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Home My WebLink AboutDowntown Entry Corridor Study 11/19901 flu u r a� t DOWNTOWN STILLWATER ENTRY CORRIDOR STUDY NOVEMBER 1990 DOWNTOWN STILLWATER ENTRY CORRIDOR STUDY TABLE OF CONTENTS PAGE NO. Introduction 1 Planning Process/Meetings 3 Goals and Principles 5 Entrance Corridor Descriptions 6 Phase I Improvements 12 Overall Implementation Program 22 Appendix ENTRANCE CORRIDOR PARTICIPANTS STILLWATER HERITAGE PRESERVATION COMMISSION Duane Hubbs, Chairperson Jeff Johnson Marlene Workman Ray Zaworski Dick Hauer Robert Kimbrel Shawn Draper LOCAL BUSINESS PEOPLE AND INTERESTED CITIZENS Mark Balay Jelle De Boef Mike McGuire Julie McGuire Amy Stefan Tim Stefan Bob Raleigh Steve Johnson, DNR Martha Hubbs Jennifer Tschumper, Chamber of Commerce Clayton Patterson Richard Kilty STAFF TEAM Scott Wende, FORECAST, Public Artworks C.J. Lilly, Short, Elliott and Hendrickson Ann Terwedo, Planner Steve Russell, Community Development Director Shirley Montbriand, Secretary MANY THANKS TO - The William Sauntry Bed and Breakfast The Rivertown Trolley Dr. William Morrish, University of Minnesota, Director, Design Center for the American Urban Landscape INTRODUCTION: Downtown Stillwater, on the banks of the St. Croix River, is a unique commercial district. Nowhere in Minnesota is a local commercial historic district (soon to be a National Register District) abutting a National Wild and Scenic River. This contrast of an historic city "core" along a natural,river valley presents a picturesque site. The entrances to Stillwater are an important first view of this community. The break from the natural environment to the built -environment is a dramatic statement which sharply defines the Downtown area. Stillwater Downtown Plan improvements are aimed to, first improve the infrastructure, and second to provide amenities for the enjoyment and movement of pedestrians throughout downtown. These improvements have been planned to compliment the existing historic character of Downtown Stillwater. The entrances improvements which will be described later in this report are recommended from a series of workshops conducted in September and October of 1989. These entrances are described as the South Corridor, North Corridor, Bridge Corridor, and Myrtle Street Corridor as shown on the attached drawing. Each area has their own unique visual features, yet provide a welcome to Downtown Stillwater. During Public Hearings on the Downtown Stillwater Phase I improvements concerns were expressed regarding the proposed entryway improvements. These proposed improvements included bluff landscaping and lighting and new entry signage. On August 16, 1990, the Downtown Plan Action Committee discussed tale entryway improvements. It was concluded that additional study of the entryways was needed to make sure the improvements were not only consistent with the Downtown Plan improvements but were sensitive to the natural features of the St. Croix Wild and Scenic River Valley and the historic resources in Downtown Stillwater. The Downtown Plan Action Committee referred the study to Stillwater Heritage Preservation Commission. T;iis Commission's major purpose is to safeguard the communities cultural, natural, visual, or architectural history. The entrance corridors to Downtown Stillwater reflect the natural environment and the historic integrity of the area. Improvements to these entryways will influence these important elements as the first impression of Downtown Stillwater. I I N PLANNING PROCESS e Stillwater Heritage Preservation Commission and the entrance corridor participants first met on September 10, 1990 at the William Sauntry Mansion. The topic of the meeting was to review and discuss the existing conditions in the four entrance corridors; Highway 36/95 South and Highway 95 North Entrances, Myrtle Street Entrance and Bridge Entrance. The group took a short tour on the Rivertown Trolley to view the four corridors. They were distributed a questionnaire on each of the four entrance corridors. These questionnaires included topics such as existing activities, physical characteristics, values and meanings, and future improvements to these areas (see Appendix A, Sample Questionnaire and results). The group reviewed and discussed their answers to the questionnaires after the trolley tour. After each corridor was discussed, the participants established a preliminary set of goals and principles. This was then reviewed by the City Staff. After the September 10, 1990 Entrance Corridor Workshop meeting, the Project Team reviewed the questionnaire results. The answers to the questionnaires were broken into four categories, including Existing Conditions - positive and negative responses, activities, the meaning and/or values of each entrance and future improvement recommendations. The goals and objectives were then refined. From this, a conceptual plan for the area was developed. On October 1, 1990, the Heritage Preservation Commission and the Entrance Corridor Participants met for a second time. The group broke into sub -groups -to discuss each of the four entrance corridors. Implementation recommendations for each entrance corridor was presented to the group. From this meeting, an implementation program was established. The implementation program is described in detail in that designated section. The Heritage Preservation Commission and the Entrance Corridor Participants met for a third time on October 22, 1990. The various implementation program for all corridors was presented to the group. Discussion followed based on the discussion and priorities, budget and project feasibility entryway treatments are recommended to the Action Committee for Phase I Implementation as part of the Downtown Improvement Program. OTHER ISSUES FOR CONSIDERATION During the three Entrance Corridor Workshops, special areas and sites were discussed by the Entrance Corridor Participants. Although they were not defined in the scope of work for this study, it was agreed that they should be briefly described in this report as important areas for future study by the City of Stillwater and/or consideration as special sites in the Stillwater Downtown Plan. These sites include: AIPLE PROPERTY - Develop a park plan for the site which would include a da-Finition on Ine type of pubic recreational activities the site could support. LOWELL PARK - Design a landscape plan and park use for this park which Will - screen off cars from the park and the river. - recall the original recreational intent of this park. RIVER ENTRANCES TO STILLWATER - Develop a specific river entrance plan possibly as part of Lowell Par plan that will: - provide public facilities for river users - provide public information on Stillwater attractions. - establish a welcome to historic Stillwater through landscaping, and design elements defined in the Downtown Plan. STAIRWAYS AND PATHWAYS - The Chestnut Street, the Laurel Street, the Highway 95, and most significant, the Main Street stairway are important pedestrian entrances to Downtown Stillwater. The stairways have provided a very important link to Downtown Stillwater from the residential neighborhoods since they were the first constructed in the late 1800's. Early Wilson photos from the 1870's show the Main Street steps constructed of wood. Develop a public improvement and lighting improvement program for the stairways. KOLLINER PARK - Develop a park plan for future use of this site. GOALS AND PRINCIPLE5 The following Goals and Principles establish a basis for the Implementation Program for the Entryway Corridors to Downtown Stillwater. These nine broad statements show sensitivity to both the natural environment of the St. Croix River Valley and historic Downtown Stillwater. Each statement was developed through the discussion process during the Entry Corridor Workshops. 1. Emphasize the special features and unique qualities of each entryway while screening unattractive elements. 2. Highlight and improve historic landmarks, the natural setting, and 'highway wayside areas. 3. Maintain strong visual boundaries and definition between the Downtown and surrounding natural landscapes and urban residential areas by maintaining and strengthening the existing entryways. 4. Entryways shall maintain and enhance existing contrasts in color, landscape, topography and appearance; 1. Colors: Green, browns to medium grey and tan in color, landscape, topography and appearance. 2. Lighting: Maintain low intensity lighting along entryway with increased lighting in commercial downtown area. 3. Land Use: Strip commercial through a green non-commermcialf natural area of the St. Croix Valley to a rivertown. 4. Views: Short immediate views to longer views and vistas of landmarks, church steeples and large residences beyond. 5. Provide various avenues to enter the Downtown by car, foot, bike, boat and train. 6. Maintain and preserve existing entryways. 7. Public or private signs along entryways should not detract from entryway experience. 8. Use signs or sign symbols that are simple, made of natural material and consistent with the Downtown historic character. 9. No additional commercial appearing activity shall be allowed between the bluff and the river along the north and south entryways. ENTRANCE CORRIDOR DESCRIPTIONS The next section describes each corridor in detail, then reviews the questionnaire results from the workshop held on September 10, 1990 as discussed in the Planning Process Section. From these descriptions and questionnaires, goals and objectives were established and conceptual plans for each corridor was developed. These conceptual plans are outlined after this section. The sample questionnaire and results are shown on Appendix A and B. SOUTH ENTRANCE CORRIDOR Entrance Description - Traveling east on State Highway 36 from the commercial strip in Oak Park Heights/Stillwater, the Washington County Government Center, the Northern States Power King Plant, and various residential land uses can be viewed. Once past the Exit 23, Bayport/Oak Park Heights overpass, the St. Croix River valley opens up to the eye. Summer recreation activities on the St. Croix are in clear view. The large expanse of water along with the river bluffs makes a breathtaking entrance to the river valley. As State Highway 36 veers northward and merges with Highway 95, the road drops below the tree line so the river can no longer be clearly viewed. At the base of the decent, Sunnyside Marina, there are cluttered billboards and residential structures. The natural environment overtakes the highway at this point. The natural vegetation, and sheer bluffs on the west side of the highway creates a natural tunnel forcing one northward. A break from the tunnel is the Oasis Gas Station. The Aiple Barge Terminal can be seen on the east side of the highway. The St. Croix River is open to view at this point. Once past the Aiple terminal, the natural environment again takes over. Suddenly, river views begin to open up and the historic Lift Bridge can be seen through the trees. The elevator, Dock Cafe, and Brick alley is set before the eye. As the highway veers slightly northwest, the whole city opens up. The historic buildings, church steeples, lights, signs, parked cars and pedestrian activity is there. The river town environment takes over almost instantly. Questionnaire Response - The major response to the existing conditions of the South Entrance was similar to the North Entrance. The natural bluffs and vegetation along the St. Croix River Valley and the contrast of the historic buildings is an important statement to the entrance of the Downtown. The general meanings and/or values to this entrance was the statement that this is the most "heavily" used entrance to Stillwater and the St. Croix Valley. It provides an important separation between the strip area of Oak Park Heights and the historic "old" Downtown Stillwater. Negative responses to this area include traffic, -poor public and private signage and the view of heavy parking in front of the Brick Alley at the entrance. Major improvement suggestions to this area from the questionnaire are screening parking, opening views to the river, removal of unneeded signage and improvements or replacement of existing entrance signage. NORTH ENTRANCE CORRIDOR Entrance Description - The railroad bridge in the residential area known as "Dutchtown" on State Highway 95, North of Downtown Stillwater, begins the north entry to the community. Once south of the bridge, the vegetation and sheer bluffs surround the highway. The old St. Paul to Stillwater railroad c0 line runs parallel with the highway river can be seen through the dense slightly southwest, the historic homes circling Downtown open -up. Along this stretch veiled views of the vegetation. When the highway veers and church steeples on the river bluffs At the railroad spur line, a bump in the road jostles the senses. The Minnesota Zephyr and Territorial Prison Site are presented as the entrance gates to Downtown Stillwater. Viewed south from this point are blue warehouse buildings, Staples Mill, and the new three story Desch office building. Vacant land and an old converted service station are located on the east side of the highway providing an opportunity for redevelopment and enhancement of the area. Questionnaire Response - The major positive response to the existing conditions of the North Entrance to Downtown is the natural environment of the bluffs and vegetation along the St. Croix River Valley. Activities in this area include traffic and a small amount of recreational activities. Joggers and bikers often use Highway 95. A major meaning or value of this entrance is the quick transition from the natural environment to the historic built environment. The natural bluffline defines or frames Downtown Stillwater. Negative responses to this area include unkept wayside markers, visible utility poles and unattractive warehouse buildings. Major improvement suggestions to this area from the questionnaire include a general cleanup, removal of utility poles, and improvement to the Tamarack House and prison site. Historical markers to make them more distinguished. A full outline of improvements are described in the Implementation Section. MYRTLE STREET CORRIDOR Entrance Description - The Myrtle Street entrance to Downtown Stillwater is a secondary entrance used primarily by residents of Stillwater and those entering Stillwater from Highway 12. Proceeding east on Myrtle Street, crossing Owens and Greeley Streets, the area is residential with corner -store variety /commercial uses, parking lots, and churches. At Harriet Street, the entrance to Downtown Stillwater begins. Myrtle Street veers slightly at a northeast angle then suddenly the whole St. Croix River Valley and Downtown Stillwater can be seen. The historic gazebo, along with the Hooley's sign at the river's edge, are the focal points which draw your senses down the hill. Church steeples, rooftops and the Wisconsin river bluffs are proceeding down east toward the river. The gazebo and Hooley's signs are always in sight. At Fourth Str�?et higher density residential land uses and commercial offices take over. Third StreeL is the break between residential and Downtown commercial historic buildings and parking lots proceeding eastward toward the river. Questionnaire Response - The major positive responses to the existing conditions of the Myrtle Street Entrance was the views to the Lowell Park Pavilion and the river. The historic buildings and churches were also an important visual element. A general meaning and/or value to this entrance was that this entrance was not a pri+nary entrance but a secondary one used by residents of Stillwater. Myrtle Street provides a break between the residential and commercial area. Activities along this corridor include trafl=ic, biking, and walking. The negative responses to this area are the lack of 4rees, lights, and utility poles. The "Super America" signage and Hooley's sign were negative visual elements. Improvements to this area from the questionnaire include removal of bad signage or a rest area on Myrtle Street and screening parking lots. BRIDGE ENTRANCE CORRIDOR Entrance Description - As one proceeds New Richmond, Somerset, and the agricultural plains of Wisconsin along Highway 65, the countryside begins to change from farmlands to forests and rolling hills. At Houlton, the road veers to the right and begins to descend through heavier vegetation. Cornfields and dairy cattle are left behind when views of the historic Stillwater Lift Bridge can be seen, first in sections and then in full view. You are suddenly in a different place. Church steeples and red brick buildings silhouette the eastern river bluff with riverboats and a green ribbon of park land and grey concrete walls defining the river's edge. The bridge begins to retreat as you draw closer. Suddenly, with a jolt, you realize there are parks on the right and left, riverboats, train rides, dining, and shopping. What is this strange place? Where shall I park? Questionnaire Response - The Bridge Entrance to Stillwater is similar to the entrance one views as they approach Stillwater by boat. The positive responses to this entrance include the panoramic silhouette of the rivertown with the river boats, Lowell Park historic commercial buildings, church steeples, and beautiful bluffs. A major meanings and/or values to this entrance was a "beautiful river city". Negative responses to this entrance are the lack of screening for the parking along Lowell Park and Mulberry Point. Some private signage and lighting was poor. Improvements as suggested in the questionnaire are improvements to the Lowell Park waterfront, screening the parking, and the addition of entrance signage somewhere along the corridor. Development of Conceptual Plan During the September 1.0, 1990 Workshop, answers to the questionnaire were discussed and goals and objectives were defined. A framework was then established for the development of a conceptual plan for each corridor. These concept plans follow this section. M4 o cc z w 0 YCC p I V t�� x U) �T� c W 71 d Ui IQ � L • v ■ xri � hA ' e-XI�- r�� cc r f Z R �0 cc O _0 � Z c O U OC W CC H Q z 3 w -J _J 2 P cc H N O Z T) r T ski ILRma d w+. �s� MRFmr N W a 2 'W c V w 0 r OC Q m 3 W H N 0 CD Q cc z W PHASE I IMPROVEMENTS The previous sections describe entrance corridors unique features, the goals and principles, and the concept plans which set a framework for the Implementation Program. The following section lists the implementing actions that together make up the Entryway Implementation Program. This section draws from the overall implementation program a list of First Phase implementing actions. The Phase I improvements recommended below were prioritized by the Entrance Corridor Participants and then reviewed with budget and costs for implementation. The recommendations were then reviewed according to the feasibility for Phase I implementation. The implementing actions and estimated cost is listed below by entry corridor.After that, improvements in each corridor are described with illustrated drawings. SOUTH CORRIDOR Vegetation planting management $28,749.00 Entryway sign and improvements 26,371.00 BRIDGE CORRIDOR free tri--ing (open views) 11,745.00 Water/Chestnut improvements 7,000.00 NORTH CORRIDOR Vegetation planting and management 13,685.00 Tamarack site 12,260.00 $99,810.00 MYRTLE STREET None proposed �2— SOUTH CORRIDOR Vegetation Planting and Management - South Corridor improvements include vegetation management consisting of tree trimming and brush clearing to open up selected view, dead tree removal, tree planting, and wildflower planting. A landscape plan will provide the basis for First Phase improvements and landscape maintenance in future years. Sign A new South Corridor sign as shown on the image South Entry perspective sign design is the second South corridor improvement. The sign would be repositioned to better frame entrance views and be reduced in height. A stone and wood base will provide the supports for the new sign. Landscaping and sign lighting would complete the project. The illustration shows how the new sign area would look. The cost of the South entrance improvements is $52,324 or just over half of the total entryway budget. GROUNDCOVERS GRAVEL BOURDER STILLWATER LOGO - CARVED INTO TIMBERS STONE BASE i w. rr " s r M ,I r HEAVY TIMBER SIGN PLAN VIEW SCALE 1:4 RELOCATFQ FLAGPOLE FRATERNITY SIGNS. 