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HomeMy WebLinkAbout2018-10-17 HPC Packet AGENDA HERITAGE PRESERVATION COMMISSION MEETING Council Chambers, 216 Fourth Street North October 17th, 2018 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of September 19th, 2018 regular meeting minutes IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Chairperson may reply at the time of the statement of may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. CONSENT AGENDA (ROLL CALL) - All items; listed under the consent agenda are considered to be routine by the Heritage Preservation Commission and will be enacted by one motion. There will be no separate discussion on these items unless a commission member or citizen so requests, in which event, the items will be removed from the consent agenda and considered separately. VI. PUBLIC HEARINGS 1. Case No. 2018-24: Consideration of the Design Review of a Stillwater Conservation District infill residence. Property located at 1002 3rd Ave S. Croix Companies, LLC, property owner and John Sharkey, applicant. 2. Case No. 2018-25: Consideration of a Demolition permit to demolish the residential structure on the property located at 709 2nd St S in the neighborhood conservation district. Rebecca and Scott Johnson, property owners. 3. Case No. 2018-26: Consideration of the Design Review of an infill residence located at 111 Greeley St N in the Neighborhood Conservation District. Dan Hintze, property owner and Matt Brown, applicant. VII. CONTINUING BUSINESS 4. Case No. 2018-19: Consideration of a Design Permit for a 9 unit condominium structure to be located at 107 3rd Street North in the Downtown Design Review District and the Commercial Historic District. Jon Whitcomb, representing Browns Creek West LLC, property owner. VIII. NEW BUISNESS 5. Case No. 2018-27: Consideration of a Design Review for new Pioneer Park Bathrooms. Property located on 2nd St N in the Downtown Design Review district. City of Stillwater as applicants. IX. OTHER ITEMS OF DISCUSSION – NO PACKET MATERIALS 1. Annual Statewide Preservation Conference 2. National Register Listed Structures X. FYI – STAFF UPDATES – NO PACKET MATERIALS 3. 2018-2019 Grant Projects XI. ADJOURNMENT HERITAGE PRESERVATION COMMISSION MEETING September 19, 2018 7:00 P.M. Chairman Larson called the meeting to order at 7:00 p.m. Present: Commissioners Goodman (left at 8:07 p.m.), Hadrits, Krakowski, Mino, Steinwall, Chairman Larson, Council Representative Junker Absent: Commissioner Welty Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of August 15, 2018 meeting minutes Motion by Commissioner Steinwall, seconded by Commissioner Mino, to approve the minutes of the August 15, 2018 meeting. Motion passed 6-0. OPEN FORUM There were no public comments. CONSENT AGENDA Case No. 2018-23: Consideration of a Design Permit for a monument sign to be constructed at 115 Fourth Street North in the CBD district. Robert Eiselt, property owner representative. Chairman Larson declared a conflict of interest and recused himself from the vote. Motion by Commissioner Mino, seconded by Commissioner Hadrits, to adopt the Consent Agenda. Motion passed 5-0-1 with Chairman Larson abstaining. NEW BUSINESS Case No. 2018-20: Consideration of a Design Permit for new business signage for the property located at 423 Main Street South in the CBD district. Tim Keenan, property owner and Adam Lee Randall, applicant. Ms. Wittman explained that at the last meeting the Commission heard a request for multiple signs to be located at 423 Main Street South. The Commission determined the signs were not in conformance with the Downtown Design Review District guidelines and advised the applicants to redesign the signs. Staff has received a new request for permanent signage to be associated with Caribbean BBQ. The applicant is requesting approval of two signs: one, 3’ tall by 8’ long single sided, barn wood gray, pine board to read “Caribbean Smokehouse” in cast metal letters painted black; and one, 16” tall by 27” wide projecting double sided, barn wood gray, pine board to be hung from an existing bracket, underneath existing exterior lights. The sign will include the business name in cast metal letters painted black. The applicants have Heritage Preservation Commission Meeting September 19, 2018 Page 2 of 4 indicated this sign may be 36” wide by 16” tall but have the same characteristics as the sign with a smaller width. The use of wood and metal signs is encouraged in the Downtown District. On the basis the proposal conforms to the Downtown Design Review District standards, staff recommends approval of Design Permit 2018-20 for the Caribbean Smokehouse signs with five conditions. Jared Gardner, 3817 Lake Drive Avenue North, Robbinsdale, MN, representing the applicant, said a metal panel is proposed for the multi-tenant sign with a gray weathered board look that should look exactly the same as the other two proposed signs. Chairman Larson emphasized the need to place any new mounting holes in the mortar joints rather than the brick face. Motion by Commissioner Steinwall, seconded by Commissioner Mino, to approve Case No. 2018-20, Design for new business signage for the property located at 423 Main Street South, with the five conditions recommended by staff, amending Condition #4 to add, “New mounting holes shall be placed in the mortar joints” and adding Condition #6 to state, “All existing sign mounting holes shall be patched and sealed.” CONSENT AGENDA continued Commissioner Steinwall pointed out a scrivener’s error in the staff report for Case No. 2018-23. Condition #5 states all minor modifications to the plan shall be approved in advance by the HPC. This should be corrected to state “major” rather than “minor.” Commissioners Mino and Hadrits agreed to amend the motion to correct the error. Motion passed 5-0-1 with Chairman Larson abstaining. NEW BUSINESS continued Case No. 2018-22: Consideration of a Design Permit to remodel the rooftop deck located at 114 Main Street North, in the CDB district. Croixview Partners, LLC, property owner. City Planner Wittman explained that Croixview Partners LLC has requested a Site Alteration Permit for the installation of rooftop improvements on the structure located at 114 Main Street North. The improvements include the installation of a 36” tall wood and metal wire guardrail to be located on the perimeter of the east half of the building. The guardrail is proposed to be offset from the eastern parapet by 1.5’. On the basis the proposal is consistent with the standards set forth for Site Alteration Permits, staff recommends approval with four conditions. Ben Ditzer, Croixview Partners, 6547 Bergshire Lane North, Maple Grove, MN, offered to answer questions. Chairman Larson asked about the lattice mentioned in the drawings submitted. He is concerned that lattice type screening is a very residential look and not appropriate for the downtown. Mr. Ditzer said they are OK with no screening and do not intend to use lattice. Ms. Wittman stated that the applicants had previous stated in the submission that they would prefer no screening, only the rail as shown. Mr. Ditzer clarified that the railing is a safety feature and the unit is being used as an Air BNB currently. The railing is only proposed for three elevations (west, east and south) as there is an existing wall between Heritage Preservation Commission Meeting September 19, 2018 Page 3 of 4 this and the neighboring building to the north. The top rail will remain level with the ground rather than level with the sloping roof. Chairman Larson suggested if there are parasols and other lawn type furniture, the visual impact should be minimal, though the Commission cannot restrict the use of furniture because it is not a building feature. Mr. Ditzer said the building will have all short term tenants. They prefer not to have any visible protrusions from the sidewalk sight line and can use low profile furniture. He is OK with a flat rail as recommended by staff, as opposed to a post as submitted. The fence will have to be sealed and stained regularly. Chairman Larson said the Commission might consider adding a condition that the stain be a dark color so as to avoid white which would stand out. Motion by Commissioner Mino, seconded by Commissioner Hadrits, to approve Case No. 2018-22, Design Permit to remodel the rooftop deck located at 114 Main Street North, with the four conditions recommended by staff, adding Condition #5 stating, “the railing shall be stained in a dark color, sealed, and maintained in perpetuity” and adding Condition #6 stating, “privacy screening shall not be installed unless later approved by the Heritage Preservation Commission.” Motion passed 6-0. OTHER ITEMS OF DISCUSSION 2040 Comprehensive Plan Historic Resources Chapter Draft, 2018-2019 Work Plan and Certified Local Government (CLG) Grants Ms. Wittman led discussion of the implementation section of the Historic Resources Chapter Draft. She asked where the Commission would like to direct staff energy in the next one to three years. She noted that the West Stillwater Business Park District guidelines are very vague. She and City Attorney Land have discussed cleaning up the code section. Chairman Larson noted that Commissioners may have some ideas of revisions needed in the downtown guidelines as well, for example, strengthening guidelines addressing seasonal kiosk buildings. Ms. Wittman pointed out that things will change in the area of Highway 36 faster in the next three years than they will change downtown, with issues like signage, managing stormwater, allowing for housing (apartments on second stories along the Highway 36 corridor) and other issues. Councilmember Junker added that the City Council has a goal of challenging the major commissions (Parks, Planning, HPC and Downtown Parking) to not just be reactive but to help proactively determine what they would they like to tweak and update. Ms. Wittman said she will look at an 18 month horizon, meet with City Attorney Land and Community Development Director Turnblad to outline a work schedule. She also will look at grant funding cycles. Hiring a consultant helps free up staff time to manage some of these items. The consensus of the Commission was to direct staff to work on code clean-up in conjunction with Downtown Design Guidelines first. STAFF UPDATES Annual Statewide Preservation Conference Heritage Preservation Commission Meeting September 19, 2018 Page 4 of 4 Ms. Wittman stated that she and Commissioners Mino and Hadrits attended this conference last week. She asked for input on whether to offer Stillwater to host the 2020 Conference. The Commission directed staff to proceed with the possibility for hosting the 2020 State Historic Preservation Conference in Stillwater. Possible awning violation Chairman Larson asked City Planner Wittman to check on an awning with a sign across it on the west side of Main Street. ADJOURNMENT Motion by Chairman Larson, seconded by Commissioner Krakowski, to adjourn. All in favor, 5-0. The meeting was adjourned at 8:37 p.m. Respectfully Submitted, Julie Kink, Recording Secretary HERITAGE PRESERVATION COMMISSION MEETING DATE: October 17, 2018 CASE NO.: 2018-24 APPLICANT: John Sharkey, representing Croix Companies, LLC REQUEST: Consideration of a Design Permit for a new residence to be located in the Neighborhood Conservation District at 1002 3rd Avenue South, a vacant lot in the Neighborhood Conservation District (NCD). ZONING: RB-Two Family COMP PLAN DISTRICT: LMDR-Low/Medium Density PREPARED BY: Abbi Jo Wittman, City Planner REQUEST The applicant is requesting approval of a permit to construct a two and a half story, single- family residence at 1002 3rd Avenue South, a vacant lot in the Neighborhood Conservation District. The house will have a single, front facing, (approximately) 12/12 pitch, gable roof with dormers on the upper story. While the home will have a front entrance and an attached garage on the north side, the home will have two upper-story decks and is proposed to be a walkout design on the east. The home will be sided in dark gray lap and board and batten siding. The applicant is proposing white and light gray trim and cedar decking. Stone will surround the bases of all deck and overhang supports as well as the chimney. APPLICABLE REGULATIONS GUIDELINES AND ANALYSIS All infill homes in the NCD are required to follow the NCD design guidelines. These design guidelines recommend the following: Neighborhood and Streets Massing and scale of a new building should be compatible with neighboring structures. A three story home is proposed. While the other two homes, to the south, appear to be three story from third street south, greater than 50% of these structures are recessed into the hillside. Therefore the lower (garage) level of these structures is not considered a story. Additionally, the RB – Two Family zoning district requires no greater than 25% maximum lot coverage. The applicant’s 1002 6th Avenue South HPC Case No. 2018-24 Page 2 of 4 proposal appears to be close to, if not exceeding, the maximum 25% coverage limitation. Respect the existing rhythm of the streetscape. Follow alignment and setbacks predominant on the street and adjacent properties. Two additional homes have been constructed on this street by the same builder. The homes have a “stepped” design from Dubuque Street East as the road heads to the southeast. The applicants are proposing setbacks consistent with the zoning code regulations and existing homes. The attached garage will be set back from the face of the house. Design new roofs to be compatible with forms of existing roofs in the neighborhood. The proposed gable roof is consistent with the neighboring houses. Building height should be considered in choosing roof forms, architectural style, and relating to context. The height of the building is consistent with the zoning code regulations, as well as the design standards for the district and adjacent property. However, the City requires new residences to not be greater than 2.5 stories tall. The applicant will need to modify the design of the home (to a potentially a lookout) to come into conformance with this section of the code. Building and site design should respond to natural features. Preserve significant trees. The lot largely flat but gradually slopes towards the back of the property. There are not significant trees on the property proposed to be removed. When retaining walls are necessary, minimize their impact. Respect the site’s natural slope in new building design: minimize cut, fill and retaining walls. No retaining walls are proposed. Building Site Locate garage and driveway to respect existing street and neighborhood patterns. While the garage will face Dubuque Street, it will be situated at greater than 30’ from the property line and (approximately) 6’ behind the front line of the home, minimizing its impact on the neighborhood. New driveways may only be 16’ at the