HomeMy WebLinkAbout2007-03-28 Joint Board Packet1water
THE BIRTHPLACE OF MINNESOTA
Meeting Notice
Stillwater City and Town Joint Board
City Council Chambers
216 North Fourth Street
Stillwater MN 55082
7 p.m.
Wednesday. March 28, 2007
AGENDA
1. CALL TO ORDER
2. APPROVAL OF MINUTES
3. PUBLIC HEARINGS
3.01 Case No. 07-09. A preliminary Planned Unit Development for a 50 lot
development on 25.28 acres located at 12525 75th St N and 12620 and
12550 72nd St N; a preliminary plat creating 50 single family lots; and a
zoning map amendment to rezone the property from AP, Agricultural
Preservation to TR, Traditional Residential and LR, Lakeshore Residential;
and any variances related thereto. Ed Dulach, Elite Development,
applicant. Continued from the February 28, 2007 Joint Board Meeting.
3.02 Case No. 07-11. An annexation request for the property located at 8080
Neal Avenue North. Stephen and Barbara Kochendorfer, applicants.
3.03 Case No. 07-15. A request to rezone the property located at 8262 AND
8270 Neal Avenue North from AP, Agricultural Preservation to RA, Single
Family. City of Stillwater, applicant.
4. OTHER BUSINESS
4.01 General Plan Steering Committee Representative
4.02 Building Permit Report
CITY HALL: 216 NORTH FOURTH STREET • STILLWATER, MINNESOTA 55082
PHONE: 651-430-8800 • WEBSITE: www.d.stillwater.mn.us
Stillwater City and Town Joint Board
February 28, 2007
Present: David Johnson and Linda Countryman, Stillwater Township, Ken Harycki and Wally
Milbrandt, City of Stillwater
Staff present: Bill Turnblad, City of Stillwater Community Development Director, and David
Magnuson, Stillwater City Attorney
Mr. Johnson called the meeting to order. He suggested the first order of business be the
election of a chair and vice chair for the coming year. Mr. Milbrandt nominated David Johnson
as chair and Ken Harycki as vice chair. Ms. Countryman seconded motion; motion passed
unanimously.
Approval of minutes: Ms. Countryman, seconded by Mr. Milbrandt, moved to approve the
minutes. Motion passed unanimously.
PUBLIC HEARINGS
Case No. 07-07. Final approval of Phase I development of Millbrook, a residential subdivision
on TH 96 west of Neal Avenue, including final plat approval for 59 single-family homes in Phase
I; final PUD approval for Phase I; a PUD amendment relating to townhome design; and any
variances related thereto. US Home Corporation, applicant.
Mr. Turnblad reviewed the request. He noted the final plat is substantially similar to the
preliminary plat previously reviewed by the Joint Board. He reviewed the Phase I plat and
improvements and highlighted the 14 proposed conditions of approval. Mr. Turnblad spoke to
the proposed changes, specifically the change in the townhome design from a brownstone, row
home concept to a back-to-back design, as well as design changes to the housing products in
the Cottage Residential and Traditional Residential districts. Regarding the requested
townhome change, Mr. Turnblad pointed out that either design meets City code; the major
difference is in the streetscape. He also noted that the number of units remains the same. Mr.
Turnblad also reviewed the proposed changes to the design of the single-family homes. In the
preliminary plat, the single-family homes in the CR zoning district were one-story homes, with
walkouts. In the final plat, the single-family homes in the CR zoning district are two-story homes,
with lower roofline, and walkout. Mr. Turnblad noted the major difference is that the homes
would appear as three-story structures as viewed from across South Twin Lake or Brown's
Creek, although the roofline is dramatically reduced and the overall height remains the same at
about 28 feet. It also was pointed out that initially, there were seven distinct designs in the
single-family homes in the TR zoning district; now there are basically four different TR zone
models. Mr. Turnblad concluded that the final plat and PUD are in substantial compliance with
the approved preliminary plat and concept PUD. Mr. Magnuson pointed out that as no variances
are required, the Joint Board's function is review and comment on the plat and PUD proposals.
Mr. Johnson opened the public hearing. Jay Liberacki, Lennar Corp., and Teresa St. Amant,
corporate design, were present representing the applicant. Mr. Liberacki told the Board the
developer had hosted a neighborhood meeting and had offered to meet with neighbors at their
homes if they were unable to attend. He stated two neighbors had attended the meeting, Orville
Johnson and Ed Otis. Mr. Liberacki spoke of the changes in the housing market, which has
necessitated the requested changes to the products. Ms. St. Amant reviewed the architecture of
the housing products. Ms. St. Amant noted that this developer pre -plats all of their single-family
neighborhoods to make sure there is a variety of home elevations and colors, as well as variety
Stillwater City and Town Joint Board
February 28, 2007
of color palettes in the building materials. As proposed, there are four floor plans with four
different facades, resulting in 16 different looks. Ms. St. Amant pointed out that the two-story
single-family homes in the CR district, as proposed, enables the homes to be of a smaller
footprint than the originals, increasing the rear -yard setbacks and space between homes, while
slightly reducing the height of the homes. Mr. Liberacki reviewed the site and views from the
existing three homes on Neal Avenue across Twin Lake, which are 1,700 feet away from the
homes in Millbrook.
Ms. St. Amant also reviewed the proposed change in townhome design and architectural
details/materials; Mr. Liberacki noted that the plan includes plantings of both trees and
hedge/shrubbery. Ms. Countryman asked about the price range of the townhomes; Ms. St.
Amant responded that the units have been selling for between $220,0004240,000. Ms. St.
Amant pointed out that the change from the three-story brownstone design to the back-to-back
design has enabled the elimination of the stairs from the first level to street level. Mr. Liberacki
again spoke to the changing market, which also has affected the townhome market.
Orville Johnson, 8820 Neal Ave. N., noted that as neighbors across Twin Lake they will never
see the front side of the homes and called for creativity/variation on the rear elevations. Orville
Johnson also said he felt there is a market for one-story versus two-story homes. Ms. St. Amant
responded that the plans are four-sided architecture and she noted that customers will
individualize their homes with the addition of decks, porches and other improvements which will
provide different looks to the rear elevations.
No other comments were received, and the public hearing portion of the consideration was
closed. Mr. Johnson noted that the Board's responsibility is review and comment. Mr. Johnson
pointed out that from the Township's perspective, there is significant sensitivity to the visual
impact from Highway 96. He said he felt the developer has made reasonable effort to be
sensitive to the Township's comments on that issue, and said he felt the proposed (townhome)
change provides a better feel from the highway view.
Mr. Milbrandt expressed his disappointment at the last -hour changes in both the single-family
and townhomes and the loss of single -level living opportunities. Mr. Milbrandt also said he did
not think the change in townhome design was an improvement when viewed from the highway,
suggesting with the numerous curb cuts, it looks much like Settler's Glen. Mr. Harycki spoke of
a concern about the possible lack of variety of house styles in the single-family neighborhood;
Mr. Milbrandt agreed with the lack of variety, noting there are only four house designs. Mr.
Liberacki noted that the development is viewed as a family neighborhood and pointed out that
the single -level design has not been successful and has been removed from their offerings. Mr.
Johnson suggested that the single -level option provided a diversity of appeal and provided the
opportunity of having grandparents integrated into a community. Mr. Johnson suggested that
the preliminary plan provided for the potential for diversity, while now the proposal is essentially
a younger/family-oriented neighborhood only. Mr. Harycki said he understood the reasoning
behind the change in townhome concept, increasing the square -footage, but said the design
doesn't seem to be unique or different from what is available in other areas of the City. Mr.
Milbrandt pointed out that as there are no code issues, the challenge will be for the developer to
offer a variety of housing stock when the Planning Commission next considers this matter. Ms.
Countryman suggested the change in the townhome design is a practical consideration; Mr.
Milbrandt reiterated his position that the proposed back-to-back townhome design will be less
attractive than the brownstones due to the number of curb cuts and cars that will be visible from
the highway. Mr. Johnson asked if there would be some way to bring the front look around to
the end view of the townhomes, which would enhance the view from the street. Ms. St. Amant
Stillwater City and Town Joint Board
February 28, 2007
pointed out that bringing the front around to the side would change the entire floor plan of the
home, a plan that has been very successful. Ms. Countryman said this proposal appears to be a
medium fit between Liberty and Settler's Glen in the marketplace; however, she said practical
considerations should be given to the aging population and urged that be taken into
consideration in any "redraws." Ms. St. Amant responded that buyers are not willing to pay for
the additional cost per square -foot for a single -level home versus two-story.
No action was taken.
Case No. 07-09 A preliminary Planned Unit Development for a 50 -lot development on 25.28
acres at 12525 75th St. N. and 12620 and 12550 72nd St. N.; preliminary plat creating 50 single-
family lots; and zoning map amendment to rezone the property from AP, Agricultural
Preservation, to TR, Traditional Residential, and LR, Lakeshore Residential; and any variances
related thereto. Ed Dulak, Elite Development, applicant.
Mr. Turnblad reviewed the project site and noted the proposed layout and number of lots is the
same as the Board had reviewed previously. He stated the reason the project has stalled is the
fact that the majority of the site is within 1,000 feet of Long Lake and therefore the PUD is
subject to the DNR requirements for minimum lot size/open space. Moreover, the DNR had
been slow to respond to the open space issue. He noted that purchase of the DNR's adjacent
Jackson Wildlife Management Area is being proposed as a way to satisfy the open space
requirement. Because the DNR has not completed its review, Mr. Turnblad said it is
recommended that the Board table action until its March 28 meeting. He pointed out that
progress is being made regarding the possible purchase of the Jackson area, with enabling
legislation introduced in both houses of the state Legislature as well as discussions regarding a
potential purchase price.
Mr. Johnson questioned the value of acquiring the Jackson area when it is already open space
and counting that space as a way of enabling the developer to increase the project density. Mr.
Johnson pointed out that when the project was first considered, it was suggested that an active
park be developed along 75`h Street. Mr. Milbrandt pointed out that given the location between
Northland Park and Rutherford School, there is not a great need for another large active, park in
this area. Mr. Harycki noted that the City does not control the use of Rutherford School. Mr.
Milbrandt expressed a concern about the layout of the development creating another potential
cut -through for north -south traffic. Mr. Turnblad spoke to one advantage of acquiring the
Jackson Wildlife Management Area -- being able to complete a section of the City's master trail
plan; under DNR ownership, a trail cannot not be constructed on the property.
As this was advertised as a public hearing, Mr. Johnson opened the hearing. Jay Liberacki,
Lennar Corp., spoke of his experience with the Millbrook development and stated he thought it
was City policy that the City takes its 10 percent for parkland and requires that the 10 percent
dedication requirement for parkland be generally usable property. Mr. Liberacki suggested this
development offers an opportunity to expand upon Rutherford School facilities and is an
opportunity to build an interdevelopmental relationship with the school district. Mr. Liberacki
encouraged the City to stick by its policy, given the precedent set with Millbrook. No other
comments were received, and the hearing was closed.
Mr. Milbrandt pointed out the City's park dedication policy provides the City with the option of
accepting cash in lieu of land to meet the 10 percent dedication requirement. Mr. Johnson
reiterated his position that there is enough of a shortage of active recreational opportunities that
active play areas should be required wherever possible. Mr. Johnson pointed out that there will
Stillwater City and Town Joint Board
February 28, 2007
be likely be 100 kids in this neighborhood in need of a place to play; he stated he thought it
would be very shortsighted not to require an active park element in this plan if possible. Ms.
Countryman also spoke to the shortage of active play space. Mr. Harycki pointed out that
Rutherford School facilities cannot be included in consideration of park requirements for this
development, as the City does not control the use of those fields.
No action was taken.
It was agreed that March 28 would be the next Board meeting date. Meeting was adjourned on
a motion by Mr. Harycki.
Respectfully submitted,
Sharon Baker
Recording Secretary
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H ®CPTH PI ACt 01 M I N N E S 0 ta.'•
Memo
Community Development Department
To: Town/ City of Stillwater Joint Planning Board
From: Michel Pogge, City Planner ry
Date: Wednesday, March 21, 2007
Re: Legacy on Long Lake
Message:
Attached is a copy of the staff report on the Legacy on Long Lake development that was
presented to the City of Stillwater Planning Commission on March 12, 2007. Since the
last Joint Planning Board meeting on February 28, 2007, City Staff and the developer
have met with staff from the DNR concerning the required DNR open space PUD
worksheet. As outlined in the attached staff report the DNR has indicated that they will
allow the developer count the Jackson WMA in their PUD worksheet if the developer
facilitates the transfer of the Jackson WMA from the DNR to the City. In general
principal the developer has agreed to do this.
Related to the conditions for approval, the City of Stillwater Planning Commission on
March 12th added condition number 11 as listed below. After additional discussions
with the developer since March 12th, staff is recommending the addition of conditions
number 12,13, and 14 as listed below.
CITY PLANNING COMMISSION ACTION
The City Planning Commission reviewed the request at their March 12, 2007 meeting.
The Commission recommended that the Preliminary Plat, Rezoning, Concept PUD, and
Vacation of excess 72nd Street be approved. The City Planning Commission at the same
meeting denied the request for a variance to the allowable fence height.
From the desk of...
Michel Pogge, AICP - City Planner • City of Stillwater • 216 N. 41h Street • Stillwater, MN 55082
651.430-8822 • Fax: 651.430-8810 • email: mpogge@ci.stillwater.mn.us
RECOMMENDATION
Approve the proposed rezonings, preliminary plat, concept PUD, and vacation of
excess 72nd Street with the following conditions:
1. The site shall be developed in substantial conformance with the following
plans on file with the Planning Department and date stamped March 8, 2007.
2. The rezoning will not become effective until the applicants receive Final Plat
and Final PUD plan approval from the City Council.
3. Final engineering plans shall be found satisfactory to the City Engineer, or
revised to his satisfaction. The final plat application materials shall contain
the engineering changes suggested in the attached memo from Shawn
Sanders dated April 28, 2006, and the engineering changes suggested in the
attached memo from Tom Ballis dated April 20, 2006.
4. In order to determine the required number of replacement trees, a canopy
removal plan must be submitted and found satisfactory by the Community
Development Director. This should be done well in advance of a final plat
application, so that the appropriate tree protection and replacement plans can
be submitted together with the final plat application package.
5. A conservation easement in form and content found satisfactory to the City
Attorney shall encumber the steep slopes facing Long Lake. The easements
shall be executed prior to release of the final plat from City offices.
6. A trail easement in form and content found satisfactory to the City Attorney
and the Public Works Director shall encumber the trail along Long Lake. The
easement shall be executed prior to release of the final plat from City Offices.
7. With the final plat application, the proposed lots in Block 5 must be
addressed. One of the following options should be pursued by the developer:
a. Final plat everything in Block 5 as an outlot (unbuildable until
resubdivided) except the one home site on Lots 2-3. This will require
park dedication on 17.65 acres of land. When the outlots are replatted,
they will be responsible for park dedication.
b. Final plat all of Block 5 as lots. This will require park dedication on all
23.16 acres of land now. This option could include any number of
configurations for the five preliminary platted lots. For example, Lots
1-3 could be platted as a single lot. Or they could be platted as two
lots: Lot 1, and a combination of Lots 2 and 3 (they could be replatted
later if the current home and/or swimming pool are removed).
8. The developer shall pay $100,000 for cash -in -lieu of land dedication since
the proposed property being dedicated to the City is not suitable for
active park activities.
