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HomeMy WebLinkAbout2004-08-25 Joint Board Packet.ter THE BIRTHPLACE OF MINNESOTA Notice of Joint Stillwater Township/City Planning Board Meeting Wednesday, August 25, 2004 7 p.m. City of Stillwater Council Chambers 216 North Fourth Street Stillwater MN 55082 Items Public Hearings — Boutwell South Area Plan — Zoning Map Amendment Changing Zoning of 1.5 Acres Parcel From Agricultural Preservation, AP, to Lakeshore Residential, LR located at 7160 Mid Oaks Avenue. Richard and Leah Peterson, applicants. Other Items — Expansion area building permit update — Comp Trail Plan Revision — Expansion Area road improvements (CR 15, Boutwell Road, Deerpath) — Possible purchase of land for expansion of Brown's Creek Nature Area/Park — Update Phase III Expansion Development H:\mcnamara\slieila\2004\Hcaring Notices\peterson zam 04-02 jt brd agendampd CITY HALL: 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE: 651-430-8800 Memorandum To: Joint Stillwater Township/City Planning Board From: Steve Russell, Community Development Director Date: August 10, 2004 Subject: Boutwell South Area Plan Public Hearing Background. The Joint Board participated in the development and the approval of the Boutwell South Area Plan in 2002. On July 24, 2002, the Joint Board approved the plan (see attached staff report and minutes). After Joint Board approval of the plan, a City Council public hearing was held on September 17, 2002, where the plan was tabled until an expansion area traffic study was completed. In 2003, the City of Stillwater partnered with Washington County, MnDOT and US Homes in the development of the Boutwell Area Traffic Study. The study was completed in 2003 and recommendations approved by the City Council Spring 2004 (see Attachments A and D Boutwell South Area Plan and City Council recommendations). After City Council traffic study reconsideration and approval, the plan was brought back to the Planning Commission for review and recommendation with the new traffic information. The Commission generally felt that road improvements need to catch up to existing and planned traffic needs before Phase IV 2015 development occurs. More specifically CR 15, Boutwell and decision on Neal design needs to be made before discussing Phase IV annexation occurs. To that end, a new land use Recommendation #3 was added (see page 10). Also, Figure 3 and 6 were revised to show a Neal Avenue/Northland connection as recommended by the Boutwell Area Transportation Study and Planning Commission. As called for in the Orderly Annexation Agreement, Joint Board review is a public hearing. The Boutwell South Area Plan must be approved by both the Joint Planning Board and City Council before it is finally approved as a guide for development in the Boutwell South Area. Recommendation: Decision on Boutwell South Area Plan. Attachments: Revised Boutwell South Area Plan, June 2004. To: Joint Board From: Steve Russell, Community Development Director Date: July 17, 2002 Subject: Boutwell South Area Plan The Boutwell South Area Plan was recommended for adoption by the Planning Commission at their meeting of July 8, 2002. The Commission held several public meetings during the Spring identifying issues considering alternative and effect of alternatives. The plan is enclosed. Summarizing, the plan designates vacant areas, single family low density,. existing developed areas remain rural residential (Figure #3). Neal Avenue is extended from Boutwell to CR 12 between Northland Avenue and Maryknoll (Figure 3). The Commission felt strongly that the Neal Avenue extension should not intersect directly with Northland or Maryknoll. Trail locations are designated through the area connecting to exiting and proposed trails and a concept plan for stormwater management is proposed (Figure #5). The concept of Neal Parkway design (Figure #6) is provided to combine the drainage, design, traffic and trail aspect of the plan. A related improvement studied in the plan was the intersection of CR 12 and Boutwell. Several design options were studied for that intersection. The plan is an amendment to the Comprehensive Plan requiring Joint Board approval. A related issue to the plan adoption is the permit allocation limit of 120 units per year. Recommendation: Review and comment on Planning Commission recommended plan. Attachments: Planning Commission staff reports, letters of comments and Boutwell South Area Plan. Aq �jl Memo To: Planning Commission n From: Steve Russell, Community Development Director I� Date: June 17, 2002 Subject: South of Boutwell Area Plan Tonight's meeting is the third Planning Commission public meeting on the Boutwell South Area Plan. The public hearing tonight is to review the draft plan with the intention of recommending the plan to the Joint Stillwater Township/City Planning Board and the City Council for adoption. Background: The Boutwell South Area is part of the City of Stillwater's Comprehensive Plan Expansion Area (see attached expansion area proposed land use plan). The area is a part of the Phase IV expansion area scheduled for annexation and development after 2015. With the exception of the Public Works Facility, Boutwell Cemetery and Rutherford Cemetery, the remainder of the study area is currently designated Rural Residential as a holding zone for future development. The Draft South of Boutwell Area Plan designates most of the vacant areas single family/low density (2-3 du's/acre). The Comprehensive Trail Plan shows trails along Boutwell, connecting Boutwell to CR 12 in two locations and along Spring Creek and the intersection of CRS 12/15 to the proposed Boutwell Cemetery Park. Several road alignments connecting Neal Avenue to CR 12 were considered. The recommneded alignment is an offset alignment intersecting v4k Boutwell east of Neal Avenue and connecting with CR 12 between Maryknoll and Northland. The proposed connecting road incorporates the design elements of trails, greenways and wetlands to create a green roadway design. Besides land use and traffic, drainage is an area of concern. With the proposed residential land use, additional runoff will be generated and have to be managed in a way that protects Brown's Creek. The draft plan has tried to anticipate land use impacts and proposed conceptual drainage designs that will accommodate the increased drainage. The draft plan before the Commission, is the result of the existing conditions and issues reports and discussions held at the Planning Commission meetings of March 11 and April 8. Tonight, the plan is presented for comment, consideration and recommended for adoption. When adopted, the plan will provide a guide for future development of the South of Boutwell Planning Area. Recommendation: Review and approval of South of. Boutwell Area Plan (resolution). Attachment: Draft South of Boutwell Area Plan City of Stillwater Planning Commission July 8, 2002 10. No vehicle connection between Parkwood Lane and CR 5. Motion passed unanimously. Case No. CPA102-02 A Comprehensive Plan Amendment changing land use designation of Outlot B, Long Lake Estates, located on Stillwater Blvd from Attached Single Family to Business Park Commercial (BP -C). Mike O'Brien, Real Estate Masters, representing Jennings State Bank, applicant. Community Development Director Russell gave an overview of the Comprehensive Plan Amendment. Art Junker of 1164 Parkwood Lane, requested clarification on hours of operation and the land use. Motion made by Commissioner Middleton, seconded by Commissioner Gag to approve Comprehensive Plan Amendment changing land use designation of Outlot B, Long Lake estates. Located on Stillwater Boulevard from Attached Single Family to Business Park Commercial. Motion passed unanimously. Case No. ZAM102-02 A Zoning Map Amendment to rezone Outlot B, Long Lake Estates, from Town House (TH) to Business Park Commercial (BP -C). Mike O'Brien, Real Estate Masters, representing Jennings State Bank, applicant. Community Development Director Russell gave an overview of the Zoning Map Amendment. Motion made by Commissioner, Middleton, seconded by Commissioner Bealka to approve Zoning Map Amendment to rezone Outlot B, Long Lake Estates, from Townhouse to Business Park Commercial. Motion passed unanimously. Consideration of South of Boutwell Area Plan (continued from 6/17102 public hearing). Additional traffic information was presented to the Commission in order to make a decision about South of Boutwell Area Plan. Sherri Buss reviewed traffic information that was gathered by Engineer Sheldon Johnson. Sheldon Johnson believes that the Neal Extension will disperse the traffic amount evenly. City of Stillwater Planning Commission July 8, 2002 Motion made by Commissioner Middleton, seconded by Commissioner Wald to direct Sherri Buss and Community Development Director Russell to approve all aspects of the South of Boutwell Area Plan and to direct the Neal Extension between Northland and Maryknoll, with a secondary option to improve Boutwell. Motion passed unanimously. Motion made by Commissioner Middleton, seconded by Commissioner Peroceshi to adjourn the meeting at 10:35 p.m. Respectfully submitted, Bobbi J. Ward Recording Secretary 7 City of Stillwater and Town Joint Board July 24, 2002 Chairperson Johnson called the meeting to order at 7:10 pm, Present: Town Board Members Dave Johnson, Ken LaBoda, City Council Members Terry Zoller, Mayor Jay Kimble Community Development Director Russell, City Attorney David Magnuson, Public Works Director Klayton Eckles Others: County Engineer Joe Lucx Absent: Council Member Wally Milbrandt APPROVAL OF MINUTES Motion made by Council Member Zoller, seconded by Mayor Kimble to approve the June 21, 2001 minutes. Motion passed unanimously. Case No. CPA/02-02 A comprehensive plan amendment changing land use designation of 1.65 acres of land located between CR 5 and Parkwood Lane and south of Wildpines from Attached Single Family to Business Park Commerical. Tim Nolde, applicant. The Planning Commission first reviewed the request for the Comprehensive Amendment and Zoning Amendment at the April 8, 2002 meeting. At the April 8, 2002 meeting, there were several concerns brought forward including traffic, parking, cost of utility improvements, building design, value of the project, the impact commercial use would have on the residential area on the west. Community Development Director Russell briefly went over the comprehensive plan amendment. Motion made by Mayor Kimble, seconded be Town Board Member LaBoda to approve CPA/02-02. Motion passed unanimously. Case No. ZAM/02-02 A zoning map amendment changing zoning from Townhouse Residential, TH to Business Park Commercial, BP -C located between CR 5 and Parkwood Lane and south of Wildpines. Jennings Bank, applicant. Community Development Director Russell briefly went over the zoning map amendment. 1 City of Stillwater and Town Joint Board July 24, 2002 Motion made by Mayor Kimble, seconded by Town Board Member LaBoda to approve ZAM/02-02. Motion passed unanimously. Case No. PUD/02-50 Long lake Estates mixed use, commercial/residential Planned Unit Development located between CR 5 and Parkwood Lane south of Wildpines. Jennings Bank and Tim Nolde, applicant. Mr. Nolde and Roger Tomten reviewed the PUD for Long Lake Estates. Vicki Johnson, 1132 Parkwood Lane voiced her concerns about safety. Ms. Johnson inquired about having a traffic survey done at the corner of Parkwood and Wildpines. Ms. Johnson is in favor of the Bank. The Board acknowledged her concerns, but a traffic study is a different issue. Michelle Sime, 1144 Parkwood Lane was also concerned about safety. Gary Wind, questioned the about of townhouse units, placement of the pond and possible problems with snow removal. Motion made by Council Member Zoller, seconded by Mayor Kimble to approve PUD/02-50, Long lake Estates mixed use, commercial/residential Planned Unit Development located between CR 5 and Parkwood Lane south of Wildpines with the following conditions: 1. The park dedication requirement for the townhouse subdivision shall be provided wit subdivision approval. 2. A CR 5 access permit shall be obtained from Washington County for the proposed driveways. 