1 I THE W4THPLACE OF MI NNE50TA ELEVATION DRAWING SCALE 1:4 APPROVED FILE NO. PREPARED BY CONCEPT PLAN FOR DATE SHORT ELLIOTT HENDRICKSON, INC. DRAWING NO. ST. PAUL, MINNESOTA 0 CHIPPEWA FALLS, WISC STILLWATER ENTRY SIGN II� NORTH CORRIDOR Vegetation Planting and Management - As with the South Corridor, a landscape managernenti elan would be prepared and implemented as a Phase I project. Trees would be trimmed, dead trees removed, accent trees and bushes planted, and wall areas exposed to reveal stone outcroppings. Tamarack site improvement includes paving the parking lot and driveway, landscaping an area for a picnic table, bench and trash receptacle as shown on the site perspective. The design elements of the improvements would be similar to the Boom Site design elements using stone and heavy timbers. RO PLAZA BLUFFLINE RETAINING WALL SIDEWALK -- '::t' �ti PARKING Q SHRUBS PICNIC TABLE PRAIRIE GRASSES AND WILDFLOWERS + ME IIAN + .I PLAN VIEW SCALE 1:30 r • � v. A y F�1 y ✓ Aw `a _ L HISTORIC MARKER HWY.95 APPROVED PREPARED BY DATE SHORT ELLIOTT HENDRICKSON, INC. NOV.1990 ST PAUL, MINNESOTA • CHIPPEWA FALLS, WISC 1-7 SECTION/ELEVATION SCALE 1:20. CONCEPT PLAN FOR FILE NO. 89255 TAMARAC HOUSE DRAWING NQ HISTORIC MARKER BRIDGE CORRIDOR Vegetation Planting and Management - along the corridor includes tree trimming at the base o t�tillwater-Houlton Bridge to open City views for travelers entering from the East. The trimming would take place in Kolliner Park on the North and south sides of the roadway as shown on the Bridge Entry perspective. Vacant Lot - at the corner of Water and Chestnut Street would be improved as a second bridge project. Vines would be planted along the building walls, shrubs planted along the sidewalk, three large white pine trees planted on the site, and gravel spread over the surface of the lot. An illustrated drawing shows the appearance of the bridge entry corridor views from the West after Phase I streetscape improvements, future Lowell Park improvements and bridge entry corridor improvements. l \ AA3 OTHER SPECIAL IMPROVEMENTS Because obudget imitations or timing constraints, three improvement projects were not included in -the First Phase recommendations but are recommended by the committee as projects that should be given priority consideration. These projects include pedestrian and bike paths running from Downtown to the north and south City boundaries and beyond. Stairway maintenance and improvement to four existing stairways leading to Downtown from the surrounding residential neighborhoods and Prison Plaza improvements. *Pedestrian/vehicle pathways - With improvements to Highways 36 and 95 being planned in conjunction with a new Highway 36 bridge, it is difficult to specifically define the location or type of pedestrian and bicycle pathways connecting Downtown with destinations to the South. A pedestrian/bicycle path does connect Afton State Park to Interstate 94. It was recommended during report preparation that a trail system should connect Afton State Park to O'Brien State Park through Downtown Stillwater. This improvement is a high priority of the entryway plan but the time is not yet right for implementing the idea. It would be important to coordinate such a project with Washington County, MnDOT, DNR, and the other local governments along the route. *Downtown Stairs - The existing Laurel Street, Chestnut Street, and Main Street stairs are currently in various states of repair. The Parks and Public Works Directors compare the stairs to a car that needs constant maintenance. Beside the condition of the stairs and railings, lighting and maintenance of areas around the stairs is of concern. In addition, the stairs currently in use, a fourth stairs located just South of the Oasis Restaurant is no longer in disrepair but salvageable with reconstruction. The committee feels strongly that these connections from the surrounding residential areas to the Downtown were vital residential areas to the Downtown were vital residential as well as pedestrian access to Downtown. The Committee felt the City should do what is necessary to improve or reconstruct the stairs if needed, to maintain these connections in a safe condition. To do this, the Committee recommends the Public Works Department prepare a detailed conditions of stairways report that could be used to program Phase II and Phase III improvement. *Prison Plaza - A third project that the Committee felt was important but was not preparea to make specific recommendations on was for the Prison Plaza area (the open space and wayside area in front of the old prison). There currently is a historical marker at that location along with North Main entry signage. The Committee felt the site has potential for significant improvement but was not sure what should be done. With the changes and improvements to the North Main Street area, the future of the old Prison Site Plaza may become clearer. An illustration shows the existing sites and its relationship to the surrounding area. Some of the improvements suggested the addition of a second or third 'historic marker designating the site, "The First Territorial Prison", and "The Prison Where the Younger Brothers Were Incarcerated", providing a clearer connection with the Warden's House, relocating a North Entryway sign, clear vegetation from the south prison walls, screen buses and larger vehicles from the rear of the site. OVERALL IMPLEMENTATION PROGRAM This implementation section describes the actions necessary to implement the entryway corridor plan. Some of the actions can be achieved annually through maintenance and routine activity. Other activities will require additional planning and funding in order to implement the project. Overall, the implementation program provides the City with a comprehensive approach to maintaining and improving the entryways to Downtown Stillwater. The implementation program is first described in terms of specific entry corridors; North, South, Bridge, Myrtle Street or other. The discussion of each corridor implementation measures are listed in the following table. The table lists the implementation measures, then describes the measure in terms of responsibility for implementation, timing of action, cost and location of activity. SOUTH CORRIDOR The South entry corridor begins when one descends from Highway 36 and the West Stillwater Business Park, then turns North from Sunnyside Marina along the St. Croix River into Downtown Stillwater. This entry is the most heavily used and commonly recognized entryway with over 15,000 trips per day traveling this stretch of road. As one enters from the South the vegetation and steep chalk cliffs frame the roadway and are the features most often mentioned by people entering the Downtown from that direction. The plan and implementation program for the South entryway includes: LANDSCAPE PLANTING AND MANAGEMENT PLAN - prepare a landscape improvements management plan that includes the fo-17owing elements: - maintains existing vegetation with provision for some selective trimming to expose rock outcroppings and river views. - uses plant material that is native to the Lower St. Croix River corridor. - provide direction for selective new plantings and seedlings that enhance the seasonal change in color and plant variety. - maintains a variety of plant material, decidious and evergreen, bushes, trees, vines and grasses. - maintains the natural random appearance of entry landscaping. - selectively removes or trim trees and bushes between the roadway and river in order to open up views that highlight special river features such as the bridge and riverboats and the downtown. Implementation - Summer 1991. LANDSCAPE MAINTENANCE - prepare landscape maintenance plan for Highway 36 roadside and railroad tracks. Implementation - annually. SOUTH ENTRYWAY SIGN -- opens view the river, bridge and river boats just before entering town. - relocates the South entryway sign to more prominent and complimentary location. - make improvements i.e. grading, planters, flowers. - screens cars parked in South Main parking lot by berming and/or planting evergreen shrubs compatible with existing evergreens. Implementation - Summer 1991. TRAIL - construction of a pedestrian trail/recreational bike path from Downtown to the South City boundary. Implementation - Undetermined. UTILITIES - removal of overhead utility lines along west side of roadway between ViVittorios and the Oasis Restaurant. Implementation - Summer 1991. PRIVATE DEVELOPMENT - screen Oasis parking areas and minimize commercial signage along with minimizing commercial activity at Vittorio's/Cave Site. Implementation - at time of new development project review. REGULATION CHANGES Rezone area between Highway 36 and the river south of Main Street parks and recreation open space. - revise Sign Ordinance to phase out non -conforming sings along the corridor and Downtown. Implementation - 1991. NORTH CORRIDOR The North Corridor is similar to the South Corridor following the cliffs and reparian vegetation from the Highway 96 intersection to Downtown. Along the North Corridor the vegetation is thicker and the roadway is narrower. The entry to the Downtown begins when the traveler passes under the railroad bridge and turns south with long narrow views of the distant Downtown. The plan implementation program for the North Corridor includes: LANDSCAPE IMPROVEMENT - prepare a landscape plan that maintains entrances existing natural vegetation. - opens views of the river from the historic Tamarack wayside marker near the railroad bridge. - provides for vegetation clearing to expose prominent rock outcroppings. - Provides supplemental planting of trees, bushes and grasses Implementation - Summer 1991. TRAIL - construction of pedestrian trail/recreational bike patch along east sicTe—of roadway connecting Downtown to north City boundary. Implementation - As possible. REGULATION CHANGES - rezone lands between road and river single family residential. Implementation - 1992. LAND PURCHASE - apply for State funds to purchase the land north of the Yacht Club anT south of Aiple residence driveway to purchase as part of the City's river open space and parks system. Implementation - As land is available. ENTRYWAY PLAN - Prepare plan for the s ou d have the following elements: - cleanup and expands the site historic marker. - provides better connection with - Relocates and improves base area North Entry prison plaza area. The plan plaza area with possible addition of new the historic Warden's House. around Stillwater entry sign. 23 - clears vegetation from wall separating prison plaza from Warden's House. screens busses and other heavy equipment vehicles from plaza view. considers lighting up old prison. Implementation - Undetermined. PRISON SITE DEVELOPMENT - use the design guidelines in Downtown Plan to guide the development o t e prison site. Implementation - Ongoing. BRIDGE CORRIDOR Entering Downtown Stillwater from the east across the historic Stillwater lift bridge is the most dramatic. The views of the river and silhouette of the town with the courthouse and church steeples open up in front of you as you approach the bridge. It would be difficult to plan a more dramatic entry into a historic river community. Improvements can be made to "detail" the entryway. Many of the improvements in this corridor will be made as part of the Downtown Improvement Program. Bridge corridor improvements are: L_A_N_DSCAPING IMPROVEMENT -� river's edge -treatment - extend levee wall to Mulberry Point and eliminate auto and trailer parking from site. - screen parking lots as viewed from the river by changing topography or vegetation screening. Implementation - LIGHTING - Light bridge using acorn lighting similar to standards originally used on the bridge. - consider regulating the exterior of buildings as a part of design review. Implementation - 1992. TREE TRIMMI_N_G - tree trimming - selectively trim bushes and trees on City's property in Wisconsin along the entry road 'to open value of the river and downtown. downtown. Implementation - 1991. KOLLINER PARK - prepare plan for use of Kolliner Park as a park of Stillwater river open space ssystem. Implementation - Undetermined. MYRTLE STREET The Myrtle Street entry is the local entry to Downtown. Most City residents who work or shop in the Downtown enter the area along Myrtle or Third Streets. These entries are important because they are the town entrances and represent the link between the residential areas and the historic town. Beside the street entries, three stairs provide excellent access between the surrounding residential areas and Downtown. The plan and implementation program entryway includes the following: LIGHTING for the Myrtle Street and residential 2-1A provides pedestrian lighting along the residential entryways. The special lighting could start at Main Street and follow Myrtle to Harriet and Owen Street to the west. Street lighting on Chestnut could start at Main, follow Chestnut to Third, Third to Pine Street and Pine Street to Greeley. All three stairways should be lighted for safe use at night as well as during day hours. Implementation - Undetermined. LANDSCAPING PLAN - street landscaping should be provided along Myrtle Street from Harriet to Main Street. Unsightly views of parked cars, rears of buildings and trash areas should be screened and the general appearance of the street improved. This is particularly appropriate at Fourth and Myrtle and Second and Myrtle Streets. Some of the improvements will be on public property while others will have to be coordinated with private owners. Implementation - 1991-96. SIDEWALK PAVING - special paving, color or design should mark the major pedestrian access points to downtown. This can be accomplished over time as new sidewalks are installed as part of the City Capital Improvement Program. Implementation - ongoing. REST AREA LOCATION - Rest areas including a bench for sitting off to the side of the sidewalk may be constructed along steep hills such as Myrtle Street, Third Street and some of the stairs. An unimproved area and dilapidated bench is situated along the Main Street stairs. This area could be upgraded as part of the residential entryway improvement or a separate program. Implementation - Undetermined. LANDSCAPE MAINTENANCE - Trees and bushes west of Sixth Street along Myrtle require regular trimming so they do not crowd the sidewalk. By constructing a two foot stone wall along the north edge of the north sidewalk the bluffed hillside could be retained and sidewalk area better defined. This could be accomplished with a stone and wood railing on the south side of Myrtle, east of Harriet. Implementation - Annually. DESIGN REVIEW - when planning permits are applied for, special attention should be paid to the loading/utility areas of the building to make sure parking and loading areas are adequately screened or located as to not be seen from pedestrian sidewalks or streets. * Implementation - ongoing. IMPLEMENTATION TABLE Thefooliowing implementation program table lists implementation activity, location of activity, timing for activity implementation cost of project (to extent available) and agency or agencies responsible for carrying out the project. 1991 improvements are marked (1). 3FORECAST PUBLIC ARTWORKS ►+ 2955 BLOOMINGTON MINNEAPOLIS, MN 55407 612/721.4394 Appendix A C V F- N �a 0 z w �wL) zr~ o CA� a "� o •n�, n�ia and o APPENDIX B EXISTING CONDITIONS RFSPnNSFS PnSITTVF STILLWAT_ER ENTRY CORRIDOR_ WORKSHOP S_E_PTEMBER _ 1(L199U NORTH ENTRY RESULTS RFSPf1NSFS NFrATTVF Well defined business area No lights 2 The undisturbed lush vegetation Places to stop are hard to find free of commercial signs & Tacky trailer buildings until the RR tracks Lumber Company & old prison site opens up the business area 2 Wayside markers Prison nicely tucked in look neglected 2 Bluffs beautiful as is Riverside entry is weak at Railroad bridge is entry Domino's parking lot. Rocks/Bluffs are great Riverside is dreadful Natural vegetation 3 Utility poles Less traffic No sidewalks Very close bluffline 2 Domino's Pizza area is un- Downtown lights/courthouse attractive. Fits wild and scenic designation Warehouse buildings AETTVTTTFS Cars Jogging Little activity MEANINGS/VALUES It provides a very important part of the frame for the old town. Railroad bridge is enough to define entry Strong entry Anticipation Quick transition/rural-urban Seems like Northern Minnesota NORTH ENTRYWAY - CONTINUED FUTURE - ALL CATEGORIES RESPONSES POSITIVE 3 Plant out - the trains parking Does the City need a large entry sign here? I hope not. Emphasize stone and cliffs Historic prison site reuse Same treatment for sign as South closer to ground - light it well Lush year-round vegetation to frame sign. 2 Reuse old stone on Warden's House wall and mix with new. 2 Pressure natural amenities No change to treeline Need a bikeway to Marine along bluff or Railroad tracks Pathway 2 Remove overheads Paint blue buildings Provide new signage A new sign for Warden's House Maintain "rural" attitude until into community. Historical sites more distinguished New sidewalks Keep heavy vegetation Prison property should be noted more historically with signage The junk should be moved away. Wayside should be fixed or removed. Stay the same Improve the prison wall Improve signage Park and walk in Museum focus. STILLWATER ENTRY CORRIDOR WORKSHOP SEPTEMBER 10,__ 1990 BRIDGE ENTRY RESULTS EXISTING CONDITIONS PHYSICAL ELEMENTS RESPONSES POSITIVE 2 Bluffs 2 Historic buildings/ Historic View Marinas, Restaurants Dense vegetation -good Whole setting Silhouette of town Freight House River boats 2 River Pavilion Lowell Park Church steeples Surrounded by river/peninsula Panoramic Dock Cafe ACTIVITIES River boating Sightseeing Walking Driving MEANINGS/VALUES RESPONSES POSITIVE Amusement park Beautiful river city Historic Surprise entry A special city The bridge is a complete entry from the East -it provides the the third side framing the "Downtown". RESPONSES NEGATIVE Bad signage (Hooley's) The rivers edge North of pavilion is falling apart NSP tower emissions Power plant stack Inability to stop Poor lighting SA signage is bad Parking by Popeye's BRIDGE ENTRY - continued. FUTURE - ALL CATEGORIES RESPONSES POSITIVE Entrance should be enhanced & maintained. A welcome to MN