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HomeMy WebLinkAbout2016-12-14 CPC MIN PLANNING COMMISSION MEETING MINUTES December 14, 2016 REGULAR MEETING 7:00 P.M. Acting Chairwoman Siess called the meeting to order at 7:03 p.m. She pointed out that Case 2016-43 has been postponed at the property owner’s request. Case No. 2016-46 will be moved to the January 11 meeting at the request of staff. Present: Acting Chairwoman Siess, Commissioners Collins, Hade, Kelly and Lauer; Councilmember Menikheim Absent: Chairman Kocon, Commissioners Fletcher and Hansen Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of November 9, 2016 meeting minutes Motion by Commissioner Collins, seconded by Commissioner Lauer, to approve the November 9, 2016 meeting minutes. Motion passed 5-0. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2016-40: Special Use Permit and Variances to develop a hotel with a restaurant and outside eating area, parking ramp and three-story office building on the property located at 232 Main Street North and including City-owned property at 251 Second Street North. Gartner Prop LLC, property owner and Anne Loff, Midnight Real Estate, LLC, applicant represented by HAF Group. City Planner Wittman explained that Midnight Real Estate LLC has applied for a multi-use Special Use Permit for the construction of a hotel, with two restaurants and associated outside eating area for each, three-story parking deck, and three-story office building. The proposed new construction would be an infill project; facing Main Street North the building would be in between Johnny’s TV and Images of the Past and would extend back to border Mulberry Street East and Second Street North. A multi-use Special Use Permit, as well as the following variances, are being requested: A 9’ variance to the 15’ Front Yard Setback for the hotel lobby and entrance to be located 6’ from the property line adjacent to Main Street North. A 14’ variance to the combined 20’ Side Yard Setback for the construction of the hotel and its appurtenances to be 2’ from the property line on the south and 4’ from the property line on the North. Planning Commission December 14, 2016 Page 2 of 6 A 5’ variance to the Front (and Exterior Side Yard) Setback areas for the construction of a three- story office building 10’ from the property lines adjacent to Second Street North and Mulberry Street East. A 1% variance to the 80% maximum lot coverage permitted in the Central Business District. A 1% variance to the 20% minimum landscaped area for properties located in the Central Business District. A 15’ variance to the 15’ off-street parking space setback for the top parking deck level, accessed off of Second Street North. On the basis that the applicant has not established practical difficulty for the off-street parking stall setback, that no determination has been made regarding the lack of onsite parking, that the proposed parking plan is not consistent with the Comprehensive Plan, and that there are fire protection and traffic circulation issues that could cause a nuisance to this neighborhood, staff recommends the Planning Commission table the application until the January 11, 2017, meeting and request additional information be submitted. The 60 day deadline is December 20, 2016. If the Commission chooses to table the application, staff will maintain the right to extend the 60 day consideration window. Acting Chairwoman Siess asked the reason for the two 1% variances. City Planner Wittman explained that there is significant lot coverage, but the 1% variance for maximum lot coverage may not be needed because the Heritage Preservation Commission requested that the applicant redesign the North Main Street façade along the parking lot to include landscaping. City Planner Wittman stated that the intent of a SUP is to see if the use, with conditions, is appropriate in the district. Off street parking and loading requirements will not be able to be met on site. The applicant has indicated that 31 public parking spaces would be achieved by the improvements proposed. For the remainder of the parking requirements, the applicant will need a mitigation agreement or a variance. They propose one in-and-out access coming off Mulberry into the lower level parking deck. For a fire access lane, the City requires a minimum of 20’ and two accesses. This requirement is not met via the platted alley, so there are some internal circulation challenges that staff are concerned about on the first level of parking. The applicant will need a stormwater permit from Middle St. Croix Watershed Management Organization. Design approval was granted by the HPC last week. This type of use is encouraged in the comprehensive plan. Parking and circulation are the largest challenges to this infill project. Staff recommends tabling the request for a better assessment of the parking circulation challenges around this site. Engineering staff requests that a requirement be added for a small escrow to be put up for the City to review circulation and traffic plans. Mike Hoefler, HAF Group representing the applicant, reviewed the design. The Stillwater Design Guidelines encourage parking ramps to be engaged into a bluff or hill. He stated that this proposal uses existing topography. Mr. Hoefler presented new plans which he said address concerns with the variances. They propose to eliminate the need for the 15 