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Home My WebLink About2019-07-24 CPC Packet PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North July 24th, 2019 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Chairperson may reply at the time of the statement or may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. PUBLIC HEARINGS - The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after which the Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. 1. Case No. 2019-19: Consideration of a Variance to the front and exterior setback for the reconstruction of a garage on the property located at 116 Harriet St N in the RB district. Daniel and Allison Boblit, property owner and Jim Barton, applicant. 2. Case No. 2019-35: Consideration of a Conditional Use Permit to operate a brewery and outside seating at 204 Main St N in the CBD district. Steve Clark Gnan Living Trust, property owner and Pat Wolf, applicant. 3. Case No. 2019-36: Consideration of a PUD Amendment, Special Use Permit, Vacation Easement, and Preliminary Plat to construct two row houses containing 6 live-work units on the property located at XXX New England Place. Robert Hill, property owner and Todd Konigson, applicant. 4. Case No. 2019-26: Consideration of a Zoning Text Amendment for the creation of a Rural Residential Zoning District. City of Stillwater, applicant. VI. NEW BUISNESS 5. HPC Case No. 2019-03: Consideration of a recommendation regarding the designation of 615 Broadway Street South as a local heritage preservation site. Reid and Julie Miller, property owners. VII. OTHER ITEMS OF DISCUSSION VIII. FYI – STAFF UPDATES 6. Boards and Commissioners Picnic Invitation IX. ADJOURNMENT PLANNING REPORT TO: Planning Commission CASE NO.: CPC 2019-16 REPORT DATE: July 16, 2019 MEETING DATE: July 24, 2019 APPLICANT: Jim Barton, Barton Construction Services LANDOWNER: Dan and Allison Boblit REQUEST: 1) A 15’ variance to the 30’ Front Yard Setback for the construction of a garage; and 2) A 20’ variance to the 30’ Exterior Side Yard Setback for the construction of a garage LOCATION: 116 Harriet Street North ZONING: RB, Two-Family Residential REPORT BY: Abbi Jo Wittman, City Planner REVIEWED BY: Bill Turnblad, Community Development Director INTRODUCTION Dan and Allison Boblit have requested approval of the demolition of their existing garage and replacement with a new, similarly sized garage at 116 Harriet Street North. SPECIFIC REQUEST 1) A 15’ variance to the 30’ Front Yard Setback for the construction of a garage; and 2) A 20’ variance to the 30’ Exterior Side Yard Setback for the construction of a garage. Street View (Google Images – August, 2013) CPC Case no. 2019-19 Page 2 ANALYSIS The State of Minnesota enables a City to grant variances when they meet the review criteria below. 1. A variance may be granted when the applicant establishes that there are “practical difficulties” in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a “practical difficulty”. a. Is the property proposed to be used in a reasonable manner? Utilizing a portion of a residential property for a detached garage is reasonable as well as permitted in the district. b. Is the plight of the landowner due to circumstances unique to the property? The existing (approximately) 900 square foot garage is located in the Front and Exterior Side Yard Setback. This is because the residence was constructed in the rear of the property, facing the bluff. The property appears to be in the same configuration as the 1904 Sanborn Fire Insurance Map. c. Are the circumstances created by the landowner? While the applicant is proposing to tear down the existing garage and replace it with a new one, the existing garage does contain a sag in the loft floor, a sistered cross beam, and the rotting support poles. The structure’s condition is not a circumstance created by the landowner. While a portion of the structural and cosmetic concerns could be attributed to deferred maintenance, the property owners have only owned the property for a few years. d. If granted, would the variance alter the essential character of the locality? The existing garage is situated closer to the property line than the proposed garage. This, combined with the fact the new garage is proposed to have similar siding and detail as the primary residence, the new garage’s location would not impact the essential character of the neighborhood. e. Is the lone consideration an economic one? To remove the existing garage and build a new one would be comparable, if not more expensive, than to rehabilitate the existing garage. Reconfiguration of the garage’s area on the property will accommodate three vehicles whereas the current configuration will only accommodate two. 2. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. a. What is the purpose of the regulation for which the variance is being requested? CPC Case no. 2019-19 Page 3 Front and Exterior Side Yard Setback The purpose of the Front Yard Setback is for uniform neighborhood development, to create front yards, and to encourage infiltration around the home. The proposed setbacks would be consistent with what is existing onsite as well as prevailing setbacks in the vicinity. b. If granted, would the proposed variance be out of harmony with the Zoning Code? A variance to allow for a front and exterior side yard encroachment would preserve the intent of uniform neighborhood development, the creation of front yards, and allow for infiltration on the property. Thus, the proposed variance is in harmony with the Zoning Code. c. If granted, would the proposed variance be out of harmony with the Comprehensive Plan? No, it would not be out of harmony with the Comprehensive Plan. 3. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. The property is zoned RB, Two-Family Residential. A detached garage on a single family residential structure is permitted in the RB district. POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve the requested variances with the following conditions: 1. Unless specifically modified by other conditions of approval, the project shall be completed according to the plans on file for CPC Case No. 2019-19 in the Community Development Department. 2. The variances shall not become effective until such time as the City grants a demolition permit for the existing 900 square foot garage located 15’ from the Harriet Street North right-of-way and seven feet from the Rice Street right-of-way. 3. Existing vegetation along Harriet Street North shall be protected during construction as to minimize potential impacts. 4. The interior-accessed storage loft shall not be used for human habitation. At no point shall the loft’s head height exceed 6’6” tall. 5. A building permit shall be reviewed and approved prior to any construction occurring on the property. 6. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. B. Deny the requested variances. With a denial, findings of fact supporting the decision must be provided. C. Table the request for additional information. FINDINGS AND RECOMMENDATION CPC Case no. 2019-19 Page 4 On the basis practical difficulty has been established, staff would recommend conditional approval of CPC Case No. 2019-19 with those conditions identified in Alternative A. Attachments: Site Location Map Narrative Request Certificate of Survey with Proposed Garage Footprint Existing Conditions Photographs Proposed Floor Plans and Elevations cc: Dan and Allison Boblit NORTH HARRIET STREETNORTH MARTHA STREETWEST SOUTH SI XTH STREETJEANNIE STREETM Y R T L E S T R E E T 114 215 415 116 516 115 233 216 315 410 105 116 216 418 310 108 121 225 201 424 321 517 320 224 216 1320 112 102 108 104 118 513 426 121 507513 503 226 219 215 212 207 208 122 517 209 108 202201 125 126 122 102 115 112 332 330 µ 0 170 34085Feet General Site Location Site Location 116 Harriet St N ^ Te xt PLANNING REPORT TO: Planning Commission CASE NO.: CPC 2019-35 REPORT DATE: July 17, 2019 MEETING DATE: July 24, 2019 APPLICANT: Pat Wolf LANDOWNER: 204 Main St LLC REQUEST: The applicant has requested a Special Use Permit for:  A brewery, classified as light industrial that is clean and compatible with the surrounding area;  A tap room that will also serve tea and coffee;  Seasonal outdoor dining; and  Seasonal outdoor food/beverage vending. LOCATION: 204 Main Street North ZONING: CBD, Central Business District REPORT BY: Abbi Jo Wittman, City Planner REVIEWED BY: Bill Turnblad, Community Development Director INTRODUCTION Pat Wolf, representing 24 Main St LLC and the Joseph Wolf Brewing Company, has recently purchased the structure at 204 Main Street North. The structure has most recently been used for general retail. The applicant would like to convert the existing 204 Main Street North (August, 2018) – Photo Credit: Google Images CPC 2019-35 Page 2 of 4 retail use into a brewery with tap room that would also serve coffee and tea. SPECIFIC REQUEST The applicant has requested a Special Use Permit for:  A brewery, classified as light industrial that is clean and compatible with the surrounding area;  A tap room that will also serve tea and coffee;  Seasonal outdoor dining; and  Seasonal outdoor food/beverage vending. ANALYSIS City Code Section 31-207 establishes the review standards for Special Use Permits: 1) The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. The proposed uses are allowed within the subject zoning district, if it is found compatible with surrounding uses. Other uses in the vicinity include office and retail uses in free standing and attached structures. Residences are located on the second stories of some of these structures. Additionally, the municipal parking ramp is located one block away. In review of the request with City staff, the following items were determined to be some items of concern:  Previously Approved Uses: There are several previously-approved use permits on the property for commercial recreational businesses (Papa Wheelies surrey rentals and Stillwater Segway Tours) and seasonal food vending (hot dogs and Wok on Wheels). These use permits run with the land forever. If all uses were active at the same time, the property could produce negative impacts to the Central Business District. The applicant has proposed retaining the seasonal outdoor food vending use on the property. However, the site plan does not accommodate for the commercial recreational businesses. Therefore, staff would recommend extinguishing all past approvals, with conditions of approval reflecting the proposed uses going forward.  Parking: As with most Special Use Permit applications in the Central Business District, parking and traffic are the predominant concerns in this area. While onsite parking exists on the west side of the property, the applicant is proposing to reduce the total number of parking stalls to accommodate for a walk-in cooler. Additionally, the seasonal outdoor seating creates greater parking demand for the property. However, at their July 18 regular meeting, the Downtown Parking Commission approved a mitigation plan for the proposed uses. CPC 2019-35 Page 3 of 4  Noise: The existing, free-standing building would need to conform to the City’s noise ordinance. No outdoor music or entertainment is proposed at this time. In the event the property owner would like to alter the use permit for outdoor entertainment and music, an application for an amended use permit would be required. Comprehensive Plan Chapter 6, Local Economy, indicates an objective of supporting business expansion in the downtown commercial district. This would be achieved through the following implementation actions: “[e]ncourage small, locally owned, businesses particularly in the Downton” and “[p]romote office and service job locations in and around the downtown.” Comprehensive Plan Chapter 7, Economic Development, indicates a goal of promoting and maintaining the downtown as a central focus for community, economic and cultural activity as “tourism has allowed the Stillwater downtown to avoid the vacant buildings and physical decline seen in other traditional downtowns.” 2. Any additional conditions necessary for the public interest have been imposed or use and/or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The focus of this review standard is whether the proposed use can operate in its proposed location without negatively impacting surrounding uses, or the general neighborhood. Minimal concerns have been identified with this proposed use in this location. Any exterior changes, including signage, will be required to be reviewed and approved by the Heritage Preservation Commission for conformance to the standards set forth for Design Permits. POSSIBLE ACTIONS A. Approval. If the Planning Commission finds the Special Use Permit amendment proposal is consistent with the provisions of the SUP process, the Commission could move to approve the SUP with or without conditions. At a minimum, staff would recommend the following conditions of approval: 1. This Special Use Permit is in all ways a Conditional Use Permit as the term is used in Minnesota Statue Section 462.3595. 2. Plans shall be substantially similar to those found on file with CPC Case No. 2019- 35, except as modified by the conditions herein 3. Prior planning/zoning cases SUP/04-69, PC2010-024, SUP/13-16, and CPC/2017-65 shall become null and void. 4. The seasonal outdoor food/beverage vending area must be operated on private property only. Positioning of the vending area shall be positioned so that customers are queuing on private property when ordering and picking up. 5. The seasonal outdoor food/beverage vending area shall obtain approval from Washington County Public Health and the Environment prior to beginning operation. 6. The property shall contain at least one exterior trash receptacle, located in the seasonal dining area. All other existing and future trash receptacles shall be stored inside the building or in an enclosed onsite trash facility, at all times with the exception of the day of trash collection. CPC 2019-35 Page 4 of 4 7. Prior to the commencement of any exterior work, including the installation of lighting, signage, new windows and doors and/or demolition, a Design Permit shall be submitted and approved by the Heritage Preservation Commission prior to the issuance of a building permit for this project. i. Any conditions attached to the Design Permit issued by the Heritage Preservation Commission for this addition are incorporated by reference into this Special Use Permit. 8. The Downtown Parking Commission approved a parking plan that allows the property to meet its 15 space deficit during the high-season (May through October) by using the public parking system. In exchange for using the public parking system, the property owner will pay the standard parking mitigation fee for each of the 15 spaces. i. The parking mitigation fee will be invoiced quarterly by the City. ii. The fee is to be paid upon receipt of City invoice. Failure to pay fees within 30 days of invoice will be certified for collection with real estate taxes. The applicant waives any and all procedural and substantive objections to the parking mitigation fee in-lieu of on-site parking requirements, including but not limited to a claim that the City lacks authority to impose and collect the fees. The applicant agrees to reimburse the City for all costs incurred by the City in defense of enforcement of this provision. 9. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. B. Table. If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial. If the Planning Commission finds the request to be inconsistent with the provisions set forth for Special Use Permits, it could be denied. With a denial, the basis of the action should be given. FINDINGS AND RECOMMENDATION Staff finds that with certain conditions, the proposed uses conform to the requirements and the intent of the Zoning Code, the comprehensive plan, relevant area plans and other lawful regulations and will not be a nuisance or detriment to the public welfare of the community. Therefore, staff recommends conditional approval of an amended Special Use Permit for the Joseph Wolf Brewing Company brewery, taproom, outdoor dining, and seasonal vending area be permitted at 204 Main Street North. Attachments: Site Location Map Narrative Request Proposed Site Plan Proposed Floor Plan cc: Pat Wolf E A S T M Y R T L E S T R E E TSOU TH SECOND STREETSTATE HWY 95SO MAI N STA L L E Y C O M M E R C IA L A V E N U ENORTH WATER STREETSO UNI ON STALLEYALLEYBURLI NGTONNORTH WATERST212 350350350350350 350350350 350350 350350350 350350350 350350 350350350350350350350350350 232 102 220 123 333 201 101 242 221 130 251 110 270 113200108 101 103 102 350 204 106 225 226 225 223 218 212 220 219 217 302 107 124 114 112 217 212 304 221 102 308 µ 0 160 32080Feet General Site Location Site Location 204 Main St N ^ Te xt hdrinc.com 600 Hennepin AvenueSuite 260Minneapolis, MN 55403-1821 (612) 524-6000 June 28, 2019 To: City of Stillwater Planning Commission RE: Renovation and construction of coffee/tea, brewery, tap room at 204 North Main Street. The property at 204 North Main Street is to be re-purposed from its existing retail use into the Joseph Wolf Brewing Company which will be designed as a small historic brewery and taproom that will also feature locally sourced coffee/tea and other non-alcoholic beverages. Martin Wolf and his brother, Joseph, opened the first brewery at the south end of Main Street in downtown Stillwater where many of the original brewery buildings remain today. The business operated from 1868 through 1925 discontinuing producing alcoholic beverages in 1920 as a result of Prohibition. Great grand-daughters and sisters, Pat and Kathy Wolf, intend to re-create this legacy brewery and make it a cornerstone of downtown Stillwater for locals and visitors adding to the historic charm of our City. Brewery artifacts will be included in the tap room giving customers a glimpse into the past brewery and life in Stillwater at the turn of the century. Brothers started the business in 1868 and now sisters are recreating the legacy for future generations! It is anticipated that the project will be phased in with the coffee/tea shop opening first with the brewery following as plans and licensing are approved. The plan includes activating the patio located adjacent to Main Street with seating, beverage/snack cart and games reminiscent of the turn of the century. The Wolf sisters believe their concept of re-opening their great grandfather’s historic brewery is consistent with the historic brand of Stillwater. They further believe their business model is compatible and supportive of adjacent businesses and uses and that by its location, will continue to add vibrancy to the north end of Main Street. They anticipate collaborating with the Maple Island Brewery as well as Lift Bridge to create Valley brew tours and events. They look forward to partnering with other local businesses to create memories that can only be made in Stillwater, the birthplace of Minnesota. Pat and Kathy restarted the Joseph Wolf Brewing Company in 2013 after a 93 year dry spell and have been contract brewing with another local brewery until finding the right location for building their historic brewery in downtown Stillwater. The time is right for re-opening the Joseph Wolf Brewing Company in downtown Stillwater and they are appreciative of presenting this plan to you. The exterior renovations will be limited to the following: - The installation of a refrigerated cooling unit at the west side of the building. A new pad will be poured where concrete is existing and the new cooler will be installed there. - An exterior garbage, recycling and compost area with fence to secure these containers will be installed on the west side of the building along the alley. - The installation of an overhead garage door along the alley with a new insulated overhead door. It is intended to this door to remain a loading area for brewing supplies. The height of this door will be 8’-0”. - A new egress door will be installed in the existing window opening at the south end of what will be the retail space. - Signage: will retain existing amount and locations with updated colors and wording. - All other side components to remain including gardens, fencing, vintage clock/sign and exterior antique pole light fixtures. The interior renovations will be as follows: - An existing interior bearing wall will be removed which separates a room to the rear of the existing structure from the main room and support provided with a new beam. A new 1 hour separation wall will be constructed in the front area of the existing building which will define the new brewery to the rear of the existing building with the front area becoming the tap room. - The existing bathrooms will be enlarged to the inside of the existing space to provide two accessible toilets. - The utilities will be upgraded to support the brewery including the enlargement of the water main from one 1” lines, to one 2” line. It is believed the current sanitary connection will suffice for the new use. The existing electrical service will suffice to supply the new brewery and tap room. - The remainder of the interior work will be finish revisions to support the use of the taproom, and the ability to clean the brewing area. - See Attachment C for further clarification of space use. Parking: The property owner requests parking mitigation in terms of the use of available city parking spaces. There is a very real practical difficulty in that this is the renovation of an existing property. To provide the required parking on the site, a portion of the existing building would need to be demolished as the building. The