sign by bridge Plantings around parking areas at bridge entrance to soften and shade. Leave alone. Lights at night would be functional for safety and add to river view. Improve waterfront 4 Leave bridge Keep bridge and entry The entrances (North, South & Bridge) should be simple (restrained). The Downtown is the su 3ject. The entrances function as a cleansing separations between the Downtown and everything else. Improve recreational aspects of Levee. Protect! Keep East shore natural. Graphic guidance to get people on their feet walking. Light the bridge. Define urban density through a hard edged riverfront e.i. continue to Popeye's. STILLWATER ENTRY CORRIDOR WORKSHOP SEPTEMBER 10, 1990 SOUTH ENTRY RESULTS EXISTING CONDITIONS: RESPONSES POSITIVE RESPONSES NEGATIVE R.R. tracks interesting 5 Tacky, ugly Vittorio's 2 Natural bluffs yellow sign Working industry 2 Utility lines 3 Vegetation, bluffline Aiple use unattractive 2 Lush, undisturbed Civic organization vegetation makes the signs look tacky business area begin Heavy parking dramatically. Lack of maintenance Natural appearance 2 Oasis gas station 2 Historic buildings Clutter of organization Palisades & stone walls signs. Bridge Congestion Woods Poor lighting ACTIVITIES Boating Biking River recreational use Traffic MEANINGS/VALUES Most sensitive entry Provides important separation between hill, etc. and old town. Entry to St. Croix Valley Rustic/woodsy flanked by industrial First view Calm, surprise Tourist entrance First entrance for most visitors Small, quaint, hometown Best "first impression" entry Good entry Most used entrance Dramatic entry SOUTH ENTRY - CONTINUED FUTURE IMPROVEMENTS - ALL CATEGORIES RESPONSES Light bridge Call out activity where it isn't happening Right lighting 2 Light commander Preserve industrial feel 4 Open up views of river to boats -bridge Preserve natural beauty Bike path Light buildings and Commander Elevator Enhance lighting Aiple property - visitors center Vittorio's nick -pack should be removed Historic appearance should be maintained. No civil organization signs Like idea of bluff lighting Aiple property - park land Existing sign isn't so bad - should be set closer to ground. Walking and biking path along the bluff or R.R. track to Bayport, Lakeland should be kept clean and simple Absolutely no signs Enhancement of existing planting Some lighting of bluff (can be abused) Plant out entry parking lot Get rid of activities - good feeling for tourism e.i. caves & Oasis Expose river bluffs Restore Vittorio's Walking trail by R.R. tracks No drastic changes Improve signage to fit in with Brick Alley site Industrial area needs cleaning Enhance natural elements Minimize commercial land use Screen parking Controlled development of riverbank Connection to river activity Park/ride into town Old mill needs work Bluff side - little change River side - Pedestrian Remove Vittorio's patio Make entry to St. Croix Valley More light Maintain/reduce commercialism Provide parking I think our comments should extend beyond the 36 ramp Integrate with mall. (so much parking) Adopt a highway (entrance) Buses should park somewhere else River what it now is to City - used to be industrial. Is it still? �- �� ,,,�.' �� A CHESTNUT STREET GROUNDC SHRUB' B�C] e• BENCH__ GRAVEL SURFACE- STONE PLANTER a i TOTAL AREA APROX. 2000 S.F. AA S S�=1F QED — PLAN VIEW SCALE 1:10 WATER STREET EXISTING BUILDINGS 7 f ELEVATION DRAWING SCALE 1:10 APPROVED . NO FILE F PREPARED BY CONCEPT PLAN ILE NO 55 DATE SHORT ELLIOTT HENDRICKSON, INC FOR VACANT LOT AT DRAWING NO. NOV.1990 ST PAUL. MINNESOTA 0 CHIPPEWA FALLS, WISC CHESTNUT AND WATER STREET Understanding the Meaning of the Entrance Image: The Telluride Process by Harry L. Garnham and Penny Garnham Recently, we, along with a student research team, engaged in a project that we called "Entrance Image and Meaning: The Telluride Process," to determine the image and meaning of Telluride, Colorado, and to use that information to develop a series of scenarios concerning improving the entrance to the town while still respecting the town's special character. Telluride, with a little over 1,000 permanent residents, is located deep within Colorado's Rocky Mountains in an environmentally and visually sensitive landscape. The community is now facing massive resort destination development. This fact and its well known accoutrements has many residents concerned about the potential negative impacts upon the place's character and spirit. Our project was a cooperative venture between the city of Telluride, the Telluride Institute and San Miguel County. Early in the effort we determined that the project's success depended upon finding a clear definition of Telluride's character —a character: perceived differently by the various users of the community, both resident and tourist. We further determined that this knowledge should constitute the major constraining factor when creating transition and entry scenarios into Telluride so that devel- opment would not disrupt the critical ingredients that made up the town's character. Therefore, the project had two objectives. The first involved a study of Telluride's future development. The second sought to create a distinct entry experience designed in harmony with the town's outstanding image context. Existing Image The project quickly focussed on Telluride's existing image and its rich history. Built 9,000 feet above sea level in 1880 to serve extensive high country gold and silver mines, its founders located Telluride at the eastern end of a deep canyon terminated by a dramatic cirque. This canyon and its surrounding 14,000 foot peaks created a landscape of outstanding natural beauty; a place of rich visual experience sacred to Colorado's Ute Indians. Telluride, however, was soon transformed into a landscape of intense industrial mining activity, rapid growth and environmental change. Fortunately, when this period of intensive use passed, the community still retained the power and beauty of its natural setting and it continued to exist despite population decline and economic instability. Citizens also kept an optimistic spirit and the town continually sought opportu- nities for community revitalization and economic growth. The opportunity, interestingly enough, took advantage of what the town had always had: outstanding natural beauty, an abundance of water and record snowfall, perfect for skiing. The change came in the late 1960s. Then, both new and old residents seized the opportunity to utilize Telluride's outstanding assets in order to turn it into a multi -dimen- sional center for Summer and Winter tourism. By utilizing its beautiful natural environment, excellent ski slopes and rich collection of artifacts from past habitation, the town had found its future. The future, however, depended heavily upon maintaining the town's spirit and its image of quality, while projecting that image to a wider world of rapidly increasing visitors. The image of the place, therefore, needed to be understood and articulated. The first portion of the image Harry L Garnham is an Associate Professor in the Landscape Architecture Program at the University of Colorado -Denver, while Penny Garnham is a landscape architect in private practice. The student research team involved in the process included Jer Ming Clwng, Sheldon Entery, Marilyn lIahgood, Laurie Koelbel, Mike lamb, Tarek May=4 David Morrison, Heather Noyes, Paul Poppert, Jane Ruchman, Tim Stepeck and Maureen Van Norden. For further information contact Harry 1_ Garnham, School of Architecture and Planning, The University of Colorado -Denver, 1200 Larimer Street, Campus Box 126, Denver, Colorado, 80204. 4 Small Town November -December 1989 derived from Telluride's unique natural setting, its unique cultural background, its symbolic meanings drawn from the mountains and valley, its climate and its powerful, ever -changing visual relationships. This established a personal desire on the part of the team to articulate an early statement of the town's spirit based upon Telluride's physical reality. It was also appropriate to recognize the role that the overlay of time played in creating the spirit of the place — a spirit based upon the relationship of changing cultural activities within a more constant context of natural objects. Other important aspects included the remnants of past habitation and the powerful meanings and legends associ- ated with the continuity of Telluride's history and spirit. The realization that a place's spirit has great value provided the notion that animated the project's stages: "the spirit of the place casts the shadow and the physical aspect of place is only the shadow."' The investigation into the spirit, therefore, led to a search for that which casts the shadow while also seeking to understand the shadow (the physical place). Given the strength of this notion, we developed the following questions for both the project team and the citizens of Telluride to answer. • What is Telluride's current image, its genius loci? • What does the image mean to people? • What image does the town wish to project? • Where are the town's entry points? • What means of entry exist? Ultimately the spirit and character of Telluride Colorado, depended on maintaining the integrity of its valley. Key ingredients involved the trees, the views of the mountains glimpses of the town center and the rural, pastora4 landscape- All photographs and drawings in this article by Harry L Garnham. • What activities are key to the town image? • What are Telluride's sacred or special places? • How can design recommendations define town entry? • How can they project image and meaning to town residents and visitors? The initial answers provided a basis for future project organization. Key to the entire effort was the belief that "our most sacred responsibility to the future is not to coerce it but to attend to it: To conserve our fundamental resources, create and keep open desirable forward possibilities and maintain our ability to respond to change in the present.-' Growing from that belief is a concern that when a place is special and becomes attractive to large numbers of people; its unique quality and experiences "may be lost due to the impact of their arrival."3 This concern reinforced our project goal to design Telluride's entry and arrival experiences so that they would respect the town's character and spirit without letting the arrival of people and their physical artifacts destroy its special quality of life and unique spirit. To accomplish this end, we designed a November -December 1989 Small Town process to articulate Telluride's essential character and that provided concrete, physical recommendations. The Process Initial Image Assessment The initial image assessment gave the team the opportunity to interact with Telluride's citizens in order to obtain an initial visual and sensual experience of the town. The best way to describe this would be as the team's total immersion into the place. Members participated in self - guided and resident -guided tours, ate and drank with citizens and walked the streets and trails. We kept this effort somewhat unstructured in an attempt to gain an empathetic relationship with the community; a relation- ship "involving emotional as well as behavioral participation, while retaining an awareness of not being a full member of the culture."4 We attempted to not only be active in the place, but to develop a sense of "being in the places and using that to develop an understanding of its character. Town Meetings We quickly held town meetings once the team became sensitized to Telluride. The early ones focused upon the study task and provided a wide variety of ideas and opinions concerning the town's image, its recent master plan, the larger landscape outside the municipal boundaries and which entry issues should be addressed. These discussions, occurring with a well informed citizenry, resulted in the team members absorbing an amazing amount of information. Questionnaire To insure feedback from the widest variety of citizens, we published a short questionnaire in the local newspaper and collected it at a drop box in city hall. Sample questions included: • What do you think is special about Telluride's visual image? • If you could change anything about Telluride's image, what would it be? • What are the Telluride images you hope never to change? • What would you show out-of-town guests? • What do these images mean to you? • What poor images exist in Telluride? • When or where do you feel you have entered? • What are the key objects or views? • Where are sacred or special places? We organized the answers to these questions, and to those found in a similar questionnaire given to school children (who we encouraged to both write down answers and graphically display information) in order to help facilitate future process steps. They served as an excellent springboard for additional investigations into Telluride's image. Conversations and Reading Another significant early task for the team was simply engaging people in conversation. This activity was both spontaneous and organized. It consisted of team interviews with 100 selected citizens and, of course, random conversations with people on the streets, on trails, and in cafes, bars, museums, shops, schools and churches. A final, but ongoing, activity involved reading. This not only included professional texts but also books on local history, myth, politics and humor. The team also extensively utilized the town's two newspapers, both to derive concrete information and for gaining a subjective feeling for community values and moods. Image Elements and the Creation of the Image Matrix Based upon a study of various academic descriptions of what constitutes a sense of place, or, as it is also termed, the genius loci, the team developed the following basic break- down of town ingredients 6 Physical features and appearance included such items as architecture, landscape, town structure, climate and aesthetic quality. Observable activities and functions involved people's interactions with each other and the place, their social and cultural institu- tions and how they utilized the structure of the place. Meanings, myths and symbols were the ingredients derived from human experiences and intentions. These often resulted in people making physical expressions of their ideas, such as, by adopting selected places as special and unique, assigning value to past events or physical objects no longer present and developing a general sense of their being in a special place. The first aspect of creating the image matrix that we used in order to develop the design guidelines involved conducting a structured activity that gave the team their first impression of the place. This provided a physical understanding of Telluride and facilitated the forthcoming programming activity. Deriving the impression involved a series of tasks conducted simultaneously. The first involved looking at Telluride's visual setting, both from the inside looking out and from the outside looking in. We wanted to understand the setting from as many viewpoints as possible —and not just from paths or roads. The second task had the team look at the town's existing entry points and zones and ask how Telluride's image is revealed during the transition into and out of town. Critical concerns are how the place interacts with the outside setting and how the entry/exit is 6 Small Town November -December 1989 This major entry sequence is rich in meaning and symbolism for both Telluride residents and visitors. Key elements include the courthous4 the mountains and the open space Hopefully these elements can be preserved in the face of recent growth. This resort community caters to tens of thousands of visitors annually. experienced by various people. Next, the team needed to understand Telluride's physical structure by noting such items as streets, elevation changes, parks, special architectural groupings, vegeta- tion, discordant images and activity zones. The fourth step involved having individual team members derive an understanding of a specific place, for example, the town center or an historical park. This required intensive observation to reveal both the place's structure and the structure of its human activity. The last task involved paying attention to detail in the community. The team paid special attention to the color, form, texture, materials and the construction of the myriad of details which hold the place together. These details form a major aspect of both image and the sense of place.' These tasks may be conducted in any sequence, should occur at varying times of day and will vary depending upon the size and scale of the town or place studied. The material gathered should be recorded in the form of color slides or on videotape for future presentations and work sessions. Creating the image matrix itself requires the study team to understand the genius loci concept, which says that physical features and appearance, observable activities, and meanings, myths and symbols are the primary compo- nents of the spirit of a place. The actual formulation activity is based upon a technique which involved commu- nity citizens in a series of sessions designed to gain partici- pation from a large cross-section of people. The sessions follow a consistent format and the infor- mation obtained is placed as statements on large wall cards during the process. This technique gives people the ability to articulate and organize highly diverse verbal data which is often qualitative and highly emotional. Strengths of this technique are its complete flexibility, that the cards lend themselves to a report format and that the results can be assembled, copied and distributed.' The facilitator in the session first writes headings on the November -December 1989 Small Town cards and then fills out the appropriate sections as citizens give their responses. The level of detail is up to the team, however, and should be consistent from heading to heading. The established format is as follows: A. Identify the client and his or her expectations B. Identify the users of the place C. Identify the goals of the study. These m aav include such items as "establish character critical to the place's image" or "create a matrix minimizing negative impacts upon the place." D. Identify existing character and image by utilizing the three basic headings of genius loci in order to establish the following general outline: 1. Physical features and appearance • Landscape, i.e., vegetation, fall color, age, flowers, etc. • Architecture, i.e., building uniqueness, color materials, styles, etc. • Climate, i.e., rain, snow, cold, seasonal shifts, etc. 2. Observable activities • Cycles of activities, i.e., fairs, festivals, pa- rades, gatherings, etc. • Specialized activities, i.e., Christmas fair, gold rush days, etc. 3. Meanings, myths, symbols • Sacred places, parks, certain spaces, etc. • Legends, i.e., ghosts, lost mines, heroic events, etc. • Community landmarks, i.e., things like the town hall, a mountain peak, the view of the sunset, etc. The sub -categories may be as lengthy as required in order to include all of the things citizens feel are important to the place's character. The actual matrix is a diagram created by plotting the interaction of the genius loci elements with the previously mentioned town viewing positions