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HomeMy WebLinkAbout2007-01-08 CPC Packet40 lj 1 Niva ite� THE BIRTHPLACE OF MINNESOTA CITY OF STILLWATER PLANNING COMMISSION NOTICE OF MEETING The City of Stillwater Planning Commission will meet on Monday, January 8, 2007, at 7 p m in the Council Chambers of Stillwater City Hall, 216 North Fourth Street AGENDA 1 CALL TO ORDER 2 APPROVAL OF December 11, 2006 MINUTES 3 PUBLIC HEARINGS 301 Case No 07-03 A minor subdivision of one lot into two lots and a variance to the lot size regulations (width - 75 ft required, 70 65 requested) located at 108 and 110 West Stillwater Avenue Keith and Deborah Kaehler, applicants 302 Case No 07-04 A special use permit for a residential accessory use for classroom/meeting rooms for Our Savior's Lutheran Church located at 1514 West Olive Street Curt Newcomb, applicant 303 Case No 07-01 Final plat and final planned unit development approval for a 15 lot development on 8 9 acres (Brown's Creek Reserve) in the TR/PLID, Transitional Residential District Tim Freeman, Folz, Freeman, Erickson, Inc 304 Case No 07-02 Subdivision for Fairway Villas of Stillwater, a 24 lot preliminary plat subdivision, a comprehensive plan amendment, related variances and zoning map amendment to rezone the property located at 1902 North William Street from RA, single family residential to RB, two family residential MBM Development, Bob Clark, applicant 4 OTHER BUSINESS 401 Selection of Comprehensive Plan consultant 402 Election of Chair and vice chair CITY HALL 216 NORTH FOURTH STREET STILLWATER MINNESOTA 55082 PHONE 651 430 8800 WEBSITE www ci stillwater mn us d, City of Stillwater Planning Commission December 11 2006 Present Robert Gag chairman Suzanne Block Mike Dahlquist David Junker Dan Kalmon Brad Meinke Dave Middleton and David Peroceschi Staff present Community Development Director Turnblad and Planner Pogge Absent Gregg Carlsen Mr Gag called the meeting to order at 7 p m Approval of minutes Mr Junker seconded by Mr Middleton moved approval of the minutes of Nov 13 2006 Motion passed unanimously Prior to the start of the public hearing potion of the meeting Mr Turnblad announced that Heidi Rosebud had withdrawn her application(s) He stated the Commission/Council has no plans to further address any of the issues related to the Neighborhood Business District He noted the Council had heard comments during the Open Forum potion of its meeting He stated that the intent is to address the issues during the Comprehensive Plan update Mr Turnblad noted the Comp Plan update is expected to be about an 18-month long process with neighborhood meetings beginning this spring or summer PUBLIC HEARINGS Case No ANN/06-61 Annexation petition for property located at 7979 Neal Ave N in the AP Agricultural Preservation District Kemal Schankereli applicant The applicant was present Mr Turnblad reviewed the site two and one-half acres in the Phase 4 annexation area He noted that early annexation is allowed if a parcel directly abuts the City and 100 percent of the property owners agree to the annexation both requirements are met in this instance he noted Mr Turnblad said the Councils basic policy regarding annexation requests is to wait until the Comprehensive Plan update is completed unless the annexation is for small parcels In addition water and sewer is available to serve the site He noted that if the annexation is approved the applicant will subdivide the property until a survey is done it is not clear how many lots could be created He stated that staff is recommending approval of this request Mr Gag opened the public hearing Dave Hanson 7960 Newberry Court asked about any implications for his property Mr Turnblad said this request would not affect his property even if a property abuts the City it is still the property owner s option to request annexation or remain in the Township Jim McGrath 7939 Neal Ave N spoke in favor of the request saying he might also be interested in requesting early annexation No other comments were received and the hearing was closed Mr Junker noted this request if approved will likely trigger other requests and asked about road connections to serve the properties Mr Turnblad said staff had discussed road right-of-way at the rear property line agreeing that at some point there will have to be an extension of the road Mr Dahlquist asked if annexation would trigger the requirement to connect to City services Mr Turnblad said that City of Stillwater Planning Commission December 11 2006 occurs with subdivision Ms Block asked if the road issue would be addressed in a subdivision Mr Turnblad responded in the affirmative Mr Middleton seconded by Mr Dahlquist moved to recommend approval of the requested annexation Motion passed unanimously Mr Turnblad noted this request will now go to the Joint Board and City Council Case No V/06-63 A variance to the slope setback requirements for an addition at 1723 Second St N in the RA Single Family Residential District Boris Popov applicant The applicant was represented by Tim Freeman Folz Freeman Erickson Mr Turnblad reviewed the site and staff findings Staff recommended approval with the condition that the applicant submit a soil erosion plan for review and approval by the City Engineer Mr Gag opened the public hearing Steve Keister 1721 N Second St spoke in favor of the request noting that his is the only property affected by the proposal and he supports the plans No other comments were received Mr Kalmon expressed a concern about the proximity to the slope and stated that even minor changes can create washout problems in the area He asked if the bathroom addition could be located elsewhere in the home Mr Turnblad stated that due to the floor plan the bathroom cannot be located elsewhere Mr Turnblad also stated that the engineering department wants to work closely with the applicant during excavation Ms Block asked if there would be any recourse available to the City should damage occur during construction Mr Turnblad noted there is recourse in the requirement for an erosion escrow Mr Junker suggested adding a condition that runoff be maintained on site with gutters Mr Dahlquist moved approval as conditioned that the applicant work with engineering staff and follow best management practices for erosion control with an additional condition that water runoff from the roof be controlled in accordance with the engineering departments recommendations Mr Kalmon seconded the motion motion passed unanimously Case No SUB/06-64 A resubdivision of an existing lot of 38 406 square feet into two lots — Lot A 11 616 square feet and Lot B 26 790 square feet — and a waiver of platting fees and required street width (50 feet required 22 feet existing) at 1904 Fifth St N in the RA Single Family Residential District Karen Kramer applicant The applicant was present Mr Pogge reviewed the site and staff findings Mr Pogge also spoke to the requested waiver of platting fees and said staff recommends approval with three conditions Mr Middleton asked if there were any issues with slopes Mr Pogge noted the property could be regraded for an additional house site Ms Block asked if there was any potential for access to the property off Willow Street she also asked if the existing drive/street could accommodate emergency vehicles Mr Pogge stated the street is adequate for emergency vehicle access Mr Gag opened the public hearing The resident of 1912 N Fifth St asked for an explanation of the site and stated she hated the idea of making the street wider Mr Pogge said widening the street is not part of this plan/proposal No other comments were received and the hearing was closed I City of Stillwater Planning Commission December 11 2006 Mr Middleton seconded by Mr Kalmon moved approval as conditioned Motion passed unanimously Case No SUP/V/06-65 A special use permit and variance to the bed and breakfast regulations for the required 900-foot separation to operate a two -room bed and breakfast in the carnage house of the Mulvey Inn at 807 S Harriet St in the RB Two Family Residential District Truett and Jill Lawson applicant The applicants were present Mr Pogge reviewed the request noting that the Planning Commission had reviewed and approved the request to transfer the special use permit for the main home of the James Mulvey Inn in November Mr Pogge noted the carriage house currently is used as a B&B and the use would not change with this request Mr Pogge noted that the applicants meet all 12 conditions for a bed and breakfast with the exception of the 900- foot separation requirement and he said staff is recommending approval Mr Lawson suggested the James Mulvey Inn is a unique situation with the main house and carriage house and said approval does not threaten the City s B&B ordinance or the character of the neighborhood Mr Middleton asked if the carriage house would be utilized as a bed and breakfast on a full-time basis Mr Lawson responded that it would be used at the discretion of the new owner of the James Mulvey Inn likely during the high use season and for special requests Mr Junker asked if the carriage house and main house would be two separate operations Mr Lawson stated the two would be operated as one B&B — the Lawsons providing the space and the owner of the James Mulvey Inn providing the service Mr Dahlquist asked about food service Mr Lawson said that would be done through the main house Mr Gag opened the public hearing A representative of the Stillwater Bed and Breakfast Association spoke in support of the request No other comments were received and the hearing was closed Mr Dahlquist expressed a concern that a variance unlike a special use permit is granted in perpetuity He suggested adding a condition that food service booking and advertising be done through the main house James Mulvey Inn Mr Pogge noted that condition No 5 addresses marketing and suggested perhaps adding an 181h condition addressing food service Mr Middleton suggested adding verbiage regarding meals being prepared at the main house to condition No 7 Mr Dahlquist seconded by Mr Middleton moved approval as conditioned amending Condition No 5 to specify that the property at 807 Harriet St S shall be marketed advertised and booked in conjunction with the property at 622 Churchill St W and amending Condition No 7 to specify that meal service be provided by the main house 622 Churchill St W Motion passed unanimously Case No V/06-66 A variance to the rear yard setback (25 feet required 8 feet requested) for construction of a residence at 406 S Fifth St in the RB Two Family Residential District Mark Willis applicant The applicants Greg Stokes and Mark Willis were present Mr Pogge reviewed the request noting that the need for a variance is due to a conflict in the RB and Neighborhood Conservation District regulations If the garage was detached rather than attached as designed it could be located as proposed he noted Ms Block asked if the Heritage Preservation Commission had reviewed this case Mr Pogge responded in the affirmative No comments were received from r City of Stillwater Planning Commission December 11 2006 the public Mr Junker seconded by Mr Middleton moved approval as conditioned motion passed unanimously OTHER BUSINESS Case No ZAT/06-05 Further consideration of a zoning ordinance text amendment revising the building height limits for downtown City of Stillwater applicant Mr Turnblad reviewed the status of the height proposal He stated the Council had directed the issue back to the Planning Commission due to questions about the allowable height of infill buildings as well as a question whether the proposed three-story or 35 height limit for the Central Business District Historic overlay district would actually allow a three-story building to be constructed utilizing 12 ceilings for retail space common in historic buildings Mr Turnblad also noted there is an issue with new state statutes regulating reconstruction of buildings following fire or other tragedies that needed to be looked at in the ordinance language Ms Block spoke of the importance of maintaining the historic nature of downtown buildings and spoke in favor of increasing the maximum height to 37 to allow for 12 ceilings in first -floor retail spaces There was discussion about the possibility of mandating 12 first -floor ceilings Mr Dahlquist suggested the possibility of setting the maximum height at 39 to provide for 9 ceilings on the second and third floors a more modern/reasonable ceiling height along with the 12 on the first floor Mr Dahlquist spoke in favor of consistency and having the height limits based on some logic or formula Mr Junker said increasing the height limit would be changing all the input received during the previous public hearings on the issue and he suggested it would be a mistake to dictate floor heights Mr Meinke spoke in favor of staying with the 35 feet maximum noting a building could still have 12 first -floor ceilings Mr Middleton moved to amend the height regulations for new freestanding buildings in the Central Business District Historic height overlay district to 3 stories 37 feet maximum Mr Kalmon seconded the motion Ms Block questioned not tying the 37 to historic style first -floor retail spaces of 12 Mr Dahlquist questioned the rationale of the 37 maximum suggesting that a reasonable height for a three-story building should allow for 9 ceilings on the second and third floors Mr Junker noted that the whole impetus for the proposed regulations was the overall height of structures in the downtown and the desire to protect the viewshed Mr Middleton s motion passed 6-2 with Ms Block and Mr Meinke voting no Mr Dahlquist seconded by Mr Peroceschi moved to amend the height regulation for the Central Business District Parkside overlay district from 2 5 stones or 30 feet to 2 5 stories or 31 feet Mr Junker pointed out that there was no direction from the City Council to change the heights in the other overlay districts the Councils only question was with the Central Business District Historic district he noted Mr Dahlquist withdrew his motion Mr Middleton seconded by Mr Kalmon moved to amend the height regulations for new infill buildings to 10 percent (higher or lower) of the average height of both adjoining buildings Motion passed 6-1 with Mr Dahlquist voting no Mr Junker and Mr Carlsen absent Mr Middleton seconded by Mr Meinke moved to adopt the miscellaneous change recommended by staff that all buildings (in the height overlay districts) whether on existing vacant parcels or parcels being vacated because of demolition of an existing structure are subject to the new standards Motion passed 7-0 4 r City of Stillwater Planning Commission December 11 2006 There was additional discussion about Mr Dahlquist s motion to amend the height regulations for other districts in the overlay district Mr Dahlquist said he had a problem with the inconsistency in heights throughout the various districts To be consistent he suggested that the Parkside district should be set at 31 the bluff district at 48 and blufftop at 38 Mr Kalmon noted that the only reason to amend the height limits was to accommodate historic 1s` floor commercial spaces In public testimony he said he heard that people want to keep heights as low as possible to protect both the river view and to promote more walkable streets Mr Meinke agreed that people don t want to ruin the riverfront Mr Gag suggested that staff could communicate Mr Dahlquist s concern about consistency to the City Council 2008 Comprehensive Plan Update Mr Turnblad informed the Commission that the City had received RFPs from five firms to assist in the Comprehensive Plan update process He said the Council will likely decide on how to proceed at its next meeting Once a firm is selected he said a steering committee including members of the Planning Commission Parks Heritage Preservation Commission and other community representatives will be formed Ms Block seconded by Mr Middleton moved to adjourn at 9 30 p m Motion passed unanimously Mr Middleton noted that Mr Gag will be leaving the Commission and wished him well in his new position as City Council representative Respectfully submitted Sharon Baker Recording Secretary 19 1water l s H e R I H P L I L 0 M I N N L 0 1 4 Planning Commission DATE January 3, 2007 CASE NO 07-03 APPLICANT Keith and Deborah Kaehler REQUEST 1) Resubdivison 2) Lot Width Variance LOCATION 108 and 110 Stillwater Ave W COMPREHENSIVE PLAN SFSL - Single Family Small Lot PLANNING COMMISSION DATE January 8, 2007 ZONING RB - Two Family District REVIEWERS Community Development Director PREPARED BY Michel J Pogge, City Planner wow BACKGROUND Keith and Deborah Kaehler own property at 108/110 Stillwater Ave W The lot is approximately 14,991 square feet with a duplex home constructed on the parcel The applicants are proposing to divide the parcel into two lots resulting in leaving one-half of the duplex on each lot The City's building inspector has visited the site and has found that the duplex has all of the required fire protections in place allowing the structure and parcel to be split The subject property is zoned RB, Two Family District The RB district specifies area, width, size, setback and other bulk requirements for both single-family and duplex dwellings In cases were a duplex structure is split on two parcels only the combined lots are required to meet the bulk requirements In this case the current lot meets all of the bulk requirements thus splitting the lot does not require a variance City Code Section 32-1, Subd 4(2) refers to a process whereby a new lot is being created from already platted lots as a "resubdivision" As long as no variances are required, the � w Kaehler Resubdrvision &, Variance January 3 2007 Page 2 resubdivision request would go only to the City Council for approval Since no variance is necessary for this case the Commission does not need to take any action on this case Prior to completing staff's review of this case notice of a resubdivision and variance hearing were mailed and published Due to this the Commission needs to open and close the public hearing RECOMMENDATION Staff recommends that the Commission open and close the public hearing and take no further action on this case attachments Resubdivision Site Plan Application PLANNING ADMINISTkHTION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No � Date Filed / Fee Paid /oo - Receipt No ACTION REQUESTED Special/Conditional Use Permit _Variance 04, (:)7-19 _Resubdivision Subdivision* Comprehensive Plan Amendment* Zoning Amendment* Planning Unit Development Certificate of Compliance *An escrow fee is also required to offset the costs of attorney and engineering fees The fees for requested action are attached to this application The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any application All supporting material (i e , photos, sketches, etc) submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of supporting material is required If application is submitted to the City Council twelve (12) copies of supporting materialis required A site plan showing drainage and setbacks is required with applications Any incomplete application or supporting material will delay the application process After Planning Commission approvals there is a 10-day appeal period Once the 10 day appeal period has ended, the applicant will receive a zoning use permit which must be signed and submitted to the City to obtain the required building permits PROPERTY IDENTIFICATION Address of Project t� d- j w �� 1 d.ti' e- ---��-� t � I�C.Assessors Parcel No Zoning District T Description of Protect S ,� (GEO Code) 1 '/ 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 I further certify I will com permit if it is granted and used " ply with the Property Owner ti�� � Q'r �� p Representative Mailing Address _ ,, r , ` Q :e 81 Mailing Address City - State - ZipV U-- k- `M i �a City -State Zip Telephone No -/ — ,,7- - t/ S/� Telephone No _ Signature J I _ __Al"I" O �. ,/ �lJ/' / _ (Signature is required) y - �vV SITE AND PROJECT DESCRIPTION Signature is required) Lot Size (dimensions) x Land Area Total Building floor area square feet Height of Buildings Stories Feet Existing square feet Principal Proposed square feet Accessory Paved Impervious Area square feet No of off street parking spaces H \mcnamara\sheila\PLANAPP FRM April 20 2005 PROPOSED K A E H L E R LOT SPLIT SURVEY r NotesC"ERTIFICATE SURVEYOF Bearing system is assumed datum Notes o Indicates #13774 iron pipe set BA R R ETT M STACK Underground or overhead public or • Indicates #13775 iron pipe found in STILLWATER MINN 55082 private utilities, on or adjacent the place, unless noted otherwise MINNESOTA REGISTERED overall parcel, were not located in "R " Indicates recorded value IAND SURVEYOR conjunction with this survey, unless "M " Indicates field measured value Tel No 439-5630 shown or noted otherwise hereon The ---OU--- Indicates overhead utility lines inplace exact location of the underground utilities "UGE" Indicates underground electrical service servicing the existing building is not presently known leaving power pole, underground location unknown to Stack Land Surveying SURVPY MADE EXCLUSIVE[ Y FOR Mr Keith R Kaehler and Deborah A Kaehler, 880 Paris Avenue North, Stillwater, Minnesota 55082 DFSCRIPIION Fxl stt nn nvoral l Parcel nocry , n+,.,., c,,., Ii -A LUL 1+, t31OCK -IV, l.arll ano bchulenburg's Addition, Washington County, Minnesota PROPOSED PARCEL 1 AND PARCEL 2 DESCRIPTIONS All that part of Lot 4, Block 19, Carli and Schulenburg's Addition, Washington County, Minnesota, lying (*) (**) of a line described as beginning at a point in the southerly line of said Lot 4, distant 6 62 fee_t easterly of the southwest corner thereof, thence northerly in a direct line, along the line being described, 99 97 feet, more or less, to a point in the northerly line of said Lot 4 distant 70 65 feet easterly of the northwest corner thereof, and said line being described there terminate Subject to and together with any other valid easements, reservations or restrictions For Parcel 1 at (*) insert "westerly" For Parcel 2 at (**) insert'easterly" Note At this time no records or sketches have been located that accurately show the location of underground sewer, water, electrical, gas or phone services to the existing building No septic of water services are recorded in place in West Stillwater Avenue A rough sketch obtained from the Stillwater Water Dept shows water service to the building from No Fourth St It is assumed sewer service possibly also runs to No Fourth Street If this is the case, sewer and water service for both proposed parcels would run generally E-W thru and under the existing building A suitable general utility easement agreement must be prepared to provide for repair and maintenance of these utilities, encumbering or benefiting the subject parcels, should repairs, maintenance and restoration of disturbed areas ever be required The proposed lot subd line runs thru the middle of a 1011± existing common wall between the proposed parcels A suitable party wall agreement may need to be prepared to cover this shared common structural element This proposed lot split/subdivision will require the review and appoval of the City of Stillwater Lo7- '\ftil G E i! �7 7o�s-- I 4o/ �'r 40/ /yJE /O f G or lnaN Q ` 1 `sf«N a ; I ��sE //a x o 'C x— \ r. v I's, N ,zz.CO Lor ¢ \ I ?