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HomeMy WebLinkAboutPCMinutes_2007_04_03Planning Commission Brookings, SD April 3, 2007 OFFICIAL MINUTES Chairperson Sean O’Brien called the regular meeting of the City Planning Commission to order on April 3, 2007 at 7:00 PM in the Council Chamber at City Hall. Members present were Curt Ness, Justin Hyde, John Gustafson, Dave Kurtz, Sandra Moore, and O’Brien. Mike Cameron, Larry Fjeldos, and Greg Fargen were absent. Also present were Ryan Krogman, David Jones, Luke Meadows, Craig Novotny, Terry Nemitz, Jay Bender, Kim Winterfeld, Gary Winterfeld, Scott Hodges, Keith Rounds, Tim Reed, Paul Melby, Brenda Schweitzer, City Engineer Jackie Lanning, Planning and Zoning Administrator Dan Hanson, and others. Item #1- The minutes of the March 6, 2007 meeting were approved. Item #2 – The agenda was approved. Item #5 – The following plats were submitted for approval: a) Lots 2A and 2B, Block 14, McClemans Addition (Gustafson/Hyde) Motion to approve. All present voted aye. MOTION CARRIED. b) Lots 6 – 16, Block 10, McClemans Addition (Moore/Ness) Motion to approve. All present voted aye. MOTION CARRIED. c) Lots 1 – 3, Block 1, Hunter’s Ridge Second Addition (Hyde/ Kurtz) Motion to approve contingent upon changing the lot numbers to 1B, 2B, and 3B. All present voted aye. MOTION CARRIED. d) Lots 2A, 3B, 3C, 4C, Lass Addition in the NW ¼ of Section 14-T109N-R50W (Gustafson/Hyde) Motion to approve. All present voted aye except Kurtz abstained. MOTION CARRIED. e) Lot 7, Block 5; Lot 2, Block 7, and Lots 1 and 2, Block 8, Bluegill Addition (Moore/Gustafson) Motion to approve. All present voted aye. MOTION CARRIED. f) Lots 6, 8, 23, and 24, Block 3, and Lot 13, Block 4, Timberline Addition C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 1 (Hyde/Kurtz) Motion to approve contingent upon utility easements as required by Brookings Municipal Utilities. All present voted aye. MOTION CARRIED. Item #6 - David Jones has submitted an application for a conditional use to establish a boardinghouse for four (4) persons on the following described real estate: Lot 3 and the north 10 feet of Lot 4, Block 1, Sanderson's Addition, also known as 621 13th Avenue (Gustafson/Ness) Motion to approve. (Kurtz/Hyde) Amendment to the motion to add the following conditions: 1. The conditional use shall be granted to David Jones only. 2. The required parking for the use shall be hard-surfaced. Hyde, Gustafson, Ness, Kurtz, and O’Brien voted aye. Moore voted no. AMENDMENT CARRIED. The motion, as amended, was voted on. Hyde, Gustafson, Ness Kurtz, and O’Brien voted aye. Moore voted no. MOTION CARRIED. Item #7 - Terry Nemitz has submitted an application for a conditional use on the following described real estate: Lot 8 and the south 13 feet of Lot 9, Block 2, Robert's Second Addition, also known as 325 3rd Avenue South. (Hyde/Ness) Motion to approve. All present voted aye. MOTION CARRIED. Item #8 - Jay and Lisa Bender have submitted an application for a conditional use to establish a boardinghouse for four (4) persons on Lot D of Lot 8 and the east 10 feet of the vacated alley in Block 10, Morehouse Addition, also known as 915 8th Avenue. (Kurtz/Hyde) Motion to approve (Gustafson/Ness) Amendment to the motion to add the following conditions: 1. The conditional use shall be granted to Jay and Lisa Bender only. 2. The required parking for the use shall be hard-surfaced. 3. The approved parking plan shall be Option 3. Hyde, Gustafson, Ness, Kurtz, and O’Brien voted aye. Moore voted no. AMENDMENT CARRIED. C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 2 The motion, as amended, was voted on. Hyde, Gustafson, Ness, Kurtz, and O’Brien voted aye. Moore voted no. MOTION CARRIED. Item #9 - BlairHill Properties, Inc. has submitted a petition to rezone Lot 12, BlairHill Addition from an Agricultural A District to a Residence R-1B District. (Kurtz/Gustafson) Motion to approve the rezoning. All present voted aye. MOTION CARRIED. Item #10 - BlairHill Properties, Inc. has submitted a preliminary plat of Valley View Addition and Valley View 2nd Addition in the N 1/2 of the NE 1/4 of Section 3- T109N-R50W. (Ness/Kurtz) Motion to approve the preliminary plat. (Hyde/Ness) Amendment to the motion to add “that a Large Scale Residential Development designation be approved for the Valley View Addition contingent upon 1. Approval of a stormwater drainage and grading plan by the City Engineer 2. Approval of the street design and one-way traffic proposal by the Traffic Safety Committee.” All present voted aye. All present voted aye. AMENDMENT CARRIED. The motion, as amended, was voted on. All present voted aye. MOTION CARRIED. The meeting was adjourned. _______________________ _________________________ Dan Hanson, Secretary Sean O’Brien, Chairperson C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 3 Planning Commission Brookings, SD April 3, 2007 SUMMARY OF DISCUSSION Chairperson Sean O’Brien called the regular meeting of the City Planning Commission to order on April 3, 2007 at 7:00 PM in the Council Chamber at City Hall. Members present were Curt