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Home My WebLink About2019-10-23 CPC Packet PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North October 23rd, 2019 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of September 25th, 2019 regular meeting minutes IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Chairperson may reply at the time of the statement or may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. PUBLIC HEARINGS - The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after which the Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. 2. Case No. 2019-46: Consideration of a 20”-36” Variance to allow for a sign to project 20-36” higher than the structure’s parapet. Property located at 1400 (1570) Frontage Rd W. Alon Ventura representing Valley Ridge Holdings, LLC, property owner and Gordon Skamser Jr., applicant –Tabled per applicant’s request 3. Case No. 2019-50: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental at 413 Nelson St. Property located in the CBD district. Michael McGuire, property owner and John McGuire, applicant. 4. Case No. 2019-51: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental at 1336 2nd Ave S located in the RB District. Kirk and Barbara Ackerman, property owners. –Withdrawn per applicant’s request 5. Case No. 2019-52: Consideration of a Conditional Use Permit to build a community center within a residential apartment complex. Property located at 14810 62nd St N, in the RCM district. David Walter representing Heartland Realty Investors, property owners and Susan Nackers Ludwig, representing, LNA Design, applicant. -Tabled per applicant’s request 6. Case No. 2019-53: Consideration of a Variance the exterior side yard setback, maximum allowed structural coverage, maximum accessory structural coverage and total ground coverage of accessory buildings in order to build an addition on the rear of the home located at 125 Sherburne St N, in the RB District. Brian and Sundi Dobson, property owners. 7. Case No. 2019-54: Consideration of a Special Use Permit to construct a garage with an accessory dwelling unit on the property located at 303 Olive ST W in the RB district. Todd and Jennifer Englund, property owners. 8. Case No. 2019-56: Consideration of a Zoning Text Amendment and Special Use Permit to allow Dog Training Facilities to operate within the BP-I district by SUP. Property located at 1815 Greeley St S Unit 3. Michael McGrath, property owner and Therese Stoebner, applicant. 9. Case No. 2019-57: Consideration of a Special Use Permit to operate a county wide Heritage center and Variance from the minimum required side setback to allow the addition that will accommodate a new entrance. Property located at 1862 Greeley St S in the BP-I district. Washington County Historical Society, property owners. VI. FYI – STAFF UPDATES 10. 2040 Comprehensive Plan going to City Council on November 5th. Follow the link to view. https://www.ci.stillwater.mn.us/2040compplan VII. ADJOURNMENT PLANNING COMMISSION MEETING MINUTES September 25, 2019 REGULAR MEETING 7:00 P.M. Chairman Lauer called the meeting to order at 7:02 p.m. Present: Chairman Lauer, Commissioners Dybvig, Hade, Hansen; Councilmember Collins Absent: Commissioners Kocon and Meyhoff Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of minutes of August 28, 2019 regular meeting Motion by Commissioner Dybvig, seconded by Commissioner Hansen, to approve the minutes of the August 28, 2019 meeting. Motion passed 4-0-1 with Commissioner Hade abstaining. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2019-42: Consideration of an 8’ Variance to the 25’ Rear Yard Setback in the CR–Cottage Residential District. Property located at 3816 Tending Green. Roland and Dana Mattson, property owners. Ms. Wittman stated that Dana and Roland Mattson are requesting an 8’ variance to the 25’ rear yard setback to construct an attached deck and stairs. Staff finds the proposed use is reasonable and that the plight of the landowner is due to circumstances unique to the property not created by the landowner; and that the variance will not alter the essential character of the locality. Therefore, staff would recommend approval with three conditions. Staff requests that the motion state that it is specifically for an eight foot deck and customary stairs. Chairman Lauer opened the public hearing. Aaron Harrell, 3729 Planting Green, a Homeowners Association Board Member, noted that a deck was always anticipated to be built. A deck will provide egress for the house to the nicely landscaped yard. The Homeowners Association’s Design Quality Committee has approved the proposal. Chairman Lauer closed the public hearing. Motion by Commissioner Hansen, seconded by Commissioner Dybvig, to approve Case No. 2019-42, 8’ variance to the 25’ rear yard setback for an eight foot deck and customary stairs for the property located at 3816 Tending Green, with the three staff-recommended conditions. Motion passed 5-0. Case No. 2019-44: Consideration of a Variance to the front yard setback to build a front porch. Property located at 1218 6th Ave S. Douglas and Lueann Hinderaker, property owners. Ms. Wittman stated that the applicants are proposing to construct a porch on the front of the house to replace a porch the same size and location as previously existed. City code allows for construction of a replacement porch in the same footprint as the original, which necessitates a variance. The porch Planning Commission September 25, 2019 Page 2 of 4 would extend 7.5 feet into the required 20’ front yard setback. Therefore they have requested a 7.5 foot variance. Staff recommends approval of a 7.5 variance to the front yard setback with four conditions. Chairman Lauer opened the public hearing. There were no public comments. Chairman Lauer closed the public hearing. Motion by Councilmember Dybvig, seconded by Councilmember Collins, to approve Case No. 2019- 44, a 7.5 foot variance to the front yard setback to build an open unenclosed front porch for the property located at 1218 6th Ave. S., with the four conditions recommended by staff. Motion passed 5-0. Case No. 2019-47: Consideration of an 18.6’ Variance to the 25’ rear yard setback in order to build an addition to the rear of the home located at 2281 Van Tassel Drive. Mary Ann and Richard Nichols, property owners. Ms. Wittman noted that the applicants would like to construct an addition to the rear of the existing house. The house is required to have a 25’ rear yard setback. The proposed 400 square foot addition would extend 18.6’ into the minimum rear yard setback. They are requesting an 18.6’ variance to allow for the house to have a setback of 6.4’ from the rear lot line, where a 25’ rear yard setback is required. A 10’ setback would be more in conformance with the neighborhood. Staff recommends approval of a variance to the rear yard setback for the construction of an addition, with five conditions. Ms. Wittman pointed out that the fifth condition is that the variance be modified to be no closer than 10’ to the rear yard lot line. Chairman Lauer opened the public hearing. Rick Nichols, applicant, stated that when they built the house in 1992 they didn’t realize it was cockeyed on the lot. He also would like to construct a small deck in the back. There is a great distance between adjacent properties. Chairman Lauer asked if Mr. Nichols would accept the 10’ setback instead. Mr. Nichols said that would be acceptable if necessary. Chairman Lauer closed the public hearing. Commissioner Hansen said it is criminal that someone designed a lot like this with the drainage and utility easement at the bare minimum. He supports the 10’ setback recommended by staff. Commissioner Dybvig agreed that uniquely shaped lots skew the perception of rear and side yards. He supports the 10’ setback. Motion by Commissioner Dybvig, seconded by Commissioner Hade, to approve Case No. 2019-47, 15’ variance to the rear yard setback to build a four season porch for the property located at 2281 Van Tassel Drive, with the five staff-recommended conditions. Motion passed 5-0. Case N0. 2019-48: Consideration of a Variance from the minimum required setback from the St Croix River shoreline. City of Stillwater, applicant. Ms. Wittman noted that one element of the City’s riverfront stabilization project will be construction of a walkway along the river from Nelson Street to the Bergstein Shoddy Mill and Warehouse. The primary purpose of the walkway is to improve public safety by separating pedestrians from bicyclists and St Croix Boat & Packet passengers. With the opening of the loop trail next spring the congestion will increase even more. The new walkway along the river will be designated for pedestrians, while the existing trail will be used by bicyclists. Construction of the walkway will require a variance from the 100 foot required setback from the ordinary high water level of the St. Croix River in order to construct three 20 foot wide viewing platforms up to the edge of the ordinary high water level, rather Planning Commission September 25, 2019 Page 3 of 4 than 100 feet away from it; and a variance from the 40 foot bluffline setback in order to construct the viewing platforms along the bank of the river, rather than 40 feet away from the bank. Staff recommends approval of the two variances with two conditions. Commissioner Hade asked if the high water will affect the improvements. Ms. Wittman said the ordinary high water mark is being used for design, but there will be some flooding of the lower trail and the overlooks. Construction should be completed by the end of 2020. Chairman Lauer opened the public hearing. Bob Aiken, 7640 Minar Lane North, agreed that the project will improve safety, as the trail has gotten very popular with cyclists and pedestrians. He asked how the project is being funded. Ms. Wittman replied the project will be paid by State and City funds. Chairman Lauer closed the public hearing. Motion by Commissioner Hansen, seconded by Commissioner Dybvig, to approve Case No. 2019-48, a variance from the minimum required setback from the St. Croix River Shoreline, and a variance from the minimum bluffline setback, for the construction of a riverfront walkway and three overlooks, with the two staff-recommended conditions. Motion passed 5-0. Case No. 2019-49: Consideration of Zoning Map Amendment to rezone certain properties to RR-Rural Residential Zoning District. City of Stillwater, applicant. Ms. Wittman stated that on October 5, 2018, the City Council enacted a one-year moratorium on all new subdivisions and lot splits in an area referred to as the “Minar Neighborhood”, which includes properties located on Minar Avenue North, Minar Lane North, 75th Street North, 77th Street North, and 77th Street Court North. The moratorium was designed to give the City time to develop and adopt a zoning district appropriate for the neighborhood. On August 20, 2019 the City Council adopted Ordinance No. 1131, creating a Rural Residential zoning district designed for low-density residential neighborhood development. The Planning Commission is now asked to consider a Zoning Map Amendment to rezone Boutwell Valley Estates and Springcreek properties to RR–Rural Residential. Staff finds the rezoning is consistent with the existing and draft Comprehensive Plans and therefore recommends that the Planning Commission make a favorable recommendation of approval of rezoning the aforementioned properties to RR-Rural Residential. Commissioner Hansen noted there was concern a year ago about adding septic systems in this neighborhood. He asked if staff is comfortable, should the maximum number of lot splits occur and the area become fully developed, that the soil in this neighborhood can sustain additional septic systems. Ms. Wittman replied if soil conditions are remediated and sufficient, the County is comfortable with the issuance of new septic permits. Staff also discussed it with Browns Creek Watershed District because of the proximity to Browns Creek. Analysis of the Creek found no evidence of human fecal matter so the Watershed District is not concerned in terms of the water resources. Staff is comfortable with the installation of additional septic systems in this neighborhood. Chairman Lauer opened the public hearing. There were no public comments. Chairman Lauer closed the public hearing. Motion by Commissioner Dybvig, seconded by Commissioner Hansen, to recommend that the City Council approve Case No. 2019-49, Zoning Map Amendment to rezone certain properties to RR-Rural Residential. Motion passed 5-0. UNFINISHED BUSINESS Planning Commission September 25, 2019 Page 4 of 4 There was no unfinished business. NEW BUSINESS There was no new business. OTHER ITEMS OF DISCUSSION There were no other items of discussion. FYI STAFF UPDATES City Planner Wittman informed the Commission that the 2040 Comprehensive Plan has passed through the Met Council’s Community Development Commission, which makes a recommendation of approval to the full Met Council Board. A Met Council Board vote is set for October 7. Commissioner Hade brought up the Met Council’s performance in regard to transportation issues. Stillwater does not have a direct bus route to Minneapolis, the number of buses to Stillwater has been reduced and the double buses eliminated for the Stillwater route. An express bus with a park n ride should be considered. It seems like the east metro is being ignored. Ms. Wittman said in two weeks City staff will meet with Metro Transit to share community concerns including priorities for bus service expansion in Stillwater. Commissioner Hansen remarked that double buses should not be used in downtown Stillwater because of tight corners. It causes traffic delays when they get stuck. ADJOURNMENT Motion by Commissioner Hansen, seconded by Commissioner Hade, to adjourn the meeting at 8:10 p.m. All in favor, 5-0. Respectfully Submitted, Julie Kink Recording Secretary PLANNING REPORT TO: Planning Commission CASE NO.: 2019-50 REPORT DATE: October 9, 2019 MEETING DATE: October 23, 2019 APPLICANT: John McGuire LANDOWNER: Michael McGuire REQUEST: Conditional Use Permit for a new residence and two Type C Short Term Home Rentals LOCATION: 413 Nelson Street East ZONING: CBD, Central Business District REPORT BY: Graham Tait, City Zoning Administrator REVIEWED BY: Abbi Wittman, City Planner INTRODUCTION Michael McGuire owns the historic Commander Elevator building at 413 Nelson Street East, situated in the southern section of Downtown. The property owner would like to utilize a portion of the property as a Type C Short Term Home Rental (STHR) for two separate apartments, one of which has not yet been built out as a living unit. A Type C STHR requires both a Conditional Use Permit (CUP) and a Type C license to operate. The CUP runs in perpetuity with the property in its chain of title, whereas the license is issued for a three year period to a specific vacation rental operator. City staff can issue the license administratively, but the CUP can only be approved by the Planning Commission after holding a public hearing. SPECIFIC REQUEST The request if for the Planning Commission to approve a Conditional Use Permit for the construction of a new residence and two Type C Short Term Home Rentals at 413 Nelson Street East. Case No. 2019-50 Page 2 ANALYSIS The purpose of conditionally permitted uses is to allow the integration of essential or desirable uses which may be suitable only in certain zoning districts or designed or arranged on a site in a certain manner. In approving a Conditional Use Permits, it must be determined by the Planning Commission that:  The proposed structure or use conforms to the requirements and the intent of the Zoning Code, and of the comprehensive plan, relevant area plans and other lawful regulations;  Any additional conditions necessary for the public interest have been imposed; and  The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. A Type C vacation rental license can be issued for a property in Stillwater if: 1) A Conditional Use Permit has been approved by the Planning Commission; and 2) The total number of STHR licenses does not exceed the limit. The applicable review standards for the STHR Conditional Use Permit, per the Licensing Chapter of the City Code, Section 41-8, include: A. Zoning Both residences and type C Short Term Home Rentals are allowed by Conditional Use Permit in all Residential Zoning Districts and in the Downtown CBD Zoning District. The subject property is zoned CBD, Central Business District. The CBD requires new residences only on the second level; both units meet this requirement. Case No. 2019-50 Page 3 The creation of the two-bedroom unit may necessitate exterior changes to the building. The City Code requires a Design Permit for exterior alterations of structures in the Downtown Design Review District. Prior to the submittal of a building permit, a Design Permit shall be obtained by the Heritage Preservation Commission. B. Performance Standards Parking: In the CBD zoning district, guest parking must either be accommodated