° \ ,B? SST/L L WW 7Z ooe I htreby 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 o the State of Minnesota Ga Date Oct 12, 2006 Reg No 13774 1 DATE APPLICANT REQUESTS LOCATION 1water I E B I R T H 4 O F M I N N E� 0 1 A Planning Commission January 4, 2007 CASE NO 07-04 Curt Newcomb, Our Savior's Lutheran Church A special use permit for Our Savior's Lutheran Church to use property at 1514 Olive St W for classroom, office, and storage 1514 Olive St W COMPREHENSIVE PLAN DISTRICT ZONING RB - Two Farruly District CPC DATE January 8, 2007 SFLL - Single Farruly Large Lot REVIEWERS Community Development Director, Building Official, Fire Chief, Public Works Director, and City Attorney PREPARED BY Michel Pogge, City Planner OA4 DISCUSSION Mr Curt Newcomb has made application for a special use permit on behalf of Our Savior's Lutheran Church to use property at 1514 Olive St W for classroom, office, and storage The site is currently a single-family home in the RA zoning district and allows church uses with a special use permit The property is currently a single-family home and the church is seeking a change of use of a single family to a church use The applicant has expressed that this change in use would be temporary and would be discontinued in or around the year 2010 The property is 5,821 square feet The home has 1283 square feet of ' livable area" according to the Washington County Assessor As a church use the site requires 7 parking spaces 1544 Olive St W Page 2 EVALUATION OF REQUEST A special use permit may be granted only when all of the following conditions are found 1 The proposed structure or use conforms to the requirements and the intent of this chapter, and of the comprehensive plan, relevant area plans and other lawful regulations The structure today is legal non -conforming since it does not meet the following RA district bulk regulation requirements • lot area (10,000 square feet required/5,821 square feet actual) • lot width (75 feet required/50 feet actual) lot coverage (30% maximum/ —42% actual) front yard setback (30 feet required/0 feet actual) side yard setback (10 feet required/5 feet actual on east side) Since the structure is currently in existence the applicant is not required to address the above zoning district items, however, since a change in use is proposed the applicant is required to address all building code issues There are three changes to the structure that will be required with the change of use 1 Fire suppression s, stem Chapter 1306 of the Minnesota State Building Code requires the installation of a fire suppression system for all "A" (assembly) occupancies, regardless of square footage The same chapter requires "E" (educational) and "B" (office) occupancies to be sprinklered if they are over 2,000 square feet (all floors added together) The City can allow for the installation of a residential type sprinkler system as opposed to a more expensive commercial type system, however, the City is unable to waive this requirement 2 Exit lights and exit signs Emergency exit lights and exit signs will need to be installed per the building code Two 3 foot exit doors will need to be provided to the exterior The paths to the accessible elements (doors and restroom) also need to be minimum 36" wide 3 Accessibility An accessible route from the church parking lot to the house would need to be provided, along with a compliant accessible entrance (ramp) per MSBC Chapter 1341 This accessible route allows not only access to the main church but also the parking lot since there is not sufficient off street parking on the site An accessible bathroom must also be provided in the house The City is willing to allow one unisex restroom rather than one each for male and female The existing bathroom is large enough to accommodate one unisex toilet facility 1514 Olive St W Page 3 2 Any additional conditions necessary for the public interest have been imposed The property is not part of a neighborhood that requires design review Since this property is part of a residential neighborhood and not subject to HPC design review staff suggests that any lighting change and exterior remodels undergo review by the Community Development Director prior to the issuance of a building permit 3 The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community With the installation of a fire suppression system, exit lighting & signage, and accessibility improvements the public welfare of the community should adequately be addressed FINDINGS As conditioned, the proposed change in use will not be injurious to the neighborhood or otherwise detrimental to the public welfare and will be in harmony with the general purpose of the zoning ordinance RECOMMENDATION Approve the Special Use Permit as conditioned CONDITIONS FOR APPROVAL 1 The applicant shall install a fire suppression system, exit lighting & signage, and accessibility improvements as required by the City's Building Official and Fire Marshall prior to occupancy of the building The installation of a sidewalk from the property at 1514 Olive St W to the current Our Savior's Lutheran Church parking lot shall be review and approved by the Community Development Director and City Engineer prior to installation 2 Any changes to the exterior of the building shall be reviewed and found acceptable by the Community Development Director prior to the issuance of a building pernut 3 The applicant shall submit the type of lighting and intensity level for any new exterior lighting for review and approval by the Community Development Director All new lighting fixtures shall be downcast in style 4 Any new sign on the property shall be reviewed by the Community Development Director before installation Attachments Applicant's Form, Applicant's Letter, and memo from the City's Building Official 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 _Special/Conditional Use Permit Variance Resubdivision Subdivision* Comprehensive Plan Amendment* Zoning Amendment* Planning Unit Development Certificate of Compliance *An escrow fee is also required to offset the costs of attorney and engineering fees The fees for requested action are attached to this application The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any application All supporting material (► e , photos sketches, etc) submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of supporting material is required If appl►cat►on is submitted to the City Council, twelve (12) copies of supporting material is required A site plan showing drainage and setbacks is required with applications Any incomplete application or supporting material will delay the application process After Planning Commission approvals there is a 10-day appeal period Once the 10-day appeal period has ended the applicant will receive a zoning use permit which must be signed and submitted to the City to obtain the required building permits PROPERTY IDENTIFICATION Address of Protect l S 14N 0L_\YZ Lk) Assessors Parcel No ©30��4�iay�s (GEO Code) Zoning Distridl R_Description of Protect S(ZS _c wa� L E3 Q�.�-Z����o-z s Lc�T�i2rs,� Cr��ci� <<�y�Ss c�� C�n�Z�o� � ���-•���M "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 I further certify I will comply with the permit if it is granted and used Property OwnerU�� RepresentativeC�i�- Mailing Address lac �c,, Mailing Addressk3' !Jq ca. City - State - ZipS \, City State - Zip S <l LLr�►f �Z, �G L Telephone No ( s a y Telephone No S►gnat a S►gnat e 4� Signature is required) SITE AND PROJECT DESCRIPTION Lot Size (dimensions) Land Area Height of Buildings Principal Accessory x Stories Feet Total Building floor area square feet Existing square feet Proposed square feet Paved Impervious Area square feet No of off-street parking spaces H \mcnamara\sheila\PLANAPP FRM May 25 2006 CI N1 XXIC.OMB REA] FS FA 1 F SERVICES 6D 1 )D1 0100 (Otficc) 651 3'')l 0200 (Fax) curt@nc« combre �e,,t itc com TO CHAIRMAN CITY OF STILLWATER PLANNING COMMISSION FROM CURT NEWCOMB SUBJECT SPECIAL USE PERMIT APPLICATION ON BEHALF OF OUR SAVIOR S LUTHERAN CHURCH DATE 12/15/2006 CC. TAMI CRAWFORD PASTOR STEVE MOLIN I am representing Our Savior's Lutheran Church in the potential purchase of the property located at 1514 W Olive Street, Stillwater, MN The church desires to purchase this property to help alleviate its current classroom space limitations caused by rapidly increasing membership Our Savior s Lutheran Church requests a Special Use Pernut for the subject property in accordance with Chapter 31-1 subd 11 (2) of the City of Stillwater Municipal Code OSLC intends to return this property to residential use and sell it upon compleuon of construction of an addition on it's currently facility in approximately 2010 Since the proposed use is temporary and the property will be returned to residential use, we request any requirements to ` sprinkle ' the building be waived Our Savior s Lutheran Church plans to use the property primarily for educational classrooms for Junior and Senior Hugh Youth as well as occasional classes for 51h and 61h Grade children Al children and youth groups will, of course, be accompanied by adequate adult supervision The property will also be used for adult small group activities from tune -to -time, generally less than 15 participants The majority of the use will be Sunday mornings between 9 00 am and 12 00 pm Occasional evening use, pnmanly on Wednesdays will occur Evening activities normally conclude by 8 00 pm Parking will be in the current Our Savior's Lutheran Church parking lot OSLC will make every effort to discourage on -street parking as a result of church activities Our Savior's Lutheran Church prides itself on being `good neighbors' The church will do everything possible to keep neighbors unformed of its activities and muun ze any inconvenience to the neighbors It will also respond positively and immediately should any questions anse from the neighbors OSLC is confident our use of this property will be relatively benign in terms of affecting the residential flavor of the neighborhood i to MEMORANDUM TO Michel Pogge, Planner FROM Cindy Shilts, Building Official DATE January 4, 2007 SUBJECT 1514 W Olive Street Fire Sprinkler Requirements The purpose of this memo is to expand on the previous memo dated December 19, 2006 regarding the request submitted by Our Savior's Lutheran Church for the change of use of a single family residence to an A-3 (church), E (educational) and B (offices) Chapter 1306 of the Minnesota State Building Code requires the installation of a fire suppression system for all A occupancies, regardless of square footage If the change in use is approved, the building is required to be sprinklered according to the Minnesota State Building Code Chapter 1306 (see attached) The law does not allow the City Building Official or the City Council to waive building or fire code requirements The State Building Codes Division does have an appeals process for any person wishing to dispute the decision of the Building Official, however, this process does not allow approval for waiving a code requirement either The appeals process deals with denial of alternate materials and/or methods used in construction For example, the sprinkler system that would be required by code to be installed with the occupancy change from R- 3 to A 3 cannot be waived, but the request to install a residential sprinkler system could be approved by the Building Official If the Building Official were to deny this "alternate" method/material of protection, the applicant could follow the appeal process through the State Building Codes Division 1306 0010 GL+ NERAL Phis chapter autlnorves optional provisions foi the installation of on premises fire suppression systems that may be adopted by a municipality in addition to the State Building Code If the municipality adopts them the sprinkler s}stem requirements of this chapter become part of the State Building Code and are applicable throughout the municipality This chapter if adopted must be adopted without vnendment S FAT AU1 I I MS s 16B 59, 16B 61 16B 64 1IIST 27 SR 1479 1306 0020 MUNICIPAL OPTION Subpart 1 Requu ement The sprinkler s)stem requircments of this chapter if adopted nnust be adopted Nv itli the. selection of either subpart 2 of 3 «ithout amendment Subp 2 L+ xisting -ind nevi, buildings Automatic spi inklei systems for new buildings buildings increased in total floor area (including the existing building) or buildings in «hich the occupancy classification has changed must be installed and maintained in operational condition «ithm the structure The requirements of this subpart apply to structures that fall within the occupancy classifications established in part 1306 0030 items A to E Exceptions I The floor area of minor additions that do not increase the occupant load does not have to be figured into the square footage for occupanc} classifications established in part 1306 0030 items A to E 2 The existing portion of R 2 apartment occupancies attached R 3 occupancies, and attacled townhomes is not required to be spiinkleied under this chapter Subp 3 Nevi buildings Automatic sprinkler systems for new buildings, additions to existing buildings, or buildings in which the occupancy classification has changed must be installed and maintained in operational condition within the structure The requirements of this subpart apply to structures that fall within the occupancy classifications established in part 1306 0030 items A to E Exception The floor area of minor additions that do not increase the occupant load does not have to be figured into the square footage for occupancy classifications established in part 1306 0030 items A to E STAT AUTH MS s 16B 59 16B 61 16B 64 HIST 27 SR 1479 1306 0030 REQUIREMENTS For purposes of this chapter, area separation, fire barriers, or fire walls do not establish separate buildings Gross square footage (gsf) means the floor area as defined in the International Building Code The floor area requirements established in items A to E are based on the gross square footage of the entire building and establish thresholds for these requirements The following occupancy groups must comply with spnnkler requirements of this chapter, unless specified otherwise A Group A 1, A-2, A-3, and A-4 occupancies, B Group B, F M, and S occupancies with 2,000 or more gross square feet of floor area or with three or more stones in height, C Group E occupancies with 2,000 or more gross square feet of floor area or with two or more stones in height, D Group E day care occupancies with an occupant load of 30 or more 241 Subd 6 Adoption The commissioner shall approve any proposed amendments deemed by the commissioner to be reasonable in conformity with the policy and purpose of the code and justified under the particular circumstances involved Upon adoption a copy of each amendment must be distributed to the governing bodies of all affected municipalities Subd 7 Investigation and research With the approval of the commissioner the state building official shall investigate or provide for investigations or may accept authenticated reports from authoritative sources concerning new materials or modes of construction intended for use in the construction of buildings or structures and shall propose amendments to the code setting forth the conditions under which the new materials or modes may be used HIST 1984 c 544 s 69 1985 c 248 s 8 1986 c 444 1987 c 312 art 1 s 10 subd 1 1994 c 634 art 2 s 10 1999 c 135 s 4 ==16B 65 16B 65 Budding officials Subdivision 1 Designation By January 1 2002 each municipality shall designate a building official to administer the code A municipality may designate no more than one building official responsible for code administration defined by each certification category established in rule Two or more municipalities may combine in the designation of a budding official for the purpose of administering the provisions of the code within their communities In those municipalities for which no building officials have been designated the state building official may use whichever state employees are necessary to perform the duties of the budding official until the municipality makes a temporary or permanent designation All costs incurred by virtue of these services rendered by state employees must be borne by the involved municipality and receipts arising from these services must be paid into the state treasury and credited to the special revenue fund Subd 2 Qualifications A building official to be eligible for designation must be certified and have the experience in design construction and supervision which the commissioner deems necessary and must be generally informed on the quality and strength of building materials accepted budding construction requirements and the nature of equipment and needs conducive to the safety comfort and convenience of building occupants No person may be designated as a budding official for a municipality unless the commissioner determines that the official is qualified as provided in subdivision 3 Subd 3 Certification The commissioner shall (b) If the commissioner has a reasonable basis to believe that a person has engaged in an act or practice constituting the unauthorized performance of official duties the unauthorized use of the title certified building official or a violation of a statute rule or order that the commissioner has issued or is empowered to enforce the commissioner may proceed with administrative actions or penalties as described in subdivision 5a or suspension or revocation as described in subdivision 5b Subd 5a Administrative action and penalties The commissioner shall by rule establish a graduated schedule of administrative actions for violations of sections 16B 59 to 16B 75 and rules adopted under those sections The schedule must be based on and reflect the culpability frequency and severity of the violators actions The commissioner may impose a penalty from the schedule on a certification holder for a violation of sections 16B 59 to 16B 75 and rules adopted under those sections The penalty is in addition to any criminal penalty imposed for the same violation Administrative monetary penalties imposed by the commissioner must be paid to the special revenue fund Subd 5b Suspension revocation Except as otherwise provided for by law the commissioner may upon notice and hearing revoke or suspend or refuse to issue or reissue a building official certification if the applicant building official or certification holder (1) violates a provision of sections 16B 59 to 16B 75 or a rule adopted under those sections (2) engages in fraud deceit or misrepresentation while performing the duties of a certified building official (3) makes a false statement in an application submitted to the commissioner or in a document required to be submitted to the commissioner or (4) violates an order of the commissioner Notice must be provided and the hearing conducted in accordance with the provisions of chapter 14 governing contested case proceedings Nothing in this subdivision limits or otherwise affects the authority of a municipality to dismiss or suspend a building official at its discretion except as otherwise provided for by law A municipality as defined in section 16B 60 subdivision 3 or a town may not charge a permit fee that exceeds $15 or 5 percent of the cost of the improvement installation or replacement whichever is greater for the improvement installation or replacement of a residential fixture or appliance that (1) does not require modification to electric or gas service (2) has a total cost of $500 or less excluding the cost of the fixture or appliance and (3) is improved installed or replaced by the home owner or a licensed contractor HIST 2001 c 207 s 5 ==16B 67 16B 67 Appeals A person aggrieved by the final decision of any municipality as to the application of the code including any rules adopted under sections 471 465 to 471 469 may within 180 days of the decision appeal to the commissioner Appellant shall submit a nonrefundable fee of $70 payable to the commissioner with the request for appeal An appeal must be heard as a contested case under chapter 14 The commissioner shall submit written findings to the parties The party not prevailing shall pay the costs of the contested case hearing including fees charged by the office of administrative hearings and the expense of transcript preparation Costs under this section do not include attorney fees Any person aggrieved by a ruling of the commissioner may appeal in accordance with chapter 14 For the purpose of this section any person aggrieved includes the council on disability No fee or costs shall be required when the council on disability is the appellant HIST 1984 c 544 s 72 1986 c 444 1987 c 354 s 4 1988 c 613 s 17 1995 c 254 art 2 s 12 ==16B 68 16B 68 Certain permits Building permits or certificates of occupancy validly issued before July 1 1972 regarding buildings or structures being constructed or altered according to the permits or certificates are valid after that date The construction may be completed according to the building permit unless the building official determines that life or property is in jeopardy HIST 1984 c 544 s 73 Sam 'illlil'i' Lk oil I F, .. _..r.::w, a +..� c•> , , �. ....-....�.,-,..., ..—........,-. �... , ...�._ ... _., _ ' .� ,... , .. , �«. _..�.— - �s '"'' p y..