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2018-01-10 CPC Packet
Sti liwater. THEBRTHPLCEOFMNIESOTA AGENDA PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North January 10th, 2018 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of December 13th, 2017 regular meeting minutes IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Chairperson may reply at the time of the statement of may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. PUBLIC HEARINGS - The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after which the Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. 1. Case No. 2017-62: Consideration of a CUP and Variances to build a new residential condominium at the property located at 107 Third St N. Brown's Creek West LLC, property owner. -Continued from the December 13th meeting. 2. Case No. 2017-65: Consideration of a Special Use Permit to operate a Segway tour business from 204 Main St N. The property located in the CBD district. Steve Gnan, property owner and James Linden, applicant. 3. Case No. 2017-66: Consideration of a Special Use Permit for rooftop mechanical improvements for Lakeview Hospital, located at 927 Churchill St S in the RB district. Keith Messinger, representing Lakeview Hospital, property owner and Jason Gottwalt, applicant, representing Dunham Engineers. 4. Case No. 2017-67: Consideration of a Final PUD, Preliminary Plat, Zoning Map Amendment and any related Variances thereto, for the property located at 8911 Neal Ave in the AP district. Ken Heifort, property owner and Todd Gans of Integrity Land Development, applicant. 5. Case No. 2017-68: Consideration of a Zoning Text Amendment to allow retail uses in the BP -I district by Special Use Permits for the property located at 1815 Greeley St S in the BP -I district. Michael Mcgrath, property owner. 6. Case No. 2017-70: Consideration of Variances to the proposed single-family structure for the property located at XXX Linden in the RB district. Jessie Bostrom, property owner and Paul Bruggeman, applicant. VI. UNFINISHED BUSINESS 7. Case No. 2017-57: Consideration of a Special Use Permit Amendment to the fencing requirements for the property located at 1677 Orleans St W. St. Croix Village, LLC, property owner and Juanita Pekay, applicant. VII. ITEMS OF DISCUSSION 8. Small Wireless Facilities Future Zoning Text Amendment (Materials will be available Wednesday) VIII. FYI 9. Planning Commission Annual Case Report IX. ADJOURNMENT THE 1INTNYLACE OF MINNESOTA PLANNING COMMISSION MEETING MINUTES December 13, 2017 REGULAR MEETING 7:00 P.M. Chairman Collins called the meeting to order at 7:03 p.m. Present: Chairman Collins, Commissioners Fletcher, Hade, Hansen, Kocon, Lauer and Siess; Councilmember Menikheim Absent: None Staff: Community Development Director Turnblad APPROVAL OF MINUTES Possible approval of minutes of November 8, 2017 regular meeting Motion by Commissioner Kocon, seconded by Commissioner Lauer, to approve the minutes of the November 8, 2017 regular meeting. Motion passed 6-0 with Commissioner Hansen abstaining. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2017-61: Preliminary Plat and Zoning Map Amendment to rezone a 5 acre parcel from AP to RA in order to develop buildable lots for the property located at 12991 Boutwell Road. Westridge Development LLC, property owner and Kevin von Riedel, applicant. Community Development Director Turnblad explained the request. Kevin von Riedel, Westridge Development, LLC has submitted an application for preliminary plat approval of a 14-lot single family development to be known as West Ridge, and a rezoning of the 4.97 acre property. The site is located at 12991 Boutwell Road. Mr. Turnblad stated that the requested RA zoning is consistent with the Comprehensive Plan, which guides development of the site and neighborhood as Low Density Residential. Due to a tributary of Brown's Creek which runs to the west of the development, the shoreland overlay district applies to part of the development, reducing the allowable surface coverage of the affected lots from the standard 30% to 25%. The proposed development meets the standards. Mr. Turnblad stated that the City must look at reasonable options for future adjacent development in addressing this proposal. He summarized the implications for future development of adjacent properties in terms of street connections, avoiding wetlands, respecting the locations of existing houses, and keeping streets off the 12% slope in the shoreland overlay district. Staff recommends approval with 18 conditions. Planning Commission December 13, 2017 Commissioner Hansen asked what was the consideration for the location of the road stub. Mr. Turnblad responded the location was proposed by the developer because it allows the lots to meet the 10,000 square foot minimum in the Comprehensive Plan and protects the larger portions of the parcel where there are existing homes. There may someday be a combined driveway, since code allows up to two homes to be served by one driveway. Commissioner Siess referred to the cul de sac and asked why the road is not being extended. Mr. Turnblad responded that for this project, it would have eliminated a lot or two and it wasn't needed to service this area. The shoreland district and the slopes are factors, and staff felt the road should not go south because it would have ended up single -loading the road with houses on one side only. Commissioner Hansen asked Mr. Turnblad to address the letter from Stuart Rauvola, 12955 Boutwell Road North, including Mr. Rauvola's concern that the impervious surface coverage appears to exceed the 25% maximum coverage for most if not all the lots. Mr. Turnblad stated that he attempted to address all Mr. Rauvola's concerns. Some lots are allowed 30% coverage. It is only lots 5, 6, 7, 8, and 9 that are restricted to 25% coverage. The developer will not be the builder, so the impervious surface coverage will be reviewed every time a building permit application is made. If the lots exceed the maximum coverage they will go to the Planning Commission for a variance. Commissioner Kocon pointed out that in one of the plats, the lots are labeled as walkout lots but if a property owner wants to build a second story deck they would not be able to because it would exceed the maximum coverage. He suggested requiring language to make this clear to builders and property owners, to prevent having them come in and saying nobody told them about it. Mr. Turnblad said language could be developed stating that anything outside the footprint in the plans is not permitted, period. Condition #8 could be fleshed out to address this point. Kevin von Riedel, Westridge Development, 7800 Kimbro Avenue North, Stillwater, said he didn't actually have a neighborhood meeting but he met with neighbors to show them the plans. Responses varied from "I'm not going to sell" to "This is disappointing but you have the right to do it because it's your property." Regarding the 25% maximum surface coverage, Mr. von Riedel said he will emphasize to the builders that they have 25% to work with. Chairman Collins opened the public hearing. Matt Berberich, 12991 Boutwell Road, asked how the proposed development would this affect his taxes and whether it would force an upgrade of Boutwell Road. He feels the subdivision will look extremely awkward having residential size lots in a rural neighborhood. He would recommend larger lot sizes. He said he was speaking on behalf of neighbors who feel similarly. Gary Gallmeier, 12997 Boutwell Road, stated his biggest concern is where the water is going to go. The City dug a ditch behind his property a few years ago and now it has water eroding through it. It's not a creek, it's a ditch which was dry ground when he bought his property 40+ years ago. Dale Hanson, 12840 Boutwell Road, shared his concern about runoff. He feels 10,000 square foot lots are out of character with the rural neighborhood. He would prefer larger lots. Richard Schultz, 13055 Boutwell Road, complained that the potential future road through the neighborhood is so weaving and twisted it ignores the aesthetics of the area. He wondered if the development should have plain city blocks like in other areas. He also wondered if sewer lines could Page 2 of 6 Planning Commission December 13, 2017 follow the curving roads or would the sewers have to go under the houses. He also said he is concerned about runoff and about fire trucks getting through if cars are parked on the street. Jon Whitcomb, 12950 75th Street, asked if the dead head type of cul de sac has been used in Stillwater before, and how snow will be plowed. He feels it is a poor choice aesthetically. He is a developer for a living but is here speaking as a property owner. He would prefer that the road not come to his property because he doesn't think the lot sizes and homes will be of equal value to what he would want to see on his property. A cul de sac of some kind at the end of the road is fine as long as the sewer and water is pushed to his property line. He would like assurance that the sewer depth is enough to handle the property to the south which he owns. As a developer who has worked in the City, Mr. Whitcomb acknowledged that the annexation was inevitable and development of the area was planned, even though his neighbors would prefer that it stay rural. He is concerned that the lowest common denominator in the first development will set the standard for what will come. He urged the Commission to make sure the utilities are planned properly for neighboring properties. Chairman Collins closed the public hearing. Chairman Collins asked Mr. Turnblad about runoff, utility plan/sewer layout and drainage. Community Development Director Turnblad explained that sewer and water are both extended to the property line and the City engineer will set the depth properly so all of Mr. Whitcomb's property can drain north. It will be sized and put at a depth to provide service to the property to the south. The cost of that extra depth will be paid by the City via a credit against the developer's sewer and water connection fees. Sewer and water will also be brought out to the eastern property line. Planning, engineering and public safety staff met with Brown's Creek Watershed District (BCWD). The developer understands they will need a permit from the BCWD, which has already offered comments on the project. There will be on -site ponding. All drainage will be captured and sent to several ponds. City staff believes the development will be able to handle the runoff properly. Mr. Turnblad said he understands the concern about changing the character of the neighborhood. He reiterated that the Comprehensive Plan directs directs this neighborhood to go from rural to urban densities and obligates the City to meet certain densities. The developer is required to pay impact fees for projected impacts to City infrastructure, part of which involves transportation. However, the City doesn't envision more lanes or a major change to Boutwell due to this development. Commissioner Kocon asked about having larger lot sizes. Mr. Turnblad responded that a Planned Unit Development (PUD) like Liberty allowed smaller lots to push densities away from the lake, with the tradeoff being the need to create large open spaces. But where a PUD is not used, standard lot sizes allow for lawn space, so additional open spaces are not required. Regarding the curvilinear street system, Mr. Turnblad stated that sewer and water will go in the streets so additional easements won't be needed. As long as there are straight shots between the manholes it is OK and meets code. Commissioner Kocon asked about snow removal on the cul de sac. Mr. Turnblad replied the plow driver may have to be creative, but the City Engineer believes it will work. The Assistant Fire Chief is also OK with the cul de sac as proposed. Commissioner Siess asked about the option of eliminating a lot, and could the Commission technically do that? Mr. Turnblad responded the Commission may require anything, but only a judge can answer whether it would be legal. The project as proposed meets all City code. Stillwater is classified as an Page 3 of 6 Planning Commission December 13, 2017 urbanized city, therefore the largest lot by zoning district is the 10,000 square foot lot. The City could not require larger lots. Commissioner Siess said she understands the low density and lot sizes but is concerned about the water and the creek that is there. Even though BCWD has looked at it and provided recommendations, from living in the area she feels there is a water problem, so she cannot support the approval. Motion by Commissioner Kocon, seconded by Commissioner Fletcher, to recommend that the City Council approve Case No. 2017-61, Preliminary Plat and Zoning Map Amendment to rezone a 5 acre parcel from AP to RA in order to develop buildable lots for the property located at 12991 Boutwell Road, with the 18 conditions recommended by staff, and with Condition #8 modified to state "The maximum impervious surface coverage for Lots 5 through 9, Block 1 is limited to 25%. If any portion of the house on Lot 4, Block 1 falls within the shoreland overlay district, then this lot too will be limited to 25% impervious surface coverage. If no portion of the house falls within the shoreland overlay district, then the maximum permitted impervious surface coverage will be increased to 30%. All other lots in the subdivision will be permitted a maximum of 30% impervious coverage. Impervious coverage includes all buildings, structures and improvements that do not allow water to percolate into the ground directly below it. This includes, but is not limited to, buildings, driveways, sidewalks, swimming pools, impervious landscaping materials, patios, etc. Pervious pavement will not be considered impervious coverage if approved by the City Engineer in consultation with the City Planner." Motion passed 6-1, with Commissioner Siess voting nay. Case No. 2017-64: Zoning Text Amendment to modify the Short Term Home Rental Ordinance. City of Stillwater, applicant. Mr. Turnblad stated that since the ordinance was developed, staff has discovered two areas where they would like to clean up the language to better convey the intent. He explained the proposed revisions. Staff recommends the Planning Commission forward a favorable recommendation of approval to the City Council. Chairman Collins opened the public hearing. There were no public comments. Chairman Collins closed the public hearing. Motion by Commissioner Hansen, seconded by Commissioner Hade, to recommend that the City Council approve Case No. 2017-64, Zoning Text Amendment to modify the Short Term Home Rental Ordinance. Motion passed 7-0, all in favor. UNFINISHED BUSINESS Case No. 2017-56: Preliminary Plat and Zoning Map Amendment for Nottingham Village, a single family subdivision on the property located at 12220 McKusick Road North. Randy and Judy Petrie, property owner and Todd Erickson, representative. Community Development Director Turnblad reviewed the request. Greg Johnson, Hearth Development, LLC, plans to develop 5.30 acres of property located at 12220 McKusick Road. The preliminary plat for the project, to be known as Nottingham Village, shows 15 single family lots that are requested to be zoned TR, Traditional Residential. The site is located among large unsewered lots that were developed while the neighborhood was located in Stillwater Township. The neighborhood lies just east of Maiming Avenue (County Road 15) between McKusick Road (County Road 64) and Page 4 of 6 Planning Commission December 13, 2017 Brown's Creek. The Planning Commission opened the public hearing on November 15, 2017. After hearing testimony from several neighbors, the Commission closed the hearing and tabled a decision until December 13. In order to develop the property as proposed, the applicant has requested approval of the following: 1) Rezoning of the property to TR, Traditional Residential and 2) Preliminary Plat known as Nottingham Village for 15 single family lots. Staff recommends approval of the preliminary plat, and rezoning with 15 conditions. Todd Erickson, Civil Engineer for the project, stated that Greg Johnson is the developer and will also be the builder. He feels the neighborhood meeting was successful. They presented a lot of detail on drainage, utilities and how the road would be connected. The neighbors' biggest concern was access and traffic. The developer feels the traffic will follow the path of least resistance, so if new residents experience timing issues on McKusick they likely will take a different route to get to the west. Community Development Director Turnblad shared that a neighbor expressed concern about construction traffic, so staff suggested an additional condition of approval #16 that construction traffic use County Highway 64 to avoid driving through the 87th Street neighborhood. Chairman Collins reopened the public hearing at the suggestion of Commissioner Kocon. Ed Otis, 12070 87th Street Circle North, said he would like to see heavy construction equipment avoid his neighborhood because it is an older road. He also is concerned that 87th Street and McKusick are fairly close together and there is no traffic control or roundabout at McKusick and there have been some bad accidents there. Mitch Binford, 12260 87th Street North, explained that he has an easement that will be null when the road is extended. He expressed concern that if he ever wants to develop his three acres, he could be landlocked. He also voiced concern about whether sewer and water may be stubbed into his property. Having the stub at the end of 87th Street North will make it difficult for him when he connects to sewer and water. Community Development Director Turnblad said Mr. Binford may not have enough frontage to develop but his driveway could serve two homes, so he may be able to build one more home. He said Mr. Binford may want to consider purchasing a sliver of the developer's property to give him more road frontage. Chairman Collins closed the public hearing. Motion by Commissioner Kocon, seconded by Commissioner Lauer, to recommend approval of Preliminary Plat and Zoning Map Amendment for Nottingham Village, a single family subdivision on the property located at 12220 McKusick Road North, with the 15 staff -recommended conditions and the addition of Condition #16: "All construction traffic must access the project site via McKusick Road and avoid driving through the 87th Street neighborhood." Motion passed 7-0, all in favor. NEW BUSINESS Case No. 2014-40: Request for a one-year extension for Tod and Madelyn Fyten, representing St. Croix Brewery, to operate a brewery at 114 Chestnut Street East by Special Use Permit. Page 5 of 6 Planning Commission December 13, 2017 Mr. Turnblad stated that the applicant has requested the Planning Commission's consideration of an additional one-year extension of Special Use Permit 2014-40 for a micro -brewery and taproom to be located at 114 Chestnut Street East, known as the Brunswick Home. The applicants had to make unforeseen changes to the interior of the structure in order to accommodate the change of use. Staff recommends approval of a one-year extension of Special Use Permit 2014-40. The applicant, Tod Fyten, explained they have made a lot of progress but had to gut the basement and experienced delays in equipment manufacturing. The outside of the building is almost done and they are now ready to put the brewery in. Commissioner Hade stated that the last big snowstorm was over a week ago and the sidewalk is still full of snow and ice. Mr. Fyten replied he will make sure the snow is cleared. Motion by Commissioner Hansen, seconded by Commissioner Hade, to approve a one-year extension for Tod and Madelyn Fyten, representing St. Croix Brewery, to operate a brewery at 114 Chestnut Street East by Special Use Permit. Motion passed 7-0, all in favor. ITEMS OF DISCUSSION Community Development Director Turnblad informed the Commission the first major step of the second phase of the Comprehensive Plan update is underway. It involves reviewing the goals of the existing Comprehensive Plan. He said there will be a joint meeting between the Planning Commission and City Council on Tuesday, January 23, 2018. Commissioner Hade asked about the status of the proposed distillery on Second Street. Mr. Turnblad stated he has not heard anything since the use permit was issued. Commissioner Siess asked if there are minutes from the meeting like this that happened 10 years ago. Mr. Turnblad said it was done as a work session over a period of time. He will include minutes of those meetings with the packet for the January 23 meeting. ADJOURNMENT Motion by Commissioner Fletcher, seconded by Commissioner Kocon, to adjourn the meeting at 9:10 p.m. All in favor, 7-0. Respectfully Submitted, Julie Kink Recording Secretary Page 6 of 6 Stillwater H F ® q' N P R F O+ R.. I N N F S O 1 R PLANNING COMMISSION MEETING DATE: January 10, 2018 CPC CASE NO.: 2017-62 December 13, 17: Planning Commission (tabled) APPLICANT: Browns Creek West, LLC, property owner REQUEST: Consideration of a Conditional Use Permit and associated Variances to develop an 11 unit condominium complex on the vacant property located at 107 3rd Street North, at the Northeast corner of the intersection of 3rd Street North and Myrtle Street West ZONING: Commercial Business District / CBD Height Overlay COMP PLAN: Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND In 2009 the HAF Group applied for a Special Use Permit and associated variances to construct a new post office on the subject property. While an 8' variance to the height for a Case No. 2017-62 CPC: December 13, 2017 Page 2 of 10 tower feature, it was limited to the steeple/tower area. Additional variances were granted for the construction of the structure to be located 12' from the southern property line and 15' from the western property line. All approved variances were contingent on the development of the structure as proposed. In 2016 the applicant, in coordination with Trinity Lutheran Church, submitted a request to rezone this land to the Central Business District's Bluffside Height Overly District. This action was denied by the City Council at the recommendation of the Planning Commission and City staff. This application was originally scheduled for the December 13, 2017, Planning Commission meeting. However, the item was postponed at the developer's request. SPECIFIC REQUEST Browns Creek West LLC has applied for: 1. A Conditional Use Permit to allow for the construction of an 11-unit condo complex on this site. All units will be contained in a single building. 2. Variances necessary for the construction of the condo building. The following associated variances have been requested: City Code Section 31-403(b)(5)i, CBDBT, Freestanding Building • A 10' variance to the 35' maximum height of a freestanding building in the CBDBT, for a 45' tall structure as measured from 3rd Street North; and • A 1.5 story variance to the three story maximum height of a freestanding building in CBDBT for a 4 story building that includes an underground parking level. City Code Section 31-317(c), Massing Regulations • A 15' variance to the 15' Front Yard setback for the construction of a 5' tall retaining wall on the southern property line, adjacent to Myrtle Street West; and • A 5' variance to the 15' Front Yard setback for the construction of a 4' deep architectural component and garage entrance adjacent to Myrtle Street West; and • A 10' variance to the 20' combined Side Yard Setback for the construction of the building and projecting balcony spaces; and • A 15' variance to the 20' Rear Yard Setback for the construction of the building. City Code Section 31-514, Subd. 3(a), Projection into required yard areas • A 2' variance to the 3' maximum yard distance projection for necessary steps adjacent to 3rd Street North PROPOSAL DETAILS Case No. 2017-62 CPC: December 13, 2017 Page 3 of 10 The specific proposal includes: • Four stories of residential units that includes: o The first story, off of 3rd Street North, would include: ■ Two, approximately 1,200 square foot, one bedroom units. These units would each have a deck, one facing to the north and the other to the east. • One, approximately 2,000 square foot, two bedroom and two bathroom unit with east facing balcony. • One, approximately 2,500 square foot, two bath unit with an east/southern facing balcony o The second and third stories would each contain three units with associated balconies. While one of the units would be approximately 2,000 square feet, the other two bedroom, two bath units would be approximately 2,500 square feet. o The fourth story would include an (at least) two bedroom, two bath unit with its own balcony. This unit is approximately 3,000 square feet • There would be a centralized commons area with two sets of stairs and an elevator. The elevator and both stair wells are proposed to go to the fourth story where there would be common roof access on the south. The north roof access would be for mechanical equipment. ■ As indicated, all parking is proposed to be located underground. There will also be storage areas in the basement. This is not considered a story as greater than half of the wall spaces are subsurface. CONDITIONAL USE PERMIT REGULATIONS AND ANALYSIS Section 31-207 indicates in approving a Special Use Permit, it must be determined by the Planning Commission that: The proposed structure or use conforms to the requirements and the intent of this [zoning] chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. Any additional conditions necessary for the public interest have been imposed and use/structure will not constitute a nuisance or be detrimental to the public welfare of the community. Zoning Code The zoning chapter requirements applicable to this Special Use Permit (SUP) are: Use: Residences of all classes are permitted by Conditional Use Permit in the Central Business District. Throughout the latter part of the 2000s the City saw the addition of nearly 3000 residential units to the community core. This condo building would function the same as Terra Springs, Mills on Main, and the Lofts in that there would be a Case No. 2017-62 CPC: December 13, 2017 Page 4 of 10 common association to maintain all jointly owned areas but that each condo unit would be independently owned. While the building will be situated directly adjacent to a single family residential structure, there are multiple family uses in the converted church at the southwest corner of this intersection. Additionally, the next residential property to the north and located on the same side of the same block is zoned Medium Density Residential). While the use is consistent with the neighborhood but, Building Official Cindy Shilts has indicated the building will need to have a fire suppression system installed and meet all building, plumbing, mechanical/fuel gas, accessibility, and energy codes. Density: Generally speaking, density in the Central Business District is governed by the property's ability to meet the development controls in place. Average densities in the Central Business District vary: Address Common Name Residential Density 610 Main Street North Terra Springs 17 units/acre +/- 501 Main Street North The Lofts of Stillwater 43 units/acre +/- 350 Main Street North Mills on Main 38 units/acre +/- 102+ 3rd Street South Steeple Towne 34 units/acre +/- 101 Olive Street East Runk Condos 27 units/acre +/- 3013rd Street North Val Croix 32 units/acre +/- A density of 31 units per acre exists when comparing the three closest condo buildings (Steeple Towne, Runk Condos, and Val Croix); the total average of the six largest condo buildings is 32 units per acre. The applicant is proposed a density of (approximately) 35 units per acre. Therefore, while the 11 units is generally consistent with condo developments in the neighborhood and the CBD, not all development controls (such as height) can be met. Ten units would result in a density of 32 units/acre. Off -Street Parking and Loading: The following off-street parking spaces are required to be placed onsite: Use Requirement Units Total Parking Required Multiple Family Units 1.5 spaces per unit (one of which needs to be covered) 11 16.5 spaces (rounded to 17 spaces) Guests 1 space for every three units 11 3.66 spaces (rounded to 4 spaces) Total 21 spaces The applicant is proposing the creation of 24 onsite parking spaces in an underground facility. Case No. 2017-62 CPC: December 13, 2017 Page 5 of 10 The plan does require the removal of seven quasi -public parking spaces on and adjacent to this property. The northerly access on to rooftop of the municipal parking ramp would remain open. However, modifications to the parking lot design and curb would need to be made. City Engineer Shawn Sanders has indicated a condition of approval that unused areas of the parking lot and drive lanes (public and private) shall have the asphalt and the curbs removed and restored with turf, except the area where concrete sidewalk should be added. Traffic and Circulation: No traffic study or circulation assessment has been submitted for this project. However, in order to capitalize on the grade change and provide for underground, onsite parking, access at Myrtle Street is the only viable option. The parking entrance/exit, centered on the property, will be located approximately 45' from the intersection. City Engineering staff has indicated the property owner should explore shifting the egress point to the east. Currently there is a 20' grade separation between the driveway of the property at 110 Myrtle Street East and the subject property. The current plan proposes a five foot retaining wall to be located on the eastern property line. If the garage access point was shifted to the east, the retaining wall would need to be larger, thereby creating greater site line challenges for the adjacent property owner (to the east). Stormwater Management Practices: Given its proximity to the adjacent property and the topography, City Engineer Shawn Sanders has indicated: • no storm water runoff can drain on to the adjacent property to the east; and • stormwater from the new building shall be connected to an existing storm sewer pipe; and • the existing storm sewer in the parking lot shall be removed by the developer. Projects within the Middle St. Croix Watershed Management Organization (MSCWMO) must meet the full review requirements of the MSCWMO Plan. The project does trigger full MSCWMO review and it is likely the project will qualify for flexible treatment options that preclude stormwater infiltration. Approval of the SUP will be contingent on MSCWMO stormwater management plan review and approval. Design Review: The applicant has not submitted a Design Permit for review by the Heritage Preservation Commission. This creates a challenge in the review and approval processes. If the Planning Commission and Council find the use consistent with the standards set forth for Use Permitting and finds practical difficulty warrants the issuance of variances, it can lead to a false impression of approvals granted for a design that has not been determined to be consistent with the Downtown Design Review District guidelines. Therefore, staff would recommend the applicant submitt for review and approval a Design Permit prior to the Planning Commission acting on the variance(s) or that the variance is contingent on an approved Design Permit. Case No. 2017-62 CPC: December 13, 2017 Page 6 of 10 The Design Permit will need to include significantly greater detail than is currently shown in the plans. This will include, but not be limited to, materials, color, lighting, and signage. Landscaping and signage: No landscaping or signage plan has been proposed. The Comprehensive Plan calls for primary landscaping improvements along Myrtle Street West and secondary landscaping improvements along Third Street North. Landscaping should be required on all elevations, while preserving clear corners at the intersection. A condition of approval should include the submittal of a landscape and signage plan to the HPC for review and approval of a Design Permit prior to the issuance of the building permit. Comprehensive Plan & Relevant Area Plans The 2030 Comprehensive Plan (2030 CP) indicates Downtown Stillwater could support up to 250 housing units by 2018. Though the plan notes there is a demand for more units priced under $250,000 as well as for rental, land and construction costs have driven up home prices in the downtown;. The 2030 CP further indicates aging baby boomers and empty nesters will continue to trade down to smaller, more efficient units. The 2 bedroom, 2 bathroom designed units are similar to most of the units developed in Terra Springs (2004-2008), the Lofts of Stillwater (2005), and Stillwater Mills (2006). However, omitting the largest and smallest units, the average size of the proposed units is 2,240 square feet. The average two bedroom, between all three aforementioned condo complexes, is 1,550 square feet. That said, since the date of adoption of the memo, no additional housing units were created in the Central Business District. Therefore, the construction of 11 new residential units will help support the 2030 CP findings of increasing housing units downtown. Other Lawful Regulations Condominium residential units in the Central Business District generally do not conflict with other lawful regulations. VARIANCE ANALYSIS The purpose of the variance is to "...allow variation from the strict application of the terms of the zoning code where the literal enforcement...would cause practical difficulties for the landowner." In addition to the requirements, below, Section 31-208 indicates "[n]onconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance" and "...a previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits." Section 31-208 further indicates: Case No. 2017-62 CPC: December 13, 2017 Page 7 of 10 • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. The applicant must demonstrate that: The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The purpose of the Front, Side, and Rear Yard Setbacks, as well as projection into required yard areas, is to provide for unencumbered space to regulate proportionality and to provide for adequate infiltration, landscaping, and design elements consistent with the historic core. The proposed setback variances are in harmony with the general purposes and intent of the zoning chapter as they help ensure design consistency with historic development patterns on the properties in the vicinity, and are allowing for adequate landscaping and infiltration on a largely developed lot. The 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 for structures close to the river not to rise above the height of structures farther from the river. This helps create a stepped -pattern in the "downtown bowl". At 45' in height to the deck of the mansard roof, the total height of the building will be 50' to the very top of the structure. The height will be taller than the (now vacant) property to the west (with a maximum height of 2 stories and 35') as well as the main portions (up to the cupolas) of the two historic churches in the vicinity. The height variances are not in general harmony with the Zoning Code. The variance is consistent with the comprehensive plan. With certain conditions, such as landscaping, the setback variances could be found to be consistent. However, the property is located on two prominent view corridors, as noted on the Gateway and Viewsheds Figure in Chapter 6 of the Downtown Plan. A 2030 CP policy is to "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 the existing development". When combined with the objectives to "reinforce...landmarks, steeples, and significant structures along gateway corridors," it is clear the height variance is not consistent with the comprehensive plan. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: Case No. 2017-62 CPC: December 13, 2017 Page 8 of 10 The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; The use of the property for residences with onsite, underground parking has been shown to be reasonable in this location. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and Setbacks in the Central Business District are nearly nonexistent for many properties. However, the modern zoning and building codes suggests separation between buildings and from the building to the street is desirable. As adjacent property is setback and not built right to the property line, the uniqueness is aiming to find reasonable setbacks given the existing setbacks, the topography and the staggered nature of the setbacks on Myrtle Street West. Regarding the maximum height variances, certain improvements integral to the building are allowed to project above the roofline and the maximum allowable height. This includes elevator bulkheads as well as stairwells. The applicant has shown what these three components would look like if they were carried above the roofline of a three-story building. However, elevator access and stairwells to access rooftops are not customary nor required; each unit does have balcony or patio space with views of the river. Additionally, if the rooftop is not used as communal space, the building code would only require a single access point. It is the desire of the applicant to not only have communal rooftop access but to also have the penthouse suite. While argument can be made about the economics of the development site, economics alone cannot be grounds for granting a variance. The variance, if granted, will not alter the essential character of the locality. The addition of any structure on this site will alter the character of the neighborhood. However, a design that conforms to the Zoning Code and the Downtown Design Review District guidelines would not significantly alter the character of the locality. As the development is not proposing to meet the maximum height allowances and the Heritage Preservation Commission has not reviewed the design, the current design will alter the essential character of the locality. PUBLIC COMMENT Comments have been received from the following at are attached for the Commission's review: Dick Sjoberg, property owner at 102 3ra Street North. Mr. Sjoberg expresses concern for the height of the proposed structure, its impact to the established historic structures (particularly the churches and their steeples), traffic concerns at the three -stop intersection, Case No. 2017-62 CPC: December 13, 2017 Page 9 of 10 as well as variances to the property's setbacks. He requests the Planning Commission deny the application, requesting a redesigned structure that supports a better transition in this neighborhood. Elaine Connors, 116 3rd Street South. Ms. Connors states the height of the new building would overwhelm the existing streetscape and that the design is not consistent with the historic nature of the neighborhood. She also indicates there are already pedestrian safety concerns at the corner of 3rd and Myrtle Streets. Cameron Murray, 350 Main Street North. Mr. Murray points out that there will increased traffic in the morning and evenings in this area. He acknowledges staff's suggestion to move the access to the east but suggests the developer explore the possibility of underground connections to the existing parking ramp. Doug Johnson, Trinity Lutheran Church Congregational Council, 115 4th Street North. Mr. Johnson indicates Trinity Church supports the recommendation of city staff to deny the variance application. He notes this is consistent with the congregation's position in early 2017 when Gail M. Olson, then Congregational Council President, submitted similar comments for CPC Case No. 2016-43. ALTERNATIVES As the request to extend the height by greater than 10% of the maximum allowable height in the CBDBTD, the City Council must be the final authority on deciding upon the requests. However, the Planning Commission has the authority to act on the Conditional Use Permit, reserving the right to forward a recommendation to the City Council in circumstances where accountability can be an issue. A. Approval If the Planning Commission finds the 11-unit residential condo proposal to be consistent with the provisions of the CUP process, the Commission could move to approve the CUP with or without conditions. If the Planning Commission finds practical difficulties do exist for the 11-unit to have specific Front, Side and Rear Yard variances, they move to approve these variances, with or without conditions. If the Planning Commission finds practical difficulties do exist for the 11-unit residential condo to be four stories in height, they could forward to the City Council a favorable recommendation of approval, with or without conditions. B. Table If the Planning Commission finds that the application is not complete enough to make determination of practical difficulty and compliance with the 1 City Code Section 31- 31-208(g) Case No. 2017-62 CPC: December 13, 2017 Page 10 of 10 C. Denial Conditional Use Permit, it could continue the review for additional information. If the Planning Commission finds no practical difficulty exists and the proposal is not consistent with the provisions of the CUP regulations, the Commission should deny the CUP and forward to the City Council a recommendation of denial. The Commission should indicate a reason for the denial and determine whether or not the denial is with or without prejudice. FINDINGS AND RECOMMENDATION As noted, residential condo complexes in downtown Stillwater are uses found consistent with the Comprehensive Plan and all other relevant area plans. While the use is consistent with the Zoning Code, not all development controls are proposed to be met, certain variances are requested, and the design has not been reviewed and approved by the City's Heritage Preservation Commission. Therefore, staff finds the Case No. 2017-62 is not consistent with the provisions set forth for Conditional Use Permits, practical difficulty cannot be determined for setback variances, and would recommend tabling consideration until after the City Council has acted on the height variances and a Design Permit has been submitted for review and approval by the Heritage Preservation Commission. On the basis the application in not in harmony with the general purposes of the Zoning Code, consistent with the Comprehensive Plan, not has established practical difficulty for the addition of the fourth story, staff would recommend the Planning Commission recommend to the City Council denial, with prejudice, of both height variances. ATTACHMENTS Site Location Map Narrative Submission (ARCHNET) Certificate of Survey Site Plans (2 pages) Floor Plans (5 pages) Elevations (2 pages) Views (9 pages) Public Comment (6 pages) ,e ? 31 \ !� 'c 21 �% P2 ••, •. ' r P �� 111 " w' c ,I / yy��r J III, Orli* v If, r ,: \- G :�E'r 'I '� ^' ` s� a .' its \'A illi......._ '✓�!' t , ; S �� DTI!'` �� • • M a m E „ r �r *C �� u n \0 ` ' The Site 1073rdStN 0 90 l'lll Birthplace W Location aer of Minnesota r� E 180 t Map 360 Feet • � O O W 1V% °f Z ,��� 2 ,�' General Site Location CP ' ill yr 1 1 is , �1 , 0. 4 t ,.a Born !lt ae u . tsi_v1T��'► • III , /•:moo pli 411 I- Iil °f1 =IIIl"' • • �• . _ .a6= i ARCHNET 333 North Main Street Suite 201 Stillwater, MN 55082 Friday, November 17, 2017 TO: Ms. Abbi Wittman, City Planner, & Planning Commission, City of Stillwater 216 North Fourth Street Stillwater, MN 55082 RE: New Residential construction at 107 Third Street North, Stillwater, MN Dear Ms. Wittman and Planning Commission Members, Architecture I Interiors Sustainable Design Phone 651/430-0606 Fax 651/430-2414 www.archnetusa.com Attached you will find design documents for a new residential structure on the northeast corner of 3rd Street North and Myrtle Street. There are currently four parcels that will be combined to create the site for an eleven unit condominium. While the site is currently in the Central Business District, it has been utilized for housing in the past, and is adjacent to a housing parcel to the east. Also, the parcel kitty-corner is a former religious building that was converted to a condominium. We feel this is an important corner in the city and requires a distinctive gateway building as indicated in recent city comprehensive planning documents. The site represents the entry to the Central Busi- ness District from the residential neighborhoods to the west, and is literally on the bluff edge of the historic commercial district. Because of the topography found on the site, the development is faced with unique difficulties that require consideration. The prominence of the site and the pressures on the use of the adjacent municipal parking ramp, indicate that underground parking for the building would be beneficial for the city, the neighborhood and the building. While the topography provides accessi- bility for such an underground parking structure, unfortunately the access needs to occur on a fairly steep section of Myrtle Street, and creates an elevated pedestal for the rest of the building that in the end, effects the overall building height. We feel that the overall massing and shape of the building is critical to creating a distinctive building worthy of this prominent site. For that reason, the freestanding towers typically found protruding from the roof deck for stairs and elevators have been enveloped into a partial fourth story. Although we are asking for a variance for this portion of our building in the num- ber of stories (4 where 3 are allowed) and the building height (43'5" where 35' is allowed) for the des- ignated CBD Blufflop zone, we would be in full compliance in a similar zone, CBD Bluffside, (4 stories and 45') a zone with many of the characteristics found on our site. The building has been set back from property lines in a manner consistent with adjacent structures and other buildings in the immediate area. Careful attention was given to the view angle of cars stopped on Third Street facing south, and looking for traffic coming up the hill. We feel that the de- 107 Third Street North, Stillwater Minnesota Page 1 of 2 sign, materials and colors chosen for the building are compatible with neighboring buildings while at the same time elevating the character of the area. 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, .-ram I -••. . • Roger Tomten Associate, ARCHNET Additions and alterations to the WATER STREET INN, Stillwater Minnesota Page 2of 2 54 D 7 D 57 D v57 57 D D D v b D D v D D v b D 0U v D 26 h UG v v v D v D 57 D v LEGAL DESCRIPTION: 751.5TW — / ---� I D 1 UG Ub UG STONE WALL CONC. ALL FOUND „IN _-MARKED RLS 25718 748.8 UG UG UC UG D 747.4 v UG UG UG UG r 1 / ♦ / 746.9TW UG UG > rr / II Ll L 'lI UG The following Legal Description is as shown on Stewart Title Guaranty Company Issued by its Agent, Land Title, Inc. Title Commitment No. 545351, dated September 21 st, 2016. Parcel A West 90 feet of Lot 1 5, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel B: West 90 feet of Lot 14, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel C: The South 45 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel D: The North 5 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Abstract Property UG 57 CONC. WALL • UGUG SAN NH RIM=746.7 INV=736.1 V 3RD r21 CO. 151.80 co OF THE WVL'i' F10.00 FEET OF LOTS 16, 15 & 14. NOTE: TOPOGRAPHY TAKEN FROM SURVEY DATED 1-23-13. NO i DITIONAL SURVEYING TO DATE. 152.07 S 16°53'21 "E OU 0U 0U OU UG EASEMENT NOTES: UG UG UG UG > > UG UG UG UG STREET The following exceptions appear on the Stewart Title Guaranty Company Issued by its Agent, Land Title, Inc. Title Commitment No. 545351, dated September 21 st, 2016 There are not survey related items shown on Schedule BII of said commitment. UG BLOCK WALL CONC. WALL UG U 742.9 UG /3t5.£STW UG m UG UG UG > > NORTH EXISTING PARKING: UG UG > > UG - FOUND JLM MARKED RLS 25718 21 -- CATCH BASIN RI5=741.5 LG 0 THERE ARE 7 PARTIAL PARKING STALLS DESIGNATED ON THIS PARCEL INCLUDING 0 HANDICAP STALLS. SURVEY NOTES: UG OU UG 1. BEARINGS ARE BASED ON COORDINATES SUPPLIED BY THE WASHINGTON COUNTY SURVEYORS OFFICE. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER ONE LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER PUBLIC WORKS DEPARTM ENT. 3. THERE MAY SOME UNDERGROUND UTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. C5 Cs 12 A A A A 15 UG A A A A A A A A A U A A A A A A A A A A A —732 A SAN MH - RI5=737.3 INV=724.3 STS NH - RIM=740.1 A UGA 15 U ID AREA: OU A A A 5— (5 734� 736 73a 740 UG UG UG TOTAL AREA AS SHOWN = 1 3,674 SQ.FT. UG UG UNDERGROUND UTILITIES NOTES: THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPROMISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET NUMBER(S) XXXXXXX. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST. CALL BEFORE YOU DIG! Gopher State One CaII TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 LEGEND FOUND MONUMENT 1 /2" IP • MARKED RLS 1 5480 • SET 1 /2" IRON PIPE MARKED RLS NO. 25718 CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT SANITARY MANHOLE CATCH BASIN STORM DRAIN TV IAGI O IEIi IEPI IETI F- 0 IGMI CD ITPI Co 0 or or LIE UTV OF UT 0U UG 1230 0 DQ WATER VALVE O MS X °50.0 O 0 0 O WMI BOLLARD FLAG POLE MAIL BOX TRAFFIC SIGN UNKNOWN MANHOLE SOIL BORING SPOT ELEVATION TRAFFIC SIGNAL CONIFEROUS TREE DECIDUOUS TREE FLARED END SECTION STORM MANHOLE FIRE DEPT. CONNECTION HYDRANT CURB STOP WATER WELL WATER MANHOLE WATER METER POST INDICATOR VALVE UNDERGROUND ELECTRIC UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC UNDERGROUND TELEPHONE OVERHEAD UTILITY UNDERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN FENCE CURB [TYPICAL] CONTOURS DENOTES EXISTING ACCESS CONTROL AS SHOWN ON RECORD PLAT 10 20 THIRD & MYRTLE CONTACT: BROWNS CREEK WEST, LLC C/OJon Whitcomb 651-351-5005 Office 651-283-4884 CeII Jon@metroeastcre.com www.metroeastcre.com COUNTY/CITY: WASI—I I NGTON CO U IVTY CITY OF STI LLWATER VICINITY MAP O Z (NOT TO SCALE) II SITE ---- ski SC(CZ" ccs \I1 VICINITY MAP SECTION 28, TOWNSHIP 30 NORTH, RANGE 20 WEST, WASHINGTON COUNTY, MINNESOTA REVISIONS: DATE REVISION 1 1-1 3-1 7 INITIAL ISSUE 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. n Number: 25718 PROJECT LOCATION: � o� THIRD ST. N. PID#2003020420059 PID#2003020420060 PID#2003020420061 PID#2003020420169 Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net CORNERSTONE LAND SURVEYING, INC. FILE NAME PROJECT NO. SURVSTO4C ST04008C BOUNDARY/TOPOGRAPHY SURVEY - a. gra *Mg• Mr.* ♦ 1 / I 4 V.400; imr• w.monj Loseeerti IP /I°. ...- ;* a • e ./ , *fir� �� ���.#. • -", .•0 ♦• -. �.` ' P or .0, -0*...... °*".40 oir 0:0 /4.7 -4.r <0..0.. `7 :.••_ le ▪ se• je o°/* g";•0...• °ilk .i I. -0°' r . • l s.b/fts gag 4.•.i0lo `!!‘liireft.i s • r• • • s s �s • — 1,r . Vlb ii!►i.!l is fti.- !! s - -. RAMP TO MAIN FLOOR •ri!•f.111. Imp _ _ling J� RETAINING WALL & FENCE • • \—•STEPS TO MAIN FLOOR • SRO • -4-.- • i...Rip ..a s lb ila-era!`.. a!••5....11~!•r1 ��iii a iaii� / �r`.�r.► - >+ "�'�'�ry t.,!a s►a+r..� rftisCi�e+r�.yMfr�riay.�.r.l�.! if.. ra�4wi� i� 1 • / 1 1 : ,: • ♦ _. .........41 •i PROPERTY LINE RETAINING WALL & FENCE 414411 - -s.- - - SITE PLAN — GARAGE LEVEL 51 1 " = 20'—e" • i 4• 1 1\,T 1 • e LOT DIMENSIONS; 90' +/- X 150' +/- LOT AREA; 13,500 SQ.FT. +/-(0.31 ac.) rimPlannierwa 1 • 1 4 RETAIN r DRIVE ACCESS • •• I 0. 1 - -_ I I COMMERCIAL REAL ESTATE SERVICES V) NRT z 51 16 NOV 2017 tZ z 3RID STREET NORTH MYRTLE STREET / / SITE PLAN - GARAGE LEVEL LOT DIMENSIONS; 90' +/- X 150' +/- LOT AREA; 13,674 SQ.FT. (0.31 ac.) BUILDING AREA/COVERAGE; 10,519 / 13,674 = 77% fr Ai iL-Lji va 111111 hit < 0 IM w WW cc O z J w V) NRT S2 16 N O V 2 0 1 7 ARCHNET 9 Cn 9 0 N 0 En 5'-0" GARAGE EX1-IAUST 15 2 fro 3 17 4 NORTH STAIR ro 18 7 STORAGE 8 PARKING 24 STALLS 7L):1=1_ _Er) OBEY RA51-1 ELE TO MEGI-4ANIGAL 9 in 19 10 20 11 21 12 22 13 23 14 24 0 4'-0" 11'-0" 130'-0" c O N 15'-0" 0 1-1 in FLOOR PLAN - GARAGE Al 1 / 8„ = '_0„ 401110b- A 16k =Lij r LT) illLIJ otin I- Ec1ij w w 1- <,=-1 0 NRT Al 16 NOV 2017 ARCHNET 42'-6" 45'-0" 42'-6" LIVING NORTH DECK 4. DINI EAST DECK UNIT 113 1,230 SF UNIT IA 1,240 SF FOYER I_+ Q FOYER BEDRM. 1 IUJ.I. CCLOS. EAST DECK EAST DECK LIVING KITCHEN BATH 1 W.I. CLOS. BATH L'Y BEDRM. NORTH STAIR FOYER BEDRM. 2 UJ.I. CLOS. UNIT 2 2,110SF i LAUNDRY BATH 2 MECHANICAL COMMONS DINING 3 KITCHEN UNIT 3 2, 510 SF FOYER d BATH 2 LAL L LIVING 0 0o NDRY r BEDRM. 1 SOUTH STAIR BEDRM. 2 BATH 1 W.I. CLOS 0 N 0 0 N 00 N 5'-0" 33'-0" 10'-0" 7'-0" 30'-0" 7'-0" 10'-0" 33'-0" 130'-0" 4'-0" FLOOR PLAN - LEVEL 1 - 4 UNITS / S" = 1 '-0" 0 in fr w 1111 utile5 0 w IMF: 15 rj w I g W W E 3 NRT A2 16 NOV 2017 ARCHNET NORTH DECK LIvING BEDRM. LAUNDRY EAST DECK DINING KITCHEN UNIT 1 2.520 SF l J ATH 2 W.I. CLOS. BATH 1 I+ I+ 0 BEDRM. 2 FOYER NORTH STAIR EAST DECK BEDRM. 1 +_I f 1 LIvING KITCHEN 0 FOYER UNIT 2 2,110 SF J ELE TO COMMONS EAST DECK DINING KITCHEN SOUTH STAIR UNIT 3 2,510 SF J BATH 2 ING L LAUNDRY BEDRM. 1 BEDRM. 2 +_I BATH 1 +I W.I. CLOS. FLOOR PLAN - LEVELS 2if3 - 3 UNITS ls" = 1'-0" fr w 1111 w 0 w IMF: 15 rj w I g W W E 3 NRT CO- /X. CON e W 1 A3 16 NOV 2017 ARCHNET PENTHOUSE ROOF DECK DECK BELOW NORTH STAIR PENTI4OUSE 2,910 SF ELEVATOR COMMONS SOUTH STAIR COMMON ROOF DECK 1i FLOOR PLAN - PENTHOUSE / Q" = 1 f—en IV la II w 0 IMF: 111111 Ew g W W 2 0 NRT LLI /X. CONe 16 NOV 2017 WEST ELEVATION AS 1 / a„ = i ,_0„ I IIIIIIIII 111111I III 111111III I C NORTH ELEVATION / a„ = 1 ,_e„ 4 EAST ELEVATION ROOF DECK ELEV. 21 '-0" THIRD FLOOR ELEV. 10'-6" SECOND FLOOR ELEV. MAIN FLOOR ELEV. SOUTH ELEVATION / a„ = 1 ,_e„ AS / a„ = ,_0„ 400, is Lai r Lik Li.E LIU Er (1) 1-11 LIU LLB 2 0 z 0 i w w 0 W X w w Cal ,45 13 N O V 2 0 1 7 SOUTH WEST PERSPECTIVE III1.I-II�I lIIli 1 II �S ..e�s.e�.easeaa,_,.- �----�---__—sue/ • r�r■���3ri, — 13fl=rrirTrft11r!nrit----tirwrtmxe •i!ii1flh 1111 !UI! 1�111111111111,11 1 ,!■LLL _ f� Y A& NO SCALE SOUTH EAST PERSPECTIVE NO SCALE 11 1111111I11111111 4 NORTH WEST PERSPECTIVE SOUTH PERSPECTIVE AV NO SCALE A& NO SCALE fr LT} r Lik Pct 0 I= f-- Lfii Ll1 au) Lct, ,c) w Li" LL..6-7J 2 0 W X w 76 rO- A,6 13 N O V 2 0 1 7 MYRTLE STREET LOOKING NORTH EAST WITH PARTIAL FOURTH STORY MYRTLE STREET LOOKING NORTH EAST WITHOUT PARTIAL FOURTH STORY ARCHNET METRD EASTma ► 6514�°4°6 COMMERCIAL REAL ESTATE SERVICES 3 PD) &, , IYRTIL 107 Third St N Stillwater, MN 17 NOV 2017 MYRTLE & SECOND LOOKING NORTH WEST WITH PARTIAL FOURTH STORY B 1•: MYRTLE & SECOND LOOKING NORTH WEST WITHOUT PARTIAL FOURTH STORY ARCHNET © �,■■� MD��, � � IY/R�T'L�E�, 107StiThird St N METRO 0011, EAST llwater, MN ,,,,,�,.,,,�,�.�, ,MN5 Saihoder � moRR�U3Rt, RR'Cb4Q�,COMMERCIAL REAL ESTATE SERVICES 17 NOV 2017 A MYRTLE & SECOND LOOKING NORTH WEST WITH PARTIAL FOURTH STORY MYRTLE & SECOND LOOKING NORTH WEST PHOTO OF EXISTING CONDITIONS ARCHNET . .- motsimile- 303 N MAY fit, SW NI fiWwla; MN sumo 65I4300SC6 METRO gillik7110, EABT- COMMERCIAL REAL ESTATE SERVICES MIY I TL,E 107 Third St N Stillwater, MN 17 NOV 2017 A THIRD STREET LOOKING SOUTH WITH PARTIAL FOURTH STORY THIRD STREET LOOKING SOUTH WITHOUT PARTIAL FOURTH STORY ARCHNET lem .rW1eeO., • l.lrrl4rs erstalaaik design 333 N Mds St. RN. 201 SUVw5tn, MN SSOt7 651430.0606 arcbnetusa.cum METRO 4. 0'1%6EAST��� COMMERCIAL REAL ESTATE SERVICES NV& IP 4Y I T'LE 107 Third St N Stillwater, MN 17 NOV 2017 MYRTLE LOOKING EAST WITH PARTIAL FOURTH STORY MYRTLE LOOKING EAST WITHOUT PARTIAL FOURTH STORY ARCHNET rtiri wastsbuiple de*. 33i N AL& SC SW. 201 StIthwtn, 64N 56017 651430.0606 archnetusa.com METRO IOU� EA9Tiwri ^' 35RD) MIY PTLE 107 Third St N Stillwater, MN COMMERCIAL REAL ESTATE SERVICES 17 NOV 2017 r IUd tiI IU ♦f i}UV BIRDS EYE LOOKING SOUTHEAST WITH PARTIAL FOURTH STORY BIRDS EYE LOOKING SOUTH 1: WITHOUT PARTIAL FOURTH STORY ARCHNET IVi ETR ND & �, IY R�T'LL. i•kiwi�, 10Sti7lwater Third St N lMN 17 NOV 2017 _, AST „ "'"�"`"'`" MNMurwsR, W201 sHsfir" MN MON "1430archaet=ong COMMERCIAL REAL ESTATE SERVICES ARCHNET U® SUN u ru.wr 201 t•.l 11111410,0601 archnetusa.cutn METRO igIII` EAST + n COMMERCIAL REAL ESTATE SERVICES 35RD> & MIY WF LE 107 Third St N Stillwater, MN 17 NOV 2017 ARCHNET 1111 um 113 Pt Maim Se lits. 201 SOU NI 430 OW* areheebasexeue METRO 4101016, EAST wag rikv COMMERCIAL REAL ESTATE SERVICES 3RD &, MIYPTILE 107 Third St N Stillwater, MN 17 NOV 2017 1 From the front of the Espiscopal Church 1, _1. . . . JAM �, 1 _, .'� Ii ILA II , n~'1 N. � tip 1 1. II_,1:. .ii Lit _Zt't � , • r'r' - :'? • •., - i ..- 1 : i�fr�W11 From the front of the Espiscopal Church 2 legrctd 17 NOV 2017 Received December 8, 2017 DEC 2017 To: The Members of Stillwater's City Planning Commission Community Development Department Re: Case No. CPC/2017-62 I have received notification of the above referenced application for zoning variances for development of condominium residences on the corner of Third Street and Myrtle. I am an owner of a condominium in the Steepletowne building, also located at the intersection of Third and Myrtle Streets. It is my concern that the structure, as proposed, is overbearing for the lot size and, therefore, an over-densification of the surrounding neighborhood for the following reasons: 1) Despite the location of the lot being under the zoning regulations of the downtown business district, the height and footprint of the structure as proposed would be detrimental to our City's historic "Church Street" (Third St.). It would dwarf the steeple of the Steepletowne building (built in 1884), rise to the height and breadth of Trinity Lutheran Church, and visually obstruct the vista on the steep decline of Myrtle Street which serves as a gateway into our historic downtown district. 2) The developer suggests a mansard style roof to mask the mechanical necessities on the roof top, elevator shafts, etc. However, he also proposes a penthouse on that same roof top, actually creating a 5th floor on the structure by so doing. I believe the variance request is from 35 to 43 feet. However, the overall height will indeed surpass that 43 foot request if calculations are made using the roof height averaging formula. From the drawings shared with me, I can only deduce that the overall height from sidewalk level could then approach 50 feet. I understood initially it was proposed to be a 3-story structure overall. However, as drawn, it appears the largely above ground parking garage is not considered a story in and of itself. That changes the concept to a 4-story building. With the addition of the mansard roof containing a penthouse, it conceivably becomes a very imposing 5 story building. My concern is that the granting of a height variance for this proposal could set a precedence for the future and create the effect of too much structure on too small of a lot. 3) The traffic safety concerns of the proposed ingress/egress off of Myrtle Street should not go unaddressed as well. The intersection of Third and Myrtle has 3 existing stop signs, not 4. There is no space for a turn lane to be created on Myrtle Street west -bound for ease in entering the building's underground parking facility. Therefore, a vehicle entering or leaving the proposed structure must pause across a sidewalk, lower or raise a garage door, and then proceed to enter the traffic flow on the steep Myrtle incline without the benefit of a stop sign in the west -bound lane of Myrtle Street at the corner of Third. Backing out of the parking garage would be even more problematic. The proposal shows underground parking for about 24 vehicles. This traffic would be coming and going from the parking garage in very close proximity to an already accident -ridden intersection. I would suggest any other garage entry plan either off of Third Street or from the north end of the structure would lessen this impact to traffic flow and safety. 4) The request for sizeable set -back variances on the north, west, and east sides of the structure would indicate the building, as designed, is too large for the existing lot. Allowing the developer to build out to the property's furthermost perimeter sets precedence and creates aesthetic issues in this particular case, effectively allowing for 110% usage of the available property. I respectfully ask the Commission to deny the variance requests for this Case and instead to enforce the existing set -back requirements and existing height constraints in deference to the historically significant surrounding area. Although a formal buffer zone does not exist between Third Street's residential zoning and the downtown commercial district, I suggest that a smaller footprint and a lower profile for this project in this location would allow for a more suitable transition. Stillwater is very proud of its' heritage and the structures that epitomize its' past. "Church Street" plays a significant role in our City's architectural charm. Going forward, let's continue to strive to conceive, design, and implement the very best integration of the old with the new to enhance Historic Stillwater. Thank you for the opportunity to register my concerns. Dick Sjoberg Property Owner (218) 686-7578 Abbi Wittm n From: ELAINE CONNORS <> Sent: Saturday, December 09, 2017 1:37 PM To: Abbi Wittman Su ject: Case CPC/2017 62 Re - Case CPC/2017-62 We are writing in response to your notification of the above referenced application for zoning variances for the proposed condominium building at the intersection of 3rd Street and Myrtle in Stillwater. We are owners of a condo unit in Steepletown building located at the same intersection. We have two major concerns with this new condo building proposal. 1. The height of the new condominium building would overwhelm the existing skyline on 3rd Street and Myrtle. It is too high for this historic neighborhood and it would stick out like a sore thumb. Also, we are of the opinion that its architectural design does not blend in with the historic buildings on 3rd Street. We would welcome a design that take the existing looks in mind and try to blend in. 2. Currently pedestrians take their lives in their hands as they cross the intersection on 3rd and Myrtle whether heading for downtown, the public library or the two churches on 3rd, or to the post office, or to the city hall. Pedestrian safety is a critical and urgent issue that needs to be addressed immediately. Traffic flow would also have to be addressed in view of the proposed condominium building's plan to situate their car park ingress/egress on Myrtle St. Cars come speeding up on Myrtle often times quite recklessly, and we are not exaggerating when we say that we put our lives at risk crossing this major intersection. We respectfully ask the commissioner to revisit the variance requests for this case taking into consideration the local residents' concerns before granting their request. Sincerely, Elaine and Patrick Connors 116 3rd Street South Stillwater, MN Sent from my iPad i Abbi Wittm n From: Cameron Murray <> ent: Saturday, December 09, 2017 2:46 PM To: Abbi Wittman; David Junker ubject: CPC/ 2017-62 Condo proposal for Third and Myrtle Having read the planning commission packet I have to agree with the one commenter Dick Sjoberg that the location of the underground parking entrance will be unworkable and unsafe (very close to the intersection of Third and Myrtle . As everyone knows, the reason for a three way stop at Myrtle and Third is so that cars leaving town don't have to stop as they climb that steep hill between 2nd and Third. The single house between 2nd and Third does not generate much traffic, I have never seen a vehicle entering or exiting. But my experience with Stillwater Mills is that condos do generate traffic. There will be a morning and evening rush hour out/in at this location which also happens to be the rush hour for Myrtle. The staff recommends moving the entry to the garage further east, closer to the property line of the existing house, but I think this only helps slightly. I realize currently only the area residents were informed of the proposal. But as this progresses to council the project will get greater attention. I think lots of residents would be opposed to this parking entrance on Myrtle. So I thought I would share some alternatives for the developer to consider. I have copied my council member to bring this up when it gets to council, so maybe the developer could consider some alternatives ahead of time. This property abuts the city parking garage. I did a quick look up, and car elevators are possible (class B allows people and cars together and used quite a bit for challenging parking situations. So an elevator accessed from the top level of the city parking garage would be feasible (and maybe an emergency only exit onto Myrtle . But it also occurred to me that the proposed parking garage might line up with an existing level of the city owned parking garage. So an roughly level access entry from the city garage (residents would have to have some entry key card into the garage . Thanks for your attention Cameron Murray 1 11 a trinity Love. Transform. Serve. December 13, 2017 Stillwater Planning Commission Case No.: CPC/2017-62 Dear Planning Commission members: This letter is in regard to the request for consideration of a CUP and Variances from Browns Creek West, LLC, related to property at the corner of Myrtle Street and 3rd Street ("3rd Street property") that Browns Creek purchased from Trinity Lutheran Church in January 2017. We have reviewed the Planning Report prepared by Abbi Jo Wittman, City Planner, which recommends denial of the applications. The applications, as we understand them, are for the purpose of permitting construction of a four-story building on the 3rd Street property, across the street from Trinity and adjacent to the city parking ramp. Based on the Planning Report and the information available at this time, Trinity supports the recommendation of the city staff to deny the height variances requested. Please also see the attached letter from Trinity, dated, Jan. 4, 2017, supporting city staffs recommendation to deny earlier variance applications for development of the said property. The Church's position has not changed in that we do not support a height variance. Thank you for your consideration. Respectfully submitted, Doug Johnson, President Trinity Lutheran Church Congregational Council Trinity Lutheran Church - 115 N. Fourth Street °a Stillwater, MN 55082 651.439.7400 4 - trinitylc.org January 4, 2017 Stillwater Planning Commission Case No.: 2016-43 Dear Planning Commission members: 7Pril trinity Love. '.!u,ft»?), .Serve. This letter is in regard to the zoning variance applications from Browns Creek West, LLC, related to property at the corner of Myrtle Street and 3rd Street ("3rd Street property") that Browns Creek has agreed to purchase from Trinity Lutheran Church. Thank you for rescheduling this agenda item from your December meeting to January. Trinity did not learn of the variance applications until a few days before the meeting, and our church council had not had an opportunity to consider it before your December meeting. The church council has now met to discuss the applications. We reviewed the Planning Report prepared by Abbi Jo Wittman, City Planner, and which recommends denial of the applications. The applications, as we understand them, are for the purpose of permitting construction of a four story building on the 3rd Street property, across the street from Trinity and adjacent to the city parking ramp. Based on the Planning Report and the information available at this time, Trinity supports the recommendation of the city staff to deny the variance applications. Thank you for your consideration. Respectfully submitted, Gail M. Olson, President Trinity Lutheran Church Congregational Council Trinity Lutheran Church 115 N. Fourth Street Stillwater, MN 55082 651.439.7400 trinitylc.org ' 1I E BIRTPIPIACE 9 F MINNFSOITA PLANNING COMMISSION MEETING DATE: January 10, 2018 CPC CASE NO.: 2017-65 APPLICANT: James Linden, Stillwater Segway Tours REQUEST: Consideration of a Special Use Permit to operate a guided segway tour company, a Seasonal Recreational Business with outside retail sales, out of a Temporary Structure to be located at 204 Main Street North ZONING: CBD - Central Business District COMP PLAN: DMU - Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND In 2010 the City approved an outside sales Special Use Permit (SUP) to allow Shien Chen to operate a mobile food truck at 204 Main Street North, at the northwest corner of Commercial and Main Streets. This permit predated the City's Outdoor Sales Licensing program. The permit conditions requires the food truck to operate entirely within the private property and not obstruct the public rights -of -way. vendor business in this location. Mr. Chen continues to operate this seasonal food In 2013 the City approved a Special Use Permit for Papa Wheelie's Surrey Rental to be located on the same property. Papa Wheelies rented surreys (multiple passenger, four - wheeled carriages) as well as bicycles. While Papa Wheelie's no longer operates in downtown Stillwater, the business was operated out of 43 square foot, wood framed kiosk sided in cedar shakes and a 9/12 metal pitched roof. REQUEST James Linden operates a guided Segway Tour business in Sheridan, Wyoming, and Grand Marais, MN. He would like to relocate his business to Stillwater, offering guided tours, three times daily, from April 1st through October 30th, 2018. The tours would accommodate 204 Main Street North Case No. 2017-65 Page 2 (up to) six guests, for a total of seven segways during each tour. The applicant has indicated that they may offer for sale tee shirts, sweatshirts, and other Stilllwater and business related items. Stillwater Segway Tours is proposed operate out of a 10x12', steel frame and polyester sided tent. It will be located on the southern side of Let There Be Light's building, approximately 10' from the Commercial Street sidewalk. The business would also have a 6X12', aluminum sided trailer for storage of the segways when not in use. The trailer would be situated approximately 18' from the Commercial Street sidewalk. The applicant is proposing two, 20 square feet banners, and a single, six square foot sidewalk sign. APPLICABLE REGULATIONS AND STANDARDS Municipal Code Section 31-207 indicates the following must be determined by the Planning Commission prior to the issuance of any Special Use Permit1: 1. The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. Zoning Ordinance: The purpose of the Zoning Code is to regulate and restrict the use of land and the use and location of buildings and structures. The property is zoned Central Business District (CBD). The CBD allows for Commercial Recreational Uses and Entertainment, Outside Sales and Special Events and Temporary Structures by Special Use Permit. However, seasonal sales and businesses in the CBD have been limited, reserved only for those that can operate exclusively on private lands or on public roadways; the City has not granted licenses or permits for businesses to operate on other public lands, such as in parks, or on sidewalks and trails. Design Permit: To help protect the character and nature of the National Registered listed Stillwater Commercial Historic District, the City has adopted a Downtown Design Review District (DDRD), requiring Design Permits for structures, other land and structure alterations, as well as signs. The purpose of the Design Permit is to maintain the character and integrity of neighborhoods and commercial districts by promoting excellence of design and development. While the Heritage Preservation Commission will review the design of the temporary structure at their regularly -scheduled meeting on January 17th, it should be noted the proposed structure and signage is not consistent with the DDRD guidelines. ' However, on the rare occasion when accountability is an issue, the planning commission may refer a conditional use permit or special use permit to the city council. 204 Main Street North Case No. 2017-65 Page 3 Signage: The property is permitted signage as per the Sign Code. This includes one wall sign per building face fronting a street, one projecting sign, one freestanding sign and one sidewalk sign that conforms to the Sidewalk Sign policy. Currently the property is allotted 50 square feet of signage facing Main Street and 22 square feet of signage facing Commercial Street. The property has met the maximum square footage for signage facing Main Street. The applicant is proposing three signs: 1. Two, 20 square foot, vinyl banners proposed to be affixed to the temporary structure. 