HomeMy WebLinkAbout2006-05-24 Joint Board Packet11water
THE BIRTHPLACE OF MINNESOTA
Meeting Notice
Stillwater City and Town Joint Board
City Council Chambers
216 North Fourth Street
Stillwater MN SS082
7 p.m.
Wednesday, May 24, 2006
Agenda
1. Case No. PUD/06-10. A concept planned unit development for a 15 lot development on 5+ acres
(Brown's Creek Reserve) in the AP, Agricultural Preservation District. Tim Freeman, Folz,
Freeman, Erickson, Inc.
2. Case No. PUD/SUB/ZAM/06-16. A planned unit development for a 51 lot development on 25.28
acres located at 12525 75th St N and 12620 and 12550 72nd St N in the AP, Agricultural
Preservation District (Legacy on Long Lake), a subdivision of a 51 lot development of residential
use and a zoning map amendment to rezone from AP, Agricultural Preservation to RA, Single
Family Residential. Elite Development, applicant.
Other Items.
CITY HALL: 216 NORTH FOURTH STREET • STILLWATER, MINNESOTA 55082
PHONE: 651-430-8800 • WEBSITE: www.ci.stillwater.mn.us
Stillwater City and Town Joint Board
April 26, 2006
Present: David Johnson and Linda Countryman, Stillwater Township
David Junker and Jay Kimble, City of Stillwater
Others: Community Development Director Bill Turnblad, City of Stillwater
Attorney David Magnuson, City of Stillwater
Chair Johnson called the meeting to order at 7 p.m.
Case No. ANN/06-02 Annexation petition for a 2.3 acre parcel of property at 12764 Boutwell
Road in the AP, Agricultural Preservation District, into the City of Stillwater. Scott Junker,
applicant.
Mr. Turnblad explained the request and noted that city utilities will be available to the parcel by
the end of this construction season. He noted that the City Planning Commission had approved
the request based on Mr. Scott Junker's statement that he intends to subdivide the property
after the extension of utilities. Staff believes it would be appropriate to wait until services are
actually available to the parcel, he said; if the Board does decide to take action at this time, he
said it is the recommendation of staff that a condition be attached that the annexation does not
become effective until the final subdivision plans are approved. Mr. Kimble pointed out that this
parcel is contiguous to the City both on the northeast and the south as Boutwell Road also has
been annexed to the City. Attorney Magnuson suggested, if approved by the Joint Board,
annexation could proceed at this time with the condition that Scott Junker not make application
for subdivision until after construction is completed; it also was noted that approval of the
subdivision would come back to the Joint Board for comment/approval. Chair Johnson pointed
out that typically of concern to the Joint Board in annexation requests is whether the request
meets the criteria of contiguousness to the City and the timeline for proper consideration.
Beyond that from the Joint Board's standpoint, Chair Johnson said the issues are City issues.
Chair Johnson said he thought this request meets the criteria according to the Orderly
Annexation Agreement. Ms. Countryman questioned why other annexation requests in the
nearby area were denied. Mr. Turnblad explained that other requests involved much larger
properties. Mr. David Junker noted that the traffic impact of other requests would be much
greater; he also noted the other requests involve property to the south of Boutwell Road and
involve a decision on the extension of Neal Avenue.
Mr. Kimble moved approval of the annexation request subject to the condition that the
subdivision not proceed until the sewer is in place. Ms. Countryman seconded the motion. Chair
Johnson questioned the need for any condition, suggesting that any condition should be a
decision of the City. Motion passed 3-1, with Ms. Countryman voting no.
Case No. ZAM/06-01 Zoning Map amendment changing the zoning designation from
Agricultural Preservation, AP, to TH, Townhouse on 25.3 acres of land, Millbrook Development,
located south of TH 96, west of Neal Avenue, north of Brown's Creek and east of Manning
Avenue. US Homes, Applicant,
Case No. ZAM/06-02 Zoning Map amendment changing the zoning designation from
Agricultural Preservation AP, to CR, Cottage Residential on 69.9 acres of land, Millbrook
Development. US Homes, applicant.
Stillwater City and Town Joint Board
April 26, 2006
Case No. ZAM/06-03 Zoning Map amendment changing the zoning designation from
Agricultural Preservation, AP, to TR, Traditional Residential on 72.7 acres of land, Millbrook
Development. US Homes, applicant
Case No. PUD106-07 Planning Unit Development for a 270 lot development on 132+/- acres of
land south of TH 96, west of Neal Avenue, north of Brown's Creek and east of Manning Avenue,
Millbrook Development, US Homes, applicant.
Case No. SUB/06-06 Preliminary plat approval for a 270 lot development on 132+/- acres,
Millbrook Development. US Homes, applicant.
Case No. ANN/06-01 Annexation of 132 +/- acres of land into the City of Stillwater, Millbrook
Development, located south of TH 96, west of Neal Avenue, north of Brown's Creek and east of
Manning Avenue. US Homes, applicant.
Mr. Turnblad noted that for the first three cases related to the rezoning of the Millbrook
Development, the Joint Board has the authority to approve or deny the cases. With respect to
the Planned Unit Development, preliminary plat approval and annexation, the Joint Board has
the authority to review and comment. He noted that the Joint Board authority regarding the
annexation request is limited to review and comment because this property is located in Phase
III of the Orderly Annexation Agreement, where annexation is allowed after 2003. Mr. Turnblad
briefly reviewed the plans for development in three phases, along with parks and trail
dedication. He noted that US Homes has asked to be guaranteed the issuance of 90 building
permits per year during the course of their project. According to the Orderly Annexation
Agreement, 120 permits can be issued annually and there should be no problem in
guaranteeing the issuance of 90 permits a year for the Millbrook project, he said. Chair Johnson
pointed out the Joint Board has reviewed a number of plans for the project and asked that the
changes between the last presentation and the current proposal be identified.
Phil Carlson, Jay Liberacki and Dan Schmidt were present representing US Homes. Mr. Carlson
reviewed the changes. One of the changes was the location of some of the townhomes, he
pointed out. A significant negotiating point with the City he said was the amount of park
dedication. The latest proposal represents a 30 percent increase in the amount of parkland, he
noted. Another change he spoke to was the design of interior roadways, including a roundabout.
He noted there have been numerous minor changes, including the trail connections. The
number of units, 270, is about the same, he said. Mr. Johnson asked about the intended uses of
the three designated parks. Mr. Carlson said the area by South Twin Lake is intended for more
passive use; the one -acre park is intended as a neighborhood play area. Dan Schmidt spoke to
the use of the water amenities and the retention/filtration of the water prior to entering Brown's
Creek. Mr. Johnson asked about the view from Highway 36, whether there would be berming,
etc. Mr. Carlson said the park would be City property and the City could do landscaping if it
chooses. Mr. Carlson also noted that the grading plan will result in homes in the development
being at about the same height as the ground form that is seen now. Mr. Carlson noted that
existing trees along Highway 96 would be retained. Ms. Countryman asked about the use of
permeable surfaces for trails, etc. Mr. Carlson said at this point there are no plans for permeable
paving for streets or sidewalks; the trails will be asphalt, except for the trail along the south of
South Twin Lake, which is still an issue in negotiation. Mr. Carlson noted the developer has
pledged to build trails according to the City's specification. Mr. Junker noted there are 17
conditions of approval; he noted that regarding Condition No. 14, the Planning Commission
recommended that plans be review and approved by the City engineer. Mr. Junker stated he
had been rather vocal regarding Conditions 1 and 2 providing for a bituminous trail around the
Stillwater City and Town Joint Board
April 26, 2006
entire perimeter of South Twin Lake. Mr. Junker said regarding Condition No. 8, he would like
some additional language, although that might be a City issue. Mr. Johnson asked about
parking near the major, active park. Mr. Carlson pointed out there are 48 spaces on -street in
close proximity to the park; a parking lot would be a City option. Mr. Junker asked if the
proposed conditions of approval should be added to all of the cases; Mr. Turnblad said it would
be appropriate to add the conditions to the PUD and preliminary plat approval.
Mr. Johnson opened the meeting to public comment.
Ruth Bruns, 8790 Neal Avenue, expressed a concern about construction traffic on Neal, an
unimproved road. She also expressed a concern about trash and maintenance of the trail
around South Twin Lake. It was noted that City staff has requested that construction traffic be
kept off Neal for as long as possible, certainly during the first phase.
David Stone, 12850 McKusick, expressed concern about the trail along Brown's Creek and
asked whether the trail could be set back farther from his property. He also questioned the use
of blacktop for the trail surface and the possibility of runoff.
Ed Otis, 12070 87`" Street Circle, expressed a concern about the phasing and the provision for
access for emergency vehicles. Mr. Carlson said that issue has been discussed with City staff;
in the second phase, the City may require an emergency access to Neal, he noted. Mr.
Liberacki said there have been discussions with City, County and State about the possibility of a
secondary access off Highway 96 during the construction period. Mr. Otis asked about any
future plans for a shelter for those folks living in townhomes. It was noted the townhomes will
have basements. Mr. Otis questioned who would be doing the ongoing inspection/maintenance
of the water filtration systems. Mr. Kimble explained that the issue of the
inspection/maintenance of the water retention/infiltration systems was an issue between the
Watershed District and the City.
Art Palmer, 12427 Dellwood Road, expressed concern about "people pollution" and the
"urbanization" of South Twin Lake by providing for the trail.
The public comment period was closed.
Mr. Kimble moved approval of the Zoning Map amendments, Case ZAM/06-01, ZAM/06-02 and
ZAM/06-03. Ms. Countryman seconded the motion; motion passed unanimously.
Mr. Kimble moved approval of the planned unit development, Case No. PUD/06-07, as
conditioned, with the language change to Condition No. 14 as suggested by Mr. Junker, and
approved by the City engineer. Ms. Countryman seconded the motion. Mr. Junker said for the
record he did not feel some of the conditions were cleared up enough. Chair Johnson noted that
was an issue for the City. Motion passed 3-1, with Mr. Junker voting no.
Mr. Kimble moved approval of the preliminary plat, Case No. SUB/06-06. as conditioned. Ms.
