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HomeMy WebLinkAbout2007-05-14 CPC MINCity of Stillwater Planning Commission May 14, 2007 Present: Dave Middleton, Chairperson, Gregg Carlsen, Mike Dahlquist, Dan Kalmon, Wally Milbrandt, David Peroceschi and Charles Wolden Staff present: Community Development Director Turnblad and Planner Pogge Absent: Suzanne Block and Brad Meinke Mr. Middleton called the meeting to order at 7 p.m. Approval of minutes: Mr. Dahlquist moved approval of the minutes of April 9, 2007. Mr. Wolden seconded the motion; motion passed unanimously. PUBLIC HEARINGS Case No. 07-20 A special use permit request for a rental car office (Avis Budget Car Rental) at 1674 Market Dr. in the BP-C, Business Park Commercial, District. Steve Erban, representing Avis, applicant. Steve Erban and Todd Wittinger, representative of the Avis group, were present. Mr. Pogge reviewed the request and staff findings that the request meets the three requirements for the issuance of a special use permit and that the use is in harmony with other uses in the area. Mr. Wittinger briefly spoke to the business the use will generate; he noted that vehicles are not • serviced on site. Mr. Kalmon asked about the total number of cars that will be on site. Mr. Erban explained that there are spaces for nine rental cars outside and three inside, along with two customer parking spaces and three employee parking spaces. Mr. Dahlquist asked about long-term customer parking. Mr. Wittinger said Avis' pickup-and-delivery service negates the need for long-term parking. During discussion, it was noted there will be no additional outside lighting and no exterior intercom or music. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Milbrandt, seconded by Mr. Carlsen, moved approval as conditioned. Mr. Kalmon asked if members were at all concerned about long-term parking. Mr. Milbrandt suggested there is no need to address long-term parking unless it becomes an issue. Motion to approve as conditioned passed 7-0. It was noted this Case will be heard by the City Council on June 5 as it involves a determination of permitted use. Case No. ANN/ZAM/CPA 06-49 An annexation, zoning map amendment and comprehensive plan amendment request from Bruggeman Properties for development of 18.3 acres into 45 single-family lots at 13210 75th St. and 13129 and 13199 Boutwell Road. Teresa Hegland and Greg Schlink, applicants. Community Development Director Turnblad briefly reviewed the site, which is located in the Phase 4 annexation area, and proposal. He said the proposal appears to be acceptable regarding zoning and land use. The key question for the Commission, he said, is the timeliness • of the request for annexation. Mr. Turnblad noted that the Council's previous position is that annexation is premature until the Comprehensive Plan update is completed. • City of Stillwater Planning Commission May 14, 2007 Greg Schlink and Paul Schroeder, consulting planner for Bruggeman Properties, addressed the Commission. Mr. Schlink pointed out the applicant has been working on this proposal for eight years, has complied with every request, and meets all the requirements for early annexation. He also stated other Phase 4 properties have been annexed. He pointed out the proposal complies in all respects with the South Boutwell Area plan, and he noted that improvements to Boutwell Road have been completed and the infrastructure is in place to accommodate this development. Mr. Schlink said further delay of the request for annexation accomplishes nothing, and should the Commission deny the request, he asked that reasons for doing so be provided. Mr. Schroeder reviewed the timetable of the proposal, beginning with the 1997 AUAR and South Boutwell plan. He also pointed out the request meets all the requirements for early annexation - the site is contiguous to the City, the infrastructure is in place, the Joint Board has approved the request, and the number of permits will not exceed the annual permit cap in the orderly annexation area. Mr. Schroeder also noted that the transportation requirements of the Boutwell Area plan - improvements to Boutwell Road, signal at Manning/Myrtle, and traffic calming measures on Deer Path - have been completed. He briefly reviewed a preliminary site plan, which he said is flexible enough to accommodate whatever decision is ultimately made regarding the possible extension of Neal Avenue. Mr. Middleton opened the public hearing. • Kitty Johnson, 190 Northland Ave., expressed concerns about the additional traffic the development would generate. She spoke of the possibility of having four intersections on Myrtle Street