2. One, six square foot sidewalk sign. While the A -frame, sidewalk sign conforms to the City's sidewalk sign policy, City Code Section 31-509 allows for the use of temporary signage and banners on a limited basis, generally for "special business events". The City has adopted a policy regarding temporary signage that three, 30-day temporary sign permits would be granted annually. Although City Code Section 41-7, Seasonal Outdoor Sales, allows for a maximum of three signs, two banners for a period of six months would be in excess of the sign code and temporary sign permit policy. To be consistent with the City Code and policies, a single permanent sign (not constructed of paper, cloth, canvas or other lightweight material) could be permitted if it did not exceed 22 square feet in size and the design was found consistent with the Downtown Design Review District guidelines. Comprehensive Plan: Two tour routes propose to utilize Commercial Street. Commercial Street is identified as a Primary Pedestrian Corridor, aiming to link the residential neighborhoods with the downtown as well as Main Street with the public parking ramp. Additionally, the Commercial Avenue Plaza, one block to the east, is identified as a direct connection from the river to Main Street. The adding of commercial tours on this right-of-way and on sidewalks may congestion on this corridor. While the Economic Development chapter of the Comprehensive Plan encourages downtown as a place for businesses to relocate and there is the policy to promote activities which lengthen the time visitors spend in Stillwater, a Comprehensive Plan tourism goal is to support year round activities that enliven the Downtown public and cultural life. This seasonal business helps support some community policies but does not help support others. Furthermore, a goal is to promote tourism consistent with retaining Stillwater's unique natural resources and historic and architectural character. The use of a temporary tent is not consistent with this goal. Relevant Area Plans: The Downtown chapter of the Comprehensive Plan acknowledges the limited sidewalk width in Downtown Stillwater. The 204 Main Street North Case No. 2017-65 Page 4 introduction of commercial tours on sidewalks would create greater congestion on these narrow passage ways. Other Lawful Regulations: MN Stat. Sec. 169.212 grants personal assistive mobility devices, self -balancing devices with two nontandem wheels, the same rights and responsibilities as a pedestrian. This means they are permitted to operate on roadways, sidewalks and trails. However, this does not protect the commercial use nor does it grant rights for commercial use on publicly owned lands. 2. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. As noted, Commercial Street is a primary pedestrian corridor. With only 6' of sidewalk width (measured from building face to the top edge of the curb and not including obstructions, such as lightpoles), the 25.5" wide segways will dominate the sidewalk, taking up already limited pedestrian space. This is true for the City's historic residential neighborhoods where the average sidewalks width is 4', if one exists at all. The operation of this business on downtown sidewalks, and on the streets, may become a nuisance to pedestrian and motorists. Two of the tours proposed run predominantly on City and State trails that converge in downtown Stillwater. The City's trail is 12' in width whereas the State's trails (Brown's Creek and MNDOT's Loop Trail) are 10' in width. While the trails provide greater room for different types of trail users, there is a significant concern surrounding proposed trail stops on sidewalks and pathways, where congregation of segways will interrupt the smooth flow of traffic. 3. Any additional conditions necessary for the public interest have been imposed. If the Planning Commission finds the proposal to be consistent with the provisions of the SUP regulations, staff has prepared a list of conditions appropriate to protect the public interest. ALTERNATIVES A. Approval If the Planning Commission finds the proposal to be consistent with the provisions of the SUP regulations, the Commission could approve the Special Use Permit with or without the conditions. If the Commission finds the proposal is consistent with the provisions of the SUP regulations, staff would recommend the following conditions of approval: 1. This Special Use Permit allows seasonal (April to October) guided Segway tours to occur from the private property located at 204 Main Street North, 204 Main Street North Case No. 2017-65 Page 5 including a rental kiosk and accessory retail sales. Not greater than three tours, designated to run at 10:00 am, 12:30 pm, and 3:00 pm, are permitted. 2. This Special Use Permit is in all ways a Conditional Use Permit as the term is used in Minnesota Statue Section 462.3595. 3. Plans shall be substantially similar to those found on file with CPC Case No. 2017-65, except as modified by the conditions herein or by Heritage Preservation Commission approval. 4. Segways shall not be stored on the property except during operating hours. 5. All rental activities, including the queueing of customers and user training, shall occur on private property and outside of the public rights -of -way. 6. As per MN Stat. Sec. 169.212, Subd.2(f), users shall yield to pedestrians and bicyclists. 7. Tours shall follow designated routes, as identified by the applicant. Main Street shall not be used for tour routes, except for crossing. 8. Tours shall stay to the right side of all users and be conducted single file. 9. Tour stops shall be done as to not impede the flow of traffic. 10. Tours shall not operate off trail or established sidewalks, if one is present, nor 'off road' in City parks or in boulevard areas. 11. The sales kiosk and all signage shall receive a Design Permit, approved by the Heritage Preservation Commission, prior to the installation and operation of the business. Conditions of the HPC's approval shall be incorporated herein by reference. 12. The kiosk shall be removed from the property during the off season. 13. In addition to a six square foot sidewalk sign, the business is permitted one sign, made out of a permanent material and not to exceed 22 square feet, outside of the sales kiosk. 14. The sidewalk sign shall conform to the City of Stillwater's Sidewalk Sign Policy. 15. All sales, including the sales of retail goods, must be done inside the sales kiosk. The display of retail goods may not occur outside the sales kiosk. 16. As per City Code Section 31-204 Subd. 7(a) and 7(b), minor modifications shall be approved, in advance, by the Community Development Director. Major modifications shall be heard by the decision -making authority in a public hearing. 17. This Special Use Permit shall be reviewed before the Planning Commission and City Council for possible revocation or amendment to the conditions of this permit is substantial verified complaints, safety issues or violations of the conditions of this permit are received by the City of Stillwater. B. Refer. If the Planning Commission determined 'accountability may be an issue', the Commission refer the application to the City Council. C. Table If the Planning Commission finds that the application is not complete enough to make a decision, it could continue the review for additional information. 204 Main Street North Case No. 2017-65 Page 6 D. Denial If the Planning Commission finds the proposal is not consistent with the provisions of the SUP regulations, the Commission could deny the application. The Commission should indicate a reason for the denial and state whether or not the denial is with prejudice. FINDINGS AND RECOMMENDATION On the basis this Seasonal Recreational Business is not consistent with the Comprehensive Plan, would result in the limiting of safe pedestrian areas in the downtown core and historic residential neighborhoods, and that the congregation of segways on public sidewalks and trails will interrupt the smooth flow of traffic, creating a public nuisance, staff recommends denial of CPC Case No. 2017-65 for a Special Use Permit to operate a guided segway tour company, a Seasonal Recreational Business with outside retail sales, out of a Temporary Structure at 204 Main Street North. ATTACHMENTS Site Location Map Narrative Request (2 pages) Site Plan Proposed Tour Routes (3 pages) Site Photos Tent Photos Trailer Photos Sign Plan (2 pages) MN Stat. Sec. 169.011 •• : f �. illwater , . .Li li .. V �A \ s wrl - The Birthplace of Minnesota NV Site Location Map i31 231 ; 1 s -"A II o 01.. ..73 me � � i ; r' O aa° 204 Main St N 0 115 230 460 Feet 7 � �: :. �.; m� \--:\ " General Site Location \ I N 11 n M0 1k�P y` -' '*V may; _ G 6 l'• -..;....- tior.— "Z" I .,ter ik.:ni' all fit: ,elyl�II ....--,,,,,,' III �r.� 1` I • : /. 111*',,,k , C. ) \A\1\1( / •..■vim._.._ ._• STILLWATER SEGWAY TOURS DOWNTOWN HISTORIC STILLWATER Site Plan Stillwater Segway Tours is requesting approval to operate their seasonal business on the lot at 204 N Main St. The location is on the private property at the northwest corner on Main Street and Commercial Street on an existing concrete area adjacent to the building "Let There Be Light" (See attached photos and drawing Attachment A). The owners of Stillwater Segway Tours have successfully operated guided Segway tours for the past four years in the communities of Sheridan Wyoming and Grand Marais, Minnesota. We take great pride in providing hands on training to ensure the safety of our riders and fellow residents of the community. Our tour business , training and guided tours are performed by my wife and myself and may incorporate another family member this upcoming season. The business will only provide guided Segway tours there will be no unguided rentals of Segway's. The business currently has seven (7) Segway Personal Transports (PT's). This allows one (1) Segway for the guide and up to six (6) guests. There isn't any plan to expand the number of Segway's and our experience indicates that most tours have four (4) guests. We find that one to six guests is very manageable and poses very little congestion, as guests are required to travel single file. Our tours will occupy pathways, sidewalks and street crossings. Attached are the tour routes that we propose to use. There will be little, if any Segway traffic on the main business sidewalks as shown. Tours will feature a tour to and over the St. Croix Crossing Bridge, a tour of the historic Stillwater B&B's and possibly a tour on the Brown's Creek Pathway. Stillwater Segway Tours will initially offer tours Thursday through Sunday, although services may be expanded to daily. Stillwater Segway Tours will have a Web Page and for the convenience of our guest this on line site will have a tour reservation mechanism. We will also welcome walk up business, capacity permitting. Stillwater Segway Tours will be a seasonal business operating from approximately April 1, 2018 to October 30, 2018. Tour times are tentatively scheduled at 10AM, 12:30PM and 3PM. The seasonal business may also offer for sale tour tee shirts, sweatshirts, Stillwater related throws and other business related items. I thought it might be helpful to state an excerpt from Minnesota State Law.: 169.212 Operation of Electrical Personal Assistive Mobility Devices Subdivision 1. Rights and Responsibilities of Pedestrians Except as otherwise provided by law, a person operating an electrical personal assistive devise has the rights and responsibilities of a pedestrian. Subdivision 2. Operation (a) An electrical personal assistive mobility devise may be operated on a bicycle path. Minnesota State Law has also defined the Segway as a personal assistive mobility devise and further classifies the Segway as a non -motorized vehicle. Our base of operation would be operated from a gazebo that we currently own. The Gazebo is manufactured by Allen and Roth and is in the photos and drawing (Attachment B). The pictured gazebo would be utilized to accommodate our tour guests for tour transactions and related paperwork. The gazebo would also offer shelter from the weather, when needed. The gazebo has a steel frame that supports a polyester roof and side curtains. The frame would be anchored by weights at each of the four steel legs. The gazebo dimensions are 10' X 12' and the roof enter is 11'6" high. Also pictured is the option of closing or partially closing the curtains as necessary. The gazebo would be placed so that it would not impede any pedestrian or vehicle movement. Nothing would be stored in the gazebo outside of business hours. In addition to the gazebo we request a site for our cargo trailer , the cargo trailer is used for Segway storage and recharging purposes (see attachment C). As indicated in the drawing on attachment A, the trailer location would allow for easy access to electricity. The electric box, circuit breaker and connecting electric cord in the trailer have been inspected and approved by the Minnesota Cook County electrical inspector. The trailer is wood framed with a silver aluminum exterior. The trailer dimensions are 6' X 12'. When needed the trailers rear door drops down for easy on and off loading. The trailer would not be visible from Main St. if the back panel of the gazebo were closed. The placement of the trailer would not block sidewalk access or any entrance or exit of the building and would not impede pedestrian or vehicle movement. This seasonal business would not require any water or trash containment. Attachment A DiA5rPyvi 12: gAzzez Historic Stillwater B&B Segway Tour 0* Segway Business Center 1 Lowell Inn 2 Rivertown Inn 3 Elephant Walk 4 Ann Bean Mansion 5 Court House (Stopping Point) 6 Pioneer Park (Stopping Point) 7 Aurora Staples ►R,eler Park St. Croix Bridge Crossing Tour 0* Segway Business Center 1 Bridge Lookout (Stopping Point) 2 Leo's (Stopping Point) • 0 Teddy Bear Par Hcut:o .04 1' L t'J c' r ° n -s CD cn tie H rt z G 'O '0 'C3 �s CrQ macro 0 CD o o rt•fD rt t Attachment A Attachment B • Attachment C • Signage: We propose to utilize two vinyl banners on the gazebo structure, please see attachment D. The banner dimensions are 2'X10' with the lettering ie."Stillwater Segway Tours" being no more than 22" high. The colors and the lettering of the banners are a draft and may change. As shown, the banner may also include a photo related to the Segway business. There would be no illumination on the signage. In addition we propose to utilize an A frame sidewalk sign that would provide information regarding the tours and contact information. The signage on the A frame measures 2' wide by 3' high. 3 Attachment D STILLWATER SEGWAY TOURS bi• r • f ik-LiA.Hkii Lt.( 3RIPPE S EG WAY TOURS • FOR INFORMATION & To MAKE A RESERVATION STI LLWATERSEGWAYTOURSICOM OR CALL 612-747-7803 E3 R ETOUR B&B TOUR TRAINING & TOUR > ALLOW 2 HOURS PRICES VARY SEE WEBSITE OR C 2•Ackiv,AAL IBANI06g. Historic Stillwater B&B 2.'1 Segway Tour STILLWATER SEGWAY TOURS StiCroix Bridge - Crossing Tour MN Stat. Sec. 169.011 DEFINITIONS Subdivision 26. Electric Personal Assistive Mobility Device means a self -balancing device with two nontandem wheels, designed to transport not more than one person, and operated by an electric propulsion system that limits the maximum speed of the device to 15 miles per hour. MN Stat. Sec. 169.212 OPERATION OF ELECTRIC PERSONAL ASSISTIVE MOBILITY DEVICES. Subdivision 1. Rights and responsibilities of pedestrians. Except as otherwise provided by law, a person operating an electric personal assistive mobility device has the rights and responsibilities of a pedestrian. Subd. 2. Operation. (a) An electric personal assistive mobility device may be operated on a bicycle path. (b) No person may operate an electric personal assistive mobility device on a roadway, sidewalk, or bicycle path at a rate of speed that is not reasonable and prudent under the conditions. Every person operating an electric personal assistive mobility device on a roadway, sidewalk, or bicycle path is responsible for becoming and remaining aware of the actual and potential hazards then existing on the roadway or sidewalk and must use due care in operating the device. (c) An electric personal assistive mobility device may be operated on a roadway only: (1) while making a direct crossing of a roadway in a marked or unmarked crosswalk; (2) where no sidewalk is available; (3) where a sidewalk is so obstructed as to prevent safe use; (4) when so directed by a traffic -control device or by a peace officer; or (5) temporarily in order to gain access to a motor vehicle. (d) An electric personal assistive mobility device may not be operated at any time on a roadway with a speed limit of more than 35 miles per hour except to make a direct crossing of the roadway in a marked crosswalk. (e) An electric personal assistive mobility device may not be operated at any time while carrying more than one person. (f) A person operating an electric personal assistive mobility device on a sidewalk must yield the right-of-way to pedestrians at all times. A person operating an electric personal assistive mobility device on a bicycle path must yield the right-of-way to bicycles at all times. Subd. 3. Reflectors. An electric personal assistive mobility device may not be operated unless the device bears reflectorized material on the front, back, and wheels, visible at night from 600 feet when illuminated by the lower beams of headlamps of a motor vehicle. Subd. 4. Local regulation. A local road authority may not further regulate the operation of electric personal assistive mobility devices, except that a local road authority may allow and regulate the operation of these devices on roadways within its jurisdiction that have a speed limit of more than 35 miles per hour. ' 1I E BIRTPIPIACE 9 F MINNFSOITA PLANNING COMMISSION MEETING DATE: January 10, 2018 CPC CASE NO.: 2017-66 APPLICANT: Jason Gottwalt, Dunham Engineers, representing Keith Messinger, Lakeview Hospital REQUEST: Consideration of a Special Use Permit amendment for the installation of a shoulder season cooling tower and for the replacement and upgrade of two rooftop air handler units on the structure located at 927 Churchill Street West ZONING: RA, One Family Res. COMP PLAN: LDR, Low Density Res. RB, Two Family Res. LMDR, Low/Med. Density Res. PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND In 1997 Lakeview obtained an amended Special Use Permit to expand the clinic accessed off of Everett Street. This portion of the complex has two rooftop heating units (RHUs). It is probable the existing RHUs are original to the 2r d story addition. In 2013, the City approved CPC Case No. 2013-26 for the installation of rooftop cooling equipment for Lakeview Hospital. The intent of this equipment was to provide for centralized cooling in the surgical, pharmacy and laboratory areas during the shoulder seasons (spring and fall) when the facility's centralized cooling system is shut down. Since that time, however, an upgraded system was required. REQUEST Lakeview has requested an amended Special Use Permit for: 1. The replacement of the rooftop fluid cooler with an 18' tall cooling tower to be located near the southern portion of the building; and 2. The replacement of two rooftop air handling units on the clinic portion of the facility. An overall rooftop plan has been attached for the Commission's review. 927 Churchill Street West Case No. 2017-66 CPC 1/10/2018 Page 2 APPLICABLE REGULATIONS AND STANDARDS Municipal Code Section 31-207 indicates the following must be determined by the Planning Commission prior to the issuance of any Special Use Permit1: 1. The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. Zoning Ordinance: The purpose of the Zoning Code is to regulate and restrict the use of land and the use and location of buildings and structures. The property is zoned both RA (One Family Residential) and RB (Two Family Residential). These districts allow for hospitals by Special Use Permit when it can be proven the use does not pose a detriment to the neighborhood. Two factors that can negatively affect the neighborhood are aesthetics and noise. Aesthetics: The hospital's 20' tall, 10' diameter cooling tower, seen in the picture at the right, significantly increases in height compared to the previously approved, installed and utilized fluid cooler. The new tower, already installed, is visible from portions of Everett Street and it would be hard to conceal it while still performing at the desired capacities. While there is significant landscaping along Everett Street, concerns have been raised about recent and future removal of over mature vegetation in this area as well as species diversification. Therefore, staff would recommend landscaping enhancements on the east and southern property boundaries to further screen the facility from this residential neighborhood, while also aiming for a successive landscape planning. As indicated, the clinic's RHUs are proposed to be replaced by new units. These units will be increasing in size but this is to accommodate the removal of the condensing unit and air intake; a single unit will be installed in each location. While the existing unit facing Churchill Street West has a guardrail along the parapet, neither unit is anticipated to be visible from property lines ' City Code Section 31-315 requires hospital Special Use Permits to be approved by the City Council. 927 Churchill Street West Case No. 2017-66 CPC 1/10/2018 Page 3 Noise: As indicated in their application submission, the removal of the five-year old fluid cooler on the hospital was due in part to excessive noise in the neighborhood. The applicant has submitted sound information which indicates that with the low sound fan and water silencer options, the cooling tower will meet the 50dBA noise level. The noise level was calculated to be 44dBA at the nearest property line. The mechanical engineer is working with an acoustical engineering to review the noise levels of the new RHUs for the clinic. A preliminary review has indicated that the new units will be quieter than the existing units, able to meet with City's night- time residential noise limits. Any mitigation that is necessary to keep the sound generation below the applicable limits will need to be implemented. Comprehensive Plan: While the Comprehensive Plan details the history of Lakeview Hospital, it is noted as an institutional use in the Land Use chapter. The plan indicates most institutional uses in residential districts are allowed by Use Permit, enabling the lands to be redeveloped as their underlying residential use in the event the institutional use ceases. However, there is no specific Comprehensive Plan policies or goals relating to the hospital. Therefore, the installation of necessary mechanical equipment is not in conflict with the Comprehensive Plan. Relevant Area Plans: There are no relevant area plans specifically addressing this area. Other Lawful Regulations: All mechanical equipment is proposed to be installed as per State requirements and City of Stillwater adopted building codes. 2. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. With adequate screening and noise mitigation, such as the already installed low sound fan and water silencer cooling tower options, the amended Use Permit will not be detrimental to the public welfare of the community. 3. Any additional conditions necessary for the public interest have been imposed. If the Planning Commission finds the proposal to be consistent with the provisions of the SUP regulations, staff has prepared a list of conditions appropriate to protect the public interest. ALTERNATIVES A. Approval If the Planning Commission finds the proposal to be consistent with the provisions of the SUP regulations, the Commission could recommend the City Council approve the Special Use Permit with or without the conditions. If the 927 Churchill Street West Case No. 2017-66 CPC 1/10/2018 Page 4 Commission finds the proposal is consistent with the provisions of the SUP regulations, staff would recommend the following conditions of approval: 1. This Special Use Permit is in all ways a Conditional Use Permit as the term is used in Minnesota Statue Section 462.3595. 2. Plans shall be substantially similar to those found on file with CPC Case No. 2017-66, except as modified by the conditions herein or by City Council approval. 3. Upon installation of the RHUs on the clinic, an acoustical engineer must verify that the noise levels will conform to City noise limits found in City Code Section 38-3. A copy of the acoustical engineer's findings need to be submitted to the City. If any of the noise generation standards found in City Code are not maintained, sufficient noise mitigation must be implemented to bring noise generation volumes within the established standards. 4. A comprehensive landscape plan, addressing screening, specifies diversification and tree succession (including the necessary removal and replacement of overmature trees) shall be submitted for review and approval by the Community Development Department. The plan shall include a timeline of implementation, not to exceed three years. 5. As per City Code Section 31-204 Subd. 7(a) and 7(b), minor modifications shall be approved, in advance, by the Community Development Director. Major modifications shall be heard by the decision -making authority in a public hearing. 6. This Special Use Permit shall be reviewed before the Planning Commission and City Council for possible revocation or amendment to the conditions of this permit is substantial verified complaints, safety issues or violations of the conditions of this permit are received by the City of Stillwater. B. Table If the Planning Commission finds that the application is not complete enough to make a decision, it could continue the review for additional information. C. Denial If the Planning Commission finds the proposal is not consistent with the provisions of the SUP regulations, the Commission could recommend the Council deny the application. The Commission should indicate a reason for the denial and state whether or not the denial is with prejudice. FINDINGS AND RECOMMENDATION On the basis that with certain conditions CPC Case No. 2017-66 conforms to the standards set forth for Special Use Permits, staff recommends conditional approval for certain rooftop mechanical improvements for Lakeview Hospital, located at 927 Churchill Street West. 927 Churchill Street West Case No. 2017-66 CPC 1/10/2018 Page 5 ATTACHMENTS Site Location Map Overall Rooftop Plan Cooling Tower Details (18 pages) Existing RHUs and details (22 pages) 0O O O0 WILLARD STREET . � I lwa t er :, • !', a ABBOTT STREET The Birthplace of Minnesota W\,, iF F- w 1— w WEST gHURCHILL STRELY • H u) W Site Location Map el Q w Q w 927 Chuchill St S bN' WEST ANDERSON STRET _ F- 0 H- 0 co D O U) HANCOCK STREET Y �<V rtie,� � W 0 230 460 920 Feet A. % -- - General Site Location �z t Fitt# 'a . ' 1 li. ME ' ' //1J %: 1/I :� . 1 �i" / �� ~ �IL� I�J . U if 0 WEST ORLEANS STREET WEST ORLEANS STREET ~�\\\ ORooftop Heating Unit (Proposed for Replacement and Expansion) • Cooling Tower Location DUNHAM PlIgl mechanical + electrical consulting engineering December 14, 201 7 Stillwater Planning Department 216 4th Street North Stillwater, MN 55082 Comm. No.: Dunham #0418075-000-00 Project: Lakeview Hospital - Shoulder Season Chiller Upgrade Re: Special/Conditional Use Permit Application Dear Sir or Madam: This letter is to accompany the attached application for a request for Special/Conditional Use Permit variance for a cooling tower that was recently installed on the lower floor roof of the Lakeview Hospital. Approximate location of this cooling tower is indicated in the aerial photo below; Plans have been reviewed and approved by the Department of Labor and Industry for building code review, structural calculations, mechanical/electrical review, and compliance with energy code. Prior to starting this project the design team was well aware of the maximum allowable 50 dBA sound level at the lot line requirement enforced by Stillwater. So Lakeview Hospital contracted ESI (a sound vibration consultant) to perform a full review of the proposed equipment and installation details related to this site. That report showing calculations to support full compliance with the City of Stillwater noise requirements and is attached to this application for your review and file. Also included is the dimensional cut sheet information for the cooling tower installed at this location. It is 18'-4" in height and sits on a structural platform elevated an additional 28" above the roof for a DUNHAM 50 South Sixth Street / Suite 1100 Minneapolis, Minnesota 55402-1540 PHONE 612.465.7550 FAX 612.465.7551 WEB c1unharneng.com total height of approximately 21'. This cooling tower was purchased with low sound fan option and water silencers to help comply with Stillwater's sound limit requirements (refer to attached ESI report). With those included noise abatement options there is a calculated noise level of 44 dBA at nearest lot line. Since sound power essentially doubles with every 3 dBA this reduction of 6 dBA under the current maximum limit will have significantly less noise generated than previous drycooler installation that this cooling tower is replacing. Refer to photo of new cooling tower installation below along with overhead view showing distance to nearest property line; Note that this cooling tower is an integral part of the ventilation services to the surgical areas, pharmacy, lab and other areas that are critical in continually maintaining temperatures and humidity levels in a tight range to ensure patient safety. This cooling tower system allows for the hospital to have cooling capabilities during those sporadically warm days that occur in early spring and late fall when the main chiller system is shut down for the season and would not have enough load to operate effectively. Without this cooling tower several critical operating rooms would drift outside of those temperature/humidity level parameters enforced to provide adequate patient safety. Also some drugs in pharmacy, or results from lab testing, can be affected by temperatures/humidity levels going outside of parameters designated for those areas. This cooling tower and chiller system was specifically designed to operate at lower loads during cooler shoulder season temperatures provides the hospital insurance that even an abruptly warm 75 degree day in late February or early November will not create unnecessary risks to those areas mentioned above. Please review the included attachments provided. I look forward to having the opportunity to answer any other questions or concerns you may have about this installation during your review process. Regards, Jason Gottwalt, PE, LEED AP Senior Associate — Dunham ATTACHMENTS — ESI Noise Study dated 12/15/2016 & Delta Cooling Tower Equipment Submittal 0° © r \\ C F \ 180° VIEW C-C ELEVATION OUTLET (SEE PLAN VIEW FOR TRUE ORIENTATIONS) 180° SECTION B-B WATER DEFLECTOR SLIP FLANGE -PVC VIEW F PVC BONDED JOINT (BY OTHERS) (SEE NOTE 7) (4)EA. ANCHOR LUGS EQUALLY SPACED. ANCHOR HOLES ARE 7/8'0 ON A 9'-2' B.C. INLET 270° D 240° SECTION D-D INLET 330° 0° (2. 8' BOTTOM OUTLET (SEE NOTE 7) MAKE-UP 5 1/4' 56 3/8' 60° 90° 1 180° 9/16'm \ 1 1/8' CL OVERFLOW & DRAIN — 1 50• 57 7/8' SECTION A -A (SEE NOTE 1) REMOVABLE LOUVERS BULKHEAD FITTING (TYP. 3 PLACES) OPTIONAL BY OTHERS H2O HAMMER ARRESTE THRU 3/4' FNPT ON THE RUN TEE W/ 1' NIPPLE ADAPTOR SECTION E-E INFORMATION CONTAINED HEREIN IS SUBJECT TO CHANGE WITHOUT NOTICE IN THE INTEREST OF PRODUCT IMPROVEMENT. 105 1/2' I8/31/17I - IFOR RECORD FP 41H{ FLOW 600 GPM TEMP IN 95'F TEMP OUT 85°F WET BULB 76'F ELECTRICAL 460V/3/60 NOTES, 1. ➢IMENSIONS SHOWN ARE NOMINAL AND ARE SUBJECT TO FABRICATION TOLERANCES. 2, TOWER TO BE INSTALLED ON A FLAT AND RIGID SURFACE, PROPERLY SUPPORTED. 3, EXTERNAL PIPING MUST BE INDEPENDENTLY SUPPORTED. 4. PIPING AND BULKHEAD FITTING MATERIAL IS PVC. 5. HARDWARE MATERIAL IS TYPE 304 STAINLESS STEEL. 6. FAN ASSEMBLY 6 SPRINKLER ARMS SHIPPED SEPARATELY FOR FIELD INSTALLATION, 7. FOR BOTTOM OUTLET MAXIMUM OPENING IN SUPPORT TO BE 19' X 19', 8. MAXIMUM INLET WATER TEMPERATURE 140'F, (CONSULT FACTORY FOR HIGHER TEMP. APPLICATIONS.) 9. SEE DWG. NO DT-➢-81-755 FOR MULTICELL LAYOUT. 10, ALL DIMENSIONS ARE IN INCHES. 11. ALL WEIGHTS ARE IN POUNDS. DRY WT, INCLUDESI FAN ASSEMBLY, SINGLE SPEED MOTOR 4 TOWER COMPLETE, MAX. FAN WT. INCLUDES FAN ASSEMBLY AND TWO SPEED MOTOR, 12. RISER PIPE HAS 1/4' WEEP HOLE IN SUMP 13. OPTIONAL H2O HAMMER ARRESTER MAY RELIEVE POTENTIAL WATER HAMMER DUE TO HIGH SUPPLY PRESSURE. 25 1550 GAL STOR, TANK POLYETHYLENE ➢T-B-33-319 24 SPLASH ATTENUATION POLYETHYLENE NOT SHOWN 23 VELOC, RECO. STAK. POLYETHYLENE 22 OUTLET STRAINER PVC COATED 21 SAFETY CAGE ALUMINUM 20 BOTTOM OUTLET PVC 19 VIBRATION SWITCH STEEL 18 FLOAT VALVE POLYETHYLENE STORAGE TANK 17 1 SET LOUVER PANEL PVC 6 I SET FILL PVC 15 LADDER ALUMINUM 14 ANCHOR LUG ALUMINUM 13 2 LIFTING LUG ALUMINUM 12 MANHOLE COVER POLYETHYLENE CLEAN -OUT PORT POLYETHYLENE 10 4 MIST ELIMINATOR POLYETHYLENE 9 4 PIPE CAP PVC 8 4 SPRINKLER PIPE PVC 7 SPRINKLER HEAD PVC 6 FAN GUARD COATED STEEL SPLIT 5 PROPELLER POLYPROP/FRP 4 ELECTRICAL CONN. STEEL MOTOR W/ LOW SOU. STEEL UPGRADED 2 FAN RING COATED STEEL TOWER SHELL POLYETHYLENE ITEM 0TY DESCRIPTION MATERIAL REMARKS BILL OF MATERIALS TOWER &T 2001 HP 10 DRY WT. 2670 OPER. WT. 8355 OES10N WT. 10855 MAX. FAN WT 570 129 1/2' DELTABI836 COOLING TOWERS, GHWAY 07INC. 185 USPH 973.588.2201 FAX 973.586.2243 TITLE AT 2001 ASSEMBLY LAKEVIEW HOSPITAL J08N 68724 rwnnoory SCALE 1/2' = 1'-0' DATE 8/31/17 DWN BY 9,o.A .PyyA.Js APPVD BY DSO N0. DT-D-80-1016 REV esi engineering December 15, 2016 Mr. Christopher Erickson Lakeview Hospital 927 Churchill Street West Stillwater, Minnesota 55082 Subject: Summary Report Cooling Tower Noise Control Lakeview Hospital — Stillwater, Minnesota Dear Mr. Erickson: We understand a new cooling tower is being installed at Lakeview Hospital in Stillwater, Minnesota. A dry cooler had been located on the rooftop of the southeast corner of the facility, but neighbors and patients complained that the noise from the unit was too loud. The dry coolers have been removed, and a new cooling tower will be taking its place. You have asked us to evaluate the new cooling tower noise levels inside the patient rooms and at the nearest residential property lines to review conformance with published guidelines and City of Stillwater noise ordinance. The following is a summary of our findings. DESIGN CONSIDERATIONS Our analysis is based on the following: 1. The new cooling tower will be located on the southeast corner of the hospital rooftop (see Figures 1 and 2). The hospital is located in a residential area, with the closest residential property line at Hancock St and Everett St, approximately 220 feet to the east. Figure 1 — Photo of proposed cooling tower location. Structures ( Vibration ( Noise I Monitoring ESI Engineering Inc. 7831 Glenroy Road Suite 430, Minneapolis, MN 55439 952.831.4646 I esi-engineering.com Mr. Christopher Erickson Lakeview Hospital December 15, 2016 Page 2 Figure 2 - Aerial image of Lakeview Hospital, showing the new cooling tower location and the locations of noise analysis. 2. The City of Stillwater noise code, Section 38-3 Noise Control and Regulation, states that noise sources in residential areas shall not exceed the L501 noise level of 60 dBA in the daytime hours between 8:00 AM and 10:00 PM and 50 dBA in the evening hours between 10:00 PM and 8:00 AM. The evaluation location is given in the code as the property line of the receiving land use. Since the new cooling tower may operate during nighttime hours, the project design goal is 50 dBA at the nearest residential property line. The nearest property line is shown on Figure 2 as location 1, at Hancock St and Everett St. 3. Previous noise measurements made by ESI on December 3rd, 2013 between the hours of 3 AM and 4 AM determined the ambient noise level at residential property lines around the hospital was 40 dBA. When the previous dry coolers were operating, the noise level was 50 dBA, which was right at the noise ordinance limit. L50 is the sound level that is exceeded 50% of the time during a one hour period. Mr. Christopher Erickson December 15, 2016 Lakeview Hospital Page 3 4. Background noise level plays a crucial role in characterizing the acoustical qualities of a room. Background noise is expressed in terms of Noise Criteria (NC) values, which describe the maximum sound level created by all mechanical sources that transfers noise into a space. High background noise levels can reduce the speech intelligibility in the space, can be distracting for occupants, and in hospital settings can negatively impact the healing process2. Various guidelines have been published to promote quieter healthcare environments. For instance, the "Sound and Vibration Guidelines for Hospital and Healthcare Facilitiess3 state patient rooms should have an NC rating of 30 — 40. For purposes of our analysis, we recommend patient rooms should have a noise criteria design goal of NC 35. 