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HomeMy WebLinkAbout2005-01-10 CPC MINCITY OF STILLWATER PLANNING COMMISSION January 10, 2005 Present: Robert Gag, Chairman, Gregg Carlsen, Mike Dahlquist, David Junker, Dave Middleton, David Peroceschi, Paul Teske, Jerry Tumquist and Darwin Wald Others: Community Development Director Steve Russell Absent: None Mr. Gag called the meeting to order at 7 p.m. and introduced new member Gregg Carlsen. Approval of minutes: Mr. Wald moved approval of the minutes of Dec. 13, 2004, as submitted. Mr. Turnquist seconded the motion; motion passed unanimously. Case No. ZAT/04-02 A Zoning Text Amendment changing the duplex residential zoning district regulations. City of Stillwater, applicant. Mr. Russell reviewed the three changes: incorporating all buildings and uses permitted in the RA District into the RB District; specifying that Bed and Breakfasts are an allowable use, with a special use permit, in the RB district; and limiting the size of a garage to 800 square feet if there is an accessory dwelling unit. Mr. Turnquist noted these changes had been discussed by the Planning Commission on previous occasions. is Mr. Wald asked whether the Bed and Breakfast regulations are the same; Mr. Russell responded in the affirmative. Mr. Middleton moved to recommend adoption of the Zoning Text Amendment. Mr. Wald seconded the motion; motion passed unanimously. Case No. SUB/V/04-90 A subdivision of a 17,250-square-foot lot into two lots of 8,625-square- feet each with a variance to the lot size requirements (10,000 square feet required, 8,625 feet requested) at 1802 N. Fourth St. in the RA, Single Family Residential District. Scott Junker, applicant. This case was continued from the December meeting. The applicant was not present. Speaker in opposition to the requested variance were Terry Scully; 1901 N. Fourth; Jim Middleton, 1907 N. Fourth; the resident of 1912 N. Fifth; and Jennifer Shaller, 1819 N. Fourth St. Concerns included setting a precedent by allowing two sub-standard lots that might lead to further requests now that the North Hill project has been completed; past problems with a lack of progress on the applicant's part; and safety issues. u CITY OF STILLWATER PLANNING COMMISSION January 10, 2005 Mr. Tumquist said he could not support the variance as it changes the whole character of the neighborhood. Mr. Wald suggested that if approved, the Planning Commission/City would be "inundated" with similar requests. Mr. Tumquist moved to recommend denial of Case No. SUB/V/04-90. Mr. Dahlquist seconded the motion. Motion for denial passed 8-0, with David Junker abstaining. Mr. Russell told those in attendance that this case will be heard by the City Council at the Council's first meeting in February. Case No. V/04-93. This case was continued. Other items: Manchester Homes Classic Home Design request for project consideration in the South Boutwell Planning Area Mr. Russell briefly reviewed the South Boutwell Area Plan and traffic study. He noted that one of the policies in the adopted plan for the area is the recommendation that annexation/development not occur until traffic improvements, including a Neal Avenue connection, have been made. The property in question is in the Phase IV annexation area which allows annexation beginning in 2015. Annexation may be allowed before 2015 if 100 percent of the property owners petition the City. Mr. Russell suggested that if the Planning Commission recommends that the annexation/development process proceed, the Commission should specify reasons for making that recommendation. Present for the discussion were Greg Johnson, president of Manchester Homes; Steve May of Classic Home Design; and property owner Lynn Morehead. Mr. Johnson stated theirs is a "unique" site that should be considered separately from the rest of the South Boutwell Area. He said their property/development has no bearing on the Neal Avenue issue and their traffic studies have shown that their proposal for a 28-home development would have minimal impact on the volume of traffic eastbound on County Road 12. Access would be directly across from Rutherford Elementary School. He said they would not be averse to installing traffic devises, which would prohibit left turns (eastbound) onto County Road 12. Steve May also spoke of the uniqueness of the site and of the opportunity this development affords local builders. Lynn Morehead stated there is no rural feel to the area anymore, referring to the proximity of the nearby bank and offices in the Liberty development. She also referred to the traffic studies indicating their development would have a "negligible" effect. 