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HomeMy WebLinkAbout2002-05-13 CPC MINCity of Stillwater Planning Commission Meeting Minutes May 13, 2002 Members Present: Chair Russ Hultman, Robert Gag, Paul Teske, Darwin Wald, Glenna Bealka, Karl Ranum, David Middleton, Dave Peroceshi, Terry Zoller, Council Representative The meeting was called to order at 7:00 p.m. by Russ Hultman. Approval of Minutes A motion was made by Darwin Wald and seconded by Dave Middleton to approve the April 15, 2002 minutes as read. All in favor. 1. Case No. V/02-20 Request for a variance to the setback (20 feet required, 0 feet requested) for the construction of a second exit at 270 North Main Street in the CBD, Central Business District. John Uppgren, applicant. Mr. Uppgren explained that the reason for this request was to meet city code requirements calling for another exit from the Mulberry Point Antiques building. The fire escape does not apply to Minnesota standards as a required exit. The west side of the building could not be used for the new exit because of the handicap-accessible ramp. Mr. Hultman opened the public hearing. Mr. Hultman closed the public hearing. Terry Zoller stated that he was in favor of this request because it is a safety issue and because the City's building official recommended it. Terry Zoller moved approval of V/02-20. Paul Teske seconded the motion. Vote all in favor. 2. Case No. SV/02-21. A street vacation of a 30 foot alley between South William Street and South Everett Street between West Olive and West Myrtle Streets to the rear of 810 Olive Street. Tom Okerstrom, applicant. Mr. Okerstrom stated that he is requesting this vacation because he wants to raise the grade and sod this area to minimize erosion that is occurring. He also stated that people are dumping brush into the ravine, after crossing his property. Mr. Hultman opened the public hearing. Mr. Hultman closed the public hearing. Terry Zoller mentioned that the city engineer does not wish to see approval of this vacation. Steve Russell stated that the City is hesitant to grant vacations of this nature. The City would like to maintain its public access to ravines and other public easements for maintenance, etc. without having to obtain or buy the permission to do so. Mr. Wald stated that unfortunately, once a property is vacated, the City cannot get it back without paying a price. Mr. Russell stated • City of Stillwater Planning Commission Meeting Minutes May 13, 2002 that this area of the ravine is posted "No Dumping" but that the city could not really fence this area off. Karl Ranum moved to approve recommendation of Case No. SV/02-21 to City Council. Second by Robert Gag. Vote four in favor, five opposed. Karl Ranum, Robert Gag, Glenna Bealka and Dave Middleton voted in favor. Darwin Wald, Paul Teske, Terry Zoller, Dave Peroceshi and Russell Hultman opposed. Motion failed. The applicant chose to request this vacation from the Stillwater City Council. 3. Case No. V/02-22. A variance to the accessory uses requirements to maintain a 370 square foot existing garage (120 square feet maximum) and construct a new two-stall garage (624 square feet) located at 208 South 4th Street in the RB-Two Family Residential District. Craig and Sue Martin, applicants. Mr. Martin explained that he would like to attach a new garage to his house that would be in keeping with the style of the house. They would like to keep the existing garage structure (with improvements to its appearance) and remove another shed. They will still be under the 1,000 square foot cap set for outbuildings on property located in the City. Mr. Martin presented copies of a letter from the Martin-Cook family (neighbors). The letter states the neighbors' desire to see the existing garage stay because it gives them privacy and insulates them from traffic noise. Mr. Hultman opened the public hearing. Mr. Jim Martin, 225 West Chestnut reiterated his support of keeping the existing, unattached garage structure. Mr. Hultman closed the public hearing. Terry Zoller moved approval of Case No. V/02-22 with three conditions. Second by Glenna Bealka. Vote all in favor. 4. Case No. V/02-23. A variance to the front yard setback (30 feet required, 24 feet requested to construct a porch and 2"d story on an existing house at 921 West Willard Street in the RB, Two Family Residential District. Mark and Janine McHenry, applicant. The applicants are seeking this variance to enhance the appearance of their home by adding an octagonal-shaped bay window to the front of their home. There is no sidewalk that this addition would interfere with and other homes in the neighborhood are at the same depth that this addition would bring the home out to. 2 • City of Stillwater Planning Commission Meeting Minutes May 13, 2002 Mr. Hultman opened the public hearing. Mr. Hultman closed the public hearing. Robert Gag moved to approve Case No. V/02-23 with the three conditions of approval. Second by Darwin Wald. Vote seven in favor, two opposed. 5. Case No. SUP/02-24. A special use permit for the construction of a warehouse office building located at 1775 Industrial Boulevard in the BP-I, Business Park-Industrial District. Joe Peltier, applicant. Mr. Peltier explained his project and stated that he had met with the Heritage Preservation Commission earlier in the month. Mr. Hultman opened the public hearing. Mr. Hultman closed the public hearing. Commission members asked Mr. Peltier if the construction will meet the twenty requirements/conditions as set by the Heritage Preservation Commission. He affirmed that the project will conform to the conditions set. Terry Zoller moved to recommend Special Use Permit/02-24 with conditions as set. Second by Robert Gag. Vote all in favor. 