ownership is proposing 3 non-conforming parking spaces making best use of space available to meet the parking requirement. The ownership is open to dedicating these spaces to staff use only, or to use them for customer parking and will defer to the request of the City. Parking requirements for property under previous use: Classification per 31-510: Retail stores, shops, service establishments, other than furniture and appliances: Retail: 1440 SF = 1 space per 200 SF = 7.2 spaces = 8 spaces Total: 8 spaces Parking requirements for property under new use: Classification per 31-510: Manufacturing plants, research or testing laboratories, bottling plants, furniture: Brewing area: 439 SF = 1 space per 325 SF or 1 per employee = 1.35 spaces = 2 spaces Classification per 31-510: Retail stores, shops, service establishments, other than furniture and appliances: Serving area: 213 SF = 1 space per 200 SF = 1.065 spaces = 1 spaces Classification per 31-510: Restaurants, bars or nightclubs may include dancing as a secondary use: Tap Room/Seating area: 752 SF = 1 space per 120 SF up to 5000 SF = 6.3 space = 7 spaces Seasonal Seating: 1 space per 4 seats shown on site plan: 32 seats shown = 8 spaces Total: 18 spaces Existing CUP/SUP: There are 4 existing CUP/SUP approved for this parcel at this time. 1. Seasonal Vending License: Hot Dog Cart 2. Seasonal Vending License: ‘Wok on Wheels’ food cart. 3. Commercial Recreational Business: Surrey Rental (multi-person bike w/ canopy) 4. Commercial Recreational Business: Segway Rental These permits were acquired under the previous owner of the parcel. The new owner will not seek to have them removed at this time. Sincerely, HDR Inc. Michael R. Nelson, AIA Project Manager 24'-0"47'-0"84'-0"16'-7"42'-10"9'-7" 25'-10" EXISTING PLANTING BED EXISTING PLANTING BED EXISTING PLANTING BED EXISTING TREE: APPROX 14" DIA EXISTING PLANTING BED EXISTING UTILITY POLES PROPOSED TRASH ENCLOSURE GAME AREA COOLER 8'-1"8'-1"8'-1"16'-1 3/4" 3 PARKING STALLS RELOCATED CONDENSER 4'-0" PATIO AREA: 2,478 SF COFFEE CART AREA 5'-0"12'-0"16 TABLES W/ 4 SEATS EACH -64 570 SF BREWING AREA 645 SF SEATING AREA 105 SF RETAIL 208 SF MECH/TOILET Project Title Sheet Title Scale Sketch Number Project NumberReference Sheet Date Reference Document As indicatedTEST FIT SITE PLAN JOSEPH WOLF BREWING LLC COFFEE/TEA, BREWERY & TAP ROOM 10154002 A-10007/12/19 1/16" = 1'-0"1 SITE PLAN 1/8" = 1'-0"2 AREA PLAN 16'-7"BARMERCH 5'-5"5'-5"2'-0" 8'-0" 750 SF MAIN ROOM STANDING COUNTER47 SF TOILET 47 SF TOILET 103 SF MECHANICAL 442 SF BREWERY 127 SF COOLER 8'-9"RECLAIMED TIMBER COUNTER RECLAIMED TIMBER BAR & BACK BAR RECLAIMED TIMBER BAR & BACK BAR2'-0" 8'-0" 7'-8" 3'-4" Project Title Sheet Title Scale Sketch Number Project NumberReference Sheet Date Reference Document 1/8" = 1'-0"TEST FIT PLAN JOSEPH WOLF BREWING LLC COFFEE/TEA, BREWERY & TAP ROOM 10154002 A-10106/28/19 1/8" = 1'-0"2 01-A-FLOOR PLAN 1/8" = 1'-0"1 01-A-FLOOR PLAN-DEMO PLANNING REPORT TO: Planning Commission CASE NO.: CPC 2019-36 REPORT DATE: July 15, 2019 MEETING DATE: July 24, 2019 APPLICANT: Todd Konigson LANDOWNER: Robert A. Hill REQUEST: 1. A Preliminary Plat for the development of six townhome units on two parcels of land to be known as Liberty Village 5th Addition; 2. An amendment to the Concept/Preliminary PUD to allow for three stories (opposed to 2.5) while remaining under the maximum 35’ height restriction; and 3. A Special Use Permit for residences in the Village Commercial district; and 4. A (partial) easement vacation request. LOCATION: XXX New England Place (PID #3003020320099) ZONING: VC – Village Commercial REPORT BY: Abbi Jo Wittman, City Planner REVIEWED BY: Bill Turnblad, Community Development Director INTRODUCTION In early 1998 the City of Stillwater approved concept PUD 1997-70 for the 11.87 acres of commercial development near the intersection of Manning Avenue North and County Road 12/75th Street North. The City subsequently approved PUD 2003-14, for the design of the commercial village area. Since the time of concept approval, five of the seven Photo Credit: Google Images (August, 2017) CPC Case 2018-67 July 24, 2019 commercial sites have been developed after approval of Final Planned Unit Development permits for each of the individual sites. In later 2018 Todd Konigson requested approval of an amendment to the Liberty Village PUD and an associated Special Use Permit for three-story, live-work townhomes. While the Planning Commission was favorable to the proposed use, the City Council denied the three-story PUD amendment on the basis the proposed design did not fit with the traditional New England design of the neighborhood. SPECIFIC REQUEST Todd Konigson of livwell.design would like to construct six residential units in two separate buildings on Outlot D, at the corner of Settlers Way and New England Place. The proposed units would have a first floor home office, each facing the respective streets private garage in the rear of the building. The residence would be located above the home office space, on second the third stories. This necessitates the following requests: 1. A Preliminary Plat for the development of six townhome units on two parcels of land to be known as Liberty Village 5th Addition; 2. An amendment to the Concept/Preliminary PUD to allow for three stories (opposed to 2.5) while remaining under the maximum 35’ height restriction; and 3. A Special Use Permit for residences in the Village Commercial district; and 4. A (partial) easement vacation request. ANALYSIS I. PRELIMINARY PLAT The City Code and the Subdivision Regulations allow for the platting of Outlot C so long as conforms to the general purpose and intent of the original Liberty Village PUD. Analysis of the conformance to the original PUD is addressed in subsequent sections. Civil Engineering City Engineer Shawn Sanders has reviewed the plat and plans. The proposal requires no public improvements as streets, sanitary sewer, municipal water and storm sewer are all in place to service the property. However, as the property is proposed to be subdivided, each unit will be required to have its own separate services. The property will be required to have customary drainage and utility easements adjacent to all property lines. The applicant has shown conformance to the City’s standard of 10’ drainage and utility easements on the front/street-facing sides and 5’ on the rear/park- facing side. Additionally, existing utilities are located onsite; prior to the submission of the final plat, draft easements will need to be submitted for City Engineer review and approval. CPC Case 2018-67 July 24, 2019 Since no public improvements are required in this case, no Development Agreement is needed. Fire Safety Deputy Fire Chief Tom Ballis has reviewed the plans. At this time the only comment submitted was that each of the units will need to have a fire suppression system installed. II. CONCEPT/PRELIMINARY PUD AMENDMENT The purpose of a PUD is to provide for a means of: (1) Ensuring variety, innovation and flexibility in the development of land and its improvements. (2) Allowing a mixture of uses in an integrated and well planned area to aid in providing a better living environment. (3) Allowing for flexibility in group building development wherein the relationship is between building and building or buildings and site, rather than between building and property lines, as is the case in mono-structural development. (4) Preserving natural beauty spots, open space and recreational areas. There are no standards for review of Planned Unit Developments (PUD). However, the development must fit with the premise of the original PUD. Height The applicant’s request is to modify the plan to allow for three stories within the 35’ maximum height restriction. While the total number of stories is not specifically called out in PUD 2003- 14, the Village Commercial district restricts the height of structures to a maximum of 2.5 stories. Furthermore, the adopted plans included maximum square footage calculations for the property to be 11,400 – which is (roughly) 2.5 times the maximum allowable footprint. With the previously-submitted review, the City was not favorable to the increase in the total number of stories for a flat roof. However, the applicant has proposed a pitched-roof design that can be accommodated in the 35’ maximum height allowed. Additional information on the design of the buildings is addressed in the following section. Building Design and Orientation Resolution 2003-86 indicates “the Village Commercial design guidelines…must be used to guide future final PUD lot development”. However, staff is only able to produce the Country Village Architectural and Site Design Guidelines, submitted by the applicant at the time of the village commercial PUD. The 2003 Country Village Architectural and Site Guidelines indicate gable roofs are preferred and that “the village area shall have a unique rural character related to its surroundings”. These have been used as a basis for this analysis. However, if approved, the applicant would need to secure final design approval from the Liberty Village Commercial association for compliance with the Liberty Village Architectural Review & Design Guidelines adopted in April of 2009. The applicant’s modified design that includes two buildings orientates both buildings towards pedestrian and vehicular pathways. The design proposed a single small window and door on the CPC Case 2018-67 July 24, 2019 front façade of each unit. The unit’s first floor design (facing the street) no longer contains elements that contribute to the commercial feel. The City should require the front elevation of the first floor to contain a larger window that is identical to the windows on the second and third stores; this can help create a pedestrian-scale environment near these tall buildings while also creating a cohesive design on all three stories. Furthermore, additional detailing one the first- floor, street and parking lot-facing sides should have additional detailing and landscaping to ensure greater pedestrian design facing the public ways and parking areas. The proposed design mimics New England’s row housing. The applicant is proposing low pitch gable roof to run parallel with the street face. Each townhome unit will have its own pitched dormer design. While the applicant’s rendering implies a steeper, possibly 12/11 pitched roof, the elevations show broader, possibly 12/8 pitched roof. These would be considered to be in substantial conformance with the pitched-roof requirements. III. SPECIAL USE PERMIT Section 31-207 establishes the review standards for Special Use Permits: 1) The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations. The Village Commercial zoning district has a purpose to provide a local center for convenience shopping and personal services primarily in proximity to a residential neighborhood. The concept of the commercial area was approved in 1998 but it was not until PUD 2003-14 that the village area’s form was defined. Referred to as ‘Building 8’, this site was intended to have a 4,700 square foot service or professional office building footprint with a total building square footage of 11,400 square feet. Daycare and residential uses are noted as a potential land use but are indicated as “restricted”. The Village Commercial district allows for “residences of all classes” by Special Use Permit but caveats approval indicating “residences on second level only”. So long as the first floor office space is used for limited commercial purpose and maintains a commercial feel, the proposed structure’s uses conform the Zoning Code and relevant PUDs. Furthermore, the Comprehensive Plan encourages supporting the local economy and a diversity of housing options. These live/work residences would provide for a housing type typically not found in Stillwater or, at the very least, outside of the City’s historic core. In review of the request with City staff, the following items were determined to be some items of concern: Parking Liberty Village’s parking plan was designed so that each of the properties absorbed some of the parking demand. According to the permitted use table and associated parking data, the property is required to develop 38 parking spaces. However, the approved preliminary plat shows only 19 CPC Case 2018-67 July 24, 2019 spaces in a shared public/private parking lot, six associated specifically with this building, and an additional five spaces on the street for a total of 30 spaces. To summarize, there was a nine space discrepancy between the approved plats and plans. The applicant is proposing to create two, 9’ by 22’ covered spaces inside each unit. Additionally, another six spaces are proposed to be created adjacent to the buildings and their access/drive isles. To accommodate two-way drive isles, no additional parking would be permitted in the parking and drive area associated with the two buildings. These 18 spaces would be committed to the private property, designated for the residential and commercial parking needs. To date, the five onstreet spaces have been developed. The applicant is further proposing the construction of a ten-space parking lot to the east of the two buildings. This is an area encumbered by City easement, further discussed in the following section. These spaces, combined, maintain fifteen of the required 24 public and semi-public parking spaces shown on the Liberty Village preliminary plat. When all parking is combined, the applicant is proposing the construction of 28 new parking spaces. Combined with the existing five onstreet spaces, the applicant is exceeding the 30 space requirement shown on the preliminary plat. Although the distribution of private and public parking is proposed to change so that there is more private parking than public, this ensures the development is meeting its parking demand onsite while also meeting some of the demand in the neighborhood. As there has been parking challenges in this portion of the commercial area, helping reduce the parking problem while not further creating greater issues is to the public’s benefit. IV. EASEMENT VACATION REQUEST As noted, the city holds easement over (approximately) one-half of the total property. This was for the private construction of shared public/private parking. The applicant is proposing to construct portions of one of the buildings and shared parking over the easement area. This necessitates a partial vacation of the easement. The easement indicates the shared use “will be in common with all other successors and assigns of CPDC [the developer] and their tenants and licenses available for public use when adjacent businesses are closed”. In other words, the originally-designed 19-space parking area was designed to accommodate the commercial uses in the area but also the needs of Settler’s Park, classified as a Neighborhood Park. Neighborhood parks provide for the recreation needs of a surrounding residential neighborhood. These parks provide a location for informal play and opportunities for social gatherings. Settler’s Park contains two tennis courts and a large, open green area with a kick/baseball diamond with fencing and a small set of bleachers. Question is raised as to whether or not the reduction of parking lot area, to a total of ten spaces, will accommodate for the public park needs. If the public needs cannot be met, then the reduction of the easement area should not be approved. As Settler’s Park is a Neighborhood Park; it is assumed the majority of users of the park will walk to use it. However, tennis courts CPC Case 2018-67 July 24, 2019 tend to attract people from outside the neighborhood. In a review of other municipal code standards, many communities require a minimum of three parking spaces for every one tennis court. Utilizing this standard, six parking spaces would be required, leaving four spaces for other users of Settler’s Park. The Parks and Recreation Commission is anticipated to review the request at their July 22nd meeting. Staff will provide verbal update to the Planning Commission regarding any concerns the Park and Recreation Commission might have regarding whether or not the ten-space parking lot will accommodate for park users. 2. Any additional conditions necessary for the public interest have been imposed or use and/or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The focus of this review standard is whether the proposed use can operate in its proposed location without negatively impacting surrounding uses, or the general neighborhood. Minimal concerns have been identified with this proposed residential use with first floor commercial use in this location. However, staff has recommended conditions of approval to insure the public interest and welfare is met. ALTERNATIVES AND RECOMMENDATION A. Approval. If the Planning Commission finds the Preliminary Plat, Concept PUD amendment, and Special Use Permit and proposal are consistent with the provisions set forth in the Zoning Code, the Commission could move to approve the SUP with or without conditions and forward a favorable recommendation of approval of the Preliminary Plat and Concept PUD to the City Council. At a minimum, staff would recommend the following conditions of approval: 1. This Special Use Permit is in all ways a Conditional Use Permit as the term is used in Minnesota Statue Section 462.3595. 2. Except as modified herein, the plans shall be in substantial conformance to those submitted and on file with CPC Case No. 2019-36:  Preliminary Plat dated 7/15/2019  Demolition Plan dated 6/28/2019  Paving Plan dated 7/12/2019  Grading Plan dated 7/12/2019  Utility Plan dated 7/12/2019  Floor Plans (A1, A2, and A3) dated 6/27/2019  Elevations (A4) dated 6/27/2019 3. Prior to the submittal of the Final Plan, the design of the structure and site will have obtained Liberty Village Commercial Association approval. 4. The overall height of the building shall not exceed 35’, as measured from the average finished elevation of the front of the building to the average height between the plate and the ridge of the highest gable. CPC Case 2018-67 July 24, 2019 5. The street-facing first level shall be restricted to in-home professional and service offices only. 6. The front-facing first level shall contain a set of windows, identical to the shape, style, and sizes of the second and third story windows, noted as W1, W2, W4, and W5 on floor plan sheets A2 and A3.  The windows shall be set in line with the upper story windows for uniform design.  The windows shall consist of clear, untinted glass. 7. Additional detailing on the street and parking lot first floor elevations shall installed to reduce blank walls along the public streets and parking lot areas. 8. With the exception of window signage, signs shall not be permitted onsite. If business identification signage is desired, a sign plan must be submitted with the Final PUD. 9. Scaled building plans depicting the level of detail, materials and colors on all finishes, complete landscaping plan, and solid waste storage and removal plan shall be submitted with the Final PUD. 10. All existing and future trash receptacles shall be stored inside the building or in an enclosed onsite trash facility at all times with the exception of the day of trash collection. 11. The private parking and drive areas shall be signed to indicate no parking is permitted behind the garages or along the drivelane areas. A parking signage plan shall be submitted with the Final PUD. 12. Each unit shall have a fire suppression system installed. 13. A shared parking and driveway easement agreement shall be developed prior to the submittal of the final plat. 14. Prior to the submission of a Final Plat, drainage and utility easements for all existing and proposed public utilities, including those located under the public/private parking lot, will need to be submitted for review and approval by the City Engineer. A 10’ easement will be required on each side of the existing underground water line. 15. Prior to the release of the Final Plat, the developer shall be responsible for paying all park and trail dedication fees. Fees paid shall be at the rate established by City Resolution in the year in which they are paid. 16. All conditions of approval for Planning Commission Case files 1997-70 and 2003-14 shall remain in effect. 17. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. B. Table. If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial. If the Planning Commission finds the request to be inconsistent with the provisions set forth in the Zoning Code, it could be denied. With a denial, the basis of the action should be given. FINDINGS AND RECOMMENDATION CPC Case 2018-67 July 24, 2019 Concept PUD’s are reviewed by the Planning Commission, with Commission recommendation forwarded to the City Council. There are no standards for review. However, Special Use Permits are reviewed and approved by the Planning Commission. This means the Commission must determine whether or not the use (i.e. six, live-work units) meet the standards set forth for Use Permitting. As the baseline zoning standards can be met, the Commission’s consideration need not be tied to the proposed design of the structure. Secondary to that, then, is the Commission’s discussion of whether or not the Concept PUD should be amended to allow for three stories. The three-story approval need not be tied to this specific design unless specifically conditioned by the Commission and Council. City Code Section 31-210 indicates concept approval will not bind the City to grant final approval and that the applicant must file a request for final plan and plat approval within six months of concept approval. Staff finds that with certain conditions, the proposed use conforms to the requirements and the intent of the Zoning Code, the comprehensive plan, relevant area plans and other lawful regulations and will not be a nuisance or detriment to the public welfare of the community. Therefore, staff recommends conditional approval of an amended Special Use Permit for six live-work residences to be located at Outlot D, Liberty Village. Staff further finds that with certain alterations, the three story design would substantially conform to PUD 1997-70 and 2003-14. That said, as the Planning Commission has previously granted approval for this use on this property, staff recommend the Planning Commission defer consideration of the Special Use Permit to the City Council. Staff would further recommend the Commission move to forward a favorable recommendation of approval of the Concept PUD amendment with those conditions outlined in Alternative A, above. Attachments: Site Location Map Narrative Request Existing Conditions and Demolition Plan Paving, Grading and Utility Plans Exterior Elevations (2 pages) Floor Plans (3 pages) Preliminary Plat Resolution No. 98-38A Resolution No. 2003-86 Liberty Village Preliminary Plat Proposed Concept PUD, 2003 Country Village Architectural and Site Design Guidelines cc: Todd Konigson R O A DRUTHERFORD R U T H E R F O R D BLVD.PIONEERRO A D R U TPLACEPIONEER LI B E R T Y M E L VIL L E 75TH STREET NORTH C S A H 1 2 C S A H 15S C H O O L H O U S E C IR C LE COUNTRYSETTLER'S WAYENGLA N D PLACE SETTLER'S WAYLIBERTY PARKWAYT A L L P I N E T R A I LPINE HOLLO W GRNPINEHOLL OW PLNEWSUMMER FIELDS CT µ 0 350 700175Feet General Site Location Site Location xxx New England Place ^ Text Dear; June 28th , 2019 Stillwater Planning Department Stillwater Planning Commission Stillwater City Council members Please find the accompanying preliminary PUD application amendment request and information for our proposed Liberty Work Live Row House residential development. We are excited to re-submit our revised gabled roof design and unit orientation per the direction of the City Council members. We have re-designed 3 of the projects 6 units to be oriented toward the Liberty Square as directed and as not all 6 units would fit into that orientation. We have oriented the other 3 units in the North South direction on Settlers Glen. This allows for optimal use of the lot and creates a well proportioned setting for the two separate buildings with 3 units each and does not crowd all units onto a small section of the property. This also allows for ample additional public parking to contribute to the adjacent businesses and allows users access to the tennis courts, public sidewalks, and bike paths. Please let me know what questions you may have and how we can make this project a success and complete the development of this vacant lot and contribute to the vibrancy of the Liberty development and surrounding community. We have received a tremendous amount of interest in this project, met a market and lifestyle demand, and have potential buyers pending City approval. Sincerely, Todd Konigson Todd Konigson 651.775.0783 konigson32@gmail.com NEWENGLANDPLACEWAYSETTLERS%ENC+0AR.SELE9AT,2NS%ASED2N,N)2R0AT,2NASS+2WN2NAS%8,LTC2NSTR8CT,2NPLANS)2RL,%ERTY2NT+ELA.ERETA,LAREADATEDT2PN8T+YDRANTATT+E,NTERSECT,2N2)SETTLERSWAYANDNEWENGLANDPLACE+ASANELE9AT,2NS+2WN2)8NDERGR28ND8T,L,T,ESN2TEST+E8NDERGR28ND8T,L,T,ESS+2WN+A9E%EENL2CATED)R20),ELDS8R9EY,N)2R0AT,2NANDE;,ST,NGDRAW,NGST+ES8R9EY2R0A.ESN2G8ARANTEET+ATT+E8NDERGR28ND8T,L,T,ESS+2WNC20PR,SEALLS8C+8T,L,T,ES,NT+EAREAE,T+ER,NSER9,CE2RA%AND2NEDT+ES8R9EY2R)8RT+ERD2ESN2TWARRANTT+ATT+E8NDERGR28ND8T,L,T,ESS+2WNARE,NT+EE;ACTL2CAT,2N,ND,CATEDALT+28G++ED2ESCERT,)YT+ATT+EYAREL2CATEDASACC8RATELYASP2SS,%LE)R20T+E,N)2R0AT,2NA9A,LA%LET+,SS8R9EY+ASN2TP+YS,CALLYL2CATEDT+E8NDERGR28ND8T,L,T,ESG2P+ERSTATE2NECALLL2CATET,C.ETN80%ERSS20E0APSWERERECE,9EDW+,LE2T+ER8T,L,T,ESD,DN2TRESP2NDT2T+EL2CATERE48ESTADD,T,2NAL8T,L,T,ES2)W+,C+WEARE8NAWARE0AYE;,STCALL%E)2REY28D,GTW,NC,TYAREAT2LL)REEGRSKHUSWDWH2QHCDOOE;,ST,NGLEGALDESCR,PT,2NS8R9EYN2TES2XWORWDL,%ERTY9,LLAGEDFFRUGLQJWRWKHUHFRUGHGSODWWKHUHRIWDVKLQJWRQCRXQW\0LQQHVRWDT,TLEN2TESN2RT+N2T,TLEC200,T0ENTWASPR29,DED2T+EREASE0ENTS0AYE;,STT+ATAREN2TS+2WNDRA,NAGEAND8T,L,TYEASE0ENTSASS+2WN2NT+EREC2RDEDPLATPAR.,NGEASE0ENTSPERD2CN2 SAND8NDERGR28NDWATERSER9,CEANDWATERP,PESPERPLANSPR29,DED%YT+EC,TY2)ST,LLWATERE;,ST2NT+,SPARCELW,T+28TT+E%ENE),T2)ANEASE0ENTC2NCRETES,DEWAL.SAND%,T80,N28SPAT+SANDDR,9EWAYSE;,ST2NT+,SPARCELW,T+28TT+E%ENE),T2)ANDEASE0ENTWERESER9ET+ER,G+TT202D,)YT+,SS8R9EY8P2NRECE,PT2)AC8RRENTT,TLEC200,T0ENTLEGEND8NDERGR28NDELECTR,C8NDERGR28NDCA%LET98NDERGR28ND),%ER2PT,C8NDERGR28NDTELEP+2NE29ER+EAD8T,L,TY8NDERGR28NDGASSAN,TARYSEWERST2R0SEWERWATER0A,N)ENCEC8R%>TYP,CAL@C2NT28RS)28ND02N80ENT,P0AR.EDRLSSET,R2NP,PE0AR.EDRLSN2CA%LET9PEDESTALA,RC2ND,T,2NERELECTR,C0AN+2LEELECTR,C0ETERELECTR,CPEDESTALELECTR,CTRANS)2R0ERL,G+TP2LEG8YW,REP2WERP2LEGAS0AN+2LEGAS0ETERTELEP+2NE0AN+2LETELEP+2NEPEDESTALSAN,TARYCLEAN28TSAN,TARY0AN+2LECATC+%AS,NST2R0DRA,N)LAREDENDSECT,2NST2R00AN+2LE),REDEPTC2NNECT,2N+YDRANTC8R%ST2PWATERWELLWATER0AN+2LEWATER0ETERP2ST,ND,CAT2R9AL9EWATER9AL9E%2LLARD)LAGP2LE0A,L%2;TRA)),CS,GN8N.N2WN0AN+2LES2,L%2R,NGSP2TELE9AT,2NTRA)),CS,GNALC2N,)ER28STREEDEC,D828STREEAREAT2TALAREAASS+2WN S4)TDEN2TESE;,ST,NGACCESSC2NTR2LASS+2WN2NREC2RDPLAT%8,LD,NGL,NE%,T80,N28SS8R)ACEC2NCRETES8R)ACEP,DC2NTACTTRGG.RQLJVRQ==S8R9==E;,ST,NGC2ND,T,2NSC28NTYC,TYRE9,S,2NSPR2-ECTL2CAT,2NLANDS8R9EY,NG,NCC2RNERST2NESXLWHNRUWKZHVWHUQAYHSWLOOZDWHU0NPKRQHGDQ#FVVXUYH\QHWDATERE9,S,2NPR2-ECTN2),LENA0E;;;NEWENGLANDPLACEC,TY2)ST,LLWATERWAS+,NGT2NC28NTYPREL,0,NARY,SS8ECERT,),CAT,2N,KHUHE\FHUWLI\WKDWWKLVSODQZDVSUHSDUHGE\PHRUXQGHUP\GLUHFWVXSHUYLVLRQDQGWKDW,DPDGXO\LLFHQVHGLDQGSXUYH\RUXQGHUWKHODZVRIWKHVWDWHRI0LQQHVRWDDDQLHOLTKXUPHVRHJLVWUDWLRQNXPEHUDDWHBBBBBBBBBBBBBBBBBBL,%ERTY9,LLAGET+ADD,T,2N%EAR,NGSARE%ASED2NT+EREC2RDEDPLAT2)L,%ERTY9,LLAGE8NDERGR28ND8T,L,T,ESS+2WNPERG2P+ER2NEL2CATESANDAS%8,LTSPLANSPR29,DED%YT+EC,TY2)ST,LLWATERENG,NEER,NGDEPART0ENTT+ERE0AYS20E8NDERGR28ND8T,L,T,ESGASELECTR,CETCN2T DescriptionRev.DateLIBERTY VILLAGETOWNHOMESSTILLWATER, MN107.12.19City CommentsSheet Title:Project #:Drawn By:Checked By:Issue Date:12196123.000TJRMJW06.28.193524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2019\12196123 - Liberty Village Townhouses\C. Design\Drawing Files\12196123 - C100 Demo.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:LIV.WELL DESIGN201 6TH STREET SOUTHSTILLWATER, MN 55082Client:T.J. Rose, P.E.Date: Lic. No.:06.28.1953681I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTION0NORTH102040Sheet:REMOVE AND DISPOSE OF EXISTINGBITUMINOUS PAVEMENT SECTIONREMOVE AND DISPOSE OF EXISTINGCONCRETE PAVEMENT SECTIONREMOVE AND DISPOSE OF EXISTINGGRAVEL MATERIALSYMBOL LEGENDSAWCUT, REMOVE, AND DISPOSE OF EXISTING CONCRETE CURBAND GUTTER.1DEMOLITION PLANC100KEY NOTESDEMOLITION NOTES1.Verify all existing utility locations.2.It is the responsibility of the Contractor to perform or coordinate allnecessary utility demolitions and relocations from existing utility locationsto all onsite amenities and buildings. These connections include, but arenot limited to, water, sanitary sewer, cable tv, telephone, gas, electric, sitelighting, etc.3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) tolocate utilities throughout the area under construction. The Contractorshall retain the services of a private utility locator to locate the privateutilities.4.Sawcut along edges of pavements, sidewalks, and curbs to remain.5.All construction shall be performed in accordance with state and localstandard specifications for construction. PROP OSE D BUIL DI N G FFE = 912.25PROPOSEDBUILDINGFFE = 912.2524'36'28.94'24'24'9'27'5'30'35.31' 27'18'18'5.58'9'9'DescriptionRev.DateLIBERTY VILLAGETOWNHOMESSTILLWATER, MN107.12.19City CommentsSheet Title:Project #:Drawn By:Checked By:Issue Date:12196123.000TJRMJW06.28.193524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2019\12196123 - Liberty Village Townhouses\C. Design\Drawing Files\12196123 - C200 Paving.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:LIV.WELL DESIGN201 6TH STREET SOUTHSTILLWATER, MN 55082Client:T.J. Rose, P.E.Date: Lic. No.:06.28.1953681I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTION0NORTH102040Sheet:NEW LIGHT-DUTYBITUMINOUS PAVEMENTSEE DETAILNEW LIGHT-DUTYCONCRETE PAVEMENTSEE DETAILSYMBOL LEGENDWHERE APPLICABLE, DIMENSIONS ARE FROMFACE OF CURB TO FACE OF CURB OR FACE OFCURB TO END OF STALL LINE.PAVING PLANC200 PROP OSE D BUIL DI N G FFE = 912.25PROPOSEDBUILDINGFFE = 912.25911.3 TC*911.1 GL*913.25 TC*912.75 GL*912.45 TC911.95 GL912.35 TC911.85 GL912.22 TC911.72 GL912.25 C912.25 C911.87 TC911.37 GL912.57 TC912.07 GL912.06 B911.39 TC910.89 GL912.15 TC911.65 GL912.27 TC911.77 GL911.73 TC911.23 GL911.52 B912.13 TC911.63 GL913.50 TC913.00 GL913.75 TC913.25 GL913.75 TC913.25 GL911.5 TC*911.0 GL*912.3 TC*911.8 GL*912.25 TC911.75 GL912.02 TC911.52 GL911.90 TC911.40 GL913.36 TC912.86 GL912.95 TC912.45 GL912.67 TC912.17 GL912.77 TC912.27 GL912.62 TC912.12 GL909.4 C*912.25 C912.25 C912.25 C909.7 C*909.25 C*DescriptionRev.DateLIBERTY VILLAGETOWNHOMESSTILLWATER, MN107.12.19City CommentsSheet Title:Project #:Drawn By:Checked By:Issue Date:12196123.000TJRMJW06.28.193524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2019\12196123 - Liberty Village Townhouses\C. Design\Drawing Files\12196123 - C300 Grading.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:LIV.WELL DESIGN201 6TH STREET SOUTHSTILLWATER, MN 55082Client:T.J. Rose, P.E.Date: Lic. No.:06.28.1953681I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTION0NORTH102040Sheet:GRADING PLANC300PROPOSED CONTOURS - MAJOR INTERVALGRADE BREAK LINEPROPOSED CONTOURS - MINOR INTERVAL949950950EXISTING CONTOURS2.0%950.00 TC949.50 GLGRADE SLOPESPOT ABBREVIATIONS:TC - TOP OF CURBGL - GUTTER LINEB - BITUMUNOUSC - CONCRETEEO - EMERGENCY OVERFLOWTW - TOP OF WALLBW - BOTTOM OF WALL (F/G)(*) - EXISTING TO BE VERIFIEDSILT FENCERIP-RAP / ROCK CONST. ENTRANCEINLET PROTECTIONCONCRETE WASHOUT STATIONLEGEND1.Owner and Contractor shall obtain MPCA-NPDES permit. Contractor shall beresponsible for all fees pertaining to this permit. The SWPPP shall be kept onsiteat all times.2.Install temporary erosion control measures (inlet protection, silt fence, and rockconstruction entrances) prior to beginning any excavation or demolition work at thesite.3.Erosion control measures shown on the erosion control plan are the absoluteminimum. The contractor shall install temporary earth dikes, sediment traps orbasins, additional siltation fencing, and/or disk the soil parallel to the contours asdeemed necessary to further control erosion. All changes shall be recorded in theSWPPP.4.All construction site entrances shall be surfaced with crushed rock across theentire width of the entrance and from the entrance to a point 50' into theconstruction zone.5.The toe of the silt fence shall be trenched in a minimum of 6”. The trench backfillshall be compacted with a vibratory plate compactor.6.All grading operations shall be conducted in a manner to minimize the potential forsite erosion. Sediment control practices must be established on all down gradientperimeters before any up gradient land disturbing activities begin.7.All exposed soil areas must be stabilized as soon as possible to limit soil erosionbut in no case later than 14 days after the construction activity in that portion of thesite has temporarily or permanently ceased. Temporary stockpiles withoutsignificant silt, clay or organic components (e.g., clean aggregate stockpiles,demolition concrete stockpiles, sand stockpiles) and the constructed basecomponents of roads, parking lots and similar surfaces are exempt from thisrequirement.8.The normal wetted perimeter of any temporary or permanent drainage ditch orswale that drains water from any portion of the construction site, or diverts wateraround the site, must be stabilized within 200 lineal feet from the property edge, orfrom the point of discharge into any surface water. Stabilization of the last 200lineal feet must be completed within 24 hours after connecting to a surface water.Stabilization of the remaining portions of any temporary or permanent ditches orswales must be complete within 14 days after connecting to a surface water andconstruction in that portion of the ditch has temporarily or permanently ceased.9.Pipe outlets must be provided with energy dissipation within 24 hours ofconnection to surface water.10.All riprap shall be installed with a filter material or soil separation fabric and complywith the Minnesota Department of Transportation Standard Specifications.11.All storm sewers discharging into wetlands or water bodies shall outlet at or belowthe normal water level of the respective wetland or water body at an elevationwhere the downstream slope is 1 percent or flatter. The normal water level shallbe the invert elevation of the outlet of the wetland or water body.12.All storm sewer catch basins not needed for site drainage during construction shallbe covered to prevent runoff from entering the storm sewer system. Catch basinsnecessary for site drainage during construction shall be provided with inletprotection.13.In areas where concentrated flows occur (such as swales and areas in front ofstorm catch basins and intakes) the erosion control facilities shall be backed bystabilization structure to protect those facilities from the concentrated flows.14.Inspect the construction site once every seven days during active construction andwithin 24 hours after a rainfall event greater than 0.5 inches in 24 hours. Allinspections shall be recorded in the SWPPP.15.All silt fences must be repaired, replaced, or supplemented when they becomenonfunctional or the sediment reaches 1/3 of the height of the fence. Theserepairs must be made within 24 hours of discovery, or as soon as field conditionsallow access. All repairs shall be recorded in the SWPPP.16.If sediment escapes the construction site, off-site accumulations of sediment mustbe removed in a manner and at a frequency sufficient to minimize off-site impacts.17.All soils tracked onto pavement shall be removed daily.18.All infiltration areas must be inspected to ensure that no sediment from ongoingconstruction activity is reaching the infiltration area and these areas are protectedfrom compaction due to construction equipment driving across the infiltration area.19.Temporary soil stockpiles must have silt fence or other effective sediment controls,and cannot be placed in surface waters, including stormwater conveyances suchas curb and gutter systems, or conduits and ditches unless there is a bypass inplace for the stormwater.20.Collected sediment, asphalt and concrete millings, floating debris, paper, plastic,fabric, construction and demolition debris and other wastes must be disposed ofproperly and must comply with MPCA disposal requirements.21.Oil, gasoline, paint and any hazardous substances must be properly stored,including secondary containment, to prevent spills, leaks or other discharge.Restricted access to storage areas must be provided to prevent vandalism.Storage and disposal of hazardous waste must be in compliance with MPCAregulations.22.External washing of trucks and other construction vehicles must be limited to adefined area of the site. Runoff must be contained and waste properly disposedof. No engine degreasing is allowed onsite.23.All liquid and solid wastes generated by concrete washout operations must becontained in a leak-proof containment facility or impermeable liner. A compactedclay liner that does not allow washout liquids to enter ground water is consideredan impermeable liner. The liquid and solid wastes must not contact the ground,and there must not be runoff from the concrete washout operations or areas.Liquid and solid wastes must be disposed of properly and in compliance withMPCA regulations. A sign must be installed adjacent to each washout facility toinform concrete equipment operators to utilize the proper facilities.24.Upon completion of the project and stabilization of all graded areas, all temporaryerosion control facilities (silt fences, hay bales, etc.) shall be removed from the site.25.All permanent sedimentation basins must be restored to their design conditionimmediately following stabilization of the site.26.Contractor shall submit Notice of Termination for MPCA-NPDES permit within 30days after Final Stabilization.EROSION CONTROL NOTESGRADING NOTES1.Tree protection consisting of snow fence or safety fence installed at thedrip line shall be in place prior to beginning any grading or demolitionwork at the site.2.All elevations with an asterisk (*) shall be field verified. If elevationsvary significantly, notify the Engineer for further instructions.3.Grades shown in paved areas represent finish elevation.4.Restore all disturbed areas with X” of good quality topsoil and seed.5.All construction shall be performed in accordance with state and localstandard specifications for construction. PROP OSE D BUIL DI N G FFE = 912.25PROPOSEDBUILDINGFFE = 912.25C.O.SAN MHDescriptionRev.DateLIBERTY VILLAGETOWNHOMESSTILLWATER, MN107.12.19City CommentsSheet Title:Project #:Drawn By:Checked By:Issue Date:12196123.000TJRMJW06.28.193524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comC 2019 Larson Engineering, Inc. All rights reserved.P:\Projects\Projects - 2019\12196123 - Liberty Village Townhouses\C. Design\Drawing Files\12196123 - C400 Utility.dwg3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120 (f) 651.481.9201www.larsonengr.comLarsonEngineering, Inc.Project Title:LIV.WELL DESIGN201 6TH STREET SOUTHSTILLWATER, MN 55082Client:T.J. Rose, P.E.Date: Lic. No.:06.28.1953681I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTION0NORTH102040Sheet:UTILITY PLANC400CABLE UNDERGROUND LINEFIBER OPTIC UNDERGROUND LINEELECTRIC UNDERGROUND LINEELECTRIC OVERHEAD LINETELEPHONE UNDERGROUND LINESTORM SEWER PIPESANITARY SEWER PIPENATURAL GAS UNDERGROUND LINEWATERMAIN PIPELIGHT POLESTORM MANHOLEFLARED ENDCURB INLETCATCH BASINWATER SHUTOFFGATE VALVE & BOXHYDRANTSANITARY MANHOLEDRAINTILE PIPELEGENDUTILITY NOTES1.It is the responsibility of the contractor to perform or coordinate all necessary utility connections andrelocations from existing utility locations to the proposed building, as well as to all onsite amenities.These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas,electric, site lighting, etc.2.All service connections shall be performed in accordance with state and local standardspecifications for construction. Utility connections (sanitary sewer, watermain, and storm sewer)may require a permit from the City.3.The contractor shall verify the elevations at proposed connections to existing utilities prior to anydemolition or excavation.4.The contractor shall notify all appropriate engineering departments and utility companies 72 hoursprior to construction. All necessary precautions shall be made to avoid damage to existing utilities.5.Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 wherelocated within 10 feet of waterlines or the building.6.HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 jointpressure test. Installation shall meet ASTM C2321.7.All RCP pipe shown on the plans shall be MN/DOT class 3.8.Maintain a minimum of 7 ½' of cover over all water lines and sanitary sewer lines. Where 7 ½' ofcover is not provided, install 2” rigid polystyrene insulation (MN/DOT 3760) with a thermalresistance of at least 5 and a compressive strength of at least 25 psi. Insulation shallbe 8' wide, centered over pipe with 6” sand cushion between pipe and insulation. Where depth isless than 5', use 4” of insulation.9.Install water lines 12” above sewers. Where the sewer is less than 12" below the water line (orabove), install sewer piping of materials approved for inside building use for 10 feet on each side ofthe crossing.10.All watermain piping shall be class 52 ductile iron pipe unless noted otherwise.11.See Project Specifications for bedding requirements.12.Pressure test and disinfect all new watermains in accordance with state and local requirements.13.Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC SDR-26 for depthsbetween 12' and 26', and class 52 D.I.P. for depths of 26' or more.14.A structure adjustment shall include removing and salvaging the existing casting assembly,removing existing concrete rings to the precast section. Install new rings and salvaged casting toproposed grades, cleaning casting flange by mechanical means to insure a sound surface andinstall an external chimney seal from casting to precast section. Chimney seals shall be Infi-ShieldUni-Band or an approved equal. BUILDING AREAS:First Floor= 212 SFSecond Floor= 630 SFThird Floor= 630 SF___Total Square Foot= 1,462 SFGarage= 396 SFDecks= 108 SFTotal Footprint= 1,925 SFLiberty Row Houses for Livwell.design Stillwater, Mn.A0Date:6-27-19 gk DESIGN new and remodeled home design and drafting services Gene Klatt ph:(612)986-2262 e-mail: klattgr1@gmail.comsheetLiberty Row Housesfor Livwell.designStillwater, Mn. Liberty Row Houses for Livwell.design Stillwater, Mn.A4Date:6-27-19 gk DESIGN new and remodeled home design and drafting services Gene Klatt ph:(612)986-2262 e-mail: klattgr1@gmail.comsheet1A4FRONT ELEVATION316"=1'-0"2A4SIDE ELEVATION18"=1'-0"3A4BACK ELEVATION18"=1'-0"4A4SIDE ELEVATION18"=1'-0" 7'-6"8'-2"2'-4"2'-4"8'-2"7'-6"2'-4"8'-2"7'-6"18'6"18'6"18'314"17'-1134"18'-6"17'-1134"314"55'22'5'-21 4"3'-33 4"4'-6"35'2'-1114"7'-634"5'-2"2'-4"2'-4"5'-2"7'-512"3'-012"2'-4"5'-2"7'-634"2'-1114"10'-6"7'-6"7'-6"10'-6"7'-6"10'-6"18'6"18'6"18'22'8'-6"4'-6" 35'4'-314"5'-1012"3'-1012"3'-1134"3'10' 5'-83 4"31 4"6'2x6PowderMech.GarageEntryOfficeupUnit AUnit BUnit Csee unit A for allinterior walls and notessee unit A for allinterior walls and notesfurnaceD1W1 KEY:=door key=window key=note key=detail key=new 2x_ wood framed wall -see wall types=New 8" C.M.U. foundation wall11A2DOOR SCHEDULEMARKSIZENOTESD11'-6" x 6'-8"interior doorD22'-4" x 6'-8"interior doorD32'-6" x 6'-8"interior doorD42'-8" x 6'-8"interior doorD52'-8" x 6'-8"interior pocket doorD6(2)2'-6" x 6'-8"pair sliding doorsD73'-0" x 6'-8"garage service doorD83'-0" x 6'-8"20 min. doorD93'-0" x 6'-8"front entry doorD106'-0"x6'-8"sliding glass doorsD119'-0"x8'-0"overhead garage doorWINDOW SCHEDULEMARKSIZETYPEW130"x24"awning/fixedW260"x24"awning/fixedW372"x24"awning/fixedW460"x48"awning/fixedW530"x48"casement -egressW636"x48casementW736"x60"casement* ALL windows noted are a guide. Verifywith owner actual size and type to be used.WALL TYPES:Typical exterior wall construction:-siding (by owner)-house wrap-12" O.S.B. sheathing-2x6 studs @ 16" O.C.