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HomeMy WebLinkAbout2020-06-24 CPC MIN Mater INF NINtMPLACE OF NIO*11OIN PLANNING COMMISSION MEETING MINUTES June 24, 2020 REGULAR MEETING 7:00 P.M. Chairman Lauer called the meeting to order via Zoom at 7:00 p.m. Present: Chairman Lauer, Commissioners Dybvig, Hansen, Kocon, Steinwall, Councilmember Collins Absent: Commissioner Meyhoff Staff: City Planner Wittman, Community Development Director Turnblad APPROVAL OF MINUTES Possible approval of minutes of Mav 27, 2020 regular meeting Motion by Commissioner Kocon, seconded by Commissioner Dybvig, to approve the minutes of the May 27, 2020 meeting. All in favor. OPEN FORUM There were no public comments. CONSENT AGENDA There were no items on the Consent Agenda. PUBLIC HEARINGS Case No. 2020-20: Consideration of a Special Use Permit for outside sales on the property located at 2001 Washington Ave S in the BPC district. Michael Givens representing Mikden of Stillwater LLC, property owner and Bruce McLean. applicant. City Planner Wittman explained the application. Bruce McLean would like to display and sell portable sheds in the parking lot of 2001 Washington Avenue, the former Herberger's site. The sheds would be placed in the southern and eastern edges of the parking lot, on the north side of the storm pond. The total number of sheds has not been indicated; one of the sheds is proposed to be used as a business office. Staff believes that while activating a vacant property is desirable, doing so with outside sales on a permanent basis may not be a good solution. Currently there is no lot lighting. Staff questions if this could increase the public safety call volume to the site. Historically, the City has allowed outdoor sales that are incidental to the primary use of the property. Staff does not think the request conforms to the requirements of the zoning code. Therefore, staff recommends denial. Commissioner Hansen asked (-Or confirmation that Special Use Permits run with the property. City Planner Wittman replied yes. If there were a public nuisance, there could be a public hearing on the SUP. Outdoor sales have generally been restricted to businesses like garden centers that sell seasonal items. The applicant stated this is intended to be a permanent and year-round use. Chairman Lauer opened the public hearing. There were no public comments.Chairman Lauer closed the public hearing. Planning Commission June 24, 2020 Commissioner Dybvig pointed out this site was the catalyst for planning the highway mixed use designation which combines commercial, retail and residential. The requested type of use would probably move further away from those goals, toward more industrial use. He feels this would not be the best use of this site. Commissioner Hansen agreed. He feels it would be essentially summer sales with winter storage as there would not be much business in the winter. The use could carry into the future with a Special Use Permit. He is not comfortable with this use in the parking lot of an unoccupied building. Commissioner Kocon agreed. A temporary permit would be more appropriate. Commissioner Steinwall agreed this would be considered outdoor storage which is prohibited in this zoning district. Councilmember Collins agreed. He added that the site has been a hangout at night and police have had to shoo people away. Motion by Commissioner Dybvig, seconded by Commissioner Steinwall, to deny Case No. 2020-20, Special Use Permit for outside sales on the property located at 2001 Washington Ave S. All in favor. Case No. 20211-2I: Consideration of a Comprehensive Plan Amendment for the SE corner of Manning Ave and Highway 36. City of Stillwater, applicant. Community Development Director Turnblad reviewed the case. The City of Stillwater's 2040 Comprehensive Plan identifies the 35.3 acres of property owned by Central Commons, LLC adjacent to the southwest corner of the City as a potential annexation site. It is referred to as Site G and is guided for Highway Mixed Use Development. Central Common's plans are generally consistent with that guidance. However, now that annexation of the site is imminent, there are several related elements of the 2040 Plan that will need to be updated. The related updates include adding the 35.3 acres to the Future Land Use Map; revising growth assumptions for the City's vacant and underdeveloped properties; extending the Metropolitan Urban Service Area (MUSA) to include the property; and revising the Traffic Analysis Zone (TAZ) map and table to show the expected changes in population and employment. He explained the updates in detail. The Metropolitan Council staff is comfortable with this Comprehensive Plan Amendment and Staff recommends approval. Commissioner Steinwall asked about the triangular portion that is in Stillwater Township: does the City expect that will also be annexed? She also pointed out that the Environmental Assessment Worksheet (EAW) is still in process and she is concerned about taking action on a Comp Plan Amendment that anticipates certain growth that seems to be entirely based on a plan that has not yet finished environmental review. She asked if it is possible to delay this action until the EAW is approved. Mr. Tumblad replied that the reason that the Comp Plan Amendment addresses only the 35.3 acres is that the Met Council will not approve Comp Plan Amendments for property that is not in the bounds of the City. The triangular piece cannot be addressed until there are more details because the amendment is property-specific. The City will have to go through this process for that piece when its petition for annexation has been filed. Regarding the timing, in order to get all this through City review and comply with statutory requirements for taking action on applications, some actions must be done piecemeal. When this particular Comp Plan Amendment goes to the City Council, approval will be contingent on annexation occurring and upon final approval of Central Commons. Commissioner Steinwall referred to an EAW requirement stating that there will be no action until the EAW is complete. Page 2 of 4 Planning Commission June 24, 2020 Mr. Turnblad explained that is why, if the Council approves, it will be contingent on completion of the EAW and any findings that are attached to it. Final action cannot be taken on the Comp Plan Amendment until the EAW has cleared its cycle and the Council is sensitive to that. Chairman Lauer opened the public hearing. There were no public comments.Chairman Lauer closed the public hearing. Motion by Commissioner Hansen, seconded by Commissioner Kocon, to recommend approval of Case No. 2020-21, Comprehensive Plan Amendment for the SE corner of Manning Ave and Highway 36. Commissioner Steinwall said she would like to emphasize that the recommendation from the Planning Commission is contingent upon completion of the EAW. All in favor. Case No. 2020-22: Consideration of Variances associated with the construction of a single family dwelling. Property located at 595 Marquee Ct in the RA district. Keith Hermanson, property owner. Ms. Wittman stated that Keith Hermanson has designed a single family dwelling proposed to be located at 595 Marquee Court in the Preserves of Stillwater platted neighborhood. The properties on the north side of Marquee Court in this neighborhood back wetland areas. Each of these properties has significant wetland buffers and setbacks. To help ensure natural resource protection, the Planning Commission granted 5' variances to the 30' front yard setback at the time of preliminary plat approval; each of these homes, including 595 Marquee Court, was permitted to have a 25' front yard setback. The applicant is proposing the home to have a 20' front yard setback which would require a 5. variance. Staff recommends approval of the request with three conditions. Keith and Gretchen Hermanson, applicants, said they thoroughly reviewed the documents and saw no reference to the setback restriction. Chairman Lauer opened and closed the public hearing. There were no public comments. Ms. Wittman pointed out that the City has a joint powers agreement with the Middle St. Croix Watershed Management Organization to uphold their requirements for wetlands which involve wetland buffers and structural setbacks from buffers. It is easy to miss because there is no recording of the required setback from a buffer. Commissioner Steinwall suggested that the City somehow make the information more known. Mr. Hermanson noted that he shared information on the setback with the realtor who representing the rest of the properties and suggested she make sure to explain that to any other potential buyers. Ms. Wittman noted that updating wetland regulations is on the to do list. Motion by Commissioner Hansen, seconded by Commissioner Steinwall, to approve Case No. 2020-22, Variances associated with the construction of a single family dwelling at 595 Marquee Ct with the three staff-recommended conditions. Commissioner Dybvig stated that the Commission should keep in mind when platting in the future to make sure the buildable area is large enough to build a reasonably sized house. All in favor. UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS There was no new business. Page 3 of 4 Planning Commission June 24, 2020 OTHER ITEMS OF DISCUSSION City Planner Wittman alerted the Commission to a Chestnut Street Plaza visioning meeting tomorrow night. A public input survey is also available. Commissioner Hansen asked when in-person meetings might resume. Ms. Wittman said staff is working on a plan to reopen City Hall but it is uncertain when that will be able to occur. FYI STAFF UPDATES There were no staff updates. ADJOURNMENT Motion by Commissioner Hansen, seconded by Commissioner K/1/ adj he meeting at 7:54 p.m. All in favor. Lauer, Chair ATTEST; Abbi Wittman, City Planner Page 4 of 4