and levels of concern (see Figure 1). The three genius loci elements are arranged on the vertical (y) axis and may be broken down into as much detail as is required in order to cover all aspects of each category. The five elements are arranged along the horizontal (x) axis. The resulting interaction reveals gaps in observations and also allows a weighting of any given interaction relative to its importance. For example, if landscape features are not well revealed in the place's center, that interaction would receive little attention in any Small Town November -December 1989 final slide show or video of the critical town image features. This image matrix is a valuable aspect of the process and this type of presentation allows the image or character to become the context for future design decisions. A major reason for the matrix's value is that it helps each place develop a statement of its own unique image, a statement that provides a context that can keep future growth and change in harmony with the desired town image. Main Street in Telluride is the ultimate destination of the entry erperience. The pleasant, Victorian downtown reflects the town's heritage as a Rocky Mountain hard rock mining community as well as its new identity as a summer tourist mecca r November -December 1989 Small Town 9 Figure 2. USER TYPES In Telluride the following user types and their specialized needs were identified: • Full and part-time residents, who required an uncongested entry and the opportunity to experience the place in a spontaneous manner. • Repeat visitors, both vacationers and town employees, who required efficient entry and positive visual images. • Tourists, who arrived by auto, foot, bicycle and ski. They wanted the image of a special place as well as sufficient directional information relative to parking, lodging, dining and available activities. • Seduced travelers lured to town by remote advertising and requiring a positive first impression and extensive information concerning town activities and tourist facilities. Lost people arriving in town by mistake who required better directional information and an introduction to town uniqueness. Another major value is the matrix's ability to organize the citizens' image responses (recorded on the cards) into a format that indicates where genius loci elements are located spatially and from what vantage points they are best experienced. This allows the formulation of a very clearpicture of how a place's image ingredients evolve and how to best perceive them. A significant aspect of the matrix is its ability to focus mapping onto very specific image ingredients, and there- fore, prevent the needless recording of the now familiar list of environmental factors —factors which may not reveal character and only become burdensome data. The matrix creation activity results in an efficient and flexible product which can serve as a frame of reference and provides the basis for future planning and design. If properly respected, the information can be utilized to prevent growth and change from negatively impacting a special place, while allowing development to occur in a positive manner. The final product of the matrix creation exercise is frequently three -fold: a slide or video presentation very specifically organized to communicate a place's character; a report created from the programming of community values and produced quickly by utilizing theprogramming cards; and a conclusion which presents a final definition of a place's character and image. Early Entry Design Options The Telluride entry design activity started early in the project when the team created a series of sketches for designing an entry point already selected by the town. These designs, which featured various types of monu- ments, plantings, special pavements, archways, historical echoes and other symbols, raised questions among the townspeople. These, led to the realization that a single monument, sign or gateway (the initial town request and expectation) was not the appropriate way to resolve the problem of town entry. As a result of this and also of the design investigations, we formulated the town's final defi- nition of its entry. Telluride needed to design the whole entry experience and not just one entry place. And, this experience needed to remain in harmony with Telluride's identified character. The Image Located A final treatment of image assessment involved mapping selected aspects revealed by the program and represented by the image matrix slide and video presenta- tion. This showed the physical location of the image components (a valuable tool for the design activity) and also showed, by simple congruence, the composite location of the key zones which constitute the town's essential identity. The team chose the following items for Telluride: • Topography with over 20 percent slope • Natural features • Surface water • Vegetation cover • Natural hazard zones • Architectural landmarks • Historical structures and places • Transportation and movement systems • Public land free from development pressure • Private, open land • Favorite or meaningful places 10 Small Town November -December 1989 • High activity spots or zones (seasonal) 3. Exemplary contemporary design should be • Key viewpoints fostered within the town's context and its • Significant visual objects or places identified notion of a "rough and natural image." This • Negative features identified. should adhere to the scale of the original The composite of these maps created a basic map which Victorian architecture. indicated the town's overall positive image on three levels and showed definitive physical locations of the image 4. Pedestrian scale should be maintained and ingredients. This information will be very important to the presence of automobiles kept to a future design and planning teams attempting to design in minimum. harmony with Telluride's context 9 5. Town festivals should be encouraged and Design Policies for Future Change in Telluride settings, such as small plazas, parks, arcades and fountains, for outdoor activi- Based upon the analytical work described in previous ties should be created. sections, the team concluded that Telluride needed to articulate its town character and recommended policies to _ 6. The river should become a major focal define the town and guide future overall change. point. This involves strengthening access We said that town character was composed of to and from the river's edge. Telluride's outstanding landscape setting that featured the congruence of many diverse and unique natural elements, 7. New development should retain a feeling of as well as a physical structure that emphasized pedestrian freedom through the provision of public scaled buildings of little outstanding 'individual merit. outdoor space which allows access without These artifacts existed as an ensemble; rich in line, color, imposing social constraints or economic form, texture, mass and space, which has evolved over restrictions. time. This character best revealed itself through pedestrian movement and through views from the surrounding moun- 8. The design of Telluride's entry should tains. The town, which is located harmoniously in its compliment the town's image and stay in landscape context, was also enhanced by the myriad of harmony with its setting. unique activities occurring in its streets. These provide a unique image, with significant seasonal change, within the 9. The major component of the gateway to broader physical context of landscape and architecture. Telluride is open space and this should be A final character ingredient was the meaning people maintained as part of the entry experience. have placed upon the natural objects, artifacts, history, myths, memories and special places. These shades of 10. All new development in the valley and at meaning have evolved with the community and add a sense the adjacent valley edge should defer to of drama and special spirit to it. Telluride's character and to the feeling of Telluride's special town character, therefore, was one open space. that featured a powerful landscape context for physical change. The character of this container was the spirit of the 11. San Miguel County and the city of place which must be maintained both for the town's social Telluride should develop a comprehensive well being and its economic vitality. growth guidance and open space plan for To allow for evolutionary town change while protect- the entire valley from Placerville to the ing the identified image, we recommended 12 policies: Ouray County line. This plan should be completed prior to allowing additional 1. The town should remain a container for growth and it should have a strong public/ diverse activity and change without alter- private implementation component. ing its basic character. 12. Our last recommendation is that the 2. New growth should occur in harmony with process described in this article should be the existing fabric and be strictly monitored utilized and revised through a continuous relative to land coverage, building height procedure of investigation and citizen and bulk, color and texture of materials. participation. The identification and main - Also, the provision of street activities tenance of town and valley character should be encouraged. should be its primary goal. November -December 1989 Small Town 11 AWT , W,13 LA b F 4� . ....... •••err+*� F;t Final Entry Recommendations Utilizing the concept of a designed entry experience, the study expanded its entry way design vision to cover the c n ti re v a I I ey a pproach to Telluride. We ba sed our concepts on a common theme:- open space was the common positive element experienced during town entry and the image of open space conveyed a powerful meaning to residents and visitors alike —a meaning which said that the aesthetic quality of open space was the original spirit of the place prior to habitation and was Telluride's only timeless spirit. Utilizing this,we developed four design schemes which obviously accepted some new habitation and development. Scheme one proposed to intercept auto traffic at the valley entrance by constructing a parking structure and a well designed commercial cluster. A tram would link the parking to town and the route features an alignment which best revealed town image:. The tram would stop at various valley floor development clusters and arrive at a new town plaza located near Coonskin lift. Valley floor development would be clustered, contain significant open space, defer to the town context and have limited automobile access. The existing entry road would feature an open space corridor, pedestrian and bicycle trails, picnic stops and the retention of the valley's cows. Schemetwo allowed major auto traffic to enter town via a south turn at San Miguel and utilize a major surface parking area west of Coonskin lift. This road would be planted (as would the parking area) with groves of aspen trees which allow selected views of chosen images. The alignment would partially follow the old railroad right-of- way and allow forvisual proximity to the San Miguel River. Valley development would be limited to low rise/high density clusters built within the existing tree groves. These groves should be enlarged by using an ongoing planting program. The old entry road would continue to have a country road image and run through a pasture -like open space corridor, complete with cows. And, most importantly, it would feature a concept drawn from "Mroshiges Tokaido," a project which produced drawings of special images along the road from Kyoto to Tokyo in Japan. The road to Telluride would feature stops for autos, pedestrians and bicyclists which will celebrate key views of the town image and feature the town setting of mountains, water- falls, seasonal change and sky- Each stop would have special paving, lighting, plantings and seating in keeping with Telluride's chosen rough and natural self image. Scheme three proposed the most open space by recom- mending the construction of a state park for the area between the Highway 145 entry road, the San Miguel River, Highway 145 at Society Turn and the current edge of town, The park would serve town, county and state residents as well as tourists. The park's activities should be limited to fishing, camping in tent clusters only, comfort stations, picnic areas, lakes, a 36-hole golf course and split rail fenced cattle grazing areas. This scheme would limit new development to the area north of Highway 145 and to a small potential commercial cluster at Society Turn. It might also incorporate the parking/tram idea found in scheme one or the new entry drive/parking plaza found in scheme two. Schemefour allows the development of the valley based upon selected market demands. It would require strict design guidelines, open space retention, clustered develop- ment, extensive natural appearing ponds and an internal public transit system. This scheme would have an open space "country road" entry corridor featuring selected aspects of scheme two. Conclusion The process described in this article should be evalu- ated in Telluride and tested in other special places where people are concerned with preserving and enhancing character as well as developing methods to maintain, enhance and reveal that character by using proper design and by designing the entry experience. It is through the experience of entry, arrival and transition that the character, image and meaning of a place is first revealed. When this is an enjoyable and positive experience for both residents and tourists (with the obvious benefits of economic growth) the meaning of a special place is greatly enhanced. Key to this entire effort in Telluride was the identification of the town's context and the successful design of its entryways within the spirit of that context. ' H. L. Garnham, Problem Statement: "Entrance, Image, Meaning: The Telluride Process," Program of Landscape Architecture and Urban Design, School of Architecture and Planning, University of Colorado at Denver, 1987. 2 K. Lynch, What Tune Is This Place? Cambridge, Massachu- setts: MIT Press, 1972. 3 H. L. Garnham, Maintaining the Spirit of Place, Mesa, Arizona: PDA Publishers, 1985. a E. Relph, Place and Placelessnesg London: Pion Press, 1976. s C. Norberg-Schultz, Existence, Space, and Architecture, Washington, D.C.: Praeger Publishers, 1971. 6 Relph, Place and Placelessnes-t Gordon Cullen, Tenterden Exploreg Kent County Council, G. B. 1969. 8 William Pena, Problem Seeking, New York: Canhers Books International, 1977. 9 Garnham, Maintaining the Spirit of Place. November -December 1989 Small Town 13 ENTRY CORRIDOR STUDY TABLE OF CONTENTS Introduction Planning Process Goals and Principles Entrance Corridor Descriptions Implementation Program Implementation Program Timetable Appendix ENTRANCE CORRIDOR PARTICIPANTS STILLWATER HERITAGE PRESERVATION COMMISSION Duane Hubbs, Chairperson Jeff Johnson Marlene Workman Ray Zaworski Dick Hauer Robert Kimbrel Shawn Draper LOCAL BUSINESS PEOPLE AND INTERESTED CITIZENS Mark Balay Jelle De Boef Mike McGuire Julie McGuire Amy Stefan Tim Stefan Bob Raleigh Steve Johnson, DNR Martha Hubbs Jennifer Tschumper, Chamber of Commerce Clayton Patterson Richard Kilty - STAFF TEAM Scott Wende, FORECAST, Public Artworks C.J. Lilly, Short, Elliott and Hendrickson Ann Terwedo, Planner Steve Russell, Community Development Director Shirley Montbriand, Secretary MANY THANKS TO - The William Sauntry Bed and Breakfast The Rivertown Trolley Dr. William Morrish, University of Minnesota, Director, Design Center for the American Urban Landscape ENTRY CORRIDOR STUDY INTRODUCTION: Downtown Stillwater, on the banks of the St. Croix River, is a unique commercial district. Nowhere in Minnesota is a local commercial historic district (soon to be a National Register District) abutting a National Wild and Scenic River. This contrast of an historic urban "core" along a natural, river valley is a picturesque site. The entrances to Stillwater are an important first view of this community. The break from the natural environment to the built -environment is a dramatic statement which identifies the Downtown area. The Stillwater Downtown Plan improvements are aimed to, first improve the infrastructure, and second to provide amenities for the movement of pedestrians throughout downtown. These improvements have been planned to compliment the existing historic integrity of Downtown Stillwater. The entrances improvements which will be described later in this report are recommended from a series of workshops conducted in September and October of 1989. These entrances are described as the South Corridor, North Corridor, Bridge Corridor, and Myrtle Street Corridor. Each area has their own unique visual features, yet provide a welcome to Downtown Stillwater. During Public Hearings on the Downtown Stillwater Capital Facilities Program, some concerns were expressed regarding the proposed entryway improvements. These proposed improvements included bluff landscaping and lighting and new entry signage and graphics for implementation in Phase I of the Downtown improvement project. On August 16, 1990, the Downtown Plan Action Committee discussed the entryway improvements. It was concluded that additional study of the entryways was appropriate to make sure the improvements were not only consistent with tree Downtown Plan improvements but were sensitive to the natural features of the St. Croix Wild and Scenic River Valley and the historic resources in Downtown Stillwater. The Downtown Plan Action Committee referred the study to Stillwater Heritage Preservation Commission. This Commission's major purpose is to safeguard the cultural, natural, visual, or architectural history. The entrance corridors to Downtown Stillwater reflect the natural environment and the historic integrity of the area. Improvements to these entryways will influence these important elements as the first impression of Downtown Stillwater. PLANNING PROCESS The Stillwater Heritage Preservation Commission and the Entrance Corridor Participants met on September 10, 1990 at the William Sauntry Mansion. The topic of the meeting was to review and discuss the existing conditions the four entrance corridors, including South and North Entrances, Myrtle Street Entrance and Bridge Entrance. The group took a short tour on the Rivertown Trolley to view the tour corridors. They were distributed a questionnaire on each of the four entrance corridors. These questionnaires included topics such as existing activities, physical characteristics, values and meanings, and future improvements to these areas (see Appendix A, Sample Questionnaire). The group reviewed and discussed their answers to the questionnaires after the trolley tour. After the September 10, 1990 Entrance Corridor Workshops meeting, City Staff reviewed the questionnaires. The answers to the questionnaires were broken into four categories, including Existing Conditions - positive and negative responses, activities, and the meaning and/or values of each entrance. Also included was future improvement recommendations. After each corridor was reviewed, the participants drafted a preliminary set of goals and principles. This was then reviewed by the City Staff. On October 1, 1990, the Heritage Preservation Commission and the Entrance Corridor Participants met for a second time. The group broke into sub -groups to discuss each of the four entrance corridors. Implementation recommendations for each entrance corridor was presente6 to From this meeting, an Implementation Program has been established. This program is described in detail in that designated section. The Heritage Preservation Commission and the Entrance Corridor Participants met for a third time on October 22, 1990. The Implementation Program for all corridors was presented to the group. Detailed discussion followed on which entryway treatments will be recommended to the Action Committee for Phase I Implementation as part of the Downtown Improvement Program. OTHER ISSUES FOR CONSIDERATION During the three Entrance Corridor Workshops held during the Fall of 1990, special areas and sites were discussed by the Entrance Corridor Participants. Although they were not defined in the scope of work for this study, it was agreed that they should be briefly described in this report as important areas for future study by the City of Stillwater and/or consideration as special sites in the Stillwater Downtown Plan. These sites include: AIPLE PROPERTY - Develop a park plan for the site which would include a definition on the type J',f pubic recreational activities the site could support. LOWELL PARK - Design a landscape plan and park use for this park which will - screen off cars from the park and the river. - recall the original recreational intent of this park. ,4. \0 �x RIVER ENTRANCES TO STILLWATER - Develop a specific river entrance site plan which will - provide public facilities for river users - provide public information on Stillwater attractions. - establish a welcome to historic Stillwater through landscaping, and design elements defined in the Downtown Plan. STAIRWAYS AND PATHWAYS - The Chestnut Street, the Laurel Street, the Highway 95, and most significant, the Main Street stairway are important pedestrian entrances to Downtown Stillwater. The stairways have provided a very important link to Downtown Stillwater from the residential neighborhoods since they were the first constructed in the late 1800's. 6 . 