�w :.nt �:. �': Imo,. � 4 �.._...,._. _._.._. � _.. _.,•�„rar, J - - I ip �. I - 1 Iwater i I B F I H P L A l L O f M I N N L� 0 I A DATE January 2, 2007 CASE NO 07-01 TO Planning Commission REQUEST Final Plat and Final PUD Pernut for BROWN'S CREEK RESERVE APPLICANT Rick Carlson C3 Land Development, LLC LAND OWNER C3 Land Development, LLC LOCATION NW Qadrant of Neal Avenue and McKusick Road MEETING DATE January 8, 2007 REVIEWERS Public Works Director, City Attorney, Assistant Police Chief, Assistant Fire Chief PREPARED BY Bill Turnblad, Community Development Director y BACKGROUND The preliminary plat and associated requests for BROWN'S CREEK RESERVE were approved by the City Council on September 19, 2006 The final plat and final PUD permit for the 15 lot single family development have now been submitted EVALUATION OF REQUEST Approval of the preliminary plat was conditioned upon a number of items The status of each is given below The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein Proposed Layout Plan dated 8/14/06 Sheet 2 of 6 Proposed Grading Plan dated 8/14/06 Sheet 4 of 6 Proposed Street Plan and Profile dated 6/26/06 Brown s Creek Reserve — Final Plat January 2 2007 Page 2 • Proposed Utility Plan dated 8/14/06 Sheet 6 of 6 • Proposed Landscape Plan dated 8/14/06 Sheet 3 of 6 o Tree Preservation Plan dated 7/19/06 Sheet 2 of 15 The final plans are consistent with those approved during the preliminary review 2 The developer shall complete a PUD worksheet and submit it to the Minnesota Department of Natural Resource's (DNR) area hydrologist If the DNR review results in substantial changes to the preliminary plat layout, then the developer shall resubmit the preliminary plat for review by the Planning Comrrussion The developer has submitted the PUD worksheet to the DNR Staff received an email from the DNR Regional Hydrologist responsible for review of the PUD She said the DNR was fairly satisfied with the proposal but formal approval still had not been given at that time Staff has not received formal approval to date The DNR should formally approve the PUD prior to consideration of the final PUD by the City Council 3 The rezoning and comprehensive plan amendment necessary for development of the subject property shall not become effective until the applicant receives Final Plat and Final PUD plan approval from the City Council This becomes satisfied with final plat approval 4 If the Metropolitan Council requires any significant modifications to the Comprehensive Plan amendment as proposed, then the Comprehensive Plan amendment and Preliminary Plat shall be reconsidered by the City An application for the amendment has been submitted to the Metropolitan Council The Metropolitan Council sector representative for Washington County has indicated that approval of the proposed amendment should not be problematic It is possible that approval can be given yet in January None the less, approval of the final plat should still be contingent upon Metropolitan Council approval 5 If the Metropolitan Council makes a finding that the Comprehensive Plan amendment has a substantial impact on, or contains a substantial departure from, any metropolitan systems plan, then the Comprehensive Plan amendment and Preliminary Plat shall be reconsidered by the City See comments above 6 The preliminary engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction prior to final plat application The final plat application materials shall contain at least the engineering changes suggested in the attached memo from Shawn Sanders dated August 7, 2006 This condition has been satisfied The engineering department has reviewed the final plan set and is satisfied with it 7 The permanent cul-de-sac radius shall be increased to 95 feet and a temporary turnaround of 120 feet total length shall be provided on the north end of the property These revisions shall be included in the final plat application materials This condition has been satisfied The engineering department has reviewed the final plan set and is satisfied with it 8 Any of the seven conditions found on Page 4-5 of the September 13, 2006 staff report that are adopted by the Brown's Creek Watershed District Board shall be addressed and incorporated into the plans submitted for the final plat application This condition has been satisfied The one unresolved issue in this regard is the exact location of the trail that runs along the toe of the slope leading toward the creek The Brown s Creek Reserve — Final Plat January 2 2007 Page 3 location approved with the preliminary plat was well up the slopes This caused grading concerns and would have been located close to the back doors of the proposed homes Consequently the developer has had discussions with the Watershed District and a compromise seems to be in the works The Watershed District seems amenable to a relocation closer to the creek as long as the surface of the trail is pervious bituminous which is being proposed Prior to approval of the final plat and PUD by the City Council, the developer should get an approval of the revised trail plans from the Watershed District The Park Board should also review the revision to address the policy issue of accepting a higher maintenance pervious surface trail 9 The developer shall have the City Forester review the tree replacement proposal included within the Tree Preservation Plan subrrutted by the developer The number of replacement trees found necessary by the City Forester shall be included in the landscaping plan subrrutted with the final plat application The City Forester has reviewed the final tree removal plans Since tree removal exceeds the 35% rate, replacement is necessary Each tree beyond the 35 % threshold that is removed must be replaced on a one -for -one basis Consequently, the 30 extra trees removed require 30 replacement trees The landscaping/replacement plan shows 56 trees The balance of 26 trees is intended to sahsfij the landscaping requirements for the subdivision The City Subdivision Code, Ch 32-1, Subd 6(4) requires three street trees per lot (not to be in the right-of-way) For this subdivision, that would equal 45 landscaping trees 26 landscaping trees are proposed This is a deficit of 19 trees Granted, the project is a PUD, so the Code specifically allows flexibility on the number of required street trees Moreover, given the width of the lots, putting the 19 deficit trees along the front of the homes would not be practical However, there are opportunities in the side and rear lot areas or in the open space outlot to plant more trees Consequently, staff recommends a revised final landscape plan which shows the majority of the deficit trees being planted somewhere on the development site 10 If any of the oak trees on the site or within the Neal Avenue right of way are to be pruned or removed, this work should not be done between April and October If it can not be avoided, then the developer must notify the Community Development Department to arrange for the City Forester to be on site to assure that proper oak wilt transmission methods are employed This is noted on the final plans and should continue to be a condition of approval 11 The sidewalk along Neal Avenue shall be shown as an 8 foot wide bituminous trail in the final plat application materials Along Neal Avenue this trail shall be aligned so as to preserve as many oaks as possible These notes are included on the plan set 12 A permanent 20 foot wide sidewalk and utility easement (for water main) in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for the sidewalk segment between Lots 5 and 6 Said easement shall be fully executed and submtted to the City prior to release of the final plat for recording with Washington County This will need to be submitted prior to release of the final plat and should be a condition of final plat approval 13 A temporary trail easement in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for the temporary trail Brown s Creek Reserve — Final Plat January 2 2007 Page 4 segment along the north property line of Lot 15 Said easement shall be subrrutted to the City prior to release of the final plat for recording with Washington County This will need to be submitted prior to release of the final plat and should be a condition of final plat approval 14 Prior to release of the final plat for recording with Washington County, an escrow shall be deposited with the City in an amount found sufficient by the Stillwater Public Works Director to remove the temporary trail on the north side of Lot 15 when the trail system in Millbrook develops and the temporary trail becomes unnecessary This will need to be submitted prior to release of the final plat and should be a condition of final plat approval 15 Prior to release of the final plat for recording with Washington County, an escrow shall be deposited with the City in an amount found sufficient by the Stillwater Public Works Director to remove the temporary street access to Neal Avenue when access to Neal Avenue is available through the property to the north This will need to be submitted prior to release of the final plat and should be a condition of final plat approval 16 Prior to release of the final plat for recording with Washington County, a $30,000 park dedication fee and $3,375 trail fee shall be submitted to the City This will need to be submitted prior to release of the final plat and should be a condition of final plat approval Incidentally since the developer is constructing a segment of trail within the subdivision, the trail fee is not required It is only required when trail is not being constructed 17 The final plat shall include restricted access to McKusick Road This has been done 18 All electrical and communications utility lines shall be buried This shall be specified in the plans subrrutted for final plat approval Since these utilities are installed by other private contractors this condition should be included in the final PUD permit resolution 19 Trout Stream Mitigation fees and Transportation Mitigation fees will be due and payable prior to release of the final plat for recording with Washington County, unless the developer requests the City to spread these fees over the taxes for each of the 15 proposed lots This will need to be submitted prior to release of the final plat and should be a condition of final plat approval 20 Final plat application materials shall include a revised landscaping plan that shows street trees planted 40 feet on center along the lot fronts to the extent possible A final landscaping plan has not been submitted yet See comments under Condition 9 21 The final plat application materials shall include a revised site layout plan that shows all garages meeting required front setback standards However, Lot 9 and Lot 10 may both have garages in front of the homes The revised layout plan still does not show all garages with setbacks that comply with the TR Zoning District standards Except for Lots 9 and 10, the layout of the homes and garages must comply with the TR standards, regardless of how they are shown on the final layout plan 22 No structures on the property may be demolished without a demolition permit issued by the City If any of the remaining structures are older than 50 years, a complete Brown s Creek Reserve — Final Plat January 2 2007 Page 5 demolition pernut application must be submitted to the City for Heritage Preservation Commission review This condition should be included in the final PUD permit resolution ALTERNATIVES A Approval If the Planning Commission finds the final plat and PUD to be consistent with the preliminary plat and PUD, it could recommend that the City Council approve them with the following conditions 1 The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein • Layout Plan revision date 12-11-06 • Grading Plan revision date 12/21/06 • Street Plans and Profiles revision date 12/21/06 • Utility Plan revision date 12/21/06 • Landscape Plan revision date • Tree Removal Plan revision date 12/21/06 2 The DNR shall formally approve the PUD prior to consideration of the final PUD by the City Council 3 If the Metropolitan Council requires any significant modifications to the Comprehensive Plan amendment as proposed, then the Comprehensive Plan amendment and final plat/PUD shall be reconsidered by the City 4 A permanent 20 foot wide sidewalk and utility easement (for water main) in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for the sidewalk segment between Lots 5 and 6 Said easement shall be fully executed and submitted to the City prior to release of the final plat for recording with Washington County 5 A temporary trail easement in a form and with content found satisfactory to the City Attorney and the Public Works Director shall be submitted for the temporary trail segment along the north property line of Lot 15 Said easement shall be subnutted to the City prior to release of the final plat for recording with Washington County 6 Prior to release of the final plat for recording with Washington County, an escrow shall be deposited with the City in an amount found sufficient by the Stillwater Public Works Director to remove the temporary trail on the north side of Lot 15 when the trail system in Millbrook develops and the temporary trail becomes unnecessary 7 Prior to release of the final plat for recording with Washington County, an escrow shall be deposited with the City in an amount found sufficient by the Stillwater Public Works Director to remove the temporary street access to Neal Avenue when access to Neal Avenue is available through the property to the north 8 Prior to release of the final plat for recording with Washington County, a $30,000 park dedication fee shall be submitted to the City 9 Trout Stream Mitigation fees and Transportation Mitigation fees will be due and payable prior to release of the final plat for recording with Washington County, Brown s Creek Reserve — Final Plat January 2 2007 Page 6 unless the developer requests the City to spread these fees over the taxes for each of the 15 proposed lots 10 Prior to release of the plat for recording with Washington County the Development Agreement shall be executed by the developer 11 Prior to approval of the final plat and PUD by the City Council, the developer should get an approval of the revised trail plans from Brown's Creek Watershed District 12 A revised final landscape plan shall be subrrutted which shows the majority of the 19 deficit trees being planted somewhere on the development site This revised plan shall be submitted to the City prior to approval of the final plat by the City Council 13 If any of the oak trees on the site or within the Neal Avenue right of way are to be pruned or removed, this work should not be done between April and October If it can not be avoided, then the developer must notify the Community Development Department to arrange for the City Forester to be on site to assure that proper oak wilt transrrussron methods are employed 14 All electrical and communications utility lines shall be burred 15 The garage setbacks for all lots except for Lots 9 and 10 shall comply with the setback standards found in the TR Zoning District Lots 9 and 10 may have the setback and orientation shown in the approved final layout plan 16 No structures on the property may be demolished without a demolition permit issued by the City If any of the remaining structures are older than 50 years, a complete demolition permit application must be submitted to the City for Heritage Preservation Comrrussron review and approval B Table If the Planning Commission believes that the final plat and PUD application is not complete enough to make a decision, it could continue the hearing for additional information C Denial If the Planning Commission finds the proposal to be unsatisfactory, it could deny it With a denial, the basis of the action should be given RECOMMENDATION The final plat and final PUD permit are in substantial compliance with the approved preliminary plat and its conditions Therefore, staff believes the application could be approved with the conditions listed above cc Rick Carlson Tim Freeman attachments Location map Final plat Site plan Engineering plans Email from DNR MAW ."�..._--_�� I I � M NMISS ow to ul ALWAP up oil. MEN I SEEDING & EROSION CONTROhl, 'l, ,?mI .lV LEGEND 935 N— W FFE E — — — — — ■ O S NOTES w EXISTING CONTOURS PROPOSED CONTOURS STRAW WATTLE HEAVY DUTY SILT FENCING TREE FENCING (ORANGE) WIMCO INLET PROTECTION OR EQUAL (SEE SHEET BELOW FOR DETAILS) EROSION CONTROL BLANKET (TYPE 2S STRAW) SEED MIXTURE MN/DOT TYPE 310 (82 LBS/ACRE) ALL OTHER DISTURBED AREAS SEED MIXTURE 270 (120 LBS/ACRE) 1) ASIpFEF ®IBY TGRADING HE ENG NE@STALL SILT STOP EfbRtT�1�PR &g,�EEDINGr100 LOCATIONS SHOWN SETBACK 2) ROUGH GRADING SHALL PROCEED ON AN AREA BY AREA BASIS TO MINIMIZE UNCOMPLETED AREAS zz�� $$ P�jQnNg7 T�.i(j 3) SEEIC�OCH ANDCHOREHWIIS I�E`T'ZSi5i�1 N'�URS�PJFIL FINE GRADING 4) SLOPES 31 AND GREATER SHALL BE STABILIZED WITH FIBER BLANKET 5) MAINTAIN AND REPAIR SILT STOP FENCES (INCLUDING REMOVAL OF ACCUMULATED SILT) UNTIL VEGETATION IS ESTABLISHED 6) CONTRACTOR TO INSPECT AND DOCUMENT EROSION CONTROL WEEKLY AND AFTER ANY RAIN EVENT SILT FENCE FOUND DAMAGED MUST BE REPAIRED OR REPLACED W/IN 24 HOURS UPON DSCOVERY 7) ALL SEDIMENT CONTROL FEATURES MUST BE REPAIRED WHEN THE SEDIMENT REACHES 1/3 THE HEIGHT OF THE STRUCTURE OR REPLACED WITHIN 24 HOURS OF DISCOVERY 8) WHEN THE DEPTH OF THE SEDIMENT REACHES 1/2 THE HEIGHT OF THE STORAGE VOLUME THE BASIN SHALL BE DRAINED AND THE SEDIMENT REMOVED IN A MANNER AS APPROVED BY THE CITY ENGINEER 9) REMOVAL OF SILT FENCE REQUIRED AFTER SITE IS STABILIZED (AT DIRECTION OF ENGINEER) 10) ALL EXISTING CITY STREETS SHALL BE SWEPT ON A DAILY BASIS 11) SEE SPECIFICATIONS FOR SWPPP r2 MAX STRAW WATTLE 12 CIA MIN (STRAW PLACED INTO TUBULAR NETTING) 9 MA% SLOPE O.AX YES 12 MIN I X1 WOOD STAKE MIN MAX 4 SPACING STRAW WATTLE NO SCALE z€ z 0 � o v o z E ES CC 1 5 L YCCFC 0 0 E E E E DRE SU ER D L CC SED D ESS D E C CFR DER E S 0 E E TODD A ERICKSON 40418 I IrI NO DATE TAE DUWNrc VJV o®rc TS owD ft 61 5B Sa C-1-1 nAp FF1Ly p R 7 9 06 p„g 03-158 U O hC 7 z J Z Z zz G G < W a t - 0 > u zyi W �W� w o PF w V J J z W i p Q u1 a o z O W w L11.1 ad p z3 p o� g o� M V z 5 J O W > oC ad W Z O oG V Y o[ :z:w W cn—o me L 3 W z 9 L) ae Z m p W W lJ'1 5� C3.1 F n u / 888r ---d 1/ r Id \\ / 8BB9 9ooJ J f�/f� I t~ I w FFE e 71 Aso �$ s 9 C �� \ ✓ / / / p f� I o S Ppe I I I T / / r g�Fa 9o'Q / I k \\ BF99 FByks I I ege9o'o / i w g2 o eFFO�o LEGEND 711 /� �OmS'� / \ �3f' /` " Y K I EXISTING CONTOURS OE o I 1 J `� O 935 PROPOSED CONTOURS a / O J --0---12 S'rw o EXISTING STORM SEWER W/MH CB 8FE5 EOF,' -I „e \S i \/\ / / l rO M O } � �9\94� '� ��12 5T _ PROPOSED STORM SEWER W/ M H C B 8 F E 5 1 p�W 8'6 HEAVYDUTY SILT FENCING + I a , OM INI TREE FENCING (ORANGE) � c�o��ts `TW XXX X GROUND ELEVATION AT TOP OF WALL \ / / "SA �° O� BW XXX X GROUND ELEVATION AT BOTTOM OF WALL ""sue' °v 'g# \9 \ N. 5 dFE 896 S t 0000m ROCK RETAINING WALL CEDAR SPLIT RAIL FENCE (TOP OF RET WALL) jl m TOB ELEVATION @TOP OF BLOCK BFE BASEMENT FLOOR ELEVATION \ R /T 4 n I I � ` - \ NOTES \ 8jg H `�' 2 \ �/ , \ \ I 1) PRIOR TO ROUGH GRADING INSTALL SILT STOP FENCE IN LOCATIONS SHOWN OR 6-2 — `) 906 i ..,, , I /� t AS DIRECTED BY THE ENGINEER OR CITY STAFF \ r1kJ L 4 '� h I/ � ` \ 2) ROUGH GRADING SHALL PROCEED ON AN AREA BY AREA BASIS TO MINIMIZE \ 8 )I / \ UNCO PnPLETED AREAS \ 3) AS E EACH AREA OUTSIDE THE STREET IS GRADEDSTRAIGHT PROVIDE 4 HI NATIVE HOURS OF L EOsF� \ I .0 ` d SEED AND MULCH ANCHORED WITH A STRAIGHT SET DISC WITHIN OB HOURS OF 1 I Big \ 8j \ 9Tz FINE GRADING 1 I s @j��8 \ \ \ II I I } �.� 4) SLOPES 3 1 AND GREATER SHALL BE STABILIZED WITH FIBER BLANKET �9 10 5) MAINTAIN AND REPAIR SILT STOP FENCES (INCLUDING REMOVAL OF ACCUMULATED SILT) UNTIL VEGETATION IS ESTABLISHED TO B 9041D BFE qA'�c 'j L "03 6) CONTRACTOR TO INSPECT AND DOCUMENT EROSION CONTROL WEEKLY AND AFTER ANY RAIN EVENT SILT FENCE FOUND DAMAGED MUST BE REPAIRED OR REPLACED WIN 24 HOURS UPON TRAIL @ 2 0% -� \ \ 902 1, / 908 DSCOVERY SLOPE TO PO t�p ��� 1 \ 9�0 \ 7 1 \ I „ r 7) Al L SEDIMENT CONTROL FEATURES MUST BE REPAIRED WHEN THE SEDIMENT J✓_ 1 Q REACHES 1/3 THE HEIGHT OF THE STRUCTURE OR REPLACED WITHIN 24 HOURS S f N B9B l il d l, \ 'T`° OF DISCOVERY I I , 8) WHEN THE DEPTH OF THE SEDIMENT REACHES 112 THE HEIGHT OF THE STORAGE VOLUME THE BASIN SHALL BE DRAINED AND THE SEDIMENT REMOVED IN A MANNER AS 1ys APPROVED BY THE CITY ENGINEER w 9) REMOVAL OF SILT FENCE REQUIRED AFTER SITE IS STABILIZED (AT DIRECTION OF ENGINEER) 'TN "^/ � 10; ALL EXISTING CITY STREETS SHALL BE SWEPT ON A DAILY BASIS I ,.,()�' 11 SEE SPECIFICATIONS FOR SWPPP \ `"� Jr \ S \ \ 1 ,m g �( 12) TREE PROTECTION FENCE TO BE INSTALLED AS DIRECTED BY THE ENGINEER IN THE FIELD ♦� t i nc < v F w 90S 8 c ► 9 OHP� dV "I,, ONO P— - �^ \\\ P�uZrP<a+P-< 9766 0 OH aRPcn CWP--a+a--P—OF r 6 \ 97J9 (2) Fl677;;E �— 9nr v r \ r7oK E `6 RCP 8766 Y 15 5 - g W _ o � sl C E6 CE 5 PE 0 OR E 0 C D R G EC E 5 50 p Eu fl0 ES E 0 C pEfl E 5 OE E C E50 TODD A ERICKSON 40418 LICENSE NO. DATE P®V®R T E M" , V" C,,= M TJF v9c nc MyL MM 7 19 06 wo 03-158 U p � 7 U O ^ ~ 2 z W E G — 0 Y p Uz J ' z U 4 V4 L0 J J Z Z W � p � a N O 0 W Z J O E � � 3� o 03 Q CD J Z F- ZW Q � J vWi Z i W Z_ g 3 Q J U RIO NQ C4.1 SHFFT OE „ 0 LAJL O 1[ dl lL AN I I i 0 I I 0 0 I 0 I 0 0 0 I I 0 0 0— NOTES 1) SEE DETAIL SHEETS FOR CITY STANDARD PLATE REFERENCE 2) CITY OF STILLWATER ENGINEERING STANDARDS SHALL BE UTILIZED FOR ALL CONSTRUCTION LEGEND F�g CONTRACT PAVING k TEMPORARY ROADWAY Lam— J 5 CONCRETE SIDEWALK 8 BITUMINOUS TRAIL S $ 3 0 E 0 � o 0 RED ER 5 SP C C Eo OR DE D E i s E s0 0 C D SE RI E 0 R DER ME 5 OF E 5 E TOM A BUCKSON 40418 LICENSE NO DATE: ®®n TAE OVA RNR JV O4SID1 R TJF MXM 1 11 1 MR, 01R 7 19 06 =R, 03-158 u U C ``aE - 0 >za N Y 5z" u z cl w o 0 I I I I I I I I I I I I -oNv--o v—avr—,r on . _._ UTILITY PLAN V 0 I I a 1 0 a I 0 0 0 1 I O O—O 2 (2) 45 WM BENDS fl B V —12 W— X/I LEGEND EXISTING WATERMAIN —m— —8 µ, me 8 5 EXISTING SANITARY SEWER —0-12 ST e B EXISTING STORM SEWER -12 Si — CPROPOSED STORM SEWER W/ M H B BF ES —8 Wt !VOTES PROPOSED WATERMAIN PROPOSED SANITARY SEWER PROPOSED SANITARY SEWER STRUCTURE PROPOSED STORM SEWER STRUCTURE PROPOSED STREET LIGHT 1) SEE DETAIL SHEETS FOR REFERENCE 2) CITY OF STILLWATER ENGINEERING STANDARDS SHALL BE UTILIZED FOR ALL CONSTRUCTION d az f o_ z ED CE 5 C C r 5 E ED C C D E SU UN D D D E SED LS D E G ECR DER E l WS 0 TOOO A ERICKSON 40418 LICENSE NO. DATE p®p®h TAE DRAWN R. J O M TJF VNG NE MW MR 7 19 06 �Eo 03-158 u - j�Z �P H z ? z 3 u 2" _ C � u tt w a6 w — © OAKS & MAPLES FLOWERING CRABS & SERVICEBERRY C EXISTING SHADE TREES �3kt J PROPOSED WHITE PINE, EV & NORWAY SPRUCE EXISTING EVERGREEN TREES TREE SC14EDULE IIFCTTIt I(lt TS T'RFFS LAND PLANNING a SURVEYING a ENGINEERIINIG 5620 MEMORIAL AVENUE NORTH L ll��.�1'JJJJ E STILLWATER, OTA 55082 s Phone (651) 439-8833 833 FFa ax (651) 430.9331 Oh Key -oo,bfi. Narc C ,.m sae.. Sve R..., wl m • Iraeezu, IaEE�+"-nd AuNom BL ss Wple I S' GI B1r8 Naeual fmm ruevm Pad Nlapk 2S"Ul BhB ,oral �e As m exd,:rwn Sege Mapk 5" UI Bte — f •man«a.la BwW IS"GL Rd.R xuralfvm ] a •.RSlnoiaalc w..m�RN� as"oE .w,a Fam 7 Q ma: Fw.a Na.w� Rea oNL : s � eke wTwa, Rwm EVERGREEN TREES v r W:abw w'N,<ro,a dli� eae weN,ir� 1) abc Nm.rry Sp,�a 6Hg< B1� NiAval iwm 00 NOi NFANLT PRUNE ,NC IKE Al PVIAWO M.'�nERS� ocaRa�aR B'�EA6 �uc�cs � sac w}EµmoR ,Mcs NNo uTEPx awz�+a /" H R1afD. M To NOutV[R, 00 ROi BUDS a Awns rwr EKRNO ro nE FDOE a M CROYM SAKE TREES MI UPON 1HE IPPROVA a ,IE U6IOSfARE M CT lam_ PVl11wO YFAA (BY OCIORER �STN) Nw REuv.L rn Awn ,n EauoMNc N r✓ O E S Q,IavAL SCALE ] eFf2l . M fffT SCALE M FEET 6 20 40 EO F—t wRK iNC xORiN SOE of nC iREC TM MIRSFRY. Nrp ROi6TE IfEE V[N -E WSI BC PLW,Eo S1KM nNi O FKC NOR,N NI INE SrIE MIEN EVER �LNC 1RUMf FLWE 5 NSwIE AI rNE iDP ppg�glE a 1HE ROOT 841 TREES wNERE iNE TRiNRt ay y RMG FURS 5 NO1 NSgtE SNN1 & REJECTED SEI ,OP a R T a, RUSN i0 IBOO tlM (6 Fl OLW R 1NE 1W OF iHf ROOF 1R OR 15-N) YM Ir-] W7 E00 YY (6l)-MFERREO —ER w SLOMY RAIN- SOTS Xq uk (B w ) OE 7 MGI EARM S ER _TJ:( ,'�• I ' BEYOND fOGC R00, &LL WI T "L E (- F REUO+E NIL lwxC. ROPE O NaRC. u.0 ttwM 1NE YIACH PEED -FREE Fai ,' BJNM RgtN TOP -T a ROa R41 KTFR W(fBIL r F R. ROK OT 5 S,WPEO CNIl1 11NIE 851tAROUND F THE Rw1 U, M nRE C, w RACES IND fOtD DOER, ]00 w (8 N) aI10 NINrBG NOtF RVCE ROa R L ON UNEI—Im NOTE BACKFILL ALL PtNJTINGS as ,ADD sa WITH I PART COMPOST. I PART SAND I PART SOIL FROM PLANTING HOLE MIXTO F iAW SOl Aaawm RO01 IMLL 6'SE F ky 1YNN FOOT PRCSAFE sD rN.T Roor suL oafs nm shEr TREE PLANTING DETAIL - B&B TREES IN ALL SOIL TYPES WIT 1NI5 DEIIA ASSL,IFS ,1N, M PIAMr SPICE 5 IAROER 1PAN 2a00 NN (6 FT) SOURCE OPEN 10 THE SNY AND NOT CO.ERED W — FAVMO 0R —n. (Rl SOURCE w,(RNAtIONM. SOCKTY OF MRa1Ca1URE ) BROWNS CREEK RESERVE DEVELOPMENT — STILLWATER, MINNESOTA — 06122106 — SHEET Brown's creek Reserve From Molly shodeen [molly shodeen@dnr state mn us] Sent Thursdayy, August 10, 2006 3 04 PM To Bill Turnblad Cc Shawn sanders, tfreeman@ffe-inc com, Karen Kill subject Brown's creek Reserve Bill, I received the PUD worksheet today I also met with Tim Freeman and Vicki Vandell to go over it This is a little bit deferent of a PUD because it is only partially in the 1000' shoreland district of Twin Lake and does not drain to Twin Lake T 15 is really more like a conservation subdivision I think they are doing everything they should be doing to protect the resources and the concept makes sense The open space on the current plan does not quite make the 50% If the rear setback area along the trail is included as open space, they will meet the 50% open space They will figure out what kind of covenants and deed restrictions need to be conveyed to protect it as open space I think that the DNR will be able to approve this as a compliant PUD Page 1 1 1wa ter T I 0 4 I H P l 4 E 0 M N N( ti 0 1 4 DATE January 5, 2007 CASE NO 07-02 APPLICANT Bob Clark, MBM Development LANDOWNER Mary Ann Sandeen REQUEST 1) Rezoning from RA, Single Family to RB, Two Family Residential 2) Comprehensive Plan amendment changing future land use map from SFLL, Single Family Large Lot to SFSL, Single Family Small Lot 3) Preliminary Plat for 24 Twinhomes (12 buildings, 2 units each) 4) Variance from cul-de-sac length standard LOCATION 1902 N William Street COMPREHENSIVE PLAN SFLL, Single Family Large Lot ZONING RA, Single Family Residential REVIEWERS Public Works Director, City Planner, Deputy Fire Chief, Police Department, City Attorney PREPARED BY Bill Turnblad, Community Development Director BACKGROUND Bob Clark of Lynskey & Clark and MBM Development has submitted a preliminary plan for a twunhome development referred to as Fairway Villas The property is currently owned by Mary Ann Sandeen and is located at the far west end of Hazel Street next to the Stillwater Country Club The proposal is to develop a 24 twunhome enclave of homes within a well landscaped setting The enclave would include two outlots that combine stormwater treatment with walking and other amenities Both pedestrian and vehicular traffic are accommodated on a unique local road that combines a dead-end street with a one way loop around a generous and irregularly shaped landscape island Both the City Council and the Planning Commission discussed a concept plan for this development last fall Though the twunhome housing type was considered acceptable by many of the council members and