Loading...
HomeMy WebLinkAbout2002-02-11 CPC MIN• City of Stillwater Planning Commission February 11, 2002 Present: Russ Hultman, chair Glenna Bealka, Robert Gag, Dave Middleton, David Peroceschi, Karl Ranum, Paul Teske, Darwin Wald and Terry Zoller Others: Community Development Director Steve Russell and Sherri Buss of consulting engineering firm Bonestroo, Rosene and Anderlik Absent: None Mr. Hultman called the meeting to order at 7 p.m. Approval of minutes: Mr. Wald, seconded by Mr. Ranum, moved approval of the minutes of Jan. 14, 2002, as presented; motion passed unanimously. Case No. SUB/02-03 A resubdivision of Lots 5 and 6, Block 2, Wilson's Addition into two lots, Lot 5 - 8,745 square feet, and Lots 6 - 7,500 square feet located at 323 Sixth Avenue S. in the RB, Two Family Residential District. Thomas A. Suttle, representing John Bailey, applicant. • Mr. Shuttle explained the proposal is to take down the existing structure; the HPC has granted a demolition permit. The applicant proposes to build two new single-family homes. The lot sizes meet the minimum requirements, he said. Renderings and floor plans will be submitted to the City to ensure the new homes maintain the character of the neighborhood, he said. The homes likely would have a shared driveway, he said. Mr. Middleton noted a concern about the possibility of constructing duplexes. Mr. Suttle said single-family homes are the only options for both economic and esthetic reasons. Mr. Ranum noted that if the subdivision is approved, there would not be enough square footage to construct anything but single-family homes. Mr. Ranum expressed a concern about green space and the design of the homes, saying that he wouldn't want to see what happened on Greeley Street repeated. Robert Lafayette, 311 S. Third St., said the existing building is a "nightmare" and has nothing historically significant. He suggested new single-family homes will enhance the marketability of the adjacent homes. Dean Hanson, 402 S. Sixth, showed slides of the neighborhood and adjacent homes. He said he is concern about increasing density, referring to a worst case scenario if all the double lots in the neighborhood were subdivided of four additional single-family homes and two duplexes. Leo Lohmer, neighbor to the east, spoke of the history of the neighborhood and talked of the potential for a drainage problem. • 1 City of Stillwater Planning Commission February 11, 2002 Dan Fabian, 326 S. Sixth, expressed a concern about subdividing. He said there are sewer/street issues and questioned whether the sewer main is designed to handle the additional development. He also noted residents had just paid to have the street redone. Mr. Russell stated he was not aware of any concern regarding the capacity of the sewer. Mr. Fabian also expressed a concern about surface water runoff. He said 7,500 square feet is too small for a single-family structure. He also talked of losing open space. He noted there is no neighborhood park in the area and asked that the City explore a neighborhood park concept. He concluded by asking that the City consider placing a moratorium on in-fill housing. Both Mr. Hanson and Mr. Fabian stated they would rather have a "nice" duplex or triplex on the property than two single-family structures. Mr. Middleton noted regarding the sewer capacity concern that a triplex would produce larger volumes of waste than two singles-family homes. Also, he noted the proposed shared driveway cuts down on the amount of impervious surface. Mr. Zoller asked if the city engineer had looked into the storm water drainage. Mr. Russell noted that a development could not increase the rate of runoff. Mr. Russell also noted that a grading plan is reviewed in the building permit process, and there is a requirement that houses be above • street grade. Mr. Teske asked if the City currently has a policy regarding open space for in-fill housing. Mr. Russell responded in the negative, and said he would encourage neighbors to approach the Park Board regarding the neighborhood park issue. Mr. Russell noted the broader issue is design review of single-family residences in RB districts. In this instance, he said, the design review is being picked up by a condition in the demolition permit. Mr. Ranum, seconded by Mr. Gag, moved to deny the request. Motion to deny passed 5-4, with Mr. Ranum, Mr. Gag, Mr. Zoller, Mrs. Bealka and Mr. Wald moving in favor of denial, and Mr. Peroceschi, Mr. Middleton, Mr. Teske and Mr. Hultman voting against. Case SUB/02-04 Final plat approval for a 21-lot subdivision Liberty on the Lake, The Woodlands. Contractor Property Developers Co., Homer Tompkins, applicant. Marc Putman was present representing the applicant. Mr. Russell noted that this subdivision was part of the first phase of the annexation area. One of the original PUD conditions was that the developer address the impact on wetlands/woodlands in this subdivision. As a result, there are two fewer lots in the subdivision. Clustering was considered, he said, but that did not reduce the impact due to the topography of the area. Mr. Ranum asked about the preservation easement; Mr. Russell said that has been increased with the revisions. Mr. Putnam also noted the