1II � S Early Wilson photos Mtn the 1.M's show the Main Street steps constructed of wood. Develop a public improvement and lighting improvement program for the stairways. KOLLINER PARK - Develop a park plan for future use of this site. The following Goals and Principles establish a basis for the Implementation Program for the Entryway Corridors to Downtown Stillwater. These nine broad statements show sensitivity to both the natural environment of the St. Croix River Valley and historic Downtown Stillwater. Each statement was developed through the discussion process during the Entry Corridor Workshops. DOWNTOWN STILLWATER ENTRYWAY GOALS AND PRINCIPLES 1. Emphasize the special features and uniqueness of each entryway and screen unattractive features. 2. Highlight and improve historic landmarks, natural features, and highway wayside areas. 3. Maintain strong visual boundaries and definition between the Downtown and surrounding landscapes and urban areas by maintaining and strengthening the existing entryways. 4. Entryways shall maintain and enhance existing contrasts in color, landscape, topography and appearance; 1. Colors: Green, browns to medium grey and tan in color, landscape, topography and appearance. 2. Lighting: Maintain low intensity lighting along entryway with increased lighting in commercial downtown area. 3. Land Use: Strip commercial through a green non-commercial natural area of the St. Croix Valley to a rivertown. 4. Views: Enhance short immedite views to longer views and vistas of landmarks, church steeples and large residents beyond. 5. Provide various ways to enter the Downtown by car, foot, bike, boat and train. 6. Maintain and preserve existing entryways. 7. Signs along entryways should not detract from entryway experience. 8. Use signs or sign symbols that are simple, made of natural material and consistent with the Downtown historic character. 9. No additional commercial activities shall be allowed 'between the bluff and the river along the north and south entryways. ENTRANCE CORRIDOR DESCRIPTIONS The next section describes each corridor in detail, then reviews the questionnaire results from the workshop held on September 10, 1990 as discussed in the Planning Process Section. (The Entrance Corridor Overviews reviews each of the corridors as shown on maps 1-1.) SOUTH ENTRANCE CORRIDOR Entrance Description Traveling east on State Highway 36 from the commercial strip in Oak Park Heights/Stillwater, the Washington County Government Center, the Northern States Power King Plant, and various residential land uses can be viewed. Once past the Exit 23, Bayport/Oak Park Heights overpass, the St. Croix River valley opens up to the eye. Summer recreation activities on the St. Croix are in clear view. The large expanse of water along with the river bluffs makes a breathtaking entrance to the river valley. As State Highway 36 veers northward and merges with Highway 95, the road drops below the tree line so the river can no longer be clearly viewed. At the base of the decent, Sunnyside Marina, there are cluttered billboards and residential structures. The natural environment overtakes the highway at this point. The natural vegetation, and sheer bluffs on the west side of the highway creates a natural tunnel forcing one northward. A break from the tunnel is the Oasis Gas Station. The Aiple Barge Terminal can be seen on the east side of the highway. The St. Croix River is open to view at this point. Once past the Aiple terminal, the natural environment again takes over. Suddenly, river views begin to open up and the historic Lift Bridge can be seen through the trees. The elevator, Dock Cafe, and Brick alley is set before the eye. As the highway veers slightly northwest, the whole city opens up. The historic buildings, church steeples, lights, signs, parked cars and pedestrian activity is there. The river town environment takes over almost instantly. QUESTIONNAIRE RESPONSE FROM SEPTEMBER 10,1990 WORKSHOP The major response to the existing conditions of the South Entrance was similar to the North Entrance. The natural bluffs and vegetation along the St. Croix River Valley and the contrast of the historic buildings is an important statement to the entrance of the Downtown. The general meanings and/or values to this entrance was the statement that this is the most "heavily" used entrance to Stillwater and the St. Croix Valley. It provides an important separation between the strip area of Oak Park Heights and the historic "old" Downtown Stillwater. Negative responses to this area include traffic, poor public and private signage and the view of heavy parking in front of the Brick Alley at the entrance. Major improvement suggestions to this area from the questionnaire are screening parking, opening views to the river, removal of unneeded signage and improvements or replacement of existing entrance signage. NORTH ENTRANCE CORRIDOR Entrance Description The railroad bridge in the residential area known as "Dutchtown" on State Highway 95, North of Downtown Stillwater, begins the north entry to the community. Once south of the bridge, the vegetation and sheer bluffs surround the highway. The old St. Paul to Stillwater railroad line runs parallel with the highway. Along this stretch veiled views of the river can be seen through the dense vegetation. When the highway veers slightly southwest, the historic homes and church steeples on the river bluffs circling Downtown open -up. At the railroad spur line, a bump in the road jostles the senses. The Minnesota Zephyr and Territorial Prison Site are presented as the entrance gates to Downtown Stillwater. Viewed south from this point are blue warehouse buildings, Staples Mill, and the new three story Desch office building. Vacant land and an old converted service station are located on the east side of the highway providing an opportunity for redevelopment and enhancement of the area. TIONNAIRE RESPONSE FROM SEPTEMBER 10, 1990 WORKSHOP The major positive response to the existing conditions of the North Entrance to Downtown is the natural environment of the bluffs and vegetation along the St. Croix River Valley. Activities in this area include traffic and a small amount of recreational activities. Joggers and bikers often use Highway 95. A major meaning or value of this entrance is the quick transition from the natural environment to the historic built environment. The natural bluffline defines or frames Downtown Stillwater. Negative responses to this area include unkept wayside markers, visible utility poles and unattractive warehouse buildings. Major improvement suggestions to this area from the questionnaire include a general cleanup, removal of utility poles, and improvement to the Tamarack House and prison site. Historical markers to make them more distinguished. A full outline of improvements are described in the Implementation Section. MYRTLE STREET CORRIDOR Entrance Description The Myrtle Street entrance to Downtown Stillwater is a secondary entrance used primarily by residents of Stillwater and those entering Stillwater from Highway 12. Proceeding east on Myrtle Street, crossing Owens and Greeley Streets, the area is residential with corner -store variety /commercial uses, parking lots, and churches. At Harriet Street, the entrance to Downtown Stillwater begins. Myrtle Street veers slightly at a northeast angle then suddenly the whole St. Croix River Valley and Downtown Stillwater can be seen. The historic gazebo, along with the Hooley's sign at the river's edge, are the focal points which draw your senses down the hill. Church steeples, rooftops and the Wisconsin river bluffs are proceeding down east toward the river. The gazebo and Hooley's signs are always in sight. At Fourth Street higher density residential land uses and commercial offices take over. Third Street is the break between residential and Downtown commercial historic buildings and parking lots proceeding eastward toward the river. QUESTIONNAIRE RESPONSE FROM SEPTEMBER 10, 1990 WORKSHOP The major positive responses to the existing conditions of the Myrtle Street Entrance was the views to the Lowell Park Pavilion and the river. The historic buildings and churches were also an important visual element. A general meaning and/or value to this entrance was that this entrance was not a primary entrance but a secondary one used by residents of Stillwater. Myrtle Street provides a break between the residential and commercial area. Activities along this corridor include Vtraffic, biking, and walking. The negative responses to this area are the lack of trees, lights, and utility poles. The "Super America" signage and Hooley's sign were negative visual elements. Improvements to this area from the questionnaire include removal of bad signage or a rest area on Myrtle Street and screening parking lots. BRIDGE ENTRANCE CORRIDOR Entrance Description As one proceeds New Richmond, Somerset, and the agricultural plains of Wisconsin along Highway 65, the countryside begins to change from farmlands to forests and rolling hills. At Houlton, the road veers to the right and begins to descend through heavier vegetation. Cornfields and dairy cattle are left behind when views of the historic Stillwater Lift Bridge can be seen, first in sections and then in full view. You are suddenly in a different place. Church steeples and red brick buildings silhouette the eastern river bluff with riverboats and a green ribbon of park land and grey concrete walls defining the river's edge. The bridge begins to retreat as you draw closer. Suddenly, with a jolt, you realize there are parks on the right and left, riverboats, train rides, dining, and shopping. What is this strange place? Where shall I park? QUESTIONNAIRE RESPONSE FROM SEPTEMBER 10, 1990 WORKSHOP The Bridge Entrance to Stillwater is similar to the entrance one views as they approach Stillwater by boat. The positive responses to this entrance include the panoramic silhouette of the rivertown with the river boats, Lowell Park historic commercial buildings, church steeples, and beautiful bluffs. A major meanings and/or values to this entrance was a "beautiful river city". Negative responses to this entrance are the lack of screening for the parking along Lowell Park and Mulberry Point. Some private signage and lighting was poor. Improvements as suggested in the questionnaire are improvements to the Lowell Park waterfront, screening the parking, and the addition of entrance signage somewhere along the corridor. PHASE I DOWNTOWN IMPROVEMENT IMPLEMENTATION The previous sections describe entrance corridors unique features, establish goals and principles for corridor design and locate where improvements can be made. The following section lists all the implementing actions that together make up the Entryway Implementation Program. This section draws from the overall implementation program a list of First Phase implementing actions. The actions are recommended by the Heritage Preservation Entrance Committee based on their priorities and the budget that was established in the approved Phase I Downtown Improvement Program. The implementing actions are listed below by entry corridor with an estimated cost. After that, improvements in each corridor are described with illustrated drawings. SOUTH Entryway sign and improvements Vegetation management BRIDGE wnPTN Water/Chestnust improvements Tree trimming (open views) Tamarack site Landscape work $23,585.00 28,749.00 11,745.00 12,260.00 2231700 $105,656.00 SOUTH CORRIDOR - South Corridor improvements include vegetation management consisting of tree trimming and brush clearing to open up selected view, dead tree removal, tree planting, and wildflower planting. A landscape plan will provide the basis for First Phase improvements and landscape maintenance in future years. A new South Corridor sign is the second South corridor improvement. The sign would be repositioned to better frame entrance views and be reduced in height. A stone and wood base will provide the supports for the new sign. Landscaping and sign lighting would complete the project. The illustration shows how the new sign area would look. The cost of the South entrance improvements is $52,324 or just over half of the total entryway budget. BRIDGE - Vegetation management along the corridor includes tree trimming at the base of the Stillwater-Houlton Bridge to open City views for travelers entering from the East. Tile trimming would take place in Kolliner Park on tine North and south sides of the roadway. The vacant lot at the corner of Water and Chestnut Street would be improved as a second bridge project. Vines would be planted along the building walls, shrubs planted along the sidewalk, three large white pine trees planted on the site, and gravel spread over the surface of the lot. An illustrated drawing shows the appearance of the bridge entry corridor views from the West after Phase I streetscape improvements. Future Lowell Park improvements and bridge entry corridor improvements. NORTH CORRIDOR - As with the South Corridor, a landscape management plan would be prepared and implemented as a Phase I project. Trees would be trimmed, dead trees removed, accent trees and bushes planted, and wall areas exposed to reveal stone outcroppings. A second project, Tamarack site improvement include paving the parking lot and driveway landscaping an area for a picnic table, bench and trash receptacle. The design theme of the improvements could be similar to the Boom Site using stone and heavy timbers. OTHER SPECIAL IMPROVEMENTS Because of budget limitations or timing constraints, three improvement projects were not included in the First Phase recommendations but are recommended by the committee as projects that should be given priority consideration. These projects include pedestrian an(I bike paths runniny from Downtown to the T r #-ta-es. North and South,,boundaries and beyond. Stairway maintenance and improvement to four existing stairways leading to Downtown from the surrounding residential neighborhoods and Prison Plaza improvements. With improvements to Highways 36 and 95 being planned in conjunction with a new Highway 36 bridge, it is difficult to specifically define the location or type of pedestrian and bicycle pathways connecting Downtown with destinations to the South. A pedestrian/bicycle path does connect Afton State Park to Interstate 94. It was recommended during report preparation that a trail system should connect Afton State Park to O'Brien State Park through Downtown Stillwater. This improvement is a high priority of the entryway plan but the time is not yet right for its implementation. It would be important to coordinate such a project with Washington County, MnDOT, DNR, and the other local governments along the route. The existing Laurel Street, Chestnut Street, and Main Street stairs are currently in various states of repair. The Parks and Public Works Directors compare the stairs to a car that needs constant maintenance. Beside the condition of the stairs and railings, lighting and maintenance of areas around the stairs is of concern. In addition, the stairs currently in use, a fourth stairs located just South of the Oasis Restaurant is no longer in disrepair but salvageable with reconstruction. The committee feels strongly that these connections from the surrounding residential areas to the Downtown were vital residential areas to the Downtown r'were Vi-tal _resid'entijal as wel 1 as pedestrian access to Downtown. The Committee felt the City should do what is necessary to improve or reconstruct the stairs if needed, to maintain these connections in a safe condition. To do this, the Committee recommends the Public Works Department prepare a detailed conditions of stairways report that could be used to program Phase II and Phase III improvement. A third project that the Committee felt was important but was not prepared to make specific recommendations was for the Prison Plaza area (the open space in front of the old prison). There currently is a historical marker at tnat location and along with North Main entry signage, the Committee felt the site has potential for significant improvement but was not sure what should be done. With the changes and improvements to the North Main Street area, the future of the Prison Plaza may become closer. An illustration shows the existing sites and its relationship to the surrounding area. IMPLEMENTATION PROGRAM This implementation section describes the actions necessary to implement the plan. Some of the actions can be achieved annually through maintenance and routine activity. Other activities will require additional planning and funding in order to implement the project. Overall, the implementation program provides the City with a comprehensive approach to maintain and improve the entryways to Downtown Stillwater. The implementation program is first described in terms of specific entry corridors; North, South, Bridge, Myrtle Street or other. The discussion of each corridor implementation measures are listed in Table A. The table lists the implementation measures, then describes the measure of terms of responsibility for implementation, timing of action, cost and location of activity. SOUTH CORRIDOR The South entry corridor begins when one descends from Highway 36 and the West Stillwater Business Park East, then