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HomeMy WebLinkAbout2007-10-08 CPC MIN• City of Stillwater Planning Commission October 8, 2007 Present: Mike Dahlquist, Vice Chair, Suzanne Block, Dan Kalmon, Taylor Luke, David Peroceschi and Charles Wolden Staff present: Planner Pogge and Community Development Director Turnblad Absent: Dave Middleton and Wally Milbrandt Vice Chair Dahlquist called the meeting to order at 7 p.m. Approval of minutes: Mr. Wolden, seconded by Mr. Peroceschi, moved approval of the minutes of Sept. 10, 2007. Motion passed unanimously. PUBLIC HEARINGS Case No. 07-46 A request for a variance for location of a pool in the side yard at 512 Sixth St. S. in the RB, Two Family Residential District. Tim Freeman, Folz, Freeman, Erickson Inc., representing Jennifer MacDonald. Mr. Pogge reviewed the request and staff findings. He noted that staff did find a hardship due to • the topography of the lot which creates an issue for the placement of a pool in the rear yard. However, he said staff did not find in the affirmative that a variance is necessary for the preservation of property rights. Mr. Wolden asked whether the pool and pool equipment could be separated. Mr. Pogge responded that if the variance is approved, staff is recommending that a condition of approval be that the equipment is setback 3' from the property line. Mr. Wolden asked if the proposed pavers were indeed pervious material. Mr. Pogge said this is a new technology, and the City Engineer has reviewed and approved of the pavers. Mr. Kalmon asked if plans must meet any watershed district requirements for storm events. Mr. Pogge stated that the City Engineer, who works with the Middle St. Croix Watershed, has reviewed plans and found plans to meet all requirements. There was a question about the proposed private fence in the front of the pool. Mr. Pogge noted that the proposed fence meets setbacks - it will be placed behind the front of the house and therefore can be 6' high, as proposed. Mr. Freeman said he started talking with the City Engineer immediately regarding pervious surfaces. Because the pool itself is considered impervious surface coverage, he said the plan is to remove all sidewalk and part of the driveway and replace the existing material with the pervious pavers. He also spoke to the hardship of having no real rear yard for the placement of a pool, and suggested that the ability to have a pool is a substantial property right. He also noted that the only lot close to where this proposed pool will be located has an existing pool that is closer to the street than the MacDonalds' pool will be. Mr. Freeman stated that while it is more convenient to have the equipment placed in the immediate proximity of the pool, he said the equipment could be moved if the City finds that to be necessary. 0 1 • City of Stillwater Planning Commission October 8, 2007 Mr. Dahlquist opened the public hearing. No comments were received, and the hearing was closed. Mr. Peroceschi, seconded by Mr. Luke, moved approval as conditioned. Mr. Wolden said he did not like the equipment placed on the property line. It was noted that one of the conditions of approval is that the equipment be placed a minimum of 3' from the property line. Motion passed unanimously. OTHER BUSINESS Discussion of new proposed location for St. Croix Preparatory Academy - Mr. Turnblad introduced the discussion. He noted the new site is directly across the street and north of the previous site. The new location includes two parcels with 14 gross acres, he said. Before final details are developed, he said the Academy would like to get general reactions from the Planning Commission. Mr. Turnblad pointed out this site is within the City and is currently zoned TR, rather than RA. He noted that the only different between the TR and RA zoning is that schools are a permitted use in the RA zone, but not in the TR zone. Mr. Dahlquist asked why schools were left out of the TR zone. Mr. Turnblad said he thought that was an oversight, noting that the TR zone was created as part of the Liberty development, primarily to deal with issues such as garage setbacks and streetscapes. Mr. Turnblad suggested that the Planning Commission might want to consider either changing the ordinance or changing the zoning of the site. Mr. Turnblad • noted that this is not a public hearing, but the Chair could take comments if he so desired. Mr. Dahlquist noted that this was not a public hearing. He stated he would hear from St. Croix Academy representatives and then would accept public comments for 15 minutes or so. He noted that if the Academy proceeds with plans, a full public hearing will be held. Representing St. Croix Academy were architect Ed Kodet, director Jon Gutierrez and Carroll Johnson. Mr. Kodet briefly reviewed the site and building plans. He stated the plans have incorporated public input received during discussions of the previous site. He noted that a height variance will not be needed, as this site will accommodate a walkout design. He said a proposed road has been relocated to the north of the site, and traffic will come in off White Pine Way. He stated all bus queuing will be on site, and the parking lot will be buffered from residential properties. He also stated courtyards and landscaping will be used to diminish the scale of the building from the street front. Mr. Kalmon asked if they had talked with the Brown's Creek Watershed District. Mr. Kodet said they are working on obtaining necessary approvals. Mr. Kodet pointed out that the City has hired an independent traffic consultant to do a study that will look at Millbrook development at full build-out and the school at full capacity. Mr. Kalmon asked if they had looked at future expansion. Mr. Kodet said the proposed building will be full build-out, except for an additional 50 parking spaces in the future. Mr. Dahlquist asked if they had been in contact with the Millbrook developers; Mr. Kodet said they had been working with those folks, and positive reactions have been received. On a question from Mr. Wolden, Mr. Kodet reviewed the provision of parking - 132 spaces in the main lot, 12 staff spaces and 52 • proof-of-parking spaces for future development. 