property line and curb. Therefore, the applicant will need to reduce the driveway width, which will help reduce its impact in this area. Minimize garage impact on new structure massing and street front. While the garage will be visible from the street, it will be set back and located on the side of the home. The size and mass of the The proposal appears to be close to meeting all lot coverage 1002 6th Avenue South HPC Case No. 2018-24 Page 3 of 4 structure should be compatible with the size of the property. requirements for this zoning district. However, if the structure is not able to conform to the 25% lot coverage requirement, it will need to be reduced in size. Consider front porch elements in the design of infill structures. There are porches on both street sides of the property. Accessory buildings should be compatible with the main building. The attached garage is proposed to have the same materials and details as the primary structure. Design and detail new construction as four-sided architecture. This guideline has been met. Architectural Detail The façade of the structure should be compatible in scale and character to the houses of the streetscape. The proposed design is more modern but does not detract from the neighborhood. Building elements should be proportional to the scale and style of the building, and its context. The proposed design is similar in scale and context to neighboring residences though, with the lookout to the south, the structure’s three story nature will be larger than any adjacent property. Use architectural details to create visual interest and support architectural style. In new building design, consider appropriate materials, textures and colors, and their relationship to other buildings of the neighborhood. The design is consistent with the architectural style. The applicant’s use a variety of materials and window styles to help break up the facades of the structure and blend with the natural setting. Use masonry and stone authentically. Masonry is used appropriately. PUBLIC COMMENT No public comments have been received to date. RECOMMENDATION The HPC has alternatives to the proposal: A. Approve. If the proposed infill design review meets the Neighborhood Conservation District guidelines, the HPC should move to approve Case No. 2018-24, with or without conditions. Staff would recommend the following minimum conditions of approval. 1002 6th Avenue South HPC Case No. 2018-24 Page 4 of 4 1. With the exception of the conditions outlined herein, plans shall be consistent with those submitted to the Community Development Department. 2. The structure and property shall conform to the RB – Two Family Residential zoning district standards for total number of stories and maximum lot coverage. 3. All 18” or taller retaining walls located in any Front Yard Setback area shall require a variance prior to construction. 4. The driveway width shall be reduced to 16’ at the curb and property line. 5. A building permit shall be obtained prior to the construction of the home. 6. A landscaping plan, to include tree replacement, shall be submitted at the time of the building permit. All significant trees removed shall be replaced. 7. Exterior lighting shall be submitted for approval prior to the issuance of a building permit. 8. All minor modifications to the plans shall be approved in advance by the City Planner. All major modifications shall be approved in advance by the HPC. Determination of the distinction between “major” and “minor” is defined in the Zoning Ordinance. B. Approve in part. C. Deny. If the HPC finds that the proposal is not consistent with the approved Neighborhood Conservation District guidelines, then the Commission could deny the request. With a denial, the basis of the action is required to be given. Furthermore, the denial would prohibit the applicant from resubmittal of a substantially similar application within one year. D. Table. If the HPC needs additional information to make a decision, the requests could be tabled to the next meeting. FINDINGS As noted in the Stillwater Conservation District Design Guideline Manual, The guidelines are intended to serve as a framework to guide the design process, while allowing for individuality and creativity in architectural design. While this (more) modern design would not fit within most traditional neighborhoods in Stillwater, it does not detract from the character of this dead- end street. With certain conditions, the project substantially conforms to the adopted guidelines and, therefore, staff recommends approval of HPC Case No. 2018-24 with conditions. ATTACHMENTS Site Location Map Applicant Narrative Design Review Checklist Site Plan Elevations Site Photographs Floor Plans S TAT E HIG H W A Y S 36 & 95 STATE HI GHWAYS 3 6 & 9 5THIRD AVENUESOUTHFOURTHAVENUESOUTHSTREET STREETDUBUQUE µ 0 180 36090Feet General Site Location Site Location 1002 3rd Ave S ^ Text HERITAGE PRESERVATION COMMISSION MEETING DATE: October 17, 2018 CASE NO.: 2018-25 APPLICANT: Rebecca and Scott Johnson, property owners REQUEST: Consideration of the demolition of the residential structure located at 709 2nd Street South ZONING: RB – Two Family COMP PLAN DISTRICT: LMDR – Low/Medium Density PREPARED BY: Abbi Jo Wittman, City Planner REQUEST The applicant is requesting approval of the demolition of the residential structure located at 709 2nd Street South (legally described as the North 30’ of Lot 27 and all of Lot 28, Block 28, Churchill Nelson & Slaughter Addition). The property owners, who own and reside in the residence at 203 Willard Street East, directly to the north, would like to demolish the residential structure. The applicant has indicated they have found a buyer for the property who would like to construct a new home on the vacant lot, if the demolition is approved. PROPERTY HISTORY, CONDITION AND VALUATION According to the 2002 City of Stillwater Architecture-History Inventory Form, the structure is believed to have been constructed in 1875 by Seymour, Sabin & Co. (SS&C) as a speculation home. Upon completion of the home, it was sold to John F. Conklin, a former City of Stillwater street commissioner. In 1881 the City Council voted to SS&C bond financing to construction an additional 100 homes within the City. The Vernacular-styled structure appears to be relatively HPC Case 2018-25 709 2nd Street South October 10, 2018 intact from the 1888 Sanborn map with little to no changes appearing in the footprint since the production of the 1926 Sanborn map. It is faced with shake siding with a single, divided light bay window on the front of the home. There are two, double hung sash windows on the upper floor. In 1983 the City approved a rear addition with full basement. Washington County Recorder office records indicate the Johnson’s purchased the property at in 2001. The 2002 Architecture- History Inventory Form that time the structure was listed as having good condition with good integrity. No building permits have issued to the property since the Johnson’s have owned the structure. The Washington County Assessor’s office has indicated the structure as having normal condition and a (combined) 2018 valuation of $176,100 ($93,500 land value and $82,600 dwelling value). This falls within the Metropolitan Council’s 2016 Affordable Purchase Price (between $148,000 and $235,000) for people who make between 50% and 80% of the Area Median Income. COMPREHENSIVE PLAN AND ADMINISTRATIVE DETERMINATION The 2030 Comprehensive Plan, adopted in 2010 by the Stillwater City Council, indicates the City will:  Preserve and protect commercial and residential historic properties (buildings, sites, miscellaneous structures and districts).  Encourage compatible remodeling, restoration and/or reuse of historic buildings, including homes.  Adopt housing/historic preservation regulations and performance standards to maintain the city’s existing housing stock. Additionally, the Comp Plan indicates (referring to the Demolition Ordinance) “[n]ot only does this ordinance promote the protection of the city’s historic and aesthetic qualities but it also protects some of the city’s most affordable housing”. While the City has just released its draft of the 2040 Comprehensive Plan, the City’s historic preservation and affordable housing goals and policies have not changed. As per Chapter 34 of the municipal code, staff has determined the structure is potentially a historic resource as it: a) Is associated with significant events or periods that exemplify broad patterns of cultural, political, economic or social history; and b) Is associated with the lives of significant persons or groups. This home was constructed during the following Historic Context(s): i. Stillwater and St. Croix Triangle Lumbering (1843-1914) ii. Stillwater Town Planning and Development (1844-1945) iii. Development of Residential Neighborhoods (1850s – 1940s) o The 2002 Architecture-History Inventory Form lists this structure as eligible for local listing under this period of significance Given the association with these contexts and that it has been identified as contributing to the draft East Half, Churchill, Nelson, and Slaughter’s Addition Local Historic District, staff determined the structure to be a historic resource worthy of designation. HPC Case 2018-25 709 2nd Street South October 10, 2018 SITE VISIT AND ASSESSMENT As indicated in the applicant’s photographs, the structure does have evidence of deferred maintenance: broken windows, missing or fallen gutters, peeling, cracking or missing paint on wood lap siding, deteriorated chimney mason, etc. In addition to viewing the property, historical and 180 degree aerial imagery, and submitted photographs, planning staff reviewed the neighboring surroundings in relationship to historic surveys, context assessments and designation studies previously conducted by the HPC. This structure is situated in the heart of the Churchill, Nelson, Slaughter addition and is characteristic of many of the other homes in the neighborhood: vernacular style, balloon-frame residences built between 1870 and 1910. While the HPC’s draft Churchill, Nelson, Slaughter, East Half, Historic District indicates there is no uniformity in the adjacent district, this structure is a quintessential vernacular-styled home, much like many of the other residences in the draft district. The draft district nomination indicate these types of homes reflected the centrality of the lumbering industry. In addition to viewing photographs and historical aerial imagery, Building Official Cindy Shilts and I conducted a site visit in April, 2018: • Based on the exterior assessment, the main house is not in a state of disrepair or a hazard. It appears to be in a fair condition. There is asbestos shake siding on the exterior of the home. • There is a sag in the NW corner of the residence, a portion of the residence that is constructed on crawl space and inaccessible from the basement. A portion of the foundation is on bedrock. The basement, though there was signs of water intrusion, was dry. All floor joists appear intact. • The upper story has full head height. The property owner indicated they removed walls and plaster in the upper story. • There is cracked plaster and paint throughout the structure. Flooring materials, cabinetry and fixtures are dated but functional. PUBLIC COMMENT The City has received no public comment regarding this demolition request. STAFF ANALYSIS AND FINDINGS Before approving the demolition of a building, the commission shall make findings that the demolition is necessary to correct an unsafe or dangerous condition on the property, or that there are no reasonable alternatives to the demolition. In determining whether reasonable alternatives exist, the commission shall consider, but not be limited to, the significance of the property, the integrity of the property and the economic value or usefulness of the existing structure, including its current use, costs of renovation and feasible alternative uses. 1. Is the building or structure a historic resource? The code defines a historic resource as: “Any building or structure that is not currently designated as a Heritage Preservation Site but which is HPC Case 2018-25 709 2nd Street South October 10, 2018 worthy of such designation because of its historical, cultural, architectural, archaeological or engineering significance.” As indicated, the vernacular style is one of the most common architectural styles in the City. As the structure was built as a spec home in the 1880s, it is unique to Stillwater’s development. Despite the Inventory record indicating the structure having good condition, the lack of maintenance since has left the structure in less than good condition. Rehabilitation of the structure would be necessary to bring the structure’s exterior façade back into excellent condition. As such, the home is not eligible to be nationally listed; but, it could be locally designated as a heritage preservation site on the City’s local register. 2. Is there a feasible alternative to demolition? In determining whether reasonable alternatives exist, the commission shall consider, but not be limited to, the significance of the property, the integrity of the property and the economic value or usefulness of the existing structure, including its current use, costs of renovation and feasible alternative uses. The applicants have submitted an estimate for a whole house remodel from Cates Fine Homes. The estimate indicates it would cost $304,788 to remodel the home and garage. They have not provided a cost for demolition, disposal and reconstruction on the lot. As no costs for renovation and plans for reconstruction have been submitted, a full assessment of economic value of the existing structure cannot be made. Although the applicants have verbally indicated they would like to have a wider driveway on their property (on Willard Street), they but have indicated a new home would be constructed on the subject property and it would look like the home at 925 2nd Street South, constructed in 2014. However, no application for new construction in the Neighborhood Conservation District has been submitted. The property owner has not placed the property onto the market. The applicant has indicated the alternatives to demolition are to allow the property to remain vacant and occupied or to move the structure from the property. The applicant has verbally indicated they would like ALTERNATIVES AND RECOMMENDATION Staff recommends the HPC open the public hearing to take public comment, including testimony from the applicant. Once all comments have been made, the HPC should close the public hearing and take action on the request. The Commissions must make one of the findings: 1. If the Commission finds that the property is not a historic resource (i.e. makes “negative findings”) or that the property is historically significant or a historic resource, but that there is no feasible alternative to demolition (i.e. makes “positive finding with no feasible alternative to demolition”), then the commission shall notify the building official that a demolition permit may be issued. In both of these circumstances, the commission may require a mitigation plan as a condition of any approval for demolition of a building. Such plan may include the HPC Case 2018-25 709 2nd Street South October 10, 2018 documentation of the property by measured drawings, photographic recording, historical research or other means appropriate to the significance of the property. Staff would recommend the following, at a minimum: a. Prior to the demolition, the property owner will advertise the home for deconstruction, selective salvage and/or relocation in the Stillwater Gazette once a week for two consecutive weeks, attempting to sell the home. A demolition permit shall only be issued by the City after 30 days has passed since the last time the ad has appeared in the Stillwater Gazette and all other conditions of approval have been met. Additionally, with the approval of the City Council, the commission may stay the release of the building, wrecking or demolition permit for up to 180 days as a condition of approval for a demolition of a building that has been found to contribute to a potential historic district to allow parties interested in preserving the historic resource a reasonable opportunity to act to protect it. 2. If the commission finds that the property is historically significant or a historic resource, and that there is a feasible alternative to demolition (i.e. makes “positive finding with feasible alternative to demolition”), then the commission shall deny the demolition permit and direct the Community Development Director to prepare a designation study of the property. As staff has determined the structure is a potentially historic resource, the community’s preservation goals are designed to protect historic resources, staff recommends the Commission make a positive finding determination that the structure is a historic resource, deny the demolition application and direct the Community Development Director to prepare a designation study. ATTACHMENTS Site Location Map Applicant Submission Narrative Request (2 pages) Rehabilitation Estimate (8 pages) House Photographs (4 pages) 925 2nd Street South Photograph Historic Sanborn Maps CNS City of Stillwater Architecture-History Inventory Form, 2002 (2 pages) NE Churchill, Nelson, Slaughter Addition boundary Draft CND Local District Designation, pages 16-17 AVENUEE. HUDSON ST STREETEAST C HU R CH ILL STREE T E L O C U S T S T SOUTHSTREETC S A H 23C S A H 23E A S T W A L N U T S T R E E T EAST WILLARD STREET STREETµ 0 230 460115Feet General Site Location Site Location 709 2nd St S ^ Text CITY OF STILLWATER ARCHITECTURE - HISTORY INVENTORY FORM Address: 709 South Second St. Inventory No: WA-SWC-1404 Historic Name: Seymour, Sabin & Company County: Washington Current Owner: Eugene &Margaret Holger City/Township: Stillwater GEO CODE: 3303020110033 Township: T30N R20W, Section 33 (NE 1/4 of NE 1/4 ) U.S.G.S. Quad Map: Stillwater, Minn Wise., 1967, photorevised 1993 U.T.M.:15-515400 4988280 Architect/Contractor: Style: Vernacular Date Built: 1875 Photo Number(s): 014583 Frame(s) 15 Survey Name: East 1/2 of Churchill, Nelson & Slaughter's Addition HPPA Form prepared by: Donald Empson, Empson Archives Date Surveyed: February -dune, 2003 Physical Description: A simple front gable with a large picture window on the first floor. Significance: This house is is not—X_ preliminarily eligible to the National Register of Historic Places. Statewide Historic Contexts: St. Croix Triangle Lumbering, 1843 -1914. Local Historic Context: Development of Residential Neighborhoods in Stillwater, 1850s-1940s. National Register Eligible (prelim.): Yes _XNo Date listed on the National Register: STILLWATER ARCHITECTURE -HISTORY CONTINUATION PACE 2 Address: 709 South Second St. Inventory No. WA-SWC-1404 Present Use: Residential, single family Zoning District: R13-2 family residential Integrity: Condition: Excellent Excellent X Good X Good Fair Fair Poor Poor Stories: 2 Roof style or shape: Peaked Structural System: Wood Windows: 2x2 Foundation: Limestone Wall Treatment: Asbestos siding Alterations: Legal Description: Churchill, Nelson & Slaughter's Addition Block 2 Lot N 80' of Lot 27 & all of Lot 28 Historic Information: Seymour, Sabin & Company purchased Lot 28, Block 2, in 1872. Seymour, Sabin was primarily a manufacturing company using the prison labor on a contract basis, but they also built houses on speculation. This medium sized house, which today has the number, 709 S. Second Street, was one of those. Within three years, the house had been sold to John F. Conklin, for many years, the Street Commissioner (somewhat equivalent to the head of Public Works) for the City of Stillwater. Sources: For more information on Seymour, Sabin & Co, see my "A History of the South Half of the Carh & SchulenburreAddition Residential Area," October 2001. SAM 7, Roll 5; 5 Deeds 194, 195; 1877 & 1881-82 Stillwater City Directory. Open to the public: Yes X No Limit 314322820 817 816 90 215 912 918 1006 1018 1204 1212 1214 1216 1226 1206 1214 824 309904 908 911 919 923 1007 1015 912 920 1002 1008 1016 1021 1020 319 1111 117 123 205 209 211 215 1104 1108 1116 1124 1212 1220 823 826 219 909 913 921 912 902 916 924 1003 1006 1013 1010 1019 1022 1117 1111 1123 1205 1209 1104 1112 1118 1206 1212 1213 1222 823114 822 901 909 913 915 919 921 1001 1009 904 906 916 918 920 1002 1006 1010 10141015 1019 1022 821 822 901 905 907 913 919 1001 1003 1007 1009 1013 904 910 920 914 1004 1008 1012 1021 1018 1103 1102 1115 1112 103 1209 1215 1221 117 1218 1101 1105 1109 1119 1207 1213 1217 1225 1104 1224 1110 1120 1206 1214 1224 819 903 905 911 915 1001 1007 1013 1017 1103 1105 1111 2012071215 1219 303218 920 1002 1104 1108 1112 304 307822 303915 917 919 923 1007 1009 317 910 916 928 924 1002 1013 1010 10161017 1103 1107 1109 1111 1102 1106 1112 3013113191215 1214 1217 1218 141221 92 919 915 91 90 92 93 935 11 0 101 101 100 100 11 11 808 808 807 806 807 805 814 815816817 813 812 811 810 816 807 815 814 811 813 808 817808 812 604 610 620 663612 206 206 520 518515 0 4 610 305 500 215223 506 518 513 521 522 519 604 605 222216212622601 607 613 623 604 612 618 622 628 611 205 655 809 805 723 719 715 708 712 718 804 215713 715 801 805 807 710 716 720 724 802 806 713 715 719 801 704 712 718 804 703 715 719 801 805 708 712 720 709 713 717 723 313 219704 704 203 603 654 660 670 607/609 615 623 300 651 657 663 673 687704 712 720 802 703 709 711 717 801 704 712 718 808 709 717 72 805 310319313218 6 8 0 AVENUEE. HU VENUESOUTHE ESIXTHFIRST SOUTHSTREETFIFTHSTREETSOUTHFIFTHEAST FOURTHSTREETSOUTHFOURTHTHIRD STREETSOUTHTHIRD STREETSTREETSOUTHSECONDEAST CHURCHILL STREET EAST HANCOCK STREET BURLINGTON STREET E LOCU S T S T SOUTHSTREETWEST L O C U S T S T R E E T WES WEST W A L N U T S T R E E TC S A H 23STREETC S A H 23EAST W A L N U T S TREE EAST WILLARD STREET STREETSTREETNE Churchill, Nelson, Slaughter Addition 16 East Half, Churchill, Nelson, and Slaughter’s Addition Local Historic District, Stillwater, Minnesota Physical Description: This house is built in the Italianate style, showing a flat hipped roof with wide eaves with brackets. The façade is obscured by a full height enclosed porch. The Windows generally have two over two lights and have a segmented arch. The foundation is stone. To the rear, there is a an additional two-story wing that dates from the 19th century. Historic Information: Lawson Dailey bought Lot 1, Block 3 from Betsy Nelson on a Bond for Deed — similar to our Contract for Deed — in September 1874. Three years later, the tax assessor placed a value of $1100 on the lot, indicating a good sized home, which took the number 704 South Second Street, had been built. Dailey worked for a time as a planer in one of the mills; later he took up fence building. The Dailey family lived in the house past the turn of the century. According to two building permits, Lawson Daily took up the sale of stoves from his building at 704 South Second Street. The first permit, on March 30, 1901, was apparently for a $150 addition, 18 feet by 30 feet, one-and-a- half stories high that would provide “More room & shop for stoves.” The second permit in August 1901 was for a $450 building two stories in height, 20 feet by 52 feet, with a veneer of iron, and unfinished ceilings. The purpose was for a “stove store and shop.” Lawson and his son, Russell, who lived next door at 708 South Second Street, built both buildings. A third permit taken out in 1903 adds on a $300 store room and notes that the “Building is sheathed up with nice lumber papered and sided with steel. Roof is fire proof roof felt paper.” The 1900-01 and 1906-07 Stillwater City Directory also lists Dailey as selling ranges and manufacturer of “Patent Ventilating Steel Ranges and Heaters.”30 Address: 708 South Second St. Inventory No.: WA-SWC-1403 Historic Name: Russell Dailey Date Built: 1880 Contributing Physical Description: This house shows many characteristics of the Italianate style with its shallow peak hipped roof wide eaves with paired brackets underneath. The windows are fairly narrow with a raised hood. The windows are glazed one over one. A two-story porch has obscured the façade, but both floors remain open. Four square wood posts support them. The exterior is finished in a green stain. Historic Information: Lawson Dailey who built his house next door at 704 South Second St. sold part of Lots 2 & 3 to George D. Hall for $1650 in June 1880. That high a price indicates a home at 708 South Second Street on the property, but as late as 1879, the tax assessor’s records indicate no value beyond that of the lot. The logical conclusion is that Lawson Dailey either built a house on the lot in 1880, or George Hall held an unrecorded contract that allowed him the build the house. The latter might make more sense because the following year, Hall sold to John Karst for $378 plus the assumption of a $1400 mortgage. Andrew Hanson, a travel agent, resided here in 1900.31 Address: 709 South Second St. Inventory No.: 712 819 Historic Name: Seymour, Sabin & Company Date Built: 1875 30 SAM 7, Roll 6; E Bonds 250; 1877, 1887, 1900-01 Stillwater City Directory; City of Stillwater Building permits #1026 & 1032, 1132. 31 1900-01 Stillwater City Directory. SAM 7, Roll 8; 5 Deeds 529; 8 Deeds 66. 17 East Half, Churchill, Nelson, and Slaughter’s Addition Local Historic District, Stillwater, Minnesota Contributing Physical Description: A simple front gable with a large picture window on the first floor. The exterior is a wood shingle. Apart from the front window, all others are rectangular 4/4 double-sash windows with a modest triangular hood. Historic Information: Seymour, Sabin & Company purchased Lot 28, Block 2, in 1872. Seymour, Sabin was primarily a manufacturing company using the prison labor on a contract basis, but they also built houses on speculation. This medium sized house, which today has the number, 709 S. Second Street, was one of those. Within three years, the house had been sold to John F. Conklin, for many years, the Street Commissioner (somewhat equivalent to the head of Public Works) for the City of Stillwater. Butcher Henry Pfleger lived here in 1900. Pfleger worked for Ferdinand Kirchof.32 Address: 712 South Second St. Inventory No.: WA-SWC-1405 Historic Name: Demeter & Alice Kalinoff Date Built: 1913 Contributing Physical Description: This is a well-design house with a central hipped roof and wide gables extending to the south, north, and east. The house has wide eaves and show exposed rafter ends. A pent roof separates the upper gable from the main wall of the house. In these gable ends are paired windows with a wood surround and hood. There is a shallow two story bay on the south elevation. Windows throughout have 1/1 glazing. There is a full facade porch sheltering a large “Chicago” style window with double-sashed windows flanking a fixed plate window with leaded glass in the upper light. According to the building permit, the house was to cost $5,000, 30 feet by 31 feet, two-story with a hip roof. Historic Information: W. H. Harris purchased Lots 4 & 5, Block 3, from Betsey Nelson on a Bond for Deed in September 1873. Within a year, Harris had begun the construction of a house on these lots; but alas, he did not seem to have the necessary cash or credit. Seymour, Sabin & Co, a local manufacturing and lumber company, and McKusick, Anderson, another lumber company, each filed a lien against Harris in 1874 for $236.10 and $216.38 for lumber and materials used “to construct a dwelling.” Harris apparently could not keep up his payments to Nelson for she took back the property and sold it to Fred Pennington. Pennington was a lumberman with Sauntry, Tozer, & Pennington. This house had the number, 712 S. Second Street. The story is that Dr. Demeter & Alice Kalinoff bought this house, and found that it would cost almost as much to install electricity and plumbing as it would to build a new house. Therefore they demolished the original house, and in 1913, they had Frank Linner (pronounced Lin-near) & Co. build a new house on the original foundation.33 Address: 713 South Second St. Inventory No.: WA-SWC-1406 Historic Name: Augustus & Caroline Godfrey Date Built: 1894 Contributing 32 SAM 7, Roll 5; 5 Deeds 194, 195; 1877, 1881-82 Stillwater City Directory. 