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HomeMy WebLinkAbout2024-11-25 Planning Commission Meeting MinutesCITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Monday, November 25, 2024 I. Call to Order/Pledge of Allegiance: Chair Van Denburgh reconvened the November 11, 2025 meeting, that did not have a full quorum, to order at 6:00 p.m. Present: Commissioners Van Denburgh, Husby, and Van Dyke; City Administrator Rife and City Planner Richards, City Attorney, Christina Benson, and City Councilmember Liaison Representative Liljegren. Absent: Commissioners Kremer and Nelson. II. Approval of Agenda: Commissioner Husby, seconded by Commissioner Van Dyke, moved to approve the Agenda as presented. Carried 3 - 0. III. Approval of August 8 2024 Meeting Minutes: Commissioner Van Dyke, seconded by Commissioner Husby, moved to approve the revised Minutes, with amendments since November 14t" meeting packet, as presented. Carried 3-0. IV. Department / Commission Liaison / Other Reports: City Administrator Rife provided an update on the Well #3 project at Memorial Ave., near Kwik Trip, which is part of a federal grant received by the city, noting that there has been a great deal of administrative work done for the project, which is planned for Spring 2025. V. Visitors / Public Comment: None. VI. Public Hearings: A. Stillwater Area High School — 5701 Stillwater Blvd. N.: Review and consider application from Mark Drommerhausen on behalf of Stillwater Area High School for a Conditional Use Permit for an addition at the Stillwater Area High School building and for improvements to its stadium and athletic fields. City Planner Richards reviewed the November 6, 2024 Planning Report to the request and noted that Staff recommended approval of the amended Conditional Use Permit, subject to the proposed conditions within the planning report. Commission discussion was had regarding lighting compliance, site zoning and parking compliance requirements. Planning Commission Minutes November 25, 2024 Page 2 of 6 Chair Van Denburgh opened the public hearing at 6:10 p.m. and invited public comment. There were no comments from those in attendance at the public hearing. Chair Van Denburgh read public comment, received November 14, 2024 from Gregory Kunz into record, noting his concerns regarding lighting, noise, and traffic. There being no additional public comment, Commissioner Husby, seconded by Commissioner Van Dyke, moved to close the public hearing at 6:12 p.m. Carried 3-0. Commission discussion was held regarding the school needing to be held accountable for turning off lights after events and that any changes made to the lighting that is not like for like be compliant with current regulations. Mark Drommerhausen with the Stillwater School District address the Commission and offered context for when the lights may be on after 11 p.m, noting that typically that would be to allow clean-up for the next day and on occasion all night as an effort to deter vandalism or pranks. Chair Van Denburgh reiterated that he would like to ensure that any lighting replaced is compliant with current regulations. Commissioner Husby, seconded by Commissioner Van Dyke, moved to recommend City Council approve the request, subject to the conditions within the November 6, 2024, Planning Report, specifically that: Any mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.I O.e of the Zoning Ordinance. 2. Any signage proposed for the site shall be in compliance with Section 401.15.G of the Zoning Ordinance and will require a sign permit. 3. Any additional lighting proposed for the site shall be in compliance with Section 401.15.13.7 of the Zoning Ordinance. 4. The grading and drainage plans shall be subject to review by the City Engineer. Carried 3-0. B. JACC Ca ital Holdings LLC — 5846 Stagecoach Trail N.: Review and consider application for a Comprehensive Plan Amendment to change the land use classification from Industrial use to Residential/Business Transitional use, for a Conditional Use Permits for building height, parking and density bonus, and Design Guidelines/Site Plan Review for a proposed 6-unit condominium building. Planning Commission Minutes November 25, 2024 Page 3 of 6 City Planner Richards reviewed the November 6, 2024, Planning Report to the request for a 6-unit, 3-story residential condominium building, provided an issue analysis noted that City Staff recommended approval, subject to the proposed conditions within the planning report. Commission discussion was held regarding the property boundary lines and the change requested so that the zoning and comprehensive plans match. Chair Van Denburgh called for a motion to open the public hearing. Commissioner Van Dyke, seconded by Commissioner Husby moved to open the public hearing. Carried 3 -0. Chair Van Denburgh opened the public hearing at 6:26 p.m. and invited public comment. Jodi Kukonen — 5698 Stagecoach Trail N. opposes the request. She feels that it does not fit with the existing traditional neighborhood and that allowing a six -unit building would be establishing a precedence for other multiple family dwellings in the neighborhood. Carissa Stimpfel — 585.6 Sta ecoach Trail N. opposes the request. She feels that the proposal does not fit with the existing neighborhood and expressed concern that it would have detrimental impact upon the neighborhood. Her concerns include infrastructure strain, population density increase, the lack of sidewalks and street parking, limited space for garage collection and snow removal, traffic safety, increased parking, and its effect upon the peace and privacy of the homes directly across from it with the removal of the existing tree line. Commissioner Van Denburgh asked if Ms. Stimpfel received a public hearing notice. She did indicate that she did and described those properties at Stagecoach Trail who did and did not. Ms. Stimpfel provided a petition from the neighborhood with 49 signatures on it to Chair Van Denburgh. Tom Thiets — 5655 Peller Ave. N. is opposed to the request, noting that he felt the lot size allowance for such a large building was small in comparison to the lot size allowance required for a single-family home. He does not feel that the building fits with the neighborhood. City Planner Richards clarified that the