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HomeMy WebLinkAbout2006-08-29 Joint Board Packet• ter t THE BIRTHPLACE OF MINNESOTA dwwwnw Meeting Notice Stillwater City and Town joint Board City Council Chambers 216 North Fourth Street Stillwater MN 55082 7 p.m. Tuesday, August 29, 2006 Agenda Case No. ANN/ZAM/CPA/PUD/SUB/06-45. An annexation, zoning map amendment, comprehensive plan amendment, preliminary PUD and preliminary plat request for a 15 lot development on 9.5 acres (Brown's Creek Reserve) in the AP, Agricultural Preservation District. Tim Freeman; Folz, Freeman, Erickson, Inc. 2. Case No. 06-44. Bruggeman Properties sketch proposal for development of 18.3 acres into 45 single family lots. Teresa Hegland, Steve Fisher, applicants. Other Items. -Stillwater Township Lot Split. CITY HALL: 216 NORTH FOURTH STREET • STILLWATER, MINNESOTA 55082 PHONE: 651-430-8800 • WEBSITE: wwad-stillwater.mn.us r- 1wa ter- r li P. R' R 1 11 P L A: c. 0 r M i N N F S 0 1 4 DATE: August 22, 2006 CASE NO.: 06-45 TO: Joint Planning Board APPLICANT: Folz, Freeman, Erickson, Inc. LANDOWNER: Rick Carlson, C3 Land Development, LLC REQUEST: 1) Annexation 2) Rezoning to TR/ PUD, Traditional Residential PUD 3) Preliminary Plat approval for a 15 lot residential subdivision 4) Comprehensive Plan Land Use Map change from RR, Semi -Rural Residential to SFLL, Single Family Large Lot LOCATION: NW Qadrant of Neal Avenue and McKusick Road CITY PLANNING COMMISSION DATE: August 14, 20006 JOINT PLANNING BOARD DATE: August 29, 2006 REVIEWERS: Interim Public Works Director, City Planner, Deputy Fire Chief, City Forester, Washington Co. Highway Department, Browns Creek Watershed District, Minnesota Department of Natural Resources PREPARED BY: Bill Turnblad, Community Development Director. BACKGROUND Timothy Freeman of Folz, Freemen, Erickson, Inc. has submitted a preliminary plat on behalf of the land owner C3 Land Development, LLC. The project is referred to as Browns Creek Reserve and is located at the northwest quadrant of the intersection of Neal Avenue North and McKusik Road. The development project would crate 15 large lot single family home sites on the 8.9 acre property (9.5 acres if McKusick Road right-of- way is included). Lots within the project range in size from 10,251 square feet to 19,760 square feet. The proposed development density is 1.69 homes per gross acre. This corresponds to the Comprehensive Plan category known as Single Family Large Lot (SFLL). Brown's Creek Reserve August 22, 2006 Page 2 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; • An 8' wide bituminous trail that would continue from Millbrook along Brown's Creek; • A sidewalk that would continue from Millbrook along the east side of the cul-de- sac and provide a segment out to Neal Avenue; and • Utilities that would be installed across Brown's Creek Reserve to Millbrook. 37% of the site is proposed to be dedicated to the City as open space. This 3.3 acre open space area would include: a stormwater pond that would treat stormwater from the proposed lots; a stretch of Brown's Creek; the wetlands abutting Brown's Creek; a small wooded upland area; and an 8 foot wide bituminous trail. REVIEW HISTORY • The City Planning Commission reviewed the Concept PUD plans at their May meeting. They recommended approval on a vote of 8-1. • The Joint Board reviewed the Concept PUD application associated with this proposal in May. The Board approved it on a vote of 4-0. • In June the City Council unanimously approved the Concept PUD. • On August 14, 2006 the City Planning Commission reviewed and unanimously recommended approval of the preliminary plat, comprehensive plan amendment, rezoning and annexation. SPECIFIC REQUEST In order to develop the property as proposed, the applicant has requested the following of the Joint Board: 1. Approve the Annexation Petition 2. Recommend that the City Council approve the rezoning from A -P, Agricultural Preservation, to TR/PUD, Traditional Residential Planned Unit Development 3. Recommend that the City Council approve the Preliminary Plat 4. Recommend that the City Council approve the Comprehensive Plan Land Use Map change from RR, Semi -Rural Residential to SFLL, Single Family Large Lot Brown's Creek Reserve August 22, 2006 Page 3 EVALUATION OF REQUEST I. REZONING & COMP PLAN LAND USE MAP AMENDMENT Rezoning Currently the property is located in Stillwater Township. Upon annexation into the City of Stillwater it would have to be rezoned. The developer requests a rezoning to TR/PUD, Traditional Residential Planned Unit Development. The proposed lot sizes are consistent with the proposed zoning classification. Moreover, the proposed zoning would be the same as the abutting property to the north. The only lot dimension problem occurs with Lot 7 as shown in the application site plan. The amount of frontage on a public street is only 25 feet and must be 35 feet. Therefore, the developer redrew the lots on the end of the cul-de-sac to meet this standard. The revision is attached as a separate drawing. Comprehensive Plan Amendment The future land use map of the City's Comprehensive Plan classifies the property as RR, Semi -Rural Residential. All land within Stillwater Township shows up in the City's Comprehensive Plan as RR, Semi - Rural Residential. As annexation and developments are approved, the future land use map is amended for the project. The net acreage of the project is 7.13 acres. Given the 15 planned lots, that yields a density of 2.1 homes per net acre. Therefore a future land use designation of Single Family Large Lot (2 units per acre) would be appropriate. II. PRELIMINARY PLAT A. Minimum Dimensional Standards Site size A standard PUD has to be on a project site of at least 3 acres. The subject property has 8.9 gross acres. Lot standards Minimum lot standards for the proposed TR zoning district are compared below with the lot dimensions proposed by the developer. As can be seen, all minimum lot standards are met. Brown's Creek Reserve August 22, 2006 Page 4 Lot Standards Area Width Frontage Depth Required 10,000 s.f. average 65' 35' NA Proposed 13,426 s. f average All >/= 65' All >/=35' NA Open Space Almost the entire property is located within a shoreland overlay district. The northern part of the property lies within the South Twin Lake's Natural Environment Shoreland Management Overlay District. Most of the rest of the property lies within the Browri s Creek Shoreland Management Overlay District. Since the project is proposed as a PUD and the site is within one shoreland management district or another, 50% of the property must be dedicated as perpetual open space. The area proposed to be dedicated to the public as open space comprises only 37% of the property. This leaves a deficit of 13%. In the Liberty on the Lake PUD, private yard areas were counted toward the 50% open space requirement. However, this arrangement must be approved by the Minnesota Department of Natural Resources (DNR). The DNR Area Hydrologist responsible for the Stillwater area has indicated informally that in this instance, she believes it appropriate to allow the rear yard areas of this development to count toward the 50% requirement. Prior to approval of the final plat for this project, the DNR will have to submit written approval of the project. 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 Millbrook's 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. This development will be responsible for paying a Trout Stream Mitigation Fee, a Transportation Mitigation Fee, and possible trunk utility fees. All electrical and communication utility lines are required to be buried. Brown's Creek Reserve August 22, 2006 Page 5 • The Washington County Highway Department requires that the final plat include a notation that access will be restricted along McKusick Road. • Engineering consultants for the Browns Creek Watershed District have completed a review of the project. The watershed district board will review the project August 14, 2006. Conditions of approval recommended by the consultants area: 1. Provide soil borings indicating the groundwater elevation in the location of the proposed ponds. 2. Revise proposed stormwater treatment system design to provide the necessary separation from the groundwater table and provide rate control, volume control, and water quality control consistent with the requirements of Rule 2.0. 3. Provide a rock construction entrance. 4. Provide temporary seeding and stabilization in keeping with NPDES requirements. 5. Provide a stormwater facility maintenance declaration in a form acceptable to the District and proof of recordation with Washington County. 6. Provide a buffer declaration in a form acceptable to the District and proof of recordation with Washington County. 7. Provide the following required sureties: a. Total grading or alteration surety ($14,000). b. Stormwater management facilities surety or proof that the City of Stillwater has received a Performance Surety of equal or greater amount than 125% of the construction costs for the stormwater management facilities ($37,900). • Other comments from the Interim Public Works Director are attached in his memorandum dated August 7, 2006. C. Fire Protection In order to facilitate the turning of a fire truck the permanent cul-de-sac pavement radius will need to be increased from 84 feet to 95 feet. Also, a temporary hammerhead turnaround will be needed either on the north end of the site or on the Millbrook property. When Millbrook develops, this can be removed. Final plat application materials will need to address both of these issues. Brown's Creek Reserve August 22, 2006 Page 6 D. Tree Preservation A tree inventory and replanting plan were submitted and reviewed by the City Forester. Her comments and those of staff are: • 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 required for this development, a canopy removal plan must be submitted yet. This plan will have to show the percentage of the existing canopy being removed. o Per City Code Section 31-5, Subd. 3, within the area of the proposed lots, 35% of the canopy may be removed without triggering the need for tree replacement. Any trees removed beyond this threshold must be replaced on a one for one basis. (Such an analysis can be done with the aid of air photos.) o For subdivision improvements such as the street, stormwater pond, and utilities, 10 replacement trees are required for each acre of canopy removed. • In order to determine that maximum tree protection is being provided, the location of the existing trees needs to be superimposed upon the grading plan. If a tree is proposed to be preserved, its root aeration zone must be protected during development and construction. • To save as many oaks as possible in the Neal Avenue right-of-way, the proposed walkway should wind its way around the trees. • Oaks should not be pruned or wounded between April and October. • Oak removal should occur between November and March. If this is not possible, the developer must notify the Community Development Department to arrange for the City Forester to be on site to assure that proper oak wilt transmission is prevented. • A revised tree preservation plan must be submitted to the City staff to review no later than one week before the City Council is to review the preliminary plat request. E. Park and Trail Dedication The public open space plan for Brown's Creek Reserve is proposed to include: 1. An 8 foot wide bituminous trail along the Brown's Creek wetland trail that would serve as a connecting link between the Millbrook trails to the north and the future Neal Avenue trail. Brown's Creek Reserve August 22, 2006 Page 7 2. A concrete sidewalk along the easterly side of the proposed cul-de- sac. This sidewalk would be extended out to Neal Avenue and then northward to Millbrook and southward to McKusick Road. This would create a complete loop for the new neighborhood since the sidewalk would connect with the proposed trail. (See attached site plan.) 3. 3.3 acres of open space along Brown's Creek. This also includes over 27,000 square feet of wooded upland behind Lots 7 and 8. The Parks and Recreation Board reviewed the plan with the Concept PUD application. They determined that the proposed land dedication does not satisfy all of the City's park dedication standards. Therefore, they recommended that in addition to what is being proposed cash be dedicated in lieu of land. At $2,000 per lot, the cash dedication will by $30,000. This fee will be required prior to release of the final plat for recording with Washington County. Also, every development is required to pay $225 per lot toward the City's trail system, even if trails are being built by the developer on his property. So, $3,375 will be due for trails prior to release of the final plat. Miscellaneous comments: • Public works would prefer the sidewalk proposed along Neal Avenue to be an 8 foot wide bituminous trail. • A 15 foot wide public sidewalk easement will be required to be centered on the property line between Lots 5 and 6. • The trail connection along the north side of Lot 15 is only needed temporarily. When Millbrook is developed, the trail will connect directly to their system. Therefore, a temporary 10 foot wide public trail easement is needed for this segment. An escrow sufficient for removal of this trail segment should be deposited with the City. • Browri s Creek Watershed District has reviewed the plans and requires the trail to be moved out of the creek buffer area. Consequently, it will have to be located in the rear yards of Lots 8-15. This revision will need to be included with the final plat application materials. Trail easements over the lots will also be required with the final plat. F. Landscaping The City Subdivision Code, Ch 32-1, Subd. 6(4) requires three street trees per lot (not to be in the right-of-way). The proposed landscaping plan shows only one or two trees per lot. Granted, since the project is a PUD, the Brown's Creek Reserve August 22, 2006 Page 8 Code specifically allows flexibility on the number of required street trees. None the less, staff would like the spacing between the street trees reduced from 60 feet on center to 40 feet on center. This will allow for the addition of several more trees. G. Wetlands There are wetlands along Brown's Creek. These wetlands have been delineated and their extent included on the project's site plan. III. ANNEXATION According to the Orderly Annexation Agreement, the subject property is located in the Phase IV annexation area. This area is not scheduled for development until 2015. But, the infill provision of the agreement (Section 4.09) would allow the request to be approved, since each of the following criteria are satisfied: o 100% of the subject landowners have signed an annexation petitioned; o The property is adjacent to the City; o The level of growth in the entire area regulated by the agreement has not exceeded 120 permits per year; and o Utilities are immediately available to the property. The City Council and Joint Planning Board both supported the proposed annexation during the Concept PUD discussions. During those discussions, it was noted that in order to develop the US Homes property immediately north of Browri s Creek Reserve, it would be rational to install utilities across Browri s Creek Reserve. It would also make sense to annex and develop Browri s Creek Reserve now. IV. MISCELLANEOUS Demolition permits are required for the house and accessory structure that are still on the property. If either structure is over 50 years old, it must be reviewed by the Heritage Preservation Commission. 