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HomeMy WebLinkAbout2017-06-14 CPC Packet - Updated 2017-06-13Sti liwater. THE BRTHPLCEOFMNIESOTA AGENDA PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North June 14th, 2017 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of May 10th, 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. 2017-14: 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 the developer's request. New notice will be given. 2. Case No. 2017-17: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental to be located at 807 Harriet Street South. Truett and Jill Lawson, property owners. 3. Case No. 2017-18: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental to be located at 210 Main Street South (a/k/a 209 Union Alley). St. Croix Investors, property owner. Sarah Heitpas, Manager. 4. Case No. 2017-19: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental to be located at 520 Main Street South. ABS Company, property owner. Monty and Terry Brine, applicants. 5. Case No. 2017-20: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental to be locate at 1008 Oak Street West. Joseph Metzger, property owner. 6. Case No. 2017-21: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental to be located at 210 Laurel Street East. Daniel Priebe representing Mary E Rice Trust, property owner. Matthew Stepaniak, Manager. 7. Case No. 2017-22: Consideration of a Comprehensive Plan Amendment to the City's Downtown Framework Plan, Chapter 6, as required by the release of a Metropolitan Council System. Items to be distributed to the Planning Commission by 6/14/2017. VII. NEW BUSINESS 8. Case No. 2017-15: Consideration of a Food Vendor License for El Coronel to be located at 225 Main Street North. Frank Fabio, property owner. Emilio Candia, applicant. VIII. STAFF UPDATES/FOR YOUR INFORMATION IX. ADJOURNMENT THE 1I11TNYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES May 10, 2017 REGULAR MEETING 7:00 P.M. Vice Chairman Hansen called the meeting to order at 7:00 p.m. Present: Vice Chairman Hansen, Commissioners Collins, Fletcher, Hade, Lauer and Siess, Chairman Kocon (arrived at 9:50 p.m.) Councilmember Menikheim Absent: Commissioner Kelly Staff: City Planner Wittman, Community Development Director Turnblad APPROVAL OF MINUTES Possible approval of April 12, 2017 meeting minutes Motion by Commissioner Collins, seconded by Commissioner Lauer, to approve the April 12, 2017 meeting minutes. Motion passed 6-0. OPEN FORUM There were no public comments. 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. Community Development Director Turnblad reviewed the request. 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 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 southern portion of the site lies within the Recreational Development Shoreland District of Long Lake. The project is planned to be developed in four phases: • Phase 1 - The Lodge, a 139-unit senior living building (59 Independent Living, 32 Assisted Living, 16 Full Care, 32 Memory Care); construction of Minar Avenue South (improved public street); Outlot A (stormwater ponding), Outlot B (open space), Outlot C (Long Lake) and a public trail; • Phase 2 - The Cottages, 30 units of one story, slab on grade low profile senior duplexes/townhomes; • Phase 3 - Sandhill Shores, a 70-unit senior assisted living building; and • Future Phase - Grace Baptist Church expansion (300 total seats); and Meisterling lot future subdivision (6 senior duplex units, 1 existing single family residence). Planning Commission May 10, 2017 Mr. Turnblad compared the present plan with the previously approved concept plan (2016). The massing along the bluffline has been reduced. Along the perimeter of the property there are now one story buildings; a previously proposed commercial building has been eliminated. The other major change to the concept plan was the addition of the Meisterling property. The northern portion of the Meisterling property will be developed with the rest of the campus. The remainder will remain the Meisterling residence until such time they choose to sell it and develop according to the conditions of the PUD. He presented design plans showing the architecture of the buildings. Massing will be kept to 35 feet. There will be three types of independent living units. No variances are being requested. Because it is within a Shoreland District, the site must have 50% open space; under the present plan, 52% will be in outlots. 25% of the developable area is allowed to be hard surface; 23.7% will be impervious, so this standard is met. There will be underground parking garages on both of the large buildings. The church will add an addition at some future time with shared parking use in front of Sand Hill via a cross -access easement allowing the church to use their lot. The tree protection and landscaping plan is adequate and has been reviewed by the City Forester. The trail plan shows soft trails throughout the site, yet to be reviewed with Brown's Creek Watershed District. A drive that will not be a general public access but will be sufficient for emergency access will come off of Highway 12 and eventually connect to 72nd Street. The City plans to install a trail connection from 72nd eastward toward Croixwood, to be paid for through trail dedication funds to be generated from this proj ect. Mr. Turnblad explained the phasing plan for the PUD. He stated that presently, the developer is requesting: 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 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; and 6) Special Use Permit for a Senior Living Facility in the LR, Lakeshore Residential Zoning District. Staff finds that the revised concept PUD, preliminary plat, final PUD, and final plat represent a good solution to the need for Senior Care Living Facilities, 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 25 conditions. Regarding the emergency access roadway, Mr. Turnblad explained that the cul de sac is over 600 feet (about 1200 feet). At about its halfway point there is an access point to provide another egress for emergency purposes. This alleviates concern about the length of the cul de sac. Commissioner Fletcher asked which outlots comprise the 52% open space preservation. Mr. Turnblad pointed out the outlots on the map. He added that the DNR allows natural water surfaces to be considered part of the open space, but not stormwater ponding. Commissioner Collins asked if the parking agreement will be sufficient for Sundays at Grace Baptist Church. Mr. Turnblad replied that it will. Most of the time, the church's parking needs will be accommodated comfortably in the lot they own. Page 2 of 13 Planning Commission May 10, 2017 Commissioner Hade asked if the Meisterlings reached an agreement with the developers. Mr. Turnblad replied they have reached a purchase agreement making the Meisterling property part of the PUD. Commissioner Fletcher asked about the white tubes on the Lamprecht property. Commissioner Siess asked about the street naming issue. Mr. Turnblad responded that to be consistent, the name of the street connection between Boutwell and 75th Street would be Minar Avenue. However the developer is requesting that it be named Birchwood Run. Commissioner Fletcher asked about Watershed District approval, adding that she recently saw that Long Lake water quality is very low, so caution should be used. Mr. Turnblad stated that a permit has been applied for. There have been several discussions with Brown's Creek Watershed District but they have a rule stating that until the City approves the plat for a project, they will not process the permit. The developers have met several times with Watershed District staff. The stormwater treatment system has been found acceptable by the City engineer but Brown's Creek Watershed District will add another layer of review. Robin Johnson, director with the Goodman Group, gave an overview of the project and explained the philosophy of intergenerational living. She said there were three neighborhood meetings resulting in increased preservation of green space, softening of the transition between senior and residential communities, and addressing neighborhood concerns about height, traffic, environmental issues, and the connection to 72nd Street. Burt Elmer, director of architecture for the Goodman Group, stated that the white tubes are to keep the trees from being chewed off The goal is to keep the green space open to the community. The transition between the residences at the Lodge and the Liberty neighborhood has been softened and the architecture has been changed to emphasize more natural light and softer transitions. He explained plans to control light pollution and maintain water quality. Kendra Lindahl, Landform, clarified that the six senior living units on the Meisterling property would need to be relocated per condition #10. Commissioner Collins asked if pulling the cottages to the east will save all or part of the oak grove. Ms. Lindahl replied that it will preserve the majority of the oak tree stand. Vice Chairman Hansen opened the public hearing. Philip Manger, 12525 72nd Street North, spoke in opposition to the proposal. He stated that the DNR trampled the intent of the former Jackson Wildlife Area which was willed by Archie Jackson to be maintained as a wildlife preserve. His wishes were dishonored when the land was sold at auction to Mr. Lamprecht. The Goodman Group and ILHC present themselves as the saviors of a project but nothing has really changed other than a modest reduction in height. The density is too high with too little of a buffer with Long Lake. He suggested moving the building into the northwest corner of the property. He feels this is the textbook definition of spot zoning which is illegal. He questioned the need to bastardize the underlying code and stress Brown's Creek with a project of this magnitude. Bob Aiken, 7640 Minar Lane North, just to the north of Outlot A, stated that he appreciated Mr. Manger's comments. In a perfect world the land would stay the way it is but if the property is to be developed, he would like it to be done with concern for the residents to the north who have not been Page 3 of 13 Planning Commission May 10, 2017 heard from as much as the residents to the south and the west. He feels this plan is much improved and fits the neighborhood much better than the old plan. He would like to see evergreens along 75th Street North for screening, and would prefer more yellow LED lighting to reduce the glare of blue or white lights. He asked if commercial traffic and deliveries could be required to be during off peak hours. He also asked if the County is going to address traffic control on 75th Street. Wendell Fletcher, a Liberty on the Lakes resident, asked about the amount of impervious surface and whether this project is within the 25% restriction. Mr. Turnblad stated yes, it complies. Mr. Fletcher stated that given the proximity to the lake nearby, he would like to hear more about plans for dealing with runoff and options such as permeable surfaces for roads to protect the water quality. Eldon Lamprecht, 2807 Hilo Avenue North, Oakdale, owner of Hardly Able Acres, said he put the tubes there because he lost over 1,000 cherry trees and 1,500 red oak trees to predators. The white tubes are milk containers. He bought the property at public auction in 2011. The donation of the land was not necessarily altruistic; there were two parcels donated to the state and there were tax deductions. There were no covenants or requirements to preserve that land as open space when it was deeded to the DNR. If there had been covenants, and there were not, they would have expired 10 years before he purchased the property at auction. Vice Chairman Hansen closed the public hearing. Community Development Director Turnblad stated he is not sure of the temperature of the LED lighting at this point. Regarding traffic, the development group has worked with the County and the County has submitted a letter indicating they are satisfied without an additional traffic study; the only requirement is that turn lane improvements be done at the intersection. Regarding impervious surface coverage, the DNR and Brown's Creek Watershed District (BCWD), because of resources being protected in this area, allow no more than 25% impervious coverage; this proposal meets that standard at 23.7% coverage. The City will work with BCWD to ensure the water is treated before being released into the natural systems. The next level of scrutiny will be BCWD review. Vice Chairman Hansen asked the applicant about the scheduling of commercial deliveries. Mr. Elmer responded that traditionally, deliveries occur before 7 a.m.; the peak time would be 8 a.m. They will look at those kinds of delivery times. They also have a traffic management plan of their own. Staff changes will occur at off-peak times. Commissioner Fletcher reiterated concern about the quality of the lake. She would like to make sure innovative practices and surface materials are used. Mr. Elmer replied that many permeable surface products are good at first but don't hold up to long term durability and maintenance. The developers will work with City staff on this issue. Community Development Director Turnblad stated that 90 out of 300+ total trees to be planted will be evergreens. Staff can talk with developers about having more evergreens along 75th Street. Commissioner Collins asked what is planned for lighting to eliminate glare that could impact neighbors. Page 4 of 13 Planning Commission May 10, 2017 Mr. Elmer replied that all fixtures will be shielded from casting light glare off site. The Kelvin rating will be selected to achieve a more incandescent look. Commissioner Siess recognized that the tone of dialogue has changed dramatically. She asked how much lower the density is, than previously proposed. Mr. Turnblad responded that the overall density may have dropped but the number of units is the same due to additional properties involved. Motion by Commissioner Lauer, seconded by Commissioner Collins, to recommend approval of Case 2017-08, Special Use Permit, Subdivision and Planned Unit Development for "The Lakes" at Stillwater, with 25 conditions recommended by staff, and modifying condition #8 to state, "since there is no concept PUD end date for the Meisterling and Grace Baptist Church properties, the properties will need to develop according to City standards and best management practices in place when they develop, though the footprint and location of the church addition can be developed as shown in this concept PUD and six senior living units can be built in addition to the existing Meisterling home, regardless of City standards when developed" and modifying condition #19 to add, "coniferous trees shall be used along 75th Street North." All in favor, 6-0. Case No. 2017-09: 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. City Planner Wittman explained that the applicant is requesting a variance to allow for the installation of new parking lot identification signs. A three -sided sign 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. These signs are considered wayfinding signs. One comment from Anthony Beyer and Andrea McCready at 904 Churchill was received. They do not support the request. 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. Commissioner Fletcher asked why the applicant feels the need for these additional signs. City Planner Wittman replied they are to reduce confusion and prevent hospital users from exiting into the wrong parking lot. Ted Wegleitner, president of Lakeview Hospital, explained the hospital has been working over the past two years to make the campus more friendly for patients and their families. They have remodeled the lobby, moved the information desk to the entrance and created a concierge position to help patients find their way through the hospital. When exiting the hospital, people cannot find their cars. The majority of people coming to the hospital are elderly or very sick people. The hospital recognizes that height and size are an issue, and are not against making the signs a little smaller but there would be a tradeoff of people being able to find their cars. Banners are not a permanent solution because they get torn, sag, and look worse over time. Page 5 of 13 Planning Commission May 10, 2017 Tina Clark, ASI Signage Innovations, said her company deals with people who are visually impaired. They consider the copy height as required from a distance. Regarding the recommendation by staff to add to the existing entrance sign instead, she stated her company did not make those signs, but they work with HealthPartners which has a branding standard. Adding more verbiage to the signs would add clutter. Commissioner Siess asked the applicants if they considered using a symbol instead of the words. Mr. Wegleitner said they did not. Ms. Clark stated that most people know which street they came in from but might not remember a color or a shape. She is not sure how effective iconography would be. Commissioner Siess asked if they have considered coloring the light posts. Ms. Clark stated the signs will have the reinforcement of the street name so if people can't remember the lot, they will see the name of the street. Commissioner Collins asked the applicants if they could get by with one rather than four proposed signs for each lot. Mr. Wegleitner said they could consider anything, but one sign feels inadequate. They really want to be good neighbors and have worked on reducing impacts on the neighborhood. Commissioner Hansen pointed out the staff suggestion that the bottom of the signs be no higher than 10' and asked if the signs are lowered and reduced in size, are they worth having? Mr. Wegleitner said that is their concern. Erin Bloomquist, ASI, explained that the sandwich boards being used are only temporary and more permanent signage is needed. Vice Chairman Hansen opened the public hearing. Howard Lieberman, 914 South Greeley Street directly across from the hospital, said he has talked to some of his neighbors and there seems to be a lot of concern about additional signage at the hospital. He is not too terribly bothered by the signs being requested. If the signs could be lowered, reduced or be fewer in number where the total square footage stays close to what's mandated by the ordinances, the hospital could accomplish their goals and the neighbors would not be too terribly upset. Jim Cassell, 635 Newman Trail, offered that not only exiting but entering the hospital and finding where to park is challenging. He agrees with the proposed signs and feels the hospital is addressing a practical hardship that their clients have. Vice Chairman Hansen closed the public hearing. Vice Chairman Hansen asked staff if the small reflective signs on the light poles factor into allowable signage. Ms. Wittman replied that the small directional "visitor parking" or "doctor parking only" signs are part of the master sign plan but are not counted as part of the total allowable square footage. Because the proposed signs are larger and nearly the height of the monument signs going into the facility, staff interpreted them as contributing to the total square footage variance the hospital already has. Councilmember Menikheim said he sees the issues of variances and black and white views of the world on one hand and on the other hand, a growing hospital that serves sick people. He questioned Page 6 of 13 Planning Commission May 10, 2017 what takes precedence, the black and white boundaries or the softer aspects of the issue when people are very stressed and need help. Commissioner Hade agreed, adding that the hospital is a real asset to the community. He suggested the Commission might table this for a month and let the hospital work out a compromise with staff. Vice Chairman Hansen recognized it is the Commission's job to find a practical difficulty if it decides to grant the request. City Planner Wittman stated the largest challenge is finding what is unique that creates the difficulty. She is hearing that it's challenging because it's a commercial facility in a residential district and is not on a major highway. Commissioner Fletcher said she liked what Commissioner Collins suggested, allowing two signs in each of the parking lots, not four. If the number of signs is reduced then she would be OK with the size as proposed. Motion by Commissioner Collins, seconded by Commissioner Hade, to approve 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, for two signs per parking lot, on the basis that practical difficulties have been established due to the uniqueness of a commercial business in residential neighborhood and finding it will not alter the character of the residential neighborhood and is consistent with the comprehensive plan. Motion passed 5-1 with Commissioner Siess voting nay. Case No. 2017-10: 195 square foot Variance to the maximum structural coverage to construct a detached garage on the property located at 1014 Third Street South. Brian Hamernick, property owner. City Planner Wittman stated that Brian Hamernick is proposing the construction of a 624 square foot, 24' X 26' detached garage on his property located at 1014 Third Street South. The additional structural coverage proposed exceeds the 25% maximum structural coverage. If approved, the total structural coverage on this 5,400 square foot lot would be 29%. Therefore, the following variances are requested: 1) a 195 square foot, 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. On the basis the application is in harmony with the 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. Vice Chairman Hansen opened the public hearing. There were no public comments. Vice Chairman Hansen closed the public hearing. Motion by Commissioner Fletcher, seconded by Commissioner Siess, to approve Case No. 2017-10, 195 square foot, 4%variance to the maximum 25% (building) lot coverage; and a 2% variance to the maximum lot coverage of all accessory buildings, to construct a detached garage on the property located at 1014 Third Street South, with the five staff -recommended conditions. Motion passed 6-0. Case No. 2017-11: Amendment to a Special Use Permit to extend amplified outdoor music time by one hour, until 11 p.m. on Thursdays, Fridays and Saturdays for the property located at 324 Main Street South. Dave Najarian, applicant. Page 7 of 13 Planning Commission May 10, 2017 City Planner Wittman reviewed the request. In May of 2016, the Lion's Tavern, operating under a special use permit, was granted an amendment to allow for live, outdoor music to occur on certain evenings. A condition of approval of was that no amplified music shall be allowed past 10 p.m. Furthermore, changes to the location, amplification, timing and/or duration shall be reviewed by the City Council. The applicant now requests an amendment to the special use permit to allow live, amplified outdoor music on the west patio behind the structure until 11 p.m. on Thursdays as well as Fridays and Saturdays. At present, amplified outdoor music is allowed on Fridays and Saturdays until 11 p.m. but only until 10 p.m. Sunday through Thursday. Staff finds that the proposed amplified outdoor music increase, from 10 to 11 p.m., will create a public nuisance. Therefore, staff recommends denial of Case No. 2017-11. Applicant Dave Najarian, the Lion's Tavern, said he is only asking for Thursday night for amplified music until 11 p.m. He commented that last year, he had only one complaint over the summer for a 15 minute period when the music went past 11 p.m. on a Friday night. Having the amplified music until 11 p.m. on Thursdays would extend his customers' enjoyment of the music. Commissioner Siess asked the applicant if he uses acoustic music. Mr. Najarian replied he does, but the musicians don't like that - they feel they play louder when they play acoustic so that people can hear them. When amplified, they play less loudly because they know people can hear them. Vice Chairman Hansen opened the public hearing. There were no public comments. Vice Chairman Hansen closed the public hearing. Commissioner Collins acknowledged he likes music and understands the desire to listen to music later into the night, but his concern is that it's close to residential areas. On a Thursday night in May, for instance, as a schoolteacher he knows this would impact residents especially if they have school - aged children. Commissioner Fletcher agreed. She has a hard time supporting the request because of the children. Commissioner Siess recalled there were a lot of residents at the public hearing the last time. She asked about notification for this public hearing. City Planner Wittman stated everyone within 350 feet was notified - at least 40 properties. Vice Chairman Hansen commented that when notifying for issues like this, the City should notify all bluffline residents, even if they're not within 350 feet. Ms. Wittman reminded the Commission that the notification indicates the Council will hear this on June 6, so perhaps some people intend to only attend the Council meeting. Mr. Najarian asked if an acceptable compromise would be to allow the amplified outdoor music Memorial Day to Labor Day, Thursday, Friday and Saturday until 11 p.m. Commissioner Collins said he liked that compromise because it would have less impact and eliminate the amplified music during most of May. Commissioner Fletcher said she is still uncomfortable with music three days per week. Commissioner Siess agreed, recalling the many people who came to comment last time that they have to shut their doors. The unfortunate thing is where the restaurant is located. Page 8 of 13 Planning Commission May 10, 2017 Mr. Najarian acknowledged that the last time there were a lot of people at the hearing. The reason they are not here now is that he complied and did not play music loud. Commissioner Hade said there doesn't appear to be a lot of residential property anywhere near this facility. City Planner Wittman stated that Olive, Second and Third Streets are where the residential properties are. A lot of comments previously were heard from residents of condo complexes and at the top of Chilikoot Hill and right off Broadway. Vice Chairman Hansen said he is not comfortable with Thursday night music being amplified. Motion by Commissioner Fletcher, seconded by Commissioner Siess, to recommend denial of Case No. 2017-11, amendment to a Special Use Permit to extend amplified outdoor music time by one hour, until 11 p.m. on Thursdays (in addition to Fridays and Saturdays already allowed) for the property located at 324 Main Street South. Motion passed 4-2 with Commissioners Collins and Lauer voting nay. Case No. 2017-13: Variance to the side yard setback for deck expansion for the property located at 635 Newman Trail. Jim and Christi Cassell, property owners. City Planner Wittman reviewed the 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). The City received letters of support from Liberty Homeowners Association, John and Tracy Abbott at 715 Liberty Court, Steve and Ann Quam at 640 Newman Trail, and Natalie Dieterle at 645 Newman Trail. Though the variance would be consistent with the comprehensive plan, and would not alter the character of the neighborhood, on the basis that practical difficulty was not established by the applicant, staff recommends denial of the variance request. Commissioner Siess asked if staff discussed a compromise with the applicant. City Planner Wittman replied that staff discussed going closer to the lake to stay outside the sideyard setback. A challenge is that they have retaining walls that wrap around right under the existing deck so going closer to the retaining wall could compromise the soil and structural stability. She understands that the property owner hopes to make the expansion off the existing post footings without disturbing the land. Commissioner Collins asked how much of a slope there is to the lake. Ms. Wittman said the slope is significant. Applicant Jim Cassell stated there were couple things that weren't accurate in the staff description. He can't build out toward the lake because there is a two -level retaining wall made out of boulders. An extra footing will be needed on the corner but it will be well back from the retaining wall. They are just decorative rocks under the deck. He explained why the deck is not useable now due to the outswing of the door and needing a pathway to the stairs. This is the best design possible. He is just squaring it off, not exceeding the existing stairs. He referred to letters of support received from neighbors. The slope is very steep. The deck boards are starting to rot and he has never used this deck, so in making the repairs, he thought maybe there is an opportunity to make it more useable. Vice Chairman Hansen opened the public hearing. Page 9 of 13 Planning Commission May 10, 2017 Todd Remely, 3654 Tending Green, president of Liberty on the Lake Horne Owners Association, spoke in support of the request. The HOA's architectural review committee concluded that the project would not be visible from the street or the lake path, nor negatively impact the neighborhood. He suggested that the commission could find that practical difficulties exist, justifying the variance. He said the property is unique given the steep slope to the backyard and the retaining wall. Vice Chairman Hansen closed the public hearing. Commissioner Collins commented that the Commission must acknowledge the fact that the landowner has not created the circumstances unique to the property. He feels the slope in the backyard establishes practical difficulty. Vice Chairman Hansen agreed that the topography of the lot can be seen as uniqueness and the request is reasonable. Motion by Commissioner Collins, seconded by Commissioner Lauer, to approve Case No. 2017-13, variance to the side yard setback for deck expansion for the property located at 635 Newman Trail, with the four conditions recommended by staff. Motion passed, 6-0. Case No. 2017-14: Preliminary plat for an eight single family home subdivision for the property located at 1902 William Street North. Sterling Black, Fairway Development, LLC, property owner. City Planner Wittman stated that the applicant has requested this item be tabled. NEW BUSINESS Commission Size Councilmember Menikheim updated the Commission on the City Council's decision to reduce the size of the Planning Commission. The second reading of the ordinance will take place at the next City Council meeting. He explained that there was a 4-1 vote, with himself voting nay. What is supposed to take place is that term limits have been eliminated for all the commissions. The only Council Liaison who will vote is the Council Liaison to the Planning Commission; none of the Council Liaisons to the other commissions will vote. The Planning Commission will be reduced to six members plus the Council Liaison. Two commissioners were