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HomeMy WebLinkAbout2015-01-14 CPC MIN PLANNING COMMISSION MEETING MINUTES January 14, 2015 REGULAR MEETING 7:00 P.M. Chairman Kocon called the meeting to order at 7:02 p.m. Present: Chairman Kocon, Commissioners Collins, Fletcher, Hade, Kelly, Lauer, Middleton, Council Representative Weidner Absent: Commissioners Hansen and Siess Staff: City Planner Wittman APPROVAL OF MINUTES Motion by Commissioner Fletcher, seconded by Commissioner Collins, to approve the December 10, 2014 meeting minutes. All in favor, 7-0. ELECTION OF OFFICERS Motion by Commissioner Lauer, seconded by Commissioner Hade, to nominate Commissioner Kocon as Chair. All in favor, 7-0. Motion by Chairman Kocon, seconded by Commissioner Lauer, to nominate Commissioner Hansen as Vice Chair. All in favor, 7-0. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. V/2014-37. Request for a variance for a garage addition to the West side of the house and addition of a porch to the front of the house. 1703 Oak Street West, Jacob Bell, applicant, representing Jon Bell, owner. City Planner Wittman explained that the proposed improvements: adding a porch facing Oak Street West, and a new entry and mudroom to the west of the structure which will allow for a three-car attached garage consisting of a single bay and a double bay. Associated variances requested are: 1) a 4’3” variance to the front yard setback for a 6’ deep front porch; 2) a 15’ variance to the front yard setback at the cul-de-sac for a 6’ deep front porch; 3) a 22’ variance to the front yard setback at the cul-de-sac for an attached single car garage; and 4) an 8’ variance to the front yard setback at the cul-de-sac for an attached double car garage. Staff recommends approval of the 4’3” front yard Planning Commission January 14, 2015 setback variance and 15’ front yard setback variance for the front porch, and the 8’ front yard setback variance for the attached double car garage, but denial of the 22’ front yard setback for the attached single car garage on the basis that the applicant has not established practical difficulty. Staff recommends approval of a 15’ variance to the front yard setback for the attached single car garage. Jake Bell, the applicant, told the Commission that the house was built before the cul-de-sac was constructed. He does not want to disrupt utilities on the east side of the home, so would not like to put the driveway on that side. He would like to keep the character of the home and reduce the garage dominance. Chairman Kocon stated breaking up the front face of the home with the different thrusts of the garage is an architectural positive, but he questioned the setbacks required. Mr. Bell responded that a small eight foot addition will remove a center stairway making it an open floor plan, eliminating the look of an exceptionally long roofline. Chairman Kocon opened the public hearing. There were no public comments. The public hearing was closed. Chairman Kocon read written comments from Commissioner Hansen, who noted that the single stall garage as proposed seems too close to the street; otherwise he supports other variances. Chairman Kocon then read Commissioner Siess’s written comments agreeing with Commissioner Hansen. Commissioner Middleton suggested moving the single car garage back so as to not crowd the cul de sac. He supports the other variances. Chairman Kocon noted that he understands the continuation of the ridgeline coming off the home to the single car garage, but feels that the compromise setback recommended by staff would be more in keeping with City standards. Commissioner Kelly questioned whether to grant a 15’ variance before seeing the impacts that would have on site plans. City Planner Wittman further explained the impacts of a 15’ variance if granted, instead of a 22’ variance. It would require moving the stairway. Mr. Bell asked if an 18’ variance could be considered instead of the 15’ variance recommended by staff, in order to keep the single car garage even with the stairway addition. Commissioner Fletcher stated she likes the compromise of the 18’ variance. Motion by Commissioner Collins, seconded by Commissioner Hade, to approve 1) a 4’3” variance to the front yard setback for a 6’ deep front porch; 2) a 15’ variance to the front yard setback at the cul-de- sac for a 6’ deep front porch; 3) an 18’ variance to the front yard setback at the cul-de-sac for an attached single car garage; and 4) an 8’ variance to the front yard setback at the cul-de-sac for an attached double car garage, with the following conditions. 1.Plans shall be substantially similar to the plans on file in the Community Development Department. 2.Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission. Motion carried 6-1, with Commissioner Middleton voting nay. Page 2 of 7 Planning Commission January 14, 2015 Case No. SUP/2014-38. Request for a Special Use Permit for JX Event Center, 123 Second Street North. Judd Sather, applicant. City Planner Wittman summarized the request. The applicant is proposing an event center to be located in what was known as the Connolly Shoe Building. The maximum capacity would be 800 guests. The events venue would be on the upper floor. The main floor would house offices including Mr. Sather’s photography studio, and the lower level would house storage or manufacturing as presently exists there. There are existing traffic safety concerns at the corner of Commercial and Main, due to limited visibility. Staff has determined the concerns could be mitigated by removal of the loading dock; however, the applicant indicated that the loading dock is currently being used by the manufacturing business. Commissioner Kelly stated he likes the site, but feels the dock should be removed and there should not be a