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HomeMy WebLinkAbout2023-05-24 PC MIN-AMENDED4l Mater 14E IIRT MI LA CE 6F MINK E76 TA PLANNING COMMISSION MEETING MINUTES May 24, 2023 REGULAR MEETING Chairman Dybvig called the meeting to order at 7:00 p.m. 7:00 P.M. Present: Chairman Dybvig, Commissioners Cox, Hoffman, North, Steinwall, Swanson, Councilmember Odebrecht Absent: None Staff: Community Development Director Gladhill, Assistant Planner Gutknecht, Planning Manager Robinson Chairman Dybvig mentioned John Heady a Planning Commissioner from 2012-2019 passed away this week, he provided a good service to the City of Stillwater. APPOINT CHAIR AND VICE CHAIR Councilmember Odebrecht nominated Chairman Dybvig to remain Chairperson and Commissioner Steinwall to remain Vice -Chairperson, seconded by Hoffman. All in favor. APPROVAL OF MINUTES Possible approval of minutes of April 26, 2023 regular meeting Motion by Commissioner Hoffman, seconded by Commissioner Cox, to approve the minutes of the April 26, 2023 meeting. All in favor. OPEN FORUM There were no public comments. CONSENT AGENDA There were no items on the Consent Agenda. UNFINISHED BUSINESS There was no unfinished business. PUBLIC HEARINGS Case No. CD 2023-19: Variance to Exceed the Allowable Impervious Surface for the Construction of a Deck: Assistant Planner Gutknecht reviewed the case. The applicant is seeking to construct a deck that exceeds the allowable impervious surface. The property is located in the RB district and is allowed 25% impervious surface coverage, which would allow 305 sq. ft. additional impervious on the lot. The proposed deck exceeds this even with the removal of the wrap around portion of the deck. Though the request to reduce the number of stairs is a reasonable request, the property itself does not meet the strict requirements for a variance. Planning Commission May 24, 2023 applicant, said she would like to use the walkway for small child and aging dog. She explained the proposed walkway area is rocks and landscaping and not usable space. Chairman Dybvig opened the public hearing. There were no public comments. He closed the public hearing. Motion by Commissioner Cox, seconded by Commissioner Hoffman, to deny Case No. 2023-19, variance to the allowable impervious surface at 1435 Summit Court. All in favor. Case No. CD 2023-21: Interim Use Permit for a K-6 School at 601 Main St N (Manitou Fund Education and Arts Center/River Grove School/Zephyr Theater), Community Development Director Gladhill stated that the review is for an Interim Use Permit for the site and the name of the project is the Manitou Fund Education and Art Center. Manitou Fund out of White Bear Lake will purchase the site and will lease the site primarily to the River Grove School and lease back to the Zephyr Theatre. The use of an education institution/schools are not a permitted use in the Central Business District. The applicant has requested an Interim Use Permit is used for the determination of a similar use. The closest use that is allowed is a Business and Technical School. River Grove School does not plan to make this site their permanent home and is looking to build in another community. Staff and Council recommend the use of an Interim Use Permit and not a Conditional Use Permit that runs with the land. Mr. Gladhill explained that traffic circulation was a concern for staff. The Heritage Preservation Commission did approve the minor changes to the building. He explained the bus drop off and pick up procedure and discussed the plan for the northern parking lot owned by the City. Commissioner Cox asked if there would be overlap with Lumberjack Landing and this project. Mr. Gladhill explained there may be some overlap but not much due to funding and when the Lumberjack landing is set to begin. Councilmember Odebrecht expanded on the explanation of the difference between permitting a CUP that would allow a school there in perpetuity. Whereas an IUP allows the opportunity to place a time limit and additional conditions on the approval. He said he could not support a CUP in that location. Mr. Gladhill discussed the traffic study and the school's impact on traffic. He explained the largest impact would be at Laurel Street and the AM peak would go from a service level of B to a D, this is a delay but this is not failure, that would be achieved at level E or F. The afternoon pick up is spread out and there will not be much in the service level change. Mr. Gladhill explained the internal floor plan and the external modifications to accommodate the interior remodel. He explained the timeline of the Commission's decision. Mr. Gladhill requested that the Commission add a condition that a turning radius for bus drop off on the north end be submitted to staff and that the Commission decide if the site should include the North Parking Lot or move forward with the traffic study that excludes the North Parking Lot. Commissioner Cox requested that Mr. Gladhill expand on the mentioned pedestrian crossing. Mr. Gladhill explained it will remove some parking to improve sight lines and create pedestrian pausing area in the center median right at Terra Springs and at Isaac Staples Mill. Page 2 of 9 Planning Commission May 24, 2023 Commissioner Swanson asked if the study looked at eliminating on street parking to improve sight lines. Mr. Gladhill stated that a traffic study is more about delays and removal of parking would need to be approved by the Downtown Parking Commission. Commissioner Steinwall asked if there is any provisions for outdoor recreation onsite. Mr. Gladhill explained there is no plan for playground, they will use parks and other public areas, and May Township nature center. Councilmember Odebrecht asked if we have had any other projects change by two letter grades of service. Mr. Gladhill explained the only projects that have had traffic studies in his time at the City are the Chapel Hill Flats and Rocket Car Wash and that intersection at 36 is currently operating at a level E or F. He explained that a use will end up on the site and will impact the level of service. Applicant Drew Gibson for the school and Nicole Bartel current chair of Zephyr Theatre explained their goals for the site and their individual programs. Commissioner Cox said in talking to community members, trying to get opinions on how people feel about