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HomeMy WebLinkAbout1996-11-18 CPC MIN10 0 PLANNING COMMISSION Nov. 18, 1996 Present: Jerry Fontaine, chairman Glenna Bealka, Don Valsvik, Tom Wiedner and Terry Zoller Others: Steve Russell, Community Development Director Marc Putnam, Charles Cudd Co. Absent: Dave Charpentier, Kirk Roetman and Darwin Wald Chairman Fontaine called the meeting to order at 7:08 p.m. Mr. Valsvik, seconded by Mrs. Bealka, moved approval of the minutes of Oct 14, 1996; all in favor. Case No. SUB/96-70 A minor subdivision to divide an existing parcel into two lots of 2.36 and 1.37 acres located just east of Baker's Square on the Trunk Highway 36 Frontage Road in the BP-C, Business Park Commercial District. Robert Brackey, applicant. Present for the discussion were Mr. Brackey and Jim McGovern who explained the request. Mr. McGovern said the developers have been in close contact with MnDOT and had designed the proposal specifically in light of MnDOT's plans for Highway 36 reconstruction. The city had received a letter from MnDOT on Nov. 18 outlining several concerns. Mr. McGovern said he was certain that the developers could work with MnDOT and satisfy any concerns. Mr. Zoller suggested that the developers attempt to reach an agreement with MnDOT before the City Council hears the subdivision request on Dec. 4. Mr. Valsvik, seconded by Mr. Zoller, moved approval as conditioned. Vote was 4-1, with Mr. Wiedner voting no. Case No. SUB/96-71 A minor subdivision to resubdivide (exchange parcels) property located at 12811 62nd St. just west of the corner of County Road 5 and Trunk Highway 36 in the Campus Research and Development District. James Bradshaw, applicant. Mr. Bradshaw and the owners of the other parcel involved, Bill and Rita Spangler, were present. The proposal had come up in previous Planning Commission discussions regarding Mr. Bradshaw's plans for his property. Mr. Zoller, seconded by Mr. Valsvik, moved approval as conditioned; all in favor. Case No. V/96- 7 A variance for a 297 square foot accessory building (120 square feet required) located at 820 N. Owens St. in the RB, Two Family Residential District. Roger Tomten, applicant. Present for the discussion were Mr. Tomten, architect, and property owner, Nancy Goodman. Mr. Tomten showed photos and plans for the new two-car garage. The garage, as requested, will be constructed on the site of an existing shed which was built in the '30s or '40s. The existing structure will be turned 90 degrees and moved about 10 feet to the west. The new building will be similar in character to the existing structure in order to maintain an historic homestead appeal, Mr. Tomten explained. A lean-to on the existing structure will be removed. Mrs. Bealka, seconded by Mr. Zoller, moved approval as conditioned; all in favor. Case No_ SUB/96-73 A subdivision of the Maple Island property into four lots of 13,00, 4,600, 4,600 and 16,500 square feet located at 219 N. Main St. in the CBD, Central Business District. Tim Stefan, applicant. Tim Stefan outlined his plans for the four lots. Phase 1 of the project would involve the first three lots -- lot one would remain parking; lot two and the building would be sold to be developed into 4,000 square feet of retail space; lot three would include 3,000 feet of retail space and 3,000 feet of warehouse space. Total parking requirement for phase 1 is 37 spaces which would be provided in lot 1. Phase 2 of the project would be development of lot 4 into 18,000 square feet of retail/office space; phase 2 would require 180 parking spaces which cannot be provided on-site, Mr. Stefan noted. The primary issue of discussion was a 20-foot parcel of city-owned land that abuts the four lots along Water Street. Mr. Russell explained the history of the parcel which was used by Burlington Northern to provide a rail spur to the Maple Island plant. The city bought the parcel to have input into the future development of the property, and he said, it "makes sense" to add the parcel back to make the property in question one cohesive parcel. He also noted the City Council and staff will have to look more closely at parking issues in Phase 2 of the development. 