2 • City of Stillwater Planning Commission October 8, 2007 After Mr. Kodet's presentation, Mr. Dahlquist invited comments from the audience, asking that comments be kept to questions or specific concerns. Erin Lisle, 1841 Heifort Court, stated major concerns center around traffic. She stated 150 residents objected to the previous plan utilizing the Heifort property and a lot of objections are not alleviated by the new site. She stated there are still no incentives for traffic to come down Highway 96 to White Pine Way, and it will be impossible to get out onto Neal Avenue due to increased traffic. She said there is a concern that parking will spill over into the neighborhood during large events. Jerry Daniels, 1860 Oak Glen Drive, asked for equal time to prepare an official position. He asked for copies of the official meetings minutes and traffic studies. Mr. Turnblad said he thought the traffic study might be completed later in the week of the meeting, and said he would make copies available at City Hall for public use. Chuck Benson, 1950 Oak Glen Trail, stated there are too many unanswered questions. He questioned whether moving the location across the street changes much, stating the issues remain the same - traffic concerns. What has changed, he noted, is the addition of a delivery entrance off Neal between Oak Glen Trail and McKusick Road. John Van Tassel, 13093 McKusick Road, questioned how buses would be routed, noting that County Road 15 is a "disaster" and Neal Avenue is narrow. He suggested the site in question is impractical and doesn't have enough room. Ruth Bruns, 8790 Neal Avenue, expressed a concern about the steep grade on Neal Avenue and a concern about how buses would be routed, suggesting that the dirt road (Neal Avenue) cannot accommodate that traffic. Robert Villesvik, 1960 Oak Glen Trail, said if neighborhood meetings have been held, as mentioned by Mr. Dahlquist, they were never notified. After neighbor comments, representatives of St. Croix Preparatory Academy were given a change to respond to questions/comments. Mr. Gutierrez addressed a comment made by Mr. Benson regarding the Council's negative vote on the previous site. He noted that the Council never voted on the previous plans; the Planning Commission's previous action was due to the need for annexation, and this site doesn't need to be annexed - it's already in the City, he noted. Mr. Gutierrez also stated there is definitely enough land to accommodate the schools, students and programming. He also stated school representatives have talked with the Watershed District and have complied with the Watershed District's new regulations and increased the buffer zone another 25'. Mr. Gutierrez noted that the major concern continues to be traffic, and he said he • thought the new, independent study would address those concerns. Ms. Johnson also pointed out 3 City of Stillwater Planning Commission October 8, 2007 the Academy has not held any formal meetings with neighbors, they have had informal discussions with anybody who has asked questions. Commission members were asked for their initial reactions/concerns. Ms. Block referred to Mr. Kalmon's previous comments about concerns regarding bias in the traffic study done for the previous Academy site and how to allay that perception of bias. Mr. Turnblad said while he does not believe any professional would intentionally provide misleading information, he explained that the City hired an independent contractor to for a new traffic study to "remove any smell of bias." Mr. Peroceschi said he thought the property should be rezoned RA, and said he thought it would help a lot if Neal Avenue were blacktopped for access off Highway 96. Mr. Wolden said his primary concern continues to be traffic - how the traffic is handled and what triggers City traffic control measures. Mr. Kalmon said he thought it would be important to work closely with the DNR and Watershed District as there are a lot of protected areas in close proximity to the site, and said he agreed with the comments regarding traffic. Mr. Luke said he was concerned with traffic especially during the morning and afternoon school traffic times and traffic stacking on site. Ms. Block said she would be interested in seeing the amount of impervious surface coverage for the school versus 25 home sites; she also said she was anxious to bee the results of the traffic study. Mr. Dahlquist reiterated that the vast majority of concern centers on traffic; he suggested that the Academy address concerns regarding the service entrance and parking during large school events. Mr. Dahlquist also suggested that anything that can be done to reduce the massing of the building as viewed from Neal Avenue would be a plus. Mr. Turnblad reminded Commission members of a joint meeting with the City Council, HPC, Parks Board and Planning Commission scheduled for Nov. 8. Mr. Luke, seconded by Mr. Kalmon, moved to adjourn at 8:30 p.m. Respectfully submitted, Sharon Baker Recording Secretary 4