9. The City shall receive a letter from the Minnesota DNR approving the
PUD worksheet prior to release of the final plat from City Offices.
10. Prior to release of the final plat from City Offices the developer shall
deposit sufficient funds with the City to cover the purchase of the Jackson
WMA from the Minnesota DNR. The City shall use the funds deposited
Page 2 of 3
by the developer to purchase the Jackson WMA. The City agrees to allow
50% of the developers required cash -in -lieu of park land dedication to be
used toward the purchase of the Jackson WMA. The City agrees to allow
the Developer to calculate the open space within the Jackson WMA in
their PUD open space worksheet calculations to the DNR for the Legacy
on Long Lake development.
11. Screening between 75th St N and the development shall be a natural
screen.
12. The roadway shown on the Preliminary Plat called "Proposed public
roadway dedicated by church" shall be incorporated as a road lot into the
Legacy on Long Lake Final Plat.
13. Final engineering plans shall be found satisfactory to the Washington
County Department of Transportation and Physical Development, or
revised to their satisfaction. The final plat application materials shall
contain the changes suggested in the attached letters from Joseph Lux
dated May 19, 2007 and March 13, 2007.
14. In addition to Outlot "D", the general area shown on Exhibit "E" shall be
dedicated as additional park area to the City.
Page 3 of 3
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! 1i P B! H 1 H P L 4 C k 0! M! N N C s 0 1 A
Planning Commission
DATE: February 8, 2007 CASE NO.: 07-09
APPLICANT: Elite Development
REQUEST: 1) Rezoning to TR/PUD and LR;
2) Preliminary Plat approval for a 50 lot Residential Subdivision;
3) Concept Planned Unit Development approval;
4) Vacation of excess 72nd Street right-of-way; and
5) Variance to the fence height requirements
LOCATION: Between Co. Rd. 12 and 72nd Street on north end of Long Lake
COMPREHENSIVE PLAN: SFSL, Single Family Small Lot
PLANNING COMMISSION DATE: February 12, 2007
ZONING: AP, Agricultural Preservation
REVIEWERS: Community Development Director, Public Works Director, Fire
Chief, City Forester
PREPARED BY: Michel Pogge, City Planner All
BACKGROUND
Elite Development is proposing a single-family development to be known as Legacy on
Long Lake. The project site on County Road 12 is currently owned by four groups: the
McKenzies, the Meisterlings, the Huebschers and Grace Baptist Church. (See Exhibit C)
The total project site is 25.38 acre site (23.16 of which are above the water level of Long
Lake). Though, as seen in Exhibit D about 6.17 acres (4.1 acres above the water level of
Long Lake) are not being sold to the developer. This unsold property will be platted as
Block 5. The five potential lots in Block 5 would be retained by two of the current
landowners, the Meisterlings and the McKenzies.
The site is proposed to be developed into 50 single family lots, including the 5 lots in
Block 5. Sizes of the lots would range from 9,595 square feet to 106,858 square feet. The
Legacy on Long Lake
February 8, 2007
Page 2
largest lots are in the tiers closest to Long Lake. Three outlots are proposed: one for
future development by Grace Baptist Church, one for stormwater ponding, and one for
the development of a pool, handball court, and gazebo for private use by the
neighborhood. Currently the site has three homes and a church on it. Two of the homes
would be removed, leaving only the Meisterling home. The church property would be
left as it is except that land will be traded so that the access road to County Road 12 can
cross it.
Improvements to be dedicated to the public are proposed to include relocation of 72nd
Street away from the shoreline of Long Lake; a north -south street connection between
County Road 12 and 72nd Street; a trail in place of the old 72nd Street alignment; one small
parks.
The land development is proposed to be completed during the 2007 construction season.
Building permits for the first homes are anticipated to be issued yet this year.
SPECIFIC REQUEST
In order to develop the property as proposed, Elite Development has requested the
following:
1. Approval of a rezoning of the off -lake portion of the site from AP, Agricultural
Preservation to TR/PUD (Traditional Residential Planned Unit Development);
2. Approval of a rezoning of the lakeshore portion of the site from AP, Agricultural
Preservation to LR, Lakeshore Residential;
3. Approval of a Preliminary Plat for a 50 lot single family residential development;
4. Approval of Concept PUD plans;
5. Approval of a vacation of the excess 72nd Street right-of-way; and
6. Approval of a variance request to exceed the maximum height limits for a fence
along 75�h Street N.
EVALUATION OF REQUEST
I. REZONING
Neighborhood Land Use Existing and planned land uses in the neighborhood are as
follows:
North Stillwater Township; guided for Single Family Large Lot development
South Long Lake; classified as a Recreational Development Lake
East DNR owned permanent open space
Legacy on Long Lake
February 8, 2007
Page 3
West Rutherford School and a Traditional Residential zoned neighborhood of
Liberty on the Lake
Land Use Cafarparti4ft One of the principle issues to be considered for a rezoning is
whether the proposed change would be compatible with existing and planned uses
within the surrounding neighborhood. As mentioned above the site is buffered on two
sides by permanent open space uses, which include the DNR property and Long Lake.
On the north side of the site separated by an arterial roadway is an existing large lot
single-family neighborhood in Stillwater Township. To the west are both an elementary
school and a neighborhood in Liberty on the Lake that is zoned TR, Traditional
Residential. The proposed rezoning to TR/PUD for the non -Lakeshore property would
be compatible with these uses. Moreover, even though the lots in Stillwater Township
are larger that the proposed lots in Legacy on Long Lake, the two neighborhoods would
be separated by an arterial road which provides a definitive physical barrier.
The lakeshore properties meet the standards for both the LR, Lakeshore Residential
zoning district and the Recreational Development Shoreland Overlay District.
The purpose for the proposed PUD classification is to allow flexibility in lot sizes for the
lots furthest away from Long Lake similar to the pattern developed with the single-
family pattern developed with Liberty. Most of the lots further away from the lake do
not meet the minimum dimensional standards of an RA, Single Family Residential
zoning district nor the Recreational Development Shoreland Overlay District. They do
however meet the standards for a TR, Traditional Residential zoning district.
Since the proposed TR zoning for the bulk of the site represents a logical continuation of
the neighboring zoning in Liberty on the Lake, staff finds the proposed TR/PUD and LR
rezonings to be acceptable.
II. PRELIMINARY PLAT, CONCEPTUAL PLANNED UNIT DEVELOPMENT
The preliminary plat and conceptual PUD plans will be reviewed together in this section
of the report.
A. Minimum Dimensional Standards
Lot size and width
In the TR Zoning District, the average lot size must be at least 10,000 square
feet. The average lot size of the 45 lots to be zoned TR is 11,486 square feet.
The minimum lot width in the TR district is 65 feet, measured at the
midway point between the front and rear lot lines. All 45 lots exceed this
standard.
Legacy on Long Lake
February 8, 2007
Page 4
Lakeshore Standards
The minimum standards for LR zoned lakeshore lots include a 20,000
square foot area; an 80 foot width; and a 170 foot depth. As mentioned
above, the preliminary plat shows five lakeshore lots in Block 5. They all
exceed these standards.
In addition to the LR zoning standards. The majority of the subdivision lies
within the Shoreland Overlay District for Long Lake. This triggers an
entire body of separate regulations. Generally speaking, the regulations
require lots closest to the lake to be the largest with a greater amount of
open space. All proposed lots meet or exceed the shoreland standards.
B. Civil Engineering
The proposed street layout would reroute 72nd Street by moving it away
from Long Lake. A connection to County Road 12 would also be provided.
The County will therefore need to review the proposal. They will more
than likely require turn lane improvements.
The City Engineer has reviewed the preliminary street plans and offers the
following comments:
• The portion of public road that crosses the church property should
be platted as part of the Legacy on Long Lake plat. Also,
underground utility stubs should also be improved with this
development to the future cul-de-sac south of the existing church.
• 72nd Street should be upgraded by the developer from a gravel
surface to a bituminous surface all the way to Mid Oaks Avenue.
The pastor for Grace Baptist Church has stated that the church is not
interested in immediate development of the cul-de-sac or lots. He therefore
does not want the future cul-de-sac platted or improved now. In order to
protect the new road underground utility should be extended to the future
cul-de-sac so that the road will not need to be disturbed in the future.
Another note of interest is that there is no formal right-of-way for 72nd
Street. None the less, according to State statute, since the public uses and
maintains the street a prescriptive easement exists. The width of the
Legacy on Long Lake
February 8, 2007
Page 5
easement includes the road surface proper and whatever ditch and
shoulder sections are necessary to support the road.
The weir on 72nd Street has a similar situation. It does not have a formal
easement, but according to State statute the flowage and dam structure
have an associated prescriptive easement.
Attached is a memo from the Public Works Director regarding various
other civil engineering issues. The highlights are:
• A future city well site (not including a reservoir or tower of any
type) needs to be dedicated on the plat. It will have to be 110 feet
square. It could be located in the rear of oversized Lots 6-8, Block 1.
• The stormwater plan must be submitted by the developer to Brown's
Creek Watershed District and approved prior to final plat approval
by the City.
C. Tree Preservation
In order to determine the number of replacement trees, a canopy removal
plan must be submitted. This should be done well in advance of a final plat
application, so that the appropriate tree protection and replacement plans
can be submitted together with the final plat application materials.
The grades for Lots 6-11, Block 3 should be adjusted to save more trees
along the proposed stormwater pond.
D. Park and Trail Dedication
The development plans include construction of a bituminous trail generally
following the existing 72nd Street roadbed along Long Lake. Sidewalks will
also be constructed along each street. These sidewalks will connect to the
trail along the County Road to the trail along 72nd Street.
In addition to trails, the preliminary plat shows a passive park area in the
southeast corner of the development. The proposed lot of 15,391 square
feet. Before this plan is considered by the City Parks Board.
The total proposed land dedication would be 15,391 square feet. Given the
project's 23.16 acres above the water level of the lake, a total of 2.32 acres of
parkland could be required. If all of Block 5 other than the existing
homesite on Lots 2 and 3 is platted as unbuildable outlots, then there would
be only 17.65 acres with a parkland requirement of 1.77 acres. In either
Legacy on Long Lake
February 8, 2007
Page 6
scenario, the 0.59 acre proposal would have to be increased to satisfy park
dedication requirements. A more likely scenario is that Lots 1-3 will be
final platted as a single lot, and Lots 4-5 will be platted as another single lot.
In this scenario, 23.16 acres would be developed and 2.32 acres of parkland
would be needed.
Staff feels that a better parkland dedication package would be to make as
much of the lakeshore public as possible. However, the vast majority of the
lakeshore is not being sold to the developers by the McKenzie and
Meisterling families. So, the developers can not include it in their park
dedication proposal. (See Exhibits C and D) Consequently, the McKenzies
and Meisterlings would have to agree to allow part of their land to be
dedicated as public along the lakeshore. They have made it clear at the
May 8, 2006 public hearing that they are not interested in giving up their
lakeshore property.
At the very least, staff believes that the property on either side of the weir
should be publicly owned to provide a potential site for a fishing pier and
perhaps a spot to put in a canoe. Moreover, since both the Meisterlings and
the McKenzies will gain land unencumbered by the prescriptive easement
for 72nd Street, it may be equitable to require more public lakeshore from
them in return.
E. Miscellaneous
Slopes
Along the lake bluff area, there is a ribbon of slopes in excess of 24%. No
development or vegetation removal is proposed in these bluff areas. They
should be protected with a conservation easement.
Fire Safety
Deputy Fire Chief Tom Ballis has reviewed the preliminary plat and made
specific comments about fire hydrant locations. His comments will be
made a condition of approval.
III. VACATION OF 72ND STREET RIGHT-OF-WAY
The developer has requested that excess right-of-way along 72nd Street be
vacated. Actually, since only a prescriptive easement exists, it would
automatically disappear if the road is converted to a trail and a trail easement
is filed in chain of title.
Legacy on Long Lake
February 8, 2007
Page 7
IV. VARIANCE TO THE CITY'S MAXIMUM FENCE HEIGHT REQUIREMENTS
A variance may be granted only when all of the following conditions are
found:
1. A hardship peculiar to the property, not created by any act of the owner,
exists. Personal, family or financial difficulties, loss of prospective profits
and neighboring violations are not hardships justifying a variance.
The property is similar to other sites and developments in the area along
75th Street N. The request to install a fence taller than 8 feet is not seen
elsewhere along the corridor. Financial justification for a variance is not
sufficient grounds for granting a variance.
2. A variance is necessary for the preservation and enjoyment of substantial
property rights; and, if granted, would not constitute a special privilege
not enjoyed by neighbors.
Without the approval of a variance the applicant could develop the
proposed single-family development, if the plans for it are approved.
3. The authorizing of the variance will not be of substantial detriment to
adjacent property and will not materially impair the purpose and intent
of this section or the public interest nor adversely affect the
comprehensive plan.
The purpose and intent of this ordinance is to prevent obstructions that
would impede clear vision along the roadway. If an opaque fence is
allowed to be installed this could effect the look and feel of the corridor.
Findings
That the hardship is not peculiar to the property.
That a variance is not necessary for the preservation and enjoyment of
substantial property rights possessed by other properties in the same
district and in the same vicinity; and that a variance, if granted, would
constitute a special privilege of the recipient not enjoyed by his
neighbors.
• That the authorizing of the variance will be of substantial detriment to
adjacent property.
Without a positive finding the variance request needs to be denied.
Legacy on Long Lake
February 8, 2007
Page 8
ALTERNATIVES
The Planning Commission has several alternatives.
A. Table Since the Minnesota DNR is still reviewing the PUD
worksheet staff recommends that you table action of this request. If the Planning
Commission chooses to table the request it could be tabled until your March 12, 2007.
The 60 day decision deadline for the request is March 18, 2007.
B. Approve in part. Staff finds that the applicant has not provided sufficient
justification for a variance to the fence height requirement and recommends the
commission deny the request. If the proposed rezonings, preliminary plat and Concept
PUD are found to be acceptable to the Planning Commission, it should recommend
approval those to the City Council with the following conditions:
1. The site shall be developed in substantial conformance with the following
plans on file with the Planning Department except as may be modified by the
conditions herein:
• Preliminary Plat dated 2/7/2007
• Preliminary Grading & Erosion Control Plan dated 2/7/2007
2. The rezoning will not become effective until the applicants receive Final Plat
and Final PUD plan approval from the City Council.
3. Final engineering plans shall be found satisfactory to the City Engineer, or
revised to his satisfaction. The final plat application materials shall contain the
engineering changes suggested in the attached memo from Shawn Sanders
dated April 28, 2006, and the engineering changes suggested in the attached
memo from Tom Ballis dated April 20, 2006.
4. In order to determine the required number of replacement trees, a canopy
removal plan must be submitted and found satisfactory by the Community
Development Director. This should be done well in advance of a final plat
application, so that the appropriate tree protection and replacement plans can
be submitted together with the final plat application package.
5. A conservation easement in form and content found satisfactory to the City
Attorney shall encumber the steep slopes facing Long Lake. The easements
shall be executed prior to release of the final plat from City offices.
6. A trail easement in form and content found satisfactory to the City Attorney
and the Public Works Director shall encumber the trail along Long Lake. The
easement shall be executed prior to release of the final plat from City Offices.