up for reappointment but now there is only room for one reappointment. He went on to state that when the Council had a first reading, things changed and there's been some feedback to the contrary and he doesn't know what's going to happen at the second reading. He will continue to say he thinks this is an ill-advised move. At the last meeting he asked to be removed from the Planning Commission if the Council Liaison will be a voting member because he doesn't believe in that. He stated that his Council colleagues refused to address the issue. If forced to stay on the Planning Commission, he will deal with the issue in his own way. City Planner Wittman stated that Commissioners Hade and Fletcher are the two commissioners who are up for reappointment. Commissioner Fletcher asked if they should both assume they are equal candidates for reappointment until the Council passes the second reading of the ordinance. Ms. Wittman stated that is correct. Her understanding is that Chairman Kocon and Councilmember Menikheim will interview the two eligible candidates. Page 10 of 13 Planning Commission May 10, 2017 Commissioner Hade asked what is the impetus behind shrinking the commission? Councilmember Menikheim replied he has no idea. It started as casual conversation and became more formal over a couple of months. It got to the point where it became one of the agenda items and the Council took a vote. He asked what is broken and he got no answer. He stated that the best he could get out of it was the need for consistency. He said he asked what is inconsistent and didn't get an answer. Commissioner Hade remarked that it seems contrary to the idea of having citizens participate in government. It's like the City Council saying, we don't need you. City Planner Wittman acknowledged that the slimming of the commission from nine (which it was a couple years ago) to seven occurred when Gim Middleton left the Commission. The Council started talking about slimming down to seven to have greater dialogue with a reduced number of members. Commissioner Collins asked why is the Planning Commission the only commission where the Council Liaison would be a voting member? Councilmember Menikheim responded he does not know why the Planning Commission was chosen. City Planner Wittman stated that at one point the Councilmember was a voting member of the Planning Commission. She offered to check with the City Clerk who can pull together a timeline for the Commission. Vice Chairman Hansen said he is confused about why term limits have been removed. If the Planning Commission is the only body where there's a City Councilmember voting, it's already inconsistent with the other commissions. Councilmember Menikheim said he could offer no insight. The best explanation he received for the elimination of term limits is that the Council did not enforce them so therefore, should take them away. It falls out of the realm of his common sense. Commissioner Siess commented she has have found that if you go before the Council and talk to them it's a very powerful thing but she feels that emails don't work - you have to be there. Vice Chairman Hansen said that he was there for the first initial discussion and he couldn't make sense of what was being discussed. The sense that he got was that in order to have a reason to educate themselves and read the packets, they feel like they should have voting power in order to motivate them to be informed about the cases. He heard no other reasonable explanation for it. Councilmember Menikheim replied maybe when the Council has the second reading, he will bring that up. In his opinion he doesn't think the Council wants to talk about it anymore. Chairman Kocon noted that he had gotten here late (9:50 p.m.). He asked for clarification on what Councilmember Menikheim had to say, as he was curious as to how he clarified his role. Councilmember Menikheim replied when the second reading goes, he will share that. He is still working on it. ELECTION OF OFFICERS City Planner Wittman said that, given how the composition of the Commission will change, they do not need to have election of officers right now. She stated she can go on record as saying Chairman Kocon and Vice Chairman Hansen have indicated they would like to step down. Commissioners Siess and Collins and Lauer have all said they would be interested in serving on the Commission. If the Page 11 of 13 Planning Commission May 10, 2017 Commission would like to wait for elections, she doesn't know how much longer they will have a vice chair who would serve as chair in the absence of the chairman. Chairman Kocon said he has been frustrated that he got back to town last month just in time for adjournment and that this is the earliest he could come tonight. He realizes it puts the onus on Vice Chairman Hansen although obviously he does a great job. He does not have a conflict next month so elections could be held next month if the Commission wishes. He has been chair for four years, been a Commissioner for about eight and a half years, and when his term expires next year he intends for his time on the Commission to expire. That's been his intention all along. Vice Chairman Hansen noted it seems that probably nothing will change, except that if there's a decision by the Council to move forward, at what point will the Commission lose one of the members? Ms. Wittman replied that she understands the Council will hold the second reading of the ordinance next week and then do appointments to the Commission as well. So in terms of waiting another month, the only difference would be that in another month it may be more likely that a second reading would have occurred. There would be six voting members and a voting Council Liaison, and Commissioner Fletcher or Commissioner Hade would not be reappointed. She has not heard from Commissioners Fletcher or Hade about their interest in serving in a chair or vice chair role. Commissioner Hade stated that he sent a letter saying that if it was down to the two of them, he feels Commissioner Fletcher would be a better asset for the Commission, given her background. The City already has an attorney, there's an attorney on the Council there's plenty of legal around but her background makes her an asset to the commission. Commissioner Fletcher acknowledged that Commissioner Hade is an equally important, valued participant. She is hopeful that the second reading will produce a different outcome, so it would be wise to wait to do elections. She thinks there are other candidates and she has the least seniority on the Commission so she is not going to throw her hat in the ring. City Planner Wittman reiterated that it's just a matter of whether or not the rest of the Commission would like to wait to hold election of officers until after the determination of what happens at the second reading of the ordinance. Chairman Kocon questioned what's the sense in waiting. Commissioner Siess said she would like to wait to hold an election because it makes more sense. Commissioner Hade agreed that waiting makes good sense. Commissioner Lauer acknowledged that waiting makes the most sense but probably doesn't change the outcome. Vice Chairman Hansen stated he is completely indifferent as to waiting for elections. He suggested a straw vote as to who wants to wait. He asked the Commissioners to raise their hand if they want to wait until next month for elections. Motion by Commissioner Fletcher, seconded by Commissioner Siess, to table election of officers until next month. Motion passed 4-2 with Collins and Kocon voting nay and Hansen abstaining. STAFF UPDATES There were no staff updates. Page 12 of 13 Planning Commission May 10, 2017 ADJOURNMENT Motion by Commissioner Siess, seconded by Commissioner Collins, to adjourn the meeting at 10:15 p.m. All in favor, 7-0. Respectfully Submitted, Julie Kink Recording Secretary Page 13 of 13 Ulwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: June 7, 2017 TO: Planning Commission APPLICANT: Truett & Jill Lawson LAND OWNER: Truett & Jill Lawson CASE NO.: 2017-17 REQUEST: Conditional Use Permit for a Type 3 Short Term Home Rental (STHR) STHR LOCATION: 807 Harriet St ZONING: RB, Two -Family Residential REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Truett & Jill Lawson own the property at 807 Harriet Street. Currently the property is operated as a B&B with a Special Use Permit. However, it is a "hybrid" B&B since it does not serve breakfast on site, nor do the owners live on site to host their guests. None -the -less the City has issued the Lawsons a use permit for the business model due largely to the history of the property. Recently the City adopted a Short Term Home Rental Ordinance and one of the types of conditionally permitted vacation rentals fits the Lawsons' business model perfectly. So, they have made application for the necessary Conditional Use Permit to convert the property from a "hybrid" B&B to a Type 3 vacation rental. A Type 3 vacation rental is a dwelling unit that is offered to transient guests for a period of less than 30 consecutive days. And, the property does not serve as the owners' primary residence. These types of vacation rental properties are typically investment properties and could either be operated by the owner or a manager. EVALUATION OF REQUEST A Type 3 vacation rental license can be issued for a property in Stillwater if: 1) A Conditional Use Permit has been approved by the Planning Commission; 2) The Conditional Use Permit has not lapsed [in those instances where a license renewal is being requested, or a new owner wishes to operate the vacation rental]; and 3) The total number of STHR licenses does not exceed the allowed limit. STHR Use Permit June 7, 2017 Page 2 The Planning Commission's role in the vacation rental licensing process is to review and either approve or deny the property owners' request for a Conditional Use Permit. The applicable review standards for the STHR Conditional Use Permit, per recently adopted Ordinance 1093, include: A. Zoning Type C Short Term Home Rentals are allowed by Conditional Use Permit in all residential zoning districts and in the Downtown CBD zoning district. The subject property is zoned RB, Two -Family Residential, which allows vacation rentals by use permit. B. Performance Standards Parking In residential zoning districts, all guest parking must be accommodated on improved surfaces on the premises. No on -street parking is allowed for guests. At a minimum, parking shall be provided at the following rate: (1) 1-2 bedroom unit, 1 space (2) 3 bedroom unit, 2 spaces (3) 4 and 4+ bedroom units, number of spaces equal to the number of bedrooms minus one. The Lawsons' property has three bedrooms that they propose to offer to guests. This requires two off-street parking spaces. The property has two existing spaces outside of the garage, which satisfies the parking requirement. In addition, a third space is planned to be added to the north side of the existing parking area. In conversations with neighbors, a question has arisen as to why a three bedroom vacation rental would not need as many parking spaces as a B&B that offers three guest bedrooms. There are several reasons for this, including that the manager/owner does not need a parking space for a Type 3 vacation rental but would need one for a B&B. Also, the guest model for a B&B is different than a Type 3 vacation rental, where a single guest books the whole house. But in a B&B, a single guest almost never books every available guest room. Consequently, there are typically fewer vehicles that need parking spaces in a vacation rental than a B&B. Number of guests The maximum number of guests allowed is limited to two times the number of bedrooms plus one. So, with three bedrooms, the maximum number of guests for the property would be seven. Proximity of assistance The vacation rental ordinance states: For Type B and Type C Short Term Home Rentals, the property owner or a manager/representative must be located within 30 minutes travel time of the property. The property owners have an arrangement with a manager who lives in Stillwater. She is considerably closer than a 30 minute drive from the property. STHR Use Permit June 7, 2017 Page 3 Signage No signage is allowed on the property of a Type A, B or C Short Term Home Rental. The existing B&B sign will have to be removed when a license is issued for a Type C vacation rental on this property. Events Events are not allowed to be hosted by guests on the premises. For purposes of the vacation rental ordinance, an event means a gathering of more than three un-registered guests. Events hosted by the property owner are allowed, but must abide by all applicable city ordinances and polices, including the prohibition on renting residential property for events. C. Proof of Insurance Proof of appropriate and sufficient insurance was submitted with the use permit application form. D. Safety Inspection The safety inspection is scheduled for June 14, 2017. More information will be available for the June 14 public hearing. If there are items to be corrected, approval of the use permit would need to be conditioned upon correction of the items. E. Total Number of STHR Conditional Use Permits Fifteen Type C Conditional Use Permits may be issued at any one time. To date, seven Type C permits are pending. None have been issued yet. In summary, all standards are met. Note: staff has received several phone calls from neighbors opposing the Conditional Use Permit issuance. We have also received a letter from Dr. Robert Gambone in opposition. His letter is attached. ALTERNATIVES A. Approval. If the Planning Commission finds issuance of the Conditional Use Permit to be acceptable, it could approve the use permit with the following conditions: 1. Parking - All guest parking must occur on the subject property; none on the street. 2. Number of guests - The total occupancy of the property shall be limited to seven. 3. Proximity of assistance a. The property owner or a manager/representative must be located within 30 minutes travel time of the property. b. The property owner must provide the name, address and phone number for the owner or manager/representative to all property owners within 150 feet of the lot lines of the vacation rental property. This must be completed within 10 days of issuance of the license. The owner must also provide the community development department with the neighborhood notification list within this 10 day time frame. STHR Use Permit June 7, 2017 Page 4 c. The community development department must be notified within 10 days of a change in the contact information of the owner or manager/representative. The property owner must also notify neighboring properties within 10 days of a change in the contact information of the owner or manager/representative. 4. Garbage - As required by City Code, all garbage must be kept in rubbish containers that are stored out of view of a public street. 5. Signage - No signage identifying the Short Term Home Rental is allowed on the property. The existing sign for the B&B must be removed within 10 days of issuance date of the Type 3 license. 6. Events - Events are not allowed to be hosted by guests on the premises. For purposes of Short Term Home Rental, an event means a gathering on the premises of more than three un-registered guests. 7. Length of guest stay - The property is not permitted to be rented for a period of less than one whole day. 8. Guest records - The owner must keep guest records including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon 48 hours' notice. 9. Guest disclosures The owner must disclose in writing to their guests the following rules and regulations prior to arrival. In addition the disclosures must be conspicuously displayed in the home. 1. The name, phone number and address of the owner, operating or managing agent/representative. 2. The maximum number of overnight guests at the property is limited to seven. 3. The maximum number of guest vehicles is limited to three at the property. These three parking spaces must be clearly identified in guest documents. 4. Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities. 5. City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 PM and 8 AM. 6. No events with more than three unregistered guests are permitted. 10. License number - The owner must post their city license number on all print, poster or web advertisements, in addition to posting it on the booking agent's website. 11. Lodging tax - The owner, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none -the - less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 12. Conditional Use Permit Expiration - The Conditional Use Permit will expire if the property is not operated as a Short Term Home Rental for a period of twelve consecutive months. 13. Issuance of Conditional Use Permit - Prior to issuance of the Conditional Use Permit, the safety inspection and any corrections must be approved by City inspectors. B. Table If the Planning Commission finds the request to have incomplete information, the case could be tabled. STHR Use Permit June 7, 2017 Page 5 C. Denial If the Planning Commission finds the request to be inconsistent with Ordinance 1093, it could be denied. With a denial, the basis of the action should be given. RECOMMENDATION Staff finds the regulations in Ordinance 1093 to be satisfied and therefore recommends approval with the conditions listed in Alternative A above. Attachments: Location Map Site Plan Floor Plans Neighbor Letter Applicant Letter cc: Owner/ applicant 0 The Birthplace of Minnesota 807 Harriet Street South '7 Subject Parcel Parcel Boundaries +u—Municipal Boundary 137.5 275 550 Feet mil AMP In. ' l • o • Ira I.: r� r --tip ieRifr.sr 5— Fri 14 VINE o.,LivWk(50Eq(c-: - Home._ 1-1?,1D Cv • ♦ /50 • • J • '"NN r 70 w K \\:k r fro g' ',-' 19,4T1 i13MoZ — 16 4,, 5 1414 V•1 n�r 0 aij s P03. F,,E1 rss i,4)14LL TEZ 1•4 Letter to the Planning Commission James Mulvey was a major lumberman in Stillwater who built a house on Churchill St. and Harriet St S. in the 1870's and would see his family live in it into the 1950's. He built a large Italianate main house and a substantial Carriage House with three levels- horses, carriages and hay. Horses and carriages were Mulvey's one indulgence. The Carriage House was a substantial limestone block and faux stone building which was remodeled to become a single family home with a separate legal description in 1978. The Carriage House is a 2500 square foot (outer dimensions) residence on three floors- four bedrooms with baths. Currently, there are two bedrooms, with a full bath each, on the upper floor. On the lower floor there is a large bedroom or great room, a den and a A bath. The laundry is also on the lower level. The main floor itself provides a comfortable living space with a spacious living room, bedroom, full bath and kitchen. 807 Harriet St. S. has operated as a lodging establishment since the mid-90's. The Carriage House received a special use permit in conjunction with 622 w. Churchill, the main house of the James Mulvey Inn. However the main house was sold as a single family home in 2007 and the Carriage House subsequently received a separate SUP to operate as a two room Bed and Breakfast in the Carriage House. Additional background on the use of the Carriage House as a lodging is provided in the attached document entitled "Facts about James Mulvey's Englishman's Carriage House bed and Breakfast." The James Mulvey's Englishman's Carriage House has been a somewhat unique lodging establishment that does not easily fit into the Bed and Breakfast ordinance. The residence however is well -suited as lodging due to its configuration and history. The Lawsons have listed the property for sale with the associated business. Due to its current operation with an onsite manager, the City has recommended that the lodging be considered under the new SHTR regulations approved by City Council in May 2017. The Lawsons have signed a purchase agreement with the Lamberts, who intend to continue operating the Carriage House as it has been operated under the B&B special use permit. The city staff has recommended that the property proceed with a conditional use permit and license under the new Type C of the STHR Ordinance of the City of Stillwater. The Lamberts live in Woodbury, and thus can meet the requirements of a SHTR Type C license when they become owners of the property. The approval of this conditional use permit is a condition for the Lamberts' purchase of the property. This conditional use permit application includes a description of the property with four existing parking spaces and an additional parking space that will be added to the property by the Lawsons. In conjunction with the Lawsons' submission of this application, the Lamberts are also beginning the process of obtaining a Type C license. Facts about James Mulvey's Englishman's Carriage House bed and breakfast James Mulvey was a major lumberman in Stillwater who built a house on Churchill St. and Harriet St S. in the 1870's and would see his family live in it into the 1950's. There was a large Italianate main house and a substantial Carriage House with three levels- horses, carriages and in the top floor- hay. Horses and carriages were Mulvey's one indulgence. The Carriage House was a substantial limestone block and faux stone building which in later years was remodeled to become a family home, which led it to become a separate legal property in 1978. The Lawsons bought the main house in 1990, and a couple months later, the Carriage House. The James Mulvey Inn was opened by the Lawsons in 1993. There were four guest rooms in the main house. After several years of operation, the city allowed the Inn to expand to the Carriage House where the Lawson's developed three guest rooms. The 7 room Inn operated this way until 2007 when the main house and the inn business were sold. The new owners bought only the main house and asked and received the permission for 5 guest rooms. With the encouragement of the new owners, the city also approved a SUP allowing the Lawsons to operated 2 rooms in the Carriage House and a variance because of the two properties were side by side. The use permit indicates that the Carriage House could only carry on lodging business under the marketing and management of the James Mulvey Inn. After four years of operation, in 2012, the owners of the Mulvey Inn sold the main house as a private residence. The owners approached the Lawsons about continuing the inn in the Carriage House, assuming responsibility for outstanding gift certificates but receiving the website and the business. The Lawsons have operated the inn as the James Mulvey's Englishman's Carriage House. The main house is now a private residence. Truett and Jill Lawson are requesting an amendment to the special use permit that recognizes that the inn is operating in the Carriage House only at 807 Harriet St. S. They are also requesting an amendment to their variance, reinstating their 3 guest rooms in the Carriage House. 3 June 2017 Mr. William Turnblad Stillwater City Planning City Hall Stillwater, MN 55082 Dear Mr. Turnblad: I (Robert Gambone) and James Peterson, owners and residents of 622 Churchill Street West, Stillwater, Minnesota, wish to comment on the letter we recently received from your office pursuant to the request of Truitt and Jill Lawson, owners (non-residents) of 807 Harriet Street to obtain a license to operate an Air B&B (Class C) at 807 Harriet Street. As our property abuts 807 Harriet along our northern property line, we feel especially impacted by the Lawson's request. We adamantly oppose the granting of this license. We have nothing against the Lawsons personally. But, we have three main reasons for opposing this latest request.: 1) the history of the Planning Commission and City Council's past directives and dealings with regard to the 807 Harriet Street property; 2) the potentially detrimental impact the granting of any such license would have upon our property; and 3) the detrimental effect any such license would have upon the safety, order and quality of life of our neighborhood. With respect to our first concern, as the Planning Commission and City Council well know, it has been just over a year since the Lawsons attempted to have a variance granted to their already existing variance to run a B&B at 807 Harriet in order to add a third guest room to the two existing guest rooms at 807 Harriet. This second variance was necessary because the property at 807 failed to meet the minimum size (square footage) necessary to have a third guest room. At the time this request was made, it was discovered that the Lawsons original variance was found to be in non-compliance for the past six years! Yet all the while during that time the Lawsons continued to operate their B&B at 807 Harriet. At the meeting last year in the face of the discovery of the Lawsons' non-compliance, and following the testimony of most neighbors who opposed the granting of their request to add a third bedroom, the City Council ruled against the Lawsons request citing the lack of sufficient parking, the non -conformity of their building's size, and instead granted them only a limited, one-year extension to continue their B&B business with the expectation that 807 Harriet would cease as a B&B after that year. That time limit has now come due. Mayor Kozlowski's parting words to the Lawsons at the conclusion of these deliberations were in the effect of a cautionary warning, advising the Lawsons not to try to sell 807 Harriet as a B&B. In the face of this history, it is inconceivable to us that the Planning Commission and the City Council would even entertain the possibility of granting a new license to the Lawsons to run and Air B&B (Class C) much less one that includes permission to operate a third guest room as well! The fact that this new request is for a Class C Air B&B rather than a tradition B&B is merely a matter of semantics. The underlying issues have not changed. The parking spaces have not been increased, the size of the building hasn't changed, there still would be the issue of an off -site manager leaving the property vacant and vulnerable when guests are not present, and there still is the issue of traffic and the constant coming and going of strangers. We cannot understand how the Planning Commission and the City Council would even deem this new request by the Lawsons to be worthy of consideration as it flies in the face of their own directive of last year. Does the Planning Commission and the City Council not see how they are being manipulated in this regard? Apropos of this, is the Planning Commission and the City Council not aware that the Lawsons have had their home on the market for the past year, marketing the same as a B&B? And so this latest request, if granted, would only serve to enrich them financially by allowing them to market their property at a higher price as a Class C B&B rather than as a private residence with the added effect of sticking the neighborhood and the potentially new owners with any future problems that might arise. As regards the second point, our property at 622 Churchill was the original B&B property. As a spacious, historic Italianate home, it was and still is aptly suited for a B&B business and meets all the criteria originally considered by the City Council and the Planning Commission for preserving such homes and preventing them from being sub divided or otherwise compromised. When we purchased this property in 2011 our intention was to restore it as a private home, which we have done, lavishing many thousands of dollars on restoring the historic integrity of the interior, as well as to the exterior and to the surrounding landscaping. We presently have no intention of returning this home to a B&B. BUT, we would like to reserve the future right to re -apply for a B&B license as originally granted to this property. This would be exceedingly difficult if not impossible if the neighboring property at 807 Harriet, which I remind you again, was originally part of our property and only granted a variance to operate as a B&B as long as it was attached to our property, were a Class C Air B&B. And that denial of the possibility of re -applying for a B&B license for 622 Churchill would have the effect of depressing the potential market value of our home should we decide to sell our property. That is unfair. As regards the third point, all the issues pertinent to a B&B or Class C Air B&B, such as parking, noise, supervision, traffic, safety, etc., still exist and were previously raised with the Planning Commission and City Council last year. And let me remind the Planning Commission and City Council, all of the immediate neighbors resident along Harriet Street in proximity to the Lawson's property as well as we objected at that time. Yet these issues haven't gone away. No improvement has been made to the parking other than to place small traffic cones on the two -car driveway to create the illusion of a three -car space. But that has not altered the parking situation. Many times, cars still park on the street beside our property sometimes partially blocking our driveway. Or they park on the lawn to the north of the property (the caretaker often does this). If a third guest room were to be added as now proposed, the situation would become worse. Still of more concern is the volume of traffic traveling down the street, which otherwise is a dead-end street that should not receive such traffic. I am also concerned for our neighbor's children who frequently play in the street since cars sometimes do not slow down, and often seem to turn into Harriet Street at a fast rate of speed as they approach the B&B. And there is also the added issue of safety posed by the fact that the building is a non -occupied home with a caretaker there only when guests are present. Otherwise the home is vacant. This is an added safety concern especially as there is a pool attached to this home. And as a latchkey operation, anyone could gain potential access to the home. Let me close by stating that I have spoken to several neighbors, and I have yet to hear from anyone who would favor the granting of a new license. Let me state again, no one views their opposition as a personal matter against the Lawsons. That is not the issue. What is at issue is the future quality of our neighborhood. It is our considered opinion that in accordance with the Planning Commission and the City Council's ruling of last year, the license to operate a Class C Air B&B must NOT be granted once the current license lapses in June. Sincerely, Dr. Robert L. Gambone Mr. James M. Peterson Owners/residents at 622 Churchill Street West Ulwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: June 7, 2017 TO: Planning Commission APPLICANT: Sarah Hietpas LAND OWNER: St. Croix Investors (Sarah Hietpas, et. al.) REQUEST: Conditional Use Permit for a Type 3 Short Term Home Rental (STHR) STHR