Loading...
HomeMy WebLinkAbout2006-02-13 CPC MINCity of Stillwater Planning Commission February 13, 2006 Present: Robert Gag, chairman, Gregg Carlsen, Mike Dahlquist, David Junker, Brad Meinke, David Peroceschi and Paul Teske Others: Interim Community Development Director Bob Lockyear Absent: Suzanne Block and Dave Middleton Mr. Gag called the meeting to order at 7 p.m. Approval of minutes: Mr. Teske, seconded by Mr. Carlsen, moved approval of the minutes of Jan. 9, 2006. Mr. Junker asked that the minutes pertaining to Case No. SUP/06-02, special use permit for a fuel center and drive-through pharmacy for CUB Foods, be clarified to indicate that his motion was to approve the drive-through pharmacy, as conditioned, and deny the fuel center. Mr. Teske seconded the motion on Case No. SUP/06-02, and the motion passed 8-0. Motion to approve the minutes of Jan. 9, 2006, as corrected passed unanimously. Case No. ZAT/06-03 Zoning Ordinance Text Amendment regulating building heights in the Downtown Central Business District, CBD, area. City of Stillwater, applicant. Mr. Lockyear explained the proposal, which provides for a four-level gradation in allowable height, moving from the bluff line down to the River. As proposed, heights would be restricted to • 4 stories, 45', west of South Second; 3 stories, 35', east of South Second Street to the west side of Water Street; 2 '/2 stories, 25', between the east side of Water Street and the Burlington Northern tracks; and 1 '/2 stories, 20', from the railroad tracks to the River. Mr. Lockyear said the map was refined and language added clarifying how height is measured since the proposal was first considered at the Commission's January meeting. Currently, allowable height in the downtown district is 4 stories, 50 feet. Mr. Meinke asked if it would be possible to simply regulate height by restricting a new structure to a height not to exceed the existing building. Mr. Teske asked if there currently is an exception for towers. Mr. Lockyear said he was unsure of any exemptions for towers, but said he did not think a tower could be higher than the building it is part of. Mr. Gag opened the public hearing. Vern Stefan, 717 Sixth Ave. S., provided the Commission with a letter (enclosed) from Mainstream Development, LLC. Mr. Stefan said he was concerned that the City failed to provide notification of a proposal that would affect property he owns. He said he has had several meetings with City staff about a proposal to complete the final phase of the development of his property, Maple Island, and was assured in those conversations that the preliminary plans were in compliance with code/ordinances. Mr. Stefan said the proposed height regulations would have "grave" economic implications for his property/project, and said he looked forward to working with staff. Mr. Lockyear explained that the only legal notification requirement is that the meeting notice be published in the City's legal paper. Chuck Dougherty, 15330 58th St. N., Oak Park Heights and owner of the Water Street Inn, • echoed Mr. Stefan's concerns about notification. He said the proposal represents a major change and suggested that the City be forthcoming about noticing downtown business owners. Information is not getting out to property owners, he said. Mr. Dougherty said he is against any City of Stillwater Planning Commission February 13, 2006 change and said the proposed changes have an economic impact on what he can do with his property. No other comments were received, and the discussion was brought back to the table. Mr. Junker said the proposal brings sensitivity regarding the height issue and said he thought it merits further discussion. Mr. Junker agreed with the need to get more input, such as through Council hearings. Mr. Meinke said he would like to keep heights lower in the whole downtown area, but said he thought keeping heights at existing levels could do that. Mr. Meinke also agreed with the need for more public hearings. Mr. Peroceschi called the proposal "ridiculous" and said it would restrain trade and the marketplace. Mr. Carlsen said he wasn't sure this revised proposal was the exact document that should be adopted but said he thought something should be done to regulate heights. Mr. Teske said he thought the Commission should make it clear to staff what additional information it needs, such as how the proposal compares to existing structures, in addition to more public input. Mr. Dahlquist said he would like legal issues addressed and have property owners noticed individually. Mr. Gag noted the height issue was one of the Commission's initiatives due to struggling with heights in the recent projects on North Main Street. Mr. Peroceschi questioned making this proposal a priority at a time when the City is short staffed; Mr. Junker responded that staff will determine whether they are able to perform the work requested. Mr. Lockyear said if the Commission feels there is a need for more discussion, the Commission could scheduled a special meeting and invite property owners and Chamber representatives, for example. He also suggested the possibility of a field trip to other river communities so see how those communities deal with height issues. Mr. Junker moved to direct staff to provide more input on the concept of height sensitivity, input to include public input, input regarding any legal issues, as well as input related to engineering/utility issues, in order to keep the process moving. Mr. Teske seconded the motion. Motion passed 6-1, with Mr. Peroceschi voting no. Case No. V/06-03 A variance to the side yard setback (20 feet required, 4 feet requested) for construction of an addition at 724 W. Hickory St. in the RB, Two Family Residential District. Mike Cummings, applicant. Mr. Cummings