3. Fencing, landscaping, berming, retaining walls shall be used along the perimeter of the drive though driveway to screen headlights from adjacent residential area. 4. The final design for the bank building shall be reviewed based on the architectural and site design guideline. 5. The City Engineer shall review the drainage plan to ensure ponding requirements are met. 6. Drainage, utility and trail easements shall be provided with the subdivision on final PUD approval. 7. The detailed townhouse plans shall be reviewed by the fire department for access requirements regarding road width. 8. A monument sign made of materials consistent with the bank building shall be allowed rather than the 20' pylon sign. A building sign indicating the name of the bank over the main entry may also be allowed. 9. Heritage Preservation Commission conditions of approval are added as conditions of this approval. 2 City of Stillwater and Town Joint Board July 24, 2002 10. The site drainage plan shall be approved by Browns Creek Watershed District before final plan approval. 11. The maximum height of the bank building shall be two levels and 40 feet. 12. A bank or similar professional office use shall be located on the commercial site. 13. No vehicle connection between CR 5 and Parkwood Lane. Motion passed unanimously Case No. CPA/02-01 A comprehensive plan amendment for South Boutwell Planning Area changing land use designations and establishing new street locations, trails/parking and concept drainage plan. City of Stillwater, applicant. Sheri Buss gave a brief overview of the South Boutwell Area Plan. Town Board Member LaBoda and Town Board Member Johnson believe the city is taking a big risk with additional traffic issues when there is not a comprehensive plan in place to fix the existing traffic issues. Dave Erickson, Boutwell inquired about lower the speed limit to 35 mph on Myrtle all the way Manning. Mr. Erickson also inquired about removing bridge over drainage creek on Boutwell. Richard and Laverne Schultz, 13055 Boutwell voiced their concerns about loosing some of their property because of the placement of the Neal Avenue Extension. Motion made by Town Board Member LaBoda, seconded by Council Member Zoller to approve concept plan as a change to the Comprehensive Plan. Motion passed unanimously. OTHER BUSINESS Concept Plan review for CR 15/12 Liberty Village Commercial Plans — for discussion only The Board commended the work done so far. The Board would like to see the development consistent with the existing development. The Board is also in favor of mixed use and the creative parking solution. 3 City of Stillwater and Town Joint Board July 24, 2002 Update on permit allocation system For the calendar year of 2002, 228 building permits were issued for housing units. The orderly annexation agreement allows building permits for 120 housing units per year or 840. With the approval of the Settlers Glen project permit activity may increase in 2002-2003. Motion made by Mayor Kimble, seconded by Town Board Member LaBoda to adjourn the meeting at. 11:15 pm. Motion passed unanimously. Respectfully submitted, Bobbi Ward Recording Secretary 4 REVISED BOUTWELL SOUTH AREA PIAN June 2004 Table of Contents ❑ Executive Summary......:..... ................:.................... 2 ❑ I. Project Summary .................................................... 3 ❑ II. Existing Conditions and Issues ............................... 4 ❑ III. Planning Process..................................................8 ❑ IV. Recommendations .............................................. 9 LandUse............................................................. 9 Roadways.......................................................... 10 Stormwater Management ................................. 13 Integration of Stormwater and Circulation........ 17 Sewer and Water Services .................................. 17 ❑ V. Implementation................................................. 19 ❑ Attachments........................................................ 21 City of Stillwater—Boutwell South Area Plan 1 Executive Summary This plan provides recommendations for the Boutwell South Planning Area, a neighborhood within the Stillwater Expansion Area. The area is part of the Phase_ IV annexation area scheduled for annexation after 2015. Areas within the planning area can be annexed earlier if petitioned by property owner(s) and determined to be of benefit by the City. The Boutwell South Planning Area contains approximately 350 acres. The current land use is large lot rural residential and vacant land. The plan proposes that as the area becomes part of the City of Stillwater, approximately 120 acres, a third of the area, be developed as urban low-density single-family residential. The proposed development areas are mostly in the eastern portion of the Planning Area. The western portion of the area is recommended to remain rural residential at this time with two areas of exception located at the corner of CR 15 and CR 12 and CR 15 and Boutwell Road. The plan recommends that road improvements (Neal, Boutwell, CR 15) be considered before any Phase IV expansion development occur. In addition to land use recommendations, the plan includes recommendations for circulation, parks, trails and open space, public utilities and storm water management. The plan recommends that Neal Avenue be extended as a collector parkway through the planning area and connect to CR 12 at Northland Avenue and that trails be completed along creeks and roadways to implement trail connections identified in the City's Comprehensive Trail Plan. The plan calls for the City to work with Washington County and the Croixwood neighborhood in developing a specific design for the extension of Neal Avenue. The County controls access to County Road 12, and has expressed concerns related to access management and safety. The plan analyzes development, traffic and stormwater impacts from the South Boutwell Area, and updates the Stillwater Alternative Urban Areawide Review, GUAR, (1997) for these issues. The residents of the area, the Stillwater Planning Commission, Washington County, and others participated actively in developing this plan during the 2002 plan preparation process. City of Stillwater Boutwell South Area Plan 2 Boutwell South Planning Study I: _ Project Summary This plan provides a comprehensive planning framework that will guide land use, development, circulation, storm water management, parks, trails, greenways and other development decisions in the Boutwell South Planning Area. Plan preparation began in January 2002. In 2003, a comprehensive traffic study for the city expansion area provided additional information that is incorporated into this final plan and used as a basis for land use recommendations. The area contains slightly more than 350 acres in size, and is bounded by Boutwell Avenue, County Road 15 (Manning Avenue), and County Road 12. Most of the area is currently located within Stillwater Township, and scheduled for annexation to the City of Stillwater after 2015. Figure 1 identifies the boundaries of the planning area and shows existing conditions. The City of Stillwater's Comprehensive Plan (1995) identified the majority of land use in the Boutwell South Planning Area as "rural residential" through 2015. The Alternative Urban Areawide Review (AUAR) for the annexation area assumed rural residential land use in the Boutwell South area when it analyzed the environmental impacts of proposed development in the Annexation Area, and developed the mitigation plan to address these impacts. Both the 1995 Comprehensive Plan and AUAR assumed that no urban services would be provided in the area before 2015. However, since 1995 several property owners in the Boutwell South area expressed interest in annexing to the City and developing their land at urban densities before 2015. City orderly annexation policies allow landowners in areas adjacent to the existing city limits to petition for early annexation. One landowner interested in annexation is located at the corner of Manning Avenue and County Road 12; another is located south of Newberry Court (see Figure 1). Other landowners in the Boutwell South area expressed interest in annexation during this planning study. The Boutwell South Area Plan is prepared to coordinate and guide land use, zoning, parks, trails, circulation systems, public utilities and storm water management in the area when development occurs. Once adopted, the City will consider City ojStillwater—Boutwell South Area Plan 3 individual property owner requests for annexation and change in land use based on this overall plan. The plan also reviews the environmental impacts identified in the AUAR, analyzes the potential impacts of the proposed land use and utility plans for the area, and discusses possible mitigation strategies. II. Existing Conditions and Issues Initially, the City's Planning Staff, consultants and Planning Commission met with plan area residents and Washington County Public Works to review existing conditions and identify issues to be considered in developing the area plan. Issues identified are listed below: Roadways, Streets, and Trails Manning Avenue (County Road 15). Washington County's current Capital Improvement Plan identifies reconstruction of Manning Avenue from Trunk Highway 36 to CSAH 12 in 2007. This project will include a four - lane roadway, traffic signals a bike/pedestrian trail on the Stillwater side of the road. The County controls access to CR 15, including driveways and new streets. There is no timeframe for upgrading Manning Avenue to a 4 -lane roadway north of County 12 to TH 96. County staff indicated that the earliest time for this upgrade is 2008. Neal Avenue. The City is considering options to connect Neal Avenue with County Road 12. Issues related to this proposal include the following: o Improvement of the existing Boutwell Road/County Road 12 intersection. o Access to Boutwell Avenue homes east of Neal. o The existing steep grade on County Road 12 at Maryknoll makes sight lines difficult for locating a new intersection east of Northland Avenue. o The County has purchased the access rights of CSAH 12 right of way between Boutwell Road and Manning Avenue. (Openings exist to accommodate existing private driveways and streets.) Access spacing standards and need for turn lanes will be considered in the design of any proposed Neal Avenue connection. o A variety of options for the new Neal Avenue route were studied. Each has potential traffic and land use impacts as described in attached Expansion Area Traffic Study. 