HomeMy WebLinkAbout1987-03-23 CPC MINter
THE BIRTHPLACE OF MINNESOTA
March 18, 1987
THE STILLWATER PLANNING COMMISSION WILL MEET ON MONDAY, MARCH 23, 1987 AT 7:00
P.M. IN THE COUNCIL CHAMBERS OF CITY HALL, 216 NORTH FOURTH STREET.
AGENDA
Approval of Minutes - February 23, 1987.
PUBLIC HEARINGS:
1. Case No. V/87-10 - Variance request for a seven foot variance to the side
yard setback requirement for construction of a three season porch at 1208
North Broadway in the RB Residential Duplex District. Marge Knowlton,
Applicant.
2. Case No. SUP/87-12 - Special Use Permit for a Residential/Interior Design
Studio at 320 West Myrtle Street in the RB Duplex Residential District.
Lynn and Sandra Monson, Applicants.
3. Case No. SUB/87-11 - Minor Subdivision splitting 2.39 acres lot into two
lots of .93 acres and 1.46 acres at 1819 North Fourth Street in the RA
Single Family Residential District. Robert G. Troyer and Satu
Suominen-Troyer, Applicants.
4. Case No. V/87-13 - Variance request for a sign program including seven
roof signs at 1060 Curve Crest Blvd. in the IP -C Industrial Park
Commercial District. LDR Company, Applicant.
5. Case No. CUP/V/87-14 - Conditional Use Permit for construction of a 30 ft.
tall Carriage House/garage with dwelling unit above, with a rear yard
variance of 6 feet, 25 inches required at 206 South Fifth Street in the
RC -M Multi -family Residential District. Ronald Gullickson, Applicant.
6. Public Hearing on Brick Pond/South Greeley/Forest Hills, Frontage Road,
Street and Land Use Plan as an amendment to the Comprehensive Plan.
7. Case No. PUD/87-9 - Review of design details for conformity with
previously approved Final PUD and zoning requirement for Woodland Lakes
Project, including 400,000 sq. ft. commercial center and 99 room hotel.
OTHER BUSINESS:
Discussion of request by Freighthouse to locate a caboose adjacent to deck in
front of Restaurant. (Information will be presented at meeting.)
CITY HALL: 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE: 612-439-6121
STILLWATER PLANNING COMMISSION
DATE: March 23, 1387
TIME: 7:00 P.M.
MEMBERS PRESENT: Gerald Fontaine, Chairman
Judy Curtis Dean Miller
Don Valsvik Nancy Putz
Jay Kimble Mark Ehlenz
Steve Russel, City Planner
MEMBERS ABSENT: Rob Hamlin and Jean Jacobson
The meeting was called to order by Gerald Fentaine at 7 p.m.
APPROVAL OF MINUTES:
Minutes of February 23, 1987 were approved as submitted.
PUBLIC HEARINGS:
CASE No. V/87-10
Variance request for a seven Boot variance to the side yard
setback requirement for construction of a three season porch at 1208
North Broadway in the RB Residential Duplex District. Marge Knowlton,
applicant.
Dick Lappa, Sussel Company, described the property at 1208 North
Broadway and presented a letter in support of the application,
contingent upon a provision that the existing shrubs and trees not be
disturbed.
Discussion followed without audience comment or objections.
Dean Miller motion to approve, conditional upon the existing trees
not be disturbed. Don Valsvik seconded. Gerald Fontaine opposed.
Motion approved.
CASE NoSUB/87-11
Minor Subdivision of a 2.39 acre lot into two lots of .93 and 1.46
acres at 1819 North Fourth Street in the RA Single Family Residential
District. Robert Troyer and Sat u S uom i nen-Troyer, applicants.
Applicants explained the subdivision and the location of the
existing residence. The new lot could gain access from North Fourth or
West Poplar and would have to pass a perk test before the final plat is
approved. Discussion followed without comments from the audience.
Motion to approve the subdivision, Don Valsvik. Dean Miller
second. Unanimously approved. 1
CASE No. SUP/87-12
Special Use Permit for a Residential/Interior Design Studio at 320
West Myrtle Street in the RB Duplex Residential District. Lynn and
Sandra Monson, applicants.
Applicants presented members with information for the 800 sq. ft.
Interior Design Studio in the existing 2400 sq. ft. single family
residence. There is a three stall garage and driveway which could
accommodate six spaces. Customers would be scheduled on an appointment
basis.
Rod Richard, 315 W. Myrtle, expressed concerns regarding on -street
parking and business signage in the neighborhood. Vicky L-urkstead,
Realty World, explained that the major interest in the home was due to
the location and business potential.
Discussion followed on the parking and sign usage, and Jay Kimble
expressed approval of the support of the cottage industry in
Stillwater.
Don Valsvik motion to approve, conditional anal that the business sign
shall be one sq. ft. in area, affixed flat to the front of the
residence and be non -illuminated. Mark Eh 1 enz seconded. Unanimous.
CASE No. V/87-13
Variance request for a sign program including seven roof signs at
1060 Curve Crest Blvd. in the IP -C Industrial Park Commercial District.
LDR Company, Applicant.
Ron Schoenborn and Mr. Axdahl explained the special
circumstances and the architecture of the building, along with pictures
of the building and ether similar signage in the area. The application
for a building sign program comprised of seven signs, (3) 3 ft. by 1E
ft. and (4) 3 ft. by 15 ft. Applicant is willing to limit the size
and color of the signs and keep the design consistent.
Discussion followed on the ordinance and type of signs in the
area, along with possible recommendations to city council on the
ordinance. No audience comment or objections.
Dean Miller motion t� � approve subject to the following
conditions:
1. All signs consistent in size, style, and color, except for any
business logos.
2. The size would be limited to the submitted (3) 31X121 and
(4) 3' Xis' .
Motion seconded by Nancy Putz. Unanimously approved.
CASE No. CUP/V/87-14
Conditional Use Permit for construction of a 30 ft. tall Carriage
House/Garage with dwelling unit above, with a rear yard variance of G
feet, 25 inches required at 206 South Fifth Street in the RC -M
Multi -family Residential District. Ronald Gullickson, Applicant.
Applicant presented drawings and explained plans for- the
construction of a carriage house dwelling, to be situated over a
three -car garage. Lengthy audience discussion followed.
John Ert le expressed disapproval over the size of the lot and
property values in the area, along with the need for another dwelling
in the existing neighborhood.
Jerry Brine, 201 S. Sixth St., was opposed to the obstruction of
view from a 30 ft. high structure.
Mary Webber, owner of a fourplex in the neighborhood, expressed
concerns over the parking of additional cars in the area.
Cindy Brine objected to the addition of more rental units in the
neighborhood and possible property value declines.
Barb Flow, 225 W. Chestnut, opposed additional rental units and
the size of the proposed structure.
Discussion followed. Nancy Putz motion to deny the variance and
conditional use. Mark Ehlenz seconded. Unanimous.
PUBLIC HEARING
Brick Pond /South Greeley/Forest Hills, Frontage Road, Street and Land
Use Plan as an amendment to the Comprehensive Plan.
A public hearinn was held on the land use plan as an amendment to
the Comprehensive Plan. Steve Russell, Community Development Director,
presented three possible land use alternatives f• •r discussion.
Following presentations, discussion followed on various issues
surrounding sewer and water, street location, drainage, zoning, land
dedications and buffer zones.
Mr. Moore presented information on adequate water pressure and
drainage. Residents of forest hills expressed revisions to petitions
submitted to Commission.
Jack Lux representing property owners in the area questioned the
basis for road assessments and wondered who would pay for, t h e
me i gh b� �rhood park/open area. It was indicated the future assessment
would be based on benefit and that the City has a pa'r'k dedication
requirement that would provide some parkland.
3
Member discussion followed with recommendations to City Council.