7. With the final plat application, the proposed lots in Block 5 must be addressed.
One of the following options should be pursued by the developer:
a. Final plat everything in Block 5 as an outlot (unbuildable until
resubdivided) except the one home site on Lots 2-3. This will require
Legacy on Long Lake
February 8, 2007
Page 9
park dedication on 17.65 acres of land. When the outlots are replatted,
they will be responsible for park dedication.
b. Final plat all of Block 5 as lots. This will require park dedication on all
23.16 acres of land now. This option could include any number of
configurations for the five preliminary platted lots. For example, Lots 1-
3 could be platted as a single lot. Or they could be platted as two lots:
Lot 1, and a combination of Lots 2 and 3 (they could be replatted later if
the current home and/or swimming pool are removed).
8. The Parks & Recreation Board shall make a recommendation on the park
dedication prior to City Council consideration of the proposal.
9. The City shall receive a letter from the Minnesota DNR approving the PUD
worksheet prior to release of the final plat from City Offices.
C. Amove in full. If the proposed rezonings, preliminary plat, Concept PUD,
and variance are found to be acceptable to the Planning Commission, it should
recommend approval to the City Council with the following conditions:
1. All of the conditions listed above in Alternative B.
2. The fence along 7511, Street North shall be no taller than 8 feet in height.
D. Denial If the Planning Commission finds that the development
proposal is not advisable, it could recommend denial. With a denial, the basis of the
action should be given.
RECOMMENDATION
The Minnesota DNR is still reviewing the applicant's PUD worksheet and has raised
questions related to open space on the site. Since this review could impact the layout of
the development staff recommends that the Commission table action on the request until
the DNR finishes their review.
cc: Bob Weigert
Pastor Huebscher
The Meisterling Family
The McKenzie Family
attachments; Location Map
Zoning Map
Ownership Map
Exception area
Developer's Narrative
Memo from Shawn Sanders
Memo from Tom Ballis
Legacy on Long Lake
February 8, 2007
Page 10
Tree Protection Memo from Forester
Preliminary Plat
Preliminary Grading Plan
Preliminary Utility Plan
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P A R A AA O U N T
ENGINEERING& DESIGN
MEMO
TO: Bill Turnblad, Community Development Director
FROM: Bob Wiegert'
DATE: February 7, 2007
RE: Variance Request for Wall/Fence Height
Legacy on Long Lake
As. you are aware the project is proposing a fence/wall along the north edge of the site adjacent to
County Road 12, The City's ordinance allows for up to a six foot height. The wall will function
as a noise/screen wall and preserve the majority of the existing trees that run east/west along the
north property line.
The proposal may require up to an eight foot height to provide for noise mitigation. The current
proposal is for a wall with stucco surfacing.
The proposal is requesting a variance to the six foot height.
1440 Arcade Street • Suite 200 • St. Paul, Minnesota 55106 • 651-771-0544 - FAX: 776-5591
Legacy on Long Lake
Project Narrative
The proposal consists of platting the four lot site into 50 lots. The site is
located at the far north end of Long Lake and east of the Liberty on the Lake
development,
The lots adjacent to the lake will all be greater than 20,000 SF. The average
lot size for the entire development is over 15,700 SF (see attached lot
calculations).
The "highlights" of the project include the following:
• Enhancing the natural look of the north end of Long Lake by vacating
the majority of existing 72"d Street. This is the gravel surfaced
roadway that runs east to west along the north shore of Long Lake.
The internal road system for the development will connect to existing
72"d on both its east and west locations. A bituminous trail will
replace 72"d and allow pedestrian travel along the north shore of the
lake. This new road system will not only be more esthetically
pleasing, but also much safer for the entire community.
• A small parking lot and fishing pier are proposed adjacent to Long
Lake and will connect to the bituminous trail. Park land is proposed
for Lot 9, Block 4 to preserve trees and the "natural look" for the north
end of the lake. This will be an interactive pier/park area designed to
enhance the benefit of Long Lake for many years while preserving
nature's open space. A conservation easement can be dedicated to the
City to include the area from the trail to the south plat line.
• The homes will be appealing in design and price point to ensure the
City of Stillwater will be represented with dignity in their community.
This development will offer the convenience of an urban location with
the beauty and benefit of the surrounding rural nature environment. A
church is located within walking distance as are nearby parks, schools,
lakes and golf courses. It will be beautifully landscaped and well lit
including tasteful monument signs.
• Provide land for a small tot lot and trail access to Rutherford School.
The school has two playground areas and three ballfields which lie
immediately adjacent to the project. The proposed trail will connect to
the school trail that circles the ballfields and provides pedestrian
access to the school. The projects internal sidewalk system will
connect to all trails including CR 70's trail . The CR 70 trail provides
pedestrian access to Northland Park located about one-quarter mile
east. This park has tennis courts, a ballfield and a hockey rink.
• A total of 1104 significant trees were located on the site. With the
current design 69 percent of the significant trees will be preserved.
The great majority of these are evergreen trees that were planted by
the current owners. The perimeter trees and most trees located north
of Long Lake will be preserved.
LegacyLongLakeNarra tive
1 U6' 1 V1. 1
Bill Turnblad
From: Shawn Sanders
Sent: Friday, April 28, 2006 4:05 PM
To: Bill Turnblad
Subject: Legacy on Long Lake
To: Bill Turnblad, Community Development Director
From Shawn Sanders, Interim Public Works Director
Date April 24, 2006
RE: Legacy on Long Lake
The Engineering department has reviewed the proposed plan and have the following continents:
1. Dedicate land to the city for future well site- (Minimum 110" X 110' and not within the right -of —
way)
2 72nd Street should be aligned as the thru street through the development 72nd
3. Street should be paved 600 feet to the east to Mid Oaks Avenue.
4. Provide two access points to the pond and located within an Outlot.
5. The future cul-de-sac should be constructed with utilities installed including the street. One lot
should be platted with the remaining area dedicated as an outlot.
6. Street Grades shall not be more than 8.00%.
7. Impact.fees shall be paid prior construction
8. Stormwater plan should be submitted for approval to Browns Creek Watershed District.
9. Impact fees shall be paid prior construction
10. Grading Limits and tree protection/impacts should be defined.
11. Park dedication does meet the requirement for an active park.
12. The proposed trail on 72nd Street should include some type of water quality treatment on the north
side, draining into Pond 2.
13.. Show a trail that connects to the parking lot.
14.. Grades should be adjusted to save more trees along the pond lots 6-11.
15.. Show proposed grades, house pad elevations on all custom lots.
16. Submit plans to Washington County for comments.
IT No runoff form the site shall drain into the Liberty development or Rutherford School.
18,. Ponds shall be platted in outlots that are owned by the HOA.
19, MH 12 is too shallow. Consider lowering the grade on the sewer to 0.4% to get a deeper manhole.
5/4/2006
Bill Turnblad
From:
Tom Ballis
Sent:
Thursday, April 20, 2006 11:46 AM
To:
Bill Turnblad
Cc:
Stuart Glaser
Subject:
Legacy of Long lake
Memo
To: Bill Turnblad
From: Tom Ballis, Deputy Fire Chiu'
Date: 4/20/06
Subject: Legacy on Long Lake
After reviewing the preliminary plat for Legacy on Long Lake I have found a few three items for
correction.
1. Road width of 30' throughout development looks good with the exception to be were it will
meet up with 72nd Street. It appears to funnel down in both the southwest corner by lot 11,
block 2 and again by the park in block 4 in the southeast corner of the development.
2. Relocate fire hydrant located in block 4, park area south on 72nd approx 150'.
3. Install new hydrant in area of block 4, lot 6 or adjacent corner.
Items two and three are not mandatory by Minnesota State Fire Code and already fall within the
minimum requirements. It would be beneficial to relocate and add a hydrant for fire department
operations.
Any questions or concerns please contact me.
4/24/2006
To: Bill Turnblad
Community Devel. Dir.
Planning Comm.
City Council
City of Stillwater
From: Katharine D. Widin, Ph.D,
Forestry Consultant
City of Stillwater (651)430-8765 (vm)
Re: Legacy On Long Lake
(Development Plans re: Tree Removal/Preservation)
4/27/06
I have reviewed the Tree Preservation Plans (1 &2) Tree 'Fabulation Table (dated
4/8/06), and the Grading Plan for the proposed development of Legacy On Long Lake. I
have also visited the site to look at the trees. I have the following
comments/recommendations regarding this plan and submittals for the proposed
development:
Tree Protection Ordinance (#891 3/21/00) —
This ordinance requires that the maximum number of trees be preserved during
development. Several required submittals which were not included are:
a. A tree protection plan which also lists measures to be taken to protect
significant trees during development (please refer to the Tree Protection
Standards of the City of Stillwater, available from the Community
Development Director)
b. A calculation of existing canopy cover and acreage or percentage of
canopy cover to be removed in process of development (both for
construction of improvements and building pads on private lots (estimate))
c. Tree Replacement Plan
1. Tree removal for subdivision improvements requires a replacement of
10 trees/acre of removal of canopy cover.
2. Private development on building lots which removes canopy cover
more than 35% will require tree replacement on a one-for-one basis.
3. Replacement trees are in addition to any other trees required to be
planted in accordance with any other City planning subdivision
requirements,
4. Replacement trees should be planted on the development site
according to an overall project tree replacement plan, or a fee, in lieu
of planting, based on the retail costs of 2 in. diameter deciduous trees,
may be paid to the City for re -planting elsewhere within the City of
Stillwater.
5. please see the Tree Protection Ordinance for specifications for the Tree
Replacement Plan. This plan may be the same as `d' below.
Legacy on Long Lake 4/27/06 - 2
d. A tree planting or landscape plan (please refer to the Subdivision Ordinance
for the City of Stillwater regarding what should be included in the plan)
Tree Preservation Plan and Tree List
The plan and list reflect tree location, species and size on site. In most cases,
roadways and other improvements are in areas of smaller, less valuable tree species. The
designation of trees to be rennoved on the plan and list, reflects the impacts of roadways,
including; proposed grading. Looking at the ;grading plan, I would expect that a few snore
trees might be lost due to encroaclunent on root systems in areas such as the south end of
the proposed park, and around Pond #2.
The plan and list do not reflect the trees to be removed during the course of
building on individual lots. As noted in the plans submitted, the specific trees to be
removed will be indicated on the tree preservation plans for individual lots which will be
submitted to the City by builders prior to home building.
Oak Wilt
I saw no evidence of current oak wilt infection centers on the property during my
recent visit. Areas where oaks exist on he property should probably be re -inspected in
July or August of this year to look for signs of infection. Caro should be taken to not
wound or prune oaks from April to October in order to prevent insect transmission of the
oak wilt fungus to healthy trees. If any oaks are pruned or wounded during this
susceptible period, the wounds should be painted immediately with spray paint, latex
house paint or varnish. If oaks are felled between April and October, and the stumps are
to be left on site for more than a week, the cut stump surfaces should also be painted.
Additional Comments/Questions
Is the park proposed for the SW corner of the site near Long Lake meant to be
active or passive? Are any structures proposed for the park which would require removal
of significant trees? There are some larger oaks on this area of the property and
protection of these trees should be a priority during construction of any park
improvements.
There are large oaks along the W and NW boundaries of the site and in a few
areas on the existing home site in Block 5. Plans show these trees to be retained.
Protection of these trees should be a priority during private construction on those lots.
Is it planned that there will be site reviews with builders on wooded lots prior to
building to discuss home and driveway placement and procedures for mitigating
construction damage to trees which are to be preserved?
Please contact me if you have any questions regarding my review of this proposed
development.
Washington
-...,-'County
n
Mach 13, 2007
Bill Turnblad
Community Development Director
City of Stillwater
216 North Fourth Street
Stillwater, MN 55082
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
LEGACY ON LONG LAKE REVISED PRELIMINARY PLAT, ADJACENT TO WASHINGTON COUNTY
STATE AID HIGHWAY 12 (75TH STREET NORTH; CSAH 12; AKA WEST MYRTLE STREET)
Dear Bill:
vur2 have reGBi'v d r 2Vised dr a`vvingS Gf the pr211mii ia."y pial Gf Legacy on Lcng Lake. '�1'e had iv ri i i it d
on this plat on May 19, 2006, and I have included a copy of that letter for your reference.
I have discussed the plat with Connie Villari, of Cornerstone Land Surveying, and she is aware of the
comments we made last year. She and I have discussed the need for right -turn lanes and a center left -
turn lane on CSAH 12 and we will provide assistance on the design of the turn lanes, as needed.
Widening for the turn lanes may be done on either side, or on both sides, of CSAH 12, according to
MN/DOT standards. We will review the plans as part of the access permit review (as discussed below).
I also sent Connie a copy of the deed from our original right of way acquisition that contains a description
of the access control opening for the southerly extension of Minar Avenue. On the new plat drawing, it
appears that the southerly extension of Minar Avenue is accommodated by the existing opening but
Connie will verify that. If modifications to the access control opening are needed, we can present that to
the County Board at the time of plat approval, with our support.
As discussed in the previous letter, an access permit is required for the southerly extension of Minar
Avenue. Turn lane construction will be considered accessory work and no additional permit will be
required. Since this will be a City street, the City should be named as the applicant, though the developer
may submit the application on the City's behalf, if that is acceptable to you.
Please contact me at 651-430-4312 or by e-mail at ioe.lux�co.washington.mn.us if you have questions
or comments.
Sincerely,
septi Lux
Senior Transportation Planner
Enclosure
C: Shawn Sanders, Stillwater City Engineer
Mike Welling, County Surveyor
Robert Wiegert, Paramount Engineering and Design
Dan Thurmes, Cornerstone Land Surveying, Inc.
NAWORMPIal Review- Slillwaler\Legacy on Long Lake- 2nd, 3.13-07, CSAH 12 doc
11660 Myeron Road North, Stillwater, Minnesota 55082-9573
Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246
www.co.washington.mn.us
Equal Employment Opportunity / Affirmative Action
Washington
�
Counry
May 19, 2006
Bill Turnblad
Community Development Director
City of Stillwater
216 North Fourth Street
Stillwater, MN 55082
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
LEGACY ON LONG LAKE PRELIMINARY PLAT, ADJACENT TO WASHINGTON COUNTY
STATE AID HIGHWAY 12 (75TH STREET NORTH; CSAH 12; AKA WEST MYRTLE STREET)
Dear Bill:
We have reviewed the drawings of the preliminary plat of Legacy on Long Lake and have the
following comments:
➢ The proposed street access to CSAH 12 opposite Minar Avenue North is acceptable.
Right of way along CSAH 12 is access -controlled. A 60 -foot wide opening in the access
control exists to serve the existing Grace Baptist Church driveway. That opening is
between 933.74 and 993.74 feet east of the west property line of the church property. It
does not appear that the proposed street right of way exactly lines up with that opening.
We can work with the developers to verify that the right of way and opening do line up or
to alter the opening to match the proposed right of way. It appears that the proposed
street does line up with Minar Avenue (since Minar is not shown on the developers'
drawings, we've had to scale the measurements off other drawings- we request that the
location of Minar Avenue North be added to future drawings).
➢ A County access permit is required for the street access to CSAH 12. Since this will be
a Stillwater city street, the City should be the applicant. If acceptable to the City, the
developers may apply on behalf of the City.
➢ A center left -turn lane and an eastbound right -turn lane will be required. The existing
right -turn lane for Minar Avenue North must be retained. We will work with the
developers' engineer and surveyor on the design of the turn lanes. A left -turn lane for
eastbound traffic to Minar Avenue should be provided as part of the construction.
