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HomeMy WebLinkAbout1977-05-02 CPC MINNOTICE OF MEETING The next meeting of the Stillwater Planning Commission will be held: Monday, May 1, 1977 Stillwater Council Chambers 7:00 P.M. a 1. Call to Order 2. Approval of Minutes of April 4, 1977 and April 25, 1977 meetings 3. Case No. 276. Applicant: James E. Melton. Address of Property: 124 North Main Street. Special Use Permit to remodel upstairs of his business into apartments. 4. Rezoning of a portion of Cooper's Addition 5. Downtown traffic flow considerations. Report by Public Works Department and Public Safety Department on traffic flow proposal. 6. Case No. 275. Applicant: Virgil Doerfler, Doerfler Con- struction Company. Location of Property: South Greeley Street. Permit to build a 40-unit apartment building. 7. Brief discussion on downtown parking and Shoreland Management Ordinance. 8., Adjournment Dated: April 27, 1977 Jeffrey A. Zoller, Chairman NOTE TO COMMISSIONERS: You will notice that our meeting will start at 7:00 P.M. instead of 7:30 P.M. If this new time is inconvenient for you, please let me know. -Jeff NOTICE OF MEETING The next meeting of the Stillwater Planning Commission will be held: Monday, May ,1, 1977 Stillwater Council Chambers 7a00 P.M. 1. Call to Order 2. Approval of Minutes of April 4, 1977 and April 25, 1977 meetings 3. Case No. 276. Applicant: James E. Melton. Address of Property: 124 North Main Street. Special Use Permit to remodel upstairs of his business into apartments. 4. Rezoning of a portion of Cooper's Addition 5. Downtown traffic flow considerations. Report by Public Works Department and Public Safety Department on traffic flow proposal. 6. Case No. 275. Applicant: Virgil Doerfler, Doerfler Con- struction Company. Location of Property: South Greeley Street. Permit to build a 40-unit apartment building. 7. Brief discussion on downtown parking and Shoreland Management Ordinance. 8. Adjournment Dated: April 27, 1977 Jeffrey A. 2oller, Chairman NOTE TO COMMISSIONERS: You will notice that our meeting will start at 7:00 P.M. instead of 7:30 P.M. If this new time is inconvenient for you, please let me know. -Jeff PLACE: TIME: DATE: MEMBERS PRESENT: STILLWATER PLANNING COMMISSION MINUTES Council Chambers 7:00 P.M. May 2, 1977 Jeffrey Zoller Ann Bodlovick . Dale Kress Chris Madsen APPROVAL OF MINUTES Russell Meister Jack Shelton Jerry Smith Charles Swanson Chairman Jeffrey Zoller called the meeting to order. Ann Bodlovick moved that the minutes of the April 4, 1977 and April 25, 1977 meetings be approved as sub- mitted. The motion was seconded and passed unanimously. SPECIAL USE PERMIT AND VARIANCE Case No. 276. Applicant: Mrs. James E. Melton. Address of property: 124 No. Main Street. Permit to remodel second floor into an apartment. Mr. Melton showed the Commissioners plans of the proposed remodeling. He stated that he owns and operates the bar below the proposed apartment. After further discussion, Charles Swanson moved that the Stillwater Planning Commission recommend that a Special Use Permit be granted to James E. Melton to remodel into an -apartment the second floor of his building located at 124 North Main Street. The motion was seconded and passed unanimously. Case No. 272. Applicant: Michael Arvold. Address: 710 South Fourth Street. Variance to build a garage. Mr. Arvold showed the Commissioners drawings of his plans to build a garage. He stated that the n6ighbor's garage will be 20 feet away from his proposed garage.. Ann Bodlovick moved that the Stillwater Planning Commission recommend that a 3' variance be granted to Michael Arvold to build a garage at 710 South Fourth Street. The motion was seconded and passed unanimously. REZONING OF A PORTION OF COOPER'S ADDITION Chairman Jeffrey Zoller stated that at the Planning Commission's meeting of April 4 the rezoning; of a portion of Cooper's Addition was discussed, and it was decided that the matter would be tabled until the Commission's May meeting. He noted that he had spoken to City Attorney Harold Kimmel about the possibility of a Planned Unit Development without certain restrictions such as the open space. requirement, due to the fact that the land is preplatted. Gary Swager, representing Swager Brothers, Inc., stated that he is now leery of the term PUD. He stated that he would like to see the base zoning remain two family, with the intention that he would not put a double dwelling on every lot. He pointed out that he would be happy to come back to'show the Planning Commission Stillwater Planning Commission Minutes May z, 1977 Page Two what type of homes he intends to put on each lo't. He said that until he knows what the status of the land is, he has no desire to put in streets, sewer and water. He stated that he is willing to work with the neighbors. He pointed out that Swager Brothers would not f ill the whole area with duplexes. The term Planned Unit Concept seemed more desirable to Mr. Swager, and he would like the base zoning to remain two family with the understanding that he would come back to the Planning Commission to show what he intends to put on each lot. Mr. David Magnuson stated that the property was platted in 1870 as 50' lots. He pointed out that in the 1960's there was a rezoning done in the City making the whole old City of Stillwater two-family. He went on to say that what this did not contemplate was the large undeveloped tracts of land. He pointed out that the City is now running out of land, and people are looking at substandard land to see what they can build on it. Mr. Magnuson stated that he felt when the double family zoning was made, it wasn't contemplated that there could be large neighborhoods of duplexes. He pointed out that he"and the neighbors are asking that the rezoning be single family for the neighborhood in general. Mr. Magnuson stated that it is within the power of the Council to do this, and it would be showing this particular neighborhood the same respect.a new neighborhood receives. He pointed out that if the land were rezoned single family, a Special Use Permit would be required to construct a duplex. Mr. Swager-questioned just what problem duplexes would cause in the neighborhood. He pointed out that in the surrounding area there is a nursing home, some School District #834 property, a pumping station, and a number of duplexes. He stated that he would guess there are as many duplexes along Owens Street as there are single family homes. Mr. Magnuson stated that perhaps this is not a choice neighborhood, but why make it worse? He pointed out that this just does not seem right for the neighbor- hood or the City. Mr. Richard Lee stated that the nursing home, Whitehall Estates, and the duplexes mentioned by Mr. Swager are mostly on the east side of Owens Street. On the west side of the street there are five houJrses and two duplexes. He stated that most of the new homes in that area have been single family and are attractive with large °yards. Mr. Lee stated that he worries about the possibility of a duplex being placed on a 50' lot, then a vacant 50' lot with another duplex being constructed beside it on a 50' lot. The developer would then be able to ask for a variance on the vacant lot between the two duplexes. He pointed out that this could be a beautiful neighborhood.' Stillwater Planning Commission Minutes May 2, 1977 Page Three Mr. Swager stated that the question seems to be that if you build a duplex on a 50, lot does that make it a slum. Mr. Swager asked Attorney Harold Kimmel what is required in order to rezone a piece of property. Mr. Kimmel stated that rezoning in the City of Stillwater is based on planning generally and the orderly development thereof, and the health and welfare of the community, plus the consideration that this is the best plan for the development of the property. Ann Bodlovick asked Mr. Swager how many duplexes he was considering. Mr. Swager replied that they have had about six people approach them to build duplexes. He pointed out that the property is quite rolling. He stated they would build what they can sell. Ann Bodlovick stated that even single family homes on 50' lots are too close together. Mr. Swager noted that they would like to keep the lots at 50', because some people will use a lot and a half. He pointed out that a 50' lot does not allow you to build a garage, and buyers don't like"that. Mr. Swager said he was more concerned with the fact that rezoning would limit the options'availa.ble. Mr. Magnuson stated that the ordinance now requires 7,500 square feet for a duplex and 10,000 square feet for a single residence. He felt that this was an oversight, and that more property should be required for a duplex than a single family dwelling. Chairman Jeffrey Zoller asked Harold Kimmel if it is possible to rezone the property. Mr. Kimmel replied that the decision is ultimately up to the City Council, but the Planning Commission can make a recommendation to the Council to rezone and give reasons as to why, such as the effect -on the neighborhood, and also give reasons as to why you might recommend a PUD, for example, as opposed to a two-family zoning. Charles Swanson stated that he would like to see what Swager Brothers has in mind as far as the development is concerned. He said that he would like to see an ultimate layout as to what the developer proposes. After further discussion, Charles Swanson moved that the Stillwater Planning Commission table its decision as to the rezoning of a portion of Cooper's Addition until its next meeting June,6, 1977. It is further recommended that the Building Inspector not issue any Building Permits on the property until Swager Brothers, Inc. comes before the Planning Commission with a concept plan. The motion was seconded and passed unanimously. Stillwater Planning Commission Minutes May 2, 1977 Page Four DOWNTOWN TRAFFIC FLOW RECOMMENDATION Jack Shelton showed the Commissioners plans of the recommendation to rearrange traffic flow on Main Street in downtown Stillwater. The recommendation rearranges the traffic flow by suing protected left turns at Myrtle Street and Main Street for Northbound traffic, and a protected left turn for Southbound traffic at Main and Chestnut Streets. Left turn at Main and Chestnut for Northbound traffic would be prohibited. Parking meters would be eliminated on,the West side of Main Street between Myrtle and Chestnut Streets. Charles Swanson pointed out that this would be at a small cost to the City, and if it does not work out after a year, it can be changed to the way it was, before. Jack Shelton stated that he and Mr. Abrahamson both felt the plan had many advantages. He suggested that the merchants who will be affected by the parking metters