6. Case No. SUP/V/02-25. A special use permit and variance to the lot size to construct a duplex on a 34,359 square foot lot (35,000 square feet required) with an existing 5-unit apartment building at 516 West Myrtle Street in the RB, Two Family Residential District. Steve Throne, applicant. Mr. Throne explained that he would like to keep the five units that are currently in the apartment building and to construct a second structure on his property with two units. According to code, he is limited to six units on the square footage he has. He has the option to reduce the 5-units to 4 in the existing structure and thereby have enough square footage to accommodate the duplex. He would prefer to keep the current number of units to help meet housing shortages in the area. Mr. Russell stated that there is some question as to whether or not there can be two separate structures on one parcel and that he has referred that question to the city attorney, Dave Magnuson. Mr. Russell recommended tabling this request until clarification is received from the city attorney's office. He did state that the residents in attendance should be heard. Mr. Hultman opened the public hearing. 9 3 City of Stillwater Planning Commission Meeting Minutes May 13, 2002 Mr. Jim Barton, 125 Martha Street, stated that the code is clear. It defines a lot in the RB 2 Family district as capable of having one occupied structure on it. Already this is a non- conforming use and exists only because it was "grandfathered" in. Judy Gulden of 218 N Martha Street asked if a set-back for the proposed duplex will be required. She was told that yes it would be required and that the plans meet that requirement. She stated her safety concerns with traffic turning north off of Myrtle Street. She feels that more is not always better and asked that this issue be examined very carefully. Christie Barton of 125 Martha Street questioned Mr. Throne's suggestion of a housing shortage in the area because he has had a "For Rent" sign posted for a long time and no one seems to be needing this rental unit. She also expressed concern regarding traffic on Martha from Myrtle Street especially with the extra vehicles from the rental unit. Dr. John Maclndoe of 115 North Harriet stated that the density and traffic issues are already being pushed to the limit by the existing apartments and does not want to see these problems made worse by making yet another exception to the rule (code). • Dave Johnson, 104 N Harriet, expressed his concerns regarding the increased density of rental units in the neighborhood and its effect on property values. He, along with many others, feels that property values are reduced with the existence of more rental units. Steve Wahlquist of 121 North Martha Street mentioned that in addition to the sixplex, there is a garage that runs along most of the northern boundary of the property. He also has concerns with safety on the streets. Mr. Hultman closed the public hearing. Dave Middleton moved to table SUPN/02-25 until the June 10, 2002 meeting. Second by Glenna Bealka. Vote all in favor. 7. Case No. SUP/V/02-26. A variance to the Bed and Breakfast Ordinance for the required distance separation (900 feet required, 555 feet requested) from another bed and breakfast establishment and a special use permit for a bed and breakfast for the Lammers House, located at 13063 d Street South in the RB, Two Family Residential District. Tim and Anita Kornwolf, applicants. The Kornwolfs explained their special use permit and variance requests. Mr. Kornwolf stated that the home was on the State & National Historic Registers. He does not feel that converting • the home to a bed & breakfast would be detrimental to the neighborhood. There is adequate off- street parking on his property to accommodate guests' cars. His insurance company will not 4 . City of Stillwater Planning Commission Meeting Minutes May 13, 2002 allow for the pool on the property to be accessible to inn guests. He stated that he will not stand for any inconsiderate behavior from inn guests, let alone allow them to bother the neighbors. Financial reasons and his inability to sell the property are his reasons for the conversion. Mr. Hultman opened the public hearing. Charles Ames of 1314 South Third Street spoke and affirmed that the Kornwolfs were good neighbors. He had two concerns that Mr. Kornwolf already addressed. One was on-street parking that could cause problems in the winter. The second was noise from the pool. Mr. Ames felt that perhaps any pool activity could be stopped at 10:00 p.m. Diane Krenz of 1303 South Fourth Street felt that she was definitely the closest neighbor to the Kornwolf property. Her first concern is that since her deck overlooks the off-street parking area, any needed additional lighting would shine directly into her home. Another concern is that Third and Fourth Streets are already so busy that she does not allow her children to play in the front yard and her side yard is directly up against the Kornwolf s off street parking. • Patrice Nordstrom of 1309 South Fourth Street reiterated Diane Krenz's concerns regarding traffic and the lighting and the safety of her children when strangers are in such close proximity. Tom Lynum of 626 North Fourth Street, president of the Stillwater B&B Association, spoke to the Association's concerns that perhaps property owners, when intending to sell, seek B&B licenses to help enhance the value of their homes. John Wubbels of 319 West Pine Street is the owner of the Ann Bean House. He sold his B&B and then bought it back. The interim owner had applied for six rooms to try and enhance the value before he sold it and, therefore, Mr. Wubbels is concerned that that type of issue could come up again. He also felt that if the commission were to allow another B&B so that Mr. Kornwolf could meet his expenses and keep his home, then it would only be fair to allow him to get six guest rooms so he can meet his expenses and remain in