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"t , +,� • ;P I '6�fr�e P J f 1 # ti o Residents in the area are concerned about potential traffic impacts of connecting Neal Avenue to residential streets in Croixwood to the south of County Road 12. o Residents expressed concerns about increased traffic on Boutwell, Minar and other local streets due to the Settler's Glen Development north of the Boutwell South planning area. o Residents expressed concern for speeds on County Road 12, and would like the State Commissioner of Transportation to reduce the speed limit on this road. o Boutwell Road residents expressed concerns for condition, pedestrian conflict and speeds of travel on Boutwell Road since Settlers Glen Development. o The Boutwell Road, CR 12 intersection is difficult and access from Boutwell Road to Manning Avenue experience delays. o Concern was expressed for the traffic impact on Neal Avenue of Phase III (Palmer Development Property). ExistingTraffic. raffic. Many residents expressed frustration concerning existing poor circulation in the area, and the potential for these problems to worsen with additional development. They also expressed concerns that a Neal connection near Maryknoll Road or Northland Avenue would route unacceptable volumes of traffic onto residential streets in the Croixwood area. Trails. The City's Comprehensive Trail Plan identifies a number of existing and proposed trails within and around the study area. Issues for the planning study include: o Creating good pedestrian connections through the study area linking the proposed trails. o Provide trail access to natural areas for enjoyment of natural areas while connecting to existing trails in the area. o Residents on the west side of the planning area expressed concern for trails along their property lines. Stormwater Management and Wetlands Stormwater management. The AUAR proposed that stormwater in the Annexation Area (including the Boutwell South area) be diverted away from Brown's Creek to protect the designated trout stream and associated resources. The City is currently constructing this diversion system. Land use changes City of Stillwater—Boutwell South Area Plan 5 proposed for the Boutwell South Area could increase the rate and volume of stormwater runoff from this area beyond the level identified in the AUAR. Related issues include the following: o The AUAR proposed storm water ponding in several existing basins in the South Boutwell Area to manage runoff. The size of these ponds may need to be increased, or other storm water management strategies required if land use changes in the area. o An impact fee is being assessed to new development in the Annexation Area to pay for the cost of the stormwater diversion would be assessed to new development in the Boutwell South area. o Storm water facilities in the area could be designed to serve as amenities for development in the area, and provide multiple benefits such as open space, buffers among land uses, and trail corridors. o Ponds to manage runoff will be required for all new development. • Wetland Buffers. The Brown's Creek Watershed District requires that 150' undisturbed vegetative buffers be established along the Brown's Creek tributaries and wetlands in this area. This will affect the size and configuration of developable areas. Land Use Existing Land Use. Much of the Boutwell South area is currently occupied by large lot single family residences. Many of these residents indicated that they plan to maintain this large lot development pattern for the foreseeable future. Issues related to the future land use in the area include the following: o Identify appropriate long-term land use designations in the Boutwell South area. o Evaluate which land use(s) would be compatible with existing development in the area, and identify needs for buffers or separation between some land use types. o Evaluate which land uses are compatible with roadways and storm water infrastructure capacity available for the area. o Identify an appropriate land use transition from the city limits going westward o Existing residents in the area expressed strong concerns about increased densities proposed City of Stillwater—Boutwell South Area Plan 6 for the area. Many were opposed to any change in land use designations before 2015. Single family housing compatible with existing homes in the area was preferred over attached housing. Parks and open sace. Additional open space and neighborhood park areas should be identified in the Boutwell South area as development occurs. Open space areas may also be designed and located to serve storm water management functions and provide transitions between land uses. Open space corridors and trails in the South Boutwell areas should connect with those in surrounding areas. • Phasingisues. The City has a limit of 120 new residential permits per year within the entire annexation area. The timing of new development in the Boutwell South area may be affect by these limits. City of Stillwater—Boutwell South Area Plan 7 III. Planning Process The development of the plan included meetings with affected parties, including city residents in and around the planning area, the City's Planning Commission, City -Township Joint . Board, Washington County Public Works Staff, and the City Council. The plan was also reviewed by the Brown's Creek Watershed District. The final plan being presented for approval has incorporated the results and approved recommendations from the Expansion Area Traffic Study as they related to the Boutwell South Planning Area. Discussions included the following: Planning Commission and Public Input. The City's Planning Commission considered the plan at four meetings, including a public hearing on April 8, 2002. A large number of residents from the Boutwell South planning area and surrounding neighborhoods attended these meetings and identified their issues and concerns. Issues discussed at these meetings are listed in the previous section. The plan includes the Commission's recommendations regarding land use, stormwater management, public utilities, circulation, and overall design. City -Township Joint Board. The Joint Board reviewed the draft plan and Planning Commission recommendations on July 24, 2002. The discussion and comments focused on roadway and land use issues. Washington County. City staff and consultants met with staff from the Washington County Physical Development Department several times during the planning process to discuss issues related to roadways and trails. County concerns and recommendations are described in Section IV, and copies of letters received from the County are included in the Attachments. City Council. On September 13, 2004, the City Council held a public hearing on the plan. At that meeting, traffic impact of study area development on Deerpath was identified as a concern for the study. A separate expansion area traffic study was then conducted. The results of that traffic study has been incorporated into this plan. Major new policies deal with Deerpath/Brick and Neal Avenue. City of Stillwater—Boutwell South Area Plan 8 IV. Recommendations for the Boutwell South Planning Area A. Land Use Recommendation 1: Figure 2 identifies proposed land uses for the Boutwell South Area. Land use for the eastern portion of the planning area is designated urban low-density single family (3 DUs per net developable acre)'. Most of the existing Rural Residential land use areas in the western half of the Area are maintained in rural residential use, with densities of one unit per 2.5 acres. Two areas, corner of County 15 and County 12, and County 15 and Boutwell Avenue are designated Low Density Single Family. Recommendation 2: Development proposals for the area should be in the form of Planned Unit Developments to provide flexibility in project design and design review. The areas identified for Low-density Single Family land use will extend existing land uses from the City Limits to Long Lake Creek that bisects the planning area from north to south. The creek corridor will provide a transition between new land uses and the existing larger -lot areas to the west. While the proposed land use designation is a higher density than the existing Rural Residential land uses, it is a relatively low urban density and should be compatible with existing uses to the west of the creek. The new low-density single-family areas should also be compatible with existing urban developed areas to the east. Two areas identified for Low-density Single Family are located at the western corners of the planning area. These areas are adjacent to CR 15 at CR 12 and Boutwell Road. The two sites are adjacent Setters Glen and Liberty commercial. The designation of the land uses will allow for a range of housing types and help the City to meet its housing goals. Low- density Single Family development may include either clustered attached and single lot detached single-family housing. The proposed densities allows for "clustering" of units on sites to protect natural resources. ' Net developable land equals total acreage minus roads, wetlands and steeply sloped area City of Stillwater—Boutwell South Area Plan 9 icli i The distribution and amount of land designated for each land use type in the Boutwell South Area is as follows: Rural Residential (1 DU/2.5 AC) 167 acres Single Family, Low-density (3 DU/Net Ac) 120 acres Parks/open space/wetlands 48 acres City (Public Works Bldg.) 17 acres TOTAL 352 acres Recommendation 3: Annexation and development of lands in the South of Boutwell Planning area should not occur until a specific Neal Avenue connection location and design has been determined. The Planning Commission continues to recommend that Neal Avenue be extended from Boutwell Road and connected at Northland Avenue. They continue to have concerns for allowing discretionary Phase IV development before Manning Avenue (Washington County) and Boutwell Road improvements are made. B. Roadways Recommendation 3: Neal Avenue should be extended from Boutwell to County Road 12 and intersect County Road 12 at Northland. Further study is necessary to ensure that Neal traffic does not significantly impact the Croixwood neighborhood. Because the land on the north side of CR 12 across from Northland is not in the City and this property owner is not currently interested in annexing to the City it may be some time before the street improvement is possible. It is further recommended that Neal Avenue between Boutwell and CR12, it be designed as a parkway with landscaped median, larger building setbacks and trails. The street should be designed to fit into the landscape with gradual turns with access to local streets.. The road design could also incorporate stormwater management measures. Washington County strongly supports a Neal connection to CR 12 at Northland for traffic management reasons (Washington County controls access to CR 12 and have purchased access rights along that stretch of road). Recommendation 4: The Boutwell-County Road 12 intersection should be studies with the extension of Neal Avenue. City of Stillwater—Boutwell South Area Plan 10 Possible improvements include turn control. The expansion area transportation plan recommended limiting left turn movements from Boutwell to Cr 12 when Neal is connected to CR 12. Boutwetl Road The City of Stillwater has scheduled improvements for Boutwell Road to be completed by 2005, including a new 26' roadway and trail in the existing right of way. The complete Expansion Area Transportation Study is attached along with the City Council recommendations. Traffic Analysis The new Low-density Single Family land use areas proposed in this plan could generate up to 3,445 total daily trips on area roads, if the 120 acres are fully developed at the maximum 3 units per net developable acre. The number of trips would be well within the capacity of existing area roadways, particularly when Manning Avenue (County 15) is upgraded, and planned improvements have been completed to Boutwell Road. County 15 in this area currently carries nearly 14,000 trips on an average weekday. Washington County noted that the combination of new traffic from the Boutwell South Area with new traffic from the Settler's Glen development north of Boutwell may create traffic problems and delays at intersections (Boutwell/Manning and County 12/Manning). The County has indicated that a new traffic signal at the County 12/Manning intersection is likely, though no specific plan has been proposed (the project may be constructed in 2006). During discussions related to this plan, the County indicated that it may consider addition of a traffic signal at the Boutwell/County Road 15 intersection as well, subject to the standards of the County's Traffic Signal Ranking System and its cost participation policies. County 15 will be the focus of many of the work and shopping - related trips from the new residential areas. The City will construct a new Frontage Road (extension of Curve Crest Boulevard) from the intersection of County 15 and 62nd Street, parallel to Highway 36, to the Curve Crest intersection at County 5, as development occurs in the area along Highway 36. This will provide a convenient connection for residents from the Settler's Glen and Boutwell South Areas to this retail area. (See map Concept Plan for 62"d Street Frontage Road in the Attachments.) City of Stillwater—Boutwell South Area Plan 11 F06�� IVAA V_ LJ N ePIMN I Nrl eAL- -F*K V�W) r -NRC AND PVWIC. _-OFe-N 6fAU6 Tool" No pqkm MA1A &N -�. ,.. 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'S" �y�er� ��'• ' a ;^vr,^'w.1f/;ra� =y Fne w�w� �F�.4 f►w+��'1Mr+,'r++}•=a•r►.. too'•....O••F�+Ogaa, .Pi� :moi •:i'.wi=+- _ kS;'"� +h� sa -,ate},s.' • �� r?4.• F`ra Y,� i 5-f' .. ;f�: • L"=•• �" ""�'",cr: alr•.,ry,r}n`- As+'�+ps �ti+++ww•.-+•-..rr�iausr ....-..._IP�n. wr.....,� • �,:.�r= w'e'+Y .—�.�'�*•-•�...' .--.�� ��� r`i, w�n`js..;,.s .fr.� „�'Jf�aw"5'Y,�'+., ` '"�i ,# � y. *�' 1 r• .. a. � •.. tea. r•afi•, �''� ►��� ►.-.. ....... �• r��.