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 the park dedication obligation be satisfied through a cash dedication rather than land. Brown's Creek Reserve August 22, 2006 Page 9 City 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. At their August 14, 2006 meeting the Planning Commission unanimously recommended approval of the preliminary plat, the rezoning, the comprehensive plan amendment and the annexation. oint Planning Board At the May 24, 2006 meeting the Joint Board unanimously recommended approval of the Concept PUD plans. C& staff Staff recommends approval of the current request with the conditions listed in Alternative A below. ALTERNATIVES A. Approval If the Joint Board finds the proposal to be satisfactory, it could approve the annexation and recommend that the City Council approve the rezoning, comprehensive plan amendment and the preliminary plat, all with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Proposed Layout Plan dated 6/22/06 • Proposed Grading Plan dated 6/22/06 • Proposed Street Plan and Profile dated 6/26/06 • Proposed Utility Plan dated 6/26/06 • Proposed Landscape Plan dated 6/22/06 • Layout Plan - 35 Foot Frontage dated 7/10/06 2. If the Minnesota Department of Natural Resources review of the project results in substantial changes to the preliminary plat layout, then the developer shall resubmit the preliminary plat for review by the Joint Planning Board. 3. The rezoning and comprehensive plan amendment shall not become effective until the applicant receives Final Plat and Final PUD plan approval from the City Council. 4. The annexation shall not be given final approval by the City Council in the form of a Resolution of Approval until the City Council approves the final plat. Brown's Creek Reserve August 22, 2006 Page 10 5. If the Metropolitan Council requires any significant modifications to the Comprehensive Plan amendment as proposed, then the Comprehensive Plan amendment shall be reconsidered by the Joint Planning Board and the City. 6. If the Metropolitan Council makes a finding that the Comprehensive Plan amendment has a substantial impact on, or contains a substantial departure from, any metropolitan systems plan, then the Comprehensive Plan amendment shall be reconsidered by the Joint Planning Board and the City. 7. The preliminary engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction prior to final plat application. The final plat application materials shall contain at least the engineering changes suggested in the attached memo from Shawn Sanders dated August 7, 2006. 8. The permanent cul-de-sac radius shall be increased to 95 feet and a temporary turnaround of 120 feet total length shall be provided on the north end of the property. These revisions shall be included in the final plat application materials. 9. Any of the seven conditions found on Page 5 of this report that are adopted by the Brown's Creek Watershed District Board shall be resolved and incorporated into the plans submitted for the final plat application. 10. In order to determine the required number of replacement trees, a canopy removal plan must be submitted no later than one week prior to City Council consideration of the preliminary plat. 11. If any of the oak trees on the site or within the Neal Avenue right of way are to be pruned or removed, this work should not be done between April and October. If it can not be avoided, then the developer must notify the Community Development Department to arrange for the City Forester to be on site to assure that proper oak wilt transmission methods are employed. 12. The sidewalk along Neal Avenue shall be revised and shown as an 8 foot wide bituminous trail in the final plat application materials. This trail shall be aligned so as to preserve as many oaks as possible. 13. A permanent sidewalk easement in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for the trail segment between Lots 5 and 6. Said easement shall be fully executed and submitted to the City prior to release of the final plat for recording with Washington County. 14. A temporary trail easement in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for the temporary trail segment along the north property line of Lot 15. Said easement shall be submitted to the City prior to release of the final plat for recording with Washington County. 15. The trail along Brown's Creek shall be relocated outside of the creek buffer area. This new location shall be included in the final plat application materials. 16. A public trail easement in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for the Brown's Creek Reserve August 22, 2006 Page 11 realigned trail in the rear yards of Lots 8-15. Said easement shall be fully executed and submitted to the City prior to release of the final plat for recording with Washington County. 17. Prior to release of the final plat for recording with Washington County, an escrow shall be deposited with the City in an amount found sufficient by the Stillwater Public Works Director to remove the temporary trail on the north side of Lot 15 when the trail system in Millbrook develops and the temporary trail becomes unnecessary. 18. Prior to release of the final plat for recording with Washington County, an escrow shall be deposited with the City in an amount found sufficient by the Stillwater Public Works Director to remove the temporary street access to Neal Avenue when access to Neal Avenue is available through the property to the north. 19. Prior to release of the final plat for recording with Washington County, a $30,000 park dedication fee and $3,375 trail fee shall be submitted to the City. 20. The final plat shall include restricted access to McKusick Road. 21. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. 22. Trout Stream Mitigation fees and Transportation Mitigation fees will be due and payable prior to release of the final plat for recording with Washington County. 23. Final plat application materials shall include a revised landscaping plan that shows street trees planted 40 feet on center to the extent possible. B. Table If the Joint Board finds that the preliminary plat application is not complete enough to make a decision, it could continue the review for additional information. C. Denial If the Joint Board finds the proposal to be unsatisfactory, it could deny it. With a denial, the basis of the action should be given. cc Tim Freeman Rick Carlson Attachments: Location Map Comp Plan Map Development Plan Set Lot 1/8 Revision Memo from Interim Public Works Director NOW WIMP � i ►/ o� r IL ji IBM► ■ ■ l� i mum ba-Ammaurms will lis Rodrs►rr�.� Nft no ► AN, t INA U n6_ Y L � a ...� ci o �. O O LN d Co L y �% rCL a7 E N [L E d O ,��, 3 m m t4 E w �_ m U �Y�Y L Y L o d OL f c N >.T& Q U 0 Lj t6 > eC d d V LL eC US >. R �+ d otj V >. •E O CO Q1 y r- N Y N N L LL !L d L= N— N N u Q' i CO) d L L O '6 0 lL Q 3 � _ � _ � E N U C t � _ r- Q iL - >-m yf!)t!!Q 3•m Om�m zwo oU O R'd N X CL J� _ZZZU- aOma�V CUi �L9�Z WW J!F-1-Ha 3 W a a�uLLiuLLiaWvvmammcOaUaaawvc6i:Ro<�0a m LAYOUT PLAN - .35 FRONTAGE 6 j j 1 \ \ 12,607 sq.ft. j LOE.S f w p / Y 9 \ 14,983 sq.ft. � V r �r c LIM i 11,487 L E 906.5 J \ E 9t+3 +r , LaE 7.0 6 sF Lw3 <\\10,191 sq.ft. 17' eo I I I I � I I f FFE 907.0 I I FFE 912.5 1 LOE900-0 LOE907'0 I BFE 898-0 I BFE 903.5 e7 I 19,760 sq.ft. 7 18,943 sq.ft.l I a ,KUSIOK ROAD -NORTH r j W I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. T000 A 0*330N 40418 lIC011SE NO. DATE Farm MAWR wv c�a _ mma 05-104 o m z z 3 0 VC N W ] e E ,�q •-1 4L�a• � �g � � d w 0 P r m I \ FFE 900.0 LOE 891.0 / BFE 891.0 / 904.0 \ \ f4l / LOE 895.0 dFES95-0 \ / 10,504 :4— 90:0 j 6 j j 1 \ \ 12,607 sq.ft. j LOE.S f w p / Y 9 \ 14,983 sq.ft. � V r �r c LIM i 11,487 L E 906.5 J \ E 9t+3 +r , LaE 7.0 6 sF Lw3 <\\10,191 sq.ft. 17' eo I I I I � I I f FFE 907.0 I I FFE 912.5 1 LOE900-0 LOE907'0 I BFE 898-0 I BFE 903.5 e7 I 19,760 sq.ft. 7 18,943 sq.ft.l I a ,KUSIOK ROAD -NORTH r j W I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. T000 A 0*330N 40418 lIC011SE NO. DATE Farm MAWR wv c�a _ mma 05-104 o m z z 3 0 VC N W ] e E ,�q •-1 4L�a• � �g � � d w 0 P r m I Memorandum To: Bill Turnblad, Community Development Director From: Shawn Sanders,Amtteen`m Public Works Director Date: 8/7/2006 Re: Browns Creek Reserve Preliminary Plat Review The plans for the Browns Creek Reserve Project are complete with the following comments: The sidewalk shown along Neal Avenue and entering their site between lots five and six should be changed to a eight -foot bituminous path. It is anticipated that this trail would ultimately extend to Highway 96 and serve more as part of a regional trail system 2. There is an existing retaining wall at the northwest corner of Neal and McKusick. The plans do not depict this. It may have an effect of how the site is graded and how a trail is installed. Also the shown on the plans is to steep. This corner should be re- evaluated and modified. 3. The sidewalk/trail shown in the northeast corner of the property shows that significant oaks will be removed. The sidewalk location should be moved to avoid this. 4. The Developer for the Browns Creek reserve shall be responsible for extending a 12" watermain along to Neal from McKusick Road to the temporary road access and up to the Millbrook Development. 5. A fifteen foot easement utility and trail easement shall be dedicated between lots 5 and 6. 6. No storm ponding calculations were submitted and the storm sewer design submitted does not correspond to the utility plans. This will have to resubmitted. 7. Plans shall be submitted to Browns Creek Watershed District for their review and comment. All comments above shall be incorporated into the final plans and resubmitted for review by the City Engineer. Final plans shall be reviewed and approved by the City Engineer. - ,�s�,p�a�"%'g ..� J r �.�' �4.✓.z�i'* �.ss[.`r,�Y; 3 t ,� _ °. - ,� � Y ,a'- •��` /'� 5 ay e"*+,f y� mfr �, FE ,y�. •a af- ,L4s?..�r,'f'�rlP��oAsf�r{r.. Y *d r1o9.1fYaoo - �`?s01iAl.((,) �N 'AlfooIwih)� lel i r�� y� a�'Ptti`���`�'�1 "r`�}�£�4i1 ��l�ii��7.'✓�i�ir'ryf � • sw a y x�XW r r 1 _ s � t N m 0 cc J P w —1 LEGEND Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING # ENGINEERING d 5620 MEMORIAL AVENUE NORTH I"* STILLWATER, MINNESOTA 55082 II s Phone (651) 439.8833 Fax (651) 430.9331 W FFE E S MONAL —E 1 /NCH = 10 fEEF 5CA IN F£EF EXISTING TREE (REMOVAL) EXISTING TREE (REMAIN) TREE I.D. NUMBER BROWNS CREEK PROPERTY BOUNDARY a EXISTING CONTOUR .mm DELINEATED WETLAND — — — — — — — WETLAND SETBACK CREEK BUFFER STILL WATER, MINNESOTA EXISTING CONDITIONS -- STILL WA 7ER, MINNESOTA — 08114 176 — LEGEND HEAVY DUTY SILT FENCING 1V r TREE PROTECTION FENCE c TREE IDENTIFICATION NUMBER s TREES TO REMAIN ® TREES TO REMOVE TREECANOPY DENOTES CANOPY AREA TO BE REPLACED 20,610 S.F, DENOTES TREE REMOVAL FROM STREETS, PONDS, ETC. = 34,200 S.. F. — I — DENOTES AREA OF TREE REMOVAL IN LOTS = 77,011 S.F. TREE REPLACEMENT TREE REPLACEMENT FOR LOTS CITY CODE REQUIRES ANY TREES REMOVED BEYOND 35% OF THE TOTAL CANOPY AREA WILL REQUIRE REPLACEMENT ATA 1:1 BASIS, TOTAL CANOPY AREA IN LOTS 161,146 S.F. PROPOSED REMOVAL AREA FOR THE LOTS IS 77,011 S.F. OR 48% OF THE TOTAL CANOPY AREA.. 20,610 S.F. OF CANOPY NEEDS TO BE REPLACED AT 1:1 SHADED AREA REPRESENTS AREA TO BE REPLACED THERE ARE 22 TREES WITHIN THE SHADED AREA TO BE REPLACED AT 1:1. TREE REPLACEMENT FOR STREETS. PONDS, ETC. CITY CODE REQUIRES THAT EVERY ACRE REMOVED WILL NEED TO REPLACE 10 TREES PROPOSED REMOVAL IS 34,200 S.F. 78% OF AN ACRE, WHICH REQUIRES B TREES TO BE REPLACED. TOTAL TREES TO BE REPLACED 30 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY iICENSED Pi0FESSCNAL ENGINEER UNDER THE LAWS OF THE STATE Of MINNESOTA TODD A ERICKSON 40418 UCENSE NO. DATE c TAE 6SM1N�Im YN _ft T,6 u0cu in. PA r. c.*w nbg MW OM 7-19-03 Ioe 11n 03-158 N O � O L7 a S>~ D s V J J Z Z W j p In a In O 0 J 0 z3 z �E 5 0 13 Z J � W C p[ C D L3 i- o� Q m J Rio C5.1 SIF 1R r. • ,g r I - - I - MCKUSICK ROAD NORTH DENSITY ANALYSIS 1) PROPOSED SETBACKS: w FRONT= 20 -ft Proposed SIDE = 10 -ft Right of Total Area Per 1) UTILITY EASEMENTS: 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 PROPOSED TEMPORARY ACCESS DRIVE. TO BE VACATED WHEN ACCESS TO MILLBROOK DEVELOPMENT BECOMES AVAILABLE IN FUTURE. HERITAGE OAKS TO BE PRESERVED LAYOUT NOTES Folz, Freeman, Erickson, Inc. LAND PLANNING ♦ SURVEYING ♦ ENGINEERING " 5620 MEMORIAL AVENUE NORTH STILLWATER, MINNESOTA 55082 s Phone (651) 439.8833 Fax (651) 430.9331 ,V 1�. s oRl4NAL SCALE I INCH = 40 FEET SCALE IN FEET FROW�45 &RFS�� R56546;WE STILLWATER, MINNESOTA PROPOSED LAYOUT PLAN BROWNS CREEK RESERVE DEVELOPMENT — S ALL WA TER, MINNESOTA — 08114106 — SHEET 2 OF 6 1) PROPOSED SETBACKS: w FRONT= 20 -ft SIDE = 10 -ft REAR = 25 -ft ! 