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HomeMy WebLinkAbout2004-10-11 CPC MINCity of Stillwater Planning Commission October 11, 2004 Present: Robert Gag, chairperson, Mike Dahlquist, Dave Middleton, David Peroceschi, Karl Ranun and Paul Teske Others: Community Development Director Steve Russell Absent: David Junker, Jerry Turnquist and Darwin Wald Mr. Gag called the meeting to order at 7 p.m. Approval of minutes: Mr. Middleton, seconded by Mr. Ranum, moved approval of the minutes of September 13, 2004; motion passed unanimously. Case No. SUP/04-87 A special use permit to add a temporary educational module to St. Croix Prepatory Academy for 20 months, ending June 2006, at 216 W. Myrtle St. in the PA, Public Administration District. Brian Sweeney, representing St. Croix Prepatory Academy. Present were Brian Sweeney, member of the Academy Board of Directors, and Judd Off, representing Trinity Lutheran Church, applicant. Students in the Academy's 7th grade social studies class gave the presentation outlining the • proposed use, design and need for the module which will serve as an arts and music center. Mr. Peroceschi asked about the 20-month limit for the use. Mr. Sweeney said the school expects it will have to find another facility by that time. Mr. Dahlquist asked if Trinity Church has any concerns about loss of parking. Mr. Orff said Trinity heartily endorses the proposal and has no concerns about parking. Mr. Ranum asked if the Academy meets parking requirements. Mr. Russell said parking is adequate for Academy needs. Mr. Middleton moved approval as conditioned. Mr. Ranum seconded the motion; motion passed unanimously. Case No. SUPN/04-77 A special use permit for a Type III home occupation permit in an existing accessory unit for a consulting law practice and a variance to the square footage of the accessory unit (400 square feet allowed, 752 square feet requested) and sign size (2 square feet allowed, 4 square feet requested) at 1213-1/2 Fifth Ave. S. in the RB, Two Family Residential District. Karl Ranum, applicant. Mr. Ranum explained that his law practice will be located in an existing open area above his garage, a space that exceeds the allowable square footage. He said he is requesting a variance for the signage as he would like to identify the Tozer Foundation, a foundation he does work for, on the sign, in addition to his law practice. 0 City of Stillwater Planning Commission October 11, 2004 Mr. Peroceschi noted noise wouldn't be a problem and suggested that a 2x1' sign isn't very big. While agreeing not to require modifying the existing accessory space, Mr. Teske expressed a concern about the requested sign variance due to the location in a residential area. Mr. Middleton agreed that the Commission has been tough on signage variances in the past. Mr. Teske moved to approve the Special Use Permit for the Type III home occupation permit. Mr. Dahlquist seconded the motion; motion passed unanimously. Mr. Teske moved to approve the variance for the square footage of the accessory unit. Mr. Middleton seconded the motion; motion passed unanimously. Mr. Teske moved to deny the sign variance. Mr. Dahlquist seconded the motion; motion passed unanimously. Case No. SV/04-85 A street vacation request for a portion of North First (from the south edge of Willow Street to a point 150 feet south) near 301 E. Willow St. in the RA, Single Family Residential District. John and Katherine Schoenecker, applicants. The Schoeneckers were present. Mr. Schoenecker explained the request is to enable them to construct a garage. The Schoeneckers proposed that if the vacation is approved, the west 30 feet of the street be retained for access to the ravine, and they be given the east 30 feet, which will enable them to build the garage. Virgil Plattner, 1813 N. Second St., said the proposed street vacation would cut off access to his property. Also expressing concern about access was the owner of lot 1801 as shown on the plat map in the agenda packet. Expressing support for the request was Debby Johnson, owner of lot 1824, who stated the Schoeneckers' and herself would be more than willing to accommodate access. Mr. Dahlquist said in addition to access issues, he would be reluctant to give up city right-of- way. Mr. Ranum said he would be reluctant to grant the request without access issues being resolved. Mr. Dahlquist moved to recommend denial of the street vacation. Mr. Ranum seconded the motion; motion passed 3-2, with Mr. Gag and Mr. Peroceschi voting against denial and Mr. Teske abstaining. The request goes to the City Council. Case No. V/04-86 A variance to the street side and front yard setbacks (30 feet required, 22 feet (side) and 24 feet (front) requested for construction of a second floor and new roof at 1345 Third St. S. in the RB, Two Family Residential District. Don Berry, applicant. Mr. Berry was present. He explained the plan is to construct a second floor over the entire structure; currently there is a second floor over a portion of the house. Mr. Peroceschi moved approval as conditioned. Mr. Dahlquist seconded the motion; motion passed unanimously. Case No V/04-17 A variance to the Bluffland/Shoreland setback regulations (40 feet required, 0 feet requested) for construction of an addition to an existing residence at 2000 Lake St. in the City of Stillwater Planning Commission October 11, 2004 RB, Two Family Residential District, Bluffland/Shoreland District and Flood Plain District. David Evans III, applicant. (DNR review required.) Case No. SUP/04-18 A special use permit to redevelop and reconfigure an existing marina at 2009 Lake St. in the RB, Two Family Residential District, Bluffland/Shoreland District and Flood Plain District. David Evans III, applicant. (DNR review required.) Mr. Evans was present. He explained that he is purchasing the marina and two homes on the property. One of the homes will be torn down. Plans for the addition and reconfigured marina were included in the agenda packet. Tony Kerschbaum, a neighbor above the marina, said he was generally in support of Mr. Evans' proposal. He did express a concern that the addition may block his river view. Mr. Russell said he had received a call from the owner of 2007 Schulenberg Alley expressing concerns about noise, traffic and lights. Patrick Needham, 124 Lakeside Dr., pointed out that owner is an absentee owner, who rents her property. Rick Swanson, 101 Lakeside Dr., stated there is another construction project in the area, which exceeds allowable