HomeMy WebLinkAbout2019-035 (denying a Site Review Conditional Use Permit for the Historic Armory at 107 Chestnut Street East, CPC Case No. 2019-06) RESOLUTION 2019-035
CITY OF STILLWATER
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION DENYING
A SITE REVIEW CONDITIONAL USE PERMIT
FOR THE HISTORIC ARMORY AT 107 CHESTNUT STREET EAST
CPC CASE NO. 2019-06
WHEREAS, Matt Wolf, CVII Holdings, Inc., has requested an application for
approval of a site review Conditional Use Permit for the conversion of the Historic
Armory property at 107 Chestnut Street East from use as an Armory to a mixed-use
of residential and commercial, utilizing approximately 16,000-20,000 square feet in
the building; and
WHEREAS, on January 17, 2019 the Downtown Parking Commission
considered the parking plan for the Historic Armory project; and
WHEREAS, on February 27, 2019 the Planning Commission held a public
hearing on the site review Conditional Use Permit and recommended approval with
certain conditions; and
WHEREAS, on March 5, 2019 the City Council held a public hearing on the site
review Conditional Use Permit and reviewed the application, plans, layouts,
information and testimony submitted; and
WHEREAS,the Council expressed concern about the lack of off-street parking
at the site, although they recognized that the site technically met City Code
requirements by providing 15 off-street parking spaces; and
WHEREAS,the Council considered the proposed interior parking plan layout,
which showed 8 spaces and the reality that regular and large-sized vehicles would
have difficulty using all of the interior parking spaces provided due to the tight
constraints of the interior parking area, the narrowness of the drive aisle and the
physical barriers that exist; and
WHEREAS, one Council member testified that he spoke with a former
occupant of the site when it was used as an Armory who opined that the proposed
interior parking space plan would not be workable; and
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WHEREAS,the Council expressed concern about the lack of off-street parking
at the site given the mixed uses proposed and the physical layout of the interior
parking plan.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of Stillwater,
Minnesota, finds that:
1. The aisle proposed for the parking garage is only 20 feet 4 inches wide.
For a two-way traffic aisle such as proposed, a 24 foot wide aisle is
desirable. The narrower aisle makes maneuvering into and out of the
spaces challenging, if not impossible for regular and large-sized
vehicles.
2. There is no turn-out space south of the last parking space. With only a
20 foot 4 inch wide traffic aisle, the lack of turn-out space makes
maneuvering out of the two most southerly parking spaces difficult, if
not impossible. With larger vehicles, the last parking spaces are likely
not useable, therefore making the applicant deficient on the required
number of parking spaces.
3. The parking plan is inadequate for the proposed mixed-use
development scenarios.
BE IT FUTHERED RESOLVED, that the Council denies the site review
Conditional Use Permit.
Enacted by the City Council of the City of Stillwater, Minnesota this 19th day of March,
2019.
CITY OF STILLWATER
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Ted Kozlowski, Mayor
ATTEST:
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Beth Wolf, City Clerk