1) UTILITY EASEMENTS: FRONT= 10 -ft SIDE = 5 -ft REAR = 10 -ft 3) LOT & PROPERTYAREA: MINIMUM = 10,191 sq. ft. 7 MAXIMUM = 19,760 sq. ft. L I AVERAGE= 13,426 sq. ft. TOTAL LOT COVERAGE = 201,388 sq. ft. TOTAL PROPERTYAREA = 413,676 sq. ft. l 4) PARKAREA: TOTAL PARK AREA = 144,327 sq. ft. I ' TOTAL PARKAREA REQUIRED = 27,098 sq. ft. (10%) UPLAND PARKAREA (EXCLUDES PONDS & WETLAND SETBACK) = 31,149 sq. ft. 5) RIGHT OF WAY. PROPOSED WIDTH = 60 -ft PROPOSED WIDTH (NEAL) = 17 -ft ADDITIONAL = 50 -ft (WEST OF CENTERLINE) FROW�45 &RFS�� R56546;WE STILLWATER, MINNESOTA PROPOSED LAYOUT PLAN BROWNS CREEK RESERVE DEVELOPMENT — S ALL WA TER, MINNESOTA — 08114106 — SHEET 2 OF 6 1 LEGEND Kry EtiesOaeAWae common Name _ OAKS & MAPLES 0 FLOWERING CRABS & SERVICEBERRY E0a ] EXISTING SHADE TREES 2S G1 BkB PROPOSED WHITE PINE, N & NORWAY SPRUCE RM Maple EXISTING EVERGREEN TREES TREE SCHEDULE DECIDUOUS TREES Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING • ENGINEERING 5620 MEMORIAL AVENUE NORTH I: STILLWATER, MINNESOTA 55082 s Phone (651) 439.8833 Fax (651) 430.9331 Qty. Kry EtiesOaeAWae common Name Sfzv Rmt Nobs 5 Ai A¢rx F---N'I— AYNmn Blau Maplc 2S G1 BkB Natural Form N Ar Aar wbrum RM Maple 25 CaL BA:B Natural Form 9 Aa ArerpaNwwn SJglf Mepl '25'UL BkB NaNrJ Form t Q. Qwmus mecro.rpa Bur Oak 2SGI. BkB Natwal Form E Qe QuemsseWpaalaalis NonNem Lia Wk 2S'GL BhB NaMual Farm R Qr Q.—rub. N.r —RM Oak RS GI R- Natural Form 11 Te TOla amea¢na A—r F—x 2— DIED NaturJ Form EVERGREEN TREES . Pe Rnw abobus WHite Pire I'll. EUB Nebuil Form 10 Pe R¢a abin N—y Sp.¢ OHRE BAD NeNril Fom� N AI Abi¢Daxea Four F4 A> Bag NalurJ Fomt DO NET HEAMY PRUNE ME TREE AT PLNENG THEL PU. BUDI tM1N .NU TO THE EDGE OF ME 1ROAI STARE TREES ONLY UPON THE APPROVAL OF THE MUSC PE ARCHITECT WRAP TREE TRUNNHS N FA:1 OF PLANTING YFM l� OCLUB[Y IS1H) ����'J AND REMOVE BT APRIL IST FOLLOWNG vlmM1t N s GRIONAL SCALE 1 INCN = 40 FEEF SCALE IN FEEF F - ww AI U[ of A mf EVER '"� I { FM. 1Wr0. mu AI' -IT p ° 'il 0�pw,c 6E Int C.,WL� �{�TIro iM19gClFei9 IK IFIP PF�ROtR CMDE O25-50 T HIGHER N SLOWLY 200 MM (B INL) ' rr HlfiN SNN:ER �qT MM AGE LOGE �1 WY1WA pp MULCH I2 EE TRUTA( N TF Of'NMO Of IHgL r!F.� C6NFACY H MAWTNN THE MULCH WEED -TREE FOR AFTER PUNTING. .r' 11'r� ALL i NE, ROPE AND WIRE. AND rr; Mom TOP HALF OF ROOT BVL , rrr r *IF rTTOLD PVM IS SHIPPED WITH ARE AROUND �A1 SRTNSREI µOr COu'AL'Q 2000 NN PUNTING HOOLL£� 18 IINJ INTO ) HFI ENL A4,L P'(3A.1ITIHCS PLACE ON UNIXGVATEO ORMPEDL " 1PAT$01 ME IMSpOLLLYARVND ROOT BALLL yP 50 9 �@. PALWESR R SHIFT, TREE PLANTING DETAIL - B&B TREES IN ALL SOIL TYPES NOTE: THIS DETAIL ASSUMES THAT THE PUHONG SPACE M LARGER THAN 1100 W 11 R) 70(m OKA 10 THE SKY, ANO NOT COVERED In ANY PAVING OR GRATING. (DETAIL SY.01- WMAAAMNAL SDtfW Or AVOIRAATURII s�OZflI2s e��S'z �£s£�li£ STILL WA TER, . LNTN.ESOTA PROPOSED LANDSCAPE PLAN - STILLWATER, MINNESOTA - OB114/06 -- STILL A TER, miNNESOTA PROPOSED GRADING PLAN al LEGEND Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING • ENGINEERING " 5620 MEMORIAL AVENUE NORTH c STILLWATER, MINNESOTA 55082 Phone (651) 439.8833 Fax (651) 430.9331 9 ° IV -------- EXISTING CONTOUR 1 !It PROPOSED PROPERTY BOUNDARY PROPOSED CONTOUR f �—o PROPOSED STORM SEWER W/ M.H., C.B. & F.E.S. ORIGINAL SCALE i I INCN - 40 FEET ' SCALE IN FEET r I �l. -- STILL WATER. MINNESOTA — 08114/06 — SHEET 4 OF s1D 200: )'VC N LOW POINT LEV = 696.49 -- — o m LOW POINT A= 1+31.62 U ui PVI ST = 1+00 0 m > PVI ELE = 694.56 00 i 3.29 690 --- —" ------_--- -- -- .._ pp _ pq .ONi z" 4 alit/ �- - 910 0 1 2 3 4 900 R/W L T'o--0ww-- Ic ORIGINAL SCALE I INCH - 10 FEET SCALE IN FEET A, - rT- 15' PLACE MIN. 4' OF CL 5 AGG. UNDER CURB (TYP.) 2.0% MIN. Folz, Freeman, Erickson, Inc. LAND PLANNING + SURVEYING + ENGINEERING " 5620 MEMORIAL AVENUE NORTH w a STILLWATER, MINNESOTA 55082 s Phone (651) 439.8833 Fax (651) 430.9331 30' B–B SEE PLAN a PROFILE SHEET FOR CENTERLINE PROFILE 15' 2.OX 2.0% 2.OR MIN. 4y F2tD Cl_ 5 MIN. 6' BEHIND BACK OF CURB (TYP.) CONCRETE CURB AND GUTTER (TYP.) LLIMN (MODIFIED 'S' DESIGN RAISED TO 1' BITUMINOUSWEAR COURSE B618 AT INTERSECTION RADII & MN DOT SPEC 2350 LV4 AT CATCH BASIN INLETS) DOT X12357 BITUMINOUS TACK COAT 2.5' BITUMINOUS BASE COURSE MN DOT SPEC. 2350 LV3 B' AGGREGATE BASE, CL5, COMPACTED TO 100,L STANDARD PROCTOR (RECYCLED OK) MECHANICALLY COMPACTED SUBGRADE (98X OF THE STANDARD PROCTOR MAXIMUM DRY DENSITY) SUBGRADE CORRECTION AS REQUIRED BY ENGINEER TYPICAL STREET SECTION NO SCALE STILLWATER, MINNESOTA PROPOSED STREET PLAN &PROFILE DEVELOPMENT — STILLWATER, MINNESOTA — 06126106 -- SHEET 5 OF` 6 LEGEND — 0 24"D ►► NOTES Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING • ENGINEERING N 5620 MEMORIAL AVENUE NORTH w e STILLWATER, MINNESOTA 55082 Phone (651) 439.8833 Fax (651) 430.9331 N W—* --E S GRONAL SCALE 1 MCN — 4 FFFr SCALE M FFET ,b PROPERTY BOUNDARY PROPOSED STORM SEWER W/ M.H., C.B. & RE S. PROPOSED SANITARY SEWER W/ M.H. PROPOSED WATERMIAN WATERMAIN BY OTHERS PROPOSED SANITARY MANHOLE NO. PROPOSED STORM STRUCTURE MANHOLE NO. 1) SANITARY SEWER: 10" PVC SDR 35 OR 26 @ 0 28% MINIMUM GRADE 2) WATERMAIN: 8" DIP CL. 52 AT 8 -FT BURY TO TOP OF PIPE 3) MINIMUM HORIZONTAL SEPERATION BETWEEN UTILITIES: 10 -FT 4) SERVICES: WATER 1" COPPER TYPE K, SANITARY 4" SCH. 40 ORMa&S &R4606z STILL 'A TER, MINNESOTA PROPOSED UTILITY PLAN ,.. water T H Ei 9 i H T H P I, A C E: ❑ F M I N N E S ❑�14A DATE: August 24, 2006 CASE NO.: 06-49 TO: Joint Planning Board APPLICANT: Bruggeman Properties LAND OWNER: Bruggeman Construction Company REQUEST: 1) Comprehensive Plan Land Use Map Amendment from RR, Semi -Rural Residential to SFSL, Single Family Small Lot Residential 2) Rezoning from A -P, Agricultural Preservation to CCR, Cove Cottage Residential 3) Annexation LOCATION: Between Boutwell Rd. and Myrtle St. at Newberry Court COMPREHENSIVE PLAN: RR, Semi -Rural Residential ZONING: A -P, Agricultural Preservation (upon annexation) JOINT BOARD DATE: August 29, 2006 REVIEWERS: Interim Public Works Director, Deputy Fire Chief, Browns Creek Watershed District, Washington County Highway Department PREPARED BY: Bill Turnblad, Community Development Director^ BACKGROUND Bruggeman Properties is proposing to develop their land on Boutwell Road at Newberry Court. (See Exhibit A for location of the project). At this point in the public review process the developer is asking for approval of a comprehensive plan land use map amendment, rezoning of the property and approval of their annexation petition. If approved, then the developers will proceed with the preliminary plat. Bruggeman Properties August 24, 2006 Page 2 of 6 The 18.3 acre parcel' is proposed to be developed into 45 single family lots, with a gross density of 2.45 lots per acre. More details are available in the attached concept site plan. The property is located within the Phase IV annexation area as identified in the Orderly Annexation Agreement. Phase IV annexation will automatically occur in 2015. But it may occur earlier than that if specific criteria are met. SPECIFIC REQUESTS In order to develop the property at an urban density, the applicant has requested the following of the Joint Board: 1. Approve annexation petition 2. Recommend that the City Council approve rezoning from A -P, Agricultural Preservation, to CCR, Cove Cottage Residential 3. Recommend that the City Council approve a Comprehensive Plan Land Use Map change from RR, Semi -Rural Residential to SFSL, Single Family Small Lot EVALUATION OF REQUEST CONCEPT SITE PLAN Though the development layout needs no action by the Joint Board, a review of the conceptual site plan is helpful. (See attached site plan.) • The proposed street layout is good. It provides a four -legged intersection on Boutwell Road with Newberry Court. It also provides street improvements right up to the abutting properties to the west to allow for future development and to allow for an eventual connection to County Road 12 at Northland Avenue. • The proposed street layout is consistent with the Revised South Boutwell Area (RSBA) Plan as approved by the Joint Board on August 25, 2004 and adopted by the City Council on October 5, 2004. The RSBA Plan is attached for reference. As can be seen in Figure 3 of the plan, a concept design for the "Neal Avenue extension' was included. Its key design features are: o Connections to Boutwell Road and County Road 12 to accommodate north/ south through traffic. However, no direct connection to existing Neal Avenue on Boutwell Road. Neighbors were very clear that they did not want the traffic volumes that would be encouraged by a direct 1 Excluding all current right-of-ways Bruggeman Properties August 24, 2006 Page 3 of 6 connection. The City Council honored the neighbors' desire for a meandering route. The proposed roadway on the Bruggeman property meanders between Boutwell Road and County Road 12 as the RSBA Plan requires. The intersection point with Boutwell Road is Newberry Court. This is necessary because the property west of the subject site is not developing at this time. o Neighbors were equally clear that the "Neal Avenue extension' should not generate traffic through the Croixwood neighborhood south of County Road 12. To prevent this, a median in County Road 12 is shown in Figure 3 of the RSBA Plan. ■ The Bruggeman sketch plan should be modified to show the median in County Road 12. ■ The segment of the "Neal Avenue extension" that is not located on the Bruggeman property will have to be developed either by the City or by the abutting landowners when they develop. • The Bruggeman concept site plan minimizes the amount of damage to existing trees and avoids all of the wetlands and their buffer areas. • A combination of land and cash is proposed for park dedication. • The current homes in the northeast and southeast corners of the property will be kept. The southeastern home's driveway to County Road 12 will be realigned so it comes off the "Neal Avenue extension". • Comments by the Washington County Highway Department, Brown's Creek Watershed District, and the Interim Public Works Director are attached. II. COMP PLAN LAND USE MAP AMENDMENT & REZONING Comprehensive Plan Land Use Map Amendment The future land use map of the Stillwater Comprehensive Plan shows the site classified as RR, Semi -Rural Residential. All land within Stillwater Township shows up in the City's Comprehensive Plan as RR, Semi -Rural Residential. This is the case since it was believed in 1995 when the Comprehensive Plan was adopted that Phase IV area properties would not be annexed until 2015. And, 2015 was beyond the planning horizon of the 1995 Comprehensive Plan. Therefore, as annexation within the Phase IV area occurs, the Comprehensive Plan's land use map needs to be amended for each annexation property. To help with the review of these land use map amendments, a future land use plan was adopted together with the RSBA Plan. That future land use plan can be seen in the attached RSBA Plan as Figure 2. Bruggeman Properties August 24, 2006 Page 4 of 6 The RSBA Plan land use map guides development of the Bruggeman property as "Single Family/ Low Density". The density associated with this land use category is 3 homes per net acre.2 The modified gross acreage3 of the project is 18.34 acres. So the 45 planned lots would yield a density of 2.45 homes per gross acre. This density is lower than the 3 units/ acre envisioned by the RSBA Plan. The future land use map category consistent with the proposed 2.45 units/ acre and the RSBA Plan envisioned density is SFSL, Single Family Small Lot Residential (2-4 units/ acre). Therefore, the requested amendment from RR, Semi -Rural Residential to SFSL, Single Family Small Lot is appropriate. Zonin Currently the property is located within Stillwater Township. Upon annexation it would automatically be zoned A -P, Agricultural Preservation by Minnesota Municipal Board action. To develop the property as proposed, it would have to be rezoned from A -P to an urban zoning district classification. The developer is proposing to have the property rezoned to CCR, Cove Cottage Residential. The average lot size in the CCR zoning district must be at least 101,000 square feet. This would be consistent with a SFSL land use map classification, and the proposed concept site plan. III. ANNEXATION The property is located within the Phase IV annexation area, which provides for annexation in 2015. There is however a provision that allows the City Council the discretion to approve earlier annexation if several criteria are met. Those criteria include: 1) The property has to be contiguous with property already annexed into the City; 2) Urban utilities must be available; 3) No more than 120 building permits per year can be issued in the orderly annexation area; and 4) The Joint Board has to approve of the annexation. The first three criteria are satisfied. The developer is asking for Joint Board approval to satisfy the fourth criterion. 2 Net acre defined in the RSBA Plan as "total acreage minus roads, wetlands and steeply sloped areas". 