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HomeMy WebLinkAbout2017-08-23 CPC Packet - Special meetinglllwater. THE BIRTHPLACE OF MINNESOTA AGENDA - SPECIAL MEETING PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North August 23rd, 2017 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Chairperson may reply at the time of the statement of may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. PUBLIC HEARINGS - The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after which the Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. 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. 2. Case No. 2017-35: Consideration of Variances associated with proposed rooftop improvements at the Water Street Inn located at 101 Water Street. Roger Tomten, Archnet, representing St. Croix Preservation Co, Inc., property owner. 3. Case No. 2017-37: Consideration of a Short Term Home Rental Type B License to be located at 2023 Schulenburg. Rick and Missy Swanson, property owners. VI. NEW BUSINESS 4. Case No. 2017-36: Consideration of the Preliminary Concept Master Plan for the future Lakeview Hospital and Health Campus to be located at the northeast quadrant of Manning Avenue and State Highway 36. David Anderson, Frauenshuh, Inc, owner's representative. VII. STAFF UPDATES/FOR YOUR INFORMATION 5. Aurora Staples liquor license inquiry (No packet materials) 6. Planning Commission Code inquiries (No packet materials) VIII. ADJOURNMENT fflwater 6' . R T N P 1.. 4 T; E 91 F MINNFSOITA PLANNING COMMISSION MEETING DATE: August 23, 2017 (Special Meeting Date) CASE NO.: 2017-14 APPLICANT: Sterling Black, representing Fairway Development, LLC REQUEST: Preliminary Plat approval of Hazel Place, an 8 lot residential subdivision located at 1902 William Street North COMPREHENSIVE PLAN: LMDR, Low/Medium Density Residential ZONING: Base Zoning District: RB, Two -Family Residential Overlay District: Stream Shoreland Management District for Brown's Creek. REVIEWERS: Community Development Director, City Engineer, Fire Marshal, City Attorney, and Brown's Creek Watershed District PREPARED BY: Abbi Jo Wittman, City Planner SPECIFIC REQUEST Sterling Black of Fairway Development LLC requests approval of the 7/12/2017 version of the Preliminary Plat known as HAZEL PLACE. GENERAL INFORMATION The applicant plans to develop 7.19 acres of land located at 1902 William Street North, currently a vacant property located at the end of Hazel Street. A total of 5.90 acres are located outside of the Brown's Creek buffer area and, therefore, considered developable. The base zoning for the property is RB, Two -Family Residential. A total of 8 single family lots are proposed. All lots would access Hazel Street via a single cul-de-sac road proposed to be named Fairway Court. Lots range in size from 16,890 square feet to 50,048 square feet. A small portion of the site is encumbered by the Brown's Creek Stream Shoreland Management Overlay District (referred to as the "Stream Overlay District"). However, the Stream Overlay District only applies to the northern steep slopes. This area is proposed to be platted as an Outlot (A); an additional Outlot (B) is proposed for storm drainage purposes. The developer proposes to deed both outlots to either the City of Stillwater or Brown's Creek Watershed District. While the property will be known as the Hazel Place subdivision, the applicant is not proposing any monument signage or street lighting. This is to better keep with the (somewhat) rural residential neighborhood character at the end of Hazel Street. BACKGROUND CPC Case No. 2006-59 was presented to the Planning Commission and City Council for discussion pertaining to the potential development of 18 single family lots on what was previously zoned RA - One Family Residential. Discussed focused on the possibility of the development of 13 single family lots, with two units on each lot. CPC Case No. 2007-2 was approved for a Comprehensive Plan Amendment, a Zoning Map Amendment, and Preliminary Plat for Fairway Villas, a 12 lot, twin -home development. In 2009, Mr. Black purchased the property with the aforementioned development approvals. In 2015, the property owner began discussions with City staff pertaining to potential amendments to the 2007 approved plat. CPC Case No. 2015-22, for a 20 lot single family development to be known as Hazel Place Villas was denied by the City of Stillwater. However, in January of this year the Planning Commission approved CPC Case No. 2016-49 for a variance to City Code Section 32-1, Subd. 6, Minimum design standards, Subsection (3)1, Cul-de-sac streets. A condition of approval was that "plans shall be substantially similar to those on file with the Community Development Department's Case No. 2016-49, and shall contain no greater than seven single family lots". EVALUATION OF REQUEST PRELIMINARY PLAT Minimum Dimensional Standards The following Minimum lot standards for the subject RB Zoning District are met or exceeded by the eight proposed lots. Area Width' Frontage Depth Required 7,500 sf 50' 35'2 100' The following minimum building setbacks for the RB Zoning District are met or exceeded. Front (house) Front (garage) Side Rear Required 20' 30' Combined sides 15' (min 5') 25' In this zoning district, buildings are allowed to cover 25% of the lot area, and in addition impervious surfaces can cover 25%. 1 Measured at midpoint of lot. 2 The Subdivision Regulations allow for 30' minimum. CPC: August 23, 2017 Case No. 2017-14 Page 2 of 8 Legal City Attorney Magnuson has advised that the applicant's request for eight lots, opposed to seven, should be analyzed for whether the proposed plat is consistent with the Comprehensive Plan, whether it would be detrimental to the neighborhood, and whether a limit of eight lots would remain directly related to, and bear a rough proportionality to, the impact related to the variance. Comprehensive Plan The future land use map of the Stillwater Comprehensive Plan shows that the site is guided for Low/Medium Density Residential (LMDR). The LMDR classification is intended for developments at a density of 4.4 to 9.7 units per acre. The Zoning Districts that are consistent with this density range are CCR, RB and CR. Therefore, the RB, Two - Family Residential is consistent with the future land use map of the Comprehensive Plan. Even though the RB Zoning is consistent with the Comp Plan, the actual development density is much lower than normally found in the RB District. The actual density is just greater than one (.90) unit per acre. This density is consistent with the land use designations applicable to the property prior to 2007 development approvals, and the rezoning and Comprehensive Plan Amendment requested at that time. Neighborhood Detriment The intent of the condition of approval for seven lots is two -fold. One of the principle reasons for establishing a maximum cul-de-sac length is related to public safety. In general, the longer a dead end street is, the greater the chances are that something could block access to homes for emergency or other vehicles. Secondly, the adjacent (Hazel Court) neighborhood has expressed concerns for the total number of units on this parcel. By limiting the number of homes in this new development, public safety personnel will have greater assurances a limited number of individuals may be affected in an emergency and the development would be consistent with the adjacent neighborhood (Hazel Court and Hazel Street, west of North Fifth Street) that has a density of 1.29 units per acre. To this effect, the underlying zoning of these eight single family lots remains to be RB- Two Family. To reduce the potential for these properties to become two-family in the future, staff would recommend a condition of approval that the entire property be rezoned to the RA - One Family zoning district as part of the 2018 Comprehensive Planning process. Variance Relation/Proportionality While the Planning Commission cannot take other lands and structures into consideration of a variance, the Commission was sympathetic that cul-de-sacs along fairways in Stillwater are not uncommon. The open space corridors created by fairways create barriers that do not accommodate through streets. As a consequence, cul-de-sacs CPC: August 23, 2017 Case No. 2017-14 Page 3 of 8 are sometimes rather long around golf courses. As the Commission learned in January, there are several cul-de-sacs around the Oak Glen fairways that are longer than 600 feet. Of the five fairway -adjacent cul-de-sacs cited, three contain more homes than the 15 combined that are proposed between HAZEL PLACE and those homes to the west of North Fifth Street. Van Tassel Drive contains 24 homes, Towne Circle contains 28 homes, and Johnson Drive contains 20 homes. A determining factor practical difficulty exists was that the property's proximity to and that the concept plan, of seven homes, would not alter the essential character of the neighborhood. The developers 10% density increase request would permit an average lot size of 26,500 square feet, approximately 3,800 square feet less than the average lot size for seven units. This is small than the average lot size of properties along Hazel Street and Court homes west of North Fifth Street. In summary, the proposed plat with eight lots is consistent with the Comprehensive Plan, would not be detrimental to the neighborhood, and would remain directly related to, and bear a rough proportionality to, the impact related to the variance. Civil Engineering The City Engineer has reviewed the plans and makes the following comments: • The minimum vertical curves and 8% grade must be met for Fairway Court. Although 10% grade may be allowed, the entire portion of the street may not be at this grade. • The City should not assume ownership of either Outlot. While the City is favorable to owning and maintaining stormwater piping, the ownership of lands and ponds is not desirable. As part of the Final Plat, Homeowners Association documents will need to be submitted that will include a stormwater maintenance plan. • The curb lines of Hazel Street, Hazel Court and Fairway Court should be realigned so that the two properties come to a full 'T' intersection. This would necessitate the installation of a stop sign in this location. Fire Protection The Fire Marshal has reviewed the plans and has found them satisfactory. However, at the time of memo development staff was not certain that three properties accessing off of the same driveway would be found permissible without construction of the driveway to roadway standards. Tree Removal, Replacement & Landscaping The significant trees on site have been located, numbered, sized and identified, and this information is shown on the plans and an attached table of tree species and size. Grading (and clearing) limits are also depicted on the plan. The trees on this site are primarily of the species quaking and big tooth aspens, red pine, spruce, silver maple, as well as some birch and oak. The faster growing volunteer species on much of the site are not defined in City Code as "significant". CPC: August 23, 2017 Case No. 2017-14 Page 4 of 8 A total of 152 significant trees are proposed for removal; this represents 58.4% of the total tree cover. As more than 35% of the tree canopy on site will be removed, tree loss in excess of 35% will require 1:1 replacement for each significant tree removed. As result, 35 trees will need to be replaced with species which are included on the approved tree list of the city. Greater than 50 percent of the replacement trees must be species indigenous to the area. Also, landscaping standards call out for 3 trees per lot. So that yields another 18 trees in addition to the 35 replacement trees. The total number of trees to be planted is 53. The applicant has proposed a total of 42 deciduous trees to be planted. An additional nine trees will need to be added to the final landscape plan. Park and Trail Dedication The Comprehensive Plan shows no public park needs on this site. Instead, the public park obligation ought to be satisfied by fee in lieu of land. The fee currently is $2,000 for each single- family lot added to the park system. Giving credit for the farm house that was demolished two years ago, the 7 additional lots would be a total fee of $14,000. Also, each additional home must contribute $500 toward the City's trail system, or $4,000. The total park and trail dedication fee would be $18,000. If the Park Commission agrees with this analysis, payment of this fee would be required prior to release of the final plat for recording with Washington County. Drainage and Utilities The drainage plan has been reviewed by Brown's Creek Watershed District (BCWD). However, the plan has not been found to be satisfactory by the BCWD. When properties are located in the BCWD, it has been common practice for the City to place a condition of approval on the Preliminary Plat that plans must obtain BCWD approval prior to the City's receipt of a Final Plat application. The property may be serviced by utilities extended from Hazel Street. Customary drainage and utility easements are proposed along the perimeters of all lot lines. While these have been determined to be sufficient by the City, the BCWD has noted that 10' wide accesses to some larger drainage and utility easement areas may not be sufficient, specifically for access to Outlot A, if approved, and those areas noted on Lots 7 and 8. Therefore, larger drainage and utility easements between Lots 6 and 7 as well as between Lots 7 and 8 should be required. Stream Buffering As mentioned above, this property is near Brown's Creek and all property abutting this creek is required to provide an undisturbed buffer when developing. The boundary of that buffer zone, as determined by the Brown's Creek Watershed District, was not submitted by the developer. However, staff has developed the attached Hazel Plan Stream Shoreland Overlay Buffer map, based on a previously submitted design, for reference. The applicant is proposing all structures to be located outside of the stream buffer area. A drainage and utility easement is proposed for the entirety of this buffer area. CPC: August 23, 2017 Case No. 2017-14 Page 5 of 8 Outlots As indicates, the developer proposes to deed both outlots to either the City of Stillwater or Brown's Creek Watershed District. However, neither entity is willing to accept these outlots. While Outlot B's purpose is for constructed drainage and utility, Outlot A is the stream buffer that contains steep slopes and are lands that are not able to be built upon. Given this, there is risk that Outlot A, if in HOA ownership, could become tax forfeit at some point in the future. To prevent this, staff recommends Outlot A be joined with Lot 6. SHARED DRIVEWAY VARIANCE The applicant's narrative indicates withdrawal of a variance request for a shared driveway between Lots 5, 6 and 7 as the City allows for shared driveways. While this is true to some extent, City Code Section 32-1 indicates that a Private Street is defined as a street serving as vehicular access to two or more parcels of land which is not dedicated to the public. This section further states Private Streets are prohibited. Given this, the allowance of Lots 5, 6 and 7 a single driveway is not allowed unless the access is built as a public street. However, it has been customary practice for the City to implement the policy that no greater than two properties be accessed by the same driveway. Therefore, it is recommended Lots 6 and 7 be accessed off a shared public driveway, with access and maintenance agreements required at the time of Final Plat, and that Lot 5 have its own driveway accessed off of Fairway Court. ALTERNATIVES AND RECOMMENDATION Regarding the Preliminary Plat, the Planning Commission has the following alternatives: 1. Recommend to the City Council approval, with or without conditions, of the Preliminary Plat as submitted. If the Commission would like to recommend approval, staff would recommend the following conditions: a. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except may be modified by the conditions herein: • Preliminary Plat dated 7/ 12/ 2017 ■ Preliminary Grading and Erosion Control Plan dated 3/17/2017 • Preliminary Utility Plan dated 3/17/2017 ■ Preliminary Street and Storm Sewer Plan & Details dated 3/17/2017 ■ Preliminary Landscape Plan dated 3/17/2017 ■ Tree Preservation Plan dated 3/17/2017 b. Outlot A shall not be permitted and shall be combined with Lot 6. c. Lot 5 shall have its own driveway. d. A shared driveway access and maintenance agreement for Lots 6 and 7 shall be submitted for review and approval with the Final Plat. This will be recorded in conjunction with the Final Plat. e. Drainage and utility easements for all Lots will be required to be filed with the final plat for all Drainage and Utility areas. Drainage and utilities easements between Lots 6 and 7, and Lots 7 and 8 shall be 10' on each side of the property CPC: August 23, 2017 Case No. 2017-14 Page 6 of 8 line. These must be submitted to the City for approval of form and content together with final plat application materials. f. The property, and all legally subdivided lots, shall be rezoned to RA - One Family Residential as part of the 2018 Comprehensive Planning process. g. Civil engineering plans submitted with final plat application materials must be consistent with the City Engineer comments found in this report, and the plans must be found satisfactory to the City Engineer. h. The amended Preliminary Plat shall be reviewed by the Brown's Creek Watershed District prior to the submittal of the Final Plat. District recommended conditions will be incorporated by reference into this approval. i. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. j. All of the stormwater infiltration ponds and basins must be privately maintained. A Home Owner's Association will be required, as will associated maintenance documents that will have to be filed in chain of title. These must be submitted to the City for approval of form and content together with final plat application materials. k. Home Owner's Association documents including stormwater facilities maintenance, and outlot ownership must be submitted with final plat application for approval by the City. When approved by the City, they must be filed together with the final plat. 1. A total of 53 trees shall be planted on private property, including three per lot. These trees shall be planted wholly on private lands. m. This development will be responsible for paying $2,500 per lot to the City for park and trail dedication fees if found acceptable to the Park Commission and City Council. The $18,000 in fees will be due prior to release of the final plat from the City for recording with Washington County. n. This development shall be responsible for paying sanitary and municipal water fees associated with the "North Hill Project", in an amount established by the City Council. These fees shall be paid to the City prior to the release of the final plat from City offices. o. Pruning and grading near any of the oak trees to be saved shall not occur between April 15th and July 1st, unless a professional forester has prepared an oak impact plan that is approved by the City in advance of work on site. 2. Recommend to the City Council denial of the Preliminary Plat. If the Commission recommends denial, the Commission must state reasons for the denial. 3. Table the Preliminary Plat, requesting updates plans. Staff recommends the Commission recommend approval of the Preliminary Plat with the aforementioned conditions. ATTACHMENTS Site Location Map Narrative Preliminary Plat and Plans Shoreland Overly Map CPC: August 23, 2017 Case No. 2017-14 Page 7 of 8 92 . . .._ .. lillwater 8991 t921 4.t. 14411 STATE .- a —� r TM� • 00 1 260 TqT The Birthplace of Minnesota N W 1 _ 0l, Hazel Place Villas 1902 William Street North Subject Parcels Parcel Boundaries 0-- Municipal Boundary W ALDER S . , s 0 245 490 980 Feet 201 - ¢� 'O12 02013 General Site Location cp 0 =2009 2012 Z 122 z110 w x * in EAST ..�.' •• 1 .�.. ... ...., 9, 1� % i ,,= 1 eY ci co ���r. 1902 Q �P +�a. t1 / /-, P. Q 1917 1 moo o (/. z R Ic '1902 1907 1900 9 0 0 1915 u) 0 1901 224 EAST WIL e ° . 1 600 500 ST x'1 %1723 404 4021. POPLAR gc 125 1817 306 O .1808 0 _ 4�6 0 1813 z 226 $02 1801M. STREET WEST POPLAR ET 1421 1721 o OC 7 1\ 1 a In el � i\ ��.. r•• + X ••-- S i. July 17, 2017 City of Stillwater Attn: Abbi Wittman, City Planner 216 North Fourth Street Stillwater, MN 55082 via email Re: Project Narrative for Preliminary Plat Application — Hazel Place — Stillwater, MN Executive Summary: Hazel Place is a proposed 8 - lot single family residential development with two outlots on a 7.19 acres site which previously supported one single residence formerly at 1902 Hazel Ct. The existing home has been razed some time ago. The property is zoned RB. The adjacent and surrounding properties are vacant city land to the east, residential neighborhood to the east along Hazel Ct, MN DNR (trail) property to the north and Stillwater Golf Course to the west and south. Based on the title commitment, a small portion of northerly property on Lot 6, 7 and part of Lot 8 was to be encumbered by a Declaration of Covenant in which Brown's Creek required conservation easements with the previous approved 20 lot plat submission in 2007. That plat, which included 20 duplex lots and longer cul de sac length, was approved by the city however, has not been built or plat recorded. Therefore, the Declaration of Covenant refers to erroneous property and will need to be re-evaluated under this platting proposal by the watershed. Recently in January 2017, a less intense Illustrative conceptual development plan with only 7 single family residential lots with a short cul de sac was reviewed at a public hearing by the Planning Commission, The Illustrative concept was viewed favorably by the area residents and won zoning approval for the variance to length of cul de sac by the City Planning Commission, condition upon there only being 7 lots developed on the property. The 7 lot Illustrative conceptual development plan was really created before any detailed planning or engineering design was completed on the site. Based on our engineer's and planner's design and watershed buffer, demonstrated that 1 additional lot could be added with little or no impact to site conditions or the neighborhood and still comply with city codes. Therefore, I am respectfully requesting preliminary plat approval for the 8 lots as shown on the plans submitted. Site Conditions: The 7.19 acre property is wooded in nature with predominate type tree of Quaking Aspen and Sumac. Steep slopes exist over the northerly portion of Lots 6, 7 and part of Lot 8. The soils on the site are generally glacial sands per the geotechnical report. 1 Development: The property will most likely be developed in 2017 as a single phase. Lots will be sold to one or more builders who will construct single family homes which will be sold to individuals. The anticipated homes will be one and two story, likely 2400-4000 square feet. The lots will all accommodate attached 2-3-car garages. Shared driveways are promoted to minimize impervious surface and reduce grading and drainage on Lots 5-7. These Lot owners will enter into cross access easement agreements which will be recorded against the applicable lots. The two proposed outlots, A and B, are for drainage proposes only. No further development is allowed on either outlot. Outlot A may be dedicated by deed in the future to the city or Brown's Creek Watershed. Outlot B is intended to be deeded to the city. At this time no permanent neighborhood entrance sign is anticipated. Temporary marketing signage will be in place during the rnarketing/construction of the homes. Street lighting will be provided if needed for public safety, but every attempt will be made to limit the number of new lights to minimize electricity consumption and light pollution. Grading & Stormwater Management: Stormwater management will be provided on -site. One large infiltration ponding basin is proposed on Outlot B to manage site runoff. Drainage swales are proposed on Lots 1-5 along with backyard along with storm sewer improvements. These storm water best management practices (BMP) are designed to meet the City's and Brown's Creek Watershed's requirements for water quality, rate control, phosphorus removal and volume reduction. The managed storm runoff will also be connected to the city's existing storm sewer drainage system in Hazel Ct. The use of retaining walls are a possibility depending on the final home design and placement on Lots 6-8. Utilities and Street The site is served by municipal sanitary sewer and water main from Hazel Ct. Installation of utilities to the site will be in accordance with city standards. Tree Preservation and Replacement: A tree inventory completed for the property indicates a total of 382 significant trees on -site of which a high number are undesirables such as Quaking Aspen. Based on preliminary grading plans, the development improvements are anticipated to remove 152 trees, or 58.4% of the tree canopy on -site. Applying the city's tree replacement formula, the amount of necessary tree replacement required is 18 trees in addition to the three trees per lot. The proposed tree replacement plan provides for a total of 42 deciduous trees to be planted. 2 Summary: Based on the previous neighborhood feedback in January, engineering and planning studies of the site, I am submitting this formal Preliminary Plat application for consideration. I hope that the neighborhood and staff can understand my request for the additional one lot. I requested the City Planning Commission approval for the 8 lots and continued support on the cul de sac length. I understand that the city allows for shared driveways therefore, we can withdraw our variance request for the shared drives. If you have any questions or comments about this request, please contact me or my team. Sincerely, Sterling Black Fairway Development, LLC 1959 Sloan Place, Suite 140 St. Paul, MN 55117 3 © 2017 Westwood Professional Services, Inc. Y Pr limin r Planse a for Preliminary Plat, Grading, Utilities, Streets and Landscape for Hazel Place Stillwater, Minnesota Prepared for: Fairway Development, LLC 1959 Sloan Place, Suite 140 St. Paul, Minnesota 55117 Contact: Sterling Black Phone: 651-789-2900 Fax: 651-774-9695 Prepared by: Westwood Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 westwoodps.com Westwood Professional Services, Inc. Project number: 0009258.00 Contact: David Hempel Sheet List Table Sheet Number Sheet Title 1 Cover 2 Existing Conditions (by Cornerstone Surveying) 3 Preliminary Plat (by Cornerstone Surveying) 4 Preliminary Grading and Erosion Control Plan 5 Preliminary Utility Plan 6 Preliminary Street and Storm Sewer Plan 7 Details 8 Preliminary Landscape Plan 9 Tree Preservation Plan Vicinity Map �PSS�L VAN C T C'et �—• '�S Q-U § �! SEL �� EAGLE ����� <vGJ� C WALNUT- G� < v V c CRDR. GSQ 4fdC 6, GrF,P ti7Q, 0 r w EAGLE RIDGE LA. 2 a' ku cr KALIjE LARD CTLDDKDUTo z x W. r- U � (Not to Scale) NO. REVISION SHEETS DATE 1 04/21/17 REVISED PER COMMENTS ALL 2 05/04/17 SLOPE ANALYSIS 4 3 05/25/17 REVISED PER COMMENTS ALL 4 07/11/17 REVISED PER COMMENTS ALL 5 07/14/17 LOTS —IMPERVIOUS REQUIREMENTS 1,3-9 6 07/26/17 WATERSHED COMMENTS ALL NOT FOR CONSTRUCTION Preliminary Plans for Preliminary Plat, Grading, Utilities, Streets and Landscape for Hazel Place Stillwater, Minnesota Date: 03/17/17 Sheet 1 of 9 0009258CVP01.dwg r< EAST LINE `--- SW 1/4 NW 1/4 21: _ 36BOX CULVERT --- T) INVERT-787.4 �01 o OJ Q-� 0� PG EAST LINE OF / / / /_-OUTLOT B \ / 212.54 PLAT SO101145" I -- - ""- 212.59' /r< JLM 1 Co 10 0 co oo 1f m U NW COR. OUTLOT B 9 rrz6a P0C fro o INS T OF JLM f l9 .0 15 f183 1 I2 \� cl •�• "4 138q" 48 47 3 6 S 02°T� -60.82 GRAVEL PINE 10' L_ / `/ h< / // / /1 0 0) r \/ ` 9� lir1 _� \ �71:-/__T:=E:-E17 . c0 ?.7) N08�p5 '45 „� o1,0 _ CO O EXISTING LEGAL DESCRIPTION: That part of the South Half of the Northwest Quarter of Section 21, Township 30 North, Range 20 West and Outlot B of the recorded plat of BROWN'S CREEK HEIGHTS, Washington County, Minnesota, described as follows: Commencing at the southeast corner of said South Half of the Northwest Quarter, thence South 88 degrees 52 minutes 54 seconds West, on a assumed bearing, along the southerly line thereof, 1270.00 feet; thence North 01 degrees 11 minutes 45 seconds West, parallel with the easterly line of said South Half of the Northwest Quarter, 252.00 feet to a Judicial Landmark at the point of beginning of the parcel to be described; thence North 67 degrees 04 minutes 45 seconds West 331.86 feet to a Judicial Landmark; thence North 42 degrees 46 minutes 58 seconds West 169.75 feet, more or less, to a point 514 feet north of said southerly line of the Northwest Quarter and 361 .25 feet West of the easterly line of the Southwest Quarter of said Northwest Quarter of Section 21, said point being marked by a Judicial Landmark; thence North 01 degree 12 minutes 30 seconds West, parallel with said easterly line of the Southwest Quarter of the Northwest Quarter 451.41 feet to a point distant 965.41 feet from the southwest corner of the east 361.25 feet of the Southwest Quarter of the Northwest Quarter said point being marked by a judicial Landmark; thence North 08 degrees 05 minutes 45 seconds East a distance of 79.73 feet to a Judicial Landmark; thence North 01 degrees 12 minutes 30 seconds West a distance of 29.07 feet to a judicial Landmark; thence North 36 degrees 54 minutes 50 seconds West a distance of 22.09 feet to a judicial Landmark on said parallel line; thence North 01 degrees 12 minutes 30 seconds West parallel with said easterly line a distance of 145.69 feet to a Judicial Landmark on the southerly right-of-way of the Minnesota Transportation Museum Railroad, (formerly the Northern Pacific Railway Co.); thence easterly 196.60 feet, along said southerly right-of-way and the northerly line of said Outlot B on a non -tangential curve, concave to the South having a radius of 1095.92 feet, a central angle of 10 degrees 16 minutes 43 seconds and the chord of said curve having a bearing of South 86 degrees 40 minutes 51 seconds East to a Judicial Landmark at the northeasterly corner of said Outlot B of the recorded plat of BROWN'S CREEK HEIGHTS; thence South 01 degree 11 minutes 45 seconds East along the easterly line of said Outlot B a distance of 212.59 feet to a judicial Landmark at the southeast corner of said Outlot B, said southeast corner being 1009.00 feet North of said southerly line of the South Half of the Northwest Quarter; thence North 88 degrees 52 minutes 54 seconds East along the southerly line of Lot 9, Block One of said BROWN'S CREEK HEIGHTS, and parallel with said southerly line of the Northwest Quarter a distance of 119.21 feet to a Judicial Landmark; thence South 80 degrees 52 minutes 29 seconds East a distance of 21.96 feet to a Judicial Landmark; thence North 89 degrees 20 minutes 04 seconds East a distance of 44.21 feet to a Judicial Landmark; thence South 73 degrees 11 minutes 06 seconds East a distance of 20.71 feet to a Judicial Landmark; thence South 31 degrees 35 minutes 37 seconds East a distance of 18.40 feet to a Judicial Landmark; thence South 02 degrees 21 minutes 20 seconds East a distance of 60.82 feet to aJudicial Landmark; thence South 25 degrees 45 minutes 54 seconds East a distance of 1 1 .40 feet to a Judicial Landmark on the west line of said Lot 9, said point being 1270.00 feet westerly of said easterly line of the South Half of the Northwest Quarter; thence South 01 degree 11 minutes 45 seconds East along the westerly line of said Lot 9 and its southerly projection, parallel with said easterly line of the South Half of the Northwest Quarter, 659.35 feet to a Judicial Landmark being the point of beginning. es lA _1465 464460 • _ EST LI A ST 127 i EET ZONING/SETBACKS::: FRONT BUILDING SETBACK = 20' FRONT GARAGE SETBACK=30' SIDE BUILDING SETBACK = 10' SIDE GARAGE SETBACK = 5' REAR BUILDING SETBACK = 25' MINIMUM 35' OF FRONTAGE MAXIMUM 25% IMPERVIOUS. DEVELOPMENT DATA:: 0) 1°1230 W ZONED RB - TWO FAMILY RESIDENTIAL MINIMUM LOT AREA = 7,500 SQ. FT. MINIMUM LOT WIDTH = 50' MINIMUM LOT DEPTH = 100' TOTAL = 313,383 SQ.FT./7.1 9 ACRES SYMBOLS: ®O SANITARY MANHOLE ELECTRIC METER GAS METER FENCE CONCRETE • DENOTES FOUND JUDICIAL LAND MARK 0 ELC TB HYDRANT POWER POLE OVERHEAD WIRES TREE TELEPHONE BOX GUY POLE 0� 10 I ( I104 113„f140 0 \') SURVEY NOTES: GUY POLE 6 I132 f 102 1. LEGAL DESCRIPTION PROVIDED BY THE OWNER. 2. EASEMENT INFORMATION LIMITED TO ITEMS LISTED IN THE ABOVE LEGAL DESCRIPTIONS OR SHOWN ON COUNTY HALF SECTION MAPS. OTHER EASEMENTS, IF ANY, MAY EXIST AND ARE NOT SHOWN ON THIS SURVEY. 3. IMPROVEMENTS, CONTOURS, UTILITIES SHOW PER SURVEY FROM CORNERSTONE LAND SURVEYING, INC. DATED 6-6-2006. NO ADDITIONAL FIELD VERIFICATION HAS BEEN COMPLETED TO DATE. 4. UNDERGROUND UTILITIES NOT LOCATED OR SHOWN. 5. THE EAST LINE OF THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4, SECTION 21, TOWNSHIP 30, RANGE 20, IS ASSUMED TO BEAR N01 °1 2'30"W. 6. TOPOGRAPHIC FEATURES WERE SHOT TO THE BEST OF OUR ABILITY. FINAL INSPECTION OF THE SITE WAS DONE UNDER SNOW AND ICE CONDITIONS PROHIBITING THE VISIBILITY OF SURFACE MARKINGS SUCH AS STRUCTURE INVERTS AND OTHER BURIED FEATURES. 7. TREES SHOWN ON THIS SURVEY WERE FIELD LOCATED PER SURVEY FROM CORNERSTONE LAND SURVEYING, INC. DATED 6-6-2006. NO ADDITIONAL FIELD VERIFICATION HAS BEEN COMPLETED TO DATE. X( f125 0 03 S ONE CORNS CP CP N01°12'30"W 514.00 MONI OF STONE MONUMENT CENTER OF - SECTION 21, T30N, R20W. N01 °11 '45"W 2638.46 EAST LINE OF NW I/4 -- N I/ 21 0 0 10 N\JLM 252.00 - N01 °11'45"W 1 `- POINT OF - BEGINNING 0 N 10 -_\\ 1 � O N 0) N 0) _ Do DO z / / I SE COO --/� OF SW 1/4 NW 1/4 LTO 10 0 SW COR EAST 361.25 OF SWI/4 NW I/4-- STONE MONUMENT NW - CORNER OF SEC, 21 STONE MONUMENT SW T30N, R20W. CORNER NW I/4 SEC.21. 0/ C 0/ / WEST LINE OF NW I/4--v 2644.75 N01 °13'15"W Gopher State One CaII TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 SCALE IN FEET \\ \ NORTH HAZEL PLACE CONTACT: FAIRWAY DEVELOPMENT, LLC Sterling Black LEED AP LS Black Constructors, Inc. Direct: 651.789.2900 Cell: 612.363.2929 CITY - COUNTY: C•TY OF 5T 1 I LWAT E R WASHINGTON, COUNTY VICINTIY MAP 5TH ST N '1111111111111111 11111111111 (NOT TO SCALE) SECTION 21, T3ON,R2OW, WASHINGTON COUNTY, MINNESOTA REVISIONS: DATE REVISION 4-21-17 ISSUED CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of MINNESOTA. D lel'L. Thurmes Registration No: 25718 Date: 4-21-17 PROJECT LOCATION: ><><><>< HAZEL CT_ PID#2903020210059 Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@cssurvey .net CORNERSTONE LANE) SURVEYING, INC FILE NAME PROJECT NO. LC26PLAT-2017 SURVLC26D EXISTING CONDITIONS r< EAST LINE `--- SW 1/4 NW 1/4 Q_ _ 36BOX CULVERT T.) INVERT-787.4 )01 0 Q-<( 0<( PO EAST LINE OF \� 00 / , - - OUTLOT B / / / 212.54 PLAT 501°11'45 212.59 - co II 0 IY /- OL oL > Q� Uz 3w IT z LL < - 0E 0 I- Z Z Z 20 w Z o[c - -- r o~c 0 z -3o/Of_ Z J Ill 2 oCm Ok_ %11 CZ V- 0 LI_ Eo _z E o O I NW COR. OUTLOT B OUTLOT A DRAINAGE AND UTILITY EAS MENT OVERIAL 0 OU1TLaT A I 9 NOrrz6a.. I A I S73° fro o .00 c c /"A / V /-r \\\\\\\ S31 °35'31 "- --. S02°2 T 60.82 \\\\1 1;8.