33 E Bonds 50; A Liens 112, 114; SAM 7, Roll 8; SAM 7, Roll 6; 1887, 1900-01 Stillwater City Directory; City of Stillwater Building Permit #’s 373, 1548. HERITAGE PRESERVATION COMMISSION MEETING DATE: October 17, 2018 CASE NO.: 2018-26 APPLICANT: Matt Brown of Frank Fabio Companies, representing Dan Hintz, property owner REQUEST: Consideration of a Design Permit for a new residence to be located in the Neighborhood Conservation District at 111 Greeley Street North, a vacant lot in the Neighborhood Conservation District (NCD). ZONING: RB-Two Family COMP PLAN DISTRICT: LMDR-Low/Medium Density PREPARED BY: Abbi Jo Wittman, City Planner REQUEST On August 20, 2018 the property at 111 Greeley Street North suffered a house fire. Upon inspection by Building Official Cindy Shilts and Deputy Fire Chief Tom Ballis, it was determined the structure would not be able to be salvaged. City Code Section 22-7 Subd. 5(7) indicates “The [Heritage Preservation] commission must also assume responsibility for the design review of any dwelling house hereafter proposed for construction on now existing vacant lots or on lots that become vacant due to demolition or destruction of existing structures within the Neighborhood Conservation District (NCD).” While the HPC does review new construction for conformance with the NCD guidelines, City Code Section 31-216(b) indicates “Any nonconforming use destroyed by fire or other peril to the extent of greater than 50 percent of its market value, and no building permit has been applied for within one year of when the property is damaged. In this case, the city may impose reasonable conditions upon a building permit in order to mitigate any newly created impact on adjacent property.” Given this, the property at 111 Greeley Street North is allowed to rehabilitate and repair the structure exactly as it sat prior to the fire – regardless of nonconformance with the City Code. REQUEST The applicant is requesting approval of a permit the reconstruction of the single family home on the existing limestone foundation. While the previous residence was 1.5 stories, the property owner is proposing to construct a two-story, 12/6 pitch, gable roof 111 Greeley Street North HPC Case No. 2018-26 Page 2 of 5 home on this site. The structure will be clad in 6” sage green vinyl lap siding with cedar colored vinyl shakes on the gabled edge. Soffit, fascia, frieze and corner boards will be metal in a cream color; there will be no water table band on the structure. Double hung, sash windows will be vinyl will be on all four sides; exceptions include a second story piano window on the North elevation and two sets of two double hung windows ganged together on both stories of the south elevation. The new residence will have a front stoop that will be made of pressure treated decking that will be painted to match the soffit, fascia and corner trim. APPLICABLE REGULATIONS GUIDELINES AND ANALYSIS All infill homes in the NCD are required to follow the NCD design guidelines. These design guidelines recommend the following: Neighborhood and Streets Massing and scale of a new building should be compatible with neighboring structures. A two story home is proposed. The front elevation of the home will be similar in scale and style as the property to the north. Homes to the south and across Greeley Street are predominantly two stories. Respect the existing rhythm of the streetscape. Follow alignment and setbacks predominant on the street and adjacent properties. The new structure is proposed to be located on the existing foundation. The front of the existing foundation is in line with properties to the north and to the south. While all of the homes on the west side of the street are set back from the roadway, the homes on the east side of the street hug the west property lines. Design new roofs to be compatible with forms of existing roofs in the neighborhood. The proposed gable roof is consistent with the neighboring houses. Building height should be considered in choosing roof forms, architectural style, and relating to context. The height of the building is consistent with the zoning code regulations, as well as the design standards for the district and adjacent property. Building and site design should respond to natural features. Preserve significant trees. The applicant is proposing to reconstruct the home on the same foundation. No tree loss will occur. When retaining walls are necessary, minimize their impact. Respect the site’s natural slope in new building design: minimize cut, fill and retaining walls. The existing retaining wall will be retained. 111 Greeley Street North HPC Case No. 2018-26 Page 3 of 5 Building Site Locate garage and driveway to respect existing street and neighborhood patterns. The existing driveway and rear-yard garage will be retained. Minimize garage impact on new structure massing and street front. While the garage is visible from the street, it is set back on the property. The size and mass of the structure should be compatible with the size of the property. The new structure will retain the same footprint, regardless of whether or not it was nonconforming. The two-story mass is consistent with adjacent properties. Consider front porch elements in the design of infill structures. An open front stoop is proposed; it will look similar to the porch at 117 Greeley Street North – one door to the North. However, no porch is proposed. The applicants would need to apply for a variance if they would like a front porch. Given the time constraints, the property owners have chosen to not apply for a variance at this time. Accessory buildings should be compatible with the main building. The existing accessory structure is proposed to remain as is. Design and detail new construction as four-sided architecture. This guideline has been met. Architectural Detail The façade of the structure should be compatible in scale and character to the houses of the streetscape. The proposed façade is compatible with surrounding properties. Building elements should be proportional to the scale and style of the building, and its context. The proposed design is similar in scale and style as the neighboring residences. Use architectural details to create visual interest and support architectural style. In new building design, The design is consistent with the architectural style. The applicant’s use a variety of materials and window styles to help break up the facades of the structure. The use of nontraditional materials (vinyl) is not encouraged in 111 Greeley Street North HPC Case No. 2018-26 Page 4 of 5 consider appropriate materials, textures and colors, and their relationship to other buildings of the neighborhood. the NCD. The applicants, however, have indicated they would prefer to use a composite material. Due to the nature of their request, the material chosen for design review is based on financial impact to the project. In order to gain a full second story (opposed to the original quarter to half story), the property owners have had to choose a less-costly material. Use masonry and stone authentically. No masonry or stone is proposed. PUBLIC COMMENT No public comments have been received to date. RECOMMENDATION The HPC has alternatives to the proposal: A. Approve. If the proposed infill design review meets the Neighborhood Conservation District guidelines, the HPC should move to approve Case No. 2018-26, with or without conditions. Staff would recommend the following minimum conditions of approval. 1. With the exception of the conditions outlined herein, plans shall be consistent with those submitted to the Community Development Department. 2. The project shall utilize lap, not Dutch, siding with a 4-6” maximum reveal. 3. The use of composite siding is encouraged. 4. A building permit shall be obtained prior to the construction of the home. 5. Exterior lighting shall be submitted for approval prior to the issuance of a building permit. 6. All minor modifications to the plans shall be approved in advance by the City Planner. All major modifications shall be approved in advance by the HPC. Determination of the distinction between “major” and “minor” is defined in the Zoning Ordinance. B. Approve in part. C. Deny. If the HPC finds that the proposal is not consistent with the approved Neighborhood Conservation District guidelines, then the Commission could deny the request. With a denial, the basis of the action is required to be given. Furthermore, the denial would prohibit the applicant from resubmittal of a substantially similar application within one year. D. Table. If the HPC needs additional information to make a decision, the requests could be tabled to the next meeting. FINDINGS 111 Greeley Street North HPC Case No. 2018-26 Page 5 of 5 As noted in the Stillwater Conservation District Design Guideline Manual, The guidelines are intended to serve as a framework to guide the design process, while allowing for individuality and creativity in architectural design. While the proposed home is nearly a twin with the house to the north, the use of nontraditional materials is generally not encouraged. However, with certain conditions, the project substantially conforms to the adopted guidelines and, therefore, staff recommends approval of HPC Case No. 2018-26 with conditions. ATTACHMENTS Site Location Map Scaled Site Plan Design Review Checklist Front Façade Rendering Elevations (2 pages) Site Photographs (7 pages) Floor Plans (4 pages) NORTH GREELEY STREETNORTH STREET WEST RICE ST µ 0 140 28070Feet General Site Location Site Location 111 Greeley St N ^ Text 2 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 2 1 10-001 Proposed Front Elevation Date Taken: 9/26/2018 The proposed home is to have no maintenance vinyl windows, primarily double hung in style. The siding is to be a sage green vinyl lap siding with a cedar tone vinyl shake siding on the front gables. All corners, trims, windows, soffit and fascia are to be a contrasting light tan color and will also be maintenance free. Maintenance Free and Vinyl exterior finishes are chosen as a necessity under budgetary constraints. The existing home is a total loss due to fire, and this restriction is imposed by the amount of funds available under the insurance policy limits. 2 11-002 Proposed Left Elevation Date Taken: 9/26/2018 3 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 3 3 12-003 Proposed Rear Elevation Date Taken: 9/26/2018 4 13-004 Proposed Right Elevation Date Taken: 9/26/2018 4 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 4 5 14-106 Greeley Date Taken: 9/27/2018 This home is across the street from the property and two lots toward Myrtle. The property has very similar design characteristics in roofline and porch to the proposed property. 6 15-111 Greeley Date Taken: 9/27/2018 This is the existing home on the property. Our proposal keeps the essential character of the house, simply increasing from 1/2 upper story to a full upper story in order to accomodate the size of the family in residence more comfortably. This project is only proposed because of a total loss fire at the property that requires the home to be demolished and rebuilt. 5 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 5 7 16-112 Greeley Date Taken: 9/27/2018 This home is across the street and one lot closer to Myrtle. The home has vinyl lap siding with contrasting trim very similar to the siding proposed for the rebuild at 111. 8 17-114 Greeley Date Taken: 9/27/2018 This home is directly across Greeley from the proposed project. It has vinyl siding similar to the siding proposed for the repair and a similar style of primarily double hung windows. 6 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 6 9 18-117 Greeley Date Taken: 9/27/2018 This property is adjacent to 111 Greeley to the north. It has a very similar design to the proposed reconstruction, with similar contrasting siding and double hung style windows. The proposed design only adds one new window facing this home, which is a piano style window high on the wall and designed to admit light. There are also several mature trees with full canopies between the homes at second story height that will help to ensure privacy. 10 19-118 - Greeley Date Taken: 9/27/2018 This home is across the street and one lot closer to Rice. It has a very similar style in roofline, windows and sheltered front porch to the proposed home at 111 Greeley. 7 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 7 11 20-121 Greeley - Greeley Facing Date Taken: 9/27/2018 This home is two doors north on the same side as 111. Again, it has a similar roof line and choice of windows. 12 21-121 Greeley - Rice Facing Date Taken: 9/27/2018 8 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 8 13 22-126 Greeley - Greeley Facing Date Taken: 9/27/2018 126 Greeley is across the street and at the corner of Rice. The fronting shows a similar roofline and double hung windows. 14 23-126 Greeley - Rice Facing Date Taken: 9/27/2018 9 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 9 15 24-201 Greeley Date Taken: 9/27/2018 201 Greeley is the same side and is the first house past Rice. It is currently being re-sided with Vinyl siding. 16 25-820 Myrtle - Greeley facing Date Taken: 9/27/2018 Adjacent home on the Myrtle side. Similar to the proposed 2 story design with vinyl siding and double hung windows. This home is separated from 111 Greeley by more than 50 feet ensuring privacy. 10 Frank Fabio Company, Inc. 225 Main St. N. Stillwater, MN 55082 HINTZE-ELEVATIONS 9/27/2018 Page: 10 17 26-820 Myrtle - Myrtle facing Date Taken: 9/27/2018 11HINTZE-ELEVATIONS9/27/2018Page: 11Lower LevelNo Floor Plan In Elevation SketchLower Level39' 5"40' 1"23' 6"24' 2" 12HINTZE-ELEVATIONS9/27/2018Page: 12Main LevelUpabandon front window in master bedtub shelf above (A3)WICBathroomBack EntryLiving Roomstrs downcabinets (A1)Washer shelf above (A1)HallwayVanity (A2)Dryer shelf above (A2)TubToilet (A1)Deck1StairsKitchenMud RoomCabinets (A6)With cheap uppers (A4)Linen ClosetMaster BedroomFridge (A7)Deck2Floorplan proposed for 960 SF. Reduced from 1002 in prior configuration.Original home had enclosed porch which will not be enclosed spaceat rebuild. REBUILD TO USE ALL EXISTING FOUNDATIONS AND FOOTPRINTS.Main Level5' 7"16' 2"1' 6"3' 10"2'3'2' 8"36'3' 1"2' 11"2'3' 4"1' 4"2' 8"4' 4"6' 10"6' 7"16' 1"16' 3"13' 6"9' 4"11' 7"3' 3"1' 3"7' 6"7' 4"2'3' 1"39' 11"9' 11"15' 3"4'3'2' 6"2' 9"13' 4"5' 6"6' 8"14' 1"12' 4"8' 3"4' 11"3' 5"7' 9"3' 6"3'11' 2"40' 1"8' 1"24' 1"1' 10"1' 6"13' 10"9' 13HINTZE-ELEVATIONS9/27/2018Page: 13Upper LevelBed 3 ClosetBedroom 2Bedroom 3Bedroom 1Open to stairsRoof1(A)F1(B)F2Bed 2 closetStorage Area/RoomSitting RoomBed 1 ClosetUpper Level11' 7"4' 1"2'7' 6"5' 4"2' 1"11' 6"23' 8"7' 4"6' 4"8' 5"7'11' 8"24' 3"2' 4"2' 6"15' 6"17' 11"5' 6"5' 8"7' 2"4' 11"4' 8"4' 11"4' 8"9' 3"12' 6"12' 6"13' 1"7' 8"6' 5"40' 14HINTZE-ELEVATIONS9/27/2018Page: 14RoofRoof1(A)F1(B)F2Roof41' 11"15' 10"14' 2"15' 10"14' 2"28' 3" HERITAGE PRESERVATION COMMISSION MEETING DATE: August 15, 2018 CASE NO.: 2018-19 October 17, 2018 APPLICANT: Jon Whitcomb representing Browns Creek West LLC, property owner REQUEST: Consideration of a Design Permit for a 9 unit condominium structure to be located at 107 3rd Street North in the Downtown Design Review District and the Commercial Historic District ZONING: CBD-Commercial Business District COMP PLAN: DMU-Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND On June 19, 2018, the City Council approved Resolution No. 2018-27 approving a Special Use Permit and Variances for a 10-unit condominium building to be located at 107 3rd Street South. Conditions of approval included:  Plans shall be substantially similar to those found on file with CPC Case No. 2018-23, except as modified by the conditions herein or by the Heritage Preservation Commission approval Design Permit.  The Special Use Permit and Variances will not become effective until a Design Permit has been reviewed and approved by the Heritage Preservation Commission.  All mechanical units shall be enclosed or screened from public view.  Landscaping shall be required on all four sides of the building. No landscaping or other obstructions may be planted or placed in the traffic site visibility triangle shown in blue on Site Plan A2 dated April 20, 2018.  Landscaping shall be reviewed and approved by the Heritage Preservation Commission together with its Design Permit review.  