on the property of the short term home rental dwelling unit (in which units with one to two bedrooms or sleeping areas require one space) or a parking mitigation plan must be approved by the parking commission. This property proposes to offer the existing one bedroom apartment and the proposed two bedroom apartment to guests and have one designated off-street parking space for each apartment. Therefore, this property is fulfilling the parking requirements. Number of guests: The maximum number of guests allowed is limited to two times the number of bedrooms plus one. For the apartment with one bedroom the maximum number of guests will be three and the proposed two bedroom apartment has maximum guest allowance of five. Each guest disclosure conforms to these requirements. Therefore, this property is fulfilling the maximum number of guests requirements. Proximity of assistance: The STHR ordinance requires, that for Type C Short Term Home Rentals, the property owner or a manager/representative must be located within a 30 minute travel time of the property. In this case, the STHR operator, John McGuire, resides White Bear Lake, which is thirteen miles ( ≈ 20 minutes) away. His phone number will be provided to the guests. Signage: No signage that advertises short terms rentals is allowed on the property of a Type C STHR,. The applicant will appropriately sign the reserved STHR parking spots; these signs will not advertise the rentals. C. Events Events are not allowed to be hosted by guests on the premises. The STHR ordinance defines an “event” as a gathering of more than three un-registered guests. Events hosted by the property owner are allowed, however they must abide by all applicable city ordinances and polices, specifically including the prohibition on renting residential property for events. In the guest disclosure it is indicated that events with more than three guests are not allowed. D. Proof of Insurance Proof of appropriate and sufficient insurance was submitted with the use permit application form. E. Safety Inspection Case No. 2019-50 Page 4 A preliminary safety inspection was conducted and any corrections that were needed were identified by the building inspector and relayed to the applicant. The inspection also gave staff the opportunity to confirm the number of bedrooms for each apartment. F. Total Number of STHR Licenses Though there is no limit on the total number of Conditional Use Permits that can be issued for Type C STHRs, there is a current limit of 25 Type C licenses. Ten of these Type C licenses are allocated to be located in the CBD and 15 are for residential districts. Currently six of the ten licenses for the Central Business District have been issued. POSSIBLE ACTIONS A. Approval If the Planning Commission finds issuance of the Conditional Use Permit to be acceptable, it could approve the use permit with the following conditions: 1. Plans shall be substantially similar to those found on file with CPC Case No. 2018-50, except as modified by the conditions herein. 2. Parking – All guest parking must occur on the subject property; none on the street. There must be signage established for this off-street parking space that indicates it is reserved for STHR parking (however signage may not advertise the STHR). 3. Number of guests –The total number of guests shall be limited to two times the number of sleeping areas found to be code compliant, plus one additional guest. In this case, no more than three guests will be allowed in the one bedroom apartment and five guests in the two bedroom apartment. 4. Proximity of assistance - b. The property owner or a manager/representative must remain located within 30 minutes travel time of the property. c. The property owner must provide the name, address and phone number for the owner or manager/representative to all property owners within 150 feet of the lot lines of the vacation rental property. This must be completed within ten days of issuance of the license. The owner must also provide the community development department with the neighborhood notification list within this ten day time frame. d. The community development department must be notified within ten days of a change in the contact information of the owner or manager/representative. The property owner must also notify neighboring properties within ten days of a change in the contact information of the owner or manager/representative. 6. Garbage - As required by City Code, all garbage must be kept in rubbish containers that are stored out of view of a public street. 7. Signage – No signage identifying the Short Term Home Rental is allowed on the property. However, the property owner must establish signage for this off-street parking space that indicates it is reserved for 413 Nelson Street East parking. This sign must only reference reserved parking and cannot advertise the STHR. 8. Events - Events are not allowed to be hosted by guests on the premises. For purposes of Short Term Home Rental, an event means a gathering on the premises of more than three un-registered guests. Case No. 2019-50 Page 5 9. Length of guest stay – The property is not permitted to be rented for a period of less than one whole day. 10. Guest records - The owner must keep guest records including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon a 48 hour notice. 11. Guest disclosures The owner must disclose in writing to their guests the following rules and regulations prior to arrival and must be conspicuously displayed in the home: a. The name, phone number and address of the owner, operating or managing agent/representative. b. The maximum number of overnight guests on the property at a time is limited to three. c. All guest parking must occur on the property. No guest parking is allowed on the street. d. Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities. e. City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 PM and 8 AM. f. No events with more than three unregistered guests are permitted. 12. License number - The owner must post their city license number on all print, poster or web advertisements, in addition to posting it on the booking agent’s website. 13. Lodging tax - The owner, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none-the- less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 14. Prior to the submittal of a building permit, a Design Permit shall be obtained by the Heritage Preservation Commission. 15. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. B. Table If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial If the Planning Commission finds the request to be inconsistent with the City’s vacation rental regulations, it could be denied. With a denial, the basis of the action should be given. FINDINGS AND RECOMMENDATION Staff finds that with certain conditions, the new residence and STHRs conform to the requirements and the intent of the Zoning Code, the comprehensive plan, relevant area plans and other lawful regulations and will not be a nuisance or detriment to the public welfare of the community. Therefore, staff recommends approval of the CUP with the conditions listed in Alternative A above. Case No. 2019-50 Page 6 Attachments: Location Map Letter to Planning Commission (two pages) Guest Disclosure Floorplans with Parking Locations (four pages) cc: John McGuire Michael McGuire SOUTH N E L S O N S T R E E T MAIN STREETS OUTH BROADWAY STREET204 305 423 437 402 425 324 207 322 525 103 428 430 438 301 435 413 445 441 437 317 419 229 214 507 321 209 401 243236 502 232 302 223 202 219 233 224 201 239 210 509 µ 0 180 36090Feet General Site Location Site Location 413 Nelson St ^ PLANNING REPORT TO: Planning Commission CASE NO.: 2019-51 REPORT DATE: October 7, 2019 MEETING DATE: October 23, 2019 APPLICANT: Kirk & Barbara Ackerman LANDOWNER: Kirk & Barbara Ackerman REQUEST: Conditional Use Permit for Type C Short Term Home Rental LOCATION: 1336 2nd Avenue South ZONING: RB, Two-Family District REPORT BY: Graham Tait, City Zoning Administrator REVIEWED BY: Abbi Wittman, City Planner INTRODUCTION Kirk & Barbara Ackerman own the single-family residence at 1336 2nd Avenue South, situated at the corner of 2nd Ave S and Orleans St E. The property owners currently operate a Type B Short Term Home Rental (STHR) at this property, but rather would like to utilize the property as a Type C STHR. A Type C STHR requires both a Conditional Use Permit (CUP) and a Type C license to operate. The CUP runs in perpetuity with the property in its chain of title, whereas the license is issued for a three year period to a specific vacation rental operator. City staff can issue the license administratively, but the CUP can only be approved by the Planning Commission after holding a public hearing. SPECIFIC REQUEST The property owners request the Planning Commission to approve a Conditional Use Permit for a Type C Short Term Home Rental at 1336 2nd Avenue South. ANALYSIS Case No. 2019-51 Page 2 The purpose of conditionally permitted uses is to allow the integration of essential or desirable uses which may be suitable only in certain zoning districts or designed or arranged on a site in a certain manner. In approving a Conditional Use Permits, it must be determined by the Planning Commission that:  The proposed structure or use conforms to the requirements and the intent of the Zoning Code, and of the comprehensive plan, relevant area plans and other lawful regulations;  Any additional conditions necessary for the public interest have been imposed; and  The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. A Type C vacation rental license can be issued for a property in Stillwater if: 1) A Conditional Use Permit has been approved by the Planning Commission; and 2) The total number of STHR licenses does not exceed the limit. The applicable review standards for the STHR Conditional Use Permit, per the Licensing Chapter of the City Code, Section 41-8, include: A. Zoning Type C Short Term Home Rentals are allowed by Conditional Use Permit in all Residential Zoning Districts and in the Downtown CBD Zoning District. The subject property is zoned RB, Two-Family Residential. View from Orleans St E View from 2nd Ave S Case No. 2019-51 Page 3 B. Performance Standards Parking In residential zoning districts, all guest parking must be accommodated on improved surfaces located on the property and no on-street parking is allowed for guests. This property proposes to offer six bedrooms to guests, therefore five off-street parking spaces are required. This property has enough space to accommodate six spots. Number of guests The maximum number of guests allowed is limited to two times the number of bedrooms plus one. So, with six bedrooms, the maximum number of guests for the house will be 13. Similarly, the applicants have indicated on their application form that they allow a maximum of 13 guests. Proximity of assistance The STHR ordinance requires, that for Type C Short Term Home Rentals, the property owner or a manager/representative must be located within a 30 minute travel time of the property. In this case, the property owners, Kirk and Barbara Ackerman, will also be the manager of this STHR. They reside at in Oak Park Heights, less than ten minutes away. Their phone number will be provided to the guests. Signage No signage is allowed on the property of a Type A, B or C Short Term Home Rental, to which none is being proposed. C. Events Events are not allowed to be hosted by guests on the premises. The STHR ordinance defines an “event” as a gathering of more than three un-registered guests. Events hosted by the property owner are allowed, however they must abide by all applicable city ordinances and polices, specifically including the prohibition on renting residential property for events. D. Proof of Insurance Proof of appropriate and sufficient insurance was submitted with the use permit application form. E. Safety Inspection The applicant is currently operating a Type B STHR and had the final approval for their safety inspection on 6/1/2017. In transitioning to a Type C STHR this property does not need to have another safety inspection conducted. When their current license expires next year they will be required to have another inspection. F. Total Number of STHR Licenses Though there is no limit on the total number of Conditional Use Permits that can be issued for Type C STHRs, there is a current limit of 25 Type C licenses. Ten of these Type C licenses are allocated to be located in the CBD and 15 are for residential districts. Currently eleven of the fifteen licenses for residential districts have been issued. Case No. 2019-51 Page 4 POSSIBLE ACTIONS A. Approval. If the Planning Commission finds issuance of the Conditional Use Permit to be acceptable, it could approve the use permit with the following conditions: 1. Plans shall be substantially similar to those found on file with CPC Case No. 2018-50, except as modified by the conditions herein. 2. Parking – All guest parking must occur on the subject property; none on the street. 3. Number of guests –The total number of guests shall be limited to two times the number of sleeping areas found to be code compliant, plus one additional guest. In this case, no more than 13 guests will be allowed. 4. Proximity of assistance – a. The property owner or a manager/representative must remain located within 30 minutes travel time of the property. b. The property owner must provide the name, address and phone number for the owner or manager/representative to all property owners within 150 feet of the lot lines of the vacation rental property. This must be completed within ten days of issuance of the license. The owner must also provide the community development department with the neighborhood notification list within this ten day time frame. c. The community development department must be notified within ten days of a change in the contact information of the owner or manager/representative. The property owner must also notify neighboring properties within ten days of a change in the contact information of the owner or manager/representative. 5. Garbage - As required by City Code, all garbage must be kept in rubbish containers that are stored out of view of a public street. 6. Signage – No signage identifying the Short Term Home Rental is allowed on the property. 7. Events - Events are not allowed to be hosted by guests on the premises. For purposes of Short Term Home Rental, an event means a gathering on the premises of more than three un-registered guests. 8. Length of guest stay – The property is not permitted to be rented for a period of less than one whole day. 9. Guest records - The owner must keep guest records including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon a 48 hour notice. 10. Guest disclosures –The owner must disclose in writing to their guests the following rules and regulations prior to arrival and must be conspicuously displayed in the home: a. The name, phone number and address of the owner, operating or managing agent/representative. b. The maximum number of overnight guests on the property at a time is limited to fifteen. c. All guest parking must occur on the property. No guest parking is allowed on the street. d. Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities. Case No. 2019-51 Page 5 e. City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 PM and 8 AM. f. No events with more than three unregistered guests are permitted. 11. License number - The owner must post their city license number on all print, poster or web advertisements, in addition to posting it on the booking agent’s website. 12. Lodging tax - The owner, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none-the-less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 1. Table If the Planning Commission finds the request to have incomplete information, the case could be tabled. 