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Planning Commission
Brookings, South Dakota
July 5, 2011
OFFICIAL MINUTES
Chairperson Al Heuton called the regular meeting of the City Planning
Commission to order on July 5, 2011, at 7:00 PM in the Council Chamber at City Hall.
Members present were Wayne Avery, Hal Bailey, Mike Cameron, Donna DeKraai,
Greg Fargen, and Heuton. Alan Gregg, John Sydow, and John Gustafson were
absent. Others present were Jason Pederson, Wayne Wagner, John Mills, Alan
Mack, Dave Fiedler, City Manager Jeff Weldon, Community Development Director
Mike Struck, City Engineer Jackie Lanning, Planning and Zoning Administrator Dan
Hanson, and others.
Item #1 – (DeKraai/Avery) Motion to approve the minutes from the June 7, 2011,
meeting. All present voted aye. MOTION CARRIED.
Item #2 – Chairperson Heuton announced that Item #4 would be deferred to the
August 2, 2011, meeting due to a procedural issue.
(Fargen/Cameron) Motion to approve the amended agenda. All present
voted aye. MOTION CARRIED.
Item #3 – Monarch LLC has submitted a final plat of Lots 93, 94, 95, 96, MM, and NN
in Block 5, Hyland Addition.
(Cameron/Bailey) Motion to approve the plat. All present voted aye. MOTION
CARRIED.
Item #5 – Dean Christie has submitted a petition to rezone the west 1,115 feet of the
east 1,338 feet of the north 1,409 feet, excluding Lot C, Christie Addition and Outlo ts
A, 1A, B, and 1B thereof; and the west 1,085 feet of the east 1,342 feet of the south
193 feet of the north 1,608 feet all in the NW¼ of Section 2 -T109N-R50W from an A
Agricultural District to a Residence R-3 District.
(Bailey/Cameron) Motion to approve the rezoning. Bailey and Cameron
voted aye. Avery, DeKraai, Fargen, and Heuton voted no. MOTION FAILED.
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(DeKraai/Bailey) Motion to rezone the north 388 feet of the NE¼ of the NW¼ of
Section 2-T109N-R50W, excluding the platted areas thereof, from an A Agricultural
District to a Residence R-3 District. All present voted aye. MOTION CARRIED.
Item #6 – Dean Christie has submitted a preliminary plat of the north 388 feet of the
NE¼ of the NW¼ of Section 2-T109N-R50W excluding the platted areas thereof.
(DeKraai/Cameron) Motion to approve the preliminary plat. All present voted
aye. MOTION CARRIED.
Item #7 – The City of Brookings has submitted amendments to the Vision 2020
Comprehensive Plan pertaining to the Future Land Use Plan.
(Cameron/DeKraai) Motion to take the motion from the table. All present
voted aye. MOTION CARRIED.
The motion was voted on. DeKraai and Fargen voted aye. Avery, Bailey, Cameron,
and Heuton voted no. MOTION FAILED.
The meeting was adjourned.
_______________________ ______________________
Dan Hanson, Secretary Al Heuton, Chairperson
Planning & Zoning Administrator
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Planning Commission
Brookings, South Dakota
July 5, 2011
SUMMARY OF DISCUSSION
Chairperson Al Heuton called the regular meeting of the City Planning
Commission to order on July 5, 2011, at 7:00 PM in the Council Chamber at City Hall.
Members present were Wayne Avery, Hal Bailey, Mike Cameron, Donna DeKraai,
Greg Fargen, and Heuton. Alan Gregg, John Sydow, and John Gustafson were
absent. Others present were Jason Pederson, Wayne Wagner, John Mills, Alan
Mack, Dave Fiedler, City Manager Jeff Weldon, Community Development Director
Mike Struck, City Engineer Jackie Lanning, Planning and Zoning Administrator Dan
Hanson, and others.
Item #3 – Cameron asked if the drainage plan had been completed. Lanning
responded yes. She did not anticipate any changes.
Item #5 – Jason Peterson, of Civil Design Inc., stated that the plan for the north area
had changed. The proposal would involve seven 16-unit apartment buildings with
detached, perimeter garages.
Wayne Wagner, representing Oakwood Equity Group, stated tha t changes to
the housing market regarding home mortgages could cause people to rent first.
Their plan was to establish high-density housing on the north end and create lower
residential densities as they moved south. The first phase would be the apartment
complex since only the north end had access to sanitary sewer facilities.
Wagner noted that the buildings would have a two-story design for center
units and a one-story design for the end units. Perimeter garages on the north would
be set down so only ½ of the wall would show towards the street. Landscaping and
parking exceeded the minimum requirements. He added that a second phase
would involve 4-plexes south of the apartment complex.
