Grace Baptist Church future opportunities to grow in Stillwater. Shoreland Standards Approximately 93% of the project site is located in the Shoreland Management Overlay District. The City's ordinance (Section 31-402) provides standards for development within the shoreland area. The maximum impervious surface allowed in the shoreland area is 25% of the developable area. Our plan has only 23.7% impervious coverage, which is well below the allowable 25% impervious surface area. Because we are proposing a significant open space area as part of this project, we are requesting the flexibility to consider impervious surface area for the project as a whole, rather than individual lots. We have assigned maximum impervious surface limits to each lot to reflect this total, which will allow the city to track development as it progresses through the anticipated phases. Section 31-402 of the Zoning Ordinance requires a 40-foot setback from the top of bluff and a 75-foot setback from the Ordinary High Water Level (OHWL) from recreational development lakes. Our project has shifted the development away from Long Lake and exceeds these minimum setback standards. Prior to developing this submittal package, we met with City and MnDNR staff to discuss our proposal. At this meeting, we learned that, in addition to the adopted City shoreland standards, the MnDNR will be reviewing the project with the City to ensure that the purpose and intent of the shoreland rules have been met. We have reviewed the DNR PUD Evaluation Worksheets provided to us in a pre -application meeting. We understand that these templates were developed to give guidance to cities, but they were not developed with this type of a campus project with its mix of commercial and senior living in mind. NRG15001 N D F OR M Revised March 24, 2017 Project Narrative 6 However, as we developed our project we did incorporate the MnDNR principle of allowing density bonuses on a tier basis by shifting development away from the lake. The proposed site is divided into four tiers stemming 1,000 feet from OHWL of Long Lake, classified as a Recreational Development Lake, and proceeding landward. Tiers one through three are each 267 feet wide and tier four is 199 feet wide. Our proposed development will be primarily clustered in tiers two, three and four, which is consistent with the purpose and intent. Wetlands The wetland delineation completed by Kjolhaug Environmental services identified two wetlands in proposed Outlot B. There are no impacts proposed to either wetland and the plan provides the required wetland buffers. The campus was designed to take advantage of the wetland views, which also provide a buffer to the homes east of the campus. Stormwater Management Stormwater is managed through a series of infiltration basins and a raingarden that mimic existing drainage patterns. The bulk of the site will drain north to one of three infiltration basins near County Road 12 and only small portion of the site will drain south to an infiltration basin on the south side of Lot 3 north of 72nd Street. The plan will comply with all City and watershed requirements. We have met informally with Brown's Creek Watershed District staff to review our plans and ensure compliance. The watershed will accept a formal application after City approval of the plans. Tree Preservation Section 31-522 of the Zoning Ordinance regulates tree and forest protection. The project was designed to minimize tree removal by clustering the development in the northwest portion of the project and preserving the trees on the east and south portions of the site. The plan shows removal of 48% of the 2311 trees on site, which would require 301 replacement trees under the City ordinance. Our tree restoration plan includes 311 trees planted around the new development which fulfills the quantity requirement. In addition, a variety of shrubs, perennials and grasses will be planted to create interesting landscapes within the project. Parking Section 31-510 of the Zoning Ordinance provides parking standards and our plan provides a total of 451 parking stalls, which exceeds ordinance requirements. Buildings 1 and 2 have a total 120 underground parking stalls for resident and staff use. The developer will prepare mutual parking agreements and access easements. This will allow parking to be shared by the different buildings within campus and the Grace Baptist church. N RG 15001 I F OR M Revised March 24, 2017 Project Narrative 7 Utilities Sanitary sewer will be extended from the southwest to serve this site. Water will be extended from CSAH 12 and will be looped through the site. SPECIAL USE PERMIT We are requesting approval for a Special Use Permit (SUP) for a "Senior Living Community" in the Lakeshore residential district. As noted during the 2016 review process, the SUP allows senior living campuses with a variety of services, and at densities, as proposed within this project. The Lodge complies with the SUP standards in Section 31-207 as follows: 1. The proposed structure or use conforms to the requirements and the intent of this chapter, and of the Comprehensive Plan, relevant area plans and other lawful regulations; The Lakeshore residential district allows Senior Living Care Facilities as a special use. The development has been thoughtfully designed to respond to the senior housing demand referenced in both the City's Comprehensive Plan and recent housing studies by Washington County. The density of the project is typical of senior housing campuses of this type and less than what was previously approved on this site. The plans comply with all City regulations except where flexibility was specifically requested. 2. Any additional conditions necessary for the public interest have been imposed; the project includes preservation of Outlot B, which is the former Jackson Wildlife Management Preserve and we will work with the City to ensure preservation in perpetuity. The plans have been designed to minimize impacts on adjacent properties while offering another level of quality housing options for Stillwater residents. 3. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The Lodge at Stillwater Campus will respond to a documented need for senior housing and will be an asset to the community. The campus will not constitute a nuisance or be detrimental to the public welfare, but will ensure preservation of 26.23 acres of permanent open space in Outlot B, will provide more than 300 new trees and will offer new housing options for residents of Stillwater. PRELIMINARY PLAT We are requesting approval for a preliminary plat to create 16 lots and three outlots. The subdivision complies with all ordinance requirements as noted in this staff report. The Lodge at Stillwater Campus would be developed in three phases as shown on our phasing plan. Additional phases will include the Meisterling's and Grace Baptist Church, which are operating on their respective timelines. NRG15001 !