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HomeMy WebLinkAbout2011-04-11 CPC MINChair Dahlquist called the meeting to order at 7 p.m. Present: Aron Buchanan, Mike Dahlquist, Eric Hansen, Cameron Kelly, Mike Kocon, John Malsam, Anne Siess, Scott Spisak, Doug Menikheim and Charles Wolden Staff present: Community Development Director Turnblad and Planner Pogge Approval of minutes: Mr. Spisak asked that the person representing the applicant in Case No. 2011 -05 be identified for the record. Mr. Spisak also noted a typo in the last sentence on page 4. Ms. Siess noted a misspelling of her last name. Mr. Spisak, seconded by Mr. Wolden, moved to approve the minutes of March 14, 2011, as corrected. Mr. Dahlquist introduced new member Cameron Kelly, and thanked Mr. Wolden for his years of service on the Commission. OPEN FORUM No comments were received. CITY OF STILLWATER PLANNING COMMISSION APRIL 11, 2011 PUBLIC HEARINGS Case No. 2011 -10 A Special Use Permit and Zoning Text Amendment to allow early'chtldhood education'in the RA, Single Family Residential District, and the RB, Two Family Residential District, by special use permit to construct an early childhood education facility at 523 Marsh St. W in the RB, Two Family Residential District. BWBR, Steve Erickson, representing Stillwater Area School District. Tumbled reviewed the request, including the site planned programming and ?number of students /clients to be served. Mr. Turnblad pointed out that unlike the last request to alloy the early childhood programming at the former UFE site, this request does not include'al proposal forcomrnercial daycare to be co- located in the facility. Mr. Turnblad reviewed the criteria for the issuance of a special use permit, highlighted issues related to parking /traffic /traffic circulation and six suggested conditions of approval. He also addressed an issue related to , the ,School District property and the rear lot lines of four homes on Hancock Street. Mr. Turnblad said with the six recommended conditions of approval, staff would recommend approval of the special use ::pern it: and zoning text amendment as requested. On a question by Mr. Wolden, Mr. Tumbled reviewed setback requirements. On a question by Mr. Spisak, Mr. Turnblad noted there is no issue with pervious coverage and no issue related to height. Mr. Dahlquist pointed out that the applicant has not submitted detailed drawings at this time and wondered whether those would be reviewed by staff or would be reviewed by the Planning Commission;Mri Turnblad }said the intention is to have the applicant submit detailed renderings to staff tai the `case :being heard by City Council but said plans could be brought back to the Commission: if so desired: Mr. Malsam questioned how the condition related to the scheduling of events would bei'.monitored /enforced. Ms. Siess asked about public notification; Mr. Turnblad stated property owners within 350' of the entire junior high property have been notified. There was a question about they number of entrances; Mr. Turnblad stated there will be one main entrance, Mr Hansen asked about bus circulation; Mr. Turnblad reviewed that circulation pattern, - noting the exithas' been redesigned to facilitate that. Ray Queener, assistant superintendent Stillwater Area Public Schools, spoke of the'.history ,of the search for a site for early childhood education programming and advantages of the 1 CITY OF'STILLVVATER PLANNING COMMISSION APRIL 11, 2011 proposed junior high school site. He briefly spoke of hours of programming. In response'to „Mr:, Spisak's question regarding scheduling of events, Mr. Queener noted the district does have `a Master schedule of events /calendar, but said occasionally events, such as a conference final SWIM meet, are scheduled which the School District has no control over. He addressed'' the duestion regarding the main entrance and service entrance, noting that the trash containers will be concealed. He noted two community meetings were held to review concept plans and to get input regarding architecture /landscaping. He said it is the intent to enclose most mechanical units inside the building to mitigate noise issues. Mr. Hansen asked about scheduling of deliveries and whether those vehicles would just stop on Holcombe; Mr. Queener said most deliveries would be made by district vehicles providing a control over scheduling, and he said trash pickup can be scheduled to the School District's preference. Ms. Siess asked about growth issues; Mr. Queener said the proposal allows significant space for growth, and he noted that the district recently did a boundary adjustment for the junior high schools to deal with growth at that level based on a five -year population estimate. There was a question as to whether growth was considered in the traffic study; Mr. Queener responded in the affirmative andnoted the studies were done at a worse -case scenario. Mr. Kocon asked about . traffic counts and whether those figures measured the impact of the facility's peak hours of operation versus overall traffic increase. There was a question about the boundary issue with the harries on Hancock and whether the School District might do as suggested by staff -- move the - ECFC playground to avoid changing the long -time residential use of the property in question. Mr, Queener said the playground design has yet to be determined and said the District intends to be good neighbors regarding this issue. Mr. Dahlquist pointed out that when the District changed