access road has been reduced. Mr. Russell also noted it is the recommendation that lots 5 and 6 be dedicated as outlots and that a retaining wall be constructed on the west side rather than cutting 2 City of Stillwater Planning Commission February 11, 2002 is the slope back. Mr. Russell also noted that staff will meet with the developer prior to City Council action to address City Engineer Eckles concerns expressed in a memo. Robert Kroening of Neuman Realty said he agreed with the recommendation regarding the retaining wall. He said he thought it basically was a good plan. Mr. Zoller, seconded by Mr. Wald, moved approval as conditioned with the additional condition that the developer address Mr. Eckles comments. Motion passed unanimously. Case No. V/02-05 A variance to the lot size (10,000 square feet required, 7,500 square feet requested) for construction of a single-family residence on an existing lot at South Center Street in the RA, Single Family Residential District. Gary K. Tauer, applicant. Mr. Tauer, 1301 W. Olive, was present. He stated he has owned the lot for 25 years and would like to build a small rambler for a retirement home. There was some discussion as to Center Street being the dividing line, with larger lots, 10,000 square feet, to the south and smaller lots to the north. Mr. Russell noted that variances for density can't be granted; however, this is a lot of record and the applicant could appeal if denied. Mr. Russell noted an alternative would be to rezone the northern portion of the block to RB. Mr. Middleton noted the house behind Mr. Tauer's is a single-family structure built on the same size lot. Two daughters of the adjacent resident spoke against the request. Their primary concern was water runoff. One of the daughters, Debby Mulcahey of St. Paul, noted that Mr. Tauer knew this was not a buildable lot when he purchased it. She said should the variance be granted, they would like the following conditions to be incorporated: that the property line be planted with 6' blue spruce; that the fence be removed; that Tauer's garage be on the north side of the property; that the setback be 30' off Center Street and 10' off the side yard; and that water flow be addressed. Mr. Ranum said he had the same concerns with this request as with the first request, noting this was not a buildable lot when purchased and conditions have not changed. Mr. Teske agreed with the concerns expressed by Mr. Ranum and said the variance, if granted, would have a significant impact on neighbors. Mr. Middleton noted there are single-family homes on two abutting lots, both of which are substandard lots. Mr. Middleton moved approval with the conditions that 5-6' blue spruce be planted on the property line, that the garage be constructed on the north side of the property, that water runoff be directed to the west and south, and that setbacks coincide with the RA district - 30' from the street and 10' from the side yards. Motion passed 6-3, with Mr. Ranum, Mr. Teske and Mr. • Zoller voting no. 3 • City of Stillwater Planning Commission February 11, 2002 South Boutwell Planning Area - Sherri Buss reviewed existing conditions in the area and issues related to traffic, sewer and water services, stormwater management as related to the AUAR and land use/density. Ms. Buss then showed various overlays of possible density/open space. Mr. Zoller questioned including the Swager development in the planning, pointing out that it is unlikely those residents would want to be included, specifically regarding water/sewer services. Ms. Buss asked the Commission want it wanted presented to the public. It was the consensus that the focus be on the area from the creek east, and showing the transition from south to north and east to west. Paul Bruggeman, representing the developers who own the parcel at Manning and County Road 12, noted they are proposing townhomes, like the Gardens at Oak Glen. The density is about 3 %2-4 units per acre, he said. It was noted that property could be served with sewer/water from the south. A hearing will be held at the March meeting. Andiamo use permit - Mr. Russell noted the building official has determined that handicapped access does not need to be provided. However, he suggested there needs to be more study. 40 regarding the issue, with the City showing due diligence should there be a challenge. In-fill housing - Mr. Ranum moved to revisit the issue of design review of in-fill housing in the RB district and other historic areas. Mr. Gag seconded the motion. Mr. Russell suggested the problem is what criteria to use in design review. Mr. Zoller suggested amending the motion to have staff investigate the issue and provide the Commission with some suggestions as to how to proceed. Mr. Ranum said he was amendable to that amendment. Mr. Gag seconded the amendment. Motion passed unanimously. Other items: Mr. Russell reminded members of the upcoming 36 Corridor planning meeting. Handouts were provided on land use planning workshops that are scheduled at various locations in the metro area through June 2002. Mr. Zoller, seconded by Mr. Peroceschi, moved to adjourn at 9:50 p.m.; motion passed. Respectfully submitted, Sharon Baker Recording Secretary • 4