LOCATION: 209 Union Alley ZONING: CBD, Central Business District REPORT BY: Bill Turnblad, Community Development Director CASE NO.: 2017-18 BACKGROUND Sarah Hietpas, one of the owners of 210 South Main and its attached apartment at 209 Union Alley, has submitted an application for a Conditional Use Permit to operate the apartment as a Type 3 vacation rental. This Downtown property is zoned CBD, Central Business District, and Ordinance 1093 allows Type 3 vacation rentals by Conditional Use Permit. A Type 3 vacation rental is a dwelling unit that is offered to transient guests for a period of less than 30 consecutive days. And, the property does not serve as the owners' primary residence. These types of vacation rental properties are typically investment properties and could either be operated by the owner or a manager. In this case it will be operated by three of the owners. EVALUATION OF REQUEST A Type 3 vacation rental license can be issued for a property in Stillwater if: 1) A Conditional Use Permit has been approved by the Planning Commission; 2) The Conditional Use Permit has not lapsed [in those instances where a license renewal is being requested, or a new owner wishes to operate the vacation rental]; and 3) The total number of STHR licenses does not exceed the allowed limit. The Planning Commission's role in the vacation rental licensing process is to review and either approve or deny the property owners' request for a Conditional Use Permit. Case 2017-18 June 7, 2017 Page 2 The applicable review standards for the STHR Conditional Use Permit, per recently adopted Ordinance 1093, include: A. Zoning Type C Short Term Home Rentals are allowed by Conditional Use Permit in all residential zoning districts and in the Downtown CBD zoning district. The subject property is zoned CBD, Central Business District. B. Performance Standards Parking In the Central Business District guest parking must either be accommodated on site or a parking mitigation plan must be approved by the Downtown Parking Commission. At a minimum, parking shall be provided at the following rate: (1) 1-2 bedroom unit, 1 space (2) 3 bedroom unit, 2 spaces (3) 4 and 4+ bedroom units, number of spaces equal to the number of bedrooms minus one. The apartment has two bedrooms, one of which is a loft area. So, one parking space will be required. This parking space is provided in the attached single car garage. Number of guests The maximum number of guests allowed is limited to two times the number of bedrooms plus one. So, with two bedrooms, the maximum number of overnight guests on the property would be five. Proximity of assistance The vacation rental ordinance states: For Type B and Type C Short Term Home Rentals, the property owner or a manager/representative must be located within 30 minutes travel time of the property. The primary owner/managers live in Lake Elmo within a 16 minute drive of the property. The secondary owner/manager lives in the Marine area 19 minutes away. Signage No signage is allowed on the property of a Type A, B or C Short Term Home Rental. No signage is proposed. Events Events are not allowed to be hosted by guests on the premises. For purposes of the vacation rental ordinance, an event means a gathering of more than three un-registered guests. Events hosted by the property owner are allowed, but must abide by all applicable city ordinances and polices, including the prohibition on renting residential property for events. C. Proof of Insurance Proof of appropriate and sufficient insurance was not submitted. This will be required as a condition of approval. Case 2017-18 June 7, 2017 Page 3 D. Safety Inspection The safety inspection was completed on May 24, 2017, but it did not pass. Several corrections are required. The owners will need to replace the loft bedroom window with a larger size that has tempered glass since the spiral stair encroaches into the existing single hung window. A handrail & guardrail also need to be installed on the deck steps near the entrance gate at the alley. These correction items are substantial enough that the Planning Commission may feel that the Conditional Use Permit should be tabled until next month to await the corrections and final inspection E. Total Number of STHR Conditional Use Permits Fifteen Type C Conditional Use Permits may be issued at any one time. To date, seven Type C permits are pending. None have been issued yet. In summary, most standards are met. But, a proof of insurance is still required, and safety inspection corrections must still be made. ALTERNATIVES A. Approval. If the Planning Commission finds issuance of the Conditional Use Permit to be acceptable, it could approve the use permit with the following conditions: 1. Parking - All guest parking must occur on the subject property; none on the street. 2. Number of guests - The total occupancy of the property shall be limited to five. 3. Proximity of assistance a. The property owner or a manager/representative must be located within 30 minutes travel time of the property. b. The property owner must provide the name, address and phone number for the owner or manager/representative to all property owners within 150 feet of the lot lines of the vacation rental property. This must be completed within 10 days of issuance of the license. The owner must also provide the community development department with the neighborhood notification list within this 10 day time frame. c. The community development department must be notified within 10 days of a change in the contact information of the owner or manager/representative. The property owner must also notify neighboring properties within 10 days of a change in the contact information of the owner or manager/representative. 4. Garbage - As required by City Code, all garbage must be kept in rubbish containers that are stored out of view of a public street. 5. Signage - No signage identifying the Short Term Home Rental is allowed on the property. 6. Events - Events are not allowed to be hosted by guests on the premises. For purposes of Short Term Home Rental, an event means a gathering on the premises of more than three un-registered guests. 7. Length of guest stay - The property is not permitted to be rented for a period of less than one whole day. Case 2017-18 June 7, 2017 Page 4 8. Guest records - The owner must keep guest records including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon 48 hours' notice. 9. Guest disclosures The owner must disclose in writing to their guests the following rules and regulations prior to arrival. In addition the disclosures must be conspicuously displayed in the home. 1. The name, phone number and address of the owner, operating or managing agent/representative. 2. The maximum number of overnight guests at the property is limited to five. 3. The maximum number of overnight guest vehicles is limited to one. Any more than one will require a parking mitigation plan to be approved by the Downtown Parking Commission. 4. Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities. 5. City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 PM and 8 AM. 6. No events with more than three unregistered guests are permitted. 10. License number - The owner must post their city license number on all print, poster or web advertisements, in addition to posting it on the booking agent's website. 11. Lodging tax - The owner, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none -the - less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 12. Conditional Use Permit Expiration - The Conditional Use Permit will expire if the property is not operated as a Short Term Home Rental for a period of twelve consecutive months. 13. Issuance of Conditional Use Permit - Prior to issuance of the Conditional Use Permit, the safety inspection corrections must be completed and approved by City inspectors. 14. Proof of Insurance - Proof of appropriate and sufficient insurance must be submitted to the city prior to issuance of the Conditional Use Permit. B. Table If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial If the Planning Commission finds the request to be inconsistent with Ordinance 1093, it could be denied. With a denial, the basis of the action should be given. RECOMMENDATION Staff finds the safety corrections that are necessary to be significant and recommends tabling action on the case until July 12th. Attachments: Location Map Plans Applicant Letter cc: Owner/ applicant V (5) t , v, T� 31111 VVa I" ,&„. M% 0 �, ?'� Psi ��' ** a � .� r II _3,, ,1 ®* ,M: +" P� ` �,�"' .,.�•�, s� w ��► - t - 3A - `\ ,� ti✓ • , �, ty , _ , ) , :::, , 24 , ^ 1 ' y i - -•;,, �,oi n °°' " .r �O a/ ,� The Birthplace of Minnesota am\ Site Location Map 210 Main Street South/ 209 Union Alley .�.- Municipal Boundary Parcel Boundaries 0 80 160 320 —Feet .s, y ,a ` Oa.` General Site Location ,- 1 ipA -_,-.. .4 \ -, '' 1 A • ).' - _._, . * ' �� '1=310 # 45. k �SoN P� = SpN r NO- a '' } n 1� i 0o P po :V if ¢ 1 U U o� JJCi ftfOoP 13u1 L bi NP pi oori^n a r �. 0.S M lM moorsim M°W M — G4 6s 6. C a 3 W� A 3 vn -10 r e d ST43? I'S sMOQivlet AD?VIVO . ��4/ N0IAl� Mori m gaismasmiar M0414u''►imoimmi==== Mode -9No1.rn SOPP1 ,$ % Q4~'rA To: City of Stillwater From: Sarah Hietpas St. Croix Investors Re: 210 Main Street S (Z 0 �l CerVi 6 n Ac (-et — ar4-4r4-1, k a81-6-4re ss) P I D: 28-030-20-41-0049 Desc: Pt Lt 1 Blk 29 Being S 30ft thereof Blk 29 Lot 1 subdcd 2695 Stillwater Short-term rental SPECIAL USE PERMIT Date: 5/9/2017 Attached please find our application for a special use permit. The property described above includes two commercial spaces (210 & 212 Main Street S) along Main Street S and an apartment in the back along the alley (209 Union Alley) in the west end of the building which was built when Sherburne's owned the building and had Sherburne Jewelry in the Main Street commercial space. We would like to offer the apartment in our building on a short-term rental basis. It is currently being used by owners only and is not currently leased. Our intent is to offer it for rent at times when it is not in use by owners. This should have a positive impact on the downtown area. It is in the commercial business district and should attract visitors to Stillwater and the shops/entertainment/restaurants in the area. It is compatible with adjacent commercial properties as well. Included are drawings of the layout of the apartment and it's attached garage (for off-street parking) and outdoor living area. There are two sleeping rooms (one bedroom and one loft), each with a queen size bed, and ample room for occupants. There are four owners of the building, three of which would be available by phone and live within 10-15 minutes of location. Guests will be encouraged to call with any questions or concerns. Maintenance and general management will also be done by the owners and contracted with qualified businesses in Stillwater as needed. This will be another opportunity to patronize local businesses with this venture. The main caretakers of the unit will be: Sarah and Tom Hietpas 3704 Kindred Ct Lake Elmo, MN 55042 612-802-4123 (Sarah) 612-251-1062 (Tom) Dale Anderson 17319 Olinda Tr Marine on St. Croix, MN 55047 651-295-9293 We would like to request an inspection of our property, as soon as possible, to verify that the unit is suitable for this use. We have in place an accounting system to pay for any additional taxes related to this new use. Ulwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: June 5, 2017 TO: Planning Commission APPLICANT: Monte & Terri Brine LAND OWNER: ABS Company CASE NO.: 2017-19 REQUEST: Conditional Use Permit for a Type 3 Short Term Home Rental (STHR) STHR LOCATION: 520 N. Main Street ZONING: RB, Two -Family Residential REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Monte and Terri Brine, ABS Company, own the duplex at 520 North Main Street. They have recently renovated the historic property and would like to offer both units to vacation rental guests. The property is zoned properly for both duplexes and vacation rentals. However, a vacation rental requires a Conditional Use Permit and a license to operate. The Brines have submitted applications for both the Conditional Use Permit and the license to operate a Type 3 Short Term Home Rental (STHR). A Type 3 STHR is a dwelling unit that is offered to transient guests for a period of less than 30 consecutive days. And, the property does not serve as the owners' primary residence. These types of vacation rental properties are typically investment properties and could either be operated by the owner or a manager. In this case, the property will be operated by the landowners. EVALUATION OF REQUEST A Type 3 vacation rental license can be issued for a property in Stillwater if: 1) A Conditional Use Permit has been approved by the Planning Commission; 2) The Conditional Use Permit has not lapsed [in those instances where a license renewal is being requested, or a new owner wishes to operate the vacation rental]; and 3) The total number of STHR licenses does not exceed the allowed limit. The Planning Commissions role in the vacation rental licensing process is to review and either approve or deny the property owner's request for a Conditional Use Permit. STHR Use Permit June 5, 2017 Page 2 The applicable review standards for the STHR Conditional Use Permit, per recently adopted Ordinance 1093, include: A. Zoning Type C Short Term Home Rentals are allowed by Conditional Use Permit in all Residential Zoning Districts and in the Downtown CBD Zoning District. The subject property is zoned RB, Two -Family Residential, which allows vacation rentals by use permit. B. Performance Standards Parking In residential zoning districts, all guest parking must be accommodated on improved surfaces on the premises. No on -street parking is allowed for guests. At a minimum, parking shall be provided at the following rate: (1) 1-2 bedroom unit, 1 space (2) 3 bedroom unit, 2 spaces (3) 4 and 4+ bedroom units, number of spaces equal to the number of bedrooms minus one. Each unit of the proposed vacation rental has two bedrooms, which requires one parking space each, or a total of two. This property has more than three parking spaces, which satisfies the parking requirement. Number of guests The maximum number of guests allowed is limited to two times the number of bedrooms plus one. So, with two bedrooms, the maximum number of guests for each unit will be five. This would permit up to ten total guests if both units were rented to their maximum capacity. This permitted number is consistent with the total number of guests that the owners have indicated in their application form. Proximity of assistance The vacation rental ordinance states: For Type B and Type C Short Term Home Rentals, the property owner or a manager/representative must be located within 30 minutes travel time of the property. The property owners will also be the managers of this vacation rental. They live in the Stillwater area within eight minutes of drive time. Signage No signage is allowed on the property of a Type A, B or C Short Term Home Rental. None is proposed. Events Events are not allowed to be hosted by guests on the premises. For purposes of the vacation rental ordinance, an event means a gathering of more than three un-registered guests. Events STHR Use Permit June 5, 2017 Page 3 hosted by the property owner are allowed, but must abide by all applicable city ordinances and polices, including the prohibition on renting residential property for events. C. Proof of Insurance Proof of appropriate and sufficient insurance was submitted with the use permit application form. D. Safety Inspection The safety inspection was completed and corrections were made and approved on June 2, 2017. E. Total Number of STHR Conditional Use Permits Fifteen Type C Conditional Use Permits may be issued at any one time. To date, seven Type C permits are pending. None have been issued yet. In summary, all standards are met. ALTERNATIVES A. Approval. If the Planning Commission finds issuance of the Conditional Use Permit to be acceptable, it could approve the use permit with the following conditions: 1. Parking - All guest parking must occur on the subject property; none on the street. 2. Number of guests - The total occupancy of the property shall be limited to five per unit. 3. Proximity of assistance a. The property owner or a manager/representative must be located within 30 minutes travel time of the property. b. The property owner must provide the name, address and phone number for the owner or manager/representative to all property owners within 150 feet of the lot lines of the vacation rental property. This must be completed within 10 days of issuance of the license. The owner must also provide the community development department with the neighborhood notification list within this 10 day time frame. c. The community development department must be notified within 10 days of a change in the contact information of the owner or manager/representative. The property owner must also notify neighboring properties within 10 days of a change in the contact information of the owner or manager/representative. 4. Garbage - As required by City Code, all garbage must be kept in rubbish containers that are stored out of view of a public street. 5. Signage - No signage identifying the Short Term Home Rental is allowed on the property. 6. Events - Events are not allowed to be hosted by guests on the premises. For purposes of Short Term Home Rental, an event means a gathering on the premises of more than three un-registered guests. 7. Length of guest stay - The property is not permitted to be rented for a period of less than one whole day. STHR Use Permit June 5, 2017 Page 4 8. Guest records - The owner must keep guest records including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon 48 hours' notice. 9. Guest disclosures The owner must disclose in writing to their guests the following rules and regulations prior to arrival. In addition the disclosures must be conspicuously displayed in the home. 1. The name, phone number and address of the owner, operating or managing agent/representative. 2. The maximum number of overnight guests at the property at a time is limited to five (per unit). 3. The maximum number of vehicles is limited to four at the property. These four parking spaces must be clearly identified. 4. Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities. 5. City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 PM and 8 AM. 6. No events with more than three unregistered guests are permitted. 10. License number - The owner must post their city license number on all print, poster or web advertisements, in addition to posting it on the booking agent's website. 11. Lodging tax - The owner, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none -the - less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 12. Conditional Use Permit Expiration - The Conditional Use Permit will expire if the property is not operated as a Short Term Home Rental for a period of twelve consecutive months. B. Table If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial If the Planning Commission finds the request to be inconsistent with Ordinance 1093, it could be denied. With a denial, the basis of the action should be given. RECOMMENDATION Staff finds the regulations in Ordinance 1093 to be satisfied and therefore recommends approval with the conditions listed in Alternative A above. Attachments: Location Map Site Plan Floor Plans cc: Owner/ applicant 0 The Birthplace of Minnesota Site Location Map 155 310 General Site Location ;•..—..-..•=... ..1•=.. 1•=.. 620 Feet 8 H 0. t pmjscr 520 main street north, stillwater, mn id NM11,1221 01 S11YM (3( 0 0 anna teeples A designs 408.209.1427 ann000leeples corn L Ji (4) S55tll.7 h+ a i,p r c Ta n S v kg A U N Z r f5i 9MI rvirr 3QIG ert of rn r cis $ Case 6), C PC/ze/? _ ! c7. JUN 7 2011 Development Department Jreirtw_ s eri Monti And ?"err, I3rir cs pro/et anal rru -their hawsefly Marto_ of case l atinel 6-fr -4-4 2 ha kn the e e-he j earchxd' ► e� ro sem-4 a °) 0,5 i, cre4 eut 307 Easf laurel &wcj- 080 1 . /5 nil s k Lez. been eceI)enf nee h -Ijiv,rrck j _____ a s ► to , errs a ,ci . O ecd fAt< ileWt 5ha 1 belt C14 XII-- balLieen -rt r p . s er s cell , 1s bokil, axe lands and urc.01Q nel - ftirldlir u_'1 . an g ,crak twpc4-+y Joel lines rSf and taa 5i The errnc actoiressirii s ev e r In u? t s 5fe b,1, i, al . •, , . e� rr� e n - c�csc • . asfs °For • - _rs been _ sharecit The 8nnes are. Lone _47r . resirienls 014 athde Geer ( ebr rejard 0 i4 s imate- _co-1-121 Ltnz.Qk- 2 ,/b-ire2tr) LinbA R AMR-iAl 3 0"I gas 4- L aur,e,l S fre-e t S ti C l wa 1- M,J 5 6 v Z Jug �1,2017 Ulwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: June 5, 2017 TO: Planning Commission APPLICANT: Joseph Metzger LAND OWNER: Joseph Metzger CASE NO.: 2017-20 REQUEST: Conditional Use Permit for a Type 3 Short Term Home Rental (STHR) STHR LOCATION: 1008 West Oak Street ZONING: RB, Two -Family Residential REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Joseph Metzger owns the single family house at 1008 West Oak Street. The property is zoned properly for a vacation rental. However, the lodging use requires a Conditional Use Permit and a license to operate. Mr. Metzger has submitted applications for both the Conditional Use Permit and the license to operate a Type 3 Short Term Home Rental (STHR). A Type 3 STHR is a dwelling unit that is offered to transient guests for a period of less than 30 consecutive days. And, the property does not serve as the owners' primary residence. These types of vacation rental properties are typically investment properties and could either be operated by the owner or a manager. In this case, the property will be operated by the landowner's son, Paul Metzger who lives in Roseville. EVALUATION OF REQUEST A Type 3 vacation rental license can be issued for a property in Stillwater if: 1) A Conditional Use Permit has been approved by the Planning Commission; 2) The Conditional Use Permit has not lapsed [in those instances where a license renewal is being requested, or a new owner wishes to operate the vacation rental]; and 3) The total number of STHR licenses does not exceed the allowed limit. The Planning Commission's role in the vacation rental licensing process is to review and either approve or deny the property owner's request for a Conditional Use Permit. STHR Use Permit June 5, 2017 Page 2 The applicable review standards for the STHR Conditional Use Permit, per recently adopted Ordinance 1093, include: A. Zoning Type C Short Term Home Rentals are allowed by Conditional Use Permit in all Residential Zoning Districts and in the Downtown CBD Zoning District. The subject property is zoned RB, Two -Family Residential, which allows vacation rentals by use permit. B. Performance Standards Parking In residential zoning districts, all guest parking must be accommodated on improved surfaces on the premises. No on -street parking is allowed for guests. At a minimum, parking shall be provided at the following rate: (1) 1-2 bedroom unit, 1 space (2) 3 bedroom unit, 2 spaces (3) 4 and 4+ bedroom units, number of spaces equal to the number of bedrooms minus one. The proposed vacation rental has three bedrooms, which requires two parking spaces. The property has at least two off-street parking spaces available, which satisfies the parking requirement. Number of guests The maximum number of guests allowed is limited to two times the number of bedrooms plus one. So, with three bedrooms, the maximum number of overnight guests will be seven. The owner would offer the home to five to six guests, with an upcharge for the seventh guest. Proximity of assistance The vacation rental ordinance states: For Type B and Type C Short Term Home Rentals, the property owner or a manager/representative must be located within 30 minutes travel time of the property. The property owner's son will manage the property. He lives in Roseville a total of 27 minutes away during rush hour (according to Google Maps). Signage No signage is allowed on the property of a Type A, B or C Short Term Home Rental. None is proposed. Events Events are not allowed to be hosted by guests on the premises. For purposes of the vacation rental ordinance, an event means a gathering of more than three un-registered guests. Events hosted by the property owner are allowed, but must abide by all applicable city ordinances and polices, including the prohibition on renting residential property for events. STHR Use Permit June 5, 2017 Page 3 C. Proof of Insurance Proof of appropriate and sufficient insurance was submitted with the use permit application form. D. Safety Inspection The safety inspection was completed and corrections were made and approved on June 1, 2017. E. Total Number of STHR Conditional Use Permits Fifteen Type C Conditional Use Permits may be issued at any one time. To date, seven Type C permits are pending. None have been issued yet. In summary, all standards are met. ALTERNATIVES A. Approval. If the Planning Commission finds issuance of the Conditional Use Permit to be acceptable, it could approve the use permit with the following conditions: 1. Parking - All guest parking must occur on the subject property; none on the street. 2. Number of guests - The total occupancy of the property shall be limited to seven. 3. Proximity of assistance a. The property owner or a manager/representative must be located within 30 minutes travel time of the property. b. The property owner must provide the name, address and phone number for the owner or manager/representative to all property owners within 150 feet of the lot lines of the vacation rental property. This must be completed within 10 days of issuance of the license. The owner must also provide the community development department with the neighborhood notification list within this 10 day time frame. c. The community development department must be notified within 10 days of a change in the contact information of the owner or manager/representative. The property owner must also notify neighboring properties within 10 days of a change in the contact information of the owner or manager/representative. 4. Garbage - As required by City Code, all garbage must be kept in rubbish containers that are stored out of view of a public street. 5. Signage - No signage identifying the Short Term Home Rental is allowed on the property. 6. Events - Events are not allowed to be hosted by guests on the premises. For purposes of Short Term Home Rental, an event means a gathering on the premises of more than three un-registered guests. 7. Length of guest stay - The property is not permitted to be rented for a period of less than one whole day. 8. Guest records - The owner must keep guest records including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon 48 hours' notice. 9. Guest disclosures STHR Use Permit June 5, 2017 Page 4 The owner must disclose in writing to their guests the following rules and regulations prior to arrival. In addition the disclosures must be conspicuously displayed in the home. 1. The name, phone number and address of the owner, operating or managing agent/representative. 2. The maximum number of overnight guests at the property at a time is limited to seven. 3. The maximum number of vehicles is limited to two at the property. These parking spaces must be clearly identified. No on -street parking is allowed for guests. 4. Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities. 5. City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 PM and 8 AM. 6. No events with more than three unregistered guests are permitted. 10. License number - The owner must post their city license number on all print, poster or web advertisements, in addition to posting it on the booking agent's website. 11. Lodging tax - The owner, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none -the - less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 12. Conditional Use Permit Expiration - The Conditional Use Permit will expire if the property is not operated as a Short Term Home Rental for a period of twelve consecutive months. B. Table If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial If the Planning Commission finds the request to be inconsistent with Ordinance 1093, it could be denied. With a denial, the basis of the action should be given. RECOMMENDATION Staff finds the regulations in Ordinance 1093 to be satisfied and therefore recommends approval with the conditions listed in Alternative A above. Attachments: Location Map Site Plan Floor Plans cc: Owner/ applicant WEST .. MYRTLE ��WM_. STREETcSi11wateill n. T 1_� s {,�, vY_ 111 • , _w /t • A a d a r �AI r' /�/' T. The Birthplace of Minnesota W v_may/ E r_ ...* in _ . i 1 ` 17 . I R.eii cam" T . 1018 '�' // J 1 r y ^•9T ate'^ ' t t d } a LL i LL Site Location Map UU) , WEST y WEST OLIVE ST 'Y ,I�. 01 o 100 200 40oeet � '• General Site Location r - , ,!