Countryman seconded the motion. Motion passed 3-1, with Mr. Junker voting no.
Stillwater City and Town Joint Board
April 26, 2006
Mr. Kimble moved approval of the annexation, Case No. ANN/06-01, as conditioned. Ms.
Countryman offered a reluctant second to the motion. Motion passed 3-1, with Mr. Junker voting
no.
Case No. ANN/0603 Annexation into the City of Stillwater of a .36 acre parcel of property on
Boutwell Road, 328 feet southeast of the intersection of Neal Avenue, for the purpose of
stormwater retention in the Agricultural Preservation District. City of Stillwater, applicant.
Mr. Turnblad said the City's Public Works Department is requesting annexation of the parcel to
provide stormwater ponding for runoff from the Boutwell Road improvements. The parcel is
owned by the Township. The property is very low lying and a parcel that can easily be converted
to a stormwater pond, he said.
The resident of 7919 Neal Avenue, whose property abuts the parcel in question, said it was his
understanding the property was dedicated parkland by the Township. He noted the new trail
would go by the parcel and suggested it might be nice to have the ponding area serve as a
stopping off point, with a bench perhaps.
Richard Schultz, 13055 Boutwell Road, who lives across the street from the parcel, asked if the
track culvert would be blocked off to prevent drainage through the culvert into a nearby low spot.
Chair Johnson noted the parcel has served as a stormwater detention area for years since it is a
depression. He said he welcomed the constructive suggestion that the area be improved to
serve as an additional amenity. There was a question as to whether there might be a covenant
regarding park use. Chair Johnson noted that the change in ownership from the Town to the
City would not change the use — it would remain public space. Ms. Countryman spoke in favor
of making the trail friendly and welcoming with the suggested enhancement.
Ms. Countryman moved to approve the annexation and encourage the City to consider
improvements/enhancements to the parcel so that it is conducive for use as a passive park area
as well as a water retention resource. Mr. Kimble seconded the motion; motion passed
unanimously.
Case No. ANN/06-04 Annexation of all that part of the right of way of Neal Avenue North from
the north side of the railroad right of way of the Minnesota Zephyr to the north right of way of
Boutwell Road North excluding therefrom any portions already annexed to the City of Stillwater,
City of Stillwater, applicant.
Mr. Kimble noted this request is being made so that future improvements to Neal Avenue can
be made with the benefit of State Aid funding. He said only the roadway is involved, similar to
the action taken with Boutwell Road. Ms. Countryman, seconded by Mr. Junker, moved
approval of the annexation. There was a question about the location of the future trail on Neal
Avenue; it was noted a decision has not been made as to whether the trail will be located on the
east or west side of Neal. Motion to approve the annexation passed unanimously.
Stillwater City and Town Joint Board
April 26, 2006
Other items:
Update of McKenzie and Meisterling development: Mr. Turnblad said staff had not yet reviewed
the details of the proposal. The main feature, he said, is that 72nd Street would be realigned,
Park/open space along Long Lake is an item of discussion, it was noted.
Mr. Turnblad said the Carlson PUD would likely be on the Board's next agenda and asked about
a preference for scheduling the next meeting. Mr. Johnson noted that generally it is the City's
timeline that determines the need for meetings. A preference was expressed for a May meeting,
rather than June.
Mr. Kimble, seconded by Mr. Junker, moved to adjourn the meeting at 9:10 p.m.
Respectfully submitted,
Sharon Baker
Recording Secretary
'S 1
water
T H E B' p T H P l A C F O F M I N N F 5 0 1 A
DATE: May 17, 2006
APPLICANT: Elite Development
CASE NO.: 06-16 PUD/SUB/ZAM
REQUEST: 1) Rezoning to TR/PUD and LR
2) Preliminary Plat approval for a 50 lot Residential Subdivision
3) Concept Planned Unit Development approval; and
4) Vacation of excess 72nd Street right-of-way
LOCATION: Between Co. Rd. 12 and 72nd Street on north end of Long Lake
COMPREHENSIVE PLAN: SFSL, Single Family Small Lot
JOINT BOARD MEETING: May 24, 2006
ZONING: AP, Agricultural Preservation
REVIEWERS: City Planner, Public Works Director, Fire Chief, City Forester
PREPARED BY: Bill Turnblad, Community Development Director
BACKGROUND
Elite Development is proposing a single-family development to be known as Legacy on
Long Lake. The project site on County Road 12 is currently owned by four groups: the
McKenzies, the Meisterlings, the Huebschers and Grace Baptist Church. (See Exhibit C)
The total project site is 25.38 acre site (23.16 of which are above the water level of Long
Lake). Though, as seen in Exhibit D about 6.17 acres (4.1 acres above the water level of
Long Lake) are not being sold to the developer. This unsold property will be platted as
Block 5. The five potential lots in Block 5 would be retained by two of the current
landowners, the Meisterlings and the McKenzies.
Currently the site has three homes and a church on it. Two of the homes would be
removed, leaving only the Meisterling home. The church property would be left as it is
except that land will be traded so that the access road to County Road 12 can cross it.
The site is proposed to be platted into 50 single family lots, including the 5 lots in Block 5.
Sizes of the lots would range from 9,655 square feet to 54,846 square feet. The largest lots
Legacy on Long Lake
May 17, 2006
Page 2
are in the tiers closest to Long Lake. Two outlots are proposed: one for future
development by Grace Baptist Church and one for stormwater ponding.
Improvements to be dedicated to the public are proposed to include relocation of 72nd
Street away from the shoreline of Long Lake; a north -south street connection between
County Road 12 and 72nd Street; a trail in place of the old 72nd Street alignment; two small
parks.
The land development is proposed to be completed during the 2006 construction season.
Building permits for the first homes are anticipated to be issued yet this year.
SPECIFIC REQUEST
In order to develop the property as proposed, Elite Development has requested the
following:
1. Approval of a rezoning of the off -lake portion of the site from AP, Agricultural
Preservation to TR/PUD (Traditional Residential Planned Unit Development);
2. Approval of a rezoning of the lakeshore portion of the site from AP, Agricultural
Preservation to LR, Lakeshore Residential;
3. Approval of a Preliminary Plat for a 50 lot single family residential development;
4. Approval of Concept PUD plans;
5. Approval of a vacation of the excess 72nd Street right-of-way
EVALUATION OF REQUEST
Section 8.04 (e) of the Agreement Between the City of Stillwater and the Town of Stillwater for
Growth Management, Orderly Annexation and the Exercise of Joint Powers for Planning and
Land Use Control grants the Joint Board review and comment authority on any
development proposal within the annexation area. Therefore, though the subject
property has already been annexed, the Joint Board should review the proposal and
forward comments to the Stillwater City Council.
I. REZONING
Neiglzliorhood Land Use Existing and planned land uses in the neighborhood are as
follows:
North Stillwater Township; guided for Single Family Large Lot development
South Long Lake; classified as a Recreational Development Lake
East DNR owned permanent open space
West Rutherford School and a Traditional Residential zoned neighborhood of
Liberty on the Lake
Legacy on Long Lake
May 17, 2006
Page 3
Land Use Coyipatibility One of the principle issues to be considered for a rezoning is
whether the proposed change would be compatible with existing and planned uses
within the surrounding neighborhood. As mentioned above the site is buffered on two
sides by permanent open space uses, which include the DNR property and Long Lake.
On the north side of the site separated by an arterial roadway is an existing large lot
single-family neighborhood in Stillwater Township. To the west are both an elementary
school and a neighborhood in Liberty on the Lake that is zoned TR, Traditional
Residential. The proposed rezoning to TR/PUD for the non-lakeshore property would
be compatible with these uses. Moreover, even though the lots in Stillwater Township
are larger that the proposed lots in Legacy on Long Lake, the two neighborhoods would
be separated by an arterial road which provides a definitive physical barrier.
The lakeshore properties meet the standards for both the LR, Lakeshore Residential
zoning district and the Recreational Development Shoreland Overlay District.
The purpose for the proposed PUD classification is to allow flexibility in lot sizes for the
lots furthest away from Long Lake. Most of the lots further away from the lake would
not meet the minimum dimensional standards of an RA, Single Family Residential
zoning district. They do however meet the standards for a TR, Traditional Residential
zoning district. But, TR zoning requires a PUD approach.
Since the proposed TR zoning for the bulk of the site represents a logical continuation of
the neighboring zoning in Liberty on the Lake, staff finds the proposed TR/PUD and LR
rezonings to be acceptable.
II. PRELIMINARY PLAT, CONCEPTUAL PLANNED UNIT DEVELOPMENT
The preliminary plat and conceptual PUD plans will be reviewed together in this section
of the report.
A. Minimum Dimensional Standards
Lot size and width
In the TR Zoning District, the average lot size must be at least 10,000 square
feet. The average lot size of the 45 lots to be zoned TR is 11,414 square feet.
The minimum lot width in the TR district is 65 feet, measured at the
midway point between the front and rear lot lines. All 45 lots exceed this
standard.
Lakeshore Standards
The minimum standards for LR zoned lakeshore lots include a 20,000
square foot area; an 80 foot width; and a 170 foot depth. As mentioned
Legacy on Long Lake
May 17, 2006
Page 4
above, the preliminary plat shows five lakeshore lots in Block 5. They all
exceed these standards.
In addition to the LR zoning standards. The majority of the subdivision lies
within the Shoreland Overlay District for Long Lake. This triggers an
entire body of separate regulations. Generally speaking, the regulations
require lots closest to the lake to be the largest with a greater amount of
open space. All proposed lots meet or exceed the shoreland standards.
B. Street Issues
The proposed street layout would reroute 72nd Street by moving it away
from Long Lake. A connection to County Road 12 would also be provided,
The County will therefore need to review the proposal. They will more
than likely require turn lane improvements.
The City Engineer has reviewed the preliminary street plans and offers the
following comments:
• 72nd should be realigned as a through street. This can be done fairly
simply by rounding the street corners rather than "T"-ing them.