John Mills, an adjacent property owner, felt the corner properties with the two
homes and some additional land should be reserved for future commercial zoning.
He recommended that enough land be zoned now so it could be property
developed. He noted that additional right-of-way along Main Avenue South and
the required buffer zones between residential and business districts should be taken
into consideration since they would reduce the developable area. Peterson
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remarked that their plan called for a 27 foot setback between the garages and the
east lot line. Some of this land could be rezoned in the future.
Neighbors to the north of 20th Street South were concerned about drainage.
Wagner said he was aware of their issues, and his project would be designed to
take as much drainage as possible. This water would be directed around the
apartment complex. The water within the complex would go to a detention pond
along the south side.
Heuton asked how the planned drainage swale and landscaping plan would
work. Peterson stated that drain tile would allow the land to stay dry. Wagner
added that they had designed a 30 foot setback into the project to facilitate a
“trickle flow” and still be able to handle a large storm event.
Fargen inquired if the original land use plan was similar to this one. Hanson
replied that high-density was always proposed in the north end, but the density was
lower on the original plan. Heuton felt that rezoning the entire area now could be
premature. DeKraai asked for options. Hanson remarked that developers have
favored the flexibility offered by the R-3 regulations since one-family, two-family, and
apartments can be built under those regulations. There are other districts that could
provide similar densities without the high-density component. He added that private
covenants have been used in other recently developed subdivisions to control
density too. Wagner stated their core product was affordable, energy efficient
homes. He felt the R-3 was appropriate, and the property’s value would be
controlled by the density allowed, and the development’s design. Heuton asked if
Wagner was open to phased zoning. Wagner replied yes, as long as it did not
impact the development timetable.
Mills reiterated his concern that not enough land was set aside in the corner
for a future business use. Wagner remarked that he would be willing to come back
to the Planning Commission and rezone a portion of land in this area if the
apartment complex plan worked out.
Item #6 – Heuton noted that the previous rezoning discussion involved information
for platting too. He asked for any new data regarding the preliminary plat.
DeKraai asked for the City Engineer’s input on the drainage issues in this area.
Lanning stated that the firm, Short, Elliot, and Hendrickson, Inc. was retained to do
an independent review of future drainage projects. They would so some stormwater
drainage modeling in the Indian Hills Addition and in the area south of 20 th Street
South. She noted that 20th Street South would be reconstructed as an urban section
road in the near future. Flow-throughs from the north would go east and then south
around the proposed apartment complex. The pipe under 20th Street South may be
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modified depending upon the modeling information. All water from projects south
of 20th Street South would flow south.
Fargen asked what the timeline was for urban services to be brought into the
area. Weldon responded that a trunk sewer line had been planned for about three
years, but it was developer-driven. Heuton asked if sanitary sewer already existed in
Main Avenue South, would development timetables change. Wagner replied that it
could, but budgets control the rate at which they develop too.
Item #7 – Hanson provided the Commission with various data regarding the south
campus neighborhood. This information had been discussed at several previous
meetings. Two areas in the neighborhood had been proposed for commercial use
on the Future Land Use Map.
DeKraai remarked that some individuals in the neighborhood felt that
additional commercial land was more desirable than having more apartment
construction. Bailey inquired about SDSU’s intentions for 13th Avenue compared to
the proposed plan for 14th Avenue. Hanson responded that there were major
differences between the quality of homes and stability of the areas even though
they were only a block apart. Bailey wondered if a commercial use on 14th Avenue
would negatively impact 13th Avenue properties. Hanson felt that any commercial
project would need to be regulated through aesthetic controls.
Heuton favored protecting street corridors in regards to aesthetics. He was
concerned that commercial developments have adequate green space and trees.
He did not support changing the Future Land Use Plan at this time. Bailey felt that
affordable housing in the form of older homes should be retained. He did not think
there was an abundant supply now.
The Commission discussed how areas could be developed and how the
zoning ordinance could be modified or used in controlling various aspects of
projects. The zoning ordinance has standard and overlay districts that could be
applied to rezoning changes.
DeKraai noted that future expansion by SDSU into the neighborhood would
eliminate any control of the land through zoning. She felt that if there were an
opportunity to direct changes through zoning, the Commission should consider it.
Fargen felt a long range plan for the neighborhood was important. He suggested
having conversations with residents in the area to get their input.
The meeting was adjourned.
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_______________________ ______________________
Dan Hanson, Secretary Al Heuton, Chairperson
Planning & Zoning Administrator