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HomeMy WebLinkAbout2012-11-14 CPC MINWater IME IIINTM/LICE /f NINNEIITA� PLANNING COMMISSION MEETING MINUTES November 14, 2012 REGULAR MEETING 7:00 P.M. Vice -Chairman Kocon called the meeting to order at 7:00 p.m. Present: Vice -Chairman Kocon, Commissioners Hade, Hansen, Kelly, Lauer, Siess, Council Representative Menikheim Absent: Commissioner Buchanan Staff: City Planner Pogge, Community Development Director Turnblad, Deputy Fire Chief Tom Ballis, City Attorney Magnuson APPROVAL OF MINUTES Council Representative Menikheim noted that he was present at the October 8, 2012 meeting. Motion by Siess, seconded by Commissioner Hansen, to approve the October 8, 2012 meeting minutes noting that Council Representative Menikheim was present. All in favor. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2012-34. A reauest for a special use permit and a variance to the parking regulations for an event center located at 214 Main Street South in the CBD. Central Business District. Judd Sather, applicant. Chairman Kocon noted that the applicant has requested this item be tabled until next month, after parking concerns are addressed. Larry Cramer, who runs Rafters Restaurant, spoke against the proposal. He noted the Stillwater Hospitality Association has been working with Councilmembers and the Police Chief to develop tighter controls on events that could lead to personal or property damage. All servers, bartenders and security staff are required to be trained. A facility that allows customers to bring in their own liquor provides no Planning Commission November 14, 2012 trained staff to prevent disorderly conduct. He urged the Commission to think hard about how the proposal would impact other businesses. Motion by Commissioner Kelly, seconded by Commissioner Lauer, to table the request for a special use permit and variance to parking regulations. All in favor. Case No. 2012-35. A variance request for the installation of a 3rd stall on an existing garage located at 2978 Marine Circle located in the RA. Single Family Residential District. James and Jean Tansev. applicant. City Planner Pogge explained that the applicant is requesting a 6.8 foot variance to the required 30 foot side yard setback to allow the addition of a third stall to an existing two stall garage. Currently at its closet point, the edge of the garage is 35.2 feet from the property line with another 10.8 feet to the back of the curb with Marine Circle, for a total of 46 feet. The proposal calls for a single stall addition 12 feet wide by 22.3 feet deep. If approved, the garage will encroach 6.8 feet into the required setback and leave only 23.2 feet between the garage and the property line and a total of 34 feet between edge of the garage and back of the curb with Marine Circle. Staff recommends approval with one condition. Chairman Kocon asked if the applicant has considered a ten foot garage, which would encroach almost one-third less into the setback and would still accommodate a vehicle. Applicant Jim Tansey said he prefers a 12 -foot garage for ease of opening car doors without hitting walls. The original plan was to build a 16 -foot addition until the applicant learned of setback requirements and reduced it to a 12 -foot addition. Commissioner Hansen commented that he believes 12 feet is an accepted industry standard for a garage. He does not want to make the garage more difficult to use. Commissioner Siess commented that limiting the size of garage allowed ultimately limits the type of cars people drive and she doesn't want to go there. Motion by Commissioner Lauer, seconded by Commissioner Hansen, to approve the variance. All in favor. Case No. 2012-04. A reauest for: 1) annexation of an 18.92 acre property: 2) rezoning of the property from AP. Agricultural Preservation to RB. Two-Familv Residential: 3) zoning ordinance amendment to allow armories and fire stations in the RB Zoning District by Special Use Permit: 4) Special Use Permit for the National Guard armory: and 5) Special Use Permit for the City of Stillwater Fire Station: and any related variances, for the construction of a new National Guard Armory and City Fire Station facilities located immediately northwest of the intersection of Myrtle Street and Marvknoll Drive in the 13000 Block on County Road 12 (aka 75th Street). Dennis Arntson, State of Minnesota, DMA, applicant. Page2of7 Planning Commission November 14, 2012 Community Development Director Turnblad reviewed the request. The 18.92 acre site is proposed to be improved with a co -located 79,465 square foot Armory and a seven bay Fire Station. The facility will allow both the Fire Station and the Armory to operate independently, yet conveniently share space because the buildings are attached. The site and building footprint are laid out to accommodate a gymnasium expansion, should the City decide to construct that in the future. The facility will be served by a new public road that will connect Boutwell Road just east of Newberry Court North to CSAH 12 at Maryknoll Drive. The intersection with the County Road will require signal lights and associated turn lanes. Community Development Director Turnblad explained that a new public road is needed to connect CSAH 12 with Boutwell Road because: neighbors do not want all the Armory traffic on Boutwell Road; Fire and Rescue response times need to remain within the acceptable range; and Washington County requires that the arterial road system functions satisfactorily. There are two proposed entrances to the facility: the south entrance, which accesses the public reception area of the Fire Station and Armory classrooms that can be used by the public; and the north entrance, which is the primary public entrance to the Armory. In order to build the project as proposed, the following actions would be required: 1. Annexation of the site's three parcels comprising 18.92 acres; and 2. Rezoning of the property to RB, Two -Family Residential; and 3. Zoning Code amendment to allow an Armory and a Municipal Fire Station by SUP in the RB, Two -Family Residential Zoning District; and 4. SUP for an Armory in the RB Zoning District; and 5. SUP for a Municipal Fire Station in the RB Zoning District. Community Development Director Turnblad added that all of the requirements for a SUP are met. He summarized the main points of a traffic study done by SRF Consulting which found that except Boutwell/Manning, all intersections in the area currently function satisfactorily and will continue to function satisfactorily after the project is built. He added that Washington County plans to signalize the Boutwell/Manning intersection. Mr. Turnblad also reviewed plans for landscaping, lighting, and exterior building materials. There are 19 conditions proposed. Commissioner Siess asked about the speed limit on Myrtle. Community Development Director Turnblad responded that the County has already said it would support submitting a request to the State for a new traffic study. Commissioner Hansen asked if there's concern about traffic accelerating up the hill having to stop for a fire truck in front of them. Page 3 of 7 Planning Commission November 14, 2012 Community Development Director Turnblad replied that warning lights might possibly be installed at the emergency exit, but the County is still considering what would be best for that site. Scott Foss, 162 Boutwell Court, expressed concern about traffic and speeds on Boutwell Road, saying the hill will be a major problem as vehicles try to stop on the hill. He feels the proposal will increase the amount of traffic on Boutwell Road. Mark Wendt, 142 Boutwell Court, said before purchasing his property in 1999, he was assured the site would be residential. He never would have bought his property had he had the slightest clue that a military installation, fire station, signals and turn lanes would be installed. He commented that the site is not an appropriate location nor is the plan carefully thought through, and the cost is excessive. Paul Boucher, 7699 Minar Trail, stated he was aware of planned annexation for residential purposes when he purchased his property two years ago. He asked what is the forum to raise deeper questions about the quality of the studies and concerns about issues that have not yet been addressed? Chairman Kocon explained the Commission will make a recommendation; the final decision rests with the City Council. Community Development Director Turnblad added that all studies and information available to the Council and Commission are also available to residents as public record. The City Council will consider this issue December 4 at the very earliest. Mr. Boucher stated his main concerns are noise and general impact; he wants to know what can be done to mitigate the sound. Nothing he has seen yet explains how the proposal will impact his property. Mary Piontek, 197 Maryknoll Drive, said she is concerned that all the traffic that now comes down Boutwell and then takes Deerpath will route through the Armory road and then down Maryknoll. She is not against the Armory but concerned about impact about traffic flow. Roger Tomten, 718 South Fifth Street, raised questions about infrastructure efficiencies in light of the area being zoned residential when the comprehensive plan was completed. He commented that the proposal represents inefficient land use and creates no tax base for the community. Jeff Johnson, 309 South Fifth Street, said the hearing was not well advertised, especially for a project of nearly $10 million, that will decrease the fire protection of those in the downtown area. He feels rezoning the property shows poor planning by taking 180 future homes out of the tax base and spending $10 million. He also expressed concerns about traffic safety, saying difficult physical terrain will be exasperated by increased traffic and by the proposed signal. Page 4 of 7 Planning Commission November 14, 2012 Ann Terwedo, Senior Transportation Planner with Washington County, stated that the County has been working closely with the City on this development including improvements at the intersection at Maryknoll. The County will look at site distances, pedestrian crossings, the intersection at Boutwell, and how to achieve safe roadways. Community Development Director Turnblad added that at present, the County and City are looking at turning Boutwell into a right -in, right -out only. A signalized intersection with turn lanes is planned for Eagle Ridge. Jeff Bednar, SRF Consulting Group, discussed potential traffic patterns through Croixwood. He recalled previous concerns related to Deerpath and Brick cut -through traffic which brought about improvements including a left turn restriction on Deerpath. The addition of a local road between Myrtle and Boutwell may increase the potential for through traffic on Maryknoll and other Croixwood streets, but cut - through traffic is estimated 50-75 vehicles per day on a weekday, or one extra vehicle every eight to 12 minutes. Today approximately 500 vehicles per day use Maryknoll south of Myrtle. Adding 