2. Denial If the Planning Commission finds the request to be inconsistent with the City’s vacation rental regulations, it could be denied. With a denial, the basis of the action should be given. FINDINGS AND RECOMMENDATION STHRs conform to the requirements and the intent of the Zoning Code, the comprehensive plan, relevant area plans and other lawful regulations and will not be a nuisance or detriment to the public welfare of the community. Therefore, staff recommends approval of the CUP with the conditions listed in Alternative A, above. Attachments: Location Map Guest disclosure (three pages) Site Plan Floorplans (two pages) cc: Kirk & Barbara Ackerman NORTHSECOND AVE SHIL L C R E S T D R IV E THIRDST REETORLEANS MAI N STREETTRAILLOOKOUTNORTHAVENUEEAST STREET 1309 6432 1301 1317 6400 15263 15169 1319 1329 1323 704 15243 6425 6395 1318 1336 1326 15158 15161 1331 1330 1310 6385 15225 6396 1325 1325 15242 1308 1234 1305 615 15174 15187 15191 15213 15218 15223 6399 1225 1326 6461 1313 1229 6350 6469 µ 0 180 36090Feet General Site Location Site Location 1336 2nd Ave S ^ Te xt PLANNING REPORT TO: Planning Commission CASE NO.: 2019-52 REPORT DATE: October 16, 2019 MEETING DATE: October 23, 2019 APPLICANT: Susan Nackers Ludwig, LNA Design/Mitlyne Design LANDOWNER: David Walter representing Heartland Realty Investors REQUEST: A Special Use Permit amendment to construct a 1,045 square foot community building for the Birchwood Apartments housing complex LOCATION: 14810 62nd Street North ZONING: RCM – Medium Family Residential REPORT BY: Abbi Jo Wittman, City Planner INTRODUCTION In August, 1972 the City of Stillwater granted conditional approval of a Special Use Permit associated with CPC Case No. 128 for the construction of a 55-unit residential housing complex. Heartland Realty Investors, property owner, would like to construct a 1,045 square foot community building to house the residential complex’s manager’s office and community classroom space near the southeast property corner. The proposed building will require the relocation of an existing trash enclosure facility to a location near the northeast corner of the property. SPECIFIC REQUEST Page 2 of 5 The applicant has requested a Special Use Permit amendment to construct a 1,045 square foot community building for the Birchwood Apartments housing complex. ANALYSIS City Code Section 31-207, Special Use Permits, identifies the city may grant a Special Use Permit or amendments when the following findings are made: 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 City’s 1972 approval was fairly straightforward, allowing for the construction of 55 affordable housing units to house 236 Stillwater residents. A Federal Housing Administration project to which the City was a party to, the development did not account for any centralized gathering space nor a place for onsite management offices. As a result, one housing unit has been converted into a manager’s office but it does not adequately serve the community’s needs. The property owner’s intent is to convert the existing manager’s unit back to a housing unit once the community building has been created. While the historical case file includes detailed information about the partnership between the public and private sectors for the development of the property, no staff reports exists. Therefore, staff utilized the City’s approving Resolution, the Planning and Zoning Commission’s Findings of Fact, and approved development plans (including the site plan, data spec sheet, and landscaping plan) as well as the Project Fact Sheet for analysis of this request; these items are attached for Commission review. Zoning code Use The addition of a community building to the Birchwood Apartments site is complimentary to the primary use. Though the code is not specific to the allowance of this kind of accessory use, it will provide for easier organizational operations while serving as a benefit to the neighborhood community. Setbacks The RCM district allows for a 10’ side yard setback for accessory structures. In 1972 62nd Street was determined to be a side yard. The southerly side yard setback imposed was 23’ for both primary and accessory structures. The new accessory structure is proposed to be setback 23’ from 62nd Street North. Lot Coverage Page 3 of 5 The RCM zoning district allows a maximum of 30% lot coverage. While the 1972 application indicated the property would have 22.3% coverage, this only accounted for the coverage associated with the structural improvements. The existing structural coverage is actually 21.64%. The addition of the 1,045 square foot structure will bring the total structural coverage to 22.27%. Therefore, the structural addition is keeping with the permitted structural coverage in 1972. The applicant is proposing to construct 621 square feet of additional impervious surface coverage to account for the addition of new accessible parking, and a walkway and ramp. This will provide for an accessible route to the new building. However, the addition of this improvement will require the removal of existing permeable surface area. As the exiting nonconformance is not legal, changes to the impervious surface coverage may not occur without first obtaining a variance. The other alternative is to create 621 square feet of additional permeable area on the site. Staff does believe the latter is a viable option. Parking The development is required to have a total of 101 parking spaces onsite for a 55-unit residential apartment complex; there are currently 102 parking spaces onsite. However, there are only 51 units to date. If the exiting manager’s office is converted back to a living unit, the 52 parking spaces would require a total of 96 parking spaces. The changes to the site will not result in a parking deficit for the complex. The applicants are proposing to increase the total number of parking spaces by adding two accessible spaces within a close proximity to the manager’s office. Despite being desirable, the installation of accessible parking will result in the increase of coverage discussed in the previous section and create excess parking. Comprehensive plan, relevant area plans and other lawful regulations The request does not conflict with the comprehensive plan, relevant area plans, nor other lawful regulations. 2. Any additional conditions necessary for the public interest have been imposed. While the property is not located in a Design Review District, it is recommended a condition of approval be the structure have four-sided design, as shown on the building plans, with materials and details substantially similar to the other structures on the site. This, along with other recommended conditions of approval, are noted in the following section. 3. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The proposed parking will be located in an area currently used for enclosed trash storage. This trash enclosure is proposed to be relocated to the north side of the parking lot. The trash enclosure is proposed to be enclosed on three sides. Page 4 of 5 ALTERNATIVES The Planning Commission should review the requested Special Use Permit amendment and decide whether to approve it or not. There are several alternative actions possible, including: A. Approval. If the Planning Commission finds the Special Use Permit amendment proposal is consistent with the provisions of the SUP process, the Commission could move to approve the SUP with or without conditions. At a minimum, staff would recommend the following conditions of approval: 1. This Special Use Permit is in all ways a Conditional Use Permit as the term is used in Minnesota Statue Section 462.3595. 2. Plans shall be substantially similar to those found on file with CPC Case No. 2019- 56, except as modified by the conditions herein 3. Approval granted by case a-128-CPC shall remain in effect. 4. The structure have four-sided design, as shown on the building plans, with materials and details substantially similar to the other structures on the site. 5. Prior to the submittal of a building permit, the applicant shall provide documentation of no net loss of permeable area or a variance shall be obtained for the 621 square feet (.37%) addition of impervious surface coverage. 6. The construction of the manager’s office/community building shall obtain a building permit prior to ground disturbance. 7. At the time of building permit submittal, the project shall be reviewed for conformance to City Code Chapter 35, Stormwater Drainage. 8. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. B. Table. If the Planning Commission finds the request to have incomplete information, the case could be tabled. C. Denial. If the Planning Commission finds the request to be inconsistent with the provisions set forth for Special Use Permits, it could be denied. With a denial, the basis of the action should be given. FINDINGS AND RECOMMENDATION With the exception of the .37% impervious surface coverage addition, the project conforms to the standards set forth for the issuance of Special Use Permit amendments. Therefore, staff would recommend conditional approve of CPC Case No. 2019-56 with the conditions noted in Alternative A, above. Attachments: Site Location Map Narrative Request Site Photographs (5 pages) Page 5 of 5 Certificate of Survey Site Diagrams (3 pages) Floor Plan Elevations (2 pages) Calculations (2 pages) a-128-CPC Case File Documents City Council Resolution Planning and Zoning Commission Findings of Fact Development Plans (3 pages) Project Fact Sheet Copy: Susan Nackers Ludwig David Walter OXBORO AVENUE NORTHOREN AVENUE NORTHC S A H 24STATE HIGHWAY 36PANAMA AVESTATE HIGHWAY 36 60TH STREET NORTH 60TH STREET NORTH 64TH STREET NORTH 63RD STREET NORTH 62ND STREET UPPER 63RD STREET NORTH PANAMA AVENUE NORTHOZARK AVE NEAST ORLEANS STREET C S A H 23SIXTHSOUTH OREN AVE CRT N 63RD STREET NORTH OSGOOD AVENUE NORTHST CROIX STREET WEST ORLEANS STREET 62ND STREET NORTH OSGOOD AVENUE NORTHC S A H 24OXBORO AVE NMERIDIAN STOSMANAVENUENORTHC S A H 24 65TH STREET NORTHSOUTHSOUTHC S A H 23SOUTHSOUTH62ND STREET NORTH 64TH ST N 14949 14702 6201 6120 6355 6060 14940 523 14810 6429 6180 6148 375 638163816381 6061 6450 6208 6303 111 6150 14759 14560 14575 6373 6143 6130 6282 6118 6440 14907 14894 6080 6120 14738 6438 6157 1342 14929 15055 15048 1337 1337 1342 1345 134413391338 1343 1346 15042 6472 6450 6388 216 1341 6398 134014011338 1405 1346 15024 1339 1336133313341334 1426 1333 13381342142213451346 1339 µ 0 460 920230Feet General Site Location Site Location 14810 62nd St N ^ Te xt 63RD STREET N.62ND STREET N.OSGOOD AVE. N.C.S.A.H. NO. 24 OXBOROAVE. N.17171515151515151516AAPID#3303020410029CONTACT:LNA DESIGNSusan Nackers LudwigPrincipal/Owner612-232-7294lnadesign.comsusan@lnadesign.comVICINITY MAPCOUNTY/CITY:REVISIONS:PROJECT LOCATION:DATEREVISION1481062ND ST. N.CITY OF STILLWATERWASHINGTONCOUNTYPID#330302041003007-16-19INITIAL ISSUE07-22-19IMPROVEMENT AREASCERTIFICATION:I hereby certify that this plan was prepared byme, or under my direct supervision, and that I ama duly Licensed Land Surveyor under the laws ofthe state of Minnesota.Daniel L. Thurmes Registration Number: 25718Date:__________________BIRCHWOODZZ143562SURVZZ356CERTIFICATE OFSURVEYLAND SURVEYING, INC.CORNERSTONESuite #2001970 Northwestern AveStillwater, MN 55082Phone 651.275.8969Fax 651.275.8976dan@cssurvey.netPROJECT NO.FILE NAMEAPARTMENTS1. FIELDWORK WAS PERFORMED JULY 11, 2019 .2. ELEVATIONS BASED ON AN ASSUMED VERTICAL DATUM(NAVD88).3. BEARINGS ARE BASED WASHINGTON COUNTYCOORDINATES NAD 1983.LEGAL DESCRIPTION:The following Legal Description as shown on theCommercial Partners Title, LLC as agent for OldRepublic National Title Insurance Company TitleCommitment File No. 39378 Third Supplemental, datedDecember 5th, 2014.Blocks Thirteen (13) and Fourteen (14) of Webster'sThird Addition to Stillwater, Minnesota, as surveyedand platted and now on file and of record in the officeof The Register of Deeds of Washington County,Minnesota, along with vacated South Third Street lyingbetween said Blocks.Washington County, MinnesotaAbstract Property*The above legal description along with the addedstreet vacation listed above form one contiguous parcelof land with no gaps or overlaps between the parcels.CALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One Call60300SCALE: 1 INCH = 30 FEETNORTHTHE UNDERGROUND UTILITIES SHOWN HAVE BEENLOCATED FROM FIELD SURVEY INFORMATION ANDEXISTING DRAWINGS. THE SURVEYOR MAKES NOGUARANTEE THAT THE UNDERGROUND UTILITIES SHOWNCOMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER INSERVICE OR ABANDONED. THE SURVEYOR FURTHER DOESNOT WARRANT THAT THE UNDERGROUND UTILITIESSHOWN ARE IN THE EXACT LOCATION INDICATEDALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATEDAS ACCURATELY AS POSSIBLE FROM THE INFORMATIONAVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATEDTHE UNDERGROUND UTILITIES. GOPHER STATE ONE CALLLOCATE #191912233. SOME MAPS WERE RECEIVED,WHILE OTHER UTILITIES DID NOT RESPOND TO THELOCATE REQUEST. ADDITIONAL UTILITIES OF WHICH WEARE UNAWARE MAY EXIST.UNDERGROUND UTILITIES NOTES:SYMBOLS:AREA:TOTAL AREA OF ALL PARCELS = 165,500 SQ.FT. / 3.80 ACRES(INCLUDES 2,685 SQ. FT. ENCUMBERED BY EASEMENTS)BUILDINGS = 35,813 SQ.FT.WEST BITUMINOUS PARKING = 24,100 SQ.FT.EAST BITUMINOUS PARKING = 9,078 SQ.FT.CONCRETE WALKS/PATIOS = 18,122 SQ.FT.(INCLUDES 1,396 SQ.FT. WITHIN EASEMENT AREA)RETAINING WALLS = 724 SQ.FT.(INCLUDES 233 SQ.FT. WITHIN EASEMENT AREA)TRASH ENCLOSURE (WEST) = 161 SQ.FT.TOTAL = 52,185 SQ.FT./31.5%IMPROVED AREAS:15TOTAL NUMBER OF STRIPED PARKING STALLS IS 50INCLUDING 4 DESIGNATED HANDICAP STALLS.PARKING STALLSFLOOD INFORMATION:BY GRAPHIC PLOTTING ONLY, THIS PROPERTY IS IN ZONE "X" OFTHE FLOOD INSURANCE RATE MAP, COMMUNITY PANEL NO.27163C0266E, WHICH BEARS AN EFFECTIVE DATE OF FEB. 3,2010.SURVEY NOTES:EASEMENT NOTES:As listed on Schedule B - Section 2 of the Commercial PartnersTitle, LLC as agent for Old Republic National Title InsuranceCompany Title Commitment File No. 39378 ThirdSupplemental, dated December 5th, 2014.15. Terms and conditions of Grant of Easement per DocumentNo. 3858664, (AS SHOWN ON SURVEY, COVERS ENTIRE PARCEL)16. Terms and conditions of Permanent Highway Easement perDocument No. 3947786, (AS SHOWN ON SURVEY)17. Resolution No. 4084, vacating a part of South Third Street,filed August 15, 1968, as Document No. 268170.ADDITIONAL EASEMENT INFORMATION NOT SHOWN ON THEABOVE LISTED COMMITMENT:Subject to a Permanent Easement for drainage, utility,multi-purpose trail/sidewalk, retaining wall, and signagepurposes per Document No. 4157128.1716SANITARY SEWER LINESTORM SEWER LINEWATER LINESANITARY MANHOLECLEAN OUTHYDRANTWATER VALVESCONCRETEMONUMENT AS MARKEDDENOTES FOUNDCATCH BASIN/STORM MHTELE/ELEC BOXELECTRIC/GAS METEROVERHEAD UTILITYCURBFENCEUTILITY POLELIGHT POLEDENOTES MONUMENT SETAND MARKED RLS 25718A07-16-19 SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SANSAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXX XXXXX X X X X X X X XXXXX X X GAS METERXXXXXXXXXXXXXXXX X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXX X XXX X X X X X X XXX X X X X X X XXX X X X X X X XXXXXXX X X X XXXXXX X X XXXXXX X X X XXXXXX X X XX X X X X X X X X X X X X X X X TPTVGASMBMBMBMBTPTVTPTVTVTPTPTVCOEMEMUGASGMTVTPTVTPTVCOEMTVTPCOTPTVTPTVCOCOTPTVTPTVCOEMEEEx xx xxx xx x x x xxxx x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I62ND STREET NORTHEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGNEWCOMM.BLDG.EXISTING GARAGEEXISTINGGARAGEEXISTINGGARAGE EXISTINGGARAGEEXISTING PARKINGEXISTINGPARKING EXISTINGPARKING63ND STREET NORTHOSGOOD AVENUE NORTH OXBORO AVENUE NORTHLINE OF NEWALIGNMENTASSUMED PROPERTY LINE ASSUMED PROPERTY LINE ASSUMEDPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINENOT TO SCALESite Diagram1SITE DIAGRAMA01Project Number:Project Phase:Issue Date:2019-065Conditional UseApplicationSept. 10, 2019These documents are instruments ofservice and as such remain the property ofMitlyng Design and LNA Design. Use orpublication requires written approval fromMitlyng Design and LNA Design.Birdhwood Apartments 14810 62nd Street North Stillwater, MN 55082 Conditional Use Application | September 23, 2019 MITLYNGDESIGN +ARCHITECTURE1500 Jackson Street NESuite 422Minneapolis, MN 55413612 675 5413ashley@mitlyngdesign.commitlyngdesign.comLNA DESIGN2246 Stinson ParkwayMinneapolis, MN 55418612 568 8486info@lnadesign.comlnadesign.com X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXEMTVTPTPTVCOCOTPTVTREETO BEREMOVEDALIGNS WITH UNITS ONTHE WESTERN SIDE OFTHE PROPERTY±929.0±929.6±928.0±927.8±929.0±928.0±927.0±927.0±927.5±927.0±925.3±927.0±926.15±925.0±925.75±927.0±925.5092992892792692592992892792616'-2"VERIFYFINALGRADINGRETAININGWALLRETAININGWALLADA RAMP3 STEPSPLANTERRETAININGWALLRAMP WALL14'-8"±18'-10 1/2"16'-6 1/2"7'-10"NEW ADAACCESSIBLEPARKINGSPACENEWPARKINGSPACEREPLACEDPARKINGSPACEREPLACEDPARKINGSPACENEWCURBCUT12'-0"8'-0"9'-0"9'-0"9'-0"18'-0"RETAININGWALL±91'-2" TO PROPERTY LINE 16'-0"EXISTINGDRIVEWAY18 PARKING STALLS+ 1 ACCESSABLE STALL+ GARAGE STALLS12345678910111213141516171819NEW FENCEDTRASHENCLOSURETO MATCHEXISTINGNEWPLANTINGSNEWPLANTINGSNEWCOMMUNITYBUILDING(1,045 SF)REMOVEEXISTINGTRASHENCLOSUREREMOVEEXISTINGCURB CUT2'-0"REMOVEEXISTINGWALKEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGEXISTINGBUILDING2'-8"924923 924 ASSUMEDPROPERLY LINEASSUMEDPROPERLY LINE 10'-0"6'-2"8'-10 1/2"10'-0"2'-0"26'-8"2'-0"30'-8" BUILDING(WITH EAVES)40'-0" BUILDING±23'-0" TOPROPERTY LINEEXISTINGEAVE/BUMPOUTEXISTINGEAVE/BUMPOUT±16'-4"±20'-0"ASSUMEDPROPERLY LINE45'-0"EXISTINGGARAGEScale: 1/16" = 1'-0"Birchwood Site Plan1SITE PLANA10Project Number:Project Phase:Issue Date:2019-065Conditional UseApplicationSept. 10, 2019These documents are instruments ofservice and as such remain the property ofMitlyng Design and LNA Design. Use orpublication requires written approval fromMitlyng Design and LNA Design.Birdhwood Apartments 14810 62nd Street North Stillwater, MN 55082 Conditional Use Application | September 23, 2019 MITLYNGDESIGN +ARCHITECTURE1500 Jackson Street NESuite 422Minneapolis, MN 55413612 675 5413ashley@mitlyngdesign.commitlyngdesign.comLNA DESIGN2246 Stinson ParkwayMinneapolis, MN 55418612 568 8486info@lnadesign.comlnadesign.com X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXABCDAAAAABBBCBCDDDAAAAAAAABBBBBBBBPRELIMINARY PLANTINGSGRASS, CALAMAGROSTISSALVIA, SENSATION ROSEHYDRANGEA, LIMELIGHTTREE FORMHYDRANGEA, ANNABELLEREMOVEEXISTINGTREENEWCOMMUNITYBUILDINGEXISTINGBUILDINGEXISTINGBUILDINGScale: 1/8" = 1'-0"Birchwood - Preliminary Landcaping Plan1LANDSCAPINGSITE PLANL10Project Number:Project Phase:Issue Date:2019-065Conditional UseApplicationSept. 