- �� ,• _ i -- TA 1 L N -�Xl�u • • Trips that do not use County 15 will be dispersed among other area roadways --primarily Boutwell Road and County 12 and Deerpath and Brick Street (see attached Expansion Area Traffic Study for comprehensive discussion of expansion area traffic). Trails Recommendation 5: Trails should be developed in the study area as shown on Figures 1 and 6, and include the following: • East side of Manning Avenue • North side of Boutwell Road • South side of County Road 12 (existing) • Brown's Creek tributaries, connecting with existing traits to the Brown's Creek Open Space site and Long Lake • Proposed Neal Avenue connection. Recommendation 6: An underpass should complete the trail connection under County Road 12 near Northland Avenue. The underpass is proposed to allow a safe crossing to the park and elementary school on the south side of County Road 12. The exact location of the underpass will be determined in the future, and will depend on potential alteration of the grade of County Road 12 and soils in the area. The County has indicated strong support for this underpass (letter dated July 2, 2002). Trails should be physically separated from roadways to provide a safe and pleasant experience for trail users. The route of an historic trolley route from Como Lake in St. Paul to Stillwater is still visible within the study area, and in other portions of Washington County., Consideration should be given to preservation and use of this feature, particularly if it can be used to make trail or habitat connections to other areas within the County. City of Stillwater—Boutwell South Area Plan 12 C. Stormwater Management Recommendation 7. The two existing landlocked depressions within the planning area should be used to provide flood control for the surrounding development and moderate water level fluctuations. Cutlets are recommended for both depressions. The City will require developers to provide water qualify ponds, use infiltration or filtration strategies, or other feasible management strategies to provide water qualify treatment within local development sites and to control volumes and rates of flow to protect the functions of these two regional ponds. Recommendation 8: When Boutwell Road is reconstructed, the roadway and culverts should be constructed as described in the analysis below, to prevent flooding of Boutwell Road. Stormwater Analvsis The Boutwell South Area includes subdistricts S208, S209, and S206 of the Stillwater Drainage District, described in the 1997 Alternative Urban Areawide Review (AUAR). Figure 5 identified the boundaries of these subdistricts. When the AUAR analysis was completed, these subdistricts were proposed to remain in rural residential land uses (1 unit per 2.5 acres) through the year 2016. This plan suggests that portions of the area be designated for Low Density Single Family uses, at a density of up to 3 units per acre. The change in proposed densities requires that the AUAR analysis be reviewed, potential impacts identified, and recommendations developed to avoid or mitigate for potential impacts. The AUAR proposed to avoid impacts of proposed development in the Stillwater Annexation Area by diverting storm water away from Brown's Creek, a state -designated trout stream, to McKusick fake and a ravine downstream. The diversion system Included in the AUAR Mitigation Plan was sized to divert 100 percent of the runoff from events up to a 3 - inch, 24-hour event. The recommendations for the Boutwell South Planning Area include the rate control necessary to maintain the storm water management goals of the AUAR Mitigation Plan. Stormwater Analvsis Assumptions During development of this plan, the drainage system for the area was reviewed from a regional perspective. In modeling the subwatersheds in the Boutwell South Area, two assumptions were made: City of Stillwater—Boutwell South Area Plan 13 West Cross'mg Ease Crassang �` �-�•.+ :� .}---."-� l a � J-_� ` �--.a•'! ;1 —� i ..,., ` r ' r , it ' , � r' � �.'. �; . �� �� ! f � n _ �'= � 1•� � � ; -- '� .-t� /{ f . a �� A �� -SVR �` r �' ~� ^•'+� � O��'\ S206J ! _ CS 5208 s t, u { • 5 �,1 , __ _ 11 .`�'� wowd "y p 600 1200 Regional Pond~ Scale in feet BOUTWELL SOUTH PLANNING AREA - SURFACE WATER ELEMENTS FIGURE 5 ff' Rosane A»jCaJ CITY OF STILLWATER � I:\510\51001109\CAD\DWG\51001109GIS2.DWG JUNE 2002 1. Development of the Boutwell South area was assumed to occur at the maximum proposed densities. 2. The contributions of local water quality/quantity ponds or infiltration approaches within local development sites were not included, Only the completed retention ponds in the Public Works - Facility have been modeled. Therefore, the results are conservative. Subdistrict S208 Recommendations There are two landlocked depressions within S208. The Tables and accompanying text below summarize the analysis completed to identify impacts to these ponds from the development proposed in the Boutwell South Area. To provide flood control for the surrounding development and moderate water level fluctuation, outlets are recommended for both depressions. The change in proposed land uses (represented by the curve number on the tables) is associated with only a minor change in High Water Level from the existing conditions for the two depressions. This is due to the addition of the outlets. Table 3 provides the summary of the proposed pond characteristics. Regional Pond S -P208.1: The farthest upstream depression, designated S -P208.1, has the following characteristics. • Drainage area = 24.75 acres • Surface area at NWL (903.2' based on 1996 aerial topography) = 0.72 acres. • Estimated existing watershed curve number = 65 • Proposed watershed curve number = 75 • Proposed outlet to be restricted by a 6 -inch orifice. • Table 1 provides HWL comparisons between existing and proposed conditions (assuming a starting water surface elevation of 903.2'). Table 9 - Regional Pond S -P208.1 Storm Event Existing Proposed 24-4our HWL HWL 1- ear 903.9 904.0 2 -year 904.3 904.3 900- ear 907.1 907.2 Regional Pond S -P208.2: The outlet from regional pond S -P208.1 was routed downstream to depression City of Stillwater—Boutwell South Area Plan 14 S -P208.2. The drainage characteristics of S -P208.2 are as follows. • Drainage area = 19.66 acres • Surface area at NWL (896.0' based on 1996 aerial topography) = 0.41 acres • Existing watershed curve number = 65 - • Proposed watershed curve number = 75 • Proposed outlet to restricted by an 8 -inch orifice Table 2 provides HWL comparisons between existing and proposed conditions (assuming a starting water surface elevation of 896'). Table 2 - Re -q onal Pond S -P208.2 Storm Event 24-hour Existing HWL Proposec HWL 1- ear 896.8 897.3 2 -year 897.1 897.8 1 00 - ear 900.3 901.1 Table 3 - Pond S -P208.1 & S -P208.2 Summary Pond NWL 100 -Year HWL Peak Storage Discharge Volume (ac 903.2 (cfs) fe a t) y S -P208.1 —_.l 907.2 1.8 4.9 S -P208.2 896.0 901.1 2.1 5.0 Boutwell Road Recommendations Boutwell Road frequently floods where the road crosses two channels. The road is expected to be rebuilt in the near future due to its age and condition. There are two primary culvert crossings along Boutwell that were evaluated in this study. The west crossing occurs in subdistrict S206, the east crossing in subdistrict 5209. The 1997 AUAR Feasibility Study recommended improvements for flood protection at these culvert crossings. These recommendations were re-evaluated and have been revised as discussed below. The revised recommendations were developed to restrict flow rates under Boutwell Road, to provide a system that meets the AUAR mitigation strategy. The Boutwell Road improvements are needed regardless of the City of Stillwater—Boutwell South Area Plan 15 potential for redevelopment upstream of Boutwell Road. Boutwell Road Fast: Boutwell Road east crossing receives flows from its direct drainage area (subdistrict 5209), Long Lake channel, and subdistrict S208. The proposed culvert is a 36 -inch pipe (estimated upstream invert 879.0). The modeled 100 -year storm HWL along the road is 883.0', with a peak flow of 53 cfs. The existing road elevation of 885.6' provides sufficient freeboard. Boutwell Road West: Boutwell Road west crossing receives flow from subdistrict S206 and areas in Stillwater south of CSAH 12 and from the City of Grant (west of Manning Ave.). This road crossing is the most susceptible to flooding due to its low profile at the crossing and insufficient culvert capacity. One 36 -inch and two 24 -inch culverts at staggered elevations are recommended. The 36 -inch outlet is proposed to convey channel flow (estimated upstream invert elevation = 878.5'). The 36 -inch culvert will provide rate control for the 3 -year and smaller storm events. The two 24 -inch outlets with upstream invert elevation of 881.0' will be used only during high flow events. The modeled 100 -year storm HWL along the road is 885.6', with a peak flow of 126 cfs. The HWL and peak discharge assumes ponding in Grant as proposed in the AUAR. Without ponding in Grant the HWL will rise to 888.9 feet (unless the road is allowed to flood periodically, though at a lower frequency, or additional culverts are added). The existing road has a low point elevation of 882.9 feet. The road profile will need to be: raised to provide flood storage volume upstream of the road, cover over the proposed culverts and freeboard protection for the road. The recommendations for Boutwell Road may be modified when Boutwell Road is reconstructed. As stated previously the recommendations assume a conservative scenario were future local water quantity and quality ponds within the redevelopment areas City of Stillwater—Bouhvell South Area Plan 16 directly draining to the road crossings were not taken into account. Integration of Storm 'Water and Circulation Systems The location and design of infrastructure systems in the Boutwell South area provides opportunities to create connections and amenities that will add value to the area. Figure 6 suggests a conceptual design for the Neal Avenue extension and adjacent storm water facilities as a "prairie parkway" that showcases the character of the local landscape, connects wetland and upland habitat patches, and provides areas for storm water management and recreation. The concept design includes the following: • A curved parkway that emphasizes the rolling nature of the landscape, and provides views of the ponds, and upland open space areas. The curves and plantings could be designed to reduce speeds on the parkway. • A wide boulevard along the parkway with groups of trees and wide swales planted with native grasses and wildflowers. The swales may be used to infiltrate storm water runoff from the roadway and adjacent areas. • Ponds planted with native wetland and meadow plants, and preservation of existing wooded areas that serve storm water management and habitat functions. • Open space areas that provide opportunities for passive recreation and casual play. ■ A recreational trail that connects the proposed trail on Boutwell Road with the existing trail on County Road 12. The proposed underpass for trail connections under County 12 is just west of the proposed parkway. Design elements of the parkway, such as curves and plantings, could be continued along new residential streets in the BoutWell South area, to emphasize the character of the local landscape and give the area a unique signature among Stillwater neighborhoods. D. Sewer and Water Services Recommendation 9: City sewer and wafer services should be provided to the areas proposed for Single Family land uses in this plan. The areas in the eastern half of the Boutwell South area can be served from existing City services at the current Neal-Boutwell Avenue intersection. City of Stillwater—Boutwell South Area Plan 17 I .'l D 1• s � v \• 46 V 1 � r - it MeAl- PAFKWA`( r-1PIC AND F17wCr � Sf" Gou�i At*> � '�l7(W.f�l..