foot variance along Second Street by pulling the parking ramp back 15 feet. They have created a better internal circulation pattern within the ramp. They also propose to leave the 24-foot fire lane open to the sky to address staff concerns. They would no longer need a variance for the green area. Their studies have shown they will probably hit 70% occupancy, so the hotel will fill 36 parking stalls and they will need another 18 for the restaurant and sandwich shop as required by the City. He explained traffic circulation patterns in the parking ramp. Only three variances would be requested with the new plan. City Planner Wittman stated that staff has not seen this new plan. Planning Commission December 14, 2016 Page 3 of 6 Acting Chairwoman Siess opened the public hearing. Mark Harrold, 350 Main Street North, voiced concerns about traffic on Mulberry Street but added that he is in favor of the hotel. He feels the traffic study that was done in November should have been done when downtown is busiest. He also stated the three entrances to the proposed parking ramp are not all aligned, creating sight problems. He is worried about the increase in slope during icy weather heading up hill to the stop sign on Second Street. He would rather move more of the entrances to Second Street which is flat. He feels that instead of the office building, the additional land should be used for parking. Kathy Lindstrom, 350 Main Street North, echoed Mr. Harrold’s concerns. She encouraged the City to look at the traffic flow again because there are a lot of near-misses on the corner of Mulberry and Second. She opposes the project because it will destroy her view of the river. City Planner Wittman pointed out that the Traffic Safety Commission looked at the intersection of Mulberry and Second last night and decided to monitor the intersection prior to making any changes to it. Gerald Regan, Stillwater Mills resident in Unit 318, said he welcomes the hotel, but he is concerned about traffic at Second and Mulberry. Low cars, especially, stopping at Second and Mulberry have an extremely difficult time seeing what is coming uphill on Second Street. He fears the office building will negatively impact sight lines. He also questioned at what point the lights will shine in windows when cars exit the ramp. Steven Vogl, 350 Main Street North, asked if there was consideration of bringing all traffic in on Second. Mr. Hoeffler answered that the ramp would not accommodate that. Mr. Vogl suggested the ramps accessed off Mulberry be reserved for hotel guests so there would be less nighttime traffic impacting residents on Mulberry. Acting Chairwoman Siess closed the public hearing. Commissioner Collins acknowledged it was a very thorough proposal. His biggest concern is that some changes have been made and he would like staff to have time to review the new plans. Commissioners Hade and Lauer agreed. Motion by Commissioner Hade, seconded by Commissioner Collins, to table Case No. 2016-40, Special Use Permit (SUP) and Variances to develop a hotel with a restaurant and outside eating area, parking ramp and three-story office building on the property located at 232 Main Street North and including City-owned property at 251 Second Street North, for fire and engineering department review regarding internal traffic circulation, and information on watershed/drainage issues, and to require a $1,000 escrow from the developer. Motion passed 5-0. Case No. 2016-43: Zoning Map Amendment to include certain adjoining parcels in the Height Overlay District to zone them as “Bluffside” for the property located at 107 Third Street North. Trinity Lutheran Church, Eric Olson, property owner and Brown’s Creek, LLC, Jon Whitcomb, applicant. City Planner Wittman explained that the property owner had requested Case No. 2016-43 be postponed. Planning Commission December 14, 2016 Page 4 of 6 Case No. 2016-44: Variance to build an attached garage with living space above, on the property located at 1 River Heights Drive. Tom Tierney, property owner. City Planner Wittman reviewed the request. Tom Tierney is requesting a 14’ variance to the required 30’ Front Yard Setback for the extension of an existing garage, with second story living area, to be located 16’ from the front property line. Ms. Wittman stated that unique circumstances were hard for staff to determine. The cockeyed configuration of the house is not unique in the neighborhood, but getting closer to the street would alter the character of the neighborhood. On the basis that the application is not in harmony with the intent of the zoning ordinance and the applicant has not established practical difficulty, staff recommends denial of the variance request. One letter of support from Janet Jezior the neighbor to the east, was received. Tom Tierney, applicant, informed the Commission that the property was recently purchased with the intent of ‘popping the top’ of the existing structure. However, this alternative is not economically feasible. His neighbor, Steve Keister, suggested he build an addition onto the garage going toward his house. Mr. Tierney recognized that the addition would be six feet closer to the street than neighboring homes. Asked about the proposed roofline by Commissioner Collins, Mr. Tierney stated it would be consistent with the current roofline. Acting Chairwoman Siess asked if this was the only alternative