% Z _, y r Z • V V '� • 1 i if WEST OAK STREET A� eS_ •+��, a ► ce--- �� , I Ni,. } / .0 .i1Tr PmaiiA }1�y48 � V J .N 55.00' 1 car garage Cwvawny Mester Bedroom 111111 basement. stormy Bathroom / n L Parlor 3id Badman Kitchen J D.nlnvoom 2nd Bedroom 1)v.ngoom 55.00' sidewalk 1008 Oak Street W. Stillwater, MN 55082 Site Plan/Floor Plan 16' Master Bedroom 11111 basement storage e b Bathroom / Kitchen fridge Parlor 3rd Bedroom 2nd Bedroom range Screen Porch Diningroom Uvingroom 25' 1008 Oak Street W. Stillwater, MN 55082 Ulwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: June 5, 2017 TO: Planning Commission APPLICANT: Daniel Priebe & Molly Rice LAND OWNER: Daniel Priebe & Molly Rice CASE NO.: 2017-21 REQUEST: Conditional Use Permit for a Type 3 Short Term Home Rental (STHR) STHR LOCATION: 210 East Laurel Street ZONING: RB, Two -Family Residential REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Daniel Priebe & Molly Rice own the single family house at 210 East Laurel in trust. They have been offering their property as a short term rental, but have taken no new reservations since the City began working on the vacation rental ordinance. They would like to once again accept reservations. Priebe & Rice have therefore submitted applications for both the necessary Conditional Use Permit and license to operate a Type 3 Short Term Home Rental (STHR). A Type 3 STHR is a dwelling unit that is offered to transient guests for a period of less than 30 consecutive days, and the property does not serve as the owners' primary residence. These types of vacation rental properties are typically investment properties and could either be operated by the owner or a manager. In this case, the property will be managed by Matthew Stepaniak who lives in Hudson. EVALUATION OF REQUEST A Type 3 vacation rental license can be issued for a property in Stillwater if: 1) A Conditional Use Permit has been approved by the Planning Commission; 2) The Conditional Use Permit has not lapsed [in those instances where a license renewal is being requested, or a new owner wishes to operate the vacation rental]; and 3) The total number of STHR licenses does not exceed the allowed limit. The Planning Commissions role in the vacation rental licensing process is to review and either approve or deny the property owner's request for a Conditional Use Permit. STHR Use Permit June 5, 2017 Page 2 The applicable review standards for the STHR Conditional Use Permit, per recently adopted Ordinance 1093, include: A. Zoning Type C Short Term Home Rentals are allowed by Conditional Use Permit in all Residential Zoning Districts and in the Downtown CBD Zoning District. The subject property is zoned RB, Two -Family Residential, which allows vacation rentals by use permit. B. Performance Standards Parking In residential zoning districts, all guest parking must be accommodated on improved surfaces on the premises. No on -street parking is allowed for guests. At a minimum, parking shall be provided at the following rate: (1) 1-2 bedroom unit, 1 space (2) 3 bedroom unit, 2 spaces (3) 4 and 4+ bedroom units, number of spaces equal to the number of bedrooms minus one. The proposed vacation rental has seven bedrooms, which requires six parking spaces. The property has more than six off-street parking spaces available, which satisfies the parking requirement. Number of guests The maximum number of guests allowed is limited to two times the number of bedrooms plus one. So, with seven bedrooms, the maximum number of overnight guests will be fifteen. The owner would offer the home to as many as fourteen guests. Proximity of assistance The vacation rental ordinance states: For Type B and Type C Short Term Home Rentals, the property owner or a manager/representative must be located within 30 minutes travel time of the property. The property manager lives in Hudson, Wisconsin. According to Google Maps that is 23 minutes away at rush hour. Signage No signage is allowed on the property of a Type A, B or C Short Term Home Rental. None is proposed. Events Events are not allowed to be hosted by guests on the premises. For purposes of the vacation rental ordinance, an event means a gathering of more than three un-registered guests. Events hosted by the property owner are allowed, but must abide by all applicable city ordinances and polices, including the prohibition on renting residential property for events. STHR Use Permit June 5, 2017 Page 3 C. Proof of Insurance Proof of appropriate and sufficient insurance was submitted with the use permit application form. D. Safety Inspection The safety inspection has not been completed yet. It is scheduled for June 14, 2017. More information will be available for the June 14 public hearing. If there are items to be corrected on the 14th, approval of the use permit would need to be conditioned upon correction of the items. E. Total Number of STHR Conditional Use Permits Fifteen Type C Conditional Use Permits may be issued at any one time. To date, seven Type C permits are pending. None have been issued yet. In summary, all standards are met, except that the safety inspection must be conducted and passed yet. ALTERNATIVES A. Approval. If the Planning Commission finds issuance of the Conditional Use Permit to be acceptable, it could approve the use permit with the following conditions: 1. Parking - All guest parking must occur on the subject property; none on the street. 2. Number of guests - The total occupancy of the property shall be limited to fifteen. 3. Proximity of assistance a. The property owner or a manager/representative must be located within 30 minutes travel time of the property. b. The property owner must provide the name, address and phone number for the owner or manager/representative to all property owners within 150 feet of the lot lines of the vacation rental property. This must be completed within 10 days of issuance of the license. The owner must also provide the community development department with the neighborhood notification list within this 10 day time frame. c. The community development department must be notified within 10 days of a change in the contact information of the owner or manager/representative. The property owner must also notify neighboring properties within 10 days of a change in the contact information of the owner or manager/representative. 4. Garbage - As required by City Code, all garbage must be kept in rubbish containers that are stored out of view of a public street. 5. Signage - No signage identifying the Short Term Home Rental is allowed on the property. 6. Events - Events are not allowed to be hosted by guests on the premises. For purposes of Short Term Home Rental, an event means a gathering on the premises of more than three un-registered guests. 7. Length of guest stay - The property is not permitted to be rented for a period of less than one whole day. STHR Use Permit June 5, 2017 Page 4 8. Guest records - The owner must keep guest records including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon 48 hours' notice. 9. Guest disclosures The owner must disclose in writing to their guests the following rules and regulations prior to arrival. In addition the disclosures must be conspicuously displayed in the home. 1. The name, phone number and address of the owner, operating or managing agent/representative. 2. The maximum number of overnight guests at the property at a time is limited to fifteen. 3. The maximum number of vehicles is limited to seven at the property. These parking spaces must be clearly identified. No on -street parking is allowed for guests. 4. Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities. 5. City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 PM and 8 AM. 6. No events with more than three unregistered guests are permitted. 10. License number - The owner must post their city license number on all print, poster or web advertisements, in addition to posting it on the booking agent's website. 11. Lodging tax - The owner, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none -the - less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 12. Conditional Use Permit Expiration - The Conditional Use Permit will expire if the property is not operated as a Short Term Home Rental for a period of twelve consecutive months. 13. Issuance of Conditional Use Permit - Prior to issuance of the Conditional Use Permit, the safety inspection and any corrections must be approved by City inspectors. B. Table If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial If the Planning Commission finds the request to be inconsistent with Ordinance 1093, it could be denied. With a denial, the basis of the action should be given. RECOMMENDATION Staff finds the regulations in Ordinance 1093 to be satisfied and therefore recommends approval with the conditions listed in Alternative A above. Attachments: Location Map Site Plan Floor Plans cc: Owner/applicant CO ,q Ct (IUVVdIUI F4M li g'-. _:' b ST tof1 1, � RFF • _ _ � ; F " •50 650 650 650 - 650 650 650 a �,�r K -,-.50650 650 fr , ;i,.a ..ry I The Birthplace of Minnesota J S Site Location Map 210 Laurel Street East y / IL 61`� CO �. ; . "®1061 a '6%: is ;... r_ ��r ' i3' 10 X. �s ,,.%, v.— Municipal Boundary Parcel Boundaries 105 210 420 0 Feet l r \ R�L 7 Cr General Site Location ii) , tea.'' ° 9 •. '2 S 0 4r t ,� y i 4,,,.., ....r..w .. o V 1 r = od - d' E-,4\=•\'-\\ E I - 0 ' T 77 r (11 S ,r-r:PEc-vcry _ r.-TriN-7S1P_ CcylEKILNL) ?N*7 - • , kirt4 i 11,1-0.4; SI E_ E -D -e? c,7 ir1 Io ijlwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: June 13, 2017 TO: Planning Commissioners FROM: Bill Turnblad, Community Development Director TOPIC: Downtown Chapter of the Stillwater Comprehensive Plan BACKGROUND Every ten years communities in the Metropolitan Area are required by State law to update or re- write their comprehensive plans. This cycle of plans are known as the 2040 Comprehensive Plans. By December 31, 2018 those plans must be submitted to the Metropolitan Council for their review. The City of Stillwater is writing its 2040 Comprehensive Plan in four phases. The first two phases were completed at roughly the same time period. We are currently completing the third phase and have just began developing the scope of work for the fourth phase. • Phase one was a major overhaul of the City's Trail Plan, as was found in the Parks & Trails Chapter of the 2030 Comprehensive Plan. That overhaul project began in March of 2014 and was completed in the summer of 2015. • Phase two was the development of a Master Plan for Bridgeview Park, which was begun in the summer of 2014 and completed in March of 2015. • Phase three, the current phase, is an update of the City's Downtown Plan, which is found in Chapter 6 of the 2030 Comprehensive Plan. This phase began in August of 2015 and is nearing completion. • Phase four will be to update the remainder of the current Comprehensive Plan. Writing the scope for this final phase is currently underway. PROJECT CHRONOLOGY The project chronology for the current phase is as follows: Date Activity Aug 2015 - Mar 2016 Develop project scope and select consultant team Mar - May 2016 Inventory of base maps, existing studies, data & document collection May 2016 Downtown Plan Advisory Committee Meeting #1 [Kick-off meeting, project background, schedule, responsibilities, etc.] June 23, 2016 Public Workshop #1 [Inventory, analysis, downtown tours & brainstorming] Downtown Plan Page 2 July 2016 Downtown Plan Advisory Committee Meeting #2 [Visioning] August 2016 Downtown Plan Advisory Committee Meeting #3 [Visioning & Traffic] October 2016 Downtown Plan Advisory Committee Meeting #4 [Traffic] Nov 14-18, 2016 Public charrette week Nov 15 Workshop #2 Nov 17 Open House #2 January 2017 Downtown Plan Advisory Committee Meeting #5 [Market analysis; review of charrette materials and concepts] March 2017 Downtown Plan Advisory Committee Meeting #6 [Discussion of draft plan] April 2017 Downtown Plan Advisory Committee Meeting #7 [Discussion of draft plan] April 20, 2017 Open House #2 May 2017 Write the plan June 14, 2017 Public Hearing #1 - Planning Commission June 20, 2017 Public Hearing #2 - City Council PRIMARY REVISIONS Some of the main elements developed for the updated Downtown Plan include: • Chestnut Street civic space • Pedestrians first: Main Street improvements • Separation of bike and pedestrian routes through Downtown • Identification of the potential sites for a new public parking ramp • Identification of sites that are good candidates for redevelopment The project manager, Joni Giese from SRF, will give a presentation on this phase of work at the public hearing on June 14, 2017. The entire draft plan can be found on the City's website, at http:/ /www.ci.stillwater.mn.us/ downtownplan SPECIFIC REQUEST Consider the draft plan and recommend revisions or adoption. ALTERNATIVES A. Approval If the draft of the Downtown Plan is acceptable to the Planning Commission, recommend that the Council adopt it, either with or without specific revisions. B. Table If the Planning Commission would like to see additional information or specific revisions brought to you, table your decision until your July 19, 2017 meeting. bt Chapter 6 - Downtown Stillwater Plan Introduction Downtown Stillwater has evolved through dynamic incremental changes from the "Birthplace of Minnesota" to a major destination as Minnesota's iconic "River Town". Through its evolution the Downtown has been the subject of numerous transportation, parking, planning, and design studies that provide key resources on which to build. The following mission statement from the 1988 Downtown Plan summarizes the sentiment and intent of all the Downtown planning efforts and has guided this 2018 update to the Comprehensive Plan: The image and identity of Downtown Stillwater is of primary importance. It is represented in its historic buildings, its natural setting, and its dedication to open spaces, pedestrian accessibility, and the river. The goal of the Downtown Plan is to enhance and retain the historic rivertown image of Stillwater through a conscientious and gradual process of change and economic growth so that Stillwater, "the Birthplace of Minnesota," continues to be a special place to live, to work, and to visit. PLAN OF STILLWATER Chapter 6 Contents Introduction 6-1 Purpose 6-2 Plan Update Influences 6-2 Community Based Planning 6-3 Study Area 6-3 Background 6-5 Past Studies 6-5 Existing Conditions and Downtown Objectives .. 6-10 Downtown Stillwater Value Statements 6-20 A Riverfront Destination 6-20 Outdoor Recreation Gateway 6-20 Lively Arts and Culture Center 6-20 Historic and Hip 6-20 It's All Right Here 6-20 Where Everyone Knows Your Name 6-20 Pedestrians First 6-20 Appearances Matter 6-20 Easy Access and Orientation 6-20 Stillwater for the Next Generation 6-21 Downtown Vision 6-21 Reinforce connections between the riverfront, Lowell Park, Main Street and neighborhoods .... 6-21 Focus streetscape treatments within a 10-minute walk distance of core Downtown and adjacent neighborhood 6-21 Preserve natural character of bluffs and river along north and south gateways to Downtown 6-27 Improve surface parking lot circulation and connectivity 6-27 Re -use of spaces in upper floors 6-27 Facilitate redevelopment 6-27 Improve alleys adjacent to businesses along Main Street 6-27 Create a Shared Street along Water Street 6-28 Improve 2nd Street as a residential and service corridor 6-28 Transition parking lot along Lowell Park to a destination park 6-28 Provide Additional Structured Parking 6-28 Enhance Downtown Circulation 6-28 Streetscape Design 6-30 Goals and Policies 6-40 Land Use and Downtown Urban Design 6-40 Transportation 6-47 Parks, Trails and Riverfront 6-53 Historic Preservation and Sustainability 6-54 Local Economy and Tourism 6-55 Implementation & Phasing of Public Improvements 6-69 Implementation Responsibility 6-69 Implementation Schedule 6-69 Implementation Strategies 6-72 Chapter 6 : Downtown Stillwater Framework Plan 6-1 Purpose The intent of the Downtown Plan update is to continue to build upon the City's successes in sensitively promoting new development and vitality in Downtown. This plan creates a framework for growth that reinforces Stillwater's 'rivertown' character and knits together a network of streetscapes, open spaces, walkways, bikeways, and land uses to create amenities, which will attract and retain residents and businesses. It strives to balance pedestrian, bicyclist and vehicular needs, and to provide spaces for a variety of gatherings and festivals. The update to the Downtown Plan involved gaining an understanding of previous planning, synthesizing and weaving together the pertinent aspects of past plans to maintain vision continuity, while integrating new development influences. Plan Update Influences Planned Infrastructure Enhancements The Downtown Plan needed to respond to several new infrastructure projects that have the potential to significantly enhance the character and vitality of Downtown. The most prominent of these is the planned opening of the new St. Croix Crossing. This new bridge over the St. Croix River is expected to significantly reduce vehicular congestion in Downtown, thereby transforming the main thoroughfare through Downtown (Highway 95) back into a traditional Main Street environment. Not only will the new bridge reduce traffic congestion, but it will reduce noise pollution, improve historic building districts, improve pedestrian comfort, and will allow space within the Main Street right of way currently used for vehicular turning lanes to be reallocated to other uses. Another infrastructure enhancement that will accompany the new St. Croix Crossing is the construction of a new 4.7-mile St. Croix Crossing Loop Trail that will be incorporated into the new bridge, extend north along the Minnesota side of the river up to the historic lift bridge, cross the lift bridge into Wisconsin and then return south to the new bridge. As part of this new loop trail, the historic lift bridge will be rehabilitated and converted into an exclusive facility for pedestrians and bicyclists. In 2014, the Minnesota Department of Natural Resources, finished construction of the Brown's Creek State Trail. This 5.9-mile trail makes an important connection between the Gateway State Trail and Downtown Stillwater. It is envisioned that the combination of the new St. Croix Crossing Loop Trail and the new Brown's Creek State Trail will make Downtown Stillwater a significant hub of bicycling activity that will draw a new base of visitors to Downtown. Improve Downtown Vitality Local Residents Re -discover Downtown Community residents have expressed frustration with visiting Downtown during periods of peak congestion and have indicated that they avoid Downtown for that reason. Upon opening the St. Croix Crossing and the resulting reduction in traffic congestion, it is expected that people (visitors, residents, and workers) will be able to conveniently and comfortably move around Downtown again. It is a goal to increase local residents' patronage of Downtown, by making it quick and enjoyable to come to Downtown to enjoy the riverfront and for daily goods and services. Create a Year-round Destination Downtown Stillwater's "busy season", when most tourists visit, typically occurs during the spring, summer and fall months of the year. The slow winter months can be a challenge for Downtown businesses, as currently, there are few events planned during the winter months to draw visitors draw Downtown. This is compounded by the fact that most current Downtown businesses are primarily focused toward tourists. There is a desire to reverse this trend by both increasing winter event programming in Downtown and by providing goods and services to attract local residents. In order to better facilitate winter programming, some modifications are desired in Downtown to improve ❑❑ PLAN OF STILLWATER ❑❑ 6-2 Chapter 6 : Downtown Stillwater Framework Plan visitors comfort and ease of movement, such as the provision of winterized public restrooms and thorough clearing of sidewalks to provide safe pedestrian movement. Increased Development Activity Finally, economic conditions have continued to improve since the last Downtown Plan update. The City is starting to see increased development interest in Downtown. The update of the Downtown plan is a key opportunity to refresh and strengthen the community's vision for Downtown to help guide development activity. Community Based Planning Some of the community's greatest assets for the comprehensive plan are the knowledge, interest and contributions that its citizens, businesses, local officials, and advisory commissions make to the development of the community's vision and next - generation plan. The planning process provided opportunities for community involvement in creative and practical ways to help shape the future of the historic Downtown. Downtown Plan Advisory Committee The Downtown Plan Advisory Committee (DPAC) was appointed as the primary group to guide the update of the Downtown Plan. The committee included representatives of the City Council, Downtown Parking Commission, Heritage Preservation Commission, business owners, natural resource protection advocates, and residents. The DPAC met eight times over the course of the plan update. This engaged committee was instrumental in guiding the plan update and facilitating discussions with their fellow city residents during open house events. Community Input and Feedback The broader community had opportunities to provide insight that informed the development of the Downtown Plan and feedback on draft materials. Two Community Workshops and two Open Houses were held over the course of the project. A compilation of community comments received can be found in an appendix to this chapter. Agency Coordination Coordination with the Minnesota Department of Transportation (MnDOT) occurred over the course of the project. MnDOT is a key project stakeholder as this agency currently has jurisdiction over Main Street, Chestnut Street and the lift bridge. MnDOT will also need to maintain emergency and maintenance access to lift bridge into the future. Study Area The boundaries of the Downtown Plan are loosely defined as including both the Downtown core area and its immediately adjacent Old Town neighborhoods (See Figure 6.1). PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-3 Figure 6.1: Downtown Stillwater IN • Downtown Stillwater Study Area - City Parkland 0 150 300 ft O ❑❑ PLAN OF STILLWATER ❑❑ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 6-4 Chapter 6 : Downtown Stillwater Framework Plan Background Past Studies The City of Stillwater has invested a significant amount of time and effort studying the different pieces of the Downtown puzzle. The Downtown Plan will weave together the relevant findings and outcomes from these past planning studies in an effort to ensure that the Downtown remains viable. The pertinent projects include: • 1988 Stillwater Downtown Plan • 1992 Renovation of Lowell Park Plan • 1995 Comprehensive Plan • Aiple Property/Kolliner Park Master Plan (dated 12/8/98) • Comprehensive Trail Plan (dated 11/16/00) • North Main/Lowell Park Plan Update (dated January 2004) • Current and Future Trail Plan Revision (BRA, 11/1/05) • Shoddy Mills buildings relocated to Aiple Property (SRF, dated 1/1/06) • 2006 Design Manual, Commercial Historic District • 2008 Stillwater Comprehensive Plan (dated June 1, 2010) • Bridgeview Park Master Plan Update (dated March 17, 2015) • Stillwater Trails Master Plan: Pathways to 2040 (dated June 22, 2015) The key recommendations for physical improvements from the most relevant plans are outlined below. Figure 6.1 provides a composite view of the key recommendations of all the relevant previous studies. 1988 Stillwater Downtown Plan — Prepared by BRW, Inc. This plan is one of several area plans developed by the city subsequent to adoption of its 1979 Comprehensive Plan. The Downtown Plan was a predominantly visual guide to meet the challenges and opportunities of Downtown in the late 1980s. Elements of the plan are listed as follows: Land Use • A new Central Business/Commercial District recognizes existing uses and provides direction for complementary commercial uses. • New parks, recreation and open space, transportation, utilities and parking, and public administration/office districts are proposed to recognize existing development patterns and guide new development. • Nine special sites are identified because of their importance to the Downtown and special land use and design guidelines proposed. • Development opportunities identified in the Economic Study are recognized and included as preferred uses of special sites. • The site of the Maple Island city parking lot and Mulberry Point represent an opportunity for a major mixed use development, possibly including retail/ office/hotel uses. Parking • Alternative locations for parking structures are identified at Second as well as at Olive and Mulberry and Second Streets. • A financing plan to pay for parking improvements including possibly a parking structure is proposed for a first year activity. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-5 Urban Design • Relocate railroad car storage outside of • Streetscapes for the St. Croix riverfront, Downtown. Main Street, side streets, Water Street and • Preferred land uses are shown along the visitor center and plazas are proposed riverfront and North Main Street. • A continuous riverfront pedestrian walkway should link Downtown and other prominent points in the planning area; i.e., Pioneer Park, Lowell Inn, Broadway Overlook. • Surface parking lots should be small and well landscaped. • A series of observation and interest points should be connected by walkways to enable the visitor to overlook the Downtown and get a closer view of parks and sites of interest. Figure 6.2: Illustration from 1988 Downtown Plan ❑❑ PLAN OF STILLWATER 0 6-6 Chapter 6 : Downtown Stillwater Framework Plan 1992 Renovation of Lowell Park Plan - Prepared by Sanders Wacker Wehrman Bergly, Inc. Almost 80 years old at the time, Lowell Park was showing its age and consequently the city became interested in park improvements. In response this 1992 plan was created. Depending upon whether improvements were to be undertaken in the southern part of the park or the northern, there was a specific set of proposed guidelines. South Design Guidelines • Develop a continuous riverfront pedestrian walkway linking new and existing areas of the Downtown. • Create regular visual and pedestrian access corridors linking the riverfront, Lowell Park and Main Street. • Design parking to serve both the Downtown and Lowell Park. Screen views of lots from within the park. North Design Guidelines • Upgrade Mulberry point to the passive recreational and pedestrian character defined by the Morrell and Nichols Lowell Park Plan. • Develop Mulberry Street into a more formal 'processional' boulevard, linking the riverfront and Main Street. Figure 6.3: Illustration from 1988 Downtown Plan PLAN OF STILLWATER Comprehensive Trail Plan (dated 11/16/00) - Prepared by City of Stillwater The goal for the 2000 trail plan was to develop and maintain a city-wide network of interconnected trails that provided valuable recreational and transportation opportunities for city residents and visitors. Goals specific to the Downtown area of the city included examining potential trail sites, noting their historical and natural setting, such as city ravines, and greenways, along with their ability to connect Downtown and residential neighborhoods. North Main Street/Lowell Park Plan Update - Prepared by SEH, January 2004 In 2002 the City of Stillwater purchased the last of the railroad right-of-way that bisected the Downtown area. The purchase was a major milestone that made possible a number of potential improvements. To give initial form to the possibilities, the city initiated this 2004 study. Its key conclusions were: • Expand Lowell Park area by 0.76 acres and extend the park to Water Street. • Organize and consolidate parking. • Provide the opportunity for a visitor center/ restroom/hospitality center for Downtown visitors. • Locate a linear landscaped trail that traverses the entire Downtown from north to south. Chapter 6 : Downtown Stillwater Framework Plan 6-7 • Provide for strong pedestrian connections between Main Street and the river. • Accommodate community festivals, farmers' market, and special arts and crafts events. 2008 Stillwater Comprehensive Plan (June 1, 2010) — Prepared by Bonestroo The 2008 plan introduced recommendations for Downtown districts, Downtown focal points, gateways and viewsheds. It also provided potential locations for future structured parking. Figure 6.4: Illustration from 2008 Stillwater Comprehensive Plan LEGEND Yew Corridors Views Faai Painit Parks) Public Open Space Vista Points Downtown Project Boundary Gateway Nodes Focal Points -Vnually Orient Vision -Contain Downtown Edges -Enhance, Reinforce, and Terminate Vistas -Provide Stepping Stones te,han%",pindot wen bmllar native Iandscapin4 Frame oien,s w Ctwirr.own 04lP11'41e."of Slewand improve d a_arinan tonnes bans iy E nna+¢c' N. N. }In'„ ❑❑ PLAN OF STILLWATER ❑❑ II III IIII IIII IIIIIIIIIIII III III II III IIIIIIIIIIII III IIIIIIII IIIIIIIIIIII III IIII IIII IIIIIIIIIIIIIII IIII IIIIIIIIIIIIIIIIIII IIII IIIIIIIIIIIIIIIIIII IIII IIIIIIIIIIIIIIIIIII IIII IIIIIIIIIIIIIIIIIII IIIIIIII III I III IIIIIIII IIIIIIII III I III IIIIIIII IIIIIIII III I IIIIIIIIIII IIIIIIIIIII I IIIIIIIIIII IIIIIIIIIIIIIIIIIII IIII IIIIIIIIIIIIIII IIII IIII IIIIIIIIIIIIIII IIII II 6-8 Chapter 6 : Downtown Stillwater Framework Plan Bridgeview Park Master Plan Update (dated March 17, 2015) - Prepared by SRF/Baird This park plan called for the provision of a trailhead for the new St. Croix Crossing Loop Trail, along with transient boat parking, a fishing pier and a boat launch in this park. The transient boat docks will serve the needs of boaters desiring to visit Downtown Stillwater. The park plans outlined in this document were assumed to be "given" future conditions and provided the basis for the Downtown Plan recommendations. Stillwater Trails Master Plan: Pathways to 2040 (dated June 22, 2015) - Prepared by City of Stillwater This update to the city's trail plan was prompted by the completion of the Brown's Creek State Trail in 2014 and the planned St. Croix Crossing Loop Trail, Figure 6.5: Bridgeview Park Master Plan as these two new regional trails have the potential to make Downtown Stillwater a significant bicycling hub. The master plan vision statement below highlights the importance that is being placed on this infrastructure opportunity and the potential benefits it can bring to the City, and specifically, Downtown. Build on Stillwater's history and natural setting to become a leading active transportation community and one of Minnesota's premier trail destinations. The Stillwater Trails Master Plan is incorporated into the Parks and Trails Chapter of the Comprehensive Plan. The planned trails outlined in the Trail Master Plan document were assumed to be "given" future conditions and provided the basis for the Downtown Plan recommendations. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-9 Existing Conditions and Downtown Objectives This section augments base information that has already been documented in previous studies. The primary purpose is to identify the unique components of the existing Downtown that will define design parameters and shape the design alternatives. Figure 6.6: Downtown Development Pattern Development Pattern The St. Croix River and its limestone bluffs have strongly shaped the Downtown development pattern. The core Downtown area is characterized by traditional compact urban development, which creates a pedestrian -scale. The fringe areas outside of the core Downtown area, specifically north of Mulberry Street and west of 2nd Street, evolve into a more open, motor vehicle oriented, suburban LEGEND Public Buildings Church(es) I—Th;uclure on National Historic gegtst �BuiWing .Downtown Protest Boundary f ` * ~ a ▪ 144 1 ❑❑ PLAN OF STILLWATER ❑❑ 6-10 Chapter 6 : Downtown Stillwater Framework Plan development pattern that results in an undefined pedestrian realm. Downtown Parking Sufficient parking that is easily accessed, well signed and convenient is necessary Downtown for the success of retail, office, services, tourism, and community events. As of October, 2016 there were 3,440 parking spaces Downtown. The location of the public spaces can be seen in Figure 6.7. On -Street Public Parking Off -Street Public Parking Off -Street Private parking Total Parking 616 stalls 1,226 stalls 1,598 stalls 3,440 stalls Parking Along River Creates Barrier A majority of the publicly owned parking lots within the core Downtown, comprising roughly 75 percent of all public parking spaces, are located adjacent to Lowell Park and the riverfront. The location of these parking facilities creates a psychological barrier for pedestrians. The wide expanse of impervious surface void of trees and pedestrian connections creates a diminished visual image and barrier between Main Street and the riverfront. Parking Ramp on 2nd Street at Commercial Avenue In response to the North Main Street/Lowell Park Update Plan of 2004, a structured parking lot was constructed at 2nd Street and Commercial Avenue. Three sites that were identified within the 2004 plan continue to be recognized as potential public parking structure locations. The sites include: the corner of 2nd and Mulberry Street, 2nd Street between Chestnut and Olive, and 2nd Street at Nelson. Downtown Parking Objectives The Downtown Plan identifies some key objectives for the improvement of parking within the Downtown. These key objectives are: • Existing surface parking lots provide opportunities for future redevelopment and open space improvements. • Look for shared parking opportunities associated with redevelopment of parking lots Downtown. • Direct prime Downtown parking to customers. Have employees park away from prime Downtown spots. • Create multi -purpose spaces within parking lots that can be converted for public events or gatherings. • Utilize shuttles and remote parking for large community events. • Improve wayfinding to Downtown parking. Incorporate technology to provide information on parking stall availability. • Define opportunities to relocate parking within the Downtown core away from Lowell Park and the riverfront, where feasible. • New parking should include technology to cleanse and manage stormwater on -site. • Improvements to existing public parking lots should include more defined access, pedestrian connections, edge treatments and landscaping enhancements. • Create a well-connected network of parking lots along the riverfront for improved traffic circulation. • With the closure of the lift bridge to vehicular traffic, reallocate space no longer needed for turn lanes to sidewalks and/or on -street parking. The City will continue to work with MnDOT to define space allocation for the Main Street right-of- way when the roadway is scheduled for reconstruction. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-11 Figure 6.7: Public Parking tlli ater Public Parking Lots Downtown Stillwater 2016 Legend City Parking Lot City Parking Ramp a Trailhead Parking ICZLN',] Permit parking only Private parking only ▪ On -street handicapped m 115 minute parking limit m - 30 minute parking limit m - Loading/unloading rn - Bus loading/unloading ▪ Bus parking a Monthly Permits * Business Permit Valid 'E * DT Resident Permit Valid `m (allows overnight) a a • Free parking `o • Pay parking d OFree after office hours LL Lot 1 (pay lot) -- 98 spaces Lot 2 (pay lot) -- 84 spaces Lot 3 (free lot - 3 hr) -- 33 spaces Lot 4 (free lot - 4 hr) -- 29 spaces Lot 5 (free lot - 4 hr) -- 7 spaces Lot 6 (free lot - 3 hr) -- 16 spaces Lot 7 (free lot - 3 hr) -- 16 spaces Lot 8a ("private" *) -- 51 spaces Lot 8b (free lot - 4 hr) - 75 spaces Lot 9 (free lot - 4 hr) — 30 spaces Lot 10 (free all day; overnight by permit) - 48 spaces Lot 11 (free all day; ovemight by permit) - 45 spaces Lot 12 (part free all day; no ovemight here) - 78 spaces (part permit only; overnight allowed here) - 23 spaces Lot 13 (free after hrs) - 23 spaces Lot 14 (free lot - 24 hr) - 8 spaces Lot 15 (free lot - 4 hr) - 13 spaces Lot 16 (free lot - 4 hr) - 47 spaces Lot 17 (free lot -4 hr) - 97 spaces Lot 18 (free after hrs) - 60 spaces Lot 19 (free after hrs) - 75 spaces Lot 20 (free lot - 24 hr) - 22 spaces Ramp (pay) -- 248 spaces * Free public lot after 6 PM 1,226 off-street parking spaces 468 marked on -street spaces 148 unmarked on -street spaces 1,842 total public spaces 1,412 free public spaces (76.7%) Map produced for Downtown Parking Commission Nov 11, 2015 PLAN OF STILLWATER 0 I I I I I I I I I I I I I I I I1I I I1I I I I I I I I I I11I I I I I I1I I I1I I I I I I I I I I I1I I I I I I1I I I1I I I I I I I I I I I I I I I I I I1I I I1I I I1I I I I I I I I I I1I I I1I I I1I I I1I l l l l l l l l l l l l l l l l I1I I I1I l l l l l l l l l l l l l l l l I1I I I1I I I I I I I I I I1I I I1I I I1I I I1I I I I I I1I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I1I I I I I I I I I 6-12 Chapter 6 : Downtown Stillwater Framework Plan Gateways and Viewsheds Gateways The gateways into the Downtown form the first impressions, as well as provide a sense of orientation for visitors (See Figure 6.8.) The primary gateway corridors into Downtown Stillwater are: • North/South gateways on both ends of Main Street. • East/West gateways into the Downtown on Chestnut and Myrtle Streets. Viewsheds Views of the riverfront, limestone bluffs, significant buildings, and other landmarks create a cognitive map of the city and orient people within the Downtown. The natural features that define the boundaries of the Downtown also create long encompassing views that allow you to see the entire Downtown from one vantage point. The important view corridors within the Downtown include: • North of Terra Springs looking south on Main Street into Downtown. • South of the Oasis looking north on Main Street into the Downtown. • East along W. Myrtle, Mulberry and E. Chestnut Streets from the top of the bluff into the core Downtown and the riverfront. • North and south along 2nd, 3rd, and 4th Streets from the top of the bluff into the core and fringe Downtown areas. The Downtown Plan identifies some key objectives for the improvement of the gateway and view corridors within the Downtown. These key objectives are: • Preserve natural character of bluffs and river along north and south gateways to Downtown. Enhance these corridors with native landscaping, frame views to the Downtown, improve pedestrian connections and open views to river. • Shape edge of gateway corridors with architecture, landscaping and sign ordinances. • Reinforce natural features, landmarks, steeples and significant structures along gateway corridors. • Reinforce E. Olive, W. Myrtle, Mulberry and E. Chestnut Streets as primary pedestrian view corridors into the Downtown with emphasis placed on creating an appealing viewshed down Chestnut Street to the Historic Lift Bridge. • Include wayfinding at gateway locations that speaks to a variety of transportation users (pedestrians, bikes, personal vehicles), as well as informs visitors about the variety of experiences within the Downtown area (commercial, entertainment, recreational, etc.). • Connect people directly to the River. Downtown Focal Points Focal points orient visitors, contain edges, provide visual stepping stones and reinforce, enhance and terminate vistas within Downtown Stillwater. These focal points represent some of the more memorable architectural and cultural elements in the Downtown. Primary Focal Points include: • Staples Mill • Historic Lift Bridge • Historic County Courthouse • Several city bluff stairways • Several Downtown churches • Lowell Park Downtown Transportation Traffic Conditions Existing congestion on the Hwy 95 corridor is caused by the Hwy 95 and Chestnut Street intersection due to traffic using the lift bridge and it being a high activity area for pedestrians. This congestion is magnified when the lift bridge is raised, blocking traffic for five minutes at a time and creating queues on Hwy 95 and Chestnut Street that further impact other Downtown intersections. There is also an existing restriction to the northbound left -turn movement at Hwy 95 and Chestnut Street. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-13 Figure 6.8: Gateways and Viewsheds LEGEND LIOP Gateways Nodes Vista Points Focal Points Views View Corridors —1 Park/Public Open Space Existing Vegetation Massings Downtown Project Boundary t� 114 L_ no 40 PIONEER PAR $�"Ot 0 ENHANCE N. MAIN STREET AS PRIMARY GATEWAY INTO DOWNTOWN ENHANCE NODES WITH LANDSCAPING AND SIGNAGE ❑❑ PLAN OF STILLWATER ❑❑ 6-14 Chapter 6 : Downtown Stillwater Framework Plan Transit Service Downtown Stillwater is served by Metro Transit Route 294 that provides weekday express bus service during the morning and evening peak commuter periods. The route enters Downtown via Pine Street and 3rd Street. It then continues to the heart of Downtown on Myrtle and makes a loop using Water Street, Mulberry and Main Street. The bus route then reverses its route and exists Downtown. Given the limited transit operations in Downtown, it should be expected for the foreseeable future that a majority of visitors will travel to Downtown using a car, requiring the need to provide parking stalls for these vehicles. Five and Ten Minute Walk Distance One objective of the Downtown plan is to encourage walking by defining safe, comfortable and appealing routes from the neighborhoods, peripheral Downtown uses and parking areas to Main Street and the river. One -quarter mile is the approximate distance a person can walk in five minutes and is generally the distance people will consider walking to amenities, shops, and services. Beyond that distance, a car may become more appealing. Facilities within the five-minute walking distance of the core Downtown include retail shops, professional offices and restaurants, public open spaces including Lowell Park and Teddy Bear Park, and numerous historic sites including the Lowell Inn, the Freight House, Water Street, and the Historic Lift Bridge. The fringe areas are generally within a ten-minute walk of the core Downtown. Included within this ten-minute walking distance are the post office, the city hall, public library, police/fire station, the veteran's memorial, Pioneer Park, and several churches. Primary and Secondary Pedestrian Circulation The primary pedestrian circulation occurs within the core Downtown and along the riverfront. Secondary pedestrian circulation occurs within the fringe areas of the Downtown. Currently within the Downtown there is a nearly complete network of sidewalks to support the primary and secondary circulation. Some key objectives for pedestrian circulation within the Downtown include: • Opportunity to enhance primary and secondary circulation systems with additional pedestrian amenities and wider sidewalks when feasible • Provide a hierarchy of streetscape treatments that reinforce the historic character throughout Downtown • Improve secondary pedestrian connections to adjacent neighborhoods with landscaping, lighting, signage and pedestrian crossings • Improve the safety and comfort of pedestrians by creating curb extensions at corners, high -visible crossings and raised pedestrian crosswalks in the Downtown core, where feasible • Consider improvements at bus stops within the Downtown core to improve access to public transportation • Improve all -season handicap accessibility throughout the Downtown area • Create key pedestrian connections from parking areas along Water Street to Lowell Park • Enhance the pedestrian experience along the water's edge at Lowell Park Bicycle Circulation Currently, 3rd Street is planned to serve as the primary north -south bikeway through the Downtown, with Laurel Street, Myrtle Street, Chestnut Street, and Pine Street providing an east west connection. In the future, Chestnut Street will play a more important role in connecting bicyclists to Stillwater, as well as through Downtown. With future limited access to vehicles along the Historic PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-15 Figure 6.9: Pedestrian and Bicycle Connections LEGEND Stairs eve Proposed Bike Route Proposed Bike Lane Existing Trail a e ®e® MinPedestrianNehicular Conflict Future Trail Primary Ped Circulation Secondary Ped Circulation Bus Route Pedestrian Barrier Vista Points Park/Public Open Space Downtown Project Boundary PIONEER PARK Y BEAR PARK LOWELL PARK PARKING IS A PEDESTRIAN BARRIER TO THE RIVER •*r, PLAN OF STILLWATER ❑❑ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 6-16 Chapter 6 : Downtown Stillwater Framework Plan Lift Bridge, Chestnut Street will serve as an east - west bikeway connection from across the river to 3rd Street. On -street facilities, such as painted bike lanes or sharrows, will enhance these bikeways. To complement planned bicycle facilities, strategically placed bicycle parking will play an important role, especially along the waterfront, and at the edges of the Downtown core. Bicycle parking located in these areas will encourage local and regional bicyclists to park along the edges and transition as a pedestrian through commercial areas. Future Trail Connections There are currently a few trails that travel through the Downtown, such as the Brown's Creek State Trail, in addition to a few segments of city trails. The planned St. Croix Crossing Loop Trail is a 4.7- mile bicycle and pedestrian trail, which is part of the St. Croix Crossing Project. This project includes the rehabilitation of the Historic Lift Bridge to be used exclusively as a pedestrian and bicycle facility. The rehabilitated lift bridge to pedestrian and bicycle use is scheduled to be open by 2018. Each proposed trail and/or connection will provide a missing link to create a complete park and trails system for the Downtown. Other future trail and pedestrian connections include: • Off-street multi -use trail along Sam Bloomer Way through Lowell Park • Improve wayfinding to the Mulberry Ravine Trail and increase public awareness of this trail. • Streetscape and open space connections between the riverfront, parking and Main Street • Future riverfront trail connections north and south to adjacent public open spaces Parks and Open Space Downtown Stillwater has attractive gathering places and spaces for outdoor events. There are three primary park spaces that cater to a wide variety of resident and visitor activities and needs. The three park spaces are Lowell Park, Teddy Bear Park and Pioneer Park. Additionally, a pocket park has been created at the water's edge south of Dockside Cafe on Nelson Street to provide space for picnicking, bicycle parking, and viewing areas along the river. Primary recommendations to improve the parks and open space system within the Downtown include: • Create multi — functional open spaces within the Downtown to attract a variety of users and enhance year- round attractions • Balance special events with day-to-day activities in Lowell Park • Define more opportunities for pocket parks, green space and outdoor cafes to create street level activity • Increase accessibility and visibility to Lowell Park and to the river • Expand riverfront open space • Integrate plans for Bridgeview Park and Aiple Park • Coordinate and design event spaces with views at Lowell Park • Coordinate new open spaces with pedestrian and bicycle routes PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-17 Figure 6.10: Downtown Area Parks & Open Space LEGEND Stairs wireimpowoo Proposed Bike Route I Proposed Bike Lane „sit It. Vista Points Existing Trail MP Future Trail Bluff Line Ridge 100-year Floodplain Park/Public Open Space Existing Vegetation Massings Downtown Project Boundary PIONEER PARK ,stI: DV BEAR LOWELL PARK t • POCKET PARK BRIDGEVIEW PARK ❑❑ PLAN OF STILLWATER ❑❑ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 6-18 Chapter 6 : Downtown Stillwater Framework Plan Downtown Stillwater Value Statements The Downtown Plan update process started with the development of value statements that expressed what community members felt was the essence of Downtown Stillwater and what existing and future characteristics should be preserved or strived for as Downtown continues to transition and respond to market and environmental conditions. A Riverfront Destination Downtown is a premier national riverfront destination that attracts and welcomes both residents and visitors. The St. Croix River and river valley are central to Stillwater's sense of place and well-being. Public riverfront property allows people to physically, visually, and spiritually experience the river. Outdoor Recreation Gateway Downtown is the recreation gateway to the St. Croix River Valley that attracts and supports outdoor recreation enthusiasts, who come to enjoy spending time in the river valley whether it is boating on the river, biking in the valley, walking or skating next to the river, or enjoying views of the scenic river and river activities. Outdoor recreation is a year round activity in Downtown. Lively Arts and Culture Center The arts are valued by the community. Downtown plays a significant role in the regional arts and culture scene. Both residents and visitors have abundant opportunities to engage with the arts, whether independently viewing a temporary or permanent artwork in the public landscape, participating in an arts activity, or attending a theater or music performance. Historic and Hip While Downtown, Minnesota's birthplace, has a charming historic atmosphere, it remains vital and relevant. The historic significance of Downtown is interpreted and made available for people to learn about and enjoy. While preserving Downtown's historic resources is paramount, Downtown is not frozen in time. Sensitive adaptive reuse of historic buildings and landscapes and redevelopment that is complementary to its historic character is facilitated. In this way, Downtown continually evolves to meet current community needs and therefore is actively "making history". It's All Right Here Downtown is a place where people can live, work, shop, and recreate in a historic and hip riverfront atmosphere. With a diverse range of uses, a welcoming and engaging atmosphere, and unique activities and events oriented to a range of ages and cultures, Downtown businesses successfully attract city residents and tourism year round without overwhelming Downtown resources. Where Everyone Knows Your Name Stillwater is a community where everyone's voice is important. Residents actively participate and are engaged in shaping the future of Stillwater and fostering a strong sense of community. Stillwater is a place where you know and care for your neighbor, which in turn, provides a safe environment. Pedestrians First While pedestrians, bicycles, transit, and cars are desired and accommodated in Downtown, it is an environment where residents and visitors primarily walk to reach Downtown destinations. Paths and places are safe and comfortable in day or evening and are accessible by all. Appearances Matter Keep Downtown beautiful. Present a cohesive, welcoming streetscape with well -maintained storefronts and sidewalks in all seasons. Be attentive to the aesthetics of new Downtown features. New development complements Downtown's historic character, existing building massing, scale, and materiality. Easy Access and Orientation Travel to, from, and in the midst of Downtown is well -articulated and convenient for pedestrians, bicycles and vehicles. Orientation to Downtown destinations, businesses, and parking is easy to understand. Access to Downtown is safe and universal in all seasons. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-19 Stillwater for the Next Generation The St. Croix Wild and Scenic River is protected and enhanced for future generations. Future development and Downtown activities are supportive of the river's natural beauty and respect the limited resource of the Downtown's built and natural environment. Sustainable initiatives support environmental health in Downtown. Downtown Vision The Downtown vision is intended to guide public and private development in the Downtown Stillwater. It is also intended to identify improvements to the public realm that would reinforce, enable and encourage well planned growth. The Downtown vision helps guide future development. The vision also weaves together the relevant components of numerous previous studies and planned future conditions into a single integrated document. The Downtown vision, illustrated in Figure 6.11, is shaped by the numerous opportunities that emerged from the analysis of existing conditions, as well as findings from previous planning studies. The primary opportunities for redevelopment and public investment identified through past studies and meetings with city staff, public workshops, and the Downtown Plan Advisory Committee include: Reinforce connections between the riverfront, Lowell Park, Main Street and neighborhoods The riverfront, parks, trails, stairways, and streetscapes create a network of connections and amenities which will continue to attract and retain residents and businesses, balance pedestrian and vehicular needs, and provide the necessary connections to create an integrated circulation system within the Downtown. The current circulation system provides opportunities to strengthen and enhance open spaces and connections. Some of the potential enhancements to the current circulation system include: • Define areas for pedestrian corridors from parking lots to the Downtown core • Define north -south corridors for pedestrians along the east and west sides of Lowell Park • Improve pedestrian and bicycle connections along the river north and south of Lowell Park • Enhance riverfront open space with elements that reflect the historic nature of Lowell Park • Create separated bicycle and pedestrian facilities where feasible • Reinforce pedestrian connections with streetscape treatments, such as a pedestrian plaza at Chestnut Street (see Figure 6.12 for Chestnut Street Pedestrian Plaza Concept Design) • Reinforce pedestrian safety with facilities such as curb extensions, raised pedestrian crossings, pavement and surface treatments, and protected walkways • Along Main Street, improve pedestrian safety by providing leading pedestrian walk signals and countown turners at signals • Create a north -south bicycle connection through Downtown at the riverfront, preferably along Sam Bloomer Way Focus streetscape treatments within a 10-minute walk distance of core Downtown and adjacent neighborhood Many of the streets within a block of Main Street have very narrow rights -of -way and are utilized very efficiently. However, many of the secondary streets adjacent the core have wider underutilized rights -of -way. A hierarchy of streetscape treatments is recommended to emphasize and respond to the different Downtown districts, role and function of each street within the Downtown. ❑❑ PLAN OF STILLWATER 0 6-20 Chapter 6 : Downtown Stillwater Framework Plan Preserve natural character of bluffs and river along north and south gateways to Downtown Improve surface parking lot circulation and connectivity Currently, traffic entering and exiting parking lots along Water Street create a barrier for pedestrian connections to the riverfront and Lowell Park, as well as add to vehicular congestion along the riverfront. Limiting traffic to one-way circulation and encouraging vehicles to exit and enter the parking area at specified access points will increase the efficiency of these parking areas. Re -use of spaces in upper floors A number of buildings along Main Street have upper floors with potential for adaptive re -use as residential units. This will improve conditions along the street frontage, contribute to improved accessibility and promote street -level activity throughout the day. Table 6.1: Potential Redevelopment Sites Facilitate redevelopment Nine potential redevelopment sites are identified for Downtown (Table 6.1). Redevelopment sites located on private parcels are envisioned to be market driven opportunities. The City would take a lead role in initiating redevelopment on City -owned property. Potential uses for each site as described below, with an understanding that market conditions will influence ultimate uses for these sites should they redevelop. Improve alleys adjacent to businesses along Main Street Alley improvements will better connect pedestrians from the interior of blocks along Main Street to east -west Downtown connections along Chestnut Street and Olive Street. These improvements will create a more friendly and inviting environment for pedestrians to access businesses. These improvements can include aesthetic upgrades, Site Number Site Description Potential Uses 1 Teddy Bear Park Block High density residential with ground level retail oriented towards 2nd Street and structured parking 2 Armory Reuse with ground level retail or services oriented towards 2nd Street and structured parking 3 3rd Street and Myrtle Street Infill Ground level retail or services with upper level residential 4 Mulberry Street and 2nd Street Mixed use: hotel, retail, or services with structured parking 5 Gas Station Ground level retail with upper level office 6 City Parking Lot #1 Structured parking 7 Water Street Inn Addition Restaurant 8 Main Street and Mulberry Street Infill Ground level retail with upper level office or residential 9 Main/ Commercial/2nd/ Mulberry Block Mixed use: hotel, retail, service, or residential with structured parking PLAN OF STILLWATER Chapter 6 : Downtown Stillwater Framework Plan 6-21 This page intentionally left blank. Figure 6.11: Downtown Vision FRAMEWORK PLAN POTENTIAL DESTINATION PARK Main Street and Mulberry Street Infill Main/Commercial/2nd/Mulberry Block 4 I— I , -.1..11!mM ICI q6I g❑ PLAN OF STILLWATER • CHESTNUT STREET 1/0 PLAZA/PROMENADE ..� 4H HtE ❑a LEGEND L� Downtown Core Gateway II 7 Potential Redevelopment Site • • • Additional Redevelopment Expansion IMOSecond Street Residential & Service Corridor ENE a Alley Improvements Main Street Streetscape Water Street Shared Use Corridor Chestnut Street Plaza Parking Lot Adjustment Signalized Intersection Park Civic Existing Trail Future Trail Proposed Bike Lane Proposed Bike Route Key Pedestrian Connection Stairs Study Area Boundary Chapter 6 : Downtown Stillwater Framework Plan 6-23 improved lighting, and consolidated trash locations and pick-up schedules. Create a Shared Street along Water Street Water Street has a unique character within the Downtown Stillwater area, as businesses have created secondary access points, orienting parking and pedestrian entries to the river and Lowell Park. Service and deliveries occur at these access points as well. Pedestrians and vehicles currently share the space on an informal basis. Should Chestnut street be converted to a pedestrian plaza, Water Street will still cross the plaza, creating a "shared intersection." Formally designating Water Street as a shared street formalizes current activities and sets the expectation of how pedestrians and vehicles will interact in the Chestnut/Water shared intersection. Improve 2nd Street as a residential and service corridor Improvements along 2nd Street should focus on street -level service uses. This will allow for more concentrated retail uses along Main Street. 2nd Street also has opportunities for creating additional areas for housing above the ground level with high density housing (apartments or condos). Transition parking lot along Lowell Park to a destination park There has been interest voiced to create a year-round draw to the waterfront, as well as year-round draw to the Downtown area from the community and beyond. An opportunity exists to target the parking lot areas between Mulberry Street and Commercial Plaza for re -development as a destination park, which could host a playground, pavillion, winter skating loop, or staging for various public events. Provide Additional Structured Parking Four locations have been identified for potential future structured parking. Three of these locations have been brought forward from the previous comprehensive plan. The sites include: the corner of 2nd Street and Mulberry Street, 2nd Street between Chestnut and Olive Streets, 2nd Street at Nelson Street, and the existing city parking lot east of Main Avenue and south of Nelson Street. • Before the construction of structured parking at any of the locations occurs, additional feasibility analysis and public input would occur. • The order in which these potential sites are listed does not imply a proposed order of implementation. • Construction of structure parking at several of these sites may occur concurrent with site redevelopment activities. • Any new structured parking in Downtown will complement the architectural fabric of the Downtown historical setting. Enhance Downtown Circulation Figure 6.12 on the following page demonstrates a conceptual design of streetscape improvements along Main Street, Water Street, and the east -west Streets connecting Main Street to Lowell Park, as well as enhanced park amenities. This conceptual design demonstrates the spatial feasibility of the goals and objectives described throughout this chapter: • Construct bicycle thru-route linking Brown's Creek State Trail through Lowell Park • Close Sam Bloomer Way to automobile traffic, creating a Riverfront Promenade • Create a north -south pedestrian way between parking lots along the St. Croix River to facilitate pedestrian connections from parking to both the waterfront and to Downtown commercial areas • Reconfigure vehicle circulation through parking lots adjacent to Lowell Park to focus vehicle traffic at specific east -west streets, such as Myrtle Street PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-25 • Create a pedestrian plaza and concourse plaza at Chestnut Street with limited vehicular access to faciliate pedestrian - oriented open spaces and expand upon event space connecting Main Street to Lowell Park and the riverfront • Enhance pedestrian walkways along all streets (Nelson Street, Chestnut Street, Myrtle Street, Commercial Street, and Mulberry Street) between Main Street and Lowell Park • Integrate curb extensions at intersections along Main Street to enhance the pedestrian experience and promote street -level activity • Remove merchandise, advertising signage, and non -authorized seating from narrow sidewalks to enhance pedestrian movement and comfort • Identify redevelopment opportunity sites to further augment commercial uses in the Downtown core • Locate specific bicycle parking at areas of rest, viewing areas, and encouraging transition to pedestrian activity towards Main Street Streetscape Design A variety of streetscape treatments are recommended to emphasize and respond to the different Downtown districts and to the specific role and function of each street within the Downtown. Many of the streets within a block of Main Street have very narrow rights -of -way and are utilized very efficiently. However, several secondary streets adjacent the core have wider underutilized rights - of -way. This presents an opportunity to use the area more efficiently and create more "complete" streets that balance the need to provide vehicular capacity and parking with pedestrian and bicyclist safety and comfort. Travel to, from, and through Downtown should be well -articulated and convenient for bicycles, pedestrians, and vehicles. Orientation to Downtown destinations, businesses, and parking should be easy to understand, and access to Downtown Stillwater should be affordable, safe, and universal in all seasons. General streetscape design recommendations have been identified for Downtown, and include the following: • Gateways • View Corridors Specific streetscape design recommendations have been identified for the following: • 3rd & 4th Street Institutional Corridors • 2nd Street Residential and Service Corridor • Main Street Streetscape • Water Street Shared Use Corridor • East-West Link Streets * Chestnut Street Plaza * Commercial Street and Plaza • Activated Alley Improvements • Secondary Activity Streets ❑❑ PLAN OF STILLWATER 0 6-26 Chapter 6 : Downtown Stillwater Framework Plan Figure 6.12: Enhanced Downtown Circulation THE CONCOURSE PLAZA PROVIDE MNDOT BRIDGE ACCESS FOR MAINTENANCE SINGLE LOADED PARKING LOT W/ PARALLEL PARKING ALONG WEST SIDE MYRTLE STREET PLAZA ADDITIONAL BIKE PARKING PEDESTRIAN PLAZA CLOSED TO VEHICULAR CROSSING PARKING LOTS CONNECTED WATER STREET: SHARED STREET ALTERNATE BIKE ROUTE IN HIGH WATER KIOSK ATTERMINUS OF DOWNTOWN PROMENADE RE -CONFIGURED PARKING LOT AND ACCESS OPEN EVENT SPACE NEW BIKE TRAIL ROUTE RE -ALIGNED TRAIL 1 wP-coRSS dim OPTION B: RAISEDRI ION A: PEDE .0101 . t POTENTIAL • • PARKING RAMP • BIKE LANE +� ON BRIDGE i umi RIAN PLAZA 0 m cn BIKE PARKING .11r*E—�Poo 54.) NOSI CLOSE SAM BLOOMER WAY TO AUTOMOBILE TRAFFIC ADD SIDEWALK AT EDGE OF PARKING LOT PARKING LOTS CONNECTED . , w y CD • --1 POTENTIAL , PARKING • RAMP • \ \ ''' • ... • ... • RE -ALIGN DRIVE ACCESS OPTIONAL BIKE ROUTE (WITH EASEMENT) • ♦ . I ♦ • POTENTIAL • PARKING ♦ RAMP • • • • .