® \ / P/C 0 0 VC 2 1326 INE T OR. OF I'342 182 1183 PINE 10' / • S JLM / \\LC1 _ - r -- \ JLf1 \I 15 G4/ _ EST LI 127 i EET - DRAINAGE AND \„.„1,-' UTILITY EASEMENT 1150 ss5 es� TYPICAL �� BUILDING SETBACK LINE 1151 9/0 5 qlo DRAINAGE AND UTILITY EASEMENT 41406 GRAVEL 8 - DR UTIL L_ ,- / `// F</ /// /i/ ,, r-1 / // // / / / / / / / -) / / /_aP / / /' S I 1 /' F /T q / /1 00°00'00"E 154.37 BSB BSB TYPICAL DRAINAGE ANP UTILITY EASEMENT NE NAGE AND Y EASEMENT Cir� co c\1 N 9-73 - 13TH TEE BCX Q �\r io V'/0 O <)'P�� C EXISTING LEGAL DESCRIPTION: That part of the South Half of the Northwest Quarter of Section 21, Township 30 North, Range 20 West and Outlot B of the recorded plat of BROWN'S CREEK HEIGHTS, Washington County, Minnesota, described as follows: Commencing at the southeast corner of said South Half of the Northwest Quarter, thence South 88 degrees 52 minutes 54 seconds West, on a assumed bearing, along the southerly line thereof, 1270.00 feet; thence North 01 degrees 11 minutes 45 seconds West, parallel with the easterly line of said South Half of the Northwest Quarter, 252.00 feet to a judicial Landmark at the point of beginning of the parcel to be described; thence North 67 degrees 04 minutes 45 seconds West 331.86 feet to a judicial Landmark; thence North 42 degrees 46 minutes 58 seconds West 169.75 feet, more or less, to a point 514 feet north of said southerly line of the Northwest Quarter and 361 .25 feet West of the easterly line of the Southwest Quarter of said Northwest Quarter of Section 21, said point being marked by a judicial Landmark; thence North 01 degree 12 minutes 30 seconds West, parallel with said easterly line of the Southwest Quarter of the Northwest Quarter 451.41 feet to a point distant 965.41 feet from the southwest corner of the east 361.25 feet of the Southwest Quarter of the Northwest Quarter said point being marked by a judicial Landmark; thence North 08 degrees 05 minutes 45 seconds East a distance of 79.73 feet to a judicial Landmark; thence North 01 degrees 12 minutes 30 seconds West a distance of 29.07 feet to a judicial Landmark; thence North 36 degrees 54 minutes 50 seconds West a distance of 22.09 feet to a judicial Landmark on said parallel line; thence North 01 degrees 12 minutes 30 seconds West parallel with said easterly line a distance of 145.69 feet to a judicial Landmark on the southerly right-of-way of the Minnesota Transportation Museum Railroad, (formerly the Northern Pacific Railway Co.); thence easterly 196.60 feet, along said southerly right-of-way and the northerly line of said Outlot B on a non -tangential curve, concave to the South having a radius of 1095.92 feet, a central angle of 10 degrees 16 minutes 43 seconds and the chord of said curve having a bearing of South 86 degrees 40 minutes 51 seconds East to a judicial Landmark at the northeasterly corner of said Outlot B of the recorded plat of BROWN'S CREEK HEIGHTS; thence South 01 degree 11 minutes 45 seconds East along the easterly line of said Outlot B a distance of 212.59 feet to a judicial Landmark at the southeast corner of said Outlot B, said southeast corner being 1009.00 feet North of said southerly line of the South Half of the Northwest Quarter; thence North 88 degrees 52 minutes 54 seconds East along the southerly line of Lot 9, Block One of said BROWN'S CREEK HEIGHTS, and parallel with said southerly line of the Northwest Quarter a distance of 119.21 feet to a Judicial Landmark; thence South 80 degrees 52 minutes 29 seconds East a distance of 21.96 feet to a judicial Landmark; thence North 89 degrees 20 minutes 04 seconds East a distance of 44.21 feet to a Judicial Landmark; thence South 73 degrees 11 minutes 06 seconds East a distance of 20.71 feet to a judicial Landmark; thence South 31 degrees 35 minutes 37 seconds East a distance of 18.40 feet to a judicial Landmark; thence South 02 degrees 21 minutes 20 seconds East a distance of 60.82 feet to a judicial Landmark; thence South 25 degrees 45 minutes 54 seconds East a distance of 1 1 .40 feet to a judicial Landmark on the west line of said Lot 9, said point being 1270.00 feet westerly of said easterly line of the South Half of the Northwest Quarter; thence South 01 degree 11 minutes 45 seconds East along the westerly line of said Lot 9 and its southerly projection, parallel with said easterly line of the South Half of the Northwest Quarter, 659.35 feet to a Judicial Landmark being the point of beginning. •00 \ 6618N-- WEST E E 9b9 ZONING/SETBACKS::: FRONT BUILDING SETBACK = 20' FRONT GARAGE SETBACK=30' SIDE BUILDING SETBACK = 10' SIDE GARAGE SETBACK = 5' REAR BUILDING SETBACK = 25' MINIMUM 35' OF FRONTAGE MAXIMUM 25% IMPERVIOUS. DEVELOPMENT DATA:: FRONTAGE 92.9' 108.3' 49.0' 59.3' 35.0' 35.0' 38.0' 195.7' 4.q4 E A D , TIL TY FAIRWAY COURT IR=60.00 1138 1137 I A / / / 1/1/ r r . 135.09 \ 1a1230"W ZONED RB - TWO FAMILY RESIDENTIAL MINIMUM LOT AREA = 7,500 SQ. FT. MINIMUM LOT WIDTH = 50' MINIMUM LOT DEPTH = 100' AREA LOT 1 = 21,932 SQ.FT. LOT 2 = 1 9,680 SQ.FT. LOT 3 = 17,578 SQ.FT. LOT 4 = 16,890 SQ.FT. LOT 5 = 1 9,920 SQ.FT. LOT 6 = 37,129 SQ.FT. LOT 7 = 50,048 SQ.FT. LOT 8 = 28,835 SQ.FT. OUTLOT A = 39,359 SQ.FT. OUTLOT B = 40,990 SQ.FT. R/W = 21,021 SQ.FT. TOTAL = 313,382 SQ.FT./7.19 ACRES 11 TYPICAL \\ DRAIN - UTI- EAS ITY ENT LI 2/2 0 SURVEY NOTES: R=175.00 L=5.34 RAINAGE ' NON1 ILITY FAST ME. X 1. BEARINGS ARE ASSUMED 2. LEGAL DESCRIPTION PROVIDED BY THE OWNER. 3. EASEMENT INFORMATION LIMITED TO ITEMS LISTED IN THE ABOVE LEGAL DESCRIPTIONS OR SHOWN ON COUNTY HALF SECTION MAPS. OTHER EASEMENTS, IF ANY, MAY EXIST AND ARE NOT SHOWN ON THIS SURVEY. 4. IMPROVEMENTS, CONTOURS, UTILITIES SHOW PER SURVEY FROM CORNERSTONE LAND SURVEYING, INC. DATED 6-6-2006. NO ADDITIONAL FIELD VERIFICATION HAS BEEN COMPLETED TO DATE. 5. UNDERGROUND UTILITIES NOT LOCATED OR SHOWN. TREE SURVEY: 1. TREES SHOWN ON THIS SURVEY WERE FIELD LOCATED PER SURVEY FROM CORNERSTONE LAND SURVEYING, INC. DATED 6-6-2006. NO ADDITIONAL FIELD VERIFICATION HAS BEEN COMPLETED TO DATE. 267.26 O U LOT PRAI A E AN UTILI Y EASEM-NT OVER, LL OF OUTLb B DR A INAG I UTIL TY A 03 3D cc S ONE C0RNE STONE MONUMENT CENTER OF SECTION 21, T30N, R20W. N01 °11 '45"W 2638.46 EAST LINE OF NW 1/4__ N 1/ 21 \JLM 252.00 I N01 °11'45"W I o0 POINT OF EGINNING 01 °1 ''30" 13 -_ \ // SE COR --/� OF SW 1/4 NW 1/4 9 0 9 1 0 9 0 o \ 0 9 9 CP 9 % \\ CA 0 JLM CA? N01 °12'30"W 514.00 13 SW COR EAST 361.25 OF SWI/4 NW I/4-- STONE MONUMENT NW - CORNER OF SEC, 21 130N, R20W. STONE MONUMENT SW / 13 3D C CO I o d- CN N 0 co WEST LINE OF NW I/4--v / 2644.75 Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 SCALE IN FEET NORTH I -I E P E PRELIMINARY PLAT CONTACT: FAIRWAY DEVELOPMENT, LLC Sterling Black LEED AP LS Black Constructors, Inc. Direct: 651.789.2900 Cell: 612.363.2929 CITY - COUNTY: WASHINGTON, COUNTY VICINTIY MAP 11111111111 (NOT TO SCALE) SECTION 21, T3 ON, R2 OW, WASHINGTON COUNTY, MINNESOTA DATE REVISION 3-13-17 PRELIMINARY 4-19-17 REVISED 4-21-17 REVISED EASEMENTS 5-25-17 REMOVE LOT 7-12-17 REVISED CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of MINNESOTA. 3-13-17 Date: PROJECT LOCATION: ><><><>< Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 CORNERSTONE LANE) SURVEYING, INC FILE NAME PROJECT NO. SURVLC26D PRELIMINARY P LAT 1 ©2017 Westwood Professional Services, Inc. 1 i0•044101�1 11i ♦ ... 1 345 \�����►1��V fiaft?!'3,, � ', GROUND ELEVATION AT REAR OF PAD (LO/WO) 880.0 MINIMUM BASEMENT FLOOR ELEVATION FRONT GRADE ELEVATION WO = GRADED FOR 7.5' DIFFERENCE FROM GARAGE FLOOR ELEVATION TO GROUND ELEVATION AT REAR OF PAD. LO = GRADE FOR 4.0' DIFFERENCE FROM GARAGE FLOOR ELEVATION TO GROUND ELEVATION AT REAR OF PAD. R = GRADED FOR 0.0' DIFFERENCE FROM GARAGE FLOOR ELEVATION TO GROUND ELEVATION AT REAR OF PAD. (1) = ADD 1 COURSE OF BLOCK BETWEEN GARAGE AND FIRST FLOOR(0.7') ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADES UNLESS OTHERWISE NOTED. REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONS AND LAYOUT. THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHICAL FEATURES WITH THE OWNERS AND FIELD —VERIFY PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM PLAN. • ALL RCP FOR STORM SEWER SHALL BE CLASS III UNLESS OTHERWISE NOTED • ALL CATCH BASINS IN PAVED AREAS SHALL BE SUMPED 0.10 FEET. RIM ELEVATIONS ON PLANS REFLECT THE SUMPED ELEVATIONS. • ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES. • POSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES. Westwood I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota. Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 westwoodps.com John Bender Westwood Professional Services, Inc. 07/26/17 Date License Na 43358 Revisions 04/21/17 REVISED PER COMMENTS 05/04/17 SLOPE ANALYSIS 05/25/17 REVISED PER COMMENTS 07/11/17 REVISED PER COMMENTS 07/14/17 REVISED LOTS —IMPERVIOUS REQUIREMENTS 07/26/17 WATERSHED COMMENTS Checked: Drawn: Record Drawing by/date: INFILTRATION BASIN 1 BOTTOM=868.0 OULET=869.8 HWL=870.5 ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN —PLACE PRIOR TO ANY EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON —SITE SHALL BE MAINTAINED AND OR REMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREME IMPORTANCE TO BE AWARE OF CURRENT FIELD CONDITIONS WITH RESPECT TO EROSION CONTROL. TEMPORARY PONDING, DIKES, HAYBALES, ETC., REQUIRED BY THE CITY SHALL BE INCIDENTAL TO THE GRADING CONTRACT. • ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACH WORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS. • STORM WATER MANAGEMENT & SITE RESTORATION SHALL BE IN ACCORDANCE WITH THE MPCA NPDES PERMIT. INFILTRATION BASIN 1 TO BE UTILIZED DURING CONSTRUCTION AS A TEMPORARY SEDIMENT BASIN. BOTTOM OF BASIN TO BE LEFT 2 FT ABOVE FINISHED GRADE TO PROTECT NATIVE SOILS THROUGHOUT CONSTRUCTION. FINAL GRADING & SOIL AMENDMENT (SEE DETAIL SHEET 7) TO BE COMPLETED AFTER SITE IS SUBSTANTIALLY STABILIZED. • TEMPORARY OUTLET SUCH AS A FAIRCLOTH SKIMMER OR STAND PIPE SHALL BE INSTALLED & UTILIZED UNTIL BASIN CONSTRUCTION IS FINALIZED Prepared for ELEVATION OF GROUND AT REAR OF PAD IS 8.0' BELOW THE FRONT GARAGE ELEVATION. 0.5' TO SUBGRADE ELEVATION OF GROUND AT REAR OF PAD IS 5.0' BELOW THE FRONT GARAGE ELEVATION. Fairway Development, LLC 1959 Sloan Place, Suite 140 St. Paul, Minnesota 55117 �3.00' HOLDDQWN 0.5 TOPSOIL DENOTES DENOTES DENOTES DENOTES DENOTES DENOTES DENOTES DENOTES DENOTES REMOVAL DENOTES DENOTES DENOTES ENGINEERED FILL IF REQUIRED (TYP.) ri r. SUITABLE BEARING SOIL (TYP.) SOIL BORING SILT FENCE POST GRADING SILT FENCE EXISTING CONTOURS PROPOSED CONTOURS EXISTING STORM SEWER PROPOSED STORM SEWER EXISTING TREE LINE APPROXIMATE TREE LIMITS EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION BIO—ROLL EROSION CHECKS DENOTES EMERGENCY OVERFLOW ELEVATION DENOTES SLOPE GREATER THAN 24% AS MEASURED OVER A DISTANCE OF 50 FT HORIZONTALLY (BLUFF SETBACK) DENOTES PROPOSED MIDDLE ZONE WATERSHED BUFFER DENOTES BLUFF BUFFER MONUMENT Hazel Place Stillwater, Minnesota 811 or cal1811.com Common Ground Alliance SUITABLE BEARING SOIL (TYP.) Preliminary Grading and Erosion Control Plan © 2017 Westwood Professional Services, Inc. L 895 \ / 7 CK 1 DENOTES DRAINAGE & \ UTILITY EASEMENT (TYP.) I \ IYD. w UX. VALVE\ 9'-6" DIP \ 8"x 6" REDUCER GRND. EL.=890.7 \\ / pp pp / "8"-45° BEND r'-11 1/4° / / / L � / / / / / / / / / 22 1/2° BEND \ _ 8"-11 1/4° BEND \ a_ U MH-2 CONNECT TO EX. 8" WM STUB W/ 8" G.V. (FIELD VERIFY) \ cP ocf �� f / f 05 05 CONSTRUCT DROP MH-1 OVER EX. SAN SEWER STUB & CONNECT TO EXISTING SAN SEWER IE=857.56 (FIELD VERIFY) 895 890 885 880 875 870 865 860 855 / MH.-4 STA 13+47 Oc4s. RE . = 892.29 IE :(E)• = 879.18 L A ®8 /, •299. / . ..\ / \ :. 322'-8" DIP CL, 52 WM \ 7.5' MIN COVER EXISTING C/L GRADE FINISHED C/L GRADE FINISHED C/L SUBGRADE 850 15 14 13 MH-3 STA 12+45 RE = 883.83 IE (W) = 872.13 IE (SE) = 872.03 • 12 ,o 8299�.. MH-2 STA 10+75 RE = 869.44 IE (NW) = 857.94 IE (SE) = 857.84 70' — 8" .PVC SDR 35 @ 0.40% DROP MH-1 STA 10+12 RE = 868.58 DROP IE (NW) = 857.56 IE (NE) = 850.68 11 n 4 10 890 885 880 875 870 865 860 EX 18' — 8" PVC SDR 26 @ 0.44% 855 EX MH RE = 868.70 IE (E) = 850.60 IE (SW) = 850.60 850 9 GENERAL UTILITY NOTES: • THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OF ANY DIFFERENCES. • UNLESS OTHERWISE NOTED, ALL MATERIALS, CONST. TECHNIQUES AND TESTING SHALL CONFORM TO THE CURRENT ED. OF THE "STANDARD UTILITIES SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION BY THE CITY ENGINEERING ASSOCIATION OF MINN." AND TO THE "STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION" MINN. DEPT. OF TRANS., AUGUST 31,2005 INCLUDING THE CURRENT ADDENDUM. THE CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS OUTLINED BY THE LOCAL AGENCY. • THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE PROPERTY LIMITS. • SEE ARCH. PLAN FOR EXACT BLDG. LOCATION. SEE SITE PLAN FOR LAYOUT DIMENSIONS. SERVICE ENTRY LOCATIONS TO BE COORDINATED WITH THE ARCHITECT. • VERIFY EXISTING INVERT LOC. & ELEV. PRIOR TO BEGINNING CONSTRUCTION. • THE WATER SERVICE SHALL BE INSTALLED WITH A MIN. OF 7.5 FT. OF COVER. THE CONTRACTOR SHALL VERIFY THE CITY AS -BUILT CONSTRUCTION PLANS TO CHECK LOCATION AND MATERIAL TYPE. • ALL STORM SEWER PIPE SHALL BE CLASS 5 UNLESS OTHERWISE NOTED. • THE CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" FOR FOR UTILITY LOCATIONS PRIOR TO UTILITY INSTALLATION. FUTURE EXISTING Sanitary Sewer Water Hyd. w\Valve Storm Sewer LEGEND Sanitary Sewer Water Hyd. w\Valve Storm Sewer as Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance PROPOSED Sanitary Sewer Water Hyd. w\Valve Storm Sewer 0' NOT FOR CONSTRUCTION Westwood Phone (952)937-5150 7699 Anagram Fax (952)93]5822 Eden Prairie, N TdlRee (888�93i-5150 westwoodps.com Professional Services, Inc. Anagram Drive Fax (952) 937-5822 Prairie, MN 55344 ToN Free (888) 937-5150 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under mq direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota John Bender Date 07/26/17 License No. 43358 Revisions: 04/21/17 REVISED PER COMMENTS 05/25/17 REVISED PER COMMENTS checked: 07/11/17 REVISED PER COMMENTS 07/14/17 REVISED LOTS —IMPERVIOUS REQUIREMENTS Drawn: 07/26/17 WATERSHED COMMENTS Record Drawing by/date Prepared for Fairway Development, LLC 1959 Sloan Place, Suite 140 St. Paul, Minnesota 55117 50' 100' 150' 0009258UTP01.dwg Date: 03/17/17 Sheet: 5 OF 9 Hazel Place Stillwater, Minnesota Preliminary Utility Plan © 2017 Westwood Professional Services, Inc. 910 910 905 900 895 EXISTING GRADE 42' - 15" HDPE 0 0.47% FES-81 IE=900.0 FINISHED GRADE FES-80 IE=899.80 905 900 895 x' DRAINAGE & U11UTY EASEMENT 2 ROLLS OF SOD BACK OF CURB (TYP) 2.09' SLOPE 30' R/W CL 60' R/W 14' 2.0X SLOPE 6"4.-1 14' 2.0X SLOPE /7/ 30' R/W SURMOUNTABLE CONCRETE CURB & GUTTER (TYP) - 1-1/2" MnDOT SPEC. 2331 TYPE 41A WEARING COURSE MnDOT SPEC. 2357 BITUMINOUS TACK COAT 2-1/2"" MnDOT SPEC. 2331 TYPE 31B BASE COURSE 6" MnDOT SPEC. 2211 CLASS 5, 100X CRUSHED STONE AGGREGATE BASE (CAN BE RECYCLED CL 5) 24" MnDOT SPEC 3149.26 GRANULAR BORROW COMPACTED SUBGRADE (ALLOWANCE) TYPICAL STREET SECTION NOT TO SCALE x' DRAINAGE & U11UTY EASEMENT 2.0X SLOPE 900 N EXISTING GRADE CB-63 :RE = 887.80 IE • (S) = 884.40 709 ® 7s s6>, oAF FINISHED GRADE CBMH-62 RE = 881.70 IE (N) = 878.20 IE (SE) = 878.20. 154, 15 •. ® 2.66gDPE CBMH-61 141' RE = 877.60 : - 18`' HDPE IE (NW) = 874.10 : 0 1.01% IE (E) = 869.42 FES-60 IE=868.0 Westwood Phone (952)937-5150 7699 Anagram Fax (952)93]5822 Eden Prairie, N TdlRee (888�93i-5150 westwoodps.com Professional Services, Inc. Anagram Drive Fax (952) 937-5822 Prairie, MN 55344 ToN Free (888) 937-5150 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under mq direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota. John Bender Date 07/26/17 License No. 43358 860 Revisions: 15 04/21/17 REVISED PER COMMENTS 05/25/17 REVISED PER COMMENTS 07/11/17 REVISED PER COMMENTS 07/14/17 REVISED LOTS -IMPERVIOUS REQUIREMENTS 07/26/17 WATERSHED COMMENTS PVI PVI FES-80-1\ T DRAINAGE AND Y EASEMENT (TYP.) \\B L 0 C7' \ \ / / / / / / / / / / / / / II 1 II 1 1 /I / / CBMF� 61 SURMOUNTABLE CONCRETE CURB 0�f o50CPCP 10 03 & GUTTER CB-5� PRETREATMENT CBMH-51 FES-50 OCS-70 FES-60 Os coo, . cpcP Om WN CORE DRILL AND CONNECT TO EX. CBMH IE=862.00 NOTE: COMPACTION EFFORTS INSIDE YARD AREAS SHALL MEET SPECS CALLED FOR UNDER STREETS. -to -� a-c\i ins ooln �-� CV Cn i"7 Cn O� Cn - 0 c00 0-)CO rN h N CO Co Co 50.00 VC oo•Co 0o co H.P. ELEV = 892.57 - H.P. STA = 13+49.31 PVI- STA = 13+48.00 0'0 CO CO C0 (O oO .Co PVI ELEV = 893.70 26' 15" RCP STA = 14+58.48 - A.D. =-18.16% : CL 5 ®0.38% ELEV = 884.20 / : \K = 2.75 e/ / EXISTING CA RADE �FINISH:ED CA RADE FINISHED CA •UBGRADE A VC = 13+23.00 VT = 13+73.00 / ELEV - 891.31 EL y = 891.55 / 14 Checked: Drawn: Record Drawing by/date: CBMH-52 STA 12+33 RE : = 882.24 IE (N) = 877.44 IE (SE) = 877.44 CB-53 . STA 12+33 RE = 882.27 IE (S) = 877.70 26' - 15" RCP CL 5 ®1.00% 13 Prepared for FES-50 IE=968.0 39' - 18" RCP. CL 5 ® 0.26% CB-54 -STA- 11 + 15 RE = 871.08 IE (SW) = 868.20: 50.00' VC L.P. ELEV = 869.50 L.P. STA = 10+75.00 PVI STA = 11+00:00 PVI ELEV = 870.0.0 A.D. = 7:56% ...... K = :6.62 . . . :. PVC = 10+75.00 PVT = 11+25.00 ELEV:.= 869.50 ELEV • • 872.39• Z00zr. PVI STA= 10+00.00 PVI ELEV = 868.00 CBMH - 51 STA11+15 RE = 871.09 CBMH--52 ' .IE. (NW) = 868.10 IE (NE) = 868.10 IE. (SW) = 868.10 SUMP = 864.10 12 11 10 NOT FOR CONSTRUCTION Fairway Development, LLC 1959 Sloan Place, Suite 140 St. Paul, Minnesota 55117 900 g0.1- N\. Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance GENERAL NOTES: • RADIUS TO BE B618 C. & G. WITH 10' TRANSITION FROM SURMOUNTABLE CURB DENOTES GUTTERLINE ELEVATION AT INTERSECTIONS • ALL RCP SHALL BE CLASS 4, UNLESS OTHERWISE NOTED CASTING NOTE: ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15 FEET AND MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED 0.05 FEET. RIM ELEVATIONS ON PLAN PROFILES REFLECT THE SUMPED ELEVATIONS. NOTES: • PRETREATMENT CBMH-51 TO INCLUDE PRESERVER BAFFLE (SEE DETAIL SHEET 7) 0' 50' 100' 150' 895 885 890 880 885 875 880 870 875 865 870 860 865 855 9 860 850 EXISTING GRADE FINISHED GRADE ao- 73-0 OCS-70 RE = 869.80 EX CBMH 885 880 875 870 865 860 855 850 Hazel Place Stillwater, Mixtnesota 0009258UTP02.dwg Date: 03/17/17 Sheet: 6 OF 9 Preliminary Street and Storm Sewer Plan © 2017 Westwood Professional Services, Inc. Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance GALVANIZED "U" BOLT FASTENERS - 2 PER JOINT LOCATED ON EACH SIDE OF THE PIPE AT 60' FROM THE TOP fL OF THE PIPE. TIE THREE JOINTS UNLESS OTHERWISE NOTED ON THE PLAN. GALVANIZED TRASH GUARD 1/2" 0 ROD AT 6" 0.C. SEE DETAIL FOR RIPRAP AT R.C.P. APRONS. "U" BOLT REQUIREMENTS PIPE SIZE BOLT DIA. WIDTH 21" & LESS 1/2" 24" 24" TO 36" 5/8" 24" 42" TO 54" 3/4" 24" 60" & GREATER 1" 24" CONCRETE APRON APRON DETAIL APDTL1 DRWG NO. 17 DWG.NAME: SAMHDTL2 05-17-00 I` In� 4 pl. e■v PLAN FINISHED GRADE * INSTALL EXTERNAL SEALING SYSTEM , MB MANUFACTURED BY INFI-SHIELD. DISTRIBUTED B7 ESS BROS. & SONS INC. NI NEENAH CASTING R-1733 OR EQUAL. 2-4 2"THICK ADJUSTING RINGS 1---- 1 1 W/MORTAR JOINTS. ER OUTSIDE, STRIKE NSI E CLEAN. Ei 1 -b a — =I 7" 6"..,. L 6" ECCENTRIC PRE -CAST CONE SECTION r6" Ti RUBBER GASKETS - ALL JOINTS 4-0" SPES EFXSEE CS. 5"MIN. R.C.P. BARREL SECTION PRECAST OR FIELD POURED INVERT — GROUT f1 16" 6 O PRECAST 8" POURED SECTION SANITARY MANHOLE ECCENTRIC. TXE IIRIHPLACE ° [weer IliMINNESBTA SANITARY MANHOLE DETAIL SAMHDTL2 DRWG NO. 2 AA SEE MNDOT STANDARD PLATE 3133C FOR DEPTH AND VOLUME OF RIPRAP REQ'D. ALSO DEPTH AND VOLUME 1' OF FILTER BLANKET IF REQUIRED. GEOTEXTILE FILTER MATERIAL CAN BE USED IN LIEU OF FILTER BLANKET IF SPECIFIED. RIPRAP - SEE SPECS. SEC. A —A A 4 5 X DIAMETER OR SPAN PLAN SEC. B—B PSLOPE VARIES RIPRAP AT R.C.P. APRONS APRON DETAIL APD T L2 DRWG NO. 18 BACK OF CURB LINE MANHOLE CE DIMENSION CHART DIM MANHOLE TYPE B-1 C-1 D-1 E-1 F-1 G-1 P 48" 60" 72" 84" 96"102' K 14" 13" 13" 13" 13.5' 13.5" T 6" 8" 8" 8" 8" 8" W 58" 72" 86"100"113"119 A 3" 11" 18" 25" 31" 34" > L PRECAST SECTION 8" POURED rE ,-STEPS LOCATION COVER SLAB W = SLAB DIA 24"x 36" OPENING REINFORCE SLAB FOR STREET LOADING NEEHAH CASTING R-3067 OR EQUAL 2-4 2"THICK ADJUST. RINGS W/MORTAR JOINTS — PLASTER OUTSIDE, STRIKE INSIDE CLEAN. RUBBER GASKET TYPICAL ALL JOINTS R.C.P. BARREL SECTION CONC. BLOCK MASONRY TO BE USED ONLY WHERE NECESSARY. PLASTER OUTSIDE, STRIKE INSIDE CLEAN 6" PRECAST • INSTALL EXTERNAL SEALING SYSTEM MANUFACTURED BY INFI-SHIELD. DISTRIBUTED BY ESS BROS. & SONS INC. MANHOLE/CATCH BASIN TYPE B-1 THRU G-1 CATCH BASIN MANHOLE DETAIL MHDTL2 DRWG NO. 30 W 3- 0 0_ 9' HYDRANT -SEE SPECS. W L6 N cc FINISHED GRADE STANDPIPE MINIMUM 2 LAYERS TAR PAPER OR POLYETHYLENE 1 CU. YD. CRUSHED ROCK CONCRETE THRUST BLOCK AND BASE 3' tlil lilt (1 2' CURB & GUTTER GATE VALVE BOX TEE 6" GATE VALVE OPEN RIGHT 6" D.I.P. CONCRETE BLOCK HYDRANT (& GATE VALVE) INSTALLATION WATERMAIN SIZE VARIES 3/4" TIE RODS (GALVANIZED) HYDRANT DETAIL HYDTL1 DRWG NO. 11 L`JI 1�r CURB RETURN 6'-6" UNLESS OTHERWISE NOTE" 5.-0" NEENAH R-3067 QA 7 OR EQUAL 5'-0" 0 DA TAPER CONC. CURB & GUTTER TO MATCH CASTING. 1/2" EXPANSION JOINT 1 GUTTER PLAN 2-#4x 5'-0" LONG 1/2" EXPANSION JOINT SECTION CATCH BASIN INSTALLATION FOR D-412 AND D-418 C&G (WITH B-618 CURB RETURNS) CATCH BASIN DETAIL CBTDL10 DRWG NO. 20 * INSTALL EXTERNAL SEALING SYSTEM MANUFACTURED BY INFI-SHIELD. DISTRIBUTED BY ESS BROS. & SONS INC. LLI STRUCTURE SCHEDULE DIMENSIONS MANHOLE TYPE E E-I F F-1 G G-1 P 48" 468I 60" 60" 72" 72" 84" 84" 96" 96" 102"102" K T8" 8" 8" 8" 8" 8" W 58" 58" 72" 72" 86" 86"100"100'113"113"119"119" H TO SUIT CASTING DIMENSIONS OPENING ECC.ICON.ECC.CON. ECC.ICON(ECC.CON ECC(CON.ECC.CON. W `24"x 36" OPENING\ REINF. FOR STREET LOADING ALTERNATE COVER SLAB FOR NEENAH R-3067 CASTING PRE —CAST SECTION (18" 0R SMALLER INLET OR OUTLET) —W—SLAB DIA.--I NEENAH CASTING R-1733 W// CENTER PICK HOLE OR EQUAL. 1-4 ADJUSTING RINGS W/MORTAR JOINTS. PLASTER OUTSIDE OF RINGS W/MORTAR. SECTION PRE —CAST SECTION WITH GASKETS. CONCRETE BLOCK MASONRY TO BE BUILT TO OUTSIDE DIAMETER OF THE PIPE (21" OR OVER INLET OR OUTLET) 8" MIN. S I ORM SEWER M.H. TYPE "B"(B—I) THRU "G"(G—I) THE BIRTHPLACE OF MIHHESt1A STORM SEWER MANHOLE DETAIL MHDTL3 DRWG IN O . 31 3" COMPOST 6" MNDOT GRANULAR BORROW 3" TOPSOIL (LESS THAN 5% CLAY CONTENT) INFILTRATION BASIN SUBGRADE FOR GRADING NATURAL SOIL INFILTRATION MEDIA POND NWL :474I�i�I�:��;�I�:M S.N age 1211 TILLED SAND/TOPSOIL/COMPOST MIX BY LANDSCAPE CONTRACTOR 968.0— i vr A d NATURAL SOIL BASIN SECTION 12" INFILTRATION BASIN SECTIONS TOP OF CASTING ELEV-SEE PLAN 24" M PLAN CL STRUCTURE 1.0' TO BACK OF CURB UNE 8 6" PRECAST - 8" POURED SECTION NEENAH CASTING R-3067 OR EQUAL (WITH DL/DR GRATE). 2-4 2" THICK ADJUSTING RINGS W/MORTAR JOINTS - PLASTER OUTSIDE, STRIKE INSIDE CLEAN 24" X 36" PRECAST SECTION. (WHEN NEC. 8" SOLID CONC. BLK. SHALL BE USED. PLASTER OUTSIDE WITH 1/2" MORTAR) • INSTALL EXTERNAL SEALING SYSTEM MANUFACTURED BY INFI-SHIELD. DISTRIBUTED BY ESS BROS. & SONS INC. TYPE "X" CATCH BASIN (RECTANGULAR) CATCH BASIN DETAIL CBDTL3 DRWG NO. 21 STEPS MANHOLE C L FINISHED GRADE PRE -CAST SECTION (18" OR SMALLER INLET OR OUTLET) PLAN BACK OF CURB UNE (WHEN USED AS A MANHOLE/CATCH BASIN) PIPE CL * INSTALL EXTERNAL SEALING SYSTEM MANUFACTURED BY INFI-SHIELD. DISTRIBUTED BY ESS BROS. Be SONS INC. NEENAH CASTING R-1733 OR EQUAL 2-4 2" THICK ADJUSTING RINGS. W/MORTAR JOINTS -PLASTER OUTSIDE, STRIKE INSIDE CLEAN. 8" POURED - 5 4 �7 6" PRECAST SECTION ECCENTRIC PRECAST CONCRETE CONE SECTION. RUBBER GASKET TYPICAL ALL JOINTS. R.C.P. BARREL SECTION. TYPE "A" MANHOLE (ECCENTRIC) STORM MANHOLE DETAIL STMHDTL2 DRWG NO. 33 —1I III-111I III_ II— II — I — II III-111�I—ICI II �I=II I1 II — — I 1Lt—ll1—ll1-1Lt-1 11 III-III-I L= IPPPP- I-1 1 1 I I=1 III I —III_ 11I111=111 I I— I I— I I —III— I I—III-1 I1— I Iit 1Llj�l l�—I r—111T 11.111= —11 11=1 11=111=111=1 I I= 1 1=1 1 1=1 1 1=1 1 1=1 MONOLITHICALLY POURED CONCRETE OR PRECAST OCS-70 SKIMMER STRUCTURE R-4342 CASTING RE=969.80 —�I II 1=I I� I� I� I� I I-11 I�I� � II I� I� I� I� I� I I_ I1-111=1I II I II I I-11 i=11I NOTE: 1. BASE TO BE GROUTED TO FORM A SMOOTH INVERT. 2. PIPE CUT—OUTS TO BE LOCATED WHERE REQUIRED. REVISED: 07/20/17 PLAN TOP OF CSTG. ELEV. - SEE PLAN. PRECAST CONC. SLAB. REINF. FOR STREET LOADING U6" PRECAST - 8" POURED SECTION OPENING CENTERED IN TOP SLAB. NOTE: SEE PLAN FOR SIZE, TYPE, AND LOCATION OF CONNECTING PIPE. 1.0' TO BACK OF CURB LINE NEENAH CASTING R-3067 OR EQUAL (WITH DL/DR GRATE). 2 4 2" THICK ADJUST. RINGS W ORTAR JOINTS - PASTER 0 TSIDE, STRIKE INSIDE CLEAN. PLACE SLAB ON 1/2" MORTAR BED. TROWEL JOINT SMOOTH. 48" R.C.P. BARREL SECTION WHEN NEC. 8" RADIAL CONC. BLK. SHALL BE USED. PLASTER OUTSIDE WITH 1/2" MORTAR). *INSTALL EXTERNAL SEAUNG SYSTEM MANUFACTURED BY INFI—SHIELD. DISTRIBUTED BY ESS BROS. & SONS INC. TYPE "Y" CATCH BASIN (RECTANGULAR CASTING) i— r THE IIN**PL*(E Of MINNESBTA " d CATCH BASIN DETAIL CBDTLI DRWG NO. 22 FOR NEW MANHOLE CONSTRUCTION, CONTRACTOR TO MINIMIZE PIPE PROTRUSION (L) PLAN VIEW REFER TO MANHOLE SIZING CHART TO ENSURE PROJECT SPECIFIC DESIGN FEASIBILITY NOTE 1: STOCK COMPONENTS ARE DESIGNED TO ACCOMMODATE A 6" CONCRETE PIPE PROTRUSION (L, MEASURED AT SIDE OF PIPE). FOR CUSTOM DESIGNS, AND/OR PROJECT SPECIFIC DETAILS, CONTACT MOMENTUM. CROSS SECTION AA XXKXX N XXX.X NOTE ET AND OUTLET INVERTS SHOULD BE AT APPROXIMATELY THE SAME ELEVATION FOR THE PRESERVER'. TO FUNCTION AS DESIGNED. SUMP MANHOLE XX" SKIMMER •1 A D° MOUNTING BRACKET WITH WATERTIGHT GASKET L D° MIN' 1 Do MIN. )CXX.XX NOTE 3: STOCK SKIMMERS HAVE A FREEBOARD DEPTH OF D", FOR GREATER FREEBOARD DEPTHS. DESIGNERS CAN UPSIZE THE SKIMMER. OR USE A CUSTOMIZED SKIMMER. FOR CUSTOM DESIGNS, AND/OR PROJECT SPECIFIC DETAILS. CONTACT MOMENTUM. Not to Scale XXX.XX' D° MIN. 41om nTum 877-773-0073 • vmw.MomentumEnv.can THE PRESERVER, STANDARD DETAIL ENERGY DISSIPATER WITH SKIMMER MORIENRIM ENVIRONMENT. LtS DOES HOT OFFIROVE FLANS, SONG. OP SYSTEM DESIGNS, THE MS./MGM. 16 RESPONSIBLE FOP PLL DES. DECISIONS NOT FOR CONSTRUCTION Westwood Phone Fax Toll Free Phone Fax Free (952)93)-5150 (952)93)-5822 (888)93]-5150 937-5150 937-5822 937-5150 7699 Anagram Eden Prairie, N westwoodps.com Anagram Drive Eden MN 55344 westwoodps.com Westwood Professional Services, Inc. Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my Reviai0118 direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota 04/21/17 REVISED PER COMMENTS 05/25/17 REVISED PER COMMENTS Ced: 07/11/17 REVISED PER COMMENTS 07/14/17 REVISED LOTS —IMPERVIOUS REQUIREMENTS Drawn John Bender 07/26/17 WATERSHED COMMENTS 07/26/17 Date: License No 433581 Record `"ing by/date: Prepared for Fairway Development, LLC 1959 Sloan Place, Suite 140 St. Paul, Minnesota 55117 Hazel Place Stillwater, Minnesota 0009258DTP01.dwg Date: 03/17/17 Sheet: 7 OF 9 Details © 2017 Westwood Professional Services, Inc. 1437 f 1441 1445 1436 9 4Cs81439 398 (1421 39 1394 419 1 J 91 1 0 9 1420 1390 383 124 24 4 4 (1253 � 247 Plant Legend OVERSTORY DECIDUOUS TREE Plant Schedule NOTE: 1. SEE GRADING PLAN FOR ALL SEEDING/ SODDING AREAS. OVERSTORY TREE (42 Total) QTY ID COMMON NAME BOTANICAL NAME SIZE (AT INSTALLATION) METHOD HEIGHT (AT MATURITY) WIDTH (AT MATURITY) SPACING COMMENT 9 SM Sugar Maple Acer saccharum 2.5" CAL. B&B 50'-75' 40'-50' AS SHOWN 7 AB Autumn Blaze Maple Acer x freemanii 'Jeffers Red' 50'-60' 40'-50' AS SHOWN WRAP TREES - FASTEN TOP AND BOTTOM, REMOVE BY APRIL 1ST OR PAINT TRUNKS WITH WHITPAINT MIX(1/3 WHITE LATEX PAINT + 2/3 WATER). 6 RM Northwood Red Maple Acser rubrum 'Northwood' 50' 35' AS SHOWN 10 WO Swamp White Oak Quercus bicolor 50'-60' 40'-50' AS SHOWN 10 HA Hackberry Celtis occidentalis 50'-75' 40'-50' AS SHOWN NOTE: THE ABOVE LANDSCAPE TOTALS ARE GIVEN AS A CONVENIENCE TO THE LANDSCAPE CONTRACTOR. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR VERIFYING COUNTS WITH PLANTING PLAN. Planting Notes GENERAL: 1. ALL PLANT MATERIAL INSTALLATION, INCLUDING SEED AND SOD, SHALL BE COMPLETED PRIOR TO SUBSTANTIAL COMPLETION. Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance 2. CONTRACTOR SHALL LOCATE AND VERIFY ALL UTILITIES, INCLUDING IRRIGATION LINES, WITH THE OWNER FOR PROPRIETARY UTILITIES 48 HOURS BEFORE DIGGING. CONTRACTOR SHALL CONTACT EITHER COMMON GROUND ALLIANCE AT 811 OR CALL811.COM OR GOPHER STATE ONE CALL AT 651-681-7326 (TWIN CITIES METRO AREA) OR 800-252-1166 (GREATER MINNESOTA) OR WEB AT www.gopherstateonecall.org. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION AND REPAIR OF ANY DAMAGES TO SAME. NOTIFY THE LANDSCAPE ARCHITECT OF ANY CONFLICTS TO FACILITATE PLANT RELOCATION. 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLYING WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK. 4. ALL PLANT MATERIAL QUANTITIES, SHAPES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONDITIONS OF THE SITE. THE LANDSCAPE ARCHITECT SHALL APPROVE THE STAKING LOCATION OF ALL PLANT MATERIALS PRIOR TO INSTALLATION.ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. 5. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 6. NO PLANT MATERIAL SHALL BE SUBSTITUTED WITHOUT THE APPROVAL OF THE LANDSCAPE ARCHITECT OR OWNER. ALL SUBSTITUTIONS MUST BE APPROVED PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANTS WHICH ARE DEEMED UNSATISFACTORY BEFORE, DURING, OR AFTER INSTALLATION. 7. THE PLAN TAKES PRECEDENCE OVER THE LANDSCAPE LEGEND IF DISCREPANCIES EXIST. THE SPECIFICATIONS TAKE PRECEDENCE OVER THE PLANTING NOTES AND GENERAL NOTES. 8. CONTRACTOR SHALL PROVIDE GUARANTEE OF ALL PLANT MATERIALS FOR TWO COMPLETE GROWING SEASONS (APRIL 1 - NOVEMBER 1)YEAR . THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. THE GUARANTEE SHALL COVER THE FULL COST OF REPLACEMENT INCLUDING LABOR AND PLANTS. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. NY PLANT MATERIAL WHICH DIES, TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH MATERIAL OF THE SAME SPECIES, QUANTITY, AND SIZE AND MEETING ALL LANDSCAPE LEGEND SPECIFICATIONS. 9. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR. 10. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2004 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. 11. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER SOIL PREPARATION: 12. TOPSOIL SHALL BE LOCAL FERTILE AGRICULTURAL SOIL FREE OF SUBSOILS, ROCKS, CLAYS, PLANTS, WEEDS, ROOTS AND OTHER IMPURITIES. PH VALUE SHALL BE BETWEEN 5.4 AND 7.0. 13. REMOVE DEBRIS AND WEEDS FROM SUBSOIL. 14. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL PERFORM A SOIL TEST PRIOR TO INSTALLATION AND NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 15. SPREAD TOPSOIL TO A MINIMUM DEPTH OF 6". TOPSOIL PLACEMENT SHALL TAKE PLACE DURING DRY WEATHER. PREPARE TOPSOIL SO THAT IT IS FREE OF DEBRIS AND GRADED TO DRAIN AS INDICATED ON GRADING PLANS. 16. LIGHTLY COMPACT TOPSOIL AFTER PLACEMENT AND PROHIBIT CONSTRUCTION TRAFFIC FROM AREAS WITH TOPSOIL. PLANTING: 17. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. 18. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 19. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL -IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 20. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR/ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 21. OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS. VERTICALLY SCORE ROOT BALLS PRIOR TO INSTALLATION. 22. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 23. WRAP ALL SMOOTH -BARKED TREES - FASTEN TOP AND BOTTOM, REMOVE BY APRIL 1ST OR PAINT TRUNKS WITH WHITE PAINT MIX(1/3 WHITE LATEX PAINT + 3 WATER). 24. STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR. 25. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (SELECT TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. 26. WOOD MULCH SHALL BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS, COLOR SHALL BE DARK BROWN. TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 3" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL. PRUNE OUT MISDIRECTED BRANCHES. PROVIDE ONE CENTRAL LEADER. GUYING AND STAKING, AS REQUIRED, FOR ONE (1) YEAR ON ALL DECIDUOUS AND CONIFEROUS TREES: TOP STAKES 5' ABOVE GROUND (MAX.) OR TO FIRST BRANCH. BOTTOM OF STAKE 3' (MIN.) BELOW GROUND. STAKING POSTS TO BE 2"X2" STAINED WOOD OR PAINTED STEEL DELINEATOR POSTS. PLACE 3 POSTS EQUIDISTANT AROUND AND OUTSIDE ROOT BALL. SECURE TREE TO POSTS WITH 16" LONG POLYPROPYLENE OR POLYETHYLENE, 40 MIL., 1.5" WIDE STRAP. TREE WRAP MATERIAL FROM GROUNDLINE UPWARD TO FIRST BRANCHES, AS REQUIRED. PLACE MULCH, DEPTH AS SPECIFIED, OVER PLANT PITS - DO NOT PILE AGAINST TRUNK. FORM 3" DEEP WATERING BASIN. -µ�BACKFILL PLANT PIT WITH SPECIFIED .III BACKFILL SOIL. SCARIFY SIDES AND BOTTOM OF HOLE. REFER TO AMERICAN STANDARD FOR NURSERY STOCK FOR MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED AT OR NEAR FINISHED GROUNDLINE. Tree Planting Detail NOT TO SCALE SET ROOT BALL ON UNDISTURBED SUBSOIL OR COMPACTED SOIL MOUND MATCHING TREES NATURAL GROUNDLINE WITH FINISHED SITE GRADE. NOT FOR CONSTRUCTION 1 Westwood Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 ToN Free (888) 937-5150 westwoodps.com Westwood Professional Services, Inc. I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota. Kevin Teppen 07/26/17� Na 26980 Revvaimus 04/21/17 REVISED PER COMMENTS 05/25/17 REVISED PER COMMENTS checked: 07/11/17 REVISED PER COMMENTS 07/14/17 REVISED LOTS -IMPERVIOUS REQUIREMENTS Drawn: 07/26/17 WATERSHED COMMENTS Record Drawing by/date; Prepared for Fairway Development, LLC 1959 Sloan Place, Suite 140 St. Paul, Minnesota 55117 Hazel Place Stillwater, Minnesota 0' 50' 100' 150' 0009258PLP01.dwg Date: 03/17/17 Sheet: 8 OF 9 Preliminary Landscape Plan © 2017 Westwood Professional Services, Inc. Tag Number Tree 1102 Red Oak 1103 Box Elder 1104 Box Elder 1105 Silver Maple 1106 Silver Maple 1107 Silver Maple 1108 Red Oak 1109 Red Oak 1110 Red Oak 1111 Red Pine 1112 Arborvitae 1113 Red Pine 1114 Red Pine 1115 Spruce 1116 Red Pine 1117 Red Pine 1118 Ash 1120 Ash 1121 Maple 1122 Maple 1123 Maple 1124 Box Elder 1125 Silver Maple 1126 Maple 1127 Ash 1128 Ash 1129 Silver Maple 1130 Silver Maple 1131 Silver Maple 1132 Scotch Pine 1133 Red Oak 1134 Cottonwood 1135 Red Oak 1136 Box Elder 1137 Red Oak 1138 Red Oak 1139 Red Oak 1140 Box Elder 1141 Box Elder 1142 Box Elder 1143 Box Elder 1144 Box Elder 1145 Box Elder 1146 Box Elder 1147 Box Elder 1148 Arborvitae 1149 Arborvitae 1150 Ash 1151 Juniper 1152 Red Pine 1153 Red Pine 1154 Red Pine 1155 Red Pine DBH 12 76 52 62 20 56 8 10 12 6 8 12 8 6 6 10 8 32 10 12 12 20 50 12 8 7 34 34 30 12 20 20 24 20 12 10 12 14 18 60 40 26 36 48 48 8 8 8 8 10 8 10 6 / / / / / Clump Status Tag Number Protect 1156 CL Removed 1157 Removed 1158 CL Removed 1159 Removed 1160 CL Removed 1161 Removed 1162 Removed 1163 Removed 1164 Removed 1165 Removed 1166 Protect 1167 Protect 1168 Protect 1169 Protect 1170 Removed 1171 Removed 1172 CL Removed 1173 Removed 1174 Removed 1175 Removed 1177 CL Removed 1178 CL Removed 1180 Removed 1181 Removed 1182 Removed 1183 CL Removed 1184 CL Removed 1185 CL Removed 1186 Removed 1187 CL Removed 1188 Removed 1189 CL Removed 1190 Removed 1191 Removed 1192 CL Removed 1193 CL Removed 1194 CL Removed 1195 CL Removed 1198 CL Removed 1199 CL Removed 1200 CL Removed 1201 CL Removed 1202 CL Removed 1203 CL Removed 1204 Removed 1205 Removed 1206 Removed 1207 Removed 1209 Protect 1210 Protect 1211 Protect 1213 Removed 1215 1217 1219 Tree Silver Maple Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Spruce Spruce