Loading...
HomeMy WebLinkAbout1993-05-10 CPC MIN• STILLWATER PLANNING COMMISSION MINUTES Date: May 10, 1993 Time 7 p.m. Members Present: Gerald Fontaine, Chairman Glenna Bealka, Duane Elliott, Dorothy Foster, Jay Kimble, Kirk Roetman and Darwin Wald Steve Russell, Comm. Dev. Director Ann Pung-Terwedo, Planner Absent: Rob Hamlin and Don Valsvik Chairman Fontaine called the meeting to order. APPROVAL OF MINUTES Motion by Darwin Wald to approve the minutes of April 12, 1993; seconded by Glenna Bealka. All in favor. PUBLIC HEARIN Case No. V/93-17 - Continuation of consideration of a variance to the setback requirements for shoreline and front yard (90 feet proposed, 100 feet required) and construction on slopes greater than 12% for construction of a 20 x 24 foot garage at 118 Lakeside Drive in the Bluffland/Shoreland, RB Residential District. Applicants Michael and Sheryl Meyer appeared on their own behalf. Mr. Meyer stated the request is now for a 22 x 24 foot garage. The new plans move the building 1 foot back from the front property line toward the river. He said the garage is now placed 1 foot back from the house overhang and is no closer to the river than the house. Mr. Meyer also said he had contacted Abrahamson Nursery to do a landscaping plan, as the commission had previously recommended. Mr. Russell noted that if the Planning Commission approved the request, the Meyers would meet with DNR representatives prior to the City Council meeting when the request will be considered. Mr. Elliott moved the request as conditioned (six); seconded by Kirk Roetman. All in favor. Mr. Meyer said he would try to set up a meeting with Molly Shodeen of the DNR. L? Case No. SUP/93-26. Continuation of consideration of a Special Use Permit for a • minor subdivision of a 75,625 square foot lot into two lots of 38,50 square feet and 37,125 square feet. The property is located at 1030 W. St. Croix Ave. in the RA, Single Family Residential District. Applicant Bev Flory reaffirmed the property owners desire to proceed with the subdivision. Ann Pung-Terwedo noted that the property in question could not be served by city sewer until the Amundson property south of the applicants' property is developed. (Currently the sewer would have to be extended 520 feet to serve the Flory property.) She said the Planning Commission has two options -- deny the request as premature or allow the request with the property served by on-site septic systems. Shawn Draper, 1221 Amundson Circle, expressed his concern about increased traffic, loss of the tree line, and the accessibility of the area to emergency service and public works vehicles. He questioned the length of time and sequence of (street, water) improvements. He also suggested the proposal would require wetlands mitigation. He asked that the request be denied. Mr. Russell noted that if the request were approved, one of the conditions could be that improvements be installed before the lot is subdivided. A public hearing would be held and if approved, the City Could could order improvements, perhaps by the end of this year. 4D Richard Kuula, 1241 Amundson Circle, also spoke in opposition to the request due. He also cited concern about the possible loss of trees, and the proximity a roadway would have to his pool. Mr. Elliott noted that while the property is large enough to support on-site septic, it would be unwise to surface the street until it is sewered. He said the number of unknowns make it difficult for the Planning Commission to make a decision. He suggested that the Florys meet with the Amundsons to determine their plans for future development and that a street-net plan be developed before a decision is made. Mr. Roetman also expressed concern about the number of unknowns -- the access issue, the street plan issue -- and also suggested the Florys try to contact the Amundsons. Mr. Elliott pointed out that if the Florys are unsuccessful in determining the Amundsons plans for the property, the City could force the issue by ordering a street-net plan and assessing the cost back to the property owners. Mr. Elliott made the motion to continue the request until there is more information relative to a street-net plan; seconded by Mr. Roetman. All in favor. Case No. SUP/93-21 Special Use Permit for the placement of a 40 square foot wall sign and a 90 square foot wall sign. The property is located at 514 E. Alder St. in the RB, Two Family Residential District. 