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HomeMy WebLinkAbout2018-02-12 Joint Board PacketAGENDA Stillwater City and Town Joint Planning Board City Council Chambers 216 North Fourth Street Stillwater, MN 55082 5:00 p.m. Monday, February 12, 2018 1. CALL TO ORDER 2. ELECTION OF OFFICERS 3. APPROVAL OF AGENDA 4. APPROVAL OF DECEMBER 18, 2017 MINUTES 5. PUBLIC HEARINGS 5.01 Request by Todd Ganz of Integrity Development for a rezoning related to the preliminary plat of Heifort Hills Estate, a 24 lot detached townhome subdivision in the South Twin Lake Shoreland District. The property is located at 8911 Neal Avenue. 6. MISCELLANEOUS 7. ADJOURNMENT i 1 iNliater. 1ME NIRTNPLACE OF MINNEIOTA Stillwater City and Town Joint Planning Board Regular Meeting Minutes December 18, 2017 Present: Stillwater Town Board Members Dave Johnson and Sheila -Marie Untied, City of Stillwater Council Members Ted Kozlowski and Tom Weidner. Staff present: Stillwater Community Development Director Bill Turnblad Chair Johnson called the meeting to order at 5:10 PM. APPROVAL OF AGENDA The agenda was accepted with one change. Election of officers would wait until the next meeting. APPROVAL OF MINUTES Since only two of the four members at the March 18, 2015 meeting were in attendance tonight, minutes of March 18, 2015 were acknowledged but no vote to approve was taken. NEW BUSINESS Rezoning for WEST RIDGE - Case No. 2017-61 Turnblad introduced the case by summarizing his report of December 12, 2017. The developer, Westridge Development LLC, requested a rezoning of the property at 12991 Boutwell Road from AP - Agricultural Preservation to RA - Single Family Residential for a 14 lot single family subdivision to be known as West Ridge. Weidner discussed the possibility of extending Creekside Crossing to the Whitcomb property immediately south of West Ridge for future development flexibility. He also talked about the potential benefits of extending Neal Avenue through the neighborhood to intersect with Co Rd 12 at Northland Avenue. There was also discussion on whether Trolley Drive's proposed location were the best for the properties to the east. Untied moved to approve the rezoning, which was seconded by Kozlowski. The motion passed on a 4-0 vote. Joint Board Minutes December 18, 2017 Page 2 of 3 Rezoning for NOTTINGHAM VILLAGE - Case No. 2017-56 Turnblad introduced the case by summarizing his report of December 12, 2017. The developer, Hearth Development, requested a rezoning of the property at 12220 McKusick Road from AP - Agricultural Preservation to TR - Single Family Residential for a 15 lot single family subdivision to be known as Nottingham Village. The board discussed future development of surrounding properties and whether the proposed road alignment would enable that future development or hinder it. Weidner moved to approve the rezoning, which was seconded by Kozlowski. The motion passed on a 4-0 vote. OTHER BUSINESS Johnson reported on a conversation he had with the new owner of the property south of Hwy 36 at Manning Avenue. The property is currently within Stillwater Township, but would need to be annexed either by the City of Oak Park Heights or the City of Stillwater in order for urban utilities to be provided. But, according to the new owner, Oak Park Heights is not particularly supportive. So, the owner is interested in working with the City of Stillwater to determine if Stillwater utilities can be extended to the property. ADJOURNMENT Weidner moved for adjournment, which was seconded by Untied. The motion passed unanimously. Meeting adjourned at 6:10 PM. Respectfully submitted, Bill Turnblad Acting Recording Secretary fflwater HE B I R T H PLACE OF- M I H N E S O r A TO: Joint Planning Board FROM: Bill Turnblad, Community Development Director DATE: February 5, 2018 RE: Heifort Hills Estate rezoning 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. 