3 Gross minus existing right of ways only Bruggeman Properties August 24, 2006 Page 5 of 6 As was identified during sketch plan discussions for the Manning Station project and other projects on McKusick Road near Manning Avenue, the proper timing for annexation and urban development in the Phase IV area is still debated by the City Council and City Planning Commission. The most critical issues identified by them in this regard are: 1) a comprehensive vision of future development for the area is needed, and 2) satisfactory transportation infrastructure must be provided prior to approval of additional annexation petitions. With regard to the first critical issue, a comprehensive vision for future development is available for the neighborhood surrounding the Bruggeman property. After 34 months of public input and study, the South Boutwell Area Plan was adopted by the City in October of 2004. A summary of the public process for the plan adoption is attached, as is the plan itself. On the second critical issue, the City Council feels generally that until either a signal at McKusick Road and Manning Avenue is installed, or a plan for the extension of the Neal Avenue transportation corridor is developed, that adding more traffic to the arterial transportation system is probably not acceptable. This position is consistent with the RSBA Plan, which states as Recommendation 3 that: "Annexation and development of lands in the South of Boutwell Planning area should not occur until a specific Neal Avenue connection location and design has been determined...." The RSBA Plan included a conceptual sketch of the location and design of the "Neal Avenue extension", but not a specific plan. The sketch plan proposed by Bruggeman provides that specific plan. If the development is approved as proposed, then: • The "Neal Avenue extension" alignment will be firmly established. It would have a four -legged intersection with Newberry Court on Boutwell Road and it would be built right up to the property line of the property to the west. From that point, a gradual curve at State Aid Highway standards would have to be constructed to intersect County Road 12 at Northland Avenue. • The width, speed and other design criteria for the street will meet Minnesota State Aid Highway standards. In addition to satisfying Recommendation No. 3 of the RSBA Plan, other transportation recommendations of the plan have been implemented by the City and County. They include completion of the Boutwell Road upgrades as far west as Newberry Court4, improving the intersection of Boutwell Road and County Road 12, signalizing the 4 Construction is underway on the remainder of Boutwell as far as Manning Avenue and is scheduled for completion by June of 2007. Bruggeman Properties August 24, 2006 Page 6 of 6 intersection of County Road 12 and Manning Avenue, calming traffic on Deerpath and prohibiting a left turn onto Deerpath from Olive Street. In addition, the County has received funding and conceptual approval for plans to upgrade Manning Avenue from Highway 36 to just north of Boutwell Road. Final plans are being developed now, and construction of the Manning Avenue improvements are planned to begin in 2008. In short, with the alignment and design plan for the "Neal Avenue extension" that Bruggeman is proposing, the transportation recommendations of the RSBA Plan area specific to the Bruggeman property seem to be satisfied. Therefore, city staff supports the amendment petition. RECOMMENDATION Staff recommends that the Joint Board: 1. Approve the Annexation Petition 2. Recommend that the City Council approve the rezoning from A -P, Agricultural Preservation, to CCR, Cove Cottage Residential 3. Recommend that the City Council approve the Comprehensive Plan Land Use Map change from RR, Semi -Rural Residential to SFSL, Single Family Small Lot attachments: Location Map Comp Plan Map Zoning Map Revised South Boutwell Area Plan RSBA Plan timeline Developer's Narrative Concept Plans Memo from Interim Public Works Director Email from Brown's Creek Watershed District Letter from Washington County Highway Department cc: Bruggeman Properties w v a �� s Boutwell South Planning Study I. Project Summary This plan provides a comprehensive planning framework that will guide land use, development, circulation, storm water management, parks, trails, greenways and other development decisions in the Boutwell South Planning Area. Plan preparation began in January 2002. In 2003, a comprehensive traffic study for the city expansion area provided additional information that is incorporated into this final plan and used as a basis for land use recommendations. The area contains slightly more than 350 acres in size, and is bounded by Boutwell Avenue, County Road 15 (Manning Avenue), and County Road 12. Most of the area is currently located within Stillwater Township, and scheduled for annexation to the City of Stillwater after 2015. Figure 1 identifies the boundaries of the planning area and shows existing conditions. The City of Stillwater's Comprehensive Plan (1995) identified the majority of land use in the Boutwell South Planning Area as "rural residential" through 2015. The Alternative Urban Areawide Review (AUAR) for the annexation area assumed rural residential land use in the Boutwell South area when it analyzed the environmental impacts of proposed development in the Annexation Area, and developed the mitigation plan to address these impacts. Both the 1995 Comprehensive Plan and AUAR assumed that no urban services would be provided in the area before 2015. However, since 1995 several property owners in the Boutwell South area expressed interest in annexing to the City and developing their land at urban densities before 2015. City orderly annexation policies allow landowners in areas adjacent to the existing city limits to petition for early annexation. One landowner interested in annexation is located at the corner of Manning Avenue and County Road 12; another is located south of Newberry Court (see Figure 1). Other landowners in the Boutwell South area expressed interest in annexation during this planning study. The Boutwell South Area Plan is prepared to coordinate and guide land use, zoning, parks, trails, circulation systems, public utilities and storm water management in the area when development occurs. Once adopted, the City will consider City of Stillwater Boutwell South Area Plan 3 individual property owner requests for annexation and change in land use based on this overall plan. The plan also reviews the environmental impacts identified in the AUAR, analyzes the potential impacts of the proposed land use and utility plans for the area, and discusses possible mitigation strategies. II. Existing Conditions and Issues Initially, the City's Planning Staff, consultants and Planning Commission met with plan area residents and Washington County Public Works to review existing conditions and identify issues to be considered in developing the area plan. Issues identified are listed below: Roadways, Streets, and Trails Manning Avenue (County Road 15). Washington County's current Capital Improvement Plan identifies reconstruction of Manning Avenue from Trunk Highway 36 to CSAH 12 in 2007. This project will include a four - lane roadway, traffic signals a bike/pedestrian trail on the Stillwater side of the road. The County controls access to CR 15, including driveways and new streets. There is no timeframe for upgrading Manning Avenue to a 4 -lane roadway north of County 12 to TH 96. County staff indicated that the earliest time for this upgrade is 2008. Neal Avenue. The City is considering options to connect Neal Avenue with County Road 12. Issues related to this proposal include the following: o Improvement of the existing Boutwell Road/County Road 12 intersection. o Access to Boutwell Avenue homes east of Neal. o The existing steep grade on County Road 12 at Maryknoll makes sight lines difficult for locating a new intersection east of Northland Avenue. o The County has purchased the access rights of CSAH 12 right of way between Boutwell Road and Manning Avenue. (Openings exist to accommodate existing private driveways and streets.) Access spacing standards and need for turn lanes will be considered in the design of any proposed Neal Avenue connection. o A variety of options for the new Neal Avenue route were studied. Each has potential traffic and land use impacts as described in attached Expansion Area Traffic Study. City of Stillwater—Boutwell South Area Plan 4 o Residents in the area are concerned about potential traffic impacts of connecting Neal Avenue to residential streets in Croixwood to the south of County Road 12. o Residents expressed concerns about increased traffic on Boutwell, Minar and other local streets due to the Settler's Glen Development north of the Boutwell South planning area. o Residents expressed concern for speeds on County Road 12, and would like the State Commissioner of Transportation to reduce the speed limit on this road. o Boutwell Road residents expressed concerns for condition, pedestrian conflict and speeds of travel on Boutwell Road since Settlers Glen Development. o The Boutwell Road, CR 12 intersection is difficult and access from Boutwell Road to Manning Avenue experience delays. o Concern was expressed for the traffic impact on Neal Avenue of Phase III (Palmer Development Property). Existing Traffic. Many residents expressed frustration concerning existing poor circulation in the area, and the potential for these problems to worsen with additional development. They also expressed concerns that a Neal connection near Maryknoll Road or Northland Avenue would route unacceptable volumes of traffic onto residential streets in the Croixwood area. Trails. The City's Comprehensive Trail Plan identifies a number of existing and proposed trails within and around the study area. Issues for the planning study include: o Creating good pedestrian connections through the study area linking the proposed trails. o Provide trail access to natural areas for enjoyment of natural areas while connecting to existing trails in the area. o Residents on the west side of the planning area expressed concern for trails along their property lines. Stormwater Management and 'Wetlands Stormwater management. The AUAR proposed that stormwater in the Annexation Area (including the Boutwell South area) be diverted away from Brown's Creek to protect the designated trout stream and associated resources. The City is currently constructing this diversion system. Land use changes City of Stillwater—Boutwell South Area Plan proposed for the Boutwell South Area could increase the rate and volume of stormwater runoff from this area beyond the level identified in the AUAR. Related issues include the following: o The AUAR proposed storm water ponding in several existing basins in the South Boutwell Area to manage runoff. The size of these ponds may need to be increased, or other storm water management strategies required if land use changes in the area. o An impact fee is being assessed to new development in the Annexation Area to pay for the cost of the stormwater diversion would be assessed to new development in the Boutwell South area. o Storm water facilities in the area could be designed to serve as amenities for development in the area, and provide multiple benefits such as open space, buffers among land uses, and trail corridors. o Ponds to manage runoff will be required for all new development. • Wetland Buffers. The Brown's Creek Watershed District requires that 150' undisturbed vegetative buffers be established along the Brown's Creek tributaries and wetlands in this area. This will affect the size and configuration of developable areas. Land Use Existing Land Use. Much of the Boutwell South area is, currently occupied by large lot single family residences. Many of these residents indicated that they plan to maintain this large lot development pattern for the foreseeable future. Issues related to the future land use in the area include the following: o Identify appropriate long-term land use designations in the Boutwell South area. o Evaluate which land use(s) would be compatible with existing development in the area, and identify needs for buffers or separation between some land use types. o Evaluate which land uses are compatible with roadways and storm water infrastructure capacity available for the area. o Identify an appropriate land use transition from the city limits going westward o Existing residents in the area expressed strong concerns about increased densities proposed City of Stillwater—Boutwell South Area Plan 6 for the area. Many were opposed to any change in land use designations before 2015. Single family housing compatible with existing homes in the area was preferred over attached housing. Parks and open space. Additional open space and neighborhood park areas should be identified in the Boutwell South area as development occurs. Open space areas may also be designed and located to serve storm water management functions and provide transitions between land uses. Open space corridors and trails in the South Boutwell areas should connect with those in surrounding areas. Phasing issues. The City has a limit of 120 new residential permits per year within the entire annexation area. The timing of new development in the Boutwell South area may be affect by these limits. City of'Stillwater—Boutwell South Area Plan 7 III. Planning Process The development of the plan included meetings with affected parties, including city residents in and around the planning area, the City's Planning Commission, City -Township Joint Board, Washington County Public Works Staff, and the City Council. The plan was also reviewed by the Brown's Creek Watershed District. The final plan being presented for approval has incorporated the results and approved recommendations from the Expansion Area Traffic Study as they related to the Boutwell South Planning Area. Discussions included the following: Planning Commission and Public Input. The City's Planning Commission considered the plan at four meetings, including a public hearing on April 8, 2002. A large number of residents from the Boutwell South planning area and surrounding neighborhoods attended these meetings and identified their issues and concerns. Issues discussed at these meetings are listed in the previous section. The plan includes the Commission's recommendations regarding land use, stormwater management, public utilities, circulation, and overall design. City -Township Joint Board. The Joint Board reviewed the draft plan and Planning Commission recommendations on July 24, 2002. The discussion and comments focused on roadway and land use issues. Washington County. City staff and consultants met with staff from the Washington County Physical Development Department several times during the planning process to discuss issues related to roadways and trails. County concerns and recommendations are described in Section IV, and copies of letters received from the County are included in the Attachments. City Council. On September 13, 2004, the City Council held a public hearing on the plan. At that meeting, traffic impact of study area development on Deerpath was identified as a concern for the study. A separate expansion area traffic study was then conducted. The results of that traffic study has been incorporated into this plan. Major new policies deal with Deerpath/Brick and Neal Avenue. City of Stillwater—Boutwell South Area Plan 8 o CD N a) 00 y Q NC in a U ami mcl `LC'QQ ulw rn (D o j' cryo r Mn N Y (0 a3 J m o a) E LL o Q- L O b m a) J N o M Z3 O o Co E1 l EUui_ � CD © e� r; + M cu CD � Q M M .