�, SaUI'�{ 'Pll�(N iN� AKA- NF:A►��',�Sv�IA� cahc�' ,�StgN .. - - a-- t4lpj*l� "D ,PCAM Areas in the western half of the Boutwell South area that are proposed for Single Family land uses can be served from existing service lines to the north or south. Oily service capacity is available to meet demands estimated far the proposed land uses in this area. City of Stillwater—Boutwell South Area Plan 18 IV. Implementation This plan will be implemented over time. Timing will be based on landowner interest, availability of .services and public improvements, market demand for development and City ability to accommodate development. Steps needed to implement the plan include the following: Land Use • Apply for annexation to the City. Annexation requests should be accompanied by Planned Unit Development concept. • If annexation is approved, the property is annexed with Agricultural Preserve zoning designation. ■ Make application to re -zone the property. Re -zoning must be approved by the Planning Commission, Joint Board, and City Council consistent with area plan land use and PUD. • Phase III expansion area development should direct access and traffic, to the maximum extent, through road design and location to TH 96 and CR 15. Roadway, Utility and Stormwater Improvements • Neal Parkway between Boutwell Road and CR 12 may be developed In phases, based on the timing of development on various parcels in the Boutwell South Area. • City presents proposed Neal Parkway design, including connections to CSAR 12, to the County. The City coordinates with the County to complete final designs. Public hearing scheduled with area residents to discuss proposed changes to CSAH 12, including access changes at Northland Avenue. • County Board must approve connection to CSAH 12. • Boutwell Road and related trail and stormwater .improvements completed by the City in 2005-2906. This may include reconfiguration of Boutwell/County 12 intersection. • Regional pends and local storm water management strategies are designed as part of the PUD process, and Implemented as development occurs. • County completes improvements to County Road 15 from TH 36 to CR 12 (2007). Trails Trails are completed as development occurs. The City and County may participate in development of City of Stillwater—Boutwell South Area Plan 19 some trails and in completion of the underpass at County Road 12. City of Stillwater—Boutwell South Area Plan 20 ATTACHMENTS Attachment A: Approved Expansion Area Study Recommendation City Council, April 20, 2004. Attachment B: Washington County Public Works Letters regarding CR 12 and Boutwell South Area Plan (July 29, 2002 and August 23, 2002). Attachment C: North 62nd Planning Area Concept Plan (Curve Crest Extension to CR 15). Attachment D: Boutwell Area Transportation Study; November 12, 2003. City of Stillwater—Boutwell South Area Plan 21 Attachment A City of Stillwater City Council Minutes April 20, 2004 Motion by Councilmember Kriesel, seconded by Councilmemoeir Rheinberger to make Deerpath right out only onto Olive Street, make Brick Street the collector street and upgraded, and have further study done on the intersection of Neal Avenue at County Road 12, along with other intersections along County Road 12. Ayes: Councilmembers Kriesel, Milbrandt, Rheinberger, and Mayor Kimble Nays: Councilmember Junker Motion by Councilmember Milbrandt, seconded by Councilmember Kriesel directing staff to implement the SRF Consulting Short Range Recommendations 1) Encourage the development teams to orient planned streets and access points to encourage new development generated traffic to use Manning Avenue. 3) The agencies should work together to manage access to Manning Avenue between Highway 36 and Highway 96 and actively support improvements that provide a high level of mobility on this important arterial facility. 4) The City should actively work with Stillwater Township to plan for and implement a north frontage road connection along Highway 36 between Manning Avenue and Stillwater Boulevard. The frontage road should be implemented as soon as possible and be designed to a minimum of 35 MPH. All in favor. WASHINGTON COUNTY DEPARTMENT OF TRANSPORTATION & PHYSICAL DEVE 11660 MYERON ROAD NORTH$JILiwA 651-430-4300 i im ie iVlaclhiri Jlj�_ 3 July 29, 2002 Steve Russell Community Development Director City of Stillwater 216 N. 4"' St. Stillwater, MN 55082 BOUTWELL SOUTH AREA PLAN Dear Steve: .DP_MENT t -MI. JNESOTA 55082-9573 651.430± 4354 Donaldc.wis Attachment I DIrector Donald J. Theisen. P.E. Deputy DirectorlCounty Eng . James D. Luger. RLA Parks Director Virginia S. Chace Administrative Services Division Manager Larry S. 6lybea. Pis -County Surveyor Deputy Director, Survey and Land Management division Marvin Erickson Facilities Manager We appreciate your, Klayton's, and the City's consultants' time in meeting with us on July 23`d to discuss the Draft Boutwell South Area Plan Draft Report. With the Stillwater City and Township Joint Board's approval of the Draft Report on July 24th, we want to provide you with our comments on this report and the recommended Neal Avenue alignment as the City Council considers final approval. This area has several challenges for providing a local road system that works with our County highway system. These include vertical grades, current City street spacing, current traffic patterns and their affect on neighborhoods, and adjacent properties that will develop in different timeframes. We all know that traffic on City streets and along County State Aid Highway 12 (CSAH 12) will only increase with time. While neither the amount nor the pace of this increase is exactly known, planning for this increase in this difficult area is needed. The County's investment in access control when CSAH 12 was constructed in' the mid -seventies was a step to assist in the future planning of developments. The existing access openings on the north side of CSAH 12 are generally 30 feet wide and, therefore, do not accommodate a City street. There is no access opening that aligns with the proposed Neal Avenue connection. Any changes to this access control will require County Board approval. We appreciate that the proposed alignment of Neal Avenue addresses some local concems. However, transferring or creating problems on the regional highway system to address local concerns is not reasonable. We know from our experience in operating our highway system that the Proposed location for connecting Neal Avenue to CSAH 12 will create operational problems an the County highway. There simply is not enough length between the adjacent intersections (Northland Avenue and Maryknoll Drive) to develop appropriate left turn lanes. It would be irresponsible for us to allow construction of an intersection that will create a situation that affects the safety of current and future highway users. While further analysis is needed, the proposed Neal Avenue connection location may be acceptable if Northland Avenue and possibly Maryknoll Drive are restricted to right-in/right-out movement only. This would require a raised median on CSAH 12. The County does not have any project programmed or funds available in the current Capital Improvement program for this work. We would expect that the development creating the need for this improvement would bear the cost of the needed work. August 23, 2002 WASHINGTON COUNTY DEPARTMENT OF TRANSPORTATION & PHYSICAL DEVELOPMENT 11660 MYERON ROAD NORTH - STILLWATER, MINNESOTA 55082-9573 651-430-4300 Facsimile Machine 651-430-4350 Sherri Buss BRAA, Inc. 2335 W. Highway 36 St. Paul, MN 55113 BOUTWELL SOUTH AREA PLAN: DRAFT REPORT- AUGUST 2002 Dear Sherri: Donald C. Wisniewskt, P.E. Director Donald J. Theisen, P.E. Deputy Director/Counly Engineer James D. Luger, RLA Parks Director Virginia S. Chace Administrative Services Division Maria_ Larry S. Nybeck, PLS -County Surveyor Deputy Dlreclor, survey and Land hlanagerrgnt Divislon Marvin Erickson Faeillties Manager We have reviewed the latest draft of the Boutwell South area Plan and generally feel that it fairly represents the County's positions. We do have several comments: Section 11. Existing Conditions and Issues, Roadways, Streets, and Trails- Manning Avenue- We suggest changing the term "stoplight" to "traffic signal". The reference to a temporary traffic signal at the Boutwell/Manning intersection could be misconstrued- it is too late to add that to the tum lane project, but orie could be considered at that intersection if signal warrants are met. We plan to add that intersection to our Traffic Signal Ranking Systembut would not ordinarily install a signal until the conditions at the intersection place it in a position in the rankings to get funding. At that time a signal would be Installed in accordance with our cost participation policies. Realistically, it could be many years before this intersection would rise high enough in the rankings to be funded. Also, the last sentence in the Manning Avenue section contains a typo and it could be clearer- the earliest that we could get federal funding for an upgrade of Manning Avenue north of CSAH 12 is 2008. Section Il. Existing Conditions and Issues, Existing Traffic -The frustration expressed by local residents about poor circulation and about increased traffic on Northland and Maryknoll illustrates a classic sense of frustration of residents in growing areas- they can't have it both ways. Good circulation will, in most'cases, increase traffic. Nevertheless, we do not feel that aligning a Neal Avenue connection to CSAH 12 with either Northland or Maryknoll will lead to significant cut -through traffic, the routes are simply too circuitous. We feel that it Is necessary to align Neal Avenue with an existing street to create a safe intersection. Our collective opinion is that nearly all of the drivers wishing to go to the commercial areas around County Road 5 and Highway 36 Will use Deer Path as a cut -through route as drivers are doing today. We feel that development of the Boutwell South area will Increase traffic on Deer Path significantly because that is the shortest, most direct route and that drivers will not choose Maryknoll or Northland because they are longer and less direct. • Section IV. Recommendations for the Boutwell South Planning Area B. Roadways, Recommendation 3: Neal Avenue should be extended to County Road 12 midway between Northland and Maryknoll Avenues.- As we have discussed, since the right of Page two Letter to Sherri Buss — Boutwell August 23, 2002 way of CSAR 12 includes access control, approval of the County Board is required for any connection to be made in the access controlled portion. Our discussions of medians centered on raised medians creating a physical barrier to prohibited turning movements and, therefore, being the only way to enforce'right-lnhight-out" restrictions. It would be difficult and very expensive to design medians that effectively limit movements and allow a safe location for the inevitable U-tums that will occur. Moreover, the restriction of Northland, Maryknoll, or both to right-inlright-out movements would likely be very unpopular with the residents of those streets. Under some conditions, we might be able to recommend a plan such as this to the Board, but we feel that lining the Neal Avenue connection up with either Northland or Maryknoll is very important, Under any circumstance, we could not allow restriction of the streets to the south without a public hearing. Section IV. Recommendations for the Boutwell South Planning Area B. Roadways, Recommendation 3: Neal Avenue should be extended to County'Road 12 midway between Northland and Maryknoll Avenues.- The comments on lowered speed limits in this section are speculative and may give residents who view speeds as too high a false sense that development along CSAH 12 will lower the speed limit when that is rarely the case. In any event, lowered speed limits do not correlate to increased access. Section IV. Recommendations for the Boutwell South Planning Area B. Roadways, Recommendation 3: Neal Avenue.should be extended to County Road 12 midway between Northland and Maryknoll Avenues.