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 Joint Planning Board is asked to: 1) Consider approval of the rezoning of the second phase's 10.92 acres from AP, Agricultural Preservation to RB, Two -Family Residential; and 2) Make comments on the preliminary plat for Heifort Hills Estate. EVALUATION OF REQUEST Mr. Ganz has requested that the property be zoned RB, Two -Family Residential. It is currently zoned AP, Agricultural Preservation, which is the temporary zoning classification assigned by the Minnesota Municipal Board when the area was annexed. The Heifort Hills Estate February 5, 2018 Page 2 expectation is that when development occurs, the property would be rezoned to a classification that is consistent with the City's 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. However, even though the RB Zoning is consistent with the Comp Plan, the actual development density will be much lower than normally found in the RB District. The actual density is about 2.78 homes per acre1. 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 South Twin Lake Shoreland Management District that apply to the project. 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, City staff recommends approval of the requested rezoning. cc: Todd Ganz Attachment: Planning Report bt ' 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. fllwater I ii H, R T H PLACE O F M I H H E S O F A PLANNING REPORT MEMO DATE: February 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 February 26, 2018 February 12, 2018 January 30 and February 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. 1 January 20th will be the public hearing for the Final PUD, Preliminary Plat and 1 St reading of the rezoning. February 20 will be the 2nd reading and adoption of the rezoning ordinance. Heifort Hills Estate February 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 of Heifort Hills PUD; 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 February 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 by adopting Resolution 2016-108A. The Final PUD for this phase is to be reviewed against the conditions of approval found in the resolution. 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 meet or exceed the 225 foot setback required from the Ordinary High Water Level of South Twin Lake. • The public street (Neal Court) 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. The Phase 2 application materials show 50.33% of the project in commonly owned open space that meets Shoreland PUD standards. 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 2,021 sf New public road r-o-w 37,818 sf House lots 137,544 sf Driveways (between lots and r-o-w) 19,812 sf Total deletions 236,357 sf Total open space 239,527 sf Percentage of open space 50.33% Heifort Hills Estate February 5, 2018 Page 4 PUD Open Space illwater Heifort Hills Estate PUP Open Space 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. 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. Heifort Hills Estate February 5, 2018 Page 5 • The project site (475,884 sf) minus the extra required right-of-way for Neal Avenue (2,021 sf) yields a base area of 473,863 square feet. • The total impervious surface on the site will be 104,958 square feet'. • So, impervious surface coverage is 22.06%, which is less than the 25% allowed. 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. a New roadway is 21,815 sf; the driveways total 26,983 sf; the footprint of the houses cover 56,160 sf. Heifort Hills Estate February 5, 2018 Page 6 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. 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 February 5, 2018 Page 7 Since this is a PUD, the home setbacks from the Neal Court (the new internal public street) are not mandated. None -the -less, 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. Suitable Land in Each Tier illwa Suitable land First Tier - su iabte area 11 Second T: - suitable area Third Ter - suitable area. 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 February 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 one 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. Though, the property owner would like to at least have sewer and water service stubs made available so that the parcel can be upgraded from its private well and individual septic treatment system. 