Planning Commission - Regular Meeting

The June 2nd, 2026 Planning Commission meeting shall be called to order. It will be the process this evening to call for items on the agenda. The commission will hear briefly from staff first, then applicant and representative, then open the public hearing.

I don't think the microphone is on. They can't hear you.

I need to start over. The June 2nd, 2026 planning commission meeting will be now called to order. It'll be the process this evening to call for items on the agenda. The commission will hear briefly from staff first, then applicant and or representative, then open the public hearing and hear from those in favor and or in opposition to the request. When you come to the podium, please clearly state your name and address for the record. Before closing the public hearing, both staff and applicant or representative will be provided an opportunity to respond to provide additional information and answer any questions. After all interested parties have spoken, the public hearing will be closed. We will hear closing remarks and alternatives from staff. First item on the agenda tonight will be public hearing to receive public comment regarding a request for a map amendment MA 26-02 to rezone 702 South Adams Street from small lot single family to public zoning district. First, we shall hear from staff.

Yes, sir. Good evening. We'll say chair, commissioners, those are sure. So my name's Henry Biebelheimer. I'm with Development Services. And today we're talking about a MAP amendment for 702 South Adams Street. The applicant is requesting to rezone from small lot single family residential to public or P. Here's an aerial view of the property. This property is outlined in pink and is located on the southwest corner of 7th Avenue and Adams Street. This is just south of Stillwater Medical Center. As you can see, the property is, at least when this area was done, was currently developed as a single-family residence. I believe it's been tore down. So here's the zoning map of the property. As you can see, that yellow is small lot single family residential, which is the existing zoning. And then we have P or public, which is for Stillwater Medical Center to the north. To the west, we have, although you would think it's all Stillwater Medical Center, this one lot right here is a county health building. And then these are all also zoned P to support Stillwater Medical Center. That is what this request is as well. The Stillwater Medical Center is requesting to rezone this property to support future redevelopment of the site. So this property in the future land use map of the comprehensive plan does call for public and civic. The public and civic is defined as the public and civic future land use category provides adequate land for publicly owned facilities and amenities such as schools, libraries, and utilities. I'm able to answer any questions if you have any.

Commissioners, any questions for staff? So does Stillwater Medical currently own this property?

I'm going to say yes, but I think it's actually an LLC that is a part of the umbrella. So the applicant might have a better answer to that.

And then did the property directly to the west of that? It's still currently small lot single family?

Yes, sir. Okay.

Thank you. Now I ask that the applicant please come forward.

Good evening, Commissioner Stephen Ghost, Ghost & Associates 113 East 8th Avenue. Henry covered pretty much everything. We came in a year or two ago to rezone the south piece of the block for public to support a parking lot. There's planned expansions within the hospital, the emergency room, and some other things. There's some additional parking that's needed and some parking offsets that's needed. This land was acquired by Stillwater Medical since that last rezoning, and so the parking lot plan has a way to build that piece now on that lot. So that's why we're here asking for the zoning.

So then will we be seeing the lot directly to the west of that?

Right now it's still privately owned, so it's not under consideration right now. Okay.

Commissioners, any questions for the applicant?

Thank you.

Thank you. We'll now open the public hearing and ask that anyone who would like to speak in favor of this please come forward. Seeing none, I will now ask that anyone opposed to the item of question please come forward.

My name is Phillip Freeman. Address is 722 Monroe Street. The question that we have as landowners to the applicant specifically is, is there intention to move to the east of the rezoning of 702 and the others that were done a year or two ago? to the West, which would drastically affect us.

Thank you. Ask if there is anyone else in opposition. Seeing none, I will close. No more opposition? Okay. Seeing none, I'm going to close the public hearing and ask that the applicant have a chance to respond.

I mean, with everything at the hospital, things are always changing and evolving, but right now the plan is just for this parking lot on this block.

So currently no intentions of moving any further? Not at this time, no. Okay. Thank you. Ask staff to please come back and present us with our alternatives.

Yes, sir. So the findings tonight are that the proposed map amendment aligns with Envision Stillwater 2045. And the alternatives tonight are to recommend the City Council approve, deny, or to table a request to a future date. Staff recommends alternative number one, which is to accept the findings and recommend that the City Council approve the proposed map amendment as presented.

Commissioners, any discussion or motions?