commissioners, concern was expressed about the proposed number Faimay Villas January 5 2007 Page 2 of total units Consequently, the developer has reduced the number of twinhome units from 26 to 24 SPECIFIC REQUEST In order to develop the property as proposed, the applicant has requested the followmg 1 Rezoning of the property from RA, Single Family Residential to RB, Two Family Residential 2 Approval of a Comprehensive Plan future land use map amendment changing the guided use of the property from SFLL, Single Family Large Lot to SFSL, Single Farruly Small Lot 3 Approval of a Preliminary Plat for 24 twinhomes (12 buildings, 2 units each) 4 Approval of a Variance to allow the cul-de-sac to have a length of 750 feet, whereas 600 feet is the standard maximum length EVALUATION OF REQUEST REZONING & COMP PLAN LAND USE MAP AMENDMENT Rezoning The property is zoned RA, Single Family Residential To develop the property as requested would require a rezoning to RB, Two Family Residential When rezonmgs are requested, the two review standards that are applied are 1) is the rezoning consistent with the Comprehensive Plan, and 2) is it compatible with the surrounding neighborhood? Comprehensive Plan Consistency - The comp plan envisions residential use of the property Consequently, the infrastructure in place in the neighborhood would only support residential use of the property, as opposed to office, manufacturing, or other uses Whether the residential use is single family or two family, the infrastructure in place would adequately support the number of units that could be constructed on the site However, the future land use map guides development of the site into Single Family Large Lot (SFLL) properties As such, the site would have to stay zoned RA as it currently is Therefore, a comp plan map amendment has been requested and is reviewed below Neighborhood compatibility - The key question for the rezoning request becomes whether the 24 twinhomes are compatible with the surrounding neighborhood The property to the north, west and south is open space The neighborhood to the east is an RA zoned single family neighborhood So, would the 24 twmhomes be compatible with the neighborhood to the east? Pages 17, and 19-20 of the attached developer's application package address this question and make the following points Fauwa) Villas January 5 2007 Page 3 The average daily trips of 18 single farruly homes would be 173 The average daily trips of the 24 twinhomes would be 142 So in terms of traffic the twmhomes would have less of an impact on the existing neighborhood The proposed twmhome buildings would have a lower profile than smgle farruly homes that could be built on the property The proposed twinhomes would be single story walkouts Single family homes would be two story walkouts The demographic profile of a single family homeowner includes more children than the owner of a twmhome The twmhomes would arguably have less of an impact on the existmg neighborhood than smgle farruly homes would Moreover, from a technical and physical point of view, the rezoning request is reasonable However, whether the rezoning can be considered ' compatible" is largely a subjective question that needs to be discussed and answered by the Planning Commission and the City Council Comprehensive Plan Amendment The RA zoned properties in the City are included within the SFLL (Single Farruly Large Lot) designated areas of the Comprehensive Plan s future land use map The City's RB zoned properties find themselves in the SFSL (Single Family Small Lot) areas of the future land use map If the land use map guiding is changed from SFLL to SFSL, the total number of units on the property could be increased from 18 to 26 The 26 uruts could either be twmhomes or smgle fanuly homes on small lots The developer is proposing 24 twmhomes The six extra units proposed can be supported by the City's existing infrastructure From a technical and physical pomt of view, the additional 6 units would not overburden any of the City s systems, so the requested amendment is reasonable Whether the increased density of 6 more units is appropriate is, as with the rezoning request, a fairly subjective question which needs to be discussed and answered by the Planning Commission and City Council II PRELIMINARY PLAT A Minimum Dimensional Standards RB District Standard Min requirement Min proposed Lot area 10,000 sf 14,064 sf Lot width* 75' 104' Lot depth** 100 121' Lot coverage 25% building + 25% impervious Unknown Lot frontage on public road 35 54' * distance between side lot lines measured at right angles to lot depth at a point midway between front and rear lot lines ** average distance between front and rear lot lines Fairway Villas January 5 2007 Page 4 The table compares the minimum standards for the proposed RB zoning district with the minimum standards proposed for Fairway Villas As can be seen each nummum standard would be exceeded The one unknown is the percentage of building coverage for each lot The total building and impervious cover can be 50%of each lot In no instance is that exceeded However, on a few of the lots the building coverage standard appears to be very close to 25% The actual coverage should be verified on each of the lots before the City Council considers the proposal B Civil Engineering The City Engineer has reviewed the preliminary plans and finds them to be satisfactory Special attention was given by hum to steep slope protection, stormwater runoff storage and treatment, and the proposed intersection with Hazel Street Since a portion of the intersection of the new proposed public road with Hazel Street lies on the City property used for public works nursery stock, a license may be necessary for this However, since it would be public road on public property, perhaps a license would not be necessary The City Attorney will need to consider this prior to Council action on the development The property is serviced by sewer and water trunks that were installed as part of the North Hill Project Reimbursement for City costs of that project will be necessary C Tree Preservation A tree inventory, tree removal and tree protection plan have been subrrutted A landscaping plan has also been subrrutted Both plans have been forwarded to the City Forester for review That review will need to be completed and any required revisions will have to be made to the plans prior to City Council consideration of the development plans In general, grading and vegetation removal will not occur on any of the protected slopes (>24% over a 50 foot run) Moreover, the trees on the site that are within the grading limits tend to be volunteer and softwood deciduous growth The higher quality hardwood trees on the site are located on the protected slopes and will be preserved D Park and Trail Dedication The Comprehensive Plari s park element shows no planned park or trails on or through the property But a future trail is shown along the Minnesota Zephyr railroad tracks north of the property Typically the City would require an easement for a future trail corridor However, in this instance, if the trail does not Fairway Villas January 5 2007 Page 5 run down what is currently the railroad track proper, development of a trail parallel to the railroad would be prohibitively expensive The DNR estimated that a parallel trail would cost in excess of 15 million dollars to construct from downtown to about Manning Avenue Consequently, either the whole railroad line would have to be purchased for trail purposes or the trail would have to be located elsewhere, for example along Highway 96 Consequently, staff believes that a trail easement for this project is unnecessary The Park & Recreation Board is scheduled to review the plans on January 22, 2006 It is possible that they will recommend that park and trail dedication should be cash rather than land or improvements If so, $1,500 per two family unit would be due for the park dedication and $500 per unit for trail dedication This cash dedication would be due prior to release of the final plat E Landscaping The City Subdivision Code, Ch 32-1, Subd 6(4) requires three trees per lot (not to be in the right-of-way) The proposed landscaping plan shows an average of five trees per lot Though the numbers seem satisfactory, a planting schedule should be submitted to verify that acceptable tree species and sizes will be planted F Environmental Issues Wetlands - The property has no wetlands Brown's Creek Shoreland Management • As seen in the attached shoreland management district map, a portion of the property is shown within the shoreland district of Brown's Creek As long as no physical barriers intervene, the boundary of the creek s shoreland management district falls 300 feet from the creek An argument could be made that the railroad embankment creates a physical barrier that would truncate the shoreland district • All structures need to be set a minimum of 40 feet from the blufflme of the steep slopes in the shoreland district All structures meet this standard The northern corner of the home on Lot 10 is just a bit over 40 feet from the bluffline In the shoreland district, no trees greater than 6 DBH can be removed within 40 feet of the bluffline Tlus standard is meet Though an 8' Bigtooth Aspen sits right on the grading limit Extra care will have to be taken to preserve this tree during grading No steep slopes will be disturbed within the shoreland management district Slopes - No steep slopes on the property (including non-shoreland management district steep slopes) will be graded or built upon Steep slopes are defined as slopes greater than 24% that have a horizontal run of at least 50 feet Fairway Villas January 5 2007 Page 6 BCWD - Brown s Creek Watershed District has regulatory jurisdiction over Brown s Creek and the slopes leading to the creek Without a barrier that physically blocks the surface water flow toward the creek, or at least alters its flow, the Watershed District would prevent development of any 12% slope on the subject property Since the railroad embankment just north of the property has the potential to act as a physical barrier the developer retamed a well respected land use attorney to research the physical barrier issue Together with detailed survey crew work it was deterrnmed by the developer s consultants that the railroad creates a physical barrier and truncates the watershed district s jurisdictional authority Consequently, the watershed district's standard prohibition on disturbing 12% slopes would not apply to the site The watershed district has not ruled out the possibility that the developer s consultants are correct In fact the district has acknowledged that the board has flexibility in this instance In any event the plans will need to be submitted to the watershed district by the developer for review G Miscellaneous Subdivision Issues Two open space outlots are proposed They would be multiple use spaces for stormwater treatment and pedestrian use These outlots would be owned and maintained by the home owner s association In addition there will two landscaped street medians that will be maintained by the HOA III VARIANCE City Code Section 32, Subd 6(3)1 states that a permanent cul-de-sac may not exceed 600 feet in length The proposed cul-de-sac is 750 feet long The location and situation of the property creates the set of circumstances that prevents all of the buildable portion of the property from being serviced by a 600 foot long cul-de- sac This set of circumstances is not a result of any action taken by the current or former owners of the property One of the principle reasons for establishing a maximum cul-de-sac length are related to public safety In general, the longer a dead end street is, the greater the chances are that something could block access to homes for emergency or other vehicles In this specific case, the cul-de-sac design takes this into account At about 460 feet from Hazel Street the cul-de-sac is split and looped for one way traffic Between the lanes are 20 to 30 feet of landscaped median/island area In an emergency traffic would likely not be blocked on both sides of the loop In many subdivisions, the road would be built to the far edge of the property and a temporary cul-de-sac would be created There is no limit on the length of a temporary cul-de-sac In theory the road would be continued when the abutting property developed However, in this case, the abutting property is a golf course, so it does not make sense to build the temporary cul-de-sac Staff finds that the dead end street design proposed for Fairway Villas addresses the public safety concerns associated with longer cul-de-sacs Moreover, we do not believe that building a Fairway Villas Januaiy _-) 2007 Page 7 temporary cul-de-sac for future development of the golf course is merited Therefore, we find the variance request to be reasonable IV MISCELLANEOUS The developers have made application for a demolition permit to remove the farm house and accessory structures that are on the property The Heritage Preservation Commission opened a public hearing on the request January 3, 2007 But, since many of the commissioners were not at the meeting, the request was tabled until February 5th ALTERNATIVES A Approval If the Planning Commission funds the proposal to be satisfactory, it could approve it with the following conditions The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herem • Preliminary Plat dated 12/5/06 • Preliminary Grading & Erosion Control Plan dated 12/15/06 • Preliminary Utility Plan dated 12/15/06 • Preliminary Tree Protection Plan dated 12/15/06 • Preliminary Planting Plan dated 12/15/06 2 The rezoning and comprehensive plan amendment necessary for development of the subject property shall not become effective until the applicant receives Final Plat approval from the City Council 3 If the Metropolitan Council requires any significant modifications to the Comprehensive Plan amendment as proposed, then the Comprehensive Plan amendment and Preliminary Plat shall be reconsidered by the City 4 The City Forester shall review the tree removal/protection/replacement proposal Any revisions found necessary by the City Forester shall be made to the planting plan prior to City Council consideration of the preliminary plans In addition, a planting schedule shall be submitted for City review and comment prior to Council consideration of the preliminary plans 5 The developer shall submit the preliminary plans to the Brown s Creek Watershed District for review and comment Any such comments that the City Engineer finds necessary to include in the final plan set shall be included in the final plat application package 6 If required by the City Attorney, a license agreement between the City and the developer shall be entered into to allow the new cul-de-sac to be located partially on the City's nursery property 7 If the Park Board finds that park and trail improvements are not advisable on this project a $1,500 park dedication fee for each twinhome and $500 trail fee for each twinhome shall be submitted to the City prior to release of the final plat for filing with the County Fairway Villas January 5 2007 Page 8 8 All electrical and communications utility Imes shall be buried This shall be specified in the plans subrrutted for final plat approval 9 Prior to City Council consideration of the preliminary plans, the developer shall submit verification that none of the lots will exceed a 25% building coverage 10 Prior to release of the final plat, the developer shall satisfy the requirement for payment of City costs associated with the North Hill sewer and water project Details of this payment shall be included in the development agreement 11 No structures on the property may be demolished without a demolition perrrut issued by the City 12 Outlots A and B shall be owned and maintained by the home owners association Consequently, pertinent home owner's association documentation shall be submitted together with the final plat application package B Table If the Planning Comrrussion finds that the preliminary plat application is not complete enough to make a decision, it could continue the review for additional information C Denial If the Planning Commission does not find the rezoning, comprehensive plan amendment and/or the preliminary plat to be satisfactory, it could recommend denial of the requests With a denial, the basis of the recommendation should be given RECOMMENDATION The proposed project is technically satisfactory If the Planning Commission and City Council find that the proposed rezoning and comprehensive plan amendment are compatible with the existing neighborhood, then staff would recommend approval of the project with the conditions found in Alternative A cc Bob Clark Marc Putman Attachments Zoning Map Shoreland Overlay District Map Comp Plan Map Development Plans ater Lynskey & Clark Zoning Map ('��mrnunit� I�celormient Iknanmenl Subject lid 0 Subject Property Zoning District Classifications A-P, Agricultural Preservation RA - Single Family Residential RB - Two Family TR, Traditional Residential ® LR, Lakeshore Residential CR, Cottage Residential CTR, Cove Traditional Residential CCR, Cove Cottage Residential ® CTHR, Cove Townhouse Residential ® TH, Townhouse RCM - Medium Density Residential ® RCH - High Density Residential ® VC, Village Commercial CA - General Commercial CBD - Central Business District BP-C, Business Park - Commercial ® BP-O, Business Park - Office 0 BP -I, Business Park - Industrial IB - Heavy Industrial CRD - Campus Research Development PA - Public Administration Public Works Facility �j Railroad WATER Property outside City limits Exhibit A m Subject Property i 1 r� ■o LI = 0 1■■ ��■1,. .1 E� ■MI City of Stillwater Shoreland Management Overlay Districts Exhibit C rAIRVcl,4 O F S T I r VILLA) L L W A T E R A hIDDEN E•N�LAVE Or MOME5 NEXT TO TMt STILL\YIATER QOUNTRY QLUD PRELIMINARY PLAT APPLICATION DEN_jITY REDUTION & REFINEMENTS DA,jED ON PLANNING QOMM15-�lON AND CITY COUNQIL QONQEPT PLAN PE7Vlt7W �tJDM I T T E P DMDE�R 15 2006 12.05.06 PRELIMINARY PLAT APPLIQATION UPDATED PER CITY STAFF Tt7QMNIQAL REVIEW JANUARY 5. 2007 WITH BEN NELSON HOME DESIGN and LeGran Homes rAIRWAY VILLA C)f'-- TILLIdAT R T T A D L N T N T _� 1.05.07 LETTER TO PLANNING COMMISSION ---- 2 PLANTING PLAN -------------------------------------------- 16 LOCATION --------------------------------------------------- 3 HOMES--------------------------------------------------------- 17 12.15.06 LETTER TO PLANNING COMMISSION --- 4 VEHICLE ACCESS--------------------------------------------- 18 CO-N C E PT SITE PLANS 5 E and 12---------------------- 5 PRELIMINARY SITE PLANNING------------------------- 1-9 PROPOSED LAND USE & ZONING ------------------ 7 NEIGHBORHOOD IMAGES & 3D VIEWS --------------- 21 WATERSHED DISTRICT --------------------------------- 1 1 ENTRY & GAZEBO DESIGN -------------------------------- 29 TREE ORDINANCE --------------------------------------- 13 ENGINEER & SURVEYOR EXHIBIT ------------------------- 3 0 PUTMAN PLANNING & DESIGN. January 5, 2007 Dear Planning Commission, Suite 301 Tulgren Square 502 Second Street Hudson, WI 54016 Phone: (715) 381-8291 Fax: (715) 381-6829 marc ®putmanplan n inganddesign.com 1) To briefly summarize the essential points of the proposed Preliminary Plan and Plat: A neighborhood with 18 structures.... 18 Single -Family detached homes... is allowed under the City Zoning Ordinance for this land, based on the standard practice of the City in numerous past, and recent, subdivisions. 2) The owners, life-long residents of Stillwater, and our experienced design team sincerely believe that the lowest - impact, and best property use is a neighborhood, not of 18 structures, but of 12. They would be of similar mass to other golf course -adjacent homes in the area, each with 2 attached, single-family homes. 3) This 12-structure neighborhood offers lower impacts than an 18-structure s.f.d ■ Less Traffic, • Fewer Buildings, ■ Lower Roof Heights, ■ Less Visible Neighborhood, ■ Better Golf Course Neighbors, ■ More Walkways, ■ More Visible Open Space, ■ Better "Public Realm", ■ Equal or Higher Total Values, ■ Utilizes Current City Utility Systems Without Upgrade, ■ Controls Storm Water Runoff, As Required, and ■ Plants 17 Times the Ordinance -Required Number of Trees plan. The merits are: 4) The owners feel so strongly about this 24-residence/12-structure plan that they have chosen to pursue the approval even though the design and engineering costs are significantly higher, and anticipated lot sale revenue will be lower. Please note also that we've responded to Planning Commission and City Council observations regarding density by removing one building from the previously reviewed Concept Plan. Regarding Planning Commission questions of sufficient building variety, or of a garage -emphasis streetscape, we have every confidence that the added detail attention paid to the site planning, grading and building design will create a very attractive and compatible neighborhood. This, due to the combined effects of: ■ existing and adapted topography, ■ sidewalk and trail systems, ■ integrated ponding, ■ distinctive four-sided architectural design, ■ added streetscape variety provided by the community pavilion, openspace and setting, and ■ extensive planting, integrated with a curving, sloping and divided streetscape. To reveal these combined special qualities more clearly, we have added views of the streetscapes in the Preliminary Plat Booklet & displays, and will provide a preliminary "drive-thru" virtual video tour of the future streetscape at the Planning Commission meeting. Page 2 In response to the technical review by Planning and Engineering Staff, changes were made to the Preliminary Plan Documents and resubmitted: The water system was looped around the divided section leading to the cul-de-sac turnaround. Also, an additional sanitary sewer system main was added, and divided at the greenspace median. (The result being a reduction in utility service lengths.) Further, we verified the centerline length of the cul-de-sac from city right-of-way to center of the turnaround right-of-way as being 609 feet. Finally, we reviewed that minimum lot widths, Brown's Creek setbacks and planting replacement conform to city ordinances. Thank you for your consideration. Sincerely, Marc Put an For Bob Clark, Mick Lynskey and Mike Lynskey, Lynskey & Clark Companies .c� LOCATION 6. IN STILLWATER, MN ED NEIGHBORHOOD,; _s• i t JL Ir It 40 .t .irk`. f 7E35 ° ; K &Ora 1 PROPQSED NET k!