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HomeMy WebLinkAbout2007-12-10 CPC MIN• City of Stillwater Planning Commission December 10, 2007 Present: Dave Middleton, Chairperson, Suzanne Block, Gregg Carlsen, Dan Kalmon, Taylor Luke, Wally Milbrandt, David Peroceschi and Charles Wolden Staff present: Community Development Director Turnblad and Planner Pogge Absent: Mike Dahlquist Mr. Middleton called the meeting to order at 7 p.m. Approval of minutes: Ms. Block moved approval of the Nov. 14, 2007, minutes noting a correction to the spelling of her name. Mr. Carlsen seconded the motion to approve the minutes as corrected. Motion passed unanimously. PUBLIC HEARINGS Case No. 07-50 A Zoning Map Amendment and Zoning Text Amendment request to rezone the property at 927 Churchill St. W. and surrounding properties from RB, Two Family Residential, to PA, Public Administration. Curt Geissler, representing Lakeview Hospital, applicant. Mr. Turnblad introduced the request to rezone the hospital site from RA to Public Administration and to amend the ordinance to classify a hospital as a permitted use in a PA zone without • requiring an SUP and public hearing process. Mr. Turnblad reviewed several of the pros and cons of the request and the staff findings. He said staff would recommend the rezoning as consistent with good zoning practices. The request to amend the ordinance to change hospitals to a permitted use, thus eliminating the need for a SUP and public hearing process, he said, was a question for the Commission to determine. The question, he suggested, is whether the existing performance standards regarding height, setbacks, etc. are sufficient. Mr. Luke asked if the request pertained only to property owned by the hospital, to which Mr. Turnblad responded in the affirmative. Ms. Block verified that any project that did not meet standards for height, setbacks, etc. would require a variance and public hearing process. Jeff Robertson, representing Lakeview Hospital, explained that the hospital does have expansion in mind and believes the current site can accommodate growth to allow the hospital to meet its needs for the next 20-25 years. He said in this request, the hospital is seeking a commitment from the City that a hospital is a permitted use. Mr. Middleton opened the public hearing. Charles Hooley, 920 S. Greeley St., said the majority of the neighbors would encourage the hospital to merge administrative and EMS functions together and look for another location, such as at the Curve Crest property, for those functions. He spoke of the increasing traffic on Greeley Street and expressed a concern for the safety of children playing at the nearby parks. He said, however, that he would in no way wish to impede the progress of the hospital, in speaking of support of the hospital. Robert Whalen, 928 S. Greeley St., asked if the hospital owned a portion of Brick Pond. Mr. • Robertson responded in the affirmative but said the hospital has no plans to expand beyond its current structure in that area. Mr. Whalen expressed a concern about the impact on Brick Pond and Lily Lake, which he called one of the most scenic areas in the City, and encouraged the • City of Stillwater Planning Commission December 10, 2007 hospital to find another way to grown. He stated he did not want to see any more growth on the current site. Stuart Glaser, 1103 S. Everett, asked about height limitations. Mr. Turnblad explained the zoning provides for a height limitation of two stories, not to exceed 35'; any proposed project over that height limit would require a variance and public hearing. Mr. Turnblad pointed out that height limitation also applies to the PA district. Mr. Glaser spoke of the importance of public input and suggested that in the future, it might get to the point that the roadways cannot support the hospital use at the current site. Jim Qualey, 1014 S. Greeley St., stated he lives directly across from the ambulance entrance and has seen many close accidents. He agreed with Mr. Hooley's suggestion about possibly looking for a new site for the ambulance service. He asked whether the hospital is interested in acquiring other parcels near the current site. Mr. Robertson stated that the hospital has no intention of obtaining additional parcels beyond the two immediately adjacent to the hospital site on Churchill Street. Mr. Qualey also spoke of the hospital's benefit to the community. No other comments were received, and the hearing was closed. Ms. Block spoke is favor of providing all reasonable accommodations for an asset to the • community at large, such as the hospital, to succeed and thrive. She also stated she thought the current location in the heart of the community is a good location for the hospital. Mr. Wolden said he thought it made sense to rezone the property and stated he thought the performance standards in the ordinance are sufficient to protect the public's interest. Mr. Carlsen said he would be in favor of rezoning but stated he was least comfortable with the setbacks in the PA District and would be more comfortable retaining the public hearing process, especially in regards to setbacks. Mr. Milbrandt said there is no question that the hospital is an asset to the community but said he would not want to leave the public out of the process and he questioned the need to rezone the property if the decision is to continue to require an SUP for hospital use. Mr. Peroceschi noted that public input was instrumental in designing the hospital's parking