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HomeMy WebLinkAbout2007-07-09 CPC MINCity of Stillwater Planning Commission July 9, 2007 Present: Dave Middleton, Chairperson, Suzanne Block, Gregg Carlsen, Mike Dahlquist, Dan Kalmon, Wally Milbrandt, David Peroceschi, and Charles Wolden Mr. Middleton called the meeting to order at 7:05 p.m. Approval of minutes: Ms. Block, seconded by Mr. Peroceschi, moved approval of the minutes of June 11, 2007, as submitted. Motion passed unanimously. PUBLIC HEARINGS Case No. 07-24 A variance request to the maximum allowed impervious surface and to the minimum side yard setback for construction of a 34' x 40' two-story addition on the southeast corner of an existing building and a 14'8" x 24" one-story addition to the west wall of an existing building at 1826 Northwestern Ave. in the BP-O, Business Park Office District. River Valley Place LLC, Summer Kuehn, applicant. Gary Bressler, architect, was present representing the applicant. Mr. Pogge reviewed the staff report and findings. He stated the applicant plans to mitigate storm water runoff by utilizing a green roof system, and he said calculations indicate that if the system works properly, there will be less runoff leaving the site that currently does. Regarding parking, Mr. Pogge said the applicant has an agreement with St. Croix Orthopaedics that provides for 20 spaces at all times and an additional 81 spaces during evening hours. The applicant also has an agreement with ReMax for use of 34 spaces during the evening hours for a total of 95 spaces at all times and an additional 115 spaces during evening hours for a total of 210 spaces. He stated the applicant has submitted parking calculations indicating parking demand is 206 spaces, and he said staff is generally in agreement with those calculations. Mr. Pogge noted that shared parking is allowed with a special use permit, and, he said, if the use changes, the City has a right to review and revoke the permit. Mr. Kalmon asked if the applicant was meeting the intent of the ordinance by mitigating the volume of runoff or whether contaminants such as phosphorus were still an issue. Mr. Pogge noted that the original intent of limiting impervious surface was one of aesthetics but over time runoff and water quality have become issues. Mr. Pogge stated the proposed green roof system does decrease runoff volume and should provide some filtration of contaminants. Mr. Pogge stated Brown's Creek Watershed District has reviewed the plan and provided positive comment. Mr. Milbrandt pointed out that most of the site in question is already impervious surface and the addition will result in minimal increase. Mr. Bressler provided samples of the green roof vegetation and stated the applicant had worked with Rusty Schmidt of the Washington Conservation District in determining runoff calculations. Mr. Dahlquist said he was more concerned with the side yard variance than the small increase in the impervious surface. Mr. Bressler stated they are requesting the side yard variance in order to square off the building. Mr. Kalmon said he appreciated the applicant working with the Watershed and Conservation District to find ways to mitigate runoff and improve water quality. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Carlsen stated he had driven by the business at 10 a.m. and could not find a place to park, and questioned how peak parking demand would be handled during the day. It was City of Stillwater Planning Commission July 9, 2007 noted swimming lessons are going on at this time, and 10 a.m. probably was the peak demand time currently. Mr. Dahlquist noted that availability of parking is self-limiting and since staff agreed with the applicant's calculations regarding parking, he did not think that was an issue. However, Mr. Dahlquist reiterated his concern with the lack of hardship in the request for the side yard variance. Mr. Wolden stated the angle of the property is the hardship, and he pointed out the area of the variance is adjacent to a property where nothing can be constructed in the future. Mr. Wolden moved approval as conditioned. Mr. Carlsen seconded the motion. Mr. Peroceschi said he was concerned about the green roof garden. Mr. Kalmon agreed there can be issues with the systems and noted the systems need ongoing maintenance and a watering plan. Mr. Bressler demonstrated the irrigation system for the green roof. Motion to approve as conditioned passed 7-1, with Mr. Peroceschi voting no. Case No. 07-27 A variance request to the maximum allowed impervious surface coverage for construction of a 24' x 35' garage at 212 Maple St. W. in the RB, Two Family Residential District. Don and Cheryl Schoff, applicants. Mr. Schoff and contractor, Mariay Smith, appeared before the Commission. Mr. Pogge reviewed the request and staff findings. Mr. Pogge noted the applicant could rebuild a garage, but can't increase the square footage of a structure, as this is a non-conforming lot. Mr. Schoff explained that the garage was present when they purchased the property. He stated there are large cracks in the cement and the slab needs to be replaced. Mr. Schoff noted the existing garage is not a true two-car garage, and they would like to reconfigure the structure so it looks like the rest of the neighborhood. He pointed out that neighboring property owners have indicated support of the plans. Mr. Smith pointed out the plans are for a 24' x 24' garage, with shop area. The applicant does metal work as a hobby and needs the space for all his equipment, Mr. Smith stated. Mr. Milbrandt asked if the applicant had considered going to a second story, rather than add the shop area to the garage level. Mr. Pogge pointed out a second story would require a lot of 10,000 square feet as it would be considered an accessory dwelling unit. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Dahlquist said he was concerned with the size of the requested structure and the need for a significant variance. Mr. Dahlquist suggested he would not be opposed to constructing a usable garage, but the addition of the shop created the problem in his view. Mr. Milbrandt agreed that he would have no problem allowing construction of a garage. Mr. Kalmon said he could not support the additional massing on an infill property. Mr. Dahlquist, seconded by Mr. Milbrandt, moved to deny Case No. 07-27 without prejudice. Mr. Milbrandt explained that denying without prejudice would allow the applicant to submit new plans without the normal one-year waiting period. Motion to deny without prejudice passed unanimously. Case No. 07-36 A variance to the required front yard setback (20' required, 16' requested), to • the interior side yard setback (20' required, 6' '/" requested) and variance to allow up to two accessory buildings larger than 120 square feet at 502 W. Churchill St. in the RB, Two Family Residential District. Mark Balay Architects, representing Brent and Chris Peterson, applicants. City of Stillwater Planning Commission July 9, 2007 Mark Balay and Brent and Chris Peterson were present. Community Development Department Intern Nicole Ormand reviewed the staff report and findings and recommendation that all three requested variances be granted. Mr. Milbrandt asked about the front yard setback; it was noted that variance is required because this is a non-conforming lot. Mr. Dahlquist asked about the historical significance of the existing garage and whether the Heritage Preservation Commission would have to review plans. Mr. Pogge explained that any structure over 50 years ago is considered to be potentially historically significant; the HPC would have to review plans only if the applicants desired to remove the structure. Mr. Peroceschi asked if the roof on the new structure would be the same as the existing building. Mr. Balay stated that is a budget issue - the roofs will be of the same material, but the material may not be steel. It was explained that the Peterson plan to construct a 22x24' attached garage with living space above. Mr. Balay noted that the existing garage is a one- horse carriage house that doesn't accommodate modern vehicles. It also was noted that the third accessory structure on the lot is a playhouse. Mr. Middleton opened the public hearing. No comments were received, and the hearing was closed. Mr. Wolden, seconded by Mr. Carlsen, moved approval as conditioned. Mr. Dahlquist expressed a concern about the number of accessory structures on the lot. Mr. Pogge explained that an attached garage is considered an accessory structure in the RB District. Mr. Peroceschi asked if the proposed attached garage would be considered an accessory dwelling unit; Mr. Pogge responded in the negative. Mr. Milbrandt said he would like a determination from the HPC that the existing garage is historically significant. Mr. Peterson pointed out the carriage house/garage matches the main house and "belongs there." Motion to approve as conditioned passed 7-1, with Mr. Dahlquist voting no. Case No. 07-37 A preliminary plat that subdivides one lot into four lots, a rezoning from AP, Agricultural Preservation, to LR, Lakeshore Residential, and a variance to the lot width requirements located at 1133 Nightingale Blvd. Damon Francis, applicant. Mr. Middleton announced that this case had been continued to the August 13 Planning Commission meeting. Mr. Middleton opened and closed the public hearing. Mr. Wolden, seconded by Mr. Peroceschi, moved to continue the hearing until Aug. 13. Motion passed unanimously. OTHER BUSINESS St. Croix Preparatory Academy - extension of a special use permit for a temporary module at 216 W. Myrtle St. Case No. SUP/04-87. Mr. Pogge explained that the Academy is requesting a one-year extension of the special use permit for an existing temporary module at their location on Myrtle Street. Mr. Peroceschi, seconded by Mr. Dahlquist, moved approval of the requested one-year extension. Motion passed unanimously. • Zoning Ordinance reorganization review and comment - Mr. Pogge explained that the ordinance had been reorganized to make the document more readable. He stated while obvious inconsistencies were corrected, no substantive changes had been made. He stated any r1 L • 0 City of Stillwater Planning Commission July 9, 2007 substantive changes would be made once the Comprehensive Plan has been completed. Mr. Pogge asked members to review the document and bring comments to the August meeting so a public hearing could be scheduled for September. Mr. Kalmon stated he had an additional comment to make regarding the Comprehensive Plan update presented to the Commission at its June 11 meeting. Mr. Kalmon stated his comment involved the process itself. Specifically, he said he would like to see some accounting of all the comments submitted during the visioning sessions, rather than just a listing of broad categories of comments. Mr. Pogge noted that it would be difficult to do comment by comment analysis as 300 comments have been submitted at some sessions. However, Mr. Pogge stated there will be both summary and more in depth analysis of comments in the consultants' next report to the Council and Commissions. Mr. Kalmon brought up the issue of the public's perception of the need for an unbiased third party analysis of certain data, as evidenced by comments made during discussion of St. Croix Preparatory Academy's traffic analysis. Mr. Milbrandt and Mr. Pogge pointed out that it is staff's role to provide unbiased analysis and expertise. Mr. Kalmon suggested that there needs to be an educational piece to let the public know that staff has reviewed and found analysis to be correct. Mr. Dahlquist, seconded by Mr. Carlsen, moved to adjourn the meeting at 8:45 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary