HomeMy WebLinkAbout1987-04-20 CPC MINi lw�ter
THE BIRTHPLACE OF MINNESOTA
March 18, 1987
THE STILLWATER PLANNING COMMISSION WILL MEET ON MONDAY, APRIL 20, 1987 AT 7:00
P.M. IN THE COUNCIL CHAMBERS OF CITY HALL, 216 NORTH FOURTH STREET.
AGENDA
Approval of Minutes - March 23, 1987
PUBLIC HEARINGS:
1. Case No. V/87-15 - Variance request for construction of a duplex on a
9,000 sq. ft. lot (10,000 sq. ft. required) in the RB Two Family
Residential District at 623 W. Anderson St., Bernard G. Harvieux,
Applicant.
2. Case No. SUP/87-16 - Special Use Permit for a nine bedroom 18 guest Bed
and Breakfast in RCM Multi -Family Residential District at 306 West Olive
Street, Charles and Judith Dougherty, Applicants.
3. Case No. V/87-17 - Variance request for more than one nameplate sign and
one business sign per lot frontage at River Heights Plaza, 1570 Frontage
Road West, in IP -C Industrial Park Commercial District. Robert Scott
Development, Applicants.
4. Case No. SUB/87-18 - Minor land division subdividing a 15,000 sq. ft. lot
into two lots of 7,500 sq. ft. each at 418 West Maple Street in the RB
Duplex District. Steve and Nancy Hesse, Applicants.
5. Case No. SUP/V/87-19 - Special Use Permit for locating a Caboose kitchen
and decking with variance to the rear yard setback requirements at the
Freight House Restaurant, 305 South Water Street in the CA General
Commercial District. Jim Williams, Applicant.
6. Case No. SUP/87-20 - Special Use Permit for a local retail use directly
North of 1635 South Greeley Street in the RA single Family Residential
District. Dennis and Connie Strohkirch, Applicants.
OTHER BUSINESS:
Zoning amendment discussion:
1. Garage setback in RA/RB Districts.
2. Lot size requirements for non sewered parcels.
3. Definition of developable land for new development.
Highway 36 Bridge Location Report.
Discussion of Downtown Work Program.
CITY HALL: 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE: 612-439-6121
STILLWATER PLANNING COMMISSION
DATE: April 20, 1987
TIME: 7:00 P.M.
MEMBERS PRESENT: Gerald Fontaine, Chairman
Judy Curtis Dean Miller
Don Valsvik Nancy Putz
Rob Hamlin Jean Jacobson
Mark Ehlenz
Steve Russell, City Planner
MEMBERS ABSENT: Jay Kimble
The meeting was called to order by Gerald Fontaine at 7:00 P.M.
APPROVAL OF MINUTES:
Minutes of March 23, 1987 were approved as submitted.
PUBLIC HEARINGS:
CASE NO. V/87-15
Variance request for construction of a duplex on a 9,000 sq. ft. lot
(10,000) required) in the RB Two Family Residential District at 623 West
Anderson Street, Bernard G. Harvieux, Applicant.
Dave Harvieux presented the request representing his parents. He noted
the proposed duplex as shown on the plans submitted would be either 28' x 48'
or 24' x 36'. An existing structure, in poor condition, on the lot would be
demolished. Helen and Bill McKnight, neighbors to the West, expressed concern
for the lack of play area for family that may occupy the residence.
The Commission expressed concern for the number of vehicles that were
stored in lots 4, 5 and 7 also owned by the Applicant. Chairman Fontaine
outlined alternatives available to the Developer as (1) approve variance
request (2) deny variance or the Applicant could resubdivide lot 7 to meet the
area requirements for the duplex on lot 6.
Motion by Nancy Putz for denial of request. Mark Ehlenz second. Denied on
6-1 vote.
CASE NO. SUP/87-16
Special Use Permit for a nine bedroom 18 guest Bed and Breakfast in RCM
Multi -Family Residential District at 306 West Olive Street. Charles and Judith
Dougherty, Applicants.
Mr. Dougherty presented the application and requested changes from the
previous Conditions of Approval. He indicated they are the new owners and
will, as managers, live at the Bed and Breakfast. They would like to have
business meetings limited to 18 persons, a spotlight on the existing sign in
front of the house and nine room and eighteen guests maximum. Leo Lohmer, who
lives across the street, is concerned with wedding receptions and the service
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of alcoholic beverages. He indicated that the Bed and Breakfast has changed
hands since the City's Conditional Use Permit approval in November 1986 and
wondered if the Use Permit is still good. Joan See indicated concern about the
availability of alcoholic beverages. Kathy Oertel said the street light
provided adequate lighting and would not like to see a light on the sign.
Commissioner Hamlin asked how many parkings on site were available. Mr.
Dougherty said there were nine spaces with two covered spaces in the Carriage
House.
The Commission first voted on the use, then the individual changes in the
Conditions of Approval as follows:
Use as Bed and Breakfast - Motion by Robert Hamlin, second by Nancy Putz.
Vote 7-0 approved.
Condition #4 - Increase size of Bed and Breakfast to nine rooms and
eighteen guests. Motion by Judy Curtis, second by Mark
Ehlenz. Approved 7-0.
Condition #6 - Alcoholic beverages provided to guests. Motion by Mark
Ehlenz. Second by Nancy Putz. Denied 5-2.
Condition #8 - Meals instead of breakfast only to guests. Motion by Don
Valsvik. Second by Judy Curtis. Approved 5-2.
Condition #9 - Allows receptions and business meetings for guests only.
Motion by Don Valsvik, second by Judy Curtis. Approved
6-1.
Condition #11- Additional lighting. Motion by Rob Hamlin, second by Dean
Miller. Denied 7-0.