10 C7 Mr. Stefan asked if it would be acceptable to the Planning Commission for the city to sell the parcel to the developers. Mr. Fontaine and Mr. Valsvik noted it was not in the Planning Commission's authority to transfer city property. Mr. Valsvik noted the City Council may want to give the parcel to the developer(s); he suggested adding a second condition of approval that the details of the transfer of the 20-foot parcel of property be approved by the City Council before the subdivision is granted. Mr. Valsvik moved approval with the added condition; Mr. Zoller seconded the motion. Motion passed 4-1, with Mr. Wiedner voting no. Case No. SOA/96-1 Comprehensive revision of subdivision regulations to bring the regulations into conformity with the newly adopted Comprehensive Plan. City of Stillwater, applicant. Mr. Russell went through the changes made since the proposed regulations were last discussed by the Planning Commission. The changes include the addition of a new section, "Alternative Design Standards." Mr. Fontaine and Mr. Wiedner suggested that Section E of the Alternative Design Standards seem subjective and asked who would make the decisions regarding the six criteria listed. Mr. Russell said recommendations will be received as part of the City Council's decision- making process. There was considerable discussion regarding a requirement dealing with the planting of street trees (no less than eight feet apart with a minimum of three per lot). Mr. Fontaine said the requirement seems arbitrary. Mr. Valsvik said it is reasonable to set some criteria. Mr. Wiedner said he didn't think it was reasonable to make a developer go through the entire Alternative Design process for something as simple as a landscaping requirement. Mr. Zoller moved to keep the requirement for three street trees per lot, removing the requirement that the trees be planted a minimum of eight feet apart; Mrs. Bealka seconded the motion. Motion passed 3-2, with Mr. Valsvik and Mr. Wiedner voting no. Mr. Russell noted the change in the allowable slope from 4:1 to 3:1. Mr. Russell also referred to the definition of developable land. Mr. Putnam expressed a concern about the language regarding easement areas. Excluding easement areas from the amount of developable land takes away from the allowable density of development and drives up the cost of housing, he said. It was the consensus of the Planning Commission to remove the language regarding easement areas. Mr. Valsvik, seconded by Mrs. Bealka, moved a resolution approving the Subdivision Ordinance Revision as amended at the Nov. 18 meeting. Motion passed unanimously. Case No. ZAT/96-4 Modification of RA and RB zoning regulations regarding commercial uses (home occupations) in residential areas. City of Stillwater, applicant. Mr. Russell suggested the Commission may want to allow Type 1 home occupations as a permitted use in both RA and RB residential districts. Mr. Wiedner expressed a concern that removing the requirement for a permit of the Type 1 occupations would also removed the city's enforcement mechanism. Mr. Zoller suggested that requiring a permit for the Type 1 uses would be an "administrative headache." Mr. Zoller, seconded by Mrs. Bealka, moved approval of the zoning amendment allowing Type 1 home occupations as a permitted use in both RA and RB districts and requiring conditional use permits for Type 2 home occupations in both the RA and RB districts. Motion passed unanimously. Long Lake Association Members of the Long Lake Association board, Lee Miller, Laurie Maher, Ned Gordon, Dave Fabio and Nedra Meyer, appeared before the Planning Commission. Mr. Miller gave a presentation regarding water levels on Long Lake and the lake level (889 feet above sea level) needed to prevent flooding of existing homes. At 889, he said, the lake becomes more of a wetlands with a maximum depth of three feet. Mr. Miller said the lake level has some bearing on the proposed developments on west side of the lake. He also noted that the DNR will allow the opening of the Long Lake outlet only if the discharge does not affect the water quality of Brown's Creek. Ms. Maher review the city's Comprehensive Plan and its implications for the proposed developments. She also showed photos of the existing treescape and wildlife and urged the city to preserve the shoreline and save as much of the woodland as possible. 10 0 Mr. Fontaine suggested that the use of motorized vehicles on Long Lake is an issue the City Council may want to consider in light of the fact that such use is not allowed on other lakes in the city of Stillwater. Mr. Russell agreed that the issue of boat use should be resolved before development occurs. Mr. Zoller, seconded by Mr. Valsvik, moved to recommend that the City Council hold a public hearing on the future surface use of Long Lake; motion passed unanimously. During Mr. Miller's presentation there was discussion of concerns regarding the amount and rate of water coming into Long Lake from other parts of the watershed. Mr. Valsvik suggested that's an issue the City Council also should be looking into. Mr. Wiedner, seconded by Mrs. Bealka, moved to adjourn the meeting at 9:50 p.m. Respectfully submitted, Sharon Baker Recording Secretary