$�PR. •R'$r` t I . �J � r it The proposed Fairway Villas is located on the 7.21 acre site, west of Hazel Street and Hazel Court, adjacent to the Stillwater Country Club. FAIRWAY VILLAS OF jTILLWATE:R Dear Members of the Planning Commission The following landscape architectural planning efforts, home designs and pho- tographic examples compose a carefully considered and studied preliminary plan and plat proposal These, for a very special parcel of land, accessed from Hazel Street, and adjacent to the Stillwater Country Club golf course This booklet includes two site plans One that shows a Single Family Detached lot plan that adheres to the previous City policies and approach under current Comprehensive Plan and Zoning map uses The Preliminary Plan Application advances a second, and much preferred site plan showing structures that would enclose two homes, each The single family detached lot plan shows 18 structures The preferred two-fam- ily Concept Plan shows 12 structures, reflecting a reduction from the Concept Plan, as advised both by the Planning Commission and City Council There are 18 homes shown on the detached home plan, with 24 homes shown on the best -use, neighborhood -friendly, citizen -needed, homebuyer-responsive an preferred two-family home site plan Lynskey & Clark Companies is a long-term local company Partners Mike Lyns- key, Mick Lynskey and Bob Clark are committed to the community of Stillwater and to doing the best neighborhood possible The gross revenues generated be- tween either site plan are nearly equal In fact, the preferred two-family neigh- borhood plan actually creates less revenue than the single family detached plan • 18 home sites @ $200,000 = $3,600,000, vs • 12 structures (2 du/bldg ) @ $135,000 = $3,240,000 We show these figures to point out that this single family attached two-family proposal is not requested for reasons of financial gain Rather, it is the appli- cants' sincere belief that the proposed two-family plan is truly the best plan for the site, for the City, for City residents and for its existing neighbors The Zoning Conforming Site Plan with 18 detached homes Home sites are 10 000 SF+ The preferred Concept Site Plan with 13, Two family buildings fits the site and citizen needs IN SUMMARY A NEW SMALL NEIGHBORHOOD WITH VERY LOW IMPACT This planning effort proposes a neighborhood of buildings that have the scale of large single-family homes They are the mass and de- tail of existing homes nearby However, two-story walkout, four -bedroom homes would be taller and more visible than the proposed one level walkout structures envisioned Compared to a single family detached home neighborhood, the homes within the two-family structures will have fewer children While added planting at the 12th tee will reduce errant shots, the two-family housing type will help decrease the potential issue of kids in back yards and golf balls This will reduce complaints, and danger From a golf course -neighbor standpoint of two-family, one level, empty nester homeowners are a more harmonious fit Other Points This neighborhood of "Two family homes in one family clothes" will • Respect and respond to Watershed, DNR and City regulations • Protect natural resources Brown's Creek & buffering vegetation • Do no damage to the slopes to Brown's Creek or its environment • Manage rain water, snowmelt and water -borne pollutants and particu- lates more carefully than past and adjacent neighborhoods' storm sewer systems • Have minimal vehicle impact with residents who (And, compared to single-family detached homes), make fewer trips per day, at slower pace, and further reduce traffic by being absent for months • Add distinctive, traditionally -styled architecture of high quality de- sign, variety, detail and construction e Add a beautiful landscape architectural, planted setting that, within perhaps 10 year's growth, would provide greater tree canopy cover than exists now • Add lifestyle, walking/sidewalk and public street scenic viewing op- portunities not now available • Open golf course and woodland vistas to the residents of the new and adjacent neighborhoods • Be an almost hidden enclave of homes, with new residents sharing similar values and interests, as well as similar life -positions ZONINQ-�()NrORMAN�E �ON�EPT_NTE PLAN E,9 fG'."L--'�'' t K .,, �� -�ol A PLANI ZviI- _ ABOVE: Zoning -conforming site plan with 18 10,000 + sq. ft. home sites. Compared to preferred villa site plan at right, the SFD land use would result in: 1. Greater visual intrusion to golf course, 2. Put homes within a greater number of young children in harms way of errant golf shots, 3. Be more likely to create conflicts with the golf course, PROPOSED �ON�EPT 51TE PLAN F A I R \x/ A Y VILLAS OF -c) T I L L \,x/ A T E7 R N PLAN 14 1. THOROUGH STUDIES OF APPLICABLE ORDINANCES: Early in the process of consideration of land purchase, the counsel of the City staff and others was sought regarding applicable City slope regula- tions. The field -verified topography was used as a base, with City - supplied Brown's Creek topography, to do detail slope, ordinance review and ordinance applicability studies. Ongoing dialog with Brown's Creek Watershed District is proceeding. Meetings with City Staff have helped form the basis of the Preliminary Plan and Plat be- ing presented. 2. THE CURRENT COMPREHENSIVE PLAN: To proceed, the pro- posed land use of two family homes would require an Amendment to the Comprehensive Plan. This is requested because this proposal provides the best balance of the values and issues of all parties in- volved. It brings smarter growth practices for infill land use. If al- lowed, it will recognize and respect, ten years' change to the needs and purchase capabilities of the citizens of Stillwater... the likely resi- dents of this new neighborhood. 2a. In The Broad View: Most understand that the City's Comprehen- sive plan is a guide to growth. This has been particularly true for the City of Stillwater over the last decade, where zoning and Planned Unit Development in particular have allowed critical freedoms to encourage and allow needed innovation... within the existing Com- prehensive Plan. As a guide, the Comprehensive Plan is not chiseled in stone. Written on paper, it can be overseen and edited by appointed and elected officials for the expressed purpose to keep it current and responsive to The People. 2b. Change, Impacting The People: In 10 years there has been sig- nificant change in home buyers and in home construction costs. The growing scarcity of land physically suitable for a new neighborhood is a given. However, this "natural" growing scarcity has been greatly complicated and delayed by expanded, multiple, overlapping lev- els of mandatory government approvals. Resulting in added interest costs, and higher per home site costs, that dramatically reduce the As an exception to the Phasing Schedule. the City may annex prop - Lily not dck-ribcd in Phases 1. IL or III by Resolution if the Property I / is adjacent to the City, is pctitioncd for by onebundred percent 0 W' o) owners of the VnVc - within the area to be annexed and if the 1 95 resulting annexation will not create a loci of growth that exceeds the ' 95 rme hundred twenty. (1201 dwelling units per ycar limitation � 1996 Pre Phase 1 L City Limits `7 k 4,.V(' i LIL F LASE i L� ST. CRO X RIVER / PROPOSED/ NEIGHBC)RHOOD �( 1 ♦ ♦ ♦sue i`IiV O1 ' 4 ateL,, COMPREHENSIVE PLAN Proposed Land Use Proposed Land Use (Cityp Acres: Percent: 1Resldratial: Sll.l. - Sirslc ramdy Isgc [p I.' �<" 2M1.%%l„ 6F51. - Smgk F_1l SmA I a 725 4v 15 xr« ASF- AruwW Smgk Fm1} 73 11 09950 MF-Atu1l*­Fweih 64.h3 141% c..l.rrcW: C N -.egd b.wlxnd C.pxn m wl 13 ?p 1r trV (♦ C'C'-C'onmxmm Cmu-1 44.09 O.Vhr. R000.5 Park: ii BP( Rua Park C'omaa w 14166 3o".. nlr) Rue- Pt Oft, 23.45 0.52% .AO - AJminnirAi Or, 4561 G.W. ii BPI - FAttmz .c Park hnluurul I Ix 31 2 SR. tl� RDP - It s .Teh A Ik,.bq wM Park 2x 0? 061 % t111111 Ss - snemdun Seal 43.46 4.4M156 ES - Elemeetury Sd.,0 5140 1 131e CtM • C'nt><san .19.77 0.-4% P.Wir: PAt - M:umu 14.00 030•. Pti ' %,4ht N,,1 Park 4359 2.0 % PC- C•uimivn[1, P:uk _%.12 0.63% m C,if l'.wa 301.15 6.55% K'mer 610J3 1120`6 'A 41 W A,. NJ 52 I 1"._ (WS - (_�Wn SIu< 10141 2.211' �. RAIL - Raiirawd 2v.14 0.65% RUw - R,ght A -Kay 'U5.39 1514!a TOTAL: 4 "9.25 100,00% Section Lines Railroad / V City Limns Stremnc Dire hum,o 77w data represented on the Praptued Lund Use Alrp displai:, the current landliure c'aln/riltrtl %1 ilitrlrfrrgtmr C'nant3 Snn 7 DL paroment. Qmesriamt• Concerning the LrrmAcate shanld he directed to the Connh•. osestiartc C (rrrcerning the Lam/ Use De_rlgrrutianr .should Ire drrei7rd In Cit3- of ,Stillw•nter Planrnng Dr/xrrtmcnl. � i 09 15,W IOW 0 1000 20M 300) FEET I ABOVE: Portion of Stillwater Comprehensive Plan. Since 1996, Large -Lot Single -Family (LLSF) has been used as "holding designa- tion" for lands not yet sewered, and particularly references "Areas in the URTPA" (Urban Rural Transition Planning Area). choices previously available to Stillwater residents... Particularly existing mature residents seeking new housing to better fit their changing needs and budgets. Housing values in Stillwater over the last four years have dramatically risen some 52%. And property taxes are keeping pace. Few household incomes can claim such an increase. 2c Comp Plan Amendment Appropriate The available copy of the City's "Comprehen- sive Plan 1995-2020" carries a date of August 15, 2000 However, the core document content was determined "current" in 1996 The focus then was annexation of properties bounded by Highway 15 (These lands now determine the western edge of Stillwater) For the property adjacent to Hazel Street & the Country Club, the City's Comprehensive Plan 1996 includes two relevant items 2 c 1 Inaccurate Mapping of Property Regarding the Comp Plan's "Proposed Land Use" map itself, the designation shows 112 of the subject property as golf course Un- fortunately, this is an error The long -existing golf course boundary has never included this parcel and the line is incorrect In the Comprehensive Plan there were only two categories of Residential detached housing large lot and small lot Because more creative solutions were sought, the use of PUD's and planning districts motivated a broader zoning approach under the Com- prehensive Plan This was done to encourage better plans The Comprehensive Plan was used as a policy guide, and the Zoning was used to look more closely at specific details 2 c 2 An Infill Site vs Urban Rural Transition Planning Area Note that the URTPA was on the City's West side (This geographic focus is identified on page 3-3 of the Compre- hensive Plan's narrative See illustration at far right ) It refers to the "Urban Rural Transi- tion Planning Area Growth Area TH 36 (south), CR 15, Manning Avenue (west), and TH 96, Dellwood Road (north) as the future growth area boundaries for the City of Sti I (water" ) Regarding the Comprehensive Plan Narrative, Page 3-7 (See illustration at right) pro- vides a definition of "Single Family Large Lot Up to two dwellings per acre (net) This designation applies to areas in the URTPA away from the existing city boundaries where natural resources or environmental constraints dictate a lower density" Stillwater's historic mixture of uses presented quite a different circumstance than other more standard suburban areas Past practice in the use of the Comprehensive Plan and Zoning recognized these mixtures of apartments and duplexes within traditionally sized lots in the residential areas beyond downtown The City of Stillwater planning area contains 5 544 acres 3 649 acres in the City of Stillwater and 1 $a5�c Qq outside Shllwate m the URTPA The URTPA is generally the lands west of the current city boundary to CR 15 Manning Avenue as shown on proposal land use map The existing city and URTPA Table 2 on the preceding page shows existing land use figures for the existing city and for the URTPA outside the city Table 3 shows Cry of Stillwater land use by percentage as compared with a typical city Stillwater size Table 3 Percent Existing Land Use Typical F _Qtbc Stillwater Industrial 6 1 Public (parks churches schools civic buildings) 14 28 Community Commercial 3 6 Residential - ` "' 32, 39 Vacant 26 8 Streets & Highways 19 1$ Total - 100 100 As can be seen from the table Stillwater does not have a typical land use distribution Stillwater has much less industrial and vacant land twice as much public and community commercial lands more residential and about the same street and road right of way These land use proportions help define Stillwater s character Stillwater has more than its share of public lands This reflects Stillwater s role as the central city for the surrounding greater Stillwater area The Washington County Government Center area churches schools and city and school district offices are located in Stillwater City neighborhood and community parks are also counted in this category Stillwater has twice as much commercial land proportionately to the typical city Stillwater has a strong tourist industry and is the retail center for market area The streets and highways category is typical and the vacant land percentage 8 percent is low compared to 25 percent for a typical city As of January 1995 there were 223 acres of vacant developable land within the City of Stillwater as shown in Table 4 1995Table 4 Vacant Acreage by Zoning Classification Zonino Classification Acre Percent RA Single Family 74' 33 RB Duplex Residential 28 12 RCM Multifamily Medium Density 3 -151 RCH Multifamily High Density _ v 0 -0 CBD Central Business District 0 0 BP C Business Park - Commercial 50 23 BP I Business Park Industrial 6V .27 BP O Business Park Office -' 73 3 PA Public Administration Office 0 223 4100� This amount of land could accommodate 370 residential units at existing zoning densities as shown below (Table 5) Residential Zoning Table 5 DU/ crea Ay RA Single Family 74 288 57 RB Duplex Residential 28 4 9 38 u ami Medium Density 3 563 20 5 105 370 100 To put this amount of vacant land and residential development capacity into perspective with recent residential development trends growth for the past 5 and 10 years and metropolitan council housing i 10 acres in this zoning district is anticipated for a neighborhood park The City of Stillwater owns 8 acres of land in this zone district for a new armory 'The City of Stillwater owns 7 acres of land in this zorCr 'l district for a community facility ABOVE TEXT (Pg 3-3) FROM CITY OF STILLWATER COMPREHENSIVE PLAN (1995-2020) December 12, 1995 Based on participation in the AUAR process for the URTPA, and the Comprehensive Plan amendments of the time, the reason for the Single Family Large Lot (SFLL) designation was as a holding category for areas not yet served by central sewer and water The SFLL designation was applied to the Hazel Street area because, at that time, sewer and water was thought to not be available in the future The circumstances changed with the cen- tral utilities becoming available to that area Recall also that the specific reference in the Comprehensive Plan regarding both SFLL and the maximum lot size was limited to the western edge of the City expansion area It would be unfortunate to return to a more conservative approach (selecting the most prescriptive and restrictive approaches and interpretations culled from Stillwater's, the Met Council's, the Watershed's or DNR's ordinances) when a performance based ap- proach to encourage creativity is the trend in other cities Especially since the use of a performance -based approach was pioneered in Stillwater 2 d Ten Years' Change Thus, the Comprehensive Plan is based on home prices, land prices, household incomes, individual incomes and prevailing knowledge of house and land plan design of over ten years ago Further, the Comprehensive Plan's focus for dis- cussions of "large lot" use was based on the context of being "away from City bound- aries" The Hazel Street/Country Club site is not "away from existing City boundaries" It is an infill site within City boundaries, adjacent to a suitable capacity City street and adjacent to City sewer, water and storm sewer services Therefore the land should, at a minimum, be brought into conformance subject to existing zoning regulation 2 e Appropriate lot size limit The single-family large lot (SFLL) category has been used in the URTPA This site is not located within the URTPA so the 2 du/acre density is not appropriate to this context 3 THE NATURAL RESOURCES HAVE BEEN AND WILL BE PROTECTED While there are "natural resources" to the north, Brown's Creek and the slopes immediately above it have, for many decades, been bounded and protected by the Railroad road bed's flat grades These grades and the reverse slopes, slow, turn, infiltrate, attenuate and manage the rain water and snow melt runoff The in -place, good condition of the run-off manage- ment slopes and structures attests to high quality of historic and current protection Thus, there is no factual or physical basis for "environmental constraints" to "dictate lower density" service the development and the impact of new development on the city is minimized Program (9) Explore methods of reducing the financial impact on annexed township residents who do not need or want city utility services at this bme Two methods are use of rural taxing district and public utility assessment policy Land Use Map The proposed land use map shows land use to the year 2020 The proposed land uses adopted in the plan to a large extent echo existing land use or are extensions of existing patterns In 1988 a specific area plan for the downtown was adopted and in 1989 the West Business Park Plan was approved Both plans provide specific land use direction the subject areas Only a few notable land use changes have been proposed to exiting areas of the city Those changes are described under the section titled Existing City Land Use Changes Land use for the URTPA is shown on the proposed land use map and described in the URTPA Land Use section Definition of Land Use Categories Listed below are land use plan categories boundaries and definitions For residential uses the designations shown are maximum densities For commercial and office park areas the use describes the activities intended for the district Semi Rural Residential An average of up to one dwelling unit per 2 5 acres Very low intensity residential development that does not need city services (This density is consistent with existing township development density ) Single Family Large Lot Up to two dwelling units per acre (net) This designation applies to areas in the URTPA away from the existing city boundaries where natural resources or environmental constraints dictate a lower density This density is less than Oak Glen density Single Family Small Lot. Up to four dwelling units per acre (net) This is Stillwaters older typical residential density similar to residential areas developed before 1950 Single Family Attached Up to 6 dwelling units per acre (net) This is the density found in recent townhouse developments in Oak Glen and along County Road 5 Multifamily Residential Up to 15 dwelling units per acre (net) This designation is intended primarily for multifamily projects for three or more dwelling units on the same site These sites are located on transit lines and in mixed use areas where city services are available Neighborhood Commercial Commercial uses that cater to the immediate residential area surrounding the activity They are usually located at intersections of collector or arterial streets The uses are a convenience to the adjacent areas and not for community wide use The areas are small 5 acres or less with wide setback buffer areas in developing areas to screen the use and minimize the impact on adjacent residential areas Community Commercial Large shopping areas and the city central business district (downtown) that provide a range of goods and services not available in neighborhood shopping areas Community Commercial areas shown on the land use map are located downtown and the West Stillwater Business Park Business Park Land use contained in the West Business Park Plan including office commercial and industrial subdistricts Research and Development Office Park Light industrial and office use housed in a compact business park campus setting with an overall development concept Commercial uses other than office are allowed only to the extent that they offer goods for employees of the office park Wetlands, Lakes and Tributaries Water bodies that meet the definition of wetland contained in the Minnesota Wetlands Preservation Act Parks and Open Space Parks are designated ABOVE TEXT (Pg 3-7) FROM CITY OF STILLWATER COMPREHENSIVE PLAN (1995-2020) December 12, 1995 4. SMARTER GROWTH: To the contrary, detailed survey, civil engineering and landscape architectural study, by very experienced professionals, have created a plan that achieves all the performance and functional goals of the Watershed, the DNR and the City. This, and the plan finds a way for The People to have the choice of a "smarter growth" neighborhood. This infill location and the proposed sensitive plan provides these benefits and protects existing residents' values. 5. EXISTING ZONING: The City's zoning map designates the site for One Fam- ily, RA. This carries a 10,000 s.f. minimum lot size, with homes not built on slopes in excess of 25%. This detailed field survey review of the slopes, and extensive site plan study, has resulted in the "base" single family detached site plan of 18 home sites. The Zoning -Conformance Plan shows each lot is 10,000 sq. feet minimum and is 75' in minimum width at the selected building line. With typical working relationships maintained with staff and engineering, and customary standards applied, street widths, setbacks, emergency vehicle turn radii, ponding and infiltration, access and egress, grading and other standards can be met. This, at the preliminary plat stage. 6. PREFERRED ZONING. An approval of rezoning to a two family designation (RB) is needed. This, to be able to build the neighborhood that will best fit the needs of Stillwater citizens ... for now and into the foreseeable future. Note that this two family zoning, used in most traditional areas of old Stillwater, abuts the golf course immediately to the south of the proposed neighborhood. ♦_� 1ST N $1 1 i OAK 14LL _ a SIB r owns GOLF 1 COURSE 1'�` ` `sol� Lake McKuslick , J--=_ : a Woo 7. DNR BLUFF LINE AND BLUFF SETBACK LINE: The Bluff line slope stops at ,0:wo 1._4Lf-" the north edge of the railroad roadbed. As such the 30' setback from the top of Xa n the Bluff does not impact any of the building sites. The 300 Shoreline Zone is observed, as are the rules for 115' minimum two-family lot width. 8. RESPECT FOR BROWN'S CREEK, THE ADJACENT SLOPES, TREES AND NEIGHBORHOOD: The site analysis phase of this landscape architectural land planning effort is the most exhaustive ever undertaken in the 30+ year expe- rience of the Lynskey Clark Company, Cornerstone Land Survey, Humphrey Engineering or Putman Planning and Design. In-depth review of both City and Watershed district applicable rules has been pivotal to the plan preparation. PROPOSED NEIGHBORHOOD I � �.-: e k no M■ mono SOME IMMon INNER 1 I 1 l 1 ❑awlsmts'a, C �� r1 ti ��■ Ltly ' ,. --Lake City of Zoning Map AORICLR TLJRE 40 BUSINESS PARR COMWERVAL 40 BUSINE55PARX 14DFJSTRIAL BU51NL5S POW U{ FI{;L r'9") GENERAL COiMrRCW CE+VTRAL RU51%ES9 DISTRICT CRD IANLRAL►LAVYINUUSIRY PUBLIC ADMMTRATrVE OFFICES OW FAMILY TWO FAKU Y _ _ + HIGH DENSITY FAMLY ME01UMOEN`47Y FAMILY COTTAGE RESIDENTIA: TRADITIONAL RESIDENTIAL LAKLSIICWL RLSoOLN HAL VILLAGE ( OWI ERiCIA& 40 TfNAN HOUSE 40 PLELIC WOFtKS FACILITY 40 COVE TOFA7447U5E RES M]KITIAL 40 UYVE COTTAGE RESIDENTIAL 40 COVE TRADITIONAL RESIDENTIAL * 11 I I BUR, S%"AA*J AJ_ s I In I In++ hmn F%fifsp-t Arw ►icdu I Mv.i. i-m N ^'^' Rilh-A ,L►i.�r � Still:. • ylj E and Plrrr nl� { ' �4Ti+5 .,b- e5 K'blgtjMl t'uolry 9ux-r �91t11: ;` CI(e .,f bll►Mett TIu�Inp flpmrr;+I 800 o a0 1600 Fact ABOVE: The existing zoning for the site is One Family; RA. Precedent exists for properties in this zone (with central sewer and water available prior to development) to have 10,000 sq. ft. minimum lot areas. Proposed re -zoning would be Two Family; RB. This zone already abuts the golf course. The detailed field -verified tree survey, topography and on -site slope analysis ties. From our first discussions and first line drawn on paper, and over the last 6 months of study and has provided the sound basis for careful and improved/innovative site planning, consideration, we have been acutely aware and respectful of the important issues of home value and slope and vegetation protection with home design. Landscape architecture and setting aesthetics protection for adjacent, in -place Hazel residences. residence designs are extremely respectful of the site's environmental sensitivi- CROSS SECTIONS srlL tawwmaetK mrosort IOImI rsso�la � 11v.. .1^`T �a1B ,usvwl � Jire/ 3 CROSS SECTION 3 O O 40 r3b1 CROSS SECTION 3 D D SAO RAMPANT MD lU zL2VC _; --Opr81EI.bN 9RUNCATED m .BYTOPOPOLUFF). 0 RE104ANT DNRACM 3W A90 DNR RI�'fR15TRFAId 3W RiDRFT INTE ZONE 780 770 '--.760 - i - o � - -- — — HAZLL S� ✓ so — -- \ { - 100.