traffic routing on the campus, the goal was to move more traffic off Holcombe and out to the south and east and said he didn't see anything in this plan that furthers that goal', Steve Erickson, BWBR, reviewed the proposed bus circulation, noting the intent is to keep the ECFC buses moving in the same direction as the buses serving the junior high. Mr. Erickson reviewed some of the features of the proposed building design, keeping the low look of neighboring residences, with a similar eave line, some residential siding material and use of windows., Mr. Dahlquist opened the public hearing. Robert Dombrowsky, South Seventh Street, expressed concern about the increase in traffic; speaking'of° his experience when the high school was at that site. He questioned the amount of money the District spent in a recent re- grading and redesign of the junior high property. He tuggested there are other sites that would have less of an impact on the community. Scott VanMeertan, 501 W. Hancock St., expressed a concern about idling of buses at ail times of the day. He said the traffic study didn't address that issue. No other comments were received, and the hearing was closed. Mr. Dahlquist noted that one letter had been received. Mr. Queener reiterated that this program does not operate like a regular school so the traffic will be spread out throughout the day, just as the student population is - spread out throughout the week. Mr. Queener said the district would work with the bu company and staff to attempt to address the issue of bus idling. Mr. Buchanan asked if there are any sites in the City that would not require a special use permit for this type of facility; Mr. Turnblad replied that a special use permit would be required in any zoning district. Mr. Kocon suggested that while there are some collateral issues with this site such as idling of buses, scheduling and parking, those are issues that can be dealt with through scheduling or enforcement. Ms. Siess said she had visited the site during the morning and said she was concerned about growth in a residential area. Mr. Dahlquist said he had no issue with\ 2 CITY OF STILLWATER PLANNING COMMISSION APRIL 11, 2011 3 the zoning text amendment, but did express a concern about traffic, noting that over the years there have been measures taken in an effort to manage the traffic and reduce the impact; he said he was concerned there didn't seem to be anything in the plans to continue that effort to mitigate the impact of traffic. Mr. Dahlquist also noted that generally the Commission looks at building plans in a bit more detail than it has seen to date. Mr. Spisak expressed concern about traffic and plans for access to the facility; he also expressed concern about the specific siting of the facility on the junior high property in close proximity to residences. Mr. Spisak also spoke in favor of looking at more detailed building plans before approval. Mr. Malsam said if there is something that can be done to mitigate the traffic, he thought the current site could accommodate the facility. Mr. Hansen raised an issue with the circulation around the drop -off location /entrance. Mr. Wolden said he didn't think traffic would be a problem as it is spread out throughout the day, but agreed with a concern about the circulation to the entrance. Mr. Wolden, seconded by Mr. Kocon, moved to approve the ordinance amendment to allow the early childhood family education use by special use permit in the RB zoning district. Mr. Turnblad suggested a condition that commercial day care is not a part of the specially permitted use in a residential district; Mr. Wolden and Mr. Kocon agreed to amend the motion to include that condition. Motion passed 8 -0. There was discussion of other possible locations on the junior high campus. Mr. Queener suggested that the traffic impact could be mitigated if people would utilize busing, rather than dropping off children at school; Ms. Siess pointed out that the District does charge for busing service for people living within a certain radius of a school, which might result in more people dropping off their child. Mr. Spisak said his primary concerns are circulation within the site for pedestrians and vehicles and a determination of what the building itself will look like. Mr. Dahlquist noted that while the School District can't control the number of parents opting to drop off students, it can encourage circulation and traffic patterns to minimize impact on the neighborhood and to minimize impact on internal circulation of the site; he said he also would like to see details of the building. Ms. Siess again expressed concern about growth and how that would be accommodated. Mr. Spisak moved to table the special use permit consideration until the applicant submits additional information regarding traffic and circulation, facility growth projections and building elevation /finish details. On a suggestion by Mr. Turnblad, Mr. Spisak changed his motion to indicate consideration be tabled until the next Commission meeting, May 9. Mr. Kocon requested more information regarding how the building is situated within the junior high campus. Mr. Dahlquist asked for more information about how to encourage traffic to flow through the site and out the southeast. Mr. Hansen and Mr. Kocon asked for information about traffic impact/counts during the peak times of the primary programming hours of the ECFC facilities. Mr. Kocon seconded the motion. Motion passed 8 -0. Case No. 2011 -11 A zoning text amendment