To ensure that resources will be available to provide a consistent level of public services to the community.

Future Land Use Plan The land use plan is one of the most prominent chapters in the Stillwater Comprehensive Plan. It provides a visual representation of what the community is expected to look like in the future. This plan depicts how Stillwater will best balance all if its land uses including housing, commerce, industry, parks, public uses and open spaces, while identifying linkages amongst each use. The text, maps and images contained in this section identify a framework for the future of land in the community. This information serves two main purposes: To identify how land should be developed to accomplish the overall objectives of the city. To ensure that resources will be available to provide a consistent level of public services to the community. Areas of Potential Change In essence, the 2040 Future Land Use Plan mirrors the previous land use plan included in the 2030 Comprehensive Plan. Modification of the land use plan is the result of potential areas of change (see Figure 1), while redefining the commercial land use categories. Some of these areas of change have been triggered by anticipated closures of institutional uses. Other areas of change include opportunities for mixed use development along Trunk Highway (TH) 36. The current housing market, adjacent land uses, and convenient access to the regional transportation system make these areas of the community more attractive for higher intensity land uses. The purpose and intent in changing the future land uses in these areas are discussed throughout this section. 2040 Stillwater Comprehensive Plan Update 1

FIGURE 1: 2040 FUTURE LAND USE PLAN & AREAS OF OPPORTUNITY 2040 Stillwater Comprehensive Plan Update 2

Trunk Highway 36 Commercial Corridor Trunk Highway 36 defines the southern boundary of Stillwater. Land uses along the corridor include a mix of commercial, office and industrial uses. The commercial uses fronting TH 36 include freestanding businesses, big box retailers and strip malls. Residential uses are also present abutting commercial and industrial to the north. These uses include single family dwelling units, duplexes and apartment buildings. Over the next 20+ years, a general challenge facing Stillwater is remaining competitive with other communities as a desirable place to live, work and play. In seeking to maintain a competitive edge, Stillwater will need to continue strategic investments that promote redevelopment in select areas. One option is to introduce residential development as part of the TH 36 commercial corridor in a mixed use fashion. Mixed use refers to the integration of residential, commercial, retail, employment, and recreation in a way that not only supports and enhances each element in the development, but provides residents in the surrounding neighborhood a rich and diverse environment in which to live, work, and shop. Recent trends have indicated an increase in the number of people choosing to live in higher density housing integrated with commercial and retail uses. Allowing for this type of development to occur in the corridor will help better align with market trends. Introducing mixed use development to the corridor will also offer new opportunities to redevelop as the corridor adapts to a changing economy. For example, a shrinking market for big box retailers is a national trend that is resulting in some big box stores closing or reducing the size of their building s footprint. Many of the big box retailers along the TH 36 corridor are still operating strong. In the event that any of these stores close, a mixed use designation for the corridor would provide other options for redevelopment to occur in a different form. 2040 Stillwater Comprehensive Plan Update 3

Lakeview Hospital Over the last 100 years a hospital has been at Churchill and Greeley Streets, near Lily Lake in the Holcombe neighborhood. The current hospital was built in 1961. The 12.5 acre site has limited opportunities to accommodate future hospital growth. Accordingly, the hospital is planning to relocate to the northeast corner of TH 36 and Manning Avenue. Development at that location will likely consist of a three story hospital with an ambulatory (same day) surgery center, senior housing, and a medical office building. Planning for the new hospital and health care campus is under way. And, it is possible that construction on the new hospital could begin within the next five to ten years. It is assumed that at some point, the current site will no longer be utilized as a hospital. Reviewing the site s long term land use is appropriate and should take into consideration the following: The feasibility to adapt or reuse the existing buildings. The site s proximity to existing neighborhoods that include a mix of low to medium density residential. The proximity to open space, water and natural features. Convenient access to major transportation corridors (e.g., TH 36 and TH 95). Based on a review of these elements, the site has the potential to accommodate residential uses at a higher density. Accordingly, the site is being consider to be guided for Medium Density Residential. The site is currently guided for Low/Medium Density Residential. 2040 Stillwater Comprehensive Plan Update 4