Motion by Nancy Put z, seconded by Dean Miller, t recommend alternative
number 5 as Land Use Plan for the area. Motion approved 4_2 with Dort
Valsvik abstaining.
CASE No. PUD/87-9
Review of design details for conformity with previously approved
Final PUD and zoning requirement for Woodland Lakes Project, including
400,000 sq. ft. commercial center and 99 room �m hofe1.
Robert Scott Development submitted specific architectural plans,
landscape design, and parking diagrams for planning commission review
for final PUD approval. A model was displayed and staff available for
any further questioning.
Neil Messick, Vice President Project Manager, Radison Hotel,
explained plans for the hotel to include a pool, restaurant, ballroom
and 99 rooms.
David Evennett, BRW, Inc., summarized the concept and improvements
to the project, along with pert inapt development data for the PUD
development. The development will include the Woodland Mall, Rad:ison
Hotel, a Bank, and office space consistent with marketing and financing
factors.
Members reviewed the specific plans and modifications,
particularly the new site layout, parking, hotel height and landscape
plan in order to make recommendations to the City Council. Discussion
followed on parking, traffic_, roofing, lighting, truck access_., signage,
and the proposed cinema location.
RECOMMENDED CONDITIONS OF APPROVAL:
1. A revised Final Plat shall be approved and in lieu of open space
fee paid before Final Plat recording.
2. A detailed landscape plan listing the plant material and indicating
the number, spacing and size of plants shall be submitted for community
developer review before building permits are issued.
3. The boiling pads and parking areas for Parcels 3 and 4 shall be
established and maintained in lawn area until developed.
4. The Developer shall maintain the street trees and pending areas as
a part of the project landscaping.
5. A sidewalk shall be constructed North from the project site along
woodland connecting to West Orleans Street.
G. Signage and lighting for all parcels shall be submitted at a later-
date
aterdate for Community Development Director's review.
4
Dean Miller motion to approve the upgraded design subject to the
above conditions of review. Seconded by Don Valsvik. Unanimously
approved.
OTHER BUSINESS
Discussion of request by Freighthouse to locate a caboose adjacent
to deck in front of Restaurant was presented to members. A variance
and a Special Use permit will be needed and possible parking changes,
depending upon addition of more seating. Members discussed the
proposal and applicant will present needed information at the meeting
next month.
MOTION TO ADJOURN by Judy Curtis, seconded by Don Va1svik,
at 11:30 P. M.
Respectfully Submitted,
Karen L. Mawhorter,
Planning Commission Secretary
5
CITY OF STILLWATER
PLANNING COMMISSION
SPECIAL MEETING
March 9, 1987
The Planning Commission will meet on Monday, March 9, 1987
at 7:00 P.M. in the Council Chambers of City Hall, 216
North Fourth Street.
AGENDA
Discussion:
Brick Pond/South Greeley/Forest Hills/Frontage Road
street and land use plan alternatives.
TO: PLANNING COMMISSION
FROM: PLANNING DIRECTOR
DATE: MARCH 3, 1987
SUBJECT: BRICK POND/SOUTH GREELEY/FOREST HILLS/FRONTAGE ROAD LAND USE PLAN.
MEETING DATE: MARCH 9, 1987 AT 7:00 P.M. IN THE COUNCIL CHAMBERS.
RAricnmINn.
At the Planning Commission meeting of February 23, 1987 you received comments
from property owners and area residents regarding the alternative street plans
and land use designations.
The Comprehensive Plan currently
which would allow a IP -I or IP -C
residential, a Comprehensive Plan
Metropolitan Council would review
public services are available and
planning policies.
COMPREHENSIVE PLAN
designates the area Industrial/Commercial
zoning designation. If the area is designated
amendment would probably be required. The
such an amendment to make sure regional
the amendment is consistent with regional
The Comprehensive Plan was reviewed to see what direction it provides for and
use in the Brick Pond/South Greeley/Forest Hills/Frontage Road planning area.
The land use analysis of the Comprehensive Plan point out the following:
1. Strip commercial and industrial development along Oasis Avenue between
Highway 212 and Lily Lake cannot be considered totally desirable due to
access drives into this major road.
2. Residential development proposals for lands in the Stillwater Industrial
Park indicate a shortage of available and suitable land for new housing.
A review of Comprehensive Plan policy results in the following related
policies:
GOALS
The undesirable effects (traffic hazards, unsightly conditions, etc.) of
strip commercial should be stopped; such strip development along other
major roads of the area should not be permitted in the future.
- Improvements should be made in the distribution of neighborhood
recreational facilities and services.
Moderate and low income housing should be provided as needed but not in
excess of the community "fair share" of total metropolitan area needs.
- Residential development and expansion should be gradual (staged),
carefully planned and controlled to preserve the desirable "small town
or village" atmosphere and environment.
- As land is developed for housing and other purposes, more natural open
green space should be preserved for public use and enjoyment than in the
past.
-1-
- Greater use should be made of Planned Unit Development and cluster
platting for pleasing and economical design and more efficient use of
land.
- Avoid commercial intrusion into residential areas;
POLICIES
- Develop recreational facilities and services to insure proper
distribution for ready availability to residents of all neighborhoods.
- Specific, planned locations for multiple dwellings and low and moderate
income housing shall not be designated on the City's land use plan;
rather, standards and criteria for proper location of such uses shall be
established to evaluate specific development proposals and to select
sites for development by public agencies that may be involved in the
future. It is recommended that such sites not be pre -zoned in most
instances but rather properly zoned on the basis of specific development
proposals which can be evaluated on the basis of the standards and
criteria to be established. Zoning specific land parcels for such uses
should occur only in the event land use analysis reveals that specific
land parcels should be protected and preserved for such use due to a
shortage of available vacant land or other just cause.
CRITERIA FOR LOCATION OF MULTI -FAMILY HOUSING SITES:
1. The site must be designated for multiple dwellings along with the
permitted density (dwelling units permitted per acre) on the
Comprehensive Municipal Plan.
2. The site must be located on a major street or be located such that
traffic generated need not gain access via a minor residential street
intended only to provide access to one or two family homes.
3. The site may be located as a "buffer" between commercial or other
non-residential uses and one family homes provided the site and building
design also provides environmental protection for the multiple family
dwellings.
4. Sites should be in close proximity to public open space such as parks
and playgrounds or provide ample, private, one -site open space and
recreation areas.
5. A guiding factor shall be the control of population numbers and density
by location with an evaluation made of the potential resultant affects
upon the cost of governmental services including the School District,
traffic generated in relation to the street capacity affect upon utility
services available, existing and planned recreation facilities and
services, fire and police protections, and other density related
factors.
-2-
6. Off-street parking shall be located such that it in no way produces
adverse affects upon adjacent or nearby residential uses including
affects such as appearance, night time lights, noise, safety, fumes and
the like.
7. The appearance and bulk of the building shall be in reasonable
conformity to standards set by the existing planned development in the
general neighborhood area and immediate vicinity.
8. The location shall not isolate fewer than 24 existing or planned one or
two family homes from other one or two family homes.
9. The location shall not be in close proximity to General Industrial or
other adverse environmental affects which might in any way be
detrimental to the dwelling unit occupants in terms of health, safety,
morals, general welfare, or normal residential amenities normally
expected by residents of any type residential structure.
ROADS:
- All roads within the Industrial Park and others which serve commercial
and industrial development should be developed at proper cross-section
standards which call for a pavement width adequate to: accommodate four
(4) moving lanes of traffic at peak volume hours. Pavement width then
should be from 44 to 48 feet in width with concrete curb and gutter.
PARK DEDICATION REQUIREMENT:
Non-residential developments should be required to donate land or cash
in -lieu -of land, for parks, natural open space, public easements,
streets, storm water ponding areas, and other public purposes just as
residential developments and as provided for by State Statutes and local
1 aw .