Juniper Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Aspen Aspen Red Pine Red Pine Red Pine Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen DBH Clump Status 26 10 6 10 8 8 8 8 10 8 6 10 12 10 8 6 8 8 8 6 6 6 6 6 8 6 6 8 8 6 6 6 6 8 6 8 6 8 6 8 8 8 6 8 8 8 8 8 8 8 8 8 8 6 6 CL Protect Removed Removed Protect DBL Protect Protect Protect Removed Protect Protect Protect Protect Protect Protect Protect Protect Protect Removed Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Removed Removed Removed Removed •40 , 8-4'over;. —►������������������������������• Ns Tag Number 1221 1222 1223 1224 1225 1226 1227 1228 1229 1230 1231 1232 1233 1234 1235 1236 1238 1239 1240 1241 1243 1244 1245 1246 1247 1248 1249 1250 1251 1252 1253 1254 1255 1257 1258 1259 1260 1261 1262 1263 1264 1267 1268 1270 1274 1277 1278 1279 1280 1281 1282 1283 1285 1286 1287 Tree Quaking Aspen Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Spruce Spruce Spruce Spruce Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen DB H TREE PROTECTION FENCE (TYP.) TREES TO BE REMOVED (TYP.) Clump Status Tag Number Removed 1288 Removed 1289 Removed 1290 Removed 1291 Removed 1292 Removed 1293 Removed 1294 Removed 1295 Removed 1296 Removed 1297 Removed 1298 Removed 1299 Removed 1300 Removed 1301 Removed 1303 Removed 1304 Removed 1308 Removed 1309 Removed 1312 Removed 1313 Removed 1314 Removed 1315 Removed 1316 Removed 1317 Removed 1318 Removed 1319 Removed 1320 Removed 1321 Removed 1322 Removed 1323 Removed 1324 Removed 1325 Removed 1326 Removed 1327 Removed 1328 Removed 1329 Removed 1330 Removed 1331 Removed 1332 Removed 1333 Removed 1334 Removed 1335 Removed 1336 Removed 1337 Removed 1338 Removed 1339 Removed 1340 Removed 1341 Removed 1342 Removed 1343 Removed 1344 Removed 1345 Removed 1346 Removed 1347 Removed 1348 Tree Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Red Oak Red Oak Paper Birch Paper Birch Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Bigtooth Aspen Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Paper Birch Quaking Aspen DBH Clump Status 8 Protect 8 Protect 8 Protect 8 Protect 8 Protect Removed Removed Removed Removed Removed Removed Removed 6 Protect Removed Removed Removed Removed Removed Removed 6 Protect 8 Protect 8 Protect 8 Protect 16 Protect 18 Protect 6 Protect Removed Removed Removed Removed Removed Removed Removed Removed Removed Removed Removed 8 Protect Removed Removed Removed Removed 8 Protect Removed Removed DBL Removed Removed Removed Removed 6 Protect 10 Protect 10 Protect 8 Protect 8 DBL Protect 10 Protect 8 8 8 6 8 8 6 8 6 6 6 6 8 10 6 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 145 4 Tag Number Tree 1349 1350 1351 1352 1354 1355 1356 1357 1358 1360 1361 1362 1364 1366 1367 1368 1369 1374 1382 1383 1384 1387 1389 1390 1391 1392 1394 1395 1396 1398 1399 1400 1401 1402 1403 1404 1405 1406 1407 1409 1410 1412 1413 1414 1415 1416 1417 1418 1419 1420 1421 1422 1423 1424 1426 Paper Birch Paper Birch Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Silver Maple Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Red Oak Quaking Aspen Quaking Aspen Paper Birch Red Oak Ironwood Paper Birch Quaking Aspen Ironwood Quaking Aspen Paper Birch Paper Birch Paper Birch Paper Birch Paper Birch Ironwood Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen DBH 8 8 10 10 6 8 6 6 6 6 6 8 6 10 6 8 8 12 6 6 6 8 10 8 8 8 10 8 8 6 8 8 8 8 8 10 14 16 6 8 20 10,4 10 16,5,3 8 7 8 8 12 7 8 7 6 6 8 Clump Status Protect Protect Protect TRP Protect Protect Protect Removed Removed Removed Removed Removed Removed Protect Protect Protect TRP Protect DBL Removed Removed Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect TRP Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect DBL Protect Protect CL Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect Protect 1102 1101 TREES TO BE REMOVED (TYP.) TREE PROTECTION FENCE (TYP.) Tag Number 1427 1428 1429 1430 1433 1434 1435 1436 1437 1438 1439 1440 1441 1442 1443 1444 1445 1446 1447 1448 1449 1450 1451 1452 1455 1456 1458 1460 1461 1462 1463 1464 1465 1466 1468 1469 1470 1471 1473 1474 1477 1478 1479 1480 1481 1483 1484 1485 1487 1488 1489 1490 1491 1492 1493 Tree Quaking Aspen Quaking Aspen Paper Birch Quaking Aspen Red Oak Paper Birch Quaking Aspen Paper Birch Paper Birch Paper Birch Paper Birch Paper Birch Quaking Aspen Paper Birch Paper Birch Paper Birch Red Oak Ironwood Paper Birch Quaking Aspen Paper Birch Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Paper Birch Paper Birch Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Quaking Aspen Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine 10 1 8 n TREES TO BE SAVED (TYP.) 1122 DBH Clump Status Tag Number 6 Protect 1494 8 Protect 1495 6 Protect 1496 12 Protect 1497 8 Protect 1498 6 Protect 1499 12 Protect 1500 12 Protect 1501 12,8 DBL Protect 1502 8 Protect 1503 5,9 DBL Protect 1504 10 Protect 1505 8 Protect 1507 8 Protect 1510 12 Protect 1512 8 DBL Protect 1513 16 Protect 1515 4 DBL Protect 1516 8 Protect 1517 14 Protect 1518 6 Protect 1520 6 Protect 1521 8 Protect 1522 6 Protect 1523 6 Protect 1524 6 Protect 1525 10 Protect 1526 8 Protect 1527 8 Protect 1528 8 Protect 1529 8 Protect 1531 8 Protect 1534 8 Protect 1535 6,8 DBL Protect 1538 7 Protect 1541 12 Protect 1546 6 Protect 1547 6 Protect 1548 6 Protect 1549 6 Protect 1550 8 Protect 1551 10 Protect 1552 10 Protect 1553 10 Protect 1554 8 Protect 1556 6 Protect 1557 6 Protect 1558 12 Protect 1559 10 Removed 1560 10 Protect 1561 10 Protect 1562 6 Protect 1563 6 Protect 1564 10 Protect 1565 6 Protect 1566 Tree Red Red Red Red Red Red Red Red Pine Pine Pine Pine Pine Pine Pine Pine Red Pine Red Pine Red Pine Quaking Aspen Red Pine Quaking Aspen Red Pine Red Pine Red Pine Quaking Aspen Quaking Aspen Quaking Aspen Quaking Aspen Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Red Pine Quaking Aspen Quaking Aspen Paper Birch Quaking Aspen Quaking Aspen Red Pine Spruce Spruce Spruce Spruce Spruce Spruce Spruce Spruce Spruce Spruce Spruce Spruce Silver Maple Juniper Red Pine White Pine Ash Maple Box Elder Legend 0 0 EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED TREE PROTECTION FENCE Tree Preservation Data Allowed Tree Canopy Removal with out Required Replacement: Tree Canopy to be Removed: Tree Canopy to Remain: Total Tree Canopy: 35% Max. (55,510sf) 78,011sf (41.6%) 109,458sf (58.4%) 187,469sf Trees on Site 382 Trees Allowed Tree Removal with out Replacement 134 Trees (35%) Trees to be Removed: 152 Trees (40%) (25 removed for road, drainage & utilities) Trees Trees to Remain: 230 Trees (60%) Req. Replacement Trees: 18 Trees DBH Clump Status 8 Protect 12 Protect 8 Protect 8 Protect 6 Protect 10 Protect 10 Protect 12 Protect 6 Protect 10 Protect 10 Protect 6 Protect 14 Protect 8 Protect 12 Protect 10 Protect 6 Protect 10 Protect 8 Protect 10 Protect 8 Protect 8 Protect 10 Protect 10 Protect 10 Protect 8 Protect 10 Protect 10 Protect 12 Protect Removed Removed CL Removed Removed Removed Removed 12 Protect 10 Protect 8 Protect 8 Protect 10 Protect 6 Protect 6 Protect 8 Protect Removed Removed Removed Removed Removed 10 TRP Protect Removed Removed Removed Removed CL Removed CL Removed 14 6 12 8 6 6 8 8 8 6 8 8 6 12 8 40 30 Call 48 Hours before digging: 811 or cal1811.com Common Ground Alliance ELEVATION PLAN NOTES: ORANGE MESH CONSTRUCTION FENCE LOCATION AS SHOWN ON PLAN. MAINTAIN MAXIMUM DISTANCE FROM TRUNK POSSIBLE. 6' METAL FENCE POST. STAKE EVERY 6' MAXIMUM. 6' MAX. T " POST OR EQUAL ORANGE CONSTRUCTION FENCE STAKED EVERY 6' 1, PRUNING WILL BE DONE BY PROFESSIONALS DURING APPROPRIATE PRUNING SEASON. 2. NO STORAGE OF MATERIALS, OPERATION OF MACHINERY, OR DEVELOPMENT OF ANY SORT WILL OCCUR WITHIN THE FENCE —LINE WITHOUT APPROVAL IN WRITING FROM THE CITY. 3. SITE GRADING TO BE DONE ONLY AFTER PROTECTIVE MEASURES HAVE BEEN TAKEN, CITY HAS APPROVED FENCING LOCATIONS, AND ALL CONTRACTORS HAVE BEEN BRIEFED ON TREE PRESERVATION TECHNIQUES. Westwood TREE PROTECTION LAST REVISED: 05/28/15 TPO8 NOT FOR CONSTRUCTION Westwood I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed LANDSCAPE ARCHITECT under the laws of the State of Minnesota. Revisions: 04/21/17 REVISED PER COMMENTS 05/25/17 REVISED PER COMMENTS checked: 07/11/17 REVISED PER COMMENTS 07/14/17 REVISED LOTS —IMPERVIOUS REQUIREMENTS Drawn; 07/26/17 WATERSHED COMMENTS Record Drawing by/date; Prepared for: Fairway Development, LLC Hazel Place 0' 50' 100' 150' 0009258TPP01.dwg Date: 03/17/17 Sheet: 9 OF 9 Phone (952)93]5150 Fax (952)93]5822 TdlRee (888�93i-5150 (952)937-5150 Fax (952)937-5822 ToN Free (888) 937-5150 7699 Anagram Eden Prairie, N a Anagram Drive Prairie, MN 55344 westwoodps.com Westwood Professional Services, Inc. Professional Services, Inc. Kevin Teppen Date 07/26/17 License No. 26980 1959 Sloan Place, Suite 140 St. Paul, Minnesota 55117 Stillwater, Minnesota Tree Preservation Plan CI" 4-:I 31111IV'dICI I. . re.11-,,V The Birthplace of Minnesota ags,= y a E Ypgy o„ zs p _ I m ..- \; : .T, , "'••� " V- 2g ri� Hazel Place Stream Shoreland Overlay District ^... Municipal Boundary Parcel Boundaries -,--- Browns Creek and Tributaries Stream Shoreland Management District 0 112.5 225 450 Feet k ''-' \ p GD General Site Location �I I, �;q g 8 R� ) ^F:. ".x'y ` �• ;�•�' - c ' Icr :fi J .. .. I �.. ��.:� n�i,,{ �. ■ I'IIIIIIIIIIIIILt:� ��F I Ir♦ _ 57e;i i, •�-u ,y,♦/� g ,: . 4~� ` HAZ in iiii��•��ii� �.• IJI . all ��i c gyp �� �. � i 1 C ; - � IJ o�/�. r l t � ?, { 321 J J c • ,rr �.. •. - r _�� "� ~A — TAM. Elll `` y :��.,� .III ,.III r11. I■7n1 ■ai .� O a qd 3 cie liwater THE BIRTH P L A TE OF MINNFSOIA PLANNING COMMISSION MEETING DATE: August 23, 2017 CASE NO.: 2017-35 APPLICANT: Roger Tomten, ARCHNET, representing St. Croix Preservation Inc., LLC REQUEST: Consideration of a variance to the CBD Height Overlay District — Parkside District for accessory rooftop uses associated with the Water Street Inn expansion ZONING: Commercial Business District COMP PLAN DISTRICT: Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND In 2014 the City conditionally approved Case No. 2014-7 which allows for a proposed addition to the northern end of the Water Street Inn. The addition was permitted by code to be 10% higher than the 40' portion of the existing structure that was directly adjacent to it. Therefore, the outright permitted height for the addition was 44'. Case No. 2014-7 also allowed for three variances to the CBD Height Overlay District for the installation of a clock tower, steel tower frame, and a tower mast on the addition. The approval also included the use of the rooftop for an open-air bar and restaurant dining area. These uses did not require a variance. Theses uses would necessitate the use of an elevator to the rooftop. While the application included the elevator bulkhead, a (approximately) 48 square foot storage area, two stairwells, and a 40 square foot area noted as 'service' area, these were interpreted to be necessary appurtenances to the building which are outright permitted to exceed the maximum height in any zoning district. The service and storage areas were interpreted to be necessary improvements associated with the elevator bulkhead. REQUEST The applicant is requesting a variance to City Code Section 31-403, CBD height overlay districts, subsection (b)(2)(ii) which indicates "for vacant lots immediately adjacent tol an existing building: the height of the infill building is to be within 10% (higher or lower) of the height of the adjacent building or buildings. If the infill building is between adjacent buildings, then the height of the infill building is to be within 10% (higher or lower) of the average height of the adjacent buildings on both sides". If approved, the variance would allow for an enclosed bar and kitchen, service station and storage area, two restrooms in addition to the elevator bulkhead and enclosed/covered lobby, and two sets of stairs. Therefore, the applicant is requesting a 10% variance to the 10% provision which would allow the addition to be 20% taller, for a total of 48', than that portion of the existing structure that is currently 40' in height. APPLICABLE REGULATIONS AND STANDARDS Section 31-208, Variances, indicates the Planning Commission may grant a variance, but only when all of the following conditions are found: 1. The variance is in harmony with the general purposes and intent of this chapter. The purpose of the CBD Height Overlay District is to preserve and enhance the essential character of the downtown and that structures be limited in height in order that structures close to the river not rise above the height of structures farther from the river. At the permitted 44', the structure's addition will already be taller than structures further away from the river. Additional height allowance would not be in harmony with the CBD Height Overlay District - Parkside District which encourages new structures (not infill structures) to be a maximum to 2.5 stories and 30' 2. The variance is consistent with the comprehensive plan. Although approved by the City Council, the new addition is proposed to be located in a view corridor. These proposed improvements will be visible in this view corridor. Therefore, the proposal is not consistent with the Comprehensive Plan. Furthermore, the Land Use and Downtown Urban Design Policy 3 indicates "the City should 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". Although this structure is situated independently in the CBD, the downtown district, and the Stillwater Commercial Historic District, the additional story would create a four- story structure in this location. This is not in keeping with the height and size of most structures within a one -block radius or the rest of the historic district. ' For purposes of calculating the height of an infill building, "immediately adjacent to" does not include buildings that are on the opposite side of a street, alley, or open space of any kind. CPC 7/12/2017 (Case No. 2017-23) 419 2"d Street South Page 2 of 4 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; As the hotel addition will be added onto an existing hotel and conference center, the proposed use of the land is reasonable in the Central Business District. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and While the applicant states the reorganization of uses in this structure is due to the elimination of a basement in the floodplain, creating a uniqueness on this property, it is the property owner that is proposing these uses on this site. While the use of restaurant and bar space is permissible by Special Use Permit in the Central Business District, the proposal of these uses in the addition and on the rooftop is directly attributed to the owner's desires and preferences. iii. The variance, if granted, will not alter the essential character of the locality. The addition of a fourth story on Water Street will alter the essential character of the locality, creating a tunneling effect on this narrow right-of-way. Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. ALTERNATIVES AND RECOMMENDATION The Planning Commission has the following options: 1. Make the finding that practical difficulties do exist for the property owner and approve a 10% variance variances to the maximum height in the Downtown Height Overlay (Parkside) district with or without conditions. The Planning Commission may impose conditions in the granting of a variance. A condition must be directly related to and must bear a rough proportionality to the impact created by the variance. If the Commission were to find practical difficulties do exist for the property owner, staff would recommend the following conditions: a. All conditions of approval of Case No. 2014-7, and associated Resolutions, shall remain in effect. b. Plans shall be substantially similar to those on file with the Community Development Department's Case No. 2017-35. c. The property owner shall obtain a Design Permit from the Heritage Preservation Commission. Conditions of approval shall be incorporated into the variance conditions of approval. CPC 7/12/2017 (Case No. 2017-23) 419 2nd Street South Page 3 of 4 d. A building permit shall be reviewed and approved prior to any construction occurring on the property. e. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. 2. Make the finding that practical difficulties have not been established and deny the variance, with or without prejudice. 3. Table the application and request additional information from staff or the applicant. FINDINGS AND RECOMMENDATION On the basis that the request does not conform to the zoning code, the comprehensive plan, and that practical difficulty has not been established, staff recommends denial of the variance. ATTACHMENTS Site Location Map Narrative Request (2 pages) Floor Plans (3 pages) Elevations Facade Perspectives (2 pages) Height Variations 2014 Elevations (2 pages) 2014 Rooftop Plan CPC 7/12/2017 (Case No. 2017-23) 419 2nd Street South Page 4 of 4 r 1 Il Water ... . ,.. •a1, F + • " i/Pki , wx ± j�r�y �� s�°' .t N % j .:N - iv r€ __ {���11/ 1 f 1 iP - „ t=,:�,r ._ - The Birthplace of Minnesota Site Location Map Water Street Inn Z `' I1A \. OMMRG P . ' 101 North Water Street Ti N , Goo, SIR�E�111 M�R1�o 7��;PSG •�D - .°rer 0 \ , 2 2 �(36 f - O (n O ��f�SS° r Z 0 155 310 620 Feet SI n'`0 11 9 7`. °� V-C SI N 7 a m General Site Location \-; 2-3 �� - ,....J.