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HomeMy WebLinkAbout2000-06-12 CPC MINCity of Stillwater Planning Commission June 12, 2000 Present: Jerry Fontaine, chairperson Glenna Bealka, Robert Gag, Russ Hultman, Dave Middleton, John Rheinberger, Darwin Wald and Terry Zoller Others: Community Development Director Steve Russell Absent: Karl Ranum Mr. Fontaine called the meeting to order at 6 p.m. Approval of minutes: Mr. Wald, seconded by Mr. Rheinberger, moved approval of the minutes of May 8, 2000; all in favor. Case No. CPA/00-01 A Comprehensive Plan Amendment changing the land use designation of lands in the Phase II expansion area between McKusick Road and Boutwell Avenue east of Manning Avenue in the following ways: 24 acres from Large Lot Single Family to Townhouse Residential; 19.4 acres from Townhouse Residential to Small Lot Single Family; and 16.9 acres from Small Lot Single Family to Parks and Open Space. US Homes, applicant. Mr. Russell reviewed the land use plan for the expansion area designated in the Comprehensive Plan as Phase II and the requested amendments. With the exception of the three requested changes, the land use will remain the same. He further noted the City is interested in purchasing a 60-acres parcel near Boutwell Cemetery, across Boutwell Avenue from the proposed new development, for a public works facility and active park; he said the City is working with the Township in developing park plans. Mr. Russell stated that Washington County has some concerns regarding access to Boutwell and will require a left-turn lane on Manning Avenue to Boutwell. He noted that generally flat sites close to major roads are better suited to higher density use, as is being proposed. The townhouse units will be setback 160 feet from Manning Avenue and there will be a substantial berm to minimize the views on Manning; there also will be some berming on Boutwell, though not as extensive. Bill Pritchard of Orrin Thompson Homes noted the proposed development has an overall density of 2.5 units per acres, well under the City's guidelines. He stated the requested changes were an effort to minimize environmental issues and move the higher density development to closer proximity to a major arterial and to a flat site where soils are more compatible to such development. He showed graphics to illustrate the potential impact on views from Manning and Boutwell. Dean Johnson, land use consultant for Stillwater Township, asked that a memo he had sent • regarding the requested changes be included in the record. City of Stillwater Planning Commission June 12, 2000 Steve Ogberg, 7940 Neal Ave., questioned the size of the park by the townhome units; he suggested the area is not large enough to be a usable park, just large enough to require mowing. Mr. Pritchard responded that Orrin Thompson Homes has dedicated 42 acres of land for park/open space use. Mr. Russell said a major park of seven acres will be provided. It is the City's responsibility to improve the parks, and the City will be working with neighbors in an effort to provide the amenities they desire. The resident of 1220 McKusick Road asked where the new access road off McKusick would be located and whether it would impact his property. Mr. Pritchard explained that all of the right-of- way is located on US Homes property abutting the property at 1220 McKusick Road. Mr. Rheinberger moved approval of the requested Comprehensive Plan Amendment changes based on geography and environmental issues. Mrs. Bealka seconded the motion; motion passed unanimously. Case No. ZAT/00-02 Zoning Ordinance Text Amendment establishing a new Cove Cottage Residential District; Case No. ZAT/00-03 Zoning Ordinance Text Amendment establishing a new Cove Townhouse Residential District; Case No. ZAT/00-04 Zoning Ordinance Text Amendment establishing a new Cove Traditional Residential District. US Homes, applicant. 40 Mr. Russell explained the Cove Traditional District would include lots of 15,000 square feet; accessory units would be allowed as conditioned as they are in the Liberty on the Lake development. The Cove Residential District lots would be a minimum of 7,00 square feet and would average 10,000 square feet as proposed. The Townhouse Residential units would be 3,000 square feet and have a maximum height the same as the Traditional District; 160 townhouse units are proposed. Following review of the proposed Planned Unit Development, Mr. Rheinberger, seconded by Mr. Wald, moved approval of ZAT/00-02; all in favor. Mr. Rheinberger, seconded by Mr. Hultman, moved approval of ZAT/00-03; all in favor. Mr. Rheinberger, seconded by Mrs. Bealka, moved approval of ZAT/00-04; all in favor. Case No. ZAM/00-04, a Zoning Map Amendment designating 48.1 acres of land from Agricultural Preservation (AP) to Cove Cottage Residential (CCR); Case No. ZAM/00-05, a Zoning Map Amendment designating 16.1 acres of land from Agricultural Preservation (AP) to Cove Townhouse Residential (CTHR); Case No. ZAM/00-6, a Zoning Map Amendment designating 4.5 acres of land From Agricultural Preservation (AP) to Cove Traditional Residential (CTR). US Homes, applicant. Following review of the proposed Planned Unit Development, Mr. Rheinberger, seconded