• 0. 5 j • A •- • • POTENTIAL PARKING RAMP • m TA )3 J KEY PEDESTRIANS ONLY PED PLAZA BIKE TRAILTHRU-ROUTE PARK/OPEN SPACE RE -DEVELOPMENT OPPORTUNITIES ELECTRICAL TRANSFORMERS RE -CONFIGURED PARKING LOT 200' El PLAN OF STILLWATER ❑� Chapter 6 : Downtown Stillwater Framework Plan 6-27 Gateways: Preserving the Essence of Stillwater The streets classified as gateways are the approach routes and gateways to the Downtown core for local and regional traffic. These street segments should signal to motorists they are entering a Downtown district and streetscape elements should be used to encourage slower speeds and reduce the perceived scale of the street. Treatments may include boulevard trees, distinctive lighting, entry monuments, and directional signing. Gateways include: • Trunk Highway 95 north and south of Downtown The limestone bluffs, woodlands and views to the St. Croix River valley shape the character of the gateways in these segments and should be preserved. • Myrtle Street west of 3rd Street The most dramatic view of Stillwater's natural setting is from the top of the bluff as you approach Downtown on Myrtle Street. The street corridor, shaped by trees, buildings and limestone walls, directs your view to the gazebo, river and bluffs beyond. Future infill development should reinforce the view corridor through building placement, architecture, materials and streetscape treatments. The Comprehensive Plan also proposes a city bike path be included within the Myrtle Street corridor. • Chestnut Street at the Historic Lift Bridge With the renovation of the Historic Lift Bridge, and conversion to a pedestrian and bicycle entryway Downtown Stillwater, there is opportunity to create a gateway that will introduce visitors to Stillwater at an appropriate scale for these users. Interpretive signage, pedestrian -scaled lighting, and landscaping will help direct visitors and residents to bike racks, businesses, benches, and points of interest at Lowell Park. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-29 3rd & 4th Street Institutional Corridors Currently, a number of institutional destinations are located along 3rd and 4th Streets in Downtown Stillwater. These streets could be designed to better facilitate pedestrian and bicycle connections through narrowing of lanes, widening of sidewalks or boulevards, creation of intersection curb extensions, and incorporating street trees and decorative lights that complement the surrounding civic uses. 3rd Street is planned to become a designated bike route. Figure 6.13: Proposed Street Treatment for 4th Street Library — City Hall North 4th Street Improvements Sidewalk bumpouts Improve crosswalks Boulevard with trees & lights lnfIII Development Reinforce Institutional District Shape gateway on Myrtle Street Green setback on 4th street • IMF frr ium 411. Aat#�I�I'talls ❑❑ PLAN OF STILLWATER ❑❑ 6-30 Chapter 6 : Downtown Stillwater Framework Plan 2nd Street Residential and Service Corridor 2nd Street is envisioned to serve as a residential and service corridor, supporting the commercial uses along Main Street. Streetscape improvements along 2nd Street should enhance the residential and service uses with pedestrian facilities, such as widenened sidewalks, intersection curb extensions, improved crossings, and incorporating street trees and pedestrian -scaled lighting. Main Street Streetscape Currently, the segment of Main Street between Commercial Avenue and Nelson Street is the most concentrated zone of commercial uses, buildings and pedestrian and vehicular activity. The right- of-way is constrained and packed full of competing interests. Fortunately the street wall, shaped by the continuous building frontage, creates a classic enclosed "main street" scale and character. The street wall begins to break down north of Myrtle Street with the inclusion of more conventional suburban site design and architecture. With the completion of the St. Croix River crossing bridge, the likelihood of decreased traffic counts provides an opportunity to improve the geometry of Main Street to a pedestrian -scaled corridor. Bump - outs or curb extensions, protected parking bays or Figure 6.14: Proposed and Existing Main Street at Mulberry Street Figure 6.15: Precedent example of streetscape design for Main Street PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-31 widened sidewalks, decorative paving, pedestrian - scaled lighting, street trees, public artworks, and the addition of benches and seating areas will strengthen this corridor for pedestrian use and promote street -level commercial opportunities. Water Street Shared Use Street Water Street present a unique streetscape condition in Downtown Stillwater as it provides access to commercial buildings, parking, service, deliveries, along with vehicular, bicycle and pedestrian circulation. Currently all of these uses are sharing the space on an informal basis. Should Chestnut street be converted to a pedestrian plaza, Water Street will still cross the plaza, creating a raised "shared intersection." Formally designating Water Street as a shared street formalizes current activities and sets the expectation of how pedestrians and vehicles will interact in the Chestnut/Water shared intersection. Back of building facade improvements Figure 6.16: Precedent examples of Shared Use Streets and creation of outdoor spaces, similar to what has currently been done between Nelson and Chestnut and around the Chestnut intersection, should be extended north to the Mrytle Street to improve street activation, aesthetics, and user comfort. During flooding events when the multi -use riverfront trail may be temporarily closed , Water Street could provide a logical alternative bicycle route through Downtown. East-West Link Streets: Linking Downtown to the Riverfront East-West Link Streets are within the core retail, business and cultural heart of the city and serve as primary commercial frontage, vehicular and pedestrian linkages between 2nd or 3rd Street, and the river. East-West Link Streets include Nelson, Chestnut, Myrtle, Commercial, and Mulberry ❑❑ PLAN OF STILLWATER 0 6-32 Chapter 6 : Downtown Stillwater Framework Plan Streets. These streets will receive streetscape treatments which may include sidewalk bumpouts with street trees where possible, pedestrian -scaled ornamental light fixtures, decorative paving, benches, parking lot buffers, planting areas, kiosks, banners, public art, and a coordinated signing system. The right-of-way for many of these streets is narrow and presents some spatial challenges for including streetscape treatments. The geometric requirements for each street will need to be evaluated to determine what is possible. The following examples illustrate potential streetscape treatments to Nelson, Myrtle, and Figure 6.17: Existing Myrtle Street Figure 6.18: Potential Myrtle Street Commercial Streets, that will improve connections to the waterfront by: • Improving pedestrian comfort and safety by providing sidewalk bumpouts to define traffic lanes, shorten crosswalks and provide space for trees and other landscape materials. • Provide space for directional signing, ornamental lights, kiosks, public art and an interpretive wayfinding system. • Improve the view corridors by buffering parking areas and defining the street edge. These proposed improvements are not anticipated to restrict the current traffic flow. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-33 Figure 6.19: Existing Commercial Street OR SALE LEASE :Or 952-278-2742 Figure 6.20: Potential Commercial Street 411FOrrarAdir ❑o PLAN OF STILLWATER 0 6-34 Chapter 6 : Downtown Stillwater Framework Plan Figure 6.21: Existing Nelson Street Figure 6.22: Potential Nelson Street Chestnut Street and Plaza As part of the St. Croix River Crossing project the Minnesota Department of Transportation (MnDOT) will be converting the existing historic lift bridge into a vehicle free pedestrian and bicycle connection. Chestnut Street east of Main Street is envisioned to be converted into a pedestrian plaza with slow vehicular crossings at Water Street. (Figures 6.23 and 6.24) Streetscape amenities at this plaza may include interpretive and directional signage for wayfinding at the pedestrian scale, raised intersections at Water Street, decorative paving along the plaza, bollards located at Main Street and vehicular crossings, pedestiran-scaled lighting, benches, water features, outdoor dining, space for programing, decorative planters and street trees. Building facades facing the pedestrian plaza should provide a friendly backdrop for the plaza, and service areas for these buildings should be located away from the pedestrian plaza. PLAN OF STILLWATER The City may want to consider prototyping the Chestnut Plaza. Prototyping is essentially mocking up the intended design with less expensive materials as a way to test the concept. It allows the City and residents to more fully understand how the plaza will operate and to make adjustments to the design and planned operations prior to construction. Commercial Street and Plaza Commercial Street is the primary link between the public parking ramp at 2nd Street and the riverfront. Currently, a public facility, including restrooms, water fountains, bike racks, pedestrian - scaled lighting fronts a pedestrian way link between Main Street to Water Street and to Lowell Park. A few properties on the block bounded by 2nd Street, Commercial Street, Main Street and Mulberry Street have been identified as potential redevelopment sites. As these sites change in the future, it will be important to maintain and enhance ❑o IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Chapter 6 : Downtown Stillwater Framework Plan 6-35 �Tb uP7 BIlt' Conceptual Design: Chestnut Street Pedestrian Plaza ❑❑ PLAN OF STILLWATER ❑❑ 6-36 Chapter 6 : Downtown Stillwater Framework Plan Figure 6.24: Potential Chestnut Plaza iii PLAN OF STILLWATER ❑❑ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Chapter 6 : Downtown Stillwater Framework Plan 6-37 Figure 6.25: Precedent Example of future crossing at Chestnut Street Plaza and Water Street the pedestrian connection from the public parking ramp to the riverfront. Streetscape treatments for Commercial Street may include: • Curb extensions and street trees where possible • Highlighted crosswalks • Pedestrian scaled ornamental light fixtures, • Decorative paving • Benches • Wayfinding elements Activated Alley Improvements Union Alley is located between Main Street and 2nd Street between Myrtle Street to Nelson Alley. Nelson Alley is accessed from Main Street or 2nd Street. These alleys provide service functions for the businesses along Main Street, as well as provide secondary frontage for a few businesses. Vehicles are limited to northbound one-way traffic along Union Alley between Olive and Myrtle Streets. Nelson Alley allows two-way traffic, but limits parking to the north side of the street. To improve the pedestrian experience and to provide further opportunities for businesses to utilize the alleyways for customer access, a number of improvements are recommended: • Screen dumpsters with landscaping or screening • Consolidate trash locations and pick-up schedules • Provide pedestrian -scaled lighting along the alleyway • Decorative Paving SecondaryActivity Streets: Linking Neighborhoods to Downtown This category includes all other local streets beyond the primary activity streets within a 10 minute walk of Downtown. These streets serve the fringe of Downtown and provide linkages between the neighborhoods, parking lots, and the commercial core. Treatment of these streets will have to be analyzed on a street by street basis and may include narrowing lanes, widening sidewalks and boulevards, storm water infiltration, incorporating street trees and decorative lights, as well as, highlighting crosswalks, and accommodating bicycles. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-39 Goals and Policies Downtown goals, objectives, and policies have been broken into the following categories • Land use and Downtown urban design • Transportation • Parks, trails and riverfront • Local economy and tourism • Historic preservation and sustainability Land Use and Downtown Urban Design Downtown Stillwater has a unique combination of historic architecture, a traditional commercial district and authentic Victorian homes nestled within a stunning river valley, which combine to create a compelling tourist destination and source of pride for the city and the state. The intent of the Downtown Plan is to preserve and enhance the components of land use, urban design and overall character that define Stillwater so that "the Birthplace of Minnesota," continues to be a special place to live, to work, and to visit. Goals Goal 1: Develop a land use plan that fosters economic growth and evolution by reinforcing the "rivertown" image of Downtown Stillwater as a premier national riverfront destination that attracts and welcomes both residents and visitors. Sensitively develop prime Downtown property using a compact mixture of commercial, office, residential, recreational, and institutional uses, while responding -to varying market conditions. Goal 2: Encourage a viable and compatible mix of community and visitor -serving activities that builds on the assets of Downtown as a desirable place to live, work, shop, recreate and visit consistent with the capacity of public services and facilities and the natural resources. Promote a diverse range of uses, a welcoming and engaging atmosphere, and unique activities and events oriented to a range of ages and cultures. Objectives • Keep Downtown Stillwater beautiful. Present a cohesive, welcoming streetscape with well -maintained storefronts and sidewalks in all seasons. • New development should complement Downtown Stillwater's historic character, existing building massing, scale, and materiality. • Encourage architecture and urban design which recalls late 19th Century commercial design, is refined and subdued, introduces more color consistent with the Victorian Era, and helps create an environment which is pleasing and interesting to pedestrians. • Reinforce pedestrian connections with a hierarchy of streetscape treatments. Focus streetscape treatments within a 10 minute walk distance of core Downtown and adjacent neighborhoods: to provide safe, comfortable and accessible paths for day and night uses, as well as for all seasons. Policies Policy 1: Maximize the waterfront as a community and regional amenity. Policy 2: Preserve and reinforce views to natural features, landmarks, steeples, and other significant elements. Policy 3: Continue to refine and administer design guidelines so that the integrity of the existing and surrounding buildings is maintained and new development is of a height, size, and design compatible with the best examples of existing development. The guidelines should also encourage rehabilitation of existing buildings to the original style or design. Policy 4: Reduce the visual impact of overhead telephone and electricity lines. Policy 5: Preserve the limestone retaining walls located throughout Downtown. Require new retaining walls fronting public areas to be limestone ❑❑ PLAN OF STILLWATER 0 6-40 Chapter 6 : Downtown Stillwater Framework Plan or a material consistent with historical retaining walls and similar to existing stone used throughout Downtown. Policy 6: Continue to reinforce the unique character of the Downtown district through appropriate land uses, architecture, and site design. Land Use and Zoning The 2005 Zoning Ordinance designates the majority of Downtown as the Central Business District (CBD) Zoning District and the Institutional area along 4th street was designated as Public Administration. The CBD Zone is flexible enough Figure 6.26: Downtown Massing Potential PLAN OF STILLWATER to allow for a compact mixture of uses to foster a viable Downtown. The city also adopted height limitations for the Downtown area to preserve views to the river corridor (See Figures 6.26 & 6.27.) The Land Use Chapter of the 2030 Comprehensive Plan designates the Downtown area as "Mixed Use", which more accurately reflects the mix of uses Downtown and is more flexible than the CBD Zoning designation LEGEND Parkside - 2.5 stories/30' Historic - 3 stories/37' �., Bluffside - 4 stories/45' Bluff Top _ 3 stories/35' Chapter 6 : Downtown Stillwater Framework Plan 6-41 Figure 6.27: Downtown Height Districts I I I LEGEND Story! 20' =12.5 Story 130' 3.0Story /37' ___13.0 Story 135' 4.0 Story 1 45' • •Project Boundary Source:: City of Stillwater Downtown PLAN OF STILLWATER ❑❑ iiuiuuuuuuuuuuuiuinuiuuuuuuuiuuuuuuuuuuuiuuuuuuuuuuuiuuuuuuuuuuuiuuuuuuuuuuuiuuuuuuuuuuuiuuuuuuuuuuuiuuuuuiiuiuunuuuuuuiiuiuuuuuuuuuiiuiiuiiuiuuuiiuiiuiiuiiuiuuuiiuuuiuunuuuuiiuiuuiuinuuuuuuuuiuun 6-42 Chapter 6 : Downtown Stillwater Framework Plan Downtown Districts The Downtown Plan defines six Downtown districts, each possessing its own unique character created by the mix of land uses, architecture and open spaces (See Figure 6.28.) Downtown Mixed Residential District The Downtown Mixed Residential District helps shape the gateway into the core Downtown from the north. The district has numerous buildings on the national register of historic places, including the Washington County History Museum and the Staples Saw Mill. The district includes most of the multi -family redevelopment that has occurred within the Downtown as well as office space. North Hill Residential District The North Hill Residential District is characterized by the historic single family homes and stone walls that line the residential streets. Mixed into the fabric of the historic homes are some larger multi- family residential buildings and multi -family conversions. The historic Lowell Inn is located in the district along Myrtle Street. From this district long prominent views exist of the core Downtown area and the St. Croix River Valley. Public/Institutional District This district is home to many of the civic buildings in the community including city hall, the Stillwater public library, the fire/police station, the post office, the city water works and other public offices. Some existing single family housing, public parking lots and two significant church facilities also give form to the district. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-43 Figure 6.28: Downtown Districts LEGEND North Hill Residential District Downtown Mixed Residential District =Public Institutional District South Hill Residential/Institutional Distri Historic Commercial District Rivertrant District • *Downtown Project Boundary r Downtown Mixed .. Residential District North Hill Residential District Public/'• institutional District Historic District E ECM* I� a a ENeI srrf•a rrtil 11 SouHill Resi entialf Institutional =� District - I+�, , PLAN OF STILLWATER ❑❑ 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 6-44 Chapter 6 : Downtown Stillwater Framework Plan The Downtown Plan recommends preserving and reinforcing this evolving institutional district through complementary land uses, architecture and streetscape treatments. Trinity Lutheran Church owns several parcels at the intersection of Myrtle and 4th Street. Figure 6.29 illustrates how future expansion of the church facilities or other infill uses could reinforce the institutional district through complementary architecture and site planning. The buildings should be placed close to the street to both reinforce the view corridor along Myrtle Street as well as, shape the 4th Street corridor. Parking is provided behind and or to the side of the buildings. Figure 6.29: Institutional District * A�ra.�11 la AM! mil l� PAVOIRMOLVEr diflialtrgital L11 ■■rr``� ,al.b111411611111.Ambr,„ mmiiiiiimaiszinDiim Arne , ;..At i�►dh\I 040Fik 1 011. bit Pi.r41,010 . ��\ Yat "1 PLAN OF STILLWATER ❑❑ IIIII IIII IIII IIII IIII IIIIIII IIII IIII IIII IIII IIIIIII IIIIIIII IIII IIII IIIIIII IIII IIII IIII IIIIIII IIII IIII IIII IIII IIIIIII IIII IIII IIII IIII IIIIIII IIII IIII IIII IIII III IIII IIIIIIII IIII IIII III IIII IIII IIIIIIII IIIIIII IIII IIII IIIIIIII IIIIIIIIIIIIIII IIIIIIII IIIIIIIIIIIIIII IIIIIIII IIIIIIIIIII IIII IIIIIIII III IIIIIIII IIIIIIIIIIII III IIIIIIII IIIIIIIIIIII III IIIIIIII II Chapter 6 : Downtown Stillwater Framework Plan 6-45 Historic Commercial District The historic commercial district is the heart of Downtown Stillwater and is the location of most small retail and service businesses. This district is also the location of many of the notable historic commercial structures and entertainment related businesses. The proposed Chestnut Street Plaza will serves as an important east -west connection in this district, as it will provide a direct link to the Riverfront District and Historic Lift Bridge. With the opening of the new St. Croix Crossing, Highway 95 will be able to function once again as a traditional Main Street. South Hill Residential/ Institutional District The South Hill Residential district is located between W Myrtle Street and E Pine Street adjacent to the Historic Commercial District. Included within the district are retail businesses, single and multifamily housing, Cub Foods Corporate Headquarters, Teddy Bear Park and numerous public parking lots. From this district long prominent views of the core Downtown area and the St. Croix River Valley can be found. Riverfront District The riverfront district contains historic Lowell Park, the most prominent public green space in the City of Stillwater. Most of the western edge of the district is defined by public and private parking lots that serve the riverfront and Downtown businesses. Also located in the district are notable structures that recall the history of logging and saw mills along the river, including the Freight House, Water Street Inn and the Historic Lift Bridge. In addition, the Stillwater Depot and the Stillwater Marina give definition to the northern end of this district. Today, this district is also host to the crossroads of local and regional trails. ❑❑ PLAN OF STILLWATER ❑❑ 6-46 Chapter 6 : Downtown Stillwater Framework Plan Downtown Land Use and Urban Design Implementation To implement the Land Use and Downtown Urban Design section of the Downtown Plan, the city will consider: • Build on Stillwater's unique aspects by creating a marketing strategy based on the historic and Rivertown characteristics of the Downtown. • Enhance aesthetics of corridors leading into the Downtown along Myrtle, Commercial, Chestnut, 2nd Street, 3rd Street and Main streets. This could include adoption of guidelines or ordinances that would shape the edge of the corridors with buildings, landscaping and appropriate signage. • Create architectural focal points at the river, such as arbors, sculpture, or gazebos at terminal points of Mulberry, Myrtle, Chestnut, and Nelson Streets. • Incorporate an interpretive system to celebrate the historical and natural resources of the Downtown including the river, the bluffs, east bank of the river, the ecology, and geologic history of the river corridor. Connect this interpretive system to the trail system. • Use landscaping to blend the Downtown into the natural attraction of the St. Croix River Valley, to improve the enjoyment of the Riverfront, and to soften features such as parking lots and service areas which may be inconsistent with the desired Downtown image. Transportation The quality, function and scale of the streets have a great deal to do with shaping the small city character of Downtown Stillwater. The Transportation Chapter of the 2040 Comprehensive Plan provides additional guidance on an integrated system of roads, bikeways, transit lines, and pedestrian paths throughout the city including Downtown. Goals Goal 1: While pedestrians, bicycles, transit, and cars are desired and accommodated in Downtown, it is an environment where residents and visitors primarily walk to reach Downtown destinations. Goal 2: Develop and locate new roads sensitive to historic structures and sites, as well as natural features. Goal 3: Travel to, from, and in the midst of Downtown is well -articulated and convenient for pedestrians, bicycles and vehicles. Goal 4: Orientation to Downtown destinations, businesses, and parking is easy to understand. Goal 5: Access to Downtown is safe and universal in all seasons. Goal 6: Present a cohesive, welcoming streetscape with well -maintained storefronts and sidewalks in all seasons. Objectives • Reduce through traffic impact in residential areas by means of road design and traffic management. • Enhance the function, safety and appearance of Stillwater's streets, highways and major entryways into the city. • Utilize pervious and other green technologies for stormwater treatment associated with parking lot and street improvements where possible and economically feasible. • Use topography and other site planning methods to minimize the visual presence of parking lots. • Maintain existing public stairways throughout the community, particularly in the Downtown. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-47 • Explore alternative transportation and transit opportunities for Downtown Stillwater. • Work with Washington County and the state in developing park and ride lots, trailway systems and other programs to reduce auto use. • Increase transit ridership and support transit service for transit dependent residents, particularly senior citizens, provide adequate transit facilities (bus stops, transfer station) to support transit use, and cooperate with the regional transit authority and Washington County to provide conveniently located park and ride facilities at major transit stops. Policies Policy 1: Ensure that planned transportation infrastructure, capacity and access will accommodate proposed land use and development. Policy 2: Improve traffic and parking in and around commercial areas. Policy 3: Encourage transit use through subdivision design, land use planning and education. Policy 4: Work to implement the city's Trails master Plan to enhance non -motorized movement to and throughout Downtown. Policy 5: Implement pedestrian enhancements along Main Street to improve access, safety and comfort of pedestrians. Policy 6: Continue discussions with MnDOT to define space allocation for the Main Street right of way when the roadway is scheduled for reconstruction. Traffic Impact Analysis Closing the lift bridge to vehicular traffic is expected to greatly reduce the amount of cut - through traffic in Downtown; this traffic currently causes congestion and queueing issues, particularly during weekday afternoon peak periods and during Saturday events. A traffic impact analysis was conducted to identify potential transportation system modifications (e.g. reduction in turn lanes, changes in traffic control, roadway closures, and improvements for pedestrians and bicyclists) that can be considered as part of the Downtown Plan. Existing and historical traffic volume data was obtained for this study. Vehicular and pedestrian counts were collected by SRF on Thursday, July 14, 2016 during the p.m. peak period from 4:00 p.m. to 6:00 p.m. and on Saturday, July 16, 2016 from 12:00 p.m. to 6:00 p.m. during the Lumberjack Days weekend. The weekday p.m. peak period represented higher vehicular traffic while Lumberjack Days represented a weekend event that was expected to generate high pedestrian volumes. This information was supplemented and reconciled with prior vehicular turning count data to reflect existing conditions. Figures 6.30 and 6.31 depict existing traffic congestion at intersections and along street segments in Downtown during the p.m. peak period and during Saturday afternoon. Figure 6.32 depicts existing pedestrian volumes crossing various intersections in Downtown during Saturday afternoon during Lumberjack Days. Year 2017 Volume Forecasts The closing of the Stillwater lift bridge will shift traffic volumes using Hwy 95 between Wisconsin Hwy 64 and Minnesota Hwy 36 to the new St. Croix crossing bridge from Downtown Stillwater. Approximately 50 percent of the traffic currently using the lift bridge is destined for Hwy 36 as determined from the before, during, and after data from a past lift bridge closure. This traffic using Hwy 36 will no longer be in Downtown Stillwater when the lift bridge no longer serves vehicular traffic. 