- The City's recommendations for the recommended Neal Avenue alignment are illogical: Access to collector roads would be better if intersections with the arterial road (CSAH 12) were consolidated at fewer intersections. This plan does not consolidate access; it spreads it out to more locations than necessary and more than can safely be accommodated. Fewer intersections along the arterial would reduce the number of turning movements necessary to get on and off of the arterial and the intersections could be controlled with traffic signals or all -way stop signs, if necessary. The recommended alignment will result in more Intersections, none of them easily controlled. The mid -point location of Neal Avenue would not necessarily spread traffic among the residential streets to the south since few of them offer a direct route anywhere- it would likely perpetuate the already contentious cut -through traffic on Deer Path. Section IV. Recommendations for the BoutweIl South Planning Area B. Roadways, . Recommendation 4: The Boutwell-County Road 12 intersection should be modified to improve safety. Traffic Analysis- The comments on traffic signals at the CSAH 12/15 intersection and at the CSAH 15/Boutwell intersection should be clarified: It is highly likely that the reconstruction plans for CSAH 15 will include a traffic signal at CSAH 12, but nothing specific has yet been proposed. It is certainly an option and very likely, but at this time, there are no plans. A signal at CSAH 15/Boutwell intersection is a possibility, but it would be treated as all other County road intersections are- it would be subject to the standards of the County's Traffic Signal Ranking System and our cost participation policies. Section IV. Recommendations for the Boutwell South Planning Area B. Roadways, Recommendation 4: The Boutwell-County Road 12 intersection should be modified to Improve safety. Traffic Analysis- We disagree somewhat with the wording of the section that states that, "The proposed alignment for the Neal Avenue connection to County 12 at a Point midway between residential streets to the south, to encourage the use of County 15 and disperse traffic among other streets, rather than creating a direct connection and higher Page three Letter to Sherri Buss — Boutwell August 23, 2002 traffic volumes on residential streets to the south." This sentence is grammatically unclear and suggests that drivers will continue south through any street that lines up with Neal Avenue, whether it is a direct route to any destination or not. Very few drivers will cut through residential areas unless they find that it is a quicker route to their. destination: Neither Northland nor Marykno'll is an efficient route to anywhere but the residential areas that surround them. Section IV. Recommendations for the Boutwell South Planning Area B. Roadways, Recommendation 4: The Boutwell-County Road 12 intersection should be modified to improve safety. Traffic Analysis- The final bullet in this section contains a typo and we also disagree with its content. We feel that development of the Boutwell South area will have minimal traffic impact on Maryknoll Avenue and Northland Avenue, but will perpetuate the pattern of,drivers using Deer Path as a cut -through route. We appreciate your efforts to include our comments in the report. I hope that these comments clarify the County's positions. Please call me at 651-430-4312 if you have any questions or comments. Sincerely, seph Lux Senior Transportation Planner c: Steve Russell, Stillwater Community Development Director Klayton Eckles, Stillwater City Engineer Don Theisen, County Engineer/Transportation Division Director Wally Abrahamson Washington County Commissioner, District 3 Jim Schug, Washington County Administrator MIUSERSV WUFLUXWORD\PIat Review- StillwateABoulwell South August 2002 Drandoc F - p'` ,. v -""#'l6 l�.t,�'�� �� � r5 r. .�-� •s "3'7� G�. + ,`#h .1 11 � - W�w-' �' I OR it r '� �����• , �'' �[. f;i 1' ' � a� .Yin `�S" �� • ' •y,•;, .z HIGHWAY 36 STI LLWATE R, MN Bonestroo Rosene NORTH 62ND PLANNING AREA CONCEPT PLANS Anderlik & Associates Englneers & Architects Attachment C low cli I o 4"W z 0.0 1 • ! • • • 0 0 • kv . • r ♦ � ram • . _ r s . ♦ rw1 • s r . • . ,� }ri . . 1� . . • • r r • • r • s � .may • • 404 � . � r • 3y s ♦ 4-o 5 � n • " r .Imo( impo� � a ow +00 % CC a PON POEM ISI "*Mai 4-0 pow ENO • ! • • • 0 0 • kv 04 • w i 0 r ,A MW ET 0 L rA .4ma 3 0 • • • a) ct ct R • (� Z of i 0 r ,A MW ET 0 L rA .4ma 3 0 • • • a) ct ct R • (� Z 41 0 V 0 J L Q 41 v� ii l �h • . • r i • • i • i r • • • • i i • �..� Poo• • w rP i i PW • 04-0 Poo POEM t 4 0 me V Pon* ME • • Le • MW i LIM • • M ■ � 0 .. . , . \ � � , � \ Ion ■ t a @ § � § Q c � o $ � 2 CL a° 2 § § \ ) 2 • � § � ) § � ) 7 « 2 0 2 G in ■ ■ S .. . , . \ � � , � \ Ion O M LO N O N LO r, O rl Lo W7 K-)) t a o ° 2 CL a° 2 § § \ ) 2 • �k\ 7� ) § � ) 7 ° 9 / @ ƒ§ k\ \■ )2k 2 �k / o k / / \ / ■ \ 0 ] c = 2 § k { 7 2 § ) £ o CA ■ § of ■ # M= a w R 3 O M LO N O N LO r, O rl Lo W7 K-)) @ I � a 2 _ v ■ � ■ a � � ■ o $ 0) § } - § > w ] a § 0 o m 2- c u e m § k 7 2 2 2 k k ■ _ § ' @ .2. « a a k 2 $ m ' s § ■ m e ) i u \ k \ Jo - �\ 0 $ i q \ _ * 0 6. 0 § § ■ % m 2 § ) c 0 co \ u 0 0 a Q 13 A -i I I 0 LOL ON i • i i i i 0 ■� j 6m F. 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E I � � � � O � LO rl 0 � � to H � k _ g § CL C 2 CL § k § \ E « m m ■ e � � � � O � LO rl 0 � � to H g § f o E CL 2 n § � ¥ Memo To: From: Date: Subject: Joint Board Steve Russell, Community Development Director August 12, 2004 Zoning Map Amendment Changing Zoning Designation of 1.5 Acres of Land from AP, Agricultural Preservation to LR, Lakeshore Residential at 7160 Mid Oaks. Case No. ZAM/04-02. Background. The Mid Oaks area was apart of Phase I annexation. The Comprehensive Plan proposed land use map designates the site large lot, single family residential. The proposed zoning Lakeshore Residential (20,000 square feet) is consistent with the Comprehensive Plan land use designation. This zoning amendment request was heard by the Planning Commission at their meeting of August 12, 2004. Concerns from the neighborhood were expressed for the change in character of the area if rezoning is approved (see attached minutes and letters of comment). The Orderly Annexation Agreement requires the Joint Board to approve all zoning amendments as consistent with the Comprehensive Plan. Recommendation: Decision on zoning map amendment Attachments: Application, staff report Joint Board 8-25-04, staff report and minutes Planning Commission 7-12-04 and letters of comment. Memo To: Planning Commission From: Steve Russell, Community Development Director Date: June 30, 2004 Subject: Zoning Amendment Changing the Zoning of 1.5 Acres of Lane (7160 Mid Oaks) from Agricultural Preservation, AP, to Lakeshore Residential, LR. Case No. ZAM/04-02. Background. The Mid Oaks area was annexed to the City with Phase I annexation. The policy of the City for new annexed areas is that when Township areas first come into the City, they are zoned Agricultural Preservation, AP, as a holding zone. This request is to rezone one parcel along Mid Oaks from Agricultural Preservation, AP, to Lakeshore Residential, LR. Urban services are in Mid Oaks Avenue and can be connected separately to the individual lots as they request rezoning and subdivision and has been done along Neal between Boutwell and the railroad. The future subdivision concept shows a 20,000 square foot lot. The lakeshore zoning designation is consistent with other expansion areas around the lake, i.e., Liberty, Legends, Nightengale. The action before the Planning Commission is decision and recommendation on rezoning request to the City Council. The Joint Stillwater Township/City Board is required to review the request for conformity with the Comprehensive Plan. Recommendation: Approval of rezoning - recommendation to City Council. Attachments: Existing/ proposed zoning amendment application. CPC Action on 7/12/04: Approval +5-2 City of Stillwater Planning Commission July 12, 2004 The applicant was present. Mr. Wald, seconded by Mr. Ranum, moved approval. Motion passed unanimously. Case No. ZAMl04-02 A Zoning Map Amendment changing the zoning of a 1.5 acre parcel at 7160 Mid Oaks Avenue from Agricultural Preservation (AP) to Lakeshore Residential (LR). Richard and Leah Peterson, applicant. Richard Peterson addressed the Commission. He noted that the rezoning from the holding pattern it was zoned following annexation fits the City's Comprehensive Plan, as well as the existing zoning of the ptoperties directly across the street. He spoke to several of the issues raised in a letter from Liz Kramer, Leonard, Street and Deinard, representing Wesley and Deidre Kramer, 7100 Mid Oaks Avenue. Mr. Peterson suggested that their request does not represent spot zoning as the lots across the street already are zoned residential. Regarding the private covenants, those expired by the terms of the covenants in 2001 and would have expired in 2003 according to state statute. He said he did not think the rezoning would result in a dramatic change to the neighborhood and noted that city services are already in place. Regarding the issue of "public necessity," Mr. Peterson said that doesn't mean a rezoning has to have a "huge public purpose," but need only be "substantially related to the general welfare of the community." Deidre Kramer, 7100 Mid Oaks, spoke against the request. She suggested if approved, owners of the other parcels in the area still zoned AP might follow suit. She said the proposal does not fit the character of the existing neighborhood. Liz Kramer reiterated the points raised in her letter. She said she sees nothing related to the general welfare of the community in the rezoning. She asked that if the Commission believes that the AP zoning is no longer appropriate for the area, a study be conducted to determine the impact. Charlie King, 7030 Mid Oaks, spoke against the rezoning, as did the resident of 7190 Mid Oaks, who stated the rezoning would take away from the character and appeal of the street and its unique setting. Dave Jones, 7079 Mid Oaks, said rezoning will destroy the character of the property. John Braatz, 7070 Mid Oaks, asked whether the rezoning is for just one parcel or all the parcels still in AP. Candace Braatz, noted there are no sidewalks and said it would not be safe for children to add any more traffic to the area. Mr. Russell reviewed the zoning process in the Orderly Annexation Agreement. Mr. Ranum asked how long the AP designation lasts. Mr. Russell stated as long as the neighborhood wants it to last. Mr. Russell noted that this request is similar to a situation on 62"d Street where one 2 City of Stillwater Planning Commission July 12, 2004 property owner requested rezoning and the others did not want to be rezoned; in that instance the single parcel was rezoned. Mr. Ranum asked about the size of the existing infrastructure. Mr. Russell stated the existing infrastructure can accommodate any additional development that might occur. Mr. Russell said the real issue is the "neighborhood character" issue. Mr. Ranum noted that the east side of the street currently is zoned RA, single family residential, yet the area has remained large lots. While understanding residents' fears, Mr. Ranum suggested the rezoning would not result in a great change to the neighborhood. Mr. Teske agreed, saying he did not think this request would have a huge impact on the neighborhood. Regarding setting a precedent, Mr. Teske noted that future requests would be considered on a case-by-case basis. Mr. Dahlquist suggested that it might be a good idea to look at another zoning designation for the entire area in question. Mr. Ranum noted that would not preclude future requests for rezoning to lakeshore residential. Mr. Ranum also noted that a number of the property owners still zoned AP would be precluded from future subdivision due to the placement of their homes on the lots. Mr. Peroceschi moved to recommend approval of the rezoning. Mr. Dahlquist seconded the motion, asking that the motion include a condition that the city engineer confirm the utilities capacity. Mr. Peroceschi agreed to make that a condition of the motion. Motion passed 5-2, with Mr. Wald and Mr. Gag voting no. Case No. V/04-54 A variance to the street side yard setback on a corner lot (30 feet required, 5'6" and 2' requested) for construction of a detached garage at 628 S. Third St. in the RB; Two Family Residential District. Kenneth and Joan Fixmer, applicants. The Fixmers were present, along with their son, Don. Kenneth Fixmer noted their property is a pie -shaped lot. Photos of the property were shown. Much of the discussion centered on the fact that currently there is not enough driveway space, resulting in the Fixmer vehicle being parked on the sidewalk. Mr. Teske asked why the drive couldn't be off Locust Street rather than Willard. Kenneth Fixmer said Locust is not a high priority for snow removal. Mr. Fixmer also discussed a problem with sight lines at another location. Mr. Ranum suggested that moving the new garage to the east would provide an opportunity for a longer drive. Mr. Peroceschi moved to deny the request; Mr. Ranum seconded the motion. Mr. Gag suggested the applicant is in a tough spot — the garage needs to be replaced and the shape of the lot presents problems. Mr. Dahlquist noted that members were not opposed to a variance, the issue is changing the proposed location in order to accommodate a longer drive. 