10, 2019These documents are instruments ofservice and as such remain the property ofMitlyng Design and LNA Design. Use orpublication requires written approval fromMitlyng Design and LNA Design.Birdhwood Apartments 14810 62nd Street North Stillwater, MN 55082 Conditional Use Application | September 23, 2019 MITLYNGDESIGN +ARCHITECTURE1500 Jackson Street NESuite 422Minneapolis, MN 55413612 675 5413ashley@mitlyngdesign.commitlyngdesign.comLNA DESIGN2246 Stinson ParkwayMinneapolis, MN 55418612 568 8486info@lnadesign.comlnadesign.com COMMUNITYROOMCARPET TILE(OPTION FORVAULTED CEILING)DROPPEDSOFFIT ABOVERANGE SINK DW FULL HEIGHTCABINETBATHRM 1FLOOR TILEBATHRM 2FLOOR TILESTORAGE/MECHFLOOR TILEHALLFLOOR TILEENTRYFLOOR TILEOFFICECARPET TILEDRINKING FOUNTAINS3'-0"W X 6'-8"TFULL LITEDOOR3'-0"W X 6'-8"TFULL LITEDOOR3'-0"W X6'-8"T SOLIDDOOR3'-0"W X 6'-8"T SOLID DOOR 3'-0"W X 6'-8"T SOLID DOOR 3'-0"W X 6'-8"T FULL LITE DOOR WING WALL ABOVETO MATCH EXISTINGAPARTMENT BUILDINGSWING WALL ABOVETO MATCH EXISTINGAPARTMENT BUILDINGSDEEP SILL FOR INSULATIONAT CURB BLOCKDEEP SILL FOR INSULATIONAT CURB BLOCKLOW LEDGE FORINSULATIONAT CURB BLOCKVERIFY FINAL CONSTRUCTION(SYSTEM WITH CONTRACTOR.SLAB FLOOR OR WOODFRAMING/JOISTS)PLEASE NOTE: CONSTRUCTIONTV AND A/VWALL16'-6 1/2"7'-10"15'-7 1/2"4"8"5'-10 1/2"13'-3 1/2"5'-10 1/2"7 1/2"26'-8"7 1/2"3'-10 1/2"3'-9 1/4"3'-9 1/4"3'-10 1/2"7 1/2"7 1/2"8'-6"5'-6"4"8"2'-10" 7 1/2"40'-0"9'-10"7'-0"9'-10"4'-6"16'-7 1/2"9'-6 1/2"9'-4"2'-4"4 1/2"7'-0"6 1/2"7'-0"4 1/2"7'-0" 4 1/2" 5'-0" 4 1/2" 12'-3 1/2"1'-8"4'-0"WING WALLTO MATCH EXISTINGAPARTMENT BUILDINGSWING WALLTO MATCH EXISTINGAPARTMENT BUILDINGSFULL VENTED (THRUROOF) VENTHOODABOVE RANGE5'-5 1/2"3'-0"4"4"3'-0"2'-0"4'-0"4 1/2"4'-0"4"4 1/2"14'-0"2'-10"2'-5 1/2"2'-0" 2" 3'-0"1'-10"ENTIRE BUILDING TO BESPRINKLEREDPLEASE NOTE: SPRINKLERS3'-11"3'-11"WALL TO BE FIRERATED PER CODEWALL TO BE FIRE RATED PER CODE OPTIONAL SECOND EGRESSDOOR DEPENDING ON FINALASSEMBLY OCCUPANCYLOAD CALCULATION PERCODEScale: 1/4" = 1'-0"Birchwood Floor Plan1FLOOR PLANA11Project Number:Project Phase:Issue Date:2019-065Conditional UseApplicationSept. 10, 2019These documents are instruments ofservice and as such remain the property ofMitlyng Design and LNA Design. Use orpublication requires written approval fromMitlyng Design and LNA Design.Birdhwood Apartments 14810 62nd Street North Stillwater, MN 55082 Conditional Use Application | September 23, 2019 MITLYNGDESIGN +ARCHITECTURE1500 Jackson Street NESuite 422Minneapolis, MN 55413612 675 5413ashley@mitlyngdesign.commitlyngdesign.comLNA DESIGN2246 Stinson ParkwayMinneapolis, MN 55418612 568 8486info@lnadesign.comlnadesign.com NEW COMMUNITY BUILDING3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASHCONCRETERETAINING WALLCONCRETESTEPSGRADE UP TOBUILDINGALIGNS WITH UNITS ONTHE WESTERN SIDE OFTHE PROPERTY GRADEBEYONDASSUMED EXISTINGBUILDINGSLANDSCAPINGRETAINING WALLLANDSCAPINGRETAINING WALLASSUMED EXISTINGBUILDINGS3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASHRAMP RETAINING WALLEXISTINGWALKLANDSCAPERETAININGWALL±16'-2" TO LOWEST ADJACENT GRADE ±11'-4 1/2" TO HIGHEST ADJACENT GRADE ROOFSIDINGWINDOWSTRIMDOORSGUTTERS &DOWN SPOUTSASPHALT SHINGLES TO MATCHEXISTINGMATCH EXISTING OR EQ.(WOULD YOU WANT TO DOSOMETHING DIFFERENT???)MATCH EXISTING OR MARVININTEGRITYMATCH EXISTINGTHERMA-TRU OR EQ.MATCH EXISTINGGENERAL FINISHES±13'-1" ±6'-2"Scale: 1/8" = 1'-0"Birchwood Community Bldg. - South Elevation2EXTERIORELEVATIONSA12Project Number:Project Phase:Issue Date:2019-065Conditional UseApplicationSept. 10, 2019These documents are instruments ofservice and as such remain the property ofMitlyng Design and LNA Design. Use orpublication requires written approval fromMitlyng Design and LNA Design.Birdhwood Apartments 14810 62nd Street North Stillwater, MN 55082 Conditional Use Application | September 23, 2019 MITLYNGDESIGN +ARCHITECTURE1500 Jackson Street NESuite 422Minneapolis, MN 55413612 675 5413ashley@mitlyngdesign.commitlyngdesign.comLNA DESIGN2246 Stinson ParkwayMinneapolis, MN 55418612 568 8486info@lnadesign.comlnadesign.comScale: 1/8" = 1'-0"Birchwood Community Bldg. - East Elevation1 3'-0"WX 5'-0"TSASH3'-0"WX 5'-0"TSASHLANDSCAPINGRETAINING WALL2'-2"WX 3'-0"TSASH2'-2"WX 3'-0"TSASHSTAIRRETAININGWALLEXISTINGWALK2'-2"WX 3'-0"TSASH2'-2"WX 3'-0"TSASHNEW RAILINGPER CODENEW TRASH ENCLOSURETO MATCH EXISTING(AT PARKING SURFACE)OPEN TO BACKASSUMED EXISTINGBUILDINGSEXISTING WALK BEYONDEXISTING WALK BEYONDEXTERIORELEVATIONSA13Project Number:Project Phase:Issue Date:2019-065Conditional UseApplicationSept. 10, 2019These documents are instruments ofservice and as such remain the property ofMitlyng Design and LNA Design. Use orpublication requires written approval fromMitlyng Design and LNA Design.Birdhwood Apartments 14810 62nd Street North Stillwater, MN 55082 Conditional Use Application | September 23, 2019 MITLYNGDESIGN +ARCHITECTURE1500 Jackson Street NESuite 422Minneapolis, MN 55413612 675 5413ashley@mitlyngdesign.commitlyngdesign.comLNA DESIGN2246 Stinson ParkwayMinneapolis, MN 55418612 568 8486info@lnadesign.comlnadesign.comScale: 1/8" = 1'-0"Birchwood Community Bldg. - West Elevation1Scale: 1/8" = 1'-0"Birchwood Community Bldg. - West Elevation2Scale: 1/8" = 1'-0"Trash Enclosure - West Elevation3 4758 RESOLUTION GRANTING A SPECIAL USE PERMIT TO SHELTER DEVELOPMENT CORPORATION. BE IT RESOLVED by the City Council of Stillwater, Minnesota that a Special Use Permit is hereby granted to the Shelter Development Corporation to authorize the construction of a 55-Unit multiple dwelling project on Lots '13 and 14, Webster's Addition, subject to the following conditions: 1. All construction is to be done in accordance with the approved site plan. 2. A performance bond is to be presented to guarantee the construction of on-site improvements such as landscaping, sidewalks, parking lots, recreational equipment, sodding, and drainage. 3. The Developer shall make the City a party to a satisfactory management agreement which shall remain in effect for at least twenty 20) years. 4. Occupancy of each dwelling unit is to be restricted to no more than two 2) people per bedroom~ 5. Final plans and specifications are to be in accordance with the approved site plans and are to be approved by the Buildin~ Inspector prior to the issuance of a Building Permit. Adopted by the Council this 22nd day of August, 1972. Publish--8-3l-72 August 2:i" 1972 STA'I'~ Oi ~Hl\;.\'''::Si.Yl'A CITY OF STILLW~t~R COC;~'l'Y Ol (.jAShING'J.'ON PLAliNING Al'W ZOl\:"NG \;O~I:lHSSION In r\:: 5hel~er Development Corp. FINDINGS OF FACT Spec~al US0 ~ornit The ?la~nir.g ~nQ Zoning Cownission of the City of Stillwater, upon thG Petition or Shelter Development Corporation for a Special Use ?c.;:mit said. ctition having boon duly filed and upon the calendar, having come on for final hearing on the 21st or August, 1972,) on hearing the evidence and being duly advised. "rl'itn re1,pect t.othis petition, makes the following Findings. The Petitioner clcsir.:::s to construct a fif"~y-five Uj,1it apartmen'~J.. cornp10x I con~;Lting of 16 three bedroom apartments, 24 two bedroom a~rtments and 15 on~ bedroom apartments under the Multiple Dwelling provision of the Ordinance. 2. li<.; apartment complex shall come in as straight 236 housir.g wit> ;",;;' rent ~>uppler,1ent. 3. hi1; apartment complex sr.all becon~jtructed in accordance with S,~;., c.n A-l a~) su'omittad by Shelter Development. Corporation. 4. iUl acceptable management agreement should be entered into with .the Ci~y of StillHater. 5. The density of the 55 units should be restricted to not more t~~ two occupants per bedroom of each dwelling unit. 6. SideHaiks should be incorporated on the periphery of the area. rl{~l-{~FO~~~ t the Planning and Zoning Co~mission of the City of 0~illwate~ reco~1ffiends that a special use perm.it be granted to ShGlter Development Corpo:::,c:..-=.io:'1 incc:~:,~;)~c;;.ting all of the previously Qiscussed reco~~endations including that the~G oe cx~c~~~~ an acceptable iilanagement, agreement 'l'Ii th the Oi ty; that the de~1.sity of the: 55 t.;~'-.~~ts be restricted to not mO~~G than tHO occu:?3.nts per bedroom of each dwellh:/: c. ::...:..0. that ~;id.Gl;:::.H::~; bo incorrJorated on tho poriphFJry of the area from ,the inters.:;.:.. ';;.10:'1. of Birch ~troot and Pra~riG Street and fourth Stroot to tho first si~owalk on Grovo Strout. Dated: August 21, 1972. 1_. 4:....( >;-'~~.. I{'/i. /,7 ~7fc' . 4 .; ...-.. 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I ~ .fA) fF\ ~ _ , I iF\ 1.Yc \..U ~ \.J..,J \V ~ tE.:\m1!rreJJ '-V \.U \Y I!'" - A0-~~, 1o103264100 · r~~y~~ -~J~I I I ~~-'_"~""""-"_ ...~~. _~.~~ ~~~~,._ .,,_~__ e_ A 3::) beeM AA I 'Iii ~f, B e~ 1f;If6cd-- '!V2~- -- f5'---- ( II c;jl.ve..er. . .~/jvJ. _~_..__ _ 23 ~(, --.M~ ;.! I J WeeDM7i ~rlbN 2.!1 c.o ~ . \ II ;-.~- -~ ' proposed. hOUSing I If:.1i (~;:e ~ ~~- -~ , stillwater minnesota i II ~ ~~~-~~~~ mffier m~by& hanson are~~cts !nc I IIi 1 .~~\~ she~er d~lopme~ corpo~bon I I I PROJECT FACT SHEET I Site: 3,815 Acres (Approximately 165,528 Sq, Ft,) Exact Square Footage to be Determined by Survey I Present Zoning: RCM Medium Density Multiple Family Residential District Area Requirements: Unit Type Sq. Ft. Required I 1 Bedroom 2,800 2 Bedroom 2,800 + 300 = 3,100 I 3 Bedroom 2,800 + 300 = 3,100 Max. Lot Coverage 30% I Max. Floor Area Ratio (F.A,R,): 75 Max, Building Height: 3 Stories Recreational Area: 10% of Gross Project Area or 200 Sq. Ft./Unit, Whichever is I Higher Area Analysis: Type No. Uni ts Sq. Ft. Tota 1 I Requi red Sq. Ft. 1 Bedroom 16 2,800 44,800 2 Bedroom 24 3, 1 00 74,400 I 3 Bedroom 16 3 ,100 49,600 Total Square Footage Required 168, 800 I or 3,014 Sq. Ft,/Unit Under RCM Total Square Footage Available 166, 181 I or 2,968 Sq. Ft./Unit Under PUD Lot Coverage I Bui 1 dings 31,880 Sq. Ft. Garages 6,720 Sq. Ft. 38,600 Sq. Ft, I 38,600 ~ 166,181 = 23,2 % Lot Coverage Floor Area Ratio 61,780 ~ 166,181 = 37 I Buildings: 5 Two-story apartments I 1 Recreation & Management Building 4 Detached Garage Structures I I 3- a-128-CPC File I I I Unit Mix: 16 - 1 Bedroom Apartments I 24 - 2 Bedroom Apartments I 3 Bedroom Apartments 56 - Total Units I Parki ng: 56 Garages I 56 Open 112 Total Units I 2.0 Spaces per Unit I Projected Population: 221 Adults Maximum 139 Chi 1 dren Maximum I 360 Total I Projected Rent: Subject to FHA Approval) 1 Bedroom - 99.75 I 2 Bedroom - 156,00 I 3 Bedroom - 182.50 Includes ALL Utilities and Services Provided I I I I I I 4- PLANNING REPORT TO: Planning Commission CASE NO.: 2019-53 REPORT DATE: October 16, 2019 MEETING DATE: October 23, 2019 APPLICANT: Brian & Sundi Dobson LAND OWNER: Brian & Sundi Dobson REQUEST: Consideration of Variances to the exterior side yard and lot coverages: - A 16.7 foot variance to the exterior side yard lot line, to allow for the house to have a setback of 3.3 feet from the exterior side yard lot line, where a 20 foot exterior side yard setback is required. - A 13.73% variance to the structural lot coverage, to allow for the structural lot coverage to be 38.73%, where the maximum structural lot coverage is 25%. - A 454 foot variance to accessory building lot coverage, to allow for 996 square feet of accessory building lot coverage, where the maximum allowed is 542 square feet (10% of lot size). - A 108 foot variance to the total ground coverage of accessory buildings, to allow for 996 square feet of total ground coverage for accessory buildings, when 888 square feet is allowed (footprint of the primary structure). LOCATION: 125 Sherburne Street North ZONING: RB: Two-Family Res. PREPARED BY: Graham Tait, City Zoning Administrator REVIEWED BY: Abbi Wittman, City Planner INTRODUCTION The applicant at 125 Sherburne Street North is proposing to construct an addition on the rear of the home and, in the process, convert the one car garage into a two car garage. The proposed project will require four variances. The applicant is requesting variances to the exterior side yard setback, the structural lot coverage, the accessory building lot coverage and the total ground coverage of accessory buildings. SPECIFIC REQUEST The applicant has made a request for consideration of the following variances: - A 16.7 foot variance to the exterior side yard lot line, to allow for the house to have a setback of 3.3 feet from the exterior side yard lot line, where a 20 foot exterior side yard setback is required. - A 13.73% variance to the structural lot coverage, to allow for the structural lot coverage to be 38.73%, where the maximum structural lot coverage is 25%. - A 454 foot variance to accessory building lot coverage, to allow for 996 square feet of accessory building lot coverage, where the maximum allowed is 542 square feet (10% of lot size). - A 108 foot variance to the total ground coverage of accessory buildings, to allow for 996 square feet of total ground coverage for accessory buildings, when 888 square feet is allowed (footprint of the primary structure). ANALYSIS The State of Minnesota enables a City to grant variances when they meet the review criteria below. 1. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. The property is zoned RB, Two-Family Residential. An attached garage with living space above it is permitted in the RB district. 2. A variance may be granted when the applicant establishes that there are “practical difficulties” in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a “practical difficulty”. a. Is the property proposed to be used in a reasonable manner? The use of the property, as a single-family residence in a two-family residential neighborhood, is reasonable. The allowance for the construction of an addition to the rear of the house and a garage expansion is reasonable. b. Is the plight of the landowner due to circumstances unique to the property? The plight of the landowner is due to circumstances unique to the property because:  The lot size is small- The property is 5418 square feet, whereas the minimum lot size for this district is at least 7500 square feet.  The house, constructed in 1953, is already located 3.3 feet from the exterior side yard lot line and currently lies within the required setback.  The structural lot coverage is currently at 33.99% which is already exceeding the maximum 25% structural lot coverage allowed.  The property is a corner lot, and exterior side yards require a larger side yard setback than interior side yards. c. Are the circumstances created by the landowner? These circumstances were not created by the landowner. d. If granted, would the variance alter the essential character of the locality? While the location of proposed addition will not impact the character of this locality, the height of the proposed addition could potentially have an impact on the locality. The location of the addition will not have a big impact because this neighborhood already hosts many properties whose garages are situated in close proximity to the front or exterior side yard lot lines and, in this case, the garage will remain in line with the front of the house. However, creating a story above the garage will exacerbate the house’s proximity to the lot line. e. Is the lone consideration an economic one? The variance requested does not reflect economic considerations being the lone consideration in this case. The property owner simply wants to expand their garage space and living area to accommodate family. Due to the small lot size and that it is a corner lot, the owners have no choice but to request variances if they wish to expand their house/garage in any direction. 3. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. a. What is the purpose of the regulation for which the variance is being requested? Exterior side yard setback The specific purpose of the exterior side yard setback is for uniform neighborhood development, to maintain open space between the structure and the public right-of-way, visual appeal and to encourage infiltration around the home. Impervious coverage The specific purpose of the maximum lot coverage is to maintain open, unencumbered space to regulate massing proportionality and to provide for adequate storm water infiltration. Accessory building lot coverage The specific purpose of the accessory building lot coverage is to prevent properties from becoming overly occupied with accessory structures, allowing properties to maintain open, unencumbered space to regulate massing proportionality and to provide for adequate storm water infiltration. Total ground coverage of accessory buildings The specific purpose of the total ground coverage of accessory buildings is to prevent accessory structures being built larger than the primary structure, in order to minimize the presence garage-dominated properties. b. If granted, would the proposed variance be out of harmony with the Zoning Code? Exterior side yard setback A variance, in general, to the exterior side yard setback is not out of harmony with the zoning code because the garage will not be situated any closer to the lot line than it currently is. However, being that this addition is proposed to be two stories, a variance in this case may not uphold visual appeal and conformity with the neighborhood. 125 Sherburne St N viewed from Rice St W Impervious coverage A variance to the allowed structural lot coverage is not out of harmony with the zoning code because while the structural lot coverage exceeds 25%, the impervious lot coverage is well below the allowed 25%. Therefore, the overall combined coverage will remain below 50%, which will still allow for adequate infiltration of runoff. Accessory building lot coverage A variance to the allowed accessory building lot coverage is not out of harmony with the zoning code because the lot size is 5420sf, so the allowed accessory building lot coverage is also a below average size. Despite the accessory building lot coverage exceeding 10% of the lot area, it remains below 1000 square feet, the maximum permitted in this RB – Two Family Residential zoning district. Total ground coverage of accessory buildings A variance to the total ground coverage of accessory buildings could be out of harmony with the zoning code because the garage will not only have a larger footprint than the main house, it will also be taller. This could have the effect of making the garage appear dominating and dwarfing the main house. These potential undesirable results could be alleviated or even avoided by having a recessed second story. c. If granted, would the proposed variance be out of harmony with the Comprehensive Plan? No, it would not be out of harmony with the Comprehensive Plan. PUBLIC COMMENT There was no public comment. POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve the requested variances with the following conditions: 1. Plans shall be substantially similar to those on file with the Community Development Department’s Case No. 2019-53. 2. The siding and trim will be the same style and color as the existing structure. 3. A building permit shall be reviewed and approved prior to any construction occurring on the property. 4. Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. 5. The living area within the addition cannot be converted into a separate apartment; the house shall remain a free flowing single dwelling unit. Without approval, no doors or wall shall be installed, that separate the area above the garage from the main house. B. Deny the requested variances. With a denial, findings of fact supporting the decision must be provided. C. Table the application and request additional information from staff or the applicant. FINDINGS AND RECOMMENDATION Staff recommends approval of a variance to the exterior side yard setback, the structural lot coverage, the accessory building lot coverage and the total ground coverage of accessory buildings for the construction of an addition and garage expansion at 125 Sherburne Street North. However, staff recommends that the variance be modified to require that the second story of the addition be set back two feet from the lower story (garage). Staff puts forth that the mass and potential garage-dominance will be reduced by recessing the second story two feet. Its believed that two feet is an appropriate measure because any less and it won’t be substantial enough to have a visual impact, and too much more than two feet would significantly diminish the desired outcome. Staff recommends that if the variance is approved, that all the conditions stated above, in Option A, be imposed. Attachments: Site Location Map Applicant Narrative Site Plan Floorplan Rendering (three pages) CC: Brian & Sundi Dobson NORTH OWENS STREETWEST RICE STREET WEST MYRTLE STREETNORTH SHERBURNE STREETC S A H 12 212 226 111 115 213 203 215 225 202 205 111 230 225 218 120 1205 110 118 114 126 106 122 1013 211 221 219 1111 101 117 119 102 106 112 116 119 119 117 113 109 1018 210 206 214 106 121 210 204 104 125 125 919 917 108 1011 126 107 232 226 1122 231 126 1112 118 1127 220 214 1118 114 112 104 106 1115 202 905 µ 0 140 28070Feet General Site Location Site Location125 Sherburne St N ^ Te xt PLANNING REPORT TO: Planning Commission CASE NO.: 2019-54 REPORT DATE: October 15, 2019 MEETING DATE: October 23, 2019 APPLICANT: Todd and Jennifer Englund LANDOWNER: Todd and Jennifer Englund REQUEST: a) A Special Use Permit to construct an Accessory Dwelling Unit above a new garage; and b) A 198 square foot variance to the maximum 800 square foot garage size for an Accessory Dwelling Unit. LOCATION: 303 Olive Street West ZONING: RB, Two-Family Residential REPORT BY: Abbi Jo Wittman, City Planner INTRODUCTION Todd and Jennifer Englund own the property at 303 Olive Street West. They are planning to remove the existing accessory structures and build a 998 square foot garage with a 765 square foot living space above. In order for accessory structures to contain habitable area, they must be constructed as Accessory Dwelling Units (ADUs), allowed in RB – Two Family residential zoning by Special Use Permit. The property is located in the South Hill Neighborhood Preservation Planning area. The home was constructed in 1906 by a Stillwater attorney. According to the 1924 Sanborn Map, as shown on the next page, one of the outbuildings proposed for demolition (to the northwest of the residence) was onsite at that time. Building Official Cindy Shilts and I conducted a site visit on September 20, 2018. Our review concluded Street View – Google (May, 2019) CPC Case 2019-54 Page 2 of 6 that while the accessory building may have been a potential historic resource and subject to comprehensive demolition review, the structure has been rebuilt in its location at some time since the City’s period of significance. Therefore, it has been determined to not be a historic resource and demolition may be administratively approved, similar to the accessory structure facing 5th Street North. SPECIFIC REQUEST The applicants are requesting: • A Special Use Permit to construct an Accessory Dwelling Unit above a new garage; and • A 198 square foot variance to the maximum 800 square foot garage size for an Accessory Dwelling Unit. ANALYSIS City Code Section 31-207, Special Use Permits, identifies the city may grant a Special Use Permit or amendments when the following findings are made: a. 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 proposal is consistent with the comprehensive plan and relevant area plans. With regard to conformance to the requirements and intent of the Zoning Code, City Code Section 31-501, Accessory Dwellings, identifies the following performance standards for review: • Lot size must be at least 10,000 square feet. The lot is 38,104 square feet. • The accessory dwelling may be located on the second floor above the garage. The new ADU would be located wholly above the proposed garage. • The accessory dwelling unit must abide by the primary structure setbacks for side and rear setbacks. The garage and ADU will be in conformance with all setbacks in the RB-Two Family residential zoning district. One concern raised is the structure’s proposed placement 8’ from the primary residence. With the attached 3’ exterior stairway and 5’ second story deck, the new structure’s 1924 Sanborn Fire Insurance Map CPC Case 2019-54 Page 3 of 6 location may require special construction methods for fire separation purposes. While not a planning and zoning concern, the shifting of the structure to the west, must still maintain conformance to the 5’ side yard setback requirement. • The accessory dwelling must be located in the rear yard of the primary residence or be set back from the front of the lot beyond the midpoint of the primary residence. The property is a corner property, with the home facing Olive Street West; the garage and ADU will be located in the interior side yard, behind the mid-point of the home and its attached porch. • Off-street parking requirements (four spaces) must be provided. Three parking spaces are proposed to be located within the garage, meeting the requirements for two covered parking spaces. The driveway proposed to be located in front of the garage will accommodate the additional parking spaces required. • Maximum size of the garage and ADU is 800 square feet. While the ADU is proposed to be 765 square feet, the garage is proposed to exceed the 800 square foot requirement by 198 square feet to be 998 square feet in size. Therefore, a variance has been requested; analysis of the variance request follows in this staff report. • The application requires design review for consistency with the primary unit in design, detailing and materials. The garage’s design shows four-sided, design with details and materials that match the exterior façade of the primary residence. Using the Neighborhood Conservation District guidelines, there are a few concerns about the design: o The proposed structure’s roof pitch will be less steep than the primary residence. The roof truss should be designed to have roof pitches match the primary residence. o The first floor of the north-facing garage wall is blank and the second story does not have uniform window placement. Though proposed to be setback 75’ from Olive Street West, the street-facing side should have windows to break up the mass and to help protect the residential nature of this street. o Windows should be consistently sized around the home and window grids should either be used on all sides of the ADU or not used at all. Recommended conditions of approval have been incorporated to address these concerns. • The height may not exceed that of the primary residence. The height of the existing three-story residence is hard to determine. However, using 360 degree LIDAR data provided by Washington County, it appears the (approximate) height of the structure exceeds 35’ (to the highest peak). The garage height is proposed to be 27.25’ feet (to the peak of the gable). The property owner will need to verify the height conformance at the time of building permit submittal. • Both the primary and accessory dwelling units must be connected to municipal sewer and water services and be located on an improved public street. This will be a condition of approval. CPC Case 2019-54 Page 4 of 6 b. Any additional conditions necessary for the public interest have been imposed. The City has not received any comments of concern. Certain conditions of approved, listed in the subsequent section, are recommended to help protect the public interest. c. The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Conditionally permitted ADUs in the RB – Two Family Residential district have not been a nuisance or are detrimental to the public. The State of Minnesota enables a City to grant variances when they meet the review criteria below. 1. No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. The property is zoned RB, Two-Family Residential. A detached garage with ADU is permitted in the RB district. 2. The variance must be in harmony with the Zoning Code and the Comprehensive Plan. a. What is the purpose of the regulation for which the variance is being requested? This is to help minimize the mass and bulk associated with two family properties and help ensure accessory structures and their uses are not larger than primary residences. b. If granted, would the proposed variance be out of harmony with the Zoning Code? The zoning code permits detached garages to be 1,000 square feet in size but limits them to 800 square feet when a living unit is located on the second story. The footprint of the primary residence is 2,033 square feet; the 998 square foot garage with 749 sqaure foot smaler ADU on top of it is reasonable on this oversized.83 acre lot. c. If granted, would the proposed variance be out of harmony with the Comprehensive Plan? No, it would not be out of harmony with the Comprehensive Plan. 3. A variance may be granted when the applicant establishes that there are “practical difficulties” in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a “practical difficulty”. a. Is the property proposed to be used in a reasonable manner? A single family residence with accessory dwelling unit is a reasonable use for the property. b. Is the plight of the landowner due to circumstances unique to the property? CPC Case 2019-54 Page 5 of 6 The RB – Two Family residential district allows for 25% structural coverage on a property; given the oversized nature of this property, it would be eligible to have 9,039 square feet of structural coverage. The combined structural coverage proposed represents 7% of the total property area. The uniqueness of the property is this larger- than-typical lot can accommodate for more coverage. c. Are the circumstances created by the landowner? The property owner did not construct any of the structures on the property. d. If granted, would the variance alter the essential character of the locality? As noted above, the property owner has indicated they will finished the garage with materials to match the primary residence. This, coupled with the fact the owner will be constructing the garage behind the house, it will minimally affect the neighborhood. e. Is the lone consideration an economic one? The applicant’s desire is for a larger detached garage than what is permitted with an ADU. Economic considerations are not a factor. POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve: If the Planning Commission finds the Special Use Permit amendment proposal and associated Variance is consistent with the provisions of the SUP process and the standards set forth for the establishment of practical difficulty, the Commission could move to approve the SUP and associated Variance with or without conditions. At a minimum, staff would recommend the following conditions of approval: 1. This Special Use Permit is in all ways a Conditional Use Permit as the term is used in Minnesota Statue Section 462.3595. 2. Plans shall be substantially similar to those found on file with CPC Case No. 2018-54, except as modified by the conditions herein. 3. Drainage on the west side of the garage shall be retained onsite. If required to mitigate drainage concerns, the property owner shall be required to install gutters on the west side of the ADU. 4. A grading plan shall be submitted and approved by the City Engineering Department and a grading escrow, in an amount deemed sufficient by the Engineering Department, for the new construction shall be submitted. 5. A building permit shall be obtained prior to the construction of the residence. The building permit shall clearly show: i. A minimum of 5’ side yard setback shall be preserved on the west side of the garage and ADU. ii. The maximum height of the accessory structure, in correlation to the height of the existing residence, shall be shown. The height of the accessory structure shall not be greater than the height of the primary residence. CPC Case 2019-54 Page 6 of 6 iii. The pitch on the gables on the ADU shall match the pitch of gables on the primary residence. iv. The garage and ADU shall be sided with white, lap siding with a 4-6” reveal and contain corner, soffit and fascia boards. v. Additionally windows shall be installed in a uniform pattern on the north façade. vi. Windows shall be consistently sized around the home and window grids should either be used on all windows of the garage and ADU or not used at all. Windows shall have the same level of detail and trim as the primary residence. 6. At the time of building permitting, the applicant shall be required to pay WAC/SAC charges for the new unit. Prior to the issuance of a Certificate of Occupancy, the ADU shall be connected to municipal sewer and water. 7. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. B. Approve in part. C. Deny. If the CPC finds that the proposal is not consistent with the approved Special Use Permit guidelines or the standards set forth for the granting of variances, then the Commission could deny the request in whole or in part. With a denial, the basis of the action is required to be given. Furthermore, a denial without prejudice would prohibit the applicant from resubmittal of a substantially similar application within one year. D. Table. If the CPC needs additional information to make a decision, the request could be tabled. FINDINGS AND RECOMMENDATION The City has established standards for the construction of ADUs to ensure they are accessory to properties and that they do not dominate a property. While the applicant is proposing to exceed the 800 square foot limitation for garages with second story ADUs, the property’s oversized natures allows for increased structural coverage on the property. As the detached garage’s footprint will not exceed the footprint for the primary residence, it has been determined the variance request is reasonable, there is a uniqueness to the property and, with certain conditions, the garage and ADU will not alter the essential character of the neighborhood. Staff finds the proposed garage and ADU meets the Special Use Permit provisions and the standards set forth for the issuance of a variance. Therefore, staff recommends approval of Special Use Permit and associated variance for CPC Case No. 2019-54 with the conditions identified in Alternative A, above. Attachments: Zoning & location map Site plan of proposed garage Structural Elevations Foundation and Garage Floor Plan ASU Floor Plan cc: Todd and Jennifer Englund SOUTH FI FI TH STREETW E S T O L IV E S T R E E T W E S T 000 407 303 309 306 408 206 220 220 416 208 310 404 402 315 318 411 318 201 328 210240230220321 406 407 315 201 219 323 327 416 322 211 302 323 207 316 410 405 404 409 212 121 225 411 119 114 320 356 418 µ 0 140 28070Feet General Site Location Site Location303 Olive St W ^ Te xt From:Jeff Johnson To:Abbi Wittman Subject:Letter of support for ADU and variance at 303 West Olive. Date:Wednesday, October 23, 2019 4:55:00 PM Abbi Deb Johnson and myself, as neighbors at 309 South 5th Street, support the accessory dwelling unit and variance at 303 West Olive with the conditions stated in your report for the addition of Windows on the North elevation facing Olive Street Jeff Johnson SEH, Inc. PLANNING REPORT TO: Planning Commission CASE NO. 2019-56 REPORT DATE: October 10, 2019 MEETING DATE: October 23, 2019 APPLICANT: Therese Stoebner, owner of The Greater Dog LANDOWNER: Michael McGrath REQUEST: 1) ZAT allowing dog training facilities by Conditional Use Permit in the BP-I Zoning District 2) Conditional Use Permit: a) to allow dog training facility at 1815 S Greeley, and b) to allow retail sales of dog training products LOCATION: 1815 South Greeley Street ZONING: BP-I, Business Park - Industrial REPORT BY: Bill Turnblad, Community Development Director Abbi Wittman, City Planner INTRODUCTION Therese Stoebner, owner of The Greater Dog, would like to lease the unit on the north side of the building at 1815 South Greeley Street for a dog training facility. The primary activity on the site would be indoor dog training classes. All dogs would be accompanied by their owners or handlers and there would be no boarding offered here. No zoning district in the City specifically allows a dog training facility. So, Ms. Stoebner has requested a zoning text amendment (ZAT) that would allow the use by Conditional Use Permit in the BP-I District. SPECIFIC REQUEST 1) Ordinance amendment to allow dog training facilities by Conditional Use Permit in the BP-I Zoning District; and 2) Conditional Use Permit for a dog training facility at 1815 South Greeley Street, and to allow retail sales of dog training products to clients enrolled in classes. Case 2019-56 Page 2 ANALYSIS I. Ordinance Amendment Assuming the Planning Commission and City Council find the use to be desirable in Stillwater, what would be the most compatible Zoning District to allow it in? That answer depends to a large degree on the needs of the type of use; this use requires a large indoor area with options for outdoor uses. And, since there is routinely barking that occurs while getting dogs in and out of vehicles, it would be best if the zoning district were not residential. That leaves the City’s three business park districts as possibilities. And since the indoor training will undoubtedly have barking associated with it, it is probably best if the office and commercial business park districts were eliminated from consideration. So, the most appropriate district for the use would be the BP-I, Business Park – Industrial Zoning District. Even in the BP-I District there are several factors that need to be taken into consideration for a dog training facility, such as noise, odors and proximity to residential areas. Noise The facts in this case are somewhat similar to the request in 2008 by Youth Services Bureau to operate an indoor skateboard park in the BP-O District. The City’s primary concern was potential noise impact upon other tenants in the multiple user building. In that case, the City added the following language to the proposed ordinance amendment: • The establishment must operate in compliance with the noise standards as specified in City Code, Chapter 38, Section 38-3. (This is the nuisance section of the City Code.) • Not only shall the establishment meet the specified nuisance ordinance noise standards at its respective property lines, but the noise standards shall also apply to receiving uses in abutting tenant spaces within a multiple tenant building. • The facility must operate exclusively indoors. Staff would recommend that these elements be duplicated in any ordinance amendment adopted to allow dog training in the BP-I District. While the former request did require a qualified professional to certify that the establishment will, under normal operating conditions, meet the noise standards specified in City Code, Chapter 38, Section 38-3, staff has determined this is a tenant/landlord issue. Proximity to residential neighborhoods The allowance for dog training facilities would apply to any property in the BP-I Zoning District, which is shown in light grey below. Many of the properties zoned BP-I have residential or office properties for neighbors. Both can be adversely affected by dog barking. A separation of 500 feet from a residential property line to a training facility building is recommended to protect adjacent residences from potential noise issues. Case 2019-56 Page 3 Outdoor training The ZAT request includes the option for indoor and outdoor training opportunities. The outside areas would allow scent training and agility training to be offered. The agility training is typically conducted in a ring that is 80 or 100 feet by 100 feet. And, scent training has very strict rules for barking, which is the standard complaint when this outdoor training is offered. The American Kennel Club rules for scent work state: Barking/Vocalization. Within reason as determined by the judge, a dog may bark or vocalize while participating in Scent Work classes. However, if the judge determines that the dog is barking out of frustration or is becoming overly disruptive in a way that threatens future use of the venue, the judge shall give the handler a warning. If the handler is unable to get the dog to stop the disruptive behavior within 10 seconds after the warning, the dog shall be excused from the search. The dog may still be permitted to participate in other classes in which the dog is entered that day, at the discretion of the judge. In staff’s opinion, if the outdoor areas are adequately screened and buffered from residential properties, this type of outdoor use might be appropriate on some properties. Odors Controlling solid waste and the smell of urine is a detail that needs to be considered, especially in multiple tenant buildings. So, it is recommended that all indoor and outdoor dog “relief areas” be cleaned at least daily. Case 2019-56 Page 4 Concluding comments A draft ordinance is attached, which incorporates the items above. II. Conditional Use Permit If the ordinance amendment is approved, then a Conditional Use Permit could be issued for the proposed dog training center at 1815 S Greeley. The portion of the multiple tenant building that would be leased for this use is circled in red above. The entrance would be exclusive to the training center and parking would be shared with other tenants. The floor plan for the facility is seen to the right. Two classrooms will be available. One for up to eight dogs, the other for eight to ten dogs. Most classes would be held indoors during the evenings from 5 to 9 PM Sundays through Thursdays and daytimes two days a week from 8 AM to 5 PM. There Dog Training Facility 1815 South Greeley Street Case 2019-56 Page 5 would be one to two classes per hour with seven to sixteen dog/owner pairs at a time. Daytime classes are smaller. The Greater Dog would like the opportunity to offer outdoor scent training. This involves placement of a scented item in a car to replicate police searches by one leashed dog. One leashed dog to search for a scent in a parked car in the existing parking lot is appropriate. However, if business operations change that desire changes to the exterior site plan (such as installation of agility training features), an amendment will be required. Sec 31-207(d) of the City Code establishes guidelines for reviewing requests for Conditional Use Permits. They are: (1) The proposed structure or use conforms to the requirements and the intent of the zoning ordinance, the comprehensive plan, relevant area plans and other lawful regulations. Parking As already mentioned, the property is a multiple tenant building. It has three parking fields. The one on the west side of the building is available to all tenants and has 34 parking spaces. There is a similarly sized parking lot on the south side of the building, but it is fenced and currently used only for the warehouse. The parking field in the rear is used as storage and parking. As with the south lot, it is fenced and accessible only by the warehouse. The parking requirements for a dog training facility have not been established in the Zoning Code. But, based upon actual usage, peak times for evening classes could generate a need for 18 parking spaces. During the turnover between classes, there could be a demand for twice that, or 36 spaces. The required parking for the entire building is 57 spaces.1 The warehouse space has not needed anywhere near the 30 spaces required for it, and when space is needed for warehouse use, vehicles can be parked in the unmarked spaces in the rear of the building or in the south lot. Staff believes that sufficient parking is available for the building as configured, including the dog training facility. But, only due to the fact that the spike that will be experienced in parking demand at class turnover times is only critical in the evenings. And during the evenings the other businesses are either closed or experiencing low demand. Signage 1 30,000 sf warehouse requires 30 spaces. The 9,000 sf of finished space (minus 10% for restrooms, hallways, utility space, etc) requires 27 spaces (8,100 leasable sf at 1 space per 300 square feet). Case 2019-56 Page 6 Any exterior signage will require a sign permit from the Community Development Department prior to installation. The building does not yet have its required multi-tenant sign plan. So, the owner of the building will need to make application for that sign plan prior to, or simultaneously with, the sign permit application for the dog training facility’s sign. Proximity to residential properties The neighbors to the east of 1815 S Greeley are single family homes. But, a heavily wooded 58 foot high slope separates most of the homes from the industrial building on top of the slope. In addition to the natural screening of vegetation and topography, the rear of the industrial building is about 525 feet away from its eastern lot line. And, dogs would use the western door to the training center, which would place the building as a sound barrier between the potential barking and the neighbors. The combination of factors should mitigate the barking that may be experienced at class turnover times. Retail sales There is also the question of retail sales, since the applicant would like to sell dog training items to clients that have a dog enrolled in one of their training classes. These retail sales would not be offered to the general public. Limited retail sales are allowed in the BP-I District by Conditional Use Permit, as long as certain parameters are met. Specifically, the Zoning Code says: Either one or the other of the following scenarios applies. A) If the retail sales are limited to products manufactured on the premises, then up to 20 percent of a building's floor area may be used for retail purposes. B) If all of the products offered for retail sale are not produced on the premises, then a total of only 10% of a building's floor area, or 4,000 square feet, whichever is less, may be dedicated to retail sales; however, the retail sales must be of products associated with a primary service offered by the business on the premises. Case 2019-56 Page 7 Scenario B applies to this case, since the products are not manufactured by the applicant, but they are products associated with the primary service offered by the business. The total square footage of the entire multiple tenant building cannot exceed 10% of the building’s floor area, or 4,000 square feet, whichever is less. Since this building’s total size is 39,000 square feet, 3,900 square feet of retail sales area could be allowed. Sew With Me, located in the space adjacent to the proposed Dog Training Facility, already has a SUP for limited retail sales. They are leasing 3,813 square feet and it is estimated that about 400 square feet are devoted to retail sales. Stoebner will be leasing about 4,800 square feet of space in the building, of which only about 48 square feet2 would be used for display of training items for sale. So, the total combined area of retail in the building would be about 450 square feet, which is considerably less than the 3,900 square feet possible. (2) Any additional conditions necessary for the public interest have been imposed. Odors - Next to the entrance to the dog training facility will be a five foot wide strip of pea gravel for last minute stops before training classes. It will be behind the existing trees, separating it visually from the parking lot and street. It will also have a decorative fence as screening, in addition to the trees. The pea gravel is much better than turf as a medium for managing odors and clean-up. Trash storage – Trash will either need to be stored inside until pick-up day, or a four-sided trash enclosure will need to be constructed with building materials that are compatible with those of the principle structure. (3) The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. The primary nuisance associated with this use would be dog barking. Its impact upon residential neighbors has been addressed. But, not its impact upon other tenants in the 1815 S Greeley building. The building owner did not require any sound attenuation in the lease for the dog training facility. It is assumed, therefore, that the building owner is not concerned that barking will disturb other tenants. POSSIBLE ACTIONS The Planning Commission has the following options: A. Recommend that the City Council approve the ordinance amendment, and approve the Conditional Use Permit (with or without the allowance for outside training areas), with the following conditions: 1. The Conditional Use Permit shall only become valid if the City Council adopts the requisite ordinance amendment. 2. Plans shall be substantially similar to those found on file with CPC Case No. 2018-56 dated 9/11/19, except as modified by the conditions herein. 3. Outdoor training is limited to scent training. Only one leashed dog may be outside at a time. No changes to the site plan, including the temporary use of agility training devices, shall 2 A wall mounted pegboard and a single cabinet are all the retail space that is envisioned. Case 2019-56 Page 8 occur. In the event the business plan changes, the business owner shall obtain approval of a Conditional Use Permit amendment. 4. All dog relief areas must be cleaned at least daily. 5. Unless trash is kept inside until trash collection days, a trash storage area must be built. It must be completely enclosed with building materials compatible with the principle structure. And, its location must be approved prior to construction by the City Planner. 6. All exterior signage, including temporary signage, will require a sign permit from the Community Development Department prior to installation. 7. The owner of the property must make application for a multiple tenant sign plan prior to, or simultaneously with, the sign permit application for the dog training facility’s sign. 8. All minor modifications to the plans shall be approved in advance by the City Planner. All major modifications shall be approved in advance by the Planning Commission. B. Recommend denial of the requested ordinance amendment and Conditional Use Permit. With a denial, findings of fact supporting the decision must be provided. C. Table the request for additional information. FINDINGS AND RECOMMENDATION Dog training facilities are not offered in the City of Stillwater. The general community welfare is furthered by allowing a diversity of desirable uses and services within the community. Additionally, the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. Therefore, staff recommends the Planning Commission forward a favorable recommendation of ordinance amendment approval to the City Council. Furthermore, staff recommends approval conditional use permit with the conditions identified in Alternative A, above. Attachments: Location Map Draft ordinance Applicant letters Copy: Therese Stoebner Michael McGrath ORDINANCE NO._________ CITY OF STILLWATER WASHINGTON COUNTY, MINNESOTA AN ORDINANCE AMENDING THE ZONING CODE TO ALLOW DOG TRAINING FACILITEIS BY SPECIAL USE PERMIT IN THE BP-I ZONING DISTRICT The City Council of Stillwater does ordain: SECTION 1. AMENDMENT. City of Stillwater City Code Sec. 31-101, Definitions is hereby amended by adding the following definition: 43.1. Dog Training Facility means an indoor and/or outdoor facility utilized for the organized training of domestic dogs, but which includes no boarding. SECTION 2. AMENDMENT. City of Stillwater City Code Sec 31-325, Allowable uses in the non-residential districts, is hereby amended by adding the following: ALLOWABLE USES ZONING DISTRICTS CA CBD VC BP- C BP- O BP-I CRD PA PWFD PROS Misc Dog Training Facility26 CUP 26 Performance standards found in City Code Sec 31-515.2 apply to all Dog Training Facilities. SECTION 3. AMENDMENT. City of Stillwater City Code Sec 31 is amended by adding the following. Sec. 31-515.2. Dog Training Facilities in the BP-I District. All Dog Training Facilities must meet the following performance standards: 1) A Dog Training Facility shall include an enclosed building with restrooms. 