turns North from Sunnyside Marina along the St. Croix River into Downtown Stillwater. This entry is the most heavily used and commonly recognized entryway with over 15,000 trips per day traveling over this stretch of road. As one enters from the South the vegetation and steep chalk cliffs frame the road and are the features most often mentioned by people entering the Downtown from that direction. The plan and implementation program for the South entryway includes: LANDSCAPE PLAN - prepare a landscape improvements management plan that includes the following elements: - maintains existing vegetation with provision for some selective trimming to expose rock outcroppings and river views. - uses plant material that is native to the Lower St. Croix River corridor. - provide direction for selective new plantings and seedlings that enhance the seasonal change in color and plant variety. - maintains a variety of plant material, decidious and evergreen, bushes, trees, vines and grasses. - maintains the natural random appearance of entry landscaping. - selectively removes or trim trees and bushes between the roadway and river in order to open up views that highlight special river features and downtown. Implementation - implement plan Summer 1991. LANDSCAPE MAINTENANCE - prepare landscape maintenance plan for Highway 36 roadside and railroad tracks maintenance. Implementation - annually. SOUTH ENTRYWAY SIGN - opens view of the river, bridge and river boats just before entering town. - relocates the South entryway sign to more prominent and complimentary location. - make improvements i.e. grading, planters, flowers. - screens cars parked in South Main parking lot by berming and/or planting evergreen shrubs compatible with existing evergreens. Implementation - Summer 1991. TRAIL - construction of a pedestrian trail/recreational bike path along East side of roadway above the curb from Downtown to the South City boundary. Implementation - Undetermined. UTILITIES - removal of overhead utility lines along west side of roadway between Vittorios and the Oasis Restaurant. PRIVATE DEVELOPMENT - screen Oasis parking areas and minimize commercial signage along with minimizing commercial activity at Vittorio's/Cave Site. Implementation - at time of new development REGULATION CHANGES - rezone area between Highway 36 and the river south of Main Street open space recreation. - revise Sign Ordinance to phase out non -conforming sings along the corridor and Downtown. Implementation - 1991. NORTH CORRIDOR The North Corridor is similar to the South Corridor following the cliffs and reparian vegetation from Highway 96 'to Downtown. Along the North Corridor the vegetation is thicker and the roadway is narrower. The entry to the Downtown begins when the traveler passes under the railroad bridge and turns south with long narrow views of the distant Downtown. The plan implementation program for the North Corridor includes: LANDSCAPE IMPROVEMENT - prepare a landscape plan that maintains entrances existing natural vegetation. - opens views of the river from the historic wayside marker near the railroad bridge. - provides for vegetation clearing to expose prominent rock outcroppings. Implementation - Summer 1991. TRAIL - construction of pedestrian trail/recreational bike path along east side of roadway connecting Downtown to north City boundary. Implementation - As possible. REGULATION CHANGES - rezone lands between road and river single family residential. Implementation - Undetermined. LAND PURCHASE - apply for State funds to purchase the land north of tree Yacht Club and south of Aipie residence driveway to purchase as part of the City's river open space and parks system. Implementation - 1992-1993. ENTRYWAY PLAN - Prepare plan for the North Entry prison plaza area. The plan should have the following elements: - cleanup and expands the site plaza area with possible addition of new historic marker. - provides better connection with the historic Warden's House. - Relocates and improves base area around Stillwater entry sign. - clears vegetation from wall separating prison plaza from Warden's House. - screens busses and other heavy equipment vehicles from plaza view. - considers lighting up old prison. Implementation - Undetermined. PRISON SITE DEVELOPMENT - use and design guidelines in Downtown Plan to guide the development of the prison site. Implementation - Ongoing. Maintenance - develop landscape maintenance plan and coordinate its implementation with the site owners and MnDOT. Implementation - Annual. BRIDGE CORRIDOR Entering from Downtown Stillwater from the east across the historic Stillwater lift bridge is the most dramatic. The views of the river and silhouette of the town with the courthouse and church steeples open up in front of you. It would be difficult to plan a more dramatic entry into a historic river community but since improvements can be made to "detail" the entryway. Many of the improvements in this corridor will be made as part of the Downtown improvements. Bridge corridor improvements are: LANDSCAPING IMPROVEMENT - river's edge treatment - extend levee wall to Mulberry Point and - eliminate auto and trailer parking from site. - screen parking lots as viewed from the river by changing topography or vegetation screening. Implementation - 1 Tr.NTTMr. - Light bridge using acorn lighting similar to standards originally used on the bridge. - regulation of lighting buildings as a part of design review. Implementation - 1992. SIGNAGE - signage - consideration of subtle signage location for bridge corridor. TREE TRIMMING tree trimming - selectively trim bushes and trees on City's property in Wisconsin along the entry road to open value of the river and downtown. downtown. Implementation - 1991. KOLLINER PARK - prepare plan for use of Kolliner Park as a park of Stillwater river open space program. Implementation - Undetermined. MYRTLE STREET The Myrtle Street entry is the local entry to Downtown. Most City residents who work or shop in the Downtown enter the area along Myrtle or Tfiird Streets. These entries are important because they are the town entrances and represent the link between the residential areas and the historic town. Beside the street entries, three stairs provide excellent access between the surrounding residential areas and Downtown. The plan and implementation program for the Myrtle Street and residential entryway includes the following: 1 rruTTMr_ - provides pedestrian lighting along the residential entryways. The special lighting could start at Main Street and follow Myrtle to Harriet and Owen Street to the west. Street lighting on Chestnut could start at Main, follow Chestnut to Third, Third to Pine Street and Pine Street to Greeley. All three stairways should be lighted for safe use at night as well as during day hours. Implementation - Undetermined. LANDSCAPING PLAN -- street landscaping should be provided along Myrtle Street froin Harriet to Main Street. Unsightly views of parked cars, rears of buildings and trash areas should be screened and the general appearance of the street improved. This is particularly important at Fourth and Myrtle and Second and Myrtle Streets. Some of the improvements will be on public property while others will have to be coordinated with private owners. Implementation - 1991-96. SIDEWALK PAVING - special paving, color or design should mark the major pedestrian access points to downtown. This can be accomplished over time as new sidewalks are installed. Implementation - ongoing. REST AREA LOCATION - Rest areas including a bench for sitting off the side of the sidewalk may be constructed along steep hills such as Myrtle Street, Third Street and some of the stairs. An unimproved area and dilapidated bench is situated along the Main Street stairs. This area could be upgraded as part of the residential entryway improvement or a separate program. Implementation - Undetermined. LANDSCAPE MAINTENANCE - Trees and bushes west of Sixth Street along Myrtle require regular trimming so they do not crowd the sidewalk by constructing a two foot stone wall along the north edge of the north sidewalk. The bluffed hillside could be retained and sidewalk area better defined. This could be accomplished with a stone and wood railing on the south side of Myrtle, south of Harriet. Implementation - Annually. DESIGN REVIEW - when planning permits are applied for, special attention should be paid to the loading/utility areas of the building to make sure parking and loading areas are adequately screened or located as to not be seen from pedestrian sidewalks or streets. * Implementation - ongoing. IMPLEMENTATION TABLE The implementation program table lists implementation activity, location of activity, timing for activity implementation cost of project (to extent available) and agency or agencies responsible for carrying out the project. PARTIAL PLANT LIST ALONG NORTH AND SOUTH CORRIDORS Listed below are plants acceptable to use in the north and south natural entryway areas. The plants, trees, bushes, vines, and grasses found on this list can be seen naturally along the roadsides or up the bluffs. Some of the landscape materials may not be appropriate for use in other areas of the Downtown or other areas of the City of Stillwater but are appropriate for use in the "natural" north and south entryway corridors. 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WISC CHESTNUT AND WATER STREET PLAZA BLUFFLINE �--RETAINING WALL SIDEWALK PARKING - Q --SHRUBS f PICNIC TABLE PRAIRIE GRASSES AND r WILDFLOWERS + ME IIAN + PLAN VIEW SCALE 1:30 HWY.95 SECTION/ELEVATION SCALE 1:20 ERI APPROVED FILE . NO PREPARED BY CONCEPT PLAN FOR FILE NO 55 DATE SHORT ELLIOTT HENDRICKSON, INC TAMARAC HOUSE DRAWING NQ NOV.1990 ST PAUL. MINNESOTA 0 CHIPPEWA FALLS. WISC HISTORIC MARKER GROUNDCOVERS GRAVEL BOURDER 0TII I 1A/A71=0 I nf-_ 1 V 1 Will" I../ rl V L- APPROVE 0 PREPARED BY DATE SHORT ELLIOTT HENDRICKSON, INC ST PAUL, MINNESOTA 0 CHIPPEWA FALLS, WISC HEAVY TIMBER SIGN PLAN VIEW SCALE 1:4 RELOCATED FLAGPOLE ';INS ELEVATION DRAWING SCALE 1:4 FILE NO. CONCEPT PLAN FOR STILLWATER ENTRY SIGN DRAWING NO. �, - � as i ; _ �� t'', � ,T _ - .. �,� j �. lrsi r - � - PHASE I IMPLEMENTATION - THE FOLLOWING AREAS ARE SUGGESTED TO BE INCORPORATED INTO PHASE I TASKS. AREA TO BE IMPROVED ESTIMATED COST North Entry $ 13,685 South Entry $ 14,125 Bridge Entry $ 3,500 Historic Marker $ 21,823 Vacant Lot $ 20,496 South Entry Sign $ 15,127 Sign Landscaping $ 11,244 $100,000 NORTH ENTRY EXISTING SITE CONDITIONS The north entry defined by our entryway committee, begins at the railroad overpass on Highway 95 over half mile north of the Stillwater prison site. It extends south 3,100 feet to Elm Street. The west side of Highway 95 is dominated by a light colored sandstone bluff which rises to approximately 100 feet. The most striking features of this corridor is the sandstone rock outcroppings. However, due to heavy vegetation in the area these are partially obscured. The goal of the north entry is to reveal the best rock outcroppings by primarily pruning back or removing unwanted vegetation. Groundcovers are suggested for the bluff side only as the riverside topography drops off too quickly to be effectively planted. Prairie grasses and wildflowers are suggested from the west side of the Highway 95 swale to the bluff face. These slopes vary in steepness up to 1:1 or 450. Expert advice will be sought for this restoration process. Task to be Accomplished Unit Cost Qty. Total 1. Remove dead or diseased $ 150.00/TREE 10 $ 1,500 trees and trees under 6 inches in diameter which screen priority views. Grub stump, load, haul and dump. 2. Prune trees which screen $ 110.00/TREE 36 $ 3,960 priority views. Haul and dump trimmings. 3. Clear brush and saplings, $ 26.00/MSF 50 $ 1,300 medium density, load, haul and dump. 4. Excavate and load soil $ 85.00/CY 5/CY $ 425 and loosened rock debris by hand. 5. Roadside prairie restor- $5,000.00/AC .5/AC $ 2,500 ation to include native grasses and wildflowers. 6. Select native shade and $ 200.00/EA 10 $ 2,000 ornamental trees, 2 inch caliper. 7. Select native shrubs, $ 20.00/EA 100 $ 2,000 sizes up to 18 inches tall. $13,685 SOUTH ENTRY EXISTING SITE CONDITIONS The south entry defined by our entryway committee, begins at the large stone wall on the west side of Highway 95 over a half mile south of the brick alley. It extends north 3,000 to Vittorios' property. The west side of Highway 95 is dominated by a light colored sandstone bluff which rises approximately 100 feet. The most striking features of this corridor is the sandstone rock outcroppings and views to the St. Croix River. However, due to heavy vegetation in the area both are partially obscured. The goal of the south entry is to reveal the best rock outcroppings and a couple key views to the river by pruning back or removing unwanted vegetation. Groundcovers are suggested for both sides from the brick alley parking lot south to the oasis. From there south only on the bluff side as the river side drops off too rapidly and is very narrow. Expert advice will be sought for the restoration process. Task to be Accomplished Unit Cost Qty. Total 1. Remove dead or diseased $ 150.00/TREE 10 $ 1,500 trees and trees under 6 inches in diameter which screen priority views. Grub stump, load and dump. 2. Prune trees which screen $ 110.00/TREE 40 $ 4,400 priority views. Haul and dump trimmings. 3. Clear brush and saplings; $ 26.00/MSF 50 $ 1,300 medium density, load, haul and dump. 4. Excavate and load soil and $ 85.00/CY 5/CY $ 425 loosened rock debris by hand. 5. Roadside prairie restoration $5,000.00/AC .5/AC $ 2,500 to include native grasses and wildflowers. 6. Select native shade and $ 200.00/EA 10 $ 2,000 ornamental trees, up to a 2 inch caliper. 7. Select native shrubs, sizes $ 20.00/EA 100 $ 2,000 up to 18 inches tall. $14,125 SOUTH ENTRY SIGNAGE LIGHTING AND FLAGPOLE RELOCATION EXISTING SITE CONDITIONS The existing Stillwater entry sign is in a deteriorated condition. Paint is peeling and the plywood is delaminating; serviceable life is near its limit. The new entryway sign is scheduled to be installed approximately 25 feet south of its existing location. This will also place it slightly closer to the roadway. The proposed sign will utilize Stillwater's City logo, hand carved into heavy timbers. A low stone wall will use locally available sandstone which should have a similar color and texture to the bluff across the street. Only the south entry sign is proposed to be replaced during Phase I improvements. Task to be Accomplished Unit Cost Qty. Total 1. Structural excavation for sign $ 6.50/BCY 33/BCY $ 215 and flagpole concrete found- ation to 4 feet deep with small backhoe. 2. Wall type footing forms to 4 $ 3.40/SF 336/SF $ 1,142 feet deep. 3. Reinforcing steel, galvanized $ 0.80/LF 176/LF $ 140 #4 bar. 12 inches on center. 4. Pier or spread footing 48" X $ 128.00/EA 5 $ 640 48" X 16". Truck chuted. 5. Foundation wall, cast -in -place $ 11.55/SF 168/SF $ 1,940 concrete, 20 inches thick. 6. Rubble stone wall in mortar 24 $ 14.00/CF 60/CF $ 840 inches thick. Material at cost of removal. 7. Rubble stone wall in mortar $ 15.00/CF 84/CF $ 1,260 18 inches thick. Material at cost of removal. 8. Accent lighting mercury vapor. $ 600.00/EA 2 $ 1,200 9. 1-1/2" electrical conduit $ 400.00/LF $7.50/LF $ 3,000 installation and hookup of lights. 10. Hand carved sign. $4,000.00 1 $ 4,000 6 ft. X 12 ft./72/SF. 11. Western Red Cedar support posts $ 250.00/EA 3 $ 750 12" dia. delivered to site, $15,127 install signs. 10. Lay lawn grass sod, roll $ 2.60/SY and water. 10 ft. border around all paved areas. 11. Roadside prairie restor- $5,000.00/AC ation to include native grasses and wildflowers. 12. 8 ft. heavy duty picnic $ 300.00/EA anchored to site. 13. Trash receptacle steel with $ 500.00/EA plastic removable liner. 300/SY $ 780 .25/AC $ 1,250 2 $ 600 1 S 500 $21,823 SOUTH ENTRY SIGNAGE LANDSCAPING Existing Conditions The landscaping proposed for the South Entry Signage is required to enhance the entry experience by both beautifying the sign and screening negative views of parked cars in the Brick Alley parking lot. This location is perhaps the most important place to create a positive image for downtown Stillwater. TASK TO BE ACCOMPLISHED UNIT COST QTY. TOTAL COST Loam Topsoil Spread 4" $ 17.00/C.Y. 15 C.Y. $ 255.00 deep over areas to be planted Common Borrow Spread $ 7.25/C.Y. 130 C.Y. 942.00 Dumped Soil and Compact $ 1.50/S.Y. 160 S.Y. 240.00 Rough Grade and Topsoil Deciduous Trees $450.00/Each 2 900.00 (3" B & B) Evergreen Trees $350.00/Each 3 1,050.00 (8' B & B) Ornamental Trees $250.00/Each 3 750.00 (8' B & B) Deciduous Shrubs (18") $ 25.00/Each 50 1,250.00 Evergreen Shrubs $ 35.00/Each 50 1,750.00 (No. 5 Pot) Ground Covers $ 10.00/Each 200 2,000.00 Polyvinyl Edging $ 1.25/L.F. 140 L.F. 175.00 4' Shredded Hardwood $ 2.00/C.F. 418 C.F. 836.00 Mulch Peat Moss $ 2.75/C.F. 250 C.F. 687.00 Weed Barrier $ .75/S.Y. 150 S.Y. 112.00 (6 Mil. Poly) Lay Lawn Grass Sod, $ 2.60/S.Y. 114 S.Y. 297.00 Roll Water TOTAL: $11,244.00 BRIDGE W EAST ENTRY EXISTING SITE CONDITIONS When crossing the Stillwater Bridge from east to west, much of the views of the St. Croix River Valley are screened by thick tree vegetation. A small percentage of these trees should be removed and some pruned to allow views to the River Valley. Task to be Accomplished Unit Cost Qty. Total 1. Remove dead or diseased $ 150.00/TREE 5 S 750 trees and trees under 6 inches in diameter which screen priority views. Grub stump, load, haul and dump. 2. Prune trees which screen $ 110.00/TREE 25 $2,750 high priority views. Haul and dump trimmings. $3,500 TAMARAC HOUSE HISTORIC MARKER EXISTING SITE CONDITIONS Historic marker is located on the west side of Highway 95 approximately a half mile north of the old Stillwater prison. The marker is attached to a stone wall which runs north and south along the bluffline base. The plaque is about 66 feet from the edge of bituminous on Highway 95. Parking area is currently unpaved and is rutted with potholes. The existing site conditions should be improved to enhance the interpretive experience. A paved parking and display area is recommended as a minimum site improvement. Task to be Accomplished 1. Fine grade site. $ 2. 3 inch thick asphalt paving $ over a 4 inch thick granular base, compact subgrade. 3. Vertical concrete curb $ 6" X 12" cast in place. Includes excavation and backfill. Unit Cost Qty. Total 2.70/SY 950/SY $ 2,565 1.60/SF 2,50O/SF $ 4,000 10.00/FT 360/FT $ 3,600 4. 4 inch thick non -reinforced $ 2.40/SF 1,100/SF $ 2,640 concrete paving by hand from ready mix. 5. Prune trees which screen $ 110.00/TREE 6 $ 660 priority views. Haul and pump trimmings. 6. 18 inch tall shrubs planted $ 35.00/EA 96 $ 3,360 on raised beds. Cost includes planting soil. 7. 3 inch caliper deciduous $ 450.00/EA 2 $ 900 shade tree. 8. Stone mulch shrub beds to $ 7.00/SY 128/SY $ 896 3 inch depth with washed river rock. Stone placed over black poly film. 9. Black poly edging, tubular $ 1.20/FT 60/FT $ 72 top, anchor hook bottom and stake. 5 inch tall. \0 N z z 0 ED O CA -i -i = z n z -1 -< m n O _ Z v O m -77 n a �x�a3 Nq 1� 'JYv'T ' .s- 1 Q .fix, - ::•- ��... a7rr• Yr�a�'. - . J LrIl I PLAZA BLUFFLINE RETAINING WALL SIDEWALK PARKING ". II SHRUBS • L' =x. 4r . - PICNIC TABLE PRAIRIE GRASSES AND WILDFLOWERS + MEDIAN + HWY.95 PLAN VIEW SCALE 1:30 �R HISTORIC MARKER SECTION/ELEVATION SCALE 1:20. APPROVED FILE . NO PREPARED BY CONCEPT PLAN FOR FILE NO 55 DATE SHORT ELLIOTT HENDRICKSON, INC. TAMARAC HOUSE DRAWING NQ NOV. 1990 ST PAUL. MINNESOTA 0 CHIPPEWA FALLS. WISC HISTORIC MARKER 1 1. 