5. The new cooling tower will be a Paragon t-200I from Delta Cooling Towers (see Figure 3). The cooling tower has three available sound reduction options; a low sound fan, water silencers, and a fan stack attenuator hood. All of these options have lower sound levels than the standard package, but attenuate different acoustic frequencies at different locations on the cooling tower. Per manufacturer data: a. The low sound fan option can provide 4 — 8 dBA lower sound levels from the unit sides, and 10 — 17 dBA from the top of the unit. b. The water silencers offer reduction of the sound from the falling water inside the cooling tower, resulting in 4 — 7 dBA of lower noise levels from the sides of the cooling tower. c. The fan stack attenuator hood covers the top of the tower, reducing the noise overhead by 2 — 3 dBA. 6. Sound testing data from the standard cooling tower and tower with the low sound fan option is available from the manufacturer and is included in the calculations. Sound levels from a cooling tower using water silencers were not available from the manufacturer, but based on the information above published from Delta, a minimum reduction of 4 dBA was assumed in the calculations. 2 Joseph, Anjali, Ph.D., and Roger Ulrich, Ph.D. "Sound Control for Improved Outcomes in Healthcare Settings." The Center for Health Design (2007). <https://www.healthdesign.org/chd/research/sound-control-improved- outcomes-healthcare-settings>. 3 Facility Guidelines Institute (FGI), 2014 FGI Guidelines for Design and Construction of Hospitals and Outpatient Facilities. Mr. Christopher Erickson December 15, 2016 Lakeview Hospital Page 4 Figure 3 — Image from a Delta Cooling Towers Paragon Series data sheet. 7. The highest noise levels are from the top of the unit, so the worst case scenario for a patient room is at or above the top of the cooling tower. The patient rooms at these locations will have sound levels that are dominated by the noise generated at the top of the cooling tower. Due to this, the low sound fan option is considered in the calculations. 8. The property line is at an elevation that is lower than the cooling tower location, so the sound levels at this location are expected to be dominated by the water noise radiating from the sides of the cooling tower. For purposes of analysis, the water silencers option is also considered in the calculations. 9. We assume that the patient rooms are similar in shape and size, with an average acoustical absorption characteristic. This means that the patient rooms in question contain an acoustic ceiling with an NRC4 rating of at least 0.55. 10.The patient room windows are Andersen Windows and we assume they have a sound transmission class (STC)5 rating of 266. For a worst -case scenario, calculations will be performed for the patient room closest to the new cooling tower location, which is approximately 30 feet away. 4 Noise reduction coefficient, or NRC, is a single number rating from 0.00 to 1.00 based on laboratory sound absorption tests of acoustical ceilings, wall panels, etc. Higher NRC values represent better sound absorption. 5 As defined in ASTM standard C634-13, sound transmission class, or STC, is "a single -number rating calculated in accordance with Classification E413 using values of sound transmission loss. It provides an estimate of the Mr. Christopher Erickson December 15, 2016 Lakeview Hospital Page 5 CALCULATION RESULTS AND RECOMMENDATIONS Calculations were prepared to determine: 1. The noise level from the cooling tower at the closest residential property line. 2. The outdoor noise transmission into the patient room closest to the rooftop cooling tower location. The outdoor noise propagation calculation results show that at the residential property line closest to the new cooling tower location, the noise level is 51 dBA for the standard Paragon t-200I cooling tower. This level slightly exceeds the City of Stillwater noise ordinance of 50 dBA. If the low sound fan and water silencer options are added to the cooling tower package, the noise level is calculated to be 44 dBA at the nearest property line, which meets the noise ordinance and is expected to be 6 dBA less than the noise from the previous dry coolers. For the standard cooling, the calculated noise level inside the nearest patient room is NC 37, which exceeds the NC 35 design goal. If the low sound fan and water silencer options are used, the calculated sound level is NC 25, meeting the recommended design goal. The calculations and results of the analyses are provided in Attachment A at the end of this report. performance of a partition in certain common sound insulation problems." It is based on laboratory tests of wall and floor/ceiling assemblies that serve as acoustical barriers, with higher values representing better insulation. 6 Based on laboratory test report number TLA-99-177a by the National Research Council of Canada. Mr. Christopher Erickson December 15, 2016 Lakeview Hospital Page 6 CONCLUSIONS ESI Engineering was asked to evaluate the noise from a new Delta Paragon t-200I cooling tower to surrounding areas, including propagation to nearby property lines and transmission into patient rooms of the Lakeview Hospital in Stillwater, Minnesota. Based on the manufacturer data and our calculations, the standard cooling tower levels exceed both the noise ordinance and the recommended background noise levels inside patient rooms. When included in the cooling tower package, the low sound fan and water silencer options result in in 44 dBA at the property line and NC 25 in the patient room, which meet the noise ordinance and design goal respectively. We appreciate the opportunity to work with you on this project and remain available to assist in the resolution of these and any other matters. Please let us know if you have any questions or need more information. Sincerely, Andrew .J. Schmitt Consulting Engineer ESI Engineering, Inc. Attachments J Anthony J.'Baxter, P.E. Principal ESI Engineering, Inc. File: P2284 Lakeview Hospital - Summary Report for Stillwater Cooling Tower Noise Control, Dec 15, 2016 ver 3.docx Attachment A Outdoor and Outdoor -to -Indoor Noise Calculations Stillwater Cooling Tower Noise Control - December 15, 2016 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB Lakeview Hospital - Cooling Tower Noise Control Hospital Noise Control Design Goals The following are recommended noise criteria design goals for spaces adjacent to mechanical equipment: Exam/Patient Room Nurse Station Pharmacy Office Space Corridor Control Room Equipment Room NC 35 NC 45 NC 45 NC 35 NC 45 NC 45 NC 65 City of Stillwater Noise Ordinance The City of Stillwater noise code is listed in Section 38-3 Noise Control and Regulation, which states that noise sources in residential areas shall not exceed the L50 noise level of 60 dBA in the daytime hours between 8AM and 1 OPM and 50 dBA in the evening hours between 1 OPM and 8AM. The evaluation location is given in the code as the property line of the receiving land use. References: 1. Architectural Acoustics: Principles and Design, Madan Mehta, James Johnson and Jorge Rocafort, Prentice Hall, 1998 2. Acoustics Leo L. Beranek, McGraw-Hill Book Company, 1954 3. Sound and Vibration Design and Analysis, National Environmental Balancing Bureau (NEBB), 1994 4. Noise Control: From Concept to Application, Colin Hansen, Taylor & Francis, 2005 5. Handbook of HVAC Applications, American Society of Heating, Refrigeration and Air -Conditioning Engineers, 2011 Page 1 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB Noise Control Constants dBA Scale Corrections Octave Bands Used — 26.2 1 — 16.1 2 — 8.2 3 dBA :_ —3.2 OctBnd := 4 0 5 1.2 6 1.0 7 — 1.1 8 f:= 63 125 250 500 1000 2000 4000 8000 Wavelengths Compute Sound Transmission Class (STC) Ratings Table 1 10 19 is=1 ..8 j:=1 ..50 STC1:= 26 STC :=STC1 +V-1) 29 ,i 30 30 30 To Obtain STC Value, Subtract 25 From the j-value as follows: STC62 := STC ,62-25 Octave Band Sound -Pressure NC :_ 1100 ft A_ Levels Defining Noise Criterion (NC) Curves 47 51 54 57 60 64 67 71 74 77 80 83 36 40 44 48 52 56 60 64 67 71 75 79 29 33 37 41 45 50 54 58 62 67 71 75 22 26 31 35 40 45 49 54 58 63 68 73 17 22 27 31 36 41 45 51 56 61 66 71 14 19 24 29 34 39 44 49 54 59 64 69 12 17 22 28 33 38 43 48 53 58 63 68 11 16 21 27 32 37 42 47 52 57 62 67 Specific NC -Levels NC 15 := NC NC20 = NC NC25 := NC NC30 := NC i,2 1 i,3 1 1,4 NC45 := NC NC50 := NC NC55 := NC NC60 := NC 1,7 1 i,8 1 i,9 1 i,10 f NC35 := NC s NC65 := NCr ,11 17 9 4 2 1 1 0 0 NC40 := NC 6 NC70 := NC ,12 ft Page 2 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB I. Residential Property Line Analysis (Standard Cooling Tower) Sound Data; Delta Cooling Towers, Inc Paragon t-220I Sound Levels at 5 feet: Safety Factor : SF:=3 Lp.Cool.a :_ 51 67 70 75 76 74 71 66 + SF Check dBA Level : LpdBA.a:= Lp.Cool.a + dBA = 28 54 65 75 79 78 75 68 8 LdBA.o:= 10 •log E 10 i=1 LdBA.a=83.4 dBA Delta Cooling Towers, Inc Paragon t-220I Radiated Sound Power Level: Q:=2 d:=5 ft Lw.cool.o:=Lp.cool.o+20 • log IJ — 10 • log (Q) +0.7 = ft Determine Expected Sound Levels at Property Line: Distances: r:=220 ft Q:=2 Lp.Prop.a:=Lw.Cool.a-20•log l r+10•log(Q)-0.7= ft 66 82 85 90 91 89 86 81 21 37 40 45 46 44 41 36 Exceeds 50 dBA Nighttime Code Requirement LWA.a:=10•log LwA.o=95 dBA 8 LpdBA., E10 i=1 10 c.cooi.o +dBA Lp.Prop.dBA.a := Lp.Prop.a + dBA = LdBA.Prop.o:= 1 0 • log 8 E10 \ l=1 LdBA.Prop.a=50.5 dBA 10 —5 21 32 42 46 45 42 35 Lp.p op.d6A.o 10 Page 3 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB II. Residential Property Line Analysis (Cooling Tower w/ Low Sound Fan Option & Water Silencers) Sound Data; Delta Cooling Towers, Inc Paragon t-220I Sound Levels at 5 feet: Safety Factor : Lp.Cool.b '_ 48 64 63 64 67 73 73 70 + WS + SF Check dBA Level : LpdBA.b '= Lp.Cool.b + dBA = 21 47 54 60 66 73 73 68 Water Silencer Insertion Loss : LdaA.b:=10dog 8 :10 i=1 LdBA.b=77.2 dBA Delta Cooling Towers, Inc Paragon t-220I Radiated Sound Power Level: Q:=2 d:=5 ft d Lw.Cool.b := Lp.coo/.b + 20.10g ( 1-10 • log (Q) + 0.7 = ft Determine Expected Sound Levels at Property Line: Distances: r:=220 ft Q:=2 r Lp.Prop.b:=Lw.Cool.b-20•log ft + 10 • log (Q) — 0.7 = 59 75 74 75 78 84 84 81 14 30 29 30 33 39 39 36 Meets 50 dBA Nighttime Code Requirement SF := 3 WS := —4 LpdBA.bi \ 10 8 LwA.b:=10•log 10 i=1 LwAb=89 dBA L , cooi.b + dBA Lp.Prop.dBA.b := Lp.Prop.b + dBA = LdBA.Prop.b:= 1 0 • log LdBA.Prop.b = 44.3 dBA 8 E10 i=1 10 —12 14 21 27 33 40 40 35 Lp.prop.dBA.b. \ 10 Page 4 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB III. Patient Room Interior Noise Analysis: Determine Patient Room Sound Absorption: Room Dimensions: L:=19ft W:=15ft H:=7.75ft Total Room Absorption: Total Surface Area, square feet: Stotal:=(2-L-W)+(2'L'H)+(2'W'H) Stotal=1097 ft2 Average Absorption in Room : Room Absorption: 0.17 0.17 0.15 0.15 0.17 0.17 0.16 0.22 Exterior Window Data: Surface Area of Window (sq ft): Sw:=4.75 ft-9 ft=43 ft2 Transmission Loss (dB): Exterior Window, STC 26: TLw:= 18 16 17 21 25 30 32 38 Determine Noise Reduction Provided by the Exterior Window: Noise Reduction Calculation (Ref. Beranek, eq. 10.83): Noise Reduction Results (dB): NRw:= TLw— 10 • log NRw= 22 20 20 24 29 34 35 42 Stotal' aave RPT:= = (i — aave) Tw:= 10 10 (-TLvv) 1 Sw 4 RPT 225 225 194 194 225 225 209 309 sabins Page 5 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB Determine Continuous Cooling Tower Sound Pressure Levels in the Patient Room Due to the Exterior Window: Determine Expected Sound Levels at Window for Standard Cooling Tower: Distances: r:=30 ft Q:=2 d:=5 ft �p.Cool.a := 54 70 73 78 79 77 76 69 + SF Lw.Cooi.a:=Lp.cooi.o+20 • log I —10 • log (Q) +0.7 = ft Lp.win.a'= Lw.cooi.a — 20 • log H+10. log (Q) — 0.7 = 41 57 60 65 66 64 63 56 69 85 88 93 94 92 91 84 Lp. Win. a + dBA = �dBA.win.a'= 10. log 8 E10 i=1 �dBA.win.a=71.2 dBA Determine Expected Sound Levels Inside Patient Room for Standard Cooling Tower: Leq.PT.a := Lp.Win.a — NRw �eq.PT.a = 20 38 40 41 38 31 28 14 Leq.PTdBA.a :_ Leq.PT.a+dBA = LdBA.PTO:=10•log 8 E10 i=1 �dBA.PT.a=42.2 dBA —6 22 32 38 38 32 29 13 15 41 52 62 66 66 64 55 Lp.Win.dBA.a Leg PT.dBA.a 10 10 Page 6 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB Determine Expected Sound Levels at Window for Cooling Tower w/ Low Sound Option & Water Silencers: Distances: r:= 30 ft Q:= 2 d:= 5 ft Lp.Cool.b := max 48+WS 45 64 + WS 56 63 + WS 55 64 + WS 57 67 + WS 58 73 + WS 61 73 + WS 58 70+ WS 56 + SF Lp.Cool.b :_ 48 63 62 63 66 72 72 69 Lw.Cool.b := Lp.Cool.b + 20 • log ft — 10 • log (Q) + 0.7 = Lp.Win.b:= Lw.Cool.b — 20 •log r ft + 10 .log (Q) — 32 47 46 47 50 56 56 53 60 75 74 75 78 84 84 81 Lp.Win.dBA.b :_ b + dBA = LdBA.wln.b :=10 .log 8 :10 i=1 LdBA.Wln.b=61.6 dBA Determine Expected Sound Levels Inside Patient Room for Cooling Tower w/ Low Sound Option & Water Silencers: Leq.PT.b := Lp.Win.b — NRw Leq.PT.b = 11 28 26 23 22 23 21 11 Leq.PT.dBA.b := Leq.PT.b + dBA = —15 12 18 20 22 24 22 10 LdBA.PT.b := 10 • log i 8 :10 \ 1=1 LdBA.PT.b = 28.8 dBA Leq.pT.dBA.b. 10 6 31 38 44 50 58 57 52 Lp.win.dBA.b, 10 Page 7 esi engineering Client: Lakeview Hospital Project: Cooling Tower Noise Control Project No.: P2284 December 15, 2016 Prepared By: AAJS Checked By: RLS & AJB Overview of Continuous Cooling Tower Noise in a Patient Room; Noise level inside Patient Room Noise level inside Patient Room with with Standard Cooling Tower: Cooling Tower w/ Low Sound Option: Leq.PT a. Leq.PT.b. Leq. PT.a — 20 38 40 41 38 31 28 14 �dBA.PT.a-42.2 dBA NC35 ®®®MOM 70 60 50 40 30 20 10 �eq.PT.b — 11 28 26 23 22 23 21 11 LdBA.PT.b-28.8 dBA Cooling Tower Leg in Closest Patient Room f The goal is to meet NC 35 in the Patient Rooms surrounding the Cooling Tower location. In calculations performed for the closest, worst -case Patient Room, assuming STC 26 windows, the noise level is found to be above NC 35 in the mid - frequency bands (shown by the orange line in the plot). If the low sound fan and water silencer options are used on the cooling tower, the resulting calculated noise (blue line) inside the patient room is well below NC 35 across all frequencies. Page 8 HARRIS COMPANIES Shop Drawing Submittals Project: Lakeview Hospital — Infusion RTU Replacement Address: 927 Churchill Street West Stillwater, MN 55082 Contractor: Krauss- Anderson Equipment/Title: Roof top AHUs Specification Section: 23 7413 Supplier: TMS Johnson 2908 Nevada Avenue N New Hope, MN 55427 PHONE: 763-544-5442 FAX: Contact: Mike Thornton Equipment Manufacturer: Date Issued: Date Requested By: Note: Submittal Number: 23 7413-PD-001 12/18/17 12/29/17 CAPS 4.24.1923 SUBMITTAL Job Title: Lakeview Greeley Clinic RTU Replacement Job Site: Lakeview Hospital 927 Churchill St W Stillwater, MN 55082 United States Engineer: Dunham - Justin Gottwalt Contractor: Harris - Justin Knopps Elevation: (ft) 869 Date: 12/01/2017 Submitted By: Mike Thornton TMS JOHNSON INC 2908 NEVADA AVE N NEW HOPE, MN 55427 US Phone: (763)544-5442 Fax: (763)544-5569 Email Address: miket@tmsj.com GREENHECK Building Value in Air. P.O. Box 410 Schofield, WI 54476 (715) 359-6171 FAX (715) 355-2399 www.greenheck.com Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 1 of 20 j GREENHECK Building Value in Air. Unit Overview Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 RV-45 CONSTRUCTION FEATURES AND ACCESSORIES Model Supply (CFM) Outside Air (CFM) Recirc (CFM) Exhaust (CFM) Heating Cooling Electrical V/C/P RV-45-25 4,500 4,500 0 0 Indirect Gas Packaged DX 208/60/3 Features • Exterior housing constructed of galvanized steel • Direct -drive backward inclined plenum blowers with factory mounted VFDs • Ball bearing motors • Corrosion resistant fasteners • Internally lined with galvanized steel metal creating a double wall • Insulated with 2 in. 2.4# R13 density foam insulation • Internally mounted control center with motor starters, 24 VAC control transformer(s), control circuit fusing • Stainless steel condensate drain pan and connection. • Low Sound Condenser Fan Package -st=RT (Ely C US !STE Options and Accessories • UL\cUL1995 • Weatherhood: Downturned Hood • Supply Filters - 2" Pleated MERV 8 and MERV 13, 16-16x25x2 • Roof Curbs - GKD-63.7/104.4-G24" • Outdoor Air Dampers - Motorized Low Leakage • Painted Exterior - Permatector Concrete Gray (RAL 7023) • Microprocessor Controls • Supply Fan VFD Control - Constant Volume (on/off) • Network Protocol: BACNetMSTP • Dirty Filter Sensor: Final • Phase and Brown Out Protection • Branch Circuit Fusing • 120v NEMA 3R Outlet (ships loose power by others) • Unit Disconnect - Mounted By Factory • Hail Guards • Condensate Overflow Switch • Short-circuit current - 5kA • Lead ECM Condenser Fan • Furnace Controls: High Turndown - 16:1 Modulating Note: Unit is provided with factory mounted and wired disconnect switch. Note: Verify that the correct Protocol has been selected before ordering. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 2 of 20 j GREENHECK Building Value in Air. Description/Arrangement Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 PERFORMANCE AND SPECIFICATIONS Model Qty Unit Weight (lb) Outdoor Air Discharge Outdoor Air Intake Exhaust Air Discharge Return Air Intake RV-45-25 2 3,664 Bottom End N/A N/A Design Conditions Elevation (ft) Summer DB (F) Summer WB (F) Winter DB (F) 869 91 77 -15 Air Performance Volume (CFM) External SP (in. wg) Total SP (in. wg) RPM Operating Power (hp) Motor Qty/Size (hp) Size On.)/Type Type Supply 4,500 2 2.682 1672 3.14 Qty 1 (5) 20/Plenum Electrical/Motor Specifications V/C/P Unit MCA (amps) Unit MOP (amps) Exh. MCA (amps) Exh. MOP (amps) Enclosure Supply Motor RPM Supply Efficiency Exhaust Motor RPM Exhaust Efficiency 208/60/3 135.1 175 N/A N/A ODP 1750 PE N/A N/A Heating/Cooling Specifications Heating Type Gas Type Input (MBH) Output (MBH) LAT (F) Temp. Rise (F) Furnace Size Furnace Control Indirect Gas Natural 500.0 400.0 67.3 82.3 500 High Turndown - 16:1 Modulating Cooling Type Total Capacity (MBH) Sensible Capacity (MBH) Compressor Quantity Lead Compressor Type Condensing Unit By Packaged DX 339.6 171.2 2 Digital Scroll Greenheck Sound Performance in Accordance with AMCA Fan Sound Power by Octave Band Lwa dBA Sones 62.5 125 250 500 1000 2000 4000 8000 Supply 77 80 86 85 84 79 75 69 88 76 24 Unit Pressure Drop in. wg) Air Stream Weatherhood Damper Section Filter Section Cooling Section Heating Section Supply 0.108 0.018 0.233 0.229 0.071 Exhaust 0 N/A N/A N/A N/A Note: Filter pressure drop is based off of clean filters. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 3 of 20 jj' GREENHECK Building Value in Air. Supply Fan Performance Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 FAN CURVES Volume (CFM) Supply SP (in. wg) Total SP (in. wg) RPM Operating Power (hp) Motor Size (hp) Size (in.)/ Type Fan Quantity 4,500 2 2.682 1672 3.138 5 20/Plenum 1 5 c 4 0) a, 3 m ri 8 2 -65 dice 2 3 4 5 Volume (CFM)x 1,000 —Fan curve — • • — System curve — — — Brake horsepower curve 7 3.5 3.0 2.5 0.5 0.0 CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 4 of 20 j GREENHECK Building Value in Air. Position D SUPPLY AIR DISCHARGE IG HEATER Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 RADIATED SOUND Position A 53.0 76 CONTROL CENTER 23.2 27.0 DRAIN LOCATION HGRH COIL DX COIL SUPPLY FINAL FILTERS Plan Position C RV-45: Supply Air Flow Nominal, Largest Tonnage Condensing Section Available, PDX units only Position B OUTDOOR AIR WEATHERHOOD Position E = Top of Unit Free Field Plane Octave Band (Sound Power Lw) Lw LwA 1 2 3 4 5 6 7 8 A 78 89 83 79 78 73 68 63 91 83 B 76 83 90 78 77 72 71 61 91 84 C 77 79 79 74 73 69 64 56 84 78 D 74 83 76 73 71 65 59 54 84 76 E 93 89 86 80 78 73 68 64 96 84 Total 93 93 92 85 83 78 74 68 98 89 AMCA 320-07 - Laboratory Methods of Sound Testing of Fans Using Sound Intensity Tests conducted in accordance with this standard. Free field measurement plane created 1 foot from unit on all sides and top. Sound Intensity measured in Watts/m^2. Sound data converted to Sound Power (Lw) for the chart above. A -Weighted Sound Power was determined using AMCA Standard 301-90 Clause 9.1. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 5 of 20 j GREENHECK Building Value in Air. Packaged DX Cooling Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 COOLING PERFORMANCE Nominal Tonnage Total Capacity (MBH) Sensible Capacity (MBH) Refrigerant Type Lead Compressor Type Compressor Quantity Condensing Unit 25.0 339.6 171.2 R-410A Digital Scroll 2 By Greenheck Hot Gas Reheat Type Capacity (MBH) LAT (F) Modulating 130.1 82.9 Condensing Unit Details The RV will come equipped with the following components: • Hermetic scroll type compressors • Compressors mounted in a compartment to be serviceable without affecting airflow and on neoprene vibration isolation to minimize vibration transmission and noise • Crankcase heater on compressor(s) • Thermal expansion valve for refrigerant flow control • Variable capacity scroll compressor • Lead ECM condensing fan for active head pressure control • Liquid -Line filter drier • High pressure manual reset cutout • Low-pressure auto -reset cutout • Time delay relays for compressor protection • Service/charging valves • Moisture -indicating sight glass • Direct drive condensing fans with external rotors and molded fan blades • Condensing coils with 5/16" copper tubes mechanically bonded to aluminum fins Note: Digital Scroll is on lead circuit only. Packaged DX Coil Details Face Area (ft2): Rows Deep (Evap Coil): Fins Per Inch: Face Velocity (ft/min): Entering Dry Bulb (F): Entering Wet Bulb (F): Leaving Dry Bulb (F): Leaving Wet Bulb (F): Cool Coil SP (in. wg): Refrigerant Velocity (ft/min): Suction Temp. (F): Refrigerant: Evaporator Cap. (MBH): AHRI 920 ISMRE: Ambient Condenser Temp. (F): Compressor and Condenser Compressor 1 RLA (amps): Compressor 1 LRA (amps): Compressor 2 RLA (amps): Compressor 2 LRA (amps): Condenser Fan QTY: Condenser Motor 1 HP: Condenser Motor 2 HP: Condenser Motor 3 HP: Condenser Motor 1 FLA: Condenser Motor 2 FLA: Condenser Motor 3 FLA: 20.2 6 12 223 90.6 77.1 56.2 56.1 0.229 1,582 52.3 R-410A 339.6 5.3 90.6 Details 48.1 245 48.1 245 3 1.34 1.34 1.34 3.5 3.5 3.5 CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 6 of 20 j GREENHECK Building Value in Air. Indirect Gas Heating Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 HEATING PERFORMANCE Heating Type Gas Type Input (MBH) Output (MBH) LAT (F) Temp. Rise (F) Furnace Control Indirect Gas Natural 500.0 400.0 67.3 82.3 High Turndown - 16:1 Modulating Indirect Gas Unit Details The RV will come equipped with the following: • Power venting • ETL listed to ANSI standard Z83.8 and CSA 2.6 • High Thermal efficiency • Direct spark ignition • Tubular heat exchanger • 409 Stainless Steel heat exchange tubes • 3/4" Gas Connection • At least 6 in. wg of natural gas pressure (14 in. wg for LP) is required at the units gas connection in order to achieve maximum performance CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 7 of 20 ACCESS DOOR COMPRESSOR & ELECTRICAL ACCESS DOOR IG ACCESS DOOR NG/ O��PFP 36.0 ELECTRICAL ACCESS DOOR FIELD WIRING LOCATIONS Back Right Isometric Front LeftIsometric FILTER ACCESS DOOR COIL ACCESS DOOR 24" TO NON COMBUSTIBLES 42" TO COMBUSTIBLES 18.0 jj' GREENHECK Building Value in Air. 000000000000 CONDENSING COIL 1-40\ 000000000000. GAS CONNECTION Left End Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 OVERVIEW DRAWINGS SUPPLY AIR DISCHARGE 1 IG HEATER AA 53.0 7.6 2 CONTROL CENTER COMPRESSORS 27.0 DRAIN LOCATION HGRH COIL DX COIL SUPPLY FINAL FILTERS Plan Elevation OUTDOOR AIR WEATHERHOOD OUTDOOR AIR INLET 25.0 ]25 L 68.2 46.8 T Right End CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 9 of 20 j GREENHECK Building Value in Air. EQUIPMENT SCHEDULE Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 Packaged Ventilator Supply Fan Electrical Mark Name Qty Model Mounting Location Weight Outdoor Air Volume Supply ESP Supply TSP FRPM Supply BHP Supply Motor Voltage Frequency Phase Unit MCA Unit MOP 4500 cfm with cooling coil 2 RV-45-25 Outdoor 3,664 lb 4,500 CFM 2 in. wg 2.682 in. wg 1672 3.138 5 hp 208 60 3 135.1 175 Cooling Section Coil EnteringDB Coil EnteringWB Coil LeavingDB Coil LeavingWB Nominal Tonnage Total Capacity p y Sensible Capacity p y Coil Face VeloctiyCoil Pressure DropRows DeepFinsper Inch Compressor Type pQty Compressor AHRI 9201SMRE 90.6 F 77.1 F 56.2 F 56.1 F 25.0 339.6 MBH 171.2 MBH 223 ft/min 0.229 in. wg 6 12 DigitalScroll 2 5.3 Heating Section Hot Gas Reheat Gas Type Input Output EAT LAT Furnace Control Temp Rise Hot Gas Reheat Capacity LAT Natural 500.0 MBH 400.0 MBH -15.0 F 67.3 F 16:1 Modulating 82.3 F 130.1 MBH 82.9 F OPTIONS AND ACCESSORIES Accessories UL Weatherhood: Downturned Hood Supply Filters - 2" Pleated MERV 8 and MERV 13, 16-16x25x2 Roof Curbs - GKD-63.7/104.4-G24" Outdoor Air Dampers - Motorized Low Leakage Painted Exterior - Permatector Concrete Gray (RAL 7023) Microprocessor Controls Supply Fan VFD Control - Constant Volume (on/off) Network Protocol: BACNetMSTP Dirty Filter Sensor: Final Phase and Brown Out Protection Branch Circuit Fusing 120v NEMA 3R Outlet (ships loose power by others) Unit Disconnect - Mounted By Factory Hail Guards Condensate Overflow Switch Unit Warranty: 1 Yr (Standard) CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 10 of 20 j GREENHECK Building Value in Air. Top View of Curb Cross -Section View of Unit on Curb 5 Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 FOOTPRINT DRAWINGS 78 SUPPLY DISCHARGE .48 7 21.08 26.79 104.45 2" FOAM INSULATION UNIT BASE .874 0.420 1.708 CURB CAP = 64.577 X 105.289 OUTSIDE OF UNIT 4 1.875 UNIT CURB 24 NOTES: All dimensions shown are in units of in.'s If unit is selected with side or end discharge/return, there will not be bottom connections supplied with the curb. Curb Weight: 298 lb CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 11 of 20 jj' GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 Unit Corner Weights 1,297 Ib 1,187 Ib Unit 616 Ib 564 Ib Note: Estimated corner weights are shown looking down on unit and the outside air intake will be on the right. Weights are applied at the base of the unit. Images not drawn to scale. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 12 of 20 j GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 WIRING DIAGRAM MAINW POWER GIROG1741_ - 1 bra - 1b�a ❑ Tzz ®• INIGFURNACE VED-S o — iF - G•.olw OID r. j�ND -IDT • 211ia2C�IDe • at11 DC ND GND G GO CDC CONTROLLER CI 036 co-'"rti DDDCJS •SUPPLY FAN COMPRESSOR 2 NOT ^' d O UPPLY DAMPER JC Y3e .120 Yd co.,TRO .C.2. ON DIGITAL ESSOR CONTROLLER L^� --•HOT GAS REHEAT ACTUATOR OAI ON VFDS SUPPLY FAN CONTROL .....A20A, • COMPRESSOR INTERLDCKS — VAC CONTROLLERCLac2 DIGITAL O NTROLLERGG CE A2vA1 COMPRESSOR INTERLOCKS CONDENSING ENSING FAN? CN8 3 Mzp „ A2VA1 DDS T2 U1 BOL., COMPRESSOR 1 ®GREENHECK Building Value in Air. wiring Oloar...' G4OFX500ENMUPXBFI5 CAUTION UNIT SHAU_ BE GROUNDED IN ACCORDANCE WITH MEC. POWER MUST BE OFF WHILE SERVICING NOTES USE COPPER CONDUCTORS ONLY 80C FOR TERMINALS RATED LESS THAN 100 AMPS. 76. C FOR TERMINALS TED AMPS OR MORE. FIELD CONTROL RINGARESISTANCESHOULD NOT EXCEED 075 OHM. FIELD WIRED FACTORY SUPPLIED AND WIRED NOTEG DAISY CHAIN ALL DEVICES TOGETHER WIRE COLOR CODE BK BLACK BL SLUE PK Y PINKYPURPLE R RED W E WHITE Y YELLOW LEGEND BRIDGEBR END ACC AFTER COOLING OIL CC RECTIFIERRESSOR CONTACTOR R CH COMPRESSOR SUMP HEATER CS CONDENSATE SWITCH . DAMPER OBX POWER DISTRIBUTION BLOCK FUN HPS NIGH PRESSURE SWITCH (MANUAL RESET) IPS LOW PRESSURE SWITCH gT AIR DISCHARGE TEMP ORgIR INLET TEMP Pi/ PRESSURE SENSOR BAND 5BAR PM PHASE MONITOR PS2 SUPPLY DIRTY ENTER PRESSURE SWITCH RS COMPRESSOR INTERLOCK RELAY MPRESSOR2 RELAY R18 HOT GAS REHEAT RELAY RH POST HEAT RELAY SOL DIGITAL UNLOADER SOLENOID TOCRHMER GED VARIABLE FREQUENCY DRIVE POINTS LIST TYPE ADDRESS NAME 'AZI7 Outside Air Temp Temp_Set Point Analog _ 7_set_Polnt mege9 W1Unit Stetue_Index n Mager ng_Conhol_Loop Mager 5 Reheat rgar upplv_vrS_s- ewt Nagar Occupied Unoccupied Ggita On Off SIM uppN_F n_Stem Digita DAM penry_sw Oigite Iglt lvao-�rr7Mng 17 o5ao701_Futer a uPNY elr_lou_omn DING SensorLout_o- r_range CONDENSATE SWITCH USER CONNECTION. CS m C CONDENSATE SWITCH MAX CONTACT RATING 250VAC 11A DOC Coda. Version - TAP V 250 GMKES000 bNXX WiringTemplate: F15 DOC NUMBER. _. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 13 of 20 j GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 INDIRECT GAS WIRING DIAGRAM FURNACE 1 - HTD MODULATING FACTORY W RED 1 TO MAIN CONTROL CENTER 1 120V 25OVA FU8/9 3A.250V SUPPLEMENTARY FU81:1 BUSSMANN FNM-3 • • HLC • �FU9 MEI LOW Fo 2 HIGH 4 IR 11 PS2 AE•—o� NO• PS5 SC1 ID1 NO10 Cl ID4o o C2 ID2 0+5V Ref C3o 0B1 NO2o oG GOo o VG VGO SERIAL ADDRESS o Y1 1 2 4 8 IDC1 11d3 J3 RS485 GND T+ -- � s NO3o ID3o SMALL MANIFOLD 0120/240V GNDO (LINE) (BURNER) 024V BLWR (N.0.) -OPSW SENSE o-=' ISENSORI IC1 oTH SPARK SPARK o ALARM GND VALVE (VLV/24V) MV 0 MV A2 Al MODBUS CONNECTION SEE NOTE: 1 MDVI + SIG —0— OFF .111.11 24V ON LARGE MANIFOLD 24V GND 0- SENSE °H.SENSORI IC2 o24V SPARK SPARK p VLVV VLV COM� Ir �a V '-/M MDV2 o+ SIG —0— OFF 63 o+ 24V ON /14 GREENHECK Building Value in Air. G4N52P1RX02000S06 CAUTION UNIT SHALL BE GROUNDED IN ACCORDANCE WITH N.E.C. POWER MUST BE OFF WHILE SERVICING. NOTES USE COPPER CONDUTORS ONLY 60° C FOR TERMINALS RATED LESS THAN 100 AMPS. 75° C FOR TERMINALS RATED 100 AMPS OR MORE. FIELD CONTROL WIRING RESISTANCE SHOULD NOT EXCEED 0.75 OHM. FIELD WIRED — FACTORY SUPPLIED AND WIRED NOTE: 1 MODBUS COMMUNCATION WIRING. DAISY CHAIN TO ALL MODBUS DEVICES. BK BLACK GY GRAY PK PINK W WHITE WIRE COLOR CODE BL BLUE LTBL LIGHT BLUE PR PURPLE V YELLOW BR BROWN 0 ORANGE R RED LEGEND CM COMBUSTION BLOWER MOTOR FU# FUSE(5) HLC HIGH TEMPERATURE LIMIT CONTROL IC1 IGNITION CONTROL -SMALL MANIFOLD IC2 IGNITION CONTROL - LARGE MANIFOLD IR INDUCTION RELAY MOVI MODULATING VALVE - SMALL MANIFOLD MDV2 MODULATING VALVE- LARGE MANIFOLD MV1 MAIN GAS VALVE - SMALL MANIFOLD MV2 MAIN GAS VALVE - LARGE MANIFOLD P52 COMBUSTION AIR PROVING SWITCH P55 HIGH SPEED PRESSURE SWITCH SC1 STAGE CONTROLLER TR# TRANSFORMER(S) DDC Code: Version-TAPv2.40 GUSXDX Wiring Template: S06 CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 14 of 20 j GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 INDIRECT GAS WIRING DIAGRAM FURNACE 2 - HTD MODULATING FACTORY W RED 1 TO MAIN CONTROL CENTER 120V 25OVA FU8/9 3A.250V SUPPLEMENTARY FU81:1 BUSSMANN FNM-3 • • HLC • �FU9 MEI LOW Fo 2 HIGH 4 IR 11 PS2 AE•—o� NO• PS5 SC1 ID1 NO10 Cl ID4o o C2 ID2 0+5V Ref C3o 0B1 NO2o oG GOo o VG VGO SERIAL ADDRESS o Y1 1 2 4 8 IDC1 1111 J3 RS485 GND T+ -- � s NO3o ID3o SMALL MANIFOLD 0120/240V GNDO (LINE) (BURNER) 024V BLWR (N.0.) -OPSW SENSE o-=' ISENSORI IC1 oTH SPARK SPARK o ALARM GND VALVE (VLV/24V) MV 0 MV A2 Al MODBUS CONNECTION SEE NOTE: 1 MDVI + SIG —0— OFF .111.11 24V ON LARGE MANIFOLD 24V GND 0- SENSE °H.SENSORI IC2 o24V SPARK SPARK p VLVV VLV COM� Ir �a V '-/M MDV2 o+ SIG —0— OFF 63 o+ 24V ON /14 GREENHECK Building Value in Air. G4N54P1RX02000S06 CAUTION UNIT SHALL BE GROUNDED IN ACCORDANCE WITH N.E.C. POWER MUST BE OFF WHILE SERVICING. NOTES USE COPPER CONDUTORS ONLY 60° C FOR TERMINALS RATED LESS THAN 100 AMPS. 75° C FOR TERMINALS RATED 100 AMPS OR MORE. FIELD CONTROL WIRING RESISTANCE SHOULD NOT EXCEED 0.75 OHM. FIELD WIRED — FACTORY SUPPLIED AND WIRED NOTE: 1 MODBUS COMMUNCATION WIRING. DAISY CHAIN TO ALL MODBUS DEVICES. BK BLACK GY GRAY PK PINK W WHITE WIRE COLOR CODE BL BLUE LTBL LIGHT BLUE PR PURPLE V YELLOW BR BROWN 0 ORANGE R RED LEGEND CM COMBUSTION BLOWER MOTOR FU# FUSE(5) HLC HIGH TEMPERATURE LIMIT CONTROL IC1 IGNITION CONTROL -SMALL MANIFOLD IC2 IGNITION CONTROL - LARGE MANIFOLD IR INDUCTION RELAY MOVI MODULATING VALVE - SMALL MANIFOLD MDV2 MODULATING VALVE- LARGE MANIFOLD MV1 MAIN GAS VALVE - SMALL MANIFOLD MV2 MAIN GAS VALVE - LARGE MANIFOLD P52 COMBUSTION AIR PROVING SWITCH P55 HIGH SPEED PRESSURE SWITCH SC1 STAGE CONTROLLER TR# TRANSFORMER(S) DDC Code: Version-TAPv2.40 GUSXDX Wiring Template: S06 CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 15 of 20 j GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 Greenheck Network Interface v2.4 Modbus/BACnet Points List Type BACnet Device Instance: 77000 (default) Analog = AV, Integer = AV, Digital = BV Modbus- RTUITCP/IP Network Address: 1 Read (R) Write (W) Description Included Instance Name Units Register Analog 1 Outside_Air_Temp degree F 40002 R/W Outdoor Air Temp (###.# F) X Analog 2 Supply_Air_Temp degree F 40003 R Supply Air Temp (###.# F) X Analog 3 Cold_Coil_Leaving_Temp degree F 40004 R Cold Coil Temp (###.# F) X Analog 4 Room_Air_Temp degree F 40005 R/W Room AirTemp (if installed) (###.# F) Analog 5 Outside_Humidity percent 40006 RNV Outdoor Relative Humidity (###.# % ) Analog 6 Room_Humidiity percent 40007 RNV Room Relative Humidity (###.#% ) Analog 11 Temp_Set_Point degree F 40012 R/W 'Temperature SetPt (read/write) (###.# F) (See Controller IOM) X Analog 12 Active_Temp_Set_Point degree F 40013 R Active Temperature Set Point (###.# F) X Analog 13 Dehumid_Set_Point percent 40014 R/W Dehumidification SetPt (read/write) (##.# F, ##.#%) (See Controller IOM) X Integer 1001 Unit_Status_Index no -units 45003 R Note 1 (See below) X Integer 1002 Heating_Control_Loop percent 45004 R Heater output (0-100%) X Integer 1003 Cooling_Control_Loop percent 45005 R Coolingr output (0-100%) X Integer 1004 Energy_Wheel_Speed percent 45006 R Energy recovery wheel speed (0-100%) Integer 1005 Reheat_Control_Loop percent 45007 R Hot gas reheat output (0-100%) X Integer 1006 CO2_Level ppm 45008 R CO2 Levels (ppm) Integer 1007 CO2_Set_Point ppm 45009 RNV CO2 Set Point (ppm) Integer 1008 Supply_VFD_Speed percent 45010 R Supply Fan VFD Speed (0-100%) X Integer 1009 Supply_VFD_SetPt percent 45011 R/W Supply Fan VFD Set Point (0-100%) X Integer 1010 Exhaust_VFD_Speed percent 45012 R Exhaust Fan VFD Speed (0-100 % ) Integer 1011 Exhaust_VFD_SetPt percent 45013 R/W Exhaust Fan VFD Set Point (0-100 % ) Integer 1012 OA_Damper_Position percent 45014 R Outdoor Damper Position (0-100%) Integer 1013 OA_Damper_SetPt percent 45015 R/W Minimum OA Damper Position (0-100%) Integer 1014 Duct_Pressure no -units 45016 R Supply Duct Pressure (#.##"WC) Integer 1015 Duct_Pressure_SetPt no -units 45017 RNV Supply Duct Pressure Set Point (value/100=#.##"WC) Integer 1016 Building_Pressure no -units 45018 R Building Pressure (value/1000 = 0.###"WC) Integer 1017 Building_Pressure_SetPt no -units 45019 R/W Building Pressure Set Point (value/1000 = 0.