2) A Dog Training Facility shall have a separation of at least five hundred (500) feet as measured in a straight line from the nearest edge of the building or outside areas used by dogs (whichever is closer) to the property line of all residentially zoned property. 3) When abutting a residential district, an approved screening and landscaping plan shall be filed and developed between the two land uses. 4) Adequate off-street parking shall be provided, as determined by the City Planner. 5) Indoor and outdoor areas shall be maintained in a clean and sanitary condition at all times. Solid waste material shall be removed at least daily and disposed of in a sanitary manner. 6) A Dog Training Facility shall not be operated between 10:00 p.m. and 7:00 a.m. 7) No dogs shall remain unattended in outdoor areas. 8) No permanent outdoor pens are allowed with the exception of a separate outdoor relief area. Any outdoor areas to be used for the animal training facility, including any relief areas, shall be completely enclosed with a fence that is at least four feet (4’) in height, or all dogs utilizing a non-enclosed outdoor relief area shall be leashed at all times. No animals shall remain unattended in outdoor areas. 9) A maximum ratio of 1 person to 2 dogs is allowed in the outdoor areas at any given time. 10) No dog boarding is allowed. Dogs may only be on-site while accompanied by their owner or handler. SECTION 4. EFFECTIVE DATE. This ordinance shall be in full force and effect from and after its passage and publication according to law. Passed this _________ day of ____________, 2019. Ted Kozlowski, Mayor ATTEST: Beth Wolf, City Clerk RAINBOWORLEANS CTWESTRIDGECIRCLEEASTRIDGE COURTSHELTON DRIVELINSON CIRWEST ORLEANS STREET SOUTH GREELEY STREETCURV E C R E S T B L V D SOUTH EVERETT STREETS GREELEY STCOUNTY ROAD 66COUNTY ROAD 66INDUSTRIAL BOULEVARDINDUSTRIALBLVD1198 1611 1815 1875 1937 1850 1749 1775 1862 1601 811 1987 1451 1902 1875 820 1750 1635 1792 1940 1672 1778 1709 14298 809 812 1060 1940 1050 14100 813 14200 1825 817 1845 814 2081 810 815 1410 808 1316 1634 14130 1675 807 819 1730 1656 1200 1602 1301 1251 1770 2000 1300 1504 16051600 810 1655 1627 1650 1640 1645 16351630 1620 806 808 1609 1603 1963 19031900 812 1900 1973 19021901 1986 19421940 19101920 19051915 191219221930193519321925 196619561946 µ 0 370 740185Feet General Site Location Site Location 1815 Greeley St S ^ Te xt PLANNING REPORT TO: Planning Commission CASE NO.: 2019-57 REPORT DATE: October 8, 2019 MEETING DATE: October 23, 2019 APPLICANT: Washington County Historical Society LANDOWNER: Washington County Historical Society REQUEST: 1) Special Use Permit to operate Washington County Heritage Center 2) Side setback variance to allow 19’ 3” setback where 20’ is required LOCATION: 1862 South Greeley Street REPORT BY: Bill Turnblad, Community Development Director INTRODUCTION The Washington County Historical Society owns the property at 1862 South Greeley Street for the purpose of remodeling it as the Washington County Heritage Center. The building formerly served as the offices for the UFE plant. When remodeled it will house exhibit galleries, a history research center, a classroom, staff offices and archival storage. The only change to the footprint of the existing building will be to add a 5701 square foot glassed entrance as seen in the architectural rendering below. SPECIFIC REQUEST The Historical Society is requesting approval of: 1) A Special Use Permit to operate the heritage center in the BP-I Zoning District; and 2) A side setback variance to allow the glassed entrance to be 18’ 3” from the side property line rather than 20’ as required. 1 Per plan sheet A101 dated 9/11/19 Case 2019-57 Page 2 ANALYSIS The property is zoned BP-I, Business Park – Industrial. In this industrial zoning district, institutional uses such as libraries, art galleries and “other such facilities” are allowed by Special Use Permit. The heritage center with its gallery space, history research area, classroom, archival storage space and staff offices certainly classifies as such an institutional use. Therefore, with a Special Use Permit the property can be remodeled and operated as requested. Since the building will be re-purposed as an institutional building rather than a private office building, the entrance is proposed to be redesigned to serve the new use better. However, the setback of this new entrance is required to be 20 feet from the north side lot line, whereas the proposed setback is 18’ 3”. Therefore, a variance has been requested for this setback. I. Special Use Permit The allowable uses for non-residential properties in Stillwater are identified in the table in Section 31- 325 of the City Code. Some uses are listed as permitted simply as a right associated with ownership of the property. Some uses, however, are listed as allowed only with a Special Use Permit. These are uses that with extra care or special conditions can be made to be compatible with other properties in a specific zoning district. In the subject BP-I Zoning District, industrial uses are permitted. Institutional uses, such as proposed by the Historical Society, are allowed if a Special Use Permit is approved by the Planning Commission. Sec 31-207(d) of the City Code establishes guidelines for reviewing requests for Special Use Permits. They are: (1) The proposed structure or use conforms to the requirements and the intent of the zoning ordinance, the comprehensive plan, relevant area plans and other lawful regulations. The Comprehensive Plan is silent on the issue of institutional uses in an industrial zoning district. But, the Zoning Ordinance allows them by Special Use Permit as long as they are compatible with the neighborhood they are proposed in, or can be made compatible with appropriate conditions. The zoning code also identifies the following standards to be applied in this case. Massing Standards Standard Existing Proposed Front setback – 40’ 61’ 45’ Side setback – 20’ 30’ 18’ 3” Rear setback – 30’ 246’ 246’ Max impervious – 60% 50% 53.1% Max height – 40’ 13’ 8” 13’ 8” As seen in the table, all massing standards are met except that the glass entrance/gallery addition will be too close to the side lot line. A variance is required for this and is reviewed later in this report. Case 2019-57 Page 3 Parking Neither a museum nor a history center are specifically identified in the parking requirements table in the Zoning Code. So, the parking requirement has to be calculated by comparing similar uses to the heritage center proposal. Therefore, as detailed in the table below, the minimum number of parking spaces for the center would be 18. 38 spaces are proposed. So the proposal provides more than sufficient parking. Use Standard Area in this project Spaces required Art galleries 1/500 sf 3,610 sf 7.2 Offices 1/300 sf 199 sf 0.7 Storage 1/1,000 sf 4,513 sf 4.5 Classroom & research 3/room 2 rooms 6 Total 18 Busses It is anticipated that school classes will regularly visit the heritage center. But, dropping students off and picking them up could be disruptive for VistaTech, which shares the driveway. Bus drivers will prefer to stop on the in-bound lane of the driveway, let students off, and then proceed to the back of the building to park. But, it would be preferable for VistaTech operations if the busses dropped students off in the out-bound lane. This means, however, that the bus drivers would then have to exit the property and return to park. Still, this should be a condition of approval for the Special Use Permit. Signage Freestanding Sign - A 39 square foot freestanding sign is proposed to be installed in the front yard near the new entrance. It would be 3 feet 4 inches tall and have a 17 foot setback from the front lot line and a 35 foot setback from the north property line. All of these measurements are satisfactory, as the standards for freestanding signs in this part of the BP district are: 100 square foot maximum sign area; 20 foot maximum height; and a minimum of 15 foot setback from all lot lines. The one cautionary note is that the proposed ground mounted flood lights will have to be installed and aligned so that the LED light source is not directly visible by passing motorists. Wall Signage – The east building elevation identifies hooks for temporary signage. While temporary signage is allowed for, it and all exterior signage will require a sign permit prior to installation. (2) Any additional conditions necessary for the public interest have been imposed. This guideline is addressed below through a variety of review standards. Some of them are from the design guidelines for the West Business Park. So, the Heritage Preservation Commission will also be reviewing this project. Any conditions they impose will be incorporated into the conditions of this Special Use Permit. Exterior lighting Recessed lighting will be installed in the eave along the front of the building and under the canopy of the new entrance addition. The other three sides of the building will have wall mounted lights. They will be installed perpendicular to the wall to serve as parking lot lighting, so glare shields must be installed to block direct view of the LED sources from property lines. Photometrics should be provided that show two things. The first is that the wall mounted lights will cast enough light for Case 2019-57 Page 4 guests using the parking lot in the winter. And secondly that there are 0 lumens projected past property lines. The flag pole and its existing flood lights will remain in place in the front yard. Exterior HVAC Equipment Roof mounted mechanical equipment will be screened from view as detailed in the attachment. Landscaping The landscaping plan is to preserve the existing trees and the majority of the existing turf. In addition, the hard edge of the driveway will be softened at the perimeter of the new glass entrance with a raised planter that will have native perennial flowers. Trash enclosure The West Business Park guide lines call for keeping trash indoors until garbage pickup day, or if it is going to be stored outside, exterior trash storage areas have to be completely enclosed with building material compatible with the principle structure. Stormwater management Prior to issuance of a building permit, the City’s engineering department will need to review the site plans for stormwater and erosion control purposes. (3) The use or structure will not constitute a nuisance or be detrimental to the public welfare of the community. Staff is not aware of any reason why the proposed re-use of the building would constitute a nuisance or be detrimental to the public, as long as the review standards discussed above continue to be satisfied. II. Variance In order for the new entrance to be functional, the building owner is asking for an extra 1 foot 9 inches of width. To maintain a 20 foot side setback, the entrance would have to be limited to 10 feet wide. While this may be wide enough for a private home, it is fairly confined for an institutional building entrance. So, a variance of 1 foot 9 inches is being requested. This would allow the new entrance to have a setback of 18 feet 3 inches instead of the required 20 feet. State statutes enable a City to grant variances when they meet the review criteria below. (1) A variance may be granted when the applicant establishes that there are “practical difficulties” in complying with the Zoning Code. A practical difficulty means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Code; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute a “practical difficulty”. In this case, the building and lot lines already exist. But, in order to re-purpose the building’s former office use as a heritage center, a redesigned entrance is necessary. And though the entrance could be located on the east wall rather than wrapped around the northeast corner as proposed, that location is not ideal in relationship to parking areas and Case 2019-57 Page 5 the driveway. Moreover, the layout of the heritage center space would be negatively affected. If the building were being built from scratch, it could easily be moved southward and the proposed entrance could be built without a variance. Moreover, given that fact that there is 85 feet of building separation between the VistaTech industrial building to the north and subject building, most of which is covered in pavement, the 1 foot 9 inches of additional entrance structure will not alter the essential character of the area. (2) The variance must be in harmony with the Zoning Code and the Comprehensive Plan. a. What is the purpose of the regulation for which the variance is being requested? The specific purposes for the rather large 20 foot side yard setback in the BP-I Zoning District is to provide building separation and landscaped areas between what are usually fairly intensely used facilities. However, in this case, the future heritage center functioned as the UFE offices for the UFE production facility right across the driveway. When UFE sold the office building to the Washington County Historical Society, a lot line was simply created down the middle of the driveway. So, landscaping does not exist in this side yard, nor is is practical to tear up parking near the entrance to plant turf here. In terms of building separation, there is 85 feet between what is now the VistaTech production facility to the north and the future Heritage Center building. b. If granted, would the proposed variance be out of harmony with the Zoning Code? Staff finds that with the “grandfathering” associated with the former UFE buildings, granting the variance, which is less than 10% of the required setback, would not be out of harmony. c. If granted, would the proposed variance be out of harmony with the Comprehensive Plan? Staff is not aware of any reason why the variance would create any conflict with the Comprehensive Plan. (3) No variance may be granted that would allow any use that is prohibited in the zoning district in which the subject property is located. Both the heritage center and an entrance are uses that are allowed in the BP Zoning District. Case 2019-57 Page 6 POSSIBLE ACTIONS The Planning Commission has the following options: A. Approve the Special Use Permit and Variance with the following conditions: 1. The project shall be completed according to the plans dated 9/11/19 on file in the Community Development Department, unless specifically modified by other conditions of approval. 2. All minor modifications to the plans shall be approved in advance by the City Planner. All major modifications shall be approved in advance by the Planning Commission. 3. The LED light source for the freestanding sign’s ground mounted flood lights must be installed and aligned in a manner that prevents the LED light sources from being directly visible to passing motorists. 4. Exterior trash storage areas must be completely enclosed with building material compatible with the principle structure. 5. The wall mounted lights on the north, south and east sides of the building must have glare shields installed to obscure view of the LED light sources from all property lines. 6. Photometrics must be provided together with building permit application materials that show: a) that the wall mounted lights will cast enough light for guests to safely use the parking lots in the winter time, and b) that there are 0 lumens projected past property lines. 7. Design review conditions imposed by the Heritage Preservation Commission are incorporated into this Special Use Permit. 8. All exterior signage, including temporary signage, will require a sign permit from the Community Development Department prior to installation. 9. Bus drop off and pick up must occur in the outbound lane of the combined driveway that serves both the Heritage Center and VistaTech. 