I make a motion to approve the recommendation. Second to move.

Second to motion. We have a motion and a second. We shall now vote. Motion passes 4-0. Next item on the agenda will be to receive public comment regarding a amendment for MA 2604 to rezone approximately 20.02 acres addressed at 6603 and 6711 West 6th Avenue and the north portion of 603 South Range West Road from Commercial General to two-family and multi-family. We shall hear from staff.

Yes, sir. So as you just stated, we're looking at a map amendment to rezone from commercial general to two-family and multi-family residential. The property is addressed as 603 South Range West Road and 6603 and 6711 West 6th Avenue. The addresses on this are a little tricky. I will explain a little bit with this aerial. So there is currently two properties in this legal description. There's one that's about right here that is broken off. That is the 603. no that is one of the address points the other property this property has two different address points so again to make sure the notices were correct we included all of those address points so here's the aerial the property that we're talking about the property outlined in pink is on the south side of sixth avenue about a quarter mile west of range road This property on the western side burned down during the fires and there are three existing single family homes on this lot right here to the east. I say single family homes not because they're on individual lots but because there are three individual detached houses on one lot. Per code right now, that would be considered multifamily. Multifamily is defined as three or more dwelling units on one lot, whether those are all in one building or a cluster of buildings. So this would be considered cluster of buildings would fit into the multifamily category. The applicant came to us requesting to build two houses on this property that already has three. We said your property is not currently in compliance as it is zoned commercial general, which does not allow for multifamily. But you could rezone to bring your property into compliance as well as allow you to build those two additional houses. So when we're looking at the zoning, there are three different zoning districts on this one parcel. That's why we're rezoning the northern 20 feet of this larger parcel, which if I remember right was 80 plus acres. When this property was annexed into the city of Stillwater, it was annexed in with three different zoning districts, as it was kind of, the applicant was kind of planning to develop it at that time when it was annexed in. So the applicant took that legal description of what was commercial general, since that's the northern portion where he would like to build those two houses, and he's like, what if I just rezone this portion to RTM, residential, two-family, multifamily? The reason for that being is we didn't want to rezone the entire parcel for multifamily, as we thought that might open the doors for larger apartment complexes on the full lot. So we recommended he just do the northern parcel, which would allow for the development he is requesting. Here's the future land use map, which does show regional commercial at this location. Regional commercial, as we can see with this matrix from the comprehensive plan, a multifamily, which is the third one down, is a one out of five on the appropriateness scale. So it's appropriate when walkable to commercial uses or near schools or major employers. This rezoning does not clearly align with the comprehensive plan. One note to that being is the comprehensive plan is intended to guide With two houses being built in the slot, it's still able to be fully redeveloped at some point in the future. It could be rezoned to align with a comprehensive plan, which could be more of that commercial use. I'm open to answer any questions if you have any.

A map I was looking at a couple days ago did not appear that this area was contiguous with the rest of the city directly to the east. Is that correct or misinterpreting the map or what?

That is correct. So the property directly to the east is not in city limits. So this is outside city limits. City limits kind of goes north of 6th and then connects over here. So it's technically contiguous. It does touch all the way to city limits but not on the south side of 6th.

Just an odd annexation. I also see here that there is no sanitary sewer service available or electricity. What are the plans for connection?

Yes, sir. So electricity is served by CREC. So the city of Stillwater doesn't have electric in that area. That's part of that agreement. And sewer, we do not have sewer at this location. So it would just have to be on private septic tanks or some other sort of private sewer.

OK. Thank you.

Yes, sir.

Commissioners, any other questions for staff?

Thank you. I'm going to ask that the applicant please come forward.

My name is Jack and we're wanting to build two houses, as Henry said. And due to the fact that the one burnt that we had, We're just going to put it in a different place rather than having it where it was. And we just would like to, I guess it would be a variance. I'm not sure.

So you're adding two additional houses to the.

It'd be two houses.

Okay.

Two single family.

Two single family.

To match what I've already got there, which is there's already three there.

Is this your personal home or rental?

No, rental.

Rentals, okay. Yes. Commissioners, any questions for the applicant? So are you adding an additional? Did only one burn down and you're adding an additional or did two burn down?

One burnt down.

And you're adding it. So you're rebuilding that one at a different location and then adding it.

Both of them will be near, well, in the same location. Okay. Right near where the three that are standing are.