_ l F OR M Revised March 24, 2017 Project Narrative 8 FINAL PLAT We are requesting approval of the final plat for phase I of the project, which includes seven lots and 3 outlots. Outlots A, B and C will be permanently preserved for open space and stormwater management. Outlots D and E are planned for cottages in future phases of The Lodge at Stillwater Campus. Lot 7 is planned to be subdivided in the future by that landowner (the Meisterlings) in compliance with the approved PUD Concept Plan. VACATION We request approval of vacation of the existing drainage and utility easements on the Meisterling property. The easements will be vacated and replaced with new perimeter lot easements and a new easement over a portion of Lots 12 and 13 to service the new buildings. We understand that the City's preference is generally to require utilities to be in a public right-of-way; however, we are requesting PUD flexibility to allow the new services to be in a drainage and utility easement so that we can connect to the existing manhole to the west. The existing easement that we are vacating is not located in the public right-of-way and we are proposing to recreate this condition for the new configuration. SUMMARY The proposal complies with the PUD requirements in Section 31-210 of the Zoning Ordinance, which notes that the PUD is a tool to provide a means of meeting the following goals: 1. Ensuring variety, innovation and flexibility in the development of land and its improvements. 2. Allowing a mixture of uses in an integrated and well planned area to aid in providing a better living environment. 3. Allowing for flexibility in group building development wherein the relationship is between building and building or buildings and site, rather than between building and property lines, as is the case in monostructural development. 4. Preserving natural beauty spots, open space and recreational areas. The Lodge at Stillwater Campus meets all the City PUD standards and we respectfully request approval of the Revised Concept PUD, Final PUD Plan, Special Use Permit, Preliminary Plat, Final Plat and Vacation for this senior living campus. We look forward to the review at the April 12th Planning Commission meeting and the May 2nd City Council meeting. N RG 15001 F OR M Revised March 24, 2017 Project Narrative 9 CONTACT INFORMATION This document was prepared by: Kendra Lindahl, AICP Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Shane Goodman at sgoodman@thegoodmangroup.com or 952.361.8023. N RG 15001 L ANDF OR M Revised March 24, 2017 Project Narrative 10 DEPARTMENT OF 1 NATURAL RESOURCES 4/12/2017 Bill Turnblad Community Development Director 216 Fourth Street North Stillwater, MN 55082 CENTRAL REGION 1200 WARNER ROAD SAINT PAUL, MN 55106 651-259-5800 Re: DNR Review/Approval of Shoreland Planned Unit Development (PUD) Density for The Lakes at Stillwater Concept PUD (Location: UTM X:511672; Y:4989254) Bill — DNR has reviewed The Lakes at Stillwater Concept PUD and approves the shoreland PUD density as proposed (245 units). This type of proposed senior living campus, which includes a variety of differently sized living units, is not characteristic of the types of residential or commercial shoreland PUDs envisioned under the state shoreland rules. To evaluate this type of development, DNR reviewed density based on the nature of the site design to evaluate whether the PUD meets the intent of the shoreland PUD density standards. DNR approves the density of this shoreland concept PUD for the following reasons: • Shoreline impacts to Long Lake —This PUD includes more unit density than is traditionally expected for a shoreland PUD, but it is anticipated that there will be limited direct use of Long Lake and its shoreline by people living at this facility. This project will not have the intense shore use envisioned under the shoreland PUD rules for facilities such as lake resorts. In addition, mooring space allowed on Long Lake under the PUD will be limited. • Open space —This site is close to meeting the shoreland PUD open space requirements, and the majority of open space on this site is high quality open space surrounding DNR public water wetland #82030500. Before final approval of this PUD, the preservation and maintenance of open spaces through deed restrictions, covenants, permanent easements, public dedication or other equally effective and permanent means must be in place (MN Rules 6120.3800 Subpart 5 C). • Structure setbacks — Most of the structures and associated impervious surface planned for this site have been located in Tier 3 and Tier 4, well away from Long Lake. In addition, as a condition of PUD density approval, no new living units will be allowed to be constructed in Tier 1. • Impervious surface — Impervious surface of the concept PUD design is 23.7%, which is under the 25% required in shoreland areas. • Bluffline setback —The project meets the required 40 foot bluffline setback. Page 1 As mitigation for the increased density of this development, DNR approves the proposed PUD density as long as the following conditions are met: 1. No new living space units are allowed to be constructed in Tier 1 for either The Lakes at Stillwater portion of the PUD or the Meisterling portion of the PUD. 2. A condition is placed on the PUD to allow only two mooring spaces within Tier 1 on Long Lake, one mooring space for The Lakes at Stillwater facilities and one mooring space for the Meisterling portion of the PUD. 3. Shoreland rule requirements for the preservation and maintenance of open spaces through deed restrictions, covenants, permanent easements, public dedication or other equally effective and permanent means are met (MN Rules 6120.3800 Subpart 5 C). Thank you for the opportunity to work with the City of Stillwater on this shoreland PUD proposal and please feel free to contact me if you have questions. Sincerely, Jenifer Sorensen MN Department of Natural Resources East Metro Area Hydrologist 1200 Warner Road St. Paul, MN 55106 651-259-5754 jenifer.sorensen@state.mn.us CC: Dan Petrik, DNR Land Use Specialist Page 2 TOTAL PROJECT AREA 57.84 AC. THE LID t AT STIL-LNNATt_R TIER I LONG LAKE MP .12-cop LANDFORM in collaboration with: . • . . FUTURE CHURCH BU1ICINC trc=BaU.aU THE GOODMAN GROUP • NORTHLAND REAL ESTATE f 7,1 TIER I SUITABLE UNSUITABLE TIER 2 SUITABLE UNSUITABLE TIER 3 SUITABLE UNSUITABLE TIER 4 SUITABLE UNSUITABLE UNSUITABLE WATER WETLAND BLUFF R.O.W. NORTH Ig1,365 S.F. 60,gg0 S.F. 354,711 S.F. 121,12g S.F. 522,346 S.F. 45,g3g S.F. 402,665 S.F. 65,458 S.F. SUITABLE (DEVELOPABLE 0 200 SUITABLE / UNSUITABLE AREAS THE LODGE • Stillwater, MN DNR Density Analysis • 04.03.2017 cS.A.H. Q 72ND ST. I-97 4&/ THE L L AT S T I L-L W A Tt_R 75iH " �WEtLAw BLVWA*Y i� A5 DELARATED BY ListAxoc eNvszo FlfAE 9EeB w/B/7O6 / WATEQ$ SALE WANDS.) WEILAND BOUNDARY AS BEl1EA1ED BY EASI...,r Bivast EBfAL SERWES CQVANY w/''+/7D6 in collaboration with: THE GOODMAN GROUP • NORTHLAND REAL ESTATE / / / / INTERLACHEN DRIVE C TOTAL PROJECT AREA 57.54 AC. OPEN SPACE WATER 504,2% SF. WETLAND 81,783 SF-. C2EEN SPACE 686,ggq SF-. STORMWATER 41,783 SF. TOTAL OPEN SPACE 1,314,861 SF. 30.1 AC. / 52.1% DEVELOPED AREA ROW DEVELOPED LONG LAKE VA VA Ig0,078 SF. q34,801 SF. 80,365 SF. TOTAL DEVELOPED 1,205,244 SF. 27.7 AC. / 47.1% NORTH 0 200 OPEN / DEVELOPED AREAS THE LODGE • Stillwater, MN DNR Density Analysis • 04.10.2017 EXHIBIT A - EASEMENT VACATION EASEMENT FOR: NORTHLAND REAL ESTATE GROUP EASEMENT VACATION DESCRIPTION All of the Drainage and Utility Easements within Lot 1, Block 1, LAKE HILL ACRES, Washington County Minnesota. 