1 \� VACANT LOT EXISTING SITE CONDITIONS Vacant lot at northwest corner of Chestnut and Water Street in downtown Stillwater. Site bound by buildings on the north and west sides. Sidewalks in fair to poor condition. Lot currently being used as parking area even though a no parking sign is located there. Ground is covered with oil leaked from automobiles. This would require soil to be excavated for vegetation to grow. Site is approximately 50 feet from north to south and 40 feet from east to west. Approximately 2,000 square feet of area exists here. Site offers views to Lowell Park and Water Street. Task to be Accomplished Unit Cost Qty. Total 1. Excavate and load soil and $ 3.00/CY 25/CY $ 75 loosened rock debris with 1/2 CY wheel loader, skid loader or equivalent to depth of 4 inches. 2. Excavation for stone walls $ 6.50/BCY 74/CY $ 481 to a 4 foot depth with small backhoe. 3. Excavation for shrub beds $ 6.50/BCY 17/CY $ 110 and planter box. 1 foot below sidewalk level with small backhoe. 4. Haul and dump excavated $ 3.50/CY 116/CY $ 406 soil and rock within one mile radius, 6 CY, dump truck. 5. Wall type footing forms to $ 3.40/SF 1,048/SF $ 3,563 4 feet deep. 6. Reinforcing steel, galvan- $ 0.80/LF 500/LF $ 400 ized #4 bar. 12 inches on center. 7. Foundation wall, cast -in- $ 11.55/SF 500/SF $ 5,775 place concrete, 20 inches thick. 8. Rubble stone wall in $ mortar 24 inches thick. Material at cost of removal. 24" X 24" wall 36" tall. 9_ Rubble stone wall in mortar $ 18 inches thick. Material at cost of removal. 18 inch thick wall 30 inches tall. 10. Loam topsoil delivered $ in a natural unscreened condition. Fill shrub beds with 12 inches and planter with 36 inches. 11. Rough grade and scarify $ subgrade spread topsoil, apply fertilizer and fine grade. 12. 18 inch tall shrubs $ planted on raised beds and in planter box. 14.00/CF 168/SY $ 2,352 15.00/CF 163/CF $ 2,445 17.00/CY 4.00/SY 30.00 13. 8 feet tall ornamental $ 275.00 tree, clump (B&B). 14. 3/4 inch grey trap rock $ spread 3 inches deep over entire site, including shrub beds and planter box. Stone in planters over. Black poly film. 15. Vines in ##1 size pots $ planted within 18" of adjacent building. 27/CY $ 460 51/SY $ 204 70 $ 2,100 1 $ 275 7.00/SY 200/SY $ 1,400 15.00/EA 30 $ 450 $20,496 CHESTNUT STREET GR'OUN I DCOV�R BENI: GRAVEL SURFACE STONE PLANTER 'MENT I ii '4fi"I . BENCH TOTAL AIREA AP7ROX. 2000 S.F. PLAN VIEW SCALE 1:10 WATER STREET EXISTING BUILDINGS ELEVATION DRAWING SCALE -1:10 APPROVED PREPARED BY CONCEPT PLAN FILE NO. DATE SHORT ELLIOTT, HENDRICKSON, INC. FOR VACANT LOT AT 89255 DRAWING NOL Ov.1990 ST. PAUL. 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U) 8 0 H �&0 �0•cct t� H cwt(Q $ H H U)FFhD) r Cray r `� z H hp)p,OH to M, ct Cl) ct O Hw W(D HNro aW 0 trt0 H F- H CD OFOlO�H� ]'0 (D 0 Un :c O to (D m En ct O m H z tsi W (D00W0 F'.0 H • a tsi O H ct F6 arn Fh (D r ct H '� H- v m 0 (DEbc 0 (D&ah omnFt- 0�o 0 h rto 0 0 r1m � 10 0 Fl- (0 P. chi N.b K H E 5� H 0 Ln&ft as rt H. O �r ct w F9 0 P. Co 0 (D H W H ■ 0y(D��(Dh H c � � b O :3 ct (D 0 0 ct N Fi (D,ar•y w ct(D 0mctIt 0OrNWr• acDOh�m�cao r r %C oD V r O o Fhx w r ED ctw wro c O n W(/) n ct (D :J w ct O r a r w C N• ct wrow L-j-w (DCwo nw w x% n 0)0CD M(D00 a ct E r (D x n ct fA Fi Q (D 3: (D Y• O w w w (D (D t7 w:j :j ct E O ro :j a �• r Fi b 0) ct 0) (Dm cn�'° a 0 (D � (D r ct Fi cq O a' P. x' ro o (D (D Fi P- n r- ct r ct �r oo ct Fi & w :J (D N :' ro �r - H w UI O �r a r P. U1 O Ua CD NJ H- (n v 0 Q a p F-i• H V4 ::r W (D 0 O Fi. Fi- N F. H ` (DFh w ct � O 0)x cq (0 oo 0 �r cr 0 R' N O w= ro Fi- (D F+ F-ir_ ct E ct ct o cOt 5 ro w m N o "' (aw 91 ct toH o cr �' En w rr r �r- 0(D r r r m act a O (rD CA h a a 0 00, VI N W r r O O O O O O En H • r r r O o� N W rn r N O O O V y � r 0o N N ip r Ow N r A. (n ON 0�D 4 rn 06 0 �o Activity Prepare landscape plan and implement (trim trees for views and rocks, plant tress, bushes, grass, vines). Make improvements to south entry- way signage, tree trimming, screening Construct bike/pedestrian trial Remove overhead utilities (Vittorio's to Oasis) Finish stone wall at South Entry (1) First Phase Improvements (2) Not Determined DOWNTOWN STILLWATER ENTRY CORRIDOR OVERALL IMPLEMENTATION PROGRAM TABLE ,ocation Timing Cost North/South/ 1991 Bridge $22,317 $28,749(1) $11,745 Responsibility City, MnDOT, CNW of Stillwater South 1991 $23,585(1) City, MnDOT, MTM of Stillwater South ND ND(2) City, MnDOT North ND ND City, MnDOT South ND ND NSP South ND $50,000+ MnDOT DTSEC TMPLF-MENTATION PROGRAM Activity Location Timing Cost Responsibility Private property screen Oasis South Ongoing $5,000 City/Property parking and minimize signage Owner Rezone land between Highway 36/95 and river to parks recreation and open space South 1992 None City of Stillwater (PROS) (South) Single family residential North 1992 None City of Stillwater (RA) north Purchase Aiple Land south of line for city riverway parks North ND ND City of Stillwater and open space system and Dept. of Economic Development Grant DTSEC IMPLEMENTATION PROGRAM Activity Location Timing Cost Res_onsi.bility Prepare and implement south entryway plan (prison plaza) North 1992 $30,000 City of Stillwater, MnDOT, Washington Co. HPC Design review of new development prison site/Myrtle Street, Rivers All Ongoing None City of Stillwater edge Screen parking lots All Phase I and II As part of City of Stillwater Downtown Plan Phase I Private developer Ongoing Reclaim Mulberry Point as part of River Parks and open space Bridge 1992-1993 $1,500,000 City of Stillwater system Phase II or III Downtown Improve- ments Light Stillwater Bridge Bridge 1992 $23,000 City of Stillwater MnDOT Activity Street lighting Street landscaping DOWNTOWN STILLWATER ENTRY CORRIDOR IMPLEMENTATION PROGRAM Location Timing Cost Myrtle 1991/ongoing ND Chestnut 3rd St. Pine Myrtle 1991/ongoing ND Rest areas along residential $7,964 entries Myrtle ND Screen parking lots and backs of buildings Myrtle 1991 Various Pave sidewalks with special color/texture Myrtle 1991 ND Chestnut 1991 ND 3rd ongoing ND Pine ongoing ND Repair/reconstruct/light Stairs: Lowell/Chestnut and Main Streets Myrtle Main Street ND Chestnut ND Laurel ND Res onsibility City of Stillwater City of Stillwater Private property owners City of Stillwater City of Stillwater Private property owners City of Stillwater City of Stillwater DTSEC IMPLFMFNTATION PROGRAM Acti.Vy Location Timing Phase out nonconforming downtown signs All 1992 Place overhead utilities underground All Ongoing Prepare city bikeway/walkway plan that consents to county and regional attractions All Comp Plan 1991 Cost None Undetermined Responsibility City of Stillwater Private property owners City of Stillwater NSP ND City of Stillwater, Washington County, MnDOT IMPT EM1- hTION PROGRAM! Activity Location Timing Establish facade/sign improvement program All 1991 Promote south corridor bridge location (not downtown) All 1990 ongoing Maintain tree bluffs along entryways and around downtown. (Design Review or tree cutting ordinance) All Ongoing Cost Undetermined None Responsibility City of Stillwater city of Stillwater Stillwater residents None City of Stilwater, Private property owners/Design Review IMPLEMENTATION PROGRAM Ac�Location Maintain/Reconstruct old stone retaining walls All Improve Tamarac Highway wayside areas and historic markers All Prepare plans for Kolliner Park and Aiple Properties as part of Stillwater St. Croix River Parks and Open Space System All Purchase excess Highway Right of Way along north and south entryway to preserve natural appearance North/South Plan for and improve bike/ pedestrian trail between St. Croix River and Highway 95 from City boundaries to north and south through the Downtown All Timing Cost Responsibility Ongoing Dependent on City of Stillwater location private property owners Ongoing $12,260(1) MnDOT, State Historic Commission, City of Stillwater After bridge $10,000 City of Stillwater decision for 1996 Mn DOT/Boundary Commission Area As available Undetermined City of Stillwater, Mn DOT 1991 None City of Stillwater, Mn DOT w °ti° o o 0) x o w car w � a ct ct > o to �' r ca r H m H N+ cat 0 fi � b0 3til c0r ro h z 0 w til H !-+ O N U~i O N W ip W H O iP V rn W O Cn cn (� o oo v rn (n iP W N H �3 t U) $ H row 0 'rJ F3 w O'ct�im�3 Hromw�y (1) w H Fi- w (D w ro w Fj• (D FHg O N (D rnx w HN•H F'• O I > 0H5d ON•Zl 0IZJ A.t u;o FhE 0ww(n ((DD(OD�►Cro (ODO ct N= U) Fn w U) H O 0 O cn oo G v O m O G 0 a' 0 0 O 00 P. = (D iP (D (D w ct O ct ct ct H m (D N• N ct ct wa(D ct a �y fi \ (D ct P. cr ct :;r 17 Ir 0 0 H FJ• o• O (D H ct H w Fj- a H 0 H ,✓ o H• O 0 fi � �, ,d F''• (t � rt• F'- ctwN O Ct 0 OH 0 (D 0 (DH 0) (D Fia m w 5C D) Fh HOFh0 V F'• 0 0 w�'mN w �= F) 7 Fh ct ct 0 H H H 0 • I i a ct (D �C H a r. w ct G (D ro O N m m ct ct H (D H ro F'• CM z H H C w ct (D H H P. 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'S m O w O :FE-� m o m r� C cn m M m C D -z C+ � -S s m 0 fND to (n(DD m w 1p O m w (n V) w Ca < < O s w n m 1 0) -h m C+ :y m (D S O O CTl C+ 'O 0) -0 O CD CD c+ m i �c::-r � m DV) m C+ C+ a -5O c+ O m C. n m C+ p Clw (m n � Ct to g J n p -S CZ O� N m pi C+ -5 m 0)A � � C+CD p p C)� � ID J C+ -5m < w �. N n �. C m m o' CZ w C-)0 C+ = C .� O -. m S -. w C+ O O -1 m w 0- O ;aw C+ O -S < w N -5 V) A- < CD (O C+ -5 m N O O -. O o- a << -.+. J S � O 0) g C+ O O O -5 to C+ -' C+ w < CZ �. C+ E2 g w m m =7 Z -I C+ m = 'S C) O O m N = U) w O S L• A M. m N Q C) (n O C+ C1 w p to -C Z -S Z n m N C+ C< O -�• O • (0 m p �• < = � O -h`w V) — mO C+ O J p wg NJ) .. -2 N -S CN+ wm O O S m C+ O" w J m N O g N OJ�O•Om C") C C+ ` + + -0 O O O m p (n Z C+ -5 -$ V) CD m (D 7: = 6 (D El -0 E 1 V) V) (D = 0 Z O m O C3 T1 CT O C+ =r -h O' O c+ s V) C< O i C+ "S N C+ -h O "O 'S -i C+ N O w X Cn C+ (m= C. � OJ• << (DD O N O (D -S m -h m O V) a, =- m m �. 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J• J C+ a < y \ • J• w J• /� C% w L O J• =1 w 1� ro J• (n J• ro C+ J, ro O J O (D ro J C w J, w r 'S w J• r 7 J. C+ � O O - w fD cm 0. J. 0 (Q w (' �( N C+ N O w < CD (D (-)In O, (D = Z J. fD 0 to a wQ � n_ `t� aw mo � W t -s c+ C+ C+ c+O 0) . O w C+ -i J 'S • • '-h V S tC w 0 0_ -h (DtO („ J. C+ I -1 rD C V m C+ (DO.CC ro 0 -0•• s O w (o X 0 0 0) 0 J• CD(� 0)V O V •• •• `< 0) J V) V 3 (D !D � w ro -S � 0 w fD N J' -S w ro - N w -0 -5 ro ro O V In (G c n rr = w Q rD c< J. (DD N O ro J. V O In n ro —+. J J. J• Vs C < < (7 � E3 N /(D� ro w J 0 W+ C 0 0 V' -1 0 to C+ -0 CT 0° C+ 0 s -h V)O V 0' C+ O O -/. O w J. J. ro Z w 00 w 0. o- J. rD 0 = (D0- 0 CCDD X 0 0 w J. O O C V C+ w C+ Cl+-+ 0 (a C+ C+ i7 - CD fD 0' = O 0 C+ C+ O 0- c+ �. a (D w• ro O 0° 0)J• 0 (nJ• Z w ro Z w ro l< -S J. C) 'I CD w CD -' Z C) c+ -S << ro = G. 0 fD ro CD V/ w Q CD (n ro X 0 C+ O -'• (D w O C+ V) f'9 w+ 0 t< u — (D � w 4, 0) Pi `+ in -5 w o O. V) i J -Ia -h 0 to J. i C O J• n 0_0 -S V! 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CD � -fi a 'S (n CD � -1 :3 0 a trD O 0) < CC -n o + c+ n �• i, ro J o < cr = ro _ J. CD CD U' Z -S C DJ N O { ' .�. N C+ CDJ. (n :3 (D J. t� J V r+ < 0 c0 a - -h r sL rD 0 -s -A O O X ro c+ a Z �+ (D rD (n (n (D V) 0 ro J a r to D S' (n O �' C+ c+ 3E Q, ro 0 0 cam. w C -S :3 < 0 -S Q rD (D c0 rD -1 77 ro C< i-A 0 Z Z D m PO m N O Z (N m m pa C) 3 N m —I m W m M O C Q pa N 2 O a -h -0 C+ (') V) Z W •i -5 O O C (D LA J• J• m Ca. V) E m CD c+ W 0) (D J. n T y lL O to N Z Z fD vsi 0)0 W 0 t\) r O N C+ V)C.F. J• C+ '$ � J• J. N (D O C+ = i N I i (D to C rD T V) O (D C+ C+ 0 -TIJ J, P) .=. J• < CF J• to O J• 0 , 0) Cr0 N J. Q = 3 N J. O< (D O p' < 3 -h (D O J. 3 c+ (D tC V) Z C+ y • (n i1J JCL O J. O J + CD 0 • CD � � c to 0- '0 (D N {A (l n N < r i1 fD (D O N F w trD C91 N N F- CD (D C+ CY) W N V 0 Ln I--m A _ V)w 61 V O tSt n (D -' iU Q_ O -0 o c O d C+ (D < (DNli J. p, 0 c(D �. fD to 0. n -� CD -a 0) J. \+ -I C z o o -5 -5 3 3= w o c p+ N (D f J. (D -0 (D (D Q tv (D '-I i C+ � J (D y O C m O -5 (� (D � to n 32. (D 3 O O !v to CF V)�l O (D J (D �.} 0. < 1 C+ ( \ O J. g Z (D fD R w � -r� o (� J. O 3 C+ O p (D O to = N p+ J. < 0- = h-4 0 J. C+ (D = N J. N 3 to a a m to J C+ O J C+ CD C+ C+ =- � \ .L t0 J• V, J. t0) 0) ci (D o_ o -0 (D J+ O V) (D -'• < O O c- _ to-F fL w0 C+ Z7 a N N• Q �5 (D p to J• J J• C+ 0 O = W C+ N i < C+ i (D pl V) O Z (D N (D C+ to (+ (D J• J C+ Q J O 0- J. -+, Z CD C+ N Qj "5 O V) (D c+ c-t (D -Ti tip 0 (D 0) (D N J. (Dth 0 Q 3E fD Z >1 C+ p •S N J • J. � 0 (D V)Pi o C+ (D J• --i V)1VTT J C+ O (D V)tom+ o Q m J 'S O J. N J. O -S (D J. C+ N Z t-► iv c+ O fD Oj (D t'C (p n (D n N a Q/' (D (D O C+ V) O -J' C7 J O (D n Z O Gt 0 -5 J. S Z o Z N fD a J• J. CF (.0 0) r_ EA Q Q 5 J. l t..F _J. . AY N N (D O (D C+ 0) N =- 00 W Q Z C+ t7 t]) (D C+ ct (D 3E w (D �Lri 00 -0 O c+ O to cr C+ C+ c O o < c r 0 S w N tG (D C O O N (D 3 ((DD C O J 0, < ((D^ C-+ C+ (D V)D lD (D O (JD (D N C+c+ w C n C+ (D (v 0) t1 V) J. " S (D O J C+ CF (D (D O Q) J. (D (D J• = _, O tT N 0. 0_ i N -+ -a (D ? -h a Ca n -5 -0 m p tS rF - -5 C+ 0- m r 0 0 - Q w z (D C+ M b•) = w n E v s a fD Z m -i m w = m -5 m O 0 0 -h w m = 0 = =' ;Q cn m = 0 O �• E O n o n S U 0 < m ;v E -5 -5 a Z C+ m H N g a 0 C = _ = J O C,, w m N -' J (D (D -0 --1 (D -5 C+ t0 -0 <--F (D t= c+ ro c-+ (DD C+ Q. a m C '� �' O C w V% (DD = J J. m Cp w C'") - J• ❑ 0. E ❑ `$ n -0J ..J a fD J m -0 a O SECF �' (D �• _ m (W J• co (D w (D N fD cr Al J = (D = fD (D to = _0 V)-5 0. I = V) 0 C+ R 0 C7 'S = C+ E fD � 's C+ a (� O -5 J w C C (D rF -+• E F--I n w O 0 0. ;a 717 < C+ = 0 -) -h C w -+. = fD c+ -1 ❑ ❑ (D m -h n C+ =- < = < C 0 Z (D (D co a = -s w Z R -5 C' 0 -+• (D (D w U -+. m b J C+ C 0 c-F to C m �' 0 O = CP (D 0' w = a O C)d _ E = .0 0 C+ a (D 0 w rF E N C7 C 3 CC+ Q fb O R 'O fn (!1 =' (D C+ J m = = A. '0CD m C J. �. J _• ro to C+ N C'F N w O E ❑ Cl -5 '6 `� 0 to PO n 0 = J• < to a O _ 0 C-F C+ (D O co -1 = -0 > /OA .D C ro 0 J J• C J• to ro C+ C O w m C) J y a 0 to -5 (D m f0.D J p - J 00 tT (DD 0. C (D = m O (/� O m m (D c+ (D C+ N m -� = 0. C w G O -S -0 J 3 s-0-0 = _ -5 (D Q w E � J (n Z �• to a m H a 0 n J �• m -5 -S = C+ V) =- C+ �. O -h rh C+ p, J O 0 v3 -. _N 3 m -h7C � a = (D a V) C+ 0 � to -1 (D w 0.� a J C-FT w O 0- to m c-F m c+ m m = fn (D a C+ _ w �. 0. 3 -I O -' _ 0. w to m m m m = (D O • J• J• J, n J Ut (n V1 w r+ (D co C7 (D 'S C C+ S A� .D 'O (D �• w J ,� C+ = N -5 C+ E 0. E O -h Z C7 m = tL7 _ m C+ to = w C a w O 0 �' 0. -'• h C+ m m < rt C-F = O 0 -+ C-F w m a -V C+ co -h 0 C+ () C+ - . -5 =- m C - C w =" N w n = g m C+ N w = w O 0 :y a w m -5 N m O C+ = 0 O' w m to C+ 0 �G -' J C-F Vi m m B s (0.6 a 0 C+ m CD -0 T� = m a to m 0 -5 = 0 m to (D t0 �W J .0 C+ m 0_ m R r-i C-F s R E m O m = O V) G1 R 0 cam. �' w m �. -5 CD �. N �. C R - C m m N = N < Vs "t7 R w C+ tT V) m C (.0 C+ C+ m N S 0. O Vs N C+ 0. �• m 0 Z O n (n C'+ m (n J m =, I C+ 0 C w O 0 r+ n _ (0 E (-. •0 O Z O m =- w < a m(., = C+ -0 = N 0. = C -5 C+ m L0 S = w CD C-. -5 m •0 w C+ E m -0 C) 0 to (G rF N =, m << 0 w m Z w - V) n (-+ O () w O m C w f� w rF C} = C) w -+• w = w m w w O l< w to = C+ p' O < s -' C+ C+ 0. to - 0. = n = >; o _ O m �. m to a w 0 w (D V) a _ � a w T CAD CO m = ((DD CD. n = C+ C m a w � -S a N w W 0. 0. � �, = CI- CL(C+ s � R O Z a o o m 0 J Eg C+ < w o- 0 w O -5 to m J 0 -5 V> -S �. E =y to m w 0- -h w w w m n -0 N w (D -� -5 C+ C) C-) C+ m w .�. to w 5 J• m "0 •s = 0 w Z n = J 0 J• m J• J. = C C+ = p 0 0 0 _ s C+ w Cl- Ti O w = 0. w C+ = c+ w = 0. o C a C+ V) S = n E m < •0 m Vs to Lo C+ t< o -5 C+ m Z Vt m J 3 to m t0 E O m m 0 m = - w Z Q J -0 a m w C O Z C+ C+ < C = w = m .r. w m 0) w = J. V) J J� w m = J• 3 -h m w � •s _" / O J• a m n r+ m E Z '0 Nw w R R C•F 0 m 0. CF S �. J w C+ -0 C+ a (D 0 m --� m E V) m J. 0 m Z J. 0 _ w Z Z i w m m N O 3 O N m (% - (n -' = J• C < �• ut t0 (D m m o 00 _ C+ -s t0 n m m rF m m (D p O -S < O (D -+. w _5 _ Ei 0- -5 m = z O m -5 :37 a (rD 'S C+ = C (D M -h N - C+ m Z E m s O O = O O R = _ N < ■ = -0 = (D a -0 C+ R = w C+ Z CD V) w = (D p o� .+. 0 -1(+ w 0 "Q (D w to tp m 7C' 0 � "5 a a -I - (F -M o' C E 0 m (n' � a. ao C+ = -h oa=to v -0 to O w m C CD CD C C C+ pi -5 C r(' C+ m C F �. 3 �. w Q C+ -S = J J, = rF w J Z -5 n m- m -i w J. _" C+ (0 = r•C << m C+ a 0 C+ O a 0. m c< m m 0. -5 m Vt C+ to m (O = (D X J. N J to J C+ h O (D -h CL O = (D X: J• C+ s S W N • . (D = C+ ---' O 0 W O O �1 -S O = CF O �7 C+ a W i` m "O (D r) J. -h )> C+ s J• S CL 'p -S O C N (D CL C Z O to u (D -0 W S C+ CD (D = C+ W N W h CD C) O = CL -1• a -0 -1 O TT<. CD O Z W 0 h O N N o. p 0 O Z (D N J. LZ . AD CF W 0 O (D C-FCi p = N CT C C+ N S]1 < W to (D N CF W -'• N p 0 W C+ CF = (D N J• Z N 0 O = CL J' J p O fi 0 p B fD CF = () C -S Z OL • • J J. --i s (D X J• N C+ -1 O 0 W O < O 'S 0 O p -S a J• 3 W m C+ -•• O J. N O O C+ (n C+ J. .� `� W C+ (D -S N N C+ CD N S C 1-+ C+ (D -1O N C+ W lD C+ O & rD V) O C CF C+ << 'fl (D o O CL J (D `t S_ Z J. C+ -p o < O N CJL. C+ N S (D W O N O- J. O C" F O- (D N C C+ s (D J• N O W W W t< CS (D 0 O (D O 0 -"' (D to (D N a O CL B i o < S (D = C"F N .L •• O W y' N -'• to J. J. W C+ J. -0 -S C,• < (D ��T .V = C+ W _ 0_ ca CF s Z O =-- N J. O fD � ..S � N J• (D O CL Z --'• N o =3 .- I S (D •"S (D 0 C � Z (D = C+ t< 0 -5 n O � CL W c+ _O. N S W N O -1 � (D 'v -S -'• C-. (D C) C+ W CF C+ =r CD J. C+ C+ lD -fi J C+ � W N -S W (D i--i 0) S W N (D 1--i H �! J. -0 -S O < -0 -S (D -S rD W CL (D C+ (D CL 0 O Ck- J. C+ �' p � N J• C+ J. O - I O a p J. N \ . (D n O J• C+ -S M C) p V)c+ C+ -S t= 0 C+ C+ N 0. W J. -1 N J. •-h = (D (D i O � 3 CD C-) 0 Ct C+ (D (D (D �- \ .1. CF 3' (D W -S f w Vipj p C+ s (D O + O ::E Z3 X (D -S (D < J. -h -1 O (D N C -z 'S C CL '= t0 Z N J• 0- C+ J. W CS C+ S .S M � N (• + i C C) � O � • -I (D A- cam. V) C' (n O C c+ =- O &'-'X =- (D O V) J. N 'Z7 (D N C+ W J. N O O = C) (D -1 O � W CL -. C+ J. O .l •. (D C+ s (D ' W J. i N W d J• J• to N J J, to = C+ CD N Cu Z N c+ o W °' _S C•F =' W � (D (D i1 N C) < W J. p N N C+ W C+ N Of (D -0 W J• i -- I S (D t® Z (D •--' N C+ •S V C) s (D C+ � C C+ V) C+ i (D O + N J p =3 to CF N o C C+ (D N n a -0 Z O c.,. (D 0 i J• CF s � N s J, O (G1 C+ O O ((DD - J• t0 =- C+ -h O J• C+ N J• � O (D � C+ W CF J• a -0W -S O < (D .