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HomeMy WebLinkAbout1990-01-04 CPC PacketR nter THE BIRTHPLACE OF MINNESOTA January 4, 1990 THE STILLWATER PLANNING COMMISSION WILL MEET ON MONDAY, JANUARY 8, 1990 AT 7:00 P.M. IN THE COUNCIL CHAMBERS OF CITY HALL, 216 NORTH FOURTH TR',I::I. AGENDA OPENING WELCOME!! The City of Stillwater welcomes three new members to the Planning Commission, Angela Anderson, Duane Elliott, and Warren Pakulski. Approval of Minutes - December 11, 1989. PUBLIC HEARINGS: 1. Case No. SUB/89-83 - A resubdivision of Block 1, the Cottages of Stillwater, from three lots to sixteen lots at the northeast corner of Highway 5 and Orleans Street in the RA, Single Family Residential District. Heritage Development Corporation, Applicant. 2. Case No. PUD/89-82 - Modification of a previously approved PUD for a 56 unit townhouse apartment complex, retail development and office building to preliminary plat approval for a multi -family residential PUD consisting of fourteen six-plex condominium units at the northeast corner of Highway 5 and Orleans Street in the RA, Single Family Residential District. Heritage Development Corporation, Applicant. 3. Case No. CPA/90-1 - Review and recommendation of the West Stillwater Business Park Plan to the Stillwater City Council. OTHER BUSINESS SUP/89-12 - Six month review of a Special Use Permit for a commercial recreational use, Billiard Hall, at 14470 North 60th Street in the Industrial Park Commercial District. Jeff Lundeen, Applicant. CITY HALL: 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE: 612-439-6121 STILLWATER PLANNING COMMISSION MINUTES Date: December 11, 1989 Time: 7:00 p.m. Members Present: Gerald Fontaine, Chairman Glenna Bealka Judy Curtis Steve Russell, Comm. Dev. Members Absent: Rob Hamlin Jean Jacobson Mark Ehlenz Don Valsvik Director Chairman Fontaine called the meeting to order. APPROVAL OF MINUTES Jay Kimble Nancy Putz Motion by Judy Curtis, seconded by Mark Ehlenz to approve the minutes of the meeting of November 13, 1989 as submitted. All in favor. PuTmI.0 HEARING Case No. V/89-7�1 - A variance to the Sign Ordinance setback requirements (fifteen feet required, zero feet provided) to place a 141x8' ten foot tall monument type building identification and office directory sign at 1905-1983 South Greeley Street (Greeley Square) in the IP-C Industrial Park Commercial District. Richard C. Ernst, Applicant. This case was continued from the November 13, 1989 Planning Commission meeting. The applicant was not present. Steve Russell informed the Commission that he received a request from Mr. Ernst to continue the case to the January meeting. Motion by Mark Ehlenz, seconded by Judy Curtis to continue Case NO. V/89-74 to the January meeting. Motion carried 5-0. Case No. SUP 89--76 - A Special Use Permit to convert an existing first floor meat market into a bar and conversion of a third floor bar into banquet facilities at Brine's Meat Market, 219 South Main Street in the CBD, Central Business District. Lamont Brine, Applicant. Monty Brine explained to the Commission that Brine's Meat Market is considering relocating to a new, larger location. Steve Russell explained that the change in use results in a parking requirement of 71 spaces which is not practical for the site, but it is an indicator of the parking need. There is a recommended condition of approval that all employees shall park in employee designated lots. The Commission discussed the future parking situation downtown including possible parking ramps, etc. 1 Stillwater Planning Commission December 11, 1989 Steve Russell commented that intensification of use downtown is increasing without parking space being added. The Commission agreed that the parking situation should not be cause for denial of the request. Mr. Brine stated that the third floor will be used primarily by groups that arrive on bus, etc., in non -prime time. Also, with the relocation of the meat market, the number of spaces required by meat market customers can be subtracted from total parking need. There were no comments from the audience. Don Valsvik made a motion to approve the Special Use Permit with one condition as discussed. Seconded by Judy Curtis. Motion carried 5-0. Case No. SV/89-77 - A street vacation for the whole portion of Linden Street East of North Main Street and West of the Burlington Northern Railroad property in the CBD, Central Business District. Mark and Gloria Desch, Applicants. Steve Russell explained that this is a "housekeeping" matter. There is no road at the location now and it may have been previously vacated, but there is nothing of City record that shows a street vacation was ever granted. In order to clear the title on the property, the Desch's are requesting this street vacation. Mark Ehlenz made a motion to approve the street vacation request. Seconded by Judy Curtis. Motion carried 5-0. Case No. SUB//89-79 - Preliminary Plat approval for the subdivision of an 8.7 acre parcel into three lots on the Northwest corner of Curve Crest Boulevard and Washington Avenue in the IP-I, Industrial Park District. Curve Crest Properties, Applicant. Guy Reithmeyer presented the application for Curve Crest Properties. There is one condition of approval which the applicant agrees to. Motion by Mark Ehlenz to approve the subdivision request. Seconded by Glenna Bealka. Motion carried 5-0. Case No. SUP/89-78 - A Special Use Permit for the construction of a retail/manufacturing/office building on the Northwest corner of Curve Crest Boulevard and Washington Avenue. Curve Crest Properties, Applicant. Guy Reithmeyer presented the application. The Special Use Permit is required for the retail portion of the use of this space. Monty Brine explained to the Commission that Brines is planning I Stillwater Planning Commission December 11, 1989 to move their meat market facility to the site. The new facility will be USDA inspected which will allow selling of products interstate. The downtown location does not meet USDA requirements becasue of age of the building etc. Brines will sell their meat by mail order catalogs, etc., and the retail portion will be a small percentage of the building. There are eight recommended conditions of approval. Condition No. 6 allows a maximum of 1,850 square feet of building to be used for retail sales incidental to products manufactured on site. Chairman Fontaine questioned what products will be sold and how the determination is made of what is "incidental to products manufactured on site." Mr. Brine stated that the amount of square footage will limit the number of items sold and emphasized that the main purpose is not retail, but manufacturing of items to be sold off site. The catering business will also be conducted out of the new facility. Mr. Reithmeyer and Mr. Brine stated that the floor plan at this time reflects an 1,850 sq. foot retail space, but requested that the condition be changed to 2,000 sq. foot in the event that the floor plan is altered in the future. Judy Curtis moved to approve the Special Use Permit with eight conditions of approval and amending Cond. No. 6 to a maximum of 2,000 square feet. Mark Ehlenz seconded. Motion carried 5-0. OTHER v The Commisison reviewed and discussed the draft Noise Ordinance. Don Valsvik stated that he has a background in this area and pointed out several items in the proposed ordinance that he would like to see expanded upon or clarified. Judy Curtis made a motion that further consideration should be given to the proposed Noise Ordinance and that Don Valsvik act as spokesman for the Planning Commission in making a recommendation to the City Council. Seconded by Mark Ehlenz. Motion carried 5-0. The Commission also discussed the two vacancies on the Planning Commission created by the resignations of Nancy Putz and Mark Ehlenz. Several names were suggested to recommend to the City Council: Kay Tomaszek, Angela Anderson, Jack Lux, Carl Risendal, and Duane Elliott. Motion by Judy Curtis to adjourn the meeting at 8:25 p.m. Glenna Bealka seconded. Motion carried 5-0. Submitted by: Shelly Schaubach Recording Secretary PLANNING APPLICATION REVIEW CASE NO. PUD/89-82-SUB/89-83 Planning Commission Meeting: January 8, 1990 Project Location: Northeast corner of Highway 5 and Orleans Street. Comprehensive Plan District: Single Family Zoning District: RA/PUD Applicant's Name: Heritage Development Corporation Type of Application: Mixed Use PUD PROJECT DESCRIPTION: Modification Ato a previously approved mixed use residential/retail/office PUD and resubdivision. DISCUSSION: The PUD amendment request is for a 7.04 acre portion of a 13.38 acre site that previously received City Council approval PUD/89-3 (see attached site plan). The previously approved plan was comprised of 56 townhouse apartments along Cottage Drive, two commercial buildings of 10,000 square feet and 24,900 square feet, a one stall car wash and a 45,000 square foot three level office building. The previous PUD approval included the 2.22 acre Erickson Post site at the corner of County Road 5 and West Orleans. The plans envisioned removing the gas station and relocating it in the 24,000 commercial center. No subdivision was submitted with the PUD plan but that was to follow before development. Since February 21, 1989, no subdivision or development plans have been submitted and the owners of Erickson Post have indicated they are no longer participating in the project. The amendment proposal before the City at this time is for the 54 housing units portion of the project located along Cottage Drive. The request is to amend the 54 apartment unit approval and replace it with 84 units of townhouse condominiums units. Elevations of the previously approved 54 unit apartment project are provided along with possible typical elevations for the proposal. The new proposal would include 14 sixplex units; 8 located off of Cottage Drive and 6 located off of a 34 foot cul-de-sac, Terrace Court Street. The existing plat for the area shows the utility drainage easement bisecting the site from north, Cottage Drive to South, West Orleans. Also, a utility drainage easement is shown around existing pond. Both of these existing easements would have to be redefined on the new plat to conform to the new development arrangement. The drainage/utility easement will have to be relocated as shown on sheet no. 3 of the plans submitted. The pond area shows a storage capacity of 2.0 acre feet. From previous studies and 7.0 acre feet of storage capacity is necessary. This is a substantial increase in easement area and may result in the loss of the residential building at the corner of Cottage Drive and County Road 5. The Terrace Court Street does not meet the right-of-way or cul-de-sac requirement of the City for minor streets. A 60 foot right-of-way is required with 32 feet curb to curb street. The cul-de-sac right-of-way requirement is 60 feet radius with 45 foot turn around radius. With a 60 foot right-of-way width, the six buildings located around the cul-de-sac do not met the setback requirements (30 feet). The grading plan shows slopes in excess of 3:1. Any slopes greater than 3:.1 will require an approved retaining structure. A grading permit shall be required before any site development occurs. Because all grading shall be done at one time and the staged nature of the project, the graded area shall be replanted to protect against wind and water erosion as part of the grading operation (see comments regarding erosion control from the City Engineer). No sewer service is available to the site at this time although it is scheduled to be constructed this Spring. Until sewer service is assured, and completion date established, no building permits should be issued. A landscape plan is provided showing a variety of evergreen and decidious trees. A building planting detail is shown with ornamental trees, evergreen and decidious shrubs. The plantings for each stage of construction should be in before the development site is finalized for occupancy. The pond area landscaping shall be installed when grading is completed and construction of the first phase begins. This will minimize erosion and begin establishing the wetland vegetation. Other site plan details including the location and screensing of trash receptacles and utilities are not shown. All utilities shall underground to the site and all electrical boxes or gas meters screened with landscaping or compatible architectural detail. Two parking spaces are provided for each unit. One space is covered in a garage and the other space is parked tantum behind the covered space. No off street parking is provided for guests. It is suggested that two spaces of guest parking be provided per six-plex. RECOMMENDATION: Approval with Conditions of Approval. 1. Approval of PUD/89-3 is rescinded with this approval. 2. No building permits shall be issued until sanitary sewer service is available to the site. 3. A sidewalk shall be installed along the north and east side of Cottage Drive (the cost of the sidewalks shall be shared 50/50 by the developer, of the Cottages and the developer of the condominiums.) 4. All utilities shall be undergrounded. 5. All electrical boxes and gas meters shall be located so they cannot be seen from public streets or screened with landscaping or architectural detail compatible with the building. 6. Comments from the City Engineer contained in the letter dated January 3, 1990 shall be met. Landscaping for the Pond Area shall be installed after initial grading and before first phase construction. 8. A grading permit with erosion control measures shall be required before grading begins. 9. New utilities easements for the sewer line and pond shall be shown in the final plat. The pond easement area shall provide for 7 acre feet of water storage. (This may require elimination of Building 1.) 10. Building 1 if it remains, shall be set back 50 feet from County Road 5. 11. Landscaping for each site shall be completed with the completion of each site before building occupancy. 12. All lawn areas shall be sodded. 13. The trash receptacles shall be screened with a structure compatible with the design of the residential structures. 14. The Terrace Court right-of-way shall be 60 feet and cul-de-sac radius 60 feet (building shall be sited to meet 30 foot front setback requirement) . 15. A final plat shall be recorded before building permits are issued. 16. Two guest parking spaces shall be provided for each six-plex. 17. No slopes on site shall have a slope of more than 3:1 without an approved retaining wall. ATTACHMENTS: Property Plan SUB/89-83, PUD/89-82 Letter from SEH dated January 3, 1990. I ENCI NEERS R ARCHITECTS H PLANNERS January 3, 1990 3535 VADNAIS CENTER DRIVE, 5T. PAUL, MINNESOTA 55110 612 490-2000 Mr. Steve Russell, Community Development Director City of Stillwater 216 North Fourth Street Stillwater, MN 55082 Dear Mr. Russell: RE: STILLWATER, MINNESOTA PLANNING CASE REVIEW PLANNING CASE PUD 89-82 AND SUB 89-83 We have reviewed the preliminary plans by Heritage Development; Company for Orleans Terrace. The plan includes a preliminary plat, preliminary development plan, preliminary utility plan, preliminary grading and drainage plan, preliminary landscape plan and existing topography. The right-of-way indicated for Terrace Court and cul-de-sac is 3A_ feet for the straight portion and 46 foot radius for the cul-de- sac. The zoning code requires a 60 foot right-of-way for a minor street and a 60 foot radius for a cul-de-sac. Therefore, the preliminary plat does not meet the subdivision code regulations. The existing utility and drainage easements are also indicated on the preliminary plat. These do not correspond with the utility location indicated on the preliminary utility plan. New easements will be required for utilities and the detention basin and drainage system. The grading plan indicates some 2-1/2:1 slopes behind lots 9, 10 and 11. We feel these slopes would be difficult to maintain and may present an erosion problem. Some of the slopes are 3:1 and 4:1. Although difficult, 3:1 slopes can be maintained. The developer may wish to consider some retaining wall in the vicinity of the steeper slopes. We have indicated the preliminary design slopes on the grading plan for your information. The proposed street grade meets City standards with a 20 grade. However, it is not desirable and not Stillwater standards to run drainage across a cul-de-sac. The cul-de-sacs SHORT ELLIOTT ST PAUL, CHIPPEWA FALLS, HENDRICKSON INC. MINNESOTA WISCONSIN Mr. Steve Russell January 3, 1990 Page #k2 in Stillwater are designed -to accommodate drainage on the curb and gutter around the peripheral radius to the catch basin. We have also indicated -this in red pencil on the grading plan. The storm sewer size is not indicated and the developer should submit his drainage calculations so they may be verified by this department. We have indicated erosion control requirements on the grading plan with blue pencil. We have estimated the erosion control cost which includes seeding the entire site if the site is graded and no development takes place. Our estimate is approximately $5,590. The estimate is as follows: 1,230 Feet Silt Fence @ $ 1.75 = $2,153 15 Each Bales @ $ 4.00 = $ 60 6.15 Acre Seeding @ $50.00 = $ 308 710 Lbs. Seed @ $ .50 = $ 355 12.5 Tons Mulch @ $90.00 = $1,125 6.15 Acre Disc Anchoring @ $30.00 = $ 185 1,400 S.Y. Wood Fiber Blanket @ $ 1.00 = $1,400 Total $5,586 We are enclosing the print you transmitted to us with the comments indicated in red and blue pencil. If you have any questions, please contact me. aie 1,4z� Richard E. Moore, P.E. City Engineer REM/cih Enclosure ' •J MEGIZ'• FL (T`1P / rl d LZ E Pr I �I�C ,.