7 IF / 1 L_J L J L _ ��I I 1' iL1J1 _11 -- _ / \ \_ I _ _ • _ L 1 _ - - I I I L 1 J 1 /Vl L 1 J L r/ !/ 1\1 I I L I A / \ I / / % / \ A 1 /\ 1 I I\ Easements to be Vacated \ -I- A -I- r - i• 1-- I / \ I 1-- L _ ' J I / \ I L _ \ J NORTH 0 100 SCALE IN FEET • • • • LANDFORM From Site to Finish • • • • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Web: Iandform.net Job No. NRG15001 Drawing: Exhibit A Easement Vac... By: SPK ' 1I E BIRTPIPIACE 9 F MINNFSOITA PLANNING COMMISSION MEETING DATE: May 10, 2017 CASE NO.: CPC/2017-09 APPLICANT: Tracy Neveils, ASI Signage, representing Lakeview Hospital REQUEST: Consideration of a Variance to exceed the maximum allowable signage for the property located at 927 Churchill Street West, Lakeview Hospital, by adding eight new, three -sided parking lot identification signs for a total addition of 64-192 square feet ZONING: RB - Two Family Res. COMP PLAN: LMDR - Low/Medium Density Res. PREPARED BY: Abbi Jo Wittman, City Planner INTRODUCTION AND APPLICABLE BACKGROUND The applicant is requesting a variance to allow for the installation of new parking lot identification signs. Generally speaking, signage is not permitted in the City's residential zoning districts. Where permanent signage is permitted in residential districts, it is typically not allowed to be greater than six square feet in size. In 1991 Lakeview Memorial Hospital/St. Croix Valley clinic applied for a variance (Case 1991-48) to the provisions of the municipal code to allow for signage at their site. A condition of approval was that the facility would be permitted to replace and upgrade existing signage in their individual locations. Increase and expansion of the sign program was not permitted; this was to reduce the impact to the residential neighborhood. In 1994 the comprehensive sign plan was amended (CPC Case No. 1992-32). A condition of approval of Special Use Permit 2005-47 was that the HPC would review any sign plan changes and/or amendments. The last amendment to the existing sign plan was made in 2015 when the property owner asked for a 1:1 replacement of all existing hospital signage. HPC Design Permit 2015-21 was approved, allowing for upgrades to the sign plan. The sign plan did not account for parking lot identification signage. The increase in proposed signage dictates the need for the variance request. PROPOSED SIGNAGE A three -sided sign design will be wrapped around four separate light posts in each of the parking lots off of Churchill Street West and Everett Street South. Each sign panel is 2'X4', for a total of 24 square feet per light post; as a frame of reference, both the Churchill and Everett Street entrance monument signs, excluding the monument base, are 50" tall, two inches taller than the proposed signs. Therefore, the total square footage proposed is an additional 192 square feet. However, in commercial districts the total square footage of an identical double -sided sign is equal to a single side of the sign. Therefore, the total square footage increase could be construed as 64 square feet. APPLICABLE REGULATIONS AND STANDARDS 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: 1. The variance is in harmony with the general purposes and intent of this chapter. The purpose of the sign regulations is to keep them within reasonable boundaries consistent with the objectives and goals of the community to retain its special character and economic advantages which rest in part on the quality of its appearance. Public signs are defined as "official signs depicting danger, safety, trespassing, traffic speed limits, scenic or historical points of interest and memorial plaques" and are permitted in residential districts without a sign permit. While these identification signs do not fit into the definition of a public sign, they operate with a similar function as a public sign, directing the general public to specific sites/locations, aiding in the reduction and elimination of confusion. However, eight square foot signs that are located a distance above grade may not be in harmony with the general purposes and intent of the Zoning Code. Furthermore, the hospital already has banners on these existing light posts. The installation of these signs will produce more elevated, visual clutter. 2. The variance is consistent with the comprehensive plan. The Comprehensive Plan discourages noncommercial development in residential areas. An objective of the Housing chapter is to "retain the unique and/or historic character of existing residential neighborhoods". While there are no contradictory application elements, the introduction of additional signage may further detract from the residential neighborhood. 927 Churchill Street East Case 2017-09 (CPC: 5/10/2017) Page 2 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: i. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls. The installation of identification signage on this property is reasonable but additional signage is not permitted. As such, the City has allowed for entrance monument signage off both Churchill and Everett Streets, as well as other directional and identification signage. Parking lot signage, for the purpose of visitor identification, is also reasonable however the size and distance from the ground of the signage may not be reasonable. Furthermore, reasonable alternatives exist in that City Code Section Subd. 31- 509(5)(g) allows for the use of banners and flags, when used for noncommercial purposes or as part of an approved sign plan. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner. The property is bordered on three sides by street frontage. However, as the property has developed, the City has required landscaping to screen the hospital and parking lot areas. This would reduce the visibility of the parking lot identification signs from the street. If the intent of signage is to allow for visitors, upon existing the building, to know which parking lot they are located in, interior signage and signage near the entrance should be considered in addition to these identification signs. Approval for the existing modified sign plan was given less than two years ago. At the time the modified sign plan was developed, the hospital was planning for interior facility modifications which included alterations to the entrances of the building. The parking lot identification signage was not accounted for at that time. iii. The variance, if granted, will not alter the essential character of the locality. The property currently has greater than 300 square feet of identification signage on the property. At this time, four foot tall signs, located at a distance of (approximately) 15' in the air, would alter the essential character of the neighborhood. ALTERNATIVES AND RECOMMENDATION The Planning Commission has the following options: 1. Find practical difficulties do exist and approve the variance, with or without conditions. The Planning Commission may impose conditions in the granting of a variance. A condition must be directly related to and must bear a rough proportionality to the impact created by the variance. If the Commission were to find practical difficulties do exist for the property owner, staff would recommend the following conditions for consideration: 927 Churchill Street East Case 2017-09 (CPC: 5/10/2017) Page 3 • Plans shall be substantially similar to those on file with the Community Development Department's CPC Case No. 2017-09; and • The sign shall not be greater than 10' from the average ground elevation at the base of the lightpole; and • The sign plan shall be amended to include these parking lot identification signs. 