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HomeMy WebLinkAbout1977-04-04 CPC MINNOTICE OF MEETING The next meeting of the Stillwater Planning Commission will be held: Monday, April 4, 1977 Stillwater Council Chambers 700 P.M. AGENDA 1. Call to Order 2. Approval of Minutes of March 7, 1977 Meeting 3. Downtown Parking - City's proposal to purchase property at the corner of Third and Olive Streets 4. Special Use Permits and Variancess Case No. 265. Applicants Robert Swanson. Address: 1211 South Sixth Street. Variance for lot size. Case No. 266. Applicants Leona Hall. Address of Property: 320 Kest Myrtle Street. Permit to use property as boarding house. Case•No. 267. Applicants David Magnuson. Address: 901 West St. Croix Avenue.' Variance for house addition. Case No. 268. Applicant: Robert Brothen. Address: 1636 Meadowlark Drive. Variance to build garage and to extend front yard. Case No. 269. Applicants Donald and Douglas Jahnke. Address of Property: 513 hest Myrtle Street. Permit to convert duplex into three-plex. Case No. 270. Applicant: A. A. Fry. Addresss-807 North 4th Street. Permit to convert one family dwelling to two family with antique shop os� lower level. Case No. 271. Applicants James Steele. Address: 1202 West Oak Street. Variance for lot size. 5. Rezoning of a portion of Cooper's Addition 6. Adjournment Dated: March 29, 1977 Jeff y A. Zoller, Chairman STILLWATER PLANNING COMMISSION MINUTES PLACE: Council Chambers TIME: 7130 P.M. DATE: April 4. 1977 MEMBERS PRESENT: Jeffrey Zoller Russell Meister Dale Kress Jack Shelton Chris Madsen Mary Lou True APPROVAL OF MINUTES Chairman Jeffrey Zoller called the meeting to order. Russell Meister moved that the minutes of the March 7, 1977 meeting be approved as submitted. The motion was seconded and passed unanimously. DOWNTOWN PARKING Chairman Jeffrey Zoller read a letter to the Commissioners from Monty Brine, President of the Stillwater Downtown Council. The letter stated.that the Council had decided the f ollwoing at their March 30, 1977 Downtown Council Parking Committee meeting: '11) we do not recommend the purchase of the above mentioned property (yellow house property south of the Armory at the corner of Third and Olive Streets); and 2) the city explore the purchase of the river parking lot from the railroad, and 3) consideration of possible ramping of the existing Second Street parking lot." m Michael McGuire, Chairman of the Downtown Parking Committee, outlined costs of the various parking proposals. He stated that developing a second level on the Second Street parking lot would cost a little more, but it would be closer to the downtown area, and the patrons wouldn't have to climb the hill. Mr.' McGuire pointed out that the Lowell Park lot is on railroad right of way, and there should be some concern that someone might buy the property. The City should definitely look into controlling that piece of land. Russell Meister moved that the Planning Commission recommend that the City follow the Downtown Council's recommendation and not purchase the property at Third and Olive Streets. The motion was seconded and passed, with one abstention by Jeffrey Zoller. Mr. McGuire stated that he felt the City should discuss with First National the possibility of incorporating in their plans a ramp that might be constructed in conjunction with the City and the downtown businessmen. SPECIAL USE PERMITS AND VARIANCES Case No. 265. Applicant: Robert Swanson. Address of Property: 1209 South Sixth Street. Variance for lot size. Mr. Swanson stated that the lot has water and sewer services stubbed into it. The dimensions of the lot are 134.5 by 50 feet, 775 square feet short of the required square footage. Mr. Swanson pointed out that the house to be built on the lot will be within the boundaries set by the City. Stillwater Planning Commission Minutes April 4, 1977 Page Two Jack Shelton moved that the Stillwater Planning Commission recommend that a variance of 775 square feet be granted to Mr. Robert Swanson for his lot at 1209 South Sixth Street. The motion was seconded and passed unanimously. Case No. 266.• Applicant: Leona M. Hall. Address of Property: 320 West Myrtle Street. Special Use Permit to operate a boarding home. Mrs. Hall stated that the boarding home will be mostly for people who have left a nursing home and are able to care for themselves with little supervision. There will be a common kitchen and common bath. Mrs. Hall stated that the Health Department has approved the building for 14 residents, but she plans to house only 10 at this time. There will be one full time employee, and possibly several people stopping in from time to time. The employee will not live there. Russell Meister moved that the Stillwater Planning Commission recommend that a Special Use Permit be granted to Mrs. Leona M. Hall to operate a boarding home at 320 West Myrtle Street. The motion was seconded and passed unanimously. Case No. 268. Applicant: Robert Brothen. Address: 1636 Meadowlark Drive. Variance to build garage. Mr. Brothen stated that because of a bank to the rear of his property, he is limited as to where his unattached garage can be built. The Commissioners examined drawings of the placement of the proposed garage. Some concern was expressed as to the fact that a car parked in his driveway will be on the boulevard. Mr. Brothen stated that he plans to place the garage as far from the boulevard as he possibly can. Jack Shelton moved that the Stillwater Planning Commission recommend that a variance be granted to Robert Brothen to build an unattached garage at 1636 Meadow lark drive, with the understanding that he will place the garage as far back as possible from the boulevard. The motion was seconded and passed unanimously. Case No. 269. Applicants: Donald and Douglas Jahnke. Address of Property: 513 West Myrtle Street. Special Use Permit to convert a duplex into a three-plex. Mr. Jahnke stated that there is an apartment upstairs and one downstairs, and he wants to make two one -bedroom apartments downstairs. The lot is approximately 50' wide by 75' deep. There is parking space for three cars behind the building. No indoor parking can be provided. Mr. Jahnke stated that he will sell the building if he cannot get the permit to improve the building. Chris Madsen stated that the building should be improved. Stillwater Planning Commission Minutes April 4, 1977 Page Three Chhis Madsen moved that the Stillwater Planning Commission recommend that Donald and Douglas Jahnke be granted a Special Use Permit to convert a duplex into a three-plex at 513 West Myrtle Street. The motion was seconded and passed with one abstention by Mary Lou -True. Case No. 267. Applicants David Magnuson. Address: 901 West St. Croix Avenue. Variance to build an addition. Mr. Magnuson stated that the addition would be located on a vacated portion of Forward Street, nine feet from the side property line. There is a sewer line to the rear of the house, so the addition cannot be placed in that area. There is a dense growth of lilac bushes on the lot line to the east. Chairman Jeffrey Zoller read a letter from Jerry Mechelke (the neighbor to the east). The letter stated that Mr. Mechelke opposed the 28' addition. Mr. Magnuson pointed out that the new addition will be 84' from Mr. Mechelke's home. Russell Meister moved that the Stillwater Planning Commission recommend that a side yard variance be granted to Mr. David Magnuson to build an addition to his home at 901 West St. Croix Avenue. The motion was seconded and passed with -one abstention by Chris Madsen. Case No. 270. Applicant: A. A. Fry. Address: 807 North 4th Street. Permit to change from one -family dwelling to two family dwelling with shop on lower level. There was some discussion as to whether there was a need for a Special Use Permit or a rezoning back to two-family. Jack Shelton moved that the Stillwater Planning Commission recommend that the property at 807 North 4th Street be zoned two-family with an antique shop on the lower level. The motion -was seconded and passed unanimously. Case No. 271. Applicant: James Steele. Address: 1202 W. Oak Street. Variance for lot size. Mr. Steele stated that he plans to sell the lot to the west of his home for building purposes. He will need a variance of 500 square feet, as the lot is 70' x 100'. He will also need a 42' side yard variance, because his home will be 71-' from the new home to be built on the lot. Russell Meister moved that the Stillwater Planning Commission recommend that a side yard variance of 41-1 and a 500 square foot variance on the lot io the west of 1202 West Oak Street be granted to Mr. James Steele. The motion was seconded and passed unanimously. Stillwater Planning Commission Minutes April 4, 1977 Page Four Case No. 274. Applicant: Dominium Corporation. Address of Property: North Second and Mulberry Streets. Variance for side ya3:d and back yard setbacks. Mr. Jack Safar and Mr. Dan Avchen represented Dominium Corporation. Chairman Jeffrey Zoller noted that this will come under the existing multiple density ordinance, as the City Council has not yet approved the amendments to the ordinance. Additional variances may be needed in the future, but the side and back yard variances are needed at the present time to proceed with their plans. Mr. Avchen stated that the variances are needed so that they can proceed with their intentions to stay with a seven story building. The Housing Finance Agency has required that they go to 26' wide dwelling units instead of 23' wide as they had originally planned. There will be parking for 23 cars along Second Street with grass boulevard and trees. The main entrance to the building will be at the southeast corner. The Commissioners examined plans of the building. Mary Lou True questioned as to -whether 23 parking spaces will be enough, taking visitor parking into account. Mr. Safar stated that the commonly accepted adequate parking ratio for a building of this type is one stall for every four dwelling units. Russell Meister moved that the Stillwater Planning Commission recommend that side and rear yard variances be granted to Dominium Corporation for the proposed home for the elderly to be constructed at North Second and Mulberry Streets. The motion was seconded and passed with one abstention by Mary Lou True. Case No. 273. Applicant: Arthur Palmer. Address of Property: 102 North Second Street. Permit to add a portable unit on south side of Lowell Inn and a food service area. Mr. Palmer showed the Commissioners drawings of his plans. He stated that the Health Department does not want him to do outdoor cooking, so he will have a covered arrangement for food preparation: There will be a garden area with a small patio, and patrons will be able to eat outdoors. Mr. Palmer stated that he is not certain that this type of arrangement will be successful in Stillwater,.so he plans to try it out for two or three years. If it turns out to be a successful venture, then Mr. Palmer will consider constructing a permanent structure in place of the portable unit. Mary Lou True moved that the Stillwater Planning Commission recommend that. a Special Use Permit be granted to Mr. Arthur Palmer to construct a temporary cooler storage unit and adjacent food service area at the Lowell Inn, with the restriction that at the end of three years.the temporary storage unit will be removed. The motion was seconded and passed unanimously. Stillwater Planning Commission Minutes April 4, 1977 Page Five Mr. Art Palmer also wanted to discuss with.the Planning Commission his desire to purchase the Margaret Rivers Foundation property on North Second Street from the City. Mr. Palmer, in turn, would sell his property located on North Second and Mulberry Streets to the.City. Mr. -Palmer would use the Margaret Rivers property for parking purposes. Chairman Jeffrey Zoller stated that the Commission would be meeting with the City Council on Tuesday evening, April 5, and he will open this subject for dis- cussion at that time. The Planning Commission will give its recommendations on this matter at its next meeting, May 2. REZONING OF COOPER'S ADDITION Gary Swager, representing Swager Brothers, Inc., stated that when the property in question was purchased by Swager Boothers it was zoned two-family. He pointed out that now there seems to be concern as to whether they will construct duplex after duplex on the property, but Swager Bros, has made no specific plans as yet. He stated that their intentions are to build some duplexes there, but they have never stated that this is all they would build there. Mr. Swager noted that Red Swager had given Jerry Mechelke, 809 W. St. Croix Avenue, a written commitment that there will not be any double family dwellings in the area behind Mr. Mechelke's residence. In the other area of Cooper's Addition, they plan to build whatever they can sell. He stated that they have had many calls from people who can't afford single housing, and they are expressing an interest in duplexes. Mr. David Magnuson stated that he has nothing against Swager Brothers, Inc., but he told the