height and is blocking his river view. He said he would hate to see a similar • situation occur with this request. Dan Challeen, 2103 Schulenberg Alley, spoke in support of the proposal and also relayed concerns about traffic from one of his neighbors, Hazel Winterlin. Ms. Winterlin also expressed those concerns in a letter, which was distributed to members. Missy Swanson, 101 Lakeside Dr., also spoke of the other construction project in the area which is taller than the property owner said it would be. She asked what recourse neighbors have in such instances. Mr. Russell pointed out that the other project does not relate to this case, and this proposal does meet the 35 feet height requirements. There was a discussion about the height of the proposed structure and at what grade the height is determined. Mr. Russell said the proposed addition would be 24' to the top of the roof as measured from the Lake Street elevation. Mr. Teske pointed out that if the proposal is within the allowable height parameters, the Commission shouldn't consider how it affects neighbors. Mr. Dahlquist said the issue here might be the mass of the proposed structure. Mr. Teske agreed the mass is greater, but the applicant is combining two existing structures into one. Overall, Mr. Teske suggested the proposal isn't a huge change from the existing conditions. 3 City of Stillwater Planning Commission October 11, 2004 Mr. Ranun called the height issue "a moving target" and suggested perhaps tabling the request until building cross-sections are provided. Mr. Dahlquist said he would like to see additional information about parking and storm water drainage. Mr. Teske moved approval as conditioned, with the additional condition that the structure not exceed 731 feet as measured from the Lake Street elevation. Mr. Middleton seconded the motion. There was a question as to the base height. 706' feet is the base. Mr. Teske asked to amend his motion to reflect that 731' is the height to the peak of the structure. Mr. Middleton agreed to that amendment. Amended motion passed 5-1, with Mr. Dahlquist voting no. Regarding the marina approval, it was noted that all existing docks would be removed and replaced by one new dock. Mr. Russell noted the applicant is getting approval of a master plan, which the marina never had before. Mr. Middleton noted the proposal cleans up the area and moved approval as conditioned. Mr. Teske seconded the motion; motion passed unanimously. Case No. ZAM/04-03 A Zoning Map Amendment changing the zoning of Lots 1-7, Block 1 Matt Hooley Addition (2001 Washington Ave.) from BP-I, Business Park Industrial, to BP-C, Business Park Commercial. James H. Gilbert, representing Mikden of Stillwater, applicant. Mr. Gilbert, general counsel for Mikden, noted the parcel in question was originally zoned BP-C Mr. Middleton moved to recommend the zoning change. Mr. Teske seconded the motion; motion passed unanimously. but was changed to BP-I to accommodate use of the building, the one-time Cub Foods Store at 2001 Washington Avenue, for use by the Andersen Corp. Andersen's lease is expiring, he said, and the company will be vacating the building. Mr. Gilbert said Mikden has a potential agreement with Herberger's to occupy the building and is requesting the zoning be changed back to BP-C. Case No. V/04-88 A modification to a variance request to the height regulations (50' allowed, 60' 8" requested, 4 stories allowed, 5 stories requested) for construction of a 68-unit condominium with underground parking garage at 501 N. Main St., The Lofts of Stillwater, in the CBD, Central Business District. Jack Buxell, applicant. Mr. Buxell was present. Also present for this discussion was Howard Lieberman, chair of the city's Heritage Preservation Commission. Mr. Buxell discussed design revisions that were made following concerns expressed at the September Planning Commission meeting. The corners of the building have been opened up, as shown in the original designs, and the proposed colors are more like those in the original design sketches. He provided color samples. City of Stillwater Planning Commission October 11, 2004 I• Mr. Gag asked if there had been any changes to the height of the structure. Mr. Buxell provided a comparison of the building as presented in September 2002 and October 2004; the comparison listed square footage; the number of units and parking spaces; and height. Mr. Buxell said the figure of 54'11 " to the mid-point of the roof that was originally approved was due to a mistake on the applicant's part. The September 2002 plans proposed a 5-story structure that was 59'6" to the mid-point of the roof as defined by city ordinance, 66'6" high to the roof ridge. The proposed height remains 59'6" to the mid-point and 65'6" to the roof ridge. The height has never changed, he said. He also pointed out that this site is designated in the city's Downtown Plan as having the potential for a residential structure of as high as six stories. Mr. Lieberman pointed out the design of the building seems to be evolving. He said the HPC objected to the stylistic changes as being too far removed from what the HPC conceptually approved. He also suggested that both the HPC and Planning Commission need to focus more on architectural drawings rather than design renderings to identify what will actually get built. Linda Amrein, 307 E. Laurel St., expressed a concern about the height of the structure and urged the Planning Commission to stick to the ordinance with respect to height restrictions. Mr. Ranum noted that height seems to be an issue with every project. Several members expressed a concern about the impact of the structure from the river elevation. Mr. Dahlquist stated the river view is as important as the street view and said he would not support a height variance or a fifth floor. Mr. Peroceschi pointed out the Commission has already approved a 55' high structure. Mr. Ranum, seconded by Mr. Dahlquist, moved to deny the variance modification. Motion to deny passed 5-1, with Mr. Middleton voting against. Other items: Mr. Russell briefly reviewed the proposed trail plan revisions and proposed trail improvements. Mr. Ranum, seconded by Mr. Teske, moved to recommend approval of the trail plan revisions and trail improvements as put forth by staff. Motion passed unanimously. Mr. Russell suggested scheduling a workshop to discuss and explain the city's height ordinance. The recording secretary left at 9:40 p.m. Respectfully submitted, Sharon Baker Recording Secretary I•