licensing option, due to the number of guests anticipated and pedestrian safety concerns. Chairman Kocon read written comments submitted by Commissioner Hansen, noting he shares the safety concerns. He recalled when the new restrooms were installed downtown, there were drawings showing Commercial Street as a promenade from the parking ramp to the restrooms. Commissioner Hade said he believes the Council put that concept on hold. City Planner Wittman explained that the Comprehensive Plan designates Commercial Street as “special” with more pedestrian signage and street trees. However, there is not a formal plan. Judd Sather, applicant, told the Commission that to make the events center feasible, he would need to own or occupy 50% of the building. He had anticipated using the rest of it for existing uses. If he purchases the building, the current tenant using it for manufacturing would still use the loading dock. He would prefer that the City allow the loading dock to remain in place, to permit more flexible uses for that level of the building. If the loading dock is removed, that would modify where the elevator will go. Commissioner Kelly noted that he would prefer to remove the loading dock and have a full sidewalk there in proximity to the parking ramp, so pedestrians aren’t forced out into the street. Chairman Kocon commented that if the event center will not support the entire building and Mr. Sather is hoping to preserve some uses to help him make the building work, he would like to work with the applicant. Mr. Sather remarked that the Police Chief indicated no traffic study would be required for this site. Matthew Resch, Vice President and General Counsel for Gartner Companies/Gartner Properties, noted there are currently up to two semis per day using the loading dock. Tylina Food Products Corporation currently rents the lower space from Gartner for production of cake mix and cake fondant. He stated there are multiple ways that Gartner Properties can structure a deal with Mr. Sather. Their preference is to transition out of the space contingent on a sale. If the loading dock is removed, there is still the problem of a cut-in to the wall structure of about 1.5 feet and a pull-down garage door there that would have to be filled, leaving a space that is elevated four or five feet off the ground. Page 3 of 7 Planning Commission January 14, 2015 Mr. Sather added that he has a meeting scheduled with City staff on the issue of the loading dock. Richard Kilty, 118 West Oak Street, commented that the loading dock should be removed because it compromises the sidewalk. Mr. Resch stated that pedestrians can be directed with signage and striping across both streets, reducing pedestrian safety concerns. As landlord of the neighboring Old Post Office building, they are committed to working with the events center to provide additional parking. Chairman Kocon closed the public hearing. Councilmember Weidner remarked that the long term intent is for pedestrians to walk from the parking ramp to the pedestrian plaza. He cautioned the applicant that the loading dock may not be there very long because it is on City property and the Council would decide on the license and whether or not it makes sense for the long term plan. Even though the Commission may recommend a license allowing the loading dock to remain, it may not be approved by the Council. He supports the plan for the event center and feels it is a good site. Commissioner Hade said he likes the idea of the events center and of businesses expanding west from Main Street, but feels the loading dock should be removed because Commercial Street is the link between the parking ramp and the river. He would be opposed to using the area where the loading dock is for a drop-off point. Commissioner Lauer stated he would like to see the loading dock removed. Commissioner Fletcher said she isn’t opposed to the loading dock remaining; it should not be a major impediment to a great business. She supports the Special Use Permit. Commissioner Middleton agreed with Commissioner Fletcher that the proposed site is better than the previously proposed Main Street location. The issue of the loading dock is out of the purview of the Commission. He likes the idea of adding striping for crosswalks. Commissioner Collins remarked that the events center would be a great use of the space. He would be comfortable approving the SUP with the condition about the loading dock, knowing it could be changed by the City Council at any time. Commissioner Kelly recognized that pedestrians will be trying to use the sidewalk near the loading dock which is not pedestrian friendly. Mr. Resch reminded the Commission that the current manufacturing business operates under a Special Use Permit which was issued subsequent to the installation of the loading dock. Granting the Special Use Permit to the events center will further the eventual removal of the dock as the manufacturing business transitions out of the site. Motion by Commissioner Fletcher, seconded by Chairman Kocon, to approve the Special Use Permit with the following conditions. Page 4 of 7 Planning Commission January 14, 2015 1. Upon the sale to Mr. Sather, or upon such time that manufacturing operations cease to exist, the property owner shall remove the loading dock on the north side or enter into a license agreement with the City Council for the continued use. 2. The lower level, accessible off of the alley and Commercial Street, shall not be utilized as rentable area for events or event functions. 3. The main floor, accessible off of Second Street North, shall not be utilized as rentable area for events or event functions. 4. The third floor shall be used as rentable area for events or event functions. Plans shall be consistent with those submitted with the December 15, 2014 dated Planning Commission supplemental information for JX Events Venue. 