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HomeMy WebLinkAbout1998-05-11 CPC MIN0 Planning Commission May 11, 1998 Present: Jerry Fontaine, chairperson Glenna Bealka, Russ Hultman, John Rheinberger, Darwin Wald, Don Valsvik and Terry Zoller Also present: Steve Russell, Community Development Director Absent: Kirk Roetman and Tom Weidner Mr. Fontaine called the meeting to order at 7 p.m. Approval of minutes: Mr. Rheinberger, seconded by Mr. Valsvik, moved to approve the minutes of April 13, 1998, correcting the action taken on Case No. V/98-18; that case was continued, not approved as indicated in the minutes. Motion approving the minutes as corrected passed unanimously. Case No. ZAM/98-1 A zoning map amendment changing the zoning of a 10.5 acre parcel located east of Amundson Drive and west of Stonebridge School located between North St. Croix Avenue and Amundson Drive from RA One Family Residential to RB Two Family Residential District. Croix Builders, applicant. • John Roettger, Croix Builders, explained the proposal. He said Nina Amundson, owner of the property, had asked him to develop a proposal for the property. As proposed, the lots immediately abutting Amundson Drive would remain single-family use, with twin-homes and quad-homes east of Amundson. 1.23 acres of green space would be provided in the middle of the proposed development. In all, there would be 51 units. Dick Stockstead, 1108 Meadowview Dr., served as a spokesperson for the owners of the 16 units in Meadowview Estates. He read a prepared statement which expressed concerns regarding the justification for changing the current zoning; compliance with the city's Comprehensive Plan, loss of an environmental and natural resource area; and safety. He added his personal concerns, and those of residents at 901 St. Croix Avenue and 820 Stillwater Avenue who were unable to attend the hearing. Rich Cummings, 1060 Amundson Drive, stated the change in zoning to accommodate duplex/quad homes is not needed; that use is already accommodated in three multi-family developments in the area. He expressed a concern that any multi-family development can lower values of adjacent properties if the development is not carefully maintained by a homeowners' association. He also expressed a concern about the loss of a natural environment area. He noted the City Council had made an offer to purchase the property several years ago; the offer was rejected. He said the City Council would like to obtain the property for parkland/open space; he also suggested the property could be used by school students, much the same as the environmental learning center at Stillwater Area High School. 1 Planning Commission May 11, 1998 Laurie Maher and Leah Peterson, members of the city's Open Space Committee, called for preserving the property as open space. Ms. Maher said if it is not possible for the city to obtain the property, it should remain zoned single-family with cluster housing encouraged for any future development. Sharon Germaine, principal of Stonebridge Elementary School, and Bob Kondrasuk, teacher at Stonebridge, spoke against rezoning and in favor of preserving the areas as open space for possible use for school programming. Shelly Michaelis, 1341 Dallager Court, a realtor, said while Mr. Roettger builds quality homes, a zoning change will affect property values in the area. She also spoke for Doug Florey, a resident on West St. Croix Avenue, whose property is served by a private well and septic and is concerned that he might be forced to hook up to city services if the property is developed as multi-family. Also speaking against rezoning were Pat Bloomgren, 1114 Meadowview Drive; Mr. and Mrs. Masercrist, 1075 Amundson Drive; Brad Myrvold, 865 Amundson Drive; Mary Bickner, 804 W. Stillwater Ave.; Dick and Jean Myers, 960 Amundson Drive; Margaret Mitchell, 1055 St. Croix Ave. W.; Ray Damis, 920 Amundson Drive; Alan Downie, 1120 Amundson Drive; and residents is of 1001 St. Croix Ave. W. and 1055 Amundson Drive. Concerns cited included: traffic, safety, drainage, and loss of open space. All favored keeping the current zoning at the very least and purchasing the property as park/open space if possible. Mr. Rheinberger, seconded by Mr. Wald, moved to deny the requested zoning change; motion passed unanimously. Mr. Russell noted that zoning cases are heard by the City Council, thus the Planning Commission's action is a recommendation to the Council; the Council will consider the matter at its June 2 meeting. Mr. Wald left the meeting after this case. Case No. SUP/DR/98-22 A special use permit for construction of an 88-space parking lot adjacent to Lakeview Hospital at 1104 and 1112 S. Everett St. in the RA, One Family Residential District. BWBR Architects, applicant. Representing the applicant were Dennis Vonasek, architect; Greg Holling, engineer; and Jeff Robertson, Lakeview Hospital administrator. Mr. Vonasek reviewed the plans. Plans call for the removal/relocation of two homes. There would be a 30-foot setback for the lot, with landscaping to maintain the residential feel. An effort would be made to retain as many of the existing trees as possible; there would be no new access points on Everett Street. 