15 percent of traffic crossing the lift bridge to access Downtown Stillwater is expected to return to Downtown by using Hwy 95 and Osgood Avenue/3rd Street after the new bridge is opened. Illustrated in Figure 6.33 are relative volumes ❑❑ PLAN OF STILLWATER 0 6-48 Chapter 6 : Downtown Stillwater Framework Plan at Myrtle Street, Chestnut Street, and Nelson Street and with the removal of the southbound left -turn, westbound left -turn, and northbound right -turn lanes at Hwy 95 and Chestnut Street. The existing turn lanes on Hwy 95 at Myrtle Street should remain as Myrtle Street is the main connection to western Stillwater. • The existing restriction to the northbound left -turn movement at Hwy 95 and Chestnut Street can be eliminated as left -turning traffic is expected to be minimal. While the recommendation is to allow the northbound left -turn at Chestnut Street, this restriction shifts of existing bridge traffic between existing and opening day conditions. The remaining traffic, traffic destined to the north or west of Downtown or to Hwy 96, will still use Hwy 95 and Myrtle Street as a main connection through Downtown, but other regional routes exist (i.e. Manning Avenue) that will decrease the use of Hwy 95 through Downtown Stillwater as a regional connection. Findings and Recommendations Based on the traffic impacts analysis, the following recommendations are offered for consideration: • All study intersections are expected to operate acceptably with traffic signals Figure 6.30: Existing PM Traffic Volume Existing PM Traffic Volume • High congestion Medium congestion • Low congestion PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-49 activity. It is recommended that none of the signals are converted to all -way stop intersections singularly in order to provide corridor continuity along Hwy 95. • The closure of vehicular traffic or conversion to a shared space or pedestrian plaza on Chestnut Street from Hwy 95 to the lift bridge approach could be considered based on the high pedestrian and bicycle activity. It is recommended that Chestnut Street would still be accessible for MnDOT maintenance vehicles and emergency vehicles. can be reestablished if the northbound left - turning traffic consistently impedes traffic flow along Hwy 95. It should be noted even with a restricted northbound left -turn the remaining study recommendations are valid. • Extra width is available to add on -street parking and/or expand sidewalk width with the elimination of three turn lanes at the Hwy 95 and Chestnut Street. • The current signalized intersections on Hwy 95 would operate unacceptably if they were converted to all -way stop controlled intersections due to the high pedestrian Figure 6.31: Existing Saturday Traffic Volume Existing Saturday Traffic Volume High congestion Medium congestion Low congestion ❑❑ PLAN OF STILLWATER 0 6-50 Chapter 6 : Downtown Stillwater Framework Plan Figure 6.32: Existing Pedestrian Volumes Existing PM Hour Crossings Saturday Peak Hour Crossings Figure 6.33: Volume Distribution Shift from Bridge Closure Existing Distribution Year 2017 Volume Shift Applewood Hills Public Gold Oak Palk Heights M Applewaod Hills Public Gall +10% —5% 0% -5% -10% 15C -10% +20% —5% +5°/ 57th SIN —5% -15% -100% -30% +35% oak Park Heoghls M /° Note: Volume distribution changes of bridge volume outside of downtown are assumed consistent with St. Criox River Crossing Project 2004 Supplemental Environmental Impact Statement directional distributions. El PLAN OF STILLWATER ❑❑ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Chapter 6 : Downtown Stillwater Framework Plan 6-51 • Converting Chestnut Street to a pedestrian plaza (with access for maintenance and emergency vehicles) between Hwy 95 and the lift bridge approach would cause parking lot circulation issues for parking lot accesses on Nelson Street and Myrtle Street. Water Street should remain as a two-way roadway with a crossing through Chestnut Street to maintain continuity and better distribute traffic between Nelson Street and Myrtle Street. • Sam Bloomer Way could be closed at the existing parking lot accesses on Nelson Street and Myrtle Street. This roadway has low vehicular volumes interacting with high pedestrian activity but is not a needed connection after the lift bridge closure to vehicular traffic. • Pedestrians experience crossing delays at Chestnut Street and Myrtle Street because Figure 6.34: Removal of Existing Turn Lanes of longer cycle lengths and protected turning movements. With the elimination of the turn lanes at Chestnut Street, several other pedestrian improvements could be considered: * Leading pedestrian intervals at signalized intersections. Leading pedestrian intervals are changes to traffic signals that allow pedestrians to enter the crosswalk and start their street crossing before cars are allowed to enter the intersection. This improves pedestrian circulation and enhances pedestrian visibility at intersections * Shorter cycle lengths * Sidewalk bump outs/curb extensions * Increased pedestrian crosswalk width and stop bar placement Mlyrtl Myrtle St left -turn lanes recommended to remain All Chestnut lanes are recommended for removal after lift bridge closure Pseudo right -turn areas that could be converted to curb extentions ❑❑ PLAN OF STILLWATER ❑o 6-52 Chapter 6 : Downtown Stillwater Framework Plan Parks, Trails and Riverfront The St. Croix River and river valley are central to Stillwater's sense of place and well-being. A primary goal is to reinforce the riverfront as an intrinsic part of, and economic asset to, Downtown by: • Providing a space that allows visitors and residents to physically, visually and spiritually experience the river, • Hosting community art, as well as year round cultural and recreational events, and • Functioning as a recreation gateway to the St. Croix River Valley. Along with the riverfront, the parks, pedestrian promenades, trails, stairways, and streetscapes create a network of connections and amenities which will attract visitors, residents and businesses while balancing pedestrian, bicycle, as well as recreational and private vehicle circulation needs. A key initiative is the development of Chestnut Plaza as described in the urban design section of this chapter. The City will need to consult with the Minnesota Historic Society/State Historic Preservation Office (SHPO) about the possibility or necessity to update the existing St. Croix River Crossing Project Memorandum of Agreement to reflect the City's desire to convert Chestnut Street (from Main Street to the river) into a pedestrian plaza. To better promote walking, biking, and tourist transportation within Lowell Park, Sam Bloomer Way is proposed to be transformed from a roadway to a promenade that will provide a riverfront walking promenade, and a bicycle trail south of Chestnut. It will also accommodate vehicles that transport tourists, such a horse drawn carriages, peddle pubs and small electric trolleys. Refreshing the south end of Lowell Park was another key initiative brought forward by the community. There is a desire to provide additional seating and landscape plantings in the park and to enhance the aesthetics of Lowell Park in a manner that is sensitive to its historic designation. Stillwater is the natural gateway from the Twin Cities metro area to the St. Croix National Scenic Riverway and to the many parks, trails, and the cultural, historical, recreation and conservation areas in the river valley. The City can anticipate a significant increase in the number of people entering Stillwater not just to enjoy the City's amenities, but also as a place to learn more about these many St. Croix Valley opportunities. To assist these visitors, Stillwater may want to consider options to provide information about these opportunities. Potential partners in this endeavour could be the National Park Service, the St. Croix River Association, the Minnesota and Wisconsin DNRs, Washington County, state and local historical societies, and arts organizations. Goal Reinforce Downtown as a premier national riverfront destination that attracts and welcomes both residents and visitors. Objectives • Preserve, enhance and restore the riverfront based on its natural setting, recreational uses and historic integrity for the enjoyment of residents and visitors. • Design parking to serve both the Downtown and Lowell Park. Screen views of parking from within Lowell Park and improve the visual impact of parking in the Downtown area. • Provide a strong linkage between Downtown Stillwater from the river. • Provide a variety of settings and locations along the riverfront to accommodate a variety of uses ranging from quiet contemplation areas to community festivals. Policies Policy 1: Work to complete network connections for bikeways and pedestrian promenades. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-53 Policy 2: Trails, walkways and staircases connecting neighborhoods into Downtown should be well identified with signage. Policy 3: Explore the feasibility of developing chestnut plaza as a key multi -functional open space that provides a significant connection between Main Street and the riverfront park. Policy 4: The city should work together with other agencies to develop a trail system to connect Aiple Park to Downtown Stillwater. Policy 5: Investigate the feasibility of restoring the historic landscape features and plantings of Lowell Park. Historic Preservation and Sustainability Downtown's historic resources are cherished and are integral to Stillwater's sense of place. On -going efforts to support historic preservation are crucial, yet Downtown must also continue to evolve to meet current community needs. The on -going evolution of Downtown is seen as actively "making history." Future development and Downtown activities are supportive of the river's natural beauty and respect the limited resource of the Downtown's built and natural environment. The City may want to investigate the feasibility of updating the National Register of Historic Places nomination for the Stillwater Commercial Historic District. There appears to be an opportunity to extend the period of significance, currently ending in 1940, which would afford several additional properties 'contributing' status and allow them to take advantage of historic tax credits for building rehabilitation (such as the Cosmopolitan State Bank at 101 South Main, constructed in 1967 and a significant local example of Late/Expressionist Modernism). District boundaries could likewise be revisited to be more in keeping with the current National Register policies and guidance, also including additional 'contributing' resources, such as properties built since 1940 and up to the end date of the extended period of significance, and historic residential buildings interspersed among the commercial properties in the district. Furthermore, the nomination could also explore the district's potential significance in the areas of Entertainment/ Recreation and Landscape Architecture, by expanding the historic significance context for Lowell Park and the planned transformation of the riverfront from a lumber and milling center to a recreational amenity beginning with the 1913 city plan by Morrell and Nichols. Goal Preserve Downtown's historic resources while facilitating sensitive adaptive reuse of historic buildings and landscapes and redevelopment that is complementary to its historic character. Objective • Preserve, maintain, and build upon the historic resources of Downtown. • Interpret the historic significance of Downtown and make it available for people to learn about and enjoy. • Allow Downtown to continually evolve in a manner that is sensitive to its historic resources. Policies Policy 1: Explore the feasibility of updating the National Register of Historic Places nomination for the Stillwater Commercial Historic District Policy 2: Work with partners to develop approaches for interpreting, sharing, and educating residents and visitors about Downtown's historic resources. Policy 3: Encourage reuse of vacant upper floors in the historic district. Develop code -friendly solutions to common challenges (light/ventilation requirements, egress, vertical access, fire safety, etc.) and offer additional financial incentives, if necessary, to spur redevelopment. ❑❑ PLAN OF STILLWATER 0 6-54 Chapter 6 : Downtown Stillwater Framework Plan Local Economy and Tourism Downtown Stillwater's economy has traditionally capitalized on its historic charm, and beautiful natural setting. Downtown is a destination location for residents of the Twin Cities Metropolitan Area and beyond. During the summer months and when fall foliage colors peak it is not unusual to have 20,000 visitors a day in the city. The riverfront is a focal point for many of these tourist activities. By maintaining the city's quality of place, not only does it receive additional economic benefit from tourism, but it attracts residents and businesses that treasure the unique marriage of small town living with high quality of life. This Local Economy and Tourism section of the Downtown Plan will: • Outline the city's goals and policies with respect to economic development and tourism; • Summarize a market potential analysis for Downtown that was completed for the Downtown Plan update; and • Provide implementation recommendations. Local Economy The opening of the new St. Croix Crossing will significantly reduce traffic congestion in Downtown, which provides an important opportunity to reclaim Main Street as a community gathering space and amenity. Reduced traffic congestion is also seen as opportunity to attract Stillwater residents back to patronize, recreate, or live in their Downtown. The reduction of traffic volumes due to new St. Croix River Crossings also pose a challenge to ensure that Downtown is being appropriately marketed to attract patrons to Downtown businesses. Goals Goal 1: Increase the tax base and provide opportunities for economic growth for Stillwater and Stillwater area residents. Goal 2: Promote and maintain the Downtown as a central focus for community economic, recreation, and cultural activity. Goal 3: Provide new locations for Downtown housing to support Downtown retail and entertainment venues. Objectives Support a Downtown where city residents and workers can live, work, shop and recreate in vibrant riverfront atmosphere year round. Policies Policy 1: Work with local and regional economic development interests to promote local economic development. Policy 2: Support Downtown as a regional destination for arts and cultural activities. Policy 3: Encourage mixed use development that incorporates housing and structured parking within Downtown. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-55 Tourism Stillwater's preserved historical sites of the 1800's lumbering era have made the city an attractive destination for tourists. Much of the Downtown area is filled with businesses targeted to this tourist trade including historic hotels, beds and breakfast, riverboats, specialty shops, and a variety of restaurants. Stillwater is also host to many special events that annually draw thousands of tourists to the community including, Lumberjack Days, The Rivertown Art Festival and the Fall Colors Fine Art & Music Festival. In early 2017, the City hosted Hockey Day Minnesota as a way to expand event programming into the winter months. Goals Goal 1: Promote tourism in a manner that celebrates, yet protects, Stillwater's unique natural resources and historic and architectural character. Objectives Maintain Stillwater's historic, cultural and natural resources, community uniqueness. The historic significance of Downtown is interpreted and made available for people to learn about and enjoy. Support Downtown as a premier national riverfront destination and recreation gateway to the St. Croix River Valley that attracts and welcomes visitors without overwhelming Downtown resources. Support public improvements and maintenance that enhances the attractiveness of Downtown. ❑❑ PLAN OF STILLWATER 0 6-56 Chapter 6 : Downtown Stillwater Framework Plan Policies Policy 1: Attract visitors, shoppers, and outdoor recreation enthusiasts to the community Policy 2: Support year around activities that enliven the Downtown public and cultural life Policy 3: Promote activities which lengthen the time visitors spend in Stillwater Policy4: Facilitate sensitive adaptive reuse of historic buildings and landscapes and redevelopment that is complementary to Stillwater's historic character Policy 5: Maintain public facilities so that the Downtown is an attractive place to visit Policy 6: Work with the Stillwater Area Chamber of Commerce and Convention and Visitors Bureau in promoting Downtown activities and improvements PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-57 Market Attributes of Downtown Stillwater Maxfield Research conducted a market feasibility study evaluating the potential demand for additional retail space in Downtown Stillwater. The market analysis includes a review of population, household and employment growth trends in the Primary Retail Draw Area along with analysis of consumer demographics, household expenditures, retail gaps and overall market conditions. The market analysis focuses on the amount of development supportable to 2030. Demographic Characteristics and Growth Trends The study starts out with determining an appropriate draw area from which retail space in Downtown would likely attract buyers/shoppers/ tenants. Key demographic data in the Market Area is then analyzed, as it relates to the demand for retail development. Site Characteristics Stillwater is known as the birthplace of Minnesota because the first territorial conference was located in Downtown at the corner of Chestnut and Myrtle Streets in the mid-1800s. At that time, Stillwater was the largest community in Minnesota. Stillwater's population was estimated at 19,754 people (2015-Metropolitan Council). Most recently, Stillwater grew by 8,283 people between 1990 and 2000, an increase of 118% during the period. Some of that growth was due to annexation of land area from Stillwater Township and the acquisition of population and households through the additional land area. The 2000s were a period of slower growth for the City, with 2,904 additional people resulting in 18.9% growth. In comparison, the Twin Cities Metro Area household base expanded by 16.6% between 1990 and 2000 which was followed by 9.4% growth between 2000 and 2010, but Stillwater's growth has been significantly higher than that of the Twin Cities Metro Area. The Downtown is a traditional historic Downtown with many buildings dating back to the earliest days of the City. Its scenic location along the St. Croix River coupled with recreational opportunities, dramatic water views and specialty shopping district regularly attracts customers and visitors from all over the US. Access and Visibility The construction of the new St. Croix River Crossing will provide another major transportation route for travelers from upper St. Croix County and further north to access the Twin Cities Metro Area via Highway 36 on the Minnesota side. Previously, this traffic has funneled through Downtown Stillwater, creating a substantial amount of traffic congestion and hampering the ability of the Downtown to accommodate shopping traffic. Once the new Bridge opens in fall 2017, it is expected that through -traffic counts will decrease substantially allowing for better access to local businesses. Currently, traffic through Downtown Stillwater offers an opportunity to become aware of what Downtown has to offer, despite the substantial congestion. There is a concern that once the new Bridge is open that travelers may bypass Stillwater and just continue on to other locations in the Twin Cities Metro Area rather than patronize businesses in Downtown. Some visibility will be reduced and it will be important to increase marketing at the outset to encourage people to exit off Highway 36 to the Downtown. Downtown Strengths and Weaknesses The Downtown has several strengths that make it an inviting location for visitors and shoppers including: • Historic buildings with architecture that evokes a traditional Downtown; • Compact walkable district with most goods and services along Main Street; • Grid street pattern that provides convenient access for vehicle traffic; • Close proximity to the River offers dramatic and scenic views; • Diverse mix of businesses, many of which were able to weather the Recession; • Highly successful in attracting visitors to the Downtown; ❑❑ PLAN OF STILLWATER 0 6-58 Chapter 6 : Downtown Stillwater Framework Plan The Downtown's greatest challenges are: • A high level of traffic congestion, a portion of which will be relieved with the new Bridge crossing; • Parking often fills with visitor and event patrons, less with Downtown customer (most often during the summer season); local customers may often stay away from the Downtown during the peak summer months • Downtown mix is focused most heavily on specialty items and less on neighborhood oriented goods and services, which may encourage people to come Downtown more frequently. Demographic Overview The Stillwater Primary Market Area (PMA) is comprised of households that generally live in close proximity to Downtown Stillwater and are most likely to view the area as one of their primary shopping districts. The PMA is an aggregation of census tracts in eastern Washington County in Minnesota and western St. Croix County in Wisconsin and includes the Cities of Stillwater, Oak Park Heights, Bayport, Stillwater Township, Baytown Township, a portion of Lake Elmo in Minnesota in addition to North Hudson Village, Somerset Village, New Richmond and Somerset Town and St. Joseph Town in Wisconsin. As of 2010, the PMA contained 72,730 people and 26,929 households. During the 2000s, the Figure 6.35: Downtown Stillwater Primary Market Area (PMA) Hugo e1 Det!wood White Bear Lake Hud% W ghee obtle Count, Ra E V+ne St imiietimmtr,12_r��� e!�� NantW Ro H Wasps otStar Prairie Viilage of Roberts Vill Hai ------;4414411111"mo PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-59 population increased 17.5% while the number of households expanded by 22.1%. By 2021, the PMA is projected to add another 7,578 people and 2,912 households. Population growth is anticipated to be somewhat modest on the Minnesota side of the River. Growth on the Wisconsin side could be more robust as the improved transportation access from the River Crossing encourages more residential development in St. Joseph and Somerset Towns. By 2030, the PMA is projected to have 87,565 people and 33,414 households. An analysis of age distribution reveals the aging of the PMA population as the baby boom generation reaches its senior years. The 65 to 74 cohort experienced the largest increase between 2010 and 2016, increasing by 1,953 people or (39.7%). Looking Table 6.2: Population and Household Growth Trends Stillwater Primary Market Area (2000 to 2030) Change US Census 2000 2010 Estimate ' Forecast 2016 2021 2030 2000-2010 No. 2010-2021 Pct. No. Pct. Population Market Area Total 61,877 72,730 76,277 79,987 87,565 10,853 17.5 7,578 10.4 Washington County 145,880 238,136 253,591 268,410 299,130 92,256 63.2 30,274 12.7 St. Croix County 63,155 84,345 86,858 98,434 111,470 21,190 33.6 14,089 16.7 7-County Metro Area 2,642,056 2,849,567 3,036,589 3,155,469 3,388,950 207,511 7.9 305,902 10.7 Households Market Area Total 22,047 26,929 28,355 29,841 33,414 4,882 22.1 2,912 10.8 Washington County 49,246 87,859 93,631 103,722 116,210 38,613 78.4 15,863 18.1 St. Croix County 23,410 31,799 34,767 37,933 41,420 8,389 26.4 6,134 19.3 7-County Metro Area 1,021,456 1,117,749 1,188,436 1,270,463 1,378,470 96,293 9.4 152,714 13.7 Sources: U.S. Census; ESRI; MN; Wisconsin Dept. of Administration; Maxfield Research PLAN OF STILLWATER 0 6-60 Chapter 6 : Downtown Stillwater Framework Plan ahead, the 65 to 74 and the 75 and over age cohorts are anticipated to experience the largest growth between 2016 and 2021, increasing by 2,080 people (30.3%) and 1,174 people (27.1%), respectively. These gains will occur as the baby boom generation ages and as potential residential activity focuses on higher -density housing products in the community. There is also anticipated to be an increase in the 25 Table 6.3: Age Distribution Stillwater Primary Market Area (2010 to 2021) to 34 age cohort of 847 people (10.4%), which may also signal additional demand for rental apartments and entry-level homes. The 2016 median income in the PMA ($79,858) is 18% higher than the Metro Area median income ($70,404). Therefore, the Market Area is relatively affluent compared to the Metro Area, suggesting that households have more resources to devote toward retail services and goods. Change Census Estimate Projection 2010-2016 2016-2021 Age 2010 2016 2021 No. Pct. No. Pct. PMA Under 20 19,832 19,529 19,180 -303 -1.5 -349 -1.8 20 to 24 3,518 4,287 4,322 769 21.9 35 0.8 25 to 34 7,813 8,125 8,972 312 4.0 847 10.4 35 to 44 10,144 9,382 9,603 -762 -7.5 221 2.4 45 to 54 12,881 12,227 11,134 -654 -5.1 -1,093 -8.9 55 to 64 9,839 11,518 12,313 1,679 17.1 795 6.9 65 to 74 4,916 6,869 8,949 1,953 39.7 2,080 30.3 75+ _ 3,887 4,340 5,514 453 11.7 1,174 27.1 Total 72,830 76,277 79,987 3,447 4.7 3,710 4.9 Washington County Under 20 68,825 69,009 69,929 184 0.3 920 1.3 20 to 24 11,820 14,021 13,416 2,201 18.6 -605 -4.3 25 to 34 28,864 31,100 33,150 2,236 7.7 2,050 6.6 35 to 44 34,243 33,757 37,777 -486 -1.4 4,020 11.9 45 to 54 40,412 38,533 35,573 -1,879 -4.6 -2,960 -7.7 55 to 64 28,988 34,621 37,183 5,633 19.4 2,562 7.4 65 to 74 14,440 20,231 25,866 5,791 40.1 5,635 27.9 75+ 10,544 12,319 15,516 1,775 16.8 3,197 26.0 Total 238,136 253,591 268,410 15,455 6.5 14,819 5.8 7-County Metro Area Under 20 774,287 786,474 799,025 12,187 1.6 12,551 1.6 20 to 24 190,135 209,816 198,104 19,681 10.4-11,712 -5.6 25 to 34 420,311 436,000 450,970 15,689 3.7 14,970 3.4 35 to 44 391,324 401,156 436,283 9,832 2.5 35,127 8.8 45 to 54 440,753 420,262 391,570 -20,491 -4.6-28,692 -6.8 55 to 64 326,007 388,188 402,985 62,181 19.1 14,797 3.8 65 to 74 163,425 231,386 287,542 67,961 41.6 56,156 24.3 75+ 143,325 163,302 188,990 19,977 13.9 25,688 15.7 Total 2,849,567 3,036,584 3,155,469 187,017 6.6 118,885 0.1 Sources: U.S. Census Bureau; ESRI; Maxfield Research El PLAN OF STILLWATER Chapter 6 : Downtown Stillwater Framework Plan 6-61 Employment Between 2010 and 2021, nearly 4,000 jobs are forecast to be added in the PMA. Employment is expected to increase by 11.5% in the PMA, compared to 26% in Washington County, 36% in St. Croix County and almost 18% in the Twin Cities Metro Area. Between 2000 and 2010, the PMA gained only 545 jobs (1.6%) likely due to the recession. Industries with the most significant gains were Manufacturing, Education and Construction. The unemployment rate in the PMA is at 3.1%, compared to the Twin Cities Metro Area at 2.7%. Companies are experiencing some labor shortages, especially for skilled workers. Figure 6.36: Population Growth Stillwater Primary Market Area (2010 to 2021) Total 75+ 65 to 74 55 to 64 45 to 54 35 to 44 25 to 34 20 to 24 Under 20 -10 000 -5,000 Commuting Patterns The Primary Market Area has more workers commuting to jobs outside of the Primary Trade Area than are coming into the PMA for work. Data reveals that 55,000 people leave the area for work while 30,340 come into the area to work. Another 19,300 people both live and work in the PMA. Top Population Growth 2010-2021 -4,839 1,747 ■ 7,15 30,274 1,627 4,972 4,033 11,426 • PMA 2,474 ❑ Washington County 8. 95 -541 -652 ' 3,534 r 1,159 4,286 17804 1,596 J 1,104 0 5,000 10,000 15,000 20,000 Number of People 25,000 30,000 35,000 PLAN OF STILLWATER 0 6-62 Chapter 6 : Downtown Stillwater Framework Plan Table 6.4: Employment Growth Trends Stillwater Primary Market Area (2000 to 2030) Change Estimates Forecasts 2000 2010 2016 2021 2030 2000-2010 No. 2010-2021 Pct. No. Pct. Employment Market Area Total 33,710 34,255 36,409 38,204 41,435 545 1.6 3,949 11.5 Washington County 63,521 71,897 77,501 90,578 97,460 8,376 13.2 18,681 26.0 St. Croix County 25,892 27,894 33,662 38,100 46,200 2,002 7.7 10,206 36.6 7-County Metro Area 1,606,263 1,543,872 1,664,906 1,815,801 1,913,050 -62,391 -3.9 271,929 17.6 Sources: U.S. Census; MN DEED; Wisconsin Dept. of Labor; Maxfield Research work destinations include St. Paul, Minneapolis, Maplewood, Hudson and Stillwater. Retail Market Conditions and Retail Development Potential The potential for new retail development is influenced by overall market conditions in the Trade Area. Retail Sales and Consumer Expenditures Overall, residents from the Stillwater PMA are estimated to have spent $784 million on retail goods and services in 2016, excluding housing, finance/insurance, and travel expenditures as well as vehicle purchases. Average annual expenditures (excluding the categories mentioned above) are estimated to be $26,935 per household in the PMA. This compares to a Metro average of $23,834 per household in 2016. In virtually every product and service category, expenditures by PMA households are substantially higher than the national average and some- what higher than the Twin Cities Metro Area. In 2016, the PMA had leakage in retail sales in nearly all retail industry groups except for Non - store Retailers, Florists and Specialty Food Stores. Retail leakage is defined as the amount of retail expenditures made by Trade Area residents and visitors that are outside of the identified Trade Area. That is to say that households and visitors will make purchases at retail outlets outside of the Trade Area, which is considered to be leakage of retail dollars. Highest leakage in retail sales occurs in Hobby/Book/Music stores and Health and Personal Care Stores. Other sectors with high leakage include: Shoe Stores; Clothing and Clothing Accessories, and Grocery Stores. Food Services and Drinking Places represent the largest number of retailers in the PMA at 30.3% for the PMA and 26.0% for Stillwater city. Also high in Stillwater city was Clothing Stores and Miscellaneous Retailers. Regional Retail Market Conditions Retail market conditions have strengthened considerably over the past few years with vacancies dropping in most locations of the Twin Cities. The retail vacancy rate decreased in the Twin Cities Metro to 4.6% as of the 2nd Quarter of 2016, but then increased slightly to 5.1% by the 3rd Quarter PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-63 Figure 6.37: Leakage Stillwater Primary Market Area (2010 to 2021) Retail Categories with the Largest Leakage Factors Furniture and Home Furnishings Lawn & Garden Equipment Clothing Stores Electronics and Appliances Health & Personal Care Stores Shoe Stores Other General Merchandise Stores Book, Periodical and Music Stores 0 10 20 30 40 50 60 70 80 90 100 Leakage/Surplus Food Services & Drinking Places Nonstore Retailers Miscellaneous Store Retailers General Merchandise Stores Sporting Goods, Hobby, Book, and Music Stores Clothing and Clothing Accessories Stores Gasoline Stations Health & Personal Care Stores Food & Beverage Store Bldg Materials, Garden Equip. & Supply Stores Electronics & Appliance Stores Furniture & Home Furnishings Store Motor Vehicle & Parts Dealers (20.0) by Industry, Stillwater PMA, 2016 0 0 20.0 40.0 60.0 80.0 PLAN OF STILLWATER 0 6-64 Chapter 6 : Downtown Stillwater Framework Plan Figure 6.38: Percent of Businesses Stillwater Primary Market Area (2000 to 2030) Percent of Businesses -Stillwater PMA 2016 Food Services & Drinking Places Nonstore Retailers Miscellaneous Store Retailers General Merchandise Stores Sporting Goods, Hobby, Book, and Music Stores Clothing and Clothing Accessories Stores Gasoline Stations Health & Personal Care Stores 11 Food & Beverage Store i® Bldg Materials, Garden Equip. & Supply Stores Electronics & Appliance Stores Furniture & Home Furnishings Store .