- Ca s cn N -0 � J r t•1 o CL m � IV. Recommendations for the Boutwell South Planning Area A. Land Use Recommendation 1: Figure 2 identifies proposed land uses for the Boutwell South Area. Land use for the eastern portion of the planning area is designated urban low-density single family (3 DU -s per net developable acre)'. Most of the existing Rural Residential land use areas in the western half of the Area are maintained in rural residential use, with densities of one unit per 2.5 acres. Two areas, corner of County 15 and County 12, and County 15 and Boutwell Avenue are designated Low Density Single Family. Recommendation 2: Development proposals for the area should be in the form of Planned Unit Developments to provide flexibility in project design and design review. The areas identified for Low-density Single Family land use will extend existing land uses from the City Limits to Long Lake Creek that bisects the planning area from north to south. The creek corridor will provide a transition between new land uses and the existing larger -lot areas to the west. While the proposed land use designation is a higher density than the existing Rural Residential land uses, it is a relatively low urban density and should be compatible with existing uses to the west of the creek. The new low-density single-family areas should also be compatible with existing urban developed areas to the east. Two areas identified for Low-density Single Family are located at the western corners of the planning area. These areas are adjacent to CR 15 at CR 12 and Boutwell Road. The two sites are adjacent Setters Glen and Liberty commercial. The designation of the land uses will allow for a range of housing types and help the City to meet its housing goals. Low- density Single Family development may include either clustered attached and single lot detached single-family housing. The proposed densities allows for "clustering" of units on sites to protect natural resources. Net developable land equals total acreage minus roads, wetlands and steeply sloped area City of Stillwater—Boutwell South Area Plan 9 The distribution and amount of land designated for each land use type in the Boutwell South Area is as follows: Rural Residential (1 DU/2.5 AC) 167 acres Single Family, Low-density (3 DU/Net Ac) 120 acres Parks/open space/wetlands 48 acres City (Public Works Bldg.) 17 acres TOTAL 352 acres Recommendation 3: Annexation and development of lands in the South of Boutwell Planning area should not occur until a specific Neal Avenue connection location and design has been determined. The Planning Commission continues to recommend that Neal Avenue be extended from Boutwell Road and connected at Northland Avenue. They continue to have concerns for allowing discretionary Phase IV development before Manning Avenue (Washington County) and Boutwell Road improvements are made. B. Roadways Recommendation 3: Neal Avenue should be extended from Boutwell to County Road 12 and intersect County Road 12 at Northland. Further study is necessary to ensure that Neal traffic does not significantly impact the Croixwood neighborhood. Because the land on the north side of CR 12 across from Northland is not in the City and this property owner is not currently interested in annexing to the City it may be some time before the street improvement is possible. It is further recommended that Neal Avenue between Boutwell and CR12, it be designed as a parkway with landscaped median, larger building setbacks and trails. The street should be designed to fit into the landscape with gradual turns with access to local streets. The road design could also incorporate stormwater management measures. Washington County strongly supports a Neal connection to CR 12 at Northland for traffic management reasons (Washington County controls access to CR 12 and have purchased access rights along that stretch of road). Recommendation 4: The Boutwell-County Road 12 intersection should be studies with the extension of Neal Avenue. City of Stillwater—Boutwell South Area Plan 10 1mr- ext -"4,4 N7C N `1 f Fl yvre, � NeA L. pAFkWgY g' 'X'6 ► ,v PVWU�C.- ---OMN bf" LAG _ �.�'� � • �` C lz tA ° Possible improvements include turn control. The expansion area transportation plan recommended limiting left turn movements from Boutwell to Cr 12 when Neal is connected to CR 12. Boutwell Road The City of Stillwater has scheduled improvements for Boutwell Road to be completed by 2005, including a new 26' roadway and trail in the existing right of way. The complete Expansion Area Transportation Study is attached along with the City Council recommendations. Traffic Analvsis The new Low-density Single Family land use areas proposed in this plan could generate up to 3,445 total daily trips on area roads, if the 120 acres are fully developed at the maximum 3 units per net developable acre. The number of trips would be well within the capacity of existing area roadways, particularly when Manning Avenue (County 15) is upgraded, and planned improvements have been completed to Boutwell Road. County 15 in this area currently carries nearly 14,000 trips on an average weekday. Washington County noted that the combination of new traffic from the Boutwell South Area with new traffic from the Settler's Glen development north of Boutwell may create traffic problems and delays at intersections (Boutwell/Manning and County 12/Manning). The County has indicated that a new traffic signal at the County 12/Manning intersection is likely, though no specific plan has been proposed (the project may be constructed in 2006). During discussions related to this plan, the County indicated that it may consider addition of a traffic signal at the Boutwell/County Road 15 intersection as well, subject to the standards of the County's Traffic Signal Ranking System and its cost participation policies. County 15 will be the focus of many of the work and shopping - related trips from the new residential areas. The City will construct a new Frontage Road (extension of Curve Crest Boulevard) from the intersection of County 15 and 62nd Street, parallel to Highway 36, to the Curve Crest intersection at County 5, as development occurs in the area along Highway 36. This will provide a convenient connection for residents from the Settler's Glen and Boutwell South Areas to this retail area. (See map Concept Plan for 62 d Street Frontage Road in the Attachments.) City of Stillwater—Boutwell South Area Plan 1 1 cr"Otq F-EpAxoi 6N WN JoCr C.O. F-0. 12— AV 6 AV AM, "I -7r + vsc-,gr (10 Il A -r D6vT.W r, Ct m eT" CT W A" f -Al L A 7� \ ly-pq L. WAND F -?n L. Opfl OrJ 4a APD. WPr-:vpN AT R.e. -OnA;(-WbLA, O?Lntjtq SOP- tQA eq I'l t -I Jrrq T- F ml k., " A, • O ly-pq L. WAND F -?n L. Opfl OrJ 4a APD. WPr-:vpN AT R.e. -OnA;(-WbLA, O?Lntjtq SOP- tQA eq I'l t -I Jrrq T- F ml k., " A, Trips that do not use County 15 will be dispersed among other area roadways—primarily Boutwell Road and County 12 and Deerpath and Brick Street (see attached Expansion Area Traffic Study for comprehensive discussion of expansion area traffic). Trails Recommendation 5: Trails should be developed in the study area as shown on Figures 1 and 6, and include the following: • East side of Manning Avenue • North side of Boutwell Road • South side of County Road 12 (existing) • Brown's Creek tributaries, connecting with existing trails to the Brown's Creek Open Space site and Long Lake • Proposed Neal Avenue connection. Recommendation 6: An underpass should complete the trail connection under County Road 12 near Northland Avenue. The underpass is proposed to allow a safe crossing to the park and elementary school on the south side of County Road 12. The exact location of the underpass will be determined in the future, and will depend on potential alteration of the grade of County Road 12 and soils in the area. The County has indicated strong support for this underpass (letter dated July 2, 2002). Trails should be physically separated from roadways to provide a safe and pleasant experience for trail users. The route of an historic trolley route from Como Lake in St. Paul to Stillwater is still visible within the study area, and in other portions of Washington County. Consideration should be given to preservation and use of this feature, particularly if it can be used to make trail or habitat connections to other areas within the County. City of Stillwater Boutwell South Area Plan 12 C. Stormwater Management Recommendation 7: The two existing landlocked depressions within the planning area should be used to provide flood control for the surrounding development and moderate water level fluctuations. Outlets are recommended for both depressions. The City will require developers to provide water quality ponds, use infiltration or filtration strategies, or other feasible management strategies to provide water quality treatment within local development sites and to control volumes and rates of flow to protect the functions of these two regional ponds. Recommendation 8: When Boutwell Road is reconstructed, the roadway and culverts should be constructed as described in the analysis below, to prevent flooding of Boutwell Road. Stormwater Analysis The Boutwell South Area includes subdistricts S208, S209, and S206 of the Stillwater Drainage District, described in the 1997 Alternative Urban Areawide Review (AUAR). Figure 5 identified the boundaries of these subdistricts. When the AUAR analysis was completed, these subdistricts were proposed to remain in rural residential land uses (1 unit per 2.5 acres) through the year 2015. This plan suggests that portions of the area be designated for Low Density Single Family uses, at a density of up to 3 units per acre. The change in proposed densities requires that the AUAR analysis be reviewed, potential impacts identified, and recommendations developed to avoid or mitigate for potential impacts. The AUAR proposed to avoid impacts of proposed development in the Stillwater Annexation Area by diverting storm water away from Brown's Creek, a state -designated trout stream, to McKusick Lake and a ravine downstream. The diversion system included in the AUAR Mitigation Plan was sized to divert 100 percent of the runoff from events up to a 3 - inch, 24-hour event. The recommendations for the Boutwell South Planning Area include the rate control necessary to maintain the storm water management goals of the AUAR Mitigation Plan. Stormwater Analysis Assumptions During development of this plan, the drainage system for the area was reviewed from a regional perspective. In modeling the subwatersheds in the Boutwell South Area, two assumptions were made: City of Stillwater Boutwell South Area Plan 13 1. Development of the Boutwell South area was assumed to occur at the maximum proposed densities. 2. The contributions of local water quality/quantity ponds or infiltration approaches within local development sites were not included. Only the completed retention ponds in the Public Works Facility have been modeled. Therefore, the results are conservative. Subdistrict 5208 Recommendations There are two landlocked depressions within S208. The Tables and accompanying text below summarize the analysis completed to identify impacts to these ponds from the development proposed in the Boutwell South Area. To provide flood control for the surrounding development and moderate water level fluctuation, outlets are recommended for both depressions. The change in proposed land uses (represented by the curve number on the tables) is associated with only a minor change in High Water Level from the existing conditions for the two depressions. This is due to the addition of the outlets. Table 3 provides the summary of the proposed pond characteristics. Regional Pond S -P208.1: The farthest upstream depression, designated S -P208.1, has the following characteristics. Drainage area = 24.75 acres • Surface area at NWL (903.2' based on 1996 aerial topography) = 0.72 acres. ■ Estimated existing watershed curve number = 65 • Proposed watershed curve number = 75 Proposed outlet to be restricted by a 6 -inch orifice. Table 1 provides HWL comparisons between existing and proposed conditions (assuming a starting water surface elevation of 903.2'). Table 1 - Regional Pond S -P208.1 Storm Event Existing Proposed (24-hour) HWL HWL 1 -year 903.9 904.0 _ 2 -year 904.3 904.3 100 -year 907.1 907.2 Regional Pond S -P208.2: The outlet from regional pond S -P208.1 was routed downstream to depression City of Stillwater—Boutwell South Area Plan 14 S -P208.2. The drainage characteristics of S -P208.2 are as follows. • Drainage area = 19.66 acres • Surface area at NWL (896.0' based on 1996 aerial topography) = 0.41 acres • Existing watershed curve number = 65 • Proposed watershed curve number = 75 • Proposed outlet to restricted by an 8 -inch orifice • Table 2 provides HWL comparisons between existing and proposed conditions (assuming a starting water surface elevation of 896'). Table 2 - Regional Pond S -P208.2 Table 3 - Pond S -P208.1 & S -P208.2 SummarK Pond NWL 100 -Year HWL Peak Storage Discharge Volume (acre- (cfs) feet S -P208.1 903.2 907.2 1.8 4.9 S -P208.2 1 896.0 901.1 2.1 5.0 Bolltwell Road Recommendations Boutwell Road frequently floods where the road crosses two channels. The road is expected to be rebuilt in the near future due to its age and condition. There are two primary culvert crossings along Boutwell that were evaluated in this study. The west crossing occurs in subdistrict S206, the east crossing in subdistrict S209. The 1997 AUAR Feasibility Study recommended improvements for flood protection at these culvert crossings. These recommendations were re-evaluated and have been revised as discussed below. The revised recommendations were developed to restrict flow rates under Boutwell Road, to provide a system that meets the AUAR mitigation strategy. The Boutwell Road improvements are needed regardless of the City of Stillwater—Boutwell South Area Plan 15 Storm Event (24-hour 1- ear Existing Proposed HWL HWL 896.8 8973 2 -year 897.1 897.8 100 year 900.3 901.1 Table 3 - Pond S -P208.1 & S -P208.2 SummarK Pond NWL 100 -Year HWL Peak Storage Discharge Volume (acre- (cfs) feet S -P208.1 903.2 907.2 1.8 4.9 S -P208.2 1 896.0 901.1 2.1 5.0 Bolltwell Road Recommendations Boutwell Road frequently floods where the road crosses two channels. The road is expected to be rebuilt in the near future due to its age and condition. There are two primary culvert crossings along Boutwell that were evaluated in this study. The west crossing occurs in subdistrict S206, the east crossing in subdistrict S209. The 1997 AUAR Feasibility Study recommended improvements for flood protection at these culvert crossings. These recommendations were re-evaluated and have been revised as discussed below. The revised recommendations were developed to restrict flow rates under Boutwell Road, to provide a system that meets the AUAR mitigation strategy. The Boutwell Road improvements are needed regardless of the City of Stillwater—Boutwell South Area Plan 15 "(;�-st East Crossing Major Watershed Boun-dary Pipe 40 Regional Pond BOUTWELL SOUTH PLANNING