business profitably. Rita Graybill of 801 West Pine Street stated that there would be too much concentration of B&B's in the area if this variance were allowed. She feels that the 900 foot rule should stand. Mr. Hultman closed the public hearing. Mr. Kornwolf was told that he could only respond to the issues if asked to by the commission. Mr. Wald commented that he loved Kornwolf s property but that if in fact the Commission allowed this B&B then, next month there would be twenty-five people at the meeting demanding Planning Commission Meeting Minutes May 13, 2002 the same thing - exceptions to the rule. The Commission would be unable to deny other variance requests. Mr. Kornwolf discussed his wishes again. He understands the ordinances but still desires the Commission to grant his request. Paul Teske also commended Mr. Kornwolf for the beautiful job he has done with the Lammers House but he is hesitant to grant this variance because it would be unfair to the current and past B&B owners who originally had to abide by and continue to have to abide by the rules set upon them. He stated that he has not heard sufficient hardship or other reason to make an exception in this case. Russ Hultman agreed with Mr. Wald and Mr. Teske that the 900 feet requirement between B&B inns was carefully and thoughtfully put into force. He felt that Mr. Komwolf's request for a 550 foot variance would only lead to more and more people requesting less and less distance between inns. Others have had to abide by the 900 foot rule and he feels that the rule should stand. Karl Ranum expressed his surprise that this residence was not already a B&B. He does not feel that this proposal would do anything to make the traffic situation worse. Karl Ranum moved to recommend SUP/V/02-26. Second by David Peroceshi. Vote 3 in favor, 6 opposed. Motion failed. 8. Case No. SUP/02-27. A special use permit for the construction of a funeral home located at the corner of 62nd Street North and Curve Crest Boulevard in the CRD, Campus Research and Development District. James Bradshaw, applicant represented by Kelly Davis of SALA Architects, Inc. Mr. Davis explained the project for a single-story, 13,600 square foot funeral home with a lower level walkout space. The funeral home is part of a four-parcel development. Mr. Hultman opened the public hearing. Lucy Golish, 12563 N 62nd St., appreciates the careful planning and consideration for neighborhood concerns. She stated that the project looks great and hopes the end result will also. Richard Huelsmann of 12610 No. 62nd Street has no problems with the project. He expressed concerns regarding the signage in the southwest quadrant of the property. He was told that this would be dealt with during the sign permitting process. • Mr. Hultman closed the public hearing. 6 City of Stillwater Planning Commission Meeting Minutes May 13, 2002 Motion by Karl Ranum to recommend SUP/02-27 with all conditions met. Second by Darwin Wald. Vote all in favor. 9. Case No. V/02-28. A variance to the front yard setback (15 feet required, 3 feet requested) for the placement of a sign at 214 North P Street in the PA, Public Administrative Office District. Ascension Episcopal Church, applicant represented by Robert Ayres. Mr. Ayres, along with Jim Christopherson explained their variance request for the church sign. The felt that the design of the sign would fit in with the historic masonry and architectural design of the church's addition. The sign was already approved by the Heritage Preservation Commission. Mr. Hultman opened the public hearing. Mr. Hultman closed the public hearing. Terry Zoller moved to recommend Case No. V/02-28. Seconded by Glenna Bealka. Vote all in favor. Steve Russell brought up the last item on the agenda. Review and discuss the draft of the Boutwell South Area Plan. The next time this draft comes back to the Planning Commission, it will be as a public hearing. Now is the time for the commission members to speak freely and brainstorm without a crowd present. It is important that the plan reflects the commission's ideas and feelings. Sherry Buss reviewed the draft plan with the commissioners. They discussed the roadways, streets and trails and the traffic issues that currently exist and those that may result from the development. The commissioners agreed that they did not want to adversely affect the residents of Northland and Maryknoll streets. Stormwater runoff and protection of the wetland areas was reviewed. The City should require developers to meet the strictest standards to assure proper runoff management. The wetland acreage was not included in the housing density (units per acre) plan. Steve Russell stated that there is no longer the pressing need to provide single-family, attached housing (townhouses). There is plenty of diversity available in single family attached housing options Terry Zoller expressed his desire to make decisions and stick to them regarding the type of housing units that will be permitted in this area. - multi-family, single-family, attached or unattached. He feels that there are enough townhouses along County Rd 15 already. Basically, make the designation now and do not change the plans mid-stream. Sherry Buss stated that when the public meetings occur, it will be stressed that the designation of single family housing units does not necessarily mean unattached houses. Single family housing could be attached units or unattached units. 7 City of Stillwater Planning Commission Meeting Minutes May 13, 2002 After a lengthy discussion on traffic routes, Sherry Buss recommended that several options be brought to the public meetings for in-depth discussion. Darwin Wald moved to adjourn the meeting. Second by Terry Zoller. Vote all in favor. Russell Hultman adjourned the meeting at 10:30 p.m. Respectfully submitted, Kathy Rogness, Acting Recording Secretary. is