HIGHWAY 36 CORRIDOR PLAN POLICY:
- Non-residential developments should not be in conflict with adjacent or
nearby residential uses.
HOUSING PLAN:
The City of Stillwater Housing Plan has identified the following issues
and developed Housing Policies to meet issues.
Issues:
- First, the regional goal for alternative housing types is 41%.
Stillwater's percent of alternative is 26.2%. This describes the
alternative available to single family housing in a community.
Stillwater's ranking shows a need to provide increased alternatives.
-3-
- Insufficient land (vacant and buildable) to accommodate significant
development of new housing for population growth. Unless land is annexed
for such housing growth, new residential units, for the most part, must
be accommodated in other service areas.
HOUSING POLICIES:
- Ensure that all new housing, including rental housing and housing for
persons of low and moderate income, adheres to the highest possible
standards of planning, design energy efficiency and construction.
- Seek a diversified housing supply with a balance between higher and
lower value housing with the reservation that lower value housing shall
not become so extensive as to place an undue financial burden on the
local tax base.
- The lack of suitable and buildable land for housing of all types is
cause for concern in properly housing new local employment,
accommodating new housing in the Urban Service District, providing for
population growth in the "free Standing Growth Center", and future
diversity (types, location, density, price) in housing.
LOCAL CONTROLS:
- Permit rezoning of residential lands to higher or lower densities when
consistent with adopted land use goals and policies.
- Maintain a high quality of development in all residential areas.
- Use the City's Planned Unit Development Ordinance to provide some
flexibility in the types of residential development.
ADDITIONAL LAND USE ALTERNATIVES:
Based on the discussion of alternatives at the February 23, 1987 Commission
meeting and a review of City Comprehensive Plan and Housing Plan Policies, two
additional land use alternatives 4 and 5 are proposed for Commission
consideration.
It appeared from reviewing the previous alternatives that combining three land
use designations (Commercial, Industrial and Residential) is too many
different land uses and potential conflicts for the area. If the two
residential uses were split up by commercial or industrial it would be
difficult to establish residential character and the residents would be
surrounded by commercial use and traffic.
Alternative 4 is a two district alternative. The Industrial and Commercial
designation can be planned to minimize land use conflict but the boundary
between Forest Hills to the North and an Industrial designation to the South
is of concern. Some industrial uses may fit in and be compatible with the
location, but a reviewing the list of IP -I permitted uses shows several that
are not compatible because of traffic, building size, lighting, signage and
noise even with a 100 foot buffer between the residential and industrial area.
-4-
The City Housing Plan and Comprehensive Plan identifies the need to consider
providing additional sites for multi -family housing. Vacancy rates are very
low for multi -family residential uses and population growth is increasing the
demand. On the other hand, there is more than enough land designated for
industrial and commercial areas to satisfy the City's projected growth to
2000. The Comprehensive Plan provides criteria for locating new multi -family
sites. The criteria deals with access, buffering, open space, available
services, design, parking and size of residential area.
Using the criteria Land Use Alternative #5 was developed. The alternative is
for residential use behind strip commercial on the Frontage Road and South
Greeley. With this alternative only residential traffic would need to
penetrate the site. A commercial/residential buffer would be provided through
design review of new development. The existing buildings and proposed ponds
would help buffer the residential from the commercial area and the 100 ft.
green belt would buffer the single family area from the multi -family area. A
neighborhood park would provide recreation space for the new and existing
residential area and could be designed to provide controlled pedestrian access
from Harriet Drive to the connector road and Frontage Road area. The design of
cluster medium density residential (2,800 sq. ft. per unit) or Duplex
Residential (5,000 sq. ft. per unit) is more compatible with the adjoining
Single Family character than the design of the high density apartments.
Alternatives 4 and 5 are presented for your consideration. In addition a map
of the area is provided for Commissioners to develop additional alternatives
for discussion at next Monday's meeting.
-5-
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