• The portion of public road that crosses the church property should
be platted as part of the Legacy on Long Lake plat. Also, the future
cul-de-sac shown in the preliminary plans should be platted with
this development and it should also be improved with this
development.
• 72nd Street should be upgraded by the developer from a gravel
surface to a bituminous surface all the way to Mid Oaks Avenue.
The pastor for Grace Baptist Church has stated that the church is not
interested in immediate development of the cul-de-sac or lots. He therefore
does not want the future cul-de-sac platted or improved now.
Another note of interest is that there is no formal right-of-way for 72nd
Street. None the less, according to State statute, since the public uses and
maintains the street a prescriptive easement exists. The width of the
easement includes the road surface proper and whatever ditch and
shoulder sections are necessary to support the road.
The weir on 72nd Street has a similar situation. It does not have a formal
easement, but according to State statute the flowage and dam structure
have an associated prescriptive easement.
Legacy on Long Lake
May 17, 2006
Page 5
C. Civil Engineering
Attached is a memo from the Public Works Director regarding various civil
engineering issues. The highlights are:
• A future city well site (not including a reservoir or tower of any
type) needs to be dedicated on the plat. It will have to be 110 feet
square. It could be located in the rear of oversized Lots 6-8, Block 1.
• Two access points need to be provided for maintenance of the
stormwater pond. These should be dedicated in the form of outlots.
• The stormwater plan must be submitted by the developer to Brown's
Creek Watershed District and approved prior to final plat approval
by the City.
D. Tree Preservation
In order to determine the number of replacement trees, a canopy removal
plan must be submitted. This should be done well in advance of a final plat
application, so that the appropriate tree protection and replacement plans
can be submitted together with the final plat application materials.
The grades for Lots 6-11, Block 3 should be adjusted to save more trees
along the proposed stormwater pond.
E. Park and Trail Dedication
The development plans include construction of a bituminous trail generally
following the existing 72nd Street roadbed along Long Lake. Sidewalks will
also be constructed along each street. These sidewalks will connect to the
trail along the County Road to the trail along 72nd Street.
In addition to trails, the preliminary plat shows two small park areas. One
is proposed as a tot lot of 6,868 square feet. This would also serve as a
connecting link between the sidewalks and the elementary school property
on the west. Before this plan is considered by the City Parks Board, the
School District should be consulted about the proposal. The second park
space is a 19,014 square foot sloped area along Long Lake.
The total proposed land dedication would be 25,882 square feet (0.59 acres).
Given the project's 23.16 acres above the water level of the lake, a total of
2.32 acres of parkland could be required. If all of Block 5 other than the
existing homesite on Lots 2 and 3 is platted as unbuildable outlots, then
there would be only 17.65 acres with a parkland requirement of 1.77 acres.
In either scenario, the 0.59 acre proposal would have to be increased to
Legacy on Long Lake
May 17, 2006
Page 6
satisfy park dedication requirements. A more likely scenario is that Lots 1-
3 will be final platted as a single lot, and Lots 4-5 will be platted as another
single lot. In this scenario, 23.16 acres would be developed and 2.32 acres
of parkland would be needed.
Staff feels that a better parkland dedication package would be to make as
much of the lakeshore public as possible. However, the vast majority of the
lakeshore is not being sold to the developers by the McKenzie and
Meisterling families. So, the developers can not include it in their park
dedication proposal. (See Exhibits C and D) Consequently, the McKenzies
and Meisterlings would have to agree to allow part of their land to be
dedicated as public along the lakeshore. They have made it clear at the
May 8, 2006 public hearing that they are not interested in giving up their
lakeshore property.
At the very least, staff believes that the property on either side of the weir
should be publicly owned to provide a potential site for a fishing pier and
perhaps a spot to put in a canoe. Moreover, since both the Meisterlings and
the McKenzies will gain land unencumbered by the prescriptive easement
for 72nd Street, it may be equitable to require more public lakeshore from
them in return.
F. Miscellaneous
Slopes
Along the lake bluff area, there is a ribbon of slopes in excess of 24%. No
development or vegetation removal is proposed in these bluff areas. They
should be protected with a conservation easement.
Fire Safety
Deputy Fire Chief Tom Ballis has reviewed the preliminary plat and made
specific comments about fire hydrant locations. His comments will be
made a condition of approval.
III. VACATION OF 72ND STREET RIGHT-OF-WAY
The developer has requested that excess right-of-way along 72nd Street be vacated.
Actually, since only a prescriptive easement exists, it would automatically
disappear if the road is converted to a trail and a trail easement is filed in chain of
title.
Legacy on Long Lake
May 17, 2006
Page 7
IV. CITY PLANNING COMMISSION DISCUSSION
The City Planning Commission heard the development proposal at their May 8, 2006
meeting, but tabled the hearing until their June 12 meeting. The Commission made the
following comments:
1. Prefer to see minimum lot size of 10,000 square feet on the non-lakeshore lots,
instead of an average lot size of 10,000 square feet.
2. Would like more analysis of the proposed alignment of 72nd Street.
3. Would like to see how the proposed trails and sidewalks fit in with the existing
and proposed trails for the area.
4. Would like to see a greater public presence on Long Lake. This may include a trail
along the lake, perhaps a fishing pier, and some public shoreline that would at
least provide a spot to put in a canoe. Parking for trail or pier users would be
desirable, at least enough room to parallel park on the street.
5. Would like more information on the cost and feasibility of requiring the developer
to pave 72nd Street to Mid Oaks Avenue.
6. Would like more information on whether or when Outlot B would be developed.
ACTION
The Joint Board should review and forward comments on the proposal to the Stillwater
City Council.
cc: Bob Weigert
Pastor Huebscher
The Meisterling Family
The McKenzie Family
attachments: Location Map
Zoning Map
Ownership Map
Exception area
Developer's Narrative
Memo from Shawn Sanders
Memo from Tom Ballis
Tree Protection Memo from Forester
Preliminary Plat
Preliminary Grading Plan
Preliminary Utility Plan
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Legacy on Long Lake
Project Narrative
The proposal consists of platting the four lot site into 50 lots. The site is
located at the far north end of Long Lake and east of the Liberty on the Lake
development,
The lots adjacent to the lake will all be greater than 20,000 SF. The average
lot size for the entire development is over 15,700 SF (see attached lot
calculations).
The "highlights" of the project include the following:
• Enhancing the natural look of the north end of Long Lake by vacating
the majority of existing 72nd Street. This is the gravel surfaced
roadway that runs east to west along the north shore of Long Lake.
The internal road system for the development will connect to existing
72nd on both its east and west locations. A bituminous trail will
replace 72nd and allow pedestrian travel along the north shore of the
lake. This new road system will not only be more esthetically
pleasing, but also much safer for the entire community.
• A small parking lot and fishing pier are proposed adjacent to Long
Lake and will connect to the bituminous trail. Park land is proposed
for Lot 9, Block 4 to preserve trees and the "natural look" for the north
end of the lake. This will be an interactive pier/park area designed to
enhance the benefit of Long Lake for many years while preserving
nature's open space. A conservation easement can be dedicated to the
City to include the area from the trail to the south plat line.
• The homes will be appealing in design and price point to ensure the
City of Stillwater will be represented with dignity in their community.
This development will offer the convenience of an urban location with
the beauty and benefit of the surrounding rural nature environment. A
church is located within walking distance as are nearby parks, schools,
lakes and golf courses. It will be beautifully landscaped and well lit
including tasteful monument signs.
• Provide land for a small tot lot and trail access to Rutherford School.
The school has two playground areas and three ballfields which lie
immediately adjacent to the project. The proposed trail will connect to
the school trail that circles the ballfields and provides pedestrian
access to the school. The projects internal sidewalk system will
connect to all trails including CR 70's trail. The CR 70 trail provides
pedestrian access to Northland Park located about one-quarter mile
east. This park has tennis courts, a ballfield and a hockey rink.
• A total of 1104 significant trees were located on the site. With the
current design 69 percent of the significant trees will be preserved.
The great majority of these are evergreen trees that were planted by
the current owners. The perimeter trees and most trees located north
of Long Lake will be preserved.
LegacyLongLakeNarrative
To: Bill Turnblad, Community Development Director
Bill Turnblad
From: Shawn Sanders
Sent: Friday, April 28, 2006 4:05 PM
To: Bill Turnblad
Subject: Legacy on Long Lake
To: Bill Turnblad, Community Development Director
From Shawn Sanders, Interim Public Works Director
Date April 24, 2006
RE: Legacy on Long Lake
Page 1 of 1
The Engineering department has reviewed the proposed plan and have the following comments:
1. Dedicate land to the city for future well site- (Minimum 110" X 110' and not within the right -of —
way)
2 72nd Street should be aligned as the thru street through the development 72nd
3. Street should be paved 600 feet to the east to Mid Oaks Avenue.
4. Provide two access points to the pond and located within an Outlot.
5. The future cul-de-sac should be constructed with utilities installed including the street. One lot
should be platted with the remaining area dedicated as an outlot.
6. Street Grades shall not be more than 8.00%.
7. Impact fees shall be paid prior construction
8. Stormwater plan should be submitted for approval to Browns Creek Watershed District.
9. Impact fees shall be paid prior construction
10. Grading Limits and tree protection/impacts should be defined.
11. Park dedication does meet the requirement for an active park.
12. The proposed trail on 72nd Street should include some type of water quality treatment on the north
side, draining into Pond 2.
13. Show a trail that connects to the parking lot.
14. Grades should be adjusted to save more trees along the pond lots 6-11.
15. Show proposed grades, house pad elevations on all custom lots.
16. Submit plans to Washington County for comments.
17. No runoff form the site shall drain into the Liberty development or Rutherford School.
18. Ponds shall be platted in outlots that are owned by the HOA.
19. MH 12 is too shallow. Consider lowering the grade on the sewer to 0.4% to get a deeper manhole.
5/4/2006
Memo
Bill Turnblad
From: Tom Ballis
Sent: Thursday, April 20, 2006 11:46 AM
To: Bill Turnblad
Cc: Stuart Glaser
Subject: Legacy of Long lake
Memo
To: Bill Turnblad
From: Tom Ballis, Deputy Fire Chief
Date: 4/20/06
Subject: Legacy on Long Lake
Page 1 of 1
After reviewing the preliminary plat for Legacy on Long Lake I have found a few three items for
correction.