5. Prior to the operating of an event center, the applicant shall secure all required approvals from the Stillwater Building Department, Stillwater Fire Department and Washington County Health Department. All existing and future trash receptacles shall be stored inside the building at all times with the exception of the day of trash collection. 6. Prior to the commencement of any exterior work, including the installation of lighting and signage, a Design Review permit shall be submitted and approved by the Heritage Preservation Commission prior to the issuance of a building permit for this project. 7. Any conditions attached to the Design Permit issued by the Heritage Preservation Commission for this project are incorporated by reference into this Special Use Permit. 8. A parking mitigation plan must be approved by the Downtown Parking Commission to satisfy the off-street parking requirements. If the plan includes a fee-in-lien, the fee shall be paid upon receipt of City invoice. Charges not paid within 30 days will be certified for collection with the real estate taxes in October of each year. The applicant waives any and all procedural and substantive objections to the purchase requirement including, but not limited to, a claim that the City lacked authority to impose and collect the fees as a condition of approval of this permit. The applicant agrees to reimburse the City for all costs incurred by the City in defense of enforcement of this permit including this provision. Any conditions attached to the parking mitigation plan approved by the Downtown Parking Commission are incorporated by reference into this Special Use Permit. 9. All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. Motion carried 5-2, with Commissioners Hade and Kelly voting nay. Case No. SUP/2014-39. Request to approve a 10-lot residential preliminary plat, annexation, and rezoning to RA, One-Family Residential and a setback variance, 13310 Boutwell Road North. Thad Rich, owner. Motion by Commissioner Collins, seconded by Commissioner Hade, to table the Special Use Permit for Case No. SUP/2014-39. All in favor, 7-0. Case No. SUP/2014-40. Request for a Special Use Permit for a microbrewery and a taproom, 114 East Chestnut Street. Madeline Fyten, applicant. City Planner Wittman reviewed the request. The applicant is requesting a Special Use Permit for a micro-brewery to be housed in the basement of the structure known as the Brunswick House. A Special Use Permit for a taproom to be housed on the main floor is also requested. The proposed use is not an intensification, so parking requirements are met. Staff received a comment of opposition from Richard Kilty who owns the property across Third Street. Realtor Jon Whitcomb noted the property has been on the market for three years and this is the first opportunity for a potential buyer. Page 5 of 7 Planning Commission January 14, 2015 Comments were received from Laura Phillips and Marilyn Carver with Compass Center next door voicing concerns about parking. Staff recommends approval. Madeline Fyten, applicant, stated she hopes to return a piece of history to downtown Stillwater by bringing back the St. Croix Brewing Company which was originally in downtown Stillwater. Todd Fyten, brewmaster, stated they are involved in historic brewing at Lake Superior and St. Paul. His family has been in the beer business since 1869. He purchased the St. Croix Brewery ten years ago and has been brewing it at other facilities. This could continue, allowing this site to be smaller . It would be used for cask-conditioned ales. Beer produced at the site would be sold at the site and offered to local restaurants. Chairman Kocon opened the public hearing. Richard Kilty, 118 West Oak Street and owner of 200 South Third Street, noted he had to purchase an adjacent lot to provide parking for his building. He feels there is not adequate parking. Commissioner Hade said he toured the building, one of the oldest structures in the City, and it needs a lot of work. He supports the proposal. Commissioner Collins noted the proposal is a great use of the property and a way to preserve it. Commissioner Lauer remarked the use would be great for the location; it would increase tourism. Chairman Kocon stated historic buildings need friends. The proposal would be a viable use. There will be parking issues but they will be less than with earlier uses of the building. Motion by Commissioner Hade, seconded by Commissioner Fletcher, to approve the Special Use Permits with the following conditions: 1.Exterior façade modifications, including signage, shall be reviewed and approved by the Heritage Preservation Commission. 2.All existing and future trash receptacles shall be stored inside the building at all times with the exception of the day of trash collection. 3.The Special Use Permit shall be valid for operations inside the structure only. Any food or beverage sales outside of the building shall require a Special Use Permit amendment prior to commencing. 4.Prior to the operating of the taproom, a municipal taproom license shall be obtained. 5.Plans and the use will need to be approved by the engineering, fire and building officials before the issuance of a building permit. 6.All changes to the approved plans will need to be reviewed and approved by the Community Development Director. Any major changes will need to go to the Planning Commission for review and approval. All in favor, 7-0. OTHER BUSINESS There was no other business. ADJOURNMENT Page 6 of 7 Planning Commission January 14, 2015 Motion by Commissioner Collins, seconded by Commissioner Lauer, to adjourn the meeting at 9:00 p.m. All in favor, 7-0. Respectfully Submitted, Julie Kink Recording Secretary Page 7 of 7