-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd.Typical exterior garage wall construction:-siding (match existing)-house wrap-12" O.S.B. sheathing-2x6 studs @ 16" O.C.-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd.Typical garage to house wall construction:-(1) layer 58" type "x" fire rated G.B. on garage side-2x6 studs at 16" O.C. (non-bearing)-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd on house sideTypical 2 hour party wall construction:-(2)layers 58" type "x" fire rated G.B.-2x4 studs at 16" O.C.-sound insulation-(2)layers 58" type "x" fire rated G.B.Typical interior wall construction:-(1) layer 12" gyp. bd.-2x4 studs at 16" O.C. (non-bearing)-2x4 studs @ 16" O.C. (bearing walls at 2 hour fire wall)-2x6 studs @ 16" O.C. (plumbing wall)-(1) layer 12" gyp. bd.Typical foundation wall:-8" poured concrete wall-2" rigid insulationFloor Plan General Notes:·Verify all final window and door sizes and types with owner.·All kitchen and bath cabinets and appliances by owner.·All interior and exterior finishes by owner.·All dimensions are from the face of foundation walls or exteriorwall sheathing and to the center of interior walls, windows anddoors.·Verify with owner HVAC type and any duct placement. Mayneed soffits or chases.·See wall types for new wall construction.·See also building sections for framing and other notes..·Provide smoke and carbon monoxide detectors to code.Floor Plan Numbered Notes:1.2 hour fire wall between units. See also wall types.2.Decorative stair railing, 36" high.3.Provide 34"-38" high handrail at one side of stairs.4.Closet rod and shelf.5.Linen shelving.6.Recessed cabinet in chase to fit above vanity.7.Tall linen cabinet.8.36"x60" tile or pre-fab. shower -by others.9.5' tub.10.36"x21" vanity.11.72"x21" double vanity.12.Provide sound insulation in mechanical room walls.13.Other utilities to go under stairs in garage. Verify locations.14.36" gas fireplace. Verify vent locations.15.Verify size needed for mechanical ducts.16.Verify final kitchen layout. Sizes given are a guide.17.6' high dividing walls between units -2x4 wall w/ exterior wallfinish.18.Stacked washer/dryer -by owner.19.Attic access. Verify location with owner.Liberty Row Houses for Livwell.design Stillwater, Mn.A1Date:6-27-19 gk DESIGN new and remodeled home design and drafting services Gene Klatt ph:(612)986-2262 e-mail: klattgr1@gmail.comsheet1A1FIRST FLOOR PLAN 14"=1'-0"D9W7D8D2D5W5D11D7W5W5W7D9D9D8D8D11D11D7D71123101213 3'-6"3'-6"5'-012"8'-712"4'-4"4'-4"8'-10"4'-10"4'-4"8'-712"5'-012"18'6"18'6"18'18'-3"18'-6"18'-3"55'16'-6"3'-6"7'3'-6"4'-6"35'6'1'-6"5'-514"6'-1112"2'-914"2'-10"12'-434"5'-714"2'-10"9'-712"5'-612"2'-10"9'-834"5'-514"18'6"18'6"18'16'-6"14'4'-6" 35' 9'-11"12'-6"12'-7" 6'-23 4"3'-10"3'-512"2x6 PowderLivingRoomKitchenDining36" sink36"L.S.24" D.W.12"30" range36" refrig.12"36"42"18" tall cab.updownUnit AUnit BUnit Csee unit A for typicalinterior walls and notessee unit A for typicalinterior walls and notes1A71A81A6D1W1 KEY:=door key=window key=note key=detail key=new 2x_ wood framed wall -see wall types=New 8" C.M.U. foundation wall11A2DOOR SCHEDULEMARKSIZENOTESD11'-6" x 6'-8"interior doorD22'-4" x 6'-8"interior doorD32'-6" x 6'-8"interior doorD42'-8" x 6'-8"interior doorD52'-8" x 6'-8"interior pocket doorD6(2)2'-6" x 6'-8"pair sliding doorsD73'-0" x 6'-8"garage service doorD83'-0" x 6'-8"20 min. doorD93'-0" x 6'-8"front entry doorD106'-0"x6'-8"sliding glass doorsD119'-0"x8'-0"overhead garage doorWINDOW SCHEDULEMARKSIZETYPEW130"x24"awning/fixedW260"x24"awning/fixedW372"x24"awning/fixedW460"x48"awning/fixedW530"x48"casement -egressW636"x48casementW736"x60"casement* ALL windows noted are a guide. Verifywith owner actual size and type to be used.WALL TYPES:Typical exterior wall construction:-siding (by owner)-house wrap-12" O.S.B. sheathing-2x6 studs @ 16" O.C.-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd.Typical exterior garage wall construction:-siding (match existing)-house wrap-12" O.S.B. sheathing-2x6 studs @ 16" O.C.-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd.Typical garage to house wall construction:-(1) layer 58" type "x" fire rated G.B. on garage side-2x6 studs at 16" O.C. (non-bearing)-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd on house sideTypical 2 hour party wall construction:-(2)layers 58" type "x" fire rated G.B.-2x4 studs at 16" O.C.-sound insulation-(2)layers 58" type "x" fire rated G.B.Typical interior wall construction:-(1) layer 12" gyp. bd.-2x4 studs at 16" O.C. (non-bearing)-2x4 studs @ 16" O.C. (bearing walls at 2 hour fire wall)-2x6 studs @ 16" O.C. (plumbing wall)-(1) layer 12" gyp. bd.Typical foundation wall:-8" poured concrete wall-2" rigid insulationFloor Plan General Notes:·Verify all final window and door sizes and types with owner.·All kitchen and bath cabinets and appliances by owner.·All interior and exterior finishes by owner.·All dimensions are from the face of foundation walls or exteriorwall sheathing and to the center of interior walls, windows anddoors.·Verify with owner HVAC type and any duct placement. Mayneed soffits or chases.·See wall types for new wall construction.·See also building sections for framing and other notes..·Provide smoke and carbon monoxide detectors to code.Floor Plan Numbered Notes:1.2 hour fire wall between units. See also wall types.2.Decorative stair railing, 36" high.3.Provide 34"-38" high handrail at one side of stairs.4.Closet rod and shelf.5.Linen shelving.6.Recessed cabinet in chase to fit above vanity.7.Tall linen cabinet.8.36"x60" tile or pre-fab. shower -by others.9.5' tub.10.36"x21" vanity.11.72"x21" double vanity.12.Provide sound insulation in mechanical room walls.13.Other utilities to go under stairs in garage. Verify locations.14.36" gas fireplace. Verify vent locations.15.Verify size needed for mechanical ducts.16.Verify final kitchen layout. Sizes given are a guide.17.6' high dividing walls between units -2x4 wall w/ exterior wallfinish.18.Stacked washer/dryer -by owner.19.Attic access. Verify location with owner.Liberty Row Houses for Livwell.design Stillwater, Mn.A2Date:6-27-19 gk DESIGN new and remodeled home design and drafting services Gene Klatt ph:(612)986-2262 e-mail: klattgr1@gmail.comsheet1A2SECOND FLOOR PLAN 14"=1'-0"D2W7D10W7W6W1W5W2W4W5W5W5W7W7W6W6D10D10W2W4W2W4W1W5W1W51231014151617117 WD5'-514"5'-1"3'-7"3'-1034"10'-614"7'-534"3'-1034"8'-634"5'-612"3'-1034"8'-8"5'-514"18'6"18'6"18'55'7'-01 2"6'-81 4"2'-41 2"5'-2"6'-81 4"7'-01 2"13'-83 4"7'-61 2"13'-83 4"5'-514"5'-1"5'-412"2'-114"10'-614"7'-534"12'-512"5'-612"12'-634"5'-514"18'6"18'6"18'7'-01 2"20'-11"7'-01 2" 35' 6'-3"2'-73 4"4'-10"3'-101 2"3'-51 2"2'-11 2"8'-41 2"3'-51 4"7'-134"3'-412"1'-912"5'-814"3'-6"3'-1134"bedrooms and closetsin middle unit are 212"wider than end units doto 2x4 wall versus 2x6exterior wall212"10'-614"2x62x6 2x6 2x6Bedroom 1Bedroom 2BathHallW.I.C.BathdownUnit AUnit BUnit Csee unit A for typicalinterior walls and notessee unit A for typicalinterior walls and notesD1W1 KEY:=door key=window key=note key=detail key=new 2x_ wood framed wall -see wall types=New 8" C.M.U. foundation wall11A2DOOR SCHEDULEMARKSIZENOTESD11'-6" x 6'-8"interior doorD22'-4" x 6'-8"interior doorD32'-6" x 6'-8"interior doorD42'-8" x 6'-8"interior doorD52'-8" x 6'-8"interior pocket doorD6(2)2'-6" x 6'-8"pair sliding doorsD73'-0" x 6'-8"garage service doorD83'-0" x 6'-8"20 min. doorD93'-0" x 6'-8"front entry doorD106'-0"x6'-8"sliding glass doorsD119'-0"x8'-0"overhead garage doorWINDOW SCHEDULEMARKSIZETYPEW130"x24"awning/fixedW260"x24"awning/fixedW372"x24"awning/fixedW460"x48"awning/fixedW530"x48"casement -egressW636"x48casementW736"x60"casement* ALL windows noted are a guide. Verifywith owner actual size and type to be used.WALL TYPES:Typical exterior wall construction:-siding (by owner)-house wrap-12" O.S.B. sheathing-2x6 studs @ 16" O.C.-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd.Typical exterior garage wall construction:-siding (match existing)-house wrap-12" O.S.B. sheathing-2x6 studs @ 16" O.C.-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd.Typical garage to house wall construction:-(1) layer 58" type "x" fire rated G.B. on garage side-2x6 studs at 16" O.C. (non-bearing)-R-21 batt. insulation-6 mil poly vapor barrier-(1) layer 12" gyp. bd on house sideTypical 2 hour party wall construction:-(2)layers 58" type "x" fire rated G.B.-2x4 studs at 16" O.C.-sound insulation-(2)layers 58" type "x" fire rated G.B.Typical interior wall construction:-(1) layer 12" gyp. bd.-2x4 studs at 16" O.C. (non-bearing)-2x4 studs @ 16" O.C. (bearing walls at 2 hour fire wall)-2x6 studs @ 16" O.C. (plumbing wall)-(1) layer 12" gyp. bd.Typical foundation wall:-8" poured concrete wall-2" rigid insulationFloor Plan General Notes:·Verify all final window and door sizes and types with owner.·All kitchen and bath cabinets and appliances by owner.·All interior and exterior finishes by owner.·All dimensions are from the face of foundation walls or exteriorwall sheathing and to the center of interior walls, windows anddoors.·Verify with owner HVAC type and any duct placement. Mayneed soffits or chases.·See wall types for new wall construction.·See also building sections for framing and other notes..·Provide smoke and carbon monoxide detectors to code.Floor Plan Numbered Notes:1.2 hour fire wall between units. See also wall types.2.Decorative stair railing, 36" high.3.Provide 34"-38" high handrail at one side of stairs.4.Closet rod and shelf.5.Linen shelving.6.Recessed cabinet in chase to fit above vanity.7.Tall linen cabinet.8.36"x60" tile or pre-fab. shower -by others.9.5' tub.10.36"x21" vanity.11.72"x21" double vanity.12.Provide sound insulation in mechanical room walls.13.Other utilities to go under stairs in garage. Verify locations.14.36" gas fireplace. Verify vent locations.15.Verify size needed for mechanical ducts.16.Verify final kitchen layout. Sizes given are a guide.17.6' high dividing walls between units -2x4 wall w/ exterior wallfinish.18.Stacked washer/dryer -by owner.19.Attic access. Verify location with owner.Liberty Row Houses for Livwell.design Stillwater, Mn.A3Date:6-27-19 gk DESIGN new and remodeled home design and drafting services Gene Klatt ph:(612)986-2262 e-mail: klattgr1@gmail.comsheet1A3THIRD FLOOR PLAN 14"=1'-0"W1W5W2W4D2W1W5W2W4W2W4W2W4W2W4W2W4W1W5W1W5W1W5W1W5D2D2D1D3D6D4D3W3W3W3W3W5W5W51234456789101118191 NEWENGLANDPLACEWAYSETTLERS%L2C.PR2P2SED DRA,NAGEAND8T,L,TYEASE0ENTPR2P2SED DRA,NAGEAND8T,L,TYEASE0ENTE;,ST,NG%,T80,N28ST2%EC29ERED%YANEASE0ENT,NT+EDE9EL2PERSAGREE0ENTE;,ST,NGS,DEWAL.T2%EC29ERED%YEASE0ENTW,T+,NT+EDE9EL2PERSAGREE0ENTE;,ST,NG8NDERGR28NDWATER0A,N)AC,L,T,EST2%EC29ERED%YANEASE0ENT,NT+EDE9EL2PERSAGREE0ENTE;,ST,NGPAR.,NGAGREE0ENTT2%E02D,),ED%YDE9EL2PERSAGREE0ENTPR2P2SED DRA,NAGEAND8T,L,TYEASE0ENTPR2P2SED DRA,NAGEAND8T,L,TYEASE0ENTPR2P2SED DRA,NAGEAND8T,L,TYEASE0ENT E;,ST,NGS,DEWAL.T2%EC29ERED%YEASE0ENTW,T+,NT+EDE9EL2PERSAGREE0ENT L2TL,NEC2002NWALLL2TL,NEL2TL,NEL2 T L , N E D E C . 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REARSET%AC. S,DESET%AC. NA; 0A;C29ERAGE 0A;+T T2TALPARCELAREA S4)TACRESE;,ST,NGWETLANDS N2NEPR2P2SEDNEWP8%L,CR,G+T2)WAY N2NESL2PESGREATERT+AN N2NEPR2P2SEDRES,DENT,ALL2TS PR2P2SEDC2002NL2T L2T C2002NL2TL2T L2T L2T L2T L2T L2T E;,ST,NGPAR.,NGAGREE0ENTT202D,),ED%YDE9EL2PERSAGREE0ENTE;,ST,NGS,DEWAL.S%,T80,N28SAND8NDERGR28NDWATER0A,N)AC,L,T,EST2%EC29ERED%YANEASE0ENTSPEC,),ED,NT+EDE9EL2PERSAGREE0ENTC2002NL2TC2002NL2TN2SCALEPREL,0,NARYPLATPREL,0,NARYPLAT CITY COUNCIL STILLWATER CITY HALL In Re: The Liberty of Stillwater RESOLUTION NO. 98-38A CITY OF STILLWATER WASHINGTON COUNTY 1) PRELIMINARY PLAT APPROVAL SUB 97-71 2) PRELIMINARY PLANNED UNIT DEVELOPMENT APPROVAL SUB/97-70 WHEREAS, the City Council, finds that the application on file for the request is complete and that all submitted requirements have been met; that due and proper public notice has been mailed and published and that the procedural and substantial requirements of law have been met. After due and careful consideration of the application, after considering the comments of the public, both written and that represented at the public hearings, the City Council hereby resolves as follows: 1. That preliminary plat approval and preliminary planned unit development approval are hereby given, subject to the following conditions of approval: A Forest Management Plan for the Liberty Woodlands must be prepared with City review and approval by a qualified forester. The plan shall describe measures that can be taken by the developer and new homeowner to protect the woodland. 2. All trails must be 8 feet bituminous pathways and installed as part of Phase I subdivision improvements. 3. Street trees and site landscaping must be installed as phased subdivision occurs or as public improvements are made. 4. Street crossings along Liberty Parkway, Liberty Avenue, Rutherford Road, Pioneer Place and Settlers Way must be paved with concrete or marked in some other way acceptable to the City. 5. Boulevard areas and front yards must be sodded. 20. The City's Design Guidelines for Phase I expansion area development must be used by the City staff and Planning Commission in reviewing final Planned Unit Development Plans. 21. The City and Developer must implement the AUAR Mitigation Plan regarding storm water runoff and natural area protection (protection of oak forest from oak wilt). 22. All lot building envelopes except for four as shown on the concept PUD plans must meet slope setback requirements. 23. The Echo Greens development area must be restudied before final Phase III PUL2 approval to see if a residence can reduce tree removal, minimize wetland impacts and reduce grading and land alterations. 24. Final landscape plans must be submitted as a part of final PUD approval showing private landscaping in additional to street trees. 25. The subdivision improvement plans road, sidewalk and utilities must be reviewed by a forester to minimize impacts to trees. 26. Comments from the City Engineer in his memo of 1-23-98 must be addressed before Phase I preliminary plat approval. 27. Street and access issues raised in Glen Van Wormer's letter of 1-27-98 must be addressed before final plat approval. 28. Before Phase II PUD and subdivision approval, the Phase I project design must be reviewed to see if the design guidelines desired effect is achieved or design guidelines or zoning modifications are needed. 29. Subdivision improvements must be reviewed by a forester to minimize the impact to trees. 30. Private open space restrictions prohibit tree cutting except as permitted in the approved Forest Management Plan.. 31. Wider tree preservation easements shall be provided along the back of the Lakeshore lots from the current 90-foot width to a maximum 170 feet through deed restrictions. 32. The applicant must evaluate possible soil erosion impacts and development visibility from public waters before applying for a permit for construction of sewage treatment systems, roads, driveways, structures or other impro ~,~ements on steep slopes. When determined necessary, conditions must be attached to issued permits to prevent erosion and to preserve existing vegetation screening of structures, vehicles and other facilities as viewed from the surface of public waters, assuming summer, leaf-on vegetation. Enacted by the City Council of the City of Stillwater this 3~0 day of 1998. CITY OF STILLWATER _ J y le ayor ATTEST: Morli Weldon, Clerk 4 RESOLUTION NO. 2003-86 A RESOLUTION GRANTING PLANNED UNIT DEVELOPMENT (PUD) CONCEPT APPROVAL FOR LIBERTY VILLAGE WHEREAS, at a regular meeting of the City Council held on April 15, 2003 at 7:00 p.m. in the Council Chambers of the City of Stillwater, Minnesota ("City"), the Council met to consider the original Planned Unit Development permit for the Liberty Development included a village commercial center at the intersection of County Roads 15 and 12 and, in furtherance of that designation, the area was zoned Village Commercial and design guidelines were adopted and included as part of the Orderly Annexation Agreement between the Town of Stillwater and the City of Stillwater, dated August 16, 1996; and WHEREAS, the Developer applied for PUD concept approval for the design of the entire 11.87 acre Village Commercial District and the Director of the Planning Commission determined that the application was complete; and WHEREAS, the Planning Commission held a public hearing on the concept approval on March 17, 2003, and thereafter the Joint Board, comprising members of the Town of Stillwater and the City of Stillwater, reviewed the application at a public hearing held on April 2, 2003 and both the Planning Commission and the Joint Board unanimously approved the application for PUD concept approval; and ' WHEREAS, the City Council of the City of Stillwater opened the public hearing and heard testimony on the application and thereafter closed the hearing and adopted the following resolutions: 1. That Planned Unit Development concept approval is hereby granted for 11.87 acres of the Village Commercial District located in the Village Commercial Zoning District on the southeast comer of County Road 15 and 12, subject to the following conditions. a. that the Village Commercial design guidelines, land use and parking standards must be used to guide future final Planned Unit Development lot development with regard to each use. b. that a Special Use Permit, as well final PUD permit approval, must be obtained so as to permit design review for each individual lot. Adopted by affirmative vote of all members of the City Council this 15th day of April, 2003. 02001. Westwood Pro'-lonal SenIcelI, Ine. . 1,1 :) <' 4 CO CoD 48 Hours before cIlgglng: GOPHER STAlE ONE CALLIIII -~ Twin CIty Area 651-~ I Un. Toll F,.., 1-110O-252-1166 r:~ I LEGAL DBSCRIP'110N I That part of OuUot Go UBfRIY ON THE: LAKe. 'y(ng norlhwssterfy of UBERIY ON THE LAKE 5'TH ADDTlON. and westerly of UBERIY. ON 'THE LAKE 2ND ADDITION. 011 according to the recorded plats thereof, WashlngtOll County. lIinnesota. And . Outlot D. flQld UBERIY ON 'THE LAKE 2ND ADDITION And I OuUot A. said UBERTY ON 'THE LAKE 5'TH ADO/TlON I I I \ IIII " ptr jI U' III 10 d III 1'1 II j lfl1CWII :;rIf ! I I IIII II d ,1/II ~II IlBVIlLOI'MIlNT DATA II -II Site Area 11.87:1: ac. II QIII Exlatlng Zoning ItlLLAGE COMMERCIAL I I ~II Road Right-of-Way I I relll - Public Streets 1.26 ac. II r Street dimensions listed referenee back of curb. II I I '1 II i~cwII t J II II I IIII II II Ii ~I PARK II I I j I l II II I I II 11,,0 II II I , III f I II' , I 11II II " , I I DBVBLOI'IIIl: I I , I , I Contractor Property Developers Company I , , 7100 Northland Circle Suite 108 I, , , II Minneapolis, Mn 55428 I, I I II I ( 763) 971-0477 I I : : / 1II l'LANMIIIIIINGIV1lYOIl:I J "1 J Westwoad Professional SerYices. Inc. I, ::" I 7599 Anagram Orlve II Eden Prairie. loiN. 55344 I, I r: I' J ( 612) 937-5150 II "II III NOTII: II "f The lot dimensions and areas on this plan are I "I approximate. Refer to the final Plat and supporting I II I data for exaet lot dlmenslons ond areas. I I II 'I II " I I ~~ I I " I UIGBND JO!I/I I t'!a ~ I I E. Concrete CUrb lie Gutter I I \ IIIIItIVV'L.VI L- II 11 = Concrete Sidewalk I B O' 60' 120' 180' J..J..) Edge of Woods 2 2OOftll. 2OOl1l1.PPPI.OWG DaIc 1/24/03 ~ 3 OP 6 I I ,----~-_.---~ I =_.~~ "-'-.... DXI I-~tractor Property Developers Company Liberty Village Preliminary I1_ ..., ...... lad ..... Qocbol m Liberty on the LakeII ........ ., ....... PlatDa_ DlW'JaIW' n. Quadrant BallcllDg 1lIIc. 1/24/03 ... No. ............................ 1IIlO NorthIud arde SuIte 108 StI11water, Mbutaota1H1IOMhuIe&poIfs,),f/zmaota S5428 X4 ~ I t.u,,~ Pvo tf-S-o) I r 0 na 20 20 5.6:10 D l 0 Z 4159 J la: 965.} 6.200 f300 I-"" 01 71 76 .7:1 to w H4Teo I-""806 mix 01 retaR, 0) oftlce & pol. eo res. I\) na na 24 24 5:1 o w o 01 BUILDING DANK, 4 OHICl, ,~I(VICI', l'IWfESSIONAI, (<FTAI1. BUILDING H[STAUr(ANT, Df:t I, 5 PUB, WITH [1U:I, "- lilt \VAlK Ulr~ING OI'TlONS BUILDING OHlcr, seRVice, 6 t' 1((JfFSS 10 ,'J A I, I(f T.A \ I, I'''\ln~IENT OPTl()NS 0"- BUILDING OHICE,5EltVIC[, 7 l'IWH:5SIONAL,](1o LIlt, AJ'ARnlr.\T OP1In~:5 IlUILDING l1HIr:~, SEn\'lct, 8 l'IWHSSIONAI, j'l'..{rid\.d Di\" Cr\HE, AI',\RTMENT OI'IIO\S liberty Village na na 5,458 10: 1 54 58 11.6 :1 2,080 4,160 20 22 5.3 :1 0 x l 2,400 10 24 24 5: 13: 2400 m 4800 38 38 5:110 3.33: 1 1:1 2,800 7,500 TO 11,400) 43,654"- 53,083w W NOTES: "1. Square Foolages are based on Uberty ViUage Concepl SUe Plan and Prelim. Plat ana may vary at final alia plan and final building plan approval appllcallon. 2,Parlllng rallos lor anliclpaled uses wUI conlorm 10 above CIty - required amounls: Ihe masl restrtctive ratios being Ihe retail ratio 01 5:1 and res1auranl at 10:1. potentially adjusled by"prooI 01 Iparldng" requlremcnls 01 speclllc ownerloperalors. Where ollice and/or residential uses are planned. a melhod acceplable 10 the city. 01 reSlrlctlng lhe portions 01 buildIngs, (or whole build- UBERTY VILLAGE jngs) so designsled, will be pari 01 Ihe Dnalapprovat Areas 01 main Door and upper I/ooris) tan calculaled using applicable parking ralio(s). PARKING DATA 3. Parking ratios are COflStlIII8t1ve. lor lhey apply (per City standards) 10 gross lloor areas, noI nellloor areas. MARC I'U'I:MAN, 4. Pnrklng space qllantnles ana ratios include on.Slreel spaces shown on Ihe slle plans. Uberty Village Is a stand-alone Vmage Commercial area. Sharing 01 partdng spaces Is anllclpaled L. ARCH. Ilelween oommercial users. employees, park uselS and resldenls (If upper level residential uses are provided). Building 8 will be IImRed to OIllce. day care (wRhIn covenant restrlcllons), and Pur~~~~?NJgf potential upper level residenllal May-Aug. IImllaUons on hours 0/ operallon may be pulln place as needed, 10 provide sulllclenl week end parking spaces for City Park users. Employee park. ing wll be deslgnaled. ana enloreed and shaD nol use any on-streel parking spaces. 5. FInal slle plans may be relined 10 Include added parking spaces. andfor luture potential, addlional spaces via diagonal par1<lng, added relalning walls, ele. Such relinemenls musl meel inlenl 01 ArchKectural Guidelines and recleve ArchUectural Review Commlnee and ArchUectural Conlrol CommDlee approval before CRy Applicallons. 2.6-2001, 2-26.2003 8. Pllfchase agreemenl claUses and "Uberty ViUage Business Operalors Association" covenanls and/or guidelines wiD ldenlity mutual use agreements covertng parking spaces, openspace use, REV. March 5, 2003 maintenance obllgallons and City-Association maintenance and use responslbllKles. parll reservallon mechanisms, etc. o w 251 10lal ",""as 262 tola1 spaces 3: ClI o U1 o W o l\o. o o U c: ct 3 ClI J U ClI J J J O'q lID t:1 ID III O'q J J C1J I W CD I 0') CD l\l W l\l i !..._'. e Exhibit "E" Country Village Architectural and Site Design Guidelines Goal:Create high~qiJality countryvill~ge consisting of country store 'Njth . fuel. country school (daycare) and other village scale professional .. services. The building shall.have a related though not identical village residential character. . Architectural Style: Gable roofs are preferred. Architectural detailing should be consistent with the style of the structure selected. Materials:Brick, stone, painted or natural architectural cedar or red wood siding are to be used as exterior materials or high grade reduced . maintenance materials that will achieve the same exterior . appearance goals as natural materials may be used. The roofing shall be heavier weight asphalt shingles or cedar shingles or high-grade reduced maintenance materials. thatwnt achieve the same exterior appearance goals as the natural materia.ls may be used. . : . 9anopies: No franchise or prototypical commerciafbuilding design shall be allowed. The village area shall have a unique rural character related to its surroundings: Pump area canopies shall be of a subdued design consistent with the building design and materials. Any under-canopied lighting shall be recessed and not show the light source from off the servi~ .. area. Building Design: Building 9rientation:The .c9untry village witl.pe visuatly.and functiona.lly c~nne~eQJ9 : the .immediate oeighborhood~ be acces~i1?!~ b~ r!~t;,i~u~!l~.;. :; r.~.'. "':_ . _ prominemt from County Road 12 and 15. '.. . '...' .".. ,_-^"_""<".:~-:",c,.~,;,,~,,,'_'::.._. ,. ~ Building Setback:. 50' from County Road 12 or 15 Parking or paved Streets or Driveways: 6~.:;~:;,:,'i:''':~,:i-''~' ~ Jy_-._>;. LofCoverage: I E i-J o o. iI" r . Building Height 35' to gable peek Road and Parking Configuration: The preferred configuration !s one of curved and angled orientation La~dscaping:. . Screening: Signage: Utilities: . ; Ligh~~~':.?::' t~:~i~~~~~~'~:~~ ~;~, '" l<~~~~~'~"::~~.~_:;- i'.'~.'.~~itj~-. t~ i'~~ .' 40 percent minimum of the land area s~all be in permanent..:. -. maintained landscaping, open spaces arid natural wetlands~ Areas around building shall be planted with hearty species of deciduous and coniferous ttock and should assists in blockingsightlinesofparkingfacilitiesandhighlightattractivearchitectural features in a landscaped setting. . . Parking areas that c.an be viewed from adjacent roads or residential areas shall be screened with a combination of deciduous and coniferous planting and berming. Commercial signs are to be placed on linear walls, composed of. the same materials and bearing a similar design theme to the building being identified. Interchangeable tenant identification Will be provided but if internally lit must show lit letters only, not letter backgro'unds. . Preferred buildiog. identity signage is by cut out .. letters of durable materials, mounted on the above mentioned. .' . walls, lit with internal backfacing lighting or reflective lighting from ground, wall or tree mounted spots. Spot lights must not provide glare to adjacent roadways or perimete.r residential uses. Identity monument type freestanding country village signs without tenant identification consistent with the village design and material may be allowed along County Road 12 and 15 and at the residential roadway entrance. . All utilitie~ will be underground and .HVAC equipment will be screened from view. Roof mounted units Will be screened via rOQf.. . confi~uration, wall~~en~ions e~ther verticalor.horizontal:,'~IL~~~j:f' areas snall be completely enclosed and screened from vlewbya . .. structure of a design compatible in design to village building and... ,- perimeter landscape. . . .. Site lighting selected to minimize visibility and glare from reside.l)ti~t.. : areas. Overall site light levels will be achieved by a blend of .>):~~~:.,---' ..,.. streets and parking lights not to exceed 20' In height. WalkWay. '<~:~>"":.. .... lighting, building lighting, site amenity, sign lighting and vegeta~ JQE1..,;; c;.:j"._.X, lighting shall be reviewed to make sure it is compatible with th.~.:~~}:~tJ~t)E-~l.='__ _ residential quality of the neighborhood. .':::;~'.'''.:';;::~?';'.'':;::<.' . d .~':!;/{'~ c~:~r~'1;.;:~/;,;-. f;~-~~:/~'-,:.~:~'~~:'~~'~~:';'--<' ..' . - c ,:.;::.:'., ';':\ :',:.. C;':':"- C"~~_:~~Kf:;'~;~;<~;:-\ / PLANNING REPORT TO: Planning Commission CASE NO.: 2019-26 REPORT DATE: June 17, 2019 MEETING DATE: June 26, 2019 APPLICANT: City of Stillwater LANDOWNER: N/A REQUEST: The consideration of a Zoning Text Amendment for the creation of a Rural Residential zoning district LOCATION: Citywide ZONING: AP, Agricultural Preservation REPORT BY: Abbi Jo Wittman, City Planner REVIEWED BY: Bill Turnblad, Community Development Director INTRODUCTION On October 5, 2018, the Stillwater City Council enacted a one-year moratorium on all new subdivisions and lot splits in an area referred to as the “Minar Neighborhood”, an area that includes properties located on Minar Avenue North, Minar Lane North, 75th Street North, 77th Street North, and 77th Street Court North. The moratorium is designed to give the City time to determine: 1. Increased density appropriateness. Question was raised as whether or not increased density is appropriate in this neighborhood given the lack of access to city sewer and water. 2. Zoning district development. To develop a corresponding Rural Residential zoning district classification, memorializing the new standards and regulations for these properties as they are currently zoned AP – Agricultural Preservation. Since October City staff has been gathering information from other community’s Rural Residential zoning districts, conducting site-specific analysis, soliciting input from other public agencies, meeting with the neighborhood, as well as drafting the Rural Residential zoning district. Community engagement to date included a summer, 2018 survey of lot split desirability, a January, 2019 information and listening session, a February, 2019 potential uses survey, as well as an April, 2019 informational meeting. The results of this research, analysis, and public input has led to the creation of the attached draft district. Case No. 2019-26 Page 2 SPECIFIC REQUEST The consideration of a Zoning Text Amendment for the creation of a Rural Residential zoning district. ANALYSIS City Code Section 31-205, Zoning Map and Zoning Text Amendment, indicates amendments may be made when:  Public necessity, general community welfare and good zoning practice permit the amendment; and  The proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. The purpose of this Rural Residential zoning district (RR district) is to maintain large lot neighborhood design and characteristics in areas where urban services are either unavailable or it is unfeasible to extend services to. If the RR district is created, the City will proceed with consideration of rezoning those parcels in the Minar Neighborhood. However, if a subject property is guided for Low Density Residential development on the Comprehensive Plan’s Future Land Use map, that property, too, could petition to be rezoned to the RR district in the future. The attached ordinance was developed largely on the based adjacent community regulations; a summary of those community’s regulations is also attached for review. With the exception of Oak Park Heights, most communities have a Rural Residential or Single Family Estate zoning district. Where applicable, Stillwater Township’s TZ (Transitional Zone) has been included as these were the regulations which these properties were governed by prior to the annexation. City staff consulted with the MN Department of Health, the MN Department of Natural Resources, Browns Creek Watershed District, Washington County Public Health and the Environment (WCPHE), and the Stillwater Water Board. Most agencies did not foresee any conflicts with their regulations and the potential large-lot development scenarios (i.e. “lot splits”). However, WCPHE has indicated the probability for a property owner to get a new septic system on a one acre lot is low. The size of the facility and setbacks (to property lines, structures, shoreland areas, etc.) often necessitate more land area than one acre. Additionally, as each of the existing lots must maintain area for their existing system (as well as a backup system); those lots may need to retain greater than one acre to be in compliance with their standards. Simply put, if the City did allow for one-acre development in this neighborhood, there is not guarantee the WCPHE will allow for a new septic to be installed. This is why staff has developed two sets of proposed district standards. With the exception of the minimum lot size, the draft standards and uses represent consensus between city staff, Minar neighborhood participants as well as other jurisdictions. ALTERNATIVES Case No. 2019-26 Page 3 The Planning Commission has the following options available to them: 1. If the Planning Commission find the public necessity, general community welfare and good zoning practice permit the amendment and that the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan, the Commission may forward to the City Council a favorable recommendation of approval of Zoning Text Amendment 2019-26, creating the Rural Residential zoning district. • Alternatives include recommending one or 2.5 acre lots. 2. Make findings that the public necessity, general community welfare and good zoning practice do not permit the amendment or that the proposed amendment is not in general conformance with the principles, policies and land use designations set forth in the comprehensive plan, and forward to the City Council recommendation of denial of the requested ordinance amendment. 3. Table consideration for more information. FINDINGS AND RECOMMENDATION The proposed amendment, whether minimum lot size is one acre or 2.5 acres, is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. Additionally, public necessity, general community welfare and good zoning practice permit the creation of the Rural Residential zoning district. Therefore, staff recommends the Planning Commission forward a favorable recommendation of approval to the City Council. Attachments: Proposed Rural Residential Standards Proposed Rural Residential Uses Adjacent Community Standard and Use Table and Analysis Page 1 of 2 Sec. 31-____. – RR rural residential district. RR rural residential districts shall be regulated as follows: (a) Purpose. The purpose of the RR district shall be to maintain large lot neighborhood design and characteristics in areas where urban services are unavailable. (b) Allowable uses. (1) See Table in Section 31-315 for the allowable uses within this district. (c) Detached accessory buildings. 1) No detached accessory buildings may be located within the required front yard. 2) All detached accessory buildings located within a side yard must be set back a minimum of 15 feet from the side lot line in the case of an interior lot or 40 feet in the case of a corner lot. 3) All detached accessory buildings located in the rear yard must be set back a minimum of 25 feet from the rear lot line. (d) Massing regulations. (1) Minimum standards. 1 Lot area per dwelling One (1) acre 2.5 acres Lot width 100 feet 160 feet Lot depth 300 feet 300 feet Front yard setback 40 feet 40 feet Interior Side yard setback 15 feet (COS) 15 feet (COS) Exterior yard setback 40 feet 40 feet Rear yard setback 50 feet 50 feet Maximum lot coverage 25% 25% Height Height of residence 35 feet 35 feet Height of accessory structures 20 feet and not exceeding height of main residential structure 20 feet and not exceeding height of main residential structure Page 2 of 2 (2) Additional setback standards. 2 Trunk Highway 96 (Stonebridge Trail to Co Rd. 15) 100 feet McKusick Road (Neal Ave. to Co Rd. 15) 100 feet County Rd. 12 (Northland Ave. to Co Rd. 15) 100 feet County Rd. 15 (Trunk Highway 36 to Trunk Highway 96) 100 feet Railroad 75 feet 1 All standards are minimum requirements unless otherwise noted. 2 Measured from right-of-way line. Page 1 of 5 Sec. 31-315. - Allowable uses in residential districts. ALLOWABLE USES ZONING DISTRICTS RR A-P LR CTR RA TR CCR RB CR TH CTHR RCL RCM Single-family dwelling 1 P P P P P P P P P P CUP Two-family dwelling 1 P P 2 CUP Attached single-family dwelling or townhouse 3 SUP P Townhouse, row house, group house 1 P Multifamily dwelling 4 and condominiums SUP Accessory dwelling (See Section 31-501) P SUP P SUP Duplex accessory unit (See Section 31-502) SUP Roominghouses 1 CUP Type I home occupation (See Section 31-500) P P SUP P P SUP P P P SUP A SUP Type II home occupation (See Section 31-500) CUP SUP SUP SUP SUP SUP SUP 10 SUP SUP SUP Type III home occupation (See Section 31-500) SUP SUP Accessory building and use A A A A 5 A A 6 A 7 A 8 A Public schools P CUP Page 2 of 5 Elementary school SUP P CUP Public and private primary and secondary schools 9 SUP 10 SUP 9,10 Early childhood education SUP Parks, playgrounds and other open space areas P P P P P P P P P Private recreation facility A A Church or other place of worship SUP 10 SUP 10 P CUP Cemeteries SUP 10 SUP 10 Hospital, nursing home or rest home SUP 10 SUP 10 Institutional building P CUP Bed & Breakfast (Type D Short Term Home Rental) SUP 10 P 11 SUP Short Term Home Rental; Type A and B P P P P P P P P P P P P P Short Term Home Rental; Type C CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Off street parking & loading A A Agricultural uses P Agricultural produce sales P14 P Commercial greenhouse P Page 3 of 5 Fish hatcheries and aviaries P Fishing lakes and picnic groves 12 P Forest and wildlife reservations or similar facilities P Fur farming (raising fur bearing animals, excluding skunks and civet cats) P Riding academies or stables P Essential services P P P P P P P P P P P P P Commercial uses not found objectionable by neighbors CUP Retail business of a corner store nature CUP Senior care living facilities SUP SUP 13 CUP Armory SUP 10 Municipal fire station SUP 10 Small Wireless Facilities Small Wireless Facilities in the Right-of-Way P P P P P P P P P P P P P Personal Outdoor Storage P15 Page 4 of 5 P = Permitted use SUP = Use permitted with a Special Use Permit CUP = Use permitted with a Conditional Use Permit A = Accessory use Blank cell in table means that the use is NOT allowed. 1 Only one principal structure is allowed on a parcel. 2 Two-family dwelling allowed only on corner lots. 3 An attached single-family dwelling or townhouse is defined as: A single structure consisting of not less than 3 dwelling units located or capable of being located on a separate lot, and being separated from the adjoining dwelling unit by an approved wall extending from the foundation through the roof and structurally independent of the adjoining unit. 4 Dwelling units for three or more families on a single parcel. 5 Accessory structures are limited to one detached garage or one accessory dwelling. Accessory dwelling is permitted only with a special use permit. Garage is limited to a total of three stalls and all detached accessory structures shall be regulated by the standards found in Section 31-501, Subd. 2 (performance standards for accessory dwelling units in CTR district). 6 Accessory structures in the TR district are subject to the regulations found in Section 31-503, Subd. 1 7 Accessory structures in the RB district are subject to the regulations found in Section 31-503, Subd. 2 8 Garage is limited to two stalls wide. 9 Including accessory buildings and uses located upon property contiguous to that occupied by the main building. 10 SUP may only be issued by city council. 11 Must be located at least 900 feet from another bed & breakfast. 12 No concession or retail sales are permitted. 13 Senior care living facilities in the RA zoning district shall have a minimum property size of 5 acres. 14 Sales of fresh, whole, raw, or processed produce grown onsite only and sold onsite at a farm stand, at farmers’ markets or by delivery. Page 5 of 5 15 Storage of personal operable vehicles, including any car, truck or trailer, or self-propelled or pull-behind recreational vehicles, including, but not limited to, snowmobiles, all-terrain vehicles, watercraft, golf carts, etc. so long as adequately screened by fence or landscaped from roadways and neighboring views. No outside business storage is permitted. (Ord. No. 1003, § 2, 1-20-09; Ord. No. 1030, § 2, 5-17-11; Ord. No. 1055, § 2, 12-18-12; Ord. No. 1093, § 3, 5-2-17; Ord. No. 1095, § 1, 6-6-17; Ord. No. 1121, § 1, 1-8-19) Standards Table District Minimum Area Lot Width Lot Depth Max Coverage Max Height Front Yard Setback Rear Yard Setback Minimum Side Yard Accessory Structures Afton Rural Residential (RR): intended to be primarily a residential district, but which may also accommodate agriculture and related and accessory uses. • 5 (2.5 buildable area) • 10 acres for two family • 105’ on City Street • 150’ on County Road 300’ 10% or half acre, whichever is greater 35’ • 50’, for five acres • 10’ for 2 of less acres • 50’, for five acres • 10’, for 2 of less acres 1,000 square feet (total of one permitted) Bayport Single Family Estate (R-1): intent of the R-1 district is to provide residential estates in areas slated for future staged public utilities. 1 Acre (SF)/1.5 Acre (2SF) 160' (Cul-De- Sac 60') 150' 35% 35' (Principal)/one story, 12' (allowance up to 17' to match principal design) 20' 30' 20' (Exterior)/10' (Interior) Baytown Single-Family Estate (SFE): to provide lots large enough to maintain a rural setting that do not require municipal services. 2.5 Acres 160’ on parcels 2-4 acres in size; 300 feet on parcels greater than 4 acres in size 25% 35’ 40’ 50’ 20’ Lake Elmo R-2: One- and Two-Family Residential 1.5 without sanitary sewer; all lots must have at least one acre of land suitable for septic drainfields and area sufficient for two separate and distinct sites One Family: 75’ Two-Family: 200’ 35’ principal/14’ accessory 30’ 40’ 10’ (Interior) 25’ (Exterior) May Township Rural Residential: ensure that the rural residential character of the community is preserved Minimum buildable area of 2.5 acres on approved soils 150’ Four times the wifth at the setback line 2.5 stories or 35’ (shall not apply to farm buidlings, 40 50 40 (Exterior) 20 (Interior) Uses Table Permitted Accessory Certificate of Compliance Interim Conditional Afton Agriculture Home Occupation SFR, detached Swimming Pool, private Tennis Courts, private Boat Dock Domestic Pets Duplex Private Garage Recreation, Recreation Equipment Storage Storage, Enclosed Bed & Breakfast Churches Institutional Housing Kennel, Private Lodging Room (Max 2) Nursery, Wholesale Research Schools Roadside Stand Studio, Arts & Crafts Bayport Agricultural (Rural and Suburban) Forests Single Family Detached Wildlife Preserve Private Garages (Accessory) Boarders (Not More than 2) Non-commercial boat dock Fences Landscaping and decorative features Lodging Room Off-Street Parking Private Recreation equipment storage Residential Waterfront Uses Guest House Home Occupations Road side sales stand (seasonal) Storage: Open Residential Swimming Pool Trailer/Recreation Vehicle Domestic Farm Animals Towers Seasonal Businesses Cemeteries Churches Clubs and Lodges Day Care Centers Gold Courses Greenhouses Kennels Commercial Nurserys Resoirts Retirement and Nursing Homes Ridign Stables Schools Commercial Swimming Pool Vet Clinic Baytown Agriculture Single Family Residential Certificate of Compliance: Accessory Apartment Seasonal Agricultural Business Home Occupations Cemeteries Community Residence Golf Course Stillwater Township 160 between 2 and 4 acres 25% 35 150’ from centerline; or 75 from ROW (whichever is greater) along arterials 40 50 20 W. Lakeland Single Family Estate: to provide lots large enough to maintain a semi-rural setting. 