If the project is to have any permanent signs, a sign plan shall be submitted for review and approval by the Heritage Preservation Commission together with its Design Permit review. At the HPC’s regularly-scheduled meeting on August 15, the Commission reviewed a proposal for this project. At the meeting the Commission discussed the design, indicating elements blended traditional and contemporary designs and directed the applicant to modify the design for a more uniform and simple, four sided design (including windows and balconies). Specifically, the HPC called out the balconies, cornice detail, posts and beams, and colors on all four sides of the structure. HPC Case. No. 2018-19 October 17, 2018 Page 2 of 5 REQUEST The applicant is requesting approval of a Design Permit for a new structure to be located at 107 3rd Street South. Included in the submission is a site plan, landscaping plan, and new façade renderings and elevations. The applicant modified proposal includes:  Removal of the central, front façade gray panels with arched window design. In its place, the front façade will remain brick and rusticated stone with stone header trim to match the other window openings. Square design details separate the windows.  All balconies will be encased in glass, opposed to some metal and some glass. The front porch and second story communal balcony will also have glass.  To break up the two stairwell shafts on the front façade, the applicant has proposed creating square panels out of the flat, metal siding.  The building’s canopies and columns will be beige metal on all four sides.  The white, metal cornice has been changed to reflect the Commission’s concern its appearance was too traditional. APPLICABLE REGULATIONS AND STANDARDS The standards for review of a Design Permit require the Commission to review the project for conformance with the following Downtown Design Review District guidelines: SETBACK  Infill buildings shall be built to the Main Street front property line…exceptions may be granted if the setback is pedestrian orientated and contributes to the quality and character of Main Street.  No side setbacks are allowed unless next to a public pedestrian way. The building is set back from all property lines. While the setbacks do not conform to the Zoning Code, the applicant obtained variances prior to the HPC review. However, the setbacks of this building respect the site triangle of Myrtle Street West and Third Street. PROPORTION  The proportions…should be sympathetic to the proportion of their neighbors.  Break up building masses into units of scale that relate to adjacent structures.  Design façade details, window openings and entries to conform to approximately the same proportional patterns of adjacent structures. The three and a half story building did not require variances as the partial half story was designed to hide customary rooftop protrusions (i.e. elevator and stairway bulkheads). The building’s mass is broken up by vertical elements. Window and door elements are vertically orientated. HEIGHT  The heights of new buildings shall conform to the average height of buildings on the block street face.  The height of new buildings shall be…within 10% of existing adjacent buildings.  Proposals should strive to maintain compatibility with adjacent cornice lines, The height of the three-story portion of the building is consistent with the Height Overlay District. The measurement, taken to the deck of the mansard roof, is consistent with the Zoning Code. With regard to the street elevation, there is no HPC Case. No. 2018-19 October 17, 2018 Page 3 of 5 floor to floor heights where these are strongly expressed…and any other elements which serve to unify the street elevation as a whole. consistent design. This area is commonly known for the presence of steeples. The building allow for steeples to continue to rise above the fabric of the street. PARKING  Every effort should be made to maximum…space directly on Main Street and locate parking behind the buildings.  Parking lots should be screened from the street. All parking is located underground. The access, off of Myrtle Street, has been designed to be as far from the intersection as possible, while still maintaining a uniform design on this façade. ROOFS  Infill building roofs…shall articulate the rhythm of the building.  Roof edges should be related in size and proportion to adjacent buildings. As noted, the mansard roof elements were designed to hide rooftop improvements. The design provides greater architectural detail in an area where boxy ‘bump ups’ could have been places. UTILITY AREAS AND MECHANICAL EQUIPMENT  Screen exterior trash, service yards, loading areas, transformers and air conditioning units.  Use architectural elements to screen mechanical equipment. Waste receptacles will be stored inside the building until collection day. Mechanicals are proposed to be located on the rooftop, hidden behind the parapet. DETAILING, FAÇADE OPENINGS, AND MATERIALS  …architecture should reflect some of the detailing of surrounding buildings in window shape, cornice lines and brick work.  The size and proportion of windows and door openings…should be similar to those on the adjacent facades.  Recessed entries should be…required in new storefront construction.  Painted wood doors and wood framing are preferred.  façade should be composed of materials similar to original adjacent facades.  New buildings should not stand out against the others but be compatible with the general area. Brick work, cornices and window detailing reflect the detailing of older structures in the vicinity. Windows and other vertical detailing elements are proportional; double hung widows are consistent with traditional window types in the City’s historic district, one block away. Materials proposed are similar in design to other buildings in the vicinity. The use of metal panels, however, is not traditional. However, the use of this type of material on modern buildings has provided for a design that is respectful to the historic community character while allowing for the use of modern materials. COLOR  The color of buildings should relate to the adjacent buildings colors to create a harmonious effect. The color relates to adjacent buildings. LIGHTING, AWNINGS AND SIGNS AND GRAPHICS  A coordinated lighting plan should be submitted for review with building plans. Provide information on each individual light fixture proposed, including fixture No lighting or signage plan has been submitted. An awning, proposed to be faced in rusticated limestone, it utilized at the entryways to the HPC Case. No. 2018-19 October 17, 2018 Page 4 of 5 sections, lamp type and wattage.  The emphasis of the awning should remain one of shelter and protection, rather than signage.  Signage should be located in such a way as to not obscure any architectural features of the building. building. The design covers the stairway and ramp areas, providing protection from the elements. LANDSCAPING  Highlight important architectural features and structures by use of distinctive landscaping. • Frame and edge existing and proposed building where feasible with appropriate types of plant material to achieve human scale. • Carefully locate street trees and shrub plantings with the downtown area to buffer and separate walkways from traffic. Create shade where needed for pedestrians establish more clearly defined pedestrian use areas. Landscaping is proposed on the north, south, and western facades. Landscaping helps frame the sides of the building. Significant landscaping on the eastern façade does not exist; there is landscaping proposed for the southeastern corner, adjacent to the public sidewalk. ANALYSIS According to City Code Section 31-209(h), upon a finding by the design review committee that the application, subject to any conditions imposed, will need the standards of design review, secure the purpose of this chapter, the comprehensive plan and the heritage preservation ordinance, the design review committee may approve the design permit, subject to conditions as it deems necessary. If a finding is made that the permit would violate the standards of design review, it must deny the application. The 35’ tall building with a partial mansard roof, designed to screen mechanical components, will help visually frame the intersection of Myrtle Street West and Third Street. It will help provide for greater definition on this street corner. The use of historic and modern materials will allow for the building to be complimentary to the existing, built environment. The vertical design elements, set back from the public sidewalk and landscaping help break the vertical elements of the building. ALTERNATIVES The HPC has several alternatives related to this requests A. Approve, whole or in part. If the proposed application meets the Design Permit standards, and the Downtown Design Review District guidelines, the HPC should move to approve Case No. 2018-19, with or without conditions. At a minimum, staff would recommend the following conditions of approval: HPC Case. No. 2018-19 October 17, 2018 Page 5 of 5 1. The designs shall be consistent with those on file in the Community Development Department and dated September 6, 2018 unless otherwise modified by condition, below. 2. Any exterior lighting shall be 0.0 lumens at the property line. A comprehensive lighting plan, to include specifications and cut sheets for all proposed exterior lights, shall be submitted, review and approved with the building permit. 3. The applicant shall submit new design review applications for any exterior signage. 4. All signs shall receive a sign permit prior to the installation. 5. A building permit shall be obtained prior to the commencement of the structure. 6. All minor modifications to the plans shall be approved in advance by the City Planner. All major modifications shall be approved in advance by the HPC. Determination of the distinction between “major” and “minor” is defined in the Zoning Ordinance. B. Deny. If the HPC finds that the proposal is not consistent with the Design Permit standards, and the Downtown Design Review District guidelines, then the Commission could deny the request. With a denial, the basis of the action is required to be given. Furthermore, a denial with prejudice would prohibit the applicant from resubmittal of a substantially similar application within one year. C. Table. If the HPC needs additional information to make a decision, the requests could be tabled. RECOMMENDATION Staff has determined the proposed structure substantially conforms to the Downtown Design Review District guidelines and recommends conditional approved of HPC Case No. 2018-19. ATTACHMENTS Site Location Map Original Narrative (3 pages) October, 2018 Applicant Submission Site and Landscaping Plan Updated Perspectives (5 pages) Updated Elevations (2 pages) Updated Materials (2 pages) Floor Plans (4 pages) Original Perspectives and Elevations (5 pages) E A S T M Y R T L E S T R E E T E A S T C H E S T N U T S TSOUTH SECOND STREETSTATE HWY 95C S A H 2 3 A L L E Y C O M M E R C IA L A V E N U E SO UNI ON STALLEYALLEYC S A H 23115 223 102 212 200 120 102 208 232 107 214 220 123 106 231231231231 231 215 118112114116 110120106 104 108102 201 204 119 110 204 121 114123 209 215 219 124 124102 208 102 204 115117 101 213 225 226 108 140 221 107 218 233 212 106 126 220 275 217 148146 116 109 114112 224 221 304 219 µ 0 180 36090Feet ^ General Site Location Site Location Map 107 3rd St N ARCHNET Architecture l Interiors Sustainable Design 333 North Main Street Phone 651/430-0606 Suite 201 Fax 651/430-2414 Stillwater, MN 55082 www.archnetusa.com Friday, July 20, 2018 TO: Ms. Abbi Wittman, City Planner & Heritage Preservation Commission; City of Stillwater 216 North Fourth Street Stillwater, MN 55082 RE: New Residential construction at 107 Third Street North, Stillwater, MN Dear Ms. Wittman and Heritage Preservation Commission members, Please find attached the submittal documents for a new residential structure to be located on the northeast corner of 3rd Street North and Myrtle Street. This site has been the subject of several proposals since the demolition of a small residential building in 2010, including a post office and an office building. Earlier this year we submitted a residential proposal with a combination of setback and height variances that were denied by the Planning Commission and the Council. The proposal was modified to eliminate any height variances and minimize the setback variances and was approved by the City Council in July. As a condition of the approval, we have modified the site plan slightly to address vehicular access to the under- ground parking facility. This is detailed in the submittal and a copy of the traffic study con- ducted for the project is included for your review. SITE LAYOUT The site sits on the edge of the commercial core in what had been a transition from historic CBD building patterns (abutting lot lines and zero setbacks) to more suburban, administra- tion building patterns. We chose to maintain the full 15 foot setback on the south lot line in order to facilitate the best sight lines for southbound 3rd Street cars stopped and looking east. On the north, where the adjacent use is a municipal parking ramp, we chose to use the minimum 5 foot setback. On the the west, along 3rd Street, the major mass of the building sits at the required 15 foot setback, while projections to break up the mass of the facade, and stairs to grade penetrate the setback and required variances. The width of the building was kept to the minimum to allow a double loaded corridor in the parking garage (approxi- mately 62 feet). This left us with a 13 foot setback from the east property line, requiring a 7 foot variance. The vertical orientation of the building set the transition from parking garage to residence at the highest grade level (in the northwest corner of the site), and provided for the vehicle access off of Myrtle (approximately 13 feet below the main floor line). 