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 already 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 by City policy 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 (to be known as Neal Court). • Lots for the detached townhomes will 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 February 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 development. But, the Brown's Creek Watershed District allows for buffer averaging under certain situations. An averaged buffer will be applied here. This can be seen below. • The remaining gravel stretch of Neal Avenue will be paved. • A public trail will be constructed along the east side of Neal Avenue up to State Highway 96. Averaged Wetland Buffer Averaged wetland buffer Rensed (dv©r, ,dI wetland buffer Fia,Inrt Ppnd we0xnd waUend barter Heifort Hills Estate February 5, 2018 Page 10 2. Civil Engineering The City Engineer reviewed the plans and makes the following comments: i. Extend municipal water and a sewer service 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. iii. The proposed trail on the east side of Neal Avenue encroaches on 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 will cover the cost of the replacement with Park and Trail fees. iv. Add utility service stubs for the existing home on the west side of Neal Avenue. v. 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 Avenues. 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.) vi. 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. vii. 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. viii. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 8 475,884 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 February 5, 2018 Page 11 ix. 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 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 for landscaping purposes. 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 on the map on the next page, tree removal is planned within portions of the wetland buffers. This is allowed for the small isolated wetland because it is not of sufficient size and quality for Brown's Creek Watershed District to protect. And, the proposed tree removal in the buffer of the Heifort Ponds wetland is allowed because the buffer is being delineated according to averaging rules. No trees will be removed within the averaged buffer. (See tree removal graphic on the next page.) 66.76% of the tree canopy is planned to 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 31.76% removed beyond the 35% allowance. The percentage of tree removal is relatively high for a Shoreland PUD. But, extraordinary efforts are needed to keep stormwater out of South Twin Lake, which results in additional storm sewer and associated tree loss. There are 312 significant trees on the property. 31.76% of them would be 99 trees. So, 99 trees will need to be replaced. The replacement trees need to be an average size of 2" DBH9 if they are deciduous and 6' tall if they are coniferous. Including both the 72 trees required for landscaping and the 99 for tree replacement, the developer will be responsible for placing 171 trees. The plans show the placement of 132 trees. Therefore, at the time of final plat application, either fewer trees should be removed, or 39 additional trees will need to be added. The City 9 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 54" above grade. Heifort Hills Estate February 5, 2018 Page 12 development code makes an allowance where more trees cannot be placed on a site, to pay the equivalent to the City in cash. This would go into the City's tree fund for trees in parks, open spaces and other public areas. Tree Removal Heifort Hills Estate February 5, 2018 Page 13 4. Park and Trail Dedication The Comprehensive Plari s park chapter shows no planned parks on the property. But, a trail is envisioned along Neal Avenue between McKusick Road and Dellwood Road (State Highway 96). The trail constructed with Phase 1 of this PUD stops just south of the wetland next to Neal Avenue. The trail alignment between the wetland and Neal Avenue will require additional investigation by the developers. This will have to be done before final plat application materials are submitted. Specifically, the status of the wetland and any necessary wetland replacement will need to be verified. The developer's costs for constructing this trail, any necessary retaining walls, and any wetland replacement needed for the trail, will be credited against required park and trail dedication fees. Required park and trail dedication fees will be required on 14 of the 15 lots. The existing home site is exempt. The park fee for a single family home is $2,000 and the trail fee is $500. Therefore, the developer will be responsible for $35,000 in these fees. The trail work done by the developer will be credited against these fees. Existing paved trails are in green Planned paved trails are in red (Sidewalks not shown) Trail segment to 4a constructed now 2nd phase of Halal Hills PUD Heifort Hills Estate February 5, 2018 Page 14 RECOMMENDATIONS Park Commission - The Park Commission will consider the development on February 26, 2018. Since the January Park Commission meeting was cancelled because of a snow storm, the Park Commission will have to consider the development before Council approval of the final plat, rather than the preliminary plat. Joint Planning Board - The Joint Planning Board was scheduled to consider the rezoning for the development on January 22, 2018. But, because of the snow storm, the meeting was cancelled. It will be considered by the Board on February 12, 2018. This will be prior to the City Council consideration of the second reading of the rezoning. Planning Commission - The Planning Commission heard the case on January 10, 2018 and unanimously recommended approval with the conditions found below. (The Planning Commission's recommendation included 18 conditions. There are only 16 below, because plans have been revised and several conditions have already been satisfied.) City Council - On January 30, 2018 the Stillwater City Council approved the preliminary plat, Final PUD and 1st reading of the rezoning with the following 16 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 Revision date 1/15/18 • Tree Survey L1 Revision date 1/15/18 • Tree Tabulation L2 Revision date 1/15/1 • Tree Canopy Area Plan L3 Revision date 1/15/18 • Landscape Pan Dated 1/17/18 • Grading Plan Dated 1/17/18 • Sanitary Sewer and Water Plans/Profiles Dated 1/17/18 • Storm Sewer Plan Dated 1/17/18 • Neal Court Plan/Profile Dated 1/17/18 • Neal Avenue Plan/Profile Dated 1/17/18 • Stormwater Pollution Prevention Plan Dated 1/17/18 • Signage and Lighting Plan Dated 1/17/18 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. Municipal water and a sanitary sewer service will need to be extended to the eastern property line for future development. This must be included in the final plat application materials. 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 State Highway Heifort Hills Estate February 5, 2018 Page 15 96. Any costs for the trail and necessary retaining wall that exceed the developer's park and trail fee obligation will be paid for by the City from its Parks and Trails Fund. 7. A sidewalk on the south/east side of Neal Court 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. 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. 10. 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. 11. 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. 12. 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. 13. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 14. The boundaries of the wetland/pond buffers must be signed according to Brown's Creek Watershed District rules. 15. The rezoning will not become effective until after the Final Plat is approved by the City and filed with Washington County for recording. 16. The final plat application materials must either include a revised landscape plan that includes 39 more trees, or the tree removal plan must be revised to eliminate the need for the 39 additional trees, or the cash equivalent of the 39 trees must be paid to the City. If the cash option is chosen by the developer, then the amount, to be approved by the Community Development Director per City Code Section 31-522, Subd 5 (f), must be paid to the City prior to release of the final plat from City offices. Attachments: Final PUD and Preliminary Plat Resolution Rezoning Ordinance 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 bt RESOLUTION NO. 2018- CITY OF STILLWATER WASHINGTON COUNTY, MINNESOTA A RESOLUTION APPROVING FINAL PLANNED UNIT DEVELOPMENT FOR PHASE 2 OF 2, AND PRELIMINARY PLAT FOR HEIFORT HILLS ESTATE CASE NO. 2017-67 WHEREAS, Todd Ganz, Integrity Land Development, has submitted an application for approval of: 1) Final Planned Unit Development for Phase 2 of 2; and 2) Preliminary Plat for Heifort Hills Estate; and 3) Rezoning of the property to RB, Two -Family Residential; and WHEREAS, the legal description of the subject property is described as follows: See Exhibit A; and WHEREAS, on February 19, 2016 the City Council held a public hearing on the Concept Planned Unit Developed for the project and approved it with several conditions; and WHEREAS, on January 10, 2018 the Planning Commission held a public hearing on the Final Planned Unit Development, rezoning and preliminary plat and upon hearing testimony from the public unanimously recommended approval with conditions; and WHEREAS, on January 30, 2018 the City Council held a public hearing on the requests and found them to be compatible with the neighborhood and consistent with the Concept Planned Unit Development, City's Zoning Ordinances, Subdivision Ordinances, Comprehensive Plan, and infrastructure. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Stillwater hereby approves the Final Planned Unit Development and preliminary plat for Heifort Hills Estate with the following conditions: Res No. 2018- Page 2 of 5 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 Revision date 1/15/18 • Tree Survey L1 Revision date 1/15/18 • Tree Tabulation L2 Revision date 1/ 15/ 1 • Tree Canopy Area Plan L3 Revision date 1/15/18 • Landscape Pan Dated 1/17/18 • Grading Plan Dated 1/17/18 • Sanitary Sewer and Water Plans/Profiles Dated 1/17/18 • Storm Sewer Plan Dated 1/17/18 • Neal Court Plan/Profile Dated 1/17/18 • Neal Avenue Plan/Profile Dated 1/17/18 • Stormwater Pollution Prevention Plan Dated 1/17/18 • Signage and Lighting Plan Dated 1/17/18 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. Municipal water and a sanitary sewer service will need to be extended to the eastern property line for future development. This must be included in the final plat application materials. 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 State Highway 96. Any costs for the trail and necessary retaining wall that exceed the developer's park and trail fee obligation will be paid for by the City from its Parks and Trails Fund. 7. A sidewalk on the south/east side of Neal Court 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. Res No. 2018- Page 3 of 5 9. 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. 10. 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. 11. 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. 12. 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. 13. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 14. The boundaries of the wetland/pond buffers must be signed according to Brown's Creek Watershed District rules. 15. The rezoning will not become effective until after the Final Plat is approved by the City and filed with Washington County for recording. 16. The final plat application materials must either include a revised landscape plan that includes 39 more trees, or the tree removal plan must be revised to eliminate the need for the 39 additional trees, or the cash equivalent of the 39 trees must be paid to the City. If the cash option is chosen by the developer, then the amount, to be approved by the Community Development Director per City Code Section 31-522, Subd 5 (f), must be paid to the City prior to release of the final plat from City offices. Enacted by the City Council of the City of Stillwater, Minnesota this 30TH day of January, 2018. CITY OF STILLWATER Ted Kozlowski, Mayor ATTEST: Res No. 2018- Page 4 of 5 Diane Ward, City Clerk Res No. 2018- Page 5 of 5 Exhibit A 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 178 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 70 degrees 04 minutes 53 seconds along said south line a distance of 654.57 feet to the point of beginning. ORDINANCE NO. AN ORDINANCE AMENDING THE STILLWATER CITY CODE SECTION 31-300 ENTITLED ESTABLISHMENT OF DISTRICTS BY REZONING APPROXIMATELY FIFTEEN ACRES TO RB, TWO-FAMILY RESIDENTIAL The City Council of the City of Stillwater, Washington County, Minnesota, does ordain: Section 1. The zoning of the subject property, location of which is legally described in Exhibit A, is hereby amended to RB, Two -Family Residential. This proceeding is known as Case 2017-67. Section 2. This Ordinance shall be in full force and effect from and after publication according to law. Section 3. This Ordinance shall not be published until the Final Plat for the subject property is approved by the City Council. effect. Section 4. In all other ways the Stillwater City Code shall remain in full force and Adopted by the City Council this 30th of January, 2018. CITY OF STILLWATER Ted Kozlowski, Mayor ATTEST: Diane Ward, City Clerk Exhibit A 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 178 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 70 