###"WC) Integer 1018 Occupied_Unoccupied no -units 45020 R/W Occupied/unoccupied command (0=occupied, 1=unoccupied, 2=MWU) X Integer 1019 IG_Alarm no -units 45021 R IG Alarm - For alarm detail X Integer 1021 Airflow_CFM1 cfm 45023 R Airflow 1 (cfm) Integer 1022 Airflow_CFM2 cfm 45024 R Airflow 2 (cfm) Inactive_Text Active_Text Digital 1 On_Off_Stat Off On 10002 R Unit ON/OFF Status X Digital 2 Supply_Fan_Status Off On 10003 R Supply fan status X Digital 3 Exhaust_Fan_Status Off On 10004 R Exhaust fan status Digital 4 Occupancy_Status Unoccupied Unoccupied 10005 R Occupancy Status (0=Unoccupied 1=Occupied) X Digital 5 Stage_Compressorl_Status Off On 10006 R Stage Compressor #1 status X Digital 6 Stage_Compressor2_Status Off On 10007 R Stage Compressor #2 status X Digital 7 Defrost_Mode Off On 10008 R Defrost mode status Digital 8 Digital_Scroll_Status Off On 10009 R Digital Scroll status X Digital 10 Unit_Start_Stop Stop Start 10011 R/W Unit start/stop command X Digital 11 Reset_Alarm Don't Reset Reset Alarms 10012 RNV Reset alarms command X Digital 13 Stage_Compressor3_Status Off On 10014 R Stage Compressor #3 status Digital 14 Stage_Compressor4_Status Off On 10015 R Stage Compressor #4 status Digital 20 Global_Alarm Off Alarm 10021 R Global alarm indication (active when there is at least one alarm) X Digital 21 Supply_air_proving Off Alarm 10022 R Supply airflow proving alarm X Digital 22 High_Wheel_Pressure Off Alarm 10023 R High wheel pressure (high airflow or dirty wheel) Digital 23 Wheel_Rotation Off Alarm 10024 R Wheel rotation alarm Digital 24 Exhaust_air_proving Off Alarm 10025 R Exhaust airflow proving alarm Digital 25 Dirty_filter Off Alarm 10026 R Dirty filter alarm X Digital 26 Compressor_trip Off Alarm 10027 R Compressor trip alarm X Digital 27 Supply_air_low_limit Off Alarm 10028 R Supply air temperature low limit alarm X Digital 28 Sensorl_out_of_range Off Alarm 10029 R Sensor#1 out of range (outside air temperature) X Digital 29 Sensor2_out_of_range Off Alarm 10030 R Sensor#2 out of range (supply air temperature) X Digital 30 Sensor3_out_of_range Off Alarm 10031 R Sensor#3 out of range (cold coil leaving air temperature) X Digital 31 Sensor4_out_of range Off Alarm 10032 R Sensor#4 out of range (room temperature) Digital 32 Sensor5_out_of range Off Alarm 10033 R Sensor#5 out of range (room humidity) Digital 33 Sensor6_out_of_range Off Alarm 10034 R Sensor#6 out of range (outdoor humidity) Digital 34 Sensor7_out_of_range Off Alarm 10035 R Sensor#7 out of range (building pressure sensor) Digital 35 Sensor8_out_of_range Off Alarm 10036 R Sensor#8 out of range (duct pressure sensor) Digital 36 Sensor#9_out_of_range Off Alarm 10037 R Sensor9 out of range (CO2 sensor) Digital 37 Sensorl0_out_of range Off Alarm 10038 R Sensor#10 out of range (auxiliary temp) Note: Unit status index: 0=system off; 1=initial delay; 2=opening dampers; 3=exhaust fan starting; 4=supply fan starting; 5=system on; 6=defrost mode active; 7=sys on -economizer; 8=sys on -heating' 9=sys on -cooling; 10=sys on-econ & cooling; 11=sys on -dehumidifying; 12=sys on- dehumid'fying & reheat; 13=unocc-unit off; 14=unocc-unit on; 15=unocc-heating; 16=unocc-cooling; 17=unocc-dehumid; 18=unocc-dehumid & reheat; 19=Manual override; 20=remote off; 21=Alarm CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 16 of 20 jj' GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 Microprocessor Controller Sequence of Operation MICROPROCESSOR CONTROLLER: Controller shall be provided with required sensors and programming for rooftop unit. Controller shall be factory programmed, mounted and tested. Controller shall have a LCD readout for changing set points and monitoring unit operation. UNIT START COMMAND (Unit will be enabled to start once a jumper is placed between R to G): • Factory mounted and wired outdoor air damper actuator is powered • Supply fan starts after 10 second delay. • Tempering options to function as described below. UNIT STOP COMMAND (OR DE -ENERGIZED): • Supply fan, exhaust fan and tempering options de -energized. • Outdoor air damper actuator is spring return close. OCCUPIED/UNOCCUPIED MODES: Shall be based on a 7-day time clock internal to the controller. The schedule shall be set by the end user. When a user initiates an override input, the controller will switch from unoccupied to occupied mode. The controller will return to the scheduled occupied/unoccupied mode after the override time has expired (60 min, adj.). If internal time clock is disabled, a remote contact or a BMS can control the occupied/ unoccupied mode. Occupied Mode: • Damper control per below. • Supply fan ON. • Heating per below. • Cooling per below. Unoccupied Mode (Unit Off): Unit remains off when in unoccupied mode. • Supply fan OFF • Tempering OFF • Outdoor air damper closed. Morning Warm-up: One hour prior to occupancy, the controller will reference the temperature differential between the current room temperature and the occupied temperature set point. The controller will then look at the amount of time required from the previous days morning warm up sequence and determine how far in advance the unit has to be started to meet the desired ocupied set point by the time of occupancy. SUPPLY BLOWER SEQUENCE: The supply blower is provided with a factory mounted variable frequency drive. The supply blower speed will be controlled with the following sequence. Constant Volume (on/off): The supply blower will operate at a constant speed set point (adj.) during operation. BMS Control: The supply blower is modulated based upon a command from the Building Management System.(This Sequence must be field configured.) COOLING SEQUENCE: The cooling is controlled to maintain the supply temperature set point. The mechanical cooling will be locked out when the outside air is < 55°F - 2°F hysteresis (adj.). Packaged DX Cooling (Digital Scroll): The controller will provide a modulating signal for cooling. From 10-50%, the digital scroll will be controlled to maintain discharge temperature. From 50-100% the second stage will be on in combination with the digital scroll compressor to maintain the discharge temperature. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 17 of 20 jj' GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 Modulating Hot Gas Reheat Sequence: During dehumidification the modulating HGRH is controlled to maintain the supply temperature set point. Modulating Head Pressure Control: Lead condenser fan will have a EC motor and will modulate to maintain a head pressure set point. DEHUMIDIFICATION SEQUENCE: The cooling is controlled to maintain the cooling -coil set point. The dehumidification sequence will be locked out when the OA is <10°F above the cold -coil set point (adj.). Cold Coil Setpoint Reset Function: The controller will control the cooling to maintain an active set point. The active set point will set to local control (55° F, adj) from the factory and can be field adjusted to the following sequence: BMS Control: The controller will adjust the cold coil leaving air temperature set point between the minimum (50°F, adj.) and the maximum (55°F, adj.) set points, to satisfy the desired BMS set point for dehumidification. REHEAT SEQUENCE: While the unit is in dehumidification mode the outdoor air will be reheated via Modulating Hot Gas Reheat for space neutral applications. Modulating Hot Gas Reheat: The controller will modulate the hot gas reheat reheat valve with a 0-10 V signal to maintain the supply temperature set point (adj.). HEATING SEQUENCE: The heating is controlled to maintain the supply temperature set point. The heating will be locked out when the outside air is > 70°F + 2°F hysteresis, (adj.). Indirect Gas Furnace: The controller will modulate the indirect gas furnace to maintain the supply temperature set point (adj.). SUPPLY SET POINT RESET FUNCTION. The controller will modulate the heating and cooling to maintain an active set point. The active set point will be set to outdoor air reset from the factory and can be field adjusted to the following sequence: OA Reset (Default): The controller will monitor the outdoor air temperature and adjusts the desired supply temperature set point accordingly. For example, when the outdoor air is below 55 °F, the controller will change the supply set point to 70 °F. If the outdoor air is above 65 °F, the controller will change the supply set point to 55°F. If the outdoor air temperature is between 55°F and 65°F, the supply set point changes according to the outdoor air reset function. A visual representation of this is shown below. Supply Air Set Point (°F) 75° 70 65 60 55 50 45 50° Outdoor Air Reset Function 55° 60° 65° Outside Air Temperature (°F) 70° CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 18 of 20 jj' GREENHECK Building Value in Air. Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 Local: The supply set point will be a constant temperature set from the controller (adj.). BMS Control:The controller will adjust the desired supply temp set point to satisfy the desired BMS set point. BUILDING FREEZE PROTECTION: If the supply air temperature drops below 35°F (adj.) for 300s (adj.), the controller will de -energize the unit and activate the alarm output. TEMPERATURE PROTECTION: The controller will enable the supply fan to modulate down to help the unit keep up with heating demand in the event of wheel failure or the unit operating outside design conditions. (This can be enabled under the manufacturer menu in the controller) ALARMS INDICATION: The controller will display alarms and have one digital output for remote indication of an alarm condition. Possible alarms include: Building Management System: The controller will send all alarms to the BMS. Dirty Filter Alarm: A digital signal is sent to the controller indicating an increased pressure drop across the supply air filter (Must be adjusted in field during start up). The controller will then provide a dirty filter alarm. Supply Air Alarm: The controller monitors the proving switch on supply blower and sends an alarm in the case of the blower proving switch not engaging for 30s (adj.). DX Alarm: The controller monitors the refrigerant pressure. In the case of low refrigerant pressure the compressors will shut down until refrigerant pressure returns to normal values and the controller will send a alarm. In the case of high refrigerant pressure the compressors will shut down, requiring a manual reset and the controller will send a alarm. Temperature Sensor Alarm: The controller sends an alarm in the case of a failed air temperature sensor. Accessories: The following accessories will be included with the unit to expand the functionality or usability of the controller. BMS Interfacing: A BMS serial card is provided with the controller for field interfacing with a building management system. Each card is sent out with the default parameters, and the controls contractor must change the appropriate addresses to match the BMS settings. Phase and Brown Out Protection: Factory mounted and wired component which monitors the main power coming into the unit. If a phase drops out, or if the incoming voltage exceeds the acceptable range, the component will turn off the unit to help protect the electrical systems. Condensate Overflow Switch:The condensate overflow switch is mounted in the drain pan within the unit. If the water level in the drain pan reaches a certain level, the switch will open a set of contacts connected to a terminal block in the control center. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 19 of 20 jj' GREENHECK Building Value in Air. Unit Warranty Printed Date: 12/1/2017 Job: Lakeview Greeley Clinic RTU Replacement Mark: 4500 cfm with cooling coil Model: RV-45-25 Limited Warranty Greenheck warrants this equipment to be free from defects in material and workmanship for a period of 1 year(s) from the purchase date. Any component which proves defective during the warranty period will be repaired, or replaced, at Greenheck's sole option when returned to our factory, transportation prepaid. The warranty does not include labor costs associated with troubleshooting, removal, or installation. Greenheck will not be liable for any consequential, punitive, or incidental damages resulting from use, repair, or operation of any Greenheck product. This warranty is exclusive, and is in lieu of all other warranties, whether written, oral or implied, including the warranty of merchantability and the warranty of fitness for a particular purpose. Heat Exchanger Extended Warranty Limited Warranty Greenheck warrants the stainless steel heat exchanger to be free from defects in material and workmanship for a period of 5 years from the purchase date. Any stainless steel heat exchanger which proves defective during the warranty period will be repaired, or replaced, at Greenheck's sole option when returned to our factory, transportation prepaid. The warranty does not include labor costs associated with troubleshooting, removal, or installation. Greenheck will not be liable for any consequential, punitive, or incidental damages resulting from use, repair, or operation of any Greenheck product. This warranty is exclusive, and is in lieu of all other warranties, whether written, oral or implied, including the warranty of merchantability and the warranty of fitness for a particular purpose. Compressor Extended Warranty Limited Warranty Greenheck warrants the refrigerant compressor/compressors to be free from defects in material and workmanship for a period of 5 years from the purchase date. Any compressor which proves defective during the warranty period will be repaired, or replaced, at Greenheck's sole option when returned to our factory, transportation prepaid. The warranty does not include labor costs associated with troubleshooting, removal, or installation. Greenheck will not be liable for any consequential, punitive, or incidental damages resulting from use, repair, or operation of any Greenheck product. This warranty is exclusive, and is in lieu of all other warranties, whether written, oral or implied, including the warranty of merchantability and the warranty of fitness for a particular purpose. CAPS 4.24.1923 Generated by: miket@tmsj.com S:\caps\Jobs\Projects 2017\July 2017\Lakeview RTU.gfcj Page 20 of 20 fllwater r is - H, R T H PLACE OF- MINNESOTA PLANNING REPORT MEMO DATE: January 5, 2018 HEARING DATES: LANDOWNER: DEVELOPER: REQUEST: Planning Commission Park Commission Joint Planning Board City Council Ken Heifort CASE NO.: 2017-67 January 10, 2018 January 22, 2018 January 22, 2018 February 6 and 201, 2018 Todd Ganz, Integrity Land Development 1) Rezoning from AP, Agricultural Preserve to RB, Two -Family Residential 2) Final Planned Unit Development approval for Phase Two 3) Preliminary Plat approval of HEIFORT HILLS ESTATE, a 24 lot detached townhome development LOCATION: 8911 Neal Avenue COMP PLAN: Low/Medium Density Residential CURRENT ZONING: 1) Base Zoning: AP, Agricultural Preservation 2) Overlay Zoning: Natural Environment Lake, Shoreland Management District for South Twin Lake REVIEWERS: Community Development Director, Public Works Director, Deputy Fire Chief, City Planner, DNR Regional Hydrologist, Brown's Creek Watershed District, Carnelian Marine St Croix Watershed District, Minnesota Department of Transportation REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Todd Ganz, Integrity Land Development, is proposing to develop Phase Two of the 26.1 acre Heifort Hills Planned Unit Development (PUD). The 24 home sites located in the 15.2 acre first phase were platted as the Ponds at Heifort Hills. This, the second phase, also has 24 home sites, which are spread across 10.9 acres of land that will be platted as Heifort Hills Estate. ' February 6 will be the public hearing for the Final PUD, Preliminary Plat and 1" reading of the rezoning. February 20 will be the 2nd reading and adoption of the rezoning ordinance. Heifort Hills Estate January 5, 2018 Page 2 All of this phase lies within the Natural Environment Shoreland District of South Twin Lake. Consequently, development must either be on one acre lots or must occur as a Shoreland Planned Unit Development (PUD). A shoreland PUD allows increased density if: 1) at least 50% of the site remains in commonly owned permanent open space; 2) densities are shifted away from the protected lake; 3) emphasis is placed on protecting the natural resources of the site, such as trees and water basins; and 4) no more than 25% of the site is improved with impervious surfaces. The developer in this instance has chosen to develop according to the Shoreland PUD standards. SPECIFIC REQUEST The developer is requesting: 1) Rezoning of the second phase's 10.92 acres from AP, Agricultural Preservation to RB, Two -Family Residential; and 2) Final Shoreland PUD approval for the second phase; and 3) Preliminary plat approval for Heifort Hills Estate. EVALUATION OF REQUEST I. REZONING The property is currently zoned AP, Agricultural Preservation. The developer has requested a rezoning to RB, Two -Family Residential. This is the same zoning that was approved for Phase One. 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 requested rezoning to RB, Two -Family Residential is consistent with the future land use map of the Comprehensive Plan. A note should be made here that 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 for Phase Two is about 2.78 homes per acre2. This is significantly less dense than would be customary in the RB District, but higher density is not possible given the stricter standards of the Shoreland Management District that apply to the project. 2 8.645 acres of net developable land. This is the remainder after subtracting Neal Avenue right-of-way, wetlands, Heifort Pond, wetland buffer, and pond buffer from the gross area of the property. Heifort Hills Estate January 5, 2018 Page 3 II. FINAL PLANNED UNIT DEVELOPMENT As already noted, this development is the second of a two phase Planned Unit Development. The Concept PUD for both phases was approved by the City Council on May 17, 2016 (Resolution 2016-108A). The Final PUD for this phase will be reviewed against the conditions of approval found in Resolution 2016-108A. 1. Resolution 2016-108A conditions A. The final PUD must be substantially similar to the approved northerly concept plan, dated 2/ 19/ 16. (See attachment) • The number of houses is 24 as in the concept. • All houses exceed the 225 foot setback required from the Ordinary High Water Level of South Twin Lake. • The public street does not exceed a length of 600 feet. • The home types are detached townhomes as in the Concept PUD. • Therefore, staff finds the Final PUD for Phase Two to be substantially similar to the approved Concept PUD. B. Since there were insufficient stormwater details provided for Phase Two, an open space analysis could not be calculated at the time of Concept PUD approval. So, the 50% open space calculation must be made at the time the Phase 2 materials are submitted. 56.12% of the project is considered open space for Shoreland PUD purposes. The table below shows the calculations and the map on the next page shows where the open space is. Total project area 475,884 sf Heifort Pond below 884' 39,162 sf Neal Ave platted r-o-w 2,020 sf New public road r-o-w 37,818 sf House lots 110,436 sf Driveways (between lots and r-o-w) 19,364 sf Total deletions 208,800 sf Total open space 267,084 sf Percentage of open space 56.12% Heifort Hills Estate January 5, 2018 Page 4 C. The 25% impervious surface3 calculation will need to be met in Phase Two. As with stormwater details, the building footprints and other impervious could not be calculated at the time of the Concept PUD approval. • The project site (475,884 sf) minus the extra required right-of-way for Neal Avenue (2,020 sf) yields a base area of 473,864 square feet. • The total impervious surface on the site will be 104,603 square feel-4. 3 Impervious surface - A constructed hard surface that prevents or retards entry of water into the soil and causes water to run off the surface in greater quantities and at an increased rate of flow than prior to development, including rooftops; decks; sidewalks; patios; swimming pools; parking lots; concrete, asphalt, or gravel driveways; and other similar surfaces. 4 New roadway is 21,815 sf; the driveways total 26,628 sf; the footprint of the houses cover 56,160 sf. Heifort Hills Estate January 5, 2018 Page 5 • So, impervious surface coverage is 22.07%, which is less than the 25% allowed. • The developers are considering adding a few guest parking spaces and a sidewalk on one side of the internal street. In addition, decks are being considered for the homes. As long as these improvements don't bring the total impervious coverage for the project above 25%, these may be added and included in the final plat application materials. D. The final PUD plan for Phase Two may have to be revised to include access to the neighboring property to the east. The decision to include the access or not will be based upon a public discussion including the two impacted properties, the developer and the City. • Discussion of this condition will be presented below in the section on future development. 2. Minimum Dimensional Standards Site size A standard PUD has to be on a project of at least 3 acres in size. The total project has 26.1 gross acres. This phase has 10.92 acres. Density Two separate density expectations are at play with this project. The first is that the Comprehensive Plan encourages 4.4 to 9.7 units per acre across the property. But, working against this density expectation is the fact that the land lies within the South Twin Lake Shoreland District, which incorporates regulations that reduce its density considerably. Specifically, the State's shoreland PUD rules calculate density by dividing the square footage of suitable area in a tier (minus all wetlands, bluffs, and area below the OHW of Heifort Pond) by the minimum lot size of that district (which is 40,000 square feet for South Twin Lake). As long as 50% of the site is preserved in permanently dedicated open space, density increase bonuses are allowed for each tier. The further a tier is from the lake, the greater the density bonus. Shoreland PUD density allowed in Phase One: a. First Tier: There is about 19,400 sf of such land in the first tier. That would yield 0.49 lots and a bonus density of 50% (an additional 0.25 lots), for a total of 0.74 lots. b. Second Tier: There is about 190,500 sf of land here which would yield 4.76 lots plus the second tier's 100% bonus (an additional 4.76 lots), for a total of 9.52 lots. c. Third Tier: There is about 177,200 sf of land in this tier which would yield 4.43 lots plus a 200% bonus (an additional 8.86 homes), for a total of 13.29 lots. Heifort Hills Estate January 5, 2018 Page 6 d. Fourth Tier: 37,800 sf would yield 0.95 lots plus a 200% bonus (an additional 1.9 lots), for a total of 2.85 lots. e. Therefore, the total number of homes allowed would be 26.4. 24 are proposed in this phase. The two extra units are transferred to the next phase. Shoreland PUD density allowed in Phase Two: a. First Tier: There is 117,9825 sf of suitable land in the first tier. (A map of the land considered suitable in each tier is found on the next page.) That would yield 2.95 lots and a bonus density of 50% (an additional 1.48 lots) for a total of 4.43 lots. b. Second Tier: There is 230,2006 sf of suitable land in the second tier. That would yield 5.76 lots plus the second tier's 100% bonus (an additional 5.76 lots), for 11.52 lots. c. Third Tier: There is 72,0167 sf of suitable land in the third tier. That would yield 1.80 lots plus the 200% bonus (an additional 3.60 homes), for 5.40 lots. d. Therefore, the total of homes allowed would be 21.35, rounded up to 22. With the two units transferred from the first phase, 24 would be permissible in this phase. 24 are proposed. Setbacks With a PUD there are generally no setback standards, except from the perimeter of the project. When the proposed type of use in the PUD is more intense than the neighboring property, such as a senior living center next to surrounding single family homes, then the perimeter setback must be at least double the height of the structure(s) in the PUD. In this case where both the existing neighborhood use and the proposed PUD use are detached single- family homes, the setbacks of the underlying zoning district (RB) and shoreland overlay district would apply to the property perimeters. Therefore, the setback lines will be: 225' from South Twin Lake (but not less than 25' from Neal Avenue); 25' from the isolated wetland; 25' from southern property line; 75' from the wetland abutting Heifort Pond; 25' from eastern property line; and 25' from northern property lines. In addition, the detached townhomes must maintain a 5' setback from their individual lot lines. 5 126,689 sf total minus Neal Ave r-o-w (2,020 sf) and delineated wetland (6,687 sf). 6 255,614 sf total minus delineated wetland (5,550 sf) and Heifort Pond (19,864 sf). 7 93,668 sf total minus delineated wetland (2,354 sf) and Heifort Pond (19,298 sf). Heifort Hills Estate January 5, 2018 Page 7 Since this is a PUD, the home setbacks from the internal public street are not mandated. But, they all have at least a 25' setback from the road right-of- way and 35' from the back of curb. All of the minimum required setbacks are satisfied. il w Suitable Land Suitable Land in Each Tier Platted r-o-w fa Neal Ave Wetlands Heihxl Pond Feet ller-aultaole area Setundner wobble area Third Tier -sudable area Suitable land does not include: Platted r-o-w; wetland; or Hiefort Pond 3. Future Development The City's Subdivision Code requires the developer to consider how surrounding properties can develop to avoid land locking them from either road or utility access. Heifort Hills Estate January 5, 2018 Page 8 There are two "under -developed" properties that abut this phase of the PUD. One property lies to the north and has just about an acre of land. Since this property lies within the South Twin Lake shoreland district, and the minimum lot size is one acre, the property could not support another building site. Furthermore, since a PUD would not be possible here, given the 3 acre minimum PUD size, no further development is possible on this property. The other property lies to the northeast and has about 3.8 acres of land. Sanitary sewer and water will need to be extended to this property line to accommodate future development there. An easement will be necessary for these utilities. Road access for this neighboring property is a concern. It is not possible to provide access through Heifort Hills Estate. MnDOT will not allow a new street connection to Hwy 96 for the neighbor's property, which means access through Heifort Hills Estate would have to be a cul-de-sac and not a through street with access points both on Neal and Hwy 96. Unfortunately for the neighboring property, a single outlet street can only be 600 feet long and, the proposed cul-de-sac in Heifort Hills Estate is 600 feet long and falls 140 feet short of the project perimeter. Therefore, access to this abutting property would have to be either directly from TH 96 in the form of the single driveway that already exists, or a road through Oak Glen. • If the future access is through Oak Glen, a lot with an existing home would have to be purchased and the home moved. • If the access is directly from TH 96, only the existing driveway will be permitted. And, since a driveway is only allowed to serve two homes, the neighbor's property could support a maximum of one more house. III. PRELIMINARY PLAT 1. Overview The preliminary plat for this phase consists of: • 24 detached townhomes. • A 600' public road. • Lots for the detached townhomes will only be large enough for the house and 5' setbacks from lot lines. The rest of the property will be platted as an open space lot that will be owned in common by all 24 lot owners. Heifort Hills Estate January 5, 2018 Page 9 • The plat for this phase of development encompasses a portion of Heifort Pond. Around the pond will be a 75 foot wide buffer strip. In addition, there is a wetland in the southwest corner. Around this wetland is a 25 foot buffer strip. Generally speaking, each of these buffers has to be left undisturbed during development, and preserved as a buffer after development8. • A public trail will be constructed along the east side Neal Avenue up to the new cul-de-sac. • The remaining gravel stretch of Neal Avenue will be upgraded to bituminous. 2. Civil Engineering The City Engineer reviewed the plans and makes the following comments: Extend municipal water and a sewer stub to the adjacent parcel on the north east corner of the property. An easement will be needed for these utilities. ii. Upgrade Neal Avenue all the way to TH 96. A similar upgrade with a bituminous surface and curbing occurred with Phase One. The City will credit this construction cost against the Transportation Adequacy Fees required of the developer. Note that the property that Neal Avenue is on adjacent to Phase Two is owned by the Carnelian Marine St Croix Watershed District. No formal road easement exists, and it is located outside of the property to be platted. However, the Watershed District is willing to discuss the transfer of ownership to the City. iii. The proposed trail on the east side of Neal Avenue encroaches into a delineated wetland. So, the developer will need to explore with Brown's Creek Watershed District whether this low quality wetland will require mitigation for the encroachment. If wetland replacement is required, this information will need to be submitted with the final plat application materials. The City can cover the cost of the replacement with Park and Trail fees. iv. Add storm inlets on west side of Neal Avenue. v. Add utility service stubs for the existing home on the west side of Neal Avenue. vi. Development fees will be due on the developable portion of the property. That is the gross acreage minus delineated wetlands, required wetland buffers, Heifort Pond below its ordinary high water level and the extra r-o-w to be platted for Neal Avenue9. 8 Unless the Watershed District Board approves a buffer averaging plan. 9 475,884 gross square feet on the property; minus 99,306 square feet (Heifort Pond, wetlands, wetland buffer and extra r-o-w for Neal Ave) = 376,578 net developable square feet = 8.645 acres Heifort Hills Estate January 5, 2018 Page 10 a. Brown's Creek Stormwater Protection Project: $5,912/acre = $51,109.24 (This is the 2017 rate. It will be adjusted for 2018. The new rate will be set by the City Council in February.) b. Transportation Impact Fee: $7,687/acre = $66,454.12 (This is the 2017 rate. It will be adjusted for 2018. The new rate will be set by the City Council in February.) c. Trunk Sewer and Water: $17,231/acre = $148,962.00 (This is the 2017 rate. It will be adjusted for 2018. The new rate will be set by the City Council in February.) vii. A grading permit must be approved by the Brown's Creek Watershed District and Carnelian Marine St Croix Watershed District prior to approval of the Final Plat. viii. The name "Heifort Court" already exists in Stillwater and is so close to the proposed name of "Heifort Circle" that it may cause confusion. So, an alternate name should be selected by the developer and submitted with the final plat application materials. ix. One street light will be required for the cul-de-sac. This must be included in the final plat application materials. x. No trees will be allowed within the right-of-way of the public street. The only exception is that the trees shown within the grassy center of the cul-de- sac will be permitted as long as they are maintained by the Home Owners' Association. xi. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. xii. The boundaries of the wetland/pond buffers must be signed according to Brown's Creek Watershed District rules. This signage is shown in the preliminary plat materials and will need to be included in the development agreement and conditions of preliminary plat approval. 3. Tree Preservation & Landscaping Tree Preservation A tree inventory and survey showing the location of each tree has been submitted. In addition, a tree removal, protection and replacement plan was submitted. As seen below in the map on the next page, tree removal is planned within portions of the wetland buffers. This is not allowed without a wetland buffer averaging plan approved by Brown's Creek Watershed District. This approval must be submitted with final plat application materials. 42.9% of the tree canopy will be removed. 35% can be removed before tree replacement is required. So, tree replacement will be required at a rate of one to one for the 7.9% removed beyond the 35% allowance. There are 312 significant trees on the property. 7.9% of them would be 25 trees. So, 25 Heifort Hills Estate January 5, 2018 Page 11 trees will need to be replaced. The replacement trees need to be an average size of 2" DBH10 if they are deciduous and 6' tall if they are coniferous. The City Forester is reviewing the plans and will have more comments available for the Planning Commission meeting. 1 lwater. Helfort Hills Estate Proje, 'wile Tme reRq.e� Heffol Pont I i wetland nurser Landscaping Landscaping standards require the equivalent of three trees per lot (though they can be planted anywhere in the development that makes sense). So, the 24 lots generate a requirement of 72 trees. 10 If the trees are bur oaks, ironwood, bi-color oak, or ornamentals, then the average size can be a diameter of 1.25 inches at breast height (DBH). Heifort Hills Estate January 5, 2018 Page 12 Including both the 25 trees required for tree replacement and the 72 required for landscaping, 97 trees must be included in the landscaping plan. 107 are shown in the plan, and each meets the minimum size requirement. 4. Park and Trail Dedication The City's Trail Plan shows a trail along Neal Avenue. As noted above, there is a wetland that may impact the trail alignment. Consequently, prior to Final Plat application, the status of the wetland and any necessary wetland replacement will need to be verified by the developer. The developer's cost for constructing this trail, and for any wetland replacement needed, will be credited against required park and trail dedication fees. The park dedication fee, if required by the Park Commission in lieu of park land dedication, will be $2,000 per house. And the trail fee will be $500 per house. ALTERNATIVES A. Approval. If the Planning Commission finds the Final PUD plan satisfactory, as well as the rezoning request and preliminary plat for Phase Two, it could recommend approval with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Preliminary Plat 12/15/17 • Tree Survey L1 12/15/17 • Tree Tabulation L2 12/15/17 • Tree Canopy Area Plan L3 12/15/17 • Landscape Pan C6 12/15/17 • Grading & Erosion Control Plan C8 12/15/17 • Sanitary Sewer and Water Plan/Profile C9 12/15/17 • Storm Sewer Plan/Profile C10 12/15/17 • Heifort Court Plan/Profile C11 12/15/17 • Neal Avenue Plan/Profile C12 12/15/17 2. All civil engineering plans must be found satisfactory to the City Engineer, or revised to his satisfaction prior to release of the Final Plat for filing with Washington County. 3. All public utilities that are located on privately owned property will need to be encumbered by drainage and utility easements. 4. Sanitary sewer and water will need to be extended to the eastern property line for future development. This must be included in the final plat application materials. Heifort Hills Estate January 5, 2018 Page 13 5. Development impact fees must be paid to the City prior to release of the Final Plat. This includes fees for parks, trails, transportation adequacy, trout stream mitigation, trunk sewer and trunk water. 6. A trail must be constructed by the developer on the east side of Neal Avenue as an extension of the existing trail to the south. The trail is to be extended to the new public street being constructed as part of this phase of the Planned Unit Development. 7. A sidewalk on the south/east side of the internal street is desirable. It must be added to the final plat application materials, unless its impervious surface area combined with that of the rest of the project increases the total impervious coverage of the PUD above 25%. This sidewalk would connect to the terminus of the trail being constructed along Neal Avenue. 8. The developer must determine whether wetland mitigation will be required for the construction of the new trail segment along Neal Avenue. This information is to be included amongst the materials submitted for the final plat application. 9. Stormwater inlets are to be added on the west side of Neal Avenue. 10. Utility service stubs are to be added on the west side of Neal Avenue for the one home on that side of the street that has no utility service stubs. 11. Stormwater and grading plans must be approved by the Brown's Creek Watershed District and Carnelian Marine St Croix Watershed District prior submittal of the final plat application materials. This includes review and approval of the location of the averaged wetland/pond buffer limits. 12. The developer is to construct Neal Avenue to the urban standard specified by the City Engineer. The costs of these developer improvements will be credited against the Transportation Adequacy Fee included in Item 2 above. 13. The name "Heifort Court" already exists in Stillwater, so an alternate name must be selected by the developer for this cul-de-sac. 14. One street light will be required for the cul-de-sac. This must be included on the final plat application materials. 15. No trees will be allowed within the right-of-way of the public street. The only exception is that the trees shown within the grassy center of the cul-de-sac will be permitted as long as they are maintained by the Home Owners' Association. 16. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 17. The boundaries of the wetland/pond buffers must be signed according to Brown's Creek Watershed District rules. 