� LI I - ,-SPO 1 Y --8.90 KEY/NOTES - - - - - 100YEAR FLOOD PLAIN FH7DM ns HUMPHREYEP'lGINEERING724211011) - - STREAM SIDE FLOOD BUFFER PER BCW D RULES 118 S MAIN St MIDzoNEFLOODBUFFEAm STILLWATER, MN 55082 BCWD RULES) INCLUDES TO NORTHSIDE IN RARIIOAD TRACKS RAIL ROAD SYMBOL BY PUTMAN PLANNING AND DFSIGNALIGAM OVER RAIL CENTERLRE PER STILLWATER AND CORNERSTONE • SURVEYING PROVIDEDTOPQ ---_--.. -. MAPPING SITE OVERLOOKING TOPO PER CORNERSTONE STILLWATER FROM CITY OF STILLWA AERIAL PHOTOGRAPH COUNTRY CLUB TOPO PER CORNERSTONE HAZEL STREET SURVEY. FIELD VERIFIED GOLF COURSE NHD. WATERFLOWLWE ZONING - CONFORMANCI SFD 10D YEAR FLOOD SECTION. LOCATKNAND BROWN'S CREEK _ ELEVATION SAUD ON FLMlk WATERSHED DISTRICI FLOOD INSURANCE RATE MAP BURN (PER CORNERSTONE SURVLY.7.24AUq DNT�R, CITY RULES THE EDGE OF BROWNSCREEN iROM(]TYOF APPLICATION STILLWATER AERIAL PHOTO. THE CREEKBEDEDGEIS AN ESTIMATE OF THE ORDINARY HIGH WATER LEVEL (PER HUNPHREY ENGINEERING. 7-242106) TOPOGRAPHY WE IHIN PROPERTY BOUNDARY FROM FIELD VERIFIED SURVEY BY C07FERSTOW SURVEY DATED 7lk=6 (DASHED 1 INES RAILROAD BED AND SIDE SLOPE TOPOGRAPHY FROMCITYOF STILLWATER SUIVUJED AERIAL PHOTOGRAPHY (NOT FIFE DVERIFIFD). E BROWNS CREEK CONSERVATION DISIRIC T RULES: MIDDLE ZONE'E%TENSION- PER PUTMAN PLANNING AND DESIGN AND HOW IRE v ENGINE (RING OUT [ZING INDUSTRY SLOPE ANALYSIS CONVENTIONS. 251%SLOPE WITH RUN LESS 114AN 50 SO RUN WITH 25%SLOPE ACERAGE OF LAND: 721 ACRES AREA: 59 RUN. 25%. _406 ACRES SLOPE RUN IS MEASURED 90' TO TOPOGRAPHY LINE TREE SIZING, LOCATION, AND SPECIES ARE FROM CORNERSTONE LAND SURVEYING 12-8-06 0 20 40 so T Zo Iw N m Tayr ww ors. n...ell nen� maw CORNERSTONE LAND SURVEYING. INC • � q�LL�n ..F� W�da I a. • m9` d L:...d Iw..l da SM— - Ns-Db. P— D- 11 14 2WY INaa: wa MP HM i DESIGNI:I / 15 U6 CHEERIO 7.25-06 7flUP.M. DRAWN 7RANSMIMI) p 'INK+ 1'lal AlhN P..+�\PIN:; S IANua Dewl...a �ru+oa, 6. (.KY/, -111,1_1 k Lv.J 0. I ...4 ..AaI ..+.....a Iw. PPS4CDI., s.6e.. /-LLB OP' /F'IGLT PUTMAN PLANNING & OESIGN. 5�1Y`.l''1 TWgrn 39uln.' iulS�wd SlreeU Huerow 1Y15Enu E MdI:IdnrP.ln.s P N'MY�dMA'^� L: CROSS SECTIONS mR Iuw,woomX Iueu au. � '. �� NNe Ya 1 y. 1p21 !// Amaamaaeiv r TlS __L- — — _• worulA�X e7N10 �u+sLwr NOY.M IpWNp(4LX S11.a1N IX Anl CROSS SECTION \v a 5 TO NI,RIN.IMYAXY rA Sq)M In YnF _ A111 Tlln - i !/ j3D%\ CROSS SECTM3 0 S 10 PIT 70 40 Rrnul rarawlxul ran sort xwln 640 \ � _ �830--- ,qr,0- -/� DNR RIVER/STREAM 3W SHORELINE ZONE 9O ,ac' 770- URBWANDYM ARY STREAM, %Mlf SBWER \ / - CAN PUT BURDD40 W171-IIN NO- '-880—. r ( WNWUMIDTSEZE - - I MINDAUM LOT 1NRTIA 3T5' � - cuRRSNTr ASS41L®OTEW�.. - SECTION 5M OF DNR — 740- I 7LIB YEAR FI.00DPLAFN r� / C ---780-- 1$iOWNS N'2TER - DISTRICT ! AFIO "0�' _ ;' TOP OF SLOPE DNR SHORIIJ4W, TOP -' �x 770 _ 160-YPAR PIU lJ1�7 _ OF BLI$I!'LWE J T 7'` ` f W ��E._I�S�EeSiIS ,STRUCTURE SEDACK FROM: CIIRRHIdT AitA®Cfl►11L-�'- /' - - 73p-- AL- \ ZCRdR FLOOD 'TOP OF BLVU (DNR)DeNcElcm TOP'BLLT'F-DNR 50 780j SHORELAND REGULATIO.YS7 .y RAILROAD BED, AND I _ 760 _ T RNTED FLOW T"TERUPF SLUFF. A 760 AF3PIANTMIDD35 s7.7N)=� '- OUTER w4L CTRUNCAT'ED 1 - BY TOP OF BLUFF) !, c TOP OF 299C SLOPE UNE PER LORAN T11013-1-� REMNANT DN'Rl M 3W ; _ f SFR>IIELAND SETBACK (TRUNCATED BPOP OF 31.411J `— I I I I I ' I m I I L RVANAN'T DNR 139y - `'.- _ I _ _ - _ 780 - _ SF#DRf- . ND SETBAP,K:- . jT%w 4CAiEuBY'IL'7P OF BLUFF) �• _ BCNVD I�3_DgLE ZgVE HCJ'62i5�CJli?f \ "" - �i.- ___ r _ _ _ __ _ - / SI.!NECTSf1E PR,OPERTYBOUN_DARZOXpC \ SUBJECT SITE PROPERTY BOLBAam REMNANT DNR'MAPPW PLANT COkOdUNRTFS" LINE t TED HUMAN DLS UIRBANCEYAI ROAD ,%OONSIRUCI,$7N iTS®FR HARVEST ARPAAND WIFm LIPlIZN BY RAILROAD BED. SffIVAC C FROM VGE OP A{ MMAPPED CO MLINI TIES. BCWD RULE � 1 uai I \,( IN N RT7N WT1'fi 25% SLOPE AREA KEY/NOTES F s - - - - - 100 YEAR FLOOD PLAIN WROM "'. HUMIPHREY ENGINEERING7242M -------- STREAM SIDE FLOOD BUFFER PER BCWD RULES 118 S. MAIN SE. _ _ ._ _ _MID ZONE FLOOD BUFFER(PE)i I STILLWATER, MN55082 BCWD RULES) INCUJDESE):TENSK]ry TO NORTH SIDE OF RAILROAD TRACKS RAIL ROAD SYMBOL BY HUTMAN PLANNING AND DESIGN ALIGNED OVER RAIL CEN TERLI E PER STILLWAT[R AND CORNERSTONE • SURVEYING PROVIDED TOaO. S U - _ I MAPPING. STILLWATER TOPO PER CORNERSTONE COUNTRYCLUB �----- FROM CITY OFSTILLWA AERIAL PHOTOGRAPH HAZEL STREET ----_ �- _- TOPOPERCORNERSTONE GOLF COURSE NHD. SURVEY. FIELD VERIFIED ZONING - CONFORMANCE CONCEPT TWO FAMILY (IN yiWATERFLOWUNE ONE FAMILY CLOTHING) PLP aoYEAR FLOOD SECTION. LOCATION. AND BROWN'S CREEK ELEVATION BASED ON iEMA WATERSHED DISTRICI - FLOOD INSURANCE RATE MAP(FARNU (PER CORNERSTONE SURVEY. 7.24311W DNR, CITY RULES THE EDGE OF BROWNS CREEK FROMOTYOF APPLICATION STILLWATER AERIAL PHOTO. THE CREEKBEUEDGE IS AN ESTIMATE OF THE ORDINARY HIGH WATERLEVEL (PER HUMPHREY ENGINEERING. 72420010 TOPOGRAPI/Y WITHIN PROPERTY BOUNDARYFROM FIELDVERIFIEDSLIRVEYBY(b13NERSTOFE SURVEY DATED 1.24.20%(DASHED LINES RAILROAD BED AND SIDE SLOPE TOPOGRAPHY 4 Ik,.br •rh - * FaT+ndM .' FROM CITY OF STILLWATER SUPPLIED AERIAL d Ju • e 1 d.r 6 L....a D,�... ..I L"... k1.&J d. PHOTOGRAPHY (NOT FIELD VERIFIED) 1+.. "1 a. S...a Uq/m..-ya�r�y','� YE BROWNS CREEK CONSERVATION DISTRIC T RULES: MIDDLE ZONE'E7(TENSION' PER PUTMAN PLANNING Nax. Ru, Pr. AND DESIGN AND HUMPHREY ENGINEERING UI It RING Lm 11.15 "%��'•"' INDUSTRY SLOPE ANALYSIS CONVENTIONS MP RM 25% SLOPE WITH RUN LESS THAN SO 50 RUN WITH 25% SLOPE `e ACERAGE OF LAND: 7.21 ACRES AREA: SO' RUN. 2S%, .406 ACRES 5 SLOPE RUN IS MEASURED 90` TO . �x ,/��/ / \;I 4'� j \ \. 1 TOPOGRAPHY LINE TREE SIZING, LOCATION, AND SPECIES ARE FROM CORNERSTONE LAND SURVEYING 12.806 HAZEL ST\ — 1 - - - 0 20 00 RO T 20 1 NI P'0 L + 900 rasa 910 CORNERSTONE V y LAND iVNKVING. ,NC ❑ESICNTD - 7.2546 CHLCEIU : 7.26-06 70OPM DYAWM T9AVSAtITTP'1 O IfKIM PUDAAN P_AMNIN:i 6 IHSIGV �rw '.n a II. a kA i. i— c� ` , 0....rn ., d."..a..a .al... r..,... kw. PN D-DOI. 1 .4... 12 7-( E.22tt) NIJMbLR lhtLL- OF /t'ILGT s � PUTMAN PLANNING & DESIGN_ nrm / 5 1 CROA5ECTIONS _ 0 S`O. X11 T.*-Spar_ . 2 Semsi SutXL ITutwn. WI SS0IX �. 1'nmX•: lT1s) "wl Y:YI - MS1ali: IuloYiputmanp�ann.+I;aMM+n(;n.troa ».•.PulmeaplanN.ya�wde..IP.p+..�n o 112 ACRE CELL SIZE l�luli��I�Ki1��rn1�r�I�l TREE CANOPY EDGE FIELD VERIFIED "SIGNIFICANT" TREE LOCATION AND NUMBER The above display depicts analysis of field verified existing trees. City tree protection ordinance critieria are met. Each 7 acre cel I shows existing "significant" trees: (6" caliper at 54" ht. above grade, 20" caliper at 54" ht. above grade for Silver Maple, Box Elder, and Cottonwood.) Areas of canopy cover are termed "woodlands" if canopy cover exceeds 50%within 7 acre cell. Ordinance requires replacement 1 for 1, for each "significant" tree removed if grading causes canopy removal in excess of 35% from a "woodland" cell. Cell 1 is the only cel I to have greater than 50% canopy cover. There are no cells where 35% removal of "significant" trees occur. Therefore no 1 for 1 replacement is required. Within the construction limit (per Humphrey Engineering sheet C1.4) indicated on Tree Protection Conformance Plan above, no significant tree canopy areas reach or exceed 10,000 S.F. Required NORTH replacement trees per tree protection ordinance: 10 trees per acre of 0 AO 80 "significant" tree removed. Area of "significant" tree canopy 7%mmiiiiiii removed within construction Iimit: .768 acres. Thus we need to SCAI IF 1 BJCH = 40 FFFT provide 8 trees. Planting Plan attached shows 137 trees. Therefore this plan conformer to the City Ordinance in effect as of 12.14.2006 ns r, 118 S. MAIN St. STILLWATER, MN 550B2 FAIRWAY VILLAS at STILLWATER CONFORMANCE TO TREE PROTECTION ORDINANCE 31-5, SUBDIVISION 3 MP RIM c�rrYeD ,s-,z-� �tew� ,z-rrn IY�NSNIIID oOb NUj OF lJ.l�/C/11t nRCrYTLCTJ!!L �ts1.0 1'LhIWNG RL/OGNTILL. Q./,O-t �nRCfliL.C7UtnL YIWTRATP^: clear+-Dc a�+oN PLANNING & DESIGN STONE k VnIT (S]!IE<L 5� '-=__••~••+^_- ~•"�+ 5 c 21 1 Nzow ND,l1yw kns N T 5, � � I6-- —_� — CISI UN' Of N. ✓ �I �i=> �,� LRvIlTOF Q� ~��s 9a y CONMUCnON � 1/ CORNER sic 7 N E 0- -j I 118 S MAIN St W STILLWATER MN 55082 Sir s ~; x Sn WATLL gS OF 34 00 N � 18 FAIRWAY W c\ \ \ to r r 6 5A o4 SM LINE FAST 'rauw sea+_ _ / Q .�, 1` Seim 20' �= �A� � WIM L99E r ?ZTo FF1t PPE ItLs eiAa $bf 11 46"E- �� a i ,� +1il 1 ` � � � '� f VILLAS R 0��jr�ot y o ez_- = 5- AQ / �a Lm o - - - _ _ = - 069 is ( v f/ _ =00 WWII 48'W = I _ - r' / 'I4I y _ ?-(_\� 8 `� j��.� �V,1 -g, •--i- �.,T—+--O'rl A+'�f �I ` / faM 1/2 RI of SULLWATUR Iwa rRm WE E 7a�' ST M`+ a s`_� f � TREE PROTECTION PLAN � t� 1 I vc fit � t r r � 1 q r � I _ 1 1 �f � EAST / { n.�a € fit - - �T ,} / T I \ \ l I _L.-3i� I 1 ( I / : 1 w f I r SW1/4 2i / r �r_ I 1 1 �''��- 11 1 ! J NW 1/4 iAA / S,L,i•r+' ' k "�� I i- I i 1' -, � �� .� - _ I M I $ 1 IY•r'rl L - I g r \� I' 4 52��8 l ar -' + / yJc � uFEtro ' � � ,� I S8� OFE e99 t I P� a n9 KN P,,c kt -TLS e9 J I oo I 6 q I b eM nm a L°"i e \fJ! rn'I A 1 t IfM \„dam p 1 / 3 AFE 9=5- I - Leo eel bcv / F S - WE ®65 T I t �` l ' Vain m IV ��� ��� f r�r / eeee Leo eeao 1 IIIIf-At �1 �� ryg�w "o G D 1y151w4 I "vt 7t111 1 _ -T Ise EAST UNE OF a IDT e v{#5 \� \ i r f - t^ MP RM �EEA 14�MFEEeSom1 4SE r � mom+ leON� LL fl � ' �t r � -� q�_ stKx sitn / l 213 65 ( �r �\ y I /L r 1- \I I I I I I � 1 ... � i � � N -� 3'i i r � \ / _— �('� _ \ti � �' i- -� � � \ ti o } h 7 � I I � , \ n I � � ..._m+....s,� � •+>r+.w. i � c III ! BL - - - `�� _ ---- 1 ` �` �- • r \�'r- $� �" 11 I 111 I 1 } �V s F 1 12 13-I00 �� I WEST a OF1 _ -.._ __ �� 0 MOUTLCT B I + UR I C_„'4 I r9 %� 1 - $ 1-_, �' I / , \ 6 sauTlcraTl ! r / e a \ ° �r f 1 s L - - i S ' 1 i i Y �� r��� cam.- �c•.r zt v-= e�+,1 .�I n/Ir u� II I+ I -5 r :,C �' Flo ,, `p, I I 11 �� � "I �I O ,�� -� i\\ p$ L�'n• I 0 rlt r PLTI to G+av\ nG � D[SIGn wTE urT. t 1 I } wrt 89at�t t I.a a ` [Do s a ar -anal b I y i I eY 91u 1 G� j11y mE B9s7 \ -�ie /7 WE � e0es 7.e \ 1 I � e85.e\ c ` I r \� +� b `1 v LCN r- g97 1 I I -D d) D� a 4 - • °' 1` DESCRIP%l NMii9o70�" s7 eae E�sr let 96 ff sn/41n t/4--- WEST LIKE EAST SB19S FEET I\ I 1 \ _ \ f < c e,� _ Y I — - 1 N I r 9DB - ' - = 461 41 - - ' _ n9c '`�}14NVII 0 \� /I`✓' 14668 \mom oS—` _7973 tr-�ro� ' - 'FSB�9Esr urt EAsr % N0112 30"W )MY1230"W No No--7etT3FffT -�� - _--- ' 1-- - m - 9 . `OVERLAP T3,- E 9 0 u`"� 2" sly C fhlVW. i sW • _ Hb CD2YEIt fw'/ 4G2 o \ r TS]N. 91� \ I �3�.c.W..r� ^ • •• etu.+' �'�1+••1 e o m ,�" - z6a=���N �'-RV' NIC w ° STILLWATER COUNTRY CLUB INCa A- No 3 w 1 k NORTH 0 80 4 R r' r,� I Y r 40 ` 1k, �'` , Y'!l ZING" 1 SCAI1 1 INCH 4011Tt �xDESIa N, }F Sul L11 T ly. H � AR mm�d Stnc 61- 771BIA tl f L L M 97�7B1 fL'91 q, urn :*' y -1 I,h pla r &N d µ m4.ih r,.r,�rm. yu ninganddeljE�,.�aty} rA�RWAY V�LLA3 TRtt LL)T PROTECTION MEASURES OF a a 2 a 2 a SIGNIFICANT TREES OUTSIDE OF TREE TYPE u 1- TREE TYPE v TREE TYPE mo F TREE TYPE 0 TREE TYPE 0 u WQ CONSTRUCTION LMITS iie3 As, can moo or— ,+BS Qraldng-Mpen 8 1485 Quaking ple 12 N 3 1/&4 Bar Bder-ga:•^�'T A.n aAlps' O m FAO° •• - -- - _.J V a rn Construction Fencing will be installed to eple- 6 G6 1108 Red eek protect the root zone of significant trees 8 ++e9 Rea eek;o -Fags-eeakkAepel�s-- adjacednt to the Construction Limits 1110 ReA Oek ,2 1193 Quaking Aspen B ++++ Rea Plne s -i309-Pe0 Irep-8�ii� 1112 Arborvllae 8 "13 Red Pine 12 1902 ReA ad E B Retaining Walls are shown in areas where 1114 Red Pine 8 1115 Spruce 60 "16 Red Pine 1404 Quaking Aspen 10 re grading would negatively impact 6 1117 Red Pine 10 170Z Oudling n.pon 8Aspen 1405 Paper Birch 14 significant trees 1118 Ash 8 1+Sig A'"42-6L 1407 Nenweed 6 1409 Papm Birch B 15e;3 Red PI 16 4121 Maple 1171 , I^s Q`g Asp- a 12194 Quaking Aspen 6 1410 Quaking Aspen 20 1581 Red Pine 18 1122 -- •^ 1Z08 Quaking Aap.n 8 1412 Ironwood 10 4 DBL Reviewing the Tree Protection Plan at the 1207 Qyak,ng Aopon 8 11a4 Bar Sider a0 66 +2II9 o`g '2'0 1413 Quaking Aspen 10 1414 Paper Birch 1653 CL 1507 Red Pine 14 1510 Quaking Aspen 8 Ouakag Aspen 8 1415 Paper Birch 8 1512 Red Pine 12 Pre construction meetingand regular site 1418 Paper Birch 7 1513 Red Pine 10 re 9 7127 Ash a 1417 Paper Birch 8 1515 Red Pine 6 visits during construction will alert 192P,T -` 3115oLlrig :ape, a 1418 Paper Birch 8 1516 Quaking Aspen 10 917 gam'" 1317 Red 0ek is ,sia Ire,we.d ,a 1518 Quoin g9 Aspen workers of the concern for careful M�.__ . ,e^ 1221 Qm Asp. 8 1.. 1318 Red Dak 18 1 1518 Quoin Aspen 10 g-Nmm £D �i - �y�. __�_ a - Q`1R4JYr=J3 '.'.�a sB`i°L'•i'7ns 12 "" �' °"° '0 1520 Quaking Aspen 8 1521 Red Pine 8 n a Y treatment of the trees - - - 7a73 R.d l3k1. 70 a 1134 Cottonwood 20 1ZZ4 R.d Pin. 1Q 1522 Red Pine 10 1523 Red Pine 10 !: E e +tea °sA D1ny10 1524 Red Pine 10 o 11d6 San RA,,�9 I"ZB R.d R7no 10 1137�ied &ek '^ lZa7 Rad Rho 10 1428 Quaking Aspen 8 1525 Red Pine 8 1526 Red Pine 10 LL 8 `°a Z = 1138 Rad 0ek 10 R6 1728 lied Rim A 12,2,y R� R'^^ •n 1 1429 Paper Birch 6 1527 Red Pine 10 1179 Rod Oak 1a 66 1430 Quaking Aspen 12 152B Red Pine 12 1 i 1149 Ber Eder 14 GE 3110li.d llkc-lQ 1433 Red Oak 8 1529 Red Pine 14 714i Sar Bder 18 C6 '23' wad O1n� '0A Aspen a 1434 Paper Birch 6 1142 Ber Bder 60 O6 3 " Rea Rine 10 A R�__ . ^ 1435 Quaking Aspen 12aper Y.1 Z 44 4; RAe� 114Ben Bder 26 66 1734 Spruce 16 Birch 1 1436 P2 1535 Paper Birch 8 1Z35 Spruce 8 1437 Paper Birch 1Z8 DBL 1538 Quaking Aspen 6 O a Z 119§ Ben Baer b6 66 1438 Paper Birch 8 1541 Quaking Aspen 6 ¢ # V Sptie6 7147 Ae 1439 Paper Birch 5 9 DBL Bder 48 6E - 12SO +�8 1440 Paper Birch 10 1948 aMtin"..�.�Aspen 1441 Quaking Aspen B i540 Sp Ca 0 1149 Arberv+irx$ '2A0 Quaking Aap.n 8 1442 Paper Birch 8 1549 Sp ace 0 �150 '-` 7343aklag�Aepa ° 1443 Paper Birch 12 3143 Quddng Aspen-4- 1444 Paper Birch 8 DBL 1551 Sp Dee 8 1152 Red Pine 10 1445 Red Oak 16 1153 Red Pine B 1446 Ironwood 4 DBL 1154 Red Pine 10 1Z48 Qud ing Acpon_8 1447 Paper Birch B 1554 Sp ace 0 1155 Red Pine 6 12a7 QuoAJng Aapan-8 1448 Quaking Aspen 14 1556 Sp tics 8 1156 Silver Maple 28 CL 1246 Qualling Aspen 8 1449 Paper BI ch 8 1157 Red Pine 10 1450 Quaking Aspen 8 1158 Red Pin e 6 1451 Paper Birch 8 TREE SURVEY NOTES 1159 Red Pow 10 '25' Quaking Aspen 8 1160 Red Pine B DBL �348-9oak�- 1452 Quaking Aspen 8 + DENOTES TREE ORLO LOCATED 27 O6 51 C Y LI C T 011 LOCATION q RE[5 1161 Red Pine 8 'ZS3 Quaking A.pao 6 1162 Red Pine B ta54 Quddn An w 8 9 P W348-Pap 8 1563 Whila Pine 12 1163 Red Pine 8 3155 Quaking Aspen 8 1351 Quaking Aspen 10 1460 Quaking Aspen 8 1164 Red Pine +0 1757 ny..t.i,. ea..e., a g 1481 Quaking Aspen B 1165 Red Pine 8 l�aa n...1.i., e«.�... a 9 1359 Qraking Aapen 8 1462 Quaking Aspen B 79366 Ber Elder 30 66 1166 Red Pin e 6 Oudr3ngluipen $ 1463 Quaking Aspen 8 crN1ER 01 TREE ---- 1167 Red Pine 10 '�a^ Ouak ^glulpeo 8 11,68 Red Pine 12 128+ -Po-a— 1464 Quaking Aspen 8 1465 QuakingAspen B Q TREE NUMBER AS SHOWN ON SHEET C1 B 1169 Red Pine 10 l,2Ro R'"`�'^ A! ^^ R g 1486 Paper Birch 8 8 DBL I- 1170 Red Pine B 'Z83 Ogg enr R �36O..0uek 1468 Paper Birch 7 . Jl Z TREE TO eC REMOVED AS SHOWN ON SHEET Cl 1171 Spruce 6 19a4 Q,dklrg aa,,T A 1172 Spruce B 17a7 n. ^t.�,y A— R 1361 12 " wa 6 1469 Quaking Aspen 12 1470 Quakklg Aspen 8 J Q > < Li 74 Quaking As 11pen 8 Ir!�J 1175 Quaking Aspen 6 1274 Quilling Aspen 6 1474 Quaking Aspen 6 } i > n1z A— 1477 Quaking Aspen 8 1478 Quaking Aspen 10 O Z 3a9 80-:: i+�ng en-6-BB� 1°pm-- hill 14 1479 Quaking Aspen 10 1480 Quaking Aspen 10 8 > eeettt 17/ 4 7^' TREE TO BE SAVED AS SHOWN ON 9aCl Ct 1481 Pa Birch 8 A- 1, , lu LL 11BS flee Pales 32U Quakng Alp an 8 9484 Reed i'61e 3263 Quuddng Aspen R 1483 Quaking Aspen 6 3 ILJ E 1484 Quaking Aspen 6 11< Li i {!•-� V / 3 I CERTIFICATION ♦ ev sae I— y y Brew '�'� °ry ea euP> .: a Rya i inn wry L^enae° tn�a swKy« u,mn K m.., I(NFSO — D-1 L Tlumcs/ RN Yvon N zrT a pqp,� yp 461 001 JDH oa 2 15 06 EOM TGN The above list has been field verified to identify 121506 the Significant Trees" under City of Stillwater Tree Protection Ordinance 31 5 C 1 3 ear. a am wnl ExE a rE a el Ei u w rsnEu Ln L3Eooew„rs Re Ws w D sLrrvr.EsuR •B ^E nurmrvor �l "ao un ern REts oRcpunwnrolTi,uoR wrarTrNaorEtNr vn_ � 0 k 0 B � E i L— III C / /BEAST i490 re Tg01'1i't5'E / (\ 1 J 213.55 1 AiV vol r !1 q K G Lrs `ate' G �` 1JEE� hCA.0 •A — N. 94 FNr (V�S$g21'20"Fr•4" WEST 21 0 P2\ ` \ 1'46" . � LOT 9 — - _ -- .3- 1 , 0 ' - / t46w \ 1 \ EAST UI'L OF 343795 i r w - Y CI p0 C. NJ. j[ (!• - Jr rr Opp . *iv l .. • - � —�� � t I 1 11 1 S\ � �! NV Cm 41 C �1#41 f eae' 1i11f1'4( 9LY01 acM ZJH� 'QUA WST LINE or rum troll INCN IRCN PIPE ?mac P /JiIIIIIII I I' I I I �'` I t fl 9`�hyg� Planting Key ��� r 1'III I I I ` n 1•- 16 ro ' d O pA yYb i( 11 II1, I, g 4l� b DESCR/PI/W/V -) NO1Z 5O l4m. / /-cr- \ •�'rJ — _ 4J�1.41 _ ..�/ , .i N01-11.45W -- 145.69 ,v t. L �� _tne — , N01'12'30"1/ I s.�b- m� 0! i'3 ;arH WEsrk�Eyar �� OVERLAP "..� f-_�" ~�� ---. ice. 9T� M.>.. ,.�.� `— S77LL WA TER CQ.UIf(TRY CLUB INC.. - EXISTING "SIGNIFICANT" TREE CANOPY TEMPORARY REMOVAL: .768, 33,449.21 SF REPLACEMENT ESTIMATED TREE CANOPY: 1.45 ACRES, 62,965.46 SF 1 o zo 4o ao Ro N f The above planting plan indicates basic development planting of streetscape and "core" lot planting. Overstory deciduous, overstory coniferous, understory deciduous trees plus large and medium decidious shurbs are shown. Note tree canopy cover of this planting plan will double the existing tree canopy. This replacement canopy will be of largely hardwood species, in contrast to the existing canopy com- posed in part by poplar and other softwood species. d.�.r M `W� Nns�Ce�,� ar 118 S. MAIN St. STILLWATER, MN 55082 FA I RWAY VILLAS at STILLWATER PLANTING PLAN M1 RM n, L,'. - 12.13.06 IILaKL 12.14.06 KAWv 12.14.06 LANISMIT I E] r 1LU.I. rusk i UbIO I•�rAi.tl �,>IP Mwyu l:. `R JtU DIY • w ujIMI/N j PLANNING & DEIGN. [W:.: mL.Ppvlsr. y:umnµrMJairr.; .,, j m u.Nh,nuPfa.wi.TrM,4q{,y ..v... SECTION FROM Z_Or. NG-COrJFORMAr�CF CDCEPT SITE PLAr� EX��.I�r-ice rii_,`•iE ABOVE: The home outlined in red at right is an existing residence. Note that the two-story home masses in the Zoning -Conformance Site Plan are more exposed above preserved tree lines, than the one story homes proposed for the villa neighborhood... the villas will be one story lower than a 2-story walk -out building. 9. THE BEST HOMES FOR THE TIMES, ALSO CREATE A LESS VISIBLE NEIGHBORHOOD: 9.a. Detached Single Family Homes Are Usually Two Story: Those seeking detached homes are almost always persuaded by the construction efficiencies of two story configurations to demand that the required bedrooms be placed upstairs. Needs of monitoring young children in their bedrooms cause most parents to seek bedrooms on the same floor as the owner's suite. Also, their children's anticipated full-time bedroom use precludes acceptance of such bed- rooms being limited to the lower walkout or look -out level of the home. These issues lead the vast majority of single-family detached home neighborhoods to be composed predominantly of two story homes. 9.b. Homes for a Lower Maintenance Lifestyle... Attached Single Family for 2 Families: In contrast, two family structures offer homes with ample main floor living and main floor owner's bedroom suite. Owners of such homes almost always are seeking "the not so big house", with less square feet, and lower maintenance. Thus, lot sizes should be reduced, but must retain outdoor entertainment spaces... less mowing is preferred. The reduced individual home sizes encourage joining two homes together to create a building mass larger than most detached homes, and with a high or higher level of architectural detail. Because villa buyers' children are often of high school, college age, or older, the use of some of the lower level for bedrooms is acceptable. This, because the bedrooms are used less than full time, and proximity to the owner's suite is no longer as important as it is with younger children. This helps control the cost of the home for the buyer. However, when paired with another efficient home, the mass and detail create a distinctive structure, proven many times over to be compatible with single gamily detached homes. 9. c. Two Family Homes, in One Family Clothes: The cross -sections above compare the zon- ing -conforming, detached single-family plan to the preferred Concept Site Plan. The zon- ing -conforming plan is composed of two story homes, while the two-family Preliminary Plat Plan shows the one -level, walk out homes. Note particularly that the homes in the Proposed Preliminary Plan and Plat (in the second section) have a lower building profile. Thus, the buildings are better screened from the adjacent homes, behind the stands of existing trees preserved on slopes, and augmented by new plantings. �voildi�.�sda n 3dld HOW Al The reasons for suspending the 600-foot limit for Ha- zel Street (another parcel land locked by topography) are the same for the Hazel Street/Golf Course site. At a time when there is criticism of traffic issues on the west side of the City, to make use of an existing collector and in -place residential street system, with good available capacity, makes sense. To more effi- ciently utilize an in -fill site with attractive buildings is the essence of smart growth. This allows a neighbor- hood that invites a greater diversity of homeowners, with different work schedules and life -conditions. It enriches a neighborhood, and lessens traffic conflicts. Such owners, of different ages put "more eyes on the street", making for safer settings. 10b. EMERGENCY VEHICLE TURN -AROUND DI- AMETER: The Engineer's study at left demonstrates the street system has sufficient size to accommodate bus and fire engine turn radii. 10c. PONDING, RAIN GARDEN, & GRADING DESIGN FOR MINIMUM IMPACTS: A key aspect of the site and grading design is that there will be no greater flow rate of water off -site after the neigh- borhood is finished, than exists today. The stability of the slopes and preservation of the vegetation is a critical issue to the environmental care of sustaining ABOVE: Divided lane roadway offers enhanced emergency vehicle access. Note that the large emergency/bus-sized vehicle is accommodated by the turn -around radius. and protecting values. ironing is shown. Rain gar- dens and bio retention basins are included to assist 10.a. CUL-DE-SAC LENGTH & EMERGENCY VEHICLE ACCESS. The site is such that the only physical way to serve the site is in storm flow management as well as particulate by a single access point on the abutting public street. Topography and ownership prevent any other choice. The Concept Plan and pollutant cleaning and infiltration. shows 28' wide public streets, with one-way sections 24' wide. Parking at appropriate, designated and striped locations on one side of the street or on designated angled parking locations on enlarged islands is anticipated. The divided one-way streets were 11. USE OF PARK DEDICATION FEES, PATHS FOR selected in part because they would offer emergency vehicles alternate accesses should one lane be blocked by debris or fallen CITY PARK: We would encourage working together trees. Thus, conformance to performance criteria for emergency vehicle access and egress is met. If rigid adherence to the 600' to preserve existing trees and add trails and connec- standard for cul-de-sac length is dictated, then a variance will be sought on the justifiable basis of hardship and a landlocked tions to the existing city park. condition being created by a regulatory standard. t , .f. NOW ONnoi 6 101i 6 Jff 3NI i O➢ i _ K 110 ^YJ` 60 oc•�o y s N3 UT � m *0� J j 96 1\ 'x v r Nl .jn cNI C8.03 It can be observed that the existing Hazel Street and it's terminating cul-de-sac exceeded the 600 foot length "limit" as well. STILLWATER COUNTRY CLUB SITE 12. NEIGHBORHOOD PRELIMINARY SITE PLANNING: COMPARISON CHART OF ALTERNATE SITE DENSITIES 12.a. EXISTING ZONING -CONFORMANCE SITE PLAN: The 18 detached home site concept study site plan demonstrates our carefully researched understanding of SFD SFA what the applicable City rules, regulations, ordinances and guidelines require. 