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HomeMy WebLinkAbout2017-07-12 CPC MIN PLANNING COMMISSION MEETING MINUTES July 12, 2017 REGULAR MEETING 7:00 P.M. Chairman Collins called the meeting to order at 7:00 p.m. Present: Chairman Collins, Commissioners Fletcher, Hade, Hansen, Lauer and Siess, Councilmember Menikheim Absent: Commissioner Kocon Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of June 14, 2017 meeting minutes Commissioner Siess stated she would like the following changes made: regarding the Open Forum discussion, add that the presentation she referred to was from the League of Minnesota Cities. Regarding Case No. 2017-18, she would like the minutes to reflect that “the level of this permit is owner occupied which means that the home should be non-homesteaded, which would take care of the insurance.” Motion by Commissioner Lauer, seconded by Commissioner Fletcher, to approve the June 14, 2017 meeting minutes as amended. Motion passed 6-0, all in favor. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2017-14: Preliminary plat for an 8 single family home subdivision for the property located at 1902 William Street North. Sterling Black, Fairway Development, LLC, property owner. Chairman Collins noted that the developer is requesting this item be tabled. New notice will be given in advance of the public hearing, when scheduled. Case No. 2017-27: City-initiated Zoning Map Amendments for the rezoning of properties located at 419 Second Street South, 322 Broadway Street South and 435 Broadway Street South from Central Business District to RB, Two-Family Residential. Chairman Collins noted that this request has been withdrawn by the City. Planning Commission July 12, 2017 Page 2 of 6 Case No. 2017-23: Variances associated with a structural addition and rehabilitation, 419 Second Street South. Brian Brosdahl, property owner. City Planner Wittman explained that Brian Brosdahl would like to reconstruct a rear yard kitchen addition, add a north-facing front porch, and construct a new, two-car attached garage on the east side of the structure. Therefore he is requesting the following variances: 1) a 16.76’ variance to the 20’ rear yard setback for the northwest corner of an attached garage; 2) a 17.74’ variance to the 20’ rear yard setback for the southwest corner of an attached garage; and 3) an 8.5’ variance to the 15’ front yard setback from South Second Street for the addition of an attached porch. Staff recommends approval with four conditions and an additional condition that the owner obtain a special use permit for the residential structure as required in the Central Business District. Brian Brosdahl, property owner, stated that the reconstruction is on the existing footprint. He intends to bring the house back to its original Italianate architecture. Chairman Collins opened the public hearing. There were no public comments. The public hearing was closed. Motion by Commissioner Hansen, seconded by Commissioner Hade, to approve Case No. 2017-23, variances associated with a structural addition and rehabilitation located at 419 Second Street South, with the four conditions recommended by staff, adding a fifth condition that the homeowner needs to obtain a SUP. Motion passed 6-0, all in favor. Case No. 2017-24: Conditional Use Permit to operate a Type C Short Term Home Rental to be located at 322 Broadway Street South. Brian Brosdahl, property owner. City Planner Wittman stated that Brian Brosdahl has applied for the necessary Conditional Use Permit that would allow him to use the single family house at 322 Broadway Street South as a Type C Short Term Home Rental. Mr. Brosdahl currently lives at this property, but he owns and plans to move into the adjacent property at 419 2nd St. S. after completing renovations to that property. He has submitted applications for only the necessary Conditional Use Permit to operate a Type C Short Term Home Rental (STHR), and will apply for a license at a later date. Staff recommends approval with 13 conditions and an additional condition that the owner obtain a SUP for this residence as required in the Central Business District. Commissioner Siess asked for clarification on the number of parking spaces. Mr. Brosdahl reiterated his plans to move into the house next door and have this house be the short term rental. He realizes he must provide a minimum of four parking spots and not allow guests to park on the street. He confirmed guests will have access to use the garage. Chairman Collins opened the public hearing. There were no public comments. He closed the public hearing. Motion by Commissioner Fletcher, seconded by Commissioner Hansen, to approve Case No. 2017-24, Conditional Use Permit to operate a Type C Short Term Home Rental at 322 Broadway Street South, with the 13 staff-recommended conditions plus a 14th condition requiring the property owner to obtain a SUP to use the house as a residence. Motion passed 6-0, all in favor. Planning Commission July 12, 2017 Page 3 of 6 Case No. 2017-25: Concept Planned Unit Development for a senior living housing facility to be located at 114 Brick Street South and 1616 Olive Street West. Our Savior’s Lutheran Church, property owner, and Daniel and Gretchen Smith, property owners. Anne Stanfield representing Ecumen, applicant. City Planner Wittman stated that Ecumen is planning to develop a Senior Care Living Facility behind Our Savior’s Lutheran Church (OSLC) located at 1616 Olive Street West. The new facility would be accessed from Brick Street, directly across from Ramsey Street West. It will be developed, owned and operated by Ecumen. The applicant recently gained approval for a Zoning Text Amendment to allow for these types of facilities to be located by Special Use Permit in the RA – One Family Residential zoning district. The applicant has