degrees 04 minutes 53 seconds along said south line a distance of 654.57 feet to the point of beginning 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 0o m9 e � m � I 11 I I I 1 I UI I II II FOUND 1/2 INCH IRON PIPE MARKED RLS 12560 I - _ y I � \� CENTERLINE 00 890\ s,1 NO 96 PER MN STTAZTWNT R �IF�IF FOUND 1/2 NCH IRON PIPE MARKED '990.. RLS 12560 DEL HIGHWAY ZWOO© ROAD ---- NW CORNER OF SEC. 20, T30, P20, FOUND WASHINGTON- - P COUNTY CAST IRON MONUMENT 05 HOD H02 12 RODS S89' 10'57 "P 198.04 - FOUND 1/2 NCH IRON PIPE MARKED RLS 6617 / 1�- o<r 0 o z FI 002 _- INCHOUND IRON/2 PIPE MARKED 0E00 RLS 6617 96 NORTH FOUND 1/2 INCH IRON PIPE MARKED RLS 12560 E a°'6S89"7 0'57 "F 456.00 +( se 135B NORTH LINE OF THE W1/2 OF THE W!/2 OF THE NW 1/4 OF SEC_ 20, T30, R20. ` 3I�y �a PROPOSED 1 POND / m *, Bm 25 D+U / 9 (- TNC'1 IRON PIPE MARKED I 'ET ACK" 25 OUTLOT B 3g 100 YEAR HWL D+U 890.14 (PROPOSED). DRAINAGE AND UTILITY EASEME OVER ALL OF OUTLOT B D*U 130.1] 11 I\ WETLANDS II DELINEATED BY BOPRAY !I ENVIRONMENTAL SERVICES LLC AND LOCATBO ON I �R OCTOBER 24 2014 1 e,', 1 \ BY CORNERSTONE LAND SURVEYING, INC. I e92 - A\ I �\ PROPOSED POND D+U 25 /ae E, AVERAGED WETLAND BUFFER LINE 653.99 N89"09'32"W m \ es \ @ d HWY R!cHT OF Poo 62. AY PER BOOK 205, PAGE I03 055 15' D+U 55.92 FB, -E- �so 65- 5 --25--- + D+U 01.08 12 11 25' -s7a2-1-' �. 7 D+UDRAINAGE AND ��I" OVER UTILITY LL OF I I ' � OVER ALL OF aryl I p w OUTLOT i 00 Q TLANDS DELINEATED_- - BOPRAY ENVIRONMENTAL---` _91 SERVICES, LLC AND. D-al LOCATED ON R 24, 2014 BY CORNERSTONE ~ LAND SURVEYING INC w O OUTLOTA_J_ _ _ _ 66.08 1 I �e _3 9 101.OB9R m 5+ 20' D+U \�,1 1.- SO IY,TH LINE OF THE NORTH I 100 YEAR HWL = `sue 1 720 00 FEET OF THE WI/2 I 883.23 (PROPOSED). OF HE WI/2 OF THE NW 1 1/4 Jt SEC. 20, T30, R20. I D+U \ 2E406 � - 1 90O 12"b+U =-FNCH OUNDIRON 1/2 I ,\W PIPE MARKED RLS 9232 p 7 N LE- o \' 7 LOT AREAS: (IN SQ. FT.) LOT 1 = 5,930 LOT 2 = 6,022 LOT 3 = 5,965 LOT 4 = 5,846 LOT 5 = 5,923 LOT 6 = 5,973 LOT 7 = 5,885 LOT 8 = 6,326 LOT 9 = 5,889 LOT 10 = 5,651 LOT 11 = 5,165 LOT 12 = 4,663 LOT 13 = 5.560 LOT 14 = 5,864 LOT 15 = 5,504 LOT 16 = 6,180 LOT 17 = 6,101 LOT 18 = 5,350 LOT 19 5,810 LOT 20 = 5,706 LOT 21 = 5,745 LOT 22 = 5,570 LOT 23 = 5,555 LOT 24 = 5,361 LOT 25 = 243,062 OUTLOT A = 48,147 OUTLOT B = 7,286 ROADWAY = 37,818 NEAL AVE. R/W = 2,021 TOTAL PARCEL AREA = 475,884 SQ.FT./ 10.92 ACRES ei) CALL BEFORE YOU DIG! Gopher State One Call TWIN CITY AREA: 651-454-0002 TOLL FREE 1-800-252-1166 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 = 2,021 SQ.FT. EXISTING WETLANDS = 53,721 SQ.FT. PROPOSED NEW PUBLIC RIGHT OF WAY = 37,818 SQ. FT. PROPOSED RESIDENTIAL LOTS = 24 AVERAGE LOT AREA = 5,731 SQ. FT. TOTAL LOTS AREA = 137,545 SQ. FT. OPEN SPACE TOTAL PROJECT AREA = 475,884 SQ.FT. 50%OPEN SPACE REQUIREMENT = 237,942 DEDUCTIONS EXISTING WETLANDS TO OHWL = 37,834 SQ.FT. NEAL AVE. R/W = 2,021 SQ.FT. PROPOSED NEW PUBLIC RIGHT OF WAY = 37,818 SQ. FT PROPOSED LOTS = 137,545 SQ.FT. DRIVEWAYS BETWEEN LOTS AND R/W = 19,812 SQ.FT. TOTAL DEDUCTIONS = 235,030 - 49.4% LEGEND: • O 95 At 0 en 95 4 POWER POLE 0 GAS MANHOLE Q TELEPHONE MANHOLE El ® TELEPHONESANITARY CLEANOUT SANITARY MANHOLE CoroCATCH BASIN DaRFLARED END ON H01£ ® STORM SURVEY NOTES: FOUND MONUMENT FIRE DEPT. CONNECTIO SET I /2. IRON PIPE HYDRANT MARKED RLS NO • CURB STOP CABLE TV PEDESTAL 0 WATER WELL AIR CONDITIONER B O WATER MANHOLE ELECTRIC MANHOLE WATER ELECTICC METER POST INDICATOR ELECTRIC PEDESTAL v..1 WATER ELECTRIC TRANSFORMER VALVE VALVE LIGHT POLE 6.- FLAG POE GIP/ WIRE ® MAIL Bo% -a" TRAFFIC SIGN O UNKNOWN HOLE ® TRAFFIC SIGNAL CONIFEROUS TREE DECIDUOUS TREE IMPERVIOUS AREAS: TOTAL PARCEL AREA = 475,884 SQ.FT LESS NEAL AVE. R/W - 2,021 SQ. FT. =473,863 SQ.FT. 25%= 118,466 SQ.FT. *BUILDINGS = 56,160 SQ.FT. *DRIVEWAYS = 26,983 SQ.FT. ROADWAY = 21,815 SQ.FT. TOTAL = 104,958 SQ.FT. (22.2%) EXCESS IMPERVIOUS AREA = 13,508 SQ.FT. *NOTE: EXCESS IMPERVIOUS AREAS TO BE ADDED TO EACH LOT FOR DECKS, PATIOS, BUILDING ADDITIONS, SIDEWALKS, INCREASED DRIVEWAY, ETC. SLOPES: 0% - 12% - NOT SHOWN 12%-24%= SHOWN ON SURVEY (MOST ARE UNDER 50' HORIZONTAL) 24%AND ABOVE = ALL SLOPES ARE UNDER 24% uE UNDERGROUND ELECTRIC GROUND CABLE TV UNDERGROUND FIBER OPUNDERGROUND TIC OVERHEAD UTILITY ERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN CRFENCE[TYPICAL] GRAVEL 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 