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HomeMy WebLinkAbout2007-03-12 CPC MIN• City of Stillwater Planning Commission March 12, 2007 Present: Dave Middleton, Chairman, Suzanne Block, Gregg Carlsen, Dan Kalmon, David Peroceschi and Charles Wolden Staff present: Community Development Director Turnblad and Planner Pogge Absent: Mike Dahlquist, Brad Meinke, and Wally Milbrandt Mr. Middleton called the meeting to order at 7 p.m. Approval of minutes: Ms. Block moved approval of the minutes of Feb. 12, 2007. Mr. Wolden seconded the motion; motion passed unanimously. PUBLIC HEARINGS Case No. 07-11 An annexation request for property at 8080 Neal Ave. N. Stephen and Barbara Kochendorfer, applicants. The applicants were present. Mr. Pogge reviewed the request and noted the request was prompted by the applicants' failed . septic system and desire to connect to City sewer/water. The property is in the Phase 4 annexation area where early annexation is allowed if certain criteria are met; this request meets all the criteria, Mr. Pogge said. It was noted the Kochendorfers are responsible for the cost of hookup to City services. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Ms. Block moved to recommend Council approval of the annexation request for 8080 Neal Ave. N. Mr. Wolden seconded the motion; motion passed unanimously. Case No. 07-12 A variance request for front setback and impervious cover variances for property located at 2214 Fairmeadows Road. Craig and Carrie Floen, applicants. The applicants were present. Mr. Turnblad reviewed the request for the four related variances - impervious coverage and three lot line setbacks. Mr. Floen explained the reason for their plans, noting that the existing garage of 22x22 is too small to accommodate the family's vehicles, and with four children and two dogs, they would like to add a mud room and direct access to the house from the garage. Mr. Floen stated that during a previous remodeling project, structural problems with the garage - - both the roof and floor -- were discovered. Mr. Floen stated they would be willing to reduce the requested master bedroom addition by 3' if that would be an important consideration. Mr. Floen also briefly addressed the reconfiguration of the garage and relocation of the driveway off Laurie Court. Mr. Middleton opened the public hearing. Gretchen Turnblad, 305 Laurie Court, corrected a statement regarding a stop sign made by Mr. Floen. No other comments were received, and the • hearing was closed. City of Stillwater Planning Commission March 12, 2007 • Mr. Peroceschi said he was sympathetic to the request for the new garage, while Mr. Middleton suggested the proposed size of the garage, 30x30, is quite large. Mr. Kalmon expressed a concern about the proposed impervious surface coverage and said he thought the request was asking for too much. Mr. Carlsen expressed a concern about the new garage obstructing sight lines on Fairmeadows. Mr. Wolden moved to deny Case No. 07-12. Mr. Carlsen seconded the motion; motion passed unanimously. Mr. Middleton noted the applicants could appeal the denial to the City Council or redesign the additions and submit a new application. Case No. 07-13 A special use permit for a vending cart located between 241/243 and 229 Main St. S. in the CBD, Central Business District, and any variances related thereto. Steve Farr, applicant. The applicant was present. Mr. Turnblad reviewed the request and staff recommendation for approval as conditioned, as long as the vending cart is located on private property and not on the City sidewalk. Mr. Kalmon asked about the length of the special use permit, and Ms. Block asked if the special use permit could be transferred. Mr. Turnblad explained that except in the instances of a bed and breakfast permit, a special use permit applies to the land and is valid as long as the use is similar or reviewed upon complaint. Mr. Farr briefly explained his plans. He said he planned to be in operation during the summer, from May to the end of August. The proposal specified the hours as 10:30 p.m. to 2:30 a.m. Thursday, Friday and Saturday evenings. He said the vending cart would be towed in and out of • the site each day. When asked about cleanup, he said he would clean up the area himself, as well as provide the required garbage can. He asked if he would be allowed to utilize another private space if he is unable to secure an agreement with the property owner for this proposed site. Mr. Turnblad suggested Mr. Farr could either have the special use permit discussion tabled until he completed his negotiations, or he could have it approved for the proposed site and submit a new application for a different site if the lease negotiation was not successful. Mr. Farr asked if another $500 application fee would be charged if he needed a different site. Mr. Turnblad answered that he would not charge another application fee. Mr. Farr chose to continue with the current site. When asked if he would be offering beverages, Mr. Farr said he might be offering water. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Peroceschi moved approval of the special use permit. Mr. Carlsen seconded the motion and asked if Mr. Peroceschi would include a condition regarding review upon complaint and specifying the hours of operation as 10:30 p.m. to 2:30 a.m. Thursday-Saturday. Mr. Peroceschi agreed to amend his motion as suggested by Mr. Carlsen. Mr. Wolden asked if it would be in the applicant's best interest to approve the permit now or after a lease is negotiated. The motion passed unanimously. Case No. 07-14 A variance for placement of a 32'x16' golf ball net at 1931 Oak Glen Place in the RA, Single Family Residential District, and any variances related thereto. Michael Kramer, applicant. The applicant was present. 0 City of Stillwater Planning Commission March 12, 2007 • Mr. Pogge reviewed the request and noted the applicant is proposing to minimize the appearance of the net as much as possible by tucking the net as close to the home as possible and extending only the distance needed to protect the home from damage. Mr. Kramer stated the netting would hardly be visible as it will be hidden behind trees and placed close to the house. He stated that the house had to be re-sided due to some problems with the original stucco. The stucco, he said, was able to withstand the golf ball hits, but the new siding is being damaged. Ms. Block suggested this situation is a good case for setback requirements from golf courses. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Ms. Block, seconded by Mr. Wolden, moved approval as conditioned. Motion passed unanimously. Case No. 07-15 A request to rezone the property at 8262 and 8270 Neal Ave. N. from AP, Agricultural Preservation, to RA, Single Family Residential. City of Stillwater, applicant. Mr. Pogge reviewed the request. He noted the City purchased and later sold the parcels in question. He said the parcels were marketed as buildable lots, but the City neglected to do the necessary rezoning. He noted that the properties to the south and east are zoned RA. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Ms. Block noted this seemed to be an administrative issue and moved approval. Mr. • Carlsen seconded the motion; motion passed unanimously. Case No. 07-07 Final approval of Phase I of Millbrook, a residential subdivision on TH96 west of Neal Avenue. This case includes Final Plat approval for Millbrook (the first addition of the project); final PUD approval for Phase I; a PUD amendment relating to townhome design; and any variances related thereto. US Home Corporation , applicant. Mr. Turnblad briefly reviewed the requests for final plat and final PUD approval for the Phase I of the Millbrook development and a PUD amendment for the townhome design in the second plat of Phase I. Mr. Turnblad noted there are two planned plats for Phase I. The MILLBROOK (the 1s' addition in the project), which includes 30 single-family homes in the CR District (Cottage Residential) and 33 homes in the TR (Traditional Residential) District. The second plat, which will be known as MILLBROOK 2nd ADDITION would be for half of the project's townhomes. Mr. Middleton asked the applicant to address the changes and key issues since the last meeting. Representing the applicant were Jay Liberacki and Teresa St. Amant. Also present representing Lennar Corp. were Carol Griffith, sales manager for the East Metro Area, the sales manager for Orrin Thompson and Mark Anderson, director with Lennar. Mr. Liberacki stated that subsequent to the last meeting, they held a neighborhood meeting and provided neighbors with a significant packet of materials. He said the representatives of the developer offered to meet with neighbors at their homes or on site to provide a perspective of the view from their homes. Mr. Liberacki stated two neighbors took advantage of the meeting, Orville Johnson and Ed Otis. Regarding the requested townhome design change, Mr. Liberacki stated he thought the change • improved the view from TH 96. He provided visuals of other townhome design and layout, comparing the brownstones approved with the preliminary plat to the back-to-back townhome City of Stillwater Planning Commission March 12, 2007 design being proposed now. He stated the Joint Board had reviewed the request and the Township's representatives on the Board thought the current proposal appeared to be less of a wall and was the preferred scenario. Mr. Liberacki also reviewed landscaping proposals to break up the visual impact, along with colors and building