by Mr. Hultman, moved approval of ZAM/00-04; all in favor. Mr. Rheinberger, seconded by Mr. • City of Stillwater 2 Planning Commission June 12, 2000 Wald moved approval of ZAM/00-05; all in favor. Mr. Rheinberger, seconded by Mr. Hultman, moved approval of ZAM/00-06; all in favor. Case No. PUD/00-41 A Concept Planned Unit Development approval for mixed use residential development consisting of 160 townhouses, 209 coved cottages, 11 traditional residential, and parks and open space located on 150 acres of land in the Phase II expansion area east of Manning Avenue between McKusick Road and Boutwell Avenue. US Homes, applicant. Mr. Pritchard of US Homes reviewed the coving concept and provided preliminary design elevations. He said the development will incorporate the natural features of the site. US Homes will be working with city staff in developing streetscapes. Greg Frank, also of US Homes, explained the curvilinear design of coving, in which lot setbacks are varied to give the impression of spatial change. It was noted there are only 11 traditional residential lots. The intent is to give these homes a separate identity due to their proximity to existing homes. City Engineer Klayton Eckles noted the site is not sewered or watered and it will be quite an undertaking to provide services to the development. He also noted there are some issues with the traffic capacity of Boutwell Avenue, and there may be some improvements to Boutwell in the short-term. Mr. Eckles pointed out Washington County had proposed a traffic signal at County Road 12/15, and he said that will be important to improving the access for the US Homes development. Mr. Eckles further noted that the City is trying to protect Brown's Creek and the developer will be required to contribute to the mitigation project fund. Mr. Eckles also stated that the developer is incorporating an infiltration system into the design in addressing environmental issues. He stated the developer has been very cooperative in working with the City. Mr. Rheinberger, seconded by Mr. Middleton, moved approval with the 21 conditions of approval; all in favor. Case No. SUB/00-42 Preliminary plat approval for a subdivision of 152 acres of land into 220 single family lots, 15 townhouse lots (150 HUs) and 8 outlots (parks and open space and CR 15 right-of-way) in the Phase II expansion area. US Homes, applicant. Mr. Rheinberger, seconded by Mr. Hultman, moved approval; motion passed unanimously. Case No. SUB/00-24 A resubdivision of a lot located at 1221 N. Broadway into three lots of 17,292 square feet, 29,580 square feet and 36,764 square feet in the Single Family Residential District. Tom Brownson, representing George Middleton, applicant. The applicant was not present. is City of Stillwater Planning Commission June 12, 2000 Ruth Steinmetz, 1117 N. Broadway, expressed her concern about the proposal. An unidentified gentlemen spoke on behalf of several elderly residents who are concerned about the financial impact of sewering the area which the resubdivision would require. Mr. Zoller noted the City is currently doing a feasibility study for providing water/sewer services to the entire North Hill area. Mr. Rheinberger, seconded by Mr. Hultman, moved to deny the request; motion passed unanimously. Case No. SV/00-31 A street vacation of the west 20 feet of Sunset Drive to the southwest corner abutting Lot 5, Block 3, rearrangement of Radley Sunnyslope Addition in the RA, Single Family Residential District. Ryan Smith, applicant. Case No. V/00-38 A variance to the street setback (30 feet required, 13 feet requested) for construction of a detached garage at 127 Birchwood Dr. N. in the RA, Single Family Residential District. Ryan and Brandon Smith, applicants. Mr. Wald abstained from these two cases. Ryan and Brandon Smith were present. The Smiths said the requested street vacation is the western 20 feet of the platted right-of-way; most of adjacent property is city-owned. Mr. Rheinberger, seconded by Mr. Gag, moved approval as conditioned; all in favor, with Mr. Wald abstaining. Regarding the requested setback variance, the Smiths explained the setback is needed in order not to jeopardize two existing trees. The design of the new garage will be identical to their neighbor's. The Smiths said they would like to keep an existing single-car garage for storage of equipment. Mr. Rheinberger moved approval as conditioned. Mrs. Bealka seconded the motion. Mr. Hultman noted with the two garages, the Smiths would have accessory buildings totaling 1,200 square feet, 200 over the City's maximum allowable. Mr. Hultman suggested that the City has a standard that should be held to. Motion of approval as conditioned passed 4-3, with Mr. Gag, Mr. Middleton and Mr. Hultman voting no and Mr. Wald abstaining. Mr. Russell suggested adding a condition that the variance is invalid unless the Council takes action to grant the street vacation; that was added to the conditions of approval. Case No. SUB/00-33 A resubdivision combining two lots into one lot at 314 Chestnut St. in the CBD, Central Business District. Mike and Sandy Hudson, applicants. 