2. Make the findings practical difficulties have not been established and deny the variance, or a portion thereof. 3. Table the application and request additional information. Staff finds practical difficulties do not exist as other reasonable alternatives exist, including alteration to the entrance monument signs and the use of lightpole flags and banners, and that the essential character of the site will be altered. Therefore, staff recommends denial. ATTACHMENTS Site Location Map Parking Lot Identification Sign Plan Parking Lot Sign Specifications CPC Case No. 1991-48 CPC Case No. 1992-32 Conditions of Approval CPC Case No. 2005-47 HPC Case No. 2015-21 Master Sign Plan 927 Churchill Street East Case 2017-09 (CPC: 5/10/2017) Page 4 w w w • WEST PINE STREET O ¢ WEST op 7 w w ALLEY ON WEST WILLARD O = F co FFr WEST WJLLARD�� z 515 I 7 j., LLARD sT 1 The Birthplace W iwa of Minnesota rO& we ter *! 7 "" a WEST ABBOTT ,),..,:::tri w w LAKE STREET 927 Churchill Street West w 828 w vvo, t i ppEs��wt,l URCHILL 906 w to HI "' 914 * E, Q LT, w Legend 920 ; ff w 2 _ r w WEST STRFIET —••—••— Municipal Boundary 1014 oe eoN-, EL =ANDERSON o o O Parcel Boundaries f t, rJ_K ECT WEST HANCOCK r11 i , � x zo VI OIIIW!'COOI lYll[�N 91 tlYA049Y� p 0 312.5 625 1'2 Feet 1411 3 .ro-O r 421 • {' General Site Location r: "t �; ni ;• � w � '� t��j � {.. ` �$ +s,F°, ram- �-r� ._:,..• �{g U 1 G �. h, `1111.....i t • emu/ o/ WEST ORLEANS STREET WEST r ORLEANS STREETS _, ate WEST ( W b� p --.,a z ,, _ r Ar z• w��� DRIVE 9 if W0,4 ,' 1 �% � Y�' .—••—..�•P• • I. o _ BLVD N ,n r{ i Lei CREST I` {,I CURVE r ? O 24' Top View Layout View Qty: 4 Top View Layout View 24 Qty: 4 Sign unit to be mechaniolly mounted using TBD Steel Tube infrastructure; Exact material; conseouc od/roetood 1BD Three -Sided Fabricated Aluminum sign cabinet; painted on ail vssibie sides/edges Site View (Rendering) Sign Type P.3 Parking Lot Designator ID Spedfikations AA Series: Fabricated Aluminum Cabinet, Paint, Vinyl Typestyle: Myriad Pro Semibold B Bold Background Color(s): Green - Pantone 347C, Blue - Pantone 2727C Grapbia Colorist: Mane While Graphics Process Surface Paint, Surface Vinyl Mounting: Mechanical Mount Nole(s)n Client Lakeview Health Project: Misc. .lot/Est Slglage location Stillwater, MN Keyword(s): Parking Lot Designator, Vehicle Scale:1" = 1' Date-. 08.16.16 Drawn By: WV Sales / PM: TC/TN Ale Name: w Ext P.3 08,16 V2 DRAWING REVISIONS en: 62 2017 1002:' Rna:' Oe& RwS:' Rri' DESIGN STAIUS: ❑ urtoem ❑ Appnea As Mad obre ❑ a aebmama voc Tel 612.332 1223 Fax 612 332.1224 1' •- as; ..eapon. times. wwaukee, wisconsie bank, w.ahiogoo Porknd, Om. asmyage coin SHEET 2 wnel �a,..wronorN"sabas dtrie •ayawwbskge�iekfnrlelo•ye. pm day w Aail wb ink nna aw am.bo b n ad la to to ▪ le �l a gmad n M a o� eya W nmYli n pnmameem�.k owwi o wPrbnmos Mice webq N ▪ +d Yo,epYePn aBprmb�enarpopes. f:a s 5521 STATE OF MINNESOTA CITY OF STILLWATER In the matter of Planning Case No. V/91-48 REQUEST BY: Lakeview Memorial Hospital Owner Visual Communications Applicant CITY COUNCIL VARIANCE PROCEEDINGS The above entitled matter came on to be heard before the City Council for the City of Stillwater on the 1st day of October , 1991, on a request for a variance pursuant to the City Code for the following described property: Lot 1, Block 13, Holcombe's Addition to Stillwater and vacated Anderson Street adjacent. PIN #9895-6200 Purpose: A Variance to the Sign Ordinance for a sign program for Lakeview Memorial Hospital/St. Croix Valley Clinic. Upon motion made and duly approved by the requisite majority of the City Council, it is ordered that a variance be granted upon the following conditions: (If no conditions, state "None".) 1. A detailed landscape plan for the signs along South Everett Street and South Greeley Street shall be submitted to the Planning Department for review and approval before a sign permit is issued. Dated this day of Mayor CASE NO.SUP/92-32 CONDITIONS OF APPROVAL: 1. A solid board fence shall be constructed along the east property line of the 52 stall parking lot. The fence shall be located five feet off the property line, be landscaped with bushes and evergreens, and run from the Churchill Street setback line to the Anderson Street setback line. 2. Maximum light standard height for the 52 stall parking lot is twelve feet, subject to Community Development Director's approval. 3. The following existing trees shall be maintained and incorporated into the landscape plan —starting on Greeley Street north of the emergency access: A. Existing bermed area: 22, 22, 26, 28, 26 inch trees B. Corner of Greeley and Churchill: 8 inch, 30 inch, 8 inch and 8 inch. C. In front of the clinic: 3-5 inches, 22 inches, 11 inches, 7 inches, 8 inches, & 8 inches. D. 52 stall parking lot: A survey shall be submitted showing the location of all existing trees. Existing trees shall be maintained to the maximum possible subject to Community Development Director's approval. 4. The retaining wall shall appear as the brick clinic/hospital walls. 5. There shall be no railing above the retaining wall. 6. Additional landscaping shall be provided in the following areas: A. Emergency parking lot (37 stalls) Bushes shall be added to better screen out cars as seen from the west. B. Everett Street lot (107 stall) Bushes shall be added to better screen parking lot from residence to the south. Six street trees shall be planted along Everett Street. C. Staff lot (59 spaces) Vines and evergreens shall be added to better screen the parking lot from rear of residence. 1 CASE NO. SUP/92-32 CONDITIONS OF APPROVAL - Continued 7. Lighting: A. Light intensity at residential property line shall not exceed .5 foot candles horizontal. B. Lighting intensity at the street right-of-way shall not exceed 1.0 foot candles except at parking lot driveway entrances. C. Glare from the light source shall not be visible from the street or adjacent residential properties. 8. A trash structure shall be constructed of.complementary building materials to house hospital trash receptacles. 9. A detailed Signage Plan shall be approved by the Community Development Director before sign permits are issued for the medical center signs. 10. A grading permit, including erosion control measures, shall be obtained before construction begins. 11. A grading and drainage plan consistent with the Water Shed District requirement and grading requirements for the east 52 space parking lot shall be submitted and approved by the Community Development Director before parking lot construction. 12. The City Engineer and Utility Department comments shall be incorporated into the final plans. 13. There shall be neighborhood input into final landscape plan. 14. The City Engineer shall review the possibility of relocating the emergency entrance south on Greeley Street. 15. The entrance to the east parking lot shall enter off of Everett Street. 