and his contractor were present. It was noted the houses in on an odd-shaped parcel. The intent is for the proposed addition to have as little impact as possible, they said. The request is to construct a 360' addition, a bedroom, over an existing addition. It was noted that the existing structure is closer to Myrtle Street than the addition will be. The addition will extend 10' to the north from the existing structure. A set of drawings was provided and reviewed by the Commission. Mr. Junker asked if the addition and primary structure would match in color and materials. The applicant responded that the entire house will be re-sided. Mr. Carlsen moved approval with the condition that the addition and primary structure match in color and materials and that all storm water drainage remain on site. Mr. Lockyear suggested incorporating the three findings of fact as part of the motion. Mr. Carlsen amended his motion to include the findings of fact. Mr. Teske seconded the motion. Motion passed unanimously. 0 City of Stillwater Planning Commission February 13, 2006 Case No. SUP/V/06-04 A special use permit for a 1,352 square foot expansion (26 seating) of a restaurant and variance to the parking regulations (12 required, 0 proposed) at 241 S. Main St. in the CBD, Central Business District. Kevin Grube, representing Mark Hanson, Marx, applicant. The applicant was not present. Mr. Lockyear reviewed the plans. The applicant plans to redo the front of the building(s) and provide one door with vestibule. Inside, half of the wall between the two buildings would be removed; the expansion would provide 26 additional seating and new restrooms. The awning would be extended across the entire front of the building(s) and the sign centered on the building(s). Mr. Lockyear said one advantage of the expansion is that the applicant will now be required to sprinkle the buildings, which include apartments above. Mr. Junker, seconded by Mr. Peroceschi, moved approval as conditioned. Motion passed unanimously. Case No. SUP/V/06-05 A special use permit for expansion of restaurant use (Stone's Restaurant) with an additional 200 outdoor seating and variance to the parking regulations at 324 S. Main St. (Grand Garage) in the CBD, Central Business District. Michael Stone, applicant. The applicant was present, along with architect Scott Mauer and Kevin LaCasse, Grand Garage. Mr. Stone explained the new restaurant will be an upscale, casual dining place, not trendy. He said he believed the key to the success of his business is the outdoor dining area as proposed. He said decorative pavers would be installed so the area could be used for dining May through September and still be used in the winter months for drop off/pick up purposes. He said they plan to do new landscaping and provide low wattage, uplighting to illuminate the landscape. Mr. Stone said one issue is the condition of approval regarding the provision of steps. The architect explained he is unsure whether the proposed steps can be constructed without resulting in the loss of canopy trees due to the elevations involved. Mr. Lockyear said the concern was with providing access to the nearby parking lots, but said staff would agree that the steps shouldn't be required if it means the loss of trees. Mr. Gag opened the public hearing. Michele Plocher, who lives on Second Street, said she thought the plans would spruce up the site and make the area safer. She said she was concerned about lighting, as well as the potential for additional noise. Mr. Mauer provided Ms. Plocher with a brochure showing the type of landscape lighting proposed. Kevin LaCasse, Grand Garage, expressed support for Mr. Stone's plans and noted this site has been a difficult one for past businesses. No other comments were received. Mr. Dahlquist asked about plans for outdoor music. Mr. Stone. said the proposal is to provide piped, low background music for dining and to have special events, such as a jazz brunch. Mr. Stone said music will be of a low beat variety. Ms. Plocher said there is always noise in the area, including noise from skateboarders, and said she would like low-beat music, but noted her neighbors might not be of the same opinion. During the Commission discussion, it was noted that other requests for outdoor music are conditioned according to ending time and reviewed upon complaint. Mr. Teske moved approval as conditioned, clarifying condition of approval No. 2 to indicate that the applicant work with City staff regarding the provision of steps and that the condition be City of Stillwater Planning Comm i fission February 13, 2006 withdrawn if meeting the condition would require the removal of trees. The motion included the additional condition that amplified music be allowed until midnight on Friday and Saturday nights, 10 p.m. on weekdays, with the use reviewed upon complaint and allowing the use of soft outdoor landscape lighting. Mr. Dahlquist seconded the motion; motion passed unanimously. Other items: Review of Andiamo and Gondola permits - Mr. Lockyear said he was not prepared to take up this matter at this time. Mr. Junker updated the Commission on the Council's action regarding the CUB Foods proposal. He said CUB requested to come back before the Planning Commission and HPC with revised plans for the fuel center; the pharmacy drive-through was approved. At Mr. Teske's request, Mr. Junker updated the Commission on the Council's action regarding the infill design guidelines. Mr. Junker said the guidelines were approved, with some discussion about the proposed 2-story, 27' height restriction on structures built on lots less than 15,000 square feet. Mr. Teske, seconded by Mr. Junker, moved to adjourn at 8:35 p.m. Respectfully submitted, Sharon Baker Recording Secretary 0