TYPICAL LOT/BUILDING LAYOUT REFER TO SITE PLAN FOR SPECIFIC LOT DETAILS AS LOT DIMENSIONS MAY VARY 5' -y MIN. COMMON DRIVEWAY r 30.00 1�00,s0.00 n.20.00 - 21'60 SQFT 11r s0_uo_jJ a I L__s 71 I MINIMUM 5' SETBACK FROM LOT LINE TO BUILDING MIN. g IN 71.77 1k! 24,40INGA of 112Z 24.00,0 =24,40 SQ.FT. 6 1 15333_LJ ------1 f1_ LOT = 4,459 SQ.FT. 1 I J LOT LINE BUILDING TYPE 1-1 El F O FRT I -I I IL IL S ESTATE CONTACT: INTEGRITY LAND DEVELOPMENT, INC. ATTN: TODD GANZ PHONE: 612-369-2747 tdganz@gmail.com COUNTY/CITY: WAS I-11N G w NJ O11IVTV C ITV O I- 5.T1 LLWAT ER 0 NORTH 60 120 REVISIONS: DATE REVISION 12-15-17 PRELIMINARY PLAT 1-15-18 REVISED CERTIFICATION: I hereby certify that this plan was prepared by me, under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Daniel L. Thurmes Reg Date: 12-15-17 -_ n Number: 25718 PROJECT LOCATION: 1 NEAL AVE. N. PID#2003020220017 PID#2003020220016 SuiteN. 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssu rvey .net CORNERSTONE LAND SURVEYING, INC. FILE NAME SURVB0001 PROJECT NO. 80017001A PRELIMINARY PLAT PI Sto = 18 PI \\,./ PI Sla RE IE TYP. NEAL AVE. STORM SEWER PIPE 0.4% PI ey, WETLAND; NO GRADING TO OCCUR WITHIN 2J\ i 93% CB 2 RE 89 IE 893 MH RE 896 =1 — 894 C:MH203 R 897.71 892.49 BMH 20S RE 89 IE POND BOTT NWL 5oti 990 696 FES 201 IE 891.90 g9 D+U 1 M 895.00 89.00 893.00 PO D 00 �;g8g 890 u DRAINAGE AND UTILITY EASEMENT OVER ALL 0 MH 207 OUTLOT B 896.74 893.30 NO GRADING TO OCC BEYOND 75' WETLAND BUFFER WO (1. G 904: LF 898.0 898 896 WO (1.5) G 904.0 LF 898.0 / 20 D+ TYP. NEAL CT. OR R PIP 0.7% BOTTOM 889.25 D+U DRAINAGE AND UTILITY --= —EASEMENT -OVERALL OF OUTLOT A FE IE CONSTRUCTION LIMITS SWALE; WITHIN 4:1 SLOPE, NO RETAINING WALL NEEDED WETLAND BUFFER ZONE; AVERAGED 75' AREA NOTE: ALL DISTURBED AREAS TO BE SEEDED, MULCHED AND FERTILIZED WITHIN 7 DAYS OF ROUGH GRADING. NO CONSTRUCTION ACTIVITY TO BEGIN PRIOR TO SILT FENCE PLACEMENT ALL CONCRETE AND BRICK REMOVALS TO BE DISPOSED OF LEGALLY OFF —SITE. ALL CONSTRUCTION SHALL CONFORM TO SPECIFICATIONS OF THE CITY OF STILLWATER AND ARE SUBJECT TO INSPECTION BY CITY STAFF. SEDIMENT TRACKED ONTO THE STREET FROM CONSTRUCTION ACTIVITIES WALL BE REMOVED ON A DAILY BASIS. SEEDING WILL NEED TO OCCUR ON NEAL AVENUE, EXTENDED TO THE RIGHT OF WAY. WHEREVER CONSTRUCTION VEHICLE ACCESS ROUTES INTERSECT PAVED PUBUC ROADS, PROVISIONS MUST BE MADE TO MINIMIZE THE TRANSPORT OF SEDIMENT(MUD) BY RUNOFF OR VEHICLE TRACKING ONTO THE PAVED ROAD SURFACE, THE ROADS SHALL BE CLEANED THOROUGHLY AT THE END OF EACH DAY. SEDIMENT SHALL BE REMOVED FROM ROADS BY SHOVELING OR SWEEPING AND BE TRANSPORTED TO A SEDIMENT CONTROLLED DISPOSAL AREA. STREET WASHING SHALL BE ALLOWED ONLY AFTER SEDIMENT IS REMOVED IN THIS MANNER. THE GRADING CONTRACTOR SHALL PROVIDE ALL EROSION CONTROL MEASURES CALL FOR ON THE PLANS, WHICH MAY INCLUDE SILT FENCE, ROCK EXIT SEDIMENTATION BASINS OR TEMPORARY SEDIMENT TRAPS WHICH SHALL BE CONSTRUCTED AND MADE SERVICEABLE PRIOR TO COMMENCING ANY GRADING OPERATIONS. ALL EROSION FACILITIES SHALL BE MAINTAINED BY THE CONTRACTOR DURING GRADING OPERATIONS AND UNTIL AFTER TURF IS ESTABLISHED. IT IS THE RESPONSIBIUTY OF THE CONTRACTOR TO DISPOSE OF OFF —SITE ALL TREES, STUMPS, BRUSH OR OTHER DEBRIS THAT EXISTS WITHIN THE CONSTRUCTION AREAS. ALL GRADED SLOPES SHALL NOT EXCEED 4:1, EXCEPT AS NOTED. THE CONTRACTOR SHALL VERIFY LOCATION AND ELEVATIONS OF ALL UNDERGROUND UTILITIES AND CONNECTION POINTS AND ELEVATIONS PRIOR TO CONSTRUCTION, WITH RESPECTIVE UTILITY COMPANIES, CITY , STATE AND COUNTIES. THE GRADING CONTRACTOR IS RESPONSIBLE FOR THE STRIPPING AND STOCKPILING OF TOPSOIL TOPSOIL SHALL BE STOCKPILED IN AREAS DESIGNATED BY THE ENGINEER. TREE PROTECTION CONSISTING OF SNOW FENCE OR SAFETY FENCE INSTALLED AT THE DRIP LINE SHALL BE IN PLACE PRIOR TO THE BEGINNING OF ANY GRADING OR DEMOLITION WORK AT THE SITE. GRADES SHOWN IN PAVED AREAS REPRESENT FINISH ELEVATION. ALL CONSTRUCTION SHALL BE PREFORMED IN ACCORDANCE WITH STATE AND LOCAL STANDARD SPECIFICATIONS FOR CONSTRUCTION. AT THE COMPLETION OF THE PROJECT AND PRIOR TO TURF ESTABLISHMENT, THE CONTRACTOR SHALL DE —COMPACT THE SOILS IN AREAS THAT WERE DISTURBED AS A RESULT OF CONSTRUCTION ACTIVITIES. DECOMPACTION SHALL CONSIST OF RIPPING, CULTIVATING, OR SCARIFING THE TOP 12" IN ATTEMPT TO IMPROVE THE INFILTRATION CHARACTERISTICS OF THE SOILS. THE CONTRACTOR SHALL USE LOW IMPACT EARTH MOVING EQUIPMENT TO PREVENT COMPACTION OF THE UNDERLYING SOILS FOR BOTH TEMPORARY AND FINAL GRADING AND SMOOTHING OF THE TOPSOIL PRIOR TO SEEDING. PAYING FOR DECOMPACTION SHALL BE FOR THE PRICE QUOTED IN THE CONSTRUCTION CONTRACT. SPECIFICATIONS THAT APPLY ARE CITY OF STILLWATER, WASHINGNTON COUNTY, AND MNDOT FOR ROAD CONSTRUCTION UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL UNDERGROUNG UTILITIES AND CONNECTION POINTS AND ELEVATIONS, PRIOR TO CONSTRUCTION, WITH RESPECTIVE UTILITY COMPANIES, CITY, STATE AND COUNTIES. THE CONTRACTOR SHALL PROVIDE ALL DUST CONTROL. THE COST SHALL BE INCIDENTAL TO THE PROJECT. NO GRADING TO OCCUR BEYOND WETLAND BUFFER. 0 25 50 100 FEET GOPHER n STATE ONE ,. CALL 800-252-1166 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 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. P. ('PA' DATE 01/18/18 REG. NO. 26471 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: 1708GRADING 1 DATE: 01/17/18 JOB NUMBER: 1708 SHEET:CO3 OF 16 FILE: 33-1-142 DESIGN BY. ,L`e7j JNK DRAWN BY: CSA/ALW/JNK CHECKED BY: TPC 111 11 I I I I I I I I I I I 11 I I I I I 1 I 1 I I I I I I I I 1 I I I I I I I II I F STATE - --- H/GHWAY 96. �D �— — - ROAD LLkY1700 NORTH 11 S89" 10'57"E 198.04 11i 653.99 N89°0 f'32"W 4.6 7 7 71\ \ LEGEND: • FOUND MONUMENT » FIRE DEPT. CONNECTION o SET I2IRON PIPE 1U HYDRANT MARKED RLS NO. 25718 C URB STOP E CABLE TV PEDESTA1 O WATER ▪ AIR CONDITIONER o EL WATER MANHOLE o WATER 93E VALVE ELECTRIC WATER soALE o ELECTRICTRANSFORMER GUY • LIGHT IRE o POWER POE © GAS MANHOLE 0 CAS mEre, TELEPHONE MANHOLE 0TELEPHONE PEDESTAL 0 SANITARY MANHOLE O or 0 CATCH O Or STORM ® FLARED END SECTION po STORM MANHOLE br- FLAG POLE El MAIL pTRAFFIC SICN UNKNOWN MANHOLE ss SOIL BORING ® TRAFFIC S$LNAL CONIFEROUS TREE DECIDUOUS TREE UNDERGROUND unELECTRIC UNDERGROUND CABLE TV NDFIBER OP C UNDERGROUND ORHEnlYFENCE UNDERGROUND LAS SANITARY SEWER STORM SEWER WATERMAIN CURB (TYPICAL) o§) CALL BEFORE YOU DIG, Gopher State One Call TWIN CRY 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. • �s ♦ ..... EXISTING CANOPY AREA = 138,444 SQ.FT. PROPOSED REMOVAL = 92,432 SQ.FT. I-1EIFOR. T I —I I I_ I— S E S TAT E CONTACT: INTEGRITY LAND DEVELOPMENT, INC. ATTN: TODD GANZ PHONE: 612-369-2747 tdganz@gmail.com COUNTY/CITY: WAS 1-I1NIGTONJ CO LJ r J •TY O F STI LLWATEFt_ NORTH 0 60 120 REVISIONS: DATE 12-15-17 1-15-18 REVISION PRELIMINARY PLAT REVISED CERTIFICATION: I hereby certify that this plan was prepared by me, under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Daniel L. Thurmes Reglstratibn Number: 25718 Date: 12-1 5-17 PROJECT LOCATION: 89 l 1 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 SURVB0001 PROJECT NO. B0017001A TREE CANOPY AREA PLAN L3 CP SOPNM, STATE ONE N CALL 800-252-1166 POND 2 BOTTOM 895.00 NWL 889.00 HWL 893.20 USE SPRUCE TREES AS WIND BARRIER POND 1 BOTTOM 895.00 NWL 889.00 L 893.00 OFFSET SPRUCE 30' BACK AND 10' TO THE SIDES 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 NO PLANTING TO OCCUR BEYOND WETLAND BUFFER REVISION HISTORY I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. f/u�oO(PJ' DATE 01/18/18 REG. NO. 26471 COCO SYMBOL LEGEND & PLANTING SCHEDULE COMMON NAME BOTANICAL NAME TOTAL PLANTINGS SIZE AT PLANTING SPRUCE, BLACK HILLS PICEA GLAUCA DENSATA 49 r• CRABAPPLE, SPRING SNOW MALUS SPRING SNOW 15 1^ MIN CALIPER OAK, NORTHERN RED QUERCUS RUBRA 19 0'-21/2" MAPLE, SUGAR ACER SACCHARUM BALISTA 20 0,21/2" LINDEN, GREENSPIRE TULIACODATA GREENSPIRE 29 2}�^ WIEGELEA, RED PRINCE WEIGELEA RED PRINCE 52 3 GAL © DWARF BURNING BUSH EUONYMUS ALATUX COMPACTUS 72 3 GAL O CONCORD BARBERRY BERBERIS THUNERGII 96 3 GAL DAY LILY HEREOCALLIS STELLA DE ORO 96 1 GAL USE SPRUCE AS WIND BARRIER PLANT 30' APART RFC ENGINEERING, INC. Consulting Engineers 13635 Johnson Street Ham Lake, MN 55304 Telephone 763-862-8000 Fax 763-862-8042 © O O O 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 STUMP WITH HERBICIDE SUCH AS GLYPHOSATE OR TRICLOPYR. 6. SPOT TREAT REED CANARY GRASS NEAR WETLANDS WITH HERBICIDE SUCH AS GLYPHOSATE OR WITH SETHOXYDIM OR FLUOZIFAP, WHILE PROTECTING NATIVE SPECIES. 7. PLANT BLACK HILLS SPRUCE TREES AT LEAST 20 FEET APART TO GIVE ROOM FOR GROWTH. 8. TREE LOCATIONS ON PLAN SHEET ARE APPROXIMATE. HEIFORT HILLS ESTATE STILLWATER, MN LANDSCAPE PLAN 0 25 50 100 FEET DWG: 1708LANDSCAPE1 FILE: 33-1-140 DESIGN BY. 'JNK DRAWN BY, CSA/ALW/JNK CHECKED BY: TPC