- sil �O GSPN �m ` 0c t N �� ..r�� t FX 3a ; (� i, i' � 1; 3 % . �', \ trA r *� "" ems , "` R ,\IE SI N�� �` N�SON E NE.s� NEk,So" S so& i 1 ! • 1 rP i �I \ \p __:"t� ARCHNET 333 North Main Street Suite 201 Stillwater, MN 55082 July 21, 2017 TO: Mr. Bill Turnblad, Community Development Director, City of Stillwater Abbi Wittman, City Planner, & Planning Commission 216 North Fourth Street Stillwater, MN 55082 RE: Water Street Inn, 101 Water Street, Stillwater, MN Dear Mr. Turnblad and Planning Commission Members, Architecture I Interiors Sustainable Design Phone 651/430-0606 Fax 651/430-2414 www.archnetusa.com Since our approvals for the Water Street Inn addition in 2014, the owner has been seeking and fine- tuning financing packages to align with the hotel's annual winter construction window. With that now complete we are entering the Design Development Phase, integrating the updated space program- ming, Mechanical, Structural and Construction feasibility phases of the project. There have been some revisions to the project, and after meeting with Abbi, we are submitting the updated plans for your consideration. The largest change in the project was the elimination of the new basement space under the addition. The complications of working in the Flood Plain, while building adjacent to an existing basement space, made this portion of the project unachievable. This created a ripple effect through the project which required the reorganization of spaces and functions. The north facade has been modified to incorporate the ramp within the mass of the building. The operation and functionality of the roof deck was also revised to add operational efficiencies and occupant conveniences. The operational efficien- cies consist of enclosed kitchen and bar spaces for food and drink preparation. The occupant conve- niences consist of restroom facilities located on the public realm of the roof in lieu of one level below in a secured area of the hotel. The north stairway enclosure has been relocated to south of the tower to minimize its visual impact from the north. From our preliminary meeting with Abbi, we understand the additional enclosed spaces on the roof, apart from the elevator and stairway shafts (restrooms, kitchen and bar) will require a height variance from the City's CBD Height Overlay District. The District code states that the height "... is to be within 10% (higher or lower) of the height of the adjacent building or buildings." The immediate parapet of the adjacent building measures 40 feet, so adding 10% would allow our structure to be 44 feet high. Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page lof 2 Through multiple design concept studies, we have attempted to eliminate the need for this request, but have come to what we believe is the best possible resolution with the least amount of impact. The function of the upper level and the building codes require our new floor elevation to match the existing hotel floor level. Minimizing third floor ceiling heights, structure depths and roof top ceiling heights will require an elevation of 48 feet. For this reason we are requesting a variance of 4 feet. We feel the uniqueness of the site location, being in the flood plain, adjacent to the river and within a historic district with higher and varied building heights, creates a practical difficulty not created by the owner. It is noted that the purpose of the Height Overlay District was to limit the height of buildings "in order that structures close to the river not rise above the height of structures farther from the river." We feel that the location of much taller structures, the Staples Block, immediately to the west across Water Street, and the Lynsky building (Main Cafe) west of Main, minimizes the impact of the variance request and therefore will not alter the essential character of the neighborhood. The block of buildings across Water Street incorporates height variations of 33% and 45% (see exhibits). The block of build- ings to the west of Main Street (Lynsky Building) incorporates height variations of 42% and 41 %, while the height variations on the block north of Myrtle (Osaka and Pub 112 Buildings) incorporates height variations of 56% and 50%. For these reasons we do not feel that the variance, producing a height variation of 20%, will alter the essential character of the neighborhood. Thank you in advance for your consideration of our request, and we look forward to meeting with you and answering any questions you may have. Respectfully, I 1' Roger Tomten Associate, ARCHNET Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 2of 2 ARCHNET SERVICE STORAGE EXISTING ROOF i ROOF PATIO BAR ROOF 1 /8" = 11-0" r u S architecture - interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651-430-0606 archnetusa.com Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE License # 5-13-14 Project Status Sheet Information ROOF PLAN Project No : 13-142 Drawn By : MD2 Drawing No : Checked By : MFD Aio4 Date : 5-13-14 02013 ARCHNET, Inc. ARCHNET A3.0 (D . 3) 2 A4.0 A3.0 OROOF PLAN 1/8" = 1-0" MECh AREA OPEN TO OUTSIDE 0 TOILET TOILET SERV 1 10' X 20' \\\\\ \\\ SOUTH STAIR DN \ \ \ ELEV. ELEV. LOBBY / PLANNER BAR rt / / LINE OF ROOF ABOVE / /TYP. BEAM DIRECTION DN NORTH / STAIR( / /1 103'-/ / / / CZ w z Q CZ W z PLANTER (D) (E.3) A3.0 0.3) lI.5) 2 A3.0 2'- I" 25'-7" 7 I' - 6" 1 3' - 0" 1 2' - 1D.3) \T� 9'-8" 2'-0" I I'-4" 2'-0" I I'-4" / 13'- 11" 14'-0" (E . 3, 6'-0" /2'_6 2'-6'3'-6" 6'-4" 3'-6" / / / / IO" 2 11R RATED WALL ROOM #11 D �\ 90 MIN. DOOR ROOM #12 ROOM #13 Vo Q 0 o DN UP —NORTH STAIR TYP. BEAM DIRECTION SOUTH STAIR UP DN \ \ \ \ \ ELEV. J0 ROOM #16 HOUSEKEEPING oL 0 ROOM #17 4 ECAST CONC. ROOM #14 ROOM #15 ROOM #18 li it 1 m 0 0 0 ROOM #19 ROOM #20 A3.0 2'- 1 1" A3.0 11 jr 4 8' - 0" 6" 6" 8'-0" 5'-4" 8'-0" I III 5' 4' 25' - 7" 1 3' - 0" 8'-0" jr 4 -6 8'-0" 26'-5" 65' - 6" -II" O3RD. FLOOR 1/8" = 10 th 0 N (0.3) 1 .5) u S a architecture • interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651-430-0606 archnetusa.com WATER STREET INN ADDITION 101 WATER ST. S. STI LLWATE R, MN Revisions Item Date QCL- \%\( Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State Ovoter Printed Name BETH F. DIEM Signature DATE 7-21-17 License # Project }.,4-...- Sheet Information 3RD. FLOOR / ROOF PLAN Project No 16-114 Drawing No Sheet Size : 24" x 36" Drawn By : CAL Checked By : RT 1.2 Date : 7-21-17 C2017 ARCHNET, T .. A3.0 CAD 7I'-0" ID . 3) (E.3) 25'-7" 13'-0" 1 2' - 14'-0" 6'-0" 9'-8" 2'-0" I I'-4" 2' 0" I I'-4" / /1/ 13' - I I" 4'-6" 9'-4" 4'-6" .o A4.0 2 MR RATED WALL 14.3) A3.0 O2ND. FLOOR 1/8" = 1 0 ROOM #1 0 I. 1 90 MIN. DOOR 8'-0" I I" ROOM #2 4'-6" 0 ROOM #3 TYP. BEAM DIRECTIOf STORAGE ROOM #8 1fl au i 8'-0" -4" DECK 8'-0" U LI Dr NORTH STA R DN UP ROOM #4 10" m 0 ROOM #5 0 I ROOM #9 - 4" 0 8' - 0" 4'-6" A3.0 2'- I I" th N \ 0 0 0 COOLER (4.3) A3.0 NEW DOOR AND RAMP RAMP DN EXISTING GAS METER DRY STORAGE SERVICE HALL 981-0" 691.5 98'-0" 691.5 HALL 2 hR RATED WALL BANQUET ROOM NEW LANDING n NEW RAMP RAMP DN 25' - 7" 1 3' - 0" 1 2' - ID . 3) 14'-0" (E . 3) 6'-0" -9" 8'-0" / 4'-0" / / 9'-4" 4' - 0" 9'-4" 14'-7" - 10" 4.0 GARBAGE 97'-6" 4 69I .0 90 MIN. DOOR, 98'-0" 69 1 .5 OPEN OFFICE WORK STATION UP SOUTH STAIR \\\ ELEV. 98'-9' EXISTING DECK 98'-O" 4 69 1 .5 ELEV. EQUIP STORAGE rl GIFT SHOP OFFICE WORK STATION RECEPTION DESK 90 MIN. DOOR RAMP DN TYP. BEAM DIRECTIGM • F o 6913.51F DN UP NORTH STAIR 9' - 4" 4' - 10" 6" / ,1 LOBBY WEST RETAIL t 0 - 1 N N r==J CONF. ROOM / OFFICE PROVIDE NEW EXIT STAIR DOWN TO GRADE, VERIFY GRADE ELEVATION O1ST. FLOOR 1/8" = 1'-0" 2 hR RATED WALL PROVIDE LINTEL AND OPENING FOR DUMBWAIT R PROTECTED BY A 90 MIN IRE SHUTTER A B DUMBWAITER @ OPENING IN NEW 2-HOUR WALL, CONNECTION TO ®EXISTING BASEMENT 1/8" = 1'-0" A3.0 3' - / 7'-8" 4'-0" 9'-4" EAST RETAIL - 0" 9'-4" 4'-0" DN DN' 0 0 z 0 o_ 97'-0" A3.0 O) 9'-4" 4'-0" 7'-8" 3'- I" 25'-7" 26'- I" I3'-0" 15'-5" 1- / II'-0" I3'-0" 26' - 65'-6" IC�51 (E) 0 0 0 0 N 0 0 N N \ 10.3) .5' 12.3) 4) \ -\ \(4.3) N ARCHNET u S a architecture - interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651-430-0606 archnetusa.com WATER STREET INN ADDITION 101 WATER ST. S. STI LLWATE R, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State Owjfer Printed Name BETH F. DIEM Signature DATE 7-21-17 License # Project }.,4-...- Sheet Information 1ST. FLOOR / 2ND. FLOOR Project No 16-114 Drawing No Sheet Size : 24" x 36" Drawn By : CAL Checked By : RT Date : 7-21-17 Ci2017 ARCHNET, 1.1 T ..... 0 O 1890 LUMBERMAN'S EXCHANGE BUILDING 1994 HOTEL ADDITION NEW CONSTRUCTION N O N O O Ln co WATER STREET EAST ELEVATION NEW CONSTRUCTION oo WEST ELEVATION 1 ELEVATOR SHAFT 1994 HOTEL ADDITION 40'-0" + 10% (4'-0") = 44'-0" dr O 0 dr EEE[. -H471- 1890 LUMBERMAN'S EXCHANGE BUILDING y f I I J_L I I I I I _I—L J� 1 I I L J_L—L 21 JULY 2017 ADDITION TO THE WATER STREET INN STILLWATER, MINNESOTA ❑ ARCHNET U a Ln Ln NORTH EAST PERSPECTIVE %TER STREET INN ADDITION TO THE WATER STREET INN STILLWATER, MINNESOTA ARCHNET U a 21 JULY 2017 NORTH WEST PERSPECTIVE MYRTLE STREET PERSPECTIVE ADDITION TO THE WATER STREET INN STILLWATER, MINNESOTA ARCHNET U a 21 JULY 2017 EXISTING BUILDING HEIGHT VARIATION ON LYNSKY BUILDING EXISTING BUILDING HEIGHT VARIATION ON STAPLES BLOCK EXISTING BUILDING HEIGHT VARIATION ON OSAKA & PUB 112 BUILDINGS ADDITION TO THE WATER STREET INN STILLWATER, MINNESOTA ARCHNET U a 21 JULY 2017 orim,miri 1 ��� 4 �IIIII1fi, 11,�,, II Jo? I III s �1. .-ili Criil�s�j011 i PMri ' 1 ri 7 ------1 i� _ _ _lill III 111 it NORTHEAST PERSPECTIVE =1=17=1 1=1=I=1=I=1=I=1=I=1=i=1=1 SOUTH ELEVATION 11 d]I' 11�111 111 .Il •" NORTHWEST PERSPECTIVE n1 NORTH ELEVATION FEB. 28, 2014 0 Y 10 20 WATER STREET INN 201 ' ofn0learbythe li ADDITION TOTHE WATER STREET INN STILLWATER, MINNESOTA ARCHNET U a 81'-10" TOP OF MAST 4 70 -2" TOP OF FRAME 4 50'-8" TOP OF CLOCK 43'-3" TOP OF RAILING 39'-9" ROOF DECK 4 26-2' 3rd FLOOR 4 14 -2" 2nd FLOOR S0'-0" (693.5) MAIN FLOOR 1890 LUMBERMAN'S EXCHANGE BUILDING EAST ELEVATION NEW CONSTRUCTION 1994 ADDITION 44'-0" 10% ABOVE EX'G. 40'-0" TOP OF EX'G. PARAPET 1994 ADDITION NEW CONSTRUCTION EMI ►.z3'it l ■ , ti�illal �►�i 1890 LUMBERMAN'S EXCHANGE BUILDING 44'-0" TOP OF EX'G. PARAPET II WEST ELEVATION FEB. 28, 2014 0 Y� 10 20 WATER STREET INN ADDITION TO THE WATER STREET INN STILLWATER, MINNESOTA ARCHNET U S a ARC HNE T SERVICE STORAGE EXISTING ROOF D 1 ROOF 0 1/8" . 1'•0" ROOF PATIOI �nnnn� Cr � E BAR / / u s a architecture •interiors sustainable design 333 N Main St. Ste. 201 Stillwater, MN 55082 651-430-0606 archnetusa.com WATER STREET INN ADDITION 101 WATER ST. S. STILLWATER, MN Item Revisions Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Owner Printed Name MICHAEL F. DIEM Signature DATE 2-13-14 License # Project Status Sheet Information ROOF PLAN Protect No : 13-142 Drawn By : MD2 Checked By : MFD A 10 4 Date : 2-13-14 02013 ARCHNET, Inc. Drawing No : Ulwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: August 4, 2017 CASE NO.: 2017-37 TO: Planning Commission APPLICANT: Rick and Missie Swanson LAND OWNER: Rick and Missie Swanson REQUEST: Type B Short Term Home Rental (STHR) STHR LOCATION: 2023 Schulenburg Alley ZONING: RB, Two -Family Residential REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Rick and Missie Swanson own and live at the property on 2023 Schulenburg Alley. They have made application for a Type B Short Term Home Rental license. A Type B Short Term Home Rental is defined in the Stillwater Zoning Code as a home that is offered to transient guests, where the property serves as the operator's primary residence but the operator is not present while the transient guests are there. When a Type B license is requested, the Zoning Code requires a notice to be mailed out to neighbors explaining the request. And informing the neighbors that if they have any concerns, those concerns will be considered by the Planning Commission. If no concerns are submitted to the city, then staff issues the license. In this case, three neighbors had concerns. Therefore, the Planning Commission is tasked with considering the license request to determine whether it should be approved or denied. EVALUATION OF REQUEST Performance Standards All of the performance standards required of Type B Short Term Home Rentals are met with the exception of parking. STHR License August 4, 2017 Page 2 In residential zoning districts, all guest parking must be accommodated on improved surfaces on the owner's property. At a minimum, parking shall be provided at the following rate: i. 1-2 bedroom unit, 1 space ii. 3 bedroom unit, 2 spaces iii. 4 and 4+ bedroom units, number of spaces equal to the number of bedrooms minus one. The Swansons offer three bedrooms to guests. So, two improved parking spaces must be provided "on the premises". The property as it is configured and improved today does not, in staffs opinion, provide these two parking spaces. On the north side of the garage are three parking spaces in the driveway. But these spaces are located within the right-of-way of Alder Street and therefore staff does not believe they meet the requirement that the spaces by "on the premises." In addition, since all three of the concerns submitted by neighbors are related to parking on and along Alder Street, it would not be advisable to interpret these three spaces as being "on the premises". There are two standard sized parking spaces (9' x 18') on the property with access from Lake Street. But, these two spaces are not improved with any kind of pavement or paver system. And they would be inconvenient for guests Finally, there is a space off of Schulenburg Alley that has a paver surface. But, the space is undersized. The Swanson's propose to redesign the parking space to accommodate the two guest vehicles. STHR License August 4, 2017 Page 3 Parking on Alder Though not directly related to the Short Term Home Rental license, the concerns expressed by the neighbors are all related to parking on Alder Street. Given the "S" curve and narrowness of the road, parking creates obstructions. Yet, simply prohibiting parking on Alder is not a reasonable solution, since Schulenburg Alley is so narrow that parking is not possible there at all. Therefore, planning staff recommends that the City's traffic safety committee consider potential solutions. ALTERNATIVES A. Approval. If the Planning Commission finds issuance of the license to be acceptable with the condition that two parking spaces off of Schulenburg Alley be improved for guest use prior to issuance of a license, then a majority vote of the Planning Commission would authorize issuance of that license. 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 that the request is inconsistent with Code requirements, it could be denied. With a denial, the basis of the action should be given. RECOMMENDATION Staff recommends issuing the license after the two parking spaces off of Schulenburg Alley are improved for guest use. Staff also recommends that the City's traffic safety committee consider the Alder parking situation. cc: Rick and Missie Swanson Ulwater THE 6 1 N T N PLACE OE MINNESOTA PLANNING REPORT DATE: August 17, 2017 TO: Planning Commissioners APPLICANT: David Anderson, Frauenshuh, Inc PROJECT OWNER: Lakeview Memorial Hospital Association CASE NO.: 2017-36 REQUEST: Review and comment on Preliminary Concept Master Plan for New medical campus LOCATION: Northeast quadrant of Hwy 36 and Manning Ave intersection CURRENT ZONING: AP, Agricultural Preservation REPORT BY: Bill Turnblad, Community Development Director INTRODUCTION Lakeview Memorial Hospital Association has a purchase agreement for the +68 acre site at the northeast quadrant of the Hwy 36/Manning Ave intersection. (See attached location map.) The property is planned to be the new campus for Lakeview Memorial Hospital and other related health care facilities. Prior to closing on the property purchase, the hospital is pro -actively seeking community comments on their Preliminary Concept Master Plan. That effort to engage the community included a neighborhood open house that was held on July 31, 2017. It will also include a publicly noticed discussion with the Planning Commission and one with the City Council. SPECIFIC REQUEST The Planning Commission is requested to consider the concept plan and offer comments. Also, neighbors within 700 feet of the site have been invited to the meeting to join the discussion. Lakeview Hospital August 17, 2017 Page 2 OVERVIEW OF CONCEPT The attached project narrative gives an overview of the Lakeview Hospital and Health Campus. The attached concept plan set gives a visual overview of the potential campus layout. The goal of the project is to create an integrated healthcare and wellness destination. • The cornerstone of this healthcare campus will be the 300,000 square foot hospital • In addition, two building pads are envisioned for approximately 120,000 square feet of medical office space. • A third major element of the campus is envisioned to be a wellness/senior housing facility. • A fourth element will be the integrated open space system. This would include common area connections, trails, pedestrian ways, etc. Trails would create loops internally and would also connect to city and county trail systems for use of longer segments. • The fifth and final element will be approximately 14 acres for ancillary and complementary commercial businesses. These would service both the community and the adjacent medical campus. COMPREHENSIVE PLAN The 2030 Land Use Plan guides the site to be developed as "RDP - Research, Development Park". An explanation of what that means is found on Page 2-18 of the City of Stillwater Comprehensive Plan. The explanation reads as follows: This important area contains 84 acres, and serves as the city's last remaining large parcel to attract a major employer. The city has created this specific land use designation to provide a site for a corporate center, research facility, education institution, medical campus or office campus that will bring not only a well -designed development, but head -of - household caliber jobs to the community. This classification has been in place since 1995 and although development has not yet occurred the city is committed to its vision to bring a Class A type development to this highly visible corner and gateway to the community. The corresponding zoning district is CRD, Campus Research and Development. Through implementation of the Comprehensive Plan, the city may update this zoning district to expand the list of uses allowed to support the goal of a high quality development that will increase the city's tax base and provide high -paying jobs. The proposed medical campus is specifically mentioned as one of the land uses envisioned for this site. Lakeview Hospital August 17, 2017 Page 3 The Comprehensive Plan states that the existing CRD Zoning District corresponds to the RDP - Research, Development Park designation. And, that the allowed uses in the CRD Zoning District could be expanded as necessary to implement the intent of the Comp Plan. That may be a workable strategy, but perhaps a better strategy would be to create a new zoning district. As with many of the other Comp Plan land use classifications, more than one zoning district can be associated with a single land use classification. So, for example, the BPI - Business Park/Industrial land use classification lists both the BP -I, Business Park Industrial and the IB, General Industrial zoning districts as corresponding. If a new zoning district were created, perhaps it could be something like HC, Healthcare Campus Zoning District. Permitted uses could include: hospital, clinic, medical offices. Uses allowed by Conditional Use Permit could include: senior care living facilities, fitness center, grocer, restaurant, miscellaneous commercial. It would need to be made clear in this new zoning district that the restaurant and miscellaneous other commercial business would need to be ancillary to the primary medical industry uses in the district. So, for example a restaurant or coffee shop may be desirable for visitors and patients of the clinics and hospital. And, they would also be desirable for the community as a whole. But the primary use of the 68 acre site would be medical and wellness, not general commercial. The new zoning district would also need to set appropriate maximum height standards, impervious coverage standards and setback standards. COMMENTS Lakeview Memorial Hospital Association is requesting comments on their preliminary concept plan. If there is general community approval of the concepts, the Hospital Board will continue towards purchase of the property. IN GENERAL In general city staff and the community are very supportive of keeping Lakeview Hospital in Stillwater. And, given the location of the property at the intersection of two major roadways, access is both convenient and quick. Moreover, the medical campus concept is consistent with the city's Comprehensive Plan. Finally, unlike the current hospital campus, the new campus is not in the middle of a residential neighborhood. It would be on the southern edge of residential properties. To the east/southeast are medical and professional properties, to the south and west are regional highway corridors. NEIGHBORHOOD OPEN HOUSE Common themes from comments received at the neighborhood open house are: 1. Traffic Lakeview Hospital August 17, 2017 Page 4 a. Along 62nd St. - The single family neighborhood north of 62nd Street voiced concern about introducing collector street volumes of traffic on the southern border of their neighborhood. b. Through Legends - Several neighbors wanted to see access into the new health campus designed in such a way as to discourage patients and visitors from shortcutting through the Legends neighborhood to reach the campus. 2. Buffering - In addition to the pond, some of the open house participants wanted to know what buffering and/or landscaping would be installed along the north edge of the health campus. Requests ranged from substantial sound barrier structures to comfortable setbacks and plantings. 3. Intersection of Manning and 62nd - Neighbors noted that this intersection is already becoming busy enough that the length of cueing line waits to make a left turn onto southbound Manning Avenue can be excessive. They would like to see this become a semaphore controlled intersection. 4. Height of the buildings - There were concerns about how tall the buildings would be. Specifically the visual impact of building mass in relation to homes in the neighborhood. Essentially, the further the way the mass of buildings are, the less the impact would be. Especially the visual impact CITY ENGINEER The City Engineer and Community Development Director have met on several occasions with the hospital development team to identify and address infrastructure needs and availability. Generally speaking infrastructure either exists or can be extended to service the proposed campus. Curve Crest Boulevard will need to be extended to serve as a frontage road that allows residents in the western neighborhoods to drive to the businesses in the West Business Park without the need to use regional roads. There are several alignment alternatives that are physically possible. Each has positive and negative aspects. Ultimately, the chosen alignment will have to take into account the design of the future interchange at Hwy 36 and Manning, which Washington County MnDOT are currently working on. The hospital development team would prefer that this frontage road not bisect their campus. Though, designers of the interchange are concerned that in order for both the new interchange and for Manning Avenue south of 62nd Street to function properly, the Curve Crest frontage road may have to "touch down" on 62nd somewhere near (perhaps just west of) Timber Way. This would bisect the core campus from the ancillary commercial acreage, which is not Lakeview Hospital's preference. ENVIRONMENTAL 1. There are wetlands on the site that will require protected buffer areas. Lakeview Hospital August 17, 2017 Page 5 2. Stormwater runoff treatment will need to be designed to protect Long Lake from further developmental impacts. 3. There is a pair of nesting eagles in the trees just west of the homes on McDougal Green. The health campus development would not impact the nesting area. But there would be grading and construction within 660 feet of the nest. Therefore, the US Fish and Wildlife Service would encourage the developers to talk to the USFWS eagle biologists to determine if the proposal will have negative impacts on the eagles. If they think it might disturb nearby eagles, they we would encourage the developer to take voluntary steps to minimize their potential impact. REAL ESTATE TAXES A final comment from city staff relates to the real estate tax status of the future campus improvements. Some of the developed campus will be owned by tax exempt entities of the hospital system. Some, perhaps most, will be owned by taxable entities. In the future, when development plans are submitted, the real estate tax picture will need more clarity. PLANNING COMMISSION ACTION The Planning Commission's task is to conduct a discussion on the campus concept and share comments with the developer. Attachments: Exhibit A - Location Map Project Narrative Plan Set Comments from Neighborhood Open House USFW comments on eagle habitat cc: Doug Johnson, Lakeview Hospital CFO David Anderson, Frauenshuh Eric Johnson, Oak Park Heights City Administrator • • • 1 3 FRr •of RT I eP 30 .�'. . N- _- 0 9 m -r �� iI 111 ROI%WOOD BOULEVARD Sij11watc The Birthplace of Minnesota : _ •I`n 9 "M , "_' f I p� ,L EN COUR C - tN J iDDN,. o ° 1 2 725 • �� �� • ul �� .e ro o sKYV EW COURT -- - �J g O GREENMEAD OW CT E � HIDDEN \ `O Site Location s Map sGgkk • 1 J. •h f • • I • • 1 1 _ A, -Lev SUN„, cauRr t sm t ' NLDPNES LANE • • DEL'9ryOOR s}}� i •��,. D G $ r - � tAA tla" ^. L 43, $. .. 11 5 7 �kr o — ^ $ 0 500 1,000 2,000 -Feet • ,, uoo ix m m y ,' 4 General Site Location N *. ! \ DER DR 5 � • a 1 gI � ''` ¢ ra *� I 17 i SETT LERSAVE ^�} y� .4 .�.. '� _ szNo rvoRni 7 ;• GTRFET 1 1 >` * Ig • 1 • 5 «N 12601 11'67 727 RE51 STATE HIGHWAY y y 6REWERS LANE SyOO(F o m sy LONG LAKE ' DRivE ONR� CREST BLVD 2'811 36 I • I r�-- I 1 • • •.••• _ a a_•• • A Oa m ar .. r.an•.r e o 1 _••� • • C'/°♦ 0., 19 • ; , > .n� _ J � u , . —fl.' 7- ✓:• - 1�' � E S T e 1 9 8 3 FRAUENSHUH C c M M E R C l A L REAL ESTATE PROJECT NARRATIVE Lakeview Hospital and Health Campus Preliminary Concept Master Plan Stillwater, MN Project Team: Owner: Lakeview Memorial Hospital Association 927 Churchill St West Stillwater, MN 55082 Contact: Doug Johnson, CFO Phone: (651) 439-5330 email: douglas.e.johnson@lakeview.org Site Plan Design Lead / Architecture BWBR Architects 380 St Peter St #600 St Paul, MN 55102 Contact: Tim Sessions, AIA Phone: (651)222-3701 email: tsessions@bwbr.com Applicant/Owner's Representative: Frauenshuh, Inc. 710178th Street West, Suite 100 Bloomington, MN 55439 Contact: David Anderson, Senior Vice President Phone: (952)829-3480 email: david.anderson@frauenshuh.com The enclosed package provides information describing and illustrating the key master planning elements for land located at the northeast quadrant of Manning Avenue and Highway 36 in Stillwater. This submittal requests preliminary concept master plan approval as a precursor to a future formal land use application. As more detailed plans, specific use components and phases of development are defined, the basis for the formal land use application process will be developed. Additionally, as the site is studied for economic and development feasibility in this preliminary phase, this review will help define major infrastructure and site plan decisions such as access and roadway alignments and site and topographical design within the context of future area change. These matters will weigh heavily into the overall development feasibility and master plan development. Lakeview Hospital is excited to introduce the vision and the critical planning, economic and physical development considerations that will guide the future development of the site. 952.829.3480 + frauenshuh.com + 7101 West 786 Street + Minneapolis, MN 55439 1. SITE SUMMARY Parcel Basics The site is presently comprised of three contiguous parcels consisting of approximately 68 combined acres. The parcels are presently used for agricultural purposes and for a greenhouse and farm market operation (Bergmann's). The combination of the parcels into a 68 plus acre master planned development will provide the opportunity for a well -coordinated and cohesive development plan that can achieve Lakeview's vision for growth as the region's leader in healthcare service delivery. With healthcare as the cornerstone of Lakeview's mission and vision for the site, ancillary functions and complimentary commercial development will be key element of the master plan for an integrated community, healthcare and wellness destination center. Project Land Use Data The site is guided as research development park (RD), and currently zoned Agricultural Preservation (AP), reflecting its historical and current uses. It is Lakeview's intent to integrate a broad range of market viable complimentary healthcare, residential and commercial uses within an integrated master development plan. The vision is consistent with the City's comprehension plan and with Lakeview's mission and vision. As the plan is developed, future land use actions would include: i) rezoning, and ii) phased site plan and plat approvals. The objective is to create a zoning district consistent with the comprehensive plan that allows dimensional standards to facilitate the development vision. Application of the new zoning district standards including height, setbacks and other dimensional requirements would occur in the site plan approval phase(s). BWBR has completed a preliminary code review of the current comprehensive plan and future zoning district requirements for the development plan components, attached in Section 4. This analysis will form the basis for future land use actions to support the development plan. 2. DEVELOPMENT DATA DEVELOPMENT PLAN COMPONENTS The contemplated future development would anticipate subdivision/platting of the site in a series of phases. The anticipated subdivision and phasing components include: (1) the hospital campus core; (2) ancillary health and wellness; (3) western community/commercial; and (4) common areas, connections and conservation. The attached drawing package illustrates this basic development plan components. The basic plan components are described as follows: (1) HOSPITAL CAMPUS CORE — Lakeview Hospital will be the central component of the hospital campus core. The hospital components include the bed tower, administrative operations, primary, specialty and urgent care, emergency services and ancillary operations such as food service/dining, pharmacy, gift shop and related retail and hospital campus services. Project Narrative Page 2 of 6 PRELIMINARY CONCEPT PROGRAM SUMMARY Current Licensed Beds: Future Licensed Beds needed: New Hospital sq. ft. needed: Future MOB's (approx. sq. ft.): ASC (approx. sq. ft.): Other Needs (approx. sq. ft.): 97 licensed (current capacity of 68 staffed beds) 87-97 staffed beds 300,000 sq. ft. 120,000 sq. ft. (one or more phases) 25,000 sq. ft. 10,000 sq. ft. for facilities garage, operations, ancillary services, etc. (2) ANCILLARY HEALTH AND WELLNESS — These components may include health and wellness related and complementary elements that are mutually beneficial to a hospital and healthcare campus. These uses may include senior housing (independent, long-term and/or acute care), fitness and wellness services, innovative facilities and programs for new forms of group and personal health and wellness. These uses may be physically connected to the hospital campus or an integrated, yet independent component of the master plan. The ancillary health and wellness components will range from 30-70,000 sq. ft. for fitness/wellness related use and 80- 150 units of senior housing serving a range of program needs. (3) WESTERN COMMUNITY/COMMERCIAL— These components will include community and commercial uses that serve the broader market and are synergistic with the day to day community demand and functions of the adjacent hospital campus. Uses will range from restaurants, bistros, coffee shops and other dining establishments, grocery and specialty food retailers and other community commercial services such as banking, financial, insurance, professional, educational and other life-style retail goods and services. Health and wellness oriented retail tenants such as optical, dental, physical therapy, fitness and nutrition are some of the envisioned uses. Other specialty retailers such as service electronics, training and athletic performance outfitters and soft goods and services will complete the type of tenant mix envisioned for the site. The development capacity of the western portion of the site is estimated to range from 80,000 to 150,000 sq. ft. of development to be delivered in multiple phases over time. In addition to the commercial components, an additional 90-150 units of mixed -use residential development could be accommodated in the plan. (4) COMMON AREAS, CONNECTIONS AND CONSERVATION — Common area connections among the development components incorporating green space, trails and pedestrian ways are central components of the concept vision. In addition, roadway positioning, access location and design will be critical to creating a healthcare destination -driven environment that is safe and convenient for all transportation modes. Common areas and connections will be delivered in dedicated public right-of-way, subdivided parcels, out -lots and/or easements. Conservation is a unique part of the vision for the site, with over 5 acres of the existing land area comprised of wetland, natural vegetation and buffer areas. These areas will offer a balance of natural area greenspace elements to complement active common areas and connections throughout the site. Easements for cross access, parking, drainage and utilities will be created to establish efficient systems for common infrastructure components. In addition, operating agreements between various parcels and phases for shared use and maintenance will be elements of the master plan covenants. Project Narrative Page 3 of 6 3. ECONOMIC/DEVELOPMENT FEASIBILITY Economic viability is a critical aspect of the future development potential of this site. Basic site condition information and development feasibility issues have been identified and in-depth analysis of these issues will now begin with more definitive direction on the master plan scope. Some of the key economic development components will include: • Site Preparation and Grading Costs — With 68+ acres with varying topographic conditions, significant grading elements will become key drivers of site development feasibility. Also, integration of major roadway elements such as the Curve Crest extension and grade alignment with Manning Avenue will be specific engineering and construction considerations. Geotechnical soil engineering and environmental design will also be elements that will require further evaluation in terms of cost feasibility and economic viability of the potential development. • Roadways and Utility Costs — The site is presently served with multiple curb cut access points on three public streets (Manning Avenue, 62nd Street and 60th Street). These points currently provide ample access to the property for the needs of Lakeview and the planned development. The City's comprehensive plan objective to connect Curve Crest from Stillwater Boulevard to