Okay.

If I understood correctly, even rebuilding one is still out of compliance with the current zoning.

Correct. So that's why we're having to rezone to.

Okay. Any other questions? I really don't know.

Yeah, I don't think at this time. Nope. Good. I think you're good. Thank you. So at this time, I'm going to open the public hearing and ask if there is anyone in favor of this item to please come forward. Seeing none, I'll ask that if there's anyone in opposition of this item to please come forward.

All right.

My name is Wayne flat I have the land at one to 0 to South range which backs up to this so my fans lines on it and I still don't understand where the building is going to occur is there a plan or are you saying you are to the east of the South East East of it okay.

So you're just wanting clarification on where specifically within the lot they're wanting to add those additional buildings, yeah.

I didn't know if it was up against where my part is or if it's on the other side. Right. I'm sorry, where is it at? No, that's okay. Then that wouldn't affect me.

Okay.

Is there any other that would like to speak in opposition to this item?

Seeing none, I'm going to close public hearing.

And it doesn't seem like there's anything for the applicant to come back and address. So I will ask that staff come back and present us with our alternatives.

Yes, sir. I also wanted to clarify one point. The applicant mentioned a variance. Just to clarify, there is a variance application in which is on the schedule for Board of Adjustment in July that has to do with sidewalks along 6th Avenue, so not relevant for the rezoning today. The findings are that the proposed map amendment brings the current land use into compliance and Envision Stillwater 2045 calls for regional commercial at this location. The alternatives tonight are to recommend the City Council approve, deny, or to table the request. Staff recommends alternative number one, which is to accept findings and recommend that the City Council approve the proposed map amendment as presented.

I wanted to ask you a quick question to clarify a statement that Commissioner Prather made. So for him to actually be in compliance to rebuild the house that did burn down, it would have to actually be rezoned just for that one house, not for two? That was what you were saying, correct? How you were understanding it? Yeah.

To kind of clarify, so the lot, there's two lots that are currently being rezoned. There's the east and the western lot. This western lot, which is the smaller lot, you can kind of see this one driveway here is where the house was. So it was one house on one lot. So that is more of a traditional single family home, which still is not allowed in CG or commercial general. So both of these properties were out of compliance for different reasons. One was single family, one was multifamily. So yes, you are correct. A rezoning would be required to rebuild one or multiple houses on either lot. It took me a second to get there, but yes.

Thank you.

One thing I wouldn't clear on is, is it currently out of compliance with three homes on the one lot?

Yes, sir. The use would be considered multifamily, which is not allowed in commercial general.

Commissioners, any discussion?

I guess I'm a little curious about the... ENVISION STILL WATER 2045 PLAN CALLING FOR REGIONAL COMMERCIAL AND THE STAFF RECOMMENDS THAT WE TAKE OPTION ONE. WHAT'S THE THINKING THERE?

YES, SIR. It's a good question because it does, you could argue, go against the comprehensive plan. I can see why regional commercial is good at this location. It is a good location for a commercial along 6th Avenue. It's already zoned commercial, so that's kind of the comprehensive plan designation I would expect at that location. I think our recommendation is based less on the comprehensive plan and more the existing use and the proposed from the applicant like The request was very reasonable and it aligned with the existing use which is more where we were leaning on for our recommendation But it's a really good question because we don't like to go against the comprehensive plan as our kind of main guiding document

I don't think the Comprehensive Plan really looked in detail at this area about rezoning it or changing the plan's zoning on that. So I think it's just oversight.

All right. Yes, sir. It's not where the proposed target's coming?

Oh, the Mythical store?

The Mythical, yes. No questions. I'd make a motion to recommend the City Council approve the proposed map amendment as presented.

Second. We have a motion and a second. We shall vote. Motion passes 4-0. Next item on the agenda will be the meeting summary for review and possible action for the regular meeting minutes of May 19th.

I move to accept as presented.

Second. The motion is second. We shall vote. Motion passes 4-0. Last item on the agenda will be miscellaneous items from staff, planning commissioners, or city attorney for discussion and possible action. Only thing that we have listed is the next regular meeting is June 16, 2026. Aside from that, would entertain any motion to adjourn?

Move for adjournment.

Second.

We have a motion and a second. We shall vote. Motion passes 4-0. We stand adjourned.