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Planning Commission
Brookings, South Dakota
August 2, 2011
OFFICIAL MINUTES
Chairperson Al Heuton called the regular meeting of the City Planning
Commission to order on August 2, 2011, at 7:00 PM in the Council Chamber at
City Hall. Members present were Wayne Avery, Donna DeKraai, Greg Fargen,
Alan Gregg, John Sydow, and Heuton. Hal Bailey, Mike Cameron, and John
Gustafson were absent. Others present were Wayne Wagner, John Mills, Rick
Ribstein, Kelly Tilman, Bob Fishback, Doris Roden, Elizabeth Gabriella, Pat
Fishback, Nick Wendel, Don Iverson, Community Development Director Mike
Struck, City Engineer Jackie Lanning, City Manager Jeff Weldon, Planning and
Zoning Administrator Dan Hanson, and others.
Item #1 – (Gregg/Avery) Motion to approve the minutes from the July 5, and the
July 19, 2011, meetings. All present voted aye. MOTION CARRIED.
Item #2 – (Fargen/DeKraai) Motion to approve the agenda. All present voted
aye. MOTION CARRIED.
Item #3a – The Christie Family Trust has submitted a final plat of Lot 1, Christie
Addition and a portion of the 20th Street South right-of-way.
(Gregg/DeKraai) Motion to approve the plat subject to required utility
easements and final drainage plan approval.
(DeKraai/Fargen) Amendment to the motion to add and subject to the
addition of “Block 1” to the plat title. All present voted aye. AMENDMENT
CARRIED.
The motion, as amended, was voted on. All present voted aye. MOTION
CARRIED.
Item #3b – Prairie Hills, LLC has submitted a final plat of Blocks 4 and 50, Prairie
Hills Addition and road rights-of-ways.
(Gregg/DeKraai) Motion to approve subject to required utility easements
and final drainage plan approval.
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(Avery/Fargen) Amendment to the motion to add “and require that all of
Goldenrod Trail be a private roadway”.
Avery withdrew his motion.
The motion was voted on. All present voted aye. MOTION CARRIED.
Item #3c – Dean C. Gulbranson and Tracy R. Odegaard have submitted a final
plat of Lots 2 and 3, Block 4, Windermere Pointe Addition.
(Sydow/Gregg) Motion to approve the final plat. All present voted aye.
MOTION CARRIED.
Item #4 – R & B Properties LLC has submitted an application for a conditional use
to establish an office on Lots 1 and 2, Block 8, Second Addition.
(Fargen/Sydow) Motion to approve the conditional use. All present voted
no. MOTION FAILED.
Item #5 – Brookings Health System/City of Brookings has submitted a petition to
rezone the east 230 feet of Block 5, Maylands First Addition and the west half of
the abutting vacated street from a Business B-2A District to a Residence R-3
District.
(DeKraai/Fargen) Motion to approve the rezoning. All present voted aye.
MOTION CARRIED.
Item #6- The City of Brookings has submitted an amendment to the Vision 2020
Comprehensive Plan pertaining to the Major Street Plan.
(Gregg/Sydow) Motion to approve the amendments. All present voted
aye. MOTION CARRIED.
The meeting was adjourned.
_______________________ ______________________
Dan Hanson, Secretary Al Heuton, Chairperson
Planning & Zoning Administrator
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Planning Commission
Brookings, South Dakota
August 2, 2011
SUMMARY OF DISCUSSION
Chairperson Al Heuton called the regular meeting of the City Planning
Commission to order on August 2, 2011, at 7:00 PM in the Council Chamber at
City Hall. Members present were Wayne Avery, Donna DeKraai, Greg Fargen,
Alan Gregg, John Sydow, and Heuton. Hal Bailey, Mike Cameron, and John
Gustafson were absent. Others present were Wayne Wagner, John Mills, Rick
Ribstein, Kelly Tilman, Bob Fishback, Doris Roden, Elizabeth Gabriella, Pat
Fishback, Nick Wendel, Don Iverson, Community Development Director Mike
Struck, City Engineer Jackie Lanning, City Manager Jeff Weldon, Planning and
Zoning Administrator Dan Hanson, and others.
Item #3a – Wayne Wagner, representing Oakwood Equity Group, stated he was
continuing to work with the City Engineer’s Office on a drainage plan. He felt
the final plan would exceed the minimum requirements.
Item #3b – John Mills remarked that a roadway width variance had been
denied by the City Council on July 26th. Therefore, he had decided to convert a
portion of Goldenrod Trail to a private street. Hanson felt the proposed start of
the private street could be a maintenance and snow removal issue since it
began about 200 feet east of the intersection of Tall Grass Parkway. He
recommended extending the private street portion to the intersection. Mills
responded that the public street portion would abut a business district so
keeping that part public was needed.
Fargen asked how thru traffic would be deferred from driving through the
townhome development. Mills replied that entrance monuments and a
narrower street width would give the street a different feel so motorists would
avoid it. Gregg commented that the backing up of city maintenance vehicles
to the intersection would not be appropriate. Lanning suggested that a
maintenance agreement with the developer could solve the issue. Weldon
stated that an agreement could be discussed with the owner. Mills said he was
open to discussing the issue with the city.
Item #4 – Rick Ribstein, representing R & B Properties, LLC, stated his intention
was to establish a law office on the site. His law office was growing, and the
current location did not allow any reasonable expansion. The plan would be to
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move the existing house to another lot and preserve it. The law office would be
an 8:00 AM – 5:00 PM business with minimal traffic. The building would be a one-
story brick structure containing about 4,500 square feet per floor.
Kelly Tilman, 709 3rd Street, objected to granting the application because
it would set a precedence for future businesses encroaching into the
neighborhood. Bob Fishback, representing 610 3rd Street, felt there were other
locations for this business. Doris Roden, a resident, pointed out that
incompatibility, encroachment, and aesthetics were all reasons to deny the
application. Elizabeth Gabriella, a resident, felt an office would be better suited
in an urban renewal area and not a residential historic district. Pat Fishback, a
resident, felt the design of the office would be a visual distraction to the
neighborhood. Nick Wendel, 410 7th Avenue, opposed the application due to
increased traffic concerns. He also opposed commercial expansion into the
neighborhood.
Avery remarked that the application needed to be reviewed carefully
since approval cannot be reversed later on. DeKraai asked Ribstein about future
business growth. Ribstein responded that a new attorney and staff may be
added every so many years. He did not feel it would necessarily increase traffic
since all appointments were scheduled. DeKraai stated there was no
architectural layout with the application which was required by Sec. 94-290 of
the ordinance. Ribstein remarked that the building would have dormers, and
the land would be landscaped. Heuton concurred with DeKraai that there was
no architectural drawing available to determine what the building would look
like. He did note that the lot fronted on a collector street and parking w as
screened from adjacent properties. However, he did not feel the
Comprehensive Plan supported this type of encroachment into the historic
neighborhood. DeKraai and Gregg felt the potential impact of this business on
the neighborhood was a major concern. Sydow felt the architectural
compatibility issue was a primary factor in not supporting the request. Fargen
remarked that the aesthetics of the neighborhood could be damaged by the
proposal.
Item #5 – Hanson summarized the issues pertaining to the request. He indicated
that personal health services and apartments were common land uses in the
area. Fargen asked what the planned use was. Hanson replied elderly housing.
Item #6 – