HomeMy WebLinkAbout2005-02-14 CPC Packet•
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THE BIRTHPLACE OF MINNESOTA
CITY OF STILLWATER
PLANNING COMMISSION
NOTICE OF MEETING
The City of Stillwater Planning Commission will meet on Monday, February 14, 2005, at
7 p m in the Council Chambers of Stillwater City Hall, 216 North Fourth Street
AGENDA
1 Case No V/04-93 A variance to the front yard setback (30 feet required, 0 feet
requested) and side yard setback (5 feet required, 3 feet requested) for the
construction of a carport and to the accessory building size regulations (120 square
feet allowed, 396 feet requested) for the construction of a covered deck located at
308 E Poplar Street in the RA, Single Family Residential District John Buettner,
applicant Continued from December 13, 2004 Meeting
2 Case No SUP/05-01 A special use permit for a Type III Home Occupation Permit
for a camera repair business out of residence located at 820 W Pine Street in the
RB, Two Family Residential District Carl Quist, applicant
3 Case No V/05-03 A variance to the street side setback (30 feet required, 17 5 & 22
feet requested) for the construction of an addition located at 1924 N 1st Street in the
RA, Single Family Residential District Pat Ebertz, applicant
4 Case No SUP/V/05-04 A variance to the parking regulations ( 17 spaces required,
0 spaces provided) and a special use permit for a restaurant (Cesare's) located at
610 North Main Street in the CBD, Central Business District Richard Lay, applicant
5 Case No SUP/V/05-05 A special use permit for drive through banking and a
variance to the sign ordinance (one sign allowed, three signs requested) for Lake
Elmo Bank located at 1903 South Greeley Street in the BP-C, Business Park
Commercial District MSP Commercial, Alex Young, applicant
6 Case No SUP/05-06 A special use permit for the construction of a 3-story, 34 feet
high, single family residence (2 living and a garage) located at 239 East Nelson
Street in the CBD, Central Business District 402 Main Street, LLC, applicant
Other Items
- Review of plans for Phase III Annexation and City expansion
CITY HALL 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE 651-430-8800
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CITY OF STILLWATER
PLANNING COMMISSION
January 10, 2005
Present Robert Gag, Chairman, Gregg Carlsen, Mike Dahlquist, David Junker, Dave
Middleton, David Peroceschi, Paul Teske, Jerry Turnquist and Darwin Wald
Others Community Development Director Steve Russell
Absent None
Mr Gag called the meeting to order at 7 p m and introduced new member Gregg Carlsen
Approval of minutes Mr Wald moved approval of the minutes of Dec 13, 2004, as submitted
Mr Turnquist seconded the motion, motion passed unanimously
Case No ZAT/04-02 A Zoning Text Amendment changing the duplex residential zoning distnct
regulations City of Stillwater, applicant
Mr Russell reviewed the three changes incorporating all buildings and uses permitted in the RA
Distnct into the RB Distnct, specifying that Bed and Breakfasts are an allowable use, with a
special use permit, in the RB distnct, and limiting the size of a garage to 800 square feet if there
is an accessory dwelling unit Mr Turnquist noted these changes had been discussed by the
Planning Commission on previous occasions
Mr Wald asked whether the Bed and Breakfast regulations are the same, Mr Russell responded
in the affirmative
Mr Middleton moved to recommend adoption of the Zoning Text Amendment Mr Wald
seconded the motion, motion passed unanimously
Case No SUB/V/04-90 A subdivision of a 17,250-square-foot lot into two lots of 8,625-square-
feet each with a vanance to the lot size requirements (10,000 square feet required, 8,625 feet
requested) at 1802 N Fourth St in the RA, Single Family Residential Distnct Scott Dunker,
applicant
This case was continued from the December meeting The applicant was not present
Speaker in opposition to the requested variance were Terry Scully, 1901 N Fourth, Jim
Middleton, 1907 N Fourth, the resident of 1912 N Fifth, and Jennifer Shaller, 1819 N Fourth
St Concerns included setting a precedent by allowing two sub -standard lots that might lead to
further requests now that the North Hill project has been completed, past problems with a lack of
progress on the applicant's part, and safety issues
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CITY OF STILLWATER
PLANNING COMMISSION
January 10, 2005
Mr Turnquist said he could not support the vanance as it changes the whole character of the
neighborhood Mr Wald suggested that if approved, the Planning Commission/City would be
"inundated" with similar requests
Mr Turnquist moved to recommend denial of Case No SUBN/04-90 Mr Dahlquist seconded
the motion Motion for demal passed 8-0, with David Junker abstaining
Mr Russell told those in attendance that this case will be heard by the City Council at the
Council's first meeting in February
Case No V/04-93 This case was continued
Other items
Manchester Homes, Classic Home Design request for project consideration in the South
Boutwell Planning Area
Mr Russell bnefly reviewed the South Boutwell Area Plan and traffic study He noted that one
of the policies in the adopted plan for the area is the recommendation that
annexation/development not occur until traffic improvements, including a Neal Avenue
connection, have been made The property in question is in the Phase IV annexation area which
allows annexation beginning in 2015 Annexation may be allowed before 2015 if 100 percent of
the property owners petition the City Mr Russell suggested that if the Planning Commission
recommends that the annexation/development process proceed, the Commission should specify
reasons for making that recommendation
Present for the discussion were Greg Johnson, president of Manchester Homes, Steve May of
Classic Home Design, and property owner Lynn Morehead Mr Johnson stated theirs is a
"unique" site that should be considered separately from the rest of the South Boutwell Area He
said their property/development has no bearing on the Neal Avenue issue and their traffic studies
have shown that their proposal for a 28-home development would have minimal impact on the
volume of traffic eastbound on County Road 12 Access would be directly across from
Rutherford Elementary School He said they would not be averse to installing traffic devises,
which would prohibit left turns (eastbound) onto County Road 12
Steve May also spoke of the uniqueness of the site and of the opportunity this development
affords local builders
Lynn Morehead stated there is no rural feel to the area anymore, referring to the proximity of the
nearby bank and offices in the Liberty development She also referred to the traffic studies
indicating their development would have a "negligible" effect
CITY OF STILLWATER
PLANNING COMMISSION
January 10, 2005
There was some discussion regarding the wetlands on the property Mr Russell pointed out there
are special setbacks for both Manning and County Road 12, there also is a city trail that goes
over a portion of the property Mr Dahlquist asked if the developers have any discussions with
property owners to the east
Mr Middleton and Mr Peroceschi both spoke in favor of allowing the process to proceed Mr
Middleton pointed out that the majonty of concerns for the South Boutwell Area regarded those
properties to the east of this property and noted this property doesn't involve either Neal or
Boutwell Mr Middleton also noted some traffic improvements have already been made to
address concerns — the Deer Path restnctions are in place and some traffic lights are due to be
installed on Manning Avenue this summer
Mr Teske and Mr Junker both spoke in favor of adhenng to the Commission's adopted
recommendations/policies for the South Boutwell Area, especially in light of the "newness" of
those policies and the fact that those recommendation/policies were adopted after receiving a
great deal of public input Several Commission members noted that any development, regardless
of the number of homes, results in additional traffic Mr Teske pointed out that the
Commission's final response was that it wanted traffic issues addressed and infrastructure in
place before development proceeds, and he said the Commission ought to stick with its own
recommendation Mr Junker agreed that the Commission needs to abide by the commitment it
made to residents in the area
Most members were in agreement that this site is unique but were in consensus that development
should not proceed at this time until further traffic improvements are made Mr Dunker asked for
a vote on the issue
Mr Middleton, seconded by Mr Peroceschi, moved to recommend that the development process
move forward Vote was 2-7 against — Middleton and Peroceschi in favor, Carlsen, Dahlquist,
Gag, Junker, Teske, Turnquist and Wald against
Phase III Annexation Area planning discussion
Mr Russell bnefly reviewed the Phase III area which, according to the Orderly Annexation
Agreement, could have been annexed/developed as early as 2002 The owners, US Homes, are
now interested in proceeding Mr Russell's memo noted the land use map provides for three
housing types — single-family large lot, single-family small lot, and attached single-family, there
is no commercial site
Mr Russell showed a series of photos of the area depicting the topography, vegetation,
environmental resources, including Brown's Creed and South Twin Lake, and roadways
There was a brief discussion of access issues Mr Middleton questioned how the
Commission/City could grant approval to proceed without improvements to Manning Avenue,
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CITY OF STILLWATER
PLANNING COMMISSION
January 10, 2005
Neal and Boutwell given the Commission's stance on the previous request Mr Russell said
annexation will proceed If the Commission has concerns, those concerns should be addressed in
the development agreement, he said
Mr Teske asked about the possible phasing in of the project Mr Russell noted that generally
developers do phase such projects, such phasing is generally market-dnven, he said
Concept plans are to be presented at the Commission's February meeting, and Mr Russell
suggested members review the Comprehensive Plan, including the natural resources section of
the plan Two representatives of the developer were in attendance and thanked the Commission
for the opportunity to sit in on the discussion
2005 Special Work Items
Mr Russell had a suggested list of six possible special work items for 2005 downtown height
study and zoning amendment, Agncultural Preserve expansion area study, Brown's Creek Park
and Natural Area master plan, Phase III Expansion Area development planning, downtown
planning — flood protection, parking, pedestrian trail, Downtown Plan implementation, and
Neighborhood Preservation Ordinance
Mr Gag and Mr Teske spoke in favor of making the Neighborhood Preservation Ordinance the
No 1 pnonty Mr Turnquist said he thought the downtown planning issues should be of higher
pnonty Mr Russell said the downtown issues will come to the fore when actual activity begins
to occur Mr Russell noted the Park Board will be doing the Brown's Creek master plan, and he
suggested that the AP study will likely be a time-consuming process that might better be
scheduled for later in the year
Mr Teske said he thought it would be good to review the Planning Commission's role Mr
Russell said he would bring back the Procedures Manual and review items with members dunng
some type of training session
Mr Peroceschi asked about the status of the Commission's involvement in Highway 36 Mr
Russell said the matter is now in the state's hands
Mr Teske suggested looking into the issue of backlit signs, especially church signs, in residential
areas
Mr Turnquist, seconded by Mr Teske, moved to adjourn at 9 40 p m , motion passed
unanimously
Respectfully submitted,
Sharon Baker
Recording Secretary
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PLANNING
COMMISSION
FEB. 14, 2005
Memo
To Planning Commission
From• Steve Russell, Community Development Director 4-,-
Date February 10, 2005
Subject Continued Variance Hearing for 308 Poplar Street Case No V/04-93
At your meeting of December 13, 2004, this item was heard by the Commission The
item was continued to get accurate survey information in evaluating the request Since
that meeting, an accurate survey has been prepared i The survey shows that a portion
of the carport is constructed over the Poplar Street right of way and the covered deck is
located 5 9 feet from the First Street right of way
The applicant is requesting variances for the construction of the overhang and carport
A Poplar Street setback of 30 feet is required The carport encroaches on the right of
way The second variance is for covering the 396 square foot deck The maximum
accessory building size is 120 square feet and the deck does not meet the 30 foot North
First Street setback
It is recommended that any structure over the right of way be removed to no closer
than 5 feet from the right of way It is further recommended that the Commission
consider removal of the roofed deck or playhouse The maximum accessory building
size is 120 square feet
Recommendation. Action on variance request
Attachments• Staff report, minutes CPC 12-13-04, new survey and application
package
Notes
Notes
"R " Ind recorded value Underground or overhead
"M " Ind measured value BARRETT M STACK public or private ronon or
Bearing system is an assumed datum STILLWATER,MINN 55082 adjacentblithe utilities,described parcel, were not
o Indicates ��13774 iron pipe set MINNESOTA REGISTERED located in conjunction with this survey,
• Indicates monument found as noted LAND SURVEYOR unless shown or noted otherwise hereon
Offsets shown to existing structures are measured Tel No 439-5630
to the outside building wall line, unless shown or
noted otherwise hereon
CERTIFICATE OF SURVEY
SURVEY MADE EXCLUSIVELY FORT John Maurice Buettner, 308 East Poplar St , Stillwater MN 55082
Dk.SCRIPTION1 Parcel Description Supplied By Client (copy of un-recorded Warranty Deed dated 5-22-03)
Lot Four (4) and the South Half (S1/2) of Lot Five (5) all in Block Forty-two (42) in Carli and Schulenburgs
Addition to Stillwater, according to the plat on file and of record in the office of the County Recorder,
Washington County, Minnesota
Note
Also included in this survey are portions of Vacated Poplar Street as the same was conditionally vacated
and as said conditional vacation is more specifically described in Book 196 of Deeds, Page 539,
Washington County records
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I hereby certify that this survey, plan, or report was
prepared by me or under my direct supervision and that
I am a duly Registered Land Surveyor under the laws of
the State of Minnesota
AfrieGetettl ;gr
Date "4 - O5 Reg No /3 774
City of Stillwater
Planning Commission
December 13, 2004
Case No V/04-91 A vanance to the front yard setback (30 feet required, 26 5 feet
requested) for the extension of an existing garage at 2921 Marine Circle m the RA, Smgle
Family Residential District Thomas and Barbara Tomaro, applicants
Thomas Tomaro was present He explained they are adding a third stall to the garage and
would like to include a laundry room Included in the packet were photos of other houses
in the Croixwood area that had received variances for entryways Also included in the
packet was a petition from neighboring property owners, all of who supported the plans
Mr Junker suggested the request wouldn't have a negative impact Mr Turnquist moved
approval as conditioned Mr Junker seconded the motion, motion passed unanimously
Case No V/04-92 A variance to the accessory uses for a 12 x 24' temporary shelter, Oct
1-May 1, with 0 foot setback, 20 feet required at 105 S Hamet St (corner of Hamet and
Myrtle) in the RB, Two Family Residential District Dale and Catherine Preston,
applicants
Ms Preston was present She explained they want to keep the snow off their boat The
shelter would be in place for the winter months only, she said Mr Junker asked if the
structure interfered with sight lines, Ms Preston said no sight lines are impacted
Larry Carlson, 320 Myrtle St , said the requested shelter does not fit the character of the
neighborhood Most people store their boats out of sight at a manna, he said He asked
the Commission to deny the request and have the structure removed
Mr Junker agreed the structure does appear out of character with the neighborhood Ms
Preston said their alternative is to cover the boat with a tarp Mr Teske pointed out the
structure will be visible to anyone coming into town down Myrtle Street Mr Junker
asked Mr Russell whether the boat can be stored at that location Mr Russell responded
in the affirmative, as the boat is not an accessory structure
Mr Dahlquist, seconded by Mr Teske, moved to deny Case No V/04-92 Motion to
deny passed 4-2, with Mr Peroceschi and Mr Turnquist voting agamst denial
Case No V/04-93 A vanance to the front yard setback (30 feet required, 0 feet requested)
and side yard setback (5 feet required, 3 feet requested) for construction of a carport and
to the accessory building size regulations (120 square feet allowed, 396 feet requested)
for construction of a covered deck at 308 E Poplar St in the RA, Single Family
Residential Distnct John Buettner, applicant
Mr Buettner was present He explained that when he purchased the property, there was
water in the basement The house had an uncovered deck He put a roof on the deck and
2
City of Stillwater
Planning Commission
December 13, 2004
braced it He also redid the roof, added eaves and added a carport He said he is asking
that he be allowed to keep the roof on the deck and move the carport inside the property
line A number of photos and drawings were included with Mr Buettner's application
Mr Junker asked if he had obtained building permits for the deck or carport Mr
Buettner replied he had not
Paddy Danaher, 1723 N Second St , said she hopes there is a registered survey, as it
appears some of the structure might be on her property She also spoke of a concern
regarding erosion when building occurs in the ravines She also spoke of a concern that
the deck will become more of the house — a three-story structure
Mr Teske asked if there was a survey Mr Buettner said he had looked for survey
benchmarks and could find none
Mr Junker moved approval with the carport set back off city nght-of-way to a point to be
determined by the building inspector Mr Turnquist seconded the motion Mr Russell
expressed a concern about property lines Mr Turnquist moved to continue the case until
a survey is completed, Mr Dahlquist seconded the motion Mr Junker withdrew his
motion of approval, Mr Turnquist withdrew his second Motion to continue passed
unammously The applicant agreed to grant a waiver to the 60-day action tuneframe
Case No V/04-94 A vanance to the front and steep slope setback (front — 30 feet
required, 25 feet proposed, steep slope - 25 feet required, 0 feet proposed) and variance to
the developable lot size requirement (10,000 square feet required, about 5,000 feet
existing) to construct a two-story residence on Lot 39, Block 7, Carh and Schulenberg
Addition (between 1221 and 1306 N Broadway St) in the RA, Single Family Residential
Distnct Jeanne Haapala and Nancy Walsh, applicants
The applicants were present, along with their architect Steve West of Lansted Homes
Ms Haapala explained their request is to build a two-story bungalow designed to fit the
character of the neighborhood Because of the slope of the property, the vanance is
needed for the developable lot size Two small retaining walls would be constructed to
the rear of the house, and impact to trees on the site would be muumal, she said
Ron Christopherson, neighbor to the west, noted the property drops off "to nothmg," so
the house will be nght on the road He also noted the property had been filled in the past
And he stated a developer owns property to the south and will likely be asking for the
same thing if this proposal is approved
3
PLANNING APPLICATION REVIEW FORM
CASE NO V/04-93
Planning Commission Date December 13, 2004
Project Location 308 East Poplar Street
Comprehensive Plan District Single Family Residential
Zoning District RA
Applicants Name John Buettner
Type of Application Variance
Project Description A variance to the front yard setback (30 feet required, 0 feet
requested) and side yard setback (5 feet required, 3 feet requested) for the
construction of a carport and to the accessory building size regulations (120 square feet
allowed, 396 square feet requested) for the construction of a covered deck
Discussion
The applicant is requesting three variances, one to the front yard and one for the side
yard setback for a carport that has been constructed without a building permit The
carport appears to be built on city right of way It is necessary that this structure be
moved onto the applicant's property
The third variance request is for the accessory building size According to the applicant,
the deck of the structure was existing and he covered it with a roof The roof creates a
structure A deck alone can be any size, as long as the impervious surface calculations
are within the required square footage
Recommendation Denial
Conditions of Approval
Should the Commission approve the variance requests, staff suggests the following
conditions of approval
1 The carport shall be removed from City property
2 All revisions to the approved variances shall be reviewed and approved by the
Community Development Director
Findings
1 That a hardship peculiar to the property, not created by any act of the owner, exists
In this context, personnel financial difficulties, loss of prospective profits and
neighboring violations are not hardships justifying a variance
0 6.A•frttJt tA. ct I'lc.rae,-al--°db uc-ea4i n.7411-4"42�
2 That a variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same district and in the same
vicinity, and that a variance, if granted, would not constitute a special privilege of the
recipient not enjoyed by his neighbors _
3 That the authorizing of the variance will not be of substantial detriment to adjacent
property and not materially impair the purpose and intent of this title or the public
interest nor adversely affect the Comprehensive Plan
Attachments Application Form/Packet from the Applicant
PLANNING ADMINI; RATION APPLICATION FORib,-
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
Case No
Date Filed
Fee Paid
Receipt No
ACTION REQUESTED
Special/Conditional Use Permi
Vanance _
Resubdivision
Subdivision*
Comprehensive Plan Amendm
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
The fees for requested action are attached to this application
*An escrow fee is also required to offset the costs of attorney and engineering fees
The applicant is responsible for the completeness and accuracy of all forms and supporting matenal
submitted in connection with any application All supporting material (i e , photos, sketches, etc)
submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of
supporting matenal is required If application is submitted to the City Council, twelve (12) copies of
supporting material is required A site plan is required with apphcatrons Any incomplete apphcatio
supporting material will delay the application process
PROPERTY IDENTIFICATION
Address of Project ( 0 e Pop r Assessor's Parcel No.' J1930Z %3 0 007
' ',
Zoning District Description of Project See 01.40.4(4.4
4.-t�Lt4e4 9 j (GEO Code)
"I hereby state the foregoing statements and all data, Information and evidence submitted herewith
respects, to the best of my knowledge and belief, to be true and correct I further certify I will comply
the permit If it is granted/;and used "
Property Owner T h n ,, I ,S(,u7 ( Representative
Mailing Address 3Ocr Apia r S Wed' Mailing Address
City - State - Zip 5176-J i Olt kill S,s-OSZ- City - State - Zip
Telephone No
Signature
3 r /-746-
o�90- -83 3b9}
(Signat - is required)
Lot Size (dimensions) La' x lgo
Land Area 0, !o acres
Height of Buildings Stories Feet
Pnncipal I 13.
Accessory I I c f
Telephone No
Signature
(Signature is required)
SITE AND PROJECT DESCRIPTION
Total Building floor area
Existing
Proposed
square feet
square feet
square feet
Paved Impervious Area square feet
No of off-street parking spaces
H \mcnamara\sheila\FIANAPp FRM May 1, 2003
— 64-46 4 p /Z
THE BIRTHPLACE OF MINNESOTA
October 11, 2004
Mr John Buettner
308 W Poplar Street
Stillwater, MN 55082
Dear Mr Buettner
In a routine inspection of your neighborhood, I noted you are in the process of constructing a garage
in the rear yard and you have constructed a wrap -around porch on the home According to City
Ordinance, building permits are required for any work with a valuation of over $500 00 (including
matenals and labor figured at the standard rate) A permit is required for this work Please
discontinue working on these projects until you have obtained the required permits You will need to
submit complete construction plans and a site plan showing setback requirements to all affected
property lines Total square footage for storage/garage space is 1,000 square feet If your total
garage/storage area is more than this maximum, a vanance will be required pnor to permit issuance
A variance will be required for the wrap -around porch pnor to permit issuance for that portion of the
work The required setback to the street is 30 feet and it appears the porch is constructed up to the
edge of the street To apply for vanances or to speak to someone regarding the vanance process,
please contact Sue Fitzgerald, Planner, at 430-8822
Please contact our office withm five (5) working days to make arrangements to obtain required
permits and apply for the porch vanance Failure to obtain a permit may result in issuance of a
citation City offices are open from 8 00 a m to 4 30 p m , Monday through Fnday If you have any
questions, please contact my office at 430-8825
Sincerely,
/,
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Cindy Shilts
Building Official
CITY HALL 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE 651-430-8800
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Dear Ms or Sirs,
Thank you for affording me the opportunity to request a variance for my property located at 308 Poplar Street East
m Stillwater I purchased this property m May of 2003 Pnor to hvmg m Stillwater I lived m Grant since 1995
with my family Pnor to 1995 we lived m Bloommgton In May of 2003 I divorced This resulted in me havmg
my son, Derek, half the tune with my ex-wife having hun the other half My son goes to Mahtomedi Middle School
and finding a home m Stillwater was perfect I also have two daughters, both gomg to college and two dogs
Because of my financial position, it was necessary that I purchase a "fixer -upper" with a little land I was very
blessed when I found my current home at 308 Poplar Street East I'm 55 years old work m Bloomington, retired
from the USMC Reserve and am pretty handy with my hands in building simple things
Poplar Street East mtersects Mn 95 about 5 miles from the tram station As you dnve up Poplar you will notice it
comes to a dead end after one block since a big hill is m the way (Figure 1) Thus I'm on a dead end street with my
house on the nght When I first purchased the house there were several issues that surfaced First, there was a
couple of inches of water m the basement This water was due to poor drainage which m turn was due pnmanly to
its lack of any roof overhang The lack of overhang was not only aesthetically unpleasmg but when it rained or
when the snow melted, ram or snow shd down the roof, droppmg directly on the ground immediately m front of the
foundation walls Figure 2 shows my house as it was when I bought it Note that it had several gutters which tried
to direct the melted snow or ram away from the foundation Unfortunately this did not work It was also clear that
the roof was not doing well as it sagged between rafters and had as many as seven layers of shingles in places In
addition, the area between my house and Poplar Street East was generally full of water and/or mud after a ram or
snow In addition to the house, there was an uncovered wooden deck up the hill near the west side of my property
line Figure 3 shows the location of the house and uncovered deck in relation to Poplar Street when I purchased it
This structure had a beautiful view of the St Croix River Valley although some of the wood on this deck was rotting
and it was not usable when it ramed or snowed More importantly tree limbs would frequently crash onto it if there
was ever a wind Thus it was a nice deck m terms of a view,but was not safe for my son as very large trees
surrounded it
Smce then I have done many thmgs to make my house and property more livable and safe (Figure 4) First, I put a
roof on the deck to protect anyone on it, to keep it from rottmg and to make it usable even m bad weather (Figure
5) I did not know that a permit was needed I very smcerely ask for a vanance for this work Second, I
completely replaced the old section of the roof (built m 1935) as well as all rafters over the old section of the house
Note that the new section of the house, built around 1959, does not have a basement The new roof_(Figure 6) is
metal roof and there is no sagging or collapsed sections as there was before I also added insulation I felt that smce
this roof was in effect protectmg the living area, a permit was needed I obtained a permit for this work As I was
nearing completion of replacmg the roof, I thought I could eliminate the drainage problem by building a wide
overhang taking the snow and/or ram approximately 7 feet beyond the foundation This is the porch that I built
(Figures 7 & 8) It should be noted that this very effectively takes the water and snow well outside of the foundation
area and last year there was absolutely no water m the basement I did not know that permit was needed since it was
not part of the Irving area and I thought that was the cntena for a permit Again, I very sincerely ask for a variance
for this Although the porch very adequately help in dramage it did nothing to alleviate the mud and water problem
between Poplar and the south side of my I thought of erectmg a temporary metal tube and tarp "temporary garage"
but I thought it was unsightly Consequently, I built a car port between the house and street (actually about 1 feet
mside from the street (Figure 9) This car port not only solves the mud problem but protects my vehicles from the
weather and matches the rest of my home Again, I did not know that a permit was needed It is important to note
that across the street is a house with its walls within four feet of the road (Figure 10) Because of this, I did not feel
that I had a problem bemg too close to the property line As I stated earlier, Poplar Street ends at my house and is a
dead end where I hve
In summary, I feel that I have very nicely improved the aesthetic and safety qualities of my house and neighborhood
when compared with when I bought my home My upper deck is safe from falling limbs and wood rot and I can
enjoy the view regardless of the weather The roof structure of the house is sound and I no longer worry about water
seepmg into the basement Agam, I enjoy the view from the porch regardless of the weather Finally, I can drive
onto my property and not worry about gettmg stuck in the mud or trackmg mud mto the house
Thank you agam for hstenmg to my concerns I have tried to make the drawings as accurate and to scale as possible
and hope they help clarify what was done I ve also enclosed an official diagram of 308 East Poplar Street provided
by your offices (Figure 11) I very genumely apologize for not requestmg a permit or variance earlier and I want to
do what you feel is needed If I owe additional money for the vanances I will certainly pay for them I truly love
where I live and want_' o the right thing
.e, . 351 —3-vS'3 C ffome)
RSa--Br4- Wt 4 (Wort=)
(-1-a \ Y)
64
H
L
L
Main House
308 Poplar Street East
end of Poplar Street
ar Street
4- Neighbors House
North
Figure 3 Diagram of 308 Poplar Street as of May 2003
M
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9
5
0 690337
H
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Approximate Scale
/
Scale in --et
64
190.
dog ke el some protection from ram but mostly open)
Flag Pole
•-
Section Built in 1959
Section of house built in 1935 with new roof
Porch
308 Poplar Street East
East Poplar Street
end of Poplar Street
.4-- Neighbor s House
North
1
Figure 4 Diagram of 308 Poplar Street as of November 2004
M
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9
5
0 690337
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T
PLANNING APPLICATION REVIEW FORM
CASE NO. SUP/05-01
Planning Commission Date February 14, 2005
Project Location 820 West Pine Street
Comprehensive Plan District Two Family Residential
Zoning District@ RB
Applicants Name Carl and Derene Quist
Type of Application. Special Use Permit
Project Description The request is to run a home occupation camera repair
business out of a residence
Discussion An existing sungle family residence is located on the site The proposal is
to convert a 16 x 12 foot deck area to a four season porch and use that area for the
repair space No signage is proposed The residence is located on the corner of
William and Pine with driveway access off of William Attached are the Type III home
occupation regulations One condition of a Type III business is "customers are
permitted by appointment only" Other conditions of the business as described in the
application appear to meet the Type III requirements
Recommendations Approval
Findings The proposal as conditioned is consistent with home occupation zoning
regulations
Conditions of Approval
1 Customers are permitted by appointment only
2 Any retail sales must be accessory or incidental to the primary residential use
3 No signage is proposed or allowed
4 Business hours shall be limited to 7 am to 8 p m daily
5 This permit is sub)ect to review upon complaint from the neighborhood If, in the
opinion of the Zoning Administrator, the complaints are substantial, a public hearing
shall be held on the permit As a result of the hearing, additional conditions can be
required or the permit revoked
Attachments Application and plans
§ 31 1 STILLWATER CODE
Subd 21 1 Home occupations regulations The
regulations contained in this subdivision with
regard to home occupations are intended to con
trol over any inconsistent regulations that might
appear in this Code
(1) Type I home occupations are permitted
uses in the RA LR, TR CR or RB zomng
distracts if the home occupation is in com
phance with the following regulations
a No outside storage or display of prod
ucts, equipment, or merchandise,
b No in person retail sales
c No traffic that is greater than the
residential level of the neighbor
hood,
d No separate business entrance,
e No signs
f Not more than 15 percent of the total
gross floor area of a dwelling unit or
300 square feet, whichever is less is
devoted to home occupation use,
g No activity or equipment may be
used that creates noise, vibration,
glare, fumes, odor, or electnc or tele
vision interference is permitted if it
is detectable by adjacent neighbors,
h All Type I home occupations must be
registered with the zoning adminis-
trator on a form provided by the city,
and
i Any Type I home occupation use that
exceeds the standards set forth in
this section requires a special use
permit
(2) Type II home occupations are allowed in
the RA, LR, TR or CR zoning distncts if a
special use permit for the occupation is
first obtamed
(3) The following regulations with regard to
Type II home occupations must be ob
served and the regulations made a part of
any special use permit issued for the
occupation
a No outside storage or display of prod
ucts, equipment or merchandise is
permitted,
Supp No 10
CD31 24
b Any retail sales must be accessory or
incidental to the pnmary residential
use,
c Infrequent hobby, craft or art sales
are permitted twice per year for not
more than six days per calendar year,
d Customers must be scheduled by ap
pointment,
e Off street parking must be provided
for any customers,
f No signs are permitted,
g Not more than 20 percent of the total
gross floor area of the dwelling unit
may be used for the home occupation
or 400 square feet, whichever is less,
h Business hours are limited to the
penod of 7 00 a m to 8 00p m,
No nonresident employees are per
matted,
No traffic that is greater than the
normal residential area within the
neighborhood, and
k Type II home occupations are sub
ject to review upon complaints from
the neighborhood If in the opinion of
the zoning administrator the com
plaints are substantial, a public hear
ing must be held at which time ad
ditional conditions may be added to
this special use permit or in the
alternative, the Type II home occu
patron permit may be revoked
(4) Type III home occupations are allowed
only in the RB zoning district if a special
use permit is first granted
(5) Type III home occupation permits must
observe the following conditions and the
conditions must be made a part of any
special use permit
a No outside storage or display of prod
ucts, equipment, or merchandise is
permitted,
b Any retail sales must be accessory or
incidental to the primary residential
use,
•
•
,
1
•
•
ZONING § 31 1
c Infrequent hobby, craft or art sales
are permitted twice per year for not
more than six days per calendar year,
d Any sign must be unlighted and
smaller than two square feet
e Customers are permitted by appoint
ment only,
f Not more than 20 percent of the total
gross floor area of the dwelling unit
may be used for the home occupation
or 400 square feet, whichever is less,
g No activity or equipment may be
used that creates noise, vibration,
glare, fumes, odor, or electric or tele
vision interference is permitted if it
is detectable by adjacent neighbors,
h Business hours are limited from 7 00
a m to800pm,
i Off street parking must be provided
for customers,
J No more traffic which is allowed
other than in a normal residential
area,
k No more than one nonresident em
ployee is allowed, and
1 Type III home occupations are sub
ject to review upon complaints from
the neighborhood If in the opimon of
the zoning administrator the com-
plaints are substantial, a pubhc hear
ing must be held at which time ad
ditional conditions may be added to
this special use permit or in the
alternative, the Type III home occu
patron permit may be revoked
(Ord No 860, § 1, 5 19 98)
Subd 21 2 Public works facility The PWFD,
Public Works Facility Distract is regulated as
follows
(1) Purpose The purpose of the PWFD is to
provide a distnct for public works facility
uses
(2) Planned unit development permit re
quired No building, structure, land or
premises in the PWFD may be used and
no building or structure may be con
structed except those granted a planned
unit development, ("PUD"), permit
(3) Uses Permitted with a PUD permit
a Public work facility including office
- and meeting space -
b Any other use or service establish
ment determined by the planning
commission to be of the same gen
eral character as the above use and
will not impair the present or future
character of the adjacent properties
(4) Height and area regulations The maxi
mum height of buildings or structures
and minimum dimensions of lots and yard
setbacks in the PWFD are as follows
a Maximum height of all structures 45
feet
b Minimum setbacks
i) All building or structures must
be set back a minimum of 50
feet from any public nght of
way
ii) All buildings must be set back
a minimum of 30 feet from any
property hne other than the
street rights of way — - —
in) All buildings or structures must
be set back a minimum of 75
feet from the property hne of
_ any residential zoned or desig-
nated property
iv) All parkmg areas must be set
back to a minimum of 20 feet
from any of the property hnes
v) Parking areas, driveways or out-
side storage areas must be set
back a minimum of 30 feet from
the property hne of any residen-
tially zoned property
(5) Parking and loading
a Adequate parkmg must be provided
for employees and visitors The num
ber of spaces must be determined for
current and future possible expanded
use at time of PUD review
Supp No 10 CD31 24 1
• PLANNING ADMINISTRATION APPLICATION FORM
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
Case No
Date Filed
Fee Paid
Receipt No
ACTION REQUESTED
X Special/Conditional Use Permit
Vanance
Resubdivision
Subdivision*
Comprehensive Plan Amendmer
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
The fees for requested action are attached to this application
*An escrow fee is also required to offset the costs of attorney and engineering fees
The applicant is responsible for the completeness and accuracy of all forms and supporting matenal
submitted in connection with any application All supporting matenal (0 e, photos, sketches, etc)
submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of
supporting matenal is required If application Is submitted to the City Council, twelve (12) copies of
supporting matenal is required A site plan is required with applications Any incomplete application
supporting matenal will delay the application process
PROPERTY IDENTIFICATION
Address of Project 820 (-3 P i N z_. CM Assessor's Parcel No R 28 030 . ZO o 3y , o0
Zoning District •R b Description of Project 52. A-1i 4C WED
(GEO Code)
"I hereby state the foregoing statements and all data, information and evidence submitted herewith in
respects, to the best of my knowledge and belief, to be true and correct I further certify I will comply v
the permit if it is granted and used "
Property Owner C AAL- 1 "�,( E 0 U I sT Representative
Mailing Address `? 20 (-0 Pi NZ CT
City - State - Zip Ste" I LLw A-iLfL.) IA NI 5SI 8 2
Telephone No () I —q 3 7— 20 1'801
Signature
(Signature is required)
P L39903Z
Lot Size (dimensions) x
Land Area
0 Ft.(2,L 0 UI 97
Mailing Address C�
City - State - Zip
Telephone No
Signature
ig
z
(Signature is required)
SITE AND PROJECT DESCRIPTION
Total Building floor area
Existing
Height of Buildings Stories Feet
Principal
Accessory
square feet
square feet
Proposed square feet
Paved Impervious Area square feet
No of off-street parking spaces
H \mcnamara\sheila\PLANAPP FRM May 1, 2003
Carl and Derene Quist
820 W Pine Street
Stillwater, MN 55082
January 13, 2005
Community Development Department
City of Stillwater
216 North Fourth Street
Stillwater, MN 55082
Re Special/Conditional Use Permit
820 West Pine Street
Stillwater, MN 55082
Dear City Planners
I propose converting the existing deck attached to our home at 820 West Pine Street to
a four season porch The dimensions of the four season porch will be 12 feet by 16
feet If acceptable, I will be using the four season porch to operate my camera repair
business
I anticipate traffic flow in and out of my home to be approximately 20 clients per week
My address is on Pine Street but I would be using the back yard gate on William Street
as the entrance to my shop There is the availability of the use of my dnveway to
minimize on street parking for visiting clients Though I will keep moderate business
hours most of my clients call for directions and an appointment to drop off equipment
I have no requirement for any signage for the business
If you have any questions, please feel free to contact me at my office number 651-439-
9032, home 651-439-1807, or cell 612-247-5025 Thank you for your consideration in
this matter
Yours truly,
Carl G Quist
Carl and Derene Quist
820 W Pine Street
Stillwater, MN 55082
January 5, 2005
Community Development Department
City of Stillwater
216 North Fourth Street
Stillwater, MN 55082
Re Special/Conditional Use Permit
820 West Pine Street
Stillwater, MN 55082
Dear Sue
Per our conversation my proposed hours of operation will be Monday, Tuesday and
Thursday, 8am to 5pm, Wednesday and Friday, 7am to 11 am I would be inclined to
accept appointments on Thursday, early eve for someone who can't make my regular
hours
I've also enclosed a check for $100 00 for the cost of the special use permit
Please let me know if the site plan I made up is acceptable and I'll send as many copies
as you need
Yours truly,
Carl G Quist
11$
11$
Pine St
A
South
ITA'Ra9
3,17—T
Back yard is gated w/ 4'
chain hnk fence where
noted Walk leading to
deck/3 season porch is 3'
finished concrete
Including the boulevard set
back from the deck to
William Street is 45'
2V$Rd
4 chain hnk
4 chain link 3CY 7
Rail
2W-7 117-0' (Rail)
DEG(
16,17 (Ra6)
271
K
4 chain hnk
4 chain 'Raehnk
21 /6
gad
William St>
271
PLANNING APPLICATION REVIEW FORM
CASE NO V/05-03
Planning Commission Date February 14, 2005
Project Location 1924 North First Street
Comprehensive Plan District Single Family Residential
Zoning District RA
Applicants Name Pat and Melanie Ebertz
Type of Application Variance
Project Description A variance to the side yard setback (30 feet required, 17 5 & 22
feet requested) for the construction of an addition
Discussion The applicant is requesting consideration of a variance to the side yard
setback for an addition There is currently an enclosed porch there that is in need of
repair The applicant would like to replace the porch with an all seasoned family room
The addition would extend four (4) feet beyond the existing structure on two sides
The design of the family room will compliment the architecture of the existing house It
will be wood framed with a metal roof The house sits on a double lot and the addition
will be behind the house, with 66 feet to the back property line The house itself was
built on the front property line (Hazel St ) years ago, making it impossible to add any
kind of a addition without seeking a variance
Recommendation Approval with conditions
Conditions of Approval
1 The addition shall match the existing house, in style, material and color
Findings
1 That a hardship peculiar to the property, not created by any act of the owner, exists
In this context, personnel financial difficulties, loss of prospective profits and
neighboring violations are not hardships justifying a variance
2 That a variance is necessary for the preservation and enjoyment of substantial
property rights possessed by other properties in the same district and in the same
vicinity, and that a variance, if granted, would not constitute a special privilege of the
recipient not enjoyed by his neighbors
1
3 That the authorizing of the variance will not be of substantial detriment to adjacent
property and not matenally impair the purpose and intent of this title or the public
interest nor adversely affect the Comprehensive Plan
Attachments Application Form/Site Plan/Elevation Drawings
PLANNING ADMINIS 1 RATION APPLICATION FORT ii
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
Case No
Date Filed
Fee Paid
Receipt No
ACTION REQUESTED
Special/Conditional Use Permit
Variance
Resubdivision
Subdivision* - -
Comprehensive Plan Amendm6
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
The fees for requested action are attached to this application
*An escrow fee is also required to offset the costs of attorney and engineering fees
The applicant is responsible for the completeness and accuracy of all forms and supporting matenal
submitted in connection with any application All supporting material (0 e, photos, sketches, etc)
submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of
supporting material is required !f appl►cation is submitted to the City Council, twelve (12) copies of
supporting material is required A site plan is required with applications Any incomplete apphcatior
supporting material will delay the application process
PROPERTY IDENTIFICATION
Address of Project (41)4 NI I K Assessor's Parcel No 210307--Cr 3 003 $
RA
(GEO Code)
Zoning District Description of Project 14 h Lol t1Yt In VQ./-}C44- +D
P
"I hereby state the foregoing statements and all data, information and evidence submitted herewith in
respects, to the best of my knowledge and belief, to be true and correct I further certify I will comply
the permit if it is granted and used "
Property Owner O,(C4 A t G .Q!'7i
Mailing Address is v( N . l `$er
City -State -Zip 'T11 I4 a4r
195 ( ui30 18'
Telephone No
(Signature is required)
Lot Size (dimensions) I,00 x (5-0
Land Area
Representative Pkr 7VtZ-'
Mailing Address 100 6 ? rd S't�
City - State - Zip, ( 11Ai0u 5S S 2
Telephone No 125-1 of 3D 101113
Signature
(Sig ature Is equired)
SITE AND PROJECT DESCRIPTION 28t, 4 Pvt-PVMEAD
Total Building flgor area
Existing R S square feet
Proposed square feet
Paved Impervious Area square feet
No of off-street parking spaces
Height of Buildings Stories
Principal (t/y
Accessory I
Feet
square feet
H \mcnamara\sheila\PLANAPP FRM
May 1, 2003
art 11'
Dear Planning Commission, -
I am requesting a vanance to do an addition on the back side of my house I currently
have an enclosed porch there,that is in need of repair My plan is to replace the porch
with an all season family room addition Tlus would extend an extra 4 ft beyond the
existing structure, on two sides
The flavor of the plan will compliment the current farm house architecture It will be
wood framed with a metal roof adding 280 sq ft
The house sits on a double lot and the addition will fall behind the house, towards the
back property line The back property line will be 66ft from the addition
My house is in Dutch town and it sits Just about on the property line on Hazel St There is
now way for me to update this porch and remain 30 ft back from my property line
I feel that given the fact that the house sits on a double lot and the small addition will be
on the back side of the property, there will be no negative impact to the neighborhood or
general public at large
Thank you,
r\A4A,Le, -
P 0 Box 738, Stillwater, MN 55082 • 651-43o-1848 • melanie@aartandes com • www artandes com
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PLANNING APPLICATION REVIEW FORM
CASE NO SUPN/05-04
Planning Commission Date February 14, 2005
Project Location 610 North Main Street
Comprehensive Plan Distnct Central Business Distnct
Zoning Distnct CBD
Applicant's Name Richard Lay
Type of Application Special Use Permit and Variance
Project Descnption A special use permit for a restaurant/market (Cesare's
Wine Bar and Cesare's Marketplace A vanance to the parking regulations (17 spaces required,
0 spaces provided)
Discussion
The applicant is requesting a special use permit for a 1533 square foot marketplace and a 750
square foot wine shop located in the retail space at the east end of Building One in the Terra
Springs development Hours of operation for the marketplace will be approximately 6 00 am to
10 pm seven days a week The wine shop will be open 11 00 am to 8 00 pm Monday through
Saturday The menu will consist of coffee and fresh baked pastries in the early morning, soup
and sandwiches dunng the lunch and evening hours There will be a small deli offenng the
same meats, chesses and other items that are offered at Cesare's Wine Bar A small selection of
wines by the glass will be served along with a limited dinner selection similar to the existing
restaurant There will be seating for 22 people inside and 18 seats outside for summer use The _
signage will be inside the windows There will be no additional lighting on the outside of the
building Trash enclosures will be located in the indoor garage area and will be brought outside
on trash day
The vanance request is for parking Overall, Terra Spnngs provide parking, but it is not
convement to the business location These parking spaces are pnmanly for use by the
condominium residents and their visitors Based on the use 21 parking spaces are needed, none
are provided It is the intent of the business to serve Terra Spnngs residents Off site parking is
available on Main Street and the public lot across the street
Recommendation Approval with conditions
Conditions of Approval
1 All revisions to the approved plan shall be reviewed and approved by the Community
Development Director
2 Trash enclosure shall remain indoors
3 No signage on the outside of the building
4 No advertising on outside furniture
Findings
Special Use Permit
The proposed use will not be injunous to the neighborhood or otherwise detnmental to the public
welfare and will be in harmony with the general purpose of the zoning ordinance
Variance
1 That a hardship peculiar to the property, not created by any act of the owner, exists In this
context, personnel financial difficulties, loss of prospective profits and neighbonng violations are
not hardships justifying a vanance
2 That a vanance is necessary for the preservation and enjoyment of substantial property nghts
possessed by other properties in the same distnct and in the same vicinity, and that a vanance, if
granted, would not constitute a special pnvilege of the recipient not enjoyed by his neighbors
3 That the authonzing of the vanance will not be of substantial detnment to adjacent property
and not matenally impair the purpose and intent of this title or the public interest nor adversely
affect the Comprehensive Plan
Attachments Application Form/Site Plan/Elevation Drawings
HPC Action 2/7/05 - +5-0 Approval
PLANNING ADMINISTRATION APPLICATION FORM
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
Case No 5VP 06- G
Date Filed
Fee Paid _g-
Receipt No (5C2P
ACTION REQUESTED
4_
Special/Conditional Use Permit
Vanance
Resubdivision
Subdivision*
Comprehensive Plan Amendme
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
The fees for requested action are attached to this application
*An escrow fee is also required to offset the costs of attorney and engineenng fees
The applicant is responsible for the completeness and accuracy of all forms and supporting material
submitted m connection with any application All supporting matenal e, photos, sketches, etc)
submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of
supporting material is required if application is submitted to the City Council, twelve (12) copies of
supporting matenal is required A site plan is required with applications Any incomplete application
supporting material will delay the application process
Address of Project (P1 0 {V
Zoning Distnct C ij D
PROPERTY IDENTIFICATION
l h Assessor's Parcel No 4O3aV it oO3
1
(GEO Code)
Description of Project
"I hereby state the foregoing statements and all data, information and evidence submitted herewith In
respects, to the best of My knowledge and belief, to be true and correct 1 further certify 1 will comply t
the permit if it is granted and used "
Property Owner *.1.4A/ui�Cr LL.0 Representative's (( 4-f- 7 14 L.,),,`{
t
Mailing Address 5 4 2.1 Gvt,ay ,o! 4,
City - State - Zip M 1-4 5 5 4 o e,
Telephone No ? S,i ,8 38 Jd 3 Telephone No (Q l 2- 9 (12 - (o S
Mailing Address OW' V f O / s?c
City - State - Zip�►.�, m '' 3 g
Signature Cif
(Si . atu a is required)
Lot Size (dimensions) x
Land Area
Height of Buildings Stories
Principal
Accessory
Signature
(Signature Is required)
SITE AND PROJECT DESCRIPTION
Total Building floor area square feet
Existing square feet
Proposed square feet
Paved Impervious Area square feet
Nn of nff_cfrenl n.s�L ....
Feet
R_IW R'�W R19W
R_W R_IW RSW
Vicndy Map
0
310
Scale In Feet
v�d..e . nw
w rde.
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�wera.n�
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ss�. res I.soars
Poa ws.m srmra
am.
To City of Stillwater Planning Commission
We are requesting both a parking variance and a special use permit (if required) for the
space we intend to occupy on the first floor commercial space at the east end of Building
One in the Terra Springs Development on North Main Street The space shown on the
attached plans/drawings will be occupied by Cesare's Wine Shop and Cesare's
Marketplace The hours of operation for the Marketplace will be approximately 6 00 am
— 10pm seven days a week We will be offering coffee and fresh baked pastries in the
early morning, soup and sandwiches during the lunch and evening hours We will have a
small deli counter offering the same meats, cheeses and other items that are offered at
Cesare's Wine Bar A small selection of wines by the glass will be offered along with
small plates similar to the restaurant Seating both inside and outside will be provided
The Marketplace will also sell other items such as wine and culinary books, olive oils,
pastas, artisanal honeys from local producers, and a variety of fine spreads, crackers, teas,
chocolates, etc Wine accessories such as wine bags, corkscrews and stemware will also
be sold The Wine Shop will be open froml 1 00am - 8 00pm and will offer all the wines
from the Cesare's Wine Bar wine list, as well as a small selection of beer and liquors
The Terra Springs Development does provide for some parking but is it is very limited
and spread around the site for use by the condominium residents and their visitors We
feel that with the location of the public parking directly across the street and the on -street
parking there will be sufficient parking for our customers We are anticipating that many
of the wine shop clients will be in and out in a short time Perhaps signage could be
placed along Main Street for 20min parking for the Wine Shop and Marketplace Many
of our customers will be walking from their condos or coming from the Marina just
across the street (during the summer) Stillwater is also a pedestrian community much
like many small cities in Europe It is our feeling that granting this variance will not
adversely affect the area Our goal is to enhance the neighborhood with these two small
and friendly businesses
Thank you for your time and consideration
Robert Alexander
Leslie Alexander
Richard Lay
Kirsten Lysne
r4
(3) PO PLANTE
0 BE OF SIMI!
& MATURITY
(2) PO
ANNUALS
BY OWNER
(8) GNS
(21) GN
(42) BB
(4) PO
(18) PC (TOTALT
(6) HF
(18) AG
(32) AV
(9) PA
(11) HR
DRY STREAM BED
SEE 2/L614 & CONSULT
ARCH ON APPEARANCE
o
0
/
PROPOSED BENCH
BY TERRA SPRINGS
DEVLOPMENT
- A. - -- .wry ,.
PROPOSED BENCH
BY TERRA SPRINGS
DEVLOPMENT
PROPOSED BENCH
BY TERRA SPRINGS
DEVLOPMENT
PROPOSED 5E.
BY CESARE 5
MARKETPLACE
TYP
FLOOR PLAN
1/16" = i'-o"
tiMS
-<
a
PLANNING APPLICATION REVIEW FORM
CASE NO SUP/V/05-05
Planning Commission Date February 14, 2005
Project Location 1903 South Greeley Street
Comprehensive Plan District Business Park Commercial
Zoning Distnct BP-C
Applicant's Name Alex Young, representing Lake Elmo Bank
Type of Application A special use permit for dnve thru banking and vanance to the sign
ordinance (one sign permitted, three signs requested)
Project Descnption Design review of Lake Elmo Bank
Discussion
The applicant is planning to construct a 6,123 square foot bank building, with a three -lane drive
thru and an ATM dnve thru The bank is a permitted use, the dnve thru requires a special use
permit in this zoning district The vanance requested is for the number of signs permitted in this
zoning distnct
The proposed bank will be constructed on the site where the south end of Greeley Square
buildings is currently located The applicant will demolish the south two-thirds of the existing
stnp center The remaining Greeley Square building will be remodeled and the entire site be
paved and landscaped
The exterior facade of the one story building will pnmanly be bnck with limestone around the
base, with a green standing seam roof on the turret The main entrance of the building is higher
than the rest of the building The windows will be tinted - solar gray There will be lights in
recessed in canopy at the main entry The turret will be internally lit and there will be shoebox
fixtures in vanous locations at the soffit area shining down on the building The drive thru will
have recessed lights in the canopy and a light at the ATM There will be `shoebox' fight
standards installed around the parking There will be four (4) single poles along the edge of the
property and three (3) double head standards The poles will be 22 feet high on 2 foot bases The
ATM will be located at one of the dnve thru lanes The ATM machine cannot have advertising
on it or the banks' name on it, according to the sign ordinance All of the mechanical equipment
will be hidden inside of the 4 —5 foot parapet The trash receptacle is located in the southeast
corner of the property It will be have cyclone fence with vinyl insert slats gate and bnck veneer
over concrete walls The landscape plan that is in the packet is going to be revised to include a
berm along the streets by parking lots, and more landscaping around the drive thru to buffer the
residential And there will be an increased number of trees and shrubs along the fence line on
the northeast/east side of the property
t ,
I
The requested variance is for signage One freestanding or wall sign is permitted by the zoning
code They are proposing one 11'-8" by 19'-6" freestanding sign and two 18' by 25'-8"wall
signs The pylon would have 13 %' bnck columns and a 6'-0" by 11'-8" sign The sign is
internally lit with blue/green background white lettenng and a white logo One wall sign is
proposed for the west side of the building and one for the south side of the building The wall
signs would be individually lit without a raceway bar The color of the wall signs would be
blue/green with a 4' by 4' logo that is white and blue/green The directional signage is 42" high,
they will have white lettering with blue/green background They will not be lit
Conditions of Approval
1 All utilities shall be completely screened from public view
2 A lighting plan showing the fixture type, height, location and extenor lighting intensity shall
be submitted with building permit plans for Planning Director approval All lighting shall be
directed away from the street and adjacent properties Light sources shall be shielded from
direct view and protected form damage by vehicles
3 All security fights on building shall be downht
4 All landscaping shall be installed before utility release or final project inspection No project
shall be phased unless approval is granted by the Planning Commission
5 All trees required to remain on site, as indicated on the plans, shall be protected by fencing or
other necessary measures shall be taken to prevent damage dunng construction activity
6 Continuous concrete curbing shall be installed to separate parking areas from landscape
areas
7 Handicapped parking spaces and signage, in compliance with State requirements, shall be
shown on building permit plans and installed before final inspection of the project
8 The street address of the building shall be displayed in a location conspicuous from the
public street
9 The trash enclosure shall be made of a sturdy opaque masonry material, with trash
receptacles screened from view and compatible with the color and matenals of the project
10 No roof equipment shall be visible to the general public - -
11 All gutters, downspouts, flashings, etc shall be painted to match the color of the adjacent
surface
12 Construction projects shall conform to the City's Noise ordinance
13 Construction dunng the dry season shall mitigate excess dust problems
14 A sign permit shall be required for all project signs
15 A sign permit is required for signage
16 Grading and drainage plan to be approved by City Engineer before building permits are issue
17 Directional signage shall be shall be 2 square feet and will not have the name of the bank on
it
18 No advertisement or name of the bank on the ATM
19 All extenor modifications to the approved plan are to be reviewed by Community
Development Director
Recommendation Approval of dnve thru
Denial of sign variance (one sign allowed, wall or pylon)
Findings
Special Use Permit
The proposed use will not be injunous to the neighborhood or otherwise detrimental to the public
welfare and will be in harmony with the general purpose of the zoning ordinance
Vanance
1 That a hardship peculiar to the property, not created by any act of the owner, exists In this
context, personnel financial difficulties, loss of prospective profits and neighbonng violations are
not hardships justifying a vanance
2 That a variance is necessary for the preservation and enjoyment of substantial property nghts
possessed by other properties in the same distnct and in the same vicinity, and that a vanance, if
granted, would not constitute a special pnvilege of the recipient not enjoyed by his neighbors
3 That the authonzing of the vanance will not be of substantial detnment to adjacent property
and not matenally impair the purpose and intent of this title or the public interest nor adversely
affect the Comprehensive Plan
Attachments Application Form/Letter form Applicant/Site Plan/Elevation Drawings
HPC Action 2/7/05 +5-0 with 22 Conditions of Approval -
20 Staff to approve revised Landscape Plan - HPC
21 One sign is approved — either one pylon or one wall sign - HPC
22 Drive up canopy and shoebox pole lighting shades shall be flush with the canister
HPC
23 No pole -mounted lighting shall be directed toward the building - HPC
,PI,.ANNING ADMINISTRATION APPLICATION FORM
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
Gas
nii\
Dateed
Pee Pad
Receipt No -73R-
ACTION REQUESTED rr
Specaal/Conditional Use Permit
x , Valiance
Resubdivision
Subdivision*
Comprehensive Plan Arnendmer
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
The fees for requested action are attached to this application.
"An escrow fee Is also required to offset the costs of attorney and engineering fees
The applicant Is responsible for the completeness and accuracy of all forms and supporting material
submitted In connection with any application All supporting material (l e , photos, sketches, etc.)
submitted with application becomes the property of the City of Stillwater. Sixteen (16) copies of
supporting material Is required If applrcafron Is submitted to the City Council, twelve (12) copies of
supporting material Is required. A site plan Is required with applications Any incomplete application 4
supporting material will delay the application process
PROPERTY IDENTIFICATION
Address of Project Greeley St. S.
Assessor's Parcel No 33-030-20 33-0005
Zoning District BP-C Descnption of Project attached
(GPO Code)
1 hereby state the foregoing statements and all data, Information and evidence submitted herewith in E
respects, to the best of my knowledge and belief, to be true and correct, I further certify I will comply w
the permit If it Is granted and used."
Property Owner
Mailing Address
City - State - Zip
Telephone No
Signature
Representative Alex Young
Mailing Address MSP Commercial
Sirtl Svile
City . state _ �p Saint Paul MN 55102
Telephone No. 651-287-8891
Signature
(Signature Is required) (signature Is required)
Lot Size (dimensions) 409x 316
Land Area, 129,000 or 2.9 ac.
Height of Buildings' Stores Peel
Principal 22
Accessory `3U-
SITE AND PROJECT DESCRIPTION
Total Building floor area, 1 1 , 657 square feet
Existing 5,534 square feet
proposed ,12 3 ,square feet
Paved Impervious Area b r • i bhuare feet
No. of off-street parking spaces 92
HyncnaMarAshellAPLANAPP FRM May 1, 2003
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Lake Elmo Bank
Stillwater, Minnesota
LAKE ELMO BANK
WELSH CONSTRUCTION
GREELEY STREET
STILLWATER, MN
0 MNFIrCL7 rsO
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CODE REVIEW - LAKE ELMO BANK
SUIDINC USE
TYPE
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B
5.663
100
57
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PROPOSED BANK 9JILDNG
a
5.663
100
57
YES
TOTAL
5,663
57
NOTE SOYA F00TAGES FOR BUILDING PERMR ONLY
04437.0 WSC
28 JAN 2005
CERTIFICATION
I HEREBY CERTIFY THAT 1116 PUN.
SPECIFICATION OR REPORT WAS PREPARED Bf
ME 0R UNOEA MY DIRECT SUPEBA40N, AND
THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE CF MINNESOTA.
emmanx ',Wet
18074
CLIENT APPROVAL
AS A IE6WI11NE Cf:
•
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NS RAMC RN AS A N6N601I.1014 Of OUR
f£LGl MDR. 910110 OMNA WOE Ew6171511111
iN6111 W NE519015 M0/011 YOUIYARINS NIO M.