now requested approval of the Concept Planned Unit Development (PUD) for a future campus setting that would include Ecumen’s (approximately) 50,000 square foot facility as well as an addition to the existing OSLC structure. Our Savior’s Lutheran Church does not intend to develop their phase, consisting of church additions, for at least ten years. Ms. Wittman reviewed zoning requirements for planned unit developments, and explained how the development meets the required setbacks, impervious surface coverage and building height maximums, parking, and open space requirements. She stated a traffic study was done which found that traffic from the facility will not negatively impact the neighborhood. The applicant is aware that if the Concept PUD is approved, subsequent applications will need to be made for 1) a Special Use Permit for a Senior Care Living Facility to be located in the RA District; 2) Final PUD; and 3) associated preliminary/final plats. Three letters were received, two of support and one strongly opposed. Staff finds the Concept Planned Unit Development is in keeping with the purpose and intent of the PUD provisions and is in general conformance with the principles, policies and land use designations set forth in the comprehensive plan. Therefore, staff makes the recommendation the Commission recommend approval with nine conditions. Commissioner Hansen asked about plans for trails in the area. City Planner Wittman suggested that, although such items will be analyzed at the time of the preliminary plat, the Commission may want to recommend that further discussions take place with the developer regarding potential pedestrian improvements such as marked crosswalks and crossing signs. Commissioner Hansen asked about impervious surface coverage restrictions. City Planner Wittman confirmed that the development meets the impervious surface coverage restrictions and will treat all stormwater on site. Commissioner Siess asked what controls will ensure that the units are inhabited by seniors as intended and not turned into apartments for the general public. Ms. Wittman responded that it would be a violation of the use permit to make the units available for the general public. She added that half of the units are independent living, a quarter are assisted living, so three-fourths of the units will be apartment-type housing. Ray Valley, president of the board of Our Savior’s Lutheran Church, summarized the church’s partnership with Ecumen and the congregational vote to approve the contingent sale of the property. Anne Stanfield, Director of Business Development at Ecumen, shared the Shoreview-based organization’s history. The purpose of the proposal is to provide housing options for seniors 55+ to allow them to age in place. She pointed out the benefits of the project. She added that there will be approximately 3,700+ seniors in Stillwater by 2020 and currently there are three nursing homes to support that need. Planning Commission July 12, 2017 Page 4 of 6 Mindy Michael, Kaas Wilson Architects, presented images of the proposed facility. She said they are proposing a mix of high quality, durable, low maintenance materials for the exterior. It is four-sided architecture with the same level of detail on each side. In response to neighborhood meetings, the decks were re-oriented to face north and south so as not to face neighbors to the west. Noting there are seven houses directly impacted on Deer Path, Chairman Collins asked what the developers have done to get feedback from the neighborhood. Ms. Michael responded they held two neighborhood meetings in addition to two to three meetings with the church congregation. Commissioner Siess acknowledged the need for more senior housing in the next 10-15 years but asked the developer if they have looked beyond that timeframe. Ms. Stanfield replied that the market study showed the senior population will continue to grow even beyond ten years. The project will meet the short-term demand, but there will quickly be a deficit of senior housing again in Stillwater 10 years out from the time the project opens. Chairman Collins opened the public hearing. Dan Zenk, 261 Deer Path, said the project clearly is not compatible to the area. His home will be dwarfed by this building. He has already had a potential house sale fall through because of this project. He pointed out that Deer Path is a major north-south connection with very heavy traffic already. He expressed concern about noises, shift changes, trash delivery, maintenance, sirens, emergency vehicles, and parking lot lights. Tony Gilewski, 241 Deer Path, voiced deep concern about property values, which realtors have told him will go down after the project is built. If the project goes forward, he would like to be assured some system of buffering to protect surrounding property values and sight lines. Michele Livermore, 181 Deer Path, stated the project will obviously reduce neighbors’ property values. Because her property is lower, the building will appear five stories tall from her backyard. She expressed concerns about traffic which is already heavy in the area. She also feels that the three story flat top building doesn’t fit historic Stillwater. Barbara Ylinen, 201 Deer Path, said she strongly opposes the project because the huge three-story box-like building would look directly down on her home and monopolize the views. She feels there must be a better area for such a facility. She is concerned about home values going down, water runoff, noise, odor, lights, traffic, and the appearance and size of the building. Orvil Johnson, 1085 Nena Court, a board member of Our Savior’s Lutheran Church, explained how the church became involved in the proposal for a senior care facility on the property. He pointed out there is a need for senior housing in Stillwater as