Oak Park Elementary School Oak Park Elementary was one of nine elementary schools in the Stillwater Public School District (#834). In 2016, the School Board voted to close the elementary school. Students were enrolled in new schools to accommodate enrollment growth to the south. Currently the school provides office space for the school district. In the long term the School District plans to continue to use the school for administrative and office needs. In that respect, the site will continue to be designated as Low Density Residential. However, the Comprehensive Plan should recognize this site as a potential area of opportunity. At least a portion of the site (11 acres) may present future opportunities for residential uses. This is based on a preliminary review of the site s attributes: The site s proximity to existing neighborhoods that include a mix of uses ranging from singlefamily homes, townhomes and apartments. Land use buffers (along Osgood Avenue and Orleans Street) that are comprised of a church, day care, funeral home, and office space. Adequate walking distances to commercial and civic uses, such as the Washington County Government Center and commercial uses along TH 36. Available transit service and bus stops along Osgood Avenue. Convenient access to major transportation corridors (e.g., TH 36 and TH 95). If and when the site no longer meets the School District s needs, the site should be consider for a higher density use (e.g., Medium Density Residential or High Density Residential). Commercial Uses As part of this plan, changes to the commercial land use categories were made in order to both clarify and better reflect community direction. Several commercial land use categories are now included in this 2040 Stillwater Comprehensive Plan Update 5

plan to provide a variety of uses to meet the shopping, professional, employment, service, and entertainment needs of the community. A summary of the commercial land use categories are discussed on page 8. One area of change includes the northeast corner of Manning Avenue and Myrtle Street. The 2030 Comprehensive Plan included a market study to determine whether the western portion of Stillwater could support additional retail square footage given existing and planned future growth in the area. This study estimated that the northeast corner of Manning Avenue and Myrtle Street could support anywhere from 35,000 to 47,000 square feet of additional retail. However, the site remained guided for residential until the orderly annexation agreement was amended. The 2040 Comprehensive Plan has now recognized this area as Neighborhood Commercial. Downtown Redevelopment The final area of opportunity is through redevelopment initiatives in the downtown. These areas were identified as part of the Downtown master planning efforts, which are captured in Chapter 6. 2040 Stillwater Comprehensive Plan Update 6

Land Use Categories The areas of potential change are reflected in the 2040 Future Land Use Plan (see Figure 1). Table 2 highlights the changes in future land uses between the 2030 and 2040 Comprehensive Plan. As part of this plan, changes to the commercial land use categories were made in order to both clarify and betterreflect future land use designations. A large part of this is change is a result of introducing mixed use development along TH 36. In turn, this presented opportunities to better clarify the remaining commercial uses located throughout the community. Overall, the 2040 Future Land Use Plan contains a range of categories that address residential, commercial, office and public uses. TABLE 1: FUTURE LAND USE Future Land Use 2040 Planned Land Use (acres) 2030 Planned Land Use (acres) Change in Acres Low Density Residential 1,527.45 1,532.98 5.53 Low/Medium Density Residential 920.48 938.65 18.17 Medium Density Residential 155.63 143.00 12.63 High Density Residential 72.32 72.32 0.00 Neighborhood Commercial 19.22 8.17 11.05 Community Commercial 24.18 160.70 136.52 Highway Mixed Use (TH 36) 136.53 0.00 136.53 Downtown Mixed Use 45.46 45.46 0.00 Industrial 105.47 105.47 0.00 Research, Development Park 84.59 84.59 0.00 Institutional 101.79 101.79 0.00 Park, Rec or Open Space 770.01 770.01 0.00 Marina 15.79 15.79 0.00 Open Water/Wetlands 956.74 956.74 0.00 ROW 885.65 885.65 0.00 Total *: 5,821.30 5,821.30 0.00 * The total number of acres have changed since the 2030 Comprehensive Plan. The change in total is a result of updated parcel records and Geographical Information System (GIS) data. Residential Development Classifications The residential land use classifications allow for a range of housing opportunities and densities. Each of the city s residential zoning districts fall within one of the future land use plan categories based on its intent and density. Residential zoning districts also allow for supportive uses typically found in residential settings, such as churches and schools. Low Density Residential (LDR): This classification provides a range of lower density residential opportunities. LDR is the largest category in the city with 1,529 acres. It is the predominant land use type in western Stillwater. Single family homes are the main use found in the LDR category. Other uses that relate well to single family homes are permitted (usually by Special Use Permit) 2040 Stillwater Comprehensive Plan Update 7

