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HomeMy WebLinkAbout2002-04-08 CPC MINCity of Stillwater Planning Commission April 8, 2002 Present: Russ Hultman, chair Glenna Bealka, Dave Middleton, David Peroceschi, Karl Ranum, Paul Teske and Terry Zoller Others: Community Development Director Steve Russell Absent: Robert Gag and Darwin Wald Mr. Hultman called the meeting to order at 7:05 p.m. Approval of minutes: Mr. Middleton, seconded by Mr. Ranum, moved approval of the minutes of March 11, 2002, as presented; motion passed unanimously. Building Official's Memo: Building Official Cindy Shilts was present, and there was a brief discussion of her memo regarding the issuance of variances. It was noted that variances are granted to locations not to building requirements/codes. The bottom line of the discussion was a reminder for the Commission to be mindful of constraints of building applications when granting variances. 0 Case No. CPA/02-01 A Comprehensive Plan Amendment changing the land use designation of 2.8 acres of land at the corner of Washington Avenue and Orleans Street from Business Park Industrial to High Density Multifamily Residential District. City of Stillwater, applicant. Case No. ZAM/02-01 A Zoning Map Amendment to rezone 2.8 acres of land from Business Park Industrial to High Density Multifamily Residential District. City of Stillwater, applicant Case No. ZAT/02-01 A Zoning Text Amendment to amend the Stillwater City Zoning Code by adding a density bonus provision for multifamily affordable housing projects. City of Stillwater, applicant. Mr. Russell explained that a developer, Tim Nolde, had approached the City with a proposal for apartments, 80-90 units, on the site once a possible location for a Minnesota Wild practice facility. The project will consists of 80 percent affordable housing units; senior citizens will be the target market. Mr. Russell also spoke of the proximity of the site to the Senior Center, shopping area and medical facilities as being a good location for such a project. Mr. Russell noted the zoning text amendment is proposed as an incentive to providing affordable housing. A member of the audience asked if the developer would provide a playground area. Mr. Nolde responded that the apartments are being designed for seniors, rather than families. Mr. Russell responded that there are some open space requirements the development will have to meet. Mr. Ranum asked why 80 percent of the units would be designated affordable, rather than 100 percent. Mr. Russell noted that 60 percent is the minimum number of units to qualify for as an . affordable housing project; he noted it is also an issue of affordability for the developer. 1 City of Stillwater Planning Commission April 8, 2002 Mr. Middleton expressed his concern about housing in an industrial park area. He also questioned whether the affordable housing could be limited to seniors, and if not, he said there should be a place for kids to play. Mr. Ranum, seconded by Mr. Teske, moved approval of Case No.CPA/02-01. Motion passed 6- 1, with Mr. Middleton voting no. Mr. Zoller, seconded by Mrs. Bealka, moved approval of Case No. ZAM/02-01. Motion passed 6-1, with Mr. Middleton voting no. Mr. Ranum, seconded by Mr. Zoller, moved approval of Case No. ZAT/02-01. Motion passed 6- 1, with Mr. Middleton voting no. Case No. V/02-16 A variance to the side yard setback (5 feet required, 1 foot requested) for construction of a two-stall attached garage at 714 N. Third St. in the RB, Two Family Residential District. H. Carlos Portillo and Nannette Gabriel, applicants. The applicants were present. They explained the request for a 14 x 40' attached garage. The width is important, they said, due to the need to transport artwork from the house to the vehicles. The length could be reduced to somewhere around 30' if necessary, they said. The applicants also noted they are not exactly sure of the location of the property line. Mr. Ranum asked about drainage and overhang. Mr. Zoller noted that until a certified survey is completed, the extent of the variance won't be known. Mr. Middleton moved approval as conditioned, with the additional condition, that the foundation of the garage be 2' off the property line, as determined by a survey; that any drainage runoff be retained on the property; and that no part of the structure overhangs the property line. Mr. Zoller seconded the motion. Motion passed 6-1, with Mr. Ranum voting no. Case No. V/02-17 A variance to the side yard setback (10 feet required, 2 feet requested) for construction of an attached garage with living space above at 901 Sixth Ave. N. in the RB, Two Family Residential District. Todd and Audrey Hansen, applicants. Mr. Hansen and his architect were present. The architect stated he disagreed with the City's zoning requirements and noted that Hudson Street is a 25' wide alley, rather than a street. John Prosser, 906 Fifth Ave. S., spoke in favor of the proposal, stating the City is making the lot unbuildable because of the width of the property. He also suggested Hudson is an alley rather than a street. Gary Funke, 1605 W. Pine St., asked why this case did not represent a hardship to the property owner. 