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HomeMy WebLinkAbout2004-09-13 CPC MIN• City of Stillwater Planning Commission September 13, 2004 Present: Robert Gag, chairperson, David Junker, Dave Middleton, David Peroceschi, Karl Ranum, Paul Teske, Jerry Turnquist, and Darwin Wald Others: Community Development Director Steve Russell Absent: Mike Dahlquist Mr. Gag called the meeting to order at 7 p.m. Approval of minutes: Mr. Turnquist noted a correction on page 4 (Case No. V/04-70) of the minutes of Aug. 9, 2004. Mr. Ranum moved to approve the minutes as corrected. Mr. Teske seconded the motion; motion passed unanimously. Case No. SUP/04-77 This case was continued until the October meeting. Case No. V/04-78 A variance to the street side yard setback (corner lot) (30 feet required, 2 feet requested) for replacement and expansion of a deck at 937 4th Avenue S. in the RB, Two Family Residential District. William and Susan Funari, applicants. • Mr. Funari was present. He said the old deck had to be removed to hook up to city services, and said the previous structure was non-conforming. He provided photos of the property. Mr. Ranum asked how far from the curb the deck would be. Mr. Funari estimated 2' and noted that would be an improvement from the previous structure. Mr. Turnquist moved approval as conditioned. Mr. Wald seconded the motion; motion passed unanimously. Case No. V/04-79 A modification to a variance to the street setback (30 feet required, 13' 1" requested) for construction of a garage at 1225 S. 4th St. in the RB, Two Family Residential District. Gary Bagaas, applicant. Mr. Bagaas was present. He explained that he received a 7' variance in June. When he obtained a building permit, he found the property line was not where he thought it was, necessitating the new request. Mr. Teske noted that previously the Commission looked at the potential of a sidewalk being constructed in the area. Mr. Ranum pointed out any vehicle parked in the driveway would be over the sidewalk (if one is constructed). Mr. Ranum suggested there would be enough room to construct a garage and accommodate a vehicle in the drive if the existing storage shed is removed. Mr. Bagaas said he would accept a condition that a vehicle be parked either in the garage or on the street if the variance is granted. Mr. Bagaas also pointed out there is no problem is with line of sight if a garage is constructed. City of Stillwater Planning Commission September 13, 2004 Mr. Peroceschi moved to deny the variance. Mr. Ranum seconded the motion. During discussion, Mr. Middleton pointed out that even if Mr. Bagaas removed the storage shed, the existing retaining wall creates a problem for construction a garage if a variance is not granted. Mr. Junker also noted there is no problem with line of sight. Motion to deny failed 5-3, with Mr. Peroceschi, Mr. Ranum and Mr. Teske voting in favor of denial. 10 Mr. Turnquist moved to approve the variance. Mr. Middleton seconded the motion. Motion to approve the modified variance passed 5-3, with Mr. Peroceschi, Mr. Ranum and Mr. Teske voting against. Case No. V/04-80 A variance to the lot size regulations (7,500 square feet required, 6,732 square feet requested) for construction of a residence with attached garage at 927 Oh Ave. S. in the RB, Two Family Residential District. Jennifer and Tom Grahek, applicants. Mr. Grahek was present. He explained the proposal is to construct a story and one-half house. Originally, the plan was for an attached garage. Now, the proposal is for a detached garage. The proposed 20' setback is consistent with most houses in the area, he said. The garage would utilize the same driveway, and the footprint of the new structure would be the same as the previous structure that was removed due to a fire. Mr. Russell noted that the action is to make a recommendation to the City Council, as the Council has final authority in this instance. Mr. Junker suggested the proposal represents an improvement to the neighborhood and moved to recommend the Council approve the variance. Mr. Peroceschi seconded the motion; motion passed unanimously. Case. No. SUP/V/04-81 A special use permit and variance to parking requirements for location of a temporary sales trailer in the Maple Island Hardware parking lot, 225 N. Main St. in the CBD, Central Business District. Four Star Development, applicant. Vern Stefan, Maple Island Hardware, and Dave May, representing Four Star Development (Stillwater Mills on Main), were present. Mr. Stefan pointed out that he does not represent Four Star Development as indicated in the agenda packet. Mr. Stefan said the developer came to him with the request to locate their sales trailer in his parking lot. Mr. Ranum said he though the development company had a sales office above the Chamber Office on Main Street. Mr. May responded that space is a design center; the trailer would be more convenient for use as a sales center, he said. Mr. Junker asked about the former Sammie's building. Mr. May stated that would not be available until next spring. Mr. Teske questioned the advantage of a trailer when other office spaces are for lease in the area. Mr. May said the trailer would have the advantage of visibility. lie City of Stillwater Planning Commission September 13, 2004 There was discussion about the potential loss of parking (6 spaces). Mr. Stefan stated there is adequate parking for the hardware store needs, even with the loss of six spaces. Mr. May stated there also is other parking available for sales staff in the general area. There also was discussion regarding the previous conditions of approval for Mr. Stefan's U-Haul rental business. Mr. Peroceschi moved to approve the temporary location (until June 1, 2005) of the sales trailer in the Maple Island lot with the conditions of approval for the U-Haul business. Mr. Teske seconded the motion for discussion. Mr. Junker expressed a concern about the