2.5 Acres 160’ 25% 35’ 50’ 50’ 25’ Horse Training Facilities Plant Nursery Place of Worship House Training Facility, Commercial (over 10 horses) Livestock and Livestock Operations (over all animal units) Multi-Family Residential Development Public Recreation Facility Schools Grant Lake Elmo One-family detached dwellings; and Two-family dwellings, provided they do not exceed 50% of the units in a block. 1. Uses and structures which are customarily accessory and clearly incidental and subordinate to permitted uses and structures; III-2 2. Private garages, carports, screen houses, conservatories, playhouses, swimming pools, and storage buildings for use by occupants of the principal structure, subject to specific standards of §§ 154.092 and 154.093; 1. Temporary real estate tract office for the purpose of selling lots on the tract upon which it is located; and 2. Home occupations. May Township Permitted Uses. The following uses are permitted in the Rural Residential District: Agriculture Animals - Domestic Farm Animals - Domestic Pets Forests Parks Single Family detached Residential Dwellings Structures - Historic, Scenic Landscapes, Etc. Wildlife Reserves - Public or Private B. All Agriculture Operations. All legally permitted agriculture operations in existence upon the effective date of this Article shall be a permitted use. However, all regulations contained herein and other community ordinances in effect shall apply to Accessory Uses. The following Accessory uses are permitted in the RR Rural Residential District: Accessory Building (See Section 705.05) Boat Dock (non-commercial) Fences (See Section 705.09) Garage (Private Residential, See Section 705.05) Incidental Repair Landscaping and Decorative Features (See Section 705.07) Off-Street Parking (See Section 705.16) Residential Waterfront Uses Interim Uses. Agri- Entertainment, specifically limited to corn maze, hay rides and “pick your own” produce, Kennels (private and business/commercial), Mobile Homes, Recreational Vehicles or Trailers, and Small Businesses are permitted in the Rural Residential Zone as Interim Use Permit (IUP) issued by the Town Board pursuant to Article 709. Animals - Commercial Training Antennae or Towers over 35 Feet in Height Except Wind Energy Conservation Systems (WECS) Care Facility Cemeteries Churches Essential Service - Government Uses Buildings and Storage (as defined in Section 702.01) Essential Services - Transmission Services, Buildings and Storage (as defined in Section 702.01) Feed Lots - Commercial (See Section 706.19) Grading Home Occupations (Meeting Criteria) (as defined in Section 702.01) all changes of the agricultural operation which will cause all or part of the area to become more intensively used or more urban in character. Setback and other regulations shall apply to agricultural operations just as they do to urban developments. Incidental Repair Interim Uses (See Article 709) Land Reclamation (See Section 705.13) Mobile Home - Care Facility (Section 709.02 (B)(3)) Mobile Home - Temporary Farm Dwelling (Section 708.01(G)) Recreation Areas - Commercial Recreation Areas - Private or Semi-Public Resorts Roadside Sales Stand (Seasonally Operated) Roads - Private (Cluster Developments) Schools - Public and Private Storage - Open (Section 705.10) Storage - Accessory to a Permitted Principal Use (Section 705.10) Structure - Temporary or Interim Use Temporary Farm Dwelling (See Section 708.01(G)) OPH Stillwater Township Agriculture SFR Horse Training Facility, 10 or fewer Commercial Plant Nurseries but only in area zoned commercial in COS Acessory apartment Seasonal Ag Business Horse Trainign Facilities Privaste Kennel Plant Nursery Kennel, commercial Ceremony Facilities B&Bs Community Residence Place of Worship Public Recreation Facilitiy All recreation (passive, active, public) Schools Wind conservation system Wireless communication fcaitlity West Lakeland Agriculture and Single Family Residential. A Type 1 Home Occupation business is allowed without a permit. Certain other Home Occupations are allowed uses with a Certificate of Compliance. The following uses are permitted in the “SFE” District after the issuance of a Conditional Use Permit: Agricultural Business – Seasonal; Essential Services - Government Uses, Building, and Storage; Essential Services - Utility Substation; Certain Home Occupations; Cemeteries; Day Care Facility; Golf Course; Place of Worship; Public Recreation Facility; Schools; Horse Training Facility, Private (under 10 horses); Livestock and Livestock Operations (over 11 animal units). With the exception of Oak Park Heights, most communities have a Rural Residential or Single Family Estate zoning district. Oak Park Heights least dense residential district requires a minimum lot area of 20,000 square feet; therefore, it was removed from the analysis. Grant and Stillwater Township are the exception and were removed from the analysis as they both require a ten acre minimum for all new lots created. The exception to this is for subdivisions that can show the extension of sanitary sewer will occur; then Stillwater Township will allow for 2.5 acre lots. Where applicable, Stillwater Township’s TZ (Transitional Zone) has been included as these were the regulations which these properties were governed by prior to the annexation. Standards Lot Area Four of the six communities require a minimum of 2.5 acres; Bayport and Lake Elmo are the exceptions. While Bayport will allow for a single family on one acre and a two-family on 1.5 acres, Lake Elmo requires 1.5 acres for a single family lot. Lake Elmo’s code indicates “all lots must have at least one acre of land suitable for septic drain fields and area sufficient for two separate and distinct sites”. Lot Dimensions Most of the communities require between 105’ and 160’ of lot width for each new parcel created. The exception is Lake Elmo who requires for a minimum of 75’ for a new single family property; they require 200’ for a new two-unit parcel. Bayport allows for a reduction in the lot width (to 60’) when the parcel is located on a cul-de-sac. Only three communities (Afton, Bayport, and May Township) require a minimum lot depth. Afton requires 300’; Bayport requires 150’; and May Township requires “four times the width at the setback line”. Setbacks There is no consistency for setbacks; they are as follows: Front Yard Setback Rear Yard Setback Minimum Side Yard Afton 50’, for five acres 10’ for 2 of less acres 50’, for five acres 10’, for 2 of less acres Bayport 20' 30' 20' (Exterior)/10' (Interior) Baytown 40’ 50’ 20’ Lake Elmo 30’ 40’ 10’ (Interior) 25’ (Exterior) May Township 40 50’ 40 (Exterior) 20 (Interior) Stillwater Township 40’* 50’ 20’ W. Lakeland 50’ 50’ 25’ *Unless on County-designated arterial road then 150’ from centerline or 75’ from ROW, whichever is greater Maximum Height Generally speaking, most communities (including Stillwater Township) limited the height of a principal structure (i.e. the residence) 35’; May Township specifies a maximum of 2.5 stories in addition to the foot maximum. Maximum Lot Coverage Afton requires no greater than 10% or half acre, whichever is greater. Both Baytown and West Lakeland require 25%. Bayport requires no greater than 35%. Accessory Structures Stillwater Township indicates attached garages may not be greater than 100% of the footprint of the primary structure. One (1) detached accessory structure, with a maximum of 1,600 square feet, would be permitted on properties less than five (5) acres in size. Accessory storage structures that are less than 120 square feet in size are included in the maximum square feet of accessory structures allowed, but are not limited in the maximum number of buildings allowed. While accessory structures may not be taller than 15’ in the front yard and 35’ in the side or rear yard areas, the maximum height of a non-agricultural structure is one story when the property is located in a Shoreland District. These structures may not include a kitchen or full bathroom. Additionally, they cannot be rented, leased or sold separately from the rental, lease or sale of the principal structure. Uses Permitted All communities surveyed allow single family residences as an outright permitted use. With the exception of Lake Elmo, all communities allow for agriculture, though many differentiate between rural and (sub)urban operations. Many of the townships further identify forest, wildlife preserves/reserves, as well as horse riding facilities are a part of permitted uses. Accessory Accessory uses are not permitted without a permitted, principal use; these uses are customarily accessory, clearly incidental and subordinate to permitted uses and structures. All communities surveyed indicate attached and detached accessory structures are permitted accessory uses. Additionally, some communities further indicate private pools, tennis courts and boat docks are other permitted accessory uses. Indoor, enclosed storage and storage of personal recreation equipment was also listed in half of the communities. Certificate of Compliance These administratively-approved uses vary by community. While they are predominantly used in townships, the City of Bayport also allows for some of these uses. The list includes: accessory apartments and guest houses; churches and schools; exterior storage, including recreational vehicles; home occupations; horse training facilities; plant nurseries; private kennels; and seasonal agriculture business and produce stands. Interim Stillwater and May Township appear to be the only jurisdictions to use interim use permits, permits approved by the governing body and allowed for a limited duration of time. Stillwater Township allowed for commercial kennels on these properties whereas May Township allows: agri-entertainment (i.e. corn mazes, hay rides and “pick your own”), private and commercial kennels, recreational trailers and mobile homes, and small businesses. Conditional Conditional Use Permits run with the land. These are often viewed as a higher intensity use, not normally associated with a residential property. Every community outlines some conditional uses which can range from public utilities and essential services to livestock operations and land reclamation. Conditional uses not already listed in one of the aforementioned use categories included the following: bed and breakfasts; cemeteries; ceremony facilities; domestic farm animals and stables; institutional and retirement housing; lodging (maximum of two); greenhouses and wholesale nurseries; and studios for arts & crafts Given the nature of this developed residential neighborhood, some conditional uses were omitted - such as those pertaining to livestock operations, service based social establishments (clubs/lodges and public swimming pools), and those requiring large amounts of land (golf courses). Stillwater Use Table and City-Wide Uses Home Occupations Schools Parks, Playgrounds, and other open space areas Short Term Home Rentals Commercial Uses Not Found Objectionable by Neighbors Senior Care Living Facilities Agricultural Uses Produce Sales Commercial Greenhouse Fur Farming Riding stables PLANNING REPORT TO: Planning Commission CASE NO.: HPC 2019-03 REPORT DATE: July 19, 2019 MEETING DATE: July 24, 2019 APPLICANT: N/A LANDOWNER: Reid and Julie Miller REQUEST: Consideration of a recommendation regarding the designation of 615 Broadway Street South as a local heritage preservation site LOCATION: 615 Broadway Street South ZONING: RA, Single-Family Residential REPORT BY: Abbi Jo Wittman, City Planner REVIEWED BY: Bill Turnblad, Community Development Director INTRODUCTION On March 2, 2019 the Heritage Preservation Commission (HPC) considered a request from Reid and Julie Miller for the demolition of their residential structure located at 615 Broadway Street South. The HPC denied the demolition permit on the basis there was a feasible alternative to demolition of this historic resource. On April 16, 2019 the City Council upheld the HPC’s decision and ordered the preparation of a Designation Study (Study). A Heritage Preservation Commission public hearing has been scheduled to consider designating the structure as a local heritage preservation site. City 615 Broadway St. South, Photo Credit: Google Images (August, 2018) HPC Case no. 2019-03 Page 2 Code Section 21-7, Subd. 4(3) indicates the Planning Commission (PC) must make a recommendation to the Heritage Preservation Commission to approve, reject, or to modify the proposed designation. The PC is asked to analyze the relationship of the proposed heritage preservation designation to the comprehensive plan, the effect of the proposed designation upon the surrounding neighborhood and any other planning considerations which may be relevant to the proposed designation. SPECIFIC REQUEST Consideration of a recommendation regarding the designation of 615 Broadway Street South as a local heritage preservation site. ANALYSIS Comprehensive Plan The adopted 2030 Comprehensive Plan identifies the goal to “safeguard the heritage of the city by preserving historic properties which reflect Stillwater’s cultural, social, economic, political, visual, aesthetic or architectural history”. Specific objectives, policies and programs of the Historic Resources and Housing chapters include: Objectives:  Encourage compatible remodeling, restoration, and/or reuse of historic buildings, including homes.  Determine which historic properties, identified by historic preservation surveys, are eligible for National Register of Historic Places designation or local designation.  Consider developing preservation and restoration regulations.  Adopt housing/historic preservation regulations and performance standards to maintain the city’s existing housing stock. Policies:  Continue conducting historic preservation surveys based on historic contexts to identify and evaluate the significance of all historic properties within the city limits.  Maintain the city housing stock in good condition. Programs:  The City shall locally designate those properties worthy of historic preservation. Since the adoption of the 2030 Comprehensive Plan, the City has adopted an updated demolition review ordinance (a preservation regulation tool) to help locally designate properties worthy of historic preservation. While the City has reviewed requests for demolition of structures 50 years old or greater since the mid-1990s, the existing ordinance requires the review of demolition requests for structures built prior to 1946, the ending of the era of the City’s periods of [historical] significance. This property was surveyed as part of the 1996 Stillwater South Hill Historic Preservation Planning Area survey. At that time it was determined the house was not eligible for listing on the National Register of Historic Places though it did fit into the Development of Residential HPC Case no. 2019-03 Page 3 Neighborhoods in Stillwater, 1850s-1940s local historic context. This preliminary, reconnaissance-level survey was intended to cover a large neighborhood area. Though one area of the survey area contained a high concentration of homes and was identified as a potential historic district, this home was not in that area. Those findings, however, do not imply the structure was/is not locally eligible for consideration. When a Comprehensive Plan is updated and adopted, the City is required to update its Zoning Code, ordinances and other community policies to reflect the Comprehensive Plan goals. The City has adopted new preservation objectives and programs to help preserve and protect historic resources. The City has created a policy to hire an independent third party to assess the structure’s significance in relationship to the City’s adopted designation criteria. The attached Study notes the Nels Hanson House was constructed during the Development of Residential Neighborhoods Historic Context period but that the property is not eligible to be listed under any of the City’s applicable historic criteria identified in City Code Section 22-7, Subd. 4(2). The 106 Group’s recommendation indicates “[b]ecause the Nels Hanson House does not meet any of the local Heritage Preservation Site criteria as an individual property, it is not recommended for individual designation as a heritage preservation site”. Neighborhood Effect The loss of homes in the Stillwater [Neighborhood] Conservation District (NCD) can have a negative impact on the overall character of a neighborhood. Impact to a neighborhood can include the physical characteristics well as economic considerations, such as impact to affordable housing. To address concerns for physical characteristic changes, the City has created guidelines for new residential construction in the NCD. If the structure’s demolition is approved, the new home will need to comply with the NCD guidelines for new home construction. Though new construction is intended to not contrast with historic resources, loss of historic resources will affect the overall historical fabric of the neighborhood. Economic considerations, however, cannot be addressed as easily. The 1996 inventory record notes the property was in good condition and had good integrity. The property owner’s submitted home inspection report indicates the structure does have evidence of deferred maintenance. Maintenance items included evidence of water intrusion from poorly installed siding, flashing and trim; incomplete roof flashings; rotted deck boards; deteriorated window glazing putty; and minor foundation cracks. All items are noted as repairable. The only item of “safety or significant defect” was is the garage auto reverse sensor not working. The Washington County Assessor’s office has indicated the structure as having normal condition and a (combined) 2018 valuation of $508,300 ($335,000 land value and $173,300 dwelling value). This was a 3% valuation increase in the last year and a 25% valuation increase in the last five years. The home and its site are not considered affordable. However, the home’s current value is less than if a new home was placed on the site. Significant valuation changes of property can have a domino effect on the valuation of other homes in the area. That said, historic preservation and the listing of a structure on a local or on the National Register, too, can increase the overall valuation of the property and surrounding areas. Other Planning Considerations HPC Case no. 2019-03 Page 4 No other planning considerations have been identified. POSSIBLE ACTIONS A. Recommend approval of the designation of the structure at 615 Broadway Street South as a local heritage preservation site. B. Recommend modification of approval of the designation of the structure at 615 Broadway Street South as a local heritage preservation site. C. Recommend denial of the designation of the structure at 615 Broadway Street South as a local heritage preservation site. FINDINGS AND RECOMMENDATION Though not required by City Code, the City’s Demolition Designation Study pre-approval process requires consulting firms and all agencies meet the Secretary of the Interior’s Professional Qualifications Standards (as published in the Federal Register of September 29, 1983). Erin Que, 106 Group Architectural Historian, meets these qualifications. While much of the existing residence is not historic, the front 25’ of the structure remains relatively unchanged, Miss Que’s independent and impartial analysis has determined the site to not be eligible for local listing despite the known vertical plank construction type, “typical of originally company-built mining towns, lumber camps, tenant or workers cottages on farms, and summer resort communities that were popular around the turn of the last century”1. While staff and some members of the HPC and Council maintain the front portion of the home has local significance, if only as it retains similar character and that it sits in the exact location as it did when it was originally constructed, the City’s Heritage Preservation ordinance mirrors national standards. These standards require a greater level of uniqueness, character, interest, etc. As such, factors such as longevity (or other locally-determined values, priorities and goals) cannot be the sole basis for designation. The process for review of the demolition and the subsequent designation proceedings is in line with the City’s 2030 Comprehensive Plan’s identified historic preservation objectives, policies, and programs. However, the demolition of the structure is in conflict with the housing policies to maintain existing housing, including the preservation of homes in good condition. As the preservation regulations pertaining to designation criteria have not been updated to reflect changing local values, designation of this structure would be in conflict with adopted City Code regulations, ordinances and community policies. Therefore, staff would recommend the Planning Commission recommend to the HPC denial of the designation for the Nels Hanson House, located at 615 Broadway Street South. Attachments: Stillwater HPC Historic Site Designation Registration Form cc: Reid and Julie Miller John Kirk, Rehkamp Larson Architects 1 http://www.oldhouseweb.com/how-to-advice/boxhouse-plank-construction.shtml Stillwater Heritage Preservation Commission Historic Site Designation Registration Form 1. Name of Property Historic Name _________________________________________________________________________ Other Names __________________________________________________________________________ SHPO No. _____________________ 2. Location Street Address _________________________________________________________________________ City __________________________ State __________ County __________ Zip Code ____________ 3. Heritage Preservation Commission Certification The Stillwater Heritage Preservation Commission determined that this site is eligible for designation as a Heritage Preservation Site. Chair Date 4. City Council Certification The City Council approved designation of this site as a Heritage Preservation Site. Mayor Date 5. Classification Ownership of Property: ___ Private ___Public-local ___Public-State ___ Public-Federal Number of Resources within Property ______________________________ 6. Function or Use Historic Functions ___________________________________________ Current Functions ___________________________________________ 7. Description Architectural Style __________________________________ Materials foundation _____________________________________ walls _________________________________________ roof __________________________________________ other _________________________________________ Integrity __________________________________ Narrative Description Describe the property on one or more continuation sheets. Name of Property________________________________________ 8. Statement of Significance Applicable Historic Criteria ___ 1. Its character, interest or value as part of the development, heritage, or cultural characteristics of the City of Stillwater, State of Minnesota, or the United States.