1 3538988 V i i I i i i i i i Office of the County Recorder Washington County, MN Certified tiled andlor recorded on: 2005/09/13 11:44:00 AM 3538988 Cindy Kossmann County Recorder State of Minnesota City of Stillwater City of Stillwater Planning Commission Proceedings In the Matter of Planning Case No. SUP/05-47 Owner: LAKEVIEW MEM HOSPITAL ASSOC 919 ANDERSON ST W STILLWATER MN 55082 Order Granting a Special Use Permit The above entitled matter came to be heard before the Planning Commission on the 8th day of August 2005, on a request for a Special Use Permit pursuant to the City Code for the following described property: GEO Code: 33-030-20-22-0029 AND 33-030-20-22-0030 Legal Description Sect/Twn/Range PLAT 09896 HOLCOMBE'S 2ND ADD TO STILLWATER Sect Twnshp Range Lot Block 002 023 LOTS 2 & 3 023 HOLCOMBE'S 2ND ADD TO STILLWATER & VAC ANDERSON ST ADJ Legal Description Sect/Twn/Range PLAT 09896 HOLCOMBE'S 2ND ADD TO STILLWATER Sect Twnshp Range Lot Block 004 023 LOTS 4 THRU 7 023 AND VAC S° GREELEY ST ADJ & VAC ANDERSON ST ADJ LOT 4 EXC 9896-3450 HOLCOMBE'S 2ND ADD TO STILLWATER FIRST WARD CHANGE TYPE 3 Purpose: A special use permit for a 15,000 square foot addition and renovation for Lakeview Hospital. Upon motion made and duly approved by the requisite majority of the Planning Commission, it is ordered that a special use permit be granted with the following conditions of approval. 1. Ali utilities shall be completely screened from public view. 2. A lighting plan showing the fixture type, height, location and exterior lighting intensity shall be submitted with building permit plans for Community Development Director approval. All lighting shall be directed away from the street and adjacent properties. Light sources shall be shielded from direct view and protected from damage by vehicles. 3. All security tights on building shall be downlit. 4. All landscaping shall be installed before utility release or final project inspection. No project shall be phased unless approval is granted by the Planning Commission. 5. The trash enclosure shall be made of a sturdy opaque masonry material, with trash receptacles screened from view and compatible with the color and materials of the project. 6. No roof equipment shall be visible to the general public. 7. All gutters, downspouts, flashings, etc. shall be painted to match the color of the adjacent surface. 8. Construction projects shall conform to the City's Noise Ordinance 9. Construction during the dry season shall mitigate excess dust problems. 10. A sign permit shall be required for all project signs. 11. A sign permit is required for signage. 12. Sign package to be approved by the Heritage Preservation Commission, including directional signs 13. Grading and drainage plan to be approved by City Engineer before building permits are issued. 14. All exterior modifications to the approved plan are to be reviewed by Community Development Director. Dated this 18th day of August, 2005. Steve sell, Community Development Director This variance is granted pursuant to the zoning ordinance and is not a substitute for a building permit. A building permit is issued by the city building official after approval of the plans and payment of the building permit fee and state surcharge. This variance will be null and void if the project that is permitted by this variance is not completed within two years from the date the permit is granted. tillwa ter THE S/RTHPLACE OF MINNESOTA Case No.: DP/2015-21 HPC Meeting: 5/4/2015 DESIGN PERMIT Heritage Preservation Meeting Date: 5/4/2015 Action/Vote: Approved 5-0 Description of Project: Remove, relocate, and replace existing signage to match current brand standards. Applicant(s): Health Partners, Business Jeff Robertson, Owner Brian Paschke, Applicant Project Address: 927 Churchill St W, Stillwater, MN 55082 Property ID No.: 3303020210089 Zoning District: RB ORIGINAL Conditions of Approval: 1 1 Monument Signs D and E shall be limited in size to no greater than 18.65 square feet. 2 The Greeley/Churchill Street signs (located on the retaining wall) shall not be internally illuminated. 3 Due to the total reduction of wall signage, the Greeley/Churchill Street signs (located on the retaining wall) may be permitted to increase by a total 14 square feet. 4 Changes to the approved sign plan shall require HPC review and approval. 5 No additional signs shall be permitted without amendment to the comprehensive sign plan. 6 All signs shall require sign permits. 7 Any exterior lighting associated with new signs shall receive a design review permit from the Heritage Preservation Commission. 8 Wall sign J shall be located on the west elevation. We accept the conditions of this permit. We understand that any changes from these plans must be resubmitted for approval. A design permit is granted pursuant to the zoning ordinance and is not a substitute for a building permit. The city building official issues a building permit after approval of the plans and payment of the building permit fee and state surcharge. This design permit will be null and void if the project that is permitted by this permit is not completed within two years from the date the permit is granted. Page 1 of 1 Existing Signage: 927 Churchill St. W., Stillwater, MN 55082 A - Signage on Brick Wall B - Monument on Greeley St C - Letters/Logo above Entrance D - Monument on Everett St E - Monument on Churchill St F - Letters above Entrance (Sheet 3) G - Post and Panel (Sheet 1) • ••• ‘•••• EMERGENCY Lakeview Hospital 5d 54* 7 7/8 Lakeview Hospital 75° 54' 7 7/8 HealthPartners Stillwater Medical Group 24° X 2 i4IX 4 3/8' Health farmers Stilluatcr :Medical Group 75' 1 ° mir 54" 7 7/8' 50° T 7 7/8 ° 24" Lakeview Hospital T EMERGENCY 1� 1 MI HealthPartners Stillwater Medical Group 3° X 14 3/8' ' 1/4'jj3 1/4' 3 Ia./m.1Mb ilea* *natal& 1 105 IN/lain Entrance Side UMW Layout New Qty: 1 set Site Wen (listitg) gte rift (Updated - Rendaieg) Sign Type K.1 Hat tut Aluminum Lettering Specidnitions A9 Seam Mork= - Vam 12041105 5/1610 x 1/e(t) Tmestile ROM Pio Semotold tadopamd enlorft Rat MAIM= plorkordal Graia) limodog Wrap, hed boot wit gime Leh b ededor Met bode ol WM* iloadiag tempo* to be povided Cleft hiniew Health PIM& Mx Ird/Edi Siram MA= MM.; ibr korocodr.* Erxy a Fix Cat Dimmed Sale 1/16" • 1" O de OULU Ohm By. 