loss of parking spaces and a concern that the previous conditions of approval for the U-Haul business have never been met. Mr. Teske also noted that previous conditions of approval have never been met and there are other options for a sales office. Mr. Ranum also expressed a concern that there are other available spaces for the location of a sales office. Mr. Gag noted the use would be temporary and not in the busy summer season. Mr. Peroceschi pointed out that other developers in the North Main Street area have been allowed to have sales trailers. Motion to approved failed 6-2, with Mr. Peroceschi and Mr. Gag voting in favor. Case No. SUP/04-82 A special use permit for construction of two 1,968-square-foot storage buildings at 1773 Industrial Blvd. In the BP-I, Business Park-Industrial District. Joe Peltier, applicant. Mr. Peltier was present. He noted the HPC has reviewed the request and wants one of the buildings moved to the north side of the property to provide more screening from Curve Crest Boulevard. He stated the buildings would be identical to the building to the south. He said he is hoping to pave the lot this fall; if that is not possible, paving will be completed by June 1 of next year. Mr. Turnquist moved approval as conditioned. Mr. Ranum seconded the motion; motion passed unanimously. Case No. PUD-FN/04-84 Final PUD approval and variance to the height (52 feet requested, 50 feet allowed) for Building No. 5 consisting of 36 residential units of Terra Springs Development at 650 N. Main St. in the CBD, Central Business District. Terra Springs, LLC, applicant. Present were Brian Sweeney and Jack Buxell. Mr. Sweeney provided color renderings of the building. He noted that condition of approval No. 18 has been eliminated due to the site topography. He stated the previous retail space has been eliminated and replaced with six, two-story brownstone residential units that have the potential for use as living/work spaces. The materials and design elements will match the other buildings 3 City of Stillwater Planning Commission September 13, 2004 in the development. The only difference in the original and one story of retail space with the six two-story brownstone u Much of the discussion center on the height of the structure. final proposal is the replacement of nits. Larry Lappi, North Broadway, questioned how the developer arrived at a height of 52' requested in the variance. Mr. Buxell and Mr. Russell explained how height is measured from the mid- point of the ground elevation to the mid-point of the roof pitch. Mr. Buxell noted that there is a 19' grade change from the back to the front of this site. When asked, Mr. Buxell stated that from the lowest point of the site to the highest point (the tower) the structure would be 71' high, 65' from the sidewalk on the east elevation to the roof mid-point. However, he stated the stone wall behind the building is 37' above the structure. Mr. Sweeney said developers do not believe the building will have any visual impact on neighbors. II• Mr. Lappi said the biggest concern for neighbors is the height of the building, and he suggested that the developer had changed the elevation of the site to begin with. Mr. Buxell reiterated the belief that the building will not block anyone's view. Mr. Buxell said it would be possible to meet the 50' height requirement. However, he said doing so would sacrifice the building design. Mr. Turnquist moved approval as conditioned. Mr. Middleton seconded the motion. Motion passed 6-1, with Mr. Ranum opposed. (Mr. Wald had left the meeting prior to this discussion.) Other items: Update on The Lofts of Stillwater - Jack Buxell Mr. Buxell updated the Commission on plans for the riverfront side of the property. He said the developer is working with all surrounding property owners in developing a 24' trail and flood protection measures. Existing scrub trees will be replaced with rocks and natural plantings. The trail will provide a connection to Terra Springs and Main Street. He said the developer is also planning to oversize its part of the stormwater management system for possible future needs. Plans are conceptual at this point, he said, and have the unanimous approval of all the players involved. Regarding the building itself, Mr. Buxell said the original plan for the fifth floor included a community room. The community room has been replaced with two member-owned efficiency units and two additional units. He said the roofline remains the same. The height of the eave is raised and the parapet is up 18". Mr. Russell noted the building is 1' higher, potentially 2' higher, than originally approved and includes 4 more units on the fifth floor. The question for the Planning Commission, he said, is does this new proposal require a variance or is it just a modification of originally approved plans. 4 City of Stillwater Planning Commission September 13, 2004 Mr. Buxell provided color renderings of the building from Main Street and of the rear elevation. Members expressed concern about the color, the shape and number of windows, and other design changes. Mr. Ranum said the new plans represent a "substantial design change" from what was approved. The majority of members were in consensus with that assessment. I• 10 Mr. Buxell said they would be happy to revisit the color and design if that is what the Commission desires. However, he said, it would be difficult to begin pouring footings without addressing the variance issue. Mr. Ranum noted the footprint of the structure hasn't changed. He said he wasn't concerned with what is done "under the roof." It's the change in the exterior appearance that is bothersome. It was agreed the developer should come back with revised exterior colors/design that address some of the Commission's concerns. Mr. Turnquist moved to adjourn at 9:30 p.m. Mr. Ranum seconded the motion; motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary 5