18 24 homes homes 12.b. The CONCEPT SITE PLAN: RESPECT FOR THE ENVIRONMENT, AND FOR HOUSING TYPES WHAT PEOPLE, STILLWATER CITIZENS WILL NEED & AFFORD... There is a sig- SFD 18 nificant change taking place in the housing market. Standing inventories of unsold SFA 24 2 story, walkout, 5 bedroom, 2.5 bath homes is at record levels. Demand for new, standard single-family detached homes has fallen as much as 50%. TRAFFIC COUNT (trips per day) SFD 9.6 172.8 While some of this may have resulted from investment exuberance stimulated by SFA 5.9 141.6 unusually attractive mortgage terms, there is a core, long-term change in our popula- tion age and family make up at work. Nationally, starting Jan. 1, 2001 through 2019, SCHOOL IMPACTS every 8 seconds, a person has and will turn 55 years old. This is having a seismic NUMBER OF CHILDREN impact on home design and land use. We do our citizens, our economy and our city #/SFD unit* 1.15 20.7 no favor dictating land use and home type construction when all the signals point to #/SFA unit 0.25 6.0 a different and better way. TAX REVENUE GENERATED The Preliminary Site Plan considers what would be the best use for this property; % SFD SFA recognizing the family make-up, age bracket and maintenance preferences most sq. ft./unit 4000 2500 likely to describe the future residents in this new and small neighborhood. They will value/sq.ft. $250 $200 largely be "empty nesters", and active adults with grown children or kids in college. overall value/unit $1,000,000 $500,000 They may have a love for golf, or just a love to look at nature. And yet, be close to city tax revenue/unit 0.4 $4,400 $2,200 $79,200 $52,800 friends and neighbors, to enhance a growing and renewed sense for community and county tax revenue/unit 0.3 $2,600 $1,300 $46,800 $31,200 a "village feel". From a use and traffic standpoint, these buyers have fewer trips per school tax revenue/unit 0.3 $3,100 $1,550 $55,800 $37,200 day, and are often absent on trips or at other residences for as much as 5 months of TOTALS $181,800 $121,200 the year. This lessens any impact on the existing neighbors. SANITARY SEWER/WATER USE bedrooms/unit 3.5 2.0 12.c. RESPONSIVE HOME TYPES FRIENDLY TO THE LAND AND TO THE NEIGH - total bedrooms** 63 41 BORS: The two family home type is evolving in the market... backwards. There are gallons/day 6,300 4,100 many stately homes in the Grand Ave. Summit Ave, or Kenwood areas of the Twin Cities and in Stillwater that are large structures, with more than one address plate. *District 834 Consultant Data: Dean Reichow These are 2 family or more in "one family clothes". **Assumes 25% of bedrooms are only occupied for 7 months of the year. 0 0 The pages in this booklet that are titled " One Family Clothing for Low Maintenance Living" shows old and new homes that demonstrate how this is being done Also shown are some initial concept designs for the home sites In essence, there is variety and mass, detail and quality styling provided The grade changes, the street alignment, trail system, boulder walls, ponding and house fitted topog- raphy create dramatic streetscape interest Responding to the structure density of 12 buildings in the Preliminary Site Plan will be 6 less build- ings than the zoning -conformance plan and less traffic, but with as strong, or better residential architecture Concern about responding to citizens' changing needs and respecting what they want, causes the two family house Concept Plan to be the better plan It will generate less trips per day, with cars likely to be driven slower, the likelihood that the new structures will be better scaled to blend with the existing homes, one story lower and more hidden from view, with buyers of similar social make up but with grown up children It is aesthetically, environmentally and demographically a superior solution for both future owners and the existing neighbors This, with expertly prepared var- ied exterior designs, roof massing and color variety, will be amplified by the visual interest of the sloping, curving streetscape LEFT The proposed neighborhood of Two Family homes in "One Family Clothing" will create a nearly hidden enclave adjacent to the golf course The site plan respects the sensitive Brown's Creek environment, will minimize traffic impacts, welcome residents of like -interests to the neighborhood, and offer Stillwater citizens a lower -main- tenance, a "not -so -big" house choice FAIRWAY VILLA 3 .., J Wip .. �, y �..•y, may, r ' '� �' . -.� - yr •. 'err~ - tl .. i/' _ -_ p` �� i6! n a� lit'.. _01 1 ,_ iAro - VIEW AT F-A..jRWAY_COURT__ t i' A L NEIQtiDORIIOOP VIEWS `k t ` ,.�•,�~ * 4' Y ! may' ,�• is i I I 1-- 1., ` y € 17 a,fplop ¢E / 1.�'. F 8®A Y 1 The entry approach incorporates traffic -calming, divided lane entrance and exit routes. Coupled with planting, and natural material use, the entry setting with curvilinear alignment, creates an interesting and rich streetscape. Street slopes, that conform to City regulations and work with grade conditions, augment the screened and buffered approach to the homes. (See entry setting illustration.) .- ■ VZ -2d /Y\QA �dd�si���is la _4 IIH, s/Y\ � I A aoou�loQuoi�N : C'V�-�in )\'Vly\ -d I VJ V-1 s/Y\ � I A aoou�loQuoi�N : C'V�-�in )\'Vly\ -d I VJ V-1 FAIRWAY VILLAVIEWS r w.r �• p�.'w�_. T��'j _. `.� s 0: �� ` ray+"y`1 �� 4.• f.._t .�• `�: .�lr. .>. .�l/j,a[, `� t4�� � , :� � � � - � � V �, - is - � ]' • �'; 1 • t � 3, , Jspr K 4 NO � 7.-� _ � Rom. p ��' '� • g� h y _ y All ■ I - 13 I ml VIEW WITHI/I /ILIGHbORHOOP AT PRIVEYEPARATIO/I Pg. 25 FAIRWAY VILLA VIEWS AAT� 1,• `. :�.,. _ • �r :! r.. �, \. � � a♦ 7"� ' a -.� r �T 'f Mw d; r to, .�..a eo r, AE." _ CONCEPT RLYIPL11TIAL PLJIG�YiLeGRA/l HOMU CONCEPT RLYIPLIITIAL PLYIGIIYLeGRAII%oM�, At right: The Fairway Villa's neighbor- hood gazebo shelter perched over a fir pond, overlooking the Stillwater Country Club golf course. Final design may vary, w},� but the intent is to provide both shelter 7 and open desk areas.. ,r Left: The Entry Setting for Fairway Court is low key, employing natural materials and earth -toned colors. Plant material will include flowers, ivys, shurbs, and overstory deciduous and coniferous trees ,PURVEYOR : Roger Humphrey Humphrey rn g veering Dan Thurmes Cornerstone Land,f urveying, Inc. Pg. 30 PLAN LEGEND EXISTING +=^ SANITARY SEWER AND MANHOLE _- STORM SEWER MANHOLE CATCH BASIN WATER MAIN GATE VALVE HYDRANT FORCE MAIN UNDERGROUND TELEPHONE CABLE UNDERGROUND ELECTRIC CABLE UNDERGROUND CABLE TV UNDERGROUND FIBER OPTIC CABLE UNDERGROUND GAS MAIN OVERHEAD ELECTRIC CABLE FENCE INDEX CONTOURS INTERMEDIATE CONTOURS CONCRETE CURB AND GUTTER c - r_ DECIDUOUS TREE �>I CONIFEROUS TREE t LIGHT POLE ELECTRIC MANHOLE TELEPHONE MANHOLE ELECTRIC PEDESTAL TELEPHONE PEDESTAL v STREET SIGN CULVERT f SOIL BORINGS ✓yy WOODED AREA PROPOSED -960-- SANITARY SEWER AND MANHOLE STORM SEWER MANHOLE CATCH BASIN WATER MAIN HYDRANT GATE VALVE CENTERLINE RIGHT-OF-WAY EASEMENTS SETBACKS SILT FENCE INDEX CONTOURS INTERMEDIATE CONTOURS FAIKWAYVILLA5 SITE IMPROVEMENTS STILLWATER, MINNE50TA z st C Bo Al Ma a 4 as SITE,LOQATION./ _ �7 10 _ qy� L r 'Oak-G\ei W-Hazel SL`E�HazelIc 1 ,_ Mckusick Oek Glen \ �� `�, "O� Countr} Club I �'-'I L N O6 t 1 3 Ill GoII Course 1 �1-�112 I Irl �I 4 1� ) L L Nl StSceCroixc RNational Eag� /4L I I S I ;E, ��? 1�- l i_—, —_ j �l [+ I rnwerwaY ( EnIi 11 `�°rmJ II (I + l z—W Wilkl�nst5iClE � ° I �( so j 1-d r j/ Rd W L;10 S_y , - f I i c1 lI �I ° ti'' 76th-Sf J{� M-Linden�St� _J�LW_, t '}�ronnen N"-- \ i I IFFS� 11 �t o, \ ulna a azroMn s/ (I� ttorthlend �IJCZ—_ Perk { ( Z � "` �"„ 12 -. II - I � r� � �� �T UrOit Nat�fifv Vrsao6'�v 1 O „� i_-4-_ RiceEl l5y L) 1 za l i, 7�-, � W_Myrtle-S ?dachen-DjL—� _ r 11t it il�� n�'- emsormot," n ,11s —:a 1 W-Ramsey-$}-,�,la,' SITE LOCATION MAP NOT TO SCALE MUNICIPALITY CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 PHONE 651 430 8800 FAX 651 430 8809 ENGINEERING HUMPHREY ENGINEERING INC 2211 O NEIL ROAD HUDSON WI 54016 PHONE 715 531 0525 FAX 715 531 0520 PLANNING PUTMAN PLANNING AND DESIGN 502 SECOND STREET SUITE 301 HUDSON WI 54016 PHONE 715 381 8291 FAX 715 381 6829 5UKVEYING CORNERSTONE LAND SURVEYING INC SUITE #13100 200 E CHESTNUT STREET STILLWATER MN 55082 PHONE 651 2758969 FAX 651 2758976 511EET INDEX SHEET NO SHEET CONTENT C01 TITLE PAGE C1 1 EXISTING CONDITIONS C1 2 TREE SURVEY C1 3 TREE SURVEY C1 4 REMOVAL PLAN C2 0 PRELIMINARY PLAT C21 PRELIMINARY UTILITY PLAN C2 2 PRELIMINARY GRADING PLAN C2 3 EROSION CONTROL PLAN C3 1-C3 3 DETAILS 12 15 06 CO 1 SIC (lEit ALL RIGHTS RESERVED THEW DOCUMENTS ARE AM ROTRUKWM OF SERVICES ArS)ARE 711E PROPERTY OP EI AMD ANY MOT BE USED OR COWED vrtnlDur 5101,E MON~ CWMQ \' SEC 2L 73ON R20W NOVI1 45 IN _2638 46tF _ 5 y ry.A1 t pJI W I �- • EAST LOF NW I/ STONE HON.M'W N I/ CORNER of sit 7 CALL BEFORE YOU DIGI V111 \ E �f i Ily33 ���+ W r I TWIN CITY AREA 651 454 0002 TOLL FREE. 1800 252 1166 (� blob'' ! r 10 t, r vim_ 542 -r o �o /0e male eY t 1 // / i �_SOY'21 20"B, q5 5k d �l2�i0 FAT Ems% ! �_- _ , "' rI,,f '60 B2 7, 0 ra` 111 y i , IfL9 STACK _ _I-� SOf 1 f 45"B •;s+ b ion oN 4 GRAVEL -\ - Y1� - / / � / / f / / --- \ \ 659 352*11 4 r I - \ I ( / \ I ( \ f -POBtf OF NM'11 4S'W i I �j \ r ItEoc m m,, I -- -' g Yg o 1 A )---Ou _ DT FOUNDeFal QONPOE 31 AND UTILITY 60-SOEMENT 7 Y , �111$I� O� - - / / A 1 1 I �t A 1 01'1230W / SE COR OF 9W f 1370e09V 1/4 IEA3 LINE WW 1/4 R" 21 0510 g N sLf2U yB-�jf�� ((L�� % 20 8 0r - I -7e52 L36 $B`, e / 6 b I O Ji"'IT 702 ^� � Cm 011 o z i7N to j{ 8F1 to J O, 6 1S w �Y' fY p.0 QFLOf 9e 9e 1 I ! f 1 1 I I EAST OUMOOT 0 6 i F r T sot it 45'E AND It srA ! t 1 1 21355 N/ (. Donor a /�i " o y1 r1( y I NO7E THIS LEGALBASED ON A ,(�],lI/ /I / \ I \ E �yOJ I THIS DESCRIPi10N IS PROPOSED LEGAL GISTER DESRIPTION TO REAVE R/w LINEIF i' l r11 J I I 1 NUMEROUS PARCELS CAPS AND OVERLAPS HAVE '�I \ \ \ \ I I IA r iJJ \ \ I -410 I 1 BEEN OMITTED FROM THIS DRAWING TO VERIFY CURRENT TITLE AND BOUNDARY PROPBLEMS SEE I \ a - � to I� �� SURVEY BY STACK LAND SURVEYING DATED 9 20-88 Fp►p 1/2 INCH —^Ir!( �\ I \\ \ I ' IRON in rt� 0 J No ��NiIi j 1^ I \ t \ \ \ m 1 16p{ eddSll na ur,4 1 I \ oeAwE / , Aaavox� AND U,LRY EA9CiEM ea I I I II Aso l 115 @ m m o \ I ^T" gR !f u ,t 4�4 c•sY \\ \ I 1 f V* tilt \--/ S ( \ ' • --- \- SV WR EAST 76L25 OF 9WI/4 Me 1/4 1` WEST LIE EAST — y110/121O�W Y / Ff$T\- 1 % R0026A6•M' \ ~86124 — W— 'i �K_ - 45 f-d 1 "___. \ \ ck rg - e� -WEST No 12 30"W l / / i ll1dS\69 \ o5R LINE- FEET/�� NOB'9 �" rEE Lbx -- I NG f /2 90 \ W o, o OS 45 \ \ o '�' ) - /e� / / _ soE rouE r Nr OF SEC 2 s,wE roNreN sW `� wg _ -159 PpiV 3 \ Bey\ \ N� � " r -- ---- --- ` cORTER T30N R70W CORrEa NWI/ 5EC 2 1 r to WEST L!E OF HW /+ 0111 '16 CPO / \ OIO 1644 75 NOI-1315 W 111 OlA EXISTING LEGAL DESCRIPTION AREA SYMBOLS CERTIFICATION + NOTE THIS LEGAL DESCRIPTION IS BASED ON A PROPOSED LEGAL DESRIPTION TO REGISTER TITLE + + } NUMEROUS PARCELS CAPS AND OVERLAPS RAVE BEEN OMnTED FROM THIS DRAWING TO VERIFY TOTAL AREA OF PARCEL 312 146 SO FIF 1 7 17 ACRES O SANITARY MANHOLE ■ HYDRANT I h by nify that IN p1 w All th t p rt f the South H If f m Honhwesl Quarto f 5ectl 21 CURRENT TITLE AND BOUNDARY PROPBLEMS SEE SURVEY BY STACK LAND SURVEYING DATED 9 20 88 p ELECTRIC METER POWER POLE pupa d by m d my direct Tow hip 30 N rth Rag 20 Wet Wuhl gto C my MI seta, d Used a follows Comm Cl t th uth SOL co 1 said South H If 1 th N rut- I Q.ne ch South 88 d Fee 52 mi Ines 54 o d W t 9 9 SURVEY NOTES i GAS METER ENCE - OVERHEAD WIRES TREE pem I d th t I m d ly a as m d be 1 9 1 ng the so thrly 11 th eof 1270 00 feet the Ce N rth 01 d Brae 11 col ut 45 d W t pa Ik1 vAh the ast rly It f said So th hat of the Northwest Q artn 252 00 f n t m polm of 1 ♦ ©CONCRETE U d La d S meyo M he laws f the tat f NNESOTA. beg g f th part I be 9 d c bed the North 67 tl gre 04 m ut 45 ec M Wes 331 86 feet th N rth 42 degrees 46 m1 ut 58 Second W st 169 75 feet rtI w le S t Po t 514 tee North of sad l THE EAST LINE OF THE SOUTH 112 OF THE NORTHWEST DENOTES FOUND D TELEPHONE BOX TB outhe ly II 1 the N rth_$( Q am M 361 25 f et W t f th asterly It of the Southwe I Q ant of aid Northwest Quarte 1 Sectl 21 thence North 01 degre 12 ml ute 30 second W t parallel whh said east IV SEC710N 21 TOW 30 RANGE 20 IS ASSUMED 1 /2 IRON PIPE J GUY POLE line f th Swthwe t Qu rte f th N rth" t Quart 451 41 fe I pol t d w 1965 41 f t f m th thwe t m f th east 361 25 feet f th So th.e t Quart f the North— Quarte th m North OB degree OS deg 3TO SURVEY BASED ON THE NORTH TO BEAR N01 12 TO SURVEY rn t 45 m d Ea c dl ra f 79 73 for t th N nh 01 d gree 11 ml ut 30 sec M W d M f 29 07 f the norm 36 degm 54 mina 50 ec d W st di M ce 122 D9 f n t Wd pa allel 1 WASHINGTON COUNTY COORDINATE SYSTEM DENOTES SUSTAINED AIN25% SLOPES D I L Th ITn Reg ton N IIIM North 01 d gree 12 m ute 30 cord W t p rall 1 with sa d R dy line d Lance f 145 691 Lin cut to fIw south rly ght fweay of th M ota Tran porupon Mu m Rail oad (formerly the N rth m 1 J GRATER THAN 25718 Pa IRc Rahway Co ) them asl fly 190 71 feet m re I long said south ly right f way non tang I a1 rve coat w to the South having radl f 109S 92 feet. a "I angle of 9 deg 58 ml t 13 ec nd 0 40 BO 2 TOPOGRAPHIC FEATURES WERE SHOT TO THE BEST OF OUR and the hord of Wd rve having bearl 9 f So On 86 degree SO mimA OS sec d to h -nhwe rfy scone f Outlw B f there ded plat f BROWNS CREEK HEIGHTS thence So th 01 degm 11 mint 45 ABILITY FINAL INSPECTION OF THE SITE WAS DONE UNDER TI N D t 1 2 I s 6 cord East long th wet ny If f Wd Ou11 1 B df tan of 213 SS f t to the southsse t me f said O dolt B saidso tltwest mm being 1009 00 feet Norm f said south rlY 0 we of the South Half of the NorthSNOW AND ICE COND1110NI PROHIBITING THE VI5181DTY + UTILITY I N FORMA O Quart th m N rd1 88 d gre 52 nd mi ut S3 aEu 1 g th uthe ly 1 of said OuNot B and al ng th utherly I ne of Lot 9 Block On of sad BROWNS CREEK HEJCHTS parall 1 wth Laid oumerty I f he OF SURFACE MARKINGS SUCH AS STRUCTURE INVERTS AND N rthWes Quart d1 tam" of 12S 02 f I th South 80 d g S2 col ut 29 sec M Eat dl to of 21 96 feet them North89 degree 20 m of 04 w nd East distance ( 44 21 feet them South 73 degree OTHER BURIED FEATURES THE UTILITIES SHOWN HEREON WERE FIELD LOCATE PER 11 col ut M sec M Ea t di tan of 20 71 f n then So h 31 degree 35 col ate 37 se oM Eat di cants f 18 40 f t hens South 02 degree 21 ml ut 20 seconds Ea c dl tare f 60 82 feel he South 25 VISIBLE STRUCTURES WHERE POSSIBLE OTHER Wed gree 45 col 1 S 54 atnd East distance of 11 40 feet t pol I o th We I It a of saw Let 9 said Pal I be ng 1270 00 feel west thy of sad eat rly lisle of the South Half f the Honervre 1 Quart theSouth 01 degre SCALE 1 INCH = 40 FEET UNDERGROUND UTILITIES NOT SHOWN OR LOCATED 1 I m ut 45 second E st al g the westerly INre of Wd Lot 9 M Its south Iv project o Nrail I witch Wd ea wrly line of the South Half f the MOrthwe t Quarte 659 35 f et c the point f beg Nrg O COPYRIGHT 2np6 HUMPHREY ENO WEERINO INC (HEII All RIGHTS RESERVED THESE DOGAffPITS ARE AN o1grRU1RR OF SERVICES MD ARE THE PROPERTY OF HFJ AND MAY NOT BE USED OR GAPED WITHOUT PRIOR W W TTEN ANT -� do m U Z Ub u � s3 :3-� m Q a E 001 JU 0 a�ul = E S O O 0 m W - C LL SNa ZZ 0U 4 LLI ZD 0 + + Uqq � V ) 0 g� J z f p z } Sx 3}.' 0 � z z r L I It LL- V 1 N ILJ REVISIONS Dorm on Iz BOB cftn&nnw PROJECT NO, LCO5026 DRAWN BY DLT CHECKED BY DLT DATE 12 5-06 SHEET NO C1.1 STONE rI2NUM l CENTER SEC 2L 130K R20W I N0191 45 Of 46 _ EAST LINE OF Ma' I/1 5rOQrER OF SEC 21 ONE HONLMWT N I/ C CALL BEFORE YOU DIG �oT � � P 'fti N r I TWIN CTrV ARFA 6S 1 454 0002 TOLL FREE 1 800 252 1166 `ro\\�\ \ ` y �L �� �°��`0� 0�J4°�t�'�i / , i w rAn�` `-- \ --�S02a21 2008' 8 W"T to r 1f 60 82— f�r� 71Q r p Lsot 11 LOT q / / --- _ - `_ 45 " / _ - / _- _ \ 659 35 — I�nzm I0 rNN I CRAVEL _ -/ / / l r I I 7 r r it -POINT aP N0113 saw I / t \ \ FOUND V2INCH RI �c RON FEE x I PROPOSED ORAIRA" AMP UTILITY EASEtIENT / i j / r \ I l 1 _NonzSow \- I^ $ ( J / _-� / / _ 1 _ t' \ \ ' F - D2o13o \ \ \ \ \\/ / 1 Nw 5, OF sW ^ \ _ EA /L'E Nw 1/4 3. P ob 0 2196 7Bj 20 L:11 e°, `urrrr $B _ 09 T+1 / i / - --- 1 1\ L \ I - „ 1 / / / / / / / ra ' NYER1 r 6 \ 3§ b ut C', gi `96 of �i lit �� 3.. b i/ !� I - EAST oLNGe Amara lit I I I I Essr Iwo rr SO 11 45 "B / SF 213550 3119P SLO Eft p OL n r �_ e 1/1I yit 1011 THIS LEGAL DESCRIPTION 15 BASED ON A (PROPOSED LEGAL DESRIPTION TO REGISTER TITLE 1 \ d \ \ 2 C� NUMEROUS ROUS� PARCELS GAPS AND \ OVERL/A\\rP� } S HA\VE BEEN OMITTED FROM THIS DRAWING TO VERIFY CURRENT LANDDATEDS FOUND u \p`I \ Na+VEY BY SCSURVEYING 9 20-88 � FM +4TFATIE�� rb l!E iI o � I OIL L \ m go TY coe em'36L25 OF TFI/4 rN 1/4 u � S i rE3T UNE EAST , t `l \ ` \ \L \ FMIr` \ ` �._ / - �- —' -- -- — �— - - -+ — \S 1 y —r — q0p--/ /`-�`— 451-41 oq0 / J / 1326.16 \ `14.. 69 \ \ \ - �� ct: `' 78 ?3- ' LTD ,� \; \ `eg3 -vEST Li ewsr f �; O1 12 30"W _ / \ �� i` NG11 \\ \\\N\\ \\ \ �i of 0 NOB•p5 45�sy, 8p 560 76L2s Fttr �1 - '1\ 'j / / i _ �\ SroE rwars+n Nv STONE nOurENT Sw \\ \o \ \ Nb t>2q 6 Fb0?atV \/ . J/ / =--- \ \ CORER OF SEC 2 COWER NwI/ SEC 2L \ \ o s \\ N a visa p. _._ _ i = / j / / �� \\ T3ON R70W \\ \\ O \ \\\89r b ,ems" -- fiYr�.IBS WALL \ � % "^ \\ WE5T LINE OF NW 1/4' 1t ?644 T5 N01" 5 w EXISTING LEGAL DESCRIPTION AREA SYMBOLS CERTIFICATION + NOTE THIS LEGAL DESCRIPTION IS BASED ON A PROPOSED LEGAL DESRIPTION TO REGISTER TITLE + + NUMEROUS PARCELS GAPS AND OVERLAPS HAVE BEEN OMITTED FROM THIS DRAWING TO VERIFY TOTAL AREA OF PARCEL 312 146 SO FT / 7 17 ACRES O SANITARY MANHOLE ■ HYDRANT I her by rally that this pla . All th t part f th South H If of the Northwest Qwrte 1 Seal 21 CURRENT TITLE AND BOUNDARY PROPBLEMS SEE SURVEY BY STACK LAND SURVEYING DATED 9 20-99 L ELECTRIC METER POWER POLE preps d by m nde mY dlren Tam hip 30 North Range 20 Wet Washl gto Co my Minn la, tl IDetl as follows C come d g I th soutftast co ft t old South H If 1 N Northwest Quart N South BB degrees 52 col utes 54 x and W I. . CAS METER �- OVERHEAD WIRES pervi I and that I am d Iv ass coed bee I g along the south rly Una thereof 1270 00 feet theme North 01 degree I I mi sal 45 nds W st pa an.1 with the asterty II f aid South half of the Nanhwe t Quarter 2S2 00 feet to the point of + SURVEY NOTES - CONCRETE TREE U sed L.W S rvewr nd th laws Fthe Tat of NNESOTA begs I g I th parcel be a dews bed nd 36 North 67 est f t e m nut li 45 Seth d We t st 86 feet th rue N M 42 degrees 46 cot ut s SB emends West 169 m feet, more or le o Do a 5pa feet Novi of ea 1 THE EAST LINE OF THE SOUTH 1 /2 OF THE NORTH1YESf D TELEPHONE BOX southerly II of the N rthwest Quart" nd 361 25 f et west /the east Ay Ilft of the SoulMrest Q art f mid Nothwest Qlarte f Sect! 21 theme NOrth 01 dLgre 12 col ate 30 seconds We t wraiid MTh sand easterly DENOTES FOUND re Urre f the Southwest Qu rM f the Nonhwe t Quarter 4S1 41 to t co 1 /4 SECTION 21 TOWNSHIP 30 RANGE 20 15 ASSUMED 112 IRON PIPE pal t distant 965 41 f t From the aoahwest c rta f the eat 361 25 feet f th Soulhwe t Quin 1 the Nnxdnrest Quane them North 08 degrees OS NORTH TO BEAR NOT 12 301W SURVEY BASED ON THE GUY �� MI sax 45 econd Ea t Ill once f 79 73 Feel them N nh 01 degre 12 col ut 30 Sec nd w t a tli Taro of 29 07 feet, Urcm north 36 degree 54 mi nor 50 second w u dl Lance f 22 09 feet to said parallel I ne WASHINGTON COUNTY COORDINATE SYSTEM i- DENOTES SUSTAINED SLOPES Daniel L. Th rm s Regis ation N M m No M 01 d gree 12 mf ash 30 cond W L parall 1 wish old eav rty Ilft d1 W f 145 69 f t more or I s, m the southerly right-of-way of M MI rn"soa Trensportatlon Huse m Railroad (f«m"M the N Mem GRATER THAN 28% 25718 Panfk Railway CC) thence easterly 190 71 feet m re less along said south rly right f wry non tang ntud r concave to th South having rad of 1095 92 Feet, central angle of 9 degrees 58 mi am 13 sac nd 0 40 80 2 TOPOGRAPHIC FEATURES WERE SHOT TO THE BEST OF TRIP and the Nord of old rve having bean g f South 8fi degree 50 minut OS x d ass co the nortmre t rty come of Outlet 8 of the recorded plat of BROWNS CREEK HEIGHTS therm South 01 degree I mina"' 45 ABILITY FINAL INSPECTION OF ME SITE WAS DONE UNDER UTILITY INFORMATION Date 12 15-06 s ond East along The we [ rly R e I said OuUM B a di tan of 213 55 feel to the southwes come of Wtl Oudot B old soudroest corn" being 1009 00 feel Novi of said south rty One of the South Half of the Nofthwe t SNOW AND ICE CONDITIONS PROHIBITING THE V61BIlfTV Quart them: Novi 88 degree 52 m mute 53 se and Ent to g th southerly lira of aid Outlet 8 and along the mutherly I ne of lot 9 Block Om of said BROWNS M CREEK HEIGHTS parall I wsaid outherly I na f the OF SURFACE MARKINGS SUCH AS STRUCTURE INVERTS AND Mortfnae t art Qudi WC of 12S 02 f a them South 80 deg s 52 ml ut s 29 fe< nd East distance of 21 96 feet theme North89 degree 20 mi utes 04 second Ea I dlsunc of 44 21 feel thence South 73 degree OTHER BURIED FEATURES. THE UTILITIES SHOWN HEREON WERE FIELD LOCATE PER 11 col ut 0 6 second East d1 tams of 20 71 feel them South 31 degree 3S col ate 37 second Ent a dlsta a 119 40 feet [lam South 02 degm 21 ml w 20 second Ea t d um of 60 82 feel hem South 2S VISIBLE STRUCTURES WHERE POSSIBLE.. OTHER d gm 5 45 minut 54 second Ell dl.. of 11 40 feetto a point th we t Ulm f said Lot 9 said pal t being 1270D0 feel we lertV of Mid easterly lift f the South Half of the Nothwwesl Quart theme So th 01 degree SCALE I INCH = 40 FEET UNDERGROUND UTILITIES NOT SHOWN OR LOCATED 1 I mi utes 4S second East along the westerly Ism of mid Lot 9 d In south h pros ctl wall I with wild easterly Une of the South Half of the Northwest Quarte 659 35 feel to the point of beg ran rag O COPYRIGHT 2.OB HUMPH EY ENGINEERING INC (HET). ALL RIGHTS RESERVED THESE DOCUMENTS ARE AN INSTRUMENT OF SERVICES AND ARE THE PROPERTY OF HEI AND WAY NOT BE USED CO COPED WITHOUT PRIOR WRITTEN CONSENT -� Go UZ Z tib h V 2 Ir uC M W MPS ° a CL- x'3 o G C ma) J gC JU as -U) MUM- a m m � N � m - ' PP�I f%1 N tLL g n a WU Z z O 2 LA JUi ce LU cc D + + 0g v/ ^^ UJ O � L .J Z I I (� z < r O Q O z 0 > Z >� Lj REVISIOFLS No 4 001 121506 PROJECT NO, LCO5026 o -Br DLT CHID BY DLT DATE 12 5-06 CIA i g� 6 CALL BEFORE YOU DIG TWIN CRY AREA 651 2 1I6E OOp 252 2 �Y(,�F\ $ _ 1 r / OD TOLL FREE 1800 1 �� w h wpm � 1 / OOG 0 5 EF CRAWL i — ` . y 1 t t N ], w2 CNI] ! / �y�/Q1 PRtoPGaEO ORHNCE N; C20 r $ 1 AND U'flrry ENT tf mT I ,PN' e H "NEy C �---�-v 6y v �rLiJ n cc J la � 47r- � � � e cc-, Lf 1/� 1 , m 20 Dao � I v C- C C°� v I C 1 rC. prl. & C C C.A � 1 e �7u��n« Crs0 _ 9 �Il�(IIlf 4i] C Dy 7(761�'�n (�j�'�j5 910 — na]�4.� � •� n o 11"kA1 i 1 I I �1�0�-. � .yc-/.�"" C v L mD Cyr 1 i9m 1 0 V I \f \� 1 TREE SURVEY NOTES f DENOTES TREE LOCATED 2 27 06 SEE SHEET C 1 3 FOR UST OF TREES LOCATED CENTER OF TREE (�IL35\ LJ V TREE NUMBER AS SHOWN ON SHEET C1 3 CTv f--0 I � -- 900 — = — p9B bn/ avY 1`_ 4) NORTH 0 40 80 %0%� SCALE 1 INCH = 40 FEET PROPOSED ORANA'a AND UTLITY LASFX17f 1 rvm ,r D90 ob 0 ea° etie SYMBOLS CERTIFICATION + ` O SANITARY MANHOLE . HYDRANT I h Ieby aniTy that tt.S IL. Ilra] ): ELECTRIC METER POWER POLE m Prepared by r.& my Mtr WIRES duly `FNCER ^OVERHEAD -sod (and S..m d the Ip © CONCRETE `) TREE {the Flare j_NNNESOTA DENOTES FOUND re TELEPHONE BOX 112 IRON PIPE ) GUY POLE DENOTES SUSTAINED SLOPES Dud 1 C Thegis adp N ZS71I urmes R GRATER THAN 25% Dm 12 15 06 m UZ Z � <� G E 003 0 .J U o10 a. ;: ��omo$0mn�8�� O � c m W LLL Nwn WU Z2 O 2 In > ce LJ I C w N O Z v J g� _J Z LJ W QoZ L WQ LJ i— 3:Ll — 0 LL N REVISIONS ft Caro, D..I Um OD1 12 50E ,l—" PROJECT NO, 461-001 DRAWN BY JDH CHECKED BY TGN DATE 121506 SHEET NO, C1.2 2 ENG NEERING WC (HEI) ALL RIGHTS RESERVED THESE DOCUMENTS ARE AN UISTRIOdENT OF SERVICES AND ARE THE PROPERTY OF HE AND MAY NOT BE USED OR COPIED WITHOUT RNOR WRITTEN BHT n o me SR mom aaann mmnaaaaaaaaaaaaaa aaaamm $$$���xaa� a�9 Vmg4Aaslaaaaa ?8a8 ?