18. The rezoning will not become effective until after the Final Plat is approved by the City and filed with Washington County for recording. B. Table If the Planning Commission finds the Final PUD plan, rezoning or preliminary plat materials or elements for Phase Two to be incomplete, it could table the review for additional information. Heifort Hills Estate January 5, 2018 Page 14 C. Denial If the Planning Commission finds the Final PUD plan, rezoning or preliminary plat to be unsatisfactory, it could recommend denial. With a denial, the basis of the action should be given. RECOMMENDATION The proposed Final PUD, rezoning and preliminary plat for Phase Two represent a good solution to the need for balancing the density envisioned by the Comprehensive Plan and the protective goals of the South Twin Lake Shoreland Overlay District. Therefore, staff recommends approval of the requests with the conditions found under Alternative A. Attachments: Letter from neighbor Map A - Shoreland Zoning and Location Map B - Zoning Map C - Comp Plan Map Map D - Phase One Concept Plan Map E - Phase Two Concept Plan Preliminary Plat Grading Plan Tree Removal Plan Landscaping Plan cc: bt Todd Ganz Tom Collins Dan Thurmes Jennifer Sorensen, DNR Regional Hydrologist Bill Turnblad From: Gary Jorgensen <garyjor@hotmail.com> Sent: Thursday, January 04, 2018 12:34 PM To: Bill Turnblad Cc: Jenn Sundberg; Gary Jorgensen Subject: Case No. CPC/2017-67 - Jorgensen Feedback Hi Bill, Thank you very much for your time on the phone the other day. I will not be able to attend the meeting on Wed January 10th, so I wanted to provide you my feedback in writing so it may be reviewed and addressed by staff in staff reports and submitted in the official public record for the Planning Commissions's consideration of the application. My name is Gary Jorgensen. I live at 13187 Dellwood Rd N, Stillwater, MN. That is on the east edge of the property 8911 Neal Ave on the northeast corner. I have reviewed the plans of the proposed second phase of the PUD. Overall, I am supportive of the development that is being proposed. While I have no immediate plans to develop on some of the open land on my property, but I am strongly considering it. So, I would ask the Planning commission to consider the following concerns: Ro d Access: My current driveway is on HWY 96. It is my understanding, from discussions with Bill, that MNDOT and the city will only allow me to share that driveway with one other property. Anything beyond that would require a new road to access HWY96, which MNDOT is against. Another option might be to allow me to connect to the road being proposed in the second phase PUD. The challenge with that option is the cul de sac would have to be greater than 600 feet, which the city is against. I understand that I might be able to request a variance from the city on the 600 foot limit. But I don't want to create unnecessary delays on the proposed Second phase PUD while I try to come up with a development plan for the Planning Commission to review, particularly if it has very little chance of being granted. That is just a waste of time and money. I would be interested in receiving the Planning Commissions feedback on this. I believe road access is a solvable problem if all options are fully explored. W ter nd Sewer: If the road access issue is addressed it is highly likely that I would want to put more than one additional home on my property. I believe that if I am limited to just a single additional home, I would be able to access city water via a stub from the second phase PUD and each home would be allow to maintain a private sewer system. But if I am able to put multiple homes on the property, I would also need access to sewer hookup as well. I would ask the Planning Commission consider this possibility and make sure that I would be able to access both services either from the second phase PUD or from the east side if necessary and possible. I would like to thank the Planning Commission for taking the time to consider these issues. I would like to see this development approved, but I want to make sure that no decision being made on this project will limit my future development opportunities. If anyone would like to speak with me directly please contact me at garyjor@hotmail.com and we can arrange a call. Thank you, Gary Jorgensen 1 Ponds at Heifort Hills Apri16, 2016 Page 14 Map A Location & Shoreland Zoning -MCKusick Rd Shoreland Zoning Classifications II I Lake Shoreland Management District Brown's Creek & Tribs Shoreland District . St Croix River Ovenay Dlstnct Ponds at Heifort Hills Apri16, 2016 Page 15 Map B Zoning South Twin Lake Zoning Map DAF,Agedalur.®I Preservation ORA -Singh Femid Residential 111R13 -Ism Family . TR, Traditional Residential MLR, Lakeshore Residential ❑ CR, CtillnVe ResiRenllel .CTR, Cove Tradleonnl Residential . CDR, Cove Cottage Residential . cTHR, cove Townhouse Residential . TH,Tuwnnouse .RCM -Medium density Residential . RGB -High Density Reskedial IlVc, Village Commercial .CA -Gemmel Commeralnl L eo - cenhal Bus mess Disma EIBP-C, Business Park - Commercial ▪ Bus,r ss Park - Oecn 1113P-I, Rusrness Park -Ind uslnnl .Id - Heavy Madrid . CRd -Campus Researen development . PA -Public Admmrslr&Ion . PROS - Perk, Recreation or Open Space [2Public Works Faddy LROAD D4WTER EN EMI 8911 The Ponds at Heifort Hills 9313 1745 eifart's Pond 44 2101 2o7p 2010 2005 1490 1931 1995 1941 1985 975 1551 GLEN 01110 Ponds at Heifort Hills April 6, 2016 Page 16 Map C Comprehensive Plan Map CD 203G City! Limit Wetland (Umlelineated) Low Density Residential LowfMedium Density Residential Medium Density Residential High Density Residential Neighmrhood Commercial Commercial Downtown Mixed Use Research, Development Park Industrial Institutional Park, Rec or Open Space Marina Road R-O-W Open Water Ponds at Heifort Hills Apri16, 2016 Page 17 Map D Phase One Concept PUD Plan CONCEPT PLAN FOR: TAc PIM of HcJwef Wk LW - Rich. I''!N® �vuim39aW 5 n\b B H9lf LCFP 1.i02 J� N ME PPM 1 7.024102] THE PONDS AT HEIFORT HILLS CONCEPT PLAN C PR.:OMIY DESCNPTION: Property (No.,: licifort IaV. ?My ID 20.0.0.20,22.W15 LAYOUT AND PIA.N.NAG SERVICES: 1u1al�iM 85O976' E AREA TABULATION R — Bi+wamY STA Orin pa=Proe Bequirttl frp:n Np� AwME � zr� xrni2e01aRa1c vE W es fsa '-.468 59 36 1,, 2 02 4 B'NZO r1.SEEM 0 N0IlA�A JOSEYF Py Oh fAIL A IL N1 x 8 NnkfY fN ERCS 6'5940 LISPP.RVIOUS SURFACE NannwclopeulcA•.. Nubs Allowed ss25% lituildmg PM. PrivaleliMuld Ui�ewaya Pub. Aped Slafere lapervin..19ne prml. FFEB pp7� NL4BCRI 6 i @�9SA�N E2NCx26 0l� /�'� 3,]� ry IAAAN ,• 00 S _ ' q00 Ponds at Heifort Hills Apri16, 2016 Page 18 Map E Phase Two Concept PUD Plan CONCEIT PLAN FOE: Pon. at Hafrottl., RichudGaglic THE PONDS AT HEIFORT HILLS Northerly CONCEPT PLAN PEOYkHTEpk0t01PtfON. AREA TARUEAt(ON RIPEAVJOUS SURFACE Public P Boma, ION. aura, Gwmiry Hcunn ne.4.4 wxlW Net Ueeebpmbk 1.211.mAIM a 25% 2.56 area .11 Pe.pc�yAmsxs. 50°b UpraSpaec&yuuW 91m Spoc[PmIE' Yd b..macs SPILWATER, wen-55on 0.A3 sun Prop, M 2e.030 Prop, 0 20.039.20.220016 Imperwous. a.m..Pr.poecd n= — —1 ruOojunaoe —40030402;0031 f �,i /. ,f 002010), Fralwcipa Laud Swim. 11, nz1 0 s 3 8904.716" E -it 88970'S7"" FFECI nP'rY ,C CHI OF WAY a R 600, 200]C110..ir 24010 F ii.4_ L" VVac K CK SOUTH TWIN 891.28 28 OAK-m 32 0 0 662, 12 OA 22 0 22 OA 21 OAK 16 23 OA >--- 32 32 0 tll C5 O 24 02 0 z 32 15 10 13 FOUND INCH IQ PIPE 2 2LS I 12 - CENTERLINE OF SATE HIGHWAY O. 96 PER MNDOT ALIGNMENT - NW CORNER OF SEC. 20, 730, 220, FOUND WASHINGTON COUNTY CAST I20N MONUMENT 0 I /.. �� PIPE�A-RKED s 6617 Cv O - L10 8 cr) loNI o 350/ o PROPOSED POND 3500P z 3505 30 0 Alitt OTLOT B IOC YEAR HWL = 830.14 (PROPOSED). DRAINAGE AND UTILITY EASEMEN OVER ALL OF OUTLOT B 32 25 3268 ou STA TE/C DELLWOOD ou 0u FOUND 1/2 �q02 INCH IRON /PIPE MAED 0\0° 2LS 66 I- 1 3353 SI3 W 35. 1 PROPOSED POND / cn O WI o ~I WETLANDS 1I DELINEATED BY B0P2AY 5B3 ENVIRONMENTAL I rB3 BOPRAY SERVICES, LLC AND OCT 0TED O4 � TA BE2 24, 2014 BY CORNERSTONE LAND SURVEYING, INC. • 3- B NOT DRILL Aj 893.01 1 _ 658 658 858 -NORTH LINE OF THEWI/2 OF OF THE NW OF�SEC. 20, ROAD 3368 3370 3366 PROPOSED POND 25 894 // A 0u FOUND 1/2 INCH IRON PIPE MARK RLS 1256 33° - 2°'gS89° > 0'57" 456.00 8s8 THE W 1/2 T30, R20 831378 336q 13 NOT DRILLED ou --_you_ ou CA 3411 G ` 14 2� 19.9' I Y - 3335 3317 3318 DRAINAGE AND UTILITY EASEME OVER ALL OF ONw 1 OUTLOT A OHW I ETLANDS DELINEATED BOPRAY ENVIRONME SERVICES, LLC AND LOCATED ON OC /BER 24,1 2014 BY CO' 'STONE I LAND sU' OU7"LOTA� TH LINE OF THE NORTH 100 YEAR HWL = 00 FEET OF THE W I/2 I 853.23 (PROPOSED). HE WI/2 OF THE NW 1/4 ( SEC. 20, T30, R20. 1 • , ,i 1 HW Y RIGHT OF WAY PER BOOK 205, PA F r GE 103 ou O 6 3416 9,06 EP D I/2 INCH IRON -1 PIPE MARKED I� RLS 9232 1- • �cJ 32 6 ou 4 2.33 o 7 LOT AREAS: (IN SQ. FT.) LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT 1 = 4,459 2 = 4,459 3 = 4,459 4 = 4,431 5 = 4,430 6 = 4,459 7 = 4,459 8 = 4,459 9 = 4,459 10 = 4,459 11 = 3,988 12 = 3,988 13 = 3,988 14 = 3,988 15 = 3,988 16 = 3,988 17 = 3,988 18 = 3,988 LOT 19 = 4,457 LOT 20 = 4,441 LOT 21 = 4,440 LOT 22 = 4,428 LOT 23 = 4,423 LOT 24 = 4,459 LOT 25 = 277,347 OUTLOT A = 48,147 OUTLOT B = 7,286 ROADWAY = 37,818 NEAL AVE. R/W = 2,201 TOTAL PARCEL AREA = 475,884 SQ.FT./ 10.92 ACRES 198537 SQ.FT. CALL BEFORE YOU DIG! Gopher State One CaII TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 COMMON DRIVEWAY EXISTING LEGAL DESCRIPTION: Parcel A: The North 720 feet of the West Half of the West Half of the Northwest Quarter of Section 20, Township 30 North, Range 20 West, Washington County, Minnesota. Except that part thereof conveyed to School District No. 55 by deed dated June 26, 1874, recorded July 30, 1874, in Book Z of Deeds, page 12. Parcel B: That part of the West Half of the West Half of the Northwest Quarter of Section 20, Township 30 North, Range 20 West, Washington County, Minnesota, described as follows: Commencing at the northwest corner of said Northwest Quarter; thence on an azimuth from north of 1 78 degrees 48 minutes 31 seconds, oriented to the Washington County Coordinate System, North Zone, along the west line of said Northwest Quarter, a distance of 720.18 feet to the south line of the North 720.00 feet of said West Half of the West Half; thence continuing on an azimuth of 178 degrees 48 minutes 31 seconds along said west line a distance of 67.00 feet; thence on an azimuth of 90 degrees 00 minutes 00 seconds a distance of 654.50 feet to the east line of said West Half of the West Half; thence on an azimuth of 358 degrees 51 minutes 04 seconds along said east line a distance of 66.07 feet to said south line of the North 720.00 feet; thence on an azimuth of 270 degrees 04 minutes 53 seconds along said south line a distance of 654.57 feet to the point of beginning. DEVELOPMENT DATA: CURRENT ZONING: AG PRESERVE PROPOSED ZONING: PUD TOTAL PARCEL AREA = 475,884 SQ.FT./ 10.92 ACRES, MORE OR LESS NEAL AVE. R/W = 2,201 SQ.FT. EXISTING WETLANDS = 53,721 SQ.FT. PROPOSED PUBLIC RIGHT OF WAY = 37,818 SQ. FT. PROPOSED RESIDENTIAL LOTS = 24 AVERAGE LOT AREA = 4,601 SQ. FT. TOTAL LOTS AREA = 110,436 SQ. FT. OPEN SPACE *EXISTING WETLANDS TO OHWL = 37,834 SQ.FT. PROPOSED LOTS AND PUBLIC ROADS = 141,066 SQ.FT. DRIVEWAYS BETWEEN LOTS AND R/W = 19,364 SQ.FT. PROPOSED PONDS TO HWL = 39,297 SQ.FT. TOTAL ABOVE = 237,561 TOTAL PROJECT AREA = 475,884 SQ.FT. 50% OPEN SPACE REQUIREMENT = 237,942 LEGEND: EMI IEPI ETI 2 0 0 lad 0 Co 0 0°r0 0or❑ O FOUND MONUMENT SET 1/2" IRON PIPE MARKED RLS NO. 25718 CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT SANITARY MANHOLE CATCH BASIN STORM DRAIN FLARED END SECTION STORM MANHOLE SURVEY NOTES: 00 0 0 WM 0 6-- IM@I 0 FIRE DEPT. CONNECTION HYDRANT CURB STOP WATER WELL WATER MANHOLE WATER METER POST INDICATOR VALVE WATER VALVE BOLLARD FLAG POLE MAIL BOX TRAFFIC SIGN UNKNOWN MANHOLE SOIL BORING TRAFFIC SIGNAL CONIFEROUS TREE DECIDUOUS TREE UE UTV OF UT ou UV IMPERVIOUS AREAS: TOTAL PARCEL AREA = 475,884 SQ.FT LESS WETLANDS AND NEAL AVE. R/W = 420,344 SQ.FT. BUILDINGS = 56,160 SQ.FT. DRIVEWAYS = 26,628 SQ.FT. ROADWAY = 21,815 SQ.FT. TOTAL = 104,603 SQ.FT. SURVEY (MOST ARE UNDER 50' HORIZONTAL) 24% AND ABOVE = ALL SLOPES ARE UNDER 24% UNDERGROUND ELECTRIC UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC UNDERGROUND TELEPHONE OVERHEAD UTILITY UNDERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN FENCE CURB [TYPICAL] GRAVEL SURFACE BITUMINOUS SURFACE . BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM NAD 1983. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER STATE ONE CALL LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER ENGINEERING 3. THERE MAY BE SOME UNDERGROUND UTILITIES; GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. 4. 2 FOOT CONTOURS SHOWN PER LIDAR CONTOUR DATA OBTAINED FROM THE DNR MNTOPO WEBSITE. NOT FIELD VERIFIED TYPICAL LOT/BUILDING LAYOUT REFER TO SITE PLAN FOR SPECIFIC LOT DETAILS AS LOT DIMENSIONS MAY VARY 7 7.747- 50.00 12 69.00 LOT = 3,988 SQ.FT. 97.00 24.00 LOT LINE BUILDING TYPE 53.33 BUILDING A 36.0 07 I T-L) 70.33 106.33 LOT LINE I -I FIFO CONTACT: INTEGRITY LAND DEVELOPMENT, INC. ATTN: TODD GANZ PHONE: 612-369-2747 tdganz@gmail.com COUNTY/CITY: NORTH 0 60 120 DATE REVISION 12-15-17 PRELIMINARY PLAT 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. Daniel L. Thurmes Registrati n Number: 25718 PROJECT LOCATION: 1 NEAL AVE. N. Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net CORNERSTONE LAND SURVEYING, INC. FILE NAME PROJECT NO. PRELIMINARY PLAT Si 0 0 t rc:°°3 SEEDING PER MNDO POND SEEDING PER MNDOT SPEC (SEE SWPPP2) EROSION BLANKET + + + + + + + + + + + + + + + + + + + + + + + T T + + + + + + + T + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +++++++++++ +++++++++++++++++++++ ++++++++++++ + + + + + + + + ++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++++++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++ + + + + + + + + + + + + + + ++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +++++++++++++++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + O'862 5l O'706 0 (S' l) OM + + + + + + + + + + + + O'869 51 O'b06 0 (TO OM \OTE: ALL DISTU3ED AREAS TO 3E SEEDED, VULCHED EETILIZED WITHI\ 7 DAYS OF SOUGH GADI\G. \0 C0\STUCTIO\ FE\ CE PLACEVE\T A\D ACTIVITY TO 3 EG I \ P 10 . TO S I LT ALL C0\CETE A\D ±IC OF LEGALLY OFF SITE. ALL CONS-RUCTIO\ SHALL CO THE CITY OF STILLWATEA 3Y CITY STAFF. SEDIVIE\T -RAC ACTIVITIES WILL SEEDING TO THE <ED 3E REV OVALS TO 3E DISPOSED FO D TO SP ECI EI CAT10 ACE SU3JECT TO I\ 0\ TO THE STREET E� VOVED 0\ A DAILY WILL \EED TO OCCUR SIGHT OF WAY. \ S OF SPECTIO\ OV CO\S-RUCTIO 3ASIS. 0\ \EAL AVE \UE, EXTE\DED f OOPBERLI�; STATE ONE /1114 CALL 800 2521 1 66 UTILITIES: CENTURYLINK (763) 712-5017 CENTERPOINT ENERGY (763) 323-2760 COMCAST (952) 607-4078 CONNEXUS ENERGY (763) 323-4268 GREAT RIVERS ENERGY (763) 445-5984 KOCH PIPELINE (952) 832-2684 (952) 807-4183 XCEL ENERGY (612) 526-4508 DATE REVISION HISTORY Comment1 Gomment2 Gomment3 Comment4 12/15/17 Comment5 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME 0'41\1DER MY DIRECT SUPERVISIO .+ ATI AM A DULY REG�IST ,• 'R�' `:'I NAL ENGINE r �j�� S OF THE �� NESOTA. Qva DATE REG. NO. RFC ENGINEERING, INC. Consulting Engineers 13635 Johnson Street Ham Lake, MN 55304 Telephone 763-862-8000 Fax 763-862-8042 HEIFORT HILLS ESTATE STILLWATER, MN GRADING, DRAINAGE AND EROSION CONTROL GRADING PLAN DWG: 1 708GRADING1 DATE: 12/15/17 JOB NUMBER: 1708 SHEET:C 8 OF 18 DESIGN BY: CSA DRAWN BY: CSA/ALW CHECKED BY: TPC FILE: 33-1 —147 K SOUTH TWIN 8 I1.28 28 I co 1 OAK—m 32 0 12 OA 22 0 LLI N p ▪ p rn n �I I• oo coopp < > o u H w • U 0 Z Q Z xzpz� LLN21 w w l7 p } LL LL Z E- w Q M L Q w ce 0 Z000000=Z °3 C°Ucc c°w°Z_ O 0 II II <E-cc 2 17 OA 24 OAK— . WIN OAK 19EACH 83 83 co 15 10 13 0 83 89 12 STATE DELLWOOD H/GyWq Y ou_ ROAO �. -- ��7//// /////// LD TAG1241 89,D 3391 SB='�t0''57 E 456.00 90 0,o° 33g5 ,---33gq 902 898 0 co r • v, 5 0 N 6 8 f /- -I f- - f f L_ E' / / / \ f /r / fif lir 7 3368 3370 3366 _3360--] 33 g�378 3369 653.99 q5 N89°04 32"W \ 32g6 0u • , • t41 ■ ■ • LEGEND: • FOUND MONUMENT 0 I rvI AO IEMI IEPI IETI GI I ITPI co SET 1 /2" IRON PIPE MARKED RLS NO. 25718 CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT 0 SANITARY MANHOLE CATCH BASIN STORM DRAIN FLARED END SECTION O STORM MANHOLE II II: or or FIRE DEPT. CONNECTION HYDRANT CURB STOP WATER WELL WATER MANHOLE WATER METER POST INDICATOR VALVE WATER VALVE BOLLARD FLAG POLE MAIL BOX TRAFFIC SIGN UNKNOWN MANHOLE SOIL BORING TRAFFIC SIGNAL CONIFEROUS TREE DECIDUOUS TREE UE UTV UE UT ou uG UNDERGROUND ELECTRIC UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC UNDERGROUND TELEPHONE OVERHEAD UTILITY UNDERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN FENCE CURB [TYPICAL] CALL BEFORE YOU DIG! Gopher State One CaII TWIN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 SURVEY NOTES: CONCRETE SURFACE BITUMINOUS SURFACE 1 . BEARINGS ARE BASED ON THE WASHINGTON COUNTY COORDINATE SYSTEM NAD 1983. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER STATE ONE CALL LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER ENGINEERING DEPARTMENT. 3. THERE MAY BE SOME UNDERGROUND UTILITIES; GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. 4. 2 FOOT CONTOURS SHOWN PER LIDAR CONTOUR DATA OBTAINED FROM THE DNR MNTOPO WEBSITE. NOT FIELD VERIFIED TREE CANOPY: DENOTES EXISTING TREE CANOPY BASED ON AIR PHOTO PROVIDED BY WASHINGTON COUNTY SURVEYORS OFFICE. DENOTES PROPOSED TREE CANOPY REMOVAL. EXISTING CANOPY AREA = 1 38,444 SQ.FT. PROPOSED REMOVAL = 59,402 SQ.FT. HEIFORT I --I I I S E STAT E CONTACT: INTEGRITY LAND DEVELOPMENT, INC. ATTN: TODD GANZ PHONE: 612-369-2747 tdganz@gmail.com COUNTY/CITY: WASI—I I NGTON CO U C•TY OF S I 1 I LWAT E R NORTH 0 60 120 REVISIONS: DATE REVISION 12-15-17 PRELIMINARY PLAT 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. Daniel L. Thurmes Registratimn Number: 25718 Date: 12-15-17 PROJECT LOCATION: l l NEAL AVE_ N. PID#2003020220017 PID#2003020220016 Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net CORNERSTONE LAND SURVEYING, INC. FILE NAME PROJECT NO. SURVB0001 BOO17001A TREE CANOPY AREA PLAN L3 O'868 Jl O't06 0 (S'l) OM 0 0 0 0 0 0 0 0 0 0 O 0 O 0 O'868 Jl O'1706 0 (S' L) OM HOUSE GARAGE ca. HOUSE GARAGE 0 coo NOTES: 1. REQUIRED TREES: — 48 PER POD ORDINANCE — 21 PER DNR SHORELAND ORDINANCE 2. REFER TO GRADING & EROSION CONTROL PLAN FOR APPLICABLE SITE GRADING, DE —COMPACTION, SCARIFYING, AND RESTORATION NOTES. 3. REFER TO DETAIL PLANS FOR TREE AND SHRUB INSTALLATIONS. 4. CLEAR, GRUB AND DISPOSE OF ALL NOXIOUS SPECIES WITHIN THE HEIFORT POND BUFFER. RESTORE BUFFER PLANTINGS WITH NATIVE SEED MIX (MN/DOT MIXTURE 34-261). 5. TREAT SMALL BUCKTHORN SEEDLINGS BY HAND PULLING. TREAT LARGER BUCKTHORN SAPLINGS AND SHRUBS BY CUTTING AND TREATING STUIVP WITH HERBICIDE SUCH AS GLYPHOSATE OR TRICLOPYR. 6. SPOT TREAT REED CANARY GRASS NEAR WETLANDS WITH HERBICIDE SUCH AS GLYPHOSATE OR WITH SETHOXYDIM OR FLU OZ I FAP, WHILE PROTECTING NATIVE SPECIES. SYMBOL LEGEND & PLANTING SCHEDULE COMMON NAME BOTANICAL NAME TOTAL PLANTINGS SIZE AT PLANTING SPRUCE, BLACK HILLS PICEA GLAUCA DENSATA 18 6' OraMALUS 40 CRABAPPLE SNOW SPRING SNOW 12 11/2" MIN CALIPER a OAK, NORTHERN RED QUERCUS RUBRA 7 21/2" MAPLE, SUGAR ACER SACCHARUM BAILSTA 10 21/2" 0 LINDEN, GREENSPIRE TILIA CORDATA GREENSHPIRE 60 21/2" WIEGELEA, RED PRINCE WIEGELEA RED PRINCE 48 3GAL. DWARF BURNING BUSH EUONYMUS ALATUS COMPACTUS 72 3GAL. o CONCORD BARBERRY BERBERIS THUNERGII 96 3GAL. DAY LI LY HEMEROCALLIS STELLA DE ORO 96 1 GAL.. UTILITIES: GOPHER A; STATE ONE RI CALL 800 2521 1 66 CENTURYLINK (763) 712-5017 CENTERPOINT ENERGY (763) 323-2760 COMCAST (952) 607-4078 CONNEXUS ENERGY (763) 323-4268 GREAT RIVERS ENERGY (763) 445-5984 KOCH PIPELINE (952) 832-2684 (952) 807-4183 XCEL ENERGY (612) 526-4508 DATE REVISION HISTORY Comment1 Comment2 Comment3 Comment4 12/15/17 Comment5 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME ,0-DER MY DIRECT SUPERVISIO .+`i1 1 AM A DULY REG�IST �+ 'R'`:'NAL ENGINE�6iRr �j�� .7: S OF THE ,L0 NESOTA. Q0 DATE REG. NO. RFC ENGINEERING, INC. Consulting Engineers 13635 Johnson Street Ham Lake, MN 55304 Telephone 763-862-8000 Fax 763-862-8042 HEIFORT HILLS ESTATE STILLWATER, MN LANDSCAPE PLAN LANDSCAPE PLAN DWG: 1708LANDSCAPE1 DATE: 12/15/17 JOB NUMBER: 1708 SHEET:C 6 OF 18 DESIGN BY: CSA DRAWN BY: CSA/ALW CHECKED BY: TPC FILE: 33-1 —145 fflwater H E 6. R T H P 1.. A C E fl F MINNFSOITA PLANNING REPORT MEETING DATE: January 10, 2018 CASE NO.: 2017-68 APPLICANT: Michael McGrath, DBA 1815 Greeley, LLC, property owner REQUEST: Request for a Zoning Text Amendment (ZAT) to allow for limited retail uses to be located in the BP - I Business Park Industrial Zoning District by Special Use Permit ZONING: BP - I Business Park Industrial COMP PLAN DISTRICT: I - Industrial PREPARED BY: Erik Olson -Williams, Zoning Administrator/Assistant Planner APPLICANT REQUEST Michael McGrath, doing business as 1815 Greeley, LLC, has applied for a Zoning Text Amendment (ZAT) to allow for limited retail uses to be permitted by Special Use Permit in the BP - I Business Park Industrial zoning district. If the Zoning Text Amendment were approved, he would then proceed with the Special Use Permit process for the Commission's consideration of a retail store not exceeding 10% of the total floor area of the existing building he owns, located at 1815 Greeley Street South. While the applicant has provided a specific plan for the future use of the aforementioned parcel, this is not for the Commission's consideration at this time. The application before the Commission is whether or not limited retail uses should be permitted by Special Use Permit on all BP - I Business Park Industrial zoned parcels. APPLICABLE REGULATIONS Municipal Code Section 31-205, Zoning Map and Zoning Text Amendment, indicates amendments may be made when: ■ Public necessity, general community welfare and good zoning practice permit the amendment; and ■ The proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. STAFF ANALYSIS Existing Zoning Code Provision In determining whether a proposed use will fit within a zoning district, the Commission should first be aware that the proposed use will need to conform to all provisions of the underlying BP - I Business Park Industrial zoning district. It should additionally be noted that as the applicant has proposed retail uses to be permitted by Special Use Permit, this would allow for individual review of each new retail space in a Planning Commission public hearing prior to the approval of the new development. Therefore, if the ZAT was approved, the Commission would still have site -specific development review and opportunities for public input would occur. The BP - I Industrial Zoning District is a commercial district which currently allows for only retail sales of products manufactured on -site by Special Use Permit. Permitted uses in this district are intentionally limited. Aside from uses of an industrial nature, only general, financial and medical offices are permitted within the BP - I Zoning District. In addition to retail sales of products manufactured on -site, cultural amenities and government facilities are allowed by Special Use Permit. Many of the City's commercial zoning districts, such as the General Commercial (CA), Central Business District (CBD), and Business Park - Commercial (BP - C) Zoning Districts allow for most forms of retail. Approximately 6.5% of the City's land area is currently occupied by commercial uses compatible with these Zoning Districts. Comprehensive Plan: Land Use and Density The purpose of the Comprehensive Plan Chapter 2, Land Use, is to "designate lands appropriately located for a range of residential uses, neighborhood, commercial, light industrial, parks and open spaces on the land use map." Per this chapter of the Comprehensive Plan, areas guided for Industrial use are not intended to be used for retail purposes. Land Use also indicates that industrial uses make up only 0.40% of the City's land. Hastings and Anoka, two cities used as comparables by the Comprehensive Plan, have approximately 4.40% and 11.40% of their lands dedicated to industrial uses, respectively. So, the loss of any of the industrially used space is significant. That said, if only 10% of the building space in an industrial property is converted to a retail use, the property is still predominantly industrial. PROPOSED TEXT AMENDMENT Sec. 31-325. - Allowable uses in non-residential districts ALLOWABLE USES ZONING DISTRICTS CA CBD VC BP-C BP-0 BP -I CRD PA PWFD PROS Retail space of no greater than 10% of the total building area SUP Case No. 2017-32 CPC: 08/09/2017 Page 2 of 3 ALTERNATIVES, FINDINGS, AND RECOMMENDATION The Planning Commission has the following options available to them: 1. Recommend that the City Council approve Zoning Text Amendment 2017-68 allowing for retail space of no greater than 10% of the total building area in the BP - I Industrial Zoning District. 2. Recommend that the City Council deny the requested ordinance amendment. 3. Table consideration for more information. Staff finds that the preservation of industrial -zoned properties for industrial use is in the public interest, but that allowing retail space of no greater than 10% of an industrial building's total area would not significantly change the nature of the industrial building. Additionally, staff finds that allowing limited retail of this nature would help to satisfy a demand for retail space while still preserving the majority of industrial -zoned properties for industrial use. Staff further finds the proposed 2017-68 zoning text amendment is not in general conflict with the principles, policies, and land use designations set forth in the comprehensive plan. Therefore, staff would recommend the Planning Commission forward a recommendation of approval to the City Council. ATTACHMENTS Zoning Map Applicant Narrative Request Case No. 2017-32 CPC: 08/09/2017 Page 3 of 3 Zoning DistrictAP: Agricultural PreservationLR: Lakeshore ResidentialCTR: Cove Traditional ResidentialRA: One Family ResidentialTR: Traditional ResidentialCCR: Cove Cottage ResidentialRB: Two Family ResidentialCR: Cottage ResidentialTH: Townhouse ResidentialCTHR: Cove Townhouse ResidentialRCM: Medium Density ResidentialRCH: High Density ResidentialCBD: Central Business DistrictVC: Village CommercialCA: CommercialBPC: Business Park CommercialBPO: Busness Park OfficeBPI: Business Park IndustrialCRD: Campus Research DevelopmentPA: Public AdministrationPWF: Public Works FacilityPROS: Parks, Recreation and Open Space 1,000 0 1,000 2,000500 Feet µ Surface WaterLakesRivers Urban FeaturesMunicipal BoundaryRoad CenterlineROW July, 2017 COUNTY ROAD 64 80TH 77TH STREET NORTH 7 5 T H S T R E E T N O R T H EBEN COURTC S A H 1 5 E B E N W A Y E B E N C O U R T GREENEBEN E B E N C O U R T R O A D R E U N I O N S T A P L E S P L WAYGADIENT S A W Y E R P L A C E D E L A N O W A Y D E L A N O C O U R T BERGMANN DR D R I V E B E R G M A N N T I M B E R W A Y T R A I L JUDD DDUJ T AR I L C S A H 1 5 C S A H 1 5 C S A H 1 5 P L A C E S T A L O C H 62ND STREET NORTH SETTLERS AVEGREEN M C D O U G A L BARONS WAY R O A D R E U N I O N I L O W A YBOULEVARD L E G E N D A V E N U E S E T T L E R S DELANO DR R O AD R U T H E R F O R D R U T H E R F O R D B L V D . P I O N E E R ROAD R U T GREENFIELDSSUMMER PI O N E E R P L A C E PLACEPIONEER LIB E R T Y PARK WAY GREENFARM HILL W A Y H O M E W A R D AVE HERITAGE W A Y H O M E W A R D S T R E E T NORTH M E L VIL L E COURT NORTH 75TH STREET NORTH C S A H 1 2 C S A H 1 5 S C H O O L H O U S E C I R C L E P A R K W A Y PIONEER HERITAGE CT H E R I T A G E C T GREEN HOMESTEAD GREEN KINSHIP LIBERTY A D E L I N E TRAIL N E W M A N T R A I L N E W M A N HERITAGE CTAVENUE G R E E N L I B E R T Y P L A C EHARVESTGREENCOUNTRYROAD TENDING GREEN P L A N T I N G GREEN C O U N T R Y S E T T L E R 'S W A Y E N G L A N D PLACE S E T T L E R 'S W A Y LIBERTY P A R K W A Y T A L L P I N E T R A I L LIBERTY AVENUE M A N N I N G A V E N U E M A N N I N G A V E N U E M A N N I N G A V E N U E M A R Y L A N E A V E N U E N O R T H MCKUSICK ROAD NORTHCOUNTY ROAD 64 M A N N I N G A V E N U E N O R T H C S A H 1 5 C S A H 1 5 NORTHSTREET80TH 7 7 T H M A N N I N G A V E N U E N O R T H C S A H 1 5 C S A H 1 5 77TH STREET C O U R T N O R T H 87TH ST NO 8 7 T H S T C S A H 1 5 M A N N I N G A V E N U E N O R T H C I R C L E N O M A N N I N G A V E N U E N O R T H N O R T H F O U R T H S T R E E T N O R T H T H I R D S T R E E T N O R T H S E C O N D S T R E E T L A U R E L S T R E E T N O R T H E V E R E T T S T R E E T S T A T E H W Y 9 5 L A U R E L BOUTWELL ROAD NORTH L A N E T U E N G E D R I V E O X B O R O A V E N U E N O R T H O R E N A V E N U E N O R T H C S A H 2 4 S O U T H H O L C O M B E S T R E E T S T A G E C O A C H T R A I L N O R T H P E A B O D Y A V E N U E N O R T H C S A H 2 3 S T A T E H I G H W A Y 9 5 N O R T H W E S T E R N A V E N U E STATE HIGHWAY 36 60TH STREET NORTHSTATE HIGHWAY 36 WEST FRONTAGE ROAD 60TH STREET NORTH STATE HIGHWAY 36 60TH STREET NORTH STATE HIGHWAY 36 WEST FRONTAGE ROAD 60TH STREET NORTH 60TH STREET NORTH STATE HIGHWAY 36 P A N A M A A V E S T A T E H I G H W A YPAUL 60TH STREET NORTH STATE HIGHWAY 36 60TH STREET NORTH 60TH STREET NORTH A V E N U E P E L L E R WEST RICE STREET WEST OAK STREET WEST WILLARD STREET WEST PINE STREET N O R T H H A R R I E T S T R E E T WEST ABBOTT STREET SHELTON DRIVE DRIVE WEST ORLEANS STREET H A R R I E T WEST ANDERSON STREET WEST CHURCHILL STREET S O U T H G R E E L E Y S T R E E T S O U T H M A R T H A S T R E E T S T I L L W A T E R B O U L E V A R D N O R T H C O U R T CROIXWOOD N I G H T I N G A L E B O U L E V A R D N O R T H L A N D A V E N U E W A S H IN G T O N SADDLE CTB R E W E R S L N LANEBREWERS DRIVE LONG LAKE C O U R T NIGHTINGALE NORTH STREET 62ND WILDPINES LANE L A N E P A R K W O O D P A R K W O O D HIDDEN SUNRISE COURT V A L L E Y H I D D E N LANE VALLEY S U N R I S E COUNTRYSIDE CT L A N E S U N R I S E A V E N U E P I N E H U R S T STREET C O T T A G E D R I V E COTTAGE DRIVE HIDDEN V A L L E Y L A N E E V E R G R E E N C O U R T K N O L L W O O D C O U R T BOULEVARD WEST ORLEANS STREET CURVE CREST BOULEVARD TOWER DRIVE W A S H I N G T O N S T I L L W A T E R B O U L E V A R D N O R T H C S A H 5 M A R K E T D R I V E M A R K E T D R I V E CURVE CREST B L V D C S A H 5 S T I L L W A T E R B O U L E V A R D N O R T H A U TU M N WAY W I L D C R E S T L A N E I C E R O S E L A N E L A N E W O O D R I D G E M A R I N E C I R C L EMARINECIRCLE N O R T H L A N D C T N O R T H L A N D A V E N U E G R E E N M E A D O W C T H I L L S I D E N I G H T I N G A L E C S A H 5 H I D D E N N I G H T I N G A L E B O U L E V A R D B L V D H I D D E N V A L L E Y L A N E S U N R I S E A V E N U E S T I L L W A T E R B L V D N O R T H V A L L E Y L N COURT R A I N B O W O R L E A N S C T VICTORIA COURTWESTRIDGE C I R C L E E A S T R I D G E C O U R TSHELTON DRIVE M O R N I N G S I D E R O A D L I N S O N C I R WEST ORLEANS STREET S O U T H G R E E L E Y S T R E E T E V E R E T T CURVE C R E S T B L V D WEST ANDERSON ST S O U T H E V E R E T T S T R E E T S O U T H E V E R E T T S T R E E T S O U T H G R E E L E Y S T R E E T S G R E E L E Y S T C O U N T Y R O A D 6 6 C O U N T Y R O A D 6 6 LAKE STREET HANCOCK STREET P I N E T R E E TRAIL DRIVING PARK R O A D SURREY L A N E P A D D O C K C I R C L E DRIVING PARK R O A D B E N S O N B O U L E V A R D E A S T WEST ORLEANS STREET L Y DIA C IR C L E GIL B E R T C T B E N S O N B L V D W E S T H I G H L A N D R O A D HIGHLAND C T H I G H L A N D R O A D B E N S O N B O U L E V A R D W E S T C U R V E C R E S T B O U L E V A R D TOWER DRIVE A V E N U E A V E N U E N O R T H W E S T E R N A V E N U E I N D U S T R I A L B O U L E V A R D I N D U S T R I A L B L V D W E S T O R L E A N S S T TROTTER CT T E R R A C E BOULEVARD CROIXWOOD A V E N U E E D G E W O O D DRIFTWOOD LANE C S A H 5 O A K R I D G E B O U T W E L L C O U R T MALLARDCOURT W I L D W O O D C T INTERLACHEN WAY COURT P I N E R I D G E L A N E B A Y B E R R Y AVENUE INTERLACHEN DRIVE A V E N U E M A R Y K N O L L LANE C O T T O N W O O D D R I V E B A Y B E R R Y H A W T H O R N E C O U R T INTERLACHEN DRIVE E D G E W O O D OAK RIDGE A V E N U E COURT DRIVE CT R O A D ROAD P L A C E L A N E D R I V E F A I R M E A D O W S OAK RIDGE D A R R E L L L A U R I E H A N S O N R O A D D U N D E E CRESTW OOD F A I R M E A D O W S L A U R I E C O U R T D A R R E L L C TM A R Y K N O L L D R I V E CSAH 12 CSAH 12 STREET NORTH B O U T W E L L P L A C E INTERLACHEN W A Y I N T E R L A C H E N W A Y BAYBERRYA V E B A Y B E R R Y C O U R T A V E WEST MYRTLE STREET B O U T W E L L R O A D N O R T H 75TH M I N A R M I N A R A V E N O M I N A R A V E N U E N O R T H C S A H 1 2 STREET NORTH 7 2 N D MID O A K S A V E N U E N O R T H A V E N U E N O R T H L A N D I N T E R L A C H E N C T A V E N U E A V E N U E N O R T H L A N D F A I R L A W N N O R T H L A N D CROIXWOOD PLACE SKYVIEW COURT L A N E F A I R L A W N E D G E W O O D INTERLACHEN DRIVE T A M A R A C K C O U R T CROIXWOOD BOULEVARD A V E N U E STREET C E N T E R STREETNORTH C E N T E R S T S T R E E T S O U T H S O U T H C E N T E R S T R E E T WEST WILLARD STREET WEST PINE STREET M E A D O W L A R K D R S H E R B U R N E S T R E E T S O U T H S H E R B U R N E S T R E E T S O U T H O W E N S S T R E E T N O R T H O W E N S S T R E E T N O R T H O W E N S S T R E E T S O U T H G R E E L E Y S T R E E T N O R T H G R E E L E Y S T R E E T N O R T H G R E E L E Y S T R E E T S O U T H W I L L I A M S T R E E T N O R T H W I L L I A M S T R E E T N O R T H W I L L I A M S T S O U T H M A R T H A S T R E E T N O R T H M A R T H A S T R E E T N O R T H E V E R E T T S T R E E T WEST LAUREL STREET CHERRY STREET WEST MULBERRY NORTH STREET WEST RICE STREET WEST MYRTLE STREET WEST WEST RAMSEY STREET WEST OLIVE ST WEST OLIVE WEST OAK STREET WEST OAK STREET WEST RICE ST N O R T H S H E R B U R N E S T R E E T ST WEST STREET LINDEN STREET C S A H 12 C S A H 5 C S A H 5 C S A H 5 S S T O W E N L A K E D R I V E P I N E T R E E T R A I L MYRTLE RAMSEYBRICK G R O V E E A G L E R I D G E T R A I L S McK U SIC K LN MEADOWLARK DRIVE R O B I N L A N E LINDENWEST E C H O E C H O L A N E L O O K O U T S T SUNNYSLOPE LANE D R I V E LOOKOUT STREET B I R C H W O O D L A N E D E E R P A T H DEER D E E R P A T H P A T H C O U R T C S A H 5 PLACE ROAD C S A H WILLARD WEST STREET WEST OAK ST OAK STREET WEST PINE WEST WEST OLIVE STREET CSAH 5 S O U T H S T R E E T S T R E E T S O U T H S O U T H B R I C K S T R E E T S O U T H G R O V E S T R E E T WEST S T R E E T H E M L O C K S O U T H S O U T H S E E L E Y S T R E E T T R E E P I N E T R A I L S O A K E S S T S W E S T S T S O A K E S S T WEST PIN E T R E E T R A I L CSAH 12 CSAH 12 WEST MYRTLE STREET 5 M Y R T L E W O O D C O U R T STREET STERLING WAY ALLEY S O U T H H O L C O M B E S T R E E T S O U T H S E V E N T H S T R E E T A V E N U E UPPER 61ST ST N STREET S T A T E H I G H W A Y 9 5 S T A T E H I G H W A Y 3 6 64TH STREET NORTH 63RD STREET NORTH 62ND STREET UPPER 63RD STREET NORTH B E A C H R O A D P A R I S A V E N U E N O R T H E. HUDSON ST NORTH HUBERTSTREET STATE HIG H W AY S 36 & 95 C S A H 2 3 61ST A V E N U E N O R T H L O O K O U T T R A I L N O R T H L O O K O U T T R A I L N O R T H S T A T E H I G H W A Y 3 6 P E A B O D Y A V E N UPPER 61ST STREET NORTH P A R I S A V E N U E P A N A M A A V E N U E N O R T H O Z A R K A V E N P E A C A N A V E N U E N O R T H S E C O N D A V E S HIL L C R E S T D RIV E T H I R D STREETORLEANS M A I N S T R E E T T R A I L L O O K O U T N O R T H A V E N U E S O U T H S T A T E H I G H W A Y S 3 6 & 9 5 T H I R D A V E N U E S O U T H STREET EAST ORLEANS STREET EASTNORTHSTREET65THC S A H 23 N O R T H F O U R T H A V E N U E S O U T H F O U R T H A V E N U E S O U T H S O U T H A V E N U E F I F T H A V E N U E S O U T H EAST ST LOUIS STREET F I F T H S I X T H A V E N U E S O U T H EAST BURLINGTON STREET STREETDUBUQUEEASTSIXTHFIRST S O U T H S T R E E T F I R S T S O U T H D R I V E S O U T H H A R R I E T S T R E E T OREN AVE CRT N S O U T H H A R R I E T S T R E E T WEST CHURCHILL STREET WEST HANCOCK STREET 63RD STREET NORTH O S G O O D A V E N U E N O R T H ST CROIX STREET WEST ORLEANS STREET 62ND STREET NORTH O S G O O D A V E N U E N O R T H C S A H 2 4 O X B O R O A V E N MILLARD STREET M E R I D I A N S T O S M A N A V E N U