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Location Map �_� ,, •707 r 96 $; ,n�a 25127 655+ • CO PI.,ANNING ADMINISTRATION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No: Date Filed: ��- Fee Paid: Receipt No.: ------ ACTION ACTION REQUESTED -Special/Conditional Use. Perm Variance Resubdivision Subdivision* Comprehensive Plan Amendrr -,Z_Zoning Amendment* Planning Unit Development Certificate of Compliance The fees for requested action are attached to this application. *An escrow fee is also required to offset the costs of attorney and engineering fees. The applicant is responsible for the completeness and accuracy of all forms and supporting materia, submitted In connection with any application. All supporting material (i e., photos, sketches, etc.) submitted with application becomes the property of the City of Stillwater. Sixteen (16) copies of supporting material Is required if application Is submitted to the City Council, twelve (12) copies of supporting material is required. A site plan is required with applications. Any incomplete applicatio supporting material will delay the application process. PROPERTY IDENTIFICATION Address of Project 7/� (0 M to OAKS 1q ✓ E Assessor's Parcel No. 34. O 30. ;ko. 'is. o o, ZoningDistrict (�P.LF� �1 (GEO Code) Description of Project A W E til . p nt t A( to � 0- 0 w% 6AICULTv4A41'-Jt�W,L G 7 "-> A 1,klF$ u jr p 1 W IS ry �r-c� � E p'p G 1 C' 1� f�-� �2 G- A- "l hereby state the foregoing statements and all data, information and evidence submitted herewith It respects, to the best of my knowledge and belief, to be true and correct. l further certify I will comply the permit If it is granted and used." Proper Owner Representative C Mailing Address ! l6 rD DA fGJ ✓� Mailing Address City = State - Zip .S^fc-.L WA, rC'X pyl' CS -0 8- 2_ TelephoneNo. 66S1 3-- S�� O $" Signature -;--�-� (Signature Is required) R/2 F6 e L Ir& City - State - Zip Telephone No. 9' Si nature (Signature Is required) SITE AND PROJECT DESCRIPTION Lot Size (dimensions) x foo X ,3 co' Total Building floor area -3 t'00 square feet Land Area I T A cit t in LAKE' Existing- .? B� 0,o — square feet Height of Buildings: Stories Feet Proposed square feet Principal �2, MbOr3 o Paved Impervious Area square feet Accessory 1t No. -of off-street parking spaces q -I- A rbr H:\mcnamara\sheira\PLANAPP.FRM May 1, 2003 aba.� I ).46 25.74 7190 � 3 mdw) P� i 22.5 313.44 i • 7181 12 codWx) r 504.44 2 .30 Tcoa�303i 1 6 0 A 110.14 # m w 290.00 $ 7130 (g 11 1 o0em) 7171 ire ori Vicinity Map 0 96 Scale in Feet 7100 ' ROE- ion LL771 lMa chi miw mow msw r.*q n+K nix mK wuaxc �v,. nON n9V n9N 77IN -7 ma art+ a=u• n21w mow Vicinity Map 0 96 Scale in Feet 7100 ' ROE- ion LL771 lMa chi f j Ito / • r�� !f �°0 1 1 20 1 niiw R20w RIM r71N nIN f TMN j i -1150 ^`1 J RST �'°�� i • ��' �' is.o ,�° •._ 1�T5�5 •;1's8.-.. i ,7 Y—NS5 779N iiD 186 +� X90 Pam m1w mw T98 195 1192 INTERL,,ACHEN • � p 284 20T i 2683 . 7181 28d`3 7190 • 212` 2i1 2g75 22b 21.9 Vicinity Map 8• r 227 2667 7160 3 • Q 3�3 p�Oud 1! 3f1 ^' 7130 t 26144 I` 7100•"' • _� 1' ` 4 - 264.1 i 7101 f �;,` 8 3 7070 j�416 ! .� -1264&\ t7p'j.�-' �`- 4'44 ` 7.10 MfF7 707: I 452 -• -- ` 0 358 7055 + ; �'� - � �, �y Scale in Feet 4ft 09 371 • . � • N 51 N 63:2. 618 610 692- CROIXW, f 642 16 N ^ + / 6�fl•. W N' NN. tit N 1 N �f.8 • iv _sp w 661 ` 2650 t 760 'w 4 606 ¢ 607 Cli 3 612 643 2666 5Kl(VfEU1f CODS 716 ^ [3'V 1101 Cbq •647 Z — `�' 6119 • u7 ffi a .Parke � ,, 769 4' ' • W 24 Pv ._ I7A ?I W-'4 � 6Q5 2651 `_:659 65�a iO 1i61 \2 j O v y } e..q.rw we •. ampwa _ 7�ID0 ��� ",,T25`•ay _ 191. �a` � 2$,02 Z �.—. • 6 4$ _ ^ 713 ' 'ca 0 741 2652 / [� s1`C��} rr.q.6y M.'1' Location Map CO N r, .7075*3 w I FUTURE RESUBDIVISION PLAN We are applying for a zoning amendment to update the zoning of our property to lake shore residential, consistent with the Comprehensive Plan. If the zoning amendment is approved, we plan to apply for a resubdivision of our lot into two lots approximately as shown. r R c- SvD/U �S 1��1 k 1-126-1 Steve Russell .7 From: Candis Braatz [candisbraatz@yahoo.com] Sent: Wednesday, July 07, 2004 12:03 PM /I / To: Steve Russell ry Subject: zoning map amendment Dear Mr. Russell, I am writing in respect to the July 12th hearing regarding change in zoning at 7160 Mid Oaks Ave. I am hoping to obtain some more information before the meeting such as, what are the tax implications? Is the rumor true that we HAVE to change zoning? And what can I do to protect our area from any subdividing? There are six of us on the lake shore of Mid Oaks Ave. I know that 3 of us will be at the meeting on Monday to speak against the proposal. I would appreciate any information you may have so that I can be informed before the meeting. I understand if this is not possible and we will ask our questions on the 12th. Thanks so much for your time. Regards, Candis Braatz 7070 Mid Oaks Ave candisbraatz@yahoo.com Do you Yahoo!? New and Improved Yahoo! Mail - Send LOMB messages! http://promotions.yahoo.com/new mail 1 Page 1 of 1 Steve Russell From: Cdkng2@aol.com Sent;: Sunday, July 11, 2004 2:11 PM To: Steve Russell Cc: wkramer@cpintemet.net Subject;: Case no. ZAM/04-02 7160 Mid Oaks Ave. N rezoning request Dear Mr. Russell, We reside at 7030 Mid Oaks Ave. N and would like to go on record as opposing the zoning change request for 7160 Mid Oaks Ave. N. This area was laid out in the early 1970s with the intent of having 12 individuai residential homesites on Mid Oaks. Unlike the development on the other side of Long Lake, it was not meant to have houses close to each other. It was laid out to have spacious, wooded lots. We feel if this rezoning is allowed it will have a negative impact on the enviromment and quality of life for the current property owners. Thank You for your consideration. Charlie and Carol King 7030 Mid Oaks Ave. N Stillwater, MN 7/12/2004 JUL-09-2004 15:49 FROM:LEONARD STREET 612 335 1657 T0:65m3weio P.2/3 LEONARD, STREET AND DEWARD rxUFussluNA1 ASSOCIATION July 9, 2004 Elizabeth C. Kramer 612-335-1927 liz.kranier@leonard.com VIA FACSIMILE AND U.S. MAIL Stillwater Planning Commission 2.16 N. Fourth Street Stillwater, MN 55082 Re: Case No. ZANI/04-02 Dear Commissi.on Members, I represent Wesley and Deirdre Kramer, who live at 7100 Mid Oaks Avenue North in Stillwater. Their neighbors, Richard and Leah Peterson, who live at 7160 Mid Oaks Avenue North, have requested a zoning map amendment to change the zoning of their lot from Agricultural Preservation to Lakeshore Residential. On behalf of the Kramers, I urge you to deny the applicants' request for spot zoning of the lots along Long Lake, and urge you to instead conduct a comprehensive study of all the similar property along Long Lake. Such a study would determine whether these lots should retain their Agricultural Preservation designation and if not, what the appropriate zoning; designation should be for the lots along Mid Oaks Avenue, a settled neighborhood with houses, roads, and mature trees and landscaping. The Kramers and the applicants live on Mid Oaks Avenue, a street along the northeast portion of Long Lake. The lots along the lake are currently zoned Agricultural :preservation (AP), and they are coded as "Single Family, Large Lot" on the City's comprehensive plan.. AP laud is preserved "to prevent urban sprawl ... [and] to preserve open Space and natural resource areas" according to subdivision 24.1 of the Stillwater Zoning; Ordinance. Prior to 2001, the properties along Mid Oaks Avenue were subject to private covenants that mandated all parcels of land be at least 1.5 acres, and that the land could not be further subdivided without approval of % of the other property owners along Mid Oaks Avenue. The applicants are the first rarnily along Mid Oaks to attempt to subdivide their property since those: private covenants were signed in 1973. The Kramers are concerned that once one of the lots along Mid Oaks Avenue is rezoned, other owners will have the financial incentive to apply for a zoning amendment and sell off portions of their lot. Because the minimum lot area for land designated Lakeshore Residential (LR) is 20,000 square feet, it is conceivable that some of these lots could become three or four smaller lots after they are rezoned. Eventually, such a process would dramatically change the serene character of the lake. Worse, it could end up with a bodge-podge of zoning and development, in which certain segments along the lake arc very high density and others maintain their current status, and the lack of any uniform design leads to an over -taxing of the infrastructure, like sewer, water, and roads. 150 NO W-1 H FIF'T'H STIILF,I• SIIITy 7 100 MINNEAPOLIS, MINNBSOIA 55402 TEL 612•355.1500 FAX 612.335.1657 LAW OL'i ICES IN MINNEAPOLIS, SAINT PAUL, MANKATO, SAINT CLOUD AND WASk1NUIUN, D.C. 25g3avivl WWW.LEUNARD.COM JUL-09-2004 15:49 FROM:LEONRRD STREET 612 335 1657 TO:6514308810 P.3/3 Stillwater Planning Commission July 9, 2004 Page 2 instead of tackling these applications in an ad hoc fashion as residents come forward individually seeking to subdivide their land, the City of Stillwater now has a unique opportunity to consider how it wants to zone all the lots along .Long Lake. I recommend that the City conduct a forty acre study, in which it collects inputs from the affected property owners and considers the impact of changing zoning on groundwater runoff, traffic, the sewer system, water lines, available open spaces, and wildlife in and around bong Lake. A comprehensive study would ensure that the zoning of property around Long Lake is a deliberative and careful process, one that takes into account all relevant factors. In that way, the City can determine whether these lots should remain AP, or be designated as RA -ane -family districts, and if so, which of the seven subclassifications within RA -one -family would best suit the area along Mid Oaks Avenue. In addition to providing a uniform approach to development along Long Lake, a comprehensive study would allow the City to properly consider additional legal constraints_ For example, the property along Mid Oaks Avenue is part of the Brown's Creek Watershed District, which regulates ,growth and development within its boundaries. Provisions of Stillwater's Zoning Ordinance, such as subdivision 28 requiring protection of local forests, SLibdivision 31 regarding storrnwater management practices and subdivision 33 regulating shoreland management, may also influence the City's ultimate decision with respect to the appropriate zoning of these lots. Finally, even if the City declines to undertake a study of the property along Long; Lake, the Petersons' application for a zoning; amendment fails. Subdivision 29 of the Stillwater Zoning; Ordinance sets out the standards for approving; a zoning map amendment. To approve the Petersons' request, the City Council must make two findings. First, it must find that "file public necessity and the general community welfare warrant the adoption of the amendment." The Petersons' application appears to stern from a private motivation, not a public necessity. I have read the Petersons' application for a zoning amendment, and the memorandum from Steve Russell, and I do not see any attempt to show that the "public necessity" warrants adoption of this amendment, nor even a mention of that standard, Second, the City Council must find that "the amendment is in general conformance with the principles and policies set forth in the comprehensive plan." Having failed to even assert compliance with the relevant standards, the application should be denied. Yours truly, LEONARD, STREET AND DEiNARD Liz Kramer cc: Wesley and Deirdre