$g n A Pam l IIII ma4a°'mammmogalgagmg ooSSZ1 dISISIPQIPI PAPg AI.IIPaI PxPPPP PIePPPPAPI I P aQ' mom I Agm Mai3pql DaN PI IP( ttuMv / I I l N0 0 IIII I (IIII III IIII IIIII i LA F 9,1 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aa�a aaaaaaaaaaaaa ease � liPlan l a q{{�{iF4aambaam{ na ={ggnq�gnmmgmma°`na66{ P SI IIII aPm n Oa m m III II II DBN a n I I q CLUMP I I IIIIII i IIII I III IIIII II Suite 08100 200 E Chestnut Street Stllhvete MN 55082 Phone 651 ONO 89 ,., 651 275 8976 dlltsfs® mdeoduse net CORNERSTONE AN SURV c c MOJECTONTJER L1gnskey & Clark Companies PO BOX 36 118 SOUTH MAIN STILLWATER MN 55082 GENERAL NOTES THE CURRENT EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION *STANDARD SPECIFICATIONS FOR CONSTRUCTION' GOVERNS EXCEPT AS MODIFIED BY THE CITY OF STILLWATER CODES ORDINANCES STANDARDS AND SPECIFICATIONS FURNISH INSTALL, INSPECT MAINTAIN AND REMOVE ALL NECESSARY TRAFFIC CONTROL SIGNAGE ALL TRAFFIC CONTROL DEVICES AND SIGNAGE SHALL CONFORM TO ALL LOCAL COUNTY AND STATE TRAFFIC CONTROL GUIDELINES INCIDENTAL TO PROJECT THE EXISTING UTILITY INFORMATION SHOWN ON THESE DRAWINGS IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE CONTACT GOPHER STATE ONE CALL (651454-0002) FOR THE LOCATION OF ALL UNDERGROUND WIRES CABLES CONDUITS PIPES VALVES MANHOLES OR OTHER BURIED STRUCTURES BEFORE DIGGING REPAIR ANY OF THE ABOVE WHICH ARE REMOVED OR DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER THE EXACT LOCATION OF ALL UTILITIES AND UTILITY CONNECTIONS MUST BE VERIFIED PRIOR TO COMMENCING WORK LOCATE FIELD VERIFY AND PROTECT ALL EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO START OF SITE CONSTRUCTION IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLAN SECURE ALL NECESSARY PERMITS AND NOTIFY ALL UTILITY COMPANIFS WITH I fill IT1FS ON 4TTF PRIOR TO THE rONSTRI IrT1ON OF T HE PROJECT ADHERE TO ALL APPLICABLE LOCAL, STATF- AND/OR FEDERAL LAWS FOR ANY COST INCURRED DUE TO THE DAMAGE Cr AID UTILITIES I EXISTING SURVEY AND TOPOGRAPHIC INFORMATION PROVIDED By (,ORNERSTONE LAND SURVEYING HUMPHREY ENGINEERING INC I F OT RESPONSIBLE FOR THE ACCURACY OF INFORMATION PROVIE E Y OTHERS CONSTRUCTION MATERIALS SANITARY SEWER PPE CSM 35 PVC SANITARY SERVICE PPE V SDR 26 PVC WATER MAIN PIPE 8 DIP CLASS 52 W TER SERVICE PIPE TYPE' COPPER HYDRANT LEADS r DIP CLASS 52 HYDRANTS I W TEROUS PACER W847 INSTALL STM MH 116 30 DIAMETER RIM ELEV 1192 00 INV ELEV 888 50 R-2561 CASTING — — — — — —— — 125 8 SDR 26 PV INV IN (S) 8B4 INV OUT (NE) EI7 SANITARY MANHOLE SUMMARY MH 9 SIZE RIM EL INV (IN) INV (OUT) CASTING DRAINS TO NOTES MH 91 48 8700 8082 85068 R1733 EXISTING CONSTRUCT OUTSIDE DROP MH 92 4W 67374 86412 66402 R 1733 MH 91 MH 93 49' 88289 87142 87132 R 1733 MH 92 MH 94 48' ON 35 87174 87164 R 1733 MH 93 MH 95 48 US 05 87519 87509 R 1733 MH 94 MH 96 48 89037 87549 87539 R 1733 MH 95 MH 97 48' 89471 875.92 97562 R 1733 MH 96 MH 98 4W 89609 876 19 87609 R 1733 MH 97 MH 99 48' 896J3B 817 00 8T7 00 R 1733 MH 98 MH 010 48 895 80 88022 880 12 R 1733 MH 97 MH 911 4B' 897 33 8110 48 89048 R 1733 MH 910 CL V O 1 OR INSTALL CS #15 48 DIAMETER RIM ELEV 895 73 INV ELEV 888 15 R-3067 CASTING INSTALL STM MH #14 48 DIAMETER RIM ELEV 897 40 INV ELEV 887 20 R-1733 CASTING INSTALL SAN MH 011 CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL ONCE THE ALIGNMENT HAS BEEN ESTABLISHED BY THE SURVEYOR ADDITIONAL COST FOR RESTAKING AND/OR REPLACING DAMAGED STAKES IS THE RESPONSIBILITY OF THE CONTRACTOR PROVIDE ANY AND ALL TESTING TO INCLUDE BUT NOT LIMITED TO SOIL COMPACTION TESTING WATER MAIN PRESSURE CONDUCTIVITY AND BACTERIA TESTING SANITARY SEWER PRESSURE AND MANDREL TESTING CONCRETE CURB AND GUTTER SAMPLING AND TESTING TO OCCUR NO LESS THAN EVERY SOP AND ADDITIONAL TESTING DEEMED NECESSARY BY THE CITY OR ENGINEER WITH NO ADDITIONAL COMPENSATION ALL EXCESS MATERIAL BITUMINOUS SURFACING CONCRETE ITEMS REMOVED UTILITY ITEMS AND OTHER UNSUITABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE IN ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS UNLESS OTHERWISE SPECIFIED O COPIR OHT 2DD6 HUL9"REY OMMEERWG PIC (�) ALL RIGHTS FESEJNED THESE DOCUMENTS AIE AN WSTRUMENTT INSTALL SAN MH #9 11 I �- V \ � \ I 0 PV` / 34 12 RCP CLV 0 1 OR I 1W \ coo \ \ _ / �2A 12 RCP - CL V -35 18 RCP CLIII 0 1 0% 1 INSTALL CB 13 00 48 DIAMETER , O 1 RIM ELEV 869 62 0. INV ELEV 864 89 R-1733 CASTING INSTALL OUTLET STRUCTURE Al g3 SEE DETAIL SHEET C31 13 1 B RC CL III 0 1 0% (1 CL FES) �y 1 INV EL O END Ij 871 50 INSTALL SAN MH ®8 � I 1 4 INSTALL CB #13 48 DIAMETER RIM ELEV 895 B6 INV ELEV 88571 R-3067V CASTING - . - E' 17�- T S I r 239 a DIPIj- , 28 12 - _ - RCP CLV _ p _ 010% 7AP ALL CB S12 26 48 DIAMETER INSTA RIM ELEV 89589 HYDRA T �1 INV ELEV 885 43 R-3067V CASTING PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO PROPOSED FINISHED GRADE, PAVEMENT OR TOP OF CURB UNLESS OTHERWISE SPECIFIED CARE MUST BE TAKEN DURING ALL CONSTRUCTION AND EXCAVATION ACTIVITIES TO PROTECT ALL SURVEY MONUMENTS AND/OR PROPERTY CORNERS REPAIR ANY AND ALL DAMAGE TO EXISTING STRUCTURES AND SITE FEATURES DUE TO CONSTRUCTION ACTTVITY ALL PROPOSED UTILITY CONSTRUCTION SHALL BE COMPLETED USING APPROVED MATERIALS METHODS OF PLACEMENT AND TESTING AS REQUIRED BY ALL GOVERNING SPECIFICATIONS LOCATE WATER SERVICE CURB STOPS 101 BEHIND THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED HYDRANTS LOCATED S FROM BACK OF CURB MAINTAIN 7 S OF COVER OVERTOP OF ALL PROPOSED WATER MAIN MEGALUGS SHALL BE USED ON ALL WATER MAIN FITTINGS MS AND ARE THE PROPERTY OF HEI AND MAY NOT BE USED OR COPED WITHOUT PROR WRITTEN CONSENT 18 15 RCP 23 15 RCP CL III O 1 09 CLIII 0 0 3% - INV ELEV O INV ELEV 0 END 869 0 END 872 0 INSTALL CB #5 B 8 SO 26 PVC 48 DIAMETER INV IN S RIM ELEV 874 17 INV OUT (N) 871 5 INV ELEV 872 07 R-3067V CASTING 0 18 RCP L Ill 0 4 9X INV ELEV 0 END 871 5 INSTALL CS #6 2 X3 RECT RIM ELEV 884 20 INV ELEV 881 20 INSTALL 5AN MH #10 R-3067V CASTING INSTALL SAN MH ®7 INSTALL CB #11 2 X3 RECT RIM ELEV 890 09 INV ELEV 886 59 R-3067V / CASTING INSTALL f 8 7 HYDPAT � 0 00— P i 11 1 11 1 \1 I INSTALL CB y2 NOTE 48 DIAMETER SEE PRELIMINARY PLAT FOR RIM ELEV 868 50 INV ELEV 864 55 DRAINAGE AND UTILITY EASEMENTS / R-1733 CASTING INSTALL CB /1 2 X3 RECT RIM ELEV 86B 64 INV ELEV 86479 � R-3067V CASTING CONNECT TO EXISTING SANITARY STUB II— ELEV 850 68 1 1 INSTALL SAN MH 01 0- 1 INSTALL SAN MH 1 III I I INSTALL CB #4 2 X3 RECT 14 RIM ELEV 874 01 INV ELEV 872 29 ` R-3067V CASTING I 1 I III I 02 0 2� RCP CL V I - U I a� I - � I a -0 - .� _ - INSTALL SAN MH g3 I n f1 27 INSTALL CB �7 10 0 5% 48 DIAMETER RIM ELEV 884 20 I ? � - 1 / INV ELEV 880 97 o - � R-3067V CaSTING / lQ kfVj1' I INSTALL SAN MH g4 I INSTALL SAN MH #51 pC } 0O4R12 0 INSTALL STM MH #8 - 113 12 RCP CL V 5% b J 0 48 DIAMETER RIM ELEV 888 38 INV ELEV 88061 28 12 I _ IRCP R-1733 CASTING CL V } W ®iox INSTALL STM MH #9 48 DIAMETER RIM ELEV 88600 INSTALL SAN MH #6 INV ELEV 879 40 INSTALL CB #10 R-1733 CASTING 48 DIAMETER RIM ELEV 890 09 INV ELEV 880 30 R-3067V CASTING 60 18 RCP CL 111 O 1 OR 1 60�REVEND� INV ELEV DI END880 0 V SCALE. 0 15 ]D 80 DO m � U ZZ Ub u W C v m �F=-a N E 000� C O m N J Q� X J�U 0amai gE� `�a$ 5 C Z r wl j1 u) 0 O N r O - u c gr h � 0 C U X e7J c -,0 0 c Z T T u ° E Z s `—' C 0 " 3 O �L iJ N r g 1^ �- . 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POW m 00< SEE \ / NOTE ° WITUNI 1101A15 \ \ _ ��' �\ PRELIMINARY PLAT FOR THE CURRENT EDITION OF THE MINNESOTA DEPARTMENT OF ` TRANSPORTATION STANDARD SPECIFICATIONS FOR CONSTRUCTION' —.020— PROMISED em cowT01E1s me 1 m Ulm °EV TON DRAINAGE AND UTILITY EASEMENTS GOVERNS EXCEPT AS MODIFIED BY THE CITY OF STILLWATER CODES 5 N7W®IATe pplE TOP a TlAll ncr T..�\`�y G y� i / 7/ y 02a ORDINANCES STANDARDS AND SPECIFICATIONS FURNISH INSTALL, INSPECT MAINTAIN AND REMOVE ALL NECESSARY TIM LEa m BDT= OF .ALL oar TIQN TRAFFIC \ WE BAN ROOw SAT= .� TRAFFIC CONTROL SIGNAGE ALL TRAFFIC CONTROL DEVICES AND wnp m SIGNAGE SHALL CONFORM TO ALL LOCAL COUNTY AND STATE Old ayp FLM pn Ua TRAFFIC CONTROL GUIDELINES INCIDENTAL TO PROJECT "mmo cUrvoC �� �' ' l • 1 As rm Jun sAB 1DIa THE EXISTING UTILT' INFORMATION SHOWN ON THESE DRAWINGS IS mE B7e.o n[ eelo NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE CONTACT __--- OULmq WTUCK LBO L01l4T ��G (PF1mG ^ i I 11 1 GOPHER STATE ONE CALL (651454-000Y) FOR THE LOCATION OF ALL NR PKMM OATM IETEL I \ 87 176 �'� u0B 1 _ wo ^_ UNDERGROUND WIRES CABLES CONDUITS PIPES VALVES °/ MANHOLES OR OTHER BURIED STRUCTURES BEFORE DIGGING T� WTANW SAIL REPAIR ANY OF THE ABOVE WHICH ARE REMOVED OR DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER / aL THE EXACT LOCATION OF ALL UTILITIES AND UTILITY CONNECTIONS — — — — — — / % \ \ e9e94 MUST BE VERIFIED PRIOR TO COMMENCING WORK LOCATE FIELD ee9 0 VERIFY AND PROTECT ALL EXISTING UTILITIES AND TOPOGRAPHIC .+� �` 1 Tf4 0 FEATURES PRIOR TO START OF SITE CONSTRUCTION IMMEDIATELY r 71 T 1 ST 7 TIE a 1 NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS THE PIJW I ^E mmo T $no I lB 0 a) 1 TE 56&5 SECURE ALL NECESSARY PERMITS AND NOTIFY ALL UTILITY II �� I1a61Ra eno m - COMPANIES WITH UTILITIES ON SITE PRIOR TO THE CONSTRUCTION P TVE e9ao I °� e ' OD THE PROJECT ADHERE TO ALL APPLICABLE LOCAL STATE AND/OR - ey_p / _ - I FEDERAL LAWS FOR ANY COST INCURRED DUE TO THE DAMAGE OF I 2 T 1 SAID UTILITIESeaaoo / / ALeBffy a X 1 e¢5 EXISTING SURVEY AND TOPOGRAPHIC INFORMATION PROVIDED BY I eAT mo eiE TAO o T1a asap / / TE Mao I 8.471E ( / CORNERSTONE LAND SURVEYING HUMPHREY EI "EERING INC 11 NOT RESPONSIBLE FOR THE ACCURACY OF INFORMATION PROVIjiEU - - - O I 1 BY OTHERS �- TUE eeac / B1E erU.o TIE e7eo � � ! � L90 8955 LBO 892 0 o M e t T4E Mao 1 o / / ? 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I / ✓ TLS 895 5 I r Tk LBO 888 Q no B TTE e9Oo / Y Sete 4+Rg — TNC eoao� ME e9a5 evE eeT e BITE eM0 / O - --� 8975 9 f /X Me5 b TO , z9ss TTE eeao B1E eyoo , OB O emO-'--hp 89784 C Befl74 y1 S TW eTlop 61 TTE o z _ - • ego 525 j� T \l Trc ®10 ed ��ss -X 687.55 \ eTE m o \ hp t TYE BOo.Oo \ 7 2 J easy , 1 �X8988 77- r � CFFee e910 F 94 _ TYE see n. eA[ 880 TLS 8g9TO5 \ ( - eTE eezo \I HBO '0 ST 2 0 MFE 903 9OO 8 MFE 896 1 0, MFE 9t0 5 GFE g926 G E 893 2 + \� �D MFE 90 GFE °06 TLS gq 6 TLS 885 6 RAIN GARDEN MWE �ST 1 1 \ �0 B G E 902 4 TLS S97 O LBO S LBO 885 61� m50O I 1 BBa89 1 8>5 a0 TLS 895 9 LBO Sg7 8 B9%i0 LBO 895 5 ° J 4 88712 6 889.01 ST-4 TT4: eeao 1 7 W808.881 TIE Sao \`\ O GRADING B - / Tm 'E �o LIMITS J SIT J C' Bnm l N�6�081.7 \ TE mo I TE o — — — — — — — — — — — — _ 8160 - GRADING TE — — — — — _ _ — n95o --L 6 - -' - - _ — TIE o -nFY THE CITY OF STILLWA4&t PUBLIC I I DAMAGE TO TING USE Y SUITABLE MA APPROVED APPROVED BY THE ENGINEER FOR BUILDING PAD AND STREET - PROVIDE ALL SOIL TESTING AT INTERVALS NO LESS THAN EVERY SW AND ADDITIONAL - ADVANCE OF WORI(ING WITHIN TIME RIGHi�� DEPARTMENT CITY OF W TER IN � � CONSTRUCTION ACTVITIE�S AT NOFCOST TO THE ONMEii ACILMES RESULTING F� No CONSTRUCTION REMOVE UNSUITABLE AND UNSTABLE MATERIALS INCLUDING BUT NOT LIMITED TO ' TESTING DEEMED NECESSARY BY THE CITY OR ENGINEER WITH NO ADDITIONAL INSPECTORS MUST OBSERVE ALL WORK COMPLOF AY CITY OF SNG THE REMOVAL, � TOPSOIL ORGANIC MATERIAL AND DEBRIS FROM THE BUILDING PAD AND STREET AREAS COMPENSATION 1 OF EXISTING CURB 8 GUTTER EXCAVATION OF TRENCHES PLACEMENT OF STORM 1 6S _ _ i PROVIDE A SMOOTH AND THOROUGH TRANSfTION BETWEEN PROPOSED COMPACT THE UPPER 3 FEET OF EMBANKMENT IN THE STREET TO 100 % OF THE STANDARD DRAIN CONNECTIONS TO EXISTING UTILITY LINES BACKFILLING AND SITE GRADES AND DRAINAGE WAYS AND EXISTING SURROUNDING SITE PROCTOR DENSITY COMPACT STREET EMBANKMENTS BELOW THE UPPER 3 FEET AND BUILDING THE SPECIFIED DENS[p' METHOD OF COMPACTION IS REQUIRED FOR ALL PORTIONS OF REPLACEMENT OF BITUMINOUS PAVEMENT ANOIOR CONCRETE CURB AND GRADES AND DRAINAGE WAYS - - FOUNDA'TIONS TO NO LESS THAN 95 % OF THE STANDARD PROCTOR DENSITY PERMANENT CONSTRUCTION STANDARDOOMPACTIONIS REQUIRED FOR ANY TEMPORARY GUTTER I CONSTRUCTION 62-- �:c. ^ COMPLETE ALL PROPOSED STREET CONSTRUCTION'liSIN APPROVED MATERIALS RIPRAP SHALL BE D50 12' UNLESS OTHERWISE SPECKED BACKFILL ALL BELOW GRADE EXCAVATIONS IMMEDIATELY UPON REMOVAL OF THE UNSUITABLE - - C1 SOILS BACKFILL EXCAVATIONS ADJACENT TO EXISTING PAVEMENTS PROMPTLY TO AVOID DISPOSE OF ALL EXCESS MATERAL BITUMINOUS SURFACING CONCRETE ITEMS REMOVED METHODS OF PLACEMENT AND TESTING AS REQUIRED BYALL GOVERNING UNDERMINING OF THE EXISTING PAVEMENT ? UTILITY ITEMS AND OTHER UNSUITABLE MATERIALS OFF THE CONSTRUCTION SITE IN SPECIFICATIONS h ALL CURB AND GUTTER SHALL BE CONCRETE 8618. UNLESS OTHERWISE ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS UNLESS OTHERWISE SPECIFIED SEE DETAIL SALVAGE AND PROVIDE A MINIMUM DEPTH OF FINCHES OF TOPSOIL TO ALL AREAS DISTURBED BY SPECIFIED CARE MUST BE TAKEN DURING CONSTRUCTION AND EXCAVATION TO PROTECT CONSTRUCTION ALL SURVEY MONUMENTS ANDIOR PROPERTY IRONS ON AND ADJACENT TO THIS WRITTEN DIMENSIONS PREVAIL OVER SCALED DIMENSIONS SCALE. PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO FINISHED GRADE, PAVEMIENT SITE' 2' VERTICAL CONTOUR INTERVAL N G V 0 VERTICAL DATUM 0 15 30 lb rrwro rrnn c occonuc R c crw e_ Nnol7rurre eun vconr rrartnro rwrc T1Tc SURFACE OR CURB FLOW LINE UNLESS OTHERWISE SPECIFIED ALIGNMENT HAS BEEN ESTABLISHED BY THE SURVEYOR ADDITIONAL COST FOR RESTAKING AND/OR REPLACING DAMAGED STAKES IS THE RESPONSIBILITY OF THE CONTRACTOR O COPYRIGHT 2D06 HUIVMWEV ENGINEEFIVU) PC OME F ALL Rr3KTS RESERVED THESE DOLUIffNIB ARE AN o STFI.4 a:NT OF SERVICES MD ARE THE PROPERTY CIF HEI AND MAT NOT BE USED OR (9P® NMTHmff m N YMARTEN (ANT m �9 U V) ZZ C u !o W v a -Ni E OOS JU amu~J � m 'co $� W z s � I O N w\ - C c c �n r E 3 O O n1 2 C lf) = o T � E ° i 0 Z ;g ec0 0 3 I N v� Vz/ UJ Z _ Q > O ) Lj Z Z Z W J l �T V1 V 1 GI m REV61OL5 _pm Doi ism 461-001 PNQECT III DR By JDH CHE°KED By TGN IP DATE 12 15 06 SHEET No- C2 2 •••••••••••••••••••••••••••••••••••••••••••• a( —A I—C 1\ I I I— 1 1 1/5 < 7 IJ Ig Ap � C) y D §w z 0 mpy � Om rQ Six y of g z �z i � v 5 or f ypp R y F � I 0 3� =° y' � I mo �i9pnO m p hasmi m yy MD c gzgp� i �n xr;Tz y i5��m � �3�ITn cpnx 3pgiigp�,gpO—�� ° T Mr.Z7 Z O-1 gg o �pc y soap p 2'=Pm° � �m om oo=m m T��o 0 1 , Z E pppp ~ / V 1 Ili m � yy D T D « Fy Om, y 1 T m y m y O m _ Z s N cz N rr -4 '- b �Z=s I R� �M, M S �O 'd VV �Ogp O paC�22�oSI fQ$A zo m �pO .opz _ z ME yc0o z z M O 11 ° y am $� in ss N g a ®_ xo za. r g mY O 0 �O i � o _ p _� '� O yD z �2 O Nfll ° (/1 I O �m �m H �[ $ I �T �a rp e oA �x o 1 --- — — = p C)0 O vl r; m yiy+ 9.r N O} PI • � e � I I L ' I 1 I I CI _ C) I I I 1 L I I y I , Fp I II r� I 1 111 I I l ° O i II O N O u I 1 1 1 I I I II 11 II 41 �_ / I pN rn �o I vvCc �I I �O'�pdj � I I T u d lC41�1�11 Q� -2 (e0Bg0S PROJECT NAME AND LOCATION FAI KWAY VI LLAS SITE IMPROVEMENTS Sl II 1 4%A f LK MINNr-501 A SHEET TITLE EROSION CONTROL PLAN C, UImM aM 10 � CO P V 1 O r I _ r MF B C I r S 0 6 70 FE 8 80 I I � am GFE 878 5 O Ir886 m TLS 8715 I I v I I Z y S F1 I o yO Z z ° _b I m g Z m � I r ng cc s I d 5 nryorg FI nners z z 1 10 NJ I K- d H da- W I +to 1 6 715 5)1 05z5 866"9 0e20 1`-715 531 o5z0 - 6umP6mgcng nccnng com I hereby w�Nal rh a plan w under m red by ma a ulWer my Ion that I am ad y I Eng r nDer the la of N. e 12 15 06 438 Die Rep No PROJECT OWNER- Lrskey & Clark Companies PO BOX 36 118 SOUTH MAIN STILLWATER MN 55082 R/W CONCRETE SIDEWALK 25 25 CONCRETE SIDEWALK 4% 29 1 47 I 27 I 29 I 2% I 47 �— r SEE INSET A FOR PAVEMENT SECTION EL TYPICAL SECTION 2W B-C TO B-C TWO WAY TRAFFIC L 5 5 12 12 5 CONCRETE CONCRETE SIDEWALK SIDEWALK 27 47 2% 2% 27 _y L� SEE INSET A FOR PAVEMENT SECTION R/W BOULEVARD WIDTH VARIES (AVERAGE 5 ) SIDEWALK DIMENSIONS WIDTH 5 DEPTH 4 AT WALK DEPTH - 6 AT DRIVEWAYS SAND CUSHION DEPTH 4 CONTRACTION JOINTS 5 INTERVALS EXPANSKIN JOINTS 60 INTM&S (APPROX ) TYPICAL CONCRETE SIDEWALK CONSTRUCTION (NOT TO SCALE) TYPICAL SECTION 24 BCTOBC ONE WAY TRAFFIC 4 BITUMINOUS SURFACE TOTAL / 2 BITUMINOUS WEAR //�1% 2 BITUMINOUS BASE 6 CRUSHED 1/2 RAD ��- 6--� 3 RAD AGGREGATE BASE ( ) *)'$CR�O�D DI J HDH AD STNNLESSIICRyJ�IJ — IH V 1 2 RAD ocx o vy 12 COMPACTED SAND I.�~_�—_�/SUBBASE (MIN ) F=����II IIIII�TF J/4 PER FT I �I I CAI I I —I I I -I l- l— ll1-1/2¢ PAVEMENT DETAIL (NOT TO SCALE) LEI 12 59 OD r x X F STEEL B612 CURB & GUTTER (NOT TO SCALE) POND #1 OUTLET STRUCTURE (NOT TO SCALE) MTTI CONCRETE EXISTING ASPHALTIC SURFACE TO BE REMOVED DURING PAVING OPERATIONS Vf � SAWCUT 8 CRUSHED AGGREGATE BASE COURSE SAWCUT DETAIL 1/2 F 1/2 RAD 7 0618 CONCRETE CURB & GUTTER (NOT TO SCALE) to U Z Z u ¢i I 2 0_ xmQ E 003 C C J U m co 00 10; �rR I 8E O m a s€ FI Z 0 N � O r� n V W)l C $ u 2 ° ° C 0 V/ ° V 0 rsi J c E - — i O N 3 V\ _ O �CI IJ N N Y\ V\ V / gz Ju Z 2 F i O uJ S _J F- Q Li3 � G Q � F T V 'n 1 U s r) REVISIONS D4 001 121506 VA� PROJECT NO 461.001 DRAWN BY JDH CHECKED BY TGN DATE 12 15 06 SHEET NO C3 1 i OENERU NOTES DETAILS OF CONSTRUCTION MATERIALS AND WORKMANSHIP NOT SHOWN ON THIS DRAWING SHALL CONFORM TO THE PERTINENT REQUIREMENTS OF THE STANDARD SPECIFICATIONS AND THE APPLICABLE SPECIAL PROVISIONS LAP JOINTS SHALL NOT BE PLACED IN THE BOTTOM OF V-SHAPED DITCHES JUNCTION SLOTS ON ADJACENT STRIPS OF MATTING SHALL BE STAGGERED A MINIMIM OF 4 FEET (1219 rn) APART EDGES OF THE EROSION MAT SHALL BE IMPRESSED IN THE SOIL PLACE EROSION MAT OVER SEEDING JUNCTION OR ANCHOR SLOTS SHALL BE AT MINIMUM INTERVALS OF 50 FEET DETAIL OF CONSTRUCTION NOT SHOWN ON THIS DRAWING SHALL CONFORM TO THE PERTINENT REQUIREMENTS OF THE STANDARD SPECIFICATIONS AND APPLICABLE SPECIAL PROVISIONS WHEN POSSIBLE THE SILT FENCE SHOULD BE CONSTRUCTED IN AN ARC OR HORSESHOE SHAPE WITH THE ENDS POINTING UPSLOPE TO MAXIMIZE BOTH STRENGTH AND EFFECTIVENESS O CROSS BRACE WITH 2 4 WOODEN FRAME OR EQUIVALENT AT TOP OF POSTS AS DIRECTED BY THE ENGINEER O MINIMUM 14 GAGE WIRE REQUIRED FOLD FABRIC 3 OVER THE WIRE AND STAPLE OR PLACE WIRE RINGS ON 12 C-C EXCAVATE A TRENCH A MINIMUM OF 4 WIDE & 6 DEEP TO BURY O3 AND ANCHOR THE GEOTEXTILE FABRIC FOLD MATERIAL TO FIT TRENCH AND BACKFILL & COMPACT TRENCH WITH EXCAVATED SOIL WIRE SUPPORT FENCE SHALL BE 14 GAGE MINIMUM WOVEN WIRE WITH A ® MAXIMUM MESH SPACING OF 6 SECURE TOP OF GEOTEXTILE FABRIC TO TOP OF FENCE WITH STAPLES OR WIRE RINGS AT 12 C-C GEOTEXTILE FABRIC SHALL BE REINFORCED W1TY AN INDUSTRIAL O POLYPROPYLENE NETTING WITH A MAXIMUM MESH SPACING OF 3/4 OR EQUAL A HEAVY DUTY NYLON TOP SUPPORT CORD OR EQUIVALENT IS REQUIRED STEEL POSTS SHALL BE STUDDED TEE OF U TYPE WITH A MINIMUM WEIGHT OF 1 28 LBS/LINEAL FOOT (WITHOUT ANCHOR) © FIN ANCHORS SUFFICIENT TO RESIST POST MOVEMENT ARE REQUIRED WOOD POSTS SHALL BE A MINIMUM SIZE 0 4 DIA OR 1-1/2 3 1/2 EXCEPT WOOD POSTS FOR GEOTEXTILE FABRIC REINFORCED WITH NETTING SHALL BE A MINIMUM SIZE OF 1-1/8 1-1/8 OAK OR HICKORY ALTERNATES A & B ARE EQUAL AND EITHER MAY BE USED annul Ills ulI aIn Ima N111C10 Ym a® IYT mrlm DETAIL A DETAIL B DETAIL C DETAIL D NO 11 DETAIL of —� 1 5 CM) 0 TYPICAL STAPLE 2 (51 CM) 6 (15 2 CM MIN FOR LOOSE SOILS 12 (30 5 CM MIN FOR LOOSE SOILS 8 (203 CM MIN WHERE BOTH SOD AND MATS ARE BEING USED) TIEBACK BETWEEN FENCE POST A�FLO HOR SILT — FENCE WS� DIRE ONffifflimallmm MINCH, 8q ONGE SILT FENCE TIE BACK (WHEN REQUIRED BY THE ENGINEER) GEOTEX11LE FABRIC — 3 FLOW DIR CTIO mom EXCESS,, - FABRIC TRENCH DETAIL GRATE \ UFT STRAPS DANDY BAG% SILT SACK OR EQUALS NOTE REMOVE AND REPLACE AGGREGATE WHEN STANDARD FABRIC IS VOIDS BECOME FILLED W/ SEDIMENT OR IF WOVEN MONOFIL SURFACE OPENINGS BECOME PLUGGED SO OR POLYPROPYLENE / THAT TRACKING AREA DOES NOT FUNCTION 4P� DUMPING STRAP FOR EASY P PO QO ALLOWS REMOVAL OF CONTENTS aP�O�G iRJ $M / H 0 MOM SEE MANUFACTURE DETAILS FOR AS INSTALLATION & 12 MINIMUM MAINTENANCE 3 - 6 CLEAR AGGREGATE �REOUIRED I� WIDTH OF EGRESS POINT TYPICAL VEHICLE TRACKING PAD (NOT TO SCALE) INLET PROTECTION (NOT TO SCALE) O COPYRIGHT 200E HULWHREY ENGINEERING INC (HE) ALL RIGHTS RESERVED THESE DOCUMENTS ARE AN INSTRUMENT OF SERVICES AND ARE THE PROPERTY OF HE AND MAY NOT BE USED OR CORED WTTIUUT PRIOR WRITTEN CONSEM EXTEND MAT OVER TOP OF BANK (MIN OF 5 ) SEE DETAIL B SEE DETAIL D EROSION CONTROL MAT (NOT TO SCAM7- WOOD POSTS(g) RING FOLD FOLD LENGTH 4 -0 MIN OSUPPORT WIRE 3 MAX 3 MAX 2 -0 MIN DEPTH 3�0 GEOTEXTILE IN GROUND NYLON C6RD U p 'yq�. FABRIC LO SEAM NETTINGT ® 2 -0 MAX 3`O GEOTEXTILE FABRIC ® L 'Nql, REINFORCED WITH J SUPPORT NETTING GEOTEXTILE .O FABRIC ONLY 2 -0 MAX Mqk > 8 3�LMAX BACKFILL & COMPACT Y �0 RING TRENCH WITH Mqk I WIRE EXCAVATED SOIL GEOTEXTILE SUPPORT FABRIC FENCE O\��G�\Ot� g THE POSTS NTH WIRE ATTACH THE D F 0 BACKFILL &COMPACT WI���1���IYj'�0 STAPLES OR WOODEN LATH ALTERNATE B TRENCH NTH 'Nq AND NAILS EXCAVATED SOIL GEOTEXTILE FABRIC WOOD OR STEEL POSTS WITH ALTERNATE LENGTH 4 -0 MIN SUPPORT COMPONENTS 2 -0 MIN DEPTH IN ROUND NOTE ADDITIONAL POST DEPTH OR THE BACKS t\O� MAY BE REQUIRED IN UNSTABLE SOILS FAO ALTERNATE A SILT FENCE (NOT TO SCALE) CURLEX SEDIMENT LOGS OR EQUAL WOOD STAKE WOOD STAKE TO ONLY PENETRATE NETTING NOT CURLEX MATERIAL FLOW CHANNEL _,- - _ _ BOTTOM CURLEX SEDIMENT LOGS OR EQUAL WOOD STAKE SEE STAKE DETAIL STAKE TO BE PLACE AT TOE OF SLOPE BOTH SIDES SEDIMENT LOGS (NOT TO SCALE) OD U In Z Z a2 V C 10 W t�+1 H Q G C E O 0 1n N .�U co °m-w €fig gmS S O m a f np$p O m g n N O .D O u Ell E C� T `o" r 2 O = o Ol 0 o� it r r a E m 3 I 1 �,f- - N +. N Y - vJ JL� Z ILI Q 0 Z !1 Li Q <Lj 4II V) m REVISIONS t 21505 M,whlm PROECT NO, 461-001 DRAW', BY JDH CHECKED In TGN DATE 121506 SHEET NR C3 2 PLAN F SHED GR DE . f 27� 0 INSTALL EXTERNAL SEALING SYS"EN MANUFACTURED BY INFI SHIELD DISTRIBU'ED BY ESS BROS & SONS INC EENAH CASTING R 173 OR EOJ L i 7 TH C ADJUSTING RINGS W/MORTAR JOINTS PLASTER OUT&DE STRIKE INSIDE CLEA ECCEN'RIC PR C ST CONE SECTION d C 5 YIN RUBBER GASKETS I ALL JON-S I STEPS -1+j 5 ECS } —R C P BARRE < I SECTION All PRECAST OR I FIELD POJRCD I INVERT- T__CUT- BENDS AS Aff SLE SERVICE NECESSARYI AV FDETAIL / IMBED RISER IN TRENCH WAU SLOP VARIES CONCRETE NOTE ENCASEMENT FOR SIZE AND TYPE OF 7 / MA-ERIALS SEE SPECS 45 BEND WYE BRANCh SANITARY SEWER SERVICE RISER zi HYDRANT -SEE S ECS FI FINISHED GRADE O Q: Q. 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SAMHDTLI 1 00 U z C H N x 00 r- C) m0� .JU aa�v~i $ o [E N m vp SgSm a .js S 2 S � i 0 N - u C d n E cl % x `n Q = lJ) O a -CI o. u J 0 c E u Z r 3 3 I 1Lj0 0 N ;n N � r _J 1LjI L.J o }>Z W J COC L � Lj Li 3 G Q gk1f-) � REVISION4 001 21506 ws�. 461-001 PROJECT NO DRAWN By JDH CHECKED BY TGN DATE 12 15 06 SHEET NO C3 3 • TOP OF CSTG ELEV SEE PL N PRECAST CONC SI B REINF FOR STREET / LO D G OPENING CENTERED IN TOP SLAB I � L - NOT SEE PLAN FOR SIZE TYPE NO LOG PIPE OF COn NECPNG PIPE PLAN 24 0' MI 6 PRECAST - B' POKED SECTION - 1 TY To BACK OF CURBB/E 1 NEENAH CASTING R 3067 OR EOJAL (WTH DL/OR GRATE) =-4 THICK JO ADJUST RS P STIE OU SIDEA SIRIKNSIDE CLEAN RACE SLAB ON 1/2' MORTAR 1 BED TROWEL JOINT SMOOTH }— 49' R.CP BARiLL1 SECT= 004 NEC B' RADIAL CONG BLK SHALL BE USED RASTER OUTSIDE WI lIr uDRTAa) NS -L EXTERNA SEALING SYSTEM MANUFACTURED BV IN-1 SHI LD D SIR BUTED BY ESS BROS & SONS NC TYPE Y CATCH BASIN (RECTANGULAR CASTING) v CATCH BASIN DRWG NO DETAIL L .........,. 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MHDTL2 8 POUREDJ Fes- 5 -4 L6 PRECAST SECTION TYPE A MANHOLE (ECCENTRIC) DRWG CURB DETAIL AT DRIVEWAYS milSTORM MANHOLE NO IN DETAIL.,,. ,..STMHDTL2 33Am SEC B-B RIPRAP AT R C P APRONS DRIVEWAY DRWG APRON DRWG DETAIL NO DETAIL NO DRWYDTLI 35 ...,. APDTL2 18 CIO In U In Z ,ter a u g� � :3i C 0=� E 00� C 0 m0� g �U °mU) €fig o p . ? O lV g� z s TS N gg O ,o 0 c � r r E C Z � o = o U �. o J r_ o I vJ Z _ Cj L4 < > Z z J COC L Li Li V / ll1 m REVISIONS INK tDe o Q W 2 SOB 4MMI16, PROJECT NO 461-001 DRAWN BY JDH CHECKED BY TGN DATE 121506 SHEET NO C3 4 612. 4 29.141 2 715.381.8291 651.275.8969 715.531.0525 DENSITY REDUQTION & REFINEME7NTS PAY PLANNING QOMMISSION AND QITY QOUNQIL SUDM ITTED DE,CEMDER 15, 2006 12.05.06 PRELIMINARY PLAT APPLIQATION UPDATED PER QITY STAf-r TECHNICAL REVIEW JAN UARY 5, 2 0 0 7 WITH: BEN NELSON HOME DESIGN and LeGran Homes a (Iw ter H e B R I H P I A I E O F M I N N F �, 0 A Speed Memo Community Development Department To Planning Commission RE Selection of Comprehensive Plan consultant Date January 2, 2007 Message The City Council will be considering several consulting firms to assist the City with its 2008 Comprehensive Plan and Downtown Plan update On February 6, 2007 at its 4 30 pm work session two firms will make proposal presentations to the Council One proposal will be presented by Hoisington Koegler Group and the other by Bonestroo, Rosene & Anderlik The City Council would like one member from each of its commissions to help them assess the proposals Therefore, the Planning Commission should select one of its members for the task From the desk of Bill Turnblad—C Community Development Director City of Stillwater 216 N 41h Street Stillwater MN 55082 651 430-8821 Fax 651 430 8810 email bturnblad@ci stillwater mn us