2 City of Stillwater Planning Commission April 8, 2002 Mr. Peroceschi, who resides nearby, advised that the Commission should not perpetuate mistakes that were made 15 years ago. Mr. Peroceschi also stated he was not in favor of the proposed living space above. Mr. Ranum asked if the new garage would have the same footprint as the existing. Mr. Hansen responded yes. Mr. Ranum asked if vehicles would project into Hudson Street if parked in front of the garage. Mr. Hansen responded yes, as is the case now. Mr. Zoller asked if the variance requested was from the vacated portion of Hudson; the answer was yes. Mr. Zoller, seconded by Mrs. Bealka, moved approval as presented and conditioned. Mr. Hultman suggested amending the motion to make the living space 4' shorter, granting a setback variance of 5' 6" for the garage and 9' 6" for the living space. Mr. Zoller and Mrs. Bealka accepted the amendment to the motion. Amended motion passed 6-0-1, with Mr. Peroceschi abstaining. Case No. SUP/V/02-18 A special use permit request to remodel an existing warehouse area into a wine bar and food service with outside seating and variance to the parking regulations at 102 S. Second Street in the CDB, Central Business District. Leslie Alexander, applicant. Ms. Alexander and Kristin Lysner were present. Mr. Alexander said she realized parking was an issue. She noted that most of the time the restaurant would not be open when the building office space is in use. Mr. Middleton noted that no downtown establishments meet parking requirements; this proposal has more parking provided that most in the downtown district, he said. Mr. Middleton moved approval as conditioned. Mr. Teske seconded the motion; motion passed unanimously. Case No. CPA/02-02 A Comprehensive Plan Amendment changing land use designation of Outlot B, Long Lake Estates, from Attached Single Family to Business Park Commercial. Mike O'Brien, Real Estate Masters, representing Jennings State Bank, applicant. Case No. ZAM/02-02 A Zoning Map Amendment to rezone Outlot B, Long Lake Estates, from Town House to Business Park Commercial. Mike O'Brien, Real Estate Masters, representing Jennings State Bank, applicant. Present were Mike O'Brien and Paul and David Jennings of Jennings State Bank. They noted that currently Jennings State Bank leases its building space, and they would like to own their own facility. Vern Hill, director of Young Life located at 1151 Parkwood Lane and resident of 2800 Wild Pines, suggested that a bank would be "somewhat more friendly" than other possible commercial uses, but he raised a concern about traffic flow and traffic patterns. He also expressed a concern 3 City of Stillwater Planning Commission April 8, 2002 about the potential for assessments to neighboring property owners for improvements the neighbors have not requested. Mr. O'Brien stated the applicants would be talking to Washington County about putting a new curb cut on County Road 5 to serve the site. Michelle Seim, 1144 Parkwood Lane, also expressed a concern about traffic flow. Art Junker, 1164 Parkwood Lane, said he had no problem with a bank, per se, but expressed a concern that changing the land use designation/zoning would open the area up to other possible commercial uses. Mr. Junker and Ms. Seim asked if there was some way the use could be limited to the proposed bank. Mr. Russell suggested continuing the issue for a month to allow staff to develop a possible ordinance prescribing the use of the site and to get input from Washington County regarding County Road 5. Mr. Zoller, seconded by Mr. Teske, moved to table the cases and refer the matter to staff and Washington County. Motion passed unanimously. Case No. ANN/02-01 A request for annexation of 5.28+ acres at 12211 80th St. N. in the AP, Agricultural Preservation District. Burt H. Rivard, applicant. Case No. CPA/02-03 A Comprehensive Plan Amendment changing the land use designation of 5.28+ acres of land at 11221 80'' St. N. from Agricultural Preservation to Single Family Residential. Burt H. Rivard, applicant. Case No. SUB/02-19 A subdivision of 5.28+ acres of land at 11221 80th St. N. in the RA, Single Family Residential District, into 12 lots. Burt H. Rivard, applicant. Mr. Rivard's daughter was present. The staff recommendation was to table these requests until the Boutwell Area Plan is approved. However, she said the family home has to be moved to the site requested for annexation by August. She also noted they are on 80th Street, not Boutwell. Mr. Zoller pointed out this site is in the triangle section of the Boutwell planning area and suggested the planning process ought to be completed before these requests are considered. Mr. Russell pointed out that the City has denied or continued two other such requests in the area. Meg McMonigal, Stillwater Township Planner, and Dave Johnson, Stillwater Town Board member, both noted that it would be possible to move the Rivard homestead onto the site and ghost plat the parcel according to Township regulations, prior to any annexation by the City. Mr. Ranum, seconded by Mr. Middleton, moved to table the requests until the Boutwell Plan is completed. Motion passed unanimously. 4 City of Stillwater Planning Commission April 8, 2002 South Boutwell Area Plan This meeting focused on road options and land use options. Sherri Buss of Bonestroo, Rosene and Anderlik, consulting engineers, presented four possible road configurations, including a possible extension of Neal Avenue to County Road 12, with an underpass to get to Northland Avenue; two options with new roads that are "curvy" to reduce speeds; and an option that keeps the existing roads, with improvements made to the existing Boutwell/Eagle Ridge/County Road 12 intersection. Ms. Buss noted that the option of improving the existing Boutwell/County Road 12 intersection does not address any planning issues for the area east of the creek. Several members of the audience spoke in favor of improving the existing intersection. Other favorable comments were received for the new "curvy" road options. Mr. Middleton noted that extending Neal Avenue to County Road 12 would result in traffic using Croixwood roads as a main north-south route. Ms. Buss presented three possible land use density scenarios, ranging from single family - 4 units per acre; large lot residential - 2 units per acre; and rural residential - 1 unit per 2.5 acres. After discussion, it appeared consensus was in favor of some type of large lot residential use. Tax Increment Financing District for a 2.83 acre site at Orleans Street and Washington Avenue Mr. Zoller explained the financial advantages to the City in forming the District. Mr. Ranum moved approval of Resolution No. 2002-01; Mr. Zoller seconded the motion. Roll call vote was taken. Voting in favor were Mrs. Bealka, Mr. Hultman, Mr. Peroceschi, Mr. Ranum, Mr. Teske and Mr. Zoller. Mr. Middleton voted no. The meeting was adjourned at 10:40 p.m. Respectfully submitted, Sharon Baker Recording Secretary 5