___ 2. Its location as a site of a significant historic event.___ 3. Its identification with a person or persons who significantly contributed to the culture and development of the City of Stillwater. ___ 4. Its embodiment of distinguishing characteristics of an architectural style, period, form or treatment.___ 5. Its identification as work of an architectural or master builder whose individual work has influenced the development of the City of Stillwater.___ 6. Its embodiment of elements of architectural design, detail, materials, or craftsmanship which represent a significant architectural innovation. ___ 7. Its unique location, scale or other physical characteristic representing an established and familiar visual feature of a neighborhood, a district, the community, or the City of Stillwater. Applicable Historic Contexts ___ I. Precontact Period Native American Cultural Traditions___ II. Native Americams, european contact, Initial Setlement___ III. St. Croix Triangle Lumbering___ IV. Town Planning and Development___ V. St. Croix River, Railroads, and Overland Transportation___ VI. Late Nineteenth Century Agricultural Development___ VII. Late Nineteenth and Early Twentieth Century Industrial Development___ VIII. Development of Downtown Stillwater___ IX. Development of Residential Neighborhoods___ X . Development of Stillwater City, Washington County, and State Government Date of Construction ____________________________________________________________ Significant Dates ________________________________________________________________ Significant Persons _______________________________________________________________ Architect/ Builder _______________________________________________________________ Previous Documentation: Currently listed on National Register ___ Previous Surveys ___ Narrative Statement of Significance Explain the significance of the property on one or more continuation sheets. Name of Property________________________________________ Name of Property________________________________________ 9. Bibliography Use one or more continuation sheets as needed. 10. Geographical Data Acreage of Property ________________ Property Identification Number _______________________ UTM References ___ ___________ _____________ ___ ___________ _____________ Form Prepared By Name ________________________________________________________________________________ Organization ___________________________________________ Date _________________________ Address _____________________________________________ Telephone _______________________ City __________________________________________ State __________ Zip Code _____________ Additional Documentation Maps A USGS or city map indicating the property’s location.A sketch map for properties having large acreage or numerous resources. PhotographsRepresentative photographs of the property. Property Owner Name ________________________________________________________________________________ Address _____________________________________________ Telephone _______________________ City __________________________________________ State __________ Zip Code _____________ Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 1 Narrative Description This one-and-a-half-story house with a partially exposed basement is located on the northeast side of Broadway Street South in the South Hill neighborhood of Stillwater (Map 1). The block on which this house is located is sited on top of a steep bluff that runs parallel to the St. Croix River to the northeast. A limestone retaining wall borders the front yard and features two concrete steps in the center to access the concrete sidewalk that runs to the front door (Figures 1 and 2). A concrete driveway is located along the northwest elevation of the house and slopes downward to the rear of the lot. The rear of the property was not accessible during field survey in May 2019; however, recent photos of the rear elevation were provided by the City of Stillwater (Heritage Preservation Commission [HPC] Staff Report: Case No. 2019-03, Prepared by Abbi Jo Wittman, City Planner, City of Stillwater, March 20, 2019). The house rests on a limestone foundation, is clad in vinyl siding, and has a front gable roof that is covered with asphalt shingles. It is oriented southwest-northeast, due to the orientation of Broadway Street South. The house was built in 1880 and originally was rectangular in plan. It exhibits characteristics of the nineteenth century vernacular architectural style found in Stillwater (Stillwater HPC 2013:12; Washington County 2019). Buildings of this era were typically clad in wood (Stillwater HPC 2013:4). On the southwest-facing façade, there is a one-story, full-width, enclosed porch that exhibits some characteristics of the Colonial Revival style (Figure 3). The porch features painted, square, wood columns; is clad in painted wood paneling beneath the windows; and has dentils beneath the eaves. The porch has a hipped roof that is covered with asphalt shingles. The primary entranceway is located at the southeast end of the porch. The windows on the second story of the house feature inoperable wood shutters. A third-story, square-shaped tower is centrally located on the northwest roof slope. Towers are not considered a character-defining feature of the nineteenth century vernacular architectural style in Stillwater. Towers were commonly built on high-style Stillwater homes (i.e. Queen Anne, Second Empire) during this time period, especially on homes with views over the St. Croix River Valley (Stillwater HPC 2013). The house has undergone several additions since it was constructed in 1880 (Washington County 2019). A one-story, full-width addition was built on the rear (northeast) elevation of the house in 1987 (City of Stillwater 1987). A one-story, bay window addition was built on the southeast elevation in 1996 (City of Stillwater 1996). A one-story, partial-width addition was built on the northeast elevation of the 1987 addition in 2010 (City of Stillwater 2010). The southeast elevation of the house has a partially exposed basement and multiple additions (Figures 4 and 5). The first story features a 1996 one-story, bay window addition in the southwest half (City of Stillwater 1996). This addition rests on a poured concrete foundation, is clad in vinyl siding, and has a hipped roof that is covered with asphalt shingles. To the northeast of the bay window addition, there is an attached pergola that is comprised of wood posts with wood latticework affixed to the top of the posts, and a gable roof that is covered with asphalt shingles. The construction date of the pergola is not known and could not be discerned from aerial photographs. A secondary entranceway beneath the pergola provides access to an above-ground hot tub. A tall, one-story, gable roof addition is located on the rear (northeast) of the house and projects beyond the original footprint of the house; it was built in 1987 (City of Stillwater 1987). This 1987 addition is clad in vinyl siding and has a front gable roof that is covered Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 2 with asphalt shingles. An exterior, concrete block chimney is located near the south corner of the original house, and is attached to the southwest wall of the rear addition; it was built between 2013-2015 (Google 2013; Microsoft 2015). A wood deck wraps around the southwest and southeast elevations of the addition and connects to a larger deck on the rear of the house. The construction date of the deck is not known, but may have been built in conjunction with the 1987 addition. Multiple additions are also located on the northeast elevation (Figure 6). The 1987 addition spans the full width of the northeast elevation. The wood deck is attached to the southeast half of the 1987 addition and is accessed by wood steps. A half-width addition was constructed in 2010 on the northwest half of the 1987 addition (City of Stillwater 2010). It is comprised of a fully exposed basement that contains a garage stall, and a tall, one-story screened porch above. The basement level is clad in vinyl siding. The screened porch has a wood frame with wood trusses that extend across the full width of the northeast elevation, creating a pergola over the wood deck. The porch walls are comprised of two-part aluminum screens. The openings in the outward-facing trusses are filled with glass. The porch has a shed roof that is covered with asphalt shingles. On the northwest elevation, the basement is partially exposed in the southwest half and fully exposed in the northeast half (Figure 7). Multiple additions are located on the northwest elevation, which is comprised of, from southwest to northeast, the two-story original house with a third-story tower projection at the northeast end, the 1987 rear addition, and the 2010 rear addition. The roofline on the original house was slightly altered in the 1990s to accommodate a second-story window, near the center (Presentation by Reid and Julie Miller, owners, to the Stillwater City Council, April 16, 2019). The first- and second-story windows have inoperable wood shutters. The tower features a pyramid roof that is covered with asphalt shingles. According to City records, part of the siding on the tower is damaged and has been covered with plywood with decorative metal filigree and glass (HPC Staff Report: Case No. 2019-03, Prepared by Abbi Jo Wittman, City Planner, City of Stillwater, March 20, 2019). The northwest elevation of the 1987 addition consists of a fully exposed basement that contains a two-stall garage, and a first story addition to the house with a bay window and screened porch. The 2010 addition consists of a third garage stall on the basement level and an addition to the screened porch on the first story. The northwest elevation of the porch features a wood frame with two-part aluminum screens and a wood railing. Fenestration on the southwest-facing façade of the front porch, from northwest to southeast, consists of four one-over-one, double-hung, aluminum windows with fixed, one-over-one, screen windows; and a single-leaf metal storm door at the southeast end that is flanked by narrow, one-over-one, double-hung, aluminum windows with fixed, one-over-one, screen windows. Fenestration on the first story of the southwest-facing façade of the house, from northwest to southeast, consists of a six-over-six, double-hung wood window and a single-leaf wood door with four lights. Fenestration on the second story of the southwest-facing façade consists of two replacement, one-over-one, double-hung, wood windows that are slightly smaller than the original windows (Presentation by Reid and Julie Miller, owners, to the Stillwater City Council, April 16, 2019). Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 3 Fenestration on the southeast elevation of the front porch consists of three one-over-one, double-hung, aluminum windows with fixed, one-over -one, screen windows. Fenestration on the basement level of the house consists of a sliding vinyl window. Fenestration on the first story of the southeast elevation, from southwest to northeast, consists of a fixed, vinyl, octagonal window with faux wood dividers; a single- leaf door of an unknown material; and a vinyl picture window. Fenestration on the 1996 bay window addition consists of two one-over-one, double-hung, vinyl windows with faux dividers; paired wide one- over-one, double-hung, vinyl windows with faux dividers; and two one-over-one, double-hung, vinyl windows with faux dividers. Fenestration on the first story of the southwest elevation of the 1987 rear addition consists of a fixed, vinyl window with faux dividers. Fenestration on the first story of the southeast elevation of the rear addition consists of two vinyl picture windows. Fenestration on the second story of the southeast elevation consists of a fixed, vinyl, octagonal window; and two vinyl casement windows with faux dividers. Fenestration on the basement level of the northeast elevation consists of a vinyl window with faux dividers. The type of window operation could not be determined in the field. Fenestration on the first story of the northeast elevation, from southeast to northeast, consists of a tall, fixed, vinyl window with faux dividers; a large, sliding vinyl window; a porch access door of an unknown operation and material; and a tall, fixed, vinyl window with faux dividers. There is no visible fenestration on the second story of the northeast elevation. Fenestration on the basement level of the northwest elevation of the original house consists of three vinyl sliding windows. Fenestration on the basement level of the northwest elevation of the 1987 addition consists of two single-stall, steel, overhead garage doors. Fenestration on the basement level of the northwest elevation of the 2010 addition consists of a single-stall, steel, overhead garage door. Fenestration on the northwest elevation of the front porch consists of three one-over-one, double-hung, aluminum windows with fixed, one-over-one, screen windows. Fenestration on the first story of the original house, from southwest to northeast, consists of three one-over-one, double-hung, vinyl windows with faux dividers; and one vinyl casement window with faux dividers. Fenestration on the first story of the 1987 addition consists of three vinyl casement windows with faux dividers. There is no fenestration on the 2010 addition. Fenestration on the second story of the original house consists of a one-over-one, double-hung, vinyl window with faux dividers; and two vinyl casement windows with faux dividers. Fenestration on the third story of the tower projection consists of one vinyl casement window with faux dividers. The third story of the tower on the northwest elevation features a vinyl casement window with faux dividers on the southwest elevation; a vinyl awning window with faux dividers on the southeast elevation; two vinyl casement windows with faux dividers on the northeast elevation, and a vinyl casement window with faux dividers on the northwest elevation. Integrity The house retains excellent integrity of location as it remains in its original location in the South Hill neighborhood. The house also retains excellent integrity of setting as it remains surrounded by the Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 4 original houses that predate its construction, and is sited overlooking the St. Croix River valley (Washington County 2019). The integrity of design, materials, and workmanship have been compromised by several alterations and additions over time, including replacement siding in 1987 that is not in-kind; alterations to slightly reduce the size of the front, second-story windows in the 1990s; replacement windows throughout and new octagonal windows on the southeast elevation in the 1990s; the enclosure of the front porch in the 1990s; the bay window addition on the southeast elevation in 1996; the rear additions in 1987 and 2010; and the replacement and relocation of the original chimney in 2013-2015 (City of Stillwater 1987a; City of Stillwater 1987b; City of Stillwater 1996; City of Stillwater 1910; Google 2013; Microsoft 2015; Presentation by Reid and Julie Miller, owners, to the Stillwater City Council, April 16, 2019). The house retains fair integrity of feeling and association as many of its nineteenth century characteristics have been obscured by alterations. Overall, the house retains poor integrity due to the significant alterations. Narrative Statement of Significance History South Hill Neighborhood This property was platted in 1848 as part of the Original Town of Stillwater, although the neighborhood was not settled immediately. The South Hill neighborhood is bounded by Myrtle Street to the north, Main Street to the east, Willard Street to the south, and Sixth Street South to the west. The oldest houses in the neighborhood are located in the north end (Roberts 1996:1, 25). Broadway Street South was not included on the 1884 Sanborn Fire Insurance Maps; however, numerous houses were already built by this time in the South Hill neighborhood. In fact, 26 properties in this neighborhood were built by 1870, an additional 27 were built by 1875, and 11 were built by 1879 (Roberts 1996:23). The landscape and architectural design of the South Hill neighborhood reflects the picturesque aesthetic that became popular in the 1870s and 1880s (Roberts 1996:30). This area was generally settled by businessmen who worked at the south end of Stillwater as well as professionals, government employees, elected officials, and local tradesmen (Roberts 1996:30-33). Residences in the South Hill neighborhood exhibit a variety of popular styles from the 1880s, including Italianate, French Second Empire, and Queen Anne (Roberts 1996:40). This property is an example of the nineteenth century vernacular architecture of Stillwater. Vernacular houses built from 1845-1910 featured the following characteristics: one-and-a-half-story height; gabled roofs with wood shingles; rectangular plans with porches are later additions to increase living space; minimal ornament, two-over-two, double- hung windows, vertically proportioned; and a central chimney (Stillwater HPC 2013:7, 12). Some houses in the South Hill neighborhood also features limestone retaining walls and limestone foundations, as in this house at 615 Broadway Street South (Roberts 1996:40). After 1910, concrete block became more commonly used for foundations and retaining walls. Most of the early homes in this area were built with wood frames and siding. Wood shingles were also commonly used on roofs prior to 1900, before transitioning to asphalt or asbestos shingles (Stillwater HPC 2013:4). Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 5 Property History No original building permits for this property were on file at the City of Stillwater. Tract records on file at the Washington County Courthouse indicate that the land on which this house is sited was deeded to Nels Hanson in 1879 (Washington County Courthouse n.d.). According to Washington County records, the house was built in 1880 (Washington County 2019). The original architect or builder is not known. The property is first depicted on a Sanborn Fire Insurance Map in 1898. It included a two-story, wood frame dwelling with a shingle roof, an open one-story porch on the southwest-facing façade, and a one-story, rectangular wing at the rear that extended slightly beyond the two-story portion of the house. A one-and- a-half-story carriage house was located to the northeast of the house (Sanborn Map Company 1898). By 1910, the rear one-story wing was replaced with a square-shaped addition, slightly shorter than the width of the two-story portion, and it had an open one-story porch on the southeast elevation of the wing. Additionally, a one-story outbuilding was built to the southeast of the house (Sanborn Map Company 1910). In 1920, a building permit was issued for new shingles and general repairs (City of Stillwater 1920). The one-story outbuilding was removed by 1924 (Sanborn Map Company 1924). The carriage house was removed between 1949 and 1966 (NETR 1949; NETR 1966). The porch and part of the house were re-roofed in 1972 (City of Stillwater 1972). In 1981, a 12-foot by 21-foot deck was constructed on the rear of the house (City of Stillwater 1981). This deck is likely no longer extant due to later changes to the rear of the house. In 1987, a 24-foot by 24-foot garage and a second-story addition were constructed; this likely refers to the rear addition that is comprised of a basement-level garage and first-story addition (City of Stillwater 1987a). It may also include the construction of the tower projection, but this element is not described on available building permits. The previous square-shaped addition at the rear of the house was likely removed prior to the construction of the 1987 addition as the footprints do not match. Also in 1987, the house was re-sided with vinyl siding (City of Stillwater 1987b). According to the property owner, there were several changes to the house in the 1990s. On the southwest-facing façade, the porch was fully enclosed, the porch roof was altered, and the second-story windows were replaced and resized from the original fenestration. The roofline on the northwest elevation was altered to accommodate a second-story window in the southwest half. The octagonal windows on the southeast elevation were also installed during this period (Presentation by Reid and Julie Miller, owners, to the Stillwater City Council, April 16, 2019). The one-story, bay window addition on the southeast elevation was built in 1996, possibly in conjunction with the other changes in the 1990s (City of Stillwater 1996). In 2010, an 8-foot by 12-foot garage addition with a screened porch above was constructed on the rear of the house, as an addition to the 1987 addition. This 2010 addition included a third garage stall and extension of the existing screened porch above the second garage stall, built in 1987 (City of Stillwater 2010). As of 2013, the house’s chimney was brick and located on the ridgeline; this was likely the original chimney. It was replaced by a concrete block chimney located near the south corner of the original house between 2013-2015 (Google 2013; Microsoft 2015). In 2015, the roof shingles were replaced (City of Stillwater 2015). Due to dense tree cover, historical aerial photographs do not provide additional detail about the construction date of the tower on the northwest elevation or the pergola on the southeast elevation. Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 6 Occupant History Nels Hanson lived on Broadway Street South since at least 1880 along with his wife, (Eva) Christeen, and their children, Louis (Edward), Mary, Ida, and Albert (U.S. Census Bureau 1880). Hanson was first listed at 615 Broadway Street South in the 1887 city directory (Barrett 1887:129). Hanson owned a meat market (Hanson & Co., later Hanson Meat Co.) at 234 Main Street South and later 306 Main Street South and 210 Main Street South, all of which appear to remain extant (Barrett 1887:129; Davison and Moore 1882:203; R.L. Polk & Co. 1904:124). The house was presumably built for Hanson, based on tract records at the Washington County Courthouse; however, original building permits are not on file at the City of Stillwater. Hanson moved to Stillwater in 1865 and opened his meat market in 1875. As of 1882, four individuals are listed in the city directory as employees of Hanson & Co. Hanson Meat Co. was one of five meat markets in Stillwater as of 1882, along with Kirchof & Weisel (later Fulton Meat Market), O’Neal Bros., Severance & Stone, and Isaac Staples (Davison and Moore 1882:203). Both Hanson and Staples independently owned several commercial blocks in Downtown Stillwater. Staples had arrived in the St. Croix River Valley in 1853 and organized a lumber company the following year, which became very successful. Staples’ meat market was open in Stillwater by 1871. The oldest butcher in Stillwater was John Illingworth, who began his career in 1855 (Neill 1881:579; The Saint Paul Globe, 28 June 1898:3; The Saint Paul Globe, 14 October 1898:8). By 1890, Hanson lived next door at 609 Broadway Street South. Martin M. Eldred, Benjamin S. Miller, and Elizabeth Miller (a dressmaker) were listed as residents at 615 Broadway Street South, which suggests that the property was occupied by boarders (R.L. Polk & Co. 1890:107, 131, 191). In 1892, John B. Hardy, a collector for F.J.R. Aiple resided at this address (R.L. Polk & Co. 1892:142). In 1894, Christian C. Behrens, a bookkeeper for F.J.R. Aiple resided at this address (R.L. Polk & Co. 1894:53). In 1896, Albert Bussiere, a bookkeeper for J.J. Eichten resided at this address, and Alma Ponath was a domestic servant for this address (R.L. Polk & Co. 1896:69, 211). According to the 1898 and 1900 city directories, Oscar A. Darbush (or A. Oscar Garbucsh), a clerk at Stillwater Hardware Co., resided at this address (R.L. Polk & Co. 1898:97; R.L. Polk & Co. 1900:113). However, the 1900 census indicates that John Corrigan, a foreman in a shoe shop, lived at the address with his wife, Sarah, their son, Charles, and Mary Luken, a domestic servant (U.S. Census Bureau 1900). By 1902, Louis E. Hanson (son of Nels Hanson) resided at this address and was a cutter at his father’s meat market (R.L. Polk & Co. 1902:125). By 1910, Louis was associated with his parents’ house at 609 Broadway Street South and Elmer, Mary, and Dorothy Reese rented 615 Broadway Street South (R.L. Polk & Co. 1910:112; U.S. Census Bureau 1910). In 1912, Frank F. Johnson, a travel agent, resided at this address (R.L. Polk & Co. 1912:110). Johnson rented this house until at least 1920, along with his wife, Mary, and their daughters, Mary and Jeanette (U.S. Census Bureau 1920). Louis (Edward) Hanson was the owner at the time, according to a historical building permit (City of Stillwater 1920). By 1927, Louis’ son, Howard, resided at the address and worked as a bookkeeper for Hanson Meat Co. (R.L. Polk & Co. 1927:65). Howard lived there with his wife, Margaret, and their children, Howard and Mary (U.S. Census Bureau 1930). Howard remained at 615 Broadway Street South into the 1940s, but by 1945, he was associated with 609 Broadway Street South. Earl Jones, an optometrist, resided at 615 Broadway Street South with his wife, Helen (R.L. Polk & Co. 1945:52, 62, 146). In 1948, George A. Sorenson lived at this address with his wife, Clara; George was employed at Grand Café and later the state prison in Bayport (R.L. Polk & Co. 1948:110, 147; R.L. Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 7 Polk & Co. 1951:112; R.L. Polk & Co. 1954:108). Sorenson remained at this address through 1977 (City of Stillwater 1972; R.L. Polk & Co. 1977:38). In 1978, Terrence (Terry) and Sally Zoller resided at this address (R.L. Polk & Co. 1978:285). Sally worked as an appraiser for the County Assessor and Terry worked for the Minnesota Department of Transportation (R.L. Polk & Co. 1980:311; R.L. Polk & Co. 1985:325). The Zollers remained the owners until December 2018 when the home was purchased by Julie and Reid Miller (Edina Realty Title Inc. 2018). A “Stillwater Historic Homes Tour” brochure suggests that this house was built in 1870 and that Bing Crosby’s mother was born here; however, a biography about Bing Crosby indicates that his mother, Catherine Harrigan, was born in a boarding room above an old creamery, and lived in a large boardinghouse on Main Street in Stillwater and a house on Second Street before leaving the area (Giddins 2001; Rivertown Restoration 1984). Therefore, it appears that any association with Catherine Harrigan is incorrect. Significance This property was previously surveyed as part of an intensive National Register survey of the South Hill Stillwater Residential Area, which recommended a potential historic district in the west side of the South Hill neighborhood. Due to this property’s location in the east side of the South Hill neighborhood, it was not identified as potentially contributing to this potential historic district (Roberts 1996). Additionally, during this intensive National Register survey, this house was recommended not preliminarily eligible for listing in the NRHP (Zahn and Roberts 1996). This property was evaluated for local significance within the following historic context: “Development of Residential Neighborhoods in Stillwater, 1850-1940; Historical Context of the South Hill, 1850s-1940s” (Roberts 1996). According to Stillwater City Code, Section 22-7, Subd. 4, this property was evaluated for local significance under the following Heritage Preservation Site criteria: 1. Its character, interest or value as part of the development, heritage, or cultural characteristics of the City of Stillwater, State of Minnesota, or the United States. This property does not stand out within the history or development of Stillwater, the South Hill neighborhood, Minnesota, or the United States. Residential development began in Stillwater in the 1850s and approximately 50 residences were built in the South Hill neighborhood prior to the construction of this property in 1880. The house directly southeast at 623 Broadway Street South was built in 1875, the house directly northwest at 609 Broadway Street South was built in 1876, a house across the street and to the southwest at 604 Broadway Street South was built in 1875, and two other properties on this block of Broadway Street South between Locust Street East and Walnut Street East were built in 1870 at 603 and 620 Broadway Street South (Washington County 2019). It is also not a distinctive example of architecture within the South Hill neighborhood, which is known to exhibit a variety of popular architectural styles from the 1880s including Italianate, French Second Empire, and Queen Anne. Therefore, this property is not eligible under Criterion #1. Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 8 2. Its location as a site of a significant historic event. According to local histories, this property is not known to have been the site of a significant historic event. Therefore, this property is not eligible under Criterion #2. 3. Its identification with a person or persons who significantly contributed to the culture and development of the City of Stillwater. The earliest known owner was Nels Hanson, a butcher and owner of Hanson Meat Co., who resided at this house in 1880 and remained for about 10 years before moving into the property next door at 609 Broadway Street South. Hanson was one of several meat market proprietors and commercial block owners in Stillwater in the 1880s and 1890s. However, his contributions within the commercial history and development of Stillwater do not appear to have gone above and beyond the contributions of other similar businessmen in Stillwater at the same time. The house was a rental property from 1890 to 1902, at which point Hanson’s son Louis resided here, who also worked at Hanson Meat Co. By 1910, Louis moved to the property next door at 609 Broadway Street South. It was again a rental property 1927 when Louis’ son Howard resided here. By 1945, Howard moved to the property next door at 609 Broadway Street South. George A. Sorenson resided here from 1948-1977, followed by Terence and Sally Zoller from 1978-2018, and Julie and Reid Miller starting in 2018. Although some of the occupants had significant tenures at this property, none of these individuals are known to be significant within the history, culture, or development of the City of Stillwater. Therefore, this property is not eligible under Criterion #3. 4. Its embodiment of distinguishing characteristics of an architectural style, period, form or treatment. This property retains some characteristics of the nineteenth century vernacular house style in Stillwater including its one-and-a-half-story height, gabled roof, minimal ornament, and vertically proportioned windows. However, the property has lost several characteristics of this architectural style due to later additions and alterations, including the enclosure of the porch; replacement of the original wood siding and wood shingles not-in kind; the replacement of original windows not in-kind; obstruction of the rectangular plan due to additions to the rear and southeast elevations; and removal of the central chimney. Therefore, this property does not retain sufficient distinguishing characteristics of nineteenth century vernacular houses to be exemplary of the style. Although the porch exhibits some characteristics of the Colonial Revival style, the rest of the house does not and there is no physical or historical evidence to indicate that the house was originally designed in the Colonial Revival style. Therefore, this property is not eligible under Criterion #4. 5. Its identification as work of an architectural or master builder whose individual work has influenced the development of the City of Stillwater. The architect and builder of this property are not known. Therefore, this property is not an example of the work of a master and accordingly, this property is not eligible under Criterion #5. 6. Its embodiment of elements of architectural design, detail, materials, or craftsmanship which represent a significant architectural innovation. This property’s vernacular form by its nature does not exhibit significant elements of architectural design or detail, and therefore, it does not represent a significant architectural innovation. In addition, most of its Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 9 exterior materials have been replaced over time. The primary original materials that remain are the limestone foundation and the wood framing of the front porch. Therefore, this property does not represent significant use of materials or craftsmanship. Therefore, this property is not eligible under Criterion #6. 7. Its unique location, scale or other physical characteristic representing an established and familiar visual feature of a neighborhood, a district, the community, or the City of Stillwater. The scale of this property and its general physical characteristics do not stand out within the scale and physical characteristics of the South Hill neighborhood. However, this property does retain its original limestone foundation and features a limestone retaining wall parallel to the sidewalk and the driveway. These elements are indicative of older building stock and building element found in the South Hill neighborhood. Only this property and the property to the southeast at 623 Broadway Street South feature these walls. It is not known if the walls were removed elsewhere on the block; however, the existing topography suggests that such walls were not necessary in other nearby properties. There are other examples of limestone foundations and retaining walls in the South Hill neighborhood and they are considered more prominent attributes in the North Hill neighborhood, by comparison (Roberts 1995:46); Roberts 1996:40). As such, the limestone walls and foundation of this property do not represent a distinctive visual feature among the properties in the South Hill neighborhood or the City of Stillwater. Therefore, this property is not eligible under Criterion #7. Recommendation Because the Nels Hanson House does not meet any of the local Heritage Preservation Site criteria as an individual property, it is not recommended for individual designation as a heritage preservation site. Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 10 Bibliography Barrett, E.F. 1887 Stillwater City Directory. E.F.Barrett, Stillwater, Minnesota. City of Stillwater 1920 Building Permit #1782. On file at Stillwater Building Inspection, Stillwater, Minnesota. 1972 Building Permit #2452. On file at Stillwater Building Inspection, Stillwater, Minnesota. 1981 Building Permit #5494. On file at Stillwater Building Inspection, Stillwater, Minnesota. 1987a Building Permit #7753. On file at Stillwater Building Inspection, Stillwater, Minnesota. 1987b Building Permit #7885. On file at Stillwater Building Inspection, Stillwater, Minnesota. 1996 Building Permit #12169. On file at Stillwater Building Inspection, Stillwater, Minnesota. 2010 Building Permit #2010-00215. On file at Stillwater Building Inspection, Stillwater, Minnesota. 2015 Building Permit #2015-00187. On file at Stillwater Building Inspection, Stillwater, Minnesota. Davison, C. Wright, and Anson J. Moore 1882 Stillwater City Directory for 1882-83. Johnson, Smith & Harrison, Printers, Minneapolis, Minnesota. Edina Realty Title Inc. 2018 Warranty Deed e-CRV No. 907968. On file at Washington County Government Center, Stillwater, Minnesota. Giddins, Gary 2001 Bing Crosby: A Pocketful of Dreams. The Early Year 1903-1940. Electronic document, https://archive.nytimes.com/www.nytimes.com/books/first/g/giddins-crosby.html, accessed May 14, 2019. Google 2013 Street View. Electronic document, http://maps.google.com, accessed May 14, 2019. Microsoft 2015 Streetside View. Electronic document, https://www.bing.com/maps, accessed May 14, 2019. National Environmental Title Research, LLC [NETR] Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 11 1949 Historical Aerial Photograph, Washington County, Minnesota. Electronic document, http://historicaerials.com/, accessed May 14, 2019. 1966 Historical Aerial Photograph, Washington County, Minnesota. Electronic document, http://historicaerials.com/, accessed May 14, 2019. Neill, Edward D. 1881 History of Washington County and the St. Croix Valley. North Star Publishing Company, Minneapolis, Minnesota. R.L. Polk & Co. 1890 Stillwater City Directory 1890-91. R.L. Polk & Co., St. Paul, Minnesota. 1892 Stillwater City Directory 1892-93. R.L. Polk & Co., St. Paul, Minnesota. 1894 Stillwater City Directory 1894-95. R.L. Polk & Co., St. Paul, Minnesota. 1896 Stillwater City Directory 1896-97. R.L. Polk & Co., St. Paul, Minnesota. 1898 Stillwater City Directory 1898-99. R.L. Polk & Co., St. Paul, Minnesota. 1900 Stillwater City Directory 1900-01. R.L. Polk & Co., St. Paul, Minnesota. 1902 Stillwater City Directory 1902-03. R.L. Polk & Co., St. Paul, Minnesota. 1904 Stillwater City Directory 1904-05. R.L. Polk & Co., St. Paul, Minnesota. 1910 Stillwater City Directory 1910-11. R.L. Polk & Co., St. Paul, Minnesota. 1912 Stillwater City Directory 1912-1913. R.L. Polk & Co., St. Paul, Minnesota. 1927 Stillwater City Directory 1927-1928. R.L. Polk & Co., St. Paul, Minnesota. 1945 Stillwater (Washington County, Minn.) City Directory 1945. R.L. Polk & Co., St. Paul, Minnesota. 1948 Stillwater (Washington County, Minn.) City Directory 1948. R.L. Polk & Co., St. Paul, Minnesota. 1951 Stillwater (Washington County, Minn.) City Directory 1951. R.L. Polk & Co., St. Paul, Minnesota. Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 12 1954 Stillwater (Washington County, Minn.) City Directory 1954. R.L. Polk & Co., St. Paul, Minnesota. 1977 1977 Stillwater (Washington County, Minn.) City Directory. R.L. Polk & Co., Kansas City, Missouri. 1978 1978 Stillwater (Washington County, Minn.) City Directory. R.L. Polk & Co., Kansas City, Missouri. 1980 1980 Stillwater (Washington County, Minn.) City Directory. R.L. Polk & Co., Kansas City, Missouri. 1985 1985 Stillwater Minnesota City Directory. R.L. Polk & Co., Kansas City, Missouri. Rivertown Restoration 1984 “Stillwater Historic Homes Tour” brochure. On file at the Stillwater Public Library, Stillwater, Minnesota. Roberts, Norene 1995 North Hill (Original Town) Stillwater Residential Area, Stillwater, Washington County, Minnesota. Prepared for the City of Stillwater Heritage Preservation Commission. On file at the Minnesota State Historic Preservation Office, St. Paul, Minnesota. 1996 Final Survey Report for the South Hill Stillwater Residential Area, Stillwater, Washington County, Minnesota. Prepared for the City of Stillwater Heritage Preservation Commission. On file at the Minnesota State Historic Preservation Office, St. Paul, Minnesota. Saint Paul Globe, The [Saint Paul, Minnesota] 1898 “Isaac Staples Dead.” 28 June:3. St. Paul, Minnesota. 1903 “Stillwater.” 14 October:8. St. Paul, Minnesota. Sanborn Map Company 1898 Fire Insurance Map of Stillwater, Minnesota. Sanborn Map Company, New York, New York. 1910 Fire Insurance Map of Stillwater, Minnesota. Sanborn Map Company, New York, New York. 1924 Fire Insurance Map of Stillwater, Minnesota. Sanborn Map Company, New York, New York. Stillwater Heritage Preservation Commission [Stillwater HPC] 2013 Stillwater, Minnesota: Preserving Historic Neighborhoods. On file at the Minnesota State Historic Preservation Office, St. Paul, Minnesota. Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 13 U.S. Census Bureau 1880 U.S. Federal Census. Electronic document, http://www.ancestry.com, accessed May 3, 2019. 1900 U.S. Federal Census. Electronic document, http://www.ancestry.com, accessed May 3, 2019. 1910 U.S. Federal Census. Electronic document, http://www.ancestry.com, accessed May 3, 2019. 1920 U.S. Federal Census. Electronic document, http://www.ancestry.com, accessed May 3, 2019. 1930 U.S. Federal Census. Electronic document, http://www.ancestry.com, accessed May 3, 2019. 1940 U.S. Federal Census. Electronic document, http://www.ancestry.com, accessed May 3, 2019. Washington County 2019 Property Viewer. Electronic document, http://maps.co.washington.mn.us/propertyviewer/, accessed May 13, 2019. Washington County Courthouse n.d. Stillwater tract book. On file at the Washington County Courthouse, Stillwater, Minnesota. Zahn, Thomas R., and Norene Roberts 1996 City of Stillwater Architectural-History Inventory Form: WA-SWC-024. On file at the Minnesota State Historic Preservation Office, St. Paul, Minnesota. Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 14 Photographs Figure 1. House, Facing East-Northeast Figure 2. House, Facing East Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 15 Figure 3. House, Facing Northeast Figure 4. House, Facing Northeast Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 16 Figure 5. House, Southeast Elevation, Facing Northeast Figure 6. House, Northeast Elevation, Facing Southwest (HPC Staff Report: Case No. 2019-03, Prepared by Abbi Jo Wittman, City Planner, City of Stillwater, March 20, 2019) Nels Hanson House Historic Site Designation Form Continuation Sheet 106 Group | 17 Figure 7. House, Northwest Elevation, Facing East WA-SWC-024 Map 1 Nels Hanson House 615 Broadway Street South Stillwater, Minnesota E Walnut StE Walnut St E Locust StE Locust StBroadway S t SBroadway S t S ¬«36 Map Produced by 106 Group 5/14/2019Source: 106 Group; MnDOT; Washington County 0 30 Meters 0 80 Feet [1:1,500 Service Layer Credits: Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), MapmyIndia,© OpenStreetMap contributors, and the GIS User Community ^_ WA-SWC-024 Inventoried Property *Property boundary based on Washington County 2018 Parcel data