including parks, playgrounds, churches and schools. The zoning districts that are consistent with the LDR category have a density range of 1 to 4.4 homes per acre. Much of the LDR category is already fully developed. Low Medium Density Residential (LMDR): This classification provides a broad range of low and medium density residential opportunities and is the second largest in terms of acres (931), excluding right of way and open waters/wetlands. This category encompasses a range of zoning districts that aim to provide flexibility in lot size and density. LMDR guided areas will develop at 4.4 to 9.7 units per acre. This classification has been applied to all the existing lower to medium density properties zoned RB in the older neighborhoods of the city, as it best reflects the density at which development has occurred in these traditional neighborhoods. In addition many of the remaining vacant parcels in western Stillwater have been guided LMDR as a way to provide the most flexibility in new neighborhood design and in promoting increased density. Medium Density Residential (MDR): This classification provides for a density of 6 to 14.5 units per acre. Typical uses include townhomes and small scale apartment buildings. This classification is also used in areas of western Stillwater along Manning Avenue and for sites adjacent to existing medium density housing to provide sites for new townhomes (or housing types of similar styles and densities) as well as areas for affordable housing. High Density Residential (HDR): This classification is characterized by developments with much higher densities and includes areas where apartments and condominiums are located. This classification provides for a density of 12 to 25 units per acre. Higher densities may be allowed through the Planned Unit Development (PUD) process. This process should take into consideration how the development is designed and situated on the site, and how it relates to and impacts surrounding properties and city infrastructure. Commercial Development Classifications As noted, changes to the commercial land use categories were made in order to both clarify and betterreflect community direction. Several commercial land use categories are now included in this plan to provide a variety of uses to meet the shopping, professional, employment, service, and entertainment needs of the community. Each commercial category is described below: Neighborhood Commercial (NC): The Neighborhood Commercial land use category provides the opportunity for retail goods and services that directly cater to a limited geographic area or neighborhood in Stillwater. The intent of this category is twofold. One is to preserve historical neighborhood nodes that offer neighborhood residents commercial goods and services on a frequent basis. For example, neighborhood uses may include a convenience store, coffee shop, drug store, or hardware store. This type of neighborhood commercial would consist of uses that fit within the historical character and scale of a residential neighborhood and should be accessible by foot and bicycle. The second category of neighborhood commercial is intended for Planned Unit Developments (PUD) that combine residential and neighborhood commercial uses in a walkable arrangement. 2040 Stillwater Comprehensive Plan Update 8

The zoning districts that are consistent with this land use designation include: CA, General Commercial and VC, Village Commercial. Community Commercial (CC): Community Commercial accommodates a wide variety of retail goods and services that are more intense than neighborhood scale commercial. Community commercial uses are intended to serve residents of Stillwater and the immediate vicinity around Stillwater. Areas with this classification are typically situated along major transportation corridors (e.g., Highway 5), providing important access to goods and services. In addition to providing convenient access to retail goods for residents, providing small areas of commercial development throughout the city will reduce stress on the city s transportation system by limiting trip lengths for the purchase of retail goods and services. The zoning districts that are consistent with this land use designation include: CA, General Commercial, which allows the full range of commercial uses and big box users; BP C, Business Park Commercial; and BP O, Business Park Office, which provides areas for professional offices, medical/dental clinics, libraries or theatres, and hotel/motel facilities. Modification to the zoning districts may be required to accommodate mixed use development along the TH 36 corridor and to distinguish the current CA zoned properties along Highway 5 from the CA zoned properties in the City s historic neighborhoods. Highway Mixed Use (MU): Highway Mixed Use is a new land use category in the 2040 Comprehensive Plan. This category reguides portions of the TH 36 corridor from Commercial to Mixed Use, providing for more flexibility to accommodate residential development in a mixeduse fashion. The existing commercial uses are still supported under this land use category; however as the area redevelops over time, it is expected to include a mix of residential (30%) and commercial uses (70%). Residential densities will generally range from 12 to 25 dwelling units per acre; with increases allowable through the Planned Unit Development process. The corridor is also intended to be redeveloped with multi story buildings. Development in this area should prioritize an attractive frontage along TH 36, while improving pedestrian and bicycle connections. In that respect, Transit Oriented Development (TOD) may be appropriate along the corridor to provide new redevelopment opportunities and to enhance the pedestrian environments. Future redevelopment could be planned to accommodate transitoriented mixed use and commercial development; however, at this time there are no plans to expand transit services. The zoning districts that are consistent with this land use designation include: CA, General Commercial, which allows the full range of commercial uses and big box users; BP C, Business Park Commercial; and BP O, Business Park Office, which provides areas for professional offices, medical/dental clinics, libraries or theatres, and hotel/motel facilities. Modification to the zoning districts may be required to accommodate mixed use development along the TH 36 corridor. 2040 Stillwater Comprehensive Plan Update 9