within a mile section should Neal Avenue be extended. Brian Luke, 195 Northland Ave., also spoke of traffic concerns and asked if the developer would be accountable for the wear and tear on streets. Tom Garley, 13295 Boutwell Road, who owns property to the east of the Bruggeman site, asked about plans for existing trees on the east property line. No other comments were received, and the hearing was closed. Mr. Schlink and Mr. Schroeder responded to the comments. They indicated a willingness to discuss an appropriate buffer on the east property line. It was noted they are not proposing the extension of Neal Avenue, but their plan is flexible enough to accommodate the extension should that be the City's decision. It also was noted that developers do pay a City fee for road improvements. Discussion was returned to the table. the requirements, and he noted that Mr. Dahlquist noted that other Phase parcels, except for the development Millbrook property. Mr. Dahlquist also pleasure. Mr. Peroceschi said it appears the applicant has met all )ther Phase 4 properties have been granted annexation. 4 properties that have been annexed have been "minor" necessary to make the trunk utility connections to the pointed out that allowing early annexation is at the City's Mr. Dahlquist said his biggest concern is that there is a lot of adjacent housing located on 2.5-5 . acres near the Bruggeman site, and said he anticipates that a new zoning for transition areas such as this will be developed in the Comprehensive Planning process. Mr. Dahlquist said City of Stillwater Planning Commission May 14, 2007 another concern is with the diversity of housing stock, and he suggested that what is built in 2015 may be a lot different than what is being built now. Mr. Kalmon said he thought it would be premature to allow annexation until having discussions with residents about land use during the Comprehensive Plan process. Mr. Carlsen also spoke in favor of waiting to proceed until the Comprehensive Plan is in place. Mr. Middleton noted that last year, the Planning Commission/Council denied a development request due to concerns about traffic flow and that concern hasn't been addressed yet - the pieces of the puzzle haven't been framed. Mr. Wolden spoke in favor of considering the annexation request, noting the developer had jumped through all the hoops, and the land use proposal is not that much different than the existing Comprehensive Plan. Mr. Milbrandt spoke in favor of giving time for more sets of eyes, the Comprehensive Plan committees, to look at the issues. Mr. Dahlquist moved to deny the requested annexation, zoning map. amendment and comprehensive plan amendment, noting there is no compelling reason to approve the request. Mr. Kalmon seconded the motion. Motion passed 7-0. Mr. Turnblad noted the Council would is hear this request on June 5. Case No. 07-22 A variance to the front yard setback for removal of a porch and replacing it with a 12' x 27' addition at 1333 S. Fourth St. in the RB, Two Family Residential District. Traci Brown, applicant. Ms. Brown was present. Mr. Pogge reviewed the request and findings that the request meets the three requirements for the granting of a variance. It was noted that the requested addition does not require a variance; the variance is required because of an existing garage and the property is a non-forming lot in terms of size. Ms. Brown explained that she wishes to tear down an existing framed-in porch and replace it with living space. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Kalmon moved approval of the requested variance. Mr. Wolden seconded the motion; motion passed 7-0. OTHER BUSINESS Request from Sheila E. Martin for an extension of an approved variance (Case No. V/05-19) - Mr. Turnblad explained that Ms. Martin is requesting a one-year extension of a variance granted in 2005 to allow construction of a garage. Mr. Turnblad noted that the proposed garage meets code requirements; the lot size is non-conforming. He also noted that the same conditions apply as when the variance was granted in 2005. Ms. Martin explained that she is in the process of removing a lot of existing concrete and replacing it with a permeable surface so she might be able to meet the new standards regarding lot coverage and impervious surface coverage. City of Stillwater Planning Commission May 14, 2007 Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Dahlquist, seconded by Mr. Carlsen, moved approval of the one-year extension of the variance. Motion passed unanimously. Mr. Dahlquist, seconded by Mr. Peroceschi, moved to adjourn at 8:15 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary 0