E N O R T H C S A H 24 65TH STREET NORTH S O U T H S I X T H S T R E E T S O U T H S I X T H S O U T H F I F T H S T R E E T S O U T H F I F T H WEST MARSH STREET EAST C S A H 2 3 EAST S O U T H F O U R T H S T R E E T S O U T H F O U R T H S O U T H T H I R D S T R E E T S O U T H T H I R D S T R E E T S O U T H S E C O N D S T R E E T S O U T H S E C O N D EAST CHURCHILL STREET EAST HANCOCK STREET 62ND STREET NORTH 64TH ST N MARSH BURLINGTON STREET 3 6 N O R T H NORTH S T C R O IX T R AIL N O R T H E L O C U S T S T I N T E R S T A T E H I G H W A Y B R I D G E S O U T H M A I N S T R E E T S T A T E H I G H W A Y S 9 5 & 3 6 S O U T H S T R E E T W E S T M Y R T L E S T R E E T E A S T M Y R T L E S T R E E T E A S T C H E S T N U T S T WEST WILLARD STREET W E S T L O C U S T S T R E E T S O U T H T H I R D S T R E E T E A S T P I N E S T R E E T S O U T H S E C O N D S T R E E T S O U T H F I F I T H S T R E E T S O U T H S I X T H S T S O U T H S E C O N D S T R E E T S O U T H F I F T H S T R E E T S O U T H S I X T H S T R E E T W E S T C H E S T N U T S T R E E T W E S T M U L B E R R Y S T R E E T W E S T L I N D E N S T R E E T W E S T E A S T C H E R R Y S T R E E T W E S T W E S T P I N E S T R E E T O L I V E S T R E E T S T A T E H W Y 9 5 S T A T E H I G H W A Y S 9 5 & 3 6 S O U T H H A R R I E T S T R E E T H A R R I E T S T S S O U T H H O L C O M B E S T R E E T S T R E E T STREET C S A H 2 3 N E L S O N S T SOUTH S O M A I N S T N O R T H M A I N S T R E E T S O U T H W A T E R S T R E E T A L L E Y C O M M E R C I A L A V E N U E N O R T H W A T E R S T R E E T S O U N I O N S T R A M S E Y S T W E S T W A L N U T S T R E E T A L L E Y E A S T L I N D E N S T R E E T E A S T M U L B E R R Y S T R E E T A L L E Y N O R T H T H I R D S T R E E T C S A H 2 3 S O U T H F O U R T H S T R E E T C S A H 2 3 B U R L I N G T O N N O R T H E R N R A I L R O A D B U R L I N G T O N W E S T C H E R R Y N O R T H F I F T H S T R E E T J E A N N I E S T R E E T U N I O N A L L E Y N E L S O N A L L E Y M Y R T L E S T R E E T H O L C O M B E S T N O R T H W A T E R S T S T R E E T S T R E E T W E S T O A K S T R E E T E O L I V E S T C S A H 2 3 E A S T W A L N U T S T R E E T S T A T E H W Y 3 6 N E L S O N S T R E E T MAIN STREETS O U T H B R O A D W A Y S T R E E T EAST WILLARD STREET S T R E E T S T R E E T WEST HICKORY STREET STREET STREET AVENUE AVENUE STREET R O A D ST O N E B RID G E T R AIL N O R T H McKUSICK ROAD L E C U Y E R C I R MCKUSICK McKUSICK ROAD COUNTY ROAD 64 EAGLE RIDGE TRAIL L E C U Y E RLECUYER E A G L E R I D G EEAGLE R I D G E C O U R T E A G L E R I D G E T H O R E N E P L A C E DRIVE V A N T A S S E L C O U R T N E A L A V E N U E N O R T H TASSEL VAN C R E S E N T C I R C L E C O U R T DRIVE EAGLE N E A L A V E N U E N O R T H WALNUT CREEK DRIVE TRAIL EAGLE T R A I L E A G L E R I D G E P L A C E RIDGE EAGLE RIDGE LANE RIDGE BOUTWELL ROAD NORTH N E W B E R R Y C O U R T N O R T H WILDWOOD L A N E NORTH MCKUSICK ROAD NORTH M O R G A N A V E N U E N O R T H STREET CREEKSIDE C I R C L E C R E E K C R E E K S I D E C R O S S I N G CT MINAR LANE NORTH N O R T H A V E N U E N O R T H M I N A R BOUTWELL ROAD NORTH S I D E EAGLE RIDGE TR N E A L A V E N U E N O R T H COURT KALLIE T R A I L O L D S T O N E B R I D G ETRAIL HICKORY STREET N O R T H ELM STREET WEST MAPLE STREET WEST ELM STREET WEST ASPEN STREET N O R T H M A R T H A S T R E E T E V E R E T T S T R E E T WEST N O R T H N O R T H W I L L I A M S T R E E T O W E N S S T R E E T C S A H 5 C S A H 5 WEST M E A D O W V I E W D R STREETSYCAMORESTREET N O R T H C E N T E R S T R E E T WEST AVENUE WEST A V E N U EST WEST N O R T H O W E N S S T R E E T CROIX C S A H 5 WEST ST CROIX AVENUE N O R T H C A R N E L I A N S T R E E T STILLWATER N O R T H W I L L I A M S T R E E T POPLAR STREETWEST WEST WEST STILLWATERWEST N O R T H M A R T H A S T R E E T WILKINS WEST MOORE SYCAMORE ST CROIX M c K U S I C K R O A D D RIV E JO H N S O N AM U NDSO N L A N E AMUNDSON PL AMUNDSON A M U N D S O N D R I V E AMUNDSON COURT CIRCLE A M U N D S O N D R I V E COUNTY ROAD 64 C O U N T Y R O A D 6 4 C S A H 5 N O R T H L A N E ROAD MCKUSICK DALLAGER COURT C I R C L E TOWNE COUNTY ROAD 64 M c K U S I C K R O A D A M U N D S O N D R I V E A M U N D S O N D R I V E FISCHER CIRCLE G R E E N T W I G W A Y S T O N E B RID G E T R AIL N O R T H O L D S T O N E B R I D G E WEST ST. CROIX AVENUE N E A L A V E N U E N O R T H H E I F O R T C O U R T O A K G L E N T R A I L OAK GLEN LANE SWENSON STREET DRIVE O A K G L E N T R A I L O A K G L E N T R A I L O A K G L E N D R I V E O A K G L E N D R I V E OAK GLEN CT O A K G L E N OAK GLEN O A K G L E N P L C I R C L E CRESCENT GLEN OAK N E A L A V E N U E N O R T H C O U R T O A K H I L L HAZEL STREET H A Z E L C O U R T D E L L W O O D R O A D N O R T H S T A T E HIGH WAY A V E N U E N O R T H JOHNSON J O H N S O N D R I V E COURT DELLWOOD ROAD NORTH N O R E L L A V E N U E N O R T H S T O N E B R I D G E T R A I L N O R T H C O R D 5 5 C S A H 5 C S A H 5 C S A H 5 STATE HIGHWAY 96 OAKHILL COURT NORTH N O R T H F I F T H S T N O R T H F O U R T H S T R E E T N B R O A D W A Y S T WEST ASPEN STREET EAST ASPEN STREET N O R T H S E C O N D WEST ELM STREET EAST ELM STREET N O R T H F I R S T S T R E E T N O R T H B R O A D W A Y S T S C H O O L S T R E E T E A S T L A U R E L S T R E E T S T R E E T M A P L E S T R E E TNORTH F I F T H S T R E E T N O R T H M A I N S T R E E T S T A T E H W Y 9 5 R A I L R O A D N O R T H E R NWEST F O U R T H S T R E E T N O R T H R I V E R V I E W POPLAR STREETWEST N O R T H S E C O N D S T R E E T N O R T H F I R S T RIVER HEIGHTS DRIVE E POPLAR STREET RIDGE LANE DRIVE E SYCAMORE STEAST SYCAMORE ST D R I V E EAST ST CROIX AVENUE WEST STILLWATER AVE EAST STILLWATER AVENUE WEST WILKINS STREET EAST WILKINS STREET N O R T H B R O A D W A Y T H I R D S T R E E T N O R T H F O U R T H S T R E E T N O R T H S E C O N D S T R E E T N O R T H F I R S T S T R E E T N O R T H M A I N S T S T A T E H W Y 9 5 N O R T H S T R E E T 9 5 H W Y S T A T E S T R E E T N O R T H M A I N N O R T H A L L E Y 96 DELLWOOD ROAD NORTH STATE HIGHWAY96 O R W E L L COURT N O R W E L L C O U R T N F AIR Y F A L L S R O A D C S A H 1 1 C S A H 1 1 N T H I R D S T S E C O N D S T R E E T L A K E S T R E E T EAST ALDER ST N B R O A D W A Y S T 9 5 H W Y EAST WILLOW EAST HAZEL STREET E ALDER ST S C H U L E N B U R G A L L E Y D R I V E L A K E S I D E D R I V E L A K E S I D E STREET EAST HAZEL ST H W Y 9 5 S T A T E B O O M R O A D N O R T H F I R S T S T R E E T P O N D V I E W L A N E LANE ABERCROMBIE W E B S T E R C O U R T M A C E Y W A Y MACEY WAY M OR G AN AVE N N E N A NE N A C T . D R I V E M A C E Y C T C U R V E C R E S T B O U L E V A R D N W I L L I A M S AT W O O D C I R A B E R C R O M B I E L A N E A T W O O D L A N E ATWOODLANE M A C E Y W A Y L I B E R T Y C T WILLARD S A M B L O O M E R W A Y PINE HOLLO W GRNPINE H O L L O W P L NEW QUARRY LN R I V E R C R E S T L N A T W O O D C T W HITE R I C K Y L A N E WHITE PINE WAY WHITE PINE WAY L A N E C O U R T L O W E L L CIR C LE C I R C L E LANE C I R C L E WAY PINE P R I V . D R . 9 P R I V . D R . 1 5PRIV. D R . 1 4PRIV. D R . 1 3 P R I V . D R . 1 2 PRIV. DR. 11 PRIV. DR. 10 P R I V . D R . 9 P R I V . D R . 8 P R I V . D R . 7 P R I V . D R . 6 P R I V . D R . 5 P R I V . D R .1 PRIV. DR. 4 PRIV. DR. 3 PRIV. DR. 2 M IL L B R O O K M I L L B R O O K W H I T E L O W E L L C O U R T W H I T E P I N EMILLBROOK WHITE PINE WAY M A U R E E N M AU RE EN WAY SUMMER 72ND STREET NORTHHERFO R D R D . FIELDS CT M A R T H A S T S E V E R E T T S T S PARK PL McKUSICK ROAD COUNTY RD 64 M O N T E R E Y C O U R T MACEY PLACE PINE COURT SUMMIT LANE S U M M I T C O U R T WRIGHT S T R E E T MARQUEE COURT HILL CRT POND CIR 3 3 7 5 1124 1 2 7 0 3 3 2 8 1 4 7 470 12323 12345 12360 12300 3 4 3 9 3 3 2 5 345 385 419 423 35263532 5 6 5 12054 5 6 4 3 5 2 1 535 545 5 6 5550673 540657 530641 352735333539 3 5 4 3 3 5 4 9 3 6 0 5 3 6 1 5 3 6 2 5 3 6 3 5 3 6 4 536553665 3675 674 662 650 638 1012 1024 1032 1036 10421048 10541060 1066 1072 1 0 7 8 3393 3 3 8 9 3 3 8 3 3 3 9 0 3 3 8 4 1210 12201230 1240 1250 1 2 6 0 12239 6713 3 4 5 1 3 4 8 9 3 4 5 4 3 4 9 0 3 4 6 3 3 4 3 6 3 4 6 0 3401 3411 3421 3431 3441 3451 3461 3471 3402 3412 3422 3432 3442 3452 3462 3472 3501 3511 3521 3531 3541 3551 3561 3571 3502 3512 3522 3532 3542 3552 3562 3572 1 1 1 0 1 1 0 8 1 1 0 6 1 1 0 4 1 1 0 2 1 1 0 0 1 1 1 5 1 1 1 3 1 1 1 1 1 1 0 9 1 1 0 7 1 1 0 5 1 1 0 3 1 1 0 1 1 1 3 4 1 1 3 2 1 1 3 0 1 1 2 8 1 1 2 6 1 1 2 4 1 1 2 2 1 1 2 0 1 1 3 5 1 1 3 3 1 1 3 1 1 1 2 9 1 1 2 7 1 1 2 5 1 1 2 3 1 1 2 1 1 1 6 0 1 1 5 2 1 1 5 0 1 1 4 8 1 1 4 6 1 1 4 4 1 1 4 2 1 1 4 0 1 1 5 1 1 1 4 9 1 1 4 7 1 1 4 5 1 1 4 3 1 1 4 1 1180 1178 1176 1174 1172 1170 1185 1183 1181 1179 1177 1175 1173 1171 12121210 12081206 12041202 12111209 12071205 12031201 12541252 12501248 12461244 12421240 12551253 12511249 12471245 12431241 1 2 1 1 1 2 0 9 1 2 0 7 1 2 0 5 1 2 0 3 1 2 0 1 1 2 1 2 1 2 1 0 1 2 0 8 1 2 0 6 1 2 0 4 1 2 0 2 1 1 1 1 1 1 0 9 1 1 0 7 1 1 0 5 1 1 0 3 1 1 0 1 1 1 1 2 1 1 1 0 1 1 0 6 1 1 0 6 1 1 0 4 1 1 0 2 5 1 5 5 5 3542548 5 5 93520525520625626 614 3 3 2 0 3 3 1 2 1 4 1135129121 594 5 8 8 5 8 2 5 7 6 5 6 8602 3680 3660 3 6 4 0 3 6 2 0 3 6 0 0 3520 500 3484 5 1 8 512 506 490 5 3 9535 5 3 1 3 4 9 5 3 4 7 5 3 4 5 5 3 4 3 5 3 4 1 5 6 1 4 6 2 0 5 4 3 547 5 1 2 5 1 8 5 2 4 5 3 0 5 3 6 3 6 0 5 3 6 1 5 36253645 3665 3 6 8 5 12092 7671 3 3 2 1 3 3 1 7 3 3 1 3 3 3 0 92 7 0 2 7 3 325 390370350330310 431 445 457 469 481488 476 464 3493 440 428 416 404 8483 12123 1 2 3 0 1 8233 8313 8393 122111212112055 7865 7837 7789 1 2 1 9 11216712123 1 2 0 9 7 1 2 0 7 7 1 2 2 6 012230122001217012140 1 2 1 1 0 12090 12030 12050 12054 1 2 2 2 0 1 2 2 1 3 12424 7680 1 6 2 4555431 1 6 2 8 1636 3 3 2 3 3 4 4 2 4 5 0 2 5 1 6 2 1 8222318 3 2 0 1 1 3 518 1 1 4 5 0 4 1 4 4 5 014130 1 9 4 0 928 1451 920 1611-1629 206 212 1005 2306643 659 732 2 6 2 8 2 6 3 4 2 6 4 02646631 713 804636 824 683 667 1798 1144 1148 1156 1100 1108 1116 1124 1 0 0 9 955 1001 1031 1023 1019 938 926 932 8 6 6872 878 884 908 854 900 870 2 4 3 52499 2 4 9 6 2 4 7 2 2 4 5 0 2 4 2 4 2 5 0 1 677 689 699 688 2 5 1 1 673 656 674 696 1017 1 0 1 0 2633 2641 2601 2609 2617 675 687 2550 Outlot 1035104110471 0 5 3 1 0 5 9 1 0 6 5 1 0 7 1 1 0 7 7 1 0 8 3 1 0 8 9 3 3 8 6 3 3 7 4 3 3 6 2 3 3 5 0 3 3 3 8 3 3 2 6 3 3 1 4 3 3 0 2 1072 1066 1058 1048 1036 1024 3 2 7 2 3 2 4 8 3 2 2 4 1 0 6 0 1 0 6 8 1 0 7 6 1 0 8 4 1 0 9 2 3 3 8 1 3 3 6 7 3 3 7 6 3 3 6 8 1116 1108 3 2 0 0 3 1 9 0 3 1 8 0 3 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2414 2412 2410 Long Lake Lake McKusick South Twin Lake Lake St. Croix Document Path: S:\Planning\GIS\zoning\2017\Zoning_2017.mxd December 13, 2017 To whom it may concern: I, Michael McGrath am the owner of the commercial building located at 1815 Greeley Street, Stillwater, MN. I have owned the property for the last 20 years. I have also been a resident in the city of Stillwater since 1998. When I purchased the building it was in total disrepair and vacant as the long term owner/tenant had gone out of business. We went through all the proper permitting and plan review with the City of Stillwater for the renovations of this property. We have maintained the property and paid real estate taxes in a timely fashion for the last 20 years. We have had a number of tenants lease this property, including two of my companies, one called M.G. McGrath, Inc, and the other called Roof Depot. We believe our current tenants fall within the current zoning requirements. I would like to describe both the Roof Depot business that leased this property for the last 15 years, as well as our new tenant, Sew with Me. Roof Depot was a roofing supply company. It warehoused, sold and delivered roofing materials throughout the Twin Cities metro area. In the front of the building there is approximately 3000 s.f. of sheet rocked walls and carpeted floors that Sew with Me now occupies. Roof Depot ran their show room out of that space where people/customers would come in and pick out the style and color of the shingle roof they would like to purchase. The shingles and other roofing materials were stored in the 30,000 s.f. of warehouse space behind the 3,000 s.f. area showroom. Sew with Me now occupies this 3,000 s.f. sheet rocked and carpeted area, as well as a small portion of the back warehouse. Sew with Me receives materials for this location, as well as their other locations and then warehouse it until needed for one of their other four locations. They also manufacture Quilts and repair sewing machines. They do sell these sewing machines, however they are very specific sewing machines that cannot be purchased in retail locations or on the Internet. Although this is an entirely different business than the Roof Depot, I feel there are many similarities. Sew with Me occupies less than 10 percent of this 40,000 s.f. building. They are an excellent tenant, and I feel they are a wonderful business to have in the City of Stillwater. If after reviewing the above information you still feel Sew with Me does not fall under the BP-1 zoning district, I ask that you consider a Text Amendment so this wonderful tenant can continue operating out of 1815 Greeley Street. I truly believe they run a very nice business and are a good fit for the building as well as the City of Stillwater. Thank you very much. I look forward to hearing from you. Sincerely, Mike McGrath liwater F H F B I R T H PLACE OF MNESOT PLANNING COMMISSION MEETING DATE: January 10, 2018 CASE NO.: 2017-70 APPLICANT: Paul Bruggeman of Bruggeman Builders, representing Jessie Bostrom of NJC Holdings, LLC, property owner REQUEST: Consideration of Variances to the Rear Yard Setback and Structural Lot Coverage for the property located at XXX Linden Street West. ZONING: RB-Two Family Res. COMP PLAN DISTRICT: Low/Medium Density Res. PREPARED BY: Erik Olson -Williams, Zoning Administrator/Assistant Planner REQUEST Paul Bruggeman is requesting approval of: • A 5' variance to the 25' Rear Yard setback for the construction of a rear deck on a single- family home. • A 3.9% variance to the 25% structural coverage for the construction of a single-family residence with rear deck and attached two -stall garage. APPLICABLE REGUALTIONS AND ANALYSIS The RB Zoning District allows structures to cover 25% of a lot. (Plus an additional 25% for non- structural impervious surfaces such as driveways and sidewalks.) The new home and its attached garage would cover 28.9% of the lot. A variance is requested for the 15.6% excess coverage. The RB Zoning District also requires a minimum rear yard setback of 25 feet for a home and its deck. The proposed new construction would have a 12'x18' deck that is only 20 feet from the rear lot line. A variance is requested for this 20 % reduction in the rear setback distance. The purpose of the variance application is to "...allow variation from the strict application of the terms of the zoning code where the literal enforcement...would cause practical difficulties for the landowner." In addition to the requirements, below, Section 31-208 indicates "[n]onconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance" and "...a previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits." Section 31-208 further indicates: • Economic considerations alone do not constitute practical difficulties. • A previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits. The applicant must demonstrate that: The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The purpose of the side and rear yard setbacks is to maintain an open, unoccupied and uniform space for aesthetic and environmental benefits, including the preservation of areas for adequate drainage. The property owner is proposing maintaining a 20' setback from the rear yard property line. The exterior wall of the house will be situated 32' from the rear property line, but the applicant is proposing a rear deck which will extend 12' feet from the rear of the house, necessitating a Variance. The 20% reduction in rear yard is sizeable. Specific purposes of the impervious coverage standard are to keep a limit on the mass of structure on a lot, and to encourage stormwater to percolated into the soil on the property, rather than force it all to flow off the site. The 25% structural coverage standard limits the building bulk. In this case, the total size of the proposed structure, 1616 square feet, exceeds the maximum structural coverage for this lot of 25%, or 1400 square feet. However, the proposed two car garage is a modest size, and the three bedroom home is not large. Therefore, the building mass on the lot will not be out of character with Stillwater's historical neighborhoods. Moreover, total structural and impervious cover total of 50% is maintained. The applicant is proposing the addition of only 850 square feet of other impervious surfaces. So, the combined lot coverage would only be about 44%. The variance is consistent with the comprehensive plan. The Comprehensive Plan guides this property for Low/Medium Density Residential. The applicant is proposing to use the property as a single-family residence, which is in compliance with the Low/Medium Density Residential Land Use District. If granted, the Variances being considered will not impact the proposed use of the property. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. "Practical difficulties," as use in connection with the granting of a variance, means that all of the following must be found to apply: The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; The single family residential use proposed is allowed in the RB - Two Family Residential District. Case No. 2017-70 CPC: January 10, 2018 Page 2 of 4 The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and The property is an existing substandard lot, which does not meet the minimum size requirement of the RB Zoning District. Specifically, it is about 50 feet less depth than a standard RB lot. This makes it difficult to design a house of suitable size without exceeding building coverage maximums. However, there are really no unique circumstances related to the deck setback. Any number of property owners may wish to extend a deck further into their rear yard than allowed. And in this case, the patio could be reconfigured to be narrower with a wrap- around behind the garage, if desired. It is acknowledged, however, that within the subject block all of the homes east of this new home have rear yard setbacks less than 25 feet. This is due, undoubtedly, to the fact that the block has unusually "shallow" lots. The variance, if granted, will not alter the essential character of the locality. The applicant has taken into consideration the adjacent properties when designing the proposed home, and there are other houses in the vicinity of a similar size. All new homes in the Neighborhood Conservation District require review and approval by the Heritage Preservation Commission. The HPC will consider the design of the infill construction at their next regularly -scheduled meeting, on January 17, 2018. If the variance is granted and the HPC approves the design, the new home will not alter the essential character of the locality. ALTERNATIVES The Planning Commission has the following options: 1. Make findings practical difficulties do exist for the property owner and approve a 5' variance to 25' Rear Yard setback area and a 3.9 % variance to the 25 % structural lot coverage on the property located at XXX Linden Street West, 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. The variance shall only be in effect if the Heritage Preservation Commission reviews and approves the new home's design for consistency in the Stillwater Neighborhood Conservation District. b. Plans shall be substantially similar to those on file with the Community Development Department's Case No. 2017-70, with the exception of exterior design changes required by the Heritage Preservation Commission. c. A 5' setback shall be granted for a 12'X18' deck only. All other structural improvements shall be located no closer than 25' to the rear property line. d. Conditions of the Heritage Preservation Commission's approval will be incorporated by reference. Case No. 2017-70 CPC: January 10, 2018 Page 3 of 4 e. A building permit shall be reviewed and approved prior to the construction of the house and any associated improvements. f. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. 2. Make the findings practical difficulties have not been established and deny the variance. 3. Table the application and request additional information. FINDINGS AND RECOMMENDATION Staff finds practical difficulty has been established for the 3.9% Variance to the structural lot coverage allowance and recommends approval of this Variance. However, staff also finds that practical difficulty has not been established for the 5' encroachment into the Rear Yard Setback area for the construction of a deck. Therefore, staff would recommend denial of this Variance. ATTACHMENTS Site Location Map Applicant Narrative Site Plan Floor Plans (3 pages) Exterior Elevations (2 pages) Case No. 2017-70 CPC: January 10, 2018 Page 4 of 4 WEST LAUREL STREET emir . 411 4, , lir 1 --, '...i 4 411 ai 11 The Birthplace 1 lwater of Minnesota ° .. et .. _ - 1— ,,,., ,-, , xl. , LLJ ... w ,. Ct „, L...... ./ ., 0,7,,, 1,•, > it,;.- - , .i , i_. -pr , ...t. -1 '.,...- . -5 ' . .• . W -E k - _ ,., . , .... , f 1:1' eilw ' . :„. • . • . : - ...3.1.- • 20 _ 3 (.1) CHERRY F-- I--- LLJ fY LLJ I _ -,..,,4•4010,4,1•4, , STREET I ' ,,, , _ S'C \O „ „.„ • t•d•--- ; f.:4 Site Location Map XXX Linden -• LLJ - • N ' , ,-,7t,fitf . ' d LINDEN _ STREET -101 Aar,. ,r11, , ... . 1 1, 'i• ' 0 115 230 460 Feet , 1 I • f' H tt 6 orgir , 1 :. , .. , ,AP4 General Site Location . 0 2 ' \ ,, / - 4,.;F:4% P z 0 I !,, , _ ..._,.....•_•• , 111111-,-.1li11elIK - Z ,.. MULBERRY ,..- 7, Alf 49'f ..... ier , ...fx. „ L L 4,1104,, i, ,, _ PI' 44 1 , STREET g- -it IF !&.. • E-6". .1 * "3. '..,... a #.>. - •tIM . me Paw- rirgrzolii reig•N_ .... II II I , . 1 <0 ' I • \ . , .. 1 I ,,„, .• % .,, ' 226 I 4 I 1(1 4s I 1 p. I.1 P ,.„, .• . .i_ = E.. i"....1 .6 cf* IP NORTH STRFFT 4 NJC Holdings LLC December 14, 2017 To City of Stillwater: XXX West Linden Street Stillwater, MN 55082 We are proposing to build a modest sized 2-story home with 3 bedrooms and an attached 2 car garage on the lot that is currently zoned for a single-family home. The existing lot which is approximately 56 feet by 100 feet or lot size of 5,600 square feet allows us to build a 1400 square foot home. Our proposed plan includes 1616 square feet of structural coverage and 850 square feet of impervious surface, equaling a total coverage of 2466 square feet. Our goal is to build an architecturally pleasing home that fits into the style and flavor of the neighborhood. This area of Stillwater is a little unique in that one of the homes along side of this lot was built in the 1960s while the home on the other side was built in the early 1900s and across the street is an old school. We broadened our neighborhood search and came up with this plan that we feel fits into the flare and feel of several blocks around this lot. We believe this is a functional home that works well with the lot. If this variance is granted the proposed house plan will not alter nor detract from the current essential character of the neighborhood, but rather it will an extremely compatible addition enhancing the current architectural character and flare of the neighborhood. Thank you, Jessica Bostrom NJC Holdings LLC c-xek,"41 /1-7: / - 5-S • - 2 • LOT- parR = 559B t-ioLLE 4 GobtRP6:717:-.- r-• 51Tlekx00-\d- rai\J 5 0 5 ca Pt • .„ • -Z;VP. /0:2141 ZZ ) // 5 - _7/1. / / /// • :. • • t: 6k) / "Ii'/ /1/ t4 / ts; • • 7 5-f7 FS' -- r1 REbt1/412_ . 5,35 7759 7/-ilg,t/ 7 / &ARAC-E- -ro 3 66,ARP,c-E- 2:4113 IS.C.K ,47/Vp HcuSE poRrvA ti5-WAir-V-- 5-fr7. 578 14, t s, 1 • • Se-7 "#5.-tf. 767 7.cz /‘'s ? 6.3'A t;t4Cr" 1+-PPNID)(1MP`75- 1-/ 7' sloe Y4g1) SET "F3AGIL OPEK LOT- 2.C) FT pczo T3PL-y_ A' ND 1,1 N NI 57. ASPHALT SHINGLES ALUM, SOFFIT AND FACIA tomer Imminent Immo f.-,111101111•1 .5(121m6, ro 5( VI NC+ TO es LP .561AP-"T .6 I DING AL-L. vo I t4 DOGO5 1k1,13 000 u.) I L-L •as. t)s) 4 otz ok to L.„1-D, few ektZT ... 12 -ipu-c; To r_--oi_i_ou) METER LOCATIONS FINISHED SPACE FIRST FLOOR SECOND FLOOR FINISHED TOTAL SQ. FT. 924 SQ. FT. 874 SQ. FT. 1798 SQ. FT. PLANS ACCEPTED: CUSTOMER SIGNATURE : AS IS WITH NOTED CHANGES DRAWN BY: SLS. DRAWN BY: SLS DRAWN BY: SLS DRAWN BY: SLS DATE 10106 REVISION A 10/26/06 REVISION B 11/22/06 REVISION C 12J18/06 DRAWN BY: SLS DRAWN BY: REVISION D 02/07/06 REVISION E E ON 1 ASPHALT SHINGLES ALUM. SOFFIT AND FACIA 12" OVER HANG B & B LP 5 rv) LA-t?P�© Li' 5 onvotIZT NC T 1-41 13c,A-m 17 5 414 F1-12-7- 1 CDEL VINYL SHUTTERS /MIN. 3" HIGH HOUSE NUMBERS REQUIRED IN A CONTRASTING COLOR PLAINLY VISIBLE AND LEGIBLE FROM THE STREET • • • • • 6/ • • • • 2 rm 2 ELEVATION "20" A2.0 1/4"=1'-0" R SET - DO NO 42'-0" u 3 I L?. 20'-0" 22'-0" T.O.F. 8" LOWER THAN BACK OF GARAGE AND HOUSE FOUNDATION CONC. ENCASED ELECTRODE SEE DETAIL 5/A3.2 T.O.F. 8" LOWER THAN BACK OF GARAGE AND HOUSE FOUNDATION 16 —0 M.O. T.O.F. SAME HEIGHT AT HOUSE FOUNDATION UNEXCAVATED 9-1/4" RECESS FOR SLAB EDGE 6 MIL POLY "SLIP SHEET" P ACED OVER FOUNDATION WALL AT ALL GARAGE DOUR OPE INGS GARAGE WALL REBAR AS REQUIRED POURED SLAB FOUNDATION DROPPED 12' AT GARAGE MOUTH TYP. GARAGE MOUTH DETAIL SCALE: 1"=1'-.0" L DRYSTACK AT PATIO LOCATION 1 S.B. r 'As 1711C=1====EMZEM=IIICIMZ-JIMI, 1+1+441H 1111111111 SLAB ON GRADE U N EXCAVATE D NO BASEMENT LOWER THAN T.O. I / HOUSE SLAB I / I I / • A 22'-0" SLAB 3-1/2" T.O. PORCH DRjTLEJ / I FOUNDATION PLAN 1 /4"=11-0" FINISHED SHACE FIRST FLOOR SECOND FLOOR FINISHED TOTAL SQ. FT. 924 SQ. FT. 874 SO FT 1798 SQ. FT. • • V I 'I I-. '1/4./1/4,1111.J1-111'1/4/111 1 1—r1.111 Fr'N • TMfl OPT. 38' GARAGE OPT. 30' GARAGE T.O. HOUSE SLAB = --16X7-'O:14': aR11GE170QR (2) 11-7/8" LVL HEADER DBL. TRIMMERS T.O.S. —11 3/4" 48"x48" LANDING 5/8" GWB ON GARAGE SIDE TO PROVIDE COMPLETE GARAGE/HOUSE SEPARATION OSB SHEATHING ON FRONT GARAGE CORNERS OSB SHEATHING ON ALL WALLS AND GABLES TO RECEIVE -SHAKES -BOARD AND BATTEN -STONE TRUSS MFG. TO VERIFY ALL HEADER SIZES. WINDOW TO BE HAYFIELD VINYL CLASSICS. ;2) 2x10 HEADERS UNLESS NOTED OTHERWISE WINDOWS ON FRONT OF HOUSE NEED 2X BACKING FOR VINYL WINDOW WRAPS EXT. FRAMING TO BE FLUSH WITH FOUNDATION WALL. —17.5" V I _+wi v L 22'-0"v 10'Wx8'D Patio 7'-0" 10'-6" VPD2-6068 '-6" VSH2-3656 7'-0" x 5'-6-1/2" R.U. (2) 9-1/2" LVL HEADE OPT. GAS DN FIREPLACE 2'-6" 1-0" FULL HGT WALL CARPET WI/ VFL 6014 TRAN M 6'-0" x 8'-0" R.O. (2) 9-1/2" LVL HEADE GREAT ROOM-G4 FLAT CEILING @ 9' CARPET G WOOD/VINYL/TILE SNACK BAR IS STANDARD FLEX SPACE-HG FLAT CEILING @ 9' CARPET OPT. WALLS AND FR. DOORS 11 1 VSH2-3656 7'-0" x 5'-6-1(2" R. (2) 9-1/2" LVL HEADER COVERED PORC -FA SIDEWALK SLOPE AT 1.5%=1 " PER FOOT OPT. SNACK BAR --- WOOD/VI NYL/ T'IL.E 2'-10" PLUMB CLEAN UNDER NG OUT SINK FINISHED SPACE FIRST FLOOR SECOND FLOOR FINISHED TOTAL SQ. FT. 924 SQ. FT. 874 SO FT. 1798 SQ. FT. 22'-0" OPTIONAL 7'-0" 15'-0" f VSH2-3656 7'-0" x 5'-6 1/2" R.O. (2) 9-1/2" LVL HEADER FLAT CEILING @ 8' STANDARD TRAY VAULT IS OPTIONAL MASTER SUITE-07 CARPET ® '' 1 LIN. FLAT CEILING @ 8' �g�� . j M. BATH-I4 VINYL A1.›• `rw • w +�OPT. CL V...=O.dt 30 ,.. .., 2x6 WALL w ` . INSTALL PER MFG. SPECS. T.J.I. OR FLOOR TRUSS ®.....x°""""`"a' am. imaw®'"wM DOUBLE R/S JOIST OVER`T FLAT CEILING @ 8' WIC PDcc ARPET 4'-2" 3'-5". 3'-5" -\ 1'-10"') ��q) 9'-2" . C,. 8 4- 16" SHELVES ¢Ft; WLSOtiT. 411 itii• GAS DRY OFD 7,_5„ ,. j 1 WALL AT 36" A.F.F. (b`:, FLAT CEILING @ 8'WASH STANDARD LAUNDRY/MECH.-al VINYL I OPT FULL 2x6 ALL IA,P1 I I) HGHT WALL cP-, E : +�.•Qt-WITH LINEN �j� *LAT � M I 4 II 42" VANITY BA ` H o • P - I) I ACCESS-C L 22x301 -A (! VI L 11 7 0" up it 1 FLAT CEILING @ 8' •.i .... SINGLE Res. CL`O,SET„ �i��/ FLAT CEILING BEDROOM CARPET INSTALL PER MFG. T.J.I. OR FLOOR TRUSS @ 8' #2-PY SPECS. HALL -PP CARPET %\ N.,CLOSET SINGLE R/S `/ `�/■ FLAT CEILING @ 8' BEDROOM #3-P1 CARPET JOIST OVER ELEV. 30 FRONT WALL VDH1-3056 VSH1-3056 3'-0" x 5'-6 1/2" R.O. 3'-0" x 5'-6 1/2" R.0 (2) 2x10 HEADER (2) 2x10 HEADER 1 VSH2-3656 7'-0" x 5'-6 1/2" R.O. A3.1 5"-8" s (2) 9-1/2" LVL HEADER 5'-4" 3'-4" 4'-8" 3'-0" 11'-0" i i 11'-0" 1-1SECOND FLOOR PLAN 874 SQ. FT. \ Al ,2 % NOTE: 8'-1-1/8" PLATE HEIGHT SECOND FLOOR (2) 2X10 HDR ALL OPENINGS, UNLESS OTHERWISE NOTED. TRUSS MFG. TO VERIFY ALL HEADER SIZES. WINDOW TO BE HAYFIELD VINYL 1 /4"=1 '-0" • 0 N DRYER VENTING DETAIL ® HOUSE WRAP 3/4 EXTERIOR SHEATHING 2" RIGID INSULATION _____-A—VERTICLE DRYER VENT PIPE RUN THROUGH GABLE TO EXT. FILL VOID W/ F.G. INSUL POLY VAPOR BARRIER �1/2" GWB SEALANT AT EDGES OF FOAM ♦" 14"x14" COLD AIR GRILLE ACESS PANEL R.O. 12"x12" @ 4" AFT NOTE: ALL INTERIOR WALLS TO BE FRAMED AT 19.2" O.C. OSB SHEATHING ON ALL WALLS AND GABLES THAT HAVE -SHAKES -BOARD AND BATTEN OR -STONE CLADDING FINISHED SPACE FIRST FLOOR SECOND FLOOR FINISHED TOTAL SQ. FT. 924 SQ. FT. 874 SO FT 1798 SQ. FT. i 1 1Wa I e r PLANNING REPORT MEETING DATE: January 10, 2018 November 8, 2017 CASE NO.: 2017-57 APPLICANT: Juanita Pekay, representing St. Croix Village, LLC, property owner REQUEST: Request for an amendment to an existing Special Use Permit (SUP) to allow for a five foot tall, chain -link fence to replace the existing privacy fence at 1677 Orleans Street West. ZONING: RCM - Medium Density Res. COMP PLAN: HDR - High Density Res. PREPARED BY: Abbi Jo Wittman, City Planner Erik Olson -Williams, Zoning Administrator/Assistant Planner BACKGROUND At the regularly scheduled November, 2017, Planning Commission meeting, the Commission tabled consideration of CPC Case No. 2017-57, a request for an amendment to an existing Special Use Permit (SUP) to allow for a five foot tall, chain -link fence to replace the existing privacy fence at 1677 Orleans Street West. The Commission directed the property owner to work with the neighbors to develop an alternative solution to the proposed chain -link fence. UPDATED REQUEST The property owner has submitted a request to replace the 6' cedar fence on the Northern property boundary with a 6' Cedar privacy fence. While the applicant has support from the four of the six adjacent property owners, the other two property owners do not need to express their support as this 1:1 replacement is consistent with the conditions of approval of the originally executed Special Use Permit. The applicant is further requesting replacement of the Eastern and Southern fencing, bordering adjacent multiple family dwellings, with a 5-6' chain -link fence. This request is supported by the adjacent property owners and management firms. APPLICABLE REGULATIONS AND DISCUSSION The purpose of specially permitted uses is to allow the integration of essential or desirable Case No. 2017-57 CPC: 1/10/2018 uses which may be suitable only in certain zoning districts or designed or arranged on a site in a certain manner. In approving an amendment to a special use permit or conditional use permit, it must be determined by the planning commission that: • The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations; • Any additional conditions necessary for the public interest have been imposed; and • The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. As noted, the 6' Cedar privacy fence on the Northern property boundary meets the intention of the original approvals. The only challenge staff has with the replacement is that the finished side, adjacent to the right-of-way is not facing out. The property owner will need to face the finished side out or install a two-sided fence in this location. While the chain -link fence proposed on the Eastern and Southern property boundaries is not consistent with the originally approved Special Use Permit, the commission heard testimony regarding safety concerns. As this higher density property is adjacent to other higher density properties, staff believes the Special Use Permit provisions are substantially being met with the fence change in this area. ALTERNATIVES A. Approval If the Planning Commission finds the proposal to be consistent with the provisions of the SUP regulations, the Commission could recommend the City Council approve the amended Special Use Permit with or without the conditions. If the Commission finds the proposal is consistent with the provisions of the SUP regulations, staff would recommend the following conditions of approval: 1. Conditions of approval related to Planning Case No. DP/SUP/95-60 shall remain in effect. 2. Plans shall be substantially similar to those found on file with CPC Case No. 2017-57, except as modified by the conditions herein. 3. The fence on the Northern property boundary shall be a 6' cedar privacy fence. 4. The 6' cedar fence adjacent to the public rights -of -way and the properties located at 1573 and 1567 Driving Park Road shall be constructed with the finished side or be two-sided. Case No. 2017-57 CPC: 1/10/2018 5. The fence on the Eastern and Southern property boundaries may be a chain -link fence, designed at a minimum of 60" in height. 6. The property owner shall keep maintain all fencing. 7. As per City Code Section 31-204 Subd. 7(a) and 7(b), minor modifications shall be approved, in advance, by the Community Development Director. Major modifications shall be heard by the decision -making authority in a public hearing. 8. This Special Use Permit shall be reviewed before the Planning Commission and City Council for possible revocation or amendment to the conditions of this permit is substantial verified complaints, safety issues or violations of the conditions of this permit are received by the City of Stillwater. B. Table If the Planning Commission finds that the application is not complete enough to make a decision, it could continue the review for additional information. C. Denial If the Planning Commission finds the proposal is not consistent with the provisions of the SUP regulations, the Commission could recommend the Council deny the application. The Commission should indicate a reason for the denial and state whether or not the denial is with prejudice. FINDINGS AND RECOMMENDATION Staff finds that with certain conditions, the modified proposal is consistent with the provisions of the Special Use Permit regulations and would recommend approval of CPC Case No. 2017- 57, permitting a minimum 60" chain -link fence on the East and South property boundaries. ATTACHMENTS Site Location Map Applicant Narrative Request (updated 12/20/2017) Fence Support Map Letters of Support (3 pages) November, 2017, staff report and attachments November, 2017, CPC meeting minutes , . i / r lillw ater f = ANoE The Birthplace of Minnesota +eye u_4'' E J -��!