1. Road width of 30' throughout development looks good with the exception to be were it will
meet up with 72nd Street. It appears to funnel down in both the southwest corner by lot 11,
block 2 and again by the park in block 4 in the southeast corner of the development.
2. Relocate fire hydrant located in block 4, park area south on 72nd approx 150'.
3. Install new hydrant in area of block 4, lot 6 or adjacent corner.
Items two and three are not mandatory by Minnesota State Fire Code and already fall within the
minimum requirements. It would be beneficial to relocate and add a hydrant for fire department
operations.
Any questions or concerns please contact me.
4/24/2006
To: Bill Turnblad
Community Devel. Dir.
Planning Comm.
City Council
City of Stillwater
From: Katharine D. Widin, Ph.D,
Forestry Consultant
City of Stillwater (651)430-8765 (vm)
Re: Legacy On Long Lake
(Development Plans re: Tree Removal/Preservation)
4/27/06
I have reviewed the Tree Preservation Plans (1&2) Tree Tabulation Table (dated
4/8/06), and the Grading Plan for the proposed development of Legacy On Long Lake. I
have also visited the site to look at the trees. I have the following
comments/recommendations regarding this plan and submittals for the proposed
development:
Tree Protection Ordinance (#891 3/21/00) —
This ordinance requires that the maximum number of trees be preserved during
development. Several required submittals which were not included are:
a. A tree protection plan which also lists measures to be taken to protect
significant trees during development (please refer to the Tree Protection
Standards of the City of Stillwater, available from the Community
Development Director)
b. A calculation of existing canopy cover and acreage or percentage of
canopy cover to be removed in process of development (both for
construction of improvements and building pads on private lots (estimate))
c. Tree Replacement Plan
1. Tree removal for subdivision improvements requires a replacement of
10 trees/acre of removal of canopy cover.
2. Private development on building lots which removes canopy cover
more than 35% will require tree replacement on a one-for-one basis.
3. Replacement trees are in addition to any other trees required to be
planted in accordance with any other City planning subdivision
requirements.
4. Replacement trees should be planted on the development site
according to an overall project tree replacement plan, or a fee, in lieu
of planting, based on the retail costs of 2 in. diameter deciduous trees,
may be paid to the City for re -planting elsewhere within the City of
Stillwater.
5. please see the Tree Protection Ordinance for specifications for the Tree
Replacement Plan. This plan may be the same as `d' below.
Legacy on Long Lake 4/27/06 - 2
d. A tree planting or landscape plan (please refer to the Subdivision Ordinance
for the City of Stillwater regarding what should be included in the plan)
Tree Preservation Plan and Tree List
The plan and list reflect tree location, species and size on site. In most cases,
roadways and other improvements are in areas of smaller, less valuable tree species. The
designation of trees to be removed on the plan and list, reflects the impacts of roadways,
including proposed grading. Looking at the grading plan, I would expect that a few more
trees might be lost due to encroachment on root systems in areas such as the south end of
the proposed park, and around Pond #2.
The plan and list do not reflect the trees to be removed during the course of
building on individual lots. As noted in the plans submitted, the specific trees to be
removed will be indicated on the tree preservation plans for individual lots which will be
submitted to the City by builders prior to home building.
Oak Wilt
I saw no evidence of current oak wilt infection centers on the property during my
recent visit. Areas where oaks exist on he property should probably be re -inspected in
July or August of this year to look for signs of infection. Care should be taken to not
wound or prune oaks from April to October in order to prevent insect transmission of the
oak wilt fungus to healthy trees. If any oaks are pruned or wounded during this
susceptible period, the wounds should be painted immediately with spray paint, latex
house paint or varnish. If oaks are felled between April and October, and the stumps are
to be left on site for more than a week, the cut stump surfaces should also be painted.
Additional Comments/Questions
Is the park proposed for the SW corner of the site near Long Lake meant to be
active or passive? Are any structures proposed for the park which would require removal
of significant trees? There are some larger oaks on this area of the property and
protection of these trees should be a priority during construction of any park
improvements.
There are large oaks along the W and NW boundaries of the site and in a few
areas on the existing home site in Block 5. Plans show these trees to be retained.
Protection of these trees should be a priority during private construction on those lots.
Is it planned that there will be site reviews with builders on wooded lots prior to
building to discuss home and driveway placement and procedures for mitigating
construction damage to trees which are to be preserved?
Please contact me if you have any questions regarding my review of this proposed
development.
JACK50N E5TATE5
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EXISTING eLEGAL DESCRIPTIONS
E 1/4 CORNER V J s 589'43'45"W HUEBSCHEP PROPERTY (Abstract) LEGACY ON
CALL BEFORE YOU DIGI fi // 30, T. 3ON, R. zur— f �I 904,55
E -W Ifo LINE M, W. The north 326.58 feet of the Was[ 682.46 feet or the North Half of the LONG LAKE
h r�r 30, T. 3ON, R, 7f7Ar._�`' 3aWheall4wner 4f Section 30, Townshlp 30NCId6 Rengo 20 West,
I �t• TWIN CITYAREA: 551-454-0002 OQ r,a` +
TOLLFREE: 1 -BOD -252-1166 �� 1i�1YL Sl$ss SSS Flow ngian CaoMy, Mlnnesola, lying seutherlyallM fdkMing de scribed
e^ one;
Sald
line Is 75.00 feel southerly of and parallel with the following described CONTACT:
sT E. LFA OF NWI/4 OF SEI/9 —^` ' �T V i [enterllae: Commencing at the IlartlWaaFt corner of said North Halful it.
E. SEC. 30, T. 30N, R. I14 / Soothealt PLnnr4; Unnce Nofth 01 degrees 04 aswuln 49 fetooda West,
1 1 �I ,assumed healing, AWV the north -south quertee Fine of faai keilon 30,s
41NIN O OF 34643 feet 10law b40MNap of Fold terdtnlnr,, thtaoe Nam ill Bob Weigert
+ I9 * LEGEND: Y i I a degrcn 39 mu otn is n4ands bas; a dhtancraf 1395.fia Peet; tlsenee 1440 Arcade Street
f --1 zb mo _ eistvlvadilGcnce1177B.9YfC tNpngelanpentlalClove Carew h;Int Suite 200
soolhJw+wgadF 'ad%.$or5729.93(-I-dAWaal are&.112dtgrns47 St. Paul, MN 55106
y og mlouief 54 secoland a sherd buMng of Nmsh Bb dapnes 14 minulCs
1 I a DENOTES FOUND MONUMENT W �' ` n o 36 se[¢nds Eaal tea I1orm em INC East Now of Rad sectlun )0. sears cyan Phone: (651) 771 -0544
I ✓� o GAS METER o l Ira ��;i; hemp 767.114 feet" her IN of the Luz (listener Camel' of lard Socuon 30, Fax: (479) DENOTES SET MONUMENT GAS VALVE l'0 • Cw and Bald srnurbne tormbwltnp at sFMI Perot" as the um¢ is al' Ricarod of
a'l'es WATER VALVES ELECTRIC LINE �o I I M retold In u,o office altar Courcy RPParder W Bled fa rlre tnuRly of
y I tazb` �, [ HYDRANT _reo
i TELEPHONE LINE •�" 14+stan9aon, staN of uMnetoht
t -tea •m CATCH BASIN/STORM MH FIBER OPTIC LINE �o
_ i 0 CULVERT/F.E.S. -� WATER LINE "� I ~o ----- , r VICINITY MAP
o SANITARY MANHOLE STORM SEWER LINE o M[KEN21E PPOPER Y (Abstract)
i� ❑ 4 CLEAN OUT . SANITARY SEWER UNE I 0 I- • �. Thet Parr Of tM Month IlatF of the Sonlheett Qu4ndr OF 5000oa X
A t SIGN X CHAINLINK FENCE �T r 6 TdwmNP 30 Hcd3l,aanpc 20 WE31, Wasranplon County, Mtmiesoq, k'n9 saa^,>S °�"`
! _ I m a UTILITY POLE CURB - �% •{" eafPetlraf the West 444,40 NO of F+W Saumeml goaur, gong FouthMr ' w'
LIGHT POL♦ �. CONCRETE 16 P.0.9, LINE 1 1 r 2 Of - of the 4orth 32G 59 Fees of Fall saw heiu Quarter, and Fop westelly of -
/ o HAND HOLE % 1136,12 IXISTINC ELEVATION A i 'Lan® i', $old'Llga k Is d arch d as fodo'ha'
TELT MEC EOX 7�t _ j 7 #1 LA
4D STORM MANHOLE J , p. 5! CommonPing al The rest(Waner Corner of Bald Sc[0ora 30t dlema SguRi e5
o COLUMN q TREE I looters 43 mleolof 117 secondr W st aswnxd heidnp,abnp lar
.�--•qq _ \ `rti f .4R esit--ill quuaer llnrefaeld Stodon 30, a ell of 944.5 S feet,
® SHRUB l .:1
m �,. _ - Y"N r' $erordtd u Nardi, aW conVern, 13 mlmrteF 48ds Wmsa AWell del imne fa¢0,
� - � I I F 1 � � 'i�idl(3, ,y, I ahan[e_Sooah 15 daglces SI minptei St hec¢ndt West,adkrnsue at s<
k y } I N I I' p�� o �` R'• p I r. 377.82 feet to a point on the south h Ina, of said Sent" 30 becorded as
�e-, $ Q V I N I r- _, wsty/ .'s t _ South 17degrees 54 minutes 26 -cords West 1377.8$ ide0; thence South
—lE✓c [--_, `aC` ,'. "P) t„ 09 degrees 48minopt 1p feeaMs West,JWng Hidsowths� gct¢,a CITY OF 5TLLWATER, "NE90TA
1 � 4p l'2 i t7 / `• -�� a _ �V elloto a of 364.30 feel Irnordad aL noshsa degrees 16mLtssles 45
eq L�i� 11 pti,".� a O I i f j_ 4 l� u `' P {e; stcoadt Weq, )69.30 fee m Iht point of b�pinnhp al' sold acne 1',
"{ r', �•-- - _ LINE I ♦ •'bra
Y ! - 016 - dMt.0 hots rets tgrles 77legmiFrainok,2A dol wtdr 7ev adtaW,tCtlfp4a.QQ
� t �or'4 via `+l' e _ 71 � � � COUNTY:
50..._ S 21b-_-__- _. _ - - a l 4 e ',�_ .' •ts0 Ice[, a North D as degrees
9R d mute ?d mamas 4PsmrdF Weft. I4a kCEk ,n.