to the CTR, Cove Traditional Residential District, regarding garages. Alpine Capital, LLC, applicant. Mr. Pogge reviewed the request and staff recommendations. He noted there are only 11 properties in this zoning district, all within the Settler's Glen development. He said the request is to exempt side- loaded garages to allow construction of one additional home with a side - loaded garage. Mr. Pogge said although only 11 properties are currently zoned CTR, staff believes that zoning could potentially be utilized elsewhere in the City and therefore recommends additional conditions: that if side- loaded garages are permitted, they be restricted to no more than 2' forward of the house or porch and must meet special design consideration for four- sided architecture. He said the applicant is comfortable with the staff recommendation. Mr. Pogge CITY OF STILLWATER PLANNING COMMISSION APRIL 11, 2011 provided plans of the proposed house and noted that the plans do provide a cleaner view from the street. Mr. Kocon asked if there is any issue with garage square footage, noting that the front of the garage elevation is actually larger than the house front elevation; Mr. Pogge noted there are garage size limitations in some zoning districts, but none currently in the CTR district, although that could be implemented should the Commission so desire. There was discussion as to what percentage of the side - loaded garages should be allowed; Mr. Pogge suggested there likely won't be a great number of these built should the zoning district be utilized in another development as this design is more costly than a standard house design. Art Pratt, Pratt Homes, briefly explained the impetus for the request. Mr. Dahlquist opened the public hearing. No comments were received, and the hearing was closed. Mr. Kocon moved approval of the proposed ordinance amendment as recommended by City staff. Mr. Wolden seconded the motion. Mr. Dahlquist asked whether the proposed plans for the new side- loaded design meet the requirements for four -sided architecture; Mr. Pogge said staff would work with the applicant regarding additional detailing to meet that requirement. Motion passed unanimously. Case No. 2011 -04 A rezoning of certain properties within the City of Stillwater to make them consistent with the 2030 Comprehensive Plan. City of Stillwater, applicant. Mr. Turnblad reviewed the proposal. He stated 403 properties are currently inconsistent with the future land use map; of those, 303 are parks, open space, trails, which currently are zoned anything from residential to commercial to industrial and leaves open the potential that those spaces could be developed as commercial or industrial. He stated there are nine properties that will need a special use permit when rezoned as recommended. Mr. Turnblad reviewed the new proposed zoning district PROS (Park, Recreation or Open Space), including purpose, uses that are either permitted or allowed by special use permit, and minimum standards related to height, setbacks, lot size and impervious area. Mr. Spisak asked if existing facilities with lighting would be grandfathered or have to obtain a special use permit; Mr. Turnblad said existing facilities would be grandfathered but if there is a change, a special use permit would be required at that time. Mr. Dahlquist asked about the proposed 50' front setback from public right -of -way, suggesting that may impact accessibility to public use in some cases; Mr. Turnblad said staff would look at existing structures regarding that issue. Mr. Dahlquist also questioned the inclusion of public boat launch in this district; Mr. Turnblad stated that could be removed if the Commission so recommended. Mr. Dahlquist opened the public hearing on the PROS zoning district ordinance. Paula Kroening, 213 Pine Hollow Green, asked about a lot they own on Rutherford Road which is proposed to be included in this zoning district. It was noted discussion of specific properties would take place in the next hearing portion. No other comments on the zoning district ordinance were received, and the hearing was closed. Mr. Dahlquist moved to approve the PROS zoning district ordinance with staff to reevaluate the 50' setback from public right -of -way and to have public boat launch permitted by special use permit, rather than a permitted use. Mr. Kocon seconded the motion. There was discussion about the 50' setback from public right-of- way issue; Mr. Wolden questioned approving without defining this issue. Mr. Turnblad suggested refining the language to recognize existing setback so as to not make them non- conforming. It was noted the Parks Commission will be reviewing this at its April meeting. After additional discussion, Mr. Dahlquist withdrew his motion. Ms. Siess moved to table pending 4 CITY OF STILLWATER PLANNING COMMISSION APRIL 11, 2011 additional staff review of the setback issue. Mr. Hansen seconded the motion; motion passed unanimously. Mr. Turnblad stated of the 403 properties that are inconsistent with the new Comprehensive Plan, all but 30 property owners are in agreement with the proposed new zoning, noting that with Ms. Kroening's concern that may be 31 properties. He said in all instances where a property owner requested a parcel be removed from the proposed new zoning, that was done. He explained that the 30 properties in disagreement will be dealt with in one of four ways: left as currently zoned if still consistent with the Comp Plan land use map or if the parcels are