0 3 The staff report noted that Bluff land/Shoreland regulations do not allow advertising • signs visible from the river. The wording "slips available" does advertise a product. It was recommended a condition of approval be that the wording "slips available" be removed from the requested sign at the rear elevation of the building, reduced in size to 12 or 8 inches and located on the front of the building beneath the main business identification sign. Lynn Wolf, applicant, and his attorney Karl Ranum appeared before the Commission. Mr. Ranum said the intent of the advertising is not for river users, but for traffic on Highway 95. He pointed out that Wolf Marine's Highway 95 signage was lost when the road was reconstructed last year. He showed photos taken from the road and from the DNR boat launch and stated that visibility of the signs from the water would not be a problem. Mr. Elliott said the the signage will indeed be visible from the DNR ramp. Mr. Wolf responded by saying the 18 inch letters on the sign, as proposed, would not be readable from the ramp which, he said, is about 1/2 mile away from his building. Glenna Bealka suggested that the Commission should try to stick to the rules for signs. Dorothy Foster made the motion to approve the signage as requested, without conditions; seconded by Darwin Wald. Vote was 5 to 2 in favor; Glenna Bealka and Duane Elliott voted no. Case No. V/93-29. Variance to the sideyard setback requirement on a corner lot (30 feet required, 18 feet requested) for a garage addition. The property is located at 2117 Dundee Place in the RA, Single Family Residential District. Applicant Dan Dalluhn appeared on his own behalf. The request is to add one stall to the existing single-car attached garage; the addition would be 30 feet from the street curb line as a condition of approval. Mr. Elliott pointed out that most corner lots are larger. However, Mr. Dalluhn's lot is not large enough to allow for the requested garage addition without the variance. Darwin Wald moved to approve the request as conditioned; seconded by Kirk Roetman. All in favor. Case No. SUP/93-30. Special Use Permit for the construction of a 9,000 square foot office/retail building. The property is located at 1900 Tower Drive in the BP-O, Business Park Office District. Ray Martin and Jack Krongard, applicant, appeared before the Commission. There was considerable discussion about parking requirements. Thirty parking spaces are required for a 9,000 square foot office building (one space per 300 square feet). Retail use requires one space per 200 square feet or 45 spaces for a 9,000 square foot building. 0 4 The applicant's current site plan shows 27 parking spaces. During the discussion, Mr. Russell agreed that an additional three spaces could probably be accommodated at the rear of the building, which would meet the requirements for office use. Mr. Martin asked about the possibility of leasing space from the neighboring business, Arrow Building and St. Croix Bike and Skate, if the decision was made to put some retail use in the building. Mr. Russell said that would be possible if the businesses have excess spaces and agree to a long-term lease arrangement. Glenna Bealka asked whether the applicants should see if they can rent extra parking before the Commission acts on the request. Mr. Russell said the Commission could approve the office use and review the application if retail use becomes possible by using off-site parking arrangements. Glenna Bealka moved to approve the Special Use Permit for a 9,000 square foot office building as conditioned (seven); seconded by Dorothy Foster. All in favor. Case No. SUP/DR/93-31. Special Use Permit for construction of a 7,500 square foot veterinary clinic. The property is located on the northeast corner of Washington Avenue and Curve Crest Boulevard in the BP-I, Business Park/industrial District. Doctors Rice and Waters appeared before the Commission. It was noted the Special Use Permit is needed because of an open exercise area at the rear of the building. The area will be enclosed with a six-foot high fence; three feet will be brick to match the building, with an addition three feet of wooden fencing. The exercise area will not be visible from the street. Darwin Wald moved to approve the Special Use Permit as conditioned (one); seconded by Duane Elliott. All in favor. Case No. V/93-32. Variance to the height requirement (20 feet required, 24 feet requested) and to the total square footage requirements for an accessory structure (1,000 square feet allowed, 1,350 square feet proposed). The property is located at 206 Locust St. In the RB, Two Family Residential District. Applicants Todd and Kathleen Remington appeared on their own behalf. They stated their house is built on bedrock and the basement is not usable. The request is to build a carriage house/garage in keeping with the design of their 1872-built home. One neighbor, Maury Stenerson, spoke in favor of the request. Mr. Russell asked there would be a water hook-up in the workshop area. He suggested that checking the condition of the septic system be added to the conditions of approval, the other condition being that no habitable living space be allowed on the second floor of the carriage house. Kirk Roetman made the motion to approve the request as conditioned. seconded by • Darwin Wald. All in favor. 