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HomeMy WebLinkAbout2011-02-14 CPC MINCITY OF STILLWATER PLANNING COMMISSION MONDAY, FEBRUARY 14, 2011 Present: Mike Dahlquist, Chair, Aron Buchanan, Eric Hansen, Mike Kocon, John Malsam, Councilmember Menikheim, Ann Seiss, Scott Spisak, and Charles Wolden Staff present: Community Development Director Turnblad and Planner Mike Pogge Absent: Matt Gallick CALL TO ORDER Chair Dahlquist called the meeting to order at 7 p.m. APPROVAL OF January 10, 2011 MINUTES Mr. Kocon moved to approve the minutes of Jan. 10, 2011. Mr. Buchanan seconded the motion. Mr. Wolden noted that Councilmember Menikheim's presence was not recorded in the minutes. Mr. Kocon amended his motion to include that correction, as did the seconder. Motion passed unanimously. OPEN FORUM No comments were received. PUBLIC HEARINGS Case No. 2011 -02. A resubdivision of one lot into two lots located at 1801 Market Drive in the BP -C, Business Park Commercial District. Craig Johnson, applicant. The applicant was present. Mr. Pogge reviewed the request and staff findings. He reviewed the criteria for subdivisions, including area and bulk regulations. He noted since there are no structural changes involved, there are no setbacks to review. He said there is one area lot coverage -- where this request does not meet code requirements. He said in the BPC zoning, the maximum impervious coverage allowed is 60 %; however, he noted this site was developed as part of a PUD, so it would be allowed to remain. Mr. Malsam asked about the reason for the proposal. Mr. Spisak asked if the subdivision affects any of the parking requirements; Mr. Pogge said the proposal does meet parking requirements. On a question by Mr. Spisak, Mr. Pogge said there have been no issues with traffic or parking that staff has noticed since the gas station went into operation. Mr. Spisak asked about easements; Mr. Pogge explained there is a cross access easement on the parcel to the south. Mr. Dahlquist asked if separate parcels with the potential for separate ownership impacts the City's ability to control what goes on in the PUD or the conditions that were part of the overall PUD or PUD amendment for the gas station. Mr. Pogge said he did not believe the resubdivision would have that effect, noting there are still conditions in the PUD that are recorded and still apply to any new owner. Mr. Pogge also noted in response to a; question by Mr. Dahlquist that any future changes in operation or structure swould require an amendment to the PUD. Mr. Wolden pointed out that the egress easement to the north goes through the location generally used by Cub for its seasonal plant sales; Mr. Pogge said staff had noticed that and the intent is to move the easement one bay to the south to alleviate the issue, and he said that correction would be made before the documents are recorded. Craig Johnson, representing Super Valu, explained the reason for the request — Cub wants to standardize their various stores in regard to having the gas operations on separate parcels. He said he thought the store might be doing some business restructuring and would like the gas operations on separate parcels. Mr. Spisak asked the applicant if he thought the easement to the north provides adequate turning radius for tanker trucks; Mr. Johnson noted that the tankers 1 CITY OF STILLWATER PLANNING COMMISSION MONDAY, FEBRUARY 14, 2011 are coming through there now with no problems, but that easement will be moved slightly to the south as indicated by Mr. Pogge. Mr. Dahlquist opened the public hearing. No comments were received, and the hearing was closed. There was additional discussion about the adequacy of the easement for the tanker trucks; Mr. Johnson said they could do another calculation to make sure there is adequate space. Mr. Spisak also asked about the cross easement, whether that was recorded. Mr. Kocon noted this is not a new use but has been in operation for two years, so if the easements reflect reality, they should be adequate. Mr. Turnblad suggested adding a condition that staff verify turning radii and the cross easements. Mr. Spisak moved to approve as conditioned, with the added conditions regarding the verification of the turning radii and cross easements. Mr. Kocon seconded the motion. Motion passed unanimously. Case No. 2011 -03. A Comprehensive Plan Amendment, and Zoning Map Amendment and a Special Use Permit for the properties located at 1754 and 1650 Washington Avenue in the BP -I, Business Park Industrial District. Robert Kaufman and Roger Nelson, applicants, Mr. Turnblad reviewed the request. He explained that Mr. Kaufman is proposing to purchase a parcel of property and convert the existing building to a hockey training facility; he reviewed the facility plans, including retail space, office area, lounge, active training area. He said the proposal is to completely rework the existing building. Mr. Turnblad reviewed the zoning map and said rezoning is necessary to accommodate the proposed use, which is considered a recreational establishment, as that use is not permitted in the Business Park Industrial district. He noted that this property, the property to the south and the City's Rec Center are all zoned BP -I. He pointed out that the City will be updating the zoning maps so as to be consistent with the Comprehensive Plan land use map; he said there are about 400 properties that need to be rezoned, including two City properties immediately to the west of this parcel that will become part of a new zoning district — Parks