Kramer Richard and Leah Peterson Steve Russell, City of Stillwater Gary Kriesel, City of Stillwater �( o July 8, 2004 To: City of Stillwater Planning 00MMission From., Wes and Deirdre Kramer 7100 Mid Oaks Ave North RF: Case ZAM/04-0,22'' CC: Sieve Russel , Gary Kriesel, We are writing concerning the notification that Richard and Leah Peterson have petitioned for a zoning Map Amendment from Agricultural Preservation (AP) to Lakeshore Residential (LR). Our home is also located in the Cochrane's Long Lake property; Lot Four, Block One, Cochrane's Long Lake, according to the plat on file in the Office of the Registrar of Titles for Washington County, Minnesota. We are opposed to the proposed subdivision of their 1.5 acre lot into two lots, and we are concerned that by approving this petition you would begin a cascade of petitions and decisions which would irrevocably damage this small, but lovely development. We have four reasons which explain our opposition to this proposal. The first of these is that the 12 lots on Mid Oaks serve as a corridor for wildlife between the park to our south and the wildlife area to the north. These two nature preserve areas are on the border of these 12 lots, and the wildlife that are seen regularly are numerous and varied including turtles, deer, raccoons, muskrat, turkey, heron, egrets, eagles, wood duck, and countless other birds. There is certainly more space for the animals to live than there is developed land for the people which accounts for the large number of wildlife. We really enjoy the ratio of people to wildlife and believe it benefits the wildlife.. The second reason for our opposition to the proposal is one that newcomers such as ourselves may appreciate better than those of you who have lived here for man y years. is possible that you take what you have here for granted. We were looking for lakeshorel# property for over a year before we found 7100 Mid Oaks. A big lot, 1.5 acres, on a lake in the metropolitan area is unique. We did not want just another suburban lot that happened to have lakeshore. Our search demonstrated that what we have on Mid Oaks Avenue is very unusual, 1.5 acre lots with homes that are not pretentious. We believe this is worth maintaining. The third reason is based on the history of the land. The twelve lots on Mid Oaks Avenue were developed in the 1970's and were organized in one unit, Cochrane's Long Lake. There were Restricted Covenants which guided the development and use of the property. These guidelines established norms for the property development and maintenance for over 30 years, and we see no reason to start deviating from them now. One of the primary points was to maintain the lot size of 1.5 acres. Finally, the current zoning category of Agricultural Preservation includes in the statement of Purpose "to preserve open space and natural resource areas". We believe that the 12 lots of 1.5 acres stretching between two wildlife areas is still an area deserving of this protection. The Planning commission of the Town of Stillwater approved the Cochrane's Long Lake Plan on February 22, 1973, we trust that you, the current Planning Commission, will honor Your predecessors vision for this land by not approving the proposed amendment. Memo To: Joint Board n From: Steve Russell, Community Development Director /v Date: August 13, 2004 Subject: Other Items Listed below are other items as listed on the August 25, 2004 Joint Board Agenda. A. Expansion Area Building Permit Update. The expansion area building permit report is attached. For 2004, 220 building permits are available for the expansion area. For 2004, so far, expansion area building permit activity is somewhat less than previous years, while Downtown activity is picking up. It appears that 2004 permit activity will be well within the allocation limit. B. Comprehensive Trail Plan Update. The attached report to the City Council, 3-30-04, outlines recent trail improvements city wide and within the city expansion area. Of particular note to the Joint Board, are Brown's Creek Trails, County Road 15 Trails and Nightengale Trail connection. Other trails on the near term drawing board are Boutwell Road Trail, Long Lake Trail Extension (72nd Street to CR 12 and CR 12 to Boutwell), Neal Avenue Trail (TH 96 to McKusick and Boutwell) and CR 15 (CR 12 to TH 96) Washington County. It is further proposed that the following additional trail connections be added to the Master Comprehensive Trail Plan: ► TH 96 (CR 15 to CR 5) ► South Twin Lakes Trail (TH 96 to Brown's Creek) ► McKusick Road Trail Extenstion (Neal to CR 15) ► Curve Crest Extension (Curve Crest at Bradshaw Property to No 62nd St The Joint Board is asked to review these additions to the City Trail Plan for the expansion area. The City of Stillwater has been successful in getting trial plan trails included in private development and public improvement projects (see attached report). C. Expansion Area Road Improvements. The following road improvements are scheduled for the expansion area or to in part handle the impact expansion area development. ► Boutwell Road (CR 15 to CR 12, City 2005-2006) ► County Road 15 (TH 36 to CR 12, Washington County 2007) ► Deerpath (turn restriction CR 5, City 2004) Other Improvements called for in Expansion Area Traffic Study include Curve Crest extension from Bradshaw Property to North 62"d Street and CR 15 and Neal Avenue extension from Boutwell to CR 12 at Northland. The road improvement effects the ability of the area to accommodate additional expansion area development. This item is presented for information and discussion, no action required. D. Possible Purchase of Land for Expansion of Brown's Creek Natural Area Park. Two properties are being considered for purchase by the City for expansion to Brown's Creek Natural Area/Park. The areas are located along on the north side of Boutwell just east of the Settlers Glen Project and across the road from Boutwell Cemetery (Site 1) and a second site located on Neal just south of railroad tracks. E. Update Phase III Expansion Development. At meeting time, staff will provide a brief update on discussions with the developers on the plan for the Phase III Palmer Property. This area was slatted for development after the Settlers Glen Development. US Homes owns most the Phase III land. F. Other Items. MEMO v To: Joint Board From: Steve Russell, Community Development Director 1 Subject: Expansion Area Building Permit Update for 2004 Date: August 13, 2004 For calendar year 2003 building permits for 142 housing units were issued. The table below shows total expansion area building permit activity for the 1996-2002 period. The orderly annexation agreement allows building permits for 120 housing units per year or 860. Year Permits Issues 1996 0 housing units 1997 0 housing units 1998 13 housing units 1999 104 housing units 2000 201 housing units 2001 228 housing units 2002 172 housing units 2003 142 housing units Total 860 housing units Permits Allowed 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 120 housing units 960 housing units For 2004, 220 permits are available for issuance, 100 carryover and 120 for the 2004 allocation.. Recommendation: Receipt of annual building permit report. Attachments: Orderly Annexation Section 4.01 To: Mayor and City Council From: Steve Russell, Community Development Director l� Date: March 30, 2004 Subject: Review of Trail Plan Trail Improvements Background. The City of Stillwater Trail Plan was adopted in 2000. Since that time, several trail improvements have been made. New trail improvements will be made based on new development, increased community use of trails, cooperation with the county and state and city capital improvements. Listed below are trail and sidewalk improvements made since plan approval. Trail Improvements 1. Mulberry Ravine Trail 2. McKusick Lake Trail 3. County Road 5/12 connector (Our Savior's) 4. Brown's Creek Natural Trails 5. Curve crest Trail Extension (Bradshaw) 6. County Road 15 trails (62" d to CR12) 7. Nightengale/62nd Trail Connection Sidewalk Improvements 8. Holcombe Street (Junior High to Greeley) 9. Willard Street (Greeley to Holcombe) For 2004, two trail projects are scheduled. The Curve Crest Trail will connect Greeley to the Market Place area and County Road 5. Trail improvements are also scheduled for Croixwood connecting Wildpines and Parkwood Lane along County Road 5 to Curve Crest. Other near term priority; (2-5 years) trail improvements include: 10. Boutwell Road Trail (CR12 to CR15) 11. Long Lake Trail Extension (72nd Street to CR12 and CR12 to Boutwell) 12. County Road 5 sidewalk (Dundee to Deerpath) 13. Neal Avenue (TH 96 to County Road 12) 14. Brown's Creek (McKusick Road to TH 96) 15. CR 15 (CR12 to TH 96) Trail additions to Trail Plan It is recommended that the trail plan be amended to include the following trails. The additions are proposed to enable the city to have them improved as a part of grant project development, county or state road project or as possible trail private projects . Additional Trails. 16. TH 96, County Road 15 to CR5 17. South Twin Lake Trial, TH 96 to Brown's Creek 18. McKusick Road trail extension, Neal to CR15 19. Curve Crest extension (Bradshaw to 62nd With these trail additions, the expansion area will be well connected to the existing city and county trail systems. Recommendation: Refer new trail addition recommendations to Parks Board and Planning Commission for consideration of Trail Plan Amendment. Attachments: Trail Improvement Map PRIORITY TRAIL IMPROVEMENTS The Parks Board and Planning Commission list the following trail projects as the highest priority for improvement: 1. Curve Crest Boulevard between Greeley Street and County Road 5 (2004). 2. Holcombe Street between the Junior High and Pine Street (2003). 3. Olive Street (County Road 5) between Fairmeadows and Brick Street. 4. Eagle Ridge Trail. 5. Amundson Drive. 6. Neal Avenue, Boutwell to TH 96. A LU U) Z w z LLJ 2 LL. z W > 0 LU 0 GL Y w > w Z w Lil 0 F- u- W > 0 U) w z c) C) a m CD L -j Uj) 0 F C� — C) C) Np 6 C) C) C, C) z 0 0 a: U) C14 N C14 LU LL. C) C) .\ 4z - 0 N v 2! P -C 'AV d , kap 3AY VMWd Sly 109 'm ------- ....... 0. st x top I AS - iw 'As 4s !C*ON4,Wn BO K -j 'N v VM LUV kow m 0 0 S 0 3001M --- mill1w E-N1S A 3133 Is3m "sp4AMO "-s ag -- N B Wall o Is-wiaLsnGN1 SNV3'MO 3AO VD 0 0 w too Ica h6wlplpi 8 zz� W - a 0 0010. VI X '3,AV. N83IS3MRLWN 4- tm- i s 0 ALai 3n 0, 01 ,so, 10 P. � i S-imli. go 4*)a AY U x1 -ul my -TVBN z GAIG NOSN38 C.0 "� AW SNVM V)i 3E)VI10b, 0, -3FM ryil' No wo AIMMM3N �a Dye AHki3eAi,,,q CAEEKO 3. A31WA ;W 41, - "-6 .- -, UOD �pbq�'" - N3oo1H Ch °U 5' ko N aw 0 INA "MvibmN, 2 0 XA N apm 0 v mm—.- ks be 4p, C -14 0 m Z Z I @ lee 'N't, o Memo To: Mayor and City Council From: Steve Russell, Community Development Director Date: July 29, 2004 Subject: Possible Purchase of Land for Brown's Creek Nature Area/Park Expansion Background. Two areas for possible expansion of Brown's Creek Nature Area/Park have recently become available. Map 1 shows City owned Brown's Creek and Boutwell Cemetery, park areas. One site is located along Boutwell Road between Boutwell Cemetery and Brown's Creek Nature Preserve. The 2.5 acre parcel links the two park natural areas and would provide a trial connection between the two areas (see Map 2 attached). The second site is located along Neal Avenue south of the railroad tracks (Munkelwitz Property). The Munkelwitz Property would connect to Brown's Creek Nature Area lands to the west and north and provide an area for an active Oak Glen area neighborhood park (see Map 3). The City applied for a Parks and Open Space DNR Grant for the purchase of Site 2. Two hundred thousand dollars was approved for the purchase What is being requested at this time, is Council awareness of the availability of the two site and direction to continue working with property owners to purchase the two sites. Both sites have been discussed by the Parks Board and are consistent with Brown's Creek and City parks plans. Recommendation: Review purchase opportunities and direct staff to continue working to purchase areas within budget limits. Attachments: Brown's Creek Nature Area Parks Map R21W R20W R19W T3•N T32N t21� 731N as}lanf�. 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