reflected in the City’s comprehensive plan. Chairman Collins closed the public hearing. He offered the developers an opportunity to respond to the concerns expressed. Ms. Stanfield stated a traffic study found there would be no significant approach delays or queuing issues. They intend to divert all lighting onto the site, add a landscape buffer on the Deer Path side of the building, and to contain and manage all runoff on the site as required by the City. Planning Commission July 12, 2017 Page 5 of 6 Ms. Michael addressed concerns about HVAC and odor issues, saying there will be a commercial kitchen serving the residents, about half of whom will be independent living residents who are less likely to use the dining room. The building wraps around the parking lot so it will shield most views of the parking lot. The next stage of design will involve a light study, a tree preservation plan, and details on treatment of water runoff on site. Ms. Stanfield added that food deliveries would be made once weekly in the garage. Commissioner Siess asked if the designers considered anything special for Stillwater in terms of architectural detail. Ms. Michael replied that the massing of the building will be broken up in an architecturally interesting way by varying the decks. Height restrictions preclude using a pitched roof. She is not a proponent of false historicism. Ms. Stanfield added that the design took into consideration the immediate neighbor, the brick church building from the 1960s. Commissioner Hansen asked about HVAC units. Ms. Michael explained there will be no central plant. Each residential unit will have its own HVAC unit with a louver on the exterior side of the building. Ms. Stanfield added that this is standard for multi family housing. Chairman Collins asked where else this facility could be built in Stillwater. City Planner Wittman responded this is the only undeveloped single site at present that could feasibly be developed in this fashion. Commissioner Hansen stated he feels adding to the existing traffic is a problem. Generally, he feels this is a good location for a facility but would like to add a condition requiring additional traffic analysis and consultation with Washington County to see if the development would generate enough traffic to achieve the threshold required to add traffic controls at Olive, Myrtle and Brick. He also supports additional sidewalk on all sides of the property. Commissioner Siess remarked that, compared to other senior housing proposals, the houses here are a lot closer to the development. She would like the building to better reflect the residential character of the neighborhood. She realizes there is currently a need for senior housing but would like the City to have a plan for how to deal with senior housing units when the senior population starts to decline, as predicted by the year 2035by the State Demography Center. Commissioner Lauer stated that he supports the concept because the property is the only feasible location for such a facility and the need for senior housing is not being met currently. However he is concerned about the views from backyards on Deer Path especially in the winter. He agreed the property values will go down. Chairman Collins noted that concept approval is the first of many steps and there is a lot more work to be done. He supports adding a condition requiring an additional traffic study. Motion by Commissioner Fletcher, seconded by Chairman Collins, to approve Case No. 2017-25, Concept Planned Unit Development for a senior living housing facility to be located at 114 Brick Street South and 1616 Olive Street West, with the nine conditions recommended by staff, modifying Condition #1 to state that independent living would be based on one space per one unit, and modifying Condition #5 to state that in conjunction with the City and Washington County, the applicant will work on pedestrian and vehicular safety improvements at the intersections of Brick with Olive and Myrtle Streets, and adding Planning Commission July 12, 2017 Page 6 of 6 Condition #10 requiring the applicant to explore modifying the design of the west side to reduce the massing of the building. Motion passed 4-2, with Commissioners Hade and Siess voting nay. Case No. 2017-26: Variance to the rear yard setback for construction of a 15’ x 15’ deck at 1429 Macey Way. Sithyvon and Jill Chau, property owners. City Planner Wittman reviewed the request. Sithyvon & Jill Chau are requesting an 8’ variance to the required 25’ rear yard setback for the construction of a deck, to be located 17’ from the east property line. The proposed deck is split into two sections, with only the southernmost section requiring the setback variance. The north section of the deck will include a swim spa. If the Commission finds that practical difficulties exist, staff recommends approval with three conditions. Sithyvon and Jill Chau offered to answer questions. Chairman Collins opened the public hearing. There were no public comments. He closed the public hearing. Motion by Commissioner Hansen, seconded by Commissioner Siess, to approve Case No. 2017-26, Variance to the rear yard setback for construction of a deck at 1429 Macey Way, with the three conditions recommended by staff. Motion passed, 6-0, all in favor. NEW BUSINESS There was no new business. STAFF UPDATES 2040 Comprehensive Plan Scoping Document City Planner Wittman reported that an RFP will be ready for Council review in two weeks for the hiring of a consultant to assist with the final comprehensive plan update. She invited commissioners to participate on the comprehensive plan advisory committee. ADJOURNMENT Motion by Commissioner Fletcher, seconded by Commissioner Lauer, to adjourn the meeting at 9:25 p.m. All in favor, 6-0. Respectfully Submitted, Julie Kink Recording Secretary