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HomeMy WebLinkAbout1994-10-10 CPC MIN• • u PLANNING COMMISSION Oct. 10, 1994 Present: Jerry Fontaine, chairman Glenna Bealka, Duane Elliott, Dorothy Foster, Rob Hamlin, Kirk Roetman, Don Valsvik, Darwin Wald Absent: Jay Kimble Others Steve Russell, community development director Chairman Fontaine called the meeting to order at 7 p.m. Approva l o f minutes Motion by Darwin Wald, seconded by Dorothy Foster, to approve the minutes of Sept. 12, 1994. All in favor. Public Hearings Case No. SUP/94-48. Continuation of a special use permit to grade and fill an existing ravine with approximately 745.98 cubic yards of fill and topsoil material. The property is located at 726 W. Linden St. in the RB, Two-Family Residential District. Michael S. Raleigh, applicant. Mr. Raleigh presented a letter from neighbors, Scott and Tracey Johnson, 710 W. Linden St., stating they have no opposition to the proposal. It was noted the Planning Commission received a letter and petition signed by a number of neighbors who wish to have the project curtailed. Kermit Mohn, 501 N. Greeley St., asked what the project involved and the purpose of the fill. He also asked whether the area involved was close to the creek and might pose a danger to wildlife. Mr. Raleigh explained that the purpose of the project is to grade and slope a steep bank that is eroding away toward his home. He said the area involved in not close to the creek. Dave Purcell, West Linden Street, said he had signed the petition and was still opposed to the project for the reasons stated. Tracey Galowitz Johnson said the purpose of the project was not to fill the ravine. The plan, she said, would help cure an existing problem and at no cost to the city. Corey Mohan, 1112 S. 2nd St., said with the city's policy of protecting ravines, there needs to be compelling evidence to merit using fill. He also stated there is no guarantee that runoff and sediment from the fill might not damage the wildlife habitat in the main ravine. He suggested trying other remedies, such as plantings at the top of the slope. Tim Old, 502 N. Everett St., said the biggest problems with the city's ravines have occurred in areas where fill has been used. Mrs. Raleigh said the slope was so severe that vegetation won't grow. The trees there are falling in, she said. Mr. Fontaine closed the public hearing. Mr. Elliott said the Raleighs' problem is a small part of the total picture of erosion problems in the city's ravines, and he said it is an issue the city council will have to address. Mr. Valsvik said, from his previous experience, fill does not stop erosion • and is not the solution to the problem. Mr. Hamlin favored a limited remedial action, such as stabilizing the area through vegetation, rather than a massive project of this size. He made a motion, seconded by Don Valsvik, to deny the project. Later, Mr. Valsvik said his second to the motion did not mean there is not a problem, but rather that it's a problem that fill won't solve. Mr. Elliott spoke about the perception of ravines as greenways. If that is what the city desires, he said, then the city needs to develop a standard solution. The ravines will never be walkways unless the city handles the erosion problem, he said. He also noted that the city council could initiate a drainage improvement project and where no one is willing to petition for such a project, assess the costs on an area-wide basis. Mr. Valsvik said he favored tabling the request until the overall issue is addressed. Mr. Hamlin agreed to withdraw his original motion, substituting a motion that the request be continued until further study of the issue. All in favor. Case No. SUB/94-53. Preliminary plat approval for a major subdivision of • a 5.98 acre parcel into 12 lots ranging in size from 11,250 sq. ft. to 32,000 sq. ft. The property is located on the east side of Boutwell Road north of County Road 12 in the RA, Single Family Residential District. Bill Lecuyer, applicant. Bruce Folz presented the development proposal on behalf of Mr. Lecuyer. Mr. Folz noted that the lots in the sixth condition of approval regarding setback from the wetland should be lots 5,6,7, and 8, rather than lots 1-5. Regarding a proposed 50-foot front yard setback requirement for lots 1-5 to provide for driveway turnarounds, Mr. Folz said that condition could create a problem for lots 3-5 due to the city's requirement that the first floor be one foot above street level. Meeting the 50 foot setback on those lots would require using a great deal of fill, he said. He said the developer would have no problem with the condition of approval unless the first floor of the houses on the affected lots had to be at street level. Mark Hoffman, who lives behind lot 1, asked whether the additional front yard setback would impact the large trees between his house and lot 1. Mr. Lecuyer responded that he