� ♦ • i J• N � J. -Q -'• Q O r) CF D -h & 0 C+ G% CF (D 0) • S 7C' O CD - w tp +D i N -1 CD 0 � (D - Q (D /1 F� a C J• to s (D CL (D N C+ 'S J. A) � -'• n tC C) J (D W C+ s CL (D C ,QC. O W :3 CL Cr n J (D -O W C+C+ = i W N O W J. CD J• C F Q J. -+h '+1 J. n CF O (D (D El C+ O S J. t� � (� N W pi GL tp Cn CS 'S OrD C Q O W W O N fD -S n J' C N C-FC i W CF J. O = s O N s (D CF (D Z p Z 3 3 0. to CF � (D (D C+ •S (D s (D CS S= C+-0 W N O O C+ VN (D W N s CL CT (D W to (D (F rD? C7 O C+ C+ (p (D -h (D -' C+ (D N c+ (D J. N W N• C+ O �. n sw^ J W -5 7C' (D Z C+ C+ W C+ N O Z7 N W W Z rD C+ O -0 (D J N W fD -'• = _•. O Z a C-+ c- C X W N O C+ 'CS (D "O (D GL Ci• 0 (D a (D C+ p --h N CF W g W t< N -i (D - 0 C+ C+ =' W C+ n CL (D (D (D -S (D () O a (D CL N CD -0 C O- J J. n C)O-1 7C N C+ O a �'. C+ W O CF � (D 0 O O n C ' ON N J. C+ I-, N O O — CL G O_ W C+ J. N = (D 0 (D N N C+ 0 -1 (D V) J. CL = _'• W W N X J W N 0 C+ Z�C W = W Z M W N o C+ a (D Q O C+ O :E X (D -S Gc+ W - O a J. C+ C+ m-• -h (D (D "_' N N C+ O = (0 J t< s V) (D C Z W � N = o J O (D 'S J. CL M w• 'S N C+ W J. -s `�' C 'S -S (D = C+ -� t C J. C N (D �CL O Cam+ =r (o W = CZ a) � c+ (D O W C) (D O -h W Z (D W N O O = N Ch W C+ a W -1• O C+ rD O () (D UO (D (A (D W Z 7` N W O C o J J. C) O -1 717- N = O 0 (D CD C+ W Z W J. C+ Z (D (D C+ N &7 W Z O () O C O 3 CD CD "i T�7 / + W CL CF s+ (D O tF CD -1 J• =3 ,_, C+ c C CL C� (D J• :-3 -0 O W CF 0 O J• C+ CC -Oh CF (D (D = 'S W t< 'o CrW (D S J. (D � N ct 00) CD (D -0 W -S 7r Z O C to C7 O O Z ,p O `+ S 'S 'p W -S> W J O CF =� C+ W C* �• O N O (DD n c+ -h O (n CF W (D W'S C+ 0 0 CF to 0 t O C+ O X �• CL N CF J , :3 0 C) J. -h J• a J t< D- (D -h J• O O CF 5 M 0 W J. o � O -S (D J. � to a CL J• O n O C-. C :J 0 J. O W I �D V, O a (+ (N —I N 0 -1 (+ m n --I (D -0 -h -1 -0 --i m C+ < A0 = C+ s C)0 m s 0) O s 7 -5 c O ---� s (D O (D (D (D (D J' (D C c+ (n m C) -5 m C+ o � = A) J, J J. (D Q) J, J• CL J• J, J• () 2-10) n C+ a O C7 a n a a p tL2 N J. -� C)(D s CL C+ C) c< V) -0 O -0 (< m o c N 7 G% (D C+ ;D, J. J -5 U) J V) V) J, m a 'O CL C-) p) & —� VI 0 C-)-5 s Q (D -5 rD (D m -0 0 c & a m D= (D 7: O Z El a c+ Cl+ (D =5 -5 O Ito -5W V) -V CL Z ut O m m v m CL z m O s O n O s O s • V J J m r �y m J r_ C+ J. c Amy C:) J. � C)O .�1 (D /�{ C+ -h n J. C'+ (D t0 (D (J J• �G 0) � G% O C7 (DG ct C+ m rD to C1 O LL > �T c+ -h �' �+ c+ CD rt s CL � C+ to m (D s -5 N O O C)-0 N = O� o �G a J, (D J Cl+ O v -5 O 0 -5 Z (D i = X J, C+ -S (D O -0 C-+ O W -h O 0) J, J. E3 (-h -0 J, p J. N m m X Z w to m N (r t+ O to O () W X J. J' m c+ m O 7C" o m a C+ C+ V) -0 J• C+ O J• C+ J. (D O (a a O O C+ p) N O m 0 -5T ri (D J. m (D� ,D 0. a VI (D — m s a - J, a J (DC% J. a o w -5 CC (D -5 -h -1 rD O c+ (� = (D CL 0) o C+ 0 = � 0 O t0 o pi(Ac+ c+ ut 0) rD V) s = J• 0- CL = -5 C+ 77 (D = J -1 � CL -5 C+ (D -i rD < (D (D tv :- U:l (•+ P) G) O (G O m :E 0) -h (D J• (n N a o (D (n rr a = � i s o C+ V) 3-0 c+ w n `+ C+ p) V) -b w CD- m (r rD Z -5 N 7 0 (D s �, rD =_ n N O J A) OZ 0) i O �} V) J J, m (D• (D C+ •0 O (D C+ a CD C+ _� (Da)-+• CL p) m CL < l"F � < N 0 -' � 0_ � m S -1 (D s � � � (D -s (D (D r J. (D (D C+ � -" CDn s V7 O 0 z (D � r (D� o N C) � CL (D o J• c0 J. 3 N (+ (D < C+ O V) i ...I < VI `+ 'O O -+• .-h m m -1 n J, -�. m J, � m 'S = W rD (D Z C O --h Z -5 Z C+ m C) ut (D a Z -5 m n w :E w O m O =- O � 0- c+ r7 (D O 0 -0c C+ 1 O a = Z C+ C) J. -5 -h n N a C+ < m c+ m 3 o 0 O -5 C+ C+ CD W s, O o s C+ (D m V) C+ (.< m O m J! & C+ m W C+ m C+ J' -5 J. (n : N (" F = (n W = m CL =' () r o (ate o o c+ c s cr (D z p, -s m C+ C+ T3 (O (D N } O (n _h J. ur cC O 0) C+ J. to W m (nO C) -h C << Cl N m c N (D-5-5 C+ CL (D I • r* N a s m w w m —i cn a c+ w o a rD rD < CL (D m (sou � (z o m m a c+ -0CD � J. m n ,may c+ • • m to w iv -h V, Z C+ 0 CT V) J. SL m X w o a � p) m cn (� -5 a < s s c+ -s (D O -s (� m V) ; m o rD (D Q) (D J• < C = aCC _ o _, o m m o cr, m C+ s < =Y p) m (n c+ -5 W p) SW CD < P) Q 0 C)O C+ C) -1 =' 0)= � � (+ -s (D c+ CL (a << (m rr -h -h 0 -h << m a CL CL m -' m J (M -V �-4 Q rD C+ C v' O m w � ;D n N O c -S O w r z 0 O -S -+. Oa S w = 0- 0 frD O I -z rD < J. v, fD J tQ = O J. = n rD C+ O -0 �V) CD O c+ O (� O =3 O I 3 J. co In to J co c+ O- (D rn c+ fD rD r+ O ((DD (n -0 w (D (D 'S (D C+ -. O C > a � Z n n Z Jn m cn IM. N = (D w 'S rD w Cr CD rD (D � E w �C W 0) w a s (p --'• < i w c C+ o -h v J (D N C+ w C+ J• O O I c+ C+ -'• fD O -+� rD E a rD < -+, a (D = C+ : w co rD w J O ca E -i�• C+ s a � -. -• J. r) O -S c� w r7 J. < - - c+ << w ct C J• C+ c F O J. O to w rD cn J• 1 rD C n �'' � m m rp -V m Z 1 In S (D rD = o w to J• to v w -T J. � w -S (D w V) /c� y..- �• J. N (D 0 J. w E rD rD s C J• c+ O �. o V) w a {+ (D O w VI -�, rn � (D W c+ -s w = C+ '-' ~" m in I -S (D O < piJ. O < fD -1 J (D w a c C+ —� -�• C+ LG J. O (D (n w O CO E rD (n N a rD O 1, o w E w (D a � c r w rV J. o I C C+ rD Z � J. (D a a w -s �' J' a rD Oh -S O w A 0 < (D C'F s rD n c -5 s '� O0 p O O (+ O (D (/� O C+ J. rr L< -- ' 0 O v=i c+ -s r� C+ = w 'a (D a rD y) c-h s J. w � wJ. \ Z rD 0 s (D C+ J. O w —' J. 77 (D _0 C- c+ w O = to a J rD ((DD c+ w C+ O = I 3 (D -1 I.-• lD lD N v -� w � c+ = ra rD < rD -1 to ((DD rD o s -S c I? V) 0 o -0 w J. o- rD �• c+ (D x J. v) J 1p (D < (D 5 tQ Z rD rD O v1 I 0 r� (D (D O N n w Z 0 -0C+ w � a J. = N O c c+ s' 3� w . O � -•s J• O to C) O C+ cr rD -S J. w -- O -5 I a w 77 (D _ -0 - o < rD a4--, (D in J. O ro -S w a J O co w Cam+ -•S v, -h O E -S N 0 O -0 _� rD rF w Z O 0 O I -s (D �� O w c+ rD c+ (D O c � (D �* -5 w In J. to O O -1 (D i O J. rD �J w a c+ O E I O t7 (D < J (D � O - h C+ =7 fD -1 J. < (D - 0' J• a co f D O J. < rD -•s n O w N �. c to rF C,r rD -+, O -5 (D rD �� .D -5 J. co _ m Z -1 �' y -< (/Y HI M Z � �� O (D = c+ w & J• O I = c w -� a �. a (D w Z w -+• �� -T O w a C+ O 7e" cn a w J• � c+ (D w r� C n n - m �-, Z -� m z )--. z CS m 1 Z (D -0 w -1 (D -� w = a to w rrDD A'. O rr rD w c n rD w O Z Z J, w � w W a) � -0 �� m (D (D° = C+ w �--I• J• O 1 _O -O --� rD (+ -0 -� w (n 3 (D � r s lD lD M• -n (D w C+ (D V) w = a a � E O -s -�• < (D -s o 'S a (D O O -O (D c � < -'• rD E C+ w `+ J. co s J• tG C+ N 'v (D 0 J. �' < (D i I rn rD rD n �* < O �� -S O rD O -1 C+ S J. <+ -5 (D (D N a 0' c to c (D 0 CD :+ (ED (D O rD Z O Q' a (mil w a I w J• M C J. In & s (D r+ Z -1 w = a O w -0 (D rD Z m O - (D = c+ w a V) w - �• CQ c rn S CI. -1 . V rD v) < -�• rD = a CO - w V) V) rD N 1 w J. J w o N w < w � r << O fi � w 5w c+ fD J. w J a rD r� J. Q O V)c+ 0) a (D (D ca -� (D w m -� -� o- < -5 -I s z o (D rD (D s O -i rD to to 'G (p a s a y rD m J• ;o x > N `� J• (D 0 z N m tZ > J• z LL SL ci: o 3 > � d _'• C (D I I N 'S Cam) � OS J rD -5J 1--1 C+. N < n on r Pi O C+(D rD c c7 �-, •-i o -s o f 3 [D CD 0 -�• p 0+ r -p � 1 � C • C c+ _� -S � Jj (D m N N Ca+ (D �. Z (D In v C) 0 CD"U 0( O J J. O N 0 -0 rD S (D -� Z (D 0+ O (D -5< -1 pi Or H (D (D N 03 < N 1 � Z >L > El E3 C1 = 0 O J. O i-+ 3 E3 (D :E �. rD Q a 0) -h J• Ln (D C) (D :F- N rD -0 w C - N C+ J to w rD O C+ < m _ a1 C+ = 'a o-< -s � r+ -S s O CL (D = C+ I i p J Or (D C+ n C+ << -5 C+ -+• (D Q) CD C+ iw O 0) J' O C1 C+ T C+ ^$ N 1 0) Z OJ C 0) O N 1T (D -< C+ -►i < n i a (D rD rD J. o C+ /^1 C+ 0 0 Ua Z g m J• rD 77 -i, -5 � coc C O O C J. Y/ J. O C+ J • N •J. N < 3 O ('+ J (D Z J. JJ. x J. 07 'O C+ O m O :3 J. p -h 0- (D m O S rD -S O N (D O' - N = = O = O to to Z (D -s to 1 _0 (D 'Z 0 O O (D O 1 1 1 () 1 (D -h (D --1 0 N C+ a < a1 I O J• 01 J• -h (D (D 'Q C -1> -' -h (n C+ `-5 a Z N r+ (D tD W a -h O (D N O c (D S � -a CN+ N � J. O N 0 o o N to - � to (D o Z w SL (D C+ J tT -. J• s (D 1 ID (D -0 (D (D rD S O N S Q W -5 p c N O t0 � Vi .z (D N � to A)< 'S O � O -Sl0 0)(D N W Q 11 (D Ol c+ O ru J. N .J o- C+ -I to J f (D W 'S C+ C+ C+ 'tS N c r 7• (L -� O J• to 5w C.+ -5 O & rD � (D - . (D (D (D w �' 0 C+ O N (D0) C-L CL d (D O C+ Oi (D (D C+ -a 7 7 (D 1, N Or C< v iw (D o N n o 0) w o 0 -5 -� � n o = J. g o Z c O N Z Z N C W = (D C- (D - = J. N N C+ p OJ ^ �• O O S J Q N 0+ C+ Q f -S \ rD -0 -' fL f (D O (/i O (D J. O (D =-rD 0 to C+ Z Oi Cf to J. -p lw p J. J. (D \ / i N J A. > J. O CLS i � C+ TJ (� 0 O O O C+ -1-'• Ai Q 0- O (D n o -I (D O. -0 N c t N O O x a J. tp =r c'r •-h S (D O O O (D C 0r g C+ C (D (D O CD - N -0 Ci a CL o cG a PJ (D - = (n '-'• -0 C S 0) N N Q) C = = O J �. J. G Z N -5 S -+ Ai n cG Q. (D p W << O rD N < (D rD N C+ C 0) fl, (D C+ C+ to -5�• O W J. O C+ p i N N C+ S o N C) 3 J. (D -'• J. 77 N C+ O (D C+ 0) pip � O N J. N Z to a� -S(D p fD S r O (D S (D 0 C+ rD Z C+O o -h Oh (D a -5 to (0.D O, 0) -SZ V CT+ 0' O n (+ (OD w p N � `+ O w N � -h (D << C+ ((DD N = N a• z CD --I x C) 0 0 0 - I N I- m m I z I I = I I I .70 0 m -S c r o cn rD -S 1--� O V1 (D (n J. /z� a) -S n J. 'S J• CO m (D J• to < HI J. = J s J m m J. (D z a w o C+ m CO = = Z L7 O w C+ rD w Z o (D J. CT' (D rh -0 c+ V) a o c+ -1 = w w m m s J. C+ C+ -5 m m J• x jw Q C+ O (O • . O ' • a: to w -h CT m J. = O C+ m n O O J .J J. (ACG O J. d c n w C+ COL I C+ (D V) w J• tO O C+ CD w 5 tp CO p) O w w (D w t,p n CO -+• O C+ N CJ < -� J. • O J. m J. Q CD J (D O � V) s Z -�• m V) O O O c CT V) tT n C+ -h J 0) =- Z J CD rD m -o N < w5 m N J. J. V) m C+ J• < J• cn m C+ :E O w -1 m w J m ID- c+rD << O J V1 (� C+ O J' V) s O n C+ w w 3 w c J G' 0) �' 0 < (DfZ J C (b -S V)-) X O O O - .O O' 07 CG J• J O C � w Q J ZS w rD << C< Q- J• (D O J• w s ;D TJ 7 .� • . �� J. m r ) m C) J N n CD O I I < O m -h Cr 1. a C+ rD Z Z rD < --h -S m (D < t= (D J. J• J. J. = (7 F�1 = = HI (D FH 0 to N m 0 C+ a, CO O C'+ —' V)O 0 nrD a c =' (M 7v -a wy 0)� -0 o -0 = -s 0 0 = i c+ C+ i )--C (D J. 0 rD E3 m rD J. (D )") C+ O O" J• O C7 a O rD E5 (D a a O z 0 < C+ m v) p (D O (D = p rD rD V) M W rD O ;ac0+ I = C+ m � -S �• n c+ C7 �' -0 o s 0 0)J• In)o m w c 3 a c m i C+ C+ a. C+ -) C+ V) a CO w -S O -'• s (D J. r J. J. to 0 C) ur m V)m 0s w O V) i s m 3 c+ O -'' c rF I (D —' I m I J• w 3 "S o n a w O "O z O m •5 w O m Q N > 1!i -0 O -S n = = J• = J. t. O m 0) 0)J. C+ _, (O fn I a C O O = S -J c m O O m -0 C+ Z CT Q Q w w w -+• C -s m Z r+ -' O O 3 V1 m O m J. J. w d CO (n (D -S a. a s 0 rt- O V) Q -0 o w w c m m n C-+ w J• s O A -� n —I to w O_ (D w < J. < g. m m m Cn o M o m O = C+ < A_ Cn 7 m J M M 0)V) (-S \ -a :E s J• J• Q_ -� In m o O a m 1 0 O c m Cl+m C+ � w J. a J 0) m s O J < m _ J. (D : n (D :5s J. c -5 'S V (D J• 0,C+ (n 'a -�• O V) 0 m O J. m V) J. (D -p 5 Z p) O to m O Z C+ i O a w O i Q (D J. tyn O '-h O 7 0) n O O 1-,-c O � m 3 o m n -S -+ w c <. N a = m C* � (D O J. P-4 J• C+ f Cf 0) O O O i) m S CO O CT & C+ J. J• i s c s m ct O_ m C+ m •S to m (D ---1 -i c+ rD N -I m (D O (D ( r r a J g HI (D BCD O Ls J C+J. I I = rD 7C -s N J. (D 71 � C+ c-) J. w = C+ o J -Ti w Q 2 N A -h w 0 2 N O rr a Z Z (D O -O C w rF 'D �- O O w (� O -I (D J. C "o J, -S Z a -S a C -5 m o a w J• C+ rD N Cn rD J Z Z_0 —+ n C -S (D :E N w -+• �+ r+ -v � -h "'' N rD -� a �, (D a (D r (D rD c+ r+ (D N (D rt N c+w (D to o Z C-+ C -1 w J � fD � C+ w N (n rt = to n (D a a -1 ZY J rD Q o} (D rr a =5- (D rD rD w w a � w c+ rD -h O C) (D -0 (D .= J. a \ , ('< � C+ rD : O w 0 �G C+ w t0• N Oi N c+ o '=^ yyLj; .0- n —' N Z C (a e+ J• O g i N (D � O = = O N CF rt C w N rD t8 C w 7 to N Q' G g C+ (D rD (D C) -h i —� - rD 7 :' °' rD =" c+ N �+ w z O rD p J rD O (F N N (D —' rD J. O o w w (D w O Z (D —� C+ N (C. < —' C O J —. i O (•+ c� .� .�. N C+ N f-D = J J. (D g w In �„ (D (D O �' A pr (� '5 (D w << O Z -S J• J N � (D = O N vwi A (f) w n N 4< rD (D a J -0 -� c+ (D C+ w Z rD rLw w rt rt O 'i C+ c+ rD w o s rD " (D rD << 7 3 J < < -+• S. N J. O w a J• a J. J. Z o C+ rF C c Vi rD Q rD �. a 3 J O" f (D (D V) 1< CD J O N N C+ S 0(D O a N w (D Z () rt O C< N J. f+ C+ (D 3 0 l G i C+ -0 N O w c+ -S -S (D _' _'' 0 --h0 0 a rD rD � rD (D N N : O (D -5 � N c+ c+ (D 'O = C 'S J'. (n Cr O (D -S cin --'• rD w (❑ -5 E —1 w O. r+ rD Z = c+ n .=. -S (N w � J rD ct J. c+ J I J (D 7C" 3 << J. J. I�� 0. = -S � n i (D rD O m << V' rD (D w w to J o (D O O c+ w o a, c+ O (� N (< rt = C+ —• `� C t O C+ J. w g N a w m C O J (D n J• -1 (0 O Q- rD • Q1 J• J• N c+ N N 0.-0 f c+ S C+ c+ -+• O S -5 N W a c- << O rD � (DV) c+ cr+ (M rD rD c) w J. - 5 v; (D O w fD w rr _ N (+ a J rD N rD C -S J. rD -S • (DN rD c+ N 1) 3 C+ (D ('t' Q (D (D .-'fi •. -I rt (D J• J• C+ C+ = J w w O o rD (D c rt w S J N rr (D C+ — -h a a ('+ rF o rD CO (D C+ • N 3 r m --I m m C) r I r I z o m Q o_ c+ ;o •-y o o J -a (D N w C+ C+ (D w (D (D 70 Z wCD w J• {y , -0 O O O w (0 J C I- • (D O C tp J Q N l0 rr (D (D (D r • n (D O • J Z -h CD < � � J A -- (< c+ • J. .T J• O Z 0^) 3 1� w rt N o O N w N w w � Q < w w Z Z J rD i rD rD N O h �j O N l� O J. `1 J J = C+ rD << i - w Z N (D J. "S O J. < w t�� Q � a n rD 3 --V m to r z m V) N C) (D 0. a (D 0 C< O S rD r) (D N (D (AJ O N J• J CD fi s C) 0) i Z 4< J• O C C'I' rD rJ• rD C F J ♦ . -+• J -r' O P7 Cy) i • J' �. C+ c O a (D am. •J• 0) C+ J• O n ON O tp -S O CD (-) r} O X C+ rD =3 rt J• (D O = clt 0 �' '� Z O co 0) rt c cr (D �1 N c+ N J. -' C+ Oi C+ J• C)\ lL n C+ J. tC 0 C) 0 J O. O -h ra n D HI O D co m -0 O rD w C F J. O I O = cm O• = to O O tT rD (A (D (D O a _0 rD 0. (D 0 w j CL rD E P1 � N O Z N Z (D C+ N C -5 (D -O P' 7r -'• � t0 il% CL -' O P1 0. J• = P1 (D N �y ^S rD P1 rD C fL C+ rD (-.� n -5 lD (D 0, O �� O 0 C+ rD 0. N :y O J CL tS o 'C 0)-S J• CL C+ O r+ � (D — O 0)C+ 0. J• to C C+ J• -'• rt t'G CL) r�D iL N O --h = (D C '• J CL O tx O a Pi ;Z. rD Z 70 m C — m i I (D � -p J A% O � to -0 N lw -S rD W J ''° rD 0. �{'1 O N (D n J• 1 � t C+ (D C+ J• O :3 — a (D Eg (D c�F 0) rF J• O I D � C P) _� �G -5 a J• J � to rF S rD (AS C C+ S N J• CL O O 'S r} -' (D o C C+ O -h S �$ J. ;+ t7' rD C+ C♦ Z (o -h J• =5 rD 0. S N r) C J 0. 0- (D SS% n n O -'• (A = rD �• C F iL N c'+ O = (D W 0. O O G N J• CL X 7r --AJ• 3 rD t7 J C h -+, rD CL =r -+• _� N ICT� • V C) O C CL rDC-+ C+ w —. O Q. P� 0. N -'• rD .D E W 7 7 Pa Z (D 0) n O = N Z C Cn+ � (D P1 (-F E O '"h O O r+ Vy C+ O (D E 0 W o (m =r (D = O-1 rF S 0. (a . V O mot) C+ CD � O Z rF = -S (D -0 C• Z rD Z (DZ tCi C -+ C+ -S a J. O rt � (D CL O r'+ 0 -S C)X E CL S (D N J• CL O E J �. or 4-,- N C-) m 3 D 1--1 -i (T7 D= n m I � (D m N O C N ls� V N E N c+ O � Cn J• T am+ (n (D � P: �� O � t S C I (D 3 (D a (D W �} -+• O I C � 0. m C+ (D 'S �• (D 0. J• 'n O < rD m C . O i P1 N (D T3 (L Z w C+ (D O la Ar � fL -1 (D r) O C J CL p- (D C -0 � -1 W Cl- rD a N "O P% 'i C+ 0 C•+ S- (D (nC J. Cl rF J• rD C+ 'S E W Q J• J. 0- P+ C+ O. 0' (D () = J, N N --'• C+ 0) O 0. J O = to rD 3 Pi J• rF -S rD C F N & P) J. Z N --I ? N -i =- J. CL N (D (D C+ CL N O -3 CD �- rD N rF 0)c N � - � O < (D CI- Pi -I rD 0)-5 pirD :3 0. N J• 0. Q) 7: i1 t< 0- (D C) O = N C F -1 C n rt CL f]r � N (D J. J — N (� \ -5 & �� (D (/ C+ M rt - I ;a (D N a (D 0) N J. n c 0. J to rD r) J O N �' C F C+ J• C f ��T , V N J• 0. rD O -h r+ ::y (D A r- Q n CD Z h-1 (D rD � C+ ('+ J. O O � O J. s tL3 N J• CL fD tL —� T� N 'S (D Pr J - rD 0. w n n N o J. C C+< N C+ p O E C+ O O J. N n 0- W n O N (D CL O (<D �S rt J. � (D 0) Leic+ :3 (D E I N -0 n J' ¢' -' 'G < J. C n O •--' O Z C) p � J. (D� S CL T S rD a Ld• O Z Z (D (D -S J. 0; = n 7C O (D (D rt C ri' J. O O FJ tp I m r) O O Q �+ 0. :E J• C+ -5 J. fu lD (D (D -S N J• -0 T O < (D rD r+ N X J. tT N O C cr J J• 0tT Z O rD �� l< 3 J• (D=3 O (D N X J• _, � tL (D C-F O G- (D C m -� m mzc c-) E= n;a -v X: V)vX: co m C J -1 Q OL �• d �� -fl X J i J cm• `+ Q �• •v m C) p+ o m � N W O �• Z p1 Z i 3 —' -n 'O (n 7C" 0) Q -S W pJ (D -+• .-. "0 (D C < Q C- CD O (D c+ (D (D I CD (D O (D -S 0 N 0) (•+ 0 N � W - _ N (D C rn -� c+ m ci a —• cn Q �• N a a in. --, 'S fD 2 O � s O OD (D to Z N N VN CD N N C+N C+ G rt S c+ (n CD (D O 0 n w 0- (D pi (D J C 'S a (D O pi .(D, p) 3E p) O V)C+ �/► J \ ,i �. (D s rrDD z �+ -J C+ p/ N iw J S J (D C p) N C C 01 Cf V) d J N O J N -h O O c r+ C'+ C+ n w rD CD CD Q J (D O N C+ (D C7 :3 fL = -'• pl to Q J l< -a (D Rs S CA 3E O (D � -h C+ � a-S (D O (n -s O V)J. y a O -�• p1 Q N Z C+ y < (D J (D J- -1. X t- Q J. N � O C+ p 0 N N i O C+ • -S Q C p) (SD C N C C+ (D Q O sw C+ to =- -SrD y T-S (D pi O N P) y C-+ p+ a = C (D s (D -h N Q O 'S -.h -a N - N 5 a o o �. -S C = p+ CD V) c+ N Q S N O -h O O S --h O C C V) S S �• pi (D (D (D N J Activity Prepare landscape plan and implement (trim trees for views and rocks, plant tress, bushes, grass, vines). Make improvements to south entry- way signage, tree trimming, screening Construct bike/pedestrian trial Remove overhead utilities (Vittorio's to Oasis) Finish stone wall at South Entry (1) First Phase Improvements (2) Not Determined DOWNTOWN STILLWATER ENTRY CORRIDOR IMPL F11EN"TION PROGRAM ,ocation Timing Cost North 1991 $28,749(1) Responsibility City, MnDOT, CNW of Stillwater South 1991 $23,585(1) City, MnDOT, MTM of Stillwater South ND ND(2) City, MnDOT North ND ND City, MnDOT South ND ND NSP South ND $50,000+ MnDOT DTSEC IMPLF14ENT'AT'ION PROGRAM Activity Location Timing Cost Responsibility Private property screen Oasis parking and minimize signage South Ongoing $5,000 City/Property Owner Rezone land between Highway 36/95 and river to parks recreation and open space (PROS) (South) South 1992 None City of Stillwater Single family residential (RA) north North 1992 None City of Stillwater Purchase Aiple Land south of line for city riverway parks and open space system North ND ND City of Stillwater and Dept. of Economic Development Grant DTSEC IMPLEMENTATION PROGRAM Activity Location Timing Cost Responsibility Prepare and implement south entryway plan (prison plaza) North 1992 $30,000 City of Stillwater, MnDOT, Washington Co. HPC Design review of new development prison site/Myrtle Street, Rivers edge All Ongoing None City of Stillwater Screen parking lots All Phase I and II As part of City of Stillwater Downtown Plan Phase I Private developer Ongoing Reclaim Mulberry Point as part of River Parks and open space system Bridge 1992-1993 $1,500,000 City of Stillwater Phase II or III Downtown Improve- ments Light Stillwater Bridge Bridge 1992 $23,000 City of Stillwater MnDOT Activity Street lighting Street landscaping Rest areas along residential DOWNTOWN STILLTRATER ENTRY CORRIDOR IMPLEMENTATION PROGRAN Location Timing Cost Myrtle 1991/ongoing ND Chestnut 3rd St. Pine Myrtle 1991/ongoing ND entries Myrtle ND $7,964 Screen parking lots and backs of buildings Myrtle 1991 Various Pave sidewalks with special color/texture Myrtle 1991 ND Chestnut 1991 ND 3rd Ongoing ND Pine ongoing ND Repair/reconstruct/light Stairs: Lowell/Chestnut and Main Streets Myrtle Main Street ND Chestnut ND Laurel ND Responsibili� City of Stillwater City of Stillwater Private property owners City of Stillwater City of Stillwater Private property owners City of Stillwater City of Stillwater DTSEC IMPLEMENTATION PROGRAM Activit Location Timing Phase out nonconforming downtown signs All 1992 Place overhead utilities underground All Ongoing Prepare city bikeway/walkway plan that consents to county and regional attractions All Comp Plan 1991 Cost Res onsibilit None City of Stillwater Private property owners Undetermined City of Stillwater NSP ND City of Stillwater, Washington County, MnDOT IMPLEMENTATION PROGRAM Activity Location Timing Establish facade/sign improvement program All 1991 Promote south corridor bridge location (not downtown) All 1990 ongoing Maintain tree bluffs along entryways and around downtown. (Design Review or tree cutting ordinance) All Ongoing Cost Undetermined None Res onsibilit City of Stillwater City of Stillwater Stillwater residents None City of Stilwater, Private property owners/Design Review IMPLANTATION PROGRAM ActivitY Location Maintain/Reconstruct old stone retaining walls All Improve Highway wayside areas and historic markers All Prepare plans for Kolliner Park and Aiple Properties as part of Stillwater St. Croix River Parks and Open Space System All Purchase excess Highway Right of Way along north and south entryway to preserve natural appearance North/South Plan for and improve bike/ pedestrian trail between St. Croix River and Highway 95 from City boundaries to north and south through the Downtown All Timing Cost Res onsibilit Ongoing Dependent on City of Stillwater location private property owners Ongoing MnDOT, State Historic Commission, City of Stillwater After bridge $10,000 City of Stillwater decision for 1996 Mn DOT/Boundary Commission Area As available Undetermined City of Stillwater, Mn DOT 1991 None City of Stillwater, Mn DOT n n rr x w� .d n H d m o m Cr m rt x rt a o� 5 n� m tr c U) rt m H m " w m U• H � m ro b w n"• m o 0 o n o tr' rt � r- n n "• n G H m "• ( a rt H' "• c ° rt ]- x w a P. 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