Commissioners that -they must remember the developer is in business to make the maximum profit. He stated that anytime before application is made for a Building Permit, the land can be rezoned. He pointed out that the character of the neighborhood must be considered. Nearby residents do not want to see a neighborhood full of duplexes, he stated, because it is not good for the whole City, not just the immediate neighborhood. Mr. Swager stated that it is their intention to utilize the 50' lots if they can. He noted that there is already a mixture of housing in that area. The property will not be rented out. He pointed out that not many people can afford a new home. Mr. Richard Arney, attorney for Swager Bros., stated that when the property was purchased it was zoned two-family, and they bought it with the idea that they could put in two-family housing. Rezoning against the wishes of the landowner, he stated, has to be based on health and welfare factors. Stillwater Planning Commission Minutes April 4, 1977 Page Six . Mr. Swager stated that if they were limited as to what they could build on the property, it would take some discussion, and if the final decision didn't meet with what they wanted for the area, they.would check it from the legal aspects. Chairman Jeffrey Zoller suggested that what might be called for would be a PUD situation, which would require Swager Bros. to come before the Planning Commission and Council before development. Mr. Magnuson felt the better thing to do would be to rezone the area single family, and they would have to come before the Planning Commission and Council if they wanted to build a duplex. Mr. Arney noted that there is an assumption that duplexes are transient housing, and he doesn't know that this is true. Mr. Arney stated that the whole Idea of rezoning is a very dangerous one against people who have grandfathered it In the first place. He stated that he didn't feel the community would be harmed by making available more reasonable housing. Mr. Swager stated that they are not willing to rezone the property single family, because that would give the City the right to deny permission to construct a duplex.. He stated that they would be most open to limiting the number of duplexes on the property. Mr. Magnuson stated that the whole town is zoned double family, and the rezoning would mean'thft the;City-does not want­duplexes'.in this"neighborhood. He noted that there is no such thing as a non -conforming use on vacant land. He pointed out that the Planning Commission should be telling the developer what he should consider. He stated that he was not against people building small houses there, because they will take pride in them and take care of them. Mr. Swager questioned as to whether or not a duplex would be kept up. He stated that they would not be opposed to a PUD. Chairman Jeffrey Zoller suggested that with the PUD the realigning of streets can be.eonsidered and some open space may have to be provided. He pointed out that with a PUD the neighbors can work with the developer. He suggested that this decision be tabled until he has discussed the planned unit concept with the City Attorney. Russell Meister moved that the Stillwater Planning Commission table its decision as to the zoning of a portion of Cooper's Addition until its next meeting. The motion was seconded and passed unanimously. ADJOURNMENT The meeting was adjourned at 10:30 P.M. C a-+�-c 0. f 6 / ar�l I,I177 6 N. � 554 c.Qge_ a67, aQ- tk W , d- Cc IDL-t a -U , ,; ' -� °- �.-►ate, , o2 91 �JI t a . Y1� Q lt,,- (l� l %� LCr7 l �1 /� II C�� L'tt.C, .. 1 }- k'`u-. �ti I LL .1�e .iris S- 70) � �Q April 1, 1977 Mr. Jeff Zoller Planning -Commission 216 N. 4th St. Stillwater, Minn 55082 Dear Mr. Zoller: On March 30, 1977, the Downtown Council Parking Committee and all interested members of the Downtown Council met -and discussed the possibility of the City of Stillwater purchasing the yellow house property southof the Armory at the corner of Third and Olive Streets. It was decided at this meeting that 1) we do not recommend the purchase of the above mentioned property, and 2) the city explore the purchase of the river parking l.ot from the railroad, and 3) consideration of possible ramping of the existing Second Street parking lot. Sincerely, \ Monty Brine, President STILLWATER DOWNTOWN COUNCIL MB:dj DOWNTOWN STILLWATER