10. Prior to issuance of a building permit, the City’s engineering department will need to review the site plans for stormwater and erosion control purposes. B. Deny the requested Special Use Permit and/or Variance. With a denial, findings of fact supporting the decision must be provided. C. Table the request for additional information. FINDINGS AND RECOMMENDATION Staff finds that with the conditions identified above, both the SUP and Variance merit approval. Attachments: Location Map Plan set HVAC screening Variance letter Copy: Brent Peterson, Director, Wash Co Historical Society bt WESTRIDGECIRCLESHELTON DRIVESOUTH GREELEY STREETCURV E C R E S T B L V D S GREELEY STCOUNTY ROAD 66COUNTY ROAD 66INDUSTRIAL BOULEVARDINDUSTRIALBLVD1815 1875 1937 1850 1749 1775 1862 1987 1902 1875 1750 14100 1792 1940 1778 2081 14130 1940 1825 1845 1198 17091672 1200 1180 1060 1730 1050 1611 1770 2000 1900 1960 1950 1940 1910 1920 1930 19651970 1901 1951 1905 1915 1925 1935 µ 0 275 550137.5 Feet General Site Location Site Location 1862 Greeley St S ^ Te xt PROTECT EXISTING MATURE TREES DURING RENOVATION EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN SHARED DRIVE EXISTING BUILDING WASHINGTON COUNTY HERITAGE CENTER 1862 GREELEY STREET SOUTH STILLWATER, MN 55082EXISTING ASPHALT: MILL AND OVERLAY PROVIDED PARKING: 36 STALLS 2 ACCESSIBLE STALLS RAISED PLANTER w/ NATIVE PERENNIAL FLOWERS NEW SIDEWALK, SEE CIVIL SIGN, 12'-0" x 1'-0" x 3'-4" BIKE PARKING (5) RIVER BIRCH 6" CURB, SEE CIVIL EXISTING CONCRETE PATIO, PARTIALLY TO REMAIN. SEE DEMO PLAN FOR EXTENT OF DEMOLITION. GENERATOR SCUPPER LOCATION NEW SCUPPER LOCATIONS BKR-01 BOL-01 TRASH SEE ROOF PLAN FOR ADDITIONAL INFORMATION GREELEY STREETACCESS EASEMENT28' - 0"DASHED LINE INDICATED FACE OF BUILDING BELOW ROOF OVERHANG. EXISTING OVERHANG TO REMAIN. EXISTING SIDEWALK TO BE REMOVED. SEE DEMO PLAN FOR EXTENT OF DEMOLITION. EXIT EXIT EXITEXIT EXIT EXISTING NATURAL GAS METER -TO BE SALVAGED AND REINSTALLED LOADINGLOADING CONCRETE SIDEWALK53' - 9 1/2"16' - 0 1/4"19' - 0"30' - 0"NEW ELECTRICAL METER SOCKET 246' - 5 7/8"49' - 3 5/8"453' - 7"100' - 4"EXISTING BDLG SF: 14,162 GSF ADDITION SF: 559 GSF TOTAL: 14,718 GSF TOTAL SITE SF: 80,965 GSF IMPERVIOUS SF:40,555 GSF NEW PERVIOUS SF: 2,442 GSF TOTAL: 38,113 GSF181' - 8"RTU ENCLOSURE PANELS AND STRUCTURE EXISTING RAMP AND RAILING TO REMAIN EXISTING STAIR AND TO REMAIN SALVAGED WHEEL STOPS; SEE CIVIL SCUPPER LOCATION 12' - 0"1' - 0"LEVEL 1 100' -0"1' - 7"3' - 4"10 1/8"11' - 0 5/8" 6' - 0" 12' - 0"5 7/8"CONCRETE w/ METAL STAND-OFFS; GROUND MOUNTED LIGHTING ON BOTH SIDES. SEE ELEC SITE PLAN. Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd.I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the Laws of the State of Minnesota. ARCHITECT SEAL DRAWN BY:CHECKED BY: PROJECT NO. PROJECT PHASE Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd. Signature: Print Names: Date: License No: Paul Mellblom 26943 MSR MSR ISSUE / REVISION DATEMARK DESCRIPTION 710 South Second Street, Suite 800 Minneapolis, MN 55401 | 612. 375. 0336 9/26/2019 3:18:35 PMC:\Projects\201706_R19_Central_emilie.rvtA001 SITE PLAN 50% PRICING SET 2017065 9/11/19 Washington CountyHeritage Center1862 Greeley St SStillwater, MN 55082Architecture and Interiors Mechanical, Electrical and Plumbing Engineers MEP Associates, LLC Mattson Macdonald Young 901 N 3rd St #100 Minneapolis, Minnesota 55401 | 651. 414. 4001 Civil Engineers BKBM Engineers 6120 Earle Brown Drive, Suite 700 Minneapolis, MN 55430 | 763. 843. 0420 860 Blue Gentian Rd #175 Eagan, Minnesota 55121 | 651. 414. 4001 Structural Engineers 1" = 20'-0"A001 1 SITE PLAN 1/4" = 1'-0"A001 2 EXTERIOR SIGNAGE PLAN 1/4" = 1'-0"A001 3 EXTERIOR SIGN ELEVATION NORTH / SOUTH 1/4" = 1'-0"A001 4 EXTERIOR SIGNAGE - RENDER REFSB A201 3 A2011 A201 A201 6 4 2 A201 5 A2012 A301 5 A301 40' - 0"40' - 0"38' - 0"20' - 0" A503 2 A504 2 A503 9 138' - 0" E AB CD 1 2 3 4 5 6 7 112 SF VESTIBULE 100 222 SF ENTRY 101 236 SF FRONT GALLERY 102 493 SF LOBBY 103 580 SF GIFT SHOP 104 333 SF RESEARCH CENTER 126 100 SF OFFICE 125 99 SF OFFICE 124 167 SF KITCHENETTE / VOLUNTEER 122 594 SF GALLERY 2 123 872 SF GALLERY 1 107 173 SF STORAGE 109 607 SF ARTIFACT STORAGE 111 1,469 SF GALLERY 3 121 1,114 SF CLASSROOM 106 215 SF WOMENS 108 212 SF MENS 110 147 SF ELEC 115 203 SF MECHANICAL 114 65 SF ACCESSIBLE TOILET 112 45 SF JANITOR 113 35 SF ENTRY 116 297 SF ISOLATION 117 339 SF RECEIVING 118 3,097 SF STORAGE 119 A503 12 14 A502 A504 6 A502 6 A505 1 10 1311 7 4 5 1 2 4 1 3 7 8 5 A502 9 12 11 10 13 16 15 14 A501 1 A50183 2 4 5 6 7 A5024 1 2 3 A501 14 A50112 13 16 15 9 10 11 3 A503 5 8 7 6 100 102 106B 110112 113 114 115 116A 117 119A 118 111 109 119B 121 122A 122B 124 125 126 107 116B A3 A F3 A6 A A3 A A6 A A6 A A3 A B3 A A3 A A3 A A3 A A3A3 A F3 F3 2 2 A3 A A3 A A3A3 A A3 A B3 A A3 A 1 1 A D C F H E 1 34 34 A151 13 A191 1 11' - 10 3/4" 16' - 0"20' - 0" 12' - 0" 12' - 0" 12' - 0"12' - 0"7' - 9 5/8"12' - 0"20' - 0"16' - 0"84' - 10 1/2"6' - 4" 11' - 6 1/2" 3' - 6" 5' - 10" 3' - 6" 24' - 11 3/8"99' - 8"1' - 1 7/8" V.I.F 3' - 4" 2' - 8 3/4" 6' - 4" 27' - 0 1/8" V.I.F 3' - 4"36' - 8"5' - 0" 24' - 3" 12' - 0" 8' - 6" 19' - 11"19' - 6" 1' - 9"12' - 3" 1' - 9" 10' - 0" 1' - 9" 5' - 6"34' - 6"6' - 3 5/8" 11' - 4 7/8" 72' - 2 5/8"6' - 4" 40' - 3 5/8"5' - 8 1/2" 12' - 10 1/4" 40' - 3 5/8"5' - 8 1/2"31' - 2 3/8" 3' - 4" 8' - 6" 6' - 4" 14' - 3 7/8" 6' - 4" 5' - 11 1/2" 1 A301 3 A301 6 A301 7 A301 4 A301 8 A301 9 A301 8' - 0"19' - 1 3/4"F3 A A3A3 A3 A F1 F1 F1 F1 F1 F1 A3 A B3 A 123 A352 8 A352 5 A352 7 A352 9 A352 13 A352 16 A352 15 A352 12 A352 11 A352 6 A352 4 A352 2 A352 3 A352 13 A552 2 A552 1 A552 3 A552 4 A552 5 A552 3 A552 4 A552 3 A552 4 A552 1 A552 3 A552 2 A552 1 1 A551 4 A551 7 A551 4 A551 10 A551 1 A301 1 A301 108 B R12 A552 6 12 A551 A352 10 G1 LOADING ZONE EXISTING ENTRY TO REMAIN GENERATOR 101 B3 A F1 F1 F1 G1 G1 G1 R12 ALIGN ALIGN ALIGN ALIGNALIGN106A TRASH G 6' - 4" GALLERY 3 DESIGN AND CONSTRUCTION BY SPLIT ROCK STUDIOS. SEE ELEC PLANS FOR LIGHTING AND POWER REQUIREMENTS. 0 F3 F1 A31 DASHED LINE INDICATES VB-3 @ TYPE B AND TYPE G WALLS DASHED LINE INDICATES VB-3 @ TYPE B AND TYPE G WALLS DASHED LINE INDICATES VB-3 @ TYPE B AND TYPE G WALLS A5053 5 6 4 41' - 0 1/4"1' - 9" 4' - 9 1/4"4' - 8 3/4"GENERAL NOTES 1. SEE CODE PLANS FOR RATED WALL & DOOR LOCATIONS. 2. DIMENSIONS PROVIDED ARE TO BOTH CENTER LINE OF WALL AND OUTSIDE OF FINISH FACE -CAREFULLY REVIEW BY LOCATION. 3. EXISTING WALLS ARE INDICATED BY DARK SHADE, NEW WALLS BY LIGHTER SHADE. 4. ALL METAL FRAMED WALLS IDENTIFIED AS ACOUSTIC ASSEMBLIES TO HAVE ACOUISTIC INSULATION (INSUL-4) EXTEND THEIR FULL HEIGHT. 5. PROVIDE IN-WALL BLOCKING/REINFORMCEMENT AS NEEDED FOR MILLWORK, SHELVING, TOILET ROOM ACCESSORIES, ETC. REVIEW PLANS AND INTERIOR ELEVATIONS. 6. REFER TO A601 FOR DOOR AND DOOR FRAME TYPES. 7. CONTRACTOR IS RESPONSIBLE FOR PROVIDING A WEATHER TIGHT BUILDING. DETAILS AND OMISSIONS IN DRAWINGS, NOT WITHSTANDING DRAWING CONFLICTS WHICH MAY NOT ALLOW A WEATHER TIGHT CONDITION, SHALL BE BROUGHT TO THE ATTENTION OF ARCHITECT. 8. PROVIDE PARTITION UP TO UNDERSIDE OF DECK ABOVE ALL GLAZING, UNLESS NOTED OTHERWISE. ALLOW FOR DEFLECTION AT TOP OF PORTIONS AT DECK, TYPICAL. 9. SEE INTERIOR ELEVATIONS FOR GLASS LOCATIONS AND GLASS PARTITION TYPES. 10. SEE MEP SHEETS FOR DEMO AND NEW SCOPE. 11. ALL PARTITIONS ARE TO UNDERSIDE OF DECK UNLESS NOTED OTHERWISE. BRING GYP FINISH UP TO DECK. ALLOW FOR DEFLECTION, FOLLOW DECK PROFILE WITH TOP OF GYP. 12. SEE INTERIOR ELEVATIONS FOR LOCATION AND SIZE OF SHADES AND CURTAINS. 13. SEE RCP FOR AREAS OPEN TO EXPOSED STRUCTURE. CLEAN AND PREP DECK TO BE EXPOSED TO SPACE BELOW. REMOVE ALL UNECESSARY FASTENERS, HANGERS, PATCH AND PREP. NEW WALLS AND PARTITIONS EXISTING WALLS AND PARTITIONS WALLS AND PARTITIONS TO BE REMOVED WALL AND PARTITION KEY CMU WALLS AND PARTITIONS TO BE REMOVED Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd.I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the Laws of the State of Minnesota. ARCHITECT SEAL DRAWN BY: CHECKED BY: PROJECT NO. PROJECT PHASE Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd. Signature: Print Names: Date: License No: Paul Mellblom 26943 MSR MSR ISSUE / REVISION DATEMARK DESCRIPTION 710 South Second Street, Suite 800 Minneapolis, MN 55401 | 612. 375. 0336 9/26/2019 3:18:38 PMC:\Projects\201706_R19_Central_emilie.rvtA101 LEVEL 1 50% PRICING SET 2017065 9/11/19 Washington CountyHeritage Center1862 Greeley St SStillwater, MN 55082Architecture and Interiors Mechanical, Electrical and Plumbing Engineers MEP Associates, LLC Mattson Macdonald Young 901 N 3rd St #100 Minneapolis, Minnesota 55401 | 651. 414. 4001 Civil Engineers BKBM Engineers 6120 Earle Brown Drive, Suite 700 Minneapolis, MN 55430 | 763. 843. 0420 860 Blue Gentian Rd #175 Eagan, Minnesota 55121 | 651. 414. 4001 Structural Engineers 1/8" = 1'-0"A101 1 LEVEL 1 FLOOR PLAN LEVEL 1 100' -0" APPROX ROOF LEVEL 113' -8" PARAPET 115' -8" 5 A201 1234567 H F B15' - 8"PROVIDE HOOKS FOR TEMPORARY SIGNAGE 14 A352 G BRICK INFILL TO MATCH, USE SALVAGED MATERIAL FROM DEMOLITION EYE SCREWS CAPABLE OF HOLDING >100 LBS 1' - 0"1' - 0" 1' - 0"1' - 0"2' - 0"2' - 0"0 EXIST GRAVEL STOP 114' -0" LEVEL 1 100' -0" APPROX ROOF LEVEL 113' -8" PARAPET 115' -8" 2 A201E ABCD 34 34 C 10215' - 8"122B 1 A352 EXIST GRAVEL STOP 114' -0" VERIFY WIDTH AND LOCATION WITH PREVIOUS OPENING. LEVEL 1 100' -0" APPROX ROOF LEVEL 113' -8" PARAPET 115' -8" 5 A201 1 2 3 4 5 6 7 100 D 14 A352 0 EXIST GRAVEL STOP 114' -0" LEVEL 1 100' -0" APPROX ROOF LEVEL 113' -8" PARAPET 115' -8" 2 A201 EABCD EA 116B 118 1 A352 127 EXIST GRAVEL STOP 114' -0" SALVAGED ROOF LADDER TO BE REINSTALLED IN EXISTING LOCATION LEVEL 1 100' -0" APPROX ROOF LEVEL 113' -8" PARAPET 115' -8" 2 A201A B OPEN TO ENTRY BEYOND 1' - 10"FRONT GALLERY 102 VESTIBULE 100 1 A352 EXIST GRAVEL STOP 114' -0" 1 1/8" 20' - 0" 5' - 0" LEVEL 1 100' -0" APPROX ROOF LEVEL 113' -8" PARAPET 115' -8" 5 A201 1 ENTRY 101 LOBBY 103 0 EXIST GRAVEL STOP 114' -0"Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd.I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the Laws of the State of Minnesota. ARCHITECT SEAL DRAWN BY: CHECKED BY: PROJECT NO. PROJECT PHASE Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd. Signature: Print Names: Date: License No: Paul Mellblom 26943 MSR MSR ISSUE / REVISION DATEMARK DESCRIPTION 710 South Second Street, Suite 800 Minneapolis, MN 55401 | 612. 375. 0336 9/26/2019 3:18:40 PMC:\Projects\201706_R19_Central_emilie.rvtA201 EXTERIOR ELEVATIONS & BUILDING SECTIONS 50% PRICING SET 2017065 9/11/19 Washington CountyHeritage Center1862 Greeley St SStillwater, MN 55082Architecture and Interiors Mechanical, Electrical and Plumbing Engineers MEP Associates, LLC Mattson Macdonald Young 901 N 3rd St #100 Minneapolis, Minnesota 55401 | 651. 414. 4001 Civil Engineers BKBM Engineers 6120 Earle Brown Drive, Suite 700 Minneapolis, MN 55430 | 763. 843. 0420 860 Blue Gentian Rd #175 Eagan, Minnesota 55121 | 651. 414. 4001 Structural Engineers 1/8" = 1'-0"A201 1 BUILDING EAST ELEVATION 1/8" = 1'-0"A201 3 BUILDING SOUTH ELEVATION 1/8" = 1'-0"A201 4 BUILDING WEST ELEVATION 1/8" = 1'-0"A201 6 BUILDING NORTH ELEVATION 1/8" = 1'-0"A201 5 EAST-WEST BUILDING ADDITION SECTION 1/8" = 1'-0"A201 2 NORTH-SOUTH BUILDING ADDITION SECTION REFRN 109 EX FLOODLIGHT LUMINAIRE HP-1 / 19 r1 EX FLAGPOLE EX CONDUIT TO ELEC ROOM 115 NEW ELECTRICAL METER SOCKET EXISTING UTILITY TRANSFORMER EXISTING UNDERGROUND SERVICE CONDUCTORS NEW GENERATOR SEE CIVIL FOR PAD 3 2 1 AA1 HP-1 / 21 r2 NEW 1"C TO ELEC ROOM 115 NEW MONUMENT SIGN -SEE ARCHAC1 LP-1 / 25 r3 AC1-EM LP-1 / 25 r3 AC1-EM LP-1 / 25 r3 AC1 LP-1 / 25 r3 AC1 LP-1 / 25 r3 AC1 LP-1 / 25 r3 AC1 LP-1 / 25 r3 AC2-EM LP-1 / 25 r3 D2 HP-1 / 7 D2 HP-1 / 7 D2 HP-1 / 7 D2 HP-1 / 7 D2-EM HP-1 / 7 (2) D2-EM HP-1 / 7 D2-EM HP-1 / 7 (2) D2 HP-1 / 7 EXISTING LUMINAIRES TO REMAIN. REFEED FROM PANEL BRANCH CIRCUIT AS NOTED ON PLAN. PROVIDE NEW METER SOCKET AT EXTERIOR OF BUILDING. REFEED FROM EXISTING UNDERGROUND SERVICE CONDUCTORS, ROUTED FROM UTILITY TRANSFORMER ACROSS DRIVEWAY NORTH OF BUILDING. NEW ELECTRIC GENERATOR APPROXIMATE LOCATION. EC SHALL PROVIDE FOR NEW REINFORCED CONCRETE GENERATOR PAD 8'-6" X 5'-4". REFER TO CIVIL PLANS FOR EXACT LOCATION. SEE ONE-LINE DIAGRAM (E701) FOR FURTHER DETAILS ON GENERATOR EQUIPMENT. KEYED NOTES 1 2 3 1. SEE SHEET E000 FOR ADDITIONAL GENERAL NOTES THAT APPLY. GENERAL NOTES A.FIXTURES SHALL BE COMPLETE WITH ALL REQUIRED MOUNTING ACCESSORIES FOR THE STYLE OF MOUNTING INDICATED. B.ALL LED DRIVERS SHALL HAVE 0-10V DIMMING CAPABILITY. C.LED PRODUCT LUMENS INDICATED ARE DELIVERED LUMENS. D.ALL EQUIVALENT PRODUCTS SHALL HAVE A LUMEN OUTPUT AND WATTAGE WITHIN 5% AS TO WHAT IS INDICATED. E.VOLTAGES ARE SHOWN FOR CIRCUITING REFERENCE. PROVIDE LUMINAIRES WITH MVOLT/UNIVERSAL VOLTAGE IF AVAILABLE. F.LUMINAIRES SCHEDULED REPRESENT BASIS OF DESIGN. PRE-BID APPROVED EQUALS WILL BE ACCEPTED. ALTERNATES WILL ONLY BE REVIEWED TO BE ACCEPTED 7 WORKING DAYS PRIOR TO BID DATE. LUMINAIRE SCHEDULE TYPE DESCRIPTION MANUFACTURER / SERIES MOUNTING TYPE LENS/REFLECTOR LIGHT SOURCE & DRIVER VOLT WATTS NOTES D2 RECESSED 4" SQUARE DOWNLIGHT POLYCARBONATE LENS, WET LOCATION RATED FOR OUTDOOR LOCATIONS SELF FLANGED, WITH BLACK TRIM GOTHAM ARCH DOWNLIGHTING -EVO 4" SQUARE OR APPROVED EQUAL RECESSED MOUNTING SEMI-SPECULAR FINISH LED -NOMINAL 2,000 LUMEN 3000K, 80 CRI 277 23.5 LUMINAIRES WITH EXTRA TYPE 'D2-EM' SHALL INCLUDE INTEGRAL 90 MINUTE BATTERY BACKUP UNIT, RATED FOR COLD WEATHER GENERAL NOTES AA1 GROUND MOUNTED FLOODLIGHT LUMINAIRE IP66 RATED FOR OUTDOOR LOCATIONS DARK BRONZE FINISH LITHONIA LIGHTING -TFX2 LED OR APPROVED EQUAL GROUND YOLK MOUNTED WIDE FLOOD DISTRIBUTION LED -NOMINAL 13,200 LUMEN 3000K, 80 CRI 277 94 AC1 WALL MOUNTED AREA LUMINAIRE IP65 RATED FOR OUTDOOR LOCATIONS DARK BRONZE FINISH LITHONIA LIGHTING -DSX2 LED OR APPROVED EQUAL WALL MOUNTED FORWARD THROW DISTRIBUTION LED -NOMINAL 6,000 LUMEN 3000K, 80 CRI 277 54 LUMINAIRES WITH EXTRA TYPE 'AC1-EM' SHALL INCLUDE INTEGRAL 90 MINUTE BATTERY BACKUP UNIT, RATED FOR COLD WEATHER AC2 WALL MOUNTED AREA LUMINAIRE IP65 RATED FOR OUTDOOR LOCATIONS DARK BRONZE FINISH LITHONIA LIGHTING -DSX1 LED OR APPROVED EQUAL WALL MOUNTED TYPE 2 SHORT DISTRIBUTION LED -NOMINAL 2,600 LUMEN 3000K, 80 CRI 277 26 LUMINAIRES WITH EXTRA TYPE 'AC2-EM' SHALL INCLUDE INTEGRAL 90 MINUTE BATTERY BACKUP UNIT, RATED FOR COLD WEATHER Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd.I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the Laws of the State of Minnesota. ENGINEER SEAL DRAWN BY:CHECKED BY: PROJECT NO. PROJECT PHASE Drawing 2019 Copyright Meyer, Scherer & Rockcastle, Ltd. Signature: Print Names: Date: License No: ISSUE / REVISION DATEMARK DESCRIPTION 710 South Second Street, Suite 800 Minneapolis, MN 55401 | 612. 375. 0336 9/26/2019 4:18:21 PMC:\Users\colinj\Documents\M10.19.05-WCHC-CENTRAL-MEP-R19_colinj8YN6B.rvtE101 ELECTRICAL SITE PLAN CITY PLANNING REVIEW 2017065 9/26/19 Washington CountyHeritage Center1862 Greeley St SStillwater, MN 55082Architecture and Interiors Mechanical, Electrical and Plumbing Engineers MEP Associates, LLC Mattson Macdonald Young 901 N 3rd St #100 Minneapolis, Minnesota 55401 | 651. 414. 4001 Civil Engineers BKBM Engineers 6120 Earle Brown Drive, Suite 700 Minneapolis, MN 55430 | 763. 843. 0420 860 Blue Gentian Rd #175 Eagan, Minnesota 55121 | 651. 414. 4001 Structural Engineers CAJ DRD 1" = 20'-0" ELECTRICAL SITE PLAN1 Wind Speed Wall Force Horizontal Force Vertical Force HLC VLC 90 170.7 117.3 80.6 0.69 0.47 130 353.8 248.5 168.7 0.70 0.48 170 602.3 428.5 286.9 0.71 0.48 200 865.6 604.2 365.2 0.70 0.42 0.71 0.48 CATALOG NO. 450XPI Rev: JAN 2018 MODEL 450XPI STANDARD CONSTRUCTION  Material: Extruded Aluminum 6063-T6  Vertical Supports: 5” x 2” x .125” Aluminum Support Channels  Blades 4” (102mm) deep, .081” (2.1mm) nominal wall thickness  Blade Spacing: 5” (127mm) on center  Blade Angle: 40°  Finish: Mill OPTIONAL ACCESSORIES  Cap Flashing  Hinged Access Panels  Visible Mullions  Invisible Mullions for continuous blade appearance FINISHES  2 coat fluropolymer: Kynar® 500 / custom colors available in 70% PVDF (AAMA 2605). Living Building Challenge (LBC) Red List Free.  3 coat fluropolymer: Kynar 500 / Hylar 5000 custom colors available in 70% PVDF (AAMA 2605). LBC Red List Free.  Anodic finishes: Class I and Class II in Clear, Light/Medium/Dark Bronze, Champagne, and Black.  Prime coat SUGGESTED SPECIFICATIONS  General: Furnish and install where indicated on drawings 4” (102mm) Extruded Aluminum Inverted Equipment Screen Model 450XPI as manufactured by Industrial Louvers, Inc., Delano, MN.  Material: Extruded aluminum supports and blades shall be one piece 6063-T6 alloy. Vertical supports shall have a material thickness of .125” (3.2mm). Fixed inverted blades shall have a material thickness of .081” (2.1mm). Supports and blades shall be joined by stainless steel mechanical fastener.  Performance: Horizontal Load Coefficient (HLC) shall be no greater than 0.71. Vertical Load Coefficient (VLC) shall be no greater than 0.48. Equipment screen shall provide 100% visual screening from a horizontal vantage point. Free area shall be approximately 57.9%. Vertical Section Corner View Invisible Vertical Mullion VELOCITY PROFILE CFD DATA