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110.6
APPLICABLE CODES
INTERNATIONAL BUILDING CODE (IBC)
N1ERNATIOWL FIRE CODE (FC)
NTENATI0NAL MECHANICAL CODE ONO
MN PU MBNG C00E
MN ENERGY COOS
RAIONAL E=ECIFM.LL CODE
MN YCJTY CODE
2000 W/ MN AMONOMENIS
2000 W/ MN AMENDMENTS AND COY ORDINANCE
2000 W/ MN AMEN04EN15
2002
1999
2002
1999
OCCUPANCY REQUIREMENTS
FIRE SPRINKLER PROTECTION:
TYPE OF CONSTRUCTION:
BUILDING OCCUPANCY:
FIRE RESISTIVE CONSTRUCTION:
REOUIREMENIS
EXTERIOR BEARING WALLS
INTERIOR BEARING WALLS
EXTERIOR NON -BEARING WALLS
STRUCTURAL FRAME
PMTII10NS- PERMANENT
SHAFT ENCLOSURES
FLOOR- C00NOS FLOORS
ROOFS- CE]UNG ROOFS
OE70 E0R D00 & WINDOWS
FULLY SPRINKLED
V B
B
0
0
0
0
0
0
0
0
NA
SHEET INDEX
• 24- X 36• • 6 1/2• X 11•
SHEET
SHEET DESCRIPTION
•
ARCHITECTURAL
A1.0
AROUIECNRAL SITE PLAN
•
A1.1
LANDSCAPE PUN
•
A1.2
SITE LKi01NG PLAN
•
A1.3
SITE DETAILS AND SIGNIGE
•
A2.0
DOSING BUILDING FLOOR PUN
•
A2.0
PROPOSED BMW BUILDING FLOOR MA
•
A3.0
EXISTING BUILDING ELEVATORS
•
13.1
PROPOSED BANK BUILDING ELEVATORS
•
Mohagen
Hansen
Architectural
Group
1415 E Wayzata Blvd
Suite 200
Wayzata MN 55391
Tel 952.473.1985
Fax 952.473.1340
www.mohagenhansen.com
S
5
a
3
0
ARCHITECTURAL SITE PLAN
1 =20 -0
S8919 06 E 316 05
EXISTING
BUILDING
NEW
BUILDING
SB9101TE 31006
SITE NOTES
1 Ca6Y1IC11011 LINN MLA BE AS 9DN ON DE I M005 WITH THE FOLLON0
E1TENEM
A) ALL DAMAGE DOE TO RIME NRIPFIOY OUESOE 111 C0671NCIgN LIMB SHALL BE
REWIRED TO ➢E 02401711$ BEFORE DOWSE WS COE
Eq ALL MEM 1b1E TO 0R OW105 ME ON COY SIMEIS, CURE, O111139 OR
U0TE5 DULL BE MUM OR COERCED 10 HET ALL Cm 1E01 10411
41) KCESS 10 URNS MO O115IDE 11E 0061RUCT= MIS ARE 10 1E OEIERMES BY
11E APPROPRIATE 9RCpORACId* NOTES 1-A AID 1-0 SEG BE CENSURED THEM
WIOIO THE SEIEL'R01 OF 06TY COMECICN IDEATION. F DEFERENT FR01 THIS
SCAN ON DIE PAWS OR F NO LOCUM S 0340 01 PAM
L CONIR/CMO! 9W1 LE RESEMBLE TO TOM LOCA7101 OF AND 0001COOIW OF
SHUT -OFFS. CLIFFS 0R RECODE;1104 OF U0DR5 RICE MD000 FOR O1101131 C
C0S1N6 C0611C1101 AS EDMOOED ON 11E DROVES OR RIFLE REQUIRED TO COMPLETE
DE DOEL
1 STUDS DS 01 DE PROPERTY 0LLS4 ENDWISE MEG ARE 4 001 MICE COMM CH
4 INCH GRAM RASE RIII N0-1I14701 4 WE LOOSE 1/2 P CII EMMEN MOS R
rLL NIFR ELTONS AND AS REOOFD 10 101(0111 0.0658 NO DEARER DWI 50 FEET
ROLLOUT D M301 J0011S CENERELY PROIOE A SOME PETERS OF MAID OR SRN
C 4113. MIS O ALL SCE17016 SEE WERE CCONDE Nano FOR RIMER
OWOSSO= ON CO)RCL J0111
4, RONNE A11 BOOEDGMHE YOEOR FICY 11E SE AID OR'OSE OF 91CN 401341E N A
EWER 0001 MIS EL ONES511010L RE011M3S
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RAN SHALL OEEC1 SURFACE MDR AWAY FROM ACME PRCPEA1Y10 DE STOW
DOADUGE SYSIOL
KEY NOTES
AO ONE WAY 93011E SE 3/A13 FOR ADOMONAL 660
OTC 1CT FRIER' 912ACE SEE 3/A1.3 FOR AOOONR DUO
COFLIG POLE
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EODm16c SOME 1D E ROVED
F09WOED AREA mom 111CAT0 OF SOW MELT SISIEII
.WIr1 1 61646
SETBACK INFO
EKIS11NG BUILDING
WILDA MMOS
NOT) 20'
EAST 31F
SOUDI ad
lasr
PROPOSED BANK BUILDING
EULESS SE111103
NOON 28
EAST 30'
SCUM 30
REST 40'
PMe016 5011 I S
MR 10'
EAST .F
SOUTH 10'
BEST 20'
NOTE PNOOC 10 RODIN M COSTING 1D ADM
PA00G SETWO6
NORM 10'
EAST 10
SOON 10
WEST 20'
SITE SUMMARY
DOSSING BUILDING
SEE *13 46,268 SOFT (1 11 /GES)
0000E COERAOE. 5527 SIFT ILM
11106)S COJWDE 46}12 SOFT 6655
O EENSPNE. 1 676 SOFT 15.1
HOMED PARKING Ds 3 / 200 REQUIRED STALLS
5,534 A / 200 a STALLS
PICKED POEM E0 S015, BASIMO 3 ADA ACCESSIBLE
PROPOSED BANK BUILDING
9E NtEk 46,443 SOFT (ID7 AAES)
OE0C COERCE
A0iRw005 ONEREE
0EnL4FCA
RECUR D MGM
PROIDED PM60E2
6,123 SOFT 1321
34156 9LFT 65DS
10287 SCUT 35.=
1s 3 / 203 REQUIRED STALLS
6166 / 20 2E1 STALLS
32 SD615, 0101016 2 ADA ACCESSIBLE
SMOG FOR 6 CT S PER 061E-41P Dll1R 111E AWBA1E
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SITE DEMOLITION PLAN
1 =40 -0
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9
LAKE ELMO BANK
A TR D 7 OR 0 5C C
GREELEY STREET
STILLWATER, MN
Mohagen VT
Hansen
Architectural
Group
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TREE PLANTING NOTES
1 ADRIFT SAES AND BOTTOM 09 HOLE
L PROCEED WIN CORRECTS( PRIMO AS =MR(
1 SO PUNT ON 190 141.60D NOW SLR. OR Durum( =REM MAMA 5OL O
THE SAME OEM (F PROPER) A5 IT OAS GRAN N DE EMERY
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S R1AS Mil MARL WM W06LL SOL 5PE1g4
E APPLY RATER 10 5011E RATS AD RL MI5 71401 COMMA r CC M W0500
BABE
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05.591E
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COLLAR USE CF NOMONCRA1ANE 11NE BOLL MOT BE PE111TIFL
00 NOT DAME OR CUT READER
FASTEN TRUNK 10 SINES NMI TREE RHOS, OR 3.9mm (9 GA)
MIYANIZED ERE N 13r m9 PRA611C HOSE
2 T-WA( IRON STA105. 1114nm 250Omn MOO. LOCATE
STAGS 200mn WY FROM IEEE 1EURO. WM ONE ON 010E
OF PE1W55O 1I70I
CR001 OF ROOT NI 94E1 BEAR SCIE fELANN TO
MASHED GRAZE AS R OD TO PREVOUS CRAG:
WBG'
CREATE SAVOR MONO TREE
MOD CRAZE
OR AID MOVE TOP 1/3 OF BURLAP FROM MOOT BALL
B a B RCA BALL
COERCED TOME 501 AS SPECIFIED BOON
6010 : 9M-MADE
SCARIFY PIT B01TOM ODOUR 150m1n)
SPE:MCA19F9
1 DO POT OAMAZ WN MOOR OR 06TROY ROOT BALL WHEN DISTAW N TREE SAE.
2. WATER THOROUGHLY AFTER OS011A191.
1 RODE TREE 8N0.5 AND STAGS 1N0 YEARS AFTER SOTALAT9L
4 PIOAOE DRAINAGE FOR AMMO PR I N 111P1aEAE6E DLL.
5. TOPER YE SEE SPED.
f• CONIFEROUS TREE DETAIL
NTS.
A
4<13rrall ( BLACK PLASM HESE
3mm N0.11 CA) MN WIRE ODE
FMARFSW OETM FI01 DO T9WLY
TILT BRANCHES 10 REWOI !MURAL FOOT OF TREE USE
MPROAD TREE DRESSING ON ALL ROOT MO BROACH COS
OVER 13mm6.
WPM 1ROC6 GREATER THAW FAmn ALPER WTH BUNK
2 T-648 4014037240aen LOGE
WN09 TREE BASE AT OR SLIMLY 190ER DWI Elm1O0
GRADE, 70 ALLOW FCC 5ETR1E71T
WWI ESAUCER AROUND TREE
A EIKNEa1/3 of BURLAP TROY ROOT BALL
gUOPOPTCR91 EDI AS SPEC ED BELOW
1 T IFI A IONS SEE SPEC Eaf T BOffOY (WEIIF 0 150non)
10X2. CO NOT CAMAGE PUN ROOTS OR 50101r ROOT BALL WHEN DEEM TREE 50IE
1 WATER T900iiY AFTER 06TAURON.
4, REWIRE TREE RDAs APO STAKES 1W0 YEARS ATTER P1S1ALATON.
S PRO.OE MAOKE FOR RAW P 1 M 06PN6AN P SI.
E MI. TREES RUST E DOGEO NW APPROVED Br CONSUME, W119 14 OATS AFER TENDER
1DSa0a
A DECIDUOUS TREE DETAIL
NTS.
LANDSCAPE GENERAL NOTES
1 U 504410 CONIRACICR OWL V191 511E PRICE 10 0140011NO ®TO BECOME CC11PLTELT
FA0NR WITH STE COP0MN6
2. T S 11E RESPOrSOm1IT OF TIE OTNIRAcr0 70 NNW AL UNDERDICUND C18L5.
CO9615. 11WS, ETC. 09 TIE PROPERTY
1 NO PUNNO 191 E MOOED IAWE Al GREGO A0 C067RULTON Hl5 BEEN
CORLIED 94 MEM AEA.
4. TWEE FOR M. L1N 60 TO E Fume AW MULE BY C0. THE INDSC1PE
GLNM5ION 51WL BE RE90®E FOP FURL (50106 PROM 10 SEENO 09 SOOM
127551155
S. AL PLATS OWL BE W SPEID0EI 01A411Y AND APPROVED 9r 141504PE AROFCE MO
OMER PROM 10 N60L0791 RANTS SPOIL HAVE 5019.. 1E11-OEVELOP9 EOM
9157134 A VFO9S FOCUS ROOT STEM )NCI SNNL E SOUND, HDLTHr MRCVS
PINTA FREE FR01 00ECTL 5012R1O COMA SIR604D RAMS AR0506 09 0E
PAC RANT ORD= INSECT EGG; BODE; APO AL FORTS OF INEESTATWNS AL
RAMS SHALL BE NURSER( CROW
E REPO ALL DEUCE TO PIORRIY FROM PATIO OPERATORS O NO COST 10 11E ONER.
7 THE LANDSCAPE = TRACTOR SNLL REPLACE A NO OWNS ANY 1REE,90 41. E.0 OEDA
OR ON00001ER INCH FASS M LAEDROWN TIE FIRST OL1OR YEAR FROM 11E 10E
OF FIRE ICCEPTMCE R PE 1AOSOPE ATRIIECT AND THE OMER. AL RAMS OWL BE
NA( NON NOME 5O6FACIORI GROOM C09196 N TIE E10 09 TIE GU MMI
Plana
E 15' WSEa THEE INCH CEP RNA ROOT CAM OAR PEED GIBE/ FABRIC RA E
NAILED HOOP AL'PEES AN SWIMS PRAT ARE 6,1A1ED FROM 00N0 CAER ALES
AM CEWNL SHRUB 14.593.
0.1114RW0 M IEINL DWI BE FOST aNOY REAM 1ATE1P10OF OGEE PARR
MANUFACTURE FOR INS PURPOSE. TREES 9W1 RE RAPPED PRIOR 1O 12/I AM
REINED AFTER 5/1
10. TIES WOO N AL ALAS 944L BE OPTIMAL. TEE 141504E CONTRACTOR DULL BE
IE9'008U FOR WNWO0PG TREES I1 A SINEW UMW COWMEN FOR A PEER° 0
MOLE 110311}6 F01I06743 INSTALIEN.
11 AL AREAS MILORD 0690 W6TNETON 1D BE 5000D.
11 ALL I1011DONCE 60 OWL BE COMA WFEC ECM
11 ALL SOD EPRED 9011 EE O TIE HOOT OVARY GUMMED S00 EMOAaA
CDORACIOi DOLL BE RE PO®E FOR COORCOMP G THE F06T WARNO 0 AL
FRESHLY SOWED INN APEiAS. MIDI TIE FIRST REMO THE OMER TAXES F1AL
REPONSEIUTf FOR 531
14. ALL EOM ALAS OWL BE MAE 16TH AN ANOWIC 1160.R0 60191
SIIST0E 01100311 091 ENTRACTES S REPOSED FOR OEVDOWIG A DEMI FOR
9PIOY3031S 10 MOWN 051139
LANDSCAPE KEY NOTES
0 IAIOSUPE EOOIG, MEAN 70 BE R00( MOa
' O swam AREA TO BE ROORI$ SAXES To E Eroacco
CAW PRUNE ONLY DAMAGED. OSEASED AND/OR
NAN BRANCHES
FASTED CRAPE AROUND RANT 10 BE THE SAE
A5 MODAL GRADE W PUNT N POT
MULCH
CREATE SAUCER MORN SHRUB
GRADE
CAREFULLY RACK 10P 1/3 OF BURLAP OR
a0ORER (F COWER S 101-OACAEOC.
RELIE COPPLEELY)
CUT SEVERN. 5111E N ORGANIC CORONER 10
FACRWAIE ROOT POE/RATION. RE11IE BOTTOM
CORLTELY
SPECE5G19S
MUD 14 BOLAPPED, OR COMUNER
60
1 10P92L IWf, 9E SPEC
0. TOM THOROUGHLY AFTER NSOLATON.
1 10MATE EN1E BARB BED AS SHOOK a PROJECT WARNS
POTTED SHRUB DETAIL
SOJOY PR EOM (DOOM 15047m)
N TS
0
LAKE ELMO BANK
AT Dr n 5ER
GREELEY STREET
-
STILLWATER, MN
Mohagen VT
Hansen
:,
Architectural JAI
Group
1413 C Rrab Old Al OSMIUM
911. m im 93E471A0
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YE OR LONER VT 0E5 AP0 T501. AND
MAT I AM A DULY LICENSED AR001EC1 DOER
DE MS O 11E SORE 0Im0ESV1A
t,
t000
'ELS1RAn0R M EER: 18074
THE ARNEL= OWL E O0TEED THE ACIDS
AND 6565E OF REM IMPE6INE
I0IRIWERIS OF SAME NO SHALL EOM
AL 001111011 W SOWER( AND OMER
PE50140 REM DELUDING ODPER HTS OF
THE AMC) 000116745.
N0. =ESOIPITN DATE
1 CRY 9WMRA COM
PRCIECT WEER 04437D WC
DRUM RP
MD OM S. PAEFM
=
DATE: N 10950
CONFUTER OOECEa11
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OMER
POLE
ti
xa030 a
ELBV TM
Fixture Mounting
24 afg
Footcandles
Lot Only
Illuminance Values(Fc)
Heights Average =2 07
Maximum =6 7
Minimum =0 3
Avg/Min Ratio=6 90
Max/Min Ratio=22 33
shown at grade using mean lumens
Numeric Summery
Project All Projects
Label
Avg
Max
Min
Avg/Min
Mar/Mln
Celt Rae
107
87
00
000
000
Luminaire Schedule
Project. All Projects
Oty
Symbol
Labe
Descrlplbn
L mans
LLF
Additional Information
4
A
VPT26932 M (320w PSMH)
31350
0 800
PS4S22C18Z Pole o T concrete base
3
B
2 VFT26932 M (320w PSMH)
31350
0 800
PS4S22C2BZ Pole 0 7 concrete base
Rv
LIIG
HTD
v
`��
N G
ti Lighting Inc
Racine Washington W 154o 3Avenue
6
1 800-236-7000
corn
www ruudlighting
Date 01/07/05
Filename 50107MO1 EDH a32
Layout by Enc H
Project Name Lake Elmo Bank
Project Location Lake Elmo MN
Project condl8ons that ddfer from otiose provided to Ruud MO Meg field resits
LwMnaire test procedures era condugad In a leborebcry environment
The customer is responsible br &dying compliance with eppOratis codes.
0
LAKE ELMO BANK
A T 0 0 3
GREELEY STREET
SIILLWATER, MN
MHnsen VT
Hansen
Architectural JAI
Group
1413E 14295 •56 Td 9320119D
Me 200 009324711340
717id0 W 3081 555.14503251®mm
1 HEREIN GERM' 111R TITS RM.
0000 11gx CR REPORT 8*0 PRIDMOD E7
IE OR MOM 87 OOECT SIRERYYSOK NO
DUI 1 Au A DULY UI IISFD Aof2unECT uaER
TIE MS OF 1HE SIRE OF 0013300.
x,
7000 Yp
RECSIRAiax IIIMEIt 18074
11E ARCHOELT 0=1 E comet 111E MOORS
MO MOB OF TIER NESPECTIM
0611101EHIS OF SINCE NO 9W1 REDIOI
ML (OO= 0A1. SLOUI0RY 2307 OTHER
RESERVED RCIOS, MUMS COP1132115 OF
111E MOOED = MOM
NO. DOCRIFII8I 110E
1 COY 9AMRAl 10d)
PROJECT WOOER 04477D WSC
TROD Eln
LL G®® 07• S PAETZEL
DOE V20N05
=A RR DOELRgi7.
c+AE51EA1®MoeAraURY_SU A TTAL
SITE
_ LIGHTING PLAN
CITY SUBMITTAL
A1.2
11-4
SLOPE CONCRETE PAD TO FRONT
1/r PER FT SEE STE PLAN FOR
CO GROL INNS.
e cat mum PARTED
PONIED COMPETE WALL
BRICK VENEER (10 1ATOI 10031
DIMES) OVER r CCNG HICK
3/4 DA BY 1 1/r DEEP
RECESSES FOR GATE CAE BOLTS
PROAOE 1WD EA01 AT CATE IN
CLOSED AND OPEN POSMON. FIELD
VERIFY EXACT LDGTIOS
r INN 5IE L POST PONIED
B DL PIPE BOLLARD CWICREIE
FILED, SET IN CONCRETE S-0'
BELOW GRADE, EMEND 4-0' MOVE
CRANE. PAIR 051N YEl10w
ENLARGED PLAN 0 TRASH ENCLOSURE
1/4 = 1 -0 NOTE. VERFY PLAN W/ SAWDTION COINER WIDE TO COST
8 —4
1
1.
��_IJ LL IJJi
REIEMNG SLEEVE FOR 1/4
BOLT W/ 5/15 DIME DAY. 3'
IDNG (O0LV)
1/4 CIA B. BOLT 7'
LONG -SET N SLEEVE w/ s/IB'
ASIDE Olt 3' LONG (GMY)
PREFIX. SETAE RAMC
BRIO( VENEER (10 WA10H TOWN
OFFICES) VIOL r CONC. BLOCK
MUSE FETTLE w/ VO+YL SLAT
INSERTS
CONCRETE F001DC5 FOR r
AND r STEEL PIPES
1 1/2' DAIL BY 3-0 CAE BOLT
(CiALV )
3/4 INN. STD. PIPE SLEEVE
TRASH ENCLOSURE ELEVATION
1/4 - 1-0
LAKE ELMO BANK
A TRADITION OF SERVICE
1
I
1
31
1
0
L
IV
CO
SIGNAGE ELEVATION
3/8 = 1 —0
K \JOBS\Lak ElmoBa k\ Ly_s bm Hal \O4437 Al 3 a y
1211I' I/O' AWL. SCA
W/ WHITE IETTEI6 ON
BWE ROUIA
04010LIH SHEIDI9ffE1B1G 10
REAR 'WOOD PAWING
ONLY
ADDITIONAL 12 ao11/r
SO4 10 READ '{20D.00
rate
ADDITIONAL 12Y0711/O
SIOA 10 REAR NAN
PARKING' SEE SITE
PLAN FOR DR MOM
STILL LOC TONS
5 SITED SIGN POST DR I
1 OII CALV POST
II DAVE 5 SLDED POST R00
II MOUND OR SET PIPE
MIST 114 CONC. BASE
1
12' 10 35
1 SIGNS TO BE A IM60O1 OF
12' tows'
E RED LETTERING ON WROTE FEND
1 91 DR E011AL DIMIEET6 GRADE
REFIECINE SHEETING ON ALUMNA
4. YOR M SHALL BE ND MOM
FIE LACE
1 SLAYS SHAG BE POSTED AT EACH
FAD OF DE TIRE ONE AND A LEAST
AT EVERY 75 FOOT INTEN& ALONG
NNE FIRE ONE
& ALL SKINS SHALL BE NUDE SIDED
FACING THE DIRECTION OF TRAVEL
(PERPENDICULAR W/ LDS).
7 POST SHALL. BE SET BACK A
1011111.111 00 tr BIT NOT IMRE DVS
x'PROWDE0100
0 FIE LANE SHALL BE 71000 ED DA
FRONT OF FlTE DEPARIENT
CONNECTIONS EKD)1ING 5 FELT ON
EACH ODE AND ALONG ALL AREAS
DESIGNATED ATED BY THE FOE CHEF
ADA ACCESSIBLE PARKING SIGNAGE
1/4 = 1-0
PRO4CE PTO.
0HEE10NR SYYBO.
AT EACH DEDINATED
HANDICAP PARKING
STALL
CE(TIER SYIBEL IN STALL
ALL LINES TO BE S WIDE.
S
57S
ADA ACCESSIBLE PARKING SYMBOL
FMK EXPOSED COARSE
(XD4-SLR AGGREGATE
-.,SLDPE "^'
l9
i
GOWN,.
,'-05(OEE
0-o' s-0' I 0.-0'
ADA PEDESTRIAN RAMP DETAIL
1/4 = 1 -0
0
LAKE ELMO BANK
A T 0 ON0 S C f
GREELEY STREET
STILLWATER, MN
Mohagen VT
Hansen INII
Architectural JILL
Group
1415 E W4Im10 00 AI OMNI=
9b 270 00119.4711310
Mpge Y1 76H1 wecrobsaccbcomese
1 HEROD C RIFY THAT D6 PAIL
SPE01d1MN 0R REPORT WAS PREPARED Br
ME OR IOW Iff DIRECT SUMMON. AND
THAT 1 Al A DULY LCEIFSED AR CIDECT MR
THE MS OF I00 500E of Ia0i500.
K,
Tom
REO6TRA XPI POSER 18074
ME AROOIECT SHALL BE DEEMED DE A011D6
0101 MESS OF DEW WHIM
O61RDENIS OF SERVICE ATM OVAL READ
ALL 0010111 M SWUM ATM ETHER
RESERVED 00415. DCWIDA OOPYIRi45 OF
DE AIDIOEO DOD1110NIS
No. DESO0P1RI DAZE
1 OTT' SANDAL VISID
PROJECT AMBER 04437.0 WSC
MIN Bh SPAEIZB.
LILTED Br S PAETB
DOE 1DNOS
COMER SECDRY
LVOWSSAKB3MOBAMItOIY-AJOMTTAL
SITE DETAILS
a CITY SUBMITTAL
A13
K\JOBS\lak ElmoBa k\ ty bmllal\04437J2 00W0
1111� n /�
0
OA2D
DEMO PLAN
1/18 = 1 -0
DLSINO 1FNA10S TO RFIUN
115-4
J1
0 1a
°FLOOR PLAN
1/14 = 1-0
0
GENERAL PROJECT NOTES
1 ORTER FURNEM® EOLPIEHT SUPPLIERS AFT TO COOIDDUTE FINAL LD001O1 OF
E0IPNENT AND DOMAIN WIN THE OWNER
2 FIFCFRIOIL GONFRACFOR & CABLE GO/ BROLAOR ARE RFSPO LSO E FOR REPAIRING ANY
MODE CALLED TO NAILS. F0M ES. CELDIGS EFL N THE COUISE OF THEIR
CONSFRI1C11011 F CONTRACTORS BEGIN WORK N AN AREA WITH E70500 DUCE THEY
ARE 1O p0E04ELY NOWT THE OWNER OR ASSUME REiP016®UIY OF SUCH OWNE
9
LAKE ELMO BANK
A T 0 Of 5 C
GREELEY STREET
STILLWATER, MN
Mohagen VT
Hansen
ArcMe
Group mup
1 10 c 9*aln 9d Td mm1Em
Sib m he 052411010
Stet
1AOnelc r maddeptessness
I IRIEBY CERTIFY PLR 116 FuN,
SPEGMIOF CR REDORF ITS PLEPARED BY
HE 0R LOOTED NY MELT SUPE&A501 Re
TNT I AN A DULY LSO® 05041ELT mTOLD
1)41 11IS OE DE SLATE OF Im8E0G
c/
1M0 N0
REOSIRAIIM OMER 18074
TILE AR08100 MAIL BE OEOBD DE A006
Alm OW1E1S OF 11R71 RE4EONE
IRSIRINEN6 OF S000 AND OPAL REDO
ALL CO1N01 LA1 S01OTORr AND OTHER
MEWED m01I5, 010U®C 081mO0S OF
DE ROOED 000UEl8S
NO OESOEP000 DATE
1 01T A8AWRAL Ms
PLmH,T HAMER 04070 WSC
IRON Br' K SQ01LOT6
OEOLFD EUP S. PA[TB
OM 1)1800
COMER MEOW
LMODSW IBIMOWRW1Y3lRMRA1
EXISTING BLDG
FLOOR PLAN
CITY SUBMITTAL
A20
59-4
12-0
W
ONFERENCE
OFFICE
L_
)FFICE®
OFFICE
1
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IJ
1/I/1/11
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DD
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co
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1
L_
0
0
I I
L_J
v
➢
v
WORK
➢
a
PROPOSED BANK BUILDING FLOOR PLAN
3/16 = 1 -0
GENERAL PROJECT NOTES
1 Ma FURNISHED Eq➢PYQi 91PPPEA4 ARE TO COORDINATE FINAL LOCA110N OF
EOUPYFM ND INSTALLATION M TH 11E OWNER
2 D.101W 1. CONRRACIOR tr CABLE CINTRACIOR ARE RESPOIS9E FPI REPAIRING NM
DAWOE CAUSED 10 WALLS, FINISHES, CELNGS ETC, N 1HE Cl)DS< OF DOR
CONSTRUCTION. 10 CONIRACIOFS BOW MORN N AN AREA WITH COSMIC DATUM MY
ARE TO 011E3.1M0LY NOTIFY DE OM10R OR ASSUME RESPOFSOLITY OF SUCH NOSE
0
LAKE ELMO BANK
AT or re ors et
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STILLWATER, MN
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PLANNING APPLICATION REVIEW FORM
CASE NO SUP/05-06
Planning Commission Date February 14, 2005
Project Location 239 East Nelson Street
Comprehensive Plan Distract Central Business Distnct -
Zoning Distnct CBD
Applicant's Name Steve Bremer, 401 Main Street, LLC
Type of Application Special Use Permit
Project Descnption A special use permit for a single family residence
Discussion
The applicant is requesting a special use permit for a single-family residence The proposal is to
modify an existing building at 239 East Nelson Street, and to add a third story The applicant
states in the attached letter that in order to make the building function properly they will add a
third story A third level would make the building 34 feet high The proposed building would
have two stones of living space, with a possible patio, and the first story would be a tuck under
garage There will be three off street parking spaces for the residence, two of them will be above
by the edge of the retaining wall and one will be behind the residence, as well as the tuck under
garage The third floor addition walls will replicate the existing stonewalls The roof will be flat
to match other commercial buildings in the area There will be coach like lights at the main
entry on the east side of the structure The trash enclosure is located to the east of the front of the
building The enclosure will be made of the same material the tuck under garage door is made
of
Recommendation Approval with conditions
Conditions of Approval
1 All revisions to the approved plan shall be reviewed and approved by the Community
Development Director
2 Match stone addition with the existing building stone
3 The trash enclosure shall be made of a sturdy opaque masonry matenal, with trash
receptacles screened from view and compatible with the color and matenals of the
project
4 No roof equipment shall be visible to the general public
5 All gutters, downspouts, flashings, etc shall be painted to match the color of the adjacent
surface
6 Construction projects shall conform to the City's Noise ordinance
7 Drainage plan reviewed by City Engineer
T
Findings
The proposed use will not be injunous to the neighborhood or otherwise detnmental to the public
welfare and will be in harmony with the general purpose of the zoning ordinance
_ Attachments Application Form/Letter from Applicant/Site Plan/Elevation Drawings
HPC Action 2/7/05 Approved +5-0 with Condition
8 New windows shall be 2 over 2 with stone overhead and stone sills
PLANNING ADMINISTR"iION APPLICATION FORM
Case -No
Date Filed
Fee Paid
Receipt No
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
ACTION REQUESTED
X Special/Conditional Use Permit
,
Vanance
Resubdivision
Subdivision*
Comprehensive Plan Amendment*
Zoning Amendment*
Planning Unit Development *
Certificate of Compliance
The fees for requested action are attached to this apphcat►on
*An escrow fee is also required to offset the costs of attorney and engineering fees
The applicant Is responsible for the completeness and accuracy of all forms and supporting material
submitted In connection with any application All supporting matenal (1 e , photos, sketches, etc )
submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of
supporting material is required If application is submitted to the City Council, twelve (12) copies of
supporting material is required A site plan is required with applications Any incomplete application or
supporting matenal will delay the application process
PROPERTY IDENTIFICATION Address of Project N
9 �GS4- '-`Se." Sf Assessor's Parcel No a?7��l
03%74/0/3�
(GEO Code)
Zoning District C d5O Description of Project J`eS
"I hereby state the foregoing statements and all data, information and evidence submitted herewith -in all
respects, to the best of my knowledge and belief, to be true and correct 1 further certify 1 will comply wit!
the permit if It is granted and used "
Property Owner 4fd 2 l 14) S LL C. Representative
Mailing Address 216' co --Li— etsc-.... s1-,,r Mailing Address
City - State - Zip sT 600,,t, 'SC( O? City - State - Zip
Telephone No (a fc - 2 Z- ( 85t 9 Telephone No
Signature Signature
(Sign ture is required) (Signature Is required)
SITE AND PROJECT DESCRIPTION
Total Building floor area Zoo square feet
Existing L'oQ square feet
Feet Proposed ?oo , square feet
3y 1 Paved Impervious Area square feet
No of off-street parking spaces -3
Lot Size (dimensions)Q x 60
Land Area
Height of Buildings Stories
Principal 3
Accessory
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402 Main Street, LLC
215 Wabasha Street South
Saint Paul, MN 55107
651-224-1191
January 28, 2005
To Whom this may Concern,
As part of our original marketing plan, 402 Main Street, LLC is
selling the building at 239 East Nelson Street as a residence In
order to make it function properly we would like to add a 3rd story
which would make it approximately 34' high from the street level It
would be 2 stories of living and a garage There would be 3 off street
parking spots per the plan The 3rd floor walls will have a stone
veneer and the roof will flat to match the other buildings in the
project
Respectfully,
Stephen C Bremer
CONCRETE CURB
BUILDING LOCATION
The Annex
239 Nelson St
Stillwater MN
EAST NELSON STREET
GARAGE DOOR
ENTRY LIGHT
ENTRY DOOR
PARKING
PROPERTY UNE
PARKING
L,
CONCRETE SIDEWALK(
GATE
RETAINING WALL
tej BREMER
CONSTRUCTION INC
215 Wabasha St. S
St Paul MN 55107
PH 651224-8319
FAX 651 224-0059
Job Location
The Annex
239 East Nelson St.
Stillwater MN 55082
Date
I
1/28/05
Scale I
NONE
SITE
PLAN
11 L
1
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L
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EL 122 -10
FIRST LEVEL
EL 111 -5
GARAGE LEVEL
EL 100'-0"
NEW
CONSTRUCTION
4111
EXISTING
itilBREMER
CONSTRUCTION INC
215 Wabasha St. S
St Paul MN 55107
PH 651224-8319
FAX 651 224-0059
Job Location
The Annex
239 East Nelson St.
Stillwater MN 55082
Date
I
1/28/05
Scale
1/8 = 1 0
FRONT
ELEVATION
Memo
To: Planning Commission
From Steve Russell, Community Development Director /1--
Date February 11, 2005
Subject Consideration of Development Concept for Phase III Annexation Area
Palmer Property
Background At your January 10, 2005 Planning Commission meeting, Comprehensive
Plan Policy for the Phase III City expansion area was presented along with a power
point presentation showing general site conditions
Review Process At this time, the developer of the Palmer Property would like to
annex and develop the Phase III area The Orderly Annexation Agreement allows for
the annexation of this area after January 1, 2002 (see sections 4 07 and 4 08 of the
Orderly Annexation Agreement attached)
The task for the Planning Commission tonight is to review the proposed plans for
consistency with City Comprehensive Plan Policy and zoning requirements Staff
comments are provided to assist with proposal review The developer can then work
with the Commission and make project changes or refinements to obtain Planning
Commission approval The recommended plans will then be reviewed by the Joint
Board and City Council
When it is determined that the proposed development is consistent with City planning,
zoning and environmental requirements, planning permits (Comp Plan, zoning,
subdivision, PUD) will be heard by the Joint Township/City Planning Board and City
Council This process is different then other areas of the City because of the Orderly
Annexation Agreement with the Township
Tonight's meeting is a public meeting but not a public hearing Comments from the
audience can be considered by the Commission as a part of their review so that public
concerns can be addressed at this early date in the development review process
Comprehensive Plan Review The City's Comprehensive Plan was adopted in 1996
Since that time, two major growth areas have been annexed So far, development
approval has been given to five developments totaling 1,085 housing units Of that
number, 429 are small lot single family, 198 large lot single family and 398 attached
single family The attached single family is higher then originally planned due to the
Crossings Development (142 HU's) and Settlers Glen (160 HU's) condominium
developments In addition, 350 multifamily condominiums have been recently approved
in the Downtown
The orderly annexation agreement calls for a maximum of 120 building permits issued
per year As of January 2005, 967 permits have been issued (see attached report)
r T
Environmental Review An Alternative Urban Areawide Review (AUAR) that was
prepared for the Comprehensive Plan used a total of 1,270 housing units in the City's
annexation area (see attached table)
The AUAR assumptions for the Phase III development area will have to be reviewed to
see if it the report adequately considers the impacts of this development
Land Use Map The Comprehensive Plan land use map for the development area is
attached The map shows three land use designations for the area Large lot single
family, small lot single family and attached Land use acreage for existing land use and
proposed development are listed below
Land Use Comparison
Comprehensive Plan
Attached Single Family
Single Family, large lot
Single Family, small lot
Land Use Designations
15 acres (1)
25 acres
77 acres
Proposal Plan
Attached Single Family 17 2 acres
Single Family, large lot 513
Single Family, small lot 0
(1) Gross land area
(2) Net developable land area (does not include private open space)
The land use figures can not be directly compared because the Comprehensive Plan
land use acreage are gross acres and the developers acreage are net developable
acreage
However, the proposed acreage can be compared at a general level The developer's
proposal has no single family, large lot areas and the attached single family area is
larger and the development density higher than the 6 du/acre attached housing of the
land use plan
CdAcat-�11 �,�,
SECTION FOUR
TIMING OF ANNEXATION OF PHASES
4 01 Under no circumstances will the growth in the Orderly Annexation Area exceed a
cumulative total of 120 dwelling umts per calendar year measured from the year 1996
as year one This limitation shall apply to the issuance of buildmg permits The City
shall provide a written report to the Joint Board on July 15 and January 15 of each
year commencmg m 1997 identifymg the number and location of building permits for
new residential dwellmg umts issued during the previous six months
4 02 Phase I property will be annexed to the City after the execution of this Agreement
The Mumcipal Board shall order annexation of the Phase I property within thirty (30)
days following receipt of this Jomt Resolution
4 03 Phase II property may be annexed by the City filing a Resolution with the Mmnesota
Mumcipal Board any time after January 1, 1999
4 04 Phase III property may be annexed by the City filing a Resolution with the Minnesota
Municipal Board any time after January 1, 2002
4 05 Phase IV property may be annexed by the City filmg a Resolution with the Minnesota
Mumcipal Board any time after January 1, 2015
4 06 The City may annex Phase II property pnor to January 1, 1999 provided that the
accelerated growth does not exceed the one hundred twenty (120) dwelling units per
year limitation
The City may annex Phase lII property prior to January1, 2002 provided that a) the
accelerated growth does not exceed the one hundred and twenty (120) dwellmg units
per year limitation, and b) that seventy-five percent (75 %) of the net developable area
of Phase I property annexed to the City has been platted and developed mto occupied
residential dwellings
The City is free to deny an annexation or extend the tunmg of a phase at any tune at
its sole discretion This Agreement does riot confer any nghts upon any individual
property owner to require the City to annex his or her property
4 09 As an exception to the Phasing Schedule, the City may annex property not described
m Phases I, II or lII by Resolution if the property is adjacent to the City, is petitioned
for by one hundred percent (100%) of the property owners within the area to be
annexed and if the resulting annexation will not create a level of growth that exceeds
the one hundred twenty (120) dwelling umts per year lumtation
•
®T r � n 1,0 1996 � 1 32PMMMCCOMBS FRANK ROSS
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80th Street
1 25P.%
McCombs Frank Roos
15050 23rd Ave. N
Plymouth, 191 5544?
612/476-S010
Fax 61247E-B532
Associates. Inc
Engineers
Planners
Surveyors
ea
EXHIBIT
D
CITY & TOWNSHIP
OF STILLWRTER
ORDERLY ANNEXATION
AGREEMENT
Stillwater AnnexatronArea AUAR May 6 1997 4(J4/'Z_
The maps listed below are included at the appropnate section of this document
• Figure 5-1 Project Location A map mdicating the project location and its regional
context
• Figure 5-2 Project Boundaries A map depicting the project boundary of the
Stillwater Annexation Area _
• Figure 5-3 Existing Zoning A map showing current zoning in and around the
Stillwater Annexation Area
• Figure 5-4 Existing Land Use A map showing current land use in and around the
Stillwater Annexation Area
• Figure 5-5 Proposed Land Use A map showing proposed land use in the Stillwater
Annexation Area
6. Description
For each major development scenario covered in the AUAR, a
description should include at least the following
a. anticipated types and intensity (density) of residential and
commercial/warehouse/light industrial development throughout
the AUAR area,
The AUAR will analyze one development scenario the Proposed Land Use Plan adopted by the
City for the Annexation Area m the 1995 Comprehensive Plan The AUAR will use a
maximum, or "worst case", assumptions for land use densities and intensities The proposed
land use from the City's Comprehensive Plan is as follows
TABLE 6-1
PROPOSED RESIDENTIAL USES IN THE ANNEXATION AREA (/
Residential Net Number of
Uses Acres Density* Units
Single Family
Large Lot 475 2 u/a 475
Small Lot 202 4 u/a 605
Attached 27 6 u/a 190
Multifamily 0 15 u/a 0
Total 705 1 8 u/a (avg) 1,270
Source City of Stillwater Comprehensive Plan (1995-2020), 1995, Figure 9, page 3-4
* Net of wetlands, road nght-of-way
3
Major Expansion Area Project Approval (Housing Units)
Since Comprehensive Plan Adoption, 1996
Large Small 1
Lot Lot Attached Multi Total
Phase I (1997)
Legends 37 95 0 132
Liberty 137 125 60 322
Stillwater Crossings 0 0 142 142
Long Lake Villas 13 0 36 60 109
Phase II (2001)
Settlers Glen 11 209 160 380
Total Units 198 429 398 60 1,085
MEMO
To Jomt Board
From Steve Russell, Community Development Director
Subject Expansion Area Buildmg Permit Update for 2004
Date February 10, 2005
For calendar year 2004, buildmg permits for106 housmg umts were issued The table below
shows total expansion area buildmg permit activity for the 1996-2005 period The orderly
annexation agreement allows building permits for 120 housing units per year or 1,200
Year Permits Issues Permits Allowed
1996 0 housing units 120 housmg units
1997 0 housing units 120 housmg units
1998 13 housmg units 120 housmg units
1999 104 housmg units 120 housmg units
2000 201 housing units 120 housmg units
2001 228 housing umts 120 housmg units
2002 172 housmg units 120 housmg umts
2003 142 housing units 120 housmg units
2004 106 housmg units 120 housmg umts
2005 (January) 1 housmg unit 120 housmg units
Total 967 housing units 1,200 housmg units
For 2004, 220 permits were available for issuance, 100 carryover and 120 for the 2004
allocation
Recommendation Receipt of annual buildmg permit report
Attachments Orderly Annexation Section 4 01
Z
S
N
U
COMPREHENSI E PLAN LAND USE MAP
6
LARGE
LOT
RESIDENTIAL
MCKUSICK ROAD NORTH
SMALL
LOT
RESIDENTIAL
SHIE
MCKUSI6K--ROAD--NORTH
ATTACHED
SINGLE
FAMILY
O
Gt-EN
COUNTY ROAD 84
����: 7000
Other Comprehensive Plan Policies
Comprehensive Plan Policy Review for Phase III Development A review of the
Comprehensive Plan policies indicates that several policy areas apply specifically to this
site as listed below
Since the Comprehensive Plan was adopted by the City in 1996, an additional trails plan
and greenway plan for buffering the boundary between the City and semi -rural
township area has been approved Both plans are attached and should be implemented
by this development
Page Community Character
2-4 Special views, Brown's Creek View Corridor - From TH 96 looking SE
2-5 Build new streets at a scale comfortable to pedestrians
2-5 Encourage public and private landscaping along major streets
2-5 Establish neighborhood identify (In new development) through subdivision
design
2-5 Create district, identifiable neighborhoods with neighborhood focal points
2-5 The City shall make every effort to preserve heritage trees and major groves
and woodlands
Land Use
3-1 Maintain Stillwater as a separate and distinct community distinct from
surrounding areas
3-1 Create new interesting quality designed neighborhoods that relate to their
natural settings and surroundings, developed areas, protect natural resources,
provide central parks and open spaces and are interconnected by trails to
neighborhood and community destinations
3-1 A green belt shall be established around the ultimate Stillwater planning area to
separate suburban and urban areas from semi -rural and rural Washington
County areas
3-5 Screen views from Dellwood Road, Manning Avenue using existing vegetation
and land forms, new landscaping, wetlands and greenways
3-5 Use wetlands, woodlands, windbreaks and sloped area to form a natural
framework and help define new development
3-5 Coordinate the planning and phasing of new development of the urban rural
transition planning area with Stillwater Township
3-5 Use land use intensities of the land use plan as a basis for actual new
development
3-5 The City strongly supports measures to preserve natural resources and open
space areas and maintain the areas unique natural and historic character
3-6 Develop an overall greenbelt planting plan for the greenbelt buffer area that
defines and separates the City of Stillwater from Stillwater Township and Grant
3-6 Implement the land use plan by zoning lands consistent with the land use plan
designations
3-6 Require planned unit developments to coordinate parks and trail development,
traffic systems, buffering and application of design guidelines
Land Use Plan Designations
Single Family, Large Lot. Up to two (2) dwelling units per acre (net) This
designation applies to areas in the URTPA away from existing City boundaries
where natural resources or environmental constraints dictate a lower density
This density is Tess than Oak Glen
Single Family, Small Lot Up to four (4) dwelling units per acre (net) This is
Sitllwater's older, typical residential density similar to residential areas before
1950
Single Family, Attached Up to six (6) dwelling units per acre (net) This is
the density found in recent townhouse developments in Oak Glen and along
County Road 5
Transportation
4-1 Make it easy and convenient to travel around Stillwater, tie allowable new
development to the capacity of roadways, prevent intrusion of nonresidential
traffic in neighborhoods when possible and develop a comprehensive sidewalk,
trail and bikeway system
4-12 Develop and implement a sidewalk/pathways component program for the
existing City and new developing areas
Natural Resources
5-1 Create a natural resource open space system that preserves open spaces within
and outside the City of Stillwater
5-3 The City shall allow limited controlled public access to sensible habitat areas that
would be imported by public access
5-3 Develop specific trailway plans for the existing connected to URTPA trails
surrounding Stillwater
5-4 Develop a City-wide trail system that links open space, natural areas and parks
5-4 Require trails to be installed as a part of public facility improvements for new
development
Implement existing environmental protection ordinances as a part of specific plan
preparation and subdivision or PUD review
Housing
6-1 Provide choice of housing types and densities suitable to meet the needs of the
young, locally employed and elderly through zoning and land use planning
Use the land use map to designate residential sites appropriately located for a
range of housing densities
8-2 Bring the amount of Stillwater's park land into compliance with the City's adopted
minimum standards (community park land at three (3) acres per 1,000
population and neighborhood park land at seven (7) acres per 1,000 population),
ten (10) acres total park per 1,000 population
8-2 The City shall require all new development to dedicate land or pay a park fee
according tot he Park Dedication Policy
The City shall obtain and develop new public parks at a rate consistent with new
residential development
8-3 The City shall promote private open space and recreation facilities in large scale
residential developments in order to meet a portion of the open space and
recreation need that will be generated by the development
Use the development planning review process to provide private open space and
recreation facilities
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City of
ate
Engineering Deparimenl
TRAIL IMPROVMENT
MAP
EXISTING TRAILS
2001-2003 TRAIL IMPROVEMENTS
2004 IMPROVEMENTS
2005-2006 FUTURE IMPROVEMENT
2007-2009 FUTURE IMPROVEMENT
CONCRETE SIDEWALKS
SCHOOLS
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• Sodith Twin Lake
South Twin Lake is classified by the DNR as a natural environmental lake (highest
quality lake) requiring large lot standards (1 acre) and 150 foot setbacks around the
lake (see attached regulations) The proposed development does not reflect those
standards One reason for moving the attached housing away from the lake is to
reduce the impacts on the lake and address the large lot shoreland requirements
The development plan was preliminarily reviewed by the Fire Department, City Engineer
and Transportation Planner The plans were sent to Washington County Public Works,
MnDOT and DNR for comment No comment has been received as of this meeting
The comments are listed below
Fire Department
• Concerned about road width
• No private streets
• Concern for guest parking for attached housing
• All roads minimum of 28 feet
• All attached housing sprinkled
City Engineer - see attached memo
Transportation Planner - see attached Expansion Area Traffic Study
recommendations Comments from the Transportation Planner will be presented at
meeting time
Project Design Comments
• The long line of building should be broken up by landscaping
• Change building orientations or arrangements
• Thirty foot building setbacks for all pedestrian trails
• Pedestrian trail extended around the lake
• The attached housing be rearranged to create a more interesting design
• Attached housing focusing Brown's Creek be redesigned to show more interest as
viewed from Brown's Creek
• Sidewalks on all streets
• Use retention areas as usable private or public open space
• Integrate more open space into developed area
• Provide interpretative trail along Brown's Creek
• See attached design suggestions for consideration
• See comments from Development Design Meeting January 27, 2005
• See comments from Sue Fitzgerald on landscape design
Further Review Based on this initial Planning Commission review, the developer can
prepare a response and plan changes to Commission and staff comments
City community development and other department staff are available to meet with the
developers to clarify comments or consider changes in the plan
Attachments Project plans (distributed by developer)
i
o
ZONING
use arrangement or construction at
variance with that authorized per
mit is a violation of this subdivision
(4) Shoreland classification system and lana
use districts The public waters of the city
have been classified consistent with the
criteria found in Minnesota Regulations
part 6120 3300 and the Protected Waters
Inventory Map for Washington County
Minnesota as follows
a L
1 Natural environment
South Twin Lake (82 19W)
y2 Recreational development
Long Lake (82 21P)
3 General development
Lily Lake (82 23P)
Lake McKusick (82 20W)
4 Streams and rivers
Brown s Creek and its tributar
les
b Land use districts for lakes All lands
within shoreland areas in the city
shall be designated as a residential
use district The following uses are
permitted
1 Permitted uses
1 Single family residential
11 Parks and historic sites
in Agricultural cropland and
pasture
2 Uses permitted with a special
use permit Cluster residential
development with the density
not to exceed the development
regulations of the zoning des
tract
c Land use districts for rivers
1 Permitted uses
1 Single family residential
11 Parks and historic sites
2 Uses permitted with a special
use permit Cluster residential
development with the density
5-,,,,,,, T',' 4Kew
311
not to exceed the development
regulations of that zoning dis
tract
(5) Zoning and water supply sanitary prove
-- -sions Sanitary provisions for zoning and
water supply are as follows
CD31 113
a Lot area and width standards The
lot area and lot width standards for
single family residential lots created
after the date of enactment of the
ordinance from which this subdivi
sion derives for any lake and river/
stream classification are the follow
ing
1
2
Unsewered
lakes
Natural envi
ronment
Recreational
development
General de
velopment
Sewered
fakes
Area
2 5 acres
2 5 acres
2 5 acres
Width
(in feet)
(Natural envi
ronment
iRecreational
development
General de
velopment
40 000
square feet
20 000
square feet
15 000
square feet
200
200
200
125
75
75
(6) Placement of structures on lots When
more than one setback applies to a site
structures and facilities must be located
to meet all setbacks
a Structure and onsite sewage system
setbacks from the ordinary high
water mark Structure and onsite
sewage system setbacks from the
§ 31 1 STILLWATER CODE
ordinary high water mark are as fol
lows
Classes at
Public Waters
Lakes
Muvi ral Pnrnn
ment
Recreational de
velopment
General develop
ment
Unclassified wa
ter bodies
Rivers
Tributaries
Struc
tures Setterea
Unseitereo (feet)
200 150
100 75
75 50
75 50
200 150
200 150
Sewage
Treat
ment
System
150
75
75
75
150
50
b Additional structure setbacks The
following additional structure set
backs apply regardless of the class'
fication of the waterbody
Setback From
Top of bluff
Setback
(in feet)
40
(7) Design criteria for structures Design cri
terra for structures are as follows
a High water elevations Structures
must be placed in accordance with
any floodplain regulations applica
ble to the site Where these controls
do not exist the elevation to which
the lowest floor including the base
ment is placed or floodproofed must
be determined as follows
1 For lakes by placing the lowest
floor at a level at least three
feet above the highest known
water level or three feet above
the ordinary high water level
whichever is higher
2 For rivers and streams by plac
ing the lowest floor at least
three feet above the flood of
record if data is available If
data is not available by placing
the lowest floor at least three
feet above the ordinary high
water level or by conducting a
CD31 114
technical evaluation to deter
mine effects of proposed con
struction upon flood stages and
flood flows and to establish a
flood protection elevation Un
der all three approaches tech
nical evaluations must be done
by a qualified engineer or by
drologist consistent with the
county floodplain management
ordinance If more than one ap
proach is used the highest flood
protection elevation determined
must be used for placing struc
tures and other facilities
b Stairways hits and landings Stair
ways and lifts are the preferred al-
ternative to major topographic alter
ations for achieving access up and
down bluffs and steep slopes to shore
areas Stairways and lifts must meet
all of the following design require
ments
1 Stairways and lifts must not
exceed four feet in width on
residential lots
2 Landings for stairways and lifts
_ on residential lots must not ex
ceed 32 square feet in area
3 Canopies or roofs are not al
lowed on stairways lifts or land
ings _ _
4 Stairways lifts and landings
may be either constructed above
the ground on posts or pilings
or placed into the ground pro-
vided they are designed and
built in a manner that ensures
control of soil erosion
5 Stairways lifts and landings
must be located in the most
visually inconspicuous portions
of lots as viewed from the sur-
face of the public water assum
ing summer leaf on conditions
whenever practical and
6 Facilities such as ramps lifts
or mobility paths for physically
•
•
•
Memorandum
To Steve Russell, Community Development Director
From Klayton Eckles, City Engineer f,,11 ✓
Date February 11, 2005
Subject Engineering Review of the Palmer Property
The submittal for the Palmer Property includes significant information concerning the
engineering and design elements of the project The developer has submitted street lay outs,
grading plans, proposed utility locations, storm water features, roadway designs, erosion
control plans and trail plans Engineering staff has performed some cursory review of these
documents, but the Planning Commission should be aware of the fact that the engineering
department has not approved any of these documents or given them extensive review
These documents do show that the concept, or something similar to it, does appear to be
viable from an engineering perspective The Engineering Department deemed in not
appropriate to complete a major and extensive review of submittal until there is some indication
that the plan is viable from the planning sense After planning review and a resulting plan that
meets land use, zoning, environmental, regional transportation and community goals and
objectives, a detailed engineenng review would take place
Some of the engineering issues that we will be looking at in greater detail that may need
greater refinement include
• Overall site grading
• Boundary conditions
• Storm water management
• Pond and infiltration basin design and location
• Sidewalk and trail design, location and construction methods
• Wetland impacts, preservation and mitigation strategy
• Tree protection strategy
• Park construction, landscaping and restoration methods
• Utility service to entire region
• Environmental protection for wetlands, the lake and the creek
• Construction phasing
• Project access routes
• Project accommodation of neighboring properties
• Traffic control and other transportation related issues
Engineering won't provide any specific comments to the Planning Commission at this time,
however, I do suggest to the Planning Commission that if area property owners have comments
concerning these issues, we encourage and welcome them to provide these comments to the
City and the developer early on
•
PUTMA i PLANNING & DFSIGN
LANDSCAPE ARCHITECTURE • LAND PLANNING • RESIDENTIAL DESIGN • GRAPHIC DESIGN ARCHITECTURAL. ILLUSTRATION'..
MEMO
Date 27 January, 2005
To Steve Russell, Community Development Director
City of Stillwater, Minnesota
Re PALMER & SONNEN SITE,
STILLWATER MINNESOTA
On Thursday January 20th, Steve Russell, Klayton Eckles and I met with Jay Liberacki and Bob
Swamk,representing US Homes, to discuss issues relating to the Palmer and Sonnen properties The
following items are noted
1 Jay and Bob presented an overall grading plan, site plan and four housing types proposed for the
project It was noted that the information presented was conceptual in nature and meant to bring
out discussion topics No final decision on exact house plans or elevations has been made at this
point
2 The housing types consist of two single-family detached products and two attached products The
large lot single-family product (or Glendalough senes) will be on 75-80 x 130 foot lots +/- Five dif-
ferent plans were presented, each with three options for front elevations Three different plans and
front elevations were submitted for the small lot single-family product (or Lifestyle senes) The first
attached product, (Metropolitan Collection) was presented in concept form with partial sample floor
plans, partial front, rear and side elevations The second attached product (Summit Townhome) was
still under development but images in the form of an aerial sketch and a set of working drawings
from similar products were shown
3 The products that successfully introduced variety in terms of massing, color and materials were
found to be most favorable This could be accomplished through vaned roof shingle colors, different
siding colors, and different design themes in the single-family detached products With the attached
products, the most favorable designs broke up the large mass of the buildings by jogging wall
planes, changing materials and colors at individual uruts, and emphasizing the individual entry to
each urut
Towns:Neic hbor foods. Iuildincis. Parks & ' laces: Strategies.. • :... P:L A N NING.
DESIGN. IDE.NTITIES:` Y1ARKETING FACILITIES%T00LS
11
6'19:31(1 St Stiitc 31U, Hu iso)I; WI '5-1016 • pl imu (715)381182i)'I, • I )x (7.15) 381'- 'utmg)il)lannm iliiip tin<�i:cc)rii
'L)i''(\Sion ii�Y 72-1liivusltl DriVC, N' lud,on1\ I <'• p1)outr: (i1S_)3,V-),�{7 • •. 1 i\hili�l'utmui(!�Sp��ttif�i'iict�
i
Page 2 of 2 Jan 27 2005
4 There was considerable discussion about how to add variety of massing and viewshed into the
streetscape It was noted that the majority of the buildings were the same size (number of units) and
the same distance apart It was suggested that the site plan be reworked to provide more variety in
this regard
5 The Summit Townhomes need to address the lack of variety and absence of outdoor placemakmg
at the rear elevations The units that back up to Browns Creek will be in a large public viewshed and
should have "street -like" attention to detail
6 The apphcants indicated that they would be submitting floor plans of all the housing products, as
well as all exterior elevations Each structure should address all four sides of the building with smu-
lar use of materials color and level of detail Once this information is subnutted a more detailed
review of the products could begm
Respectfully submitted,
Roger Tomten
Sc Design Assoc
Putman Plannmg and Design
4.1:.': DSCAPF ARC HIrrL1 Rl:.•, L NU'PLANNING‘%' NEIGHBORHOCD' RESIDEN IIAL;'''CIVIC•N DLSTIN FTION DESIGN• "..0 RAPHIG'DESIGN'•..