had stepped the lot off and none of the trees would be touched. Mr. Fontaine inquired about a drainage plan. Mr. Folz said a plan would be prepared prior to final plat approval. However, he noted that most drainage problems occur when the builders come in. Mr. Russell said during the building permit process, the building inspector should review the drainage and request the continuance of erosion control measures initiated by the developer. Mr. Hamlin suggested adding an eighth condition of approval -- before issuance of a building permit, a erosion/grading plan be submitted. Mr. Folz expressed a concern about the additional condition. The developer doesn't have any control over the builders, he said. Mr. Russell said the requirement could be recorded as a condition of the deeds on the lots. Mr. Roetman moved to approved preliminary plat approval with eight conditions -- the six listed in the staff review and the additional conditions of a 50-foot front yard setback for lots 1-5, allowing the • houses to be constructed three feet below street level; and that erosion/grading plans be submitted with building permit applications. The • designation of the lots in condition of approval No. 6 were changed to lots 5-8. Darwin Wald seconded the motion; all in favor. Case No. V-94-54. A variance to the front setback requirement for the placement of a 30 sq. ft. free-standing sign. The property is located at 232 N. Main St. in the CBD, Central Business District. Greg Skoog, applicant. Greg Skoog appeared on his own behalf. The size of the sign has been changed to 3x6'6". It will be placed on the existing pedestal. Darwin Wald, seconded by Dorothy Foster, moved approval with the Design Review Committee conditions of approval. All in favor. Case No. V/94-55. A variance to the front yard setback requirement, 20 feet requested, 30 feet required for the construction of a home on the northwest corner of Deerpath and Olive Street. The property is located in the RA, Single Family Residential District. Marcia Kilbourne, applicant. The applicant was not present. Rob Hamlin, seconded by Darwin Wald, moved to continue the hearing. All in favor. Case No. SUP/94-56. A special use permit for expansion of an existing restaurant use to include meeting rooms and an outdoor eating area. The property is located at 423 S. Main St. in the CBD, Central Business District. Bob Tanner, applicant. Mr. Tanner appeared on his own behalf. Mr. Fontaine asked whether the parking lot issue had been resolved. There is still an issue regarding the provision of turn space in one of the parking aisles. Mr. Russell noted that the area in question is an awkward space. He suggested changing the design so cars won't have to back all the way out of the area. Don Valsvik, seconded by Kirk Roetman, moved approval with the Design Review conditions of approval and with the condition that a parking lot design modification be submitted and approved by staff. All in favor. Comprehensive Plan Update rI LJ Mr. Fontaine said he had received calls from people in the Ward Network • who are concerned about the impact of their comments -- whether the comments will be incorporated or ignored. He noted that a citywide ward meeting regarding the comp plan will be held on Oct. 29 at Stillwater Area High School. Mr. Russell spoke briefly about the Metropolitan Council's newly adopted Regional Blueprint and distributed selected sections of the document. Also distributed were maps indicating developers' ideas for the major parcels of vacant land in the planning area, along with a revised comp plan schedule and Met Council growth projections for the 1995-2020 planning period. There was a brief discussion regarding the concern about using up land by "plopping" one house on two and one-half acres. Mr. Elliott said the township has not proven to be very good steward of the land, and he said the city has to be more assertive. Mr. Valsvik said the city can't have a comprehensive plan without including the whole planning area, and he said the city should reinforce the position that it is not annexing, rather planning for future land use. . There was also a discussion about the two scenarios in Washington County's comprehensive plan update. Comments from the city on the two scenarios had to be presented to th e county by Oct. 15. Mr. Russell introduced a letter by Mayor Charles Hooley indicating the city's support for Scenario 2 which supports growth. He asked if the commission wished to go on record supporting the mayor's letter. Mr. Fontaine said it would be premature to indicate support for that scenario when the commission is still seeking input from residents. Mr. Hamlin, seconded by Mr. Roetman, moved to support the letter as written. Motion passed 6-1, with Mr. Fontaine opposed. Mr. Hamlin, seconded by Darwin Wald, moved to adjourn the meeting at 9:15 p.m. Respectfully submitted, Sharon Baker Recording secretary 0