chance North OQ tlegf¢es 116 minuses 37 FeP,mdf CHIP, a tlstanea of 480,11 4'l' /�--�
- 8g:, r-- `. �j o P P ` s J - yn O Iee1. Gowrdsd As North 2 degrees to admvt , 30 sewods'fnc, 4F4 -i! WASHINGTON `� S I --I I N G T>LJ N
-, r N pO len); Ilwata Went, 45 dngre, is Drum" 164eaande East, a Olson. of
M 414.89 itis Poe pwhn oa a14 oa l wnP potuter Rahe of te..ertloyr3R
C ,,1 11 r__7�-� r� 75,01 f — 75.0 1 r- 75.0-�`-. �__ ! ! 3l' a-v't n ..} •�•- ,� \ 7 : Uecarded of Nonh 42 degm 4T ors s Sig srcatwa Fif1, 9+4.ss kid
- a f j k \ 7, Y end sHd'Det I'rhert to nailnp 41TOldng to the UMNdsuet G Q U N TY
I! i 5 T I I /% r a y g crr, raF-
.r, / 1 f OoyetmrAT SuNeTlhtttal;UrC3PT that Pan toat4lntdmla MTlhC following ,,• /F , ! 1✓' .fI I I ff ( 4: 4 " `_, ' , acscnbcd tnret:11.11 Pat' ellha+knt Nafforthe$4wheLtt avatter or s'rFE..Lvtr.,a"'rt=.Ft
5 i Iw
,../%' ' '_� I '�, I { /r 1 ,�..� + r' •v //. a A d�e,-:�•' ' Isom n la.Towr104da34Ha�.RAirge20 West, COOKY,
1 ,tet 'faF' • I I »' R! I N x i. I M oo ...a, 11 p x! ). 1! s .'� d` ti. �q
. I 1. ^ 1 V Ox of ! 1 �. O 1 Cammuufap u INC, 11N x
mothem Cron" of the 94.1eNann of the
L111 1 a X �yJ�', l I I I 1 I I P P I MI I ! I 'j I qg J I c : ��` ` r ^"•: semina"t Quartet wsedon A To,ashlc 3Q NO* Range zo Wei.. CER7IFICATIDN:
I yy 71 `3, I 1 17 - y ts9t ngtan ttionnn, h9oneoaw Thence Har1h ale 4
a I I I I / d" % �'`%' n E y n' CU"3 44onrrc
` // q•,p� '~ I Fiatll,rent 0yaner oaths SPuthust IIuuurof laRl seCUvu JOadkunce of
1 ; I I , •ty Eq .. rte. r I I _I 1 It•r t f '' i I4 B _ I / 'el' ` •° ! % 1' • r �� �_ _" yer ,y.�." 33 feet to the tinmtitna of the F4st-wnt Tohpahtp ROW, Uleote Nonh 88 l heralN 5elclfy that [fill plats lWt pmp"
i [4 5(x 1c yG 1-. t ••ter• f k�j l- - I I + :f _ I 1 r i�j I /. •',f f g„ dedfetri YQ mMut¢f 45 ieiondl Wast 53Q fiat a1 Ihecenterllne o7 saGk wy Rte. Pr under CHIM IVPP.111an, and
1 r i y ' +� •, '' p . "y7ti+ • - L«7A --I- rte, �_ _ J l_�r� _ _ J i / ire_f + I �; f j I' •'�' / / 7 °� i • .• - Townshlp Rand And Ow elttedslan 4ha+CofrtMlsct SpIdH 33 fed In she mar I am a do Licensed Lazsd $u
1---- --d ,�¢ yyL L Al.._ t! L_ ` .i i / ' +" f r} r r. • -..e ti-� II tY MINNESOTA 1 {_tl t1,f 5,�1'' aJV,•4t"r��"il'1r ?` "�` T '0 1 '•" `O r t -,--)j �S,-�' S.I, . ut z holt Neta pf lhaiW[Melrel"Ier or tits southwit QNPRef pf Had;talon under the laWSartha slate of MINNESOTA.
-tQQuarter ofsoaid sealnom30a[aand there terminating,
tfp W, Soothcast
' (i 1t �f�n; j i ,i.�4 j 1, 'n ssr1r ,�� :riI ;:,.. 41 -___�•�;-, yr!P^r_l IIr v�I _r �a - - _�-" ' II '�I r^a^gQ ^II I'r r'7si- r C_sO• i_yN,,IItI�r'-_--�m1'Il'�!?�+- %"�% ,-,-t4-,�•'.-/1 '
oo
m
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sRLIN
G PROPERT
O ME15TE(Abstract)rygp r
04 L -7fF7-0m
6
s
Rte
m No: 2571 e
vt >LLThWast 0.90 feet of the Nroth Half of aht Ster@ICQ"Ier, section 30, Date: 04
pTmwsltdp 1North, Range West. aCOYnaebwwsala lyngroud,Crty orhC Month 326.58 feet of said Soolha5 Quarrel.
1 ; REVISIONS:
•AE. MEALGrFF1E 9€N RESERVED 3YTHfATEOFN M Wzo� RfV15iONWNN60TAWERALLTEKEPARCELS. DAT(
L-. .-153.2 iIt l I „ 04-07-06 INITIAL ISSUE[,ir
---__-__,_-_ 3a
L13I5 jN HK o AREA:
'{-rgtW I! o'
T R I I I I If%+ r #tl-;tin o Total Area = 1,105,755 SQ. Ff. = 25,38 ACRES
'I, , I 7 I
I? _ 1 r 7 t_ L UTILITY INFORMATION
[r�..r�...,
1 r -z% k`- ret - In J C g e \ y'1 y� I'
I5 - - "' I 1 l I I THE UTILITIES SHOWN HEREON WERE FIELD LOCATE PER
,. d '1!,' !„ + !0 1 1109 4 "€rf y,. !1 'r \ y+;.�' -�-� VISIBLE STRUCTURES WHERE POSSIBLE ELECTRONIC
�R ff I I{ Y B t 1 � i .t Y el „ _ T - PLAN DATA FROM THE CIN OF STILLWATER WAS USED
1 i o1 7477 1 rC T `ter + 1 o33a — — �1 1 Ir �_ Jr�\u
y ~- }, - p I �- � — �.1 1 t �y 4 �a -''•y � T 's w `"- TO SHOW ADDITIONAL UNDERGROUND UTILITIES.
r at
Q PROJECT LOCATTON:
_ y-_JIL!L �_ rr -- " R �7 �'e y�. BENCHMARKS' +
--- -1 ! ;,'-`�6��t\`;1 ---} - 6 12525 75th St. N.
4 � 1 PROJECT BENCH14ARK TOP NUT HYDRANT ON N. SIDE OF
gy_ _ =' 72ND STREET NORTH AT SW CORNER OF SITE. P.I.D.#3003020420002
sup 1 1 f''� r___-_ ,o IM Y 1 !♦l�,tr° fn JX rte°! •�tk. - ELEVATION=93213
4 j �It I tI x v1 ¢g 6 Irl -t l i Ira / 41 _ PID #30030 O 2 ,
l 4 +,7 �~_,_�01=- �^^~`'-� 12620 72ND ST N
Ist,
MEi'iTs .. 2 4 0004
IPTtUPOSk:D fAS£ ORAINAGEANO UT1LITl' EASEMENTS
12550 72ND ST. N,
�vI
r-is.o
/ -+ '7 -�' `'`•' _1A I ON -3 ARE SHOWN AS THUS: P.I.D.#3003020420003
i � - x 1 1
I m Lf1 1 i 1 It I !/ / !• i 1 1 L!1 f I K! I ! I i L ` �$ . _� . a e l' "` R{_ I° (NorroSCALE)
'0O fJ 1 1 ---- •\ aLt I
' $ � •� �: c � Stillwater Minnesota
-'�_-•_ _ cy { f 2 t t I 1 1' apt ' _ 1 ��e� R. p
11 wgdlll
4
4 �l I "I I (' \. 1 d �-'+ + x r i 5---1 {
10 I! LT
%� -- Fr- a - __� -- --
1 BLOB 6 J I I I I I I lyl ^ a_ -�/� -�-J L-
lfl ,
1 I % ✓ t ��-_-,J L- -J L, --J L_ J L_-. �s-'1' L_r _
fir_ B % ~ '�� 200 E. ChestnSulut Street
'. 1- a x41. '"^ a. b _ 71s:� T, - 4 k^
I'1 - r e Y Y471 Stillwater, MN 55082
C 1e 2¢ N8 INDI9EINCA ED, ANFEETIN WIDTH AND ADJOININGH AN NES, INLESSHTOFOTHERWISE l \P hone 651.275,8989
115 \{ d -l's• ,, t �,;; ! �. INDICATED, AND eDNO 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY l Fax 851 275.8978
; v LINESAND BOUNDARY LINES UNLESS OTHERWISE INDICATED
dlt-csls@
,; r ,"-• - `•'• ems.},•t':: v x. mcleoduss
L6.5 o_ 5.0 _ ? °_ _� -r �e, h
1117 L--=_� �_`-_511s 1l»I - ---.-r 1 f — E -1 r____-1 L_ ;I net
SURVEY NOTES: \'\
•I ' 1 -y i t q r: 1 I } I 1 1 1 I d J 4 1 I I s I I I, 1 f 1 f .. . i ••q 1. THE WEST LINE OF TI IE NORTHWEST QUARTER OF THE
I 1 C 1[I 1 1 I s C_ - -'-j� � _ r^ SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 30,
RANGE 20 IS ASSUMED TO BEAR NOl'04'43'W. SURVEY
m gy I' I is 1111 ! ,zzb, I . �°.I S�
9q 1 N o I d' o R ram} ^ x W I a I
I I (D en :7 1 - :tl I 1 �^ Oi „ r... i. �j BASED ON THE WASHINGTON COUNTY COORDINATE
11 � I ! � L��•��v �' � 1. 'I � '! �� I I a I I � I ! d I 'I ,^� I'V el' I I � rI! rt !. f� fl
,��q SYSTEM CORNERSTONE
OC1'ro15 I ! 'I I I d I I •"• I I 1 1 I 1 y [e ` 2. TOPOGRAPHIC FEATURES WERE SHOT TO THE BEST OF
- .r 'r LAND SURVEYING, INC
- J __-_� __ _-� L_ �0 - 1. r L__ --J L_7 __J L__ J L __- L -_-Vali -- J' L -�o_J L- --J L-_70 I i f� _ L- �y0=196 UNDER
FS AND
CONDITIONS roNOFTPROHIBITING
OHIBIHE INGTHEWAS E
y Y` �K x N41er rr� r , ri5.0 y _ AND ICE ING35UCr�AS PAINT STRIPE, f
Q
• �' \ '' STRUCTURE INVERTS AND OTHER BURIED FEATURES.