unbuildable; change the land use map to reflect the current use; leave the property as currently zoned and change the consistently table of the Comprehensive Plan to make the existing zoning (AP for three such properties) consistent with the future land use classification; or rezone the property to some other zoning district. He said there are 13 properties, including the marina properties and St. Croix Boat & Packet shoreline properties, proposed for rezoning to a different zoning classification, and those will be addressed at a separate public hearing. Regarding the Kroening property, Ms. Kroening reviewed the history of the parcel, noting this is a 'buildable lot in an area designated residential and is of value to her family. Mr. Turnblad pointed out this parcel is designated as park/recreation in the Comprehensive Plan, so if it is not rezoned, the Comprehensive Plan will have to be changed. Mr. Turnblad pointed out that an outlot, is by definition unbuildable. Ms. Kroening said this parcel was initially zoned residential and noted this is .5 acre parcel, which is certainly buildable; she suggested this is an opportunity to preserve the history of the area if in private ownership. Mr. Turnblad pointed out that this parcel is zoned AP, which if the recommendations are adopted, will have park/recreation use consistent with future land use classification so the parcel could be taken off the list for rezoning to PROS and left as is. Robert Kroening noted this lot is consistent with other parcels along Rutherford Road and said they have an outlot which is a buildable lot. Mr. Dahlquist opened the public hearing on the proposed rezoning of the 372 properties to PROS. Steve Markert, 1272 Driving Park Road, president of the Highlands of Stillwater Homeowners Association, said the Association would like a parcel on the south of Lily Lake it owns to remain residential rather than rezoned to the park classification. All 12 members of the Association voted to request that the current zoning be retained, he said. Mr. Markert said the Association is concerned there may be obstacles with the new zoning if the group wanted to do something with the property in the future. Mr. Turnblad pointed out this parcel currently is zoned RA and is platted as an outlot, which is unbuildable; if it stays zoned RA, he said the Association may not be allowed to have an accessory use such as a gazebo or dock, which would be a permitted use in the PROS zoning. Mr. Turnblad suggested it may be easier to accommodate the Association's possible future uses of the parcel through the rezoning, noting the rezoning doesn't provide any public use or access — it remains private property. Mr. Markert noted this parcel abuts City -owned property and the concern was that might lead to future issues. Mr. Turnblad said the intent is not to force the rezoning on any property owners and suggested this may be a matter of misunderstanding; he suggested that the Commission not make a recommendation on this parcel, 221, pending additional discussion with the homeowners. No other comments were received, and the hearing was closed. Ms. Siess, seconded by Mr. Kocon, moved to recommend the rezoning of the 373 uncontested properties, excluding parcels 221 and the Kroening parcel, 338. Motion passed unanimously. Mr. Turnblad reviewed the nine inconsistently zoned properties that require special use permits proposed to be rezoned to RCM, Medium Density Residential. He said currently the properties 5 CITY OF STILLWATER PLANNING COMMISSION APRIL 11, 2011 have buildings that have less density than the RCM district provides for but are allowed by special use permit. He said the rezoning would not become effective until the City Council approves the special use permit. Mr. Dahlquist opened the public hearing. No comments were received, and the hearing was closed. Mr. Dahlquist asked about the process for the issuance of the special use permit. Mr. Turnblad explained the special use permits would be issued by the Council prior to the adoption of the ordinance rezoning the properties. Mr. Spisak asked whether the Planning Commission would review the special use permits and conditions; Mr. Turnblad said a resolution would be prepared for Council consideration covering all nine properties. It was noted that the uses already exist, but need to have a special use permit to be conforming to the new zoning. Mr. Wolden, seconded by Mr. Buchan, moved to recommend the rezoning of the nine properties contingent on the issuance of the special use permits. Motion passed unanimously. OTHER BUSINESS Discussion of vendor sales draft ordinance — Mr. Turnblad said if the Commission approves the draft, the Commission will schedule a public hearing and forward the ordinance to the Council for possible adoption. Mr. Menikheim asked if there would be a fee each year; Mr. Turnblad said the fee would be an annual one, but minimal to cover paperwork. Mr. Dahlquist questioned the end date for the garden centers, whether that might be too restrictive; Mr. Turnblad said he could meet with the vendors to get input regarding the dates. Mr. Buchanan suggested having a 90 -day limit with no ending date specified. In discussion, it was noted the Planning Commission reviews the initial permit application. Once the permit is issued and there are no substantial changes from year to year, renewal is done by staff. Meeting was adjourned at 10:35 on a motion by Mr. Kocon, second by Mr. Wolden. Submitted by, Sharon Baker Recording Secretary 6