this, she was asked does the MN Department of Education have to weigh in. Mr. Gibson explained every charter school has an authorizer, so they make sure we are operating in the best interest of the school. Councilmember Odebrecht stated he applauds that you talked to Terra Springs, Zephyr has done a good job talking with them as well. Question is about the traffic study, any opposition to additional staff in the parking lot to direct traffic. He mentioned that traffic on Main St. was just a heated topic a month ago. Mr. Gibson said right now we have 5 or 6 staff members on site helping with traffic and they will use as many as needed to help keep things flowing. Commissioner Cox asked why does afternoon stacking look less severe than AM. Mr. Gibson explained that they have after school clubs and hope to do after school programming with Zephyr so that traffic would stagger. Commissioner Hoffman asked if there is summer programming? Mr. Gibson said no, not currently. Commissioner Odebrcht explained that Council capped them at 200 students. Commission Cox asked to explain the 2 years vs. 4 years? And if 2 years is enough for the school to move on or would 2 years be enough for the Zephyr to reorganize. Mr. Gibson yes, we want to be back in the forest as soon as possible. Bartel explained the Zephyr is already working on organizational plans. Chairman Dybvig opened the public hearing. Keith Kanagualr resident of Terra Springs, no personal objections. He would like to see a condition that the school and future theater clean up the grounds. Also, pedestrians of Terra use that crosswalk daily; he would like to see some safety measures implemented for all. Jean Kanagular, on Terra Springs board, has concerns about snow removal and that the intersection is dangerous. She asked if there is summer school and are there any walking students? She does not want classes in the courtyard. Melanie Zeller raised concerns on where the kids will eat, losss of parking spaces, storm shelter availability, vehicle stacking, speeds on Hwy 95 and crosswalk usage. She asked why would city grant IUP for a school that prides itself on being outside that is moving into a space with no greenspace. Page 3 of 9 Planning Commission May 24, 2023 Steph Leonard parent of River Grove students. supports the location because of the proximity to green space, park, and the state bike trail. She believes it will bring vibrancy to Main St. Michelle Ruther inquired how many buses and cars will be coming in and out per day and effects on residents of Terra Springs. Mike McEvage believes that bus traffic is going to cause a problem, especially since they do not even know the turning radius. Mary Theresa McEvage expressed concerns on the lack of intersection safety and keeping parents from parking in the private areas and children off the private trails. Pam Fresenti echoed concerns about traffic and bus turning radius and asked about the impact due to frequent field trips as was indicated. She questioned if an IUP is granted will this be a precedent for future schools especially with the building conversion. Nik Ondracek his son will be attending next year and appreciates the teachers. He appreciates he will be able to stop in downtown and go to Candyland after school. Chairman Dybvig closed the public hearing. Mr. Gladhill addressed the questions and the Commissioners discussed. Motion by Councilmember Steinwall to move the application forward with all of the conditions on the original resolution and add two additional conditions, seconded by Commissioner Cox, to approve Case No. 2023-21, Interim Use Permit at 601 Main Street North. Conditions were to attach the new Exhibit B received at the meeting and a condition that staff determine if the North Lot can be used and that the bus turn around can be implemented. All in favor. Case No. CD 2023-25: Conditional Use Permit to allow Retail Use at 1826 Tower Drive West Mr. Gutknecht stated that the applicant is seeking a Conditional Use Permit (CUP) to allow retail within the Business Park - Office Zoning District. The applicant's business is by appointment only and is not walk-in retail. Staff finds that the proposed use is consistent with goals of the Highway Mixed Use zoning concept, as the addition of the proposed use would add to the diversification of uses in the area. Staff recommends approval. Commissioner Cox asked since it is a CUP that means retail can remain in this location into the future. Ms. Robinson explained that yes, any retail would be allowed to continue but due to the location, it is not a heavy foot traffic area. This is a change to the code staff is looking to exploring allowing in the BP Districts. Chairman Dybvig opened the public hearing. There were no public comments. He closed the public hearing. Motion by Commissioner Steinwall, seconded by Commissioner Hoffman, to approve Case No. 2023-25, CUP to allow retail within the Business Park - Office Zoning District located at 1826 Tower Drive West. All in favor. Case No. CD 2023-28: City Code Recodification Project Motion by Commissioner Hoffman, seconded by Commissioner Steinwall, to postpone to June 28, 2023. All in favor. Page 4 of 9 Planning Commission May 24, 2023 NEW BUSINESS There was no new business. DISCUSSION There was no discussion items. FYI STAFF UPDATES Update on Sundance Stillwater Project Proposal (80th and Manning Area Mr. Gladhill stated the applicant is still working through some details but will be bringing a concept to the June 61h Council Workshop Meeting to get direction on where to go with the project. Mr. Gladhill also reminded the Commission about the annual training run by the City Attorney on June 12th. ADJOURNMENT Motion by Chairman Dybvig, seconded by Commissioner Swanson, to adjourn the meeting at 9:02 p.m. All in favor. lot Dybvig, C it ATTEST: Tim dladhill, Community Development Director Resolution PC 2023-17, Resolution Adopting Written Findings for Denial of a Variance to Exceed the Maximum Allowable Structural Impervious Surface of 25% at 1435 Summit Court, Stillwater, Minnesota Resolution PC 2023-18, Conditional Use Permit to Facilitate a Bridal Shop Located at 1826 Tower Drive Resolution PC 2023-19, Interim Use Permit for Property Located at 601 Main Street North in the Central Business District to Operate a K-6 School, Known as River Grove School, Page 5 of 9