9 4 City of Stillwater Planning Commission June 12, 2000 Sandy Hudson was present. She said the intent is to provide a rear entrance to the gift shop located in their building. In order to do so, the two lots need to be combined. Mr. Middleton, seconded by Mr. Wald, moved approval as conditioned; motion passed unanimously. Case No. ZAM/00-3 A zoning map amendment to rezone from Agricultural Preservation, AP, to Single Family Residential District, RA, a 55,524-square-foot parcel at 7970 Neal Ave. N., Lot 3, Block 2, Neal Meadows. Wesley Investments Inc., Jon Whitcomb, representing Michael G. Gibson, applicant. Case No. SUB/00-34 A subdivision of Lot 3, Block 2 Neal Meadows, 7970 Neal Ave. N. into three lots - of 31,254, 12,001 and 11,999 square feet. Wesley Investments Inc., Jon Whitcomb, representing Michael G. Gibson, applicant. Mr. Whitcomb was present. He noted that all three lots meet City guidelines. The lots will be connected to city water and sewer. Street frontage is on Creekside Crossing. The existing main house will remain. Mr. Whitcomb said he will be working with City Engineer Klayton Eckles regarding utility easements. Only two of the lots are stubbed into city services; the applicant will have to pay the cost of providing the extra service. • Steve Ogberg, 7940 Neal Ave., expressed a concern that with all new development bringing sewer up from Creekside, it might be difficult to provide services to his lot in the future. Mr. Whitcomb said services will be available in the future as development occurs. Mr. Fontaine advised Mr. Ogberg to speak with Mr. Eckles about his concerns. Mr. Rheinberger, seconded by Mrs. Bealka, moved approval of ZAM/00-3 all in favor. Mr. Rheinberger, seconded by Mr. Wald, moved approval of SUB/00-34 as conditioned; all in favor. Case No. V/00-35 A variance to the front yard setback for construction of a deck at 219 Sherburne St. N. in the RB, Two Family Residential District. Dan Magnuson, applicant. Mr. Magnuson was present. He explained the deck would be 21 feet from the property line. The neighbor to the north is closer to the property line than he is requesting. Mr. Gag, seconded by Mr. Middleton, moved approval as conditioned; all in favor. Case No. SUP/00-36 A special use permit to transfer the operation of the Ann Bean Mansion Bed and Breakfast at 319 W. Pine St. in the RB, Two Family Residential District. John Wubbels, applicant. 0 5 City of Stillwater 40 Planning Commission June 12, 2000 Mr. Wubbels was present. He is the former owner of the B&B and aware of the conditions. He noted that the permit to conduct special events should be included in the request but was inadvertently omitted. Mr. Hultman, seconded by Mr. Wald, moved approval as conditioned, adding that special events be permitted as allowed and conditioned by City ordinance. Motion passed unanimously. Case No. SUP/00-37 This case was continued to the July 10 meeting. Case No. SUP/00-39 A special use permit for use of a 225-square-foot storage area for a classroom at 413 Greeley St. S. in the RB, Two Family Residential District. Valley Preschool applicant. Joe Thompson was present representing Valley Preschool. He said the request is to use an existing storage area for special projects involving woodworking. He said the there would be no increase in the number of students enrolled; it would be an additional activity for currently enrolled students. Mr. Fontaine asked why staff had recommended denial. Mr. Russell said the request represents an expansion of use. The request made last year was to use the space for storage, not for student use. Mr: Middleton noted the applicant could have put a table in the room and never made a request for approval of the use. Mr. Rheinberger, seconded by Mrs. Bealka, moved approval as conditioned; motion passed unanimously. Case No. V/00-40 A variance to the side yard setback requirements for construction of an attached 7-car garage at 901-909-913 S. Fourth St. in the CA, General Commercial, and RB, Duplex Residential Districts. Steve Meister, applicant. Mr. Meister was present and handed out some revised architectural elevations aimed at creating more interest in the roof line. He said he does not own the property at 913 S. Fourth St. but plans to purchase the property is the variance is granted. He referred to the continual problem of providing residential off-street parking in an area where there are commercial uses on all four corners of the intersection of Fourth and Churchill streets. He also stated he thought one large garage would have less impact that separate ones built to maximum capacity. Ellie Samuelson, the neighbor to the east, was present and spoke in favor of the proposal. Another neighboring property owner said his only concern was with drainage. Mr. Meister responded that all the driveways would be sloped toward Fourth Street. 