5 Case No. SUB/93-33. Minor Subdivision for transfer of a 1,399 square foot parcel of property from 1047 West Sycamore St. to 1401 Amundson Drive. The property is located in the RA, Single Family Residential District. Applicant Mark Thibodeau said the request is simply to extend his property line to an existing row of pine trees. Duane Elliott moved to approve the request as conditioned (one); seconded by Glenna Bealka. All in favor. Case No. DR/93-27. Design Review for the renovation of an existing school into an office building. The property is located at 110 E. Pine St. in the PA, Public Administrative Office District. Jay Slater and Pete Smith of BWBR Architects gave a brief overview of the design plans for reuse the east wing of the Stillwater Junior High School as Cub Foods corporate headquarters. Mr. Smith noted one change from the information in the packet. The office building is 67,000 square feet, rather than 58,000 square feet, increasing required parking spaces to 224, 58 spaces would be provided at the office site and 171 proposed for the west wing site. He also addressed several issues that were raised during the Heritage Preservation Commission hearing on the request. He said in an effort to address concern about the placement of the mechanical equipment on the roof of the building, plans now call for the equipment to be located on the "infill" portion of the building roof to eliminate any site lines. Also, he said the service entrance trash would be located at the northeast side of the building. A site for off-loading of larger trucks, which make deliveries perhaps once a week, would be provided off Third Street, he said. Regarding the condition that the service road on the north side of the building be removed. He said the request is to leave the road as is, but unused except for emergency vehicle access. Case No. DR/93-28. Design Review for a parking lot for 150-170 cars. The property is located at 100 W. Pine St. in the PA, Public/Administrative District. Rob Williams of Sanders, Wacker, briefly reviewed the plans for the site currently occupied by the west wing of the junior high. The building would be removed. Parking, with access off Third Street, would be located in the lower portion of the site. The upper portion of the site, off Pine Street, would be landscaped to align visually with the Historic Courthouse. Plans also call for the use of ornamental railings and construction of a gazebo-type structure. Sis Casanova, 223 W. Pine St., asked whether Cub employees would be required to pay for a parking permit or whether the City was furnishing them with a lot. Mr. Russell 6 responded that Cub employees would be required to buy permits, just as other employees are required to do in the downtown area. Maury Stenerson, 205 E. Walnut St., questioned whether the proposals represent the highest and best use of prime sites on the south hill. Richard Kilty, 118 W. Oak St., showed slides of some "eyesores" (scrub trees and junk in the ravines) in the neighborhood that would not be improved by the Cub project and presented some alternate plan sketches. He suggested extending the fill down into the ravine on the northern portion of the east wing site and building a parking lot on the lower level of that site. He also called for a 100-foot strip of housing along Fourth Street on the west wing site, with a shortened up version of the parking lot on Pine Street and decking on the lower level of the west wing site. Mark Balay, 416 S. Fifth St., questioned whether enough Tax Increment Financing funding would be generated to complete the west site parking project and questioned the advisability of even considering the project if the city doesn't have the available funding. Marlene Workman DeBoef said she like the east wing plans but questioned the use of the west wing site for a parking lot. She said a number of potential users of the west wing building had attended a meeting the previous week, and she urged the Planning Commission to in turn urge the City Council to look at other options and allow at least a portion of the west wing building to remain. Mr. Kilty asked Tom Thueson, Cub Foods, about the plans for the northern half of the east wing site. Mr. Thueson said plans are to leave the area in its current ravine state. Mr. Kilty said there would be serious questions raised if Cub develops the northern half of that lot that is got for $1. Mr. Thueson responded that Cub would be glad to have