� Motor Vehicle & Parts Dealers -moor 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% Percent of Businesses - City of Stillwater Food Services & Drinking Places Nonstore Retailers Miscellaneous Store Retailers General Merchandise Stores Sporting Goods, Hobby, Book, and Music Stores Clothing and Clothing Accessories Stores Gasoline Stations Health & Personal Care Stores Food & Beverage Stores Bldg Materials, Garden Equip. & Supply Stores Electronics & Appliance Stores Furniture & Home Furnishings Stores Motor Vehicle & Parts Dealers 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% El PLAN OF STILLWATER Chapter 6 : Downtown Stillwater Framework Plan 6-65 after the announcement of several foreclosures and bankruptcy filings. However, other retailers are moving into the Twin Cities to take their place and the overall outlook for retail in the Metro is positive. In the Stillwater PMA, there is an estimated retail vacancy rate of 7.2%, which is modestly higher than the Twin Cities as a whole, but still under 10% which is considered market equilibrium. Combined, a total inventory of 1.4 million square feet with 102,000 square feet vacant was identified. The average retail lease rate for available space was nearly $13.00 per square foot. Retail Development Potential Maxfield Research estimates that Downtown Stillwater could capture about 25,000 square feet of additional retail space between 2016 and 2021 and another 50,000 square feet of space between 2021 and 2030. Recruiting a mix of retailers that provide goods and services not already present in the market will increase the likelihood that the higher end of this range can be achieved. Market Attributes: Conclusions and Recommendations The Downtown has a number of physical characteristics that make it a strong shopping location and a highly desirable urban district. • Anticipated population growth in the younger age cohorts as well as the age 65+ cohort will continue to create additional opportunities for retail goods and services in the Downtown. • The 2016 median income in the PMA ($79,858) is 18% higher than the median income in the Metro Area ($70,404). Therefore, the Market Area is relatively affluent compared to the Metro Area, suggesting that households have more resources to devote toward retail services and goods. • Despite the reduction in traffic expected for the Downtown, daily traffic counts will still remain relatively high at about 10,000 vehicles per day along Main Street. • Downtown Stillwater is located in a solid existing retail trade area with high incomes. While it is surrounded by other retail concentrations which are generally further away, there are some sizeable employers in the area from which businesses can draw customers. • It will be important to continue to promote the Downtown after the new Bridge crossing opens encouraging people to exit the highway to come into Downtown Stillwater. The regional retail market is performing well with new retail outlets coming into the Twin Cities looking for attractive locations. • The overall Twin Cities retail vacancy rate was 5.1% among all retail center types as of 3rd Quarter 2016. Downtown districts across the country continue to struggle with limiting their retail outlets to independent business owners rather than national retail chains. National chains are familiar to the buying public as they have been conditioned to recognize the standard offerings of these outlets across the country. On some level, chains provide a comfort level to customers because they know what will be offered. Independent retailers, on the other hand, can provide unique and creative settings and often carry products and provide services that are not generally found in the general marketplace. Independent retailers have more flexibility in how they address local market tastes and demand. The curious and adventurous shopper seeks out independent retailers for a "different" shopping experience. • It has been the independent retailer that has been responsible recently for bringing back to the Twin Cities area small clothing boutiques, catering to a mid -price point with a mix of contemporary casual clothing and accessories. Many of these new outlets are located in urban shopping districts targeting ❑❑ PLAN OF STILLWATER 0 6-66 Chapter 6 : Downtown Stillwater Framework Plan young to mid -age shoppers. • Other popular urban venues include coffee/bakeries (cafe restaurants), gifts/ cards, bike shop, art gallery, boutique home furnishings, vintage clothing and accessories, reuse stores (clothing, household items, sporting goods), breweries, sandwich shop, coop groceries, nails and spa/massage. • In considering maintaining an independent retailer status for the Downtown, regional retailers home-grown in Minnesota could be considered as opportunities. These operations range in size from small to very large (national presence), but all were started in Minnesota. Some examples include Caribou Coffee, Dunn Bros. Coffee, Evereve (women's clothing and accessories), Buffalo Wild Wings, Aveda, Faribault Woolens, Cambria, Famous Dave's of America, Geek Squad, Lifetime Fitness and Room and Board Home Furnishings. This is not an exhaustive list and there are others, smaller and larger in size. Targeting regional Minnesota companies with a limited number of outlets could be a retail promotional strategy for the Downtown retail district moving forward. • Consumer spending and retail leakage trends for the PMA support the perception that Downtown Stillwater and the Market Area overall are "under- retailed." • Balancing the retail mix to offer goods and services that customers purchase frequently can help to bring local shoppers more regularly to the Downtown. These items typically include groceries, coffee, liquor, bakery, cards/gifts, personal care items, food at restaurants, convenience beverages and food items. • As of 2016, total leakage of retail expenditures from the Primary Market Area is estimated to be at 28%, indicating a significant loss of potential sales outside the PMA. • Examining consumer expenditure data with retail sales data, the largest leakage rates occur in Furniture and Home Furnishings, Clothing and Clothing Accessories and Health and Personal Care Stores. Leakage is occurring in nearly all retail store categories to some degree, except for Non -Store Retailers. • Average annual expenditures are estimated to be $26,935 per household in the Stillwater PMA. This compares to a Metro average of $23,834 per household in 2016. In virtually every product and service category, expenditures by PMA households are substantially higher than the national average and somewhat higher than the Twin Cities Metro Area. • Because of growth in the PMA household base and accounting for inflation, PMA residents are expected to increase their overall retail expenditures from by $417.9 million between 2016 and 2030 and increase their purchasing power by $300 million after accounting for leakage. The Downtown District is likely attract stores in the previously mentioned retail categories where leakage exists as the local population grows and development expands around the properties. • Inclusion of new retailers not already serving the local population will help reduce the leakage factor in the PMA as local residents begin making a portion of their purchases locally that were previously made outside the PMA. Leakage will also be reduced as residents from outside the PMA will travel to the area due to the availability of a new goods and services. • In an effort to bring more customers to the area and avoid cannibalization of existing sales, recruitment strategies should focus on retailers providing goods and services that are either not already offered at existing outlets or variation on existing goods to offer shoppers more choice and comparison. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-67 • The mix should be expanded with businesses that can pull shoppers from a large trade area and also generate repeat trips. • Including new office space in the Downtown would also draw in more daytime population that would support retail businesses and restaurants in the Downtown. This would also be true with additional residential development creating mixed -use buildings with housing or office above and retail below. Local Economy and Tourism Implementation To implement the Local Economy and Tourism section of the Downtown Plan, the city will consider the following implementation measures: To promote and maintain Downtown as a central focus for community economic and cultural activity, the City of Stillwater will: • Use tax increment financing to assist major new investment Downtown • Encourage small, locally owned, businesses particularly in the Downtown • Promote office and service job locations in and around the Downtown • Work with local and regional economic development interests to promote local economic development. • Support Downtown as a regional destination for arts and cultural activities. • Encourage mixed use development that incorporates housing and structured parking within Downtown. To promote tourism consistent with retaining Stillwater's unique natural resources and historic and architectural character, the City of Stillwater will: • Work with the Stillwater Area Chamber of Commerce and Convention and Visitors Bureau in promoting Downtown activities and improvements • Support year around activities that enliven the Downtown public and cultural life • Maintain public facilities so that the Downtown is an attractive place to visit • Consider establishing incentive programs for rehabilitation of older buildings • Continue to use design review guidelines and processes to ensure new development and renovations consistent with the historic character of the Downtown • Construct a new public parking ramp Downtown Stillwater for employees and visitors • Support the Downtown Parking Commission, as advisory group, for managing Downtown parking ❑❑ PLAN OF STILLWATER 0 6-68 Chapter 6 : Downtown Stillwater Framework Plan Implementation & Phasing of Public Improvements The best plans are of little value if they are not implemented. Maintaining a vital Downtown and implementing the opportunities outlined in this Downtown Plan is dependent upon continuous proactive leadership of the community and an orchestrated collaboration amongst city officials and departments, county and regional governing authorities, the business community, Chamber of Commerce, other civic organizations and developers. The Comprehensive Plan has traditionally been an instrumental tool used by the City to move strategic initiatives forward and it is expected that this tradition will continue. The proposed implementation plan is based on a few key concepts. Implementation Responsibility The first key concept is that the City has a distinct role in advancing the vision set forward in this document, but cannot be the sole party responsible for implementing all of the great ideas brought forward during the development of this plan. Implementation needs to a collaborative effort between the City and various other Downtown stakeholders, with all partners contributing their unique expertise and resources to holistically achieve the Downtown vision. The City's primary role is to facilitate the implementation of public infrastructure projects, such as roadways, parks and trails. Other Downtown initiatives that are equally important to the realization of the Downtown vision should be facilitated by the business community, the private development community or nonprofit organizations. This is not to say that the City has no roles in these initiatives. To the contrary, there is a role for the City in many of these activities, but the leadership should come from outside the City. Table 6.5 outlines implementation roles and responsibilities. Table 6.5: Implementation Roles and Responsibilities Task Task Lead Public Infrastructure projects (streets, parks, trails) City lead Physical improvements on private property Development community. Strategic partnering with City as needed Downtown Economic Development (e.g., promotion, business mix, improvement grants) Nonprofit organization, with City collaboration Implementation Schedule A lot of community energy has been invested in the development of the Downtown Plan. While some of the initiatives identified may require coordination with stakeholder agencies or appropriate market conditions, there are a number of initiatives that could be brought to fruition in the next couple of years. Early implementation successes are beneficial as it allows the community to see the results of their planning efforts and continues to build momentum for projects that may require additional feasibility analysis, agency coordination, and financial resources. The tables below outline proposed implementation steps that will be led by the City, categorized by implementation time frames. While it is envisioned that the City will lead these projects, there are key opportunities for the City to collaborate with other Downtown stakeholders to assist in bringing these initiatives forward. While not all inclusive, potential collaboration and funding partners are identified for various Downtown initiatives. PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-69 Table 6.6: Public Infrastructure Priorities Short Term (1 — 3 years) Project Provide public restroom in winter months Task Research options, select approach, construct Potential Funding Partners Clean up alleys Develop rational and concepts, obtain stakeholder buy -in Shuttles for large events Develop strategy and implement Event organizers/ sponsors Circulation modifications • Chestnut Plaza • Close Sam Bloomer Way • Water Street and Nelson Alley shared streets • Main Street • Parking lot modifications between Chestnut Street and Nelson Street • Resolve any outstanding historic preservation issues • Develop conceptual and final designs • Prototype Chestnut Plaza to test conceptual design and make modifications as necessary • Restripe Main Street Bike Parking • Determine rack types/ locations, fundraise, and install Nonprofits/ foundations Missing Trail Link • Final design and construction Grants and city park and trail funds Public Parking Structure(s) • Conceptual design/ feasibility study Lowell Park Improvements • Resolve any outstanding historic preservation issues, Concept and Final Design, Fundraise Parking Availability Information • Investigate new technologies that would provide information on location of available parking stalls Improve Wayfinding • Develope concept for a family of wayfinding signage that addresses all transportation modes ❑❑ PLAN OF STILLWATER 0 6-70 Chapter 6 : Downtown Stillwater Framework Plan Table 6.7: Public Infrastructure Priorities Mid Term (4 -10 years) Project Task Potential Funding Partners Clean up alleys Construct Property owners, arts organizations, nonprofits/ foundations Circulation modifications • Chestnut Plaza • Water Street and Nelson Alley shared streets • Parking lot modifications between Chestnut Street and Nelson Street • Construct • Modify parking lot access and circulation • Change Water Street between Myrtle Street and Chestnut Street to one way southbound • Limit business service deliveries to morning hours before 10 am Arts organizations, nonprofits/ foundations Public Parking Structure Final design and construct for one structure General obligation bonds (G.O.), parking revenue, parking enterprise fund Improved Wayfinding Final design and install Lowell Park Improvements Construct Arts organizations, nonprofits/ foundations, grants, city park funds New River Park (behind Coop) Concept design Additional Street Trees • 2nd Street (Mulberry to Nelson) • Commercial Street (Main to 2nd) • Chestnut Street (Main to 3rd) Resolve any outstanding historic preservation issues, research options, concept and final design, construct select portions Developers, jurisdictional agencies PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-71 Table 6.8: Public Infrastructure Priorities Long Term (11 - 20 years) Project Task Potential Funding Partners Public Parking Structure Final Design and construct for second structure New River Park (behind Co-op) Final Design and construct Arts organizations, nonprofits/ foundations, grants, city park funds Additional Street Trees • 2nd Street (Mulberry to Nelson) • Commercial Street (Main to 2nd) • Chestnut Street (Main to 3rd) Construct remaining portions Developers, jurisdictional agencies, property owners (BID/ SSD) Reconstruct Main Street Resolve any outstanding historic preservation issues; concept and final design, addressing space allocation within the right of way; streetscape aesthetics; construct MnDOT, property owners (BID/ SSD) Implementation Strategies The following strategies should be considered for all public improvement projects in order to integrate the improvements into an ongoing revitalization and community building strategy and to gain the most benefit from streetscapes, parks, and other public amenities: Coordinate Objectives with all City Departments The planning, engineering, and inspections departments, as well as potential advisory groups, should refer to the guidelines and consider associated public/private improvements and amenities when reviewing individual development proposals within the Downtown area. Each proposed development should comply with the guidelines, reinforce the desired character of development, and contribute to creating a cohesive, pedestrian friendly, memorable, and economically viable place. Developers should work with city staff and refer to the guidelines within the Downtown Plan - and previous planning studies - prior to generating design concepts, in order to better understand the overall goals of the community and how their property fits into the context of the Downtown plan and expectations for public/private amenities. The guidelines for site planning, building placement, parking lot edge treatments and landscaping should be referenced during the site design phase of the project. Developers should also discuss the options for their particular site with city staff to determine if parking lot edge treatments will be constructed as part of the site redevelopment or a larger public street improvement project. ❑❑ PLAN OF STILLWATER 0 6-72 Chapter 6 : Downtown Stillwater Framework Plan Place projects in the Capital Improvement Plans City departments should refer to the components in this Framework Plan to coordinate, design, and budget for capital improvements and to define public/private partnerships to finance and maintain public realm improvements. City departments should refer to the schematic designs for the individual areas as a basis from which to develop more detailed plans for construction. Coordinate Staging and Funding The city should share its redevelopment objectives with the state and county DOTs and determine schedules for street improvements and potential funding sources. Coordinate Staging and Funding with Redevelopment Projects Define a Maintenance Strategy for Each Project The long term maintenance tasks and associated costs are a critical consideration for the success of public improvements and amenities. A strategy should be created that defines a funding source, such as a special maintenance assessment district that assigns responsibility for maintenance of the various streetscape or park components. Responsibilities may be delegated between the city and county staffs, property owners, volunteers, or private contractors. Maintain Community Involvement In order to build on the energy and momentum established during Downtown Plan update, it is suggested that an Implementation Advisory Committee be established to help guide the realization of the initiatives brought forward in this plan. Given their extensive knowledge about the plan, it is suggested that the Downtown Plan Advisory Committee be asked to continue their service, if they so choose, as members of the new Implementation Advisory Committee. Communicate Vision and Celebrate Implementation Successes The vision set forth in the Downtown Plan is of great interest to community residents. It is important to keep informed, enthused, and actively engaged in assisting with the implementation of the plan's strategic initiatives. There are a number of tools and approaches that the City can use to keep residents informed about plan implementation. Just a few examples of potential communication approaches include: • Community newspaper articles • Information booths at community events • Community newsletters • City website • Facebook PLAN OF STILLWATER ❑❑ Chapter 6 : Downtown Stillwater Framework Plan 6-73 fflwater 6' . R T N P 1.. 4 r,E fl F MINNFSOITA PLANNING COMMISSION MEETING DATE: June 14, 2017 APPLICANT: Emilio Candia, El Coronel CASE NO.: CPC/2017-15 REQUEST: Consideration of a Food Vendor License for El Coronel, a food vendor truck, to be stationary at the property located at 225 Main Street North ZONING: CBD - Central Business District COMP PLAN: DMU - Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND With the permission of the property owner, Frank Fabio, Emilion Candia of El Coronelhas submitted an application for a seasonal food vending permit to operate a food vending trailer that would be parked in the parking lot 225 North Main Street (commonly referred to as Maple Island Brewery). City Code Section 41-7, Subd. 2 provides a review process and standards for issuance of the requested permit. The permit must be reviewed by the Planning Commission for the first year of operation. Each year after that the annual permit can be issued by City staff if there are no substantial changes to the business plan or operations. REQUEST Northern Vineyards'PJinery Mr. Candia has requested a seasonal food vending permit for his food truck. EVALUATION OF REQUEST An annual permit for a seasonal food vending cart, vehicle or trailer may be approved by the City subject to the following. (1) A completed permit application form must be submitted annually (including permit fee) to the Community Development Department. (a) Address of the private property upon which the cart or vehicle will operate. 225 N Main Street. (b) Site and operations plans detailing at least the following: 1. Size and location of the area being occupied by the Seasonal Food Vending operation. The food truck is proposed to be parked in the SW corner of the parking lot. The truck will be placed in an existing parking space. The applicant is proposing to locate the truck on the property line, allowing customers to walk up from the sidewalk. See attached site plan. 2. Picture and dimensions of vehicle or cart. Photographs of the 20' X 7' truck have been and are attached to this staff report. At their last regularly -scheduled meeting, the HPC approved the design of the vending truck. 3. Location of exits from principal building on the property. The vending equipment and operation must not block the exits. The entrances to the principal building on the property will not be blocked by the truck or the customer cues. 4. Storage location for vehicle or cart when not open for business. The applicant is proposing to move the truck outside of City limits when the business is not in operation at this site. 5. Method of containing trash. The applicant proposes a garbage can in the trailer only. City staff believes foot traffic will be a portion of the sales and therefore recommends an outside garbage can for customers as well. The trash can shall not be located on public lands. 6. Pedestrian and traffic control safety measures. The sales area may not impede pedestrian or vehicular circulation patterns on or around the site. Staff has concerns with the proposed vending location. If located on the edge of the parking area, patrons may congregate on the public sidewalk. Additionally, the parking lot to the area may be blocked. Staff would recommend the trailer is parked one parking stall off of the sidewalk, allowing for patrons to cue on private lands.. 7. Parking stalls. If parking stalls are being used by the vending operation, this must be indicated on the site plan. The total number of parking spaces required of the principal use of the private property shall not be reduced below the minimum number required by ordinance. The applicant is proposing to utilize a single parking stall. As noted above, this could create pedestrian congestion on public lands. Therefore, staff Case No. CPC/2017-15 CPC: June 14, 2017 Page 2 of 4 would recommend that if the trailer was to be located in parking stall, that it would be situated in the second stall off the property line. However, this would necessitate the use of two parking stalls on a property that is already at a deficit of 18 parking spaces. 8. Miscellaneous operation details including: a) dates and hours of operation, b) merchandise or service being offered for sale, and c) contact information for the landowner, the applicant, and the manager of the Seasonal Vending operation. The vending hours are proposed to be 2:30 p.m. to 2:30 a.m., Wednesday through Sunday. (c) Utility plan. Indicate how utilities will be provided to the operation. The truck is self-sufficient and has passed inspection by the Stillwater Fire Department, as well as obtained a Minnesota Health Department license. (d) Signage Plan. The annual permit application must include details of all proposed signage. The applicant has depicted all signage to be permanent affixed to the truck. No additional signage has been proposed. (e) Signed agreement from the property owner allowing the proposed Seasonal Vending operation. The property owner has signed the permit application. (2) Submittal of a satisfactory inspection report of the proposed cart or vehicle from the Stillwater Fire Department. This has occurred. (3) Submittal of a permit issued for the cart or vehicle by Washington County health officials. License by Washington County Health is not required if the applicant has obtained a Minnesota Department of Health license. (4) The annual permit for the first year of operation shall be reviewed by the Planning Commission. The first year permit shall be valid through December 31 of the year. (5) The annual permit for subsequent years of operation shall be reviewed by Community Development Department staff, unless there are substantial changes to the site plan or operations plan, or unless there are substantiated complaints of a Public Safety or Public Health nature. If there are such substantial changes or complaints, the Planning Commission must review the annual permit application for that year. (6) Seasonal Food Vending is only allowed on private property. No Seasonal Food Vending permits will be issued for operation on public property or public right-of-ways. This condition is met. (7) For public safety reasons, all Seasonal Food Vending operations must close by 2:30 am each day. Also, if during large events it is determined by the Chief of Police that downtown crowd control is necessary, Seasonal Food Vending businesses may be required to close earlier than 2:30 am during that event. ALTERNATIVES The Planning Commission has the following options: 1. Approve the requested food vending permit with the following conditions: a. The permit would be valid until December 31, 2017. Case No. CPC/2017-15 CPC: June 14, 2017 Page 3 of 4 b. No storage or product sales are allowed outside of the vending trailer. c. An outside garbage can must be provided by the business for its customers. Trash may not be stored on public lands. The trash container must be removed from the site when vending is not occurring. d. Each year when the business is reviewed for reissuance of a vending permit, the location of the truck must be analyzed so as not to dominate the traffic flow or parking spaces, if the drive aisle and spaces are needed for tenants and building customers/clients. e. If there is to be a generator supporting the trailer, the manufacturer's noise specifications must be submitted. If the generator is not a quiet technology, then the hours of operation may have to be re-examined. f. All conditions of approval of HPC Case No. 2017-13 are incorporated by reference to this. Conditions of approval shall be noted on the license. g. The application shall be reviewed by the Downtown Parking Commission for the loss of a parking spaces. 2. Deny the requested 3. Continue the review until the July 12, 2017 Planning Commission meeting. FINDINGS AND RECOMMENDATION Staff finds that with certain conditions, the application meets all requirements of the Food Vendor licensing provisions. If the Planning Commission finds the proposed El Coronel food truck's location acceptable, staff would recommend that the Planning Commission approve the permit with the conditions identified in Alternative 1. If the Commission would like the truck located at an offset to the property line, then an additional condition should be imposed. ATTACHMENTS Site Location Map Applicant Narrative Applicant Site Plan City of Stillwater Site Location Map Photographs (4) MDH License Case No. CPC/2017-15 CPC: June 14, 2017 Page 4 of 4 Emilio Candia 225 Main St. N. Stillwater, MN 55082 *The food truck is approximately 20' length x 7' wide and will be operating in a private lot owned by Frank Fabio. The lot is approximately 100 x 100 with an entrance on Main St. and an entrance on Water St. ♦ Building exits will not be blocked by food truck. ♦ The food truck will be stored at Lake Elmo Inn, 3442 Lake Elmo Ave. N., Lake Elmo, MN 55042 when not open for business. ♦ Trash will be contained in food truck and disposed of in dumpster for building. ♦ Pedestrian traffic will remain normal as food truck will be in a private lot. ♦ Parking stalls will not be affected. Food Truck will be parked after principal hours of operation. Truck hours of operation will be approximately 2:00 pm-2:30 am, Wednesday —Sunday and will follow city guidelines. Emilio Candia will oversee all operations. ♦ Food truck electricity is provided by generator located on truck. ♦ Water is provided by pump located on truck. Thank you very much, Emilio Candia p tirk''`l Mii'1 5k ,_ L`,�:INIIialCl % a / P Ili Proposed Truck Location -23, ....., 6.5. The Birthplace of Minnesota J 225 Main Street North Site Location Map 1700°A tj ..FF Ilk Proposed Site Parcel Boundaries -,-- Municipal Boundary 0 25 50 100 Feet . General Site Location r ,' -r 3 - - - - .4_ * _ faqt'y * j _" P am. _ it 0 i i r • �� e PO %G C. P o U U o� c n~ a �� 1 \ ••� to k `• .. (pr.. on POST MINNESOTA DEPARTMENT of HEALTH CONSPICUOUSLY 625 Robert Street North, P.O. Box 64975 Environmental Health Division St. Paul, Minnesota 55164-0975 (651) 201-4505 LICENSE NO. FBL-32388-45271 FOR THE OPERATION OF License Categories: Base Fee - FBL, Hospitality Fee, Mobile Food Unit License LICENSE PERIOD: March 15, 2017 THRU December 31, 2017 ISSUED TO: El Coronel LLC 1860 Windjammer Drive -- Woodbury, Minnesota 55125_ License Type(s): Mobile Food Unit County: Mobile Unit ESTABLISHMENT NAME: El Coronel LLC 1860 Windjammer Drive Woodbury, Minnesota 55125 NOT TRANSFERABLE AS TO PERSON OR PLACE Fee Paid $245.'O0=-- 385