Ness, Justin Hyde, John Gustafson, Dave Kurtz, Sandra Moore, and O’Brien. Mike Cameron, Larry Fjeldos, and Greg Fargen were absent. Also present were Ryan Krogman, David Jones, Luke Meadows, Craig Novotny, Terry Nemitz, Jay Bender, Kim Winterfeld, Gary Winterfeld, Scott Hodges, Keith Rounds, Tim Reed, Paul Melby, Brenda Schweitzer, City Engineer Jackie Lanning, Planning and Zoning Administrator Dan Hanson, and others. Item #3 and 4 – O’Brien indicated that hearing and action on these requests would be taken at the May 1, 2007 Planning Commission meeting. Item #5a – Hanson noted that lot 2 was simply being split for transfer of ownership. Item #5b – Hanson remarked that the preliminary plat was approved in January, and the final plat matched that plan. Item #5c –Hanson stated that the lots had been platted twice before and recommended a different numerical identification to avoid any confusion. Item #5d – Hanson pointed out that the original lots were all 30,000 square feet in size. This plat would create smaller lots. Item #5e – Hanson stated that the plat matched the preliminary plat from May 2005 Item #5f – Hanson informed the Commission that the plat coincided with the approved preliminary plat from May 2000. However, one easement was missing on the plat. Item #6 – Hanson stated that the property contained two (2) parking spaces off 13th Avenue and two (2) spaces would be provided off the alley. The neighborhood contained a mix of owner and renter occupied single-family dwellings. C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 4 Dave Jones stated that he occupied the house in the past but was moving. He felt he could manage the property better than a new owner. The house had five (5) bedrooms and three (3) baths with adequate parking on the lot. Luke Meadows of 624 12th Avenue opposed the request for safety reasons. He felt the house would be overcrowded like other houses were in the neighborhood. Craig Novotny of 625 13th Avenue also opposed the request due to increased traffic. Hyde asked if the parking lot was surfaced. Jones replied that it was surfaced in the front but not in the rear. Hyde felt the application met or exceeded the lot width, area and minimum parking requirements. He did not feel one additional occupant would substantially change density or traffic within the neighborhood. He did not perceive a negative impact on the property. O’Brien favored conditions that would pertain to the current owner and to surfaced parking. Kurtz concurred with O’Brien. Hyde asked if Jones could accept the conditions. Jones replied yes. Item #7 – Hanson stated that the proposal involved a wood staining and refinishing operation that would likely be confined indoors. Parking would be provided off the rear of the building and also on a lot to the north. Kurtz asked if there would be any outdoor storage. Terry Nemitz replied that no outside storage would occur. The garage off the rear of the shop would be used for storage. Hyde asked if there would be any fumes, odors, or hazardous chemicals. Nemitz responded that the operation would have a U.L. listed spray booth and meet all codes. Chemical use would be no different than many similar uses. Hyde felt the use fit into the commercial district, and traffic to and from the site would be appropriate for the neighborhood. Item #8 – Jay Bender stated that the property was currently a single-family dwelling. He would modify the parking area to gain additional spaces. He felt Option 1 was more appealing aesthetically. He also noted that the house could accommodate four (4) people, and he was not apposed to conditions being placed on the request. Kim and Gary Winterfeld opposed the request. They felt parking was too congested in the neighborhood now. They also felt that too many boardinghouses already existed in the area. C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 5 Gustafson questioned whether glare from headlights would affect adjacent properties. Bender replied that the rear yard was completely fenced in. Hyde was concerned about the back-up distance for a vehicle if Option 1 were used. He felt a vehicle parked on the curved driveway would be very close to where the alley and sidewalk met. He asked if staff had a recommendation. Hanson replied that Option 3 was preferred since it created a compact parking area in the rear yard. Hyde felt the density was higher in the neighborhood but that one additional occupant would not adversely affect the area. He noted that the request met all the requirements imposed by the ordinance. Kurtz concurred with Hyde. Item #9 – Hanson stated that the lot was platted in 2005, and three (3) adjacent lots were rezoned except for Lot 12. He added that R-1B District zoning was in place on the north, south, and east sides of this lot. Item #10 – Hanson stated that the preliminary plat was proposed as a Large Scale Residential Development plan. Therefore, several variances to the subdivision regulations were in the plan. The subdivision plat contained two additions, Valley View Addition and Valley View Second Addition. However, the variances involved only the Valley View