� Cr �� -('IJ N Q► I.la, PONT ELEVATION ti i-i'NF'ji I v, i•l vtt�YL -nub ��p) A•!! I � I � Utz, � THE BIRTH PLACE OF MINNESOTA TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT DATE: JANUARY 4, 1990 SUBJECT: WEST STILLWATER BUSINESS PARK PLAN BACKGROUND: In October of 1987 the Stillwater City Council placed a moratorium on retail development in portions of the Stillwater Industrial Park and directed preparation of a plan for the area. A ten member West Stillwater Business Park Committee was established to work with Planning Staff in preparation of the plan. Five members from the Planning Commission were on the Study Committee to make sure the plan is coordinated with the City Comprehensive Plan. In addition to the five commissioners, five business owners or property owners who have interest in the area were appointed to the Committee. To prepare the plan, the Committee met monthly from May through December, holding a public hearing in November. THE PLAN The plan describes existing conditions and issues for the Business Park (pages 3-10). The areas of land use/zoning/transportation system, utilities, area design and recent development trends are described. Major areas identified needing consideration are land use and zoning designations, annexation areas, completion of the transportation systems, utility extensions and design quality. The next section of the plan lists goals and objectives to guide development of the area (pages 10-12). The goals and objectives are organized by subject areas; land use, road system, utilities, park and open space, area design and cooperations. The goals and objectives provide direction for more specific implementing action such as land use designations and zoning, future road alignments, park and open space needs, and design guidelines. The third section of the report contains a land use plan for the West Stillwater Business Park area (pages 13-14). Proposed land use is shown on Map 6. The map shows retail commercial uses along Highway 36 and the east side of County Road 5 to West Orleans. Office/commercial use is shown between Curve Crest Blvd. and Tower Drive and along West Orleans Street. Industrial sites are designated for land north of Curve Crest Blvd. The Benson Farm is designated residential, the north part around the lake single family, and the southerly part closest to Orleans Street multi -family. CITY HALL: 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE: 612-439-6121 A five to eight acre neighborhood park is shown in the Benson Farm area. Open space areas are shown along the steep south banks of City lake and on the west side of County Road 5 just north of Highway 36 intersection. Proposed zoning Map 7 follows and implements the land use map. Proposed zoning districts are provided for the commercial, office and industrial districts. The new zoning district defines permitted uses more closely to the primary purpose of the district. Other development requirements are shown on page 18. The Land Use section contains special development guidelines for four sites shown on maps 8-9-10. A road system is proposed extending Curve Crest Boulevard to County Road 5, connecting north 62nd Street to County Road 5 and extending Pine Tree Trail and West Orleans. Design guidelines for new development in the Business Park are described on pages 20 and 21. The final section contains an implementation program that can be carried out over time to implement the goals and objectives and other direction in the plan. OTHER INFORMATION Correspondence received regarding the plan from the Stillwater Area Economic Development Corporation, SADEC, and an area property owner are attached. PLANNING COMMISSION CONSIDERATION This meeting is a hearing on the West Stillwater Business Park Plan. The plan is a part of the City's Comprehensive Plan. After hearing public comment and reviewing the plan, the Commission can make changes in the plan as appropriate and recommend plan apprvoval it to the City Council by resolution. ATTACHMENT: West Stillwater Business Park Plan. 0 STILLWATER AREA ECONOMIC DEVELOPMENT CORPORATION RESOLUTION ON RESERVING CERTAIN INDUSTRIAL LAND WHEREAS, the City of Stillwater has created a study commission to examine land use potential in the area north of Highway 36 and west of existing development in the commercial/industrial park; and WHEREAS, the seventy-two acre vacant parcel located at the northeast corner of Highways 36 and 5 is included in the study area; and, WHEREAS, the Stillwater Area Economic Development Corporation has reviewed properties available for industrial development; and WHEREAS, the subject site has been identified in the industrial site inventory as an important part of the areas industrial property reserve; and WHEREAS, Stillwater Area Economic Development Corporation is of the opinion that Stillwater should preserve the majority of said site for industrial purposes. NOW THEREFORE BE IT RESOLVED, that the SAEDC strongly encourages the Study Commission and the City of Stillwater to preserve the majority of this site excluding the Highway 36 frontage for industrial purposes; and BE IT FURTHER RESOLVED, that in order to protect -the potential for this property an Industrial zoning classification be assigned to this parcel. P Signed this � day of ���.s �' , 1989. J es W. Torseth, President ohn Lux, Secretary 4 WILLIAM R. SPANGLER CERTIFIED PUBLIC ACCOUNTANT 12811 N. 62NO STREET STILLWATER, MN 55082 (612) 439-0409 December 4, 1989 Steve Russell City of Stillwater City Hall 216 North Fourth Street Stillwater, MN 55082 Dear Mr. Russell: I am in receipt of the meeting notice regarding the Business Park Plan Committee suggestions. I was unable to come to the meeting due to prior commitments. I talked to you on the phone Friday, November 17th, and you expained to me that the Curve Crest Boulevard would continue to just north of 62nd Street on Highway 5 in order to have better access to the industrial park area. You are not sure if Curve Crest Boulevard would connect to 62nd Street, but suggested that I write you indicating my desires. I am the first house off Highway 5 on .62nd Street on the south side and I, for one, would like 62nd Street to have a dead-end cul-de-sac at Highway 5. I also have talked to Grady Thomas, the neighbor two doors west of me of 62nd Street and he would also like to have 62nd Street dead -ended at Highway 5. The traffic on that roadway has become excessive since the township blacktopped it and the road itself is too narrow for normal traffic. Therefore, by cul-de-sating it would cut down on the traffic in that area and eliminate what I feel is a real traffic hazard on 62nd Street. That is, individuals speeding on this section of the road and cars trying to get on to 62nd from their driveways. I would be more than willing to go up to Highway 15 in order to access Highway 36 or Highway 5. In addition, you mentioned that the property behind me abutting Highway 36 was suggested to be zoned for multiple residential units. If I had anything to say about the zoning, I would suggest that it be residential or townhouse residential rather than apartment buildings. Apartment buildings generally bring an influx of individuals into an area which sometimes causes trouble. This property is presently zoned R2 which I think is residential which includes duplexes. Let's leave it zoned for single family units or duplexes or townhouses. Thank you for your consideration of these viewpoints. , W. R. 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SUP/89-12 APPLICANT: JEFF LUNDEEN ADDRESS: 14470 NORTH 60TH STREET ZONING DISTRICT: IP-C COMPREHENSIVE PLAN DISTRICT: INDUSTRIAL PARK COMMERCIAL TYPE OF APPLICATION: SPECIAL USE PERMIT DISCUSSION: A Special USe Permit was granted on February 13, 1989 to conduct a 21,500 square foot Billiard Hall in an existing building (See attached Staff report and minutes). The business opened in the summer of 1989 with ten pool tables and other video games. The following are the Conditions of Approval for the Special Use Permit. 1. A sign plan shall be submitted and approved before a sign permit is issued. 2. There shall be adequate lighting of the parking lot. 3. No loitering outside the business in the parking lot. 4. The use shall be reviewed six months after opening. At the Planning Commission and Council hearings, the applicant said he would run a clean operation by closely managing the business. From the list of police calls, closer management of the facility may be necessary. DISCUSSION: Since the Fool Hall opened, the City has received several complaints regarding the use. (See attached police reports.) A review of the Conditions of Approval indicate that no loitering shall take place outside the business. A review of the site indicates that a temporary sign in the building was not approved as part of the application. RECOMMENDATION: a1l1at %lie Planning Commission review the complaints with the applicant, hear public comments on the use, and decide what measures should be taken to reduce the disturbances at this location. A review of the management policy of the use may be helpful. ATTACHMENTS: Staff report for City Council - March 7, 1989. Planning Commission minutes - February 13, 1989. Council minutes - March 7, 1989. PLANNING APPLICATION REVIEW CASE NO. SUP/89-12 Planning Commission Meeting: February 13, 1989 Project Location: 14470 North 60th Street Zoning District: Industrial Park Commercial Comprehensive Plan District: IP-C Applicant's Name: Jeff Lundeen Type of Application: Special Use Permit PROJECT DESCRIPTION Special Jse PermiC ror a commercial recreational use, Billiard Hall, in the Industrial Park Commercial District. DISCUSSION: ifIe application is for a 2,500 square foot billiard hall in an existing building. The plans, as submitted, include ten pool tables and other video games. No alcoholic beverages will be served. The building is currently occupied by K-Sun manufacturing (17,825 sq. ft.) and a retail outlet (6,875 square feet). The parking requirements for the various uses are as follows: Retail - 6,875 sq. ft. = 45 spaces Manufacturing - 17,825 sq. ft. = 9 spaces Pool Hall - 2,500 sq. ft. = 45 spaces Total 99 spaces Eighty seven (87) spaces are readily available in the parking lot with additional space available, but unmarked, on site if additional parking is needed. No signage plan is submitted as of this writing but the applicant has indicated that the sign will be located on the front of the building and he will bring the sign plan at meeting time for Planning Commission review. RECOMMENDATION: Approval. FINDINGS: Adequate access and parking is available and based on the plans submitted, the proposed use will not be injurious to the neighborhood or otherwise detrimental to the public welfare and in harmony with the general purpose of the Zoning Ordinance. bTU CONDITION OF APPROVAL: 1. A sign plan shall be submitted and approved before a sign premit is issued. 2. There shall be adequate lighting of the parking lot. 3. No loitering outside the business in parking lot. 4. The use shall be reviewed six months after opening. ATTArHMFNT- Project Plans. PLANNING COMMISSION RECOMMENDATION: Approval. 2 Stillwater City Council Minutes Recessed i+leeting March 7, 1989 Motion by Councilmember Kimble, seconded by Councilmember Opheim to adopt the appropriate resolution approving the request for Preliminary & Final Plat to subdivide a 2.39 acre lot into two lots located at 1819 No. 4th St., as conditioned and subject to approval by the Comm. Dev. Director and City Attorney; Robert Troyer, Applicant. Case No. SUB/89-11. (Resolution No. 8046) Ayes - Councilmembers Bodlovick, Farrell, Kimble, Opheim and Mayor Abrahamson. Nays - None 7. This .is the day and time for the Public Hearing on a request for a Special Use Permit for a commercial recreational use (Billiard Hall) located in Industrial Pk. Comm. Dist., IP-C at 14470 No. 60th St. (Surplus Warehouse Bldg.), Jeff Lundeen, Applicant. Case No. SUP/89-12. Notice of the Hearing was published in the Stillwater Gazette on February 24, 1989 and copies were mailed to affected property owners. Mr. Russell stated the applicant is proposing to use a portion of the Warehouse Market for a billiard hall and will include video games and vending machines. No alcoholic beverages will be served. Parking requirements were discussed and a sign plan was submitted. Mr. Fontaine stated the Planning Commission was concerned with potential problems within and without the pool hall and suggested that adequate lighting be provided. Mayor Abrahamson closed the public hearing. — Motion by Councilmember Bodlovick, seconded by Councilmember Kimble to approve the request for a Special Use Permit for a Billiard Hall to be located at 14470 No.,60th St. (Surplus Warehouse Bldg.) as conditioned; Jeff Lundeen, Applic'ant. Case No. SUP/89-12. (All in favor). 