MEMO
To Planning Commission
From Sue Fitzgerald, City Planner
Subject Phase III Development — Palmer Property — Site Plan and Landscape Plan
Recommendations
Date February 14, 2005
The Planning Commission reviewing Phase III Development — Palmer Property Staff has
reviewed the proposed site development plans and would like to make the following
comments
On February 9, 2001 The Commission adopted the attached Expansion Area Landscape
Manual Dellwood Road (Highway 96) fronts the Phase III Development and is in the area
described in the manual The manual offers landscape recommendations for expansion
areas of Stillwater, the applicant should review the manual in accordance with the
proposed project Staff has concerns that the manual is not being implemented The
manual delineates the corridors of Manning Ave, north of Highway 36 to Dellwood Road,
and Dellwood Road east to Highway 95 and makes recommendations for landscaping of
specific sites An example of a site is Wetlands The manual states "Trees, shrubs,
wildflowers and grasses that tolerate saturated soils should be planted near the wetlands to
increase the diversity of species and improve habitat quality" It's this type of
considerations that need to be seen The Stillwater Comprehensive Plan addresses the
Dellwood Road, Manning Avenue area It says that the views from both roads are to be
screened with_ existing vegetation and landforms, new landscaping, wetlands and
greenways
The Site Plan shows massive housing with tittle relief of green space areas within the
development Greenways and neighborhood parks/green spaces should be developed The
proposed plan shows virtually no `neighborhood' parks The entrance road that leads to
Neal Avenue is long and unmterrupted They should look at the conceptual design of the
over all plan in terms of the Comprehensive Plan The Comp Plan states that community
character would be created in new interesting quality designed neighborhoods
The Landscape Plan for Phase III is a preliminary plan and will need to be developed
farther At this level of development, the plan shows a streetscape plan It does not show
clustering of trees within the development, landscaping of the trails, nor does it show
screening of the surrounding residents
Attachment Stillwater Greenway Corridor Landscape Recommendations
MEMO
To Planning Commission
From Steve Russell, Community Development Director
Subject Expansion Area Greenway Comdor Design Recommendation
Date February 9, 2001
The attached landscape manual has been developed by Kathy Widen, City Forester, and Sue
Fitzgerald, Landscape Architect, for the design of the Greenway Comdor encircling the City
expansion area (CR 15 and TH 96)
The manual reviews the entire comdor and suggests landscape themes including tree and plant
matenals for each of the areas
The manual would be used and implemented as projects proceed in the study area
Recommendation Approval
Attachment Stillwater Greenway Comdor Landscape Recommendations
2-//ZlO /
/-z) ____
Stillwater Greenway Corridor
Landscaping Recommendations
Guidelines for Greenway Landscaping
Coordination with Existing Terrain Features
Use of Naturalistic Plantings and Native Plants
Enhancement of Wildlife Habitat
Blending Into Residential Landscaping
Provision of Screening Where Appropriate
Incorporation of Rest Stops & Parking
Coordination with Existing Terrain Features Effort should be made to coordinate the plantings with the existing terrain features,
such as slopes, low areas and wetlands Plants will be chosen which will grow in the existing terrain and will be planted so as to
enhance vistas seen from both the roadway and the trail
Use of Naturalistic Plantings and Native Plants It is desired that the plantings have a natural look which blends into the
surrounding landscape features so as to enhance the aesthetics of the trail Planting trees and shrubs in groups, rather than m rows,
will help achieve this effect Trees and shrubs may also be planted at a closer spacing than for formal landscaping The use of native plants will provide a more natural look and will also ensure that the landscaping requires little maintenance after it is established 1
Enhancement of Wildlife Habitat Planting native plants along the greenway corridor will enhance wildlife habitat by providing
food, cover and nesting sites for mammals and birds Predation of plants by deer, rabbits and voles can be a problem, so some plant
species will be chosen which are not as palatable to these animals Habitat will be enhanced mainly for songbirds and ground nesting
birds such as pheasants
Blending Into Residential Landscaping Where the greenway is near residential areas, the plantings will be changed slightly to
blend more with the residential landscaping Use of improved cultivars of native trees and shrubs, as well as hardy perennials and
ornamental grasses will be appropriate for these areas
Provision of Screening Where Appropriate In some locations, particularly in areas where there are residential developments, some
type of screening may be desired to create more privacy for both trail users and development residents In these areas, raised berms
as well as use of evergreens for year-round screening may be indicated
1
Incorporation of Rest Stops & Parking Areas Use of the trail will be enhanced by placement of several rest stops and parking
areas within the greenway corridor These areas will facilitate picnicking, trail access and loading and unloading of bicycles
Landscape Recommendations for Specific Site Categories
"Old Field" - these are areas which were previously cropped or grazed but which now are no longer used for agriculture Some areas
contain native wildflowers and grasses but most of the dominant plants consist of introduced, non-native species Some old field areas
contain fast-growing, pioneer tree species These treed areas could be interplanted with other native species such as oak to increase
species diversity and longevity The open areas would lend themselves very well to planting of prairie wildflowers and grasses Some
of the open areas could be used for rest stops and parking areas for trail access Trees could be planted to provide shade for picnickers
and vehicles
Residential Areas - some areas along the trail have already been developed as residential areas with single-family homes More
development is likely along the greenway corridor In these areas, improved cultivars of trees and shrubs could be used These
cultivars usually have better form, flowering and fruit production than the native plant species Perennials and ornamental grasses
could also be used Attached are plans and plant lists for landscape designs tor Suburban Garden, Native Shade Garden, Evergreen
Shaded Garden, Wet Meadow Garden, Prairie Garden, and Lakeshore Upland Garden These designs utilize native plants and are
planned for aesthetics, low maintenance, erosion control and enhancement of wildlife habitat
Natural Areas with Trees - in some areas there are already trees within the greenway corridor Many of these trees have been
planted, but some are natural stands Even when trees have been planted, they have not been regularly maintained as landscape trees
and are growing more like a native woodland It is recommended, where trees exist within the corridor, that the minimum amount of
trees be removed for trail construction Trees and shrubs could be planted in and near the treed areas to increase diversity of native
plant material Shrubs which provide berries, seeds and nuts would increase populations of songbirds, ground nesting birds, and small
mammals
Wetlands - there are several areas within the greenway corridor which contain wetlands Trees, shrubs, wildflowers and grasses
which tolerate saturated soils could be planted near the wetlands to increase the diversity of species and improve habitat quality
Additional Landscape Elements features such as fencing, boulders, and stone walls add rural character to the corridor and provide a
tie-in to both the historic and the future land uses These elements could be preserved where they occur within the corridor, or they
could be constructed at appropriate locations
2
WILDFLOWERS
A. OLD FIELDS
Old fields are areas which were previously cropped or grazed
but which are now no longer used for agnculture Some areas
contain native wildflowers and grasses but most of the dominant
plants consist of mtroduced, r bpi -native spices Some old field
areas .contain fast-growing, pioneer tree species These treed areas
could be inter -planted with other native species such as oak to
mcrease species diversity and longevity The open areas would
lend themselves very well to planting of prairie wildflowers and
grasses Some of the open areas could be used for rest stops and
parking areas for trail access Trees could be planted to provide
shade for picnickers and vehicles
A OLD FIELDS
Plant Recommendations for Soil Types The soils in the greenway corridor vary from silt loam to sandy loam and from clay to
coarse, gravelly areas For this reason, plant material selections will include plants which can tolerate a wide range of growing
conditions The most specific plant recommendations will be those for wetland areas
"Mesic" sites with good drainage and moderate moisture
1 lall l\. rr uMA.v••�- ... ----- -- ---
Common Name I
Wildflowers
Scientific Name
Yarrow
Achillea species
Leadplant
Amorpha canescens
Butterfly weed
Asclepias tuberosa (var clay)
heath aster
Aster encodes
New England aster
Aster novae-angliae
silky aster
Aster sericeus
sky blue aster
Aster azureus
stiff tickseed
Coreopsis palmata
purple coneflower
Echinacea purpurea
Rattlesnake master
Eryngium yuccifolium
prairie smoke
Geum triflorum
showy sunflower
llelianthus laetifloi us
blazing star
Liatris aspera
dotted blazing star
Liatris puctata
Lobelia
Lobelia spicata
Bergamot
Monarda fistulosa
large -flowered beardtongue
Penstemon grandiflorus
purple prairie clover
Petalostemum purpureum
prairie phlox
Phlox pilosa
yellow coneflower
Ratibida pinnata
black-eyed Susan
Rudbeckia hula
Compass plant
Silphium laciniatum
3
stiff goldenrod
blue vervain
prairie violet
golden Alexander
Grasses
prairie dropseed
Indian grass
big bluestem
little bluestem
Sideoats grama
Trees
red oak
Common Name
No pin oak
white oak
bur oak
bicolor oak
red maple
Solidago rigida
Verbena hastata
Viola pedatzfida
Zizia aurea
Sporobolus heterolepis
Sorghastrum nutans
Andropogon gerardz
Schizachyrium scoparium
Bouteloua curtipendula
sugar maple (only for well -drained soils
with good organic matter content - dark
loam)
Hackberry
Basswood
white ash
black ash
paper birch (north -facing slopes, well -
drained soils with good organic matter
content)
river birch
Scientific Name
Quercus rubra
Quercus ellipsoidalis
Quercus alba
Quercus mac/ ocw pa
Quercus bicolor
Acer rubrum
Acer saccharum
Celtis occidentalis
Tilia americana
Fraxinus americana
Fraxinus nrgra
Betula papyrifera
Betula nrgra
Kentucky coffeetree
Ironwood (only for well -drained soils with
good organic matter content - dark loam)
Gymnocladus dioicus
Ostrya virginiana
4
white pine
Pinus strobus
red pine
Pinus resinosa
white spruce
Picea glauca densata
Common Name
Scientific Name
Chokecherry
Prunus vtrgtniana
Am Hazelnut
Corylus americana
Highbush cranberry
Viburnum trilobum
Juneberry
Amelanchzer laevis
gray dogwood
Cornus racemosa
red -osier dogwood
Cornus stolomfera
pagoda dogwood (shady sites)
Cornus alterntfolta
'Regent' serviceberry
Amelanchzer alnzfolia
Allegheny serviceberry
Amelanchter laevis
black chokeberry
Aroma melanocarpa
• AAA vCommon Name
Scientific Name
river bank grape
Vitis riparia
Bittersweet
Celastrus scandens
Virginia creeper
Parthenocrssus quinquefolia
5
T
COUNTY ROAD
s
PERENNIAL
PLANTING S L .
FLOWERING
TREES
HOUSE
B. RESIDENTIAL AREAS
Some areas along the trail have already been developed as residential
areas with single -Family homes More development is likely along the
greenway corridor In these areas, improved cultivars of trees and shrubs
could r used These thetr�arveslant spec es better
Perennials and ornamental
fruit production than P
grasses could also be used
B Plants for Sites Near Residential Areas
tal Grasses
1 VA 1... AAAAA 4$aa1 a- v..... _____ — - -
Common Name (
Scientific Name
Perennials
Yarrow 'Coronation Gold or
'Cloth of Gold'
Achillea fzlzpendulzna
Purple coneflower
Echznacea purpurea
Rudbeckia 'Goldsturm'
Rudbeckia fulgzda vaz
sullivantii
Rudbeckia 'Herbstsonne'
Rudbeckza
lady's mantle
Alchemilla
false spirea
Astilbe
false indigo
Baptista australrs
Thread -leaf Coreopsis
'Moonbeam' or 'Golden Showers'
Coreopsis verticillata
fern -leaf bleeding heart
Dicentra extmia
Cranesbill or hardy
geranium
Geranium
coral bells
Heuchera
Lupine
Lupznus perennis
Blazing star
Lzatris
Phlox
Phlox paniculata
Siberian iris
Iris
Golden groundsel
Ligularia
Hollyhock mallow
Malva alcea var fastzgzata
bee balm
Monarda
Balloon flower
Platycodon grandzflorus
Lungwort
Pulmonaria
Sage
Salvia x superba
Goldenrod 'Fireworks' or
'Golden Fleece'
Solzdago
Speedwell 'Sunny Border Blue'
Veronica
6
For 'Goodness Grows
Ferns
lady fern
Athyrrum filrx femrna
Ostrich fern
Matteuccia struthiopteris
Cinnamon fern
Osmunda cinnamomea
Interrupted fern
Osmunda claytoniana
Maidenhair fern
Adiantum pedatum
Ornamental Grasses
feather reed grass
Calamagrostrs
blue fescue
Festuca glauca
blue oat grass
Helrctotrrchon semper wrens
Maiden grass
Mrscanthus srnensrs
---
Common Name
Scientific Name
red oak
Quercus rubra
white oak
Quercus alba
bur oak
Quercus macrocarpa
Bicolor oak
Quercus bicolor
red maple (cultivars
'Northwoods', 'Autumn Blaze',
'North Fire', 'Autumn Spire' (for
narrower spaces)
Acer rubrum
sugar maple (only for well-
drained soils with good organic
matter content - dark loam)
(cultivar 'Green Mountain )
Acer saccharum
Hackberry
Celia occidentalis
river birch
Betula nigra
Basswood (cultivar 'Redmond')
Tilia americana
Weeping willow ('Prairie
Cascade')
Sala x 'Prairie Cascade'
Showy mountain ash
Sorbus decora
7
Thornless cockspur
hawthorn
Crataegus crus-galls
Flowering crabapple
(cultivars 'Prairiefire',
'Thunderchild', 'Donald Wyman',
'Indian Magic', 'Indian Summer',
'Red Jewel', 'Snowdrift' , 'Spring
Snow' (fruitless)
Malus species
white pine
Pinus strobus
red pine
Prnus resinosa
white spruce
Picea glauca densata
Arborvitae (cultivar, 'Techny')
Thuja occrdentahs
— Common Name
Scientific Name
Highbush cranberry
Viburnum trilobum
Juneberry
Amelanchier laevrs
gray dogwood
Cornus racemosa
red -osier dogwood
Cornus stolonrfera
Isanti' red -twigged
dogwood
Cornus sericea
Pagoda dogwood (shady sites)
Cornus alterntfoha
'Regent' serviceberry
Amelanchrer alnrfolra
Allegheny serviceberry
Amelanchrer laevrs
dwarf bush honeysuckle
Drervrlla lonicera
Fragrant sumac 'Gro-Low
Rhus aromatrca
hardy roses (culuvars 'Carefree
Delight' , 'Belle Poitevine',
'Country Dancer', 'Hansa',
'Meideland Red )
Rosa species
Azalea (Northern Lights series) -
require acid soil amendments
Rhododendron hybrids
8
Vines
Common Name
Scientific Name
Clematis
Clematis paniculata
Trumpet creeper
Campsrs radicans
Honeysuckle 'Dropmore
Scarlet'
Lonicera x brownu
Bittersweet
Celastrus scandens
9
EXISTING TREES
TRAIL
NEW TREES
C NATURAL AREAS WITH TREES
In some areas there are already trees within the greenway corridor
Many of these trees have ee�t they have notbeen reome are gularl ly
Even when trees have beenplanted,more like a native
maintained as landscape trees and are growing
woodland It is recommended of trees beremoved for trailees exist within the corridor,
construct on
that the muumum amour
Trees and shrubs could be planted in and near
C NATURAL AREAS WITH TREES
red oak
Quercus rubra
No pin oak
Quercus
ellipsoidalis
white oak
Quercus alba
bur oak
Quercus
macrocarpa
Bicolor oak
Quercus bicolor
red maple
Acer rubrum
sugar maple (only for well -drained soils
with good organic matter content - dark
loam)
Acer saccharum
Hackberry
Celtis occzdentalzs
Basswood
Tilia amertcana
white ash
Fraxinus
americana
black ash
Fraxinus nigra
paper birch (north -facing slopes, well-
drained soils with good organic matter
content)
Betula papyrzfera
river birch
Betula nigra
Kentucky coffeetree
Gymnocladus
dioicus
Ironwood (only for well -drained soils with
good organic matter content - dark loam)
Ostrya vtrgznzana
white pine
Pinus strobus
red pine
Pinus resinosa
white spruce
Picea glauca
densata
10
COUNTY ROAD
46,
I
BLVD PLANTINGS
D WETLANDS
Trees, shrubs, wildflowers and grasses that tolerate saturated soils should
be planted near the wetlands to increase the diversity of species and improve
habitat quality
D WETLAND AREAS (saturated soil conditions)
airie Wildflowers and Grasses
Common Name
Scientific Name
Wildflowers
blue flag iris
Iris versicolor
Cardinal flower
Lobelia cardinalis
Swamp milkweed
Asclepias incarnata
Turk's cap lily
Lihum michiganese
Turtlehead
Chelone glabra
Monkeyflower
Mimulus ringens
Boneset
Eupatorium perfoliatum
bottle gentian
Gentiana andrewsii
Prairie blazing star
Liatris pycnostachya
Marsh betony
Pedicularis lanceolata
Mountain mint
Pycnanthemum virginianum
Riddell's goldenrod
Solidago riddellu
Culver's root
Veronicastrum virginicum
Grasses
Prairie cordgrass
Spartina pectinata
Indiangrass
Sorghastrum nulans
big bluestem
Andropogon gerardi
blue joint grass
Calamagrostis canadensis
Rattlesnake grass
Glyceria canadensis
dark green bulrush
Scirpus alrovirens
wool grass
Scirpus cyperinus
bottlebrush sedge
Carex comosa
pointed broom sedge
Carex scoparia
11
A
a,
Common Name
Scientific Name
tamarack
Lartx lamina
sand bar willow
Sala exigua
balsam fir (more upland where
soil remains moist but is well -
drained)
Abies balsamea
No pin oak (more upland
where soil remains moist but is
well -drained)
Quercus elltpsotdalts
bicolor oak (more upland where
soil remains moist but is well -
drained)
Quercus bicolor
river birch (more upland where
soil remains moist but is well -
drained)
Betula nigra
Common Name
Scientific Name
wmterberry (good wildlife
shrub, plant away from trail,
berries are showy but poisonous)
Ilex verticillata
pussywillow
Sala discolor
red osier dogwood
Cornus stolonifera
silky dogwood
Cornus amomum
speckled alder
Alnus rugosa
12
l
,
S(7,
X ri
Attachment A
City of Stillwater City Council Minutes
April 20, 2004
Motion by Councilmember Knesel, seconded by Councilmember Rheinberger to
make Deerpath right out only onto Olive Street, make Brick Street the collector
street and upgraded, and have further study done on the intersection of Neal
Avenue at County Road 12, along with other intersections along County Road
12
Ayes Councilmembers Knesel, Milbrandt, Rheinberger, and Mayor Kimble
Nays Councilmember Junker
Motion by Councilmember Milbrandt, seconded by Councilmember Knesel
directing staff to implement the SRF Consulting Short Range Recommendations
1) Encourage the development teams to orient planned streets and access points
to encourage new development generated traffic to use Manning Avenue 3) The
agencies should work together to manage access to Manning Avenue between
Highway 36 and Highway 96 and actively support improvements that provide a
high level of mobility on this important arterial facility 4) The City should actively
work with Stillwater Township to plan for and implement a north frontage road
connection along Highway 36 between Manning Avenue and Stillwater
Boulevard The frontage road should be implemented as soon as possible and
be designed to a minimum of 35 MPH All in favor
Boutwell Area Preliminary Transportation System Plan
-:'80th St N:
ilwoo. -d N
Twin Lake
McKusick Rd N
IntetIlaih n sr
MINNESOTA
St. Croix River
Map Legend
= existing or future interchange
• = existing or future traffic signal
O = existing or future full access
• = restricted access intersection
= potential modern roundabout
_►
' 32 * Crossroads Hamlet Village Town
0 100 200 300 Feet
1.
Figure 44 Buildings at Seaside Village in
Bndgeport Connecticut are modulated
articulated and set about in such a way that
one can almost Imagine oneself walking
through a European village instead of being
in a public housing project designed for
American shipbuilders dunng World War
0ne Inset The simplicity of the
neighborhood plan for Seaside is evident
from a casual glance at Its layout but a
closer look reveals how the individual
buildings have been artfully arranged with
respect to the street to open spaces and to
one another to produce spatial relationships
of lasting Interest
4-14-44'Yi-4
•
niuC•II,//1.i/, i
playing field
e.
s
Within this same period, when American town planning is considered
by many to have reached its zenith (1910-1930) two addihonal projects
stand out as beacons of enlightened design Wyomissing, Pennsylvania,
and Manemont, Ohio Both were products of the pnvate sector, each hav-
mg been financed or influenced by wealthy industrialists who recognized
the multiple benefits accruing to them, their workers, and to the commu-
nity at large that would emanate from an mtelhgent arrangement of
homes, shops, factories, schools, and parks
The Borough of Wyomissing is situated on several tracts of former farm-
land along the southwestern edge of Reading, Pennsylvania, property that
had been speculatively purchased by lumber baron Thomas Merritt in the
early 1890s to accommodate the city s growth Merritt's Reading Suburban
Realty Company hired a local engineer named William DeChant to lay out
a series of streets bounded on one side by the Wyomissing Creek and on
the other by the Reading and Wolmensdorf Electric Railway As noted m
an early prospectus, this land was closer to Reading's business center than
was the northern manufacturing section of the city and occupied the most
logical location for future growth, urban expansion being thwarted by
mountains to the east and by the Schuylkill River to the south Of
DeChant s original 1896 plan the creekside park and the two intersecting
boulevards with central planting islands stand out prominently
It was in that same year that Merritt attracted a small manufacturing
firm from Reading to locate its new knitting mill in his planned commu-
nity on a narrow strip of ground adjacent to the Lebanon Valley Branch of
Li
Part 1 Hrstoncal Overotew 37
•
Figure 53 The elegance of these
townhouses at Celebration Flonda recalls
the neoclassical building traditions of
Bath England and Edinburgh Scotland
and demonstrates that urbanity can be
recreated when sufficient attention Is paid
to the third dimension of the site plan
Figure 55 This axonometric view Illustrates the
relationship between homes yards streets and
alleys in a way that ensures backyard privacy
even at higher building densities
Figure 56 A long narrow park In Fairview Village in Portland Oregon provides welcome counterpoint to the attached housing
whose massing is relieved through rooflme variation projecting sections and differences In exterior materials and textures
Part 1 Hutoncal Overview 33
the Philadelphia and Reading Rail-
road The mill owners, German
errugrants named Henry Janssen
and Ferdinand Thun, took an ac-
tive interest in the development of
the commuruty, and were instru-
mental m establishing it as a self-
goverrung borough in 1906 After
borough status was achie% ed,
Janssen and Thun were elected to
positions of leadership and en-
gaged leading planners from both
Germany and the United States to
contribute ideas for improving the
onginal 10-year old plan Among
them was Werner Hegemann,
today perhaps best known for his
monumental 1922 treatise on civic
art, The American Vitruvius (re-
cently republished by the Prince-
ton Architectural Press)
Although many of Hegemann s
ideas were ultimately rejected by
Janssen and Thun, three of his cre-
ations are visible today at Trebor
Court, Cherry Gardens (now
called Cherry Drive), and Holland
Square The second two are no-
table because of their designs fea-
turing homes arranged around
central greens, with detached resi-
dences in the former and row
homes in the latter (Figure 45) At
Cherry Gardens the original row
house design was modified to pro-
vide lots for detached homes on
three sides, the fourth remaining
as a row of six attached dwellings
(Figure 46) The original plan
changed in other ways as ell,
usually for the better, with a neigh-
borhood playground replacing 20
lots that were to have occupied the
land inside a proposed circular
road and with the small creekside
park evolving into a major green -
way running the length of the
community (Figure 47) Whereas
the residential "courts" indicate in-
fluences from Europe and the Gar-
den City movement, the greenway
element is a distinctively Ameri-
can component This greenway
parkland, which exemplified
Thun's vision, is both easily acces-
sible and highly visible to resi-
HOLLANID SQVARE ..1�
WYOMISSING ENNNSYLvANIA/1 it /
AIVI
RRD� L of PROMO MOVJ LS
9 D 9alj �.. a�j — .,
LDCAIANDPLl"Z1'1 AN0.[:wry'
MIS4
Figure 45 These two housing groups of four to six unit dwellings enclose small
neighborhood greens removing the homes from the main through street that cuts
across the site Whereas conventional planning would have arranged the homes around
two cul de sacs this layout from circa 1920 uses the superior concept of loop streets
See also Figure 95 illustrating loop lanes Source Hegemann ([19221 1988)
Figure 46 As originally laid out by
Werner Hegemann Cherry Gardens in
Wyomissing Pennsylvania was to have
been framed on all four sides with
attached townhomes in a manner
reminiscent of Unwin s Garden City
designs (see Figures 122 and 123)
Although the three sides around the
green were all built with detached
homes the fourth side remains true to
the original plan with six attached units
providing a nice mixture of housing
types around the same central feature
similar to the contemporary example at
Wyndcrest in Sandy Spring Maryland
(Figure 124) Source Hegemann
Figure 47 The creekside greenway running through the heart of Wyomissing is bordered on both sides
by single loaded streets meaning that land has been developed on one side only This approach
which can also be seen in the streets bordering the golf course at Celebration Ronda brings this open
space into the daily lives of those who walk log bike or drive along the street system
Part 2 Illustrated Design Principles 49
3r intensive development It was agreed that this objective could be
clueved through a vanation of the dustenng technique, where a sub-
tantial proportion of the open space generated through more compact lot
lyouts would be located alongside the scemc roads Uses for that land
ould include pastures, playing fields, stormwater management and
;roundwater recharge areas, commercial nursenes, golf courses, etc
This approach is akm to the design concept known as "foreground
neadows" (Figure 73), which I used m another situation m Pennsylvania
o preserve meadowland 300 to 500 feet deep along the mam road, with-
mut reducmg lot sizes or increasing internal street length, compared with
Lhe developer's original plan It also provides more pnvacy for residents
whose backyards no longer face onto that main road A much deeper
viewshed is protected m Figure 74 (top), where many of the homes are set
back nearly 1,500 feet from the mam road, and where the rest are posi-
no Inward views
due to steep road bank
long Inward viers
across rolling fells--y
300 600 feet
Figure 74 (Above) Roadside Viewshed Protection Conditions at
this site enabled some of the homes to be located quite close to the
existing township road without visual impact or privacy loss due to
the deep road cut along that edge of the property Where the land Is
visible from the road a deep foreground meadow" Is provided
(Below) Roadside Viewshed Protection' The public viewshed can
also be protected by arranging country properties or
conservancy lots (minimum 10 acres) along the road occupying
part of the greenbelt open space required of new hamlets
Figure 73 "Fanny First" vs "Foreground Meadows". This pair of
sketches shows how a group of 42 houses could be arranged on a site
bordering a rural highway so that the 300 to 500 feet of existing meadow
could be preserved to buffer the homes from the traffic and mitigate their
visual impact upon the community s scenic character The conventional
approach (top) results in a fanny first design wherein the view from the
road is one of sliding glass doors and pressure treated decks with little
backyard privacy —unless the roadside Is bermed which would again
diminish the area s rural character
5-. Crossroads Hamlet Village Town
41,
Figure 81A Blending the
Elements Westwood Common
in Beverly Hills Michigan Is a
little gem designed by William
Gibbs who artfully blended
hamlet design principles and
broader conservation objectives
Of particular note is the hamlet
green abutted on two sides by
house Tots without any street
between them and the green
Also significant is the the large
natural area down by the Rouge
River perfect for Informal
recreation and a wildlife
Figure 818 Homes Fronting Directly onto Parks A view of Westwood Common showing the di
rect relationship between houselots and the formal open space These lots have no street
frontage whatsoever and are accessed only by foot from the front with driveways leading to rear
service lanes Experience has shown that these homes possess greater curb appeal than similar
houses fronting onto curbs and streets
velopment For this reason, it is in
cumbent upon town planners to
show local residents, officials and
developers pleasing architectural
designs for homes on lots nar-
rower than those typically created
m the community during recent
decades and for attached dwell
mgs, and to also show them
photographs of projects with at
tractive streetscapes and neigh
borhood open spaces
Sometimes it is necessary to
take 'baby steps' to achieve
larger long-term goals For this
reason, the model ordinance lan
guage for hamlets and villages in
this report suggests that some lim
its be placed on these two ' new
development types Because
many people do not trust devel
opers or officials to produce de
velopments truly reflecting the
perspective sketches typically
shown at pubhc meetings, the
code language might include
modest upper size limits to pre
vent any really large mistakes
from occurring As people see the
smaller projects on the ground
where abstract notions of lot size
- and density suddenly become
real, and as they become comfort
able with what they see (rather
than bemg let down by disap-
pointing results), these upper lim
its should be reexamined and
raised Two excellent projects con-
taurung fewer than 100 units are
Westwood Commons in Beverly
Hills, Michigan (Figures 81A and
81B) and Wyndcrest m Sandy
Spring, Maryland (Figure 124)
Smaller projects such as these
are also easier for developers to fi-
nance, especially in areas where
local bankers are concerned about
the rate at which homes in these
rather different types of develop
meat can be sold It is perhaps in-
structive to note that in Chester
County, Pennsylvania, of the three
villages proposed in recent years,
only the smallest succeeded in se-
curing approval and being built
(The Gardens at Eagleview) Its 85
1
A
,11
Part 2 Illustrated Design Principles 61
ith a pleasant landscape feature
id a place where one can play
tch The central greens can also
sist in stormwater management,
ith part of them funchonmg as
eas for primary collection and m-
trahon of runoff The soil m these
oad medians, called 'ram gar-
2ns," is sometimes modified to
)sorb moderate amounts of pre -
Mahon, where moisture -tolerant
ees, shrubs, and perennials can be
?anted (such as red maple, wmter-
rry, summersweet, sibenan ins,
c) On short loops less than 600
et m length, the parallel streets
Light be paved to a 15 foot width
function essentially in a one-way
shion, although a much longer
op at Narbrook Park in Narberth,
ennsylvania, has served very well
this pavement width for the last
) years (Figure 96) Pavement
idth on longer loops might be m-
ceased to 18 or 20 feet, facilitating
vo-way traffic
When loop lanes are mfeasible,
ie standard cul-de-sac design can
e improved by mtroducmg a
lantmg island at its terminus (Fig -
re 97) To enable long veludes to
egohate the turn without their
ack wheels catching on the inside
urb, the inside radius of the island
hould not be less than 40 feet and
Would be reinforced with a mount-
ble rolled curb Another modihca-
on is the "tunung-T,' which the
SCE recommends for streets with
ip to 10 houses, although an upper
0 100 200 Feet
Figure 96 Central Parkland Narbrook Park in Narberth Pennsylvania is a period piece blending
substantial open space with graceful informality Several homes front directly onto open space
with no intervening street (Left) Curving Curbless Skinny Street The access street that rings
the central common at Narbrook Park is only 16 feet wide and was laid out with graceful
serpentine reverse curves so loathed by engineers who connect every curve with a straight
tangent Its width has been adequate for all its 80 years partly because on street parking
demand is minimal due to its single loaded nature with lots on one side only Likewise open
drainage systems have consistenly performed well (despite the conventional wisdom that curbs
are needed in neighborhoods with modest lots) as the parkland serves as an Informal
stormwater detention area during severe cloudbursts
Figure 97 Planting Islands Shade trees planted within cul de sac Islands help fill the vast
celestial space that exists at the ends of these truncated streets (Inset) Composite Design
When cul de sacs are Inevitable they should generally be required to be planted with trees and
connected by footpaths The eyebrow or crescent is another way homes can be accessed off a
quiet street In this redesign I have also fit house Tots into the old hedgerow pattern of outdoor
rooms and have terminated one vista with a neighborhood park
72 Crossroads Hamlet, Village, Town
Figure 121 More Houses Fronting Onto
Greens- Locating houses at the edge of parks
enables developers to reduce street costs
provided garages are located to the rear and
are accessed by back lanes as shown in this
project from Milwaukee
S
n
PARK
U
Housing Groups, Courts, Type Mix, and Lot Size Variety
Whether or not one subscnbes to architectural determuust theory, which
holds that people tend to become better acquainted when their homes are
located closer together or when their front doors face each other across an
intimately scaled courtyard, such groupings can be very pleasing to the
eye The work of Raymond Unwm and others in England s Garden Cities
prior to World War I clearly influenced many American designers during
the period 1915 30 The results can be seen in planned communities for
both the common workingman (such as Yorkship Village and Dundalk),
and for more upscale families in Bronxville, New York, or in the Wood-
ward Estate section of Philadelphia's Chestnut Hill Solid historic prece-
dent therefore exists for more creative residential layouts than 99 percent
of approved plans currently provide, and it is mcumbent on the planning
and design professions to better inform developers and local officials of
tune -tested approaches that also help create more hvable communities
Two illustrations from Unwin's seminal volume, Town Planning in Practice
An Introduction to the Art of Designing Cities and Suburbs, show complemen-
tary ways of relating homes to each other, to the street, and to their own small
but well-defined open spaces (Figures 122 and 123) In the fast, a mixture of
homes for one to four families is arranged along the outside edge of a street
curve so that the greenlet and two of the semi-detached homes serve as ter-
minal vistas, closing the traveler's view The two open spaces together total
not more than 7,500 square feet In the second example, from Hampstead
Garden Suburb near London, five detached and four semidetached
Figure 122 Unwinian Vistas Across Parklets
Greater visual Interest Is created when the
street bisecting a housing group Is curved so
that some of the buildings stop the vlew and
produce a sense of enclosure This sketch is
from Raymond Unwin s classic 1909 treatise
Town Planning In Practice
1 t" ►
78 Crossroads, Hamlet, Village Town
Figure 132 Understanding Relationships
through Cross Sections- This streetscape
cross section shows the Importance of scale
relationships between opposing buildings
porches and sidewalks positioning of street
trees between curbs and sidewalks etc
Figure 133 Three Lane Street This local
access street in Harbortown In Memphis
Tennessee is scaled for three lanes providing
for one full parking lane or two semi full
parking lanes Homes on these 30 foot lots
are accessed via back lanes
4.
kh
0
ti
P,6UC SPACE
B AWUG • TWEL
LANE LAZE
Y Rat.
LANE
}, R F1GMT OF WAY
eo-
1
5
9p
Fi
OFT FFONT TARO
rIEWiEI
Quoting from Residential Streets a publication of the American Society of
Civil Engineers (ASCE)
Designers should select the rnum/ u n width that will reasonably sat-
isfy all realistic needs The tendency of many communities to
equate wider streets %%ith better streets and to design traffic and
parking lanes as though the street u ere a micro -freeway is a
highly questionable practice Certainly the provision of two 11 or
12 foot clear traffic lanes is an open invitation to increased traffic
speeds (Emphasis in original )
The street in Figure 128, near Reno, Nevada, exemphfies this kind of
over -design (unless the intent is to accommodate parking for the "100-year
party") Bearing this in mind, the standards I generally recommended are
provided m Table 1
Under the ASCE standards, collector streets are designed to handle 1,000
to 3,000 vehide traps per day, and their recommended width is 24 to 26 feet
without driveway entrances and on -street parking, and 36 feet with drive-
way entrances and two lanes of on street parkmg, which is within the ranges
listed above In the larger of such situations, a graceful alternative would be
to take a boulevard design approach, consisting of two parallel one-way
streets, 18 to 20 feet wide, separated by a central grass median 6 to 10 feet
wide, planted with shade trees at 40-foot intervals This is, in fact, the model
that has served the Borough of Wyomissing extremely well for more than 75
years, with its two lovely, curving tree -lured central boulevards (Figure 134)
Evidence suggests that some engineering consultants are becommg more
aware of the ASCE standards and are also becoming more accepting of streets
that are sized accordingly These standards are preferable for a whole host of
reasons, including traffic speed, pubhc maintenance costs, stormwater man-
84 Crossroads, Hamlet Village, Town
Consistent front setbacks on
village residential streets can be
deadening, but too great a
vanahon is frequently worse
The recommended approach is
to establish a modest range of
setbacks with the largest one
not nearly as deep as is typical
in most suburban districts
c
n space
---- Fenee, edge of Dnvate yard
/—*•••••••••—\ Brkk serpentine wal
Figure 142 Above Front Setback Range
These homes from Deerfield Knoll In
Willistown Township Chester County
Pennsylvania Illustrate how streetscape
variety can be enhanced by building within a
modest range of front setbacks instead of
adhering strictly to a regimental build to
line Right These homes from the
development reveal how the creative
positioning of houses can produce very
Interesting relationships even In
neighborhoods with Tots as small as 6 000
square feet Houses need not be Tined up like
soldiers standing at attention unless a
regimented effect Is consciously desired
Maximum front setback and garage oriental -ton Consistent front setbacks
on village residential streets can be deadening, but too great a vanation is fre-
quently worse The recommended approach is to establish a modest range of
setbacks, with the largest one not nearly as deep as is typical m most subur-
ban districts (Figure 142) Good ranges to consider are 5 to 10 feet for front
steps, 10 to 20 feet for the body of the house, and 20 to 40 feet for front -facing
garages To encourage vanety m the streetscape, it is recommended that or-
dinances specifically allow unendosed porches to occasionally encroach into
the front setback by up to five feet, while steps leading to the porch or front
door may, m a certain percentage of cases, begin at the front lot line (but in no
case less than five feet from the sidewalk) Ordinances should also allow for,
or encourage, special courtyard effects where homes may be set back behmd
small green spaces separating them from the road, as was done at both York -
ship Village (Figure 40) and Narbrook Park (Figure 96) Ordinances should
also allow lots to have no street frontage at all, with alley provision sufficing,
as shown on the site plans for Westwood Common and Fairview Village (Fig-
ures 81 and 119) This approach vanes from the idea of a "build -to line es-
tablishing a uniform front setback for new structures, which is more appro-
priate in downtown contexts In place of the "build -to' line concept, this
report recommends a'build-within range,' with exceptions for the interven-
ing parks mentioned above
B Bedroom
0 Ming Room
F Foyer
0 Garage
K IRp1er
L Livng Room
S Study
S p c c e
1020 so 40 Feet
Part 2 Illustrated Design Principles 85
By establishing a general maxi-
mum setback for houses at the
same distance (20 feet, m this ex-
ample) as the minimum setback for
front -facing garages, garage doors
will not be located closer to the
street than the houses themselves
(Figure 143) In the absence of such
a standard, garages frequently
protrude significantly toward the
street, causing homes to become
"snout houses," with large garage
doors dominating the streetscape
and residential front doors and
windows becoming secondary ele
ments, which is extremely unat-
tractive and completely unneces-
sary (Figure 144)
When developers of detached
houses become fixated on making
lots as narrow as possible to save
pennies on infrastructure, and
when they also reject the rear ser-
vice lane approach, the results can
be hideous, as illustrated in Figure
145, which looks like the hands -
down wmner of a contest to pro-
duce the least appealing residen-
tial streetscape on the continent
Within the same community
(Carmel, Indiana), another devel
oper, Pittman Partners, has
demonstrated that narrow homes
can look great if garage doors are
not located on the front facades
but, instead, face to the side or rear
(Figure 146)
Figure 146 Elegance at 22 Feet
Wide Another local builder in
Carmel has demonstrated that
narrow homes canhave much more
curb appeal if the garage Is located
to the side or rear
Figure 144 Snout Houses -
Designs with projecting garages
are becoming known as snout
houses
Figure 145 Snouthouse Row
Sometimes the snoutish design
idea becomes the controlling
concept for an entire
neighborhood of snouts elevated
to a kind of bad art form in
Carmel Indiana
Figure 143 Garage
Doors Flush with
House It is certainly
possible to build
attractive homes on
narrow Tots (40 to 50
feet wide) with garages
that do not protrude
forward even in
neighborhoods without
alleys or rear lanes as
illustrated in this 2 400
square foot model from
Fox Heath in Perkiomen
Township Montgomery
County Pennsylvania
t Crossroads, Hamlet, Village, Town
Figure 153 Drains for Games Stormwater
detention basins need not look like Ice cube
trays or Impact craters With proper design
standards they can sometimes be made
much broader and shallower with grassy
surfaces suitable for active recreation after
the collected runoff has drained away as
shown In this example from Draper Utah
Creative Design Opportunities with Stormwater Management
The relatively abundant open space available m conservation subdivisions
employing village design principles presents site designers with a number
of serendipitous opportunities Whether the overall approach is to capture
stormwater in numerous small areas closest to where it is generated, or to
collect it m fewer but larger facilities, this important aspect of site design
can be accomphshed with grace and beauty Rather than excavatmg ugly
deep pits resembling impact craters with large capacities, the same or a "
greater volume of runoff can be accommodated in broad, shallow basins
whose flat and generally dry surfaces can be used most of the time as play -
mg fields, as have been provided in Draper, Utah (Figure 153)
At Harbortown in Memphis stormwater ponds located in a low-lying
crescent of open space run through the entire community, linking neigh-
borhoods with a greenway path system that is even more impressive than
the formal squares and greens for which this project is much better known
Some of these greenway parks abut streets for an entire block or two, open
mg vistas from the pubhc thoroughfares into these attractively landscaped
dramageways (Figure 154)
II
14-4449 W -
Figure 154 °Emerald Necklace" i
Turning adversity to advantage
Harbortown s site planner created -
a continuous parklike corridor
behind homes and occasionally
alongside streets where
stormwater is managed in a series
of man made ponds
116,44zimi rCxi, -.4-44 I I