and Recreation. Mr. Turnblad pointed out that within the entire block that includes this property, none of the properties will remain zoned Industrial. Mr. Turnblad explained that the proposal also is to amend the Comprehensive Plan land use map to change the use from industrial to commercial; he noted that change would make these parcels consistent with surrounding uses and the actual use. Mr. Turnblad reviewed the special use permit and performance standards, including parking, landscaping, and sound insulation. He noted there are several conditions of approval related to parking and sound /noise insulation. He concluded that staff finds the proposal is consistent with surrounds and performance standards, and recommends approval with the nine conditions listed in the report. Mr. Dahlquist asked about lighting of the parking area; Mr. Turnblad stated that if it is found additional lighting is needed for the extra parking bay, lighting performance standards must be met before any permit is issued. Mr. Dahlquist asked about traffic circulations in the parking lot, specifically the two -way traffic on the south side aisle; Mr. Turnblad said staff has reviewed that and believes the proposal will work, noting that all the aisles are 24' wide which allows for two -way traffic throughout. The applicant explained that the drop -off area will be one -way. Mr. Spisak asked about the condition related to outdoor trash enclosures, noting that the proposal shows two different finishes for the trash enclosures; Mr. Turnblad said if there are outdoor trash enclosures, the enclosure should match whatever exterior surface it is adjacent to. Ms. Seiss asked if there should be a condition related to having the drop -off area one -way traffic; Mr. Turnblad said it would be more flexible to leave as written, noting that since there is a site plan showing one -way traffic in that area, any change would require an amendment to the special use permit. Mr. Wolden asked whether an existing storage to the north side would remain as it; Mr. Turnblad said he has suggested that remain for the 2 CITY OF STILLWATER PLANNING COMMISSION MONDAY, FEBRUARY 14, 2011 short -term as it may serve as a sound barrier. Ms. Seiss suggested adding a condition that the shelves in the storage area be removed as a safety measure. Mr. Kaufman briefly introduced himself and his proposal. Mr. Menikheim asked about the applicant's research into the feasibility of the business plan; Mr. Kaufman spoke of the success of similar facilities. Mr. Dahlquist opened the public hearing. No comments were received, and the hearing was closed. Mr. Kocon said he liked the proposal. Mr. Buchanan said he thought the proposed rezoning makes sense; Mr. Kocon agreed, referring to the adjacent uses and staff's recommendation. Mr. Spisak asked about hours of operation; Mr. Kaufman said he anticipates hours similar to the adjacent Recreation Center. Ms. Seiss asked if neighbors had been notified; Mr. Turnblad said notices were sent out, with the only response received from the management of the Recreation Center expressing concern about the potential impact on business. Mr. Kocon moved to approve as conditioned, amending condition I to indicate that mechanicals will be located inside of the building and condition C that outside trash receptacles be screened with the same building material as the adjacent main building surface, with the additional condition that staff determine whether the shelving should be removed from the existing storage structure due to safety concerns. Mr. Buchanan seconded the motion; motion carried unanimously. OTHER BUSINESS Annual review of Special Use Permit for Linder's Flower Mart and CUB Foods — Mr. Pogge reviewed the two proposals, noting that the requests are the same as in previous years. He said no complaints regarding the uses were received last year, and approval is recommended with the five conditions listed in the staff report; he also noted that staff is working on changing the process for reviewing these temporary uses. Mr. Wolden asked about signage; Mr. Pogge stated there have been some issues with signage in the past, and there is a condition related to that use. Mr. Spisak asked whether an opening date should be specified; it was agreed to indicate that date is April 10. Mr. Spisak moved approval with the change to condition 1, specifying the date as April 10. Mr. Malsam seconded the motion; motion passed unanimously. Update on various projects — Mr. Turnblad spoke of three ongoing projects, the Comprehensive Plan rezoning project, armory /fire department project, and public boat launch. He reviewed the information that has been posted on the City's web site. Related to the armory project, Mr. Spisak asked whether the City owns the site; Mr. Turnblad responded in the affirmative, noting the City was unable to obtain an option to purchase. Mr. Spisak asked about the noticing for the rezoning project; Mr. Turnblad said four different types of notices, about 6,000 in all, will be mailed. Mr. Spisak asked if the proposed boat launch is compatible with current thinking about a new bridge; Mr. Turnblad responded in the affirmative. Ms. Seiss noted that parking is a real problem at the boat launch north of the City. Ms. Seiss asked about the educational programs listed in the agenda; Mr. Turnblad asked Commissioners to let him know if they are interested in attending any of the programs, and he will check on possible funding. Meeting was adjourned at 8:15 p.m. on a motion by Mr. Spisak, second by Mr. Buchanan. 3