which are to be elimiated should be notified and asked for their opinion on the matter. Russell Meister moved that the Stillwater Planning Commission recommend to the City Council the adoption of the following recommendation by the Minnesota State Highway Department: Rearrangement of traffic flow by using protected left turns at Myrtle Street and Main Street for Northbound traffic, and a protected left turn for Southbound traffic at Main and Chestnut Streets. Prohibit left turn at Main and Chestnut Streets for Northbound traffic. Eliminate parking meters on the West side of Main Street between Myrtle and Chestnut Streets. The motion was seconded and passed unanimously. SPECIAL USE PERMIT AND VARIANCE Case No. 275. Applicanti Virgil Doerfler. Address of Property: South Greeley Street. Permit to build a 40 unit apartment building on So. Greeley., Mr. Stanley Fishman, architect for Mr. Doerfler, showed the Commissioners plans of the proposed 440 unit apartment building, pointing out that the previous developer had planned a 48 unit apartment building,. He pointed out that a tennis court will be provided. The building will be a three-story walkout, which is the -only kind of construction that is economically feasible.All of the units will have balconies. There will be 14 one -bedroom units, 2 one -bedroom units for the handicapped, and 24 two -bedroom units. The exterior will probably be redwood. There will be 40 garages provided. Several residents were in attendance, and there was some discussion as to where the waterline of Brick Pond *as located on the drawings provided by Mr. Fishman. One resident noted that there were now pheasants and ducks on the Pond, Stillwater Planning Commission Minutes May 2, 1977 Page Five and she felt a development of this nature would scare them away. When asked if all of the units would be market rate, Mr. Doerfler answered that 20% will be subsidized.. When asked about the effect on the school district, Mr. Doerfler replied that he would not allow children in the units. He would be taking applications for the units, and those who are not qualified would not become tenants. There was some discussion as to exactly how much acreage is involved, not counting the land under water. Some of the residents felt the proposed tennis court would be under water if it were constructed as indicated on Mr. Fishman's drawing. Jeffrey Zoller read portions of a memorandum from County Planner Bill Schwab dated May, 1974, regarding the previous plans for this property, a-48-unit apart- ment building. Mr.. Doerfler was asked about the size of the trees he intends to plant on the site. He replied that they would be 8' to 12, trees, with the smallest about 5'. He noted that he has constructed other apartment buildings in the area, which perhaps the residents might want to inspect. They are located at 1885 Wilson Avenue, St. Paul, 1470 East 7th Street, St. Paul, and there are two 36 unit apartment buildings in North Hudson which were constructed by him. Mr. Doerfler stated that the two -bedroom apartments would rent for $250 to $275 per month, and the one -bedroom apartments would rent for about $225 per month. The residents were concerned as to what this building would do to the value of their homes. The Commissioners felt they would need more time to consider all the aspects of this latest proposal. It was also felt that a memorandum from Bill Schwab regarding this latest plan would be helpful. Charles Swanson moved that the Stillwater Planning Commission recommend to the City Council that they delay their decision on Mr. Doerfler's Special Use - Permit (Case No. 275) until the Planning Commission can consider it further and consult with'the',County Planner. The motion was seconded and passed unanimously. CaseNo. 277. Applicant: Gregory Freer. Address of Property: Carriage house at the end of South Harriett Street just off of West Churchill. Variance to remodel existing.carriage house into a dwelling. Mr. Freer showed the Commissioners plans of the proposed remodeling. It was decided that a side yard or front yard vmriancd would be needed, depending upon what`is'.to=be considered the front yard. Stillwater Planning,Commission Minutes May 2, 1977 Page Six Chris Madsen moved that the Stillwater Planning Commission recommend that a front or side yard variance be granted to Gregory M. Freer to remodel an existing carriag,e house into a dwelling at the end of South Harriett Street. The motion was seconded and passed unanimously. OTHER BUSINESS Chairman Jeffrey Zoller noted that the City Council has asked the City Attorney to review the Shoreland Ordinance. Jeffrey Zoller asked for volunteers to help circulate a.parkirig survey questionnaire to downtown employers and merchants regarding the downtown parking problems. EXPIRED SPECIAL USE PERMITS Ann Bodlovick moved that the following Special Use Permits be continued with no expiration dates: Case No. 197, Applicant -Neil Junkers Case No. 219, Applicant - Washington County Day Activity Center= and Case No. 220, Applicant-Goggin Candy Company. The motion was seconded and passed unanimously. It was decided that Mr. Alan Gerber would be contacted to attend the next Planning Commission, so that he might explain his intentions in regard to his Special Use Permit (Case No. 194) which expires May 25, 1977. ADJOURNMENT The meeting adjourned at 9:05 P.M.,