Downtown Mixed Use (DMU): Historically the downtown area has been guided for commercial land uses. But, the Mixed Use label is being used in the 2040 Land Use Plan because it more accurately reflects the evolving nature of the area. Stillwater s downtown offers both the community and the region a vibrant, mixed use center. The range of uses includes residential, retail shops, restaurants, offices and other commercial uses. Redevelopment sites are expected to include a mix of residential (30%) and commercial uses (70%). Residential densities will generally range from 25 to 50 dwelling units per acre; with increases allowable through the Planned Unit Development process. The zoning category that supports this land use designation is CBD, Central Business District. Furthermore, the challenges and opportunities associated with the downtown district are the subject of Chapter 6, Downtown Framework Plan. Business Park/Industrial Development Classifications Two Business Park and Industrial use categories are planned that encompass traditional industrial, manufacturing and warehousing, and less traditional industrial uses that are more office and office warehouse focused. The land use categories are described above. Business Park/Industrial (BPI): This classification provides for traditional industrial, limited manufacturing and processing of products. The corresponding zoning districts are BP I, Business Park Industrial and IB, General Industrial. Areas with these land use and zoning designations are located north of TH 36, south of Orleans Street, and east of County Road 5. Research & Development Park (RDP): This classification is located at the northeast corner of the intersection of Manning Avenue and TH 36. This important area contains 84 acres and, serves as the city s last remaining large parcel to attract a major employer. The city has created this specific land use designation to provide a site for a corporate center, research facility, education institution, medical campus or office campus that will bring not only a well designed development, but head of household caliber jobs to the community. This classification has been in place since 1995 and is the future site of the Lakeview Hospital. The corresponding zoning district is CRD, Campus Research and Development. Other Land Use Plan Classifications This group of uses includes institutional, parks and recreation, water and other related uses. Some of these uses were grouped together to simplify the categories. Institutional (INST): This classification includes all public uses such as city and county buildings, hospitals, and cemeteries. It does not generally include schools and churches as in the 1995 plan. These uses have now been guided according to their surrounding residential neighborhood and are allowed as either a permitted use or specially permitted use according to the respective residential zoning district within which the church or school currently finds itself. This change 2040 Stillwater Comprehensive Plan Update 10

was made so that if a school or church were to close or vacate, the future land use of the property would become residential. Park, Recreation or Open Space (PR): This classification is for park, recreation and open space related land uses. This new category includes all current and future public parks, trail areas, active recreation facilities, golf courses, marinas, islands, ravines and bluffs. A detailed discussion on parks is contained in Chapter 8, Parks and Trails. The Zephyr railroad has been guided Park and Open Space for use as a future trail. The city, county and state are working together to convert the railroad into a biking and hiking trail with regional connections. Open Water (WA): This classification includes open water areas such as lakes, rivers, ponds and wetlands. Right of Way (ROW): This classification reflects the location of public right of way within the city. Growth Accommodation Development and redevelopment within the potential areas of change will be market driven. The land use designations are intended to allow for flexibility in how these sites transform over the next twenty years. Predicting when redevelopment will occur over this time horizon is difficult. Redevelopment (phasing) will depend on when the market supports new uses and property owners willingness to sell. Regardless of these factors, the potential areas of change have been largely guided for higher densities and mixed use to provide flexibility and enough land capacity to help accommodate portions of the City s projected socioeconomic forecasts. Other areas of the community have the potential for absorbing the community s projected growth at lower densities. Some of these areas include undeveloped land in the western portion of the communities (see Figure 1). Other sites may include infill opportunities within neighborhoods, as well as underutilized parts of larger sites that could be subdivided. For the purposes of this Comprehensive Plan, the City assumes a majority, if not all of the growth will occur on undeveloped land in the western part of the community and within the potential areas of change (i.e., TH 36 corridor, Lakeview Hospital, and redevelopment in downtown). It is also assumed portions of TH 36 will remain commercial (i.e., Target and Cub Foods) in the longer term. These areas (24 acres) have been removed from Table 2 to be more conservative with the City s net density calculations. The assumed areas for growth would result in an average density of 6.27 units per acre (see Table 2), which exceeds the required target of 5 units per acre for a Suburban Community. 2040 Stillwater Comprehensive Plan Update 11

TABLE 2: STILLWATER NET DENSITY CALCULATIONS Land Use Total Acres Percent of Acres Guided for Residential Total Acres Allocated for Residential Min Units Per Acre Total Units Low/Medium Density Residential 104.52 100% 104.52 4.4 460 Medium Density Residential 71.26 100% 71.26 6 428 Highway Mixed Use (TH 36 Corridor) 109.13 * 30% 32.4 12 393 Downtown Mixed Use 4.84 30% 1.45 25 36 Total: 289.75 209.97 1,317 Units Per Acre: 6.27 * Excludes 24 acres (Target and Cub Foods) 2040 Stillwater Comprehensive Plan Update 12