50-75 is still considered reasonable for a local residential street. In response to Chairman Kocon's request for additional clarification, Mr. Bednar stated that the total volume on Boutwell north of Myrtle is roughly 1,500. The total volume on Maryknoll south of Myrtle is roughly 500. He estimates that due to the connection between Boutwell and Myrtle through the National Guard site, an additional 50-75 vehicles (northbound and southbound) will choose to use Maryknoll and other streets as through streets. Northbound traffic will probably represent most of the 50-75 additional vehicles. The readiness center will generate between 350- 400 trips daily, according to estimates. That is equivalent to about 35 homes. In comparison, 150 homes would have much more traffic impact for the site. Community Development Director Turnblad added that for the total area, 175 homes were predicted, with about 50 homes on this site. He said the City has invested a lot into infrastructure. Impact fees will be charged per acre as part of this project and the National Guard understands that. He agreed that the homes would have generated more trips than development of the site as proposed. Chairman Kocon asked about the tax base impacts of losing 50 homes versus the services those 50 homes might need as the City turns tax -generating property into tax -using property. Community Development Director Turnblad responded that commercial and industrial properties usually generate excess revenue compared with residential properties. Page 5 of 7 Planning Commission November 14, 2012 Commissioner Siess pointed out there is a huge problem with speeds on Myrtle and passing on the right. She asked if the City can require that the speed limit be changed. Community Development Director Turnblad answered that the State dictates the speed, but the County has already offered to request a new speed study. He pointed out that sometimes speed limits go up as a result of a traffic study - there are no guarantees. He also noted that the County and the City will work through the winter on a Memorandum of Understanding outlining road improvements. Regarding the proposed lighting, Community Development Director Turnblad explained that a light meter would have to read zero at the property line but that doesn't mean no light will be seen. All fixtures have to have a complete cut-off so the lamp/bulb cannot be seen from any property line. The National Guard will use only security lights in the parking lot and on the building after hours. Other lights will be on a timer, shutting off at 6:30 p.m. unless there's an event, at which time the lights would be shut off after the event. Asked about noise, Community Development Director Turnblad indicated no outdoor training will be done at the Armory - training is done offsite. The noise will be primarily sirens from the Fire Station. Deputy Fire Chief Ballis noted the Fire Department doesn't use lights and sirens when responding unless the situation is life threatening - they try to be good neighbors. He said the new station will allow the Department to provide service to 98% of residents with a six minute response time. He doesn't think a significant response time difference will occur downtown. The new facility also will allow consolidation of equipment and provide more room including safe areas to put on gear, training facilities, and office space. Motion by Commissioner Kelly, seconded by Commissioner Lauer, to recommend approval with the 19 conditions listed by staff, plus three additional conditions: 1) - requesting the County to make application for a speed study 2) requesting advance notice for emergency exits from the property; and 3) asking the City and County to work together to explore options for signaling to discourage traffic onto Maryknoll into Croixwood. All in favor. A public hearing on the proposed enlaraement of and proposed adoption of a Modification to the Development Program for Development District No. 1. all pursuant to Minnesota Statutes Section 469.124 to 469.134. inclusive. as amended. the proposed Modification of the Financina Plan of Tax Increment Financina District No. 4 (a "Redevelopment District"). all pursuant to and in accordance with Minnesota Statutes Sections 469.174 to 469.179. inclusive. as amended. City of Stillwater. applicant. City Attorney Dave Magnuson stated that the City is seeking a modification to Development District No. 1, to expand it to cover the entire City. This will permit the Page6of7 Planning Commission November 14, 2012 City council to use the increment captured from Tax Increment District No. 4, Target and Marketplace, to subsidize the capital improvements of streets anywhere in the City. The Commission is asked to make a finding that this expansion of District No. 1 is consistent with the general plan for development and redevelopment of the City. There is around $3 million TIF remaining that can be used for qualifying purposes. Motion by Kelly, seconded by Commissioner Hade to approve Resolution 2012-01, a resolution finding that the tax increment financing plan for Tax Increment Financing District No. 4, located within Development District No. 1, conforms to the general plans for the development and redevelopment of the City of Stillwater. All in favor. NEW BUSINESS There was no new business. OTHER BUSINESS There was no other business. ADJOURNMENT Motion by Commissioner Hansen, seconded by Commissioner Siess, to adjourn the meeting at 10:28 p.m. Respectfully Submitted, Julie Kink Recording Secretary Page 7 of 7