8. This is the day and time for the Public Hearing on a request for a Design Permit & Special Use Permit for construction of a 15,000 sq. ft. office building at 319 No. Main St., located in the Heavy, IB, Industrial Dist. (Arrow Bldg. site), Mike McGuire, Applicant. Case No. OP/SUP/89-13. Notice of the Hearing was published in the Stillwater Gazette on February 24, 1989 and copies were mailed to affected property owners. Mr. Russell presented background on this request and explained the Design Permit uses Downtown Design guidelines. This request meets the floodplain conditions. Mr. Fontaine stated the Planning Commimssion felt this was a good use for the property. Mayor Abrahamson closed the public hearing. Motion by Councilmember Kimble, seconded by Councilmember Opheim to approve the request for a Design Permit & Special Use Permit for construction of a 15,000 sq. f t. office building at 319 No. Main St. (Arrow Bldg. site) as conditioned; Mike McGuire, Applicant. Case No. DP/SUP/89-13. (All in favor). Stillwater Planning Commission February 13, 1989 Motion by Mark Ehlenz to approve the subdivision request with two conditions. Seconded by Don Valsvik. Motion carried 7-0. Case No. SUP/89-12 - Special Use Permit for a commercial recreational use (Billiard Hall) located in the Industrial Park Commercial District at 14470 North 60th Street (Surplus Warehouse Building). Jeff Lundeen presented the application. Mr. Lundeen submitted a sign plan as requested. He stated that no alcoholic beverages will be served. The Commission recommended the following conditions: 1) No loitering in the parking lot; 2) Adequate lighting provided for the parking lot; 3) Planning Commission reviewal after six months. Motion by Don Valsvik to approve the special use permit with the three stated conditions. Seconded by Judy Curtis. Motion carried 7-0. case No. DPZSU /�3 - Design Permit and Special Use Permit for construction of a 15,000 sq. ft. office building at 319 North Main Street (Arrow Building Site). Mike McGuire, architect, and Mark Desch, property owner, presented the application. The Downtown Design Review Committee has reviewed the plans. Motion by Don Valsvik to approve the special use permit with the conditions of approval. Seconded by Nancy Putz. Motion carried 7-0. Cash: No. VZ89-14 - Variance request to the rear yard setback requirements (20 ft. proposed, 30 feet required) for construction of a 13,716 sq. ft, retail center located at 2000 Washington Avenue in the Industrial Park Commercial District. Mr. R. C. Ernst presented the application. The center would share the existing Merrill Lynch driveway. The Commission expressed some concern with the entrance and exit plans, and there was discussion of alternative entrances and exits. Motion by Judy Curtis to approve the variance with the five stated conditions. Seconded by Mark Ehlenz. Motion carried 7-0. raaeNo._ CPAI$9-3 - Comprehensive Plan Amendment adding 11 acres of land to the City Comprehensive Plan boundary and designating the land Government Center, and open space buffer, located East of Panama Avenue and South of 62nd Street. City of Stillwater, I - Case Number ell r`' �(,•' Fee ,Mete'• ----- _ __...� Ir.�. �,�• Dete Filed - ' PLANNING ADMINISTRATIVE FOF}M - /yC _1Z` �✓ ------------ Street Lo 'cc,i on of Property: __ ---------- .- ... 1 or �r operty: _ _- eaal Dascrio,ion ___.___ GWin er: Nome - ��_�•�-1����e� N _---------______________.._____ _ ; ' 'Adaess .53 LL C�� ^�.t'_�� _�u.�3� _�=--- Ph one: _1D _0. G� (J Applicant (lf other than owner): Name ---- _ ------------------ �.:•` Address ------------------------------ Phone: ------ w Type a-,"Qeauest: Rezoning _Approval -of Preliminary Plat .?S Special Use Permit \ =__ Approval of Final Plat --- Other __. _ Variance ------------------- Reciu est: �s� _ _ _G.� - �o r�1 _ �ess^� _ ��_=------- Descr ip"on a-" -- - -' __L�.;�__ i�\\•---------_-_----------------------- _..___-_ - - ---------------------------•------------------------------------------- Signature of Ap,----'��-- Data of Public Hearing: NvJ. ;-_-___---__-__-- si- this aietC:OfpropoS2 to b2 dr fin. on b� ;8�at,- p�. ti.. tacked, s'rowing the following: w � `. VLS IZI � 1t• V North direction. 'jo Location of proposed structure on lat. �� 3. Dimensions of front and side set -backs. a la �1,�►' , A! Dimensions of proposed structure. `,..� �g6�'':• V � ,bb 5. Street narres.j' Location of adjacent existing buildings.rZ+� 7. Other information as may be requested. % aAe Approved X._ Denied ___ by the -Planning Commission on sub leaf ►o t► e following conditions: _ ------------------------------ A proveclX_ Denied ___ by tf;8 Council on _ 3-�7,� _______ suwiec to tr.e . p ,allowing conditions: -�-- -' . - � • Comr,.ents: TUse-other side), -____ --.. t, :�� • • • : .: '..^.. f- - l 1 k p 01 z OCTOBER 19a9 - AMERICAN Y. 1 r,, i ff PLANNING ASSOCIATION Recommendations for Zoning Hearings Is it legal for the chairman of a zoning board to ask the audience at a hearing for a show of hands of those who favor and of those who oppose a controversial proposal'? What should the chairman say if the spokesman for the opposition accuses the petitioner of past criminal activities but offers no proof of the accusation? is it legal for zoning board members to close a meeting after all the testimony is given. leave the hearine room, and consider the matter in private before discussing their decision in public? If your zoning board has faced these situations, you need the help of an attorney. They all raise questions of fairness and due process. And, in fact, these situations have occurred. Zoning hearings operate democratically. Sometimes, this democratic process results in hearings that are very informal. The frequency of Iitigadon in zoning matters requires that local planning boards and zoning boards of appeals develop sound rules of procedure that help ensure fair and objective hearings. Well -organized hearings and procedures will lead to legally defensible decisions. Described below are recommendations to help achieve these ends. They come from various legal treatises on zoning and from interviews with the executive secretaries of zoning boards. These guidelines are not exhaustive but are intended to be a starting point for boards to begin developing their own rules. Fairness in Hearings Hearings should be used to sort out relevant evidence, collect pertinent facts, and hear arguments. A fair hearing requires adequate notice ("adequate" is typically defined by state or local statute] to the applicant, neighboring landowners, general public, and other concerned parties. After public notice, the interested parties should be given the opportunity to be heard. Finally, hearings should make it clear that decisions are based upon the evidence presented and that the evidence must demonstrate clearly whether the proposal complies or does not comply with ordinance standards. According to Robert M. Anderson, in American LawofZoning (The Lawyers Cooperative Publishing Service, 1977), "unless the hearing is capable aFassembling evidence and testing its quality, it is either an empty ritual or a forum for the release of neighborhood anger." An applicant should not be denied a fair hearing simply because opponents turn out in force or because they have collected signatures on a petition. In a presentation at the 1985 Zoning Institute, Marlin Smith stated that, in most cases, petitions "accomplish nothing more than demonstrating that the applicant's request is locally unpopular." According to Smith, petitions are only worth something when the zoning enabling act specifies that, "if a certain percentage of the property owners within a specified distance of the property involved file such a petition, an extraordinary majority of the zoning board is required to approve the petition." He also states that, in such cases, the board should make a specific finding with respect to the sufficiency of the signatures. Smith cautions that "no statute or ordinance makes the popularity of a proposed use one of the standards for determining whether [a discretionary permit] should be ;ranted." It should also be noted that petition signatures are often collected on the basis of misinformation or inaccurate portrayals of the proposed use by the opponents of an application. Of course, the decisions of planning commissioners can often be swayed by a room full of irate neighbors. "In the abstract, citizen input may compromise the decision -making process," says R. Michael Chandler, a zoning specialist with the Virginia Cooperative Extension Service, "but citizen participation is an important part of zoning." Chandler says, "The real gut -check time comes when the opinion of the overwhelming majority of the neighbors flies in the face of the ordinance. Then the board member has to choose between upholding the law or being swayed by public opinion-" To ensure fairness, public hearings rooms must also be. able to accommodate all the people who attend. Some boards or commissions, when faced with a crowd that spills into the corridors, are resourceful enough to call a special recess and reconvene in a larger meeting place or announce additional hearings. Boards and commissions also can place time limits on presentations at crowded hearings, especially when time limits are coupled with the acceptance of longer written testimony. Zoning board officials must remember that the petitioner for a conditional use permit or a zoning variance has the burden of proof in a zoning hearing. The applicant should be expected to submit evidence that demonstrates compliance with ordinance standards. Applicants should be informed of the standards used for the review of their applications and the types of proofs (e.g., traffic studies, environmental impact assessments, or property appraisals) that may help them succeed. In Eugene, Oregon, both the applicants and the surrounding property owners are sent a list of criteria that will be used to evaluate the applicant's request. Public notices also include information on how citizens can testify, the order in which the testimony will be heard, and rights of appeal. By informing citizens about the format and substance of the hearing, this type of notice encourages a formal and controlled atmosphere. A zoning board or planning commission can adopt rules that require witnesses to take an oath and be subject to questioning. Although most local zoning hearings are informal and nontechnical, the stakes can be high, and the principle parties should have the right to question witnesses and rebut testimony. Often, there is conflicting testimony. In such cases, the planning commission or zoning board members should be responsible for sorting out the facts and judging the quality of the testimony. The board chairperson can prevent problems by keeping control over the hearing: Clapping and disruptive outbursts by the audience should not be permitted. The chairperson should remind speakers to limit their remarks to points or issues that have not previously been brought forth. Many of the common problems of public hearings can be solved by the adoption of rules of procedure. Too often, however, these rules only cover the noncontroversial issues — establishing a quorum, the sequence of testimony, and the recording of votes. Many of these rules should be written with controversial hearings in mind. They should address issues like time limits on testimony, rules on the reconsideration of applications, and rules about hearsay evidence. Importance of Findings The findings of fact should clarify the basis of a zonim: decision and demonstrate that zoning officials weighed the evidence relative to ordinance standards. The tindines should be in writini and should identify the critical testimony. documents, or exhibits that the board used to reach its decision. The most important evidence will be that which addresses the issue of compliance or noncompliance with ordinance standards. The record should make it clear that zoning officials considered the evidence and based their conclusions on whether the applicant proved his or her case. Records of hearings must be kept and must be accurate and reasonably complete. If a case goes to court, a judge will be sympathetic to local officials if the record makes it clear that the relevant issues were considered and if the final decision is supported by facts discovered in the hearing process. If the planning staff collects information relevant to a zonine case, it