CASE NO. V/87-17
Variance request for more than one nameplate sign and one business sign
per lot frontage at River Heights Plaza, 1570 Frontage Road West, in IP -C
Industrial Park Commercial District. Robert Scott Development, Applicants.
Judy Crigo, representing the Applicant, presented the plans. She
indicated that the sign criteria should be changed adding a provision for
signage to meet City Code and regarding spacing between signs.
Commissioners questioned the amount of signage and how it relates to sign
area standards for the district. Staff indicated the sign area is within the
limits but that the number of signs is more than what would be allowed. Dean
Miller questioned the need for two four foot cabinet signs on the West end of
the building while the other signs are a maximum of two feet. The applicant
indicated that the four foot height is within the lease agreement with Brooks
Thompson and the sign has been ordered. Some Commissioners felt the four ft.
height was too large.
Motion by Dean Miller, second by Jean Jacobson. Approved 7-0 with added
Conditions 13 & 14.
CASE NO. SUB/87-18
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Minor land division subdividing a 15,000 sq. ft. lot into two lots of
7,500 sq. ft. each at 418 West Maple Street in the RB Duplex District. Steve
and Nancy Hesse, Applicants.
Steven Hesse indicated he planned to sell the house and would like to
sell the lot separately. The lots meet the 7,500 sq. ft. lot size requirements
for single family lots in the RB District.
Motion by Dean Miller, second by Don Valsvik. Passed 7-0.
CASE N0. SUP/V/87-19
Special Use Permit for locating a Caboose kitchen and decking with
variance to the rear yard setback requirements at the Fright House Restaurant,
305 South Water Street in the CA General Commercial District. Jim Williams,
Applicant.
Jim Williams presented the plans. He indicated the plans are to open the
bar portion of the Caboose this year with food preparation later. Jerry Brien
expressed concern regarding the number of cooking areas, additional seating
and parking in the area. Rob Hamlin stated that parking is a problem. Mr.
Williams stated that the new McGuire Restaurant with 200 seats will further
impact the area. Rob Hamlin said there is need to deal with parking now. It
was suggested that a possibility would be to allow the Caboose but not allow
deck and seating expansion. A condition of approval requires the applicant to
provide a rubbish location screened from public view.
Motion by Nancy Putz, second by Judy Curtis to approve the Special Use
Permit. Approved on 5-2 vote.
CASE N0. SUP/87-20
Special Use Permit for a local retail use directly North of 1635 South
Greeley Street in the RA Single Family Residential District. Dennis and Connie
Strohkirch, Applicants.
Dennis Strohkirch presented the plans. He stated the drainage and
landscape plan has been prepared by Short, Elliott and Hendrickson because
they are aware of the public utilities in the area. The proposed building will
be one story, half will be in offices and half in a laundromat. Judy Clausen,
the owner of the single family residence to the North, indicated concern about
traffic, hours of operation and lighting. Vivi Dornfeld said drainage is a
problem and sometimes the sewer lines overflow down her driveway into the
Brick Pond. Mr. Clausen stated that the project would adversely affect the
value of his property.
Staff indicated, based on the site plan, a five foot front yard variance
is required (20 ft. required, 15 provided) and a 10 ft. rear yard variance (15
is provided 25 is required).
The Applicant indicated that laundromat hours will be from 7:00 A.M. to
10:00 P.M. Any lighting will be low pedestrian lighting and that a higher
fence could be constructed to screen the parking area from the residence. The
Applicant stated that the parking lot is 25 to 30 ft. from the residence
giving plenty of space to screen the lot. Nancy Putz said she did not think
the laundromat was an appropriate use for the location.
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Motion by Rob Hamlin, second by Nancy Putz to deny the request. Motion
failed 3-4.
Second motion by Judy Curtis, second by Mark Ehlenz to approve the
Special Use Permit and Variance as conditioned in the Staff Report and with
further conditions regarding hours of operation management and parking lot
screening to the South. Approved 4-3.
OTHER BUSINESS
Zoning Ordinance Amendment discussion:
1. Garage setback requirement - Commission felt that a 10 ft. setback
for garages was appropriate. David Johnson, Oak Glen Development said
he would prefer to have a five ft. setback without living space
behind the last stall of the garage. The garage would have to be 15
ft. from the adjacent residence. The Commission suggested that the
provision may apply to Oak Glen through the PUD approval but would
prefer to have the ten ft. setback for other areas of the City.
2. Lot size requirements for non-sewered lots - The Commission was
surprised that the lot size requirements were not greater. It was
stated that the large un-sewered lots could be split later when sewer
is available. Rob Hamlin said he lives in an un-sewered area and
knows of problems with septic systems. The larger lot size would
allow more area for drainfield replacement if the existing system
fails. In the Bluffland/Shoreland District a one acre minimum is
required. After discussion the Commission recommended a 20,000 sq.
ft. lot minimum for newly subdivided lots. (The lots would still have
to pass a perk test as currently required.)
3. Definition of Developable Land - Commission felt steep areas should
not be considered developable for new subdivision. Don Valsvik asked
if the City would accept the sloped areas for open space. Staff
indicated in the past the land would have to be useable to be
accepted for park dedication by the City. Commission recommended that
developable lands be defined to exclude lands in slopes greater than
30%.
Highway 36 Bridge Location: The Commission will review the information
presented and comment on the bridge at a later meeting.
Downtown Plan: Staff reviewed the process on content of the Downtown Plan. The
Chairman received a request from the Mayor to appoint two Commission members
on the Downtown Plan Committee. Judy Curtis and Don Valsvik were appointed to
the Downtown Committee.
The meeting adjourned at 10:45 P.M. The next meeting will be on May 11, 1987.
Respectfully submitted,
Steve Russell
Community Development Director
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