Adding this second left -turn lane would amount to adding 300 feet to the widening
required. Washington County would contribute to the cost of that lane.
➢ 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
11660 Myeron Road North, Stillwater, Minnesota 55082-9573
Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246
www.co.washington.mn.us
Equal Employment Opportunity/ Affirmative Action
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 651-43004312 or by e-mail at joe,1ux(c)co.washington.mn.us if you have
questions or comments.
CoseQ-p�Uxpqy
Senior Transportation Planner
C: Mike Welling, County Surveyor
Robert Wiegert, Paramount Engineering and Design
Dan Thurmes, Cornerstone Land Surveying, Inc.
NAWORMPlat Review- Slillwater1egacy on Long lake, CSAH 12.doc
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TWIN CIN AREA 651-454-0002
TOE rofare I -e00-282-1166 an CALL
9zb
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EXISTING LEGAL DESCRIPTIONS
Z"
A. ..
SD f r� l,%r
•• 9 J
Rt3a
E LINE OF N`/4 OF 5E 1/,
•��
I
1
ce
I
OF 5EC 36, T 30n1. R 20W
Washington County. Minnesota lying southerly of the follow ng
LEGEND:
_
described line.
t
}4
ry
C n[ g ( the nonhw t f said North
de d nlerl e
Hall f lh 58W1i4 1 Quarter. Deher If rth Gi fl9 8{ mYnulu 48
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TWIN CIN AREA 651-454-0002
TOE rofare I -e00-282-1166 an CALL
9zb
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EXISTING LEGAL DESCRIPTIONS
--------`-
A. ..
SD f r� l,%r
•• 9 J
Rt3a
E LINE OF N`/4 OF 5E 1/,
•��
313: 1 lot, r! Jshe'_. _•
Jki
y�
OF 5EC 36, T 30n1. R 20W
Washington County. Minnesota lying southerly of the follow ng
LEGEND:
_
described line.
t
}4
ry
C n[ g ( the nonhw t f said North
de d nlerl e
Hall f lh 58W1i4 1 Quarter. Deher If rth Gi fl9 8{ mYnulu 48
I
1y
a
DENOTES FOUND MONUMENT
GAS METER
r�
e.
O
DENOTES SET MONUMENT
a
GAS VALVE
f 1
E4
yrF
WATER VALVES
-ar
ELECTRIC LINE
4
K
HYDRANT
-n
TELEPHONE LINE
��
��
a
e
CATCH BASIN/STORM MH
---'44
FIBER OPTIC LINE
Qa I
11 Cs
®
CULVERT/F.E.S.
-�---�
WATER LINE
yJ Vj
o
SANITARY MANHOLE
STORM SEWER LINE
p .rr
f c
n
B
CLEAN OUT
r
'tg
+
T
SIGN
UTILITY POLE
-
CURB
tZ6
CommusoLlW at the Eall OwNtrr Cwrof of raid kclLaa 30 ftAte
LIGHT POLE
CONCRETE
a
'
4�
HAND HOLE
LBOX
TELE/ESTORM
X 1136.12
EXISTING ELEVATION
g
v o 0 Luce
-
P
LINE I
all 11h s th I e a srogrKt of", 369 feet (recorded north be degrees
,� � � 10minutes 45 se[gada WesU 369 30 fee[) m [h palmal! beginning of
@ 4 l . ,m ->b + 'lu _ • - `I ` - °� Itj c M
z, soid U 1 Ince North 44 degrees 27 minute, 50 seconds West, a
e6a a •I . //15! 7! O diswnte of 2411.40 fee[ (recorded as North 42 degrees 24 minutes 47
M to o d West, Tall ft LIth net North 013 dr11t 55 nlnuLt'r 27
V.- ds Eat 46slan F4ap,11 (an,(ra¢utd dar Narth2 d4q tees 59
mllrtpl 30 etondt Ort 4118 11 IHL3; thence North 45 aft Wtet 311
1 4 Y �y 16 eco d E[ dist f 944.89 feet to a po'nl 'the
i "' --� •-�/�,L east -west qarta line of said Section 30, (recorded as North 47 degrees
�bIF •a _ �, 41 minutes 19 seconds East 944.58 feel) and said 'Line 1' there
a»� s , ifi terarlln .ting accvd ng no Tho Uonjol States Gtnroratarlt SWM tisrreu/
*X= that pan remained wNh In It r nprm[ng 145,111 ad ptrtas: That
part of the w"I K.19 of ih¢ SGLLkha451 Quagrr of SeM'ran 30. StlwfssNp
qQ o 30 Neoto, R4ng4 ii4 tYau, wsshingl4n County,I m
Mrsgv, desaBsed at
y(°� of _ t r r Tri '1 follows
s 0 is 1 i �i'$ sluvis'f1 •+� A canomwncing M the NMhtoft eorerr of elle Soudltrtrt Qlrarltr 0 the
_ + { g ee+ i iauthe4v Q,raner of Stelon 30, To eI 30 Norah, Range iv %tlt.
O { 04' 43 „E Qua
t- �" . r s
.Sn9 -. ''. :i u r • t;t _z Washinglon Co atY MIa rola: Shence North,d¢rlg aha 4tN Ilse or I.he
1 v' i hporrh. i rt r f thr.Sn Lh sic f#aularof saldsmfmr 3o a
".126.61 1 distant of 33 [ e1 a hn n1r' Ilse pf the Sari west T(Ir4tshlp Ru.sd;
al
Ih e N rth BB c git- IG m t s 45 mcond4 Wes, 550 feel along
v - _ f 1 r -i o O the centerline of sad Tbversh p R d and the Pfension thereof thence
"�t'\ouch 33 Fee[ fo thenorth line of [he Sou[hwe [Quarter of the
"' Southeast go4tter of said Section 36 to the rerU.eaN owner of the
Southwest Quartet to the Southearl Quarter or sed Seton 30, and [here
CO {} r� [erminalin9.
i` • I eyf• RJ �_i ,`Ev
SEP.[ D 4:& aE. tlj w �I mmQ
i v � sLto 4 U
-py MEISTERLING PROPERTY (Abstract)
! C, 0 a The West 448_90 feel of the Nroth Half of the Southeast Quater, section
30, TonrtiRlp 30 North Range 30IVesl, Wat6ingua County Minnesota
p 1:S
w j 6 lying sWlheAy of the nor,h 326.56 fugl[ of said Southeast Quarter.
- IBI. si \ J r Is tI 1. i+Y w IWE1 w¢
r 474 'NOTE: MINERAL RIGHTS HAVE BEEN RESERVED BY THE STATE OF
Y_ ~`` U O MINNESOTA OVER ALl THREE PARCELS.
m3 " " ~r� /7 t r••' v e' 6� 4' _ rv� i" i �'~� � _
•. b` ae swV� C 6 477 - ` .- a +' I , . l : � mss_ _� - ��� I�� _. _ i�
_ 93627 1 "r Eft rr3L_ `s ..- Y - - •tw
NP r1f' 4Mr If V~� ..:� ',u0 �s�yy - I •4�i:k;-. -� _ t � ;
yr t- 11 T
N1 Ig
=<I
o tit_.
_; �r�ia'f3e
v I r a d.
ftp yF t,tF-a�i r �3
ria
�_._..... 326.53' ----- -_ 6df
1
'j
6 � I�I p dr � I•, f��ry f � ;~ ,SY , .1. �{ ff ,no
O
- --
EXISTING LEGAL DESCRIPTIONS
--------`-
A. ..
SD f r� l,%r
•• 9 J
E LINE OF N`/4 OF 5E 1/,
•��
313: 1 lot, r! Jshe'_. _•
Jki
all 11h s th I e a srogrKt of", 369 feet (recorded north be degrees
,� � � 10minutes 45 se[gada WesU 369 30 fee[) m [h palmal! beginning of
@ 4 l . ,m ->b + 'lu _ • - `I ` - °� Itj c M
z, soid U 1 Ince North 44 degrees 27 minute, 50 seconds West, a
e6a a •I . //15! 7! O diswnte of 2411.40 fee[ (recorded as North 42 degrees 24 minutes 47
M to o d West, Tall ft LIth net North 013 dr11t 55 nlnuLt'r 27
V.- ds Eat 46slan F4ap,11 (an,(ra¢utd dar Narth2 d4q tees 59
mllrtpl 30 etondt Ort 4118 11 IHL3; thence North 45 aft Wtet 311
1 4 Y �y 16 eco d E[ dist f 944.89 feet to a po'nl 'the
i "' --� •-�/�,L east -west qarta line of said Section 30, (recorded as North 47 degrees
�bIF •a _ �, 41 minutes 19 seconds East 944.58 feel) and said 'Line 1' there
a»� s , ifi terarlln .ting accvd ng no Tho Uonjol States Gtnroratarlt SWM tisrreu/
*X= that pan remained wNh In It r nprm[ng 145,111 ad ptrtas: That
part of the w"I K.19 of ih¢ SGLLkha451 Quagrr of SeM'ran 30. StlwfssNp
qQ o 30 Neoto, R4ng4 ii4 tYau, wsshingl4n County,I m
Mrsgv, desaBsed at
y(°� of _ t r r Tri '1 follows
s 0 is 1 i �i'$ sluvis'f1 •+� A canomwncing M the NMhtoft eorerr of elle Soudltrtrt Qlrarltr 0 the
_ + { g ee+ i iauthe4v Q,raner of Stelon 30, To eI 30 Norah, Range iv %tlt.
O { 04' 43 „E Qua
t- �" . r s
.Sn9 -. ''. :i u r • t;t _z Washinglon Co atY MIa rola: Shence North,d¢rlg aha 4tN Ilse or I.he
1 v' i hporrh. i rt r f thr.Sn Lh sic f#aularof saldsmfmr 3o a
".126.61 1 distant of 33 [ e1 a hn n1r' Ilse pf the Sari west T(Ir4tshlp Ru.sd;
al
Ih e N rth BB c git- IG m t s 45 mcond4 Wes, 550 feel along
v - _ f 1 r -i o O the centerline of sad Tbversh p R d and the Pfension thereof thence
"�t'\ouch 33 Fee[ fo thenorth line of [he Sou[hwe [Quarter of the
"' Southeast go4tter of said Section 36 to the rerU.eaN owner of the
Southwest Quartet to the Southearl Quarter or sed Seton 30, and [here
CO {} r� [erminalin9.
i` • I eyf• RJ �_i ,`Ev
SEP.[ D 4:& aE. tlj w �I mmQ
i v � sLto 4 U
-py MEISTERLING PROPERTY (Abstract)
! C, 0 a The West 448_90 feel of the Nroth Half of the Southeast Quater, section
30, TonrtiRlp 30 North Range 30IVesl, Wat6ingua County Minnesota
p 1:S
w j 6 lying sWlheAy of the nor,h 326.56 fugl[ of said Southeast Quarter.
- IBI. si \ J r Is tI 1. i+Y w IWE1 w¢
r 474 'NOTE: MINERAL RIGHTS HAVE BEEN RESERVED BY THE STATE OF
Y_ ~`` U O MINNESOTA OVER ALl THREE PARCELS.
m3 " " ~r� /7 t r••' v e' 6� 4' _ rv� i" i �'~� � _
•. b` ae swV� C 6 477 - ` .- a +' I , . l : � mss_ _� - ��� I�� _. _ i�
_ 93627 1 "r Eft rr3L_ `s ..- Y - - •tw
NP r1f' 4Mr If V~� ..:� ',u0 �s�yy - I •4�i:k;-. -� _ t � ;
yr t- 11 T
N1 Ig
=<I
o tit_.
_; �r�ia'f3e
v I r a d.
ftp yF t,tF-a�i r �3
ria
�_._..... 326.53' ----- -_ 6df
1
'j
6 � I�I p dr � I•, f��ry f � ;~ ,SY , .1. �{ ff ,no
O
- --
EXISTING LEGAL DESCRIPTIONS
--------`-
A. ..
a5
HUERSCHER PROPERTY (Abstract)
E LINE OF N`/4 OF 5E 1/,
•��
r
SpYtheast Quarter of Sect an 30 Township 30 North, Range 20 West,
y�
OF 5EC 36, T 30n1. R 20W
Washington County. Minnesota lying southerly of the follow ng
LEGEND:
_
described line.
t
}4
ry
C n[ g ( the nonhw t f said North
de d nlerl e
Hall f lh 58W1i4 1 Quarter. Deher If rth Gi fl9 8{ mYnulu 48
I
1y
a
DENOTES FOUND MONUMENT
GAS METER
r�
e.
O
DENOTES SET MONUMENT
a
GAS VALVE
f 1
E4
yrF
WATER VALVES
-ar
ELECTRIC LINE
c
K
HYDRANT
-n
TELEPHONE LINE
��
��
a
ag-
CATCH BASIN/STORM MH
---'44
FIBER OPTIC LINE
Qa I
11 Cs
®
CULVERT/F.E.S.
-�---�
WATER LINE
yJ Vj
o
SANITARY MANHOLE
STORM SEWER LINE
p .rr
f c
n
B
CLEAN OUT
r
SANITARY SEWER LINE
CHAINLINK FENCE
+
T
SIGN
UTILITY POLE
-
CURB
o
CommusoLlW at the Eall OwNtrr Cwrof of raid kclLaa 30 ftAte
LIGHT POLE
CONCRETE
a
'
9
o
HAND HOLE
LBOX
TELE/ESTORM
X 1136.12
EXISTING ELEVATION
g
v o 0 Luce
4,
MANHOLE
STORM MANHOLE
TREE
Uecerdtd A, Sotuh 17 degrees 54 funnies 26 roxatlds West 1377.65
COLUMN
i9
SHRUB
all 11h s th I e a srogrKt of", 369 feet (recorded north be degrees
,� � � 10minutes 45 se[gada WesU 369 30 fee[) m [h palmal! beginning of
@ 4 l . ,m ->b + 'lu _ • - `I ` - °� Itj c M
z, soid U 1 Ince North 44 degrees 27 minute, 50 seconds West, a
e6a a •I . //15! 7! O diswnte of 2411.40 fee[ (recorded as North 42 degrees 24 minutes 47
M to o d West, Tall ft LIth net North 013 dr11t 55 nlnuLt'r 27
V.- ds Eat 46slan F4ap,11 (an,(ra¢utd dar Narth2 d4q tees 59
mllrtpl 30 etondt Ort 4118 11 IHL3; thence North 45 aft Wtet 311
1 4 Y �y 16 eco d E[ dist f 944.89 feet to a po'nl 'the
i "' --� •-�/�,L east -west qarta line of said Section 30, (recorded as North 47 degrees
�bIF •a _ �, 41 minutes 19 seconds East 944.58 feel) and said 'Line 1' there
a»� s , ifi terarlln .ting accvd ng no Tho Uonjol States Gtnroratarlt SWM tisrreu/
*X= that pan remained wNh In It r nprm[ng 145,111 ad ptrtas: That
part of the w"I K.19 of ih¢ SGLLkha451 Quagrr of SeM'ran 30. StlwfssNp
qQ o 30 Neoto, R4ng4 ii4 tYau, wsshingl4n County,I m
Mrsgv, desaBsed at
y(°� of _ t r r Tri '1 follows
s 0 is 1 i �i'$ sluvis'f1 •+� A canomwncing M the NMhtoft eorerr of elle Soudltrtrt Qlrarltr 0 the
_ + { g ee+ i iauthe4v Q,raner of Stelon 30, To eI 30 Norah, Range iv %tlt.
O { 04' 43 „E Qua
t- �" . r s
.Sn9 -. ''. :i u r • t;t _z Washinglon Co atY MIa rola: Shence North,d¢rlg aha 4tN Ilse or I.he
1 v' i hporrh. i rt r f thr.Sn Lh sic f#aularof saldsmfmr 3o a
".126.61 1 distant of 33 [ e1 a hn n1r' Ilse pf the Sari west T(Ir4tshlp Ru.sd;
al
Ih e N rth BB c git- IG m t s 45 mcond4 Wes, 550 feel along
v - _ f 1 r -i o O the centerline of sad Tbversh p R d and the Pfension thereof thence
"�t'\ouch 33 Fee[ fo thenorth line of [he Sou[hwe [Quarter of the
"' Southeast go4tter of said Section 36 to the rerU.eaN owner of the
Southwest Quartet to the Southearl Quarter or sed Seton 30, and [here
CO {} r� [erminalin9.
i` • I eyf• RJ �_i ,`Ev
SEP.[ D 4:& aE. tlj w �I mmQ
i v � sLto 4 U
-py MEISTERLING PROPERTY (Abstract)
! C, 0 a The West 448_90 feel of the Nroth Half of the Southeast Quater, section
30, TonrtiRlp 30 North Range 30IVesl, Wat6ingua County Minnesota
p 1:S
w j 6 lying sWlheAy of the nor,h 326.56 fugl[ of said Southeast Quarter.
- IBI. si \ J r Is tI 1. i+Y w IWE1 w¢
r 474 'NOTE: MINERAL RIGHTS HAVE BEEN RESERVED BY THE STATE OF
Y_ ~`` U O MINNESOTA OVER ALl THREE PARCELS.
m3 " " ~r� /7 t r••' v e' 6� 4' _ rv� i" i �'~� � _
•. b` ae swV� C 6 477 - ` .- a +' I , . l : � mss_ _� - ��� I�� _. _ i�
_ 93627 1 "r Eft rr3L_ `s ..- Y - - •tw
NP r1f' 4Mr If V~� ..:� ',u0 �s�yy - I •4�i:k;-. -� _ t � ;
yr t- 11 T
N1 Ig
=<I
o tit_.
_; �r�ia'f3e
v I r a d.
ftp yF t,tF-a�i r �3
ria
�_._..... 326.53' ----- -_ 6df
1
'j
6 � I�I p dr � I•, f��ry f � ;~ ,SY , .1. �{ ff ,no
O
- --
EXISTING LEGAL DESCRIPTIONS
A. ..
a5
HUERSCHER PROPERTY (Abstract)
The ar,ah326.58 feel of the West 6B2.46 feet of the North Half of the
r
SpYtheast Quarter of Sect an 30 Township 30 North, Range 20 West,
y�
..
Washington County. Minnesota lying southerly of the follow ng
Y"(:
_
described line.
SadIb 75.00 f t Ihrl, of and Parallel With thefollowing
}4
ry
C n[ g ( the nonhw t f said North
de d nlerl e
Hall f lh 58W1i4 1 Quarter. Deher If rth Gi fl9 8{ mYnulu 48
I
1y
efs d bell 06p Lh th qu"We; of
secondsWest assumed
-;
said Section ".a None d3D 0) 1" t htr g n gasells
r�
e.
centerine thenc llonh 81 deg 50 minutes 36 onds East, a
3
distance or 139585 feel; thenceeasterly a distance of 1279.97 reel
f 1
along a tangential t the lAnIft, having a rad us of
5 729 58 feet and a central angle of 12 d ilii 41 mInules 59 seconds
c
and a chord bearing of North 88 degrees 14 minutes 36 seconds East to
4
o w
_`-
ection f
a point an the East line of said S 30. Said point being 262.54eet
��
��
er
no«herly a fill, East Quat Carne+of sadStetlo 3Nl and said
termtnaH alt d RAMI as the,lana Is oo far and of re[ofd
it
centerline q
In the office of Nee Co utly R iondir In and or VIN, CpIMN of
Qa I
11 Cs
Washington, State of Minnesota,
'W'L3;�•
PROPERTY (Abstract)
yJ Vj
McKENZIE
�{
t T
That pan *j the No1U+Nlri1 of the 3ouowasl Qt -14. of 4ectlon 30
p .rr
f c
n
7otmslup 30 North. RanQr 20 Wes 1. Washington County. M nnetata,
1 !
<V I
fylnq ealteNy or the We$ 448.70 feet of sad Soulhtast Quarter, Wing
+
Milli 0l live .046. 32G -Sl fees or sad Sauthe4sl QVu4r, and lying
3
westerly at FLlnn 16. SAW tot 1- 1% desedbed as lOkMal:
i
CommusoLlW at the Eall OwNtrr Cwrof of raid kclLaa 30 ftAte
i
I
Slsvlh 88 otgrocs 49 I Wey 37 leWed'r Werr twtcd haarirlµ eJortp
er
r
the tau 11 quanta bre, at said stelbn 10. a dlsitsm of 904 -SS fells,
.;
"SCy
(recorded es North, 88d g ocs I7 nuns 46 eNandi West 904.55
1rSN
fe" thine. Scalia 15 degree, 51 mi -Rhes 51 s aodl 104%adfitawt
a
q "C"A fv
of 1177-P nett Pmol on the sloth a line of ,old Sept" 30
Uecerdtd A, Sotuh 17 degrees 54 funnies 26 roxatlds West 1377.65
feet) thnn.. South 89 degr¢ea 40 Miryutes 12 seconds Waif long sold
all 11h s th I e a srogrKt of", 369 feet (recorded north be degrees
,� � � 10minutes 45 se[gada WesU 369 30 fee[) m [h palmal! beginning of
@ 4 l . ,m ->b + 'lu _ • - `I ` - °� Itj c M
z, soid U 1 Ince North 44 degrees 27 minute, 50 seconds West, a
e6a a •I . //15! 7! O diswnte of 2411.40 fee[ (recorded as North 42 degrees 24 minutes 47
M to o d West, Tall ft LIth net North 013 dr11t 55 nlnuLt'r 27
V.- ds Eat 46slan F4ap,11 (an,(ra¢utd dar Narth2 d4q tees 59
mllrtpl 30 etondt Ort 4118 11 IHL3; thence North 45 aft Wtet 311
1 4 Y �y 16 eco d E[ dist f 944.89 feet to a po'nl 'the
i "' --� •-�/�,L east -west qarta line of said Section 30, (recorded as North 47 degrees
�bIF •a _ �, 41 minutes 19 seconds East 944.58 feel) and said 'Line 1' there
a»� s , ifi terarlln .ting accvd ng no Tho Uonjol States Gtnroratarlt SWM tisrreu/
*X= that pan remained wNh In It r nprm[ng 145,111 ad ptrtas: That
part of the w"I K.19 of ih¢ SGLLkha451 Quagrr of SeM'ran 30. StlwfssNp
qQ o 30 Neoto, R4ng4 ii4 tYau, wsshingl4n County,I m
Mrsgv, desaBsed at
y(°� of _ t r r Tri '1 follows
s 0 is 1 i �i'$ sluvis'f1 •+� A canomwncing M the NMhtoft eorerr of elle Soudltrtrt Qlrarltr 0 the
_ + { g ee+ i iauthe4v Q,raner of Stelon 30, To eI 30 Norah, Range iv %tlt.
O { 04' 43 „E Qua
t- �" . r s
.Sn9 -. ''. :i u r • t;t _z Washinglon Co atY MIa rola: Shence North,d¢rlg aha 4tN Ilse or I.he
1 v' i hporrh. i rt r f thr.Sn Lh sic f#aularof saldsmfmr 3o a
".126.61 1 distant of 33 [ e1 a hn n1r' Ilse pf the Sari west T(Ir4tshlp Ru.sd;
al
Ih e N rth BB c git- IG m t s 45 mcond4 Wes, 550 feel along
v - _ f 1 r -i o O the centerline of sad Tbversh p R d and the Pfension thereof thence
"�t'\ouch 33 Fee[ fo thenorth line of [he Sou[hwe [Quarter of the
"' Southeast go4tter of said Section 36 to the rerU.eaN owner of the
Southwest Quartet to the Southearl Quarter or sed Seton 30, and [here
CO {} r� [erminalin9.
i` • I eyf• RJ �_i ,`Ev
SEP.[ D 4:& aE. tlj w �I mmQ
i v � sLto 4 U
-py MEISTERLING PROPERTY (Abstract)
! C, 0 a The West 448_90 feel of the Nroth Half of the Southeast Quater, section
30, TonrtiRlp 30 North Range 30IVesl, Wat6ingua County Minnesota
p 1:S
w j 6 lying sWlheAy of the nor,h 326.56 fugl[ of said Southeast Quarter.
- IBI. si \ J r Is tI 1. i+Y w IWE1 w¢
r 474 'NOTE: MINERAL RIGHTS HAVE BEEN RESERVED BY THE STATE OF
Y_ ~`` U O MINNESOTA OVER ALl THREE PARCELS.
m3 " " ~r� /7 t r••' v e' 6� 4' _ rv� i" i �'~� � _
•. b` ae swV� C 6 477 - ` .- a +' I , . l : � mss_ _� - ��� I�� _. _ i�
_ 93627 1 "r Eft rr3L_ `s ..- Y - - •tw
NP r1f' 4Mr If V~� ..:� ',u0 �s�yy - I •4�i:k;-. -� _ t � ;
yr t- 11 T
N1 Ig
=<I
o tit_.
_; �r�ia'f3e
v I r a d.
ftp yF t,tF-a�i r �3
ria
�_._..... 326.53' ----- -_ 6df
1
'j
6 � I�I p dr � I•, f��ry f � ;~ ,SY , .1. �{ ff ,no
O
+ AREA:
Total Area = 1,105,755 SQ. FT. = 25.38 ACRES
UTILITY INFORMATION
THE UTILITIES Sf-R7WN HEREON WERE FIELD LOCATE PER
VISIBLE STRUCTURES WHERE POSSIBLE ELECTRONIC
PLAN DATA FROM THE CITY OF STILLWATER WAS USED
TO SHOW ADDITIONAL UNDERGROUND UTILITIES.
BENCH MARKS:
PROJECT BENCHMARK TOP NUT HYDRANT ON N. SIDE OF
72ND STREET NORTH AT SW CORNER OF SITE
ELEVATION=932,13
FLOOD INFORMATION
BY GRAPHIC PLOTTING ONLY, THE PORTION OF THIS PARCEL
LYING NORTH OF 72ND STREET NORTH IS IN ZONE "C' OF
THE FLOOD INSURANCE RATE MAP, COMMUNITY NO.
270499 00408, WHICH BEARS A DATE OF MAY 17, 1982. IT
APPEARS THAT MOST OF THE PROPERTY LYING SOUTH OF
72ND STREET NORTH 15 IN ZONE "A" OF THE SAME MAP.
r
SURVEY NOTES
1. THE 14EST UNE OF -ME NORTHWEST QUMTtA OF THE
SOUTHEAST QUARTER OF SECTION 30 TOWNSHIP 30,
RANGE 20 IS ASSUMED TO BEAR NO 1'04'43'W. SURVEY
BASED ON THE WASHINGTON COUNTY COORDINATE
SYSTEM.
2. TOPOGRAPHIC FEATURES WERE SHOT TO THE BEST OF
OUR ABILITY. FINAL INSPECTION OF THE SITE WAS DONE
UNDER SNOW AND ICE CONDITIONS PROHIBITING THE
VISIBILITY OF SURFACE MARKINGS SUCH AS PAINT STRIPE,
STRUCTURE INVERTS AND OTHER BURIED FEATURES.
0 60 1211`0
(& �•st•FL
ST11_LW P1 --r EI
CONTACT:
Bob Weigert
1 440 Arcade Street
Suite 200
St. Paul, MN 55106
Phone: (651) 771-0544
Fax: (479) 273 0844
VICINITY MAP
t. smresnrr^�
x
CITY OF 5111 hNNESOTA
COUNTY:
WAS H I N GTO F
CpUjiVT>
CERTIFICATION:
I hereby certify that this plan was prepenred
by me, or under my direct supervision. anc
that I am a duly Licensed Land Survey-
under
uryYunder the laws of the state of MINNESOTA
nlrl l.Thurmes8498 autour o: 25718
Dale: 3-3_06
REVISIONS:
fill
OATY 3"SION
3-3-06 ORIGINAL SURVEY
3-23-06 ADO TREES S. OF 72ND
PROJECT LOCA1ION,
12525 75th St. N.
P.1.0.#3003020420002
12620 72ND ST. N.
P.I.D.#3003020420004
12550 72ND ST. N.
P.I.D.#3 003 02042 0003
Stillwater, Minnesota
Suite IID
200 E, Chestnut SII
Stillwater, MN 55
Phone 651.275.8
Fax 651,275.8
dlt�R
mcleod
CORNERSTON
LANA SURVEYING, It'
f
FILE NAME SURV
PROJECT NO. PEO
BOUNDARY
cd .2007`
- ,� `5 � 1 .rel
..
I
i r •.
rp
_
a �
_
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L �11'ItVlUE4I y DEVELbPmEtvT
`i"•��
y
1y
-;
nar�tr
r�
e.
995.95
^y -4 N01°04'431"T9
(284.99
t33 w-
_
Jr5EC ) 1 ? I. ' -
I \ I Y.mr,
I
r
i
1
+ AREA:
Total Area = 1,105,755 SQ. FT. = 25.38 ACRES
UTILITY INFORMATION
THE UTILITIES Sf-R7WN HEREON WERE FIELD LOCATE PER
VISIBLE STRUCTURES WHERE POSSIBLE ELECTRONIC
PLAN DATA FROM THE CITY OF STILLWATER WAS USED
TO SHOW ADDITIONAL UNDERGROUND UTILITIES.
BENCH MARKS:
PROJECT BENCHMARK TOP NUT HYDRANT ON N. SIDE OF
72ND STREET NORTH AT SW CORNER OF SITE
ELEVATION=932,13
FLOOD INFORMATION
BY GRAPHIC PLOTTING ONLY, THE PORTION OF THIS PARCEL
LYING NORTH OF 72ND STREET NORTH IS IN ZONE "C' OF
THE FLOOD INSURANCE RATE MAP, COMMUNITY NO.
270499 00408, WHICH BEARS A DATE OF MAY 17, 1982. IT
APPEARS THAT MOST OF THE PROPERTY LYING SOUTH OF
72ND STREET NORTH 15 IN ZONE "A" OF THE SAME MAP.
r
SURVEY NOTES
1. THE 14EST UNE OF -ME NORTHWEST QUMTtA OF THE
SOUTHEAST QUARTER OF SECTION 30 TOWNSHIP 30,
RANGE 20 IS ASSUMED TO BEAR NO 1'04'43'W. SURVEY
BASED ON THE WASHINGTON COUNTY COORDINATE
SYSTEM.
2. TOPOGRAPHIC FEATURES WERE SHOT TO THE BEST OF
OUR ABILITY. FINAL INSPECTION OF THE SITE WAS DONE
UNDER SNOW AND ICE CONDITIONS PROHIBITING THE
VISIBILITY OF SURFACE MARKINGS SUCH AS PAINT STRIPE,
STRUCTURE INVERTS AND OTHER BURIED FEATURES.