2 Planning Commission May 11, 1998 Richard Soderholm, 1128 S. Everett, the property immediately adjacent to the lot, had questions regarding the retaining wall and holding pond and the proximity/impact on his property. Mr. Fontaine suggested, and Mr. Vonasek and Mr. Holling agreed, to walk the project area with Mr. Soderholm in an effort to address his concerns. Mr. Soderholm stated he was opposed to the project because of the impact on property values. Quentin Heimerman, 1103 S. Everett St., agreed that the project likely would cause values to go down. Jim Schug, 1208 S. Everett St., said while Lakeview has been a good neighbor, he would be concerned about any aspect of the project that might diminish the residential quality of the neighborhood. Pat and Joan Poshek, 1302 S. Everett St., and Tom Schirber, 1121 S. Everett St., spoke of the traffic and cited safety as a major concern. Mr. Robertson said the hope is to reduce traffic and eliminate on-street parking by providing the additional parking for hospital employees. He also noted that ideally the hospital would not be located in a residential area, but he said Lakeview is trying to work with neighbors and trying to . retain the residential quality of the neighborhood to the extent possible. Lakeview has use of a portion of the parking lot at Stillwater Junior High School. Several in the audience, including Connie Schug and Mary Soderholm, questioned why Lakeview couldn't find some way to make it mandatory for employees to park at SJHS. Mr. Poshek suggested that if the project is allowed, the city should close Everett Street to south traffic by a cul de sac; Mr. Heimerman noted that the original plat for the area showed a cul de sac in that location. Mr. Soderholm asked if there was some way to force traffic to use Greeley Street; he suggested placing a wall at the Everett Street side of the proposed parking area. Pat Rossini, 1224 S. Everett, suggested placing "no right turn" signs at the exits to the parking areas on Everett Street. Mr. Fontaine said he sees the need for the additional parking, but said he thought there were too many unanswered questions. He said he would like the hospital to work with neighbors, as it has on past projects, to address concerns and come up with a plan that would address some of their concerns. Mr. Zoller said he would like the city engineer to look into the no-right turn suggestion. Mr. Hultman agreed with earlier comments regarding making it mandatory to use the SJHS lot. Mr. Valsvik agreed that the no-right turn suggestion has merit and moved to continue the request pending the engineer's opinion as to the possibility of a no-right, north-only alternative. Mr. Zoller seconded the motion. Motion passed 5-1, with Mr. Rheinberger voting no. • 3 Planning Commission May 11, 1998 Case No. SUP/DR/98-24 This case was withdrawn from the agenda. Case No. SUP/98-26 A special use permit for a mail-order business from a residence at 1302 Cottage Drive in the RA, One Family Residential District. Elizabeth Brown, applicant. Ms. Brown explained that she is just starting her business. The business would be conducted strictly by mail to a Post Office box. There may be an occasional UPS truck at her residence for return of orders. Mr. Zoller moved approval as conditioned, noting that under the proposed changes to the city's home occupation regulations, Ms. Brown wouldn't even have to appear before the Planning Commission. Mr. Hultman seconded the motion; motion passed unanimously. Mr. Robertson and Mr. Vonasek said they would be setting up a neighborhood meeting in an effort to address concerns. Case No. V/98-28 A variance to the accessory building size, 120 square feet allowed 720 square feet requested, for construction of an addition with attached garage at 1325 Fourth Ave. S. in the RB, Two Family Residential District. Paul Martin, applicant. Mr. Martin explained that he is a building contractor and would be using the existing garage primarily for storage of his tools; the existing garage already is set up as storage/shop. The reason he needs a variance to construct a new single-car garage. Very infrequently, he said he might make cabinets at his home; he stated that people who have shops for hobbies use their shops more frequently that he would. Mr. Zoller again noted the city is in the process of revising its home occupation ordinance. Under the new regulations, Mr. Martin would not need a Special Use Permit for the amount of work he does at home; he would just have to notify the city. Mr. Martin said he has not moved into the residence at this time; he will be moving in about a month. Mr. Rheinberger moved to grant the variance for the existing structure as conditioned; Mrs. Bealka seconded the motion. Mr. Zoller suggested removing condition of approval No. 1 (Special Use Permit) since the home occupation regulations likely will be changed before Mr. Martin takes occupancy. Mr. Rheinberger and Mrs. Bealka agreed to amend the motion removing condition of approval No. 1; amended motion passed unanimously. Mr. Rheinberger, seconded by Mr. Hultman, moved to adjourn at 9:50 p.m.; all in favor. Respectfully submitted, Sharon Baker Recording Secretary 4