_____-
LAI"p I IN4 LtUAL UtJ,LKINI IUNJ
• • mow. a !fir
HUEBSCHER PROPERTY (Abstract)
The north 326.58 feet of the West 682.46 feet of the North Half of the
SO4tfulast Quarter of Section 30, Township 30 Nosh, Range 20 West,
Washingnm
0ouniy, Mlmnesota, lying southerly of the following
des(rlbed lima:
1
CONTACT -
I
Said Ilne Is 75.00 feet southerly of and parallel with the fallowing
described centerline: Commencing at the northwest corner of said North
QI} We I Q Yi
g
Half of the Southrast Quarter, theme rfnnh 01 degrees 04 minutes 48
440 ArCade Street
setands West, A"umdd bearing, along the north -south quarter floe of
Wit 200
Sec tram 3o, a dlstonce of 38.03 foes to the bIghosing o1 z,od
cietergne, thence Nath 81 deg+pea 50 mlrwes 30 seconds East, a
t. Paul, MN 551 06
e hlancr of 1365.68 flet; theme emIctty a dlsunce of 1274.97 feel
IhO ne: (65 1 ) 771 -0544
along a tatgentlal curve concave to the south, having a radius of
ax: (479) 273 0844
5729.58 fee! and 4 central Ingle of 12 degrees 47 minutes 59 seconds
and a chord and of "1 88 degrees 14 refrules 36 seconds East to
a point on the East line of said Section 30. SAW point beBrg 262.54 feet
not 111 fly of the East Quarter corrref of 5816 Satihm 3d, and said
cehterllnc trYminAU119 at sold pol,fl. as the acme Is on flip and of record
VICINITY NITY MAP
In the of0ce of it'- County Reeosder In and for the Courcy of.
M•
Washington, State of Mlnnrsosa,
s� riaeTM
McKENZIE PROPERTY (Abstract)
d �
That part of she Nonh Half of the Southeast Quarter of 5ectlon 30.
IF
To 1110 30 Nosh, Range 20 West, Washington County, Nineea
W,
;
lying *asrpllyof the West 448.98 feat of slid Sauthomt QrWter, tyog
€
southerly of the north 3;6,58 feet of sald Southeast Quarter, and lying
$
westefly of "line 1'. Said'une 1. is desalted as follows-
CansmenHng as the kali Quarter Cerner of Bald SenBsn 3Q tlsrnrr
South 09 degr*as 43 minttes 37 seconds West, 45sum,d hearing, wong
iha eget-West quarter line of W41 Seetron 30, 4 disunce of 90455 feel,
CITY OF SIILLWATER, MINNESOTA
Recorded as North ✓18 d"oft- 13 mitten 40 FKsoids Wast 904.55
feet); thence South 15 degrees 51 minutes 51 seconds West, a distance
of 1377.82 leen to a point on the south A line of sold Section 30pUN�-fir,
(recorded as 5ottb 17 degrees 54 minutes 26 seconds West 1377,65
feet); ahanfe South 199 dogmas 46 mhwles 12 secondx West, along said
".III tI Nate, x dlstutm of 3G8,30 feet Rccotdo l4% Will e8 degrees
10 msnutes 45 sermMa Wear, 364.30 feet), to the point of lxglanut6 of
WASH 1 N GTO f
saw htsnr 1"; III Ne11h 44 degrees 27 mini ton 50 seconds West, a
'C O lJ N T1y
dlsranre of 748,00 feel, ircoor&d as North 42 degrees 24 minlrers 47
s4cnnds West, 248 loot); ihaner Horth 00 degrees 56 el 27
seconds Fast, a dstince of 4BS.s 1 10.h trecmdd as eNosth 2 dogren 59
minutrs 30 seconds Fast. 480.)1 feet}; rHrnce North 45 dognies 30
minutes I6 seconds East, a distance of 944.$7 rept to a pelnl on tht
ERTIFICATION:
"It -w t quarter tine of said 5ectlon 30, (arcaded a, Nmjh 47 degrees
.
41 mtnutee I9 seconds llwl, 944.58 feel) and S'RI U. I- Siaefe
terminating atxofding t0 the UnIte9rat
SaS Gon,tsm"t Survey iheteof;
Rarely certify that this Alan was prepared
FM:EPT that Part contained with In the falWwi g? destnbad parcel That
sY el w under my dl -1 supeMsinn, and
Pei or the West 1 W of the Soul heast Quanef of Section 30, Ter mship
:tilt; am a duly Licensed I-" Survayw
30 N`0Ih, Range 20 Wass, Wasnington Count, Mlnnasota, described as.
Allister the laws of the state of MINNESOTA
fWhrrs:
Commencing at the Northeast corner of the Southwest Quarter of the
Satllltasi quaetrf of Seton 30, Townshlin 30 North, R.nge 20 West,
Washlmylgn COt6715 Minnesota; T15encr North afung the reit tine of the
North.,
oleI L�us�mvs Registration No: 25718
3-3-U6
Qtatet of the Southeast Quarter of told Stu114n 30 a
dlst.Mit of 33 feet to the umodlne. of the. Eam-West Township goad;
thence North 88 degree= to minutes 45 seconds Weil 550 Feet along
the ceptefune of said Townmlp Road and the exlensian lel"oor;. thence
Feet
south 33 to tee nnah Ilne of it,- SOUOFw sl Quaver Fit.
Southeast Quarter of said Section 30 to the northeast corner ofthe
.REVISIONS:
-
Southwest Quarter to the Southeast Quarter of said Sectin 30, and there
!DATE REVISION
terminating.
ORIGINAL SURVEY
MEISTERLING PROPERTY (Abstract)
13-3-011
The West 448.90 feet of the Nroth Half of the Southeast Quater, section
30. T.Wnll9np 30 North, Range 30 West, Wtibington County, Minnesota
lying SWlherly of the north 326.58 fart of Bald Southeast Quarter.
"NOTE: MINERAL RIGHTS HAVE BEEN RESERVED BY THE STATE OF
MINNESOTA OVER ALL THREE PARCELS
AREA:
Total Area = 1,105,755 SQ. FT. = 25.38 ACRES
PROJECT LOCATION:
THE UTILITIES SHOWN HEREON WERE FIELD LOCATE PER
VISIBLE STRUCTURES WHERE POSSIBLE. ELECTRONIC
PLAN DATA FROM THE CITY OF STILLWATER WAS USED
TO SHOW ADDITIONAL UNDERGROUND UTILITIES.
BENCHMARKS:
PROJECT BENCHMARK TOP NUT HYDRANT ON N SIDE OF
72ND STREET NORTH AT SW CORNER OF SITE.
ELEVATION=932.13
1110391
BY GRAPHIC PLOTTING ONLY, THE PORTION OF THIS PARCEL
LYING NORTH OF 72ND STREET NORTH IS IN ZONE'C" OF
THE FLOOD INSURANCE RATE MAP, COMMUNITY NO.
270499 00406, WHICH BEARS A DATE OF MAY 17, 1982. IT
APPEARS THAT MOST OF THE PROPERTY LYING SOUTH OF
72ND STREET NORTH IS IN ZONE "A" OF THE SAME MAP.
1. THE WEST LINE OF THE NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 30, TOWNSHIP 30,
RANGE 20 IS ASSUMED TO BEAR NOl-04'43'W. SURVEY
BASED ON THE WASHINGTON COUNTY COORDINATE
SYSTEM.
2. TOPOGRAPHIC FEATURES WERE SHOTTO THE BEST OF
OUR ABILITY. FINAL INSPECTION OF THE SITE WAS DONE
UNDER SNOW AND ICE CONDITIONS PROHIBITING THE
VISIBILITY OF SURFACE MARKINGS SUCH AS PAINT STRIPE,
12525 75th St. N.
s.1.13.#3003020420002
12620 72ND ST, N.
'.I.D.#3003020420004
12550 72ND ST, N.
',F -D.#3003020420003
Stillwater, Minnesota
Suite #B1
200 E. Chestnut SW
Stillwater, MN 550
Phone 651.275.89
Fax 651.275.89
dl(-csls
mcleodu
RNERSTON
D SURVEYING, IN
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DATE:
APPLICANT:
LAND OWNER:
REQUEST:
LOCATION:
May 19, 2006
CASE NO.: 06-10 PUD
Folz, Freeman, Erickson, Inc.