0 60 1211`0
(& �•st•FL
ST11_LW P1 --r EI
CONTACT:
Bob Weigert
1 440 Arcade Street
Suite 200
St. Paul, MN 55106
Phone: (651) 771-0544
Fax: (479) 273 0844
VICINITY MAP
t. smresnrr^�
x
CITY OF 5111 hNNESOTA
COUNTY:
WAS H I N GTO F
CpUjiVT>
CERTIFICATION:
I hereby certify that this plan was prepenred
by me, or under my direct supervision. anc
that I am a duly Licensed Land Survey-
under
uryYunder the laws of the state of MINNESOTA
nlrl l.Thurmes8498 autour o: 25718
Dale: 3-3_06
REVISIONS:
fill
OATY 3"SION
3-3-06 ORIGINAL SURVEY
3-23-06 ADO TREES S. OF 72ND
PROJECT LOCA1ION,
12525 75th St. N.
P.1.0.#3003020420002
12620 72ND ST. N.
P.I.D.#3003020420004
12550 72ND ST. N.
P.I.D.#3 003 02042 0003
Stillwater, Minnesota
Suite IID
200 E, Chestnut SII
Stillwater, MN 55
Phone 651.275.8
Fax 651,275.8
dlt�R
mcleod
CORNERSTON
LANA SURVEYING, It'
f
FILE NAME SURV
PROJECT NO. PEO
BOUNDARY
I {. EXISTING LEGAL DESCRIPTIONS LEGACY ON
LEGEND' SETBACKS - ZONING HNEBSCHER PROPERTY (A1,11-0_
I'1 LONG LAKE
U PARCEL TO 8E REZONED TR (TRADITIONAL RESIDENTIAL) - 45 LOTS The noon 326 se leer -I she west 6ez -,hip
1 n n Ian VI 1,
I. - s A•Nr ` AND LR (LAKE LOTS) 5 LOTS PER BILL TURNBLAD OF THE CITY OF ,V. h=ost Q.a s r of se^nesn3o, r.wn,n'( ,, Nonh, Range z0 Wes
{ • egg jj" sh'ng,nn County ,. a, ly ng s-ulherly of I he lollnw nq descr Led
l• . DENOTES FOUND MONUMENT a GAS METER STILL WATER '
p
DENOTES SET MONUMENT GAS VALVE
e a ELECTRIC LINE 1 i ten
I \ • •b� WATER VALVES -t TR BUILDING SETBACKS: s .I nes 75 0o fees sou nmly of and parallel w h the lollnw ng ae fcreea
1l q r HYDRANT -al TELEPHONE LINE FRONT: 20 FEET (HOUSE) 27 FEET (FRONT FACE GAR,) tett ne C-mmeming a she northw0,t miner or sa a Nonn,3alr of he CONTACT:
r FIBER OPTIC LINE �1'SsS' / Sss teas Q.aner lhence Ni, h 01 degrees o4 -.Its 1.4 ..ds 5velt
l m •m CATCH BASIN/STORM MH () i r a me❑ bear ng along ,he nosh soup q I' 1 Ilid Sect on 30 a
BZL D CU WATER WATER LINE SIDE: 10 FEET (HOUSE) 5. FEET (GARAGE) Bob IYi(PIgCfS
\ o SANRARY MANHOLE STORM SEWER LINE REAR: 2S FEET (HOUSE) 3 FEET (GARAGE) Y e Blame .f 3e o3 leer tp m. Leg ...g r d 1' ,lhence Nonn 01
tt degrees sD 1 -me, 36. Ihi, Ea:cad' 11395 68 reef m=ote 1 940 Arcade Street
SANITARY SEWER LINE r ,edy a tl sta,ce o1 12)99) fee along a,ang.m'a1 rune concave tome Suite 200
8 CLEAN OUT C .
d m c L .,- CHAINLINK FENCE RESTRICTIONS: BUILDING HEIGHT IS RESTRICTED TO 2 112 STORIES s -.,h hav'-q a rad us pl 5729 SB reel and a cen0al angle or I2 a=grees 47
5 SIGN c j, St. Paul, MN 55106
1 \ UTILITY POLE CURB OR 35 FEET, GARAGES ANDACCESSORY BUILDINGS MAXIMUM 1,000 L t m nines 59 seconds and a chord bear ng of Nonn ee degrees 14 mon es
LIGHT POLE CONCRETE SF AND 1 STORY OR 20 FEET. y/a f l s 36 seconas East o a p-'.1 pn she Eas ne or sa'd sec'.- 30. 5a d no m Phone: (651) 771-0544
i' HAND HOLE he ng 262 s4 feel -.nherly -I he Ea,l Quanerr.. er of za d Se«pn 30
e x 1136.12 EXISTING ELEVATION ` u lidFax: (479) 273 0644
o TELE/ELEC 00% LOT REQUIREMENTS: AVERAGE LOT AREA 10,000 SF, MINIMUM LOT {+ ' C��� 7i 1 `e d sa , the Cho,
Berm nannq al et.l po'n as he same s on rte and of
u fl. ice, turd -n the oil re of he County Remrder'n and for the Counry of
trb . n Ste 0 STORM MANHOLE TREE WIDTH 65 FEET, MINIMUM LOT DEPTH - N A k .1, wash-ng,gn s ale of In nnes.,a
} - COLUMN SHRUB LR BUILDING REQUIREMENTS I VICINITY MAP
I 1 rtj. 20,000 5F, 80 FOOT WIDTH, 170 FOOT DEPTH Iylr..k R MCI:ENz E PROPERTY IAbslranl y,
I j Ay!I Thal par of he North Hall of he S.ulheasl Quaver of Sec on 30,
I I o 15- y I 1 P Taown h p 30 N lh, Range 2D Wesl Wa h 9 Counry M nnezola ly ng nH S'C'R°°"
A LOT DATA'. O I lerly f h ,1 440 90 feel of 'lid 11-11,111t Quaver Lem, sn h,,fly
l0 of lee h 326.58.1 el or.. d Soulhe Q rt tl ly ng westerly of ' S
TOTAL AREA - 1.,105,755 SQ. FT, = 35:3b ACRES L ne I s d L Is descr bed as f ol
Comm g e ESI Qaaer
o`e I' 3 WC TOTAL PROPOSED LOTS = 50 LOTS Comef d 5 30 1 hence Sou5 SIiE
L uth B9
_-_ LOTS PER ACRE RATIO - 1.97 LOTS(ACRE ,`rf/ da grew 43 s 37 secuods West a ,,.,Ed bearng along the
74�'� Y e sr q ne or Sae
d904.55
es 13 mnnu0les 48d,Wez 904.551== 1,
Ihencd Sd hN15 tl BB e, 51 m nines 51 secones Wesl a d,lance of
• �"},. - AA rap .� P z g i s x'
O L `�p. 1 1377;82 3 p .Inulh¢ 26 ,y me 11111 Sect f 301 tl d a.
14'L 1 �y 5oulh 17 d'g,",
g S es 26 secones Wes, 1377 65 I l h 5 h
J $ CALL BEFORE YOU DIG! ��} M1!� �h�"r - I ed9 eegre.1lel 3o level (recorded asvnvtnhlB. eeq des 10 E s CITY OF STILWATER. IINNESDIA
/ seca�n: west 369.30 reel p,he ppmol heq nn ng pl eL 1
'6 'R TWIN CITY AREA 651-454-0002
� TOLL FREE: 1-900-252-1166 s'1 I hence North 44 degrees 2J 1 nines 4 seconds 7e a el f B E_L, O +�•�zw
!* ,r feet, Irecordetl as Nonh 42 degrees 24 m notes 4) sero d W '4B
l tl: CONN t I
+� Q U 'qqn �' ^" e �. Fe- North 00 degrees 56 m lutes 27 s,,..d, Ea,1 a d k f 88 11 } --
1 O M O Y� �1Y �( Feel (recorded as N.NM1 2 degrees 59 m-.te.3o...o d E 80 11 A� N N �iTQ N
1 �1 + K _ i�3 "4* n A feel) lhence NprtM1 41 de 38 mi..les 6 sero -d, Eait a J.1 ce.f
I - .- -. -. -. __ - grees nu
J 944.89 feet to a pnm-n the ea,Iw.l goan.rlmnl,atd Seer nn 3D. COUNTY
e m U-^GI!«-�•_ g r OJ (recorded as North 47 degrees 41 m 19 ontls God 944.50 C110
T
- m N O - 918. r+P2, i•1, Lr. '`� W nd said "L'ne I" there Ierm naNng air d' g h United States
A ' O Loverm.m survey lhereol; E%CEPT 1ha p dwlh-the l.11gw ng CITY OF
e n n g i2
, 1 � � I 4 a Z •� •�`' �i�i� `7�s`7�ya'�- °Qp�• �r �' w � ^ J - •M1-. 6 ' � 1 q � descr ib,d parser Tha p 1 the - ItI K. I I he 5 tneast Quarter of STI LLWATER
L '-_ '� )•.' 1 Q F I M Son 30, Townzh 30 N h R 9 20 West, Wash-ngton Counry,
',• ;' S 17 Q r 1vu3,6'P7' 302.24 y 4�L 1 r' - 7 - •- �„� _. _I „.= 7! - ,. 'Yf = M uect,.welut.- dnrNe.d
U 6A 7i _ 38,AD _ 9a A4 _6d_Od I - I - •T., Yi "'+
- r ^ -'� r '- l r - -• i - - - -1�s I- \I '1y�1' I l,✓F'. he N n rner of the Sou rawest Quaver of the
r__ I I � � I I r l' I ]C {. Q�ti ;P � yam^' some:�o a«er oISecl-n130. Townzhip 30 NOM1h Range 20 Wesh CERTIFICATION:
`\ ,, V \ Wash ng on Counry, M'nnesola Thenre North along rhe east ne of M1e }
t r k I �r I 3I I sI d 3 I •( wI' d J 1, �sl \ Nonhwesl Qaner of IM1e S-ulheasl puaner o f sad Sect on 30adslance of
I a I'r.tl �= ." ST ��I `YI try i 9 I� C ! p/h, + 33 feet 1a the cemerl ne of the East Well Tawnsh p Road thence Nonh 88 I hereby cert fy Ihae th s plan was prepared
y' 1 �Y "hY til I'1 ',r#n FYI rjl, �I le�'{a' M t�+ r<'+rl �-I : v �' r .p degree, 10 m nines 45 seconds West 5501== along the centertne of sad by me, or under my d red supervrs on, and
,B rR .wi '}TI �N N Y PI I ("/i �I I Mol Ie3 L✓n 'IRI r�ry{ r� '� pr I,A, W, B r+ '✓' �•'-' y^; '•Iti ..2 ,e 14 Townzhp Road ane IM1e erteni on Ihereo( hence south 33 feet m the that I am a duly U' ,ed Land Surveyor
1 "5 4 '1 .rth lme u f the Southwell 0uaner of the 5oulhea,t Quarter of sad 5eclon under the law1 o f the slate or MINNESOTA,
t.� �,� I • hof I o I a5r:l4. n. ! n_ i 'i 3Dtn,he..Hhea.lcomer.1 the spmh.., Q.aner I. the 5..thea,, �]
S yT 1. �'' I ,�'I i (, ,•E0. 4 l j { 2 r ly eh ¢, I I 1' /y/ I�- Y-� - n. f^ 1 Quarter of sad Secy. 30, and the,, lermna n9. f f/
C K I r -y,�•,' i d�, {j,(r•sw+�
1 1 - I •erf-7 .•� _ '. I Q H•.' I { _ - I -.I.. ( I p _ '�° `• r ppr.lel� pr. ury1 .r,n� No: zm B
7 S L -f-1.. a'dy';12' rl +a - •• -STERLING RaoPERr7 IAbslrar 1
,�° J L - -�s rn - J
Date:()' 16 07
I � _
_ � _ - � _ LLa, � �' �
+326.,1 - c i� i4 s's. s zo.E1
'1111y A9 „ xC'� (t,..-_ f 1 Cyte _ " \ • •l. f d `IS Tow.,h,p 30 N011h, R rge 30 We,,H a b" 5 L.It Y. 1.M ,Yl"IMa 1h 9 a
{. I i•Ijl /h- 16 [11 6Y g1Fl ` . ,P . •MINAR AVENUE:'NORT ' R , ,- ,Sla.�.- . Zig : ! ZI- W O Z
1. A r r,p { 1 w dHrh el lh[ mah 37L$1 fret of 14115= th :rr QIYM[r• h r+
r +,5+].bt.GT.54�» d .I .il.l5.f'°'';kn95L`7 J•E 7110.91! ��6aS.'f •. �� 12-0!• iii ��ivv�•y!. 4? O_ ^' " RIvtJ`ISIVN.]:
o
rmoSa 7 E f Q Z (y 4 0 "' •NOTE: MINERAL RIGHTS HAVE BEEN RESERVED BY THE STATE OF
]D A]0 V ��' W Q < ~ MINNESOTA OVER ALL THREE PARCELS. {mil' HEIR411777
M �I OUTEOT A r Lw .. 2 =3
v
a a w - W d] 04-07-06 INITIAL ISSUE
I I: l a 4..1'52 �.z rKar _ ''aao 44�a} . �y. - s rr a I w > � V „m n O ow AREA: 02-07-07 07 CITY REVISIONS
u L sooss'27.w _� on q �� I W±s5t7 `1-_._...� r--_"`�.��-Cr„'"I'T y" a w p _ �'.�_ --Sk I v ol�n ' ` ary
n a.' . I I B L C K 3I I I I Tr7T��0',y,•B ti,^` °�f � 4 s` _ ¢ I � Q `V` o w •
!m •y.' S,S 'w. •. - l r ®. Y O \ q" Total Area = 1,105,755 SQ. FT. = 2S..38 ACRES
wT I I g I I I Irr i I' = 1 1 Y P� /tr: a>tn oN�
1 r 18 mlm I ° n i� �I a Ir w =^l Pi's ra r a v cj i bit w w �-
r P UTILITY INFORMATION
wa
L---7v8b s'tif'f•". Y l" ml I+r lfl Q I X Ln A p1 'moo / { r _ d J 'J"w =`a<IL
L_ :00'56'27 w J -- 73746 - I AMI '. 11 f I I r I: l r r a ori l 2 t 1 []• a THE
w e 1
HEREON
RE
t 7 ', 0, VISIBLE ISTRUCTURLITIES ES WHERE POSSIBLE-EELECTRONICLD LOCATE PER
--. _ -
-152
50 _- # a 1 I I I I I I I - I� I _ _° NtX.-E11•. 3 STS ai'•._ Z` PLAN DATA FROM THE CITY OF STILLWATER WAS USED
1: 15236 Lp
1,7 I �' S d J L _r _ -,n3} L _ -- _ I L._ _ - J,.I _. , �v TO SHOW ADDITIONAL UNDERGROUND UTIU71E5,
fr a_.
- -r a
s s 4 � RI A I _� rrtlA�d1:77Y - 25046 ---
min i-.._ . PROJECT (LOCATION:
I N 1�1 a 9'i00a'f Jr 3r w l LL' _ .�.._..__.._.... ••_ _
111 c ^I _ �i'
BENCHMARKS: f
"l N = LJ j0P sr,z m� m \'�
r sWraaA� _ _J r:: ,TO IA :.s ' U a' ` BLtCC.. :� t 12525 75th St. N.
d.p lg'7p'r�s g< r4 . \ ' ; PROJECT BENCHMARK TOP NUT HYDRANT ON N. SIDE OF
155 9L C �`+¢'�� Y, • 3'7 t gg CID r n 14 'E���'yy Q « N - h F-` � I -- - S � rp 72ND STREET NORTH AT SW CORNER OF SITE P.I.D.#3RO302042D002
ny 4 N I SJ,' = 13,p _ _ -� Ld..1y�7ab'"''.�.r tit Q ELEVATION=932,13 12620 72ND ST N.
I a v I M. q t" Q h1 a'uFml .. I 'z o o r-\ �: -,.� W I - -_ m
i n 1!°Aro=` - 'o .� I j p , ( r ! i ` ° :� PROPOSED EASEMEWS P,I.D-#3o03O2D42DO04
'ty al a $' C- w -1 CLQ aR S� < 1 1 4�
r-- r to w : i' 7 z +
•I , F _ Y � p �A�fr r , ZD - -� e3 I F-� I � `ma=y ti L r ,UN � 12550 72ND ST. N.
ya6?? - _� Q1 �� - l __-�_arr �I �' 4 I,� t,.� mA cpl YCr ArEip f 'v DRAINAGE AND UTILITY EASEMENTS
4 ice• r O x jj I I N t r qL- r ~ti..
Ido i%y S y'y y Y�2, �• {, N0137a'4d"IY �r l _ y�78 r 4 ARE SHOWN AS THUS: P.I.D.#3003020420003
I o, R Iw �O L.]R 08LJ ,.4 F6�. v .*-{ y r� I (NOT TO SCALE)
/ ."p � ; f_ :-•�rA r r �� -; , Stillwater, Minnesota
U 1. { D'jU p1�W _ _� IN7d Vi`ae'w r ISQI % N r r I I I
�I I $ 4 W6' 7-1^ r 21Ae r?4 --� _.. ma:5s's5'r' - _ems N I £:
Q r e.Ar3j•, ??.. •j°• '�^'� h ,. e rs.ga- xa g,7_ a -ora_ °L� 1
S , - -I *,,p D's a 9 r - - 1 r _ - I r - - t\ I _ + 6Fs•a tf x E 1" - --1 -
7871'[ _._ 74 r� _ r I S +
1` L- J SDB Fes__ ' �' r4 .p' J I I I I i Qc Dte G e tia'': nab j' V i 1•Q '-- lo -I rlo
}I
,7b.e0 ., •� t i s•' ,rRr ! { I I ; 3 I ./' �, L-___.
_ �I tot [ °
IF NI goo` Suiie#Bloo
n ti
a :'S° •�'^... s �'!7 J xI to -1 to Pyr x ;�I N _..'
+ r^
� y,l IM o �I Iw 7t+ 5� S ` rn R zoo E cneslnulsLreel
t }`• Stillwater, MN 55082
L(1
1 , x J Q 1i," try. 1 e m I I 1 •n.1. { � S• ' 1 BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES, UNLESS OTHERWISE Phone 651 275,8969
�O I I •••1 I I l qA'� 1 °oD _ _ - ,, _ _ J L _ - _ _ - rg� _ _ INDICATED, AND BEING IN FEET IN IVIDTH AND ADJOINING RILHi OFWAY FB%651 2758976
L J 6} LINES AND BOUNDARY LINES UNLESS OTHERWISE INDICATED
( dll-csls@
•C, 3 ',.§3 •` i8.7- 3b34 5,'ri• y> J r - . mcleodusa
1 i 5`y a�5! Fr a .ss:. •`-�aa7S T7r:i. SFI^ ,vel
ICD 1 1 i� S9/`t' ' ® ' A" 11 PO Rk 4Sf �, h TApG. •a I �L19 rNii�'4d�N 17324 _
rn t, k ,aa5i i<' r+� ,may r n 7 •�'` s, �°u., a __ SURVEY NOTES:
M ROAD` A STREET NORTH 4,
q ,
NDI'04'48-w 311.51 t L�+�S .{ - WEST LINE OF THE NORTHWEST
nr - rJ �. 1• I "gig. ?��_ 6�7 � I. THEQ. TOWN HI THE
I , v' '•" J �c'Aa 9.. �' `_ a7.S?� r J/p �h-I �`'"•r7Y #�' - 73 � a-� r -T r� ��' SOUTH EAST QUARTER OF SECTION N30,T43"W TOWNSHIP
�r•
•9pl,+. fl a „ F„,_?Z-m_ r _75.00_ r 95.x_ -, r ••- n * i 1 w' ,"• , i .. I I I I l I BAS DEON THE20 IS SWASHINGSUMED OTON COUNTY COORDINATE SURVEY
Y F EI
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BE BUBMITTED WHEN THE HOUSE IS TO DE CONSTRICTED AND Z
SHALL DE SUBMITTED 157 THE HOME ESUILDING CONTRACTOR
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NOTES
S ALL
L TREE PWBERVATION PLANS FOR CUSTOM GRADED LOTSH
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L ALL UTILITIES SWALL BE TO TI -E CITY STILLWATER STANDARDS.
2. T5' MNUNM COVER ON WATER-IARL
B. 10' HORIZONTAL SEPAR6;tIC14 BETWEEN SANITARY SEWER AND LLATER'1AN
MATERIALS
SANITARY SELLER -------- S' P.VC. (SDR 35) • 0.4011 MR SLOPE
SANITARY SERVICES ----- 4' P.VC. (5DR35)
WATEFMAN -------------- 6'JS' 4 12' DJP. (CL 52)
24' DJP.(CL. )
WATEFMN SERVICES ---- I' COPPER
STORM SEWER ----------- RCP.
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L ALL UTILITIES SWALL BE TO TI -E CITY STILLWATER STANDARDS.
2. T5' MNUNM COVER ON WATER-IARL
B. 10' HORIZONTAL SEPAR6;tIC14 BETWEEN SANITARY SEWER AND LLATER'1AN
MATERIALS
SANITARY SELLER -------- S' P.VC. (SDR 35) • 0.4011 MR SLOPE
SANITARY SERVICES ----- 4' P.VC. (5DR35)
WATEFMAN -------------- 6'JS' 4 12' DJP. (CL 52)
24' DJP.(CL. )
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B. 10' HORIZONTAL SEPAR6;tIC14 BETWEEN SANITARY SEWER AND LLATER'1AN
MATERIALS
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COMMUNITY DEVELOPMENT
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TREES TO BE SAVED
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COMMUNITY DEVELOPMENT 6 ZO
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TREE TABULATION
TABLE
TREES BE REMOVED
! 4z t7herry e
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TOTAL NO. OF TREES
1,151 TREES
TO BE REMOVED
422(36.7%)
�
� �
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T� TREE TYPE � �
TAC � �
T� TILE TYPE
TAG TREE TYPE
TAC TREE TYPE
TAC TYPE �
T0� TREE TYPE
TAG TREE TYR
TAC TREE TYPE
711ff TYPE
�79Rg
1
,V Red PF. n
D4 Rtd Rw x
49 Red Rw e
545 erxl Pir i
0 6ee Red O k 6
Red Oak 6
mil eM SmW Pho
nraa4 to sotck Ilse
� AW"
956 Ayehhfi
,W7 RED OAK 38
614 WHIFE OAK x
,YAS
Rd Prow ,B
3 Red PM Q
ears the Red Pb. 1
DS Red Pk. x
D6 Red Pine 18
418 Red PYa 0
419 Red Pkr 6
! W6 Topa✓ *chfi
! 663
! fiat Sprac 18
! 6t0 Smock R3a6
%7 A>Wi
WHrFE OAK 46
%0 RED OAK m
4 Red Pkw 1e
=in
Red Par Q
277 6
4m Rd r- 10
4
4
683 Rad Oak 14
! an Soak Pkw 10
%9 Av.
969 X10
160 RED OAR 40
5 Rd Pk. %
-141 Rd Par R
27° O + r H CL
=
431 Red Pkw 10
' 59 �
Aso h a 6
664 Red Oak n
68S Red Oak m
! 622 SQMd, Pare
! 9t3 Somdh PkdlO
9W Scotch PhM
1645 MRTE OAK a
Y.49 RED QAK Al
6 Rd Rr a
to Rd PM u
D9 Red Paw 16
Rd Fkw 16
432 Rd Pk. 0
423 0.ad Pkw 5
! SW Ah 12
Rmm
686 Red Oak 1,
! WA Stotdh r,"
96 Scotch Mao
1650 R® OAK x
7 Rd PM to
e Rad Paw m
143 Red Pk. 16
1µ pti %
290
251 Rd Paw Q
UA Rd Par %
IweR 551 A h 10
!
aaarl 8tS Smtdc Rr6
962 Scotch Pkhe10
%3 Stotci MnM
1651 RED OAK 6
1652 SILvm MAPSE 36
9 Spc 20
745 Rd Rr %
282 Rd Paw %
425 Rd PM 10
54 Ahh a
� 59 Ajh 6
! 698 Rd Oak 6
609 Ad Oak %
!616 &lock FFr10
! 887 Sown P$WIQ
9W Scotch P4rp
1653 RED OAK 10
10 Cdnado $tear m
w
293 Rad Par %
Rd Ar 1
426 Rd R• n
427 Red Rr 1p
W n
!
! 690 Red O k 10
r.� M9 COU4
R e
1654 RED OAK e
16ss RED OAK %
r Camdo k- m
Rod Peine 116
781
785 Red Oak %
429 Red Par 10
rRr 555
! 691 Rd Oak 10
ram e29
966 SR tdl
967 Stood, ft"
16w RED OAK n
n Calvado .`pw m
149 Aad Pine x
786 Red Oak % 0.
429 Red Par 16
_
556 Ash 16
rRA 557 Mar ASPM 6 0.
6W Rd Od U CL
foerr Rd Oak 6
_ _
!831 Scotch Pha 88
96e Smed� Re10
_
107 RED NSe R® OAK 10
287 OAK 0
1
430
12na✓
Rd32
PMyad 0.
rave 559 Aft.
690
fiS4 Rd OA!
aix Sooedt FkrS
969 Scotch PkiN
1659 RED OAK °
8 Celorado Spoon 11
151 Rad Phe m
289 aRw kd, 10
4431
Cedar44 a
! S59 Amu hMPM 6 CL
! 6% Red Oak 1s
carr 633 Scotch PW4
m scotch Rww
1660 RED OAK 46
16 Gckmclo S�- 21
a m
916
152 Red Pkw 12
u
. I0
rm
ARMS 560 Mae m= 0.
696 led
e� 634 Scotch Wre
971 a
9n Ah a
%61 RED OAK
1667
Spv . 566
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OINLET
PROTECTION
® DRAINAGE AREAS .
BmIMENTATION NS " ' , " . - �•^„-.
c0'M,HrAiUNHTy DEVELOPMENT
D ROCK CCMTRICTICN ENTRANCES WILL BE LOCATED M SNOUN ON THE PLAd
2) FRIOR To ROACH GRADN 3, INSTALL SILT STOP FENCE IN LOCATIONS
SHORN OR AS DIRECTED BY THE ENGINEER ADDITIONAL SILT STOP
FENCE WILL BE FEaIRED WHETS LOCAL CONDITIONS REfyl� INSTALL
ALL BILT PE NCE To pE MTALLM UT14N PROPERTY LMITS.
31 LOUGH GRADING SHALL PROCEED ON AN AREA BASIS TO
MINMUE UNrar1FLETEn AREAS.
41 ALL EROSION CONTROL MEAN& MO CALLED FOR ON THERE ILAN6
AND OF50FICATIONS WITCH MAY INCLUDE, ROCK ENTRANCE, GILT FENCE,
SHALL BE CONSTRUCTED AND SERVICEABLE IN THE FOLLOWMG
ORDER, AS REQUIRED.
AROCK Cf.NBTRICTIO N ENTERANCEa
B. FILTER FT34CE
C. CGTMON EXCAVATION AND E'IBAMO'RNT (GRADING CONDTIOUCT1010
DAEED, AND MW -04
B) GRAPH CGHTR.AC'TOR SHALL PROVIDE AND MAINTAIN ALL EROSION CONTROL
MEASURES AA OHOUN ON THESE PLANE AND &MCIFICATIONO AND MPLE74NT
ANY ADDITIONAL EROSION CONTROL I'EABUFES NECESBART M ORDER TO
PROTECT ,ADJACENT FFOPPERM STREETS MOOT BE CLEAFED OF DEBRIS AT
THE END OF P NCH DAT.
6) ALL EROSION CONTROL FA.TLRIES SHALL BE MAMAUED BY T14E 6RADNS
CCNIRAGTOR DURING GRADING OPERATIONS. ANY TEMPORARY FACILTIE&
LLNICH ARE TO BE Fi710✓E0 AS CA -LED FOR ON THESE PLANS AND
SPECIFCATIONS 1"I
BE FE7MorED BY 714E GRADS. CONTRACTOR
WHEN DIRECTED BY THE E WEEK TWE GRADING CONTRACTOR BNALL
TWETN IESTC E THE SUBSEaENTLY P16TINDW AREA IN ACCORDANCE
WITH THESE PLANS AND SPECIFICATIONS.
T) NPOES REQUIREMENTS, EXCEPT UFEIE WORK HAS BIISPEZIDED DUE TO
%AO2FN W{ M) CONDITIONS, THE F"; MITTEE(S) %%ALL INSPECT TWE
CGNBTRUCIICN BITE ONCE EVERY ME (T) PAY& AND WITHIN 24 HWFA
AFTER EVERY RAM EVIINT, LLHICH RESULTS M RAIC.TF LEAVING 744E 0CN8TTa1CTRCN
SITE OR ENTERS. WATERS OF THE STATE ALL NCNF KCTIONAL &EPMENT
AND ERPNON CGNTROI. BMf-Z SHALL M FEPABS=D, IREPLA ED, OR
WITH FINCTICV AL BMP'B WITHIN 24 Hcurs OF DISCOVERY.
B) ALL EDPVOED AREAS WITHIN 200 FEET OF A WATER OF THE STATE OR
ANY STORM WATER GGNvST ANCE SYSTEM LLMRf
C" IS O•ECTED TO A
WATER OF THE STATE MUT BE STABILIZED WITHIN T DAYS (STEEPER THAN
3,1 BLOFES), H DAYS (10.1 TO 3,1 SLOPES), OR 21 DAYS (RATTER THAN W%IA
W TE'P'DIRARY AND r— ANENT SING 4 MJLCHMG
TOPSOIL ALL DISTURDED AFAA SHALL HAVE A MNIMN OF 6 W-4EB
OF TOPSOL PLACED.
FERTILIZER, APTLY 100 POINDS PER AGTE OF 20.0-10 OR EOLI VNLENT
FERTILIZER INCORPORATE INTO THE TOP TWIREE (3) TO (4) FOLR NCWeb
OF SUFEACE BY DIBKRY OR 6CME OTHER SWTABLE FEANS. PPEEpp
FLiR FF' 'I IDAIEAS VSE TT=11. 26B BELOW HLL AND 7*m A'9LOYE •.
M W-CHNa STRAW SHOULD BE SPREAD 1NIFOR-LY AT A FATE O= TWO
TONS PER AqE AND ANCHORED WITH EIhEFR NEMS. OR A
BTRAK.HT DISC.
ALL NEDINb AND MULCH SHALL TAINT PLACE WITHIN 48 HO1R8 OF THE
HOUGH 1 FNAL GRADMG OPERATION OR AT THE BEGINNING OF 714E NEXT
BEEPM PERIOD PER CORSNTV.ICTTtCN BMCIFICATTfT4e.