explored besides popping the top. Mr. Tierney said they wanted to build up because of the view. It will look great and will probably add $200,000-300,000 onto the value of the house. Acting Chairwoman Siess opened the public hearing. Steven Keister, 1721 Second Street North, voiced support for the request. He cited safety, financial and appearance reasons for supporting it. They measured the new corner closest to the street and found the visual setback to be 29 feet 10 inches to the curb after construction of the new addition. It would not affect his sight lines and he feels it would be a beautiful addition. He also expressed concern that there is no stop sign or yield sign at the top of the hill on North Second Street. He has asked for this twice because he has been hit backing out of his driveway. The addition would give the applicant an additional 15 feet to back out of his driveway, increasing safety. Acting Chairwoman Siess closed the public hearing. Commissioner Collins recognized that the neighboring houses have a lot of extra lot space that this corner lot lacks. He feels uniqueness has been established, the request is reasonable and he can support it. Commissioner Kelly agreed with Commissioner Collins that there is enough uniqueness to the lot to deem the request reasonable and he supports the request. Commissioner Lauer stated that since Mr. Keister is the most impacted neighbor, his support is important. Planning Commission December 14, 2016 Page 5 of 6 Acting Chairwoman Siess pointed out this is similar to some of the cul de sac requests due to the varied configuration of the lots. She feels that corner lots and cul de sac lots struggle to achieve established setbacks. Motion by Commissioner Lauer, seconded by Commissioner Collins, to approve Case No. 2016-44, Variance to build an attached garage with living space above on the property located at 1 River Heights Drive, with four conditions. Motion passed 5-0. Case No. 2016-45: Land division of the property located at 1020 Owens Street North. Lois Kohns, property owner and Timothy Freeman, applicant. City Planner Wittman explained that Lois Kohns would like to split a single 85’ wide by 324’ long parcel off of the southern edge of the property which is currently 1.7 acres. The new, southern parcel would be sold. Staff finds the requested subdivision to be reasonable and consistent with the City’s Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Therefore, staff recommends approval with five conditions. A phone call was received from neighbor Mabel Froshaug voicing support. Tim Freeman, surveyor with Folz, Freeman Erickson, representing the property owner, asked that Condition Number 4 regarding the drainage utility easement be changed to eliminate the easement requirement along the north property line of Parcel A, because buildings would be in the drainage utility easement. Ms. Wittman stated eliminating the easement requirement on the north side would be very appropriate in staff’s view. Acting Chairwoman Siess opened the public hearing. There were no comments. The public hearing was closed. Motion by Commissioner Collins, seconded by Commissioner Hade, to recommend that the Council approve Case No. 2016-45, land division of the property located at 1020 Owens Street North, with conditions recommended by staff, with Condition 4 modified to state there does not need to be an easement on the north side of Parcel A. Motion passed 5-0. Case No. 2016-46: Zoning Text Amendment to require site plan review of certain development projects in the Central Business District. City of Stillwater, applicant. City Planner Wittman requested that Case No. 2016-46 be postponed to the January 11, 2017 meeting per Planning Staff. NEW BUSINESS Case No. 2014-40: Extension of the St. Croix Brewery Special Use Permit City Planner Wittman explained that the applicant has requested a one-year extension of Special Use Permit 2014-40 for a micro-brewery and taproom to be located at 114 Chestnut Street East. The property owner and applicant had to make unforeseen changes to the interior of the structure in order to accommodate this change of use. Staff recommends approval of a one-year extension of Special Use Permit 2014-40. Planning Commission December 14, 2016 Page 6 of 6 Tod Fyten, applicant, explained that there were unanticipated issues because this is the oldest building in Stillwater. The basement is almost completed and they have started the main floor taproom this week with the goal of opening the taproom this spring. They have the gardens 70-80% cleaned up and are working with Brent Peterson of the Washington County Historical Society to try to keep the original windows in the building. Commissioner Hade commended the Fytens for their preservation of the oldest building in Stillwater. Councilmember Menikheim concurred. Motion by Commissioner Hade, seconded by Commissioner Lauer, to approve a one-year extension of Special Use Permit 2014-40. Motion passed 5-0. STAFF UPDATES Brian Farrell, Croix Bay Ms. Wittman reviewed an update letter from Brian Farrell which stated they are working with neighbors on suitable development plans and are hoping for submittal of revised plans in January or February. ADJOURNMENT Motion by Commissioner Hade, seconded by Commissioner Lauer, to adjourn the meeting at 9:15 p.m. All in favor, 5-0. Respectfully Submitted, Julie Kink Recording Secretary