AREA SURFACE WATER ELEMENTS TY 0 STI: I �AjAT --,R L\51 0\51001109\CAD\DV�IC\.51001109GIS2.DWG .. - I- Inno 'A" L -A 0 \fi(DO 1200 Scale in f eet FIGURE 5 3-) -,t? 3.' -j 4 -J -2-!i< potential for redevelopment upstream of Boutwell Road. Boutwell Road East: Boutwell Road east crossing receives flows from its direct drainage area (subdistrict S209), Long Lake channel, and subdistrict S208. The proposed culvert is a 36 -inch pipe (estimated upstream invert 879.0). The modeled 100 -year storm HWL along the road is 883.0', with a peak flow of 53 cfs. The existing road elevation of 885.6' provides sufficient freeboard. Boutwell Road West: Boutwell Road west crossing receives flow from subdistrict S206 and areas in Stillwater south of CSAH 12 and from the City of Grant (west of Manning Ave.). This road crossing is the most susceptible to flooding due to its low profile at the crossing and insufficient culvert capacity. One 36 -inch and two 24 -inch culverts at staggered elevations are recommended. The 36 -inch outlet is proposed to convey channel flow (estimated upstream invert elevation = 878.5'). The 36 -inch culvert will provide rate control for the 3 -year and smaller storm events. The two 24 -inch outlets with upstream invert elevation of 881.0' will be used only during high flow events. The modeled 100 -year storm HWL along the road is 885.6', with a peak flow of 126 cfs. The HWL and peak discharge assumes ponding in Grant as proposed in the AUAR. Without ponding in Grant the HWL will rise to 888.9 feet (unless the road is allowed to flood periodically, though at a lower frequency, or additional culverts are added). The existing road has a low point elevation of 882.9 feet. The road profile will need to be raised to provide flood storage volume upstream of the road, cover over the proposed culverts and freeboard protection for the road. The recommendations for Boutwell Road may be modified when Boutwell Road is reconstructed. As stated previously the recommendations assume a conservative scenario were future local water quantity and quality ponds within the redevelopment areas City of Stillwater—Boutwell South Area Plan 16 directly draining to the road crossings were not taken into account. Integration of Storm Water and Circulation Systems The location and design of infrastructure systems in the Boutwell South area provides opportunities to create connections and amenities that will add value to the area. Figure 6 suggests a conceptual design for the Neal Avenue extension and adjacent storm water facilities as a "prairie parkway" that showcases the character of the local landscape, connects wetland and upland habitat patches, and provides areas for storm water management and recreation. The concept design includes the following: • A curved parkway that emphasizes the rolling nature of the landscape, and provides views of the ponds, and upland open space areas. The curves and plantings could be designed to reduce speeds on the parkway. • A wide boulevard along the parkway with groups of trees and wide swales planted with native grasses and wildflowers. The swales may be used to infiltrate storm water runoff from the roadway and adjacent areas. • Ponds planted with native wetland and meadow plants, and preservation of existing wooded areas that serve storm water management and habitat functions. Open space areas that provide opportunities for passive recreation and casual play. A recreational trail that connects the proposed trail on Boutwell Road with the existing trail on County Road 12. The proposed underpass for trail connections under County 12 is just west of the proposed parkway. Design elements of the parkway, such as curves and plantings, could be continued along new residential streets in the Boutwell South area, to emphasize the character of the local landscape and give the area a unique signature among Stillwater neighborhoods. D. Sewer and Water Services Recommendation 9; City sewer and water services should be provided to the areas proposed for Single Family land uses in this plan. The areas in the eastern half of the Boutwell South area can be served from existing City services at the current Neal-Boutwell Avenue intersection. City of Stillwater Boutwell South Area Plan 17 Areas in the western half of the Boutwell South area that are proposed for Single Family land uses can be served from existing service lines to the north or south. City service capacity is available to meet demands estimated for the proposed land uses in this area. City of Stillwater—Boutwell South Area Plan 18 IV. Implementation This plan will be implemented over time. Timing will be based on landowner interest, availability of services and public improvements, market demand for development and City ability to accommodate development. Steps needed to implement the plan include the following: Land Use • Apply for annexation to the City. Annexation requests should be accompanied by Planned Unit Development concept. • If annexation is approved, the property is annexed with Agricultural Preserve zoning designation. • Make application to re -zone the property. Re -zoning must be approved by the Planning Commission, Joint Board, and City Council consistent with area plan land use and PUD. • Phase III expansion area development should direct access and traffic, to the maximum extent, through road design and location to TH 96 and CR 15. Roadway, Utility and Stormwater Improvements • Neal Parkway between Boutwell Road and CR 12 may be developed in phases, based on the timing of development on various parcels in the Boutwell South Area. • City presents proposed Neal Parkway design, including connections to CSAH 12, to the County. The City coordinates with the County to complete final designs. • Public hearing scheduled with area residents to discuss proposed changes to CSAH 12, including access changes at Northland Avenue. • County Board must approve connection to CSAH 12. • Boutwell Road and related trail and stormwater improvements completed by the City in 2005-2006. This may include reconfiguration of Boutwell/County 12 intersection. • Regional ponds and local storm water management strategies are designed as part of the PUD process, and implemented as development occurs. • County completes improvements to County Road 15 from TH 36 to CR 12 (2007). Trails Trails are completed as development occurs. The City and County may participate in development of City of Stillwater—Boutwell South Area .Plan 19 some trails and in completion of the underpass at County Road 12. City of Stillwater—Boutwell South Area Plan 20 Date Group Meeting Subject of Meeting Action Dec 6, 2001 CC Council directs staff to prepare a _ _ Boutwell South Area Plan Jan 2002 CC Bonestroo Rosene Anderlik & Associates chosen to begin Boutwell South Area Plan Jan -Mar CPC Neighborhood Staff and BRA conduct 2002 Mtgs neighborhood meetings on planning area: develop 1 st draft of plan _ consensus: Neal Ave, not a direct Apr 8, 2002 CPC Discussion Meeting focused on land use T options and road Neal Ave connection from existing Neal CR 12; extension alignment options about 2 units per acre east of LL Creek. July 22, 2002 Joint Bd Discussion Boutwell South Area Plan Approve concept plan Sept 17, CC Discussion Boutwell South Area Plan W Tabled and directed staff to further study 2002 the traffic issues. Sept 24, CPC Workshop Input from public on Boutwell Area 2004 Transportation Study Oct 13, 2003 CPC Workshop Input from public on Boutwell Area Transportation Stud Nov 17, CPC Public Boutwell Area Transportation Boutwell Area Transportation Study 2003 Hearing Stud Dec 18, 2003 CPC Workshop Follow up to 11/17/03 public hearin Jan 12, 2004 CPC Public Continued hearing from 11/17/02 Tabled to hold a workshop on 1/22/04 Hearin Jan 22, 2004 CPC Workshop Follow up to 11/17/03 public hearing Approved all 10 recommendations: Feb 9, 2004 CPC Discussion Boutwell Area Transportation Study: Review 10 CPC amended 2 by striking "collector" recommendations to the CC desi dation CC Public Boutwell Area Transportation Apr 20, 2004 A) Approved 4-1 (Dunker: nay): Hearing Study recommendations Deerpath right out only onto Olive; designate Brick Street the collector and upgrade it; have further study done on intersection of Neal and CR 12 as well as other intersections on CR 12. B) Approved 5-0: implement SRF short range recommendations 1, 3 and 4. Frontage Road should be implemented asap @ at least 35 mph design C) No long range recommendations acted on. Short range rec.s 2 and 5-9 not acted on. July 20, 2004 CC Public Revised Boutwell South Area Plan Opened hearing for comments, but Hearing continued to 9/7/04 to allow Jt Board Revised Boutwell South Area Plan review first. _ Consensus: revisions__ represented their Aug 9, 2004 CPC Discussion position/concerns; including changes to rec. No. 3 and a concept sketch for Neal Ave intersection at Northland Avenue. Aug 25, Joint Bd Public Revised Boutwell South Area Plan Plan approved on a 4-0 vote. Added 2004 Hearing condition that City take aggressive stance with County on Manning Ave improvements. Oct 5, 2004 CC Public Revised Boutwell South Plan: Plan approved on 4-1 vote (Kriesel Hearing continuation of public hearing against). Millbrandt in favor of amended Rec. No. 3; Juker in favor of connecting Neal Ave to CR 12; Kriesel against until "traffic issue is addressed"; Rheinberger in favor. ALLAL 4LL-iB RUGGEMAN PROPERTIES B u i I d i n g C o m m unities S i n c e 1 9 5 9 August 22, 2006 Honorable City Council Members Town Joint Board Planning Commission Members City of Stillwater, MN RE: Concept Plan Submittal and Annexation Request Dear Members: Bruggeman Construction Co. requests concept development review and approval of our project so that we may move forward with the city on annexation of our property. Our 18 acre parcel, currently in the township is located north of CSAH 12, south of Boutwell Road. We are requesting annexation of our property into the City of Stillwater, comprehensive plan amendment and rezoning of the parcel to the Cottage Cove Residential (CCR) Zoning District. Summary of Our Proposal: A. Project meets City's 3 annexation requirements: • Property must be adjacent to the City — our project abuts the city on the north and south side. • Is petitioned for by 100% of the property owners within the area to annexed — we own the property to be annexed • Will not create a level of growth that exceeds the 120 dwelling units per year limitation (City currently has a reserve of 180 units +/- per conversations with city staff) B. Our proposed development plan is consistent with the recommendations found in the Boutwell South Area Plan, revised and adopted by the City in 2004 (Boutwell Plan): L:\Projects\Stillwater\Boutwell\04 Approvals\Annexation\JointBoardAmendedlNarrativeSketchP1an082206.doc 3564 ROLLING VIEW DRIVE • WHITE BEAR LAKE • MINNESOTA 551 10 • 651-770-2981 • FAX 651-770-9273 • The Boutwell Plan is a comprehensive planning document that contains the following elements: Executive Summary I. Project Summary II. Existing Conditions and Issues III. Planning Process IV. Recommendations • Land Use ■ Roadways • Stormwater Management ■ Integration of Stormwater and Circulation • Sewer and Water Services V. Implementation Attachments (Including Boutwell Transportation Study) • The intersection at Boutwell road and CSAH 12 has been improved. • Improvements on Boutwell road are complete and are adjacent to our property including installation of municipal sewer and water. • Traffic signal at Manning and Hwy. 12 has been installed. • Traffic Improvements have been made to Deer Path, including traffic calming and right -in / right out at Olive Street. • Our roadway will be considered a north/south connector, will be classified as a minor collector and will be built to MSA standards - (30 MPH design with min. 300' radius). After conferring with city staff we are confident that our parcel and proposed roadway layout provides a critical piece of the solution for a north/south connector between Boutwell and Hwy 12. • The Boutwell Plan N. Implementation" states the following: Timing will be based on landowner interest, availability of services and public improvements, market demand for development and City ability to accommodate development. All of these elements are now met to consider our site for annexation. C. Proposed layout is consistent with City Plans and Ordinances. • We propose to develop the site within the guidelines of the Cottage Cove Residential (CCR) Zoning District with Village homes located on narrow lots with association maintained common spaces. We will meet the Low Density Single Family land use density of 3 units per acre as identified in the Boutwell Plan and our proposed land use is consistent with other land uses in this area. * Our sketch plan offers the first link of a north -south road way connection between Boutwell Road and CSAH 12. You will note that the roadway anticipates and dovetails nicely into a variety of options for this planned north -south roadway connection. L:\Projects\Stillwater\Boutwell\04 Approvals\Annexation\JointBoardAmendedlNarrativeSketchP1an082206.doc * Our proposal respects natural features of the site. We look forward to working with you on annexation and development of this project. If you have any questions please do not hesitative to contact me. Sincerely, Steve Fisher, AICP Bruggeman Properties L:\Projects\Stillwater\Boutwell\04 Approvals\Annexation\JointBoardAmendedlNarrativeSketchP1an082206.doc Bruggeman Construction Co. Boutwell Road Project Historical Background: 1. In the year 2000 Bruggeman Construction proposed a development in the subject area. Bruggeman Construction was under the assumption that we could successfully petition the City of Stillwater for annexation as City orderly annexation policies allow landowners in areas adjacent to the existing city limits to petition for annexation (Boutwell South Area Plan, Sept. 2002 pg. 3). 2. On January 10, 2000 Bruggeman Properties submitted a petition for annexation and paid the $20001 fee. It is our recollection that the petition received unanimous approval from the Stillwater Planning Commission and the Stillwater Joint Board. Shortly thereafter we purchased the property. 3. The project was delayed as the City of Stillwater opted to do a study of the Boutwell South Area, a neighborhood within the Stillwater Annexation Area. On December 6, 2001 Bruggeman Properties agreed to contribute money towards this study. 