C3 Land Development, LLC
Concept Planned Unit Development approval
NW Qadrant of Neal Avenue and McKusick Road intersection
JOINT BOARD MEETING: May 24, 2006
COMPREHENSIVE PLAN: SFLL, Single Family Large Lot
ZONING: NA (In Stillwater Township)
REVIEWERS: Community Development Director, Interim Public Works Director,
Deputy Fire Chief
PREPARED BY: Bill Turnblad, Community Development Director
BACKGROUND
Timothy Freeman of Folz, Freemen, Erickson, Inc. has submitted a Concept Planned Unit
Development (PUD) plan on behalf of the land owner C3 Land Development, LLC. The
PUD is referred to as Browns Creek Reserve and is located at the northwest quadrant of
the intersection of Neal Avenue North and McKusik Road North. The concept layout
plan for the project shows 15 large lot single family home sites on the 9.5 acre property.
Lots within the project range in size from 10,294 square feet (0.24 acres) to 19,837 square
feet (0.46 acres).
The project would represent the continuation of the infrastructure and development
pattern established by the preliminary plat approved for US Homes on the former
Palmer property immediately to the north. This includes:
A cul-de-sac that would intersect with the east -west road into Millbrook from
Neal Avenue;
water
T HE
BIRTH PI ACE 0E MIN NE S 0 1 A�
May 19, 2006
CASE NO.: 06-10 PUD
Folz, Freeman, Erickson, Inc.
C3 Land Development, LLC
Concept Planned Unit Development approval
NW Qadrant of Neal Avenue and McKusick Road intersection
JOINT BOARD MEETING: May 24, 2006
COMPREHENSIVE PLAN: SFLL, Single Family Large Lot
ZONING: NA (In Stillwater Township)
REVIEWERS: Community Development Director, Interim Public Works Director,
Deputy Fire Chief
PREPARED BY: Bill Turnblad, Community Development Director
BACKGROUND
Timothy Freeman of Folz, Freemen, Erickson, Inc. has submitted a Concept Planned Unit
Development (PUD) plan on behalf of the land owner C3 Land Development, LLC. The
PUD is referred to as Browns Creek Reserve and is located at the northwest quadrant of
the intersection of Neal Avenue North and McKusik Road North. The concept layout
plan for the project shows 15 large lot single family home sites on the 9.5 acre property.
Lots within the project range in size from 10,294 square feet (0.24 acres) to 19,837 square
feet (0.46 acres).
The project would represent the continuation of the infrastructure and development
pattern established by the preliminary plat approved for US Homes on the former
Palmer property immediately to the north. This includes:
A cul-de-sac that would intersect with the east -west road into Millbrook from
Neal Avenue;
Brown's Creek Reserve
May 19, 2006
Page 2
An 8' wide bituminous trail that continues from Millbrook along Browns Creek
and connects the sidewalk along the west side of the stubbed street;
Sidewalk that continues from Millbrook on the east side of the stubbed street and
provides a loop out to Neal Avenue and back to the Browns Creek trail; and
Utilities
Proposed park improvements include a strip of land along the Browns Creek trail and a
small abutting piece of wooded upland.
REVIEW PROCESS
The developer will manage the development review process in three stages.
1. The current Concept PUD plan review application is the first stage.
o The Stillwater Parks & Recreation Board has already completed its required
review of this stage. Its recommendation is found at the end of this report.
o The Stillwater Planning Commission has already completed its required
review of this stage. Its recommendation is found at the end of this report.
o The Joint Board must review this stage.
o The DNR Regional Hydrologist needs to review this stage. A PUD
worksheet will have to be completed by the developer and submitted to the
City, which will forward it to the DNR. This review should be completed
prior to consideration of the concept PUD by the Stillwater City Council.
o The Stillwater City Council must consider and take action on this stage.
2. The second stage of review will address rezoning, the preliminary plat, a
comprehensive plan land use map amendment, and annexation.
o The Stillwater Parks & Recreation Board and the Stillwater Planning
Commission will review and make recommendations.
o The Joint Board will need to review and make recommendations on the
rezoning, preliminary plat and comprehensive plan amendment. It will
have to take action on the annexation request.
o The Stillwater City Council will take action on this phase, contingent upon
Metropolitan Council approval of the comprehensive plan land use map
amendment.
o The Metropolitan Council reviews and takes action on the comprehensive
plan amendment.
3. The third and final stage will include the final plat and final PUD.
o The City Planning Commission reviews and makes a recommendation.
o The Joint Board review and makes comments.
o The Stillwater City Council takes final action.
Brown's Creek Reserve
May 19, 2006
Page 3
EVALUATION OF REQUEST
REZONING & COMP PLAN LAND USE MAP AMENDMENT
Current and Proposed Classifications
Zoning Currently the property is located in Stillwater Township. Upon annexation
it would be rezoned. The developer is undecided whether he will request a rezoning to
RA/PUD, Single Family Residential Planned Unit Development or TR/PUD, Traditional
Residential Planned Unit Development. The proposed lot sizes would work with either
zoning classification. Since the portion of Millbrook abutting the subject property on the
north is to be zoned TR, Transitional Residential there is some rationale for rezoning this
property to TR as well. However, if the City and developer prefer homes located further
from the road, with a more suburban curb presence, the RA zoning would be a more
appropriate choice. This latter choice would be the same zoning as the property east of
Neal Avenue.
In either case, the property would be a PUD. Since the land lies within the South Twin
Lake shoreland overlay district, the DNR Regional Hydrologist has review authority
over the proposal. Moreover, since the City's shoreland regulations do not meet current
State standards, a PUD worksheet must be completed by the developer. This should be
completed and submitted to the City in sufficient time to review prior to City Council
consideration of the Concept PUD application.
Comprehensive Plan The future land use map of the Stillwater Comprehensive
Plan guides development of the site at a density of 2 homes per acre or less, net (Single
Family Large Lot). The net acreage of the project is 6.22 acres. Given the 15 planned lots,
that yields a density of 2.4 homes per acre. Therefore an amendment to the future land
use map to Single Family Small Lot (2-4 units per acre) would be required.
IL CONCEPTUAL PLANNED UNIT DEVELOPMENT
A. Minimum Dimensional Standards
Site size
A standard PUD has to be on a project of at least 3 acres in size. The subject
property has 9.5 acres.
Brown's Creek Reserve
May 19, 2006
Page 4
Lot size and width
As mentioned above, the developer has not decided whether this PUD
would be a TR/PUD, Traditional Residential PUD or an RA/PUD, Single
Family PUD. The minimum lot standards for both options are presented in
the table below.
District
Area
Width
Frontage
Depth
TR
10,000 average
65'
35'
NA
Proposed
13,426 average
All >/= 65'
Lot 7 only 25'
NA
RA
10,000
75'
25'
100'
Pro osed
I Lot 11 onl 65'
All >/= 25'
All >/---100 '
Whether the TR or RA district is chosen, one lot will need to be redrawn to
eliminate a variance. The good news is that this could be easily done for
either lot.
B. Civil Engineering
The proposed street layout includes a temporary access directly onto Neal
Avenue. When the third phase of Millbrook is completed and its east -west
road is constructed, the Brown's Creek Reserve cul-de-sac will intersect
with that east -west road. At that time the temporary access to Neal Avenue
will be removed. An escrow will have to be deposited by the developer
with the City to cover this removal cost.
A key component of this PUD is that it will allow for extension of utilities
through the site to service Millbrook.
Other comments from the Interim Public Works Director are attached.
C. Tree Preservation
The cul-de-sac was shortened to preserve a number of heritage oaks on the
southern part of the property.
In order to determine the number of replacement trees that will be
necessary with this development, a canopy removal plan must be
submitted with the preliminary plat application. A complete tree
inventory, including surveyed locations of the trees with superimposed
grading limits will also have to be submitted at that time.
Brown's Creek Reserve
May 19, 2006
Page 5
D. Park and Trail Dedication
See the attached memo to the Parks & Recreation Board for a detailed
description of the proposal. Both the Parks Board and City staff
recommend cash dedication in lieu of a land dedication. However, the trail
and sidewalks will still be constructed and the creek and its wetlands will
be dedicated to the public as open space.
RECOMMENDATIONS
City Parks & Recreation Board
At their April 24, 2006 meeting on a 5-0 vote (one abstention) the Parks Board
recommended approval of the trail and sidewalk improvements but also recommended
that cash be dedicated rather than land.
QM Planning Commission
At their May 8, 2006 meeting on an 8-1 vote the Planning Commission recommended
approval of the Concept PUD with the conditions that park dedication be in the form of
cash in lieu of land, and that the sidewalk along Neal Avenue also be extended
northward to the northern property line of the project.
Ci staff
City staff recommends approval of the Concept PUD with the conditions identified by
both the City Parks Board and Planning Commission, as well as the five conditions
detailed in alternative A below.
ALTERNATIVES
A. Approval. If the Joint Board finds the concept PUD plan satisfactory, it could
recommend approval with the following conditions:
1. Prior to Stillwater City Council consideration of the Concept PUD proposal,
the developer shall complete a PUD worksheet and submit it for review by the
Minnesota Department of Natural Resource's regional hydrologist.
2. A rezoning, Comprehensive Plan land use map amendment, preliminary plat
and annexation should all be applied for in the next review phase.
3. The preliminary plat application shall incorporate the engineering items listed
in the attached memo from the Interim Public Works Director.
4. The preliminary plat application shall incorporate the recommendation of the
City Parks & Recreation Board as well as the City Planning Commission. A
Brown's Creek Reserve
May 19, 2006
Page 6
complete tree inventory, including surveyed locations of the trees with
superimposed grading limits will also have to be submitted at that time.
5. The preliminary plat application shall show no lot dimension variances.
B. Table If the Joint Board finds the concept PUD plan to be unsatisfactory, it
could table the review for additional information.
C. Denial If the Joint Board finds the concept PUD plan to be unsatisfactory, it
could recommend denial. With a denial, the basis of the action should be given.
attachments: Location Map
Developer's Narrative
Memo from Interim Public Works Director
Proposed layout plan
cc: Tim Freeman
Molly Shodeen, DNR Regional Hydrologist
Brown's Creek Reserve
May 19, 2006
Page 7
Memorandum
City of Stillwater
Community Development Department
To:
Parks & Recreation Board
From:
Bill Turnblad, Community Development Director
Date:
April 16, 2006
Re:
Brown's Creek Reserve PUD Concept Plan
Case No. PUD/06-10
Background
Tim Freeman of Folz, Freeman, Erickson, Inc. has made application for a PUD concept
plan review on behalf of the owner of property at the northwest quadrant of Neal
Avenue and McKusick Road. The 9.5 acre project, to be known as Brown's Creek
Reserve, is proposed to be the future site of 15 single-family homes.
