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Planning commission approves warrant to allow duplex at 230 N. Duncan St.
Summary
The commission voted 5-0 to approve a form-based-code warrant allowing a duplex at 230 North Duncan Street in the Corridor Redevelopment Area (T5). Staff and the applicant discussed parking and setback technicalities; facade and glazing requirements remain subject to building-permit review.
The Stillwater Planning Commission on Oct. 21 approved, 5-0, a form-based-code warrant to allow a duplex at 230 North Duncan Street in the Corridor Redevelopment Area (Transect 5).
Staff explained the T5 zoning district uses a form-based table (Table 5 of section 3.7) that lists certain uses as allowed by warrant, which the Planning Commission may approve. Planner Henry Bibelheimer told the commission that, while a two-family residential use is permissible with a warrant, the site presents technical constraints tied to T5 standards: the district includes a 15-foot maximum front setback to encourage buildings close to the street, while typical vehicle parking depths are about 18 to 20 feet.
"With that maximum setback, you can't have the appropriate length for a car to be parked and stay on your property," Bibelheimer said. The applicant proposed setting the first floor back to allow an on-site parking stall and using a second-story overhang so the second floor meets the 15-foot maximum setback. Bibelheimer noted the code measures the front-yard setback to the closest portion of the house and that the second-story configuration addresses the technical measurement.
Architect Aaron Ferguson of Bancroft Design confirmed the parking/setback solution and told commissioners the same constraint would apply to any house built on the lot; builder Dusty Lane described plans to include landscaping and glazing to meet the form-based code's facade and transparency goals. "There'll be opportunities for green space, landscaping, and that's the intent and the plan is to try to green that front up all we can," Dusty Lane said.
Staff emphasized that the approval is for the use (a duplex) and that facade, glazing and other technical compliance will be reviewed in the building permit process. "It would just be approving the use of a duplex. All the technicalities like the facades and stuff ... we haven't actually gotten into reviewing," Bibelheimer said.
A commissioner moved to approve the warrant request to construct the duplex at 230 North Duncan Street; the motion was seconded and passed 5-0.
Votes at a glance: the commission also voted to table preliminary plat SUV-25-13 to Nov. 4 (5-0), accepted corrected minutes for prior meetings (motion passed 4-yes, 1-abstain), and recorded a withdrawn map amendment; the meeting adjourned by 5-0 vote.
Record: Motion to approve the warrant for 230 N. Duncan Street passed 5-0.