materials to enhance the visual variety. Ms. Block asked about the architectural details of the end units. Ms. St. Amant reviewed some of the proposed detailing. Mr. Liberacki also stated they are looking into the possibility of turning the entrance of the end units. Mr. Liberacki concluded that the developer believes the design change is a positive one given this setting and more rural site. Mr. Kalmon asked about the height of the townhomes compared to the nearby single-family homes. It was noted the townhomes will be the same height or somewhat lower. Mr. Middleton said he liked the proposed townhome design. Mr. Liberacki addressed the proposed view of the CR district homes from the existing homes located on Neal Avenue, noting that the closest home is 1,700 feet away and the shoreline is wooded, which will minimize the visual impact during most of the year. He noted that based on the experience in Liberty and other developments, it has been demonstrated that the one-story homes, as originally proposed, do not sell well and have been replaced with two-story products. Ms. St. Amant pointed out that the CR district products are in fact shallower than the previously approved one-story homes, have less impervious surface and less visual square footage. Ms. St. Amant also spoke about the proposed changes to the TR district homes. The streetscape offered by the proposed four different TR district home products, with 16 different elevations and variety of color packages. Ms. St. Amant described the "monotony code," which . she said precludes homes of the same elevation from being located in any proximity to each other. Mr. Carlsen asked if there were any side-loaded garages in the original proposal. Ms. St. Amant said there were none in the CR District, but there were some in the TR District in the original proposal. Ms. St. Amant spoke to the marketing problems with the side-loaded garage related to the larger footprint and cost per square footage, as well as the amount of impervious surface, which makes it difficult for homeowners to make additional improvements to their homes. Ms. Griffith addressed the changing market and demographics. Ms. St. Amant also stated she thought the proposal meets City code regarding garages, as the garages are behind the front porches not forward of the house. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Middleton noted that Millbrook is a major project and has been in discussion for over three years. Mr. Middleton agreed that the housing market has changed, and suggested the developer is doing what is necessary to address the changing market. Mr. Middleton said he thought the suggestion to move the entrance on the end units of the townhomes would be a positive change. Mr. Peroceschi moved to recommend approval of the final plat and PUD and townhome PUD amendment as conditioned. Mr. Wolden seconded the motion for discussion. Mr. Carlsen said he thought the proposal had become a "mess." He suggested the market is not so different from when the designs were originally presented. He said originally, the community • seemed to have a feeling of continuity, while now it appears to be piecemeal. Mr. Carlsen said he was OK with the CR plans but disappointed with the TR and townhome proposals. City of Stillwater Planning Commission March 12, 2007 . Ms. Block said she was frustrated with the whole approach. She said the Commission was presented with a package and is now being "unsold" on that original package. Ms. Block also spoke in favor of the suggested change to the design of the end units of the townhomes. Mr. Wolden asked about the process for the other plats in the development. Mr. Turnblad noted that what is approved at this time will appear throughout the entire development unless the developer comes back and requests changes. Mr. Middleton said he thought the townhomes design change looks better and noted the homes are not as tall. He also said he thought the homes in the CR District fit the lots better - the homes are narrower and no taller than the one-story products. Mr. Kalmon suggested providing some kind of screening along the rear of those homes that will be visible to the existing homes across South Twin Lake. Motion to recommend approval as conditioned passed 5-1, with Mr. Carlsen voting no. Case No. 07-09 Preliminary Planned Unit Development for a 50-lot development on 25.28 acres at 12525 75th St. N. and 12620 and 12550 72nd St. N.; a preliminary plat creating 50 single-family lots; zoning map amendment to rezone the property from AP, Agricultural Preservation, to TR, Traditional Residential, and LR, Lakeshore Residential; and any variances related thereto. Ed Dulak, Elite Development, applicant. Mr. Pogge told the Commission that there have been some positive conversations with the DNR regarding the possible purchase of the Jackson Wildlife Management Area and said he believes there is a likelihood a purchase price can be negotiated that all parties will agree to. He also noted that enabling legislation has been introduced in both houses of the state Legislature that would permit the sale. Mr. Pogge stated staff's recommendation is approval of all the requests except for the requested fence variance. Mr. Carlsen asked if access to Long Lake was still unresolved. Mr. Pogge responded in the affirmative and noted the Park Board was concerned about that issue as well. Mr. Kalmon asked whether the Park Board had looked at the rationale of purchasing the Jackson Wildlife Management Area when the DNR already owns the property and the area currently is available as open space. Mr. Turnblad noted the DNR ownership is very restrictive. If the City owns the land, it could put a trail connection through the property, a connection that is included in the City's master trail plan, he noted. Mr. Dulak also suggested that the City would be a better steward of the property, as the DNR has not maintained the area. Mr. Dulak also addressed the issue of Long Lake access, stating that they are talking with the property owner who has indicated he would work with them to provide a small area where someone could cast a line into the water and enable the City to clear/maintain the weir. Mr. Kalmon asked if parking would be provided. Mr. Dulak pointed out that the width of the road would not allow for parking and noted that the Park Board wanted the access as more of a walking destination, with perhaps a park bench provided. Mr. Middleton noted that a concern had been raised in earlier discussions regarding another north-south connection if Minor is extended through to County Road 12 (75th St. N.). He stated he did not think that would be an issue as folks will likely use Northland for the north-south route, and he said he thought this proposal would slow traffic on 72nd Street to Northland. He noted that the only other change in the proposal was the location of the City well house. 11 City of Stillwater Planning Commission March 12, 2007 There was discussion of the requested wall/fence variance. Bob Wiegert, Paramount Engineering, said there are three options - the requested variance for a wall to provide noise mitigation, cutting down existing trees and creating a berm, or leaving the existing trees and doing additional plantings to provide visual screening only. Mr. Middleton asked whether the Commission could require natural screening as an alternative; it was noted that with a PUD, the Commission has more latitude and could require that. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Carlsen moved approval as conditioned, with the additional condition that the developer utilize natural screening along 75`" St. N. and the development rather than a berm or wall. Mr. Kalmon seconded the motion; motion passed unanimously. Mr. Wold, seconded by Mr. Carlsen, moved to deny the requested fence variance. Motion passed unanimously. OTHER BUSINESS Annual review of seasonal plant sales Special Use Permits - Mr. Pogge stated there had been no complaints regarding the operations of the two locations - Cub Foods and Linder's at Valley Ridge Plaza - and renewal of the temporary permits is recommended as conditioned. Mr. Middleton noted that a new fuel center had been approved for Cub Foods and asked whether there was any timeframe for that project. Mr. Pogge said Cub is working with Target regarding arrangements for that project. Ms. Block noted that signage was an issue last year. Mr. Pogge said signage will be monitored to be sure the two sites are in compliance with City sign regulations. There was a brief discussion regarding changes in state law regarding Special Use Permits. Mr. Turnblad said staff would be preparing a report to the Commission and submit that 40 information later this year. Ms. Block moved to accept the review and approve the renewal of the temporary permit as conditioned. Ms. Carlsen seconded the motion; motion passed unanimously. Annual review of the St. Croix Boat and Packet Co. and Gondola on the St. Croix wharfage permits - Mr. Pogge noted that no complaints had been received and approval is recommended. He pointed out there is no permit fee for the Gondola. Mr. Middleton, seconded by Ms. Block, moved to approve the renewal of the wharfage permits for St. Croix Boat and Packet Co. and the Gondola on the St. Croix. Motion passed unanimously. Mr. Middleton informed staff that he had received a phone call concerning possible signage violations related to a downtown condominium site. Mr. Carlsen, seconded by Mr. Kalmon, moved to adjourn at 9:45 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary 0