is important to introduce and record this evidence. Recommendations from other city departments (e.g., police departments or fire departments) should also be part of the record and subject to examination by interested parties. Applicants, in particular, should have the opportunity to respond to any report or assessment that may have an adverse impact on their application. If the planning commission or zoning board members rely on their personal knowledge of the community, they should discuss this special knowledge and make it part of the record. If the personal knowledge or opinions of board members are discussed, interested parties should be given the opportunity to refute this knowledge or these opinions. Patrick Rohan, in Zoning and Land -Use Controls (Matthew Bender, Inc., 1988), states that, "the opinions of both lay and expert witnesses are acceptable at a hearing although expert testimony is much preferred." Often, the attorneys for applicants or opponents testify in areas in which they have no special expertise (e.g., traffic generation, parking demand, and public service and utility costs). They should be questioned when they do so. Zoning board or planning commission members should be careful to understand very clearly the limits of the professional expertise of each witness. Final Decisions In rendering a final decision, it is important for all parties to understand that the administrative body has made its decision solely on the evidence. Donald Hagman and Julian Juergensmeyer, in Urban Planning and Land Development Control Law, (2d ed., West Publishing Co., 1986), cite four examples of bias or prejudice. These situations should be avoided to ensure fair hearings and legally defensible decisions. Local officials may appear to have already taken a public stance on zoning disputes. In local elections, politically active board or commission members may say they are against "too many apartment buildings" or "too much low- income housing." If so, this may be a clear indication of prejudice. A commission or board member may vote on a matter in which he or she has a direct financial interest. A commission or board member may have contact with petitioners or opponents outside of the public hearing. The nature and extent of this contact should be disclosed at the hearing. If it becomes known without voluntary disclosure, it may give the appearance of bias. Local boards may fail to act consistently in their decision making or fail to treat similar applications in the same manner. ELWene McQuil[an, in The Law of Municipal Corporations (rev. ed., Callauhan and Co.. 1987), states that, while zoning boards are not subject to strict rules of administrative procedure. the attitude and conduct of the board should be judicial and impartial. If the applicant proves compliance with ordinance standards and establishes facts that demonstrate this compliance, a board or commission must grant an application. The final decision must be reasonable, not arbitrary or discriminatory. Hurricane Hugo Incites Stormy Debate For those whose homes were reduced to rubble.by its high winds and waves. Hurricane Hugo was nothing more than an unmitigated disaster. But some coastal planners, while acknowledging the severity of the destruction, view the aftermath of the storm as an opportunity to rethink development along the South Carolina coast. Already, an emotionally charged debate has begun between property owners and planners over just how much of the state's ravaged coastal development can and should be rebuilt. Last year, South Carolina passed the Beachfront Management Act that restricts repairs to damaged buildings and limits new construction along its 180-mile coast. Many environmentalists have touted the law as a way to prevent further damage to the South Carolina shoreline, which has historically experienced some of the highest rates of erosion along the eastern seaboard. "However disastrous the hurricane was, it may have had one healthy result," Gered Lennon, a geologist with the South Carolina Coastal Commission, told the New York Times. "It hopefully will rein in some of the unwise development we have along the coast." Many property owners disagree. The law prohibits new construction or replacement of destroyed buildings within the no -construction or 'dead zone" that begins 20 feet inland from the crest of the first sand dunes and runs seaward. Repairs may be made to buildings that sustain damage amounting to less that two-thirds of their total value. Restricted development can take place within the "setback zone" that is located inland from the no construction zone. The law does not include provisions for variances or monetary compensation for property owners who cannot rebuild, prompting some to predict a flurry of litigation. Some experts add that, because Hugo's swath of destruction was so extensive, any requirement to compensate owners could make COMMENTS ON NOISE ORDINANCE - CITY OF STILLWATER PER PLANNING COMMISSION REVIEW DECEMBER 11, 1989 Page 1: Sub -heading a), under: Definitions. 1. General a) To include "Noise" defined as unwanted sound. Sound to be measured by a sound level meter (SLM) having characteristics as specified in the latest standards, 81.4 of the American Standards Institute. (Calibration of SLM to be at least "second stage" traceable to the National Bureau of Standards). Page 1: See cross outs, page 1 and also change 8 a.m. Page 2: Entry below to be under Table I and before paragraph following Table I. For noise relative to period less than L-10 the following conditions apply: No indoor sound level shall be raised more than 6 dbc over existing background; no outdoor sound level shall be raised more than 10 dbc over existing background noise level. Page 2: See changes to 8 a.m. Page 2: Drop No. 2 under Exemptions. Page 2: Item 2: New Multiple Dwelling Construction: NEw multiple dwelling construction shall have a sound transmission class (STC) designed to 50; field measurable to 45; and impact isolation class designed to 50; field measurable to 45. Page 2: a) under the above: a) Further requirements are applicable to the Minnestoa Uniform Building Code.