107 Third Street North, Stillwater Minnesota Page of 1 3 The size and scale of the building is reminiscent of other adjacent buildings, such as the Lowell Inn, the Armory, the Jasoy Block, Trinity and Ascension Churches and the Public Li- brary, and is in harmony with the neighborhood and adjacent development. The exception being the 110 E Myrtle house located immediately to the east. ARCHITECTURAL CHARACTER The character of the proposal draws its influence from the vernacular of the historic build- ings in Stillwater. This is broken down into the categories established in the Design Manual in the following ways; Setback Even though the site is located in the Commercial Historic District, the site is on the edge of the district and transitions across 3rd Street to a different zone. The character of 3rd Street doesn’t match the character of Main Street, so the setbacks proposed, especially for a fully residential structure seem appropriate. Proportion The overall mass of the building has been broken up into various, vertically oriented masses which relate to structures found throughout downtown. Window and door openings are verti - cally oriented following the standard orientation of openings downtown. Height The height of the proposal follows the overlay district requirement of 35 feet. Parking The sloping topography of the site provides the opportunity to conceal the majority of the parking structure from public view, and provide more than adequate parking for the intended use. Roof We feel that the overall massing and shape of the building is critical to creating a distinctive building worthy of this prominent site. The flat roof proposed for the majority of the building helps to minimize the overall mass. The elements typically found protruding from the roof deck for stairs and elevators have been enveloped into one central roof element. In this case, the mansard roof form was chosen, not only because it speaks to the vernacular ar - chitectural style of Stillwater, but because it provides a very low profile for the overall height of the building. Utility Areas and Mechanical Equipment Garbage and recycling storage will take place inside the parking garage, so it will not be vis - ible to the public. No mechanical equipment will be on grade, but rather located on the roof level and screened to prevent viewing by the public. Garage venting is located on the north elevation to reduce impacts to adjacent properties to the east. Detailing Brick work, cornices and window details reflect the detailing of surrounding buildings. Facade Openings Windows are sized and proportioned to reflect typical residential uses found downtown. Double hung and fixed units are used throughout with recessed, oversized wooden doors accenting the front entry. Materials The building rests on a rusticated limestone base with red brick as the main wall material. Stone lintels, sills and accent bands provide traditional detailing at the windows and doors. The brick walls are capped with a traditional articulated cornice. Panelized metal accents form the secondary wall material and break down the scale of the building into vertical ori - ented massing. We feel that the design, materials and colors chosen for the building are 107 Third Street North, Stillwater Minnesota Page of 2 3 compatible with neighboring buildings while at the same time elevating the character of the area. Color The natural stone and the dark red brick color will dictate the color family. See the attached material selections for final color selections. Lighting All exterior fixtures will be concealed with no light sources visible to pedestrians or motorists. A final lighting package will be made available at the time of the building permit set submit- tal. Signs and Graphics It is anticipated that the building will be named and a small sign displayed at the front entry. A final sign package will be made available at the time of the building permit set submittal. Landscaping Overstory shade trees are located in the west setback to reduce heat gain on the building and provide an edge to the street right of way. shrubs and grasses are utilized at the base of the building for screening and framing of walkway edges. TRAFFIC CIRCULATION, SAFETY AND CONGESTION During the review of previous proposals, there were concerns raised about the impacts of the development on the intersection of 3rd and Myrtle. The owners took on the responsibility of completing a traffic impact study, a copy of which is included in this submittal, and initiated site design modifications to improve traffic safety. DRAINAGE The site contains an existing impervious parking lot and two catch basins tied into the city storm sewer system. The parking lot is approximately 25 percent of the area of the lot, and will be removed with this proposal. Green roof systems will capture smaller rain events and the overflow will drain through internal roof drains in the building and tie to the existing storm water system. Around the building the grade will slope to the street rather than over adjacent property lines. HISTORICAL STRUCTURES, VISTAS, SITES AND THE IMPACT OF DEVELOPMENT ON THESE RESOURCES. We feel this is an important corner in the city and requires a distinctive gateway building as indicated in recent city comprehensive planning documents. The site represents the entry to the Central Business District from the residential neighborhoods to the west, and is literally on the bluff edge of the historic commercial district. The building defines the corner of the intersection, continues the building faces along Third Street and Myrtle and further defines the view down Myrtle to the river. Thank you in advance for your consideration of our request, and we look forward to meeting with you, discussing the project further and answering any questions you may have. Respectfully, Roger Tomten Associate, ARCHNET 107 Third Street North, Stillwater Minnesota Page of 3 3 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLE3RD STREET NORTH MYRTLE STREETPID#2003020420059 CONTACT: BROWNS CREEK WEST, LLC C/O Jon Whitcomb  651-351-5005 Office 651-283-4884 Cell Jon@metroeastcre.com www.metroeastcre.com VICINITY MAP ST04008C SURVST04C BOUNDARY/TOPOGRAPHYSURVEY COUNTY/CITY: REVISIONS: PROJECT LOCATION: LAND SURVEYING, INC.CORNERSTONE Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net DATE REVISION PROJECT NO. FILE NAME 107 LEGAL DESCRIPTION: THIRD ST. N. CITY OF STILLWATER WASHINGTONCOUNTY The following Legal Description is as shown on Stewart Title Guaranty Company Issued by its Agent, Land Title, Inc. Title Commitment No. 545351, dated September 21st, 2016. Parcel A West 90 feet of Lot 15, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel B: West 90 feet of Lot 14, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel C: The South 45 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel D: The North 5 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Abstract Property 11-13-17 INITIAL ISSUE CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Daniel L. Thurmes Registration Number: 25718 Date:__________________ THIRD &MYRTLE 0 NORTH10 20 EASEMENT NOTES: The following exceptions appear on the Stewart Title Guaranty Company Issued by its Agent, Land Title, Inc. Title Commitment No. 545351, dated September 21st, 2016 There are not survey related items shown on Schedule BII of said commitment. LEGEND SURVEY NOTES: UNDERGROUND ELECTRIC UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC UNDERGROUND TELEPHONE OVERHEAD UTILITY UNDERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN FENCE CURB [TYPICAL] CONTOURS FOUND MONUMENT 1/2" IP MARKED RLS 15480 SET 1/2" IRON PIPE MARKED RLS NO. 25718 CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT SANITARY MANHOLE CATCH BASIN STORM DRAIN FLARED END SECTION STORM MANHOLE FIRE DEPT. CONNECTION HYDRANT CURB STOP WATER WELL WATER MANHOLE WATER METER POST INDICATOR VALVE WATER VALVE BOLLARD FLAG POLE MAIL BOX TRAFFIC SIGN UNKNOWN MANHOLE SOIL BORING SPOT ELEVATION TRAFFIC SIGNAL CONIFEROUS TREE DECIDUOUS TREE AREA: TOTAL AREA AS SHOWN = 13,674 SQ.FT.THERE ARE 7 PARTIAL PARKING STALLS DESIGNATED ON THIS PARCEL INCLUDING 0 HANDICAP STALLS. EXISTING PARKING: CALL BEFORE YOU DIG! TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One Call DENOTES EXISTINGACCESS CONTROL AS SHOWN ON RECORD PLAT UNDERGROUND UTILITIES NOTES: THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPROMISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET NUMBER(S) XXXXXXX. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST. SITE WASHINGTON COUNTY, MINNESOTASECTION 28, TOWNSHIP 30 NORTH, RANGE 20 WEST,VICINITY MAP (NOT TO SCALE)NORTH11-13-17 PID#2003020420060PID#2003020420061PID#2003020420169 1. BEARINGS ARE BASED ON COORDINATES SUPPLIED BY THE WASHINGTON COUNTY SURVEYORS OFFICE. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER ONE LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER PUBLIC WORKS DEPARTMENT. 3. THERE MAY SOME UNDERGROUND UTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. A D C B A BC D PRELIMIN A R Y NOTE: TOPOGRAPHY TAKEN FROM SURVEY DATED 1-23-13. NO ADDITIONAL SURVEYING TO DATE.EXIST.CONDITIONSA1 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLE3RD STREET NORTH MYRTLE STREETPID#2003020420059 CONTACT: BROWNS CREEK WEST, LLC C/O Jon Whitcomb  651-351-5005 Office 651-283-4884 Cell Jon@metroeastcre.com www.metroeastcre.com VICINITY MAP ST04008C SURVST04C BOUNDARY/TOPOGRAPHYSURVEY COUNTY/CITY: REVISIONS: PROJECT LOCATION: LAND SURVEYING, INC.CORNERSTONE Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan@ cssurvey .net DATE REVISION PROJECT NO. FILE NAME 107 LEGAL DESCRIPTION: THIRD ST. N. CITY OF STILLWATER WASHINGTONCOUNTY The following Legal Description is as shown on Stewart Title Guaranty Company Issued by its Agent, Land Title, Inc. Title Commitment No. 545351, dated September 21st, 2016. Parcel A West 90 feet of Lot 15, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel B: West 90 feet of Lot 14, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel C: The South 45 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Parcel D: The North 5 feet of the West 90 feet of Lot 16, Block 19, Original Town (now City) of Stillwater, Washington County, Minnesota. Abstract Property 11-13-17 INITIAL ISSUE CERTIFICATION: I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Daniel L. Thurmes Registration Number: 25718 Date:__________________ THIRD &MYRTLE 0 NORTH10 20 EASEMENT NOTES: The following exceptions appear on the Stewart Title Guaranty Company Issued by its Agent, Land Title, Inc. Title Commitment No. 545351, dated September 21st, 2016 There are not survey related items shown on Schedule BII of said commitment. LEGEND SURVEY NOTES: UNDERGROUND ELECTRIC UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC UNDERGROUND TELEPHONE OVERHEAD UTILITY UNDERGROUND GAS SANITARY SEWER STORM SEWER WATERMAIN FENCE CURB [TYPICAL] CONTOURS FOUND MONUMENT 1/2" IP MARKED RLS 15480 SET 1/2" IRON PIPE MARKED RLS NO. 25718 CABLE TV PEDESTAL AIR CONDITIONER ELECTRIC MANHOLE ELECTRIC METER ELECTRIC PEDESTAL ELECTRIC TRANSFORMER LIGHT POLE GUY WIRE POWER POLE GAS MANHOLE GAS METER TELEPHONE MANHOLE TELEPHONE PEDESTAL SANITARY CLEANOUT SANITARY MANHOLE CATCH BASIN STORM DRAIN FLARED END SECTION STORM MANHOLE FIRE DEPT. CONNECTION HYDRANT CURB STOP WATER WELL WATER MANHOLE WATER METER POST INDICATOR VALVE WATER VALVE BOLLARD FLAG POLE MAIL BOX TRAFFIC SIGN UNKNOWN MANHOLE SOIL BORING SPOT ELEVATION TRAFFIC SIGNAL CONIFEROUS TREE DECIDUOUS TREE AREA: TOTAL AREA AS SHOWN = 13,674 SQ.FT.THERE ARE 7 PARTIAL PARKING STALLS DESIGNATED ON THIS PARCEL INCLUDING 0 HANDICAP STALLS. EXISTING PARKING: CALL BEFORE YOU DIG! TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One Call DENOTES EXISTING ACCESS CONTROL AS SHOWN ON RECORDPLAT UNDERGROUND UTILITIES NOTES: THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPROMISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES. GOPHER STATE ONE CALL LOCATE TICKET NUMBER(S) XXXXXXX. SOME MAPS WERE RECEIVED, WHILE OTHER UTILITIES DID NOT RESPOND TO THE LOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST. SITE WASHINGTON COUNTY, MINNESOTASECTION 28, TOWNSHIP 30 NORTH, RANGE 20 WEST,VICINITY MAP (NOT TO SCALE)NORTH11-13-17 PID#2003020420060PID#2003020420061PID#2003020420169 1. BEARINGS ARE BASED ON COORDINATES SUPPLIED BY THE WASHINGTON COUNTY SURVEYORS OFFICE. 2. UNDERGROUND UTILITIES SHOWN PER GOPHER ONE LOCATES AND AS-BUILTS PLANS PROVIDED BY THE CITY OF STILLWATER PUBLIC WORKS DEPARTMENT. 3. THERE MAY SOME UNDERGROUND UTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED. A D C B A BC D PRELIMIN A R Y NOTE: TOPOGRAPHY TAKEN FROM SURVEY DATED 1-23-13. NO ADDITIONAL SURVEYING TO DATE.SITE PLANSITE TRIANGLE NATIVE TO MINNESOTA ITEM COMMON NAME BOTANICAL NAME SIZE QTY. DOT DECIDUOUS OVERSTORY TREES: D.O.T. 1 KC KENTUCKY COFFEE TREE Gymnocladus dioica 2.5" Cal.,B&B 13 SkHl SKYLINE HONEY LOCUST Gleditsia tri inermis "skyline"2.5" Cal.,B&B 19 SuM SUGAR MAPLE Acer saccharum 2.5" Cal.,B&B 20 ABM AUTUMN BLAZE MAPLE 2.5" Cal.,B&B COT CONIFEROUS OVERSTORY TREES: C.O.T. 5 JP JACK PINE Pinus banksiana 6' Ht., B&B 6 NP NORWAY (RED) PINE Pinus resinosa 6' Ht., B&B 9 WP WHITE PINE Pinus strobus 6' Ht., B&B DUT DECIDUOUS UNDERSTORY TREES: D.U.T. 1 AM AMUR MAPLE Acer ginnala 6' Ht., B, BB 6 PD PAGODA DOGWOOD Cornus altemifolia 1.5" Cal. 14 JTL JAPANESE TREE LILAC Syringa amurensis japonica 1.5" Cal., BB 15 AS ALLEGHENY SERVICEBERRY Amelanchier laevis 1.5" Cal., BB CUT CONIFEROUS UNDERSTORY TREES: C.U.T. 1 BCJ BLUE COLUMNAR JUNIPER Juniperus chinensis var.6' Ht., B&B 2 PA PYRAMIDAL ARBORVITAE Thuja occidentalis pyramidal 6' Ht., B&B 3 RC RED CEDAR Juniperus virginiana glauca 6' Ht., B&B CLS CONIFEROUS LARGE SHRUBS: C.L.S. 1 AA AMERICAN ARBORVITAE Thuja occidentalis "techny"3' Ht. 2 BA BAKERS ARBORVITAE Thuja orientalis py. Bakeri 24" Dia. 4 JSY JAPANESE SPREADING YEW Taxus Cuspidata var.24" Dia. 5 MP MUGHO PINE Pinus mugo mughus 24-36" Dia. MCS MEDIUM CONIFEROUS SHRUBS: M.C.S. 2 DJY DWARF JAPANESE YEW Taxus cuspidata nana 24" Dia. 3 GA GLOBE ARBORVITAE Thuja occidentalis globosa'24" Dia. SCS SMALL CONIFEROUS SHRUBS: S.C.S. 1 BJ BROADMOOR JUNIPER Juniperus sabina "broadmoor"24" Dia. 2 CCJ CALGARY CARPET JUNIPER Juniperus chinensis "calgary carpet"24" Dia. 3 DMP DWARF MUGHO PINE Pinus mugo mughus var.24" Dia. LDS LARGE DECIDUOUS SHRUBS: L.D.S. 1 CL COMMON LILAC Syringa vulgaris var.3-4' Ht. 4 GN GOLDEN NINEBARK Physocarpos opulifollus luteus 3-4' Ht., BB 6 RD REDTWIG DOGWOOD Comus sangunea 3-4' Ht. 8 WV WAYFARINGTREE VIBERNUM Virurnum lantana 3-4' Ht., BB MDS MEDIUM DECIDUOUS SHRUBS: M.D.S. 2 AS AWATERER SPIREA Spirea bumalda 3' Ht. 4 DWE DWARF WINGED EUONYMUS Euonymus alautus compacta 3' Ht. 6 JB JAPANESE BARBERRY Berberis thunbergi 3' Ht. 11 ZH ZABEL HONEYSUCKLE Lonicera korolkowl sp.3' Ht. SDS SMALL DECIDUOUS SHRUBS: S.D.S. 1 AWS ANTHONY WATER SPIRAEA Spiraea bumalda sp.2' Ht. 2 CB CORALBERRY Symphonicarpos orbiculatus 2' Ht. 3 DGN DWARF GOLDEN NINEBARK Physocarpos opulifollus luteus (var.)2' Ht. 4 DKL DWARF KOREAN LILAC Syringa pallbiniana 2' Ht. 1 LANDSCAPE LEGEND A2site PLAN 1” = 20’-0” 1 A2 LOT DIMENSIONS; 90’ +/- X 150’ +/- LOT AREA; 13,500 SQ.FT. +/-(0.31 ac.) 