• r — -ill PARK - _ • - -- TROTTER CT "E Ey 2 ,? Site Location Map 1677 Orleans St W ,�.. • m HIGHLAND C1 m 7 O I p O OP .. �(�• m m O ,i _ ', r' z DRI G PARK -R mW Mal !i1 • 4W e. �*'•` �1 WEST ORLEANS STREETWE j 0, .' -'�-, p 7'4 ; SEAAiS&STREET ' _ H 1 1 °+' alFeet N Jam'_. I ,iu� _ 0 320 640 28 eyoLu Cr _ r gpU`�\iPFtO - '" —. - 1 General Site Location 1.1 NI i CURVE 4 OREST i��� "" ' • i • O i OD • Z _• ~:�ameam. ���iiyy ui ... +r '7 rt r i o •_ x a r x 9 TOWER pRbv'.o-. ¢ w aiM/. rr iii • \•N s �4 fi - _... _ _;� 4 x11 — L 3 D . - y m 41... It ± I! —. m SHELTON ' J 1 ♦�. /� _. .._..r. s • -.. Z.._ z a , i- _� . _ - _ ...777 _ MBG Property Management December 20, 2017 Mr. Erik Olson -Williams Zoning Administrator/Assistant Planner City of Stillwater 216 Fourth Street North Stillwater, MN 55082 RE: St. Croix Village Fence Proposal Dear Mr. Olson -Williams: St. Croix Village Townhomes would like to request a variance for the East and South Sides of its property from the City of Stillwater Order Granting a Special Use Permit and Design Permit requirement #23 which states: "The fence shall be non -climbable in design". St. Croix Village would like to request the ability to use whatever fencing products it chooses on the East and South sides of the property from time to time, whenever replacement of the fence becomes necessary. In the spring of 2018, St. Croix Village would like to install a 6 foot Cedar Fence on the North side of the property and a 5 or 6 foot galvanized chain link fence on the East and South sides of the property. We have consulted with the neighbor to the north who attended the November City Council meeting, John Hogan, and he requested that the North fence be a 6 foot tall fence that is difficult to climb. The proposed cedar fence on the North side of the property is intended to meet these requests. Mr. Hogan was fine with the use of galvanized chain link fence on the East and South sides of St. Croix Village. Mr. Hogan discussed our proposal with his neighbors, including the neighbor who wrote to the City Council, and these neighbors support our proposal. Please see their letter of support. The multi -family developments to the East and South of St. Croix Village also support our proposal. Charter Oaks Townhomes, the neighbor to the East of St. Croix Village is also managed by MBG Property Management (the management company for St. Croix Village), and we prefer a non -privacy fence on the East side of St. Croix Village to eliminate a blind spot between the two properties, and improve the safety of the area. Hillcrest Apartments, the neighbor to the South of St. Croix Village does not have a preference on the fencing material used, and they are fine with the use of a galvanized chain link fence. Please see the attached letters of support from Accessible Space, the management company for Hillcrest Apartments and from MBG Property Management, the management company for Charter Oaks Townhomes. We are unaware of any neighbors with concerns about this revised proposal to the City. EQUAL HOUSING OPPORTUNITY MBG 4725 Excelsior Blvd., Suite 300, Minneapolis, MN 55416 / 952.465.3584 phone / 952.465.3587 fax \ I understand that you and the City of Stillwater staff will recommend approval or denial of this proposal to the City Planning Commission. Please discuss this with your colleagues, and let me know if you are able to recommend approval to the City Planning Commission at its next meeting. I believe we have addressed the neighbors' concerns, and I am unaware of opposition to our revised plan. If you are not able to fully support this proposal, please contact me at 763-226-1833, so we can discuss the proposal further. I appreciate your assistance in helping us address this safety issue. Thank you, Sincerely, Juanita I. Pekay JIP:tim Attachments 1530 1544 1558 1572 1503 1517 1531 1411 1556 BR FVING 1579 1460 • • • • 1 1401 1339 1508 i 1516 i i i 1548 1540 1532 1524 i i i ( � °V PAR-------- ..1.555 7 1543 1537 1519 1525 Subject Property IV Supportive Properties, 6' Cedar Supportive Properties, 5-6' Chainlink Other Properties Parcel Boundaries 65 130 General Site Location 260 Feet The Birthplace of Minnesota St. Croix Village Townhomes 1677 Orleans Street West Fence Replacement Support 0 November 27, 2017 Stillwater City Council and Staff 216 North Fourth Street Stillwater, MN 55082 RE: St. Croix Village Townhomes Fencing To Whom It May Concern: I understand that St. Croix Village Townhomes is proposing to remove and replace the fence between St. Croix Village Townhomes at 1615 Orleans Street West and our single-family properties to the north of the property. We support the replacement of the fence with a 6 foot privacy fence on the northern side of the property with a similar fencing material as the existing fence, as well as use of a different material such as chain link or iron on the south and west sides of the St. Croix Village property. Our primary concerns are that the fence on the north side of St. Croix Village be a privacy fence and that it is difficult to climb. We do have a preference that the fence be 6 feet tall, the same height as the existing fence. We are also concerned that the replacement fence be maintained to avoid as much as possible any further issues that resulted in the ongoing complaints with the current fencing. We have no objection to a chain link fence or other material that does not provide privacy and might be climbable on the east and southern sides of St. Croix Village. We have no preference as to whether the height of the fence on the eastern ar southern sides of the property Is 5 or 6 feet tall. Please support St. Croix Village in their effort to replace the existing deteriorated fencing. Sincerely, r Name/Address tf Z / t7rr vr, r.. Y �.�t 4 f(J2 Name/Address 4S-41. - Name/Address /573 Name/Address. f5f Juanita I. Pekay JI P:tim EQUAL HOUSING OPPORTUNITY MBG Property Management November 27, 2017 Stillwater City Council and Staff 216 North Fourth Street Stillwater, MN 55082 RE: St, Croix Village Townhomes Fencing To Whom It May Concern: MBG Property Management manages both St. Croix Village Townhomes and Charter Oaks Townhomes, the property directly east of St. Croix Village. Charter Oaks supports St. Croix Village's proposal to replace the existing fence between St. Croix Village and Charter Oaks with a 5 or 6 foot chain link or other alternative non -privacy fencing material. Currently the existing privacy fence between Charter Oaks and St. Croix Village creates a blind spot between the two properties. As the manager of Charter Oaks, we prefer a non -privacy fence between the two properties, in order to eliminate the blind spot between the properties and improve the safety design of these properties. We have no objection to a chain Zink fence or other material that does not provide privacy between the two properties. We have no preference as to whether the height of the fence is 5 feet or 6 feet. We have no objection to a climbable versus a non -climbable fence. Please support St. Croix Village in their effort to replace the existing deteriorated fencing. Sincerely, 7,7z P.4---rzs 4725 Excelsior Blvd., Suite 300, .Mimt.eapalis, MN 55416 / 952.465.3584 jilwue / 952.465.358?fax MEG Accessible Space, Inc. November 17, 2017 Stillwater City Council and Staff 216 North Fourth Street Stillwater, MN 55082 RE: St, Croix Village Townhomes Fencing To Whom it May Concern: 1 understand that St. Croix Village Townhomes is proposing to remove and replace the fence between St. Croix Village Townhomes at 1615 Orleans Street West and Hillcrest Apartments at 1370 Curve Crest Boulevard. We manage Hillcrest Apartments, which Is the property directly south of St. Croix Village Townhomes. It is my understanding that St. Croix Village Townhomes is proposing a new 5 foot or 6 foot chain link fence or other fence that is not a privacy fence. We have no objection to a chain link fence or other material that does not provide privacy between the two properties. We have no preference as to whether the height of the fence is 5 feet or 6 feet. Please support St, Croix Village in their effort to replace the existing deteriorated fencing. Sincerely, Amy Bauer 2550 University Avenue West, Suite 330N Saint Paul, Minnesota 55114. 651-645-7271 (1-800-466-7722) Fax: 651-645-0541 Equal Opportunity Employer TDDNoice: (800) 627-3529 Equal Housing Opportunity liwater THE BIRTHPLACE OF PAINNASOIA PLANNING REPORT MEETING DATE: November 11, 2017 CASE NO.: 2017-57 APPLICANT: Juanita Pekay, representing St. Croix Village, LLC, property owner REQUEST: Request for an amendment to an existing Special Use Permit (SUP) to allow for a five foot tall, chain -link fence to replace the existing privacy fence at 1677 Orleans Street West. ZONING: RCM - Medium Density Residential COMP PLAN DISTRICT: HDR - High Density Residential PREPARED BY: Erik Olson -Williams, Zoning Administrator/Assistant Planner APPLICANT REQUEST Juanita Pekay has applied for an amendment to an existing Special Use Permit (SUP) to allow for a five foot tall, chain -link fence to replace the existing privacy fence at 1677 Orleans Street West on behalf of the property owner, St. Croix Village, LLC. The existing fence is failing and needs to be replaced. Special Use Permit #95-60, allowing for a multi -family dwelling at this property, requires that a fence "non -climbable in design" be placed between the development and the residential properties to the north. The proposed fence is not considered to be non -climbable in design, as it is shorter than the current fence and is constructed out of chain -link material. Per the applicant's narrative, the reason for the change in fence design, is cost effectiveness and durability. The applicant states that oil capable of ruining clothing may be placed on the top of the fence to deter climbing. APPLICABLE REGULATIONS, GUIDELINES AND FINDINGS The purpose of specially permitted uses is to allow the integration of essential or desirable uses which may be suitable only in certain zoning districts or designed or arranged on a site in a certain manner. In approving an amendment to a special use permit or conditional use permit, it must be determined by the planning commission that: • The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations; • Any additional conditions necessary for the public interest have been imposed; and • The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. ANALYSIS AND DISCUSSION Municipal Code Section 31-207 indicates the following must be determined by the Planning Commission prior to the amendment of a Special Use Permit: The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. • Based on Planning Commission minutes from the time of the permit's issuance, Staff believes that the intent of the fence condition of the permit was to prevent children living in the multi -family dwelling from entering adjacent properties. Allowing a fence that is not non -climbable in design would not be in conformity with the intent of this condition. Any additional conditions necessary for the public interest have been imposed; and Staff has not identified any public interest concerns. • Miscellaneous o If the proposed fence is constructed, oil should not be used as a deterrent, as deterring climbing in this manner is not in the public interest. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. • A fence that is not non -climbable in design could constitute a public nuisance if used by children to enter neighboring properties. ALTERNATIVE RECOMMENDATION The Commission has the following options: 1. Approve the Special Use Permit amendment with or without conditions 2. Deny the Special Use Permit amendment 3. Table the request for more information Staff recommends the Commission deny the request for a Special Use Permit amendment on the grounds that a fence that is not non -climbable in design is not in compliance with the intent of the original Special Use Permit, and the use of oil to deter climbing is not in the public interest. ATTACHMENTS Site Location Map Applicant Narrative Request Fence Project Expense Report Case No. 2017-57 CPC: 11/08/2017 Page 2 of 2 Planning Commission November 8, 2017 Community Development Director Turnblad stated that if approved by the Council, the start date would probably be spring. The preliminary plat will go before the Council, Joint Board, Parks Commission, then the final plat would need to be approved by the Council before houses could be built, probably late summer. Jill McNelis, 12340 McKusick Road who owns the property next to the Hentons, stated when they bought the house they knew there was a possibility that a road might go in. They were completely open to talking about the Hentons developing their property when the time was right. If it's best for the community to give it more time, they are open to it. They want to make sure it's done properly for the County and the whole community but also for each of the residents who already live on these properties. Chairman Collins closed the public hearing. Commissioner Kocon remarked the Commission must balance the right of someone to develop their property and their neighbors who are impacted, as well as the fact that they sold 2.5 acres which makes their 2.5 acres harder to develop. It might be best to table it. Chairman Collins acknowledged there is one couple that clearly is interested in selling and others say there is some interest in perhaps selling their property. Maybe by getting the parties to have a discussion, there can be some grander plan. Motion by Commissioner Siess, seconded by Commissioner Kocon, to table consideration of Case No. 2017-56, Preliminary Plat and Zoning Map Amendment for Nottingham Village, a single family subdivision on the property located at 12220 McKusick Road North. All in favor, 4-0. Case No. 2017-57: Consideration of a Special Use Permit Amendment to the fencing requirements for the property located at 1677 Orleans Street West. St. Croix Village, LLC, property owner and Juanita Pekay, applicant. City Planner Wittman explained the request. Juanita Pekay has applied for an amendment to an existing Special Use Permit (SUP) to allow for a five foot tall, chain -link fence to replace the existing privacy fence at 1677 Orleans Street West on behalf of the property owner, St. Croix Village, LLC. The existing fence is failing and needs to be replaced. The Special Use Permit allowing for a multi- family dwelling at this property requires that a fence "non -climbable in design" be placed between the development and the residential properties to the north. The proposed fence is not considered to be non -climbable in design, as it is shorter than the current fence and is constructed out of chain -link material. Per the applicant's narrative, the reason for the change in fence design is cost effectiveness and durability. The applicant states that oil capable of ruining clothing may be placed on the top of the fence to deter climbing. Marlys Rylander, 1567 Driving Park Road, submitted a letter of opposition to the request. Staff recommends the Commission deny the request for a Special Use Permit amendment on the grounds that a chain -link fence is not in compliance with the intent of the original Special Use Permit, and the use of oil to deter climbing is not in the public interest. Commissioner Siess asked the age of the existing fence. Ms. Wittman stated it is 22 years old. Commissioner Siess commented that is over the life span of a wood fence so it's not that it hasn't been maintained, it just needs to be replaced. Ms. Wittman agreed, adding that the issue began when the Page 6 of 13 Planning Commission November 8, 2017 City asked the property owner to replace the fence. Over time, pickets can be changed out and maintained but that has not been done. Commissioner Siess stated she read through the 1995 minutes which talked about trees. Ms. Wittman responded there is landscaping in the area in addition to the fence. The Commission could determine that the landscaping is an efficient enough screen but that is not what staff is asking. The requirement is that they need to replace the fence that was a condition of the use permit. They are asking to modify that use permit to allow for the chain link fence. Juanita Pekay, applicant, stated her company purchased the property about two years ago. She apologized that putting oil on the top sounds terrible. The fence is falling down and they want to replace it with a chain link fence due to cost and low maintenance. The north part of the property abuts single family homes, some of whom have their own chain link fences. She would like to erect fencing only where there is none, rather than create a place between two fences where trash will accumulate. She is also the portfolio manager for Charter Oaks on the other side of the fence to the east. Charter Oaks would be happy with a chain link fence or whatever is agreed to tonight. She would prefer not to have a privacy fence between the two properties because it creates a blind spot. Someone was assaulted a couple of months ago between the existing fence and the garages. Craig Laughlin on behalf of St. Croix Village LLC, stated the original intent of the fence was to provide a privacy screen for the single family neighborhood where there are four houses on the north side. Three of the four are screened by foliage and chain link fences. Some of the kids on the multi- family property and adjacent property play together and cut behind the garages along the backyard of the other multi -family property. He is not interested in erecting a fence they would climb over. He has have no intention of oiling the fence. He would like to choose a fence that is affordable to keep kids in the yard and not put fences where they already exist. A six foot cedar fence is not needed to keep the kids in. Commissioner Siess asked Mr. Laughlin if he feels vegetation could be an answer. Mr. Laughlin replied that his residents want a fence there to keep the kids safe. He showed a picture of the fence around the three story apartment building to the south as an example. He feels a six foot cedar fence would be excessive. If the request cannot be approved tonight he would ask that it be tabled so he can meet with staff at the site. Chairman Collins opened the public hearing. John Hogan, 1561 Driving Park Road, the house with a pool in back, said he has owned the property since this development went in. It was required that the fence be aesthetically attractive. The previous property owner did not maintain the trees so owners of the houses paid to have the trees removed and then planted the existing trees. The fence was to run all the way to the corner of East Benson and the property owner on the corner chose to put his own fence in so it stops two houses down. The fences were put up specifically to keep kids out. Having little children climb the fences creates a liability with the pool. He feels a chain link fence would invite kids to climb it. The privacy fence has never been maintained, it has blown down four or five times, and is shored up on his property. The previous property owners let it rot and fall down. Commissioner Siess asked what Mr. Hogan would like to see there. Page 7 of 13 Planning Commission November 8, 2017 Mr. Hogan said he does not want a chain link fence there. Foliage will not keep kids from running through it. His pool is a kid magnet. In 1995 the Council wanted a separation because of the turnover in that housing so if a chain link fence is allowed, it will devalue the properties. Mr. Laughlin stated that part of the problem with the cedar fence is that the kids kick the boards out. He would be happy to accommodate the four single family homes with something like the the metal and brick fence in the picture he showed, but he doesn't think cedar fence is a good idea and he would prefer to do something else for screening on the other two sides. Chairman Collins closed the public hearing. Commissioner Kocon pointed out that other types of other fences would work. If tabled, that doesn't preclude the petitioner from coming back with a different type of fence. Commissioner Siess asked if there was any conversation between the City and the applicant on other ideas. Ms. Wittman responded it was an enforcement action that came into the zoning administrator's office. Complaints came into the office over six months ago. Community Development Director Turnblad asked if there would be opposition on the dais to having two different fence types. Commissioner Lauer stated he would be OK with one type on the north side and other type on other side. Motion by Commissioner Kocon, seconded by Chairman Collins, to table Case No. 2017-57, Special Use Permit Amendment to the fencing requirements for the property located at 1677 Orleans Street West. Motion passed 4-0, all in favor. Case No. 2017-58: Consideration of a Special Use Permit to add an amusement and recreational establishment at the property located at 14200 60th Street North, Eagles 94, property owner and Chad Greeder, applicant. City Planner Wittman explained the request. The applicant is requesting a Special Use Permit to add 4,614 square feet to the existing structure for an assembly hall. Assembly halls are a type of "amusement and recreational establishment" which requires a Special Use Permit. The use will be accessory to the primary uses as a restaurant and the Eagles 94 club. The assembly hall will be used for club meetings and private rentals such as weddings. The applicant will also need a Special Use Permit for Outdoor Events. While not noted in the application, members of the community have indicated the Eagles 94 currently hosts outdoor events, and staff assumes the Eagles will want to continue these events. A process allowing Eagles to apply to hold four outdoor events per year has been built into the Special Use Permit. Staff recommends approval with 15 conditions. Chairman Collins asked about the light plan and the life span of the existing lights. City Planner Wittman responded she will have to check, it could be another 20 years. Staff does not want to impose restrictions on a property owner for something that has already been there for 20 years, but prefer to require that, as they start to fail, they be replaced with something lower to the ground. Chairman Collins asked if outdoor events would shut down at 10 p.m. Ms. Wittman confirmed that any outdoor equipment or band would have to be closed down at 10 p.m. Page 8 of 13 Planning Commission Annual Case Report Case # Request PCP Date Action Vote Zoning 2017-1 RB Consideration of a Final Plat for Rutherford Station. Case People Calatlantic Group Inc., Owner Mark Sonstegard, Applicant 2017-2 3/8/2017 Approved 7-0 CBD Consideration of a Special Use Permit for the use of outdoor speakers. Case People Jeffrey B. Larson, Owner Chris Goetzke, Applicant Address 324 Main Street South 2017-3 4/12/2017 Approved Consideration of a Short Term Rental Ordinance. Case People City of Stillwater, 6-0 2017-4 3/8/2017 Withdrawn Consideration of a Variance for the demolition and rebuild of the south section of the structure. Case People Address Craig Beemer, Owner 806 main street south CA 2017-5 3/8/2017 Approved 5-2 Consideration of a Variance to add an addition to the structure that will include livable space. Case People Michael Markwardt, Owner Charlene Markwardt, Owner Address 1333 6th Street South RB 2017-6 4/12/2017 Approved 5-0 RB Consideration of a 9' variance to the 30' Exterior Side Yard Setback [City Code Section 31-308(b)(1)] from Hancock Street East. Consideration of a 4.0% variance from the 25% Maximum Lot Coverage for the construction of a 624 square foot garage at the property located at 1104 1st Street South. Case People Address Joshua Wilichowski, Owner 1104 1st Street South Ann Wilichowski, Owner 2017-7 4/12/2017 Approved 6-0 RA Consideration of a Zoning Text Amendment to allow Senior Living Care Facilities within RA districts for sites larger than 5 acres, and to modify the height requirement language in RA to read 35' maximum. Case People Our Saviour Lutheran Church, Owner Anne Stanfield, Applicant Ecumen, Applicant Valley Ray, President Address 1616 Olive Street West Tuesday, January 02, 2018 Page 1 of 10 Case # Request PCP Date Action Vote Zoning 2017-8 4/12/2017 Approved 6-0 LR Consideration of a Special Use Permit, Subdivision and Planning Unit Development to build a senior living facility. Case People Randy Benson, Applicant ILHC of Stillwater, LLC, Applicant SCSR, Owner Elden Lamprecht, Owner McKenzie Living Trust, Owner Delbert Miske, Owner Michael Meisterling, Owner Address 12525 75th Street North 12721 75th Street North 12550 72nd Street North 12620 72nd Street North 2017-9 5/10/2017 Approved 5-1 RB Consideration of a Variance to exceed the maximum allowable signage for properties in the RA One Family Zoning District by adding two sign groups, of three signs each, to each parking lot. Case People Address Lakeview Hospital, Owner 927 Churchill Street West Tracy Nevells, Applicant 2017-10 5/10/2017 Approved 6-0 RB Consideration of a 195 s.f. Variance to the maximum structural coverage to construct a detached garage Case People Address Brian Hamernick, Owner 1014 3rd Street South 2017-11 5/10/2017 Denied 4-2 CBD Consideration of an amendment to a Special Use Permit to extend amplified outdoor music time by 1 hour, until 11:00 PM on Thursdays, Fridays and Saturdays Case People Address Dave Najarian, Applicant 324 Main Street South 2017-12 5/10/2017 Incomplete Application RB Consideration of a Variance to replace exisiting garage with a new garage that includes living space and bathroom. Case People Brennen Sawnsan, Owner Kailee Swanson, Owner Address 2017 Schulenburg Alley 2017-13 5/10/2017 Approved 6-0 LR Consideration of a 3' Variance to the side yard setback for a 29 square foot deck expansion Case People Address Jim Cassell, Owner 635 Newman Trail Christi Cassell, Owner 2017-14 8/23/2017 Approved Consideration of a Preliminary plat for an 8 single family home subdivision Case People Sterling Black, Owner Fairway Development, LLC, Owner Address 1902 William Street North RB Tuesday, January 02, 2018 Page 2 of 10 Case # Request PCP Date Action Vote Zoning 2017-15 6/14/2017 Approved 6-0 Consideration of a permit to operate seasonal food vending business. Case People Address Frank Fabio, Owner 225 Main Street Emilio Candia, Applicant CBD 2017-16 Water Street Inn TIF- Contract for private redevelopment between the City of Stillwater and the St. Croix Preservation Company, Inc. Case People Address Water Street Inn, 101 Water Street South 2017-17 6/14/2017 Approved 4-2 RB Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental. Case People Address Truett & Jill Lawson, Owner 807 Harriet St. S. Nancy & Gary Lambert, Unknown 2017-18 6/14/2017 Approved 5-1 CBD Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental. Case People Address St. Croix Investors, Owner 210 Main Street South Sarah Hietpas, Manager 209 Union Alley 2017-19 6/14/2017 Approved 6-0 RB Consideration of a CUP to operate a Type C Short Term Home Rental Case People Address Monty & Terry Brine, Owner 520 Main St. N. ABS Company, Owner 2017-20 6/14/2017 Approved 6-0 RB Consideration of a CUP to operate a Type C Short Term Home Rental Case People Address Joseph Metzger, Owner 1008 Oak Street West 2017-21 6/14/2017 Approved 6-0 Consideration of a CUP to operate Type C Short Term Home Rental Case People Daniel Priebe, Owner Matthew Stepaniak, Manager Address 210 Laurel Street East RB 2017-22 6/14/2017 Approved 6-0 CBD Consideration of a Comprehensive Plan Amendment (CPA) for approval of the draft Chapter Six, Downtown Stillwater Framework Plan Case People City of Stillwater, Tuesday, January 02, 2018 Page 3 of 10 Case # Request PCP Date Action Vote Zoning 2017-23 7/12/2017 Approved 6-0 Consideration of variances associated with an addition and the rehab of the structure located at 419 2nd St. S. Case People Brian Brosdahl, Owner Address 419 2nd St. S. CBD 2017-24 7/12/2017 Approved 6-0 CBD Consideration of a Special Use Permit to operate a Type C Short Term Home Rental to be located at 322 Broadway St. S. Case People Address Brian Brosdahl, Owner 322 Broadway St. S. 2017-25 7/12/2017 Approved 4-2 RA Consideration of a Concept Planned Unit Development for a senior living housing facility to be located at 114 Brick St. S. Case People Our Savior's Lutheran Church, Owner Daniel & Gretchen Smith, Owner Ecumen, Applicant Anne Stanfield, Representative Valley Ray, President Address 1616 Olive St. 114 Brick St. 2017-26 7/12/2017 Approved 6-0 CCR Consideration of a Variance to the rear -yard setback to allow for the construction of a two-tier deck enclosing a swim spa. Case People Sithyvon & Jill Chau, Owner Address 1429 Macey Way 2017-27 Lot Line Adjustment Case People Roger & Patricia Hoyt, Owner Address 1351 Dallager Court 1033 Sycamore Street 2017-28 8/9/2017 Withdrawn Consideration of a Variance to construct an addition in the Exterior Side Yard Setback Case People Address Todd & Audrey Hansen, Owner 901 6th Avenue South RB 2017-29 8/9/2017 Approved 4-0 RB Consideration of an amendment to a Special Use Permit for the change in ownership of a Bed and Breakfast Case People Address Rochelle Davila, Applicant 303 4th Street North 2017-30 8/9/2017 Approved 4-0 RB Consideration of a Variance to the Exterior Side Yard setback for construction of a garage Case People Address Chris Rustad, Owner 102 Cherry Street East Tuesday, January 02, 2018 Page 4 of 10 Case # Request PCP Date Action Vote Zoning 2017-31 8/9/2017 Denied 4-0 BP -I Consideration of a Zoning Text Amendment to allow for Board and Lodging/Rooming House in the Business Park - Industrial District Case People Colin Faulkner, Applicant Wild River Office Park LLC, Owner Address 1835 Northwestern Avenue 2017-32 8/9/2017 Consideration of a Variance for,the construction of additions located in the the Side Yard Setback area Case People Address Brian Dobson, Owner 125 Sherburne Street North RB 2017-33 8/9/2017 Approved 4-0 RB Consideration of a Variance for the construction of a front porch in the Front Yard Setback area Case People Address Rick Carlson, Owner 225 Martha Street North 2017-34 8/9/2017 Approved 4-0 RB Consideration of a SUP for a duplex residence to be located in the Central Business District Case People Address Brian Brosdahl, Owner 419 2nd Street South 2017-35 8/23/2017 Denied 3-1 CBD Consideration of Variances associated with proposed rooftop improvements at the Water Street Inn Case People Address Roger Tomten, Representative 101 Water Street Archnet, Representative St. Croix Preservation Co, Inc, Owner Chuck Doughtery, Owner 2017-36 8/23/2017 Consideration of the Preliminary Concept Master Plan for future Lakeview Hospital and Health Campus. Case People Lakeview Memorial Hospital Association, David Anderson, Applicant Frauenshuh Inc., 2017-37 8/23/2017 Approved 4-0 RB Consideration of a Short Term Rental License Type B Case People Rick Swanson, Address 2023 Schulenburg alley 2017-38 9/13/2017 Withdrawn Consideration of a Variance to build a deck. Case People Address Todd 1465 Macey Way Jessica Olsen, Owner CCR Tuesday, January 02, 2018 Page 5 of 10 Case # Request PCP Date Action Vote Zoning 2017-39 9/13/2017 Approved 6-0 Consideration of a Special Use Permit amendment to allow for the restaurant expansion onto the second level Case People Michael Hoefler, Owner Matt Hoefler, Applicant HAF Architects, Address 233 Main Street South CBD 2017-40 9/13/2017 Approved 6-0 Consideration of Preliminary Plat, Final Plats, and a Zoning Map Amendment (ZAM) Case People Address Stephen kochendorfer, Owner 8080 Neal Ave N Barbara Kochendorfer, Owner Conerstone Land Surveying, Inc., Applicant AP 2017-41 9/13/2017 Approved 6-0 Consideration of a Special Use Permit for the current child care facility, and its expansion. Case People Gina Anderson, Owner Richard Nauman, Applicant Address 14480 60th Street North 14460 60th Street North BP-C 2017-42 10/11/2017 Withdrawn RB Variance to the maximum fence height in the exterior side yard Case People Address Michael Hinman, Owner 823 5Th Street South 2017-43 10/11/2017 Approved CBD Consideration of a Zoning Text Amendment to allow a cigar shop and sampling room in the Central Business District Case People Address Happy Bridge, LLC, Owner 209 Main St S Scott Sodergren, Applicant Luke Sodergren, Applicant 2017-44 CBD Consideration of a contract for private redevelopment between the City of Stillwater and Midnight Real Estate, LLC. Case People Address Midnight Real Estate, LLC, Owner 232 Main Street N City of Stillwater, 2017-45 10/11/2017 Withdrawn Consideration of a Conditional Use Permit to operate a Short Term Home Rental Type C Case People Address Jennifer Foley, Owner 925 5th Ave S William Foley, Owner RB Tuesday, January 02, 2018 Page 6 of 10 Case # Request PCP Date Action Vote Zoning 2017-46 10/11/2017 Withdrawn Consideration of a Variance to construct a dettahced garage on the property. Case People Address Michael LaMeyer, Owner 518 St.Croix Ave W Samisha LaMeyer, Owner RB 2017-47 10/11/2017 Approved 6-0 RB Consideration of a Short Term Home Rental Licnese Type B. Case People Joseph Widmer, Owner Address 1004 5th St N 2017-48 10/11/2017 Approved 5-1 RA Consideration of a Final PUD, Preliminary Plat, Final Plat and Special Use Permit. Case People Address Our Savior's Lutheran Church, Owner 1616 Olive Street Anne Stanfield, Applicant 114 Brick Street Ecumen, Applicant 2017-49 10/11/2017 Approved 6-0 RA Consideration of an Variance to the front yard setback and the expansion of a legally non -conforming structure. Case People Genevive Schulze, Owner Cynthia Polzin, Applicant Address 204 Birchwood Drive North 2017-50 10/11/2017 Approved 6-0 RB Consideration of a Variance to the structural lot coverage. Consideration of a Variance to the 30ft Steep Slope Setback Case People Address Jenafer Smith, Owner 628 Olive St W Grant Smith, Owner 2017-51 BP-C Consideration of a one-time Special Event Permit for Cub Foods Case People Address Mary Jo Neumann, Applicant 1801 Market Drive Carrie Higgs, Other Cub Food Corporate, Owner 2017-52 11/8/2017 Approved 4-0 RB Consideration of a Variance to the Front Yard setback for the vertical expansion of an existing, nonconforming residence and covered entryway addition. Case People Address Jay Singerhouse, Owner 410 Hazel St E Noelle Singerhouse, Owner Tuesday, January 02, 2018 Page 7 of 10 Case # Request PCP Date Action Vote Zoning 2017-53 11/8/2017 Approved 4-0 Consideration of a re -subdivision and a Zoning Map Amendment (ZAM) for a track of undeveloped right-of-way adjacent to Elm Street. Case People Larry Lappi, Owner Paulette Lappi, Owner Address first Street North 900 Broadway St N RB 2017-54 11/8/2017 Approved 3-1 Consideration of a 5' Variance to the side yard setback for the construction of a 16' x 18' rear deck. Case People Matthew Jones, Owner Katherine Jones, Owner Address 2735 White Pine Way TR 2017-55 11/8/2017 Withdrawn Consideration of a Special Use Permit to operate a fitness studio. Case People Agnitron Holdings, LLC, Owner Sherri Smith, Applicant Chris Smith, Applicant Address 14382 60th Street North 14304 60th Street North BP-C 2017-56 12/13/2017 Tabled AP Consideration of a Preliminary Plat and Zoning Map Amendment for Nottingham Village, a single family subdivision. Case People Randy Petrie, Owner Judy Petrie, Owner Address 12220 Mckusick Road North 2017-57 12/13/2017 Tabled Consideration of a Special Use Permit Amendment to the fencing requirements. Case People Address Juanita Pekay, Applicant 1677 Orleans St W St. Croix Village, LLC, Owner RCH 2017-58 11/8/2017 Approved 3-1 BP-C Consideration of a Special Use Permit for an assembly hall and outdoor events. Case People Eagles 94, Owner Chad Greeder, Applicant Address 14200 60th Street North 2017-59 CBD Consideration of a Special Event Permit Case People Maple Island Brewing, Frank Fabio, Owner Emily Van Ort, Applicant Main Street LLC, Address 225 Main Street North Tuesday, January 02, 2018 Page 8 of 10 Case # Request PCP Date Action Vote Zoning 2017-60 RB Consideration of a Lot Line Adjustment Case People Address Brandon lserman, Owner 420 Martha Street South Terry Hyde, Owner 414 Martha Street South 2017-61 12/13/2017 Approved 6-1 AP Consideration of a Subdivision and Zoning Amendment Case People Westridge Development LLC, Owner Kevin VonRiedel, Applicant Address 12991 Boutwell Road 2017-62 1/10/2018 Consideration of a CUP and Variances to build a new residential condominium Case People Address Browns Creek West LLC, Owner 107 Third St N John Roger Tomten, Other CBD 2017-63 12/13/2017 Withdrawn Consideration of a Variance to construct a two-story office building Case People Address Stillwater Commons, LLC, Owner 2289 Croixwood Blvd CA 2017-64 12/13/2017 Approved Consideration of a Zoning Text Amendment to modify the Short Term Home Rental Ordinance. Case People City of Stillwater, Applicant 2017-65 1/10/2018 Consideration of a Special Use Permit to provided training and guided segway tours Case People Address Steven Gnan, Owner 204 Main St N James Linden, Applicant CBD 2017-66 1/10/2018 Consideration of a Special Use Permit for rooftop cooling tower. Case People Address Keith Messinger, Owner 927 Churchill St S Jason Gottwalt, Applicant RB 2017-67 1/10/2018 Consideration of a PUD, Subdivision, Variance and Zoning Map Amendment Case People Address Ken Heifort, Owner 8911 Neal Ave Integrity Land Development, Applicant Todd Gans, Applicant AP Tuesday, January 02, 2018 Page 9 of 10 Case # Request PCP Date Action Vote Zoning 2017-68 1/10/2018 Consideration of a Zoning Text Amendment to allow retail uses in the BP -I district by Special Use Permit. Case People Michael McGrath, Owner Address 1815 Greeley St S BP -I 2017-69 2/14/2018 Consideration of a Special Use Permit for construct townhomes Case People Ancho Bay Pro, Inc„ Owner Address 1167 Parkwood Lane 6322 Stillwater Blvd N TH 2017-70 1/10/2018 Consdieration of a Variance to the total lot coverage and impervious surface Case People Address Jessie Bostrom, Owner XXX Linden Paul Bruggeman, Applicant RB Tuesday, January 02, 2018 Page 10 of 10