Manning Avenue as a collector street will provide community -wide benefit as an east -west route. As such, Curve Crest is viewed as a capital improvement of the City and not a direct development cost to the site. The cost of the Curve Crest extension may have significant implications on the overall economic feasibility of future development. A viable financial plan for major roadway improvement costs will need to be developed working collaboratively with the City on available funding tools such as bonding, transportation and utility funds, TIF, tax abatement and grant sources. Access to public utilities (water, sanitary sewer, storm) appear to be within reasonable proximity to the site. Overall cost and upgrade considerations to the system to accommodate this development will be further evaluated. Again, working collaboratively with the City, a viable financial plan will need to be developed using available funding tools such as bonding, transportation and utility funds, TIF, tax abatement and grant sources. • On Site Improvements — It is Lakeview's vision to incorporate pedestrian connectivity, landscape and greenspace features and elements that will create a truly unique experience. These features and elements require both contribution of private land and cost of construction and maintenance considerations. The potential to incorporate these features will depend greatly on a collaborative partnership with the City to find methods to incorporate these elements into the site plan. An example is the delivery of a public square/commons and promenade connecting the commercial phase to the hospital and health campus phase. Another example is the provision of parking solutions (e.g. structured parking) that provide the ability to create greater densities and compact development, but often exceed the cost for the market to bear its delivery, particularly in a suburban setting. These issues will be further evaluated in the context of the plan components and overall economic feasibility. Project Narrative Page 4 of 6 • Off -site Improvements — We expect there will be area improvements in the vicinity of the site. These improvements may include roadway or right-of-way improvements (Manning, Curve Crest, 60th or 62nd Streets), traffic signalization, utility work, area wide improvements and other activities associated with the Hwy. 36/Manning interchange and/or Curve Crest extension. It will be critical to identify and quantify these potential projects and to clearly understand the implication of these endeavors on the development. These types of projects need to be identified early to avoid cost feasibility and operational constraints on the overall master development plan. Adjustments to the master plan, use type and mix and/or scope of infrastructure improvements may be made as development planning continues in order to achieve economic viability and appropriate response to market conditions. 4. COMPREHENSIVE PLAN AND ZONING ANALYSIS Comprehensive Plan Topi._ Descriptio Considerations under the Comprehensive Plan Zoning Current zoning is A-P (Agricultural Preservation) New Zoning District allowable uses to include: Institutional (Hospital), Laboratory (Medical Lab), Retail, Restaurant, Commercial, Medical and General Office, Senior and Market Housing, Wellness/ Fitness/Athletics Parks and Trails Parks and Trails Development Provide Connectivity between Manning Ave, Bergman Park to Long Lake Open Space Trails Water Resources — Wetlands — Brown's Creek Watershed District Recognize the Managed 2 and 3 Type Wetlands Organize/Maintain/Manage the Current On -Site Wetlands and Waterways Traffic Continuation of Curve Crest Boulevard Connection to Manning Ave Consider Location and Geometry of Curve Crest Blvd to Enhance Site Development Zoning Code Topic Description Considerations under a new zoning district Lot Area Establish Lot Area Requirements To be determined based on use type and mix Building Height Building Height (excluding Penthouse) Maximum Building Height of 75' (excluding Penthouse) or 5 Stories Setbacks Establish setbacks for front, side and rear yards Setbacks to be determined based on lot and building dimensions Landscaped/Open Area Landscape and Open Space To be determined by performance objectives Park and Trails Dedication for Parks, Trails and Open Space To be determined by performance objectives Project Narrative Page 5 of 6 5. LOCAL IMPACT AND PARTNERSHIPS With its origins in Stillwater dating back to 1878, Lakeview Hospital and HealthPartners' share a mission to improve health and well-being in partnership with our members, patients and community. With over 1,200 employees in the Lakeview/Stillwater Medical Group/HealthPartners system working in the Stillwater area, employment will continue to grow with Lakeview's presence in the region. This employment base has a significant day-to-day impact on the local Stillwater economy. In addition to employment, Lakeview and affiliates' local property tax impact presently exceeds $700,000 annually, providing direct financial benefit to the City, County, School District. With future growth and vision for the Lakeview Hospital and Health Campus, this impact will significantly multiply with new commercial investment and healthcare and community services at this location. In addition to the significant number of jobs, tax base and economic impact of our operations in Stillwater, the organization supports numerous community initiatives and organizations with employee volunteers, grants and partnerships. The Lakeview Hospital Foundation provides financial support to local organizations and efforts including the American Diabetes Association, Canvas Health, Community Thread, FamilyMeans, Our Community Kitchen, Portico Healthnet, Project I ife, grief and care support through St. Croix Chaplaincy, Tree House, Valley Outreach, Youth Advantage, Youth Service Bureau and YoungLife, to name a few. Some of Lakeview's community partnerships include: The Community Health Action Team (CHAT) focusing on mental health access and stigma reduction and the Make it OK campaign; PowerUp, a community -wide health initiative that inspires and engages the entire community to promote better eating and active lives so youth can reach their full potential; and sponsorship and coordination of hundreds of community benefit classes, events and support groups each year. We are excited about the future vision of the Lakeview Hospital and Health Campus and the continued impact that Lakeview Hospital and its partners will have in the Stillwater community and region for decades to come. Project Narrative Page 6 of 6 7r Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Ekalilinartnerh Lakeview Hospital FRAUENSHUH COMMERCIAL REAL ESTATE B1W RIR July 21, 2017 nd Stre;e I W II -ss/ nio Ho. ing Future Development Complementary Health, Wellness and/or Commercial +/- 14 Acres Future 1 MOB 1 Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus amp Entry Eii aIT]i1'arcners Hospital Lower Level Below <— Service Ambulance \ Future Expansion I L---J Helipad Curve Crest B I v Lakeview Hospital tie FRAUENSHUH Jr COLINERGI AL REAL. ESTATE BIICJ' BR July 21, 2017 Access to 36 Westbound 11"""Iliren. Access from 36 Eastbound 4. • Future Development Complementary Health, Wellness and/or Commercial +/- 14 Acres •• • • • • • • SignalleVntersection • 11, • Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Ekalilinartnerh Lakeview Hospital FRAUENSHUH fr COMMERCIAL REAL ESTATE BW BIR July 21, 2017 .Aamodt's Apple Orchard Potential Trails Curve Crest Blvd Trails Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Lakeview Hospital FR:.0 ENS HUH Jc COMMERCIAL REAL ESTATE C B1R July 21, 2017 Hcalilinarrntrz //l/ J III// A// 1 I 1 \ % 1 ,/ /66 1 � h ) , 1 1 , , �„. 1 1 I I I/ I I 11 I I il I\ / , I I 1\\// //// / / / / ///// 1\ '--/ ,,,// / // / 1\'� J/il//// i%/. / / / /////i ////' //// /% i 1---/ / // /// / , / / // ,4 II / _I_ -/i/ /,/, /, / / / \' /// / , 1--:%%' ' i //j j 11111� �0I ii / / 111411 —/; / ; / ell' -,/ r 9 1 'I// / / i / I I 11 1I`!Y 1 1 1 /' / 1 I I�11 I I I / I I III 1 1 II / 1 1 I 1 1 I 1 1II II1.1 I ) I III/ I I / I / r 1 1 1\ / I /— ` —___ \ 1 \ / ,•-. \\ // / / �\ \\ `\ ` / —___ \ \ I ' I 1 1 \\\ ` \ \\\� \\\ 1 I / I / ____,/, 1 ` \ \ \ \ �� 1 i/ !G+_�/ /1 i) i i 1 I 8nc5t N 1 I / I I / „ \ // t ° r# I I , , 1°—° ems° t— r —° , — — _ 1 --- -'------1` -----+ �_ff \ -___,-__ 1 _ II- lc,�yp sre�,/.3"e„ 1 j ; 1 _J ti`— — --- __ -- _ _J — _ _ _ _ ——_ �I �_ —_ 41' ssr� a � ——_ \ `\ - \ \ `\\ \<9=. \ \ `\ \ / / \\ ` :• N7\ \ ` \ \\\\:\\\\\\ \ 1 r-_ • `.''\'''‘\\\:\\\ \ \\I \\` '`\\ \\\ \ \\ \\\ '\\\\\ \ \\\ I / `\ \ \ \ \\ \\ \\ \\\ \\ / jl / / i \I \ \ \I I IV / J / / / 11 r 1 1 / I T Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus / / / / —/ ____ __ = — art° \ \ \ _ - 60th St N ===�= iHighway No. 36) v„ -____ unk • Lakeview Hospital 11 Preliminary Concept Contours, Wetlands, Stormwater Ponding Wetlands Stormwater Ponding CUNe Crest Blvd ,amy Traveled Roadway) (17 b7 wbm R(ght t-war) _ L FRAUENSHUH COMM/FRG! AL REAL ESTATE C BIR July 21, 2017 Heal ]i11. i[CIt75' Aerial View looking Northwest at Highway 36 Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Lakeview Hospital FRU ENS HUH Jc A COMMERCIAL REAL ESTATE C�w B1R July 21, 2017 Hcalilinarcntrz Aerial View looking Northeast at Highway 36 Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Lakeview Hospital FRU ENS HUH Jc A COMMERCIAL REAL ESTATE C�w B1R July 21, 2017 Hcalilinarcntrz Aerial View looking Southeast at 62nd Street Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Lakeview Hospital FRAUENSHUH COMMERCIAL REAL ESTATE B W B1R July 21, 2017 Hcalilinarcntrz Aerial View looking Northeast Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Lakeview Hospital FRAUENSHUH COMMERCIALfic REAL. ESTATE B1W B1R July 21, 2017 Hcalilinarcntrz Aerial View looking Southwest Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Lakeview Hospital FRU ENS HUH Jc A COMMERCIAL REAL ESTATE C�w B1R July 21, 2017 Hcalilinarcntrz View at 36 looking east View at 36 looking west Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Lakeview Hospital FRAUENSHUH COAINEIIGI AL REAL. ESTATE W B1R July 21, 2017 Ei'SIT]i11. fIECT ' Hospital Senior Housing "41- 62nd Street east at Timber Way 62nd Street and Legend Blvd looking south Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Hospital 62nd Street east of Timber Way Lakeview Hospital FRAUENSHUH COAINERGI AL REAL. ESTATE B W B1R July 21, 2017 Hcalilinarcntrz Proposed • verpass Grocery ousing Reta i l Retail Promenade Retail/ Communit Center Well -ss/ S nior Ho ing entral green Future Hospital Expansion aft Iasi ammi Health & Wellness Village Master Planning Concept Preliminary Concept Master Plan Lakeview Promenade & Lakeview Hospital and Health Campus Campus Entry EiialT1111. irncTs' • • Lower Level Below Hospital Lakeview Hospital Service P 140 Ambulance Future Expansion Helipad Senior Housing mpus Service Drive FRAUENSHUH C 0 101 1 Y E R G I AL REAL. ESTATE B1W B July 21, 2017 Bill Turnblad From: Bill Torgerud <btorgerud@gmail.com> Sent: Wednesday, August 02, 2017 1:36 PM To: Bill Turnblad Subject: Case number CPC/2017-36 Bill Please enter the following in the review materials. No access from or to the project from 62nd. street. Request that a sound barrier be constructed along 62nd street. Trees and bushes will not due . Thank you. Bill Torgerud 1173 Bergmann Drive Stillwater Mn .55082 Aug. 6, 2017 1230 McDougal Green Stillwater, MN 55082 612-978-2849 rlentz@me.com To Whom It May Concern: Thank you for the opportunity to comment on the proposed Preliminary Concept Master Plan for the future Lakeview Hospital and Health Campus. I live in Legends of Stillwater, which is directly adjacent to the property that will be developed. I have followed the plans with great interest for two main reasons: 1. Increased traffic and adverse impact to my neighborhood and 2. Potential adverse impact to the bald eagles that nest in the trees behind the homes on McDougal Green Increased traffic and adverse impact to neighborhood It was inevitable that the parcel of land owned by Bergmann's on the corner of Highway 36 and Manning Avenue would be developed. I am NOT opposed to the construction of the hospital and affiliated health services buildings on that property. That said, there are safety considerations that need to be made to protect the safety of the children living in the Legends neighborhood. I urge the city to close 62nd Street immediately after Timber Way, making 62nd Street a dead end at Timber Way. Closing the street immediately after the entrance to Timber Way would accomplish several things: 1. Eliminate the use of 62nd to Legends Blvd and our neighborhood as through street for those working at and visiting the hospital. 2. Eliminate the speeding of drivers down the hill of 62nd Street. People drive down that hill at 30-40 mph, and it is a favorite thoroughfare for younger drivers looking to bypass Manning and speed along in their cars. I invite you to sit along 62nd at any time of day and watch the cars barrel down the hill and screech around the corner onto Legends Blvd. 3. Eliminate the loitering at the entrance to the park on 62nd Street. 1. I exchanged emails with the Mayor about this situation in spring 2016 (PDF of email attached (Request to address city council 4.21.16)). 2. Though my neighbors and I appreciate the efforts of the police and the city, the entrance to the park continues to serve as a favorite hang out and depository for empty liquor bottles, used pregnancy tests and all manner of trash. 3. Closing 62nd Street at Timber Way and making it a dead end with no parking at the dead end would eliminate the loitering in a rather secluded area. 4. Create an additional green space, one that could easily be highlighted as part of the city's conservation and preservation efforts. Legends already has two additional entrances to/from the development, and there remains the roughed -in -but -never -completed road along Manning into Legends that could be completed. There is neither a traffic flow nor safety need for 62nd Street to remain open past Timber Way. Potential adverse impact to the bald eagles A pair of bald eagles makes its home in a nest in the trees behind McDougal Green. Eagles and their habitat are protected by The Bald and Golden Eagle Act 50 CFR SS 22.26 (specifically related to the unintentional/indirect impact to bald eagles). I have attached a PDF of an email I received from the U.S. Fish and Wildlife Service via Rep. Betty McCollum's office (USWFS Response to your Eagle's Nests Concerns 4.24.17). I urge the city and hospital/HealthPartners officials to contact the U.S. Fish and Wildlife Service for a study and guidance on how to avoid unintentional adverse impact to the bald eagles. Photos of the nesting eagles are also attached for your reference. Thank you for your time. Respectfully submitted, Rebecca Lentz 1230 McDougal Green Stillwater, MN 55082 [1] U.S. Fish and Wildlife "Permit for Non -Purposeful Take of Eagles." 4/25/2017 iCloud Mail BE C ins F=o mL fb q Dear Rebecca, Our sincerely apology for taking so long to get back to you regarding your email inquiry on Bald Eagle's nest concerns. Per your letter dated February 14th expressing concerns the Bald Eagle's nest, please see below for a response from the U.S. Fish & Wildlife Service for your information. Hope this information is helpful to you. Thank you for taking time to bring this matter to our attention. Best regards, Chao R. Lee Senior District Office Representative Office of Congresswoman Betty McCollum (MN-04) 165 Western Avenue North, Suite 17 Saint Paul, Minnesota 55102 Phone: (651) 224-9191 Fax: (651) 224-3056 Email: chao.lee@mail.house.gov *Please note:cair i:Fi't bittec tivEM y2,017 &61 El3 &10 Still- $511114 Wing th From: Peterson, Garrett Sent: Monday, April 24, 2017 3:33 PM To: Lee, Chao Subject: Re: Congressional inquiry Chao, I chatted with our migratory bird staff for guidance on the issue. If a proposed development is within 660 feet of an eagle nest, we encourage developers to talk to our eagle biologists to determine if the proposal will have negative impacts on the eagles. If we think it might disturb nearby eagles, then we would encourage the developer to take voluntary steps to minimize their potential impact on the eagles or we would encourage them to apply for a permit to legally allow them to disturb the eagles. This is all voluntary. [Here's an online flowchart to help developers and individuals determine if they need to apply for a permit: I;I tps www.fvvs govOi .rii lit maids Ot p ffttml ] The Bald and Golden Eagle Protection Act (BGEPA) does not give us the power to require developers to mitigate their impacts on eagles, and we can't stop development because of possible impacts on bald eagles. We can only take law enforcement action after there has been "take" of an eagle (the BGEPA defines "take" as to pursue, shoot, shoot at, poison, wound, kill, capture, trap, collect, molest or disturb). https://www. i cl oud.com /m essage/current/en-us/index. htm I#vi ew?gui d=message%3AI N BOX%2F57194 1/2 4/25/2017 iCloud Mail Most developers willingly work with us because they want to be considerate of eagles nearby. For projects in Minnesota, our eagle biologist is Mags Rheude. She works with Minnesota developers regularly. She can be contacted at margaret_rheude©fws.gov or 952-252-0092 (ext 202). Chao, please let me know if you need anything else at all! -Garrett Garrett Peterson Intergovernmental Liaison U.S. Fish and Wildlife Service, Midwest Region https://www. i cl oud.com/message/currentlen-us/index. htm I#vi ew?gui d=message%3AI N BOX%2F57194 2/2