0 CITY OF STILLWATER PLANNING COMMISSION January 10, 2005 There was some discussion regarding the wetlands on the property. Mr. Russell pointed out there are special setbacks for both Manning and County Road 12; there also is a city trail that goes over a portion of the property. Mr. Dahlquist asked if the developers have any discussions with property owners to the east. Mr. Middleton and Mr. Peroceschi both spoke in favor of allowing the process to proceed. Mr. Middleton pointed out that the majority of concerns for the South Boutwell Area regarded those properties to the east of this property and noted this property doesn't involve either Neal or Boutwell. Mr. Middleton also noted some traffic improvements have already been made to address concerns - the Deer Path restrictions are in place and some traffic lights are due to be installed on Manning Avenue this summer. Mr. Teske and Mr. Junker both spoke in favor of adhering to the Commission's adopted recommendations/policies for the South Boutwell Area, especially in light of the "newness" of those policies and the fact that those recommendation/policies were adopted after receiving a great deal of public input. Several Commission members noted that any development, regardless of the number of homes, results in additional traffic. Mr. Teske pointed out that the Commission's final response was that it wanted traffic issues addressed and infrastructure in place before development proceeds, and he said the Commission ought to stick with its own recommendation. Mr. Junker agreed that the Commission needs to abide by the commitment it made to residents in the area. Most members were in agreement that this site is unique but were in consensus that development should not proceed at this time until further traffic improvements are made. Mr. Junker asked for a vote on the issue. Mr. Middleton, seconded by Mr. Peroceschi, moved to recommend that the development process move forward. Vote was 2-7 against - Middleton and Peroceschi in favor; Carlsen, Dahlquist, Gag, Junker, Teske, Turnquist and Wald against. Phase III Annexation Area planning discussion Mr. Russell briefly reviewed the Phase III area which, according to the Orderly Annexation Agreement, could have been annexed/developed as early as 2002. The owners, US Homes, are now interested in proceeding. Mr. Russell's memo noted the land use map provides for three housing types - single-family large lot, single-family small lot, and attached single-family; there is no commercial site. Mr. Russell showed a series of photos of the area depicting the topography; vegetation; environmental resources, including Brown's Creed and South Twin Lake; and roadways. There was a brief discussion of access issues. Mr. Middleton questioned how the Commission/City could grant approval to proceed without improvements to Manning Avenue, u CITY OF STILLWATER PLANNING COMMISSION January 10, 2005 Neal and Boutwell given the Commission's stance on the previous request. Mr. Russell said annexation will proceed. If the Commission has concerns, those concerns should be addressed in the development agreement, he said. Mr. Teske asked about the possible phasing in of the project. Mr. Russell noted that generally developers do phase such projects; such phasing is generally market-driven, he said. Concept plans are to be presented at the Commission's February meeting, and Mr. Russell suggested members review the Comprehensive Plan, including the natural resources section of the plan. Two representatives of the developer were in attendance and thanked the Commission for the opportunity to sit in on the discussion. 2005 Special Work Items Mr. Russell had a suggested list of six possible special work items for 2005: downtown height study and zoning amendment; Agricultural Preserv expansion area study; Brown's Creek Park and Natural Area master plan; Phase III Expansion ea development planning; downtown planning - flood protection, parking, pedestrian trai , Downtown Plan implementation; and Neighborhood Preservation Ordinance. Mr. Gag and Mr. Teske spoke in favor of making t] No. 1 priority. Mr. Turnquist said he thought the do priority. Mr. Russell said the downtown issues will to occur. Mr. Russell noted the Park Board will be suggested that the AP study will likely be a time-cc scheduled for later in the year. Mr. Teske said he thought it would be good to revi Russell said he would bring back the Procedures 1V some type of training session. Mr. Peroceschi asked about the status of the Come Russell said the matter is now in the state's hands. Mr. Teske suggested looking into the issue areas. Mr. Turnquist, seconded by Mr. Teske, moved to unanimously. Respectfully submitted, Sharon Baker Recording Secretary Neighborhood Preservation Ordinance the ntown planning issues should be of higher >me to the fore when actual activity begins ing the Brown's Creek master plan, and he Fuming process that might better be the Planning Commission's role. Mr. aal and review items with members during 's involvement in Highway 36. Mr. signs, especially church signs, in residential at 9:40 p.m.; motion passed