public hearing notice was sent to twenty-five property owners not just 4, that the notices were mailed to owners beyond the required radius of the property. He also noted that properties to the west side of Stagecoach Trail are zoned R-1, so multiple family dwelling would not be permitted. Planning Commission Minutes November 25, 2024 Page 4 of 6 Pam Patrick — 15365 581" St. N. is opposed to the request, citing concern about traffic safety, particularly the corner at the north of Stagecoach Trail and the possibility of an underground gas tank being on site from a former business operation at the location. Kristina Yourczek — 15403 58t" St. N. received notification of the public hearing from a neighbor. She is opposed to the request and expressed concern about maintaining the scenic route and view, traffic speeding and safety, parking and the building being detrimental to property values. Chair Van Denburgh asked if the applicant would like to address the Commission. C.J. Randazzo of JACC Holdin s LLC — Baytown Township introduced himself, noting the property was purchased two years ago and multiple meetings with the City led to the current request before the Commission. Chris Grubb — 5870 Stagecoach Trail N. opposes the request, expressing concerns with increased traffic, the blind curve at Stagecoach Trail, increased neighborhood parking, the neighborhood being devalued and the quality of the site over time. Kelly Kon s aard — 5732 Peller Ave. N. opposes the request and seconds all that her neighbors have said. She feels that the rezoning approval will degrade the neighborhood and added her concern for the historic well-being of the neighborhood and the wildlife in the area. Ms. Kongsgaard is concerned that rezoning the area will change the future of the area. Brenda Paulson -- 5718 Stagecoach Trail N. opposes the request. She is concerned with maintaining the character of their neighborhood noting that she agrees with everything her neighbors have said. Bill Selb — 15336 57ffi St. N. opposes the request and agrees with what his neighbors have said. Mr. Selb inquired about the building height and it needing a CUP rather than a Variance City Planner Richards explained how the building height criteria to the penthouse and elevator at the building necessitated a CUP. John LeMire — 5598 Penrose Ave. N. expressed his concern about the effect of the proposal upon the wildlife in the area and depreciation of the view for those neighbors directly across from the site. Ryan Voltz — 15471 58`h St. N. opposes the proposal. He expressed concern for the wildlife in the area and that the building did not fit with the neighborhood. Amanda Taylor — 5866 Penrose Ave. N. opposes the proposal. She is concerned about speeding, safety of any children that may live at the proposed building, increased parking on neighborhood streets, detriment to existing wildlife and there being adequate street lighting. Planning Commission Minutes November 25, 2024 Page 5 of 6 Christine Oberembt — 5704 Stagecoach Trail N. opposes the request and agrees with what her neighbors have said and that it does not fit with the neighborhood. She noted that she did receive a notice and addressed the public hearing mailing list. City Planner Richards noted how the public hearing mailing list was derived and that the public hearing mailing was mailed in excess of zoning and statutory regulations. Chair Van Denburgh reminded the audience that they were welcome to attend the City Council meeting tomorrow night. Commissioner Van Dyke, seconded by Commissioner Husby, moved to close the public hearing at 6:59 p.m. Carried 3-0. Commission discussion was had as to the property site and its challenges, land use change versus rezoning, and concerns raised by audience. Commissioner Husby moved to recommend denial of the proposed plan. Discussion ensued as to address recommendation to cover the land use change and the proposal recommendations. Motion died for lack of a second. Commissioner Husby amended his motion to move to recommend Comprehensive Plan amendment changing the land use classification to R-B, Residential -Business Transitional and to deny the Conditional Use Permit requests due to their not meeting the conditional use permit criteria as set for in the zoning ordinance and the noted within the planning report. Carried 3-0. A brief recess was called to allow dispersal of visitors not attending the next public hearing. C. Zoning Ordinance 401 Amendments.: Review and consider amendments to Zoning Ordinance Chapter 400 Zoning and Land Use, Section 401 related to Cannabis and Hemp Businesses. City Attorney Christina Benson provided a presentation on cannabis and hemp related facets and regulatory background to aid in Commission discussion. City Attorney Benson and City Administrator Rife discussed how the proposals for zoning and buffer zone would work in the context of being able to reduce requirements over time if appropriate. Both engaged in discussion with the Commission as to the materials presented and the subject matter, including potential effect on the community and tax benefits that may exist. Chair Van Denburgh opened the public hearing at 8:16 p.m. and invited public comment. Planning Commission Minutes November 25, 2024 Page 6 of 6 There being no public comment, Commissioner Van Dyke, seconded by Commissioner Husby, moved to close the public hearing at 8: p.m. Carried 3-0. Commissioner Husby, seconded by Commissioner Van Dyke, moved to recommend approval of the zoning ordinance amendments as recommended with amendments to not require a minimum distance between cannabis businesses and to require security within them. Carried 2-1, Chair Van Denburgh opposed. Chair Van Denburgh noted his opposition being that he felt the remainder of the commission should be present for the vote on the zoning ordinance amendment. VII. New Business: None. VIII. Old Business: None. IX. Informational: A. Upcoming, Meetings: Noted. B. Council Representative: • Tuesday, November 26, 2024 — Commissioner Van Denburgh ■ Tuesday, January 14, 2025 — Commissioner Husby X. Adjourn: Commissioner Husby, seconded by Commissioner Van Dyke, moved to adjourn at 8:25 p.m. Carried 3 — 0. Respectfully submitted, Jule ultman P1 ing & Code Enforcement Approved: March 13, 2025 (5-0)