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA9PERSPECTIVES 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA10PERSPECTIVES 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA11PERSPECTIVES 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA12PERSPECTIVES 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA13PERSPECTIVES 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLE35'-0"2'-0"11'-0"11'-0"WEST ELEVATION 1 / 8” = 1’-0” 1 A1 EAST ELEVATION 1 / 8” = 1’-0” 1 A1 A33 3 A33 3 A711'-0"EXT.ELEV’S 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLESOUTH ELEVATION 1 / 8” = 1’-0” 1 A1 NORTH ELEVATION 1 / 8” = 1’-0” 1 A1 11'-0"11'-0"11'-0"35'-0"2'-0"3'-6"9'-0"9'-0"9'-0"A8EXT.ELEV’S100'-0" 750.0’ 88’-0” 738.0’12'-0" 6 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEM1MATERIALSYOUR CUSTOM BLEND Mortar - Dark 10% - #710 Charcoal 80% - #320 Schoolhouse Red 10% - #108 Brownstone METROBRICK® meets the strictest standards - higher than TBX grade architectural thin brick. To be used with the following systems: Precast Concrete Panels, Tilt-up Concrete Panels, Prefabricated Metal Panels, Field Applied Systems/Applications and Cast in Place Concrete Elements. BRICK STONE; RUSTICATED STONE BASE; Rivard, St.Croix Stone STONE; CUT STONE DETAILING METAL CORNICE; Color; Bone White GLASS & METAL; BALCONY RAILING; Color; Black 6 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEMATERIALSM2 YEAR 30 WARRANTY 89 87 85 59 37 30 ULTRA-COOLULTRA-COOL®® D U R A N A RDURANAR®® C oat ingsCoatings 80 66 64 37 31 30 0 32 33 37 45 30 23 42 29 26 427 32 ARCTIC WHITE BONE WHITE RESERVE WHITE SANDSTONE SILVER GREY PUEBLO BEIGE SLATE GREY SIERRA TAN CHARCOAL GREY MEDIUM BRONZE EBONY SHASTA WHITE STATUARY BRONZE SKY BLUE PATINA GREEN REGAL BLUE HEMLOCK GREEN TERRA COTTA REGAL RED SHERWOOD GREEN COLONIAL RED HARTFORD GREEN BRANDYWINE MANSARD BROWN SERIES F: Standard Kynar 500® (.024") SERIES G: Premium Kynar 500® (.024") STOCK PVDF FINISHES Guaranteed performance just got better. As an industry benchmark, Kynar 500® coatings have long been known for quality and durability. Now, these coatings have become even better with the introduction of ‘cool’ technology providing enhanced performance for longer... guaranteed. no min quantity, no set-up charge 2 week standard lead time - Indicates ULTRA-COOL® color. - Indicates the Solar Refl ectivity Index (SRI). Higher numbers means greater refl ectivity and less heat gain. - Indicates a directional, lot-specifi c material. When specifying material for a project, panels with these fi nishes must be installed in all the same direction (180° not acceptable). greater solar refl ectivity increased energy effi ciency exceptional color stability superior chalk and fade resistance 8/12/18, 10(39 PMWindow & Door Design Tool | A-Series Hinged Door Page 1 of 2https://www.andersenwindows.com/ideas-and-inspiration/design-tool/a-…hite&exteriorTrim=4.5%22+Flat&exteriorTrimColor=White&side=Exterior A-Series Frenchwood® Hinged Patio Door Interior Exterior SUMMARY To purchase this product or customize it further, take this summary to your Andersen dealer. Product Name A-Series Frenchwood® Hinged PatioDoor Product ID#FWHID64611 Unit Width 75 1/4" Unit Height 82 3/8" Interior Color Vertical Grain Douglas Fir 8/13/18, 11'58 AMWindow & Door Design Tool | E-Series Double-Hung Window Page 1 of 2https://www.andersenwindows.com/ideas-and-inspiration/design-tool/e…White&exteriorTrim=5.5%22+Flat+Casing+w%2f+Sill+Nose&side=Exterior E-Series Double-Hung Window Interior Exterior SUMMARY To purchase this product or customize it further, take this summary to your Andersen dealer. Product Name E-Series Double-Hung Window DOORS; Andersen WINDOWS; Andersen 8/13/18, 11'53 AMWindow & Door Design Tool | E-Series Hinged Door Page 1 of 2https://www.andersenwindows.com/ideas-and-inspiration/design-tool/e…an&exteriorTrim=5.5%22+Flat+Casing&grilleLightsWide=3&side=Exterior E-Series Hinged Patio Door Interior Exterior SUMMARY To purchase this product or customize it further, take this summary to your Andersen dealer. Product Name E-Series Hinged Patio Door Product ID#HPI 6470 Unit Width 76" Unit Height 84" Interior Color Vertical Grain Douglas Fir 8/13/18, 12(02 PMWindow & Door Design Tool | E-Series Double-Hung Window Page 1 of 2https://www.andersenwindows.com/ideas-and-inspiration/design-tool/…t+Casing+w%2f+Sill+Nose&exteriorTrimColor=Cocoa+Bean&side=Exterior E-Series Double-Hung Window Interior Exterior SUMMARY To purchase this product or customize it further, take this summary to your Andersen dealer. Product Name E-Series Double-Hung Window METAL; Citadel, Envelope 2000, Colors; Pueblo Beige, Medium Bronze YEAR 30 WARRANTY 89 87 85 59 37 30 ULTRA-COOLULTRA-COOL®® DU R A N A RDURANAR®® C o a tingsCoatings 80 66 64 37 31 30 0 32 33 37 45 30 23 42 29 26 427 32 ARCTIC WHITE BONE WHITE RESERVE WHITE SANDSTONE SILVER GREY PUEBLO BEIGE SLATE GREY SIERRA TAN CHARCOAL GREY MEDIUM BRONZE EBONY SHASTA WHITE STATUARY BRONZE SKY BLUE PATINA GREEN REGAL BLUE HEMLOCK GREEN TERRA COTTA REGAL RED SHERWOOD GREEN COLONIAL RED HARTFORD GREEN BRANDYWINE MANSARD BROWN SERIES F: Standard Kynar 500® (.024") SERIES G: Premium Kynar 500® (.024") STOCK PVDF FINISHES Guaranteed performance just got better. As an industry benchmark, Kynar 500® coatings have long been known for quality and durability. Now, these coatings have become even better with the introduction of ‘cool’ technology providing enhanced performance for longer... guaranteed. no min quantity, no set-up charge 2 week standard lead time - Indicates ULTRA-COOL® color. - Indicates the Solar Refl ectivity Index (SRI). Higher numbers means greater refl ectivity and less heat gain. - Indicates a directional, lot-specifi c material. When specifying material for a project, panels with these fi nishes must be installed in all the same direction (180° not acceptable). greater solar refl ectivity increased energy effi ciency exceptional color stability superior chalk and fade resistance CANOPIES & COLUMNS SIDING 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEFLOOR PLAN - GARAGE 1 / 8” = 1’-0” 1 A GARAGE PLAN13'-0"20'-0"REAR YARD SETBACK20'-0"REAR YARD SETBACK62'-0"15'-0"FRONT YARD SETBACK5'-0"T H I R D S T R E E T M Y R T L E 15'-0" FRONT YARD SETBACK5'-0"16'-10" 12'-10" FOOT PRINT OF GARAGE PLAN IN ORIGINAL APPLICATION: 9,343 SQ.FT. FOOT PRINT OF GARAGE PLAN IN NEW APPLICATION: 8,486 SQ.FT. REDUCTION IN FOOTPRINT: 857 SQ.FT. north stair elevator parking lobby mechanical trash 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 2019 21 22 23 24 5'-0" SIDE YARD SET- BACK LINE OF PREVIOUS PROPOSAL A3 STORAGE 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEDINING EAST DECK KITCHENLIVING W.I. CLOS.BATH 1 RAMP LIVING DINING DINING EAST DECK EAST DECK LIVING KITCHEN KITCHEN LAUNDRY FOYER FOYER BEDRM. 1 BEDRM. 1 BATH 1 BATH 1 W.I. CLOS. W.I. CLOS. BEDRM. 2 BEDRM. 2 BATH 2 BATH 2 north stair south stair elevator commons FLOOR PLAN - LEVEL 1 1 / 8” = 1’-0” 1 A LEVEL 1PLANUNIT 1 GUEST UNIT UNIT 2 UNIT 3 FOYER LAUNDRY 1/2 BATH LAUNDRY UNIT 1: 1,943 SQ.FT., ONE BEDROOM, 1 ½ BATH UNIT 2: 2,050 SQ.FT., TWO BEDROOM, 2 BATH UNIT 3: 2,362 SQ.FT., TWO BEDROOM, 2 BATH GUEST UNIT: 335 SQ.FT., 3/4 BATH BEDRM. 1 BATH A4 VESTIBULE MAIL mecH 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEFLOOR PLAN - LEVELS 2-3 1 / 8” = 1’-0” 1 A1 LEVEL 2&3PLANDINING EAST DECK KITCHEN FOYER LAUNDRYBEDRM. 1 W.I. CLOS. BATH 1 LIVING DINING DINING EAST DECK EAST DECK LIVING KITCHEN KITCHEN LAUNDRY FOYER FOYER BEDRM. 1 BEDRM. 1 BATH 1 BATH 1 W.I. CLOS. W.I. CLOS. BEDRM. 2 BEDRM. 2 BATH 2 BATH 2 north stair south stair elevator commons UNIT 2UNIT 1 LIVING UNIT 3 LAUNDRY BEDRM. 2 BATH 2 UNIT 1: 2,315 SQ.FT., TWO BEDROOM, TWO BATH UNIT 2: 2,050 SQ.FT., TWO BEDROOM, TWO BATH UNIT 3: 2,362 SQ.FT., TWO BEDROOM, TWO BATH FOOT PRINT OF FLOOR PLAN IN ORIGINAL APPLICATION: 8,427 SQ.FT. FOOT PRINT OF FLOOR PLAN IN NEW APPLICATION:7,974 SQ.FT. REDUCTION IN FOOTPRINT: 453 SQ.FT. A5 mecH 06 Sept 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEROOF PLAN 1 / 8” = 1’-0” 1 A1 ROOF PLANSTORAGE GREEN ROOF north stair south stair elevator LOBBY ROOF DECK PATIO STORAGE ROOF DECK: 1,785 SQ.FT. wet bar seasonal toilet FOOT PRINT OF ROOF DECK PATIO IN ORIGINAL APPLICATION: 2,640 SQ.FT. FOOT PRINT OF ROOF DECK PATIO IN NEW APPLICATION: 1,785 SQ.FT. REDUCTION IN FOOTPRINT: 855 SQ.FT. A6 20 April 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA9PERSPECTIVES 20 April 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA10PERSPECTIVES 20 April 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA11PERSPECTIVES 20 April 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA12PERSPECTIVES 20 April 2018107 THIRD STREET N.STILLWATER, MN3RD & MYRTLEA13PERSPECTIVES HERITAGE PRESERVATION COMMISSION MEETING DATE: October 17, 2018 CASE NO.: 2018-27 APPLICANT: City of Stillwater REQUEST: Design Review request for the installation of a new restroom building to be located in Pioneer Park, in the Downtown Design Review District. ZONING: Central Business COMP PLAN DISTRICT: DMU-Downtown Mixed Use PREPARED BY: Abbi Jo Wittman, City Planner REQUEST The City of Stillwater is seeking to replace its existing restroom building in Pioneer Park. The (approximately) 29’ wide by 33’ long structure will be made exclusively of red brick with a standing seam metal roof. This is in conflict with what is shown on the plans. Additionally, the applicant has indicated they may choose to Rivard stone on a lower portion of the structure. There will be a single, vertical precast concrete belt course. The windows will be black, anodized metal. The design of the structure is similar to the (south) Lowell Park restroom building. APPLICABLE REGULATIONS AND GUIDELINES Municipal Code Section 31-209, Design permit states: • The Standards for Review , Sec. 31-509(f) indicates the HPC shall utilize the following standards: o Architectural character:  The suitability of the building for the intended purpose.  The consistency of the applications design with approved design guidelines.  The compatibility of the character of the design with adjacent development. o Historical structures, vistas, sites and the impact of development on these resources. o Special design guidelines for areas or districts of the city officially adopted by the city council. HPC Case No. 2018-27 HPC: October 17, 2018 Page 2 of 4 The Downtown Design Review manual indicates the following guidelines: Roofs • The predominant roof shape in the commercial core is flat (slightly sloped to drain), with articulated parapets. These parapets, often embellished with brick detailing, are often stepped or sloped to achieve a visually interesting yet harmonious sequence along the building façade. While commercial buildings were traditionally flat, this is a public, institutional use. The roof pitch will represent period architecture in the downtown area as well as traditional recreational structures on public lands. Materials Buildings within the commercial core were constructed with brick, stone or wood. Many of the original wood buildings have been lost to fire or decay, leaving the masonry buildings as the lone remnants. Compatibility with similar exterior construction materials in the immediate area is recommended in order to maintain the distinct character and harmony of the area. • An infill building and façade should be composed of materials similar to original adjacent façades (example: local brick or stone). • New buildings should not stand out against the others but be compatible with the general area. The structure is proposed to be constructed out of brick with a metal roof. These materials are consistent with the guidelines. While the use of Rivard stone would be aesthetically pleasing, it could detract from the 2nd Street North’s stone wall in this location. Color The relationship of the colors and tones used on new or improved structures must be compatible with the color and tone patterns already established by adjacent buildings. The tasteful use of color and accent can introduce variety and charm, whereas the indiscriminate use of colors and color combinations can overload the senses and produce visual conflict and chaos. Exercise caution in the use of colors and tone combinations and their patterns. The goal is to achieve an area-wide complementary blend of background colors combined with selected and limited uses of primary and focal colors. • The color of buildings should relate to the adjacent buildings colors to create a harmonious effect. • Avoid colors which visually overpower or strongly contrast with adjacent building colors and established downtown color schemes as a whole. • The color of brick or other natural building materials should dictate the color family choice. • Painting new infill buildings is prohibited. The City’s existing Lowell Park and Pedestrian plaza restrooms are two different brick with two different colored metal roofs. The City has asked the HPC to determine the final brick and roof color appropriate for this structure in this location. Photos of each of the existing restroom structures are found on the following page. The HPC is being asked to determine if dark red brick (like the Ped Plaza structure) or a lighter, mottled brick (like the Lowell Park structure) and what color of grout is more appropriate in this location. Additionally, depending on the chosen brick, the HPC should determine an appropriate color for the roof: light green, dark green (like the existing) or gray. HPC Case No. 2018-27 HPC: October 17, 2018 Page 3 of 4 Ped Plaza Restroom: Dark red brick with red grout. Gray shingle and a light green metal roof on the arch. South Lowell Park: Light, mottled red brick with natural grout. Gray standing seam metal roof. ALTERNATIVES The HPC has several alternatives related to these request: A. Approve. If the proposed design review request is found to be consistent with the Downtown Design Guidelines, the HPC should move to approve Case No. 2018-27. Staff recommends the following conditions of approval: 1. Stone shall not be used on the structure. 2. The belt course will be lowered to a location on the façade that is no greater than 1/3 the way up the wall face. 3. All minor modifications to the plans shall be approved in advance by the City Planner. All major modifications shall be approved in advance by the HPC. Determination of the distinction between “major” and “minor” is defined in the Zoning Ordinance. B. Approve in part. C. Deny. If the HPC finds that the proposal is not consistent with the approved Downtown Design Review District guidelines, and the requirements set forth approval of Site Alterations, then the Commission could deny the request. With a denial, the basis of the action is required to be given. Furthermore, the denial would prohibit the applicant from resubmittal of a substantially similar application within one year. D. Table. If the HPC needs additional information to make a decision, the requests could be tabled until March, 2015 meeting. FINDINGS AND RECOMMENDATION The proposed design of, and use of brick and metal materials on, the structure is consistent with the Downtown Design Review District. However, the use of stone in this location HPC Case No. 2018-27 HPC: October 17, 2018 Page 4 of 4 would detract from the historic 2nd Street South wall. Therefore, staff recommends approval of HPC Case No. 2018-27 with the aforementioned conditions. ATTACHMENTS Pioneer Park Project Plans PROJECT TEAM OWNER City of Stillwater Tim Moore, Public Works 216 North 4th Street Stillwater, MN 55082 651 .275.4102 tmoore@ci.stillwater.mn.us Superintendent ARCHITECT Mark S. Balay, RA Martina Foss Ashworth, AIA Mark S. Balay Architects 110 East Myrtle Street Stillwater, MN 55082 651 .430.3312 mark@balayarchitects.com STRUCTURAL ENGINEER Joshua Herzong, PE, LEED AP Herzog Engineering LLC 530 North 3rd Street Minneapolis, MN 55401 612.844.1234 josh@herzogengineering.com CONCEPT SITE PLAN LAUREL STREET TO THE NORTH 0 CENTERLINE OF EXISTING & FUTUREw m PUBLIC RESTROOM BUILDING Z U Ld N [ if 00 Y O0z mI- oW t L i0 Z GENERAL NOTES CONSTRUCTION NOTES 1. COORDINATE DEMOLITION OF EXISTING STRUCTURE WITH OWNER. 