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TO 1 2 OF • • • • LAKEVIEW MEMORIAL HOSPITAL EXTERIOR SIGNAGE ANALYSIS Message Schedule of Existing Signs Revised 9 August 1991 J.ocation 'Type Photo Faces Message 1 C P-1 D/F Lakeview Hospital Emergency Entrance General Parking Other Side of Building 2 G S/F No Parking 3 G P-2 S/F No Parking 4 C P-3 S/F Emergency 5 E P-4 S/F Emergency Parking Only All other vehicles Will be towed at owners Expense 6 D P-5 Emergency Entrance 7 H P-6 S/F Emergency/Patient Parking Only 8 H P-6 S/F Emergency/Patient Parking Only 9 H P-6 S/F Emergency/Patient Parking Only 10 H P-6 S/F Emergency/Patient Parking Only 11 G P-6 S/F .6. Parking Up to a $200 Fine For Violation 12 G P-6 S/F & Parking Up to a $200 Fine For Violation 13 H P-7 S/F Speed Limit 5 14 H S/F Speed Limit 5 15 G P-8 S/F Reserved For Doctors • • LAKEVIEW MEMORIAL HOSPITAL EXTERIOR SIGNAGE ANALYSIS Message Schedule of Existing Signs Revised 9 August 1991 Page 2 Location Type Photo Faces Message 16 G S/F Reserved For Doctors 17 G S/F Reserved For Doctors 18 G P-9 S/F This space reserved Thursday 5:30PM-8PM For Cancer Care & I Can Cope Group Meetings 19 G P-9 S/F This space reserved Thursday 5:30PM-8PM. For Cancer Care & I Can Cope Group Meetings 20 G P-9 S/F This space reserved Thursday 5:30 PM - 8 PM For Cancer Care & I Can Cope Group Meetings 21 F P-10 S/F Hospital Entrance 22 (NIC) A P-11 S/F St. Croix Valley Clinic, P.A. 23 (NIC) F P-12 S/F Emergency Entrance 24 (NIC) G P-13 S/F No Parking 25 (NIC) G P-13 S/F & Parking 26 (NIC) G P-13 S/F Parking 27 (NIC) B P-14 S/F St. Croix Valley Clinic, PA 28 A P-15 S/F Lakeview Memorial Hospital (Indirect Lighting) • • LAKEVIEW MEMORIAL HOSPITAL EXTERIOR SIGNAGE ANALYSIS Message Schedule of Existing Signs Revised 9 August 1991 Page 3 Location Type Photo Faces Message 29 G S/F Parking For Hospital Visitors & Patients Only All other vehides will be towed at owner's expense 30 G P-16 S/F Parking For Hospital Visitors & Patients Only All other vehicles will be towed at owner's expense 31 G P-17 S/F Handicapped L� Parking Up to a $200 Fine For Violation 32 G S/F Handicapped Parking Up to a $200 Fine For Violation 33 B P-18 S/F Lakeview Memorial Hospital ilk VISUAL Communications 475 Cleveland Avenue North Suite 2 2 3 Ivy League Place Saint Paul Minnesota 5 5 1 0 4 612-644-4494 Fax 644-4289 LAKEVIEW HOSPITAL EXTERIOR SIGNAGE COMPONENT LIST 6 April 1994 Sign Type O uanti 1/001 1 2/001 2 3/001 1 I D A 4/001 1 L In A 5/001 1 Lo In As 7/001 1 Illu we As 7a/001 1 Illu nor Ad Entrance sign on Greeley identifies 'Emergency' directs to Hospital/Clinic parking' 4'-0" X 8'-0" interior illuminated cabinet brick base to match construction opaque background (dark green) 32 square feet Revised from original proposal Entrance sign at Churchill Entrance sign at Everett identifies entrance 1 side of sign on Churchill directs to 'Emergency 2 (2'-0" X 4'-6") interior illuminated cabinets brick base to match construction opaque background (dark green) 18 square feet per sign Revised from original proposal Corner of Greeley and Churchill xisting brick retaining wall ndividual painted aluminum letters to read: Lakeview Hospital St. Croix Valley Clinic P.A. irections to 'main entrance' and 'hospital emergency' dded St. Croix Valley Clinic' from original proposal ocated at building entrance in northwest parking lot dividual letters in hospital logo s originally proposed cated at building entrance in east parking lot dividual letters in hospital logo originally proposed minated 'Emergency' cabinet on st canopy originally proposed minated 'Emergency' cabinet on th canopy (2'-0" X 6'-0") ditional to original proposal A sign design & consulting group srwr.e 6. rrra ea" fa ; i LAKEVIEW YIEYY 4- Emergency Il•ffi.5%W1.1a✓1! _,.1.1149IK W:.-tLt 6w.J1KA. .sas..a•.n rr+ry: �� ��t•'AauiWrt»dwew-.ti'...-: 9� e s:i.. 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R T N P 1.. 4 T; E 91 F MINNFSOITA PLANNING COMMISSION MEETING DATE: May 10, 2017 APPLICANT: Brian Hamernick, property owner CASE NO.: CPC/2017-10 REQUEST: Consideration of certain lot coverage variances to construct a 624 s.f. detached garage on the property located at 1014 3rd Street South ZONING: RB: Two Family COMP PLAN: LMDR: Low/Medium Density PREPARED BY: Abbi Jo Wittman, City Planner REQUEST Brian Hamernick is proposing the installation of a 624 square foot, 24' X 26' detached garage on his property located at 1014 3rd Street South. The additional structural coverage proposed exceeds the 25% maximum structural coverage. If approved, the total structural coverage on this 5,400 s.f. lot would be 29%. Therefore, the following variances are requested 1. A 195 s.f., 4%variance to City Code Section 31-308(b)(1), the maximum 25% (building) lot coverage; and 2. A 2% variance to City Code Section 31-308(a)(3)i, the maximum lot coverage of all accessory buildings...shall be...ten percent of the lot area. APPLICABLE REGULATIONS AND ANALYSIS The purpose of the variance is to "...allow variation from the strict application of the terms of the zoning code where the literal enforcement...would cause practical difficulties for the landowner." In addition to the requirements, below, Section 31-208 indicates "[n]onconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance" and "...a previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits." Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. The applicant must demonstrate that: The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The purpose of the maximum lot coverage is to maintain open, unencumbered space to regulate massing proportionality and to provide for adequate infiltration in the historic residential neighborhood which lack modern stormwater drainage and treatment facilities. Although the applicant is proposing an increase to the total structure coverage, as well as to the other impervious surface coverage with the installation of a new driveway, the other impervious surface coverage total will be approximately 1125 square feet which represents roughly 21% of the total lot coverage. Thus, the total lot coverage (structural and other impervious combined) would be approximately 50%. This is the total allowable lot coverage of 50% (25% structural and 25% other impervious surface), continuing to allow for sufficient drainage on the property, keeping with the purpose and intent of the structural coverage provisions. The variance is consistent with the comprehensive plan. There are no application elements in conflict with the comprehensive plan. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; The property has never had a garage. The property owner is proposing an average sized, two -car garage with a side -entry service door. Based on the average vehicle lengths and widths, below, the distance between the two vehicles will be 3.5-4.5' with 4' on each side of the garage door to the garage door walls. Excluding 3' of accessible space between vehicles and the overhead door, between 6.4' and 8.25' would remain in the depth of the garage. Case No. CPC/2017-10 CPC: May 10, 2017 Page 2 of 4 Vehicles Average Length Average Width Compact 177" / 14.75' 69" / 5.75' Mid -Sized Sedan 190" / 15.83' 72" / 6' SUV 208" / 17.33' 79" / 6.58' Pickup Truck 222" / 18.5' 80" / 6.6' Average 16.60 6.23 The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and This property is smaller than the minimum 7,500 square foot lot and, according to City Building Permit records, the existing structural coverage has remained consistent during the existing owner's occupancy. The variance, if granted, will not alter the essential character of the locality. The applicant indicates the granting of the variance will not alter the essential character of the locality but that it will be enhanced as currently the property owner must park outside, closer to the street. ALTERNATIVES The Planning Commission has the following options: 1. Make findings practical difficulties do exist for the property owner and approve a 4%variance to the 25% Maximum Lot Coverage - Buildings [City Code Section 31-308(b)(1)] and a 2% variance to City Code Section 31-308(a)(3)i, the maximum lot coverage of all accessory buildings, for the construction of a 624 square foot detached garage to be located at 1014 3rd Street South, 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. CPC/2017-10. b. A building permit shall be reviewed and approved prior to the construction of a garage. 