ramp. Mr. Kalmon asked if there had been consideration given to moving the hospital campus and still remain in Stillwater. Mr. Robertson said the current location if the only affordable site in the City, and he said the hospital is looking for some type of insurance that the community recognizes this is the right location for the next 20-30 years. He said the hospital would continue to work with neighbors in any expansion projects. Mr. Kalmon said he thought the hospital use was an appropriate use and that the zoning standards provide for sufficient protections for the neighborhood, noting that if a request exceeds those performance standards, a variance is required. Mr. Middleton said he thought the hospital has shown in the past that it is willing to do whatever is required to ensure that any expansion works for everyone, and he said he thought there are sufficient performance standards in place to protect the public. Mr. Luke agreed that the hospital has shown good faith effort in working with the neighbors in the past - the only . problem appears to be the ambulance use, and that is not affected by this request. 2 City of Stillwater Planning Commission December 10, 2007 Ms. Block moved to approve the rezoning to PA and to amend the ordinance to reflect that hospitals are a permitted use, rather than use requiring an SUP. Mr. Wolden seconded the motion. Motion passed 6-2, with Mr. Milbrandt and Mr. Carlsen voting no. Case No. 07-52 A special use permit request for a wireless communications tower at 400 W. Poplar St., behind Stillwater Country Club maintenance building. Steve Carlson, T-Mobile, applicant. Steve Carlson was present. Mr. Pogge reviewed the request and staff findings. He noted that communication towers are permitted special use in an RA District with eight conditions of approval, seven of which are applicable to this request. He noted that the proposal is to install a stealth style tower with all antennas concealed inside the monopole. He said the applicant has indicated there will be no advertising on the tower. He concluded that the request meets all requirements and staff is recommending approval with four conditions. Mr. Kalmon asked whether multiple providers can be accommodated on the same tower. Mr. Pogge pointed out that stealth style towers limit the number of potential users. Ms. Block asked whether a taller tower might eliminate the need for another tower in this location, and she spoke of the City of Afton's recent condition that a stealth communications tower resemble a tree. Mr. Pogge noted that to T-Mobile's credit it recognized the present of historic homes in the area and went from external to internal antennas. Mr. Carlson provided photographs of similar poles and statistics regarding coverage and use. He noted that the proposal is to screen the on-ground equipment with a cedar fence. Mr. Kalmon asked whether T-Mobile had plans for any additional poles in the City. Mr. Carlson said there may be one additional pole installed, perhaps in the area south of the hospital or junior high school. Mr. Middleton opened the public hearing. Robert Whalen, 928 S. Greeley, questioned the need for more towers. No other comments were received, and the hearing was closed. Mr. Carlson noted that T-Mobile's subscriber base is growing requiring an expansion of its infrastructure, much as new developments require new land lines. Mr. Kalmon asked whether a higher tower would provide for more coverage. A T-Mobile engineer responded. Mr. Carlson spoke of the need to go above the existing tree lines in the area and said the height was not conducive to a second carrier. Mr. Milbrandt asked if the applicant was comfortable with the conditions of approval. Mr. Carlson said they would be OK with screening the on-ground equipment with a cedar fence, but noted that the equipment cabinets come with a baked-on enamel exterior, gray in color, that would be difficult to paint as recommended by staff. It was suggested that the screening fence be 8' rather than 6'. Mr. Pogge noted that 6' is the maximum height allowable for a fence, but suggested that the Commission could grant a height variance in this instance. Mr. Milbrandt moved approval as conditioned, changing condition of approval No. 4 to indicate that the equipment platform and cabinets shall be screened by an 8' high cedar fence that shall 3 City of Stillwater Planning Commission December 10, 2007 be painted and maintained by the applicant as determined by the Community Development Director. Mr. Middleton seconded the motion. Motion passed unanimously. Case No. 07-53 An amendment to a conditional use permit for a 24-hour pay-at-the-pump service at 1101 N. Owens St. in the CA, General Commercial District. Kevin Amundson, applicant. Mr. Pogge reviewed the request and staff recommendations that the requested SUP be granted with the condition that the applicant meet all requirements of the Minnesota State Fire Code related to unattended fueling on site and that the special use permit is subject to review upon written complaint. Mr. Milbrandt asked whether there would be any change in lighting. Mr. Amundson responded that more canopy lights will be on, but he noted that the business was open 24 hours a day. No one was in the audience. Mr. Middleton opened and closed the public hearing. Mr. Peroceschi moved to approve the request as conditioned. Mr. Milbrandt seconded the motion; motion passed unanimously. The meeting was adjourned at 8:30 p.m. Respectfully submitted, Sharon Baker Recording Secretary 4