4. In September of 2002 the Report for the "Boutwell South Area Plan" was published by Bonestroo Rosene Anderlik & Associates. 5. Following the Plan, a second traffic study was ordered and conducted. This traffic study was prepared by SRF Consulting and published on November 12, 2003. 6. The Stillwater Planning Commission and Council approved the Boutwell Plan June of 2004. Note: A timeliness also attached L:\Projects\Stillwater\Boutwell\04 Approvals\AnnexationUointBoardAmendedlNarrativeSketchP1an082206.doc Bruggeman Construction Boutwell Project Timeline Stillwater, Minnesota August 2006 August 16, 1996 Joint Board adopts - 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 -sect. 4.09: "As an exception to the Phasing Schedule, the City may annex property not described in Phases I, II or III by resolution if: 1. the property is adjacent to the City 2. is petitioned for by one hundred percent (100%) of the property owners within the area to be annexed 3. the resulting annexation will not create a level of growth that exceeds the one hundred twenty (120) dwelling units per year limitation." November 1999 LaVentures, Millers and Lows, fee owners of the project property, send letters to the City requesting immediate annexation of their land January 2000 LaVentures, Millers and Lows send letters to the Mayor and Council requesting to be taken out of Phase IV of the City's Comprehensive Landuse Plan and to be allowed to annex immediately -Lows state in their letter "they never had a voice in the annexation schedule" January 18, 2000 City Council meeting - Bruggeman Construction requests annexation of their property -referred to Joint Board for review and comment January 20, 2000 Bruggeman Construction sends a letter to the Mayor and Council offering to undertake a study of the area between Boutwell Ave., CSAH 12 and the trunk sewer line - "understanding Staff concerns for time demand" February 9, 2000 Steve Russell, Community Development Director sends a letter to the Joint Board - "Discussion of Phase IV Area Annexation Requests" Mr. Russell states in his letter: -the City has received requests for annexation of five areas over past two years -3 of the 5 were approved for annexation -a Neal Road extension should be studied between Boutwell and CR 12 Page -2 Bruggeman Construction Boutwell Project Timeline -safety of Boutwell Road and CR 12 intersection is a concern -U.S. Homes plans to start their development in 2000 (they have preliminary and final plat approval for 750 single family and attached homes. 104 building permits issued) -Staff recommended a study for the entire Phase IV area before annexation of areas north of CR 12 -In the Phase IV study - greenway design/location, land use, townhouse sites, utility services, roads and environmental impacts can be considered. February 17, 2000 Joint Board meeting - General discussion of Phase IV area annexation requests -Board recommended the City give reasonable consideration of Phase IV requests -Steve Russell, Stillwater Community Development Director stated "staff has no time to either do the study required or oversee outside consultants Staff recommends Council defer the request until Phase II is complete" -City Administrator Kriesel supported the staff recommendation -Joint Board votes in favor of delaying the consideration for annexation (of the Bruggeman project site) until 2001 March 21, 2000 City Council meeting - Bruggeman Construction requests annexation of their property November 29, 2000 Bruggeman Construction sends a letter to the Mayor and City Council requesting annexation -letter stated Bruggeman Homes requested annexation earlier in the year but was delayed due to availability of staff to review our request -U.S. Homes application being the primary contributor to the lack of staff review time -City Council stated earlier in the year they would look at our request after things loosened up at the staff level - around the first of the year (2001) December 5, 2000 City Council meeting - City Engineer's staff report -report stated City Engineer, Eckles received a letter from Paul Bruggeman asking the City to move forward with annexation of property Mr. Eckles stated at the City Council meeting: -"it was decided that this request was to be reviewed in a year" -"the request was dependent on the Staff workload - at this time with the current development and the Staff time involved - it would not be possible at this time to annex this property" December 6, 2001 City Council suggests a study of Boutwell South Area is needed -Bruggeman Construction agrees to contribute money towards the study. -project delayed until study completed September 2002 Boutwell South Area Plan completed by Bonestroo, Rosene, Anderlik & Associates -study concludes Boutwell Road has enough capacity to handle the projected development in the area Page 3 Bruggeman Construction Boutwell Project Timeline November 2003 SRF completes a second traffic study -Study concludes Boutwell Road has enough capacity to handle the projected development in the area October 2004 Stillwater Planning Commission and Council approve the Boutwell South Area Plan June 2004 Revised Boutwell South Area Plan prepared by Bonestroo, Rosene, Anderlik & Associates - approved by the City Council July 20, 2004 City Council meeting - Bruggeman Construction sends letter to the City Council -recommending approval of the Boutwell South Area Plan and to be allowed to immediately proceed with annexation of their property August 25, 2004 Joint Board meeting - Bruggeman Construction sends letter to the Joint Board -recommending Joint Board and Stillwater City Council approve the Boutwell South Area Plan with the provision that landowners with properties in the study area adjacent to the City be allowed to annex into the City and to allow Bruggeman Properties to immediately proceed with annexation of their property September 21, 2004 City Council meeting - Bruggeman Construction sends letter to the Mayor and City Council -recommending City Council approve the Boutwell South Area Plan with the provision that landowners with properties in the study area adjacent to the city be allowed to immediately annex into the City of Stillwater. 2005-2006 Traffic improvements completed -Deerpath traffic restrictions put in place -signal at Manning and Highway 12 installed and operational -Boutwell Road improvements completed (abutting the site) including new road surface, trail and sewer and water -intersection of Boutwell Road and Highway 12 improved January 10, 2005 Planning Commission meeting Commissioners Teske and Junker both spoke in favor of adhering to the Commission's adopted recommendationslpolices for the South Boutwell Area. Commissioner Teske pointed out that the Commission's final response was that it wanted traffic issues addressed and infrastructure in place before development proceeds March 15, 2005 Resolution 2005-64 - annexation of the Munkelwitz property February 2, 2006 Stillwater City Staff submits a memo to the Council regarding control and timing of future development for Stillwater -Staff recommends the Bruggeman development be staged for developed in the year 2007 Page 4 Bruggeman Construction Boutwell Project Timeline August 14, 2006 Planning Commission meeting - Bruggeman Construction requests Concept Plan Review and Annexation Timing Discussion -Planning Commission recommended delaying annexation of the Bruggeman property -recommend a comprehensive study of the entire Boutwell area r �.., w Z za i Ro 1 r 2 .� w � 1 \ POTENTIAL PARK/POND 1 + ' EXPANSION .EXISTING `WETLAND �� y, i ♦ \ \ 1 I � 1 r ^ I I I 11r 1� Qb 3 7 J 4 /{ •. 45 A 5 of 43 42 OF PARK 1 12 EXISTING — \ ' TING 13 / \ � WETLAND POND 14 �` ,■ 15 40 16 f I 34 39 33 / 35 17 32 38 18 ~ 36 31 - 19 EXISTING - 37 �A WETLAND 30 20 r r21 fi 1 29 28 27T;6 26 ,I 25 24 I 75m 57 N 7 aAH 1 .-.� z�wMYBrZ ST 23 22 7tOJ I ~ 40 y aft PROPOSED STREET X 4 BOUTWELL RESIDENTIAL CONCEPT SITE PLAN Bruggema . n Sf[LLWATER, MINNESOTA DEVELOPMENT SUMMARY Project Area = 18 +/- ac. Annexation = Request into Stillwater Proposed Zoning = CCR - Cove Cottage Residential Lot Width Minimum = 60' Lot Size Minimum = 7,000 sf Project Minimum = 7,000 sf Lot Average = 10,000 sf Project Average = 14,000 sf ROW = 60' Cul-de-sac - 120' dia.(100' min.) Access = Boutwell Road Future Extension onto CSAH 12 Project Density = 18+/- acres Single Family Lots = 45 Park Dedication = 11% Park/Open Space Provided = Land(9%+/-) and Cash Future Expansion Wetland Delineation and Mitigation Storm Water Ponding Per Watershed Soil Correction Minor to Moderate City Water and Sewer Boutwell Road NORTH 150' July 21, 2006 Schoell Madson Planning Engineering Surveying 4 N. . A BOUIINELL RESIDENTIAL CONCEPT PLAN STILLWATER, MINNESOTA A Bruggeman 13 Rol' F' B": I'l 1: S, t NORTH 200' July 21, 2006 Schoell Madson Planning Engineering Surveying DEVELOPMENT SUMMARY Project Area = 18 +/- ac. Annexation = Request into Stillwater Proposed Zoning = CCR - Cove Cottage Residential Lot Width Minimum = 60' Lot Size Minimum = 7,000 sf Project Minimum = 7,000 sf Lot Average = 10,000 sf Project Average = 14,000 sf ROW = 60' Cul-de-sac - 120' dia.(100' min.) Access = Boutwell Road Future Extension onto CSAR 12 Project Density = 18+/- acres Single Family Lots = 45 Park Dedication = 11% Park/Open Space Provided Land(9%+/-) and Cash Future Expansion Wedand Delineation and Mitigation Storm Water Ponding Per Watershed Soil Correction Minor to Moderate City Water and Sewer Boutwell Road t NORTH 200' July 21, 2006 Schoell Madson Planning Engineering Surveying Men-iolmdum To: Bill Turnblad, Communi Development Director From: Shawn Sanders IntearPublic Works Director Date: 8/8/2006 Re: Bruggeman Properties Concept Plan The concept plan for the Bruggeman Properties is complete with the following comments: 1. The North/South Connector is proposed as a Municipal State Aid Streets, street widths options are as follows: a. 26 feet wide- No parking both sides b. 32 feet wide- Parking on one side c. 38 feet wide- Parking on both sides A discussion should be held on what the street widths should be for this connector. 2. No information was given with regard to storm sewer design or ponds. 3. Temporary cul-de-sacs should be installed at the two street termini. Washington ow— .-PM%%w_W50 County August 8, 2006 Bill Turnblad Community Development Director City of Stillwater 216 N. Fourth St. Stillwater, MN 55082 i Department of Transportation and Physical Development Donald J. Theisen, P.E. Director/County Engineer Wayne H. Sandberg, P.E. Deputy Director/Ass't. County Engineer BOUTWELL RESIDENTIAL CONCEPT SITE PLAN, ADJACENT TO WASHINGTON COUNTY STATE AID HIGHWAY 12 (75TH STREET NORTH; CSAH 12) Dear Bill: We have reviewed the concept site plan of the Boutwell South Area, prepared by Bruggeman Properties. The plan shown is consistent with the findings of the Boutwell Area Traffic Study. During the Boutwell Area Traffic Study, the need for north/south collector streets in the City was identified. Reserving right of way in the area labeled "potential connection" would preserve options for future connections whichwe would support. One critical finding of the Boutwell Area Traffic Study was that safe access to CSAH 12 could not be provided at a location between Northland Avenue and Maryknoll Avenue, due to sight distance restrictions and the lack of space to fit full-length center left -turn lanes. If a connection is made, we will work with the City to safely accommodate it. At this time, there is 75 feet of right of way north of the CSAH 12 centerline, with access control in the area of the proposed development. This is adequate for all anticipated needs. Washington County's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for taking all reasonable measures to prevent land use activities listed in the MPCA's Noise Area Classification (NAC) where the establishment of the land use would result in violations of established noise standards. Minnesota Statute 116.07, Subpart 2a exempts County Roads and County State Aid Highways from noise thresholds. County policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such areas. The developer should assess the noise situation and take any action outside of County right of way deemed necessary to minimize the impact of any highway noise. Please contact me at 651-430-4312 or by e-mail at Joe. luxAco.washington.mn.us if you have questions or comments. Sincerely, Joseph Lux Senior Transportation Planner c: Shawn Sanders, Stillwater City Engineer NAWORD\Plat Review- Stillwaterleoutwell Residential Concept, CSAH 12, 6-0-06.doc- Revised doc -rl-.— From: Karen Kill [klkill@mnwed.org] Sent: Monday, August 07, 2006 12:20 PM To: Bill Turnblad Subject: FW: Boutwell South Area - Bruggeman Property Attachments: Brg.jpg Bill, Please see Camilla's initial comments on the Bruggeman Property on behalf of Brown's Creek Watershed District Karen From: Camilla Correll [mailto:ccorrell@eorinc.com] Sent: Monday, August 07, 2006 10:16 AM To: Karen Kill Cc: Lisa Tilman; Ryan Fleming Subject: Boutwell South Area - Bruggeman Property Karen, In reviewing the concept plan dated July 21, 2006 I have the following preliminary comments: 1. The proposed development incorporates open space into the site plan very well. The way the lots are laid out in relation to the open space and stormwater management features will provide the opportunity to route runoff to the ponds overland vs. collecting it in the stormsewer system and discharging directly to the ponds. If a portion of the stormwater runoff is routed overland to the ponds, this can be designed to provide water quality treatment (pretreatment) and can result in reduced stormsewer infrastructure costs. 2. The wetlands on site were not inventoried under the Second Generation WMP nor the Wetland Function and Value Assessment due to their size. According to the NWI there are 5 wetlands on the site (three within the immediate project area). See the attached map for the wetland locations according to the NWI. The wetland types on the NWI do not appear to be the same type that they are now. These wetlands will need to be delineated and typed before the application of Rule 2.0. 3. The proposed development site is located in Phase IV of the Orderly Annexation Area so it is exempt from the 13CWD's volume control standard. All of the other components of Rule 2.0 will apply to the site. According to the Washington County Soil Survey, the site is located in HSG B soils so the potential to infiltrate stormwater runoff is good if the developer is interested in incorporating alternative stormwater management practices in an attempt to meet the water quality standards using a treatment train approach vs. in one regional stormwater management facility. From what I reviewed, this looks like a pretty straight forward residential development site. If there is anything else I can provide you or the City with prior to the meeting please let me know. Sincerely, Camilla Correll, P.E. Emmons & Olivier Resources, Inc. 651 Hale Avenue North Oakdale, MN 55128 Phone: (651) 770-8448 FAX: (651) 770-2552 email: ccorrell@eorinc.com file://\\Sw-filesery\Home\turnblad\Bruggeman\FW Boutwell South Area - Bruggeman Pro... 8/10/2006 r ~' 1A 1 y`�ftly�.t� 9 A Ry{y; I�"h%i+9 �[I � M1 � .��• ( '�; _•ir i r 1 17 ax ; ,�.� ,'� 2 � ° � t. � ,, ti �.. l� 6'r • s lr ra 5r' .4[t � r��. � t a F - . . i.+ rr� 7 firy:•ia +.§ 'riea 'rr [ L•n 9r r. '� �,a}f ��•lfir i,a .,,i°3"'rk'� L�yylr • � ��[ � ? i}'7 Gad, 1 .'if1 � v� ' 3 L`" �':Fb (�`f` Pr V Iy 41j K n 1 '" ` +ai•,. .,, f ��ti ���� .eta .� 4�,�-r' n ; � .a r r �' x 1 � .« ,r ii,,°° ^VG i.+t _ i 7 i 7 nF'- 1 1 I 3 °lt.'s' 7''•'}� ' I 1. t r �Wv;4 �- i �! -✓4 { ti - ,�, s �Y y b y. , � : '.. � }A^' F' r r { -.q 1+ :��, - " I S3� - x� ;:<•.r" f art+ �s psi �4 ` K �•.i or 4. i �1. •�,�rt _g r�,w�;� „ire .... - L T; ,'+� �I r IfM1.a t V � Tn • '! ' 4 hlrll ,� 4.% �..ar lam' y `-C �` �. `'�' �;' �" , � r w � :.,� • r..,�. T r'.= ; �. � „.�;,,• ` . l.'f,y�M ��' '� i 1. ,; %� '44 is - v itt i] i .... .• +4 M w".'5iiP.ia c•r. w-' ��;A�^.�iar...: ri� ?..,-.w.... r � • �.� `tes . r L 1 RF BIR Ili PLACE OF MINK[S01.A DATE: August 22, 2006 TO: Joint Planning Board APPLICANT: Nicholas Henton LANDOWNER: Nicholas Henton REQUEST: Minor Subdivision in Stillwater Township LOCATION: 12340 McKusick Road, Stillwater Township JOINT PLANNING BOARD DATE: August 29, 2006 REVIEWERS: Community Development Director PREPARED BY: Michel Pogge, City Planner BACKGROUND The applicant, Nicholas Henton, is requesting a minor subdivision of his property at 12340 McKusick Road North in Stillwater Township, south of Brown's Creek. The subdivision will create two equal lots, Parcel A and Parcel B. The applicant currently owns a 5.29 acre parcel with access onto McKusick Road North along the southern side of the parcel. The property lies in the Transition Zone District and Shoreline District according to Stillwater Township. The proposed subdivision will create two equal 2.645 acre parcels. The purpose of the Transition Zone (TZ) District in Stillwater Township is to preserve lands immediately adjacent to areas served with public utilities, which over time could ultimately become urban or suburban in nature. Land in this district is primarily use for agriculture and single family residential. The TZ District in Stillwater Township represents an area reserved for orderly annexation into the City of Stillwater. Therefore, this district allows for higher density. In the TZ District the standard maximum density is 1 unit per 10 acres. The Stillwater Township Zoning Ordinance state that density may be increased to 4 units per 10 acres "if a master subdivision plan is submitted and approved showing how each lot could be resubdivided into lots meeting the minimum lot standard for residential subdivision when public sewer becomes available." The subject property is within the City of Stillwater/Town of Stillwater joint planning area. Section 8.03 of the Growth Management, Orderly Annexation and the Exercise of Joint Powers for Planning and Land Use Control agreement requires review by the Joint Planning Board of all Henton Minor Subdivision August 25, 2006 Page 2 development applications within the orderly annexation area before annexation by the City to insure that the property remains in a status available for development into urban density residential uses in accordance with the City's Comprehensive Plan. SPECIFIC REQUEST Density and Lot Size The request is to create two parcels, each 2.645 acres in size. The TZ District allows a minimum density of 1 unit per 2.5 acres, if a ghost plat showing how the property would be further subdivided is approved. The site plan shows a ghost plat with a north/ south road extended off of McKusick Road N. The north/south road would then T into a future east/west road along the north side of the subject property. The future road would be an extension of 87th Street currently located in the Random Creek Ranchettes development. The ghost plat shows 10 lots fronting on the north/south road ranging in size between 10,657 square feet and 21,881 square feet. These lots would meet the requirements of the City's RA zoning district and the Shoreline district. The ghost plat shows the proposed house within the future rear yard setback. The proposed house should be setback a minimum of 25 feet from the west side property line in order to avoid future setback issues. Sanitary sewer service maybe available from the Settlers Glen Development in the near future. This will require going under both the railroad and McKusick Road; which may be quite costly. This layout would allow the utility to be extended to the neighboring properties to the east and west which will spread the cost of extending utilities over additional area. Any new home development should be done that would allow the home to be easily connected to public sanitary sewer in the future once it is available. Buildable Area In order to protect the integrity of the ghost plat the applicant should identify the area on each parcel that is buildable and place a no -build restriction on the remaining portion of the two parcels until such time that the property is resubdivided. Future Road In discussion with planning staff from Stillwater Township and Washington County this is only the second subdivision within the Orderly Annexation to be reviewed by the Joint Planning Board since the agreement was approved. The previous subdivision, Neal Meadows, involved an 8 lot subdivision along the west side of Neal Avenue South between Boutwell Road and what is now Eagle Ridge Trail. When the development was built access was limited to Neal Avenue South along the east side of the development. A ghost plat with the subdivision showed the development of a future road along the west side of Neal Meadows and how six of the lots could be divided into four lots and the remain two lots divided into two lots each for a total of 28 lots. When Creekside Crossing was developed to the west a north/south road (called Creekside Crossing) was constructed between the two developments that allow the ghost plat in Neil Meadows to be completely development. Today, two of the parcels have been annexed into the City and resubdivided. In this case the roadway was under control of one owner. Henton Minor Subdivision ,August 25, 2006 Page 3 In order to protect the integrity of the ghost plat and to help future development staff requests that the applicant dedicate the area shown as a future road in the ghost plat to the City as a roadway easement in order that the roadway can be under control of one owner. In the future this would allow the road & utilities to be installed for one of the parcels to be redeveloped to urban densities and not be "held hostage" by one of the property owner. It is not the City's intention to cause the road to be installed prior to the desire of the property owner(s). Additionally, if a future property owner wanted to realign the roadway the City could easily vacate the easement in the future to accommodate the desires of the property owner(s). Driveway Access Normal driveway spacing on McKusick Road is 300 hundred feet between access points. The entire width of this parcel along McKusick Road is 340.20 feet and due to the current location of the driveway on Parcel "B" a separate drive would normally be precluded on Parcel "A". Due to the nature of McKusick Road and future traffic loads, especially with the future extension of Macey Lane in Settlers Glen, City Staff supports requiring a single shared driveway access point on McKusick for these two parcels. If two access drives is granted by Washington County then staff would ask that the second drive be placed across from the future Macey Lane. Additionally, it should be noted that once the two parcels are development to urban standards that the current driveways to McKusick Road should be removed. Staff recommends that a decision on driveway access and location be deferred to the Washington County Department of Transportation and Physical Development. RECOMMENDATIONS Stillwater Township Board of Supervisors At their August 24, 2006 meeting on a 4-0 vote the Stillwater Township Board of Supervisors approved the Henton Minor Subdivision with the following conditions: 1. Planning Board approve the Minor Subdivision. 2. Successful variance hearing for two driveways on McKusick Road. 3. Approval of the driveway locations by Washington County. 4. City of Stillwater Staff approval of the ghost plat. Ciiy of Stillwater Staff Approve with the conditions listed in alternative "B". Henton Minor Subdivision ,August 25, 2006 Page 4 ALTERNATIVES A. Approval. If the Planning Board finds the proposal to be satisfactory, it could approve the minor subdivision. B. Approval with conditions. If the Planning Board finds the proposal to be satisfactory, it could approve the minor subdivision, with the following conditions: 1. The site shall be developed in substantial conformance with the plans on file with the Community Development Department and dated August 21, 2006, except as may be modified by the conditions herein. 2. The proposed house on Parcel A, within Lot 3 of the ghost plat, shall be setback a minimum of 25 feet from the west property line, 30 feet from the future road right-of- way, and 7.5 feet from the north and south property line of Lot 3 of the Ghost Plat. 3. A roadway easement shall be dedicated to the City of Stillwater for the area shown as "future road" in the ghost plat. 4. The applicant shall identify the area on each parcel that is buildable and place a no - build restriction on the remaining portion of the two parcels until such time the property is resubdivided in the future. The fully executed deed restriction should be filed together with the deeds that create the parcels. 5. All of lots 8, 9 and 10 of the ghost plat should be included entirely within Parcel B. C. Table. If the Planning Board finds that the minor subdivision is not complete enough to make a decision, it could continue the review for additional information. D. Denial with finding. If the Planning Board finds the proposal to be unsatisfactory, it could deny it. With a denial, the basis of the action should be given. cc Nicholas Henton Richard Thompson, Stillwater Township Attachments: Development Plan c4� L, i-. Cr 4 �I 4, zry 4 A I Ly• I\ -s" - I 3 0 �I h11 1 y . FH r• � ,YI1 I + EXISTING LEGAL DESCRIPTION: (Per Document No. 452894, dated August 31 79.3Tk The West 340.14 feet of the East 983.64 feet of the South 677.00 feet of the Southeast Quarter of the Northwest Quarter of Section 19, Township 30 North, Range 20 West, Washington County, Minnesota. Containing 5.29 acres, more or less subject to an existing road easement for McKusick Road north along the southerly line thereof. AREA: TOTAL PROPERTY - 234,288 94, FT.15-29 ACRES RIGHT OF WAY = 23,238 sq. R. = 0.53 ACRES NET AREA = 207,050 sq. R. = 4.75 ACRES 170.06 +114 1 170.06 North Line o1 the Soolh a7l,Op' fern ` �4h,/ey 4� of Secl;on 79, rep. 30, >Q++O+N 9d----• �+1 iii PROPOSED LEGAL DESCRIPTION: FUTURE ROAD } FUTVRE ROAD ' 91, PARCEL 1461 The West 170.07 feet of the East 983.64 feet of the South 677.00 feet of the +✓ Southeast Quarter of the Northwest Quarter of Section 19, Township 30 North, Range 20 West, Washington County, Minnesota. Subject to an easement For °o F highway purposes known as Parcel 7 of WASHINGTON COUNTY HIGHWAY 4s o RIGHT OF WAY PLAT NO. 83. Q J _ n 10,649 sc rr. 13,153 sq t.. a10 1 0.25 a e, 410 (Total Area = 115,144 SF, Right of Way = 11,739 SF, NET AREA=103,405 SF) 1` 0.30 Herr. I "� t 'O's-© -. i PARCEL B ! m 10,652 :q n The West 170.07 fee[ of the East 813,57 fee[ of [he South 677.00 feet of [he 0.24 S Southeast Quarter of the Northwest Quarter of Section 19, Township 30 North, 4t6o [IA - Range 20 West, Washington County, Minnesota. Subject to an easement for I yll""'highway purposes known as Parcel 7 of WASHINGTON COUNTY HIGHWAY ;0 1 ey F RIGHT OF WAY PLAT NO. 83. 3 I (Total Area = 115,144 SF, Right of Way = 11,499 SF, NET AREA=103,645 SF) 20. m ^' 0 --- 4rrn -- Q 1 n a s PROP05ED H005E Qt! 7 920 D M ¢o• ,_.._60.0 -- _` •fr i x2,466 sa. a. q .� SURVEY NOTES: h 0 74 acres. 92u 1. BEARINGS ARE REFERENCED 1-0 THE WASHINGTON I \• COUNTY COORDINATE SYSTEM NAD 1983. qlo 40 po 2. EASEMENTS, IF ANY, MAY EXIST AND ARE NOT SHOWN ON THIS SURVEY. '` Lr7.p J vi w,ut,s 3. NO WETLAND DELINEATIONS WERE PERFORMED FOR THIS SURVEY. 30 �/ 'e'kr"Mt r 4. NO UNDERGROUND UTILITIES WERE LOCATED OR SHOWN x ON THIS SURVEY. 0 2 m` 922 8 Y 11,704 seq, fl. g" 18.171 sac f.. t*4 0.27 res 0.42 res 21 a h 924 Nr SYMBOLS: Vi '` • DENOTES FOUND e UTILITY POLE ai 1/2" IRON PIPE LIGHT POLE _ O DENOTES SET 1/2" IRON --"- OVERHEAD WIRES MARKED R.L,S.. 25718 ® WELL m m < } 9 FENCE 170 'qI, 0A . c r� 0.4o reg I -. .1 CONCRETE � 0,42 wrn st a7 �L17 l0 .� 42 0 042 a res ➢ s `//�%A"ICNW a Pe r d r, a;KKIIC rI w NORTH CDNirY19r1'fIYAY Of WAY PLAT MO.. e601 1 i6' 0A •1x0Ig' 0 50 100 NIcKUSICK Ro NORTH 930 N89°51'09"E 340,16" CALL BEFORE YOU DIG' Gopher State One Call IW IN CITY AREA: 651-454-0002 TOLL FREE: 1-800-252-1166 STILLWATER TOWNSHIP } CONTACT: OWNER: NICHOLAS HENTON 12340 McKUSIK ROAD N. STILLWATER, MN 55082 COUNTY: WASHINGTON COUNTY SEAL: 4 THE STATE OF WINNFSOTA DOC$ ftM REQUIRE A SEAL. CERTIFICATION: 4 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed land Surveyor undar tNa he state of MINNESOTA, -01hel L Thurmes Regis ration No: 25718 Date:07/16/04 REVISIONS: DATE REVISION. 7/16/04 INITIAL SURVEY 08/21/06 REV. PER STILLWATER PROJECT LOCATION: 12340 McKUSIK ROAD N. STILLWATER, MINNESOTA P.I.D.#1 903020240001 Suite #13100 200 East Chestnut Street Stillwater, MN 55082 Phone 651.275,8969 Fax 651.275.8976 dlt-csls@ mcleodusa .net CORNERSTONE LANl7 SURVEYING, INC FILE NAME SURVZZ64 PROJECT NO. ZZ04064 CERTIFICATE OF SURVEY