2. COORDINATE EXACT LOCATION OF NEW STRUCTURE WITH OWNER. SEE CONCEPT SITE PLAN FOR GENERAL LOCATION. 3. FIELD VERIFY ALL EXISTING AND PROPOSED CONDITIONS AND DIMENSIONS, INCLUDING MECHANICAL, PLUMBING AND ELECTRICAL DESIGN. 4. PRESERVE ALL EXISTING LANDSCAPING AND PARK EQUIPMENT UNLESS INDICATED AND COORDINATED WITH OWNER. 5. COORDINATE WITH OWNER AND OTHER CONTRACTORS SCHEDULE AND SEQUENCE OF CONSTRUCTION WORK. MECHANICAL NOTES 1. ALL WORK SHALL BE DESIGNED, CERTIFIED, AND PERFORMED BY OTHERS IN ACCORDANCE WITH CURRENTLY ADOPTED EDITION OF THE INTERNATIONAL BUILDING CODE, INTERNATIONAL MECHANICAL CODE, STATE OF MINNESOTA BUILDING CODE, AND LOCAL CODES AS ADMINISTERED BY THE LOCAL GOVERNING BUILDING OFFICIALS. 2. ALL MECHANICAL ENGINEERING SHALL BE DESIGN -BUILD BY OTHER LICENSED INDIVIDUALS, OR CORPORATIONS. NO MECHANICAL DESIGN WORK IS INCLUDED IN THIS DRAWING PACKAGE. 3. THE MECHANICAL DESIGNER/ CONTRACTOR SHALL OBTAIN ALL APPROVALS AND PERMITS REQUIRED AND COORDINATE FULLY AND DIRECTLY WITH THE OWNER. ANY PROPOSED, REQUESTED OR REQUIRED CHANGES TO THIS ARCHITECTURAL/ STRUCTURAL DESIGN PACKAGE SHALL BE COORDINATED THROUGH THE OWNER, AND BY THE OWNER, WITH THE ARCHITECT AND STRUCTURAL ENGINEER OF RECORD FOR REVISION AND RECERTIFICATION. PLUMBING NOTES 1. ALL WORK SHALL BE DESIGNED, CERTIFIED, AND PERFORMED BY OTHERS IN ACCORDANCE WITH CURRENTLY ADOPTED EDITION OF THE INTERNATIONAL BUILDING CODE, INTERNATIONAL PLUMBING CODE, STATE OF MINNESOTA BUILDING CODE, AND LOCAL CODES AS ADMINISTERED BY THE LOCAL GOVERNING BUILDING OFFICIALS. 2. ALL PLUMBING ENGINEERING SHALL BE DESIGN -BUILD BY OTHER LICENSED INDIVIDUALS, OR CORPORATIONS. NO PLUMBING DESIGN WORK IS INCLUDED IN THIS DRAWING PACKAGE. 3. THE PLUMBING DESIGNER/ CONTRACTOR SHALL OBTAIN ALL APPROVALS AND PERMITS REQUIRED AND COORDINATE FULLY AND DIRECTLY WITH THE OWNER. ANY PROPOSED, REQUESTED OR REQUIRED CHANGES TO THIS ARCHITECTURAL/ STRUCTURAL DESIGN PACKAGE SHALL BE COORDINATED THROUGH THE OWNER, AND BY THE OWNER WITH THE ARCHITECT AND STRUCTURAL ENGINEER OF RECORD FOR REVISION AND RECERTIFICATION. ELECTRICAL NOTES 1. ALL WORK SHALL BE DESIGNED, CERTIFIED, AND PERFORMED BY OTHERS IN ACCORDANCE WITH CURRENTLY ADOPTED EDITION OF THE INTERNATIONAL BUILDING CODE, INTERNATIONAL ELECTRICAL CODE, STATE OF MINNESOTA BUILDING CODE, AND LOCAL CODES AS ADMINISTERED BY THE LOCAL GOVERNING BUILDING OFFICIALS. 2. ALL ELECTRICAL ENGINEERING SHALL BE DESIGN -BUILD BY OTHER LICENSED INDIVIDUALS, OR CORPORATIONS. NO ELECTRICAL DESIGN WORK IS INCLUDED IN THIS DRAWING PACKAGE. 3. THE ELECTRICAL DESIGNER/ CONTRACTOR SHALL OBTAIN ALL APPROVALS AND PERMITS REQUIRED AND COORDINATE FULLY AND DIRECTLY WITH THE OWNER. ANY PROPOSED, REQUESTED OR REQUIRED CHANGES TO THIS ARCHITECTURAL/ STRUCTURAL DESIGN PACKAGE SHALL BE COORDINATED THROUGH THE OWNER, AND BY THE OWNER WITH THE ARCHITECT AND STRUCTURAL ENGINEER OF RECORD FOR REVISION AND RECERTIFICATION. DRAWING SHEET NUMBER NAME 1.0 GENERAL NOTES, DRAWING INDEX SITE PLAN, SYMBOLS LEGEND 2.0 FLOOR PLAN & ROOF PLAN 3.0 EXTERIOR ELEVATIONS 4.0 WALL SECTIONS NDEX 5.0 DETAIL INTERIOR ELEVATIONS, MOUNTING HEIGHTS SYMBOLS LEGEND DOOR TYPE XX WALL TYPE ELEVATION ELEVATION DATUM ROOM ROOM NAME & NUMBER X SECTION NUMBER / X,X DRAWING SHEET NUMBER X ELEVATION NUMBER / X,X DRAWING SHEET NUMBER X DETAIL NUMBER / X,X DRAWING SHEET NUMBER 01 KEYNOTE v X''x DIMENSIONS ARE DRAWN FROM FACE OF FRAMING, CONCRETE OR NOMINAL MASONRY, UNLESS NOTED OTHERWISE ON THE DRAWINGS Al DOCUMENT REVISION SYMBOL & NUMBER x V Vw H Vw O hZ W2f- V V Z r O(nVm OZNmw= c..L w<no Ow Cm ZC 3S_VaiWmm W KS rn05 WLr OV -'or OO m w wOF-Z ZOS S Z(n C SZQ'iZ r-(n QO-'w 3 zwr-w- trr- t`rwoc woaowazso oa F a`aa o3 oat. vsi cvoca a wo Q 0 W z z_ O LL_ Q n' Q O n 4_j nr V J o L LJ i IW , I f- w N O Lnn Ln J a q ln 11 5' o C CC) CQ CO o tiEn H Q Y Li vcl- Z O F-- o_ I C0mnLjw O JZ m OW pWY 1 o d W U O 1= 4 Z ro rn O O o cm D z Y z Q g 00 wQ o MARK S. BALAY ARCHITECTS, 2016 cove r2` P00F PLAN Z U 5CAL 1/4"-1'-0" FLOOPPLAN Z 2.0 5CALF; 1 / 4" =1' -0" PLAN KEYNOTES CONCRETE SLAB -ON -GRADE WITH POLISHED FINISH IN 01E>N ROOMS 101 & 102, PROVIDE FLOAT FINISH W/ SEALER IN ROOM 103 SINGLE SCORE BURNISHED BLOCK WITH STACK BOND PATTERN 02 AT ALL INTERIOR EXPOSED FACES OF CMU, LAYOUT PATTERN FOR FULL 8" NOMINAL JOINTS 03 ACCESSIBLE. WALL MOUNTED LAVATORY WITH ACCESSIBLE FAUCET, PROVIDE PIPE PROTECTION TO ALL SUPPLY AND WASTE PIPING EXPOSED BELOW LAVATORY 04 SURFACE WALL MOUNTED LAVATORY MIRROR, SEE A5.0 05 ACCESSIBLE WALL MOUNTED URINAL WITH OCCUPANT SENSOR FLUSH VALVE 06 ACCESSIBLE WALL MOUNTED WATER CLOSET WITH OCCUPANT SENSOR FLUSH VALVE 07 HDPE TOILET COMPARTMENT SYSTEM 08 ACCESSIBLE GRAB BARS, SEE A5.0 FOR MOUNTING INFORMATION 09 FLOOR MOUNTED STAINLESS STEEL MOP SINK WITH STAINLESS HSTEELWALLSPLASHCOVERSANDSWINGARMFAUCETASSEMBLY10 WALL MOUNTED SOAP DISPENSER, FURNISHED AND INSTALLED BY OWNER AT ACCESSIBLE MOUNTING HEIGHT 11 W6X9 STEEL BEAM ANCHORED IN PLACE WITH STUD SET IN GROUTED CMU CORES AS REQUIRED 12 SURFACE MOUNTED ACCESSIBLE DRINKING FOUNTAIN 13 ALUMINUM WINDOW ASSEMBLY 14 CONTINUOUS COR-A-VENT WEATHER RESISTANT RIDGE VENT WITH PREFINISHED METAL ROOFING SYSTEM RIDGE CAP 15 STANDING SEAM METAL ROOFING SYSTEM INSTALLED OVER CONTINUOUS SELF ADHERED ICE AND WATER BARRIER 16 CANOPY CONSTRUCTION COMPRISED OF STANDING SEAM ROOFING OVER ROSEN PAPER SLIP SHEET ON CONTINUOUS SELF -ADHERED ICE & WATER BARRIER OVER 1-1/8" EXTERIOR SHEATHING WITH NAILERS ARE REQUIRED TO ATTACH TO STRUCTURAL STEEL CANOPY CONSTRUCTION, SEE DETAILS, FASTENERS MAY NOT PROJECT THROUGH UNDERSIDE OF SHEATHING 17 8"X36" PREFINISHED ALUMINUM WEATHER RESISTANT LOUVER WITH INSECT SCREEN BELOW, INSTALL 1" FROM BRICK FACE 18 BABY CHANGING STATION, COORDINATE LOCATION WITH OWNER WALL TYPES EW EXTERIOR WALL TYPE: FACE BRICK VENEER TO MATCH LOWELL PARK RESTROOM IN TYPE, APPEARANCE AND COURSING, AND SPLIT ST. CROIX VENEER STONE, ANCHORED W/ GALVANIZED BRICK TIES SPACED 32" OC HORIZONTALLY AND 16" OC VERTICALLY MAXIMUM OVER MASONRY TECHNOLOGY INCORPORATED SURE CAVITY DRAINAGE AND WEEP SYSTEM ADHERED TO CONTINUOUS TYVEK FLUID APPLIED WEATHER BARRIER SYSTEM INSTALLED OVER 8" AUTOCLAVED CMU BACKUP W/ BURNISHED EXPOSED FACES, SEE STRUCTURAL FOR VERTICAL REINFORCING AND HORIZONTAL JOINT REINFORCEMENT REQUIREMENTS, FILL CORES W/ INSULATION PARTITION TYPE 1: OINTERIORIP18" AUTOCLAVED CMU WITH BURNISHED EXPOSED FACES, PROVIDE # 5 REINFORCING BARS SPACED AT 4'-0" OC MAXIMUM WITH DURO-O-WAL LADDER TYPE HORIZONTAL JOINT REINFORCEMENT SPACED AT 1'-4" OC VERTICALLY INTERIOR PARTITION TYPE 2: IP 6" AUTOCLAVED CMU WITH BURNISHED EXPOSED FACES, PROVIDE # 5 REINFORCING BARS SPACED AT 4'-0" OC MAXIMUM WITH DURO-O-WAL LADDER TYPE HORIZONTAL JOINT REINFORCEMENT SPACED AT 1'-4" OC VERTICALLY DOOR MOTES 101 1. ALL FOUR (4) DOORS TO BE SINGLE HOLLOW METAL DOORS & FRAMES OF SIZE 3'-0" X 7'-0". 2. FOR FINISH, HARDWARE AND FURTHER DESIGN INFORMATION, REFER TO LOWELL PARK RESTROOM. i A5T L VATION 2 NOP,,TH VATION 0 5CAL: 1/ 4"-11-011 M5T L VATION 5OUTH L VATION 0 5CAL: 1/4"-1'-011 3,0 5CALF; 1/4"-1'-0" ELEVATION KEYNOTES 01 CONTINUOUS COR—A—VENT WEATHER RESISTANT RIDGE VENT WITH PREFINISHED METAL ROOFING SYSTEM RIDGE CAP 02 STANDING SEAM METAL ROOFING SYSTEM INSTALLED OVER CONTINUOUS SELF ADHERED ICE AND WATER BARRIER 03 PREFINISHED METAL ROOF FASCIA, MATCH STANDING SEAM METAL ROOFING 04 FACE BRICK VENEER, MATCH SOUTH LOWELL PARK RESTROOMS BRICK TYPE, APPEARANCE AND COURSING 05 DOUBLE ROW LOCK BRICK STRUCTURAL FLAT ARCH 06 ARCHITECTURAL PRECAST CONCRETE WINDOW SILL 07 ARCHITECTURAL PRECAST CONCRETE BELTCOURSE OSDTSTRUCTURAL STEEL CANOPY CONSTRUCTION, PROVIDE PAINT FINISH TO MATCH STANDING SEAM METAL ROOFING 09 PREFINISHED METAL REGLET FLASHING, MATCH STANDING SEAM METAL ROOFING 10 24" DIAMETER PREFINISHED ALUMINUM WEATHER RESISTANT LOUVER WITH INSECT SCREEN 11 ALUMINUM WINDOW ASSEMBLY 12DGROW LOCK BRICK CIRCULAR ROUGH OPENING FORMING 24" DIAMETER MASONRY OPENING FOR LOUVER 13 SURFACE MOUNTED ACCESSIBLE DRINKING FOUNTAIN 14 8" X 36" PREFINISHED ALUMINUM WEATHER RESTISTANT LOUVER WITH INSECT SCREEN, INSTALL 1 " BACK FROM BRICK FACE 15 WALL MOUNTED LED LIGHT 16 8"X8"X3/8" STEEL BASE PLATE W/ 1/2" DIA X 12" STAINLESS STEEL THREADED RODS W/ LOCKING NUT FASTERNER, 4 EA PLATE, PROVIDE 3/8" THICKNESS EYE PLATE IN PROFILE AS INDICATED WELDED TO BASE PALTE WITH FULL CONTINUOUS FILLET WELD, PRIME W/ PAINT FINISH 17 1/2" DIA THREADED STEEL ROD WITH ADJUSTABLE YOKE ENDS THRU BOLTED TO EYE PLATES W/ THRU BOLT, NUT AND WASHERS AT EACH END, PRIME W/ PAINT FINISH 18 3/8" THICKNESS EYE PLATE IN PROFILE AS INDICATED WELDED TO W6X9 BEAM WITH FULL CONTINUOUS FILLET WELD, PRIME W/ PAINT FINISH 19 CONTINOUS SLOPED W6X12 BEAM WITH INTERMITTENT HORIZONTALHW6X12RIMBEAM, COPE AND PROVIDE CONT FILLET WELD AROUND HORIZONTAL BEAM BUTT JOINT W/ SLOPED BEAM, PRIME W/ PAINT FINISH N Z U U w OF H V W O ti Z jF- wr O} Q N F- O UNOO OKN ZO4i O Kmw OF-3K UUmWoo Oa Owf'F WS- w mgZo 3 pmm~Ci 2 Z W QF WO NS W V O.ZgF-NQ USOSNS Z ti N B Q O U N W K1- W I=- tOiCQd03 g Qla=.NOU O a O Q 0 W z z_ O LL. n., Q a_ a_ n V J i n'- 0 O W - ry W w CAI m 0 Ln m:: D Ln n w Q J J F e R E-: ccse" 3,:T czp c: A- 5 on 0 o CQ ccoLo Lo o CQ czI4 W G O U t+ Q Cn v m v; Z O a U c cnN Wo z m U w Li O W 0 1 av 0 H Q ro 0 N w Q 12 12T wDn: m Z n aY Q Q wQ 00 Cif MARK S. ©ALAY ARCHITECTS, 2016 L VATION5 10 SECTION KEYNOTES 01 ROOF STRUCTURE COMPRISED OF ROOF SHEATHING OVER ENGINEERED [1D ROW LOCK BRICK FORMING 24" MASONRY OPENING FOR LOUVER PREFABRICATED WOOD ROOF TRUSSES, SEE STRUCTURAL 02 STANDING SEAM METAL ROOFING SYSTEM INSTALLED OVER 16 ALUMINUM WINDOW ASSEMBLY CONTINUOUS SELF ADHERED ICE AND WATER BARRIER 17 PREFINISHED METAL FASCIA EDPREFINISHED METAL ROOF FASCIA, PROVIDE PRESSURE TREATED WOOD STUD BUILT UP CURB0318MATCHSTANDINGSEAMMETALROOFINGCONSTRUCTIONASREQUIREDTOPROVIDETRUSSBEARING ELEVATION AS INDICATED 04 CORRUGATED METAL PANELS AT SOFFITS, ORIENTED WITH RIBS PARALLEL TO ROOF TRUSSES, PROVIDE PERFORATED PANELS EXTENDED 4" UP FROM BACK OF SUBFASCIA FOR ATTIC VENTING, PROVIDE MATCHING METAL CHANNEL TRIM AT BOTTOM AND TOP EDGES OF SOFFIT PANELS 05 FACE BRICK VENEER, MATCH SOUTH LOWELL PARK RESTROOMSHBRICKTYPE, APPEARANCE AND COURSING 06 DOUBLE ROW LOCK BRICK STRUCTURAL FLAT ARCH 07 ARCHITECTURAL PRECAST CONCRETE WINDOW SILL 08 ARCHITECTURAL PRECAST CONCRETE BELTCOURSE 09 ARCHITECTURAL PRECST CONCRETE FLAT ARCH LINTEL, HMATCH BURNISHED CMU 10 BURNISHED SINGLE SCORE CMU WITH STACK BOND PATTERN, TYPICAL OF ALL EXPOSED INTERIOR CMU FACES 11 CONCRETE SLAB -ON -GRADE STRUCTURAL STEEL CANOPY CONSTRUCTION, PROVIDE PAINT 12DTFINISH TO MATCH STANDING SEAM METAL ROOFING PREFINISHED METAL REGLET FLASHING, 13D, MATCH STANDING SEAM METAL ROOFING 14 24" DIAMETER PREFINISHED ALUMINUM WEATHER RESISTANT LOUVER WITH INSECT SCREEN TRUSS BEARING 109'- 5 1/2" T. O. BOND BEAM 108'- 8" T. O. SLAB 100' - 0" 19 20 21 22 23 24 25 26 27 SEE STRUCTURAL FOR FOOTING AND FOUNDATION SYSTEM PROVIDE BURNISHED FACE SILL CAP BLOCK AT ALL WINDOW AND VENT SILL LOCATIONS 6" THICK SPLIT ST. CROIX LIMESTONE VENEER, RYVARD STONE INC. CORRUGATED PERFORATED METAL PANELS AT CEILING W/ 2" BLACK RIGID ACOUSTIC INSULTAION, PERPENDICULAR TO BEAMS W6X9 STEEL BEAM ANCHORED IN PLACE WITH STUD SET IN GROUTED CMU CORES AS REQUIRED PROVIDE R-38 UNFACED FIBERGLASS BATT INSULATION WITH EDGE BAFFLES AND VENTILATION CHUTES AT PERIMETER EXTERIOR TYPE-X GLASS BOARD SHEATHING FASTENED CONTINUOUSLY TO UNDERSIDE ROOF TRUSSES W/ CONT 6 MIL VAPOR RETARDER FULLY ADHERED MEMBRANE ROOFING APPLIED OVER ROOF SHEATHING W/ 2X4 WOOD JOISTS AT 2'-0" OC. FILL JOIST BAYS WITH UNFACED FIBERGLASS INSULATION PROVIDE ONE COURSE 6" BURNISHED CMU AT TOP OF EXTERIOR WALL CMU BACKUP AND IP1 AND 4" CMU AT IP2 TO PROVIDE BEARING LEDGE FOR STEEL CEILING BEAMS 28 CONCRETE SLAB -ON -GRADE STOOP, SEE STRUCTURAL C WAI L 5 GTION r2W&L 5 CION 3 W&L 5 CION 211,11- 011 rTl W 5 CTION o 5c& l ; 2 '' _ 1 ' ,o' W&L 5 CTION L0 5CAI : 2 11 I - ,OI I r S W V Z U J C C I li LK J Q O Lil z Z_ 0 LL- CD o- n 4- V 1 0 W I I w 0 U J m Ln n cl w Q J J F- F1: y ip q V sTM cl 4, A.k:. 9Q o P w U m n z O i i I F- a- vcc N w 0 0 z mw o 2 1w I QI co w Q N Q 0 m z 0 Lr Q 0 Q C) W Q 0 5 C1' IONS 10 I uvitwi F/rX/T1 LFVATION AT WINDOW 5'o 5GA l : 21,-1,-01 URINAL - FRONT 17" MIN CLEAR KNEE SPACE i 8" MIN xx INSULATED z PLUMBING 6" MAX z ' LAVATORY SIDE yAr CA5c YGC 5VL MOUN11NI II I1-011 2 INS" LMTION AT WINDOW uo 5c&l : 2 ,I--011 ACCESSIBLE URINAL -FRONT INSULATED PLUMBING r CLEAR FLOOR no I SPACE 2'-6" LAVATORY FRONT ANPAFn5 DRINKING FOUNTAIN ACCESSIBLE & STANDARD BABY CHANGING STATION 3R" 6" i 12" 42" MIN MAX - 40" MAX O1 - L CM I n 42" MIN I. 16" - 18" ACCESSIBLE WC - FRONT 00 48" MIN ACCESSIBLE WC - SIDE z co T 15 14 m 3 INS' LMIION AT PLUMP WL 1 ELEVATION KEYNOTES 01 FACE BRICK VENEER, MATCH SOUTH LOWELL PARK RESTROOMS BRICK TYPE, APPEARANCE AND COURSING 02 DOUBLE ROW LOCK BRICK STRUCTURAL FLAT ARCH 03 ARCHITECTURAL PRECAST CONCRETE WINDOW SILL 04 ARCHITECTURAL PRECAST CONCRETE BELTCOURSE 05 ARCHITECTURAL PRECAST CONCRETE FLAT ARCH LINTEL, MATCH BURNISHED CMU 06 6" THICK SPLIT ST. CROIX LIMESTONE VENEER, RYVARD STONE INC. 07 CORRUGATED METAL PANELS AT CEILING, ORIENTED PERPENDICULAR AND LOOSE LAID OVER STEEL BEAMS 08 W6X12 STEEL BEAM ANCHORED IN PLACE WITH STUD SET IN GROUTED CMU CORES AS REQUIRED, SEE STRUCTURAL 09 PROVIDE ONE COURSE 6" BURNISHED CMU AT TOP OF EXTERIOR WALL CMU BACKUP AND IP1 OR 4" CMU AT IP2 TO PROVIDE BEARING LEDGE FOR STEEL CEILING BEAMS 010 BURNISHED SINGLE SCORE CMU WITH STACK BOND PATTERN, TYPICAL OF ALL EXPOSED INTERIOR CMU FACES 11 ACCESSIBLE WALL MOUNTED LAVATORY WITH ACCESSIBLE FAUCET, PROVIDE PIPE PROTECTION TO ALL SUPPLY AND WASTE PIPING EXPOSED BELOW LAVATORY 12 2'-0"X4'-O" SURFACE WALL MOUNTED LAVATORY MIRROR 13 WALL SURFACE MOUNTED VANITY LIGHT FIXTURE, CENTER OVER VANITY 14 LEDGE AT CHANGE IN THICKNESS AT TOP OF WALL, TYPICAL 15 STEEL TOILET STALL PARTITION, TYPICAL AT ALL STALLS INSTALL PER MANUFACTURER'S RECOMMENDATIONS 8" CMU PARTITION TO FINISHED HEIGHT 8'-8" ABOVE TOP16E>P OF SLAB ELEVATION, CENTER STEEL BEAM OVER PARTITION wW;Soow o w=z q cn = min=n wr-- o aGow G pU VC'¢WQp3 OW'T t Zw m UU Wp O IW- OF-ti I CjUWUV .NZ=W W zoT a zwvi c izc az F-v V nctnwZY ZOU Qa'wwZ wzwpo pap azxp od azao a vz oa awo Q 0 Lv z z O LL_ LL, 4 Q n n V J E N LLJ0 o W w Cam) O L-n m D Lo LEI Q J_ Kw Cy sTvYf " o LoLocccDQ) Lo cD c a) 2 RS cz a3 0 LY z 0 a_ U mv5 W 0 o z U ow' w Y gwwU Z W i lo r Q 0 Q w w z 2Lr) i Q w¢ 00 o MAR,A LAY A RANI 2016 P f& L 5 i a