1.)) )�G -, pFkY)E8 m2ml.7 TO 3 TIMES A YEAA 30 DAYS APART FOR THE
FIRST YEAR WITH THE MOVER DECK SET BETUEEN 6 TO B NGHES OFF THE
THE UEEPS SET
Ur" REDS.
THIS WILL NEDIK'E WAD EBTABLIBRIENT AND
AND HELF BTIMDLAIE 714E DESIRABLE VECITATION
U) SUB.'EIXFNT TO STORM SEVER MULLATION INSTALL UAMCO NUT FROTECTRCN
(OR EQUAL) FOR CATCH BASINS
U) bTIAEET6 rwr BE CL EAFD OP DUPPA AT THE EMD O F EAC✓•{ DAY, AOPTROIAL
L'lILL !7E FEOgiRLD T71.3iRNG TI! FL4JR.OAG PYNO:S.T# ALL BTRt7yTe MUST
BE MTAINTAR ED FOR SAFE DRIVTWa CONDITIONS.
D) NO I4EAVY r=IF TENT WILL BE ALLMED IN TE SFILTRATICN BABA DRS.
CONBTRUCTiCN TO AVOID COMPACTION.
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Memo
Community Development Department
To: Town/City of Stillwater Joint Planning Board
From: Michel Pogge, City Planner /'h 5p
Date: Wednesday, March 21, 2007
Re: 8080 Neal Ave N Annexation Request
Message:
Attached is a copy of the March 12, 2007 staff report to the City Planning Commission
on the annexation request by Mr. and Mrs. Kochendorfer of property at 8080 Neal Ave
N.
CITY PLANNING COMMISSION ACTION
The City Planning Commission reviewed the request at their March 12, 2007 meeting,
The Commission recommended that the annexation be approved.
RECOMMENDATION
Approve the proposed annexation.
From the desk of...
Michel Pogge, AICP - City Planner • City of Stillwater • 216 N. 41h Street - Stillwater, MN 55082
651.430-8822 • Fax: 651.430-8810 • email: mpogge@ci.stillwater.mn.us
COMPREHENSIVE PLAN DISTRICT: RR - Rural Residential
ZONING: None (Currently in Stillwater Township)
CPC DATE: March 12, 2007
REVIEWERS: Public Works Director, Community Development Director, Fire
Chief, Interim Police Chief
PREPARED BY: Michel Pogge, City Planner
DISCUSSION
Stephen and Barbara Kochendorfer have submitted a petition for annexation of their
1.25 acre homestead property at 8080 Neal Ave North. Recently their septic system
failed and they are now requesting to be annexed into the City of Stillwater in order to
connect to nearby public Sanitary Sewer. Ultimately the property could be divided to
create up to four lots for single family homes. The applicant at this time has no intent to
divide the property and a subdivision is not part of this request.
PREVIOUS CITY COUNCIL ACTIONS
Due to the urgency created when the applicant's septic system failed, the City Council
approved a development agreement on January 16, 2007 allowing the Kochendorfer's to
connect the City's public sanitary sewer system. Part of that agreement required that
the Kochendorfer's make application for annexation into the City, which this request
fulfills,
1 ((fes s
T 11 1-8 I R! II p 1 A �[ p rA N N S o n
Planning Commission
DATE:
March 8, 2007 CASE NO.: 07-11
APPLICANT:
Stephen and Barbara Kochendorfer
REQUESTS:
Annexation
LOCATION:
8080 Neal Ave North
COMPREHENSIVE PLAN DISTRICT: RR - Rural Residential
ZONING: None (Currently in Stillwater Township)
CPC DATE: March 12, 2007
REVIEWERS: Public Works Director, Community Development Director, Fire
Chief, Interim Police Chief
PREPARED BY: Michel Pogge, City Planner
DISCUSSION
Stephen and Barbara Kochendorfer have submitted a petition for annexation of their
1.25 acre homestead property at 8080 Neal Ave North. Recently their septic system
failed and they are now requesting to be annexed into the City of Stillwater in order to
connect to nearby public Sanitary Sewer. Ultimately the property could be divided to
create up to four lots for single family homes. The applicant at this time has no intent to
divide the property and a subdivision is not part of this request.
PREVIOUS CITY COUNCIL ACTIONS
Due to the urgency created when the applicant's septic system failed, the City Council
approved a development agreement on January 16, 2007 allowing the Kochendorfer's to
connect the City's public sanitary sewer system. Part of that agreement required that
the Kochendorfer's make application for annexation into the City, which this request
fulfills,
8080 Neal Ave N
Page 2
EVALUATION OF REQUEST
L Orderly Annexation Agreement (OAA)
• According to the OAA, the subject property is located in the Phase IV annexation
area. This area is not scheduled for annexation until 2015.
• However, the infill provision of the OAA (Section 4.09) allows the City Council
the discretion to approve smaller "infill" annexation if each of the criteria below
are satisfied:
o 100% of the subject landowners have signed an annexation petition.
This criterion is satisfied.
o The property is adjacent to the City.
■ The property to the west is already within the City. This criterion is
satisfied.
o The level of growth in the entire area regulated by the OAA has not
exceeded 120 permits per year.
• This criterion is satisfied. There have been a number of years,
including as recently as 2006, in which 120 building permits were
not issued. Consequently, there is a reserve of building permits
that the City is allowed to issue now.
Section 4.08 of the OAA does not obligate the City or Township to approve an
annexation request even though it may satisfy all of the provision of the OAA.
o If City utilities are not available or are not sized correctly to serve the
applicant's property, the annexation should not be approved.
■ The public works director notes that both water and sewer are
available in the area and they have the depth and size necessary to
service the property. Therefore, utilities are not a concern that
would prevent annexation.
2. General comments on potential subdivision.
• The current request is only for annexation. If the annexation is approved, then
the property owners would need to make application subdivision in order to
divide their property.
• The applicant has verbally indicated to staff that they do not intend to subdivide
their property in the immediate future.
• When Neal Meadows, the development that this property is located in, and
Creekside Crossing, to the west, were developed homes in Neal Meadows were
placed to allow properties to be subdivided to create two are three additional
building sites once urban water and sanitary sewer service became available.
• Since future subdivision was anticipate and accommodated in the design of the
Neal Meadows and Creekside Crossing developments the subdivision of this
property can be accommodated without impacting adjacent property owners.
• Together with the subdivision application, the landowner or future developer
will also have to request a Comprehensive Plan land use map amendment
8080 Neal Ave N
Page 3
reguiding the property form it current RR, Rural Residential classification. Since
the properties to the west and east are guided for SFLL, Single Family Large Lot,
it may be logical for the application's property to be guided for the same land use
and density.
Upon annexation, the property will automatically be rezoned to A -P,
Agricultural Preservation by the state municipal board. So, a rezoning to
perhaps RA, Single Family Residential (10,000 square foot minimum lot size) will
have to be requested along with the subdivision and comprehensive plan
amendment application.
ALTERNATIVES
The Planning Commission has the following options:
1. Recommend approval of the requested annexation.
2. Recommend denial of the requested annexation.
3. Continue the public hearing until the next meeting for more information.
RECOMMENDATION
In general the City Council has established a position that annexation and development
in the western portion of the City should be delayed until the 2008 Comprehensive Plan
has been completed and adopted. However, the Council has made allowanced to annex.
small acreage properties. Since the applicants live on a property that is only about 1.25
acres in size, and the total number of potential lots is very small, the annexation request
would seem to be consistent with the Council's position of allowing small acreage
properties to be annexed. Therefore, staff recommends approval.
Attachments: Applicant's Form and Location Map
CC: Stephen and Barbara Kochendorfer
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Petition for Annexation + ++
This Petitc, C I -sloe this day of , 20_ by �Uc t,4o v- re,;
1. Property. ko..l, p, cl,2c (e r- is owner of the property located at � O F P /4,14f
PID O 1,Y� 00t/ legal to govern (lengthy legal) according to the plat
therein o., s ie and of record in the Office of the County Recorder at Washington
County.
2. Adjacency. That the property of the owner is now within the Town of Stillwater
and is adjacent to and shares a border with the City of Stillwater (The "City") all in
Washington County, Minnesota.
3. Orderly Annexation. That Section 4.09 of the Agreement Between the City of
Stillwater and the Town of Stillwater for Growth Management, Orderly Annexation
and the Exercise of Joint Powers for Planning and Land Use Control, dated August
1611996 (The "Orderly Annexation Agreement") allows owners of property adjacent
to the City to petition for annexation of their property to the City.
4. Request. The owner therefore hereby petitions the City for annexation of his/her
property to the City pursant to Section 4.09 of the
Dated:—I - �7-5 - N
JAN z 5 X07
COMMUN" DEVELOPMENT
MVi''`i ,� .
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on
Signature of Property
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Community Development Department
To: Town/ City of Stillwater Joint Planning Board
From: Michel Pogge, City Planner MSP
Date: Wednesday, March 21, 2007
Re: Rezoning of property at 8262 and 8270 Neal Ave N
Message:
Attached is a copy of the staff report on the rezoning request of 8262 and 8270 Neal Ave
N that was presented to the City of Stillwater Planning Commission on March 12, 2007.
CITY PLANNING COMMISSION ACTION
The City Planning Commission reviewed the request at their March 12, 2007 meeting.
The Commission recommended that the Rezoning be approved.
RECOMMENDATION
Approve the proposed rezoning.
From the desk of...
Michel Pogge, AICP - City Planner - City of Stillwater • 216 N. 4th Street - Stillwater, MN 55082
651.430-8822 -Fax: 651.430-8810 • email: mpogge@ci.stillwater.mn.us
S water
H E e I R r H v i A S[ 0! M i N N 1.. S fl l a
Planning Commission
DATE: March 8, 2007
CASE NO.: 07-15
APPLICANT: City of Stillwater
PROPERTY OWNERS: Larry & Laura Dauffenbach and Robert & Michell Sherlock
REQUESTS: Rezoning from A -P, Agricultural Preservation to RA, One Family
District
LOCATION: 8262 and 8270 Neal Ave N
COMPREHENSIVE PLAN DISTRICT: SFSL, Single Family Small Lot
ZONING: A -P, Agricultural Preservation
CPC DATE: March 12, 2007
REVIEWERS: Community Development Director
PREPARED BY: Michel Pogge, City Planner
DISCUSSION
The City of Stillwater is making application for a rezoning of property at 8262 and 8270
Neal Ave N. The City originally purchased the property from the Munkelwicz family
for parkland, then marketed and sold the original home site and a vacant 78' x 280'
parcel of land directly south of the home site. These parcels were marketed as buildable
and conforming lots. However, since the City did not rezone them at the time from A -P
to RA, the lots were neither conforming nor buildable. Therefore the City has taken the
initiative to rectify the situation.
8262 and 8270 Neal Ave N
Page 2
EVALUATION OF REQUEST
Nei libot hood Land Use Existing and planned land uses in the neighborhood are as
follows:
North Munkelwicz parksite owned by the City of Stillwater
South Single family residential developed as part of the Creekside Crossing and
zoned RA
East Single family residential developed as part of the Oak Glen 1311, Addition
and zoned RA
West Munkelwicz parksite owned by the City of Stillwater
Currently the subject properties are guided in the Comprehensive Plan as SFSL, Single -
Family Small Lot. The properties to the south and east are zoned RA. A rezoning to the
RA zoning (10,000 square foot minimum lot size) would not create a spot zoning
situation and the RA zoning is consistent with the approved land use designation in the
Comprehensive Plan. As zoned RA the lots would be conforming for single-family
residential structure.
ALTERNATIVES
The Planning Commission has the following options:
1. Recommend approval of the requested annexation.
2. Recommend denial of the requested annexation.
3. Continue the public hearing until the next meeting for more information.
RECOMMENDATION
Recommend the City Council rezone the properties to the RA, One -Family Residence
District.
Attachments: Location Map, Zoning Map, and Comprehensive Plan Map
CC: Larry & Laura Dauffenbach and Robert & Michell Sherlock
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I �'{ e
TO: Joint Planning Board
FROM: Bill Turnblad, Community Development Director
DATE: March 20, 2007
MEETING DATE: March 28, 2007
REGARDING: Appointment to Comprehensive Plan steering committee
BACKGROUND
To help the City with the development of its 2030 Comprehensive Plan, the City
Council has approved the formation of two steering committees: a general plan
committee and a downtown plan committee. The composition of each steering
committee is as follows:
Downtown Plan
Citv Council
No. of reps General Plan
I Citv Council
No. of
Planning Commission 1 Planning Commission 1
Park & Recreation Board 1 Park & Recreation Board 1
Heritage Preservation Commission 1 _
Parkin Commission 1
Chamber of Commerce 1
General public
Heritage Preservation Commission 1
Joint Planning Board _ I
Chamber of Commerce
4 to 6 General
Total 10 to 12
4to6
Total 10 to 12
As seen in the table, the Joint Board is represented on the General Plan steering
committee. The primary tasks of the Comprehensive Plan Steering Committees include:
• Provide advice as stakeholders on process, public engagement, input for public
meeting materials and methodologies
• Attend neighborhood meetings together with the planning consultants and City
staff to experience first hand the identification of issues and goals
• Provide feedback and suggestions at monthly meetings (about 18 months). The
regular meetings for the general plan steering committee are scheduled for the
4th Tuesday of each month.
The initial meeting of the committees is tentatively scheduled for April 24, 2007 at 7 pm.
water
H P, A(, 0 f tA ! N N f. 0 1 A
TO: Joint Planning Board
FROM: Bill Turnblad, Community Development Director
DATE: March 20, 2007
MEETING DATE: March 28, 2007
REGARDING: Appointment to Comprehensive Plan steering committee
BACKGROUND
To help the City with the development of its 2030 Comprehensive Plan, the City
Council has approved the formation of two steering committees: a general plan
committee and a downtown plan committee. The composition of each steering
committee is as follows:
Downtown Plan
Citv Council
No. of reps General Plan
I Citv Council
No. of
Planning Commission 1 Planning Commission 1
Park & Recreation Board 1 Park & Recreation Board 1
Heritage Preservation Commission 1 _
Parkin Commission 1
Chamber of Commerce 1
General public
Heritage Preservation Commission 1
Joint Planning Board _ I
Chamber of Commerce
4 to 6 General
Total 10 to 12
4to6
Total 10 to 12
As seen in the table, the Joint Board is represented on the General Plan steering
committee. The primary tasks of the Comprehensive Plan Steering Committees include:
• Provide advice as stakeholders on process, public engagement, input for public
meeting materials and methodologies
• Attend neighborhood meetings together with the planning consultants and City
staff to experience first hand the identification of issues and goals
• Provide feedback and suggestions at monthly meetings (about 18 months). The
regular meetings for the general plan steering committee are scheduled for the
4th Tuesday of each month.
The initial meeting of the committees is tentatively scheduled for April 24, 2007 at 7 pm.
Comp Plan steering committees
March 20, 2007
Page 2 of 2
REQUEST
Select one member of the Joint Planning Board to serve on the general plan steering
committee.
Since the Stillwater City Council will be selecting two of its members to serve on the
Comprehensive Plan steering committees, it would provide a wider representation of
viewpoints if the joint Board were to select one of its Township members to serve on
this committee.
Memo
To: Joint Board
From: Bill Turnblad, Community Development Director
Date: March 23, 2007
Subject: Building Permit Report
The building permit report for the annexation area will be distributed at the meeting.