Addition. The petitioners were requesting no sidewalks, narrower rights-of-way and roadways, less front, side, and rear yard setbacks, less frontage width, and smaller lot areas for lots within the Residence R-1B District. Hanson noted that there were no planned street extensions except off 20th Street South. The developers had proposed one-way traffic throughout the subdivision. Blocks were proportional, and the smaller lots would increase density from a customary 4.3 units/acre in the R-1B to 5.5. The south part of the addition contained subdivided blocks and a 1.8 acre park. The blocks could accommodate higher densities through a rezoning, and the park could be the first phase of a larger, future park for the area. Lanning pointed out that a 25 foot roadway would have 20 feet of pavement width. One-way traffic and parking on only one side would be possible. She recommended that the Traffic Safety Committee review the plan at their next meeting. She added that she favored sidewalks, and if the streets were designated as one-way, the city ordinance would have to be amended. Lanning noted that grading and drainage plans were complicated, and any approval should include contingencies. C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 6 Scott Hodges, realtor and developer of Valley View Addition, stated he had seen many changes in his 35 years as a resident of Brookings. Brookings had a housing problem, and he saw his affordable housing plan as a start but not a solve-all. He felt the community needed to think outside the box and find a solution. He proposed the variances so the homes could be affordable. He would pass the savings on to the home buyer. Sidewalks and wide streets were not on a buyer’s wish list, and he referred to Meadowgreen, SummerHill, and mobile home parks as examples where sidewalks were not installed. Jay Bender, of Falcon Plastics, stated that there were presently around 1,000 job openings in the Brookings area and felt affordable housing was a big issue. Keith Rounds, co-developer of Valley View Additions, noted that the subdivision ordinance allowed for design innovation and modifications. Tim Reed, city councilor, commented that he watched the housing issue closely and felt there was a need for less expensive housing especially when there were so many jobs available locally. He added that the plans and design features of a proposal needed to be looked at carefully. Paul Melby, Brookings Municipal Utilities Operations Manager, stated that they had several issues with the proposal. The detention pond planned for the southwest corner of Valley View Second Addition would be too close to the existing sanitary sewer line. Also, the detention ponds located at the rear property lines would cause utility boxes for electric and telephone to be moved to the front lot lines. He pointed out that the existing sanitary sewer line that extended from Martin Boulevard would be abandoned under the plan. Therefore, the manholes should be removed and filled. He also noted that an 8 inch water line would have to be looped through the development, and a 12 inch water line would have to be brought over from Western Avenue to serve the proposed higher densities. Rounds remarked that the detention pond locations would change due to the revised plan. The ponds were from a previous preliminary plan. Hyde commented that the Planning Commission has to make decisions based upon the plan that was submitted. Gustafson did not favor narrower streets and no sidewalks. He felt there was a safety issue. Hodges noted that Meadowgreen and SummerHill had 24 foot wide streets. He felt many people valued home ownership over sidewalks. Gustafson responded that snow removal was different in those developments, and parking wasn’t permitted on either side of the street. C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 7 O’Brien asked if the plan would be reviewed by the Traffic Safety Committee. Lanning replied that it was on their agenda for April 12. Lanning added that the plan was reviewed by the Fire Department, and they indicated that one-way streets were not a problem. O’Brien asked how the one-way streets would be designed. Rounds responded that traffic would go south at the east entrance, then west, and then back north to the west exit. Hodges stated that the project would be completed in phases with the most immediate needs accomplished first. Hyde felt the concept had many variances, but there were other local examples of similar designs. He noted that the subdivision is on an outlying area of the community, and many children would likely not walk to school. He felt the setback allowances were nominal, and other neighborhoods had similar setbacks. Kurtz said the plan was contrary to the standards, but different plans work in other areas. He felt detention ponds were needed in low areas, and the traffic flow would work. The meeting was adjourned. _______________________ _________________________ Dan Hanson, Secretary Sean O’Brien, Chairperson C:\Documents and Settings\bfoster.CITYOFBROOKINGS\Local Settings\Temporary Internet Files\OLKC\PC- 2007-04.doc 8