1 https://www.reference.com/vehicles/width-length-average-car-9eb7b00283fblbd8 and http://answers.google.com/answers/threadview/id/144173.html Case No. CPC/2017-10 CPC: May 10, 2017 Page 3 of 4 c. The garage will have similar color and materials as the residence. d. As per City Code Section 31-510, Off-street parking and loading, the driveway must be surfaced in concrete or asphalt as per City Code section 33-5 standards and shall not negatively impact drainage for adjacent properties. e. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. 2. Make the findings practical difficulties have not been established and deny the variance. 3. Table the application and request additional information. FINDINGS AND RECOMMENDATION On the basis the application is in harmony and intent of the zoning ordinance, consistent with the comprehensive plan and the applicant has established practical difficulty, staff recommends conditional approval of a 4%variance to the 25% Maximum Lot Coverage - Buildings [City Code Section 31-308(b)(1)] and a 2% variance to City Code Section 31-308(a)(3)i, the maximum lot coverage of all accessory buildings, for the construction of a 624 square foot detached garage to be located at 1014 3rd Street South. ATTACHMENTS Site Location Map Narrative Request Site Plan Garage Facade Renderings Case No. CPC/2017-10 CPC: May 10, 2017 Page 4 of 4 CC CV I L.I ~ w ter 804 ` 2 Li_ w+ 807 8r' ' 811 �.�8.: Y = °" r'_ ,: '•_e, '_. 1� q } x a. N ►�`y. ` r :jam The Birthplace of Minnesota W''AO&E ..ICI 2 r 1014 3rd Street South o 0 O L ti U) tL = j'� w l oil: tL Legend -••-••- Municipal BoundaryParcel 4 yw Boundaries 1�J w' -� per. - .�• _i2�"kr- 1 .r., 1i EAST HANCOCK STREET 0 155 310 620 Feet General Site Location w w W w 11111'11■11 - .araast.+ =• u 11 v. o,l�. CC w H 1 i�-;� �rria ii1 • EAST BURLINGTON STREET.• ....r' ?" ° —.` w �i. % ,:r w 1.. ��� 1•i11rI`l�� Ili`. ' 1� �9 �� % Q 1 CC 1.11 CO CC k 2 r E 121 s Li_ i •‘•. �,•. MARSH STREET EAST MARSH STREET � ,n '' —' ' ` Stillwater Planning Department April 10th, 2017 To whom it may concern, Please accept the enclosed documents as my Request for a Variance per Eric's recommendation. This variance will cover the addition of a garage and driveway as combined I will be over the 25% allocation for structures on the property as well as the 10% allowed for detached structures. My plan does coincide with other property's for size and capacity. Included is a 24' x 26' detached garage with a slab on grade and 1 course of block per building code. The roof pitch will be 8/12 with side walls of 9'. I have enclosed a general photo for your review along with a rough draft of the property layout. Sincerely, Brian Hamernick 1014 3Rd Street S Stillwater, MN. 55082 763-443-2439 3rd Street S. 1010 3rd HOUSE DRIVEWAY 6' NNN EXISTING HOUSE 1014 3rd Street S. NEW SIDE WALK 42' NEW DRIVEWAY/PARKING NEW GARAGE 24 X 26 576 SQ FT • 13' FENCE N E W F E N C E 3' = EXISTING = NEW LOT 135 X 40 / 5400 SQ FT HOUSE = 954.5 SQ FT GARAGE = 624 SQ FT FENCE = 143.5 LF N & S Property Line 135' E & W Property Line 40' :1.8" MAPLE TREE 10" CHERRY TREE Page 1 of 1 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: CPC. Date Filed: Base Fee: Technology Fee: $25.00 Receipt No.: Zoning Amendment* Planning Unit Development * Certificate of Compliance Lot Line Adjustment Zot-1 *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 supporting 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 Address of Project 32 / thi9-1)V S --97` hAssessor's Parcel No ?J°�D it /� GEC7 ode) Complete Property Legal Description* 6,0J ,'C � — (*Required — Applications will be rejected without a legal description) Tax descriptions and property descriptions from the county are not acceptable. / / �- ��� Zoning District ( Description of IPIoject ADA 7-7-7 blot_ oX ©v-- P1 t" j r 7 2 (y r O/U L- t) L D, ) icy Sj' O4 vi iz ) / 10,M, "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 l will comply with the permit if it is granted and used." Required If other than propert owner Property Owner Representative ..13/ V _ , Mailing Address Mailing Address `/ I 1 ' 9z1' City - State — Zip _ City - State — Zip 5 L 't f,, e • 3 2 Telephone No. Telephone No. .— 2L'T f C 3 c Email Email Ow I1119 1:':sf,i t Signature (Signature is required) Signature ature is required) r7 N a o, r S:\PLANNING\ADMINISTRATION\FORMS\PLANNING APPLICATION 2013.DOCX December 5, 2014 Exhibit A Legal Description ALL, THAT PT OF LOTS 8-9&25 BLK 29 ORIGINAL TOWN(NOW CITY)OF STILLWATER LYING WEST OF MAIN ST-EAST OF 2ND ST NORTH OF NELSON ST AS DESC IN BOOK V OF DEEDS ON PAGE 187-& SOUTH OF THE POLL DESC LINE:BEG AT PT ON THE E LINE OF SD LOT 8 WHICI I IS 15FT SO OF THE NE CORNER OF SD LOT 8 THNC W AT RT ANG TO MAIN STREET 300FT TO THE E LINE OF SECOND S'[R[ ET & SD LINE 'I'FIERE TERMINATE WHICH LIES ELY OF A LINE 199.90FT WLY OF AS MEASUR AT RT ANG TO & PAR WITH THE E LINE OF TI-IE ABOVE DESC TRACT & SITUATE IN WASHINGTON COUNTY MN INCLUDING ANY PT OR PORTION OF ANY ADJACENT STREET OR ALLEY HERETOFORE VACATED OR TO RE VACATED ORIGINAL TOWN(NOW CITY)OF STILLWATER Subdivision Name STILLWATER BLOCKS 28-29 Lot 8 Block 29 Subdivision Cd 10692 Property Identification: 28,030.20,41.0064 16 W� I�/dULVt-E x pz-m- c.-,09-12 5- c 7)1 "-iv) a22 /4 7- 7z) -7D 7t-A e z Tzz, /07),1 A✓ D Yn v51T 1/% orm -7-1 0 &,--/Z-L ,r LOT- 1)69,�z s ice- 7 V &ti A I 6- /?7---- v'%)rt) t) r vN77-- 1) L-P wNgh" )7-10° wn2i/P f& 55 e�-72,'6 wMhvt yo/„, liwater THE BIRTH P L A TE OF MINESOJ PLANNING COMMISSION MEETING DATE: May 10, 2017 APPLICANT: REQUEST: Jim & Christi Cassell, property owners CASE NO.: 2017-13 Consideration of a 4' variance to the 10' Side Yard Setback [City Code Section 31-303(c)(1)] for a 2' x 4' expansion of an existing 8'6" x 12' deck on the South side of the property located at 635 Newman Trail. ZONING: LR - Lakeshore Residential COMP PLAN DISTRICT: LDR: Low Density Residential PREPARED BY: Erik Olson -Williams, Zoning Administrator/Assistant Planner REQUEST Jim & Christi Cassell are requesting a 3' variance to the required 10' Side Yard Setback for the expansion of an existing porch, to be located 7' from the South property line. There are currently stairs leading to the deck which project 3' into the required setback area. Stairs are allowed to project up to 3' into setback areas, per City Code Section 31-514 Subd. 3(a). APPLICABLE REGULATIONS AND ANALYSIS The purpose of the variance is to "... allow variation from the strict application of the terms of the zoning code where the literal enforcement...would cause practical difficulties for the landowner." In addition to the requirements, below, Section 31-208 indicates "[n]onconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance" and "...a previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits." Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. The applicant must demonstrate that: The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The purposes of the Side Yard Setback are in part to maintain an open, unoccupied and uniform space for aesthetic and environmental benefits which would preserve a uniform streetscape in residential neighborhoods. The 7' setback is in harmony with the general purposes and intent of the zoning code. The proposed expansion would only be on the rear of the deck, so it would have a minimal impact on the visual aesthetics of the area, as it would not be easily seen from the street. The variance is consistent with the comprehensive plan. There are no application elements that are in conflict with the Comprehensive Plan. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; The property owner proposes to use the land in a reasonable manner, as it is reasonable to have an attached deck in a residential area. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and There is no uniqueness with this property as a deck exists and is in conformance with the City's zoning code. The City's zoning regulations have not changed since the construction of the deck. The variance, if granted, will not alter the essential character of the locality. The deck is existing and the proposed expansion would not be easily seen from the street. There are a number of other decks of similar size in the neighborhood, so the granting of this variance would not alter the essential character of the area. ALTERNATIVES The Planning Commission has the following options: 1. Make the finding that practical difficulties do exist for the property owner and approve a 3'variance to the 10' Side Yard Setback [City Code Section 31-303(c)(1)] from the South property line for the expansion of an existing 8'6" x 12' deck, at the property located at 635 Newman Trail, with or without conditions. The Planning Commission may impose conditions in the granting of a variance. A condition must be directly related to and must bear a rough proportionality to the impact created by the variance. Case No. 2017-13 CPC: 05/10/2017 Page 2 of 3 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. 2017-13. b. A building permit shall be reviewed and approved prior to any construction occurring on the property. c. The deck expansion shall be similar in color and appearance to the existing deck. d. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. 2. Make the finding that practical difficulties have not been established and deny the variance, with or without prejudice. 3. Table the application and request additional information from staff or the applicant. FINDINGS AND RECOMMENDATION On the basis that practical difficulty was not established by the applicant, staff recommends denial of the variance request. ATTACHMENTS Site Location Map Narrative Request Certificate of Survey Parcel Map Aerial Photographs Proposed Plan Property Legal Description Case No. 2017-13 CPC: 05/10/2017 Page 3 of 3 ��' �v� 29V <B t "%4, / SUMMER Im 91 R O • f4��� MF✓Ml GELEpN4 V� _�� P �TL P90 .0 Q2 Q'PGAA:��' :." sCT . M 1 �� �Fy O� ALLPINE TRAIL yF O ` y, E7 yDRxH 0Pti A l< p �„ y 5 1 i ` liiiwater The • Birthplace of Minnesota PINEqq��p 'U.'.hrilILL 7 �'.�' GREEN i TENDING GREEN • ..°P °,2 . HARVEST ° 1 Ay GREEN „An' . _'.., .,►#i1 .. • -,, A q r� Y.. =. .iL .` '° fr: J� -- II x .. _ Q- _ \ °43^ ,9�� = r-tea, q° ,,� cr ,,•3i TNORTH fi {lA W ytIke O 50 'li 7i Set 7030 °� -� 7O O s MID °P� _ + , 635 Newman Legend egen _.._.._ Municipal Parcel N Trail Boundary Boundaries wj aEEN ° Fcr t. 30 LIBERTY '•L a i ¢ • ' .� AO�-,N0 -NOlA d,'_yF EBEN COURT 715E'l r 725 / s •f• �- t• 9^ - - .}!r Y't . �P ice ,6.. 0 2°P N. 9 s 0 395 790 1,580 Feet • A ' ° ate`' 1e p A _ EBEN z` ' GREEN Oi .. -_. ' °- �,°°a� W . General Site Location • O / z '� /.. .j sue. .• GAGIENT WAV I.y:r OSTAPLES Pl... m \ w 4, a , f ` FJ��1t l� �& AN E 294 r. H • • I r_ 11 �,• # • "�.q +ilmn �--p, 2. a -0L �'. � Request for Variance April, 21 2017 Dear Stillwater Planning Commission: Description of Project: Our existing deck is beginning to deteriorate (paint flaking, boards rotting, etc...). While addressing the necessary repairs and maintenance (replacing the existing deck boards and railing, painting, etc) we would also like to expand the deck slightly (24 inches to the rear and 48 inches to the south) per the attached drawing. The existing deck is too small for our family (two adults and two children) to comfortably sit at a small outdoor table with four chairs. Notes. ✓ No modification to existing landscaping or slopes. ✓ No modifications to street view (Deck is behind covered/screened porch). ✓ No neighbors (never will be) behind the home. ✓ No impact to adjacent use areas as 48 inch expansion will not exceed area established by existing stairs. Thank you for your consideration. Hom.6owners- Cassell Family 635 Newman Trail Stillwater, MN 55082 SURVEY FOR: AMERICAN CLASSIC HOMES 145 New England Place, Suite 200 Stillwater, Minnesota 55082 LEGAL. DESCRIPTION: GER IF!CA f, 'E OF SURVEY Lot 11, Block 3, LIBERTY (1N THE LAKE srn r vmn , DRAINAGE & LI L(Ty EASEMENTS Fol_. Freeman, Erickson, Int. LAND PuxMNG w''T}I SURVEYING ENGINEERING 5620 MEMORIAL AVENUE NORTH, STILLWATTR, MN 55082 Force (651) 4394133 Fa (651) 430-9331 wa ..,,.lie inc rot according to the plat on file and of record in the office of the f N39"13'12 "W 1 + 407. 93 Coun Recorder, Washin ton Coun 1 " — — - tY g ty, oiilulesDta. 4/�_ �- - _ ._t r" lrar f\\1:\-------1, b!c r/ II. I \\ \\ pay#� f �z Flo I \\ RESIDENCE Y f Aa� !�' J7 S silo \� \\ FINISHED 9521 ^y l ' STONE RET. S RINKL R \ WALL VALVE" / '3 , 1 \ .50 \ ` j \ a\206INAYC\`\ \ DRAIN TILESf 'Si y�y z .r 2i roP s6�E ,\6` \\ '9\ . ' P \ r%.; \ \ "' (/ N89°13'12" W �\ \\ 407.04 / 4 , DRAIN & u AGE MUFF EASEMENTS \ / 1-f i \ YY '11 ✓A s . Y ,. . , u ,fir:. . 0a PROPOSED ELEVATION (Per Builder) Garage Floor = Q¢'/, 33 Top of Block = Lowest Floor = 939, 33 Map No. 05-1638 EJSRNC RESIDENCE FUMED 01068? FLOa4 94L3 DRAINAGE & NnuT, EASEMENT 7- NO2-ES LEGEND \ \ \ rra DENOTES INCH IRON PIPE MONUMENT MARKED WITH A PLASTIC CAP INSCRIBED "FREEMAN LS 16989", UNLESS SHOWN OTHERWISE O DENOTES FOUND MONUMENT, SIZE AND MARKINGS AS INDICATED DENOTES EXISTING DRAINAGE DIRECTION PRIOR TO ANY CONSTRUCTION DENOTES EXISTING GROUND SPOT ELEVATION PRIOR TO ANY CONSTRUCTION 1) ELEVATIONS ARE NGVD MEAN SEA —LEVEL, 1929 ADJUSTMENT 2) ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE RECORDED PLAT OFUBERTY ON THE LAKE WOODLANDS cAE2 /1/ N ORIGINAL SCALE 1 IN = 30 FT SCALE IN FEET 3a 3D 6a eat I hereby certify that this survey. pion or report was prepared by 1ne or under my direct supervision and that 1 ar, a duly Licensed Laud Surveyor under the Laws of the Stale ofhlinnosota T4;45— TirnothyJ. fez 3y(L / /tare Minnesota LicsfiseNo. I 989 Note: Official Copies of this map are crimp sealed ® 2005 — Foiz, Freeman, Erickson, Inc. — All Rights Reserved Washington County. MN 625 3/0302021 13 31 030202100 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. Map Scale 1 inch = 42 feet 4/21/2017 Liberty on du: Lake Summer of yin Pilot - TOM Fastrr ultographer - John I. 2 co 0 12' 4' (2)2X12OROPPEO EXISTING HANGERS AT HOUSE CORNER EXISTING (2)2X12 EXISTING DECK PORCH DOOR 12' EXISTING PORCH LIVING AREA 162sgft JIM AND CHRISTI CASSELL 635 NEWMAN TRAIL STILLWATER, MN 55082 612-385-1081 *EXISTING DECK* Y� = 2LoPo ie.I' Jim and Christi Cassell 635 Newman Trail Stillwater, MN 55082 Legal Description of Property: SUBDIVISION NAME: LIBERTY ON THE LAKE THE WOODLANDS LOT 11 BLOCK 3 SUBDIVISIONCD 00830 Parcel # 3103020210035