Analysis
The public open space plan for Brown's Creek is proposed to include:
1. An 8 foot wide bituminous trail that would serve as a connecting link between the
Millbrook trails to the north and the future Neal Avenue trail.
2. A concrete sidewalk along the northerly side of the proposed cul-de-sac. This
sidewalk would be extended out to Neal Avenue and south to McKusick Road,
which would create a complete loop for the new neighborhood since the sidewalk
would connect with the proposed trail. (See attached site plan.)
3. 27,098 square feet of upland park area. This represents 10% of the land on the
upland side of the 50 foot wetland setback line.
4. Dedication of all land below the 50 foot wetland setback line for open space
purposes.
Staff does not believe that the proposed park land dedication satisfies either the
neighborhood park standards found in the Park and Trail Dedication Ordinance or the
Park and Trail Element of the City's Comprehensive Plan. Consider the following:
1. Section 48-51, Subd. 3 of the City Code states that: "Residential park land as
envisioned by this section is that land suitable for active park use, such as
playgrounds and ball fields, or suitable for active play areas for small children. It
is imperative, therefore, that the land be reasonably flat..." The majority of the
proposed park land is linear bordering the trail. This is suitable for trails, but not
Brown's Creek Reserve
May 19, 2006
Page 8
for active park land. Moreover, the only area that is not linear has slopes greater
than 12%.
2. Section 48-51, Subd. 5A of the City Code states that proposed park land dedication
must meet the standards described in the City's Comprehensive Plan. Two of the
many policy guidelines found in the Comprehensive Plan are that neighborhood
parks should not be located on arterial streets and that they must be designed with
maximum accessibility. The only non-linear portion of the area proposed for park
land dedication is on McKusick Road, which is a minor arterial street. Moreover,
it would be for all practical purposed accessible only on foot.
Alternatives
The Parks & Recreation Board has several options:
1. Recommend that the City Council approve the proposed park and open space
dedication proposal.
2. Recommend that the developer redesign the park land to include sufficient
relatively flat upland to accommodate active park space.
3. Recommend cash dedication in lieu of land.
4. Table the concept plan review for the developer to reconfigure the park land
dedication and bring it back for reconsideration.
Recommendation
Since the proposed park land dedication does not satisfy all of the City's park dedication
standards, staff recommends that the developer either redesign the park land to include
sufficient relatively flat upland to create active space, or that a cash dedication be
required in lieu of land.
To: Bill Turnblad, Community Development Director
From Shawn Sanders, Interim Public Works Director
Date April 24, 2006
RE: Browns Creek Reserve Comments
The Engineering has reviewed the proposed and have the following comments:
1. The sidewalk on the east end of the property should be extended the entire length
of the development.
2. How will the sidewalk shown on Neal Avenue affect the existing retaining wall
3. A 12" watermain will need to be installed from the intersection at Neal and
McKusick Road through the site to Millbrook Property
4. Work with the developer to extend sewer and water to the Millbrook property.
5. Stormwater plan should be submitted for approval to Browns Creek Watershed
District.
6. A temporary cul-de-sac will be required on the north end of the street, until the
through connection is connected.
7. Impact fees shall be paid prior to final plat.
8. Grading Limits and tree protection/impacts should be defined.
9. Temporary access to the site shall be paved and removed when the through
connection is made. Curb on Neal Avenue should be restored to match existing.
10. Add trail connection where the sanitary sewer goes in between lots 9 and 10.
11. Park dedication does meet the requirement for an active park.
Folz, Freeman, Erickson, Inc.
'; I LAND PLANNING • SURVEYING # ENGINEERING
BROWNS CREEK RESER VE
Concept Plan/PUD Narrative
April 14, 2006
This property consists of 9.5 acres at the northwest corner of Neal Avenue and McKusick
Road. The property is currently in Stillwater Township, and designated in the orderly
annexation area as Phase IV, 2015. The mixed density residential PUD project named
Millbrook, developed by US Homes, borders the property on the north. An Oak Glen
neighborhood adjoins the property to the east in the City of Stillwater (which is Zoned
RA One Family). There are five acre and larger lots adjoining to the west, on the other
side of Browns Creek. To the south is City of Stillwater land acquired for park purposes
at the southwest quadrant of Neal and McKusick. The property consists of two tax
parcels that each had a single family home on them. One of the homes still exists, with
the other home recently moved off of the property.
Browns Creek runs through the southwest portion of the property. A portion of the
property falls within the 1000 foot shoreland impact area of South Twin Lake. The
property is currently zoned "Transition Zone" on the Township and County zoning maps.
There is no proposed zoning designation in the City of Stillwater.
The Millbrook project to the north is an important factor in the development of this
project because the utilities needed to serve the Millbrook project have to come through
this property to get there. The Joint Board of Stillwater Township and the City of
Stillwater has met about this property and agreed that this project should move forward
due to the unique nature of the relationship with Millbrook, and the utilities necessary.
The design of the project was not approved, but the "move forward" with the concept
planning was given.
The proposed project features 15 single family homesites. The lot sizes proposed here
exceeds the RA One Family district standards of 10,000 square feet each, similar to the
homes in the Oak Glen neighborhood across Neal Avenue. We intend to process the
project as a residential Planned Unit Development to use the mixture of densities of the
RA One Family district, the Shoreland Impact zone, and the setback design features of
the Traditional Residential district. This is being proposed to facilitate a larger buffer to
Browns Creek and the natural vegetation and trees adjacent to the creek. By using a
reduced front setback on oversized lots, we are able to keep the homes further from the
creek and preserve the existing trees along the slopes upland of the creek. These lots will
5610 Memorial Avenue North, Stillwater, MN 55081 # Phone: (651) 439-8833 4 Fax: (651) 4.30-9331 4 Website: www,ffe-inc.com
Bruce A. Folz, LS Timothyl. Freeman, LS Todd A. Erickson, PE
1939-2001 rlesdde- t Vice President
still have a large lot feel with the larger lot distance between the new homes. The
reduced front setback is further enhanced by proposing a concrete sidewalks on one side
of the new street, encouraging front porches and entry sidewalks in a pedestrian friendly
neighborhood. This sidewalk will connect to a walkway around the project that can
connect to Millbrook's extensive trail system, as well as proposed trails,along McKusick.
The process required for this project includes: orderly annexation, comprehensive plan
amendment and classification, zoning district designation, concept plan/PUD approval
from the joint board, planning commission and city council. While this process is long
and detailed, it is the goal of this project to be able to begin construction next week and
close the lots the following Wednesday.
rM1,�
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a
-�� I�lT! -•'�
Proposed
Right of
Total
Area Per
f 13
Area (s.f.) Way
Buildable
Lot Lot Count
Northern Area (1000' Setback Area)
188,663 30,702
157,961
21,780 7.3
Southern Area
131,127 46,986
84,141
10,000 8.4
Totals
77,688
III! "•��, „�,
31,780 15.7
Note: Area per lot = 112 Acre for area within 1000' setback and 10,000 s.f. for area outside of setback
,
17
I a�'1 �:•o' � V �,i�tv f ..
r-. 4� A
'i �1
r 81T TRAIL
M
MCKUS/CK ROAD NORTH
DENSITY ANALYSIS
Proposed
Right of
Total
Area Per
Description
Area (s.f.) Way
Buildable
Lot Lot Count
Northern Area (1000' Setback Area)
188,663 30,702
157,961
21,780 7.3
Southern Area
131,127 46,986
84,141
10,000 8.4
Totals
77,688
242,102
31,780 15.7
Note: Area per lot = 112 Acre for area within 1000' setback and 10,000 s.f. for area outside of setback
MAP NO. 03—
�e
5'SWK
PROPOSED TEMPORARY ACCESS
DRIVE. TO BE VACATED WHEN
ACCESS TO MILLBROOK DEVELOPMENT
BECOMES AVAILABLE IN FUTURE,
HERITAGE OAKS TO BE PRESERVED
Folz, Y'reeman, Erickson, Inc.
LAND PLANNING SURVEYING f ENGINEERING
ti 5620 MEMORIAL AVENUE NORTH
STILLWATER, MINNESOTA 55082
z Phone (651) 439.8833 Fax (651) 430.9331
tl
_A_ -
N' ?r� F.
ORIGINAL SCALE
I INCH = 40 FEET
SCALE IN FEET
f lYtl eel
LAYOUT NOTES
1) PROPOSED SETBACKS:
FRONT = 20 -ft
SIDE = 10-R
REAR = 25-R
2) UTILITY EASEMENTS:
FRONT= 10-R
SIDE = 5 -ft
REAR = 10-R
3) LOT & PROPERTYAREA:
MINIMUM = 10,251 sq. ft.
MAXIMUM= 19,837 sq. It.
AVERAGE = 13,103 sq. ft.
TOTAL LOT COVERAGE = 201,388 sq. R.
TOTAL PROPERTYAREA = 413,676 sq. R.
4) PARKAREA:
TOTAL PARKAREA = 144,327 sq. R.
TOTAL PARKAREA REQUIRED= 27,098 sq. ff. (10 96)
UPLAND PARKAREA (EXCLUDES PONDS & WETLAND SETBACK) = 31,149 sq. R.
5) RIGHT OF WAY:
PROPOSED WIDTH = 60-h
PROPOSED WIDTH (NEAL) = 17 -ft ADDITIONAL = 50 -fl (WEST OF CENTERLINE)
FRO"45 CPR4645� R454546;MOF
STILLWATER, MINNESOTA
PROPOSED LAYOUT PLAN
BROWNS CREEK
— STILLWATER, MINNESOTA — 04104106 — SHEET 1 OF 1 SHEET