6 City of Stillwater • Planning Commission June 12, 2000 Mr. Rheinberger agreed with Mr. Meister's opinion that one garage would have less impact than two or three. Mr. Gag said he didn't think the proposal fit the neighborhood. Several members spoke of a concern regarding the possibility that in future the three lots might not be in the same ownership. Mr. Hultman and Mr. Wald both noted that it would be possible to built three attractive garages, rather than one large structure. Mr. Zoller said he thought Mr. Meister's proposal would be most attractive, and Mrs. Bealka agreed that the proposal would improve the neighborhood. Mr. Zoller, seconded by Mr. Rheinberger, moved approval as conditioned, with the additional condition that all drainage remain on site. Motion failed 3-5, with Mr. Zoller, Mr. Rheinberger and Mrs. Bealka voting in favor; Mr. Gag, Mr. Middleton, Mr. Hultman, Mr. Wald and Mr. Fontaine voting against. Case No. TIF/00-1 Review of Tax Increment Financing District #8, Long Lake Villas, located west of CR-5 and north of 62nd Street North for conformity with the Comprehensive Plan. City of Stillwater, applicant. Mr. Russell explained the request is to remove the single-family lots from the TIF district. Mr. Rheinberger, seconded by Mrs. Bealka, moved approval; motion passed unanimously. Final elevations of the rental townhomes of Long Lake Villas were provided. The five buildings will be similar in design to the townhomes. Mr. Rheinberger, seconded by Mrs. Bealka, moved final PUD design approval; motion passed unanimously. Case No. SUP/88-60 Review and possible modifications to an existing special use permit for transient charter and excursion boats located on the St. Croix River south of the Dock Casf in the RB, Duplex Residential District, and Bluffland Shoreland District. St. Croix Boat and Packet Company, applicant. Present were Richard Anderson and his attorney Bob Briggs and Bobby Anderson and Brian Anderson. Mr. Briggs briefly reviewed the history of the charter boats and use of the docks that began in 1985. He said since that time, Mr. Anderson has maintained 5-6 boats, with one docked at Sunnyside and boarded at the city docks. The annual dock permit has always allowed four boats to be docked at the city docks, he said. Mr. Briggs said the proposed modifications to the permit, represent a substantial change to Mr. Anderson's business - not allowing the fifth boat to be boarded downtown would essentially put that boat out of business. Mr. Briggs further stated a special use permit never was issued, the special use permit is the use that has been allowed for the past 12 years. Mr. Russell responded that a special use permit was issued in 1988 and includes five conditions. • 7 City of Stillwater Planning Commission June 12, 2000 Regarding the proposal to provide restrooms, Mr. Anderson noted that no downtown business provides public restrooms. He noted that the city has public restrooms nearby, but they are not maintained and not usable. He said he would have no problem providing restrooms if located and maintained on his property; he noted that is contingent on building the new ticket office, which seems unlikely this year. Mr. Anderson further noted that having a restroom located on the docks, as suggested in the conditions of approval, is no longer an option according the DNR/Corps of Engineers. Mr. Anderson also expressed a concern about listing the capacity of the boats as indicated in the conditions of approval, saying it puts the maximum allowable Coast Guard capacities in jeopardy. Mike Maguire of the Dock Cafe spoke in opposition. He said the concern is not with Mr. Anderson providing public restrooms, but rather providing restroom facilities for his customers waiting to board the boats. Mr. Maguire said his other concern is with the fact that Mr. Anderson's request doubles the capacity of the boats in the dock permit issued last year. Mr. Maguire further stated Mr. Anderson's permit is for four boats and excludes bringing in other (charter) boats to the dock. At the end of the discussion, Mr. Anderson agreed to provide a minimum of two restrooms for his customers and communicate to the customers the location of the facilities. If a permanent . structure is not built, satellite facilities will be provided. It was agreed to go through the proposed conditions of approval individually. It the consensus that the condition regarding maximum capacity of the boats should be in the dock permit, rather than the special use permit. Mr. Rheinberger, seconded by Mr. Wald, moved to delete condition of approval No. 1; motion passed unanimously. Mr. Rheinberger, seconded by Mr. Middleton, moved to delete condition of approval No. 2; motion passed unanimously. Mr. Middleton, seconded by Mr. Wald, moved to delete condition of approval No. 8; motion passed unanimously. It was agreed to add a condition that the permit be subject to annual review; Mr. Rheinberger, seconded by Mr. Wald, made that in the form of a motion; all in favor. Mr. Zoller noted the City Council had acted to address noise complaints by requiring noise on the transient docks to be kept to a minimum after 10 p.m. and prohibiting the charter boats to play music after the boat comes into the dock. Mr. Rheinberger, seconded by Mr. Middleton, moved to include those Council's actions as conditions of approval; all in favor. Mr. Rheinberger, seconded by Mr. Middleton, moved approval with the amended conditions of approval; motion passed unanimously. Mr. Wald, seconded by Mrs. Bealka, moved to adjourn at 10:25 p.m.; all in favor. Respectfully submitted, Sharon Baker Recording Secretary 8