that concern addressed as a condition of approval. Kathleen Remington expressed concern about traffic and asked whether there weren't alternatives to removing the west wing building for parking and, thereby, changing the character of the neighborhood. Mr. Russell responded that the city is looking at other parking sites in the south part of downtown, specifically the UBC site and the possibility of a structure at the Second and Olive street parking lot. Mr. Stenerson asked the west wing site is so critical if there are other parking sites available downtown. Mr. Russell responded that parking is needed in proximity to the Cub office building. Jim Kellison, legislative chairman of the Stillwater Area Chamber of Commerce, "suggested and requested" that the Planning Commission approve the project(s). Carol De Wolf, 518 S. Fourth St., spoke in support of the proposals. During the Planning Commission discussion, Mr. Fontaine noted that most of the discussion centered around the parking lot and taking down the west wing building. • During previous meetings, he said, including a previous Planning Commission 7 hearing, it became apparent that reuse of the east wing building was contingent upon • the provision of parking at the west wing site. Mr. Elliott spoke favorably of Mr. Kilty's suggestion to deck the lower level parking area at the west site. Mr. Russell said the design could accommodate a second level, and said another of Mr. Kilty's suggestions, cleaning up ravines, could be incorporated as a condition of approval. Kirk Roetman moved to approve both design review requests with the added conditions that the ravines be cleaned up and that the parking lot design show the potential for added a deck; seconded by Glenna Bealka. (There are four other conditions of approval for the parking lot, 13 other conditions for the office building.) All in favor. Mr. Fontaine suggested that Mr. Kilty's plan be submitted to the Council for their information. Case No. SUP/DR/93-25. Special Use Permit and Design Review for a 90-room hotel, conference center, along with a parking review. The property is located at 405 E. Myrtle St. and 127 S. Water St. in the CBD, Central Business District/Flood Plain District. Mr. Smith of BWBR Architects briefly reviewed the design plans for the project and addressed the conditions of approval. One condition deals with the awning in the front of the hotel (the north end of the building on Myrtle Street) as it relates to the Myrtle Street site line. Mr. Smith said the awning would be extended no further than the existing property line, but does extend slightly over the curb for patron drop-off. Another conditions suggests that the applicants consider the reducing the riverboat appearance of the front of the hotel in the final design. Mr. Smith said the design represents more than a riverboat theme -- the penthouse and stacks are functional elements. Mr. Russell addressed parking concerns and said he felt the existing spaces (60) in the Hooley parking lot as well as available public parking in Lowell Park lot should be adequate during the week, but there could be a potential "conflict" for use on weekends. James Laskin, 308 E. Chestnut St., said he liked the proposal, and was a "tad nervous" about parking. He also questioned whether the riverboat smokestacks would be kept in the final design. Mr. Kilty questioned where the service entrances would be and suggested that as a condition of approval the city should vacate Myrtle Street, as it would no longer be a public street. Commission members agreed with the concern about the drop-off/awning extending into Myrtle Street and the possibility of traffic congestion and/or restriction of traffic to the river, especially on weekends. Mr. Kimble suggested that providing for two lanes of traffic, as well as the protected • drop-off area be made a condition of approval. 8 Mr. Roetman moved to approve the Special Use Permit with the added condition, bringing the conditions of approval to six; seconded by Darwin Wald. All in favor. SIGN ORDINANCE Ann Pung-Terwedo a "compromise" has been met which would allow the hanging of "open" signs in the downtown area. The signs are to be made of fabric, no larger than 35 inches by 11 inches and hung seven feet about the sidewalk. Darwin Wald moved to amend the sign ordinance allowing "open" signs which meet the ordinance requirements; seconded by Kirk Roetman. All in favor. Consideration of a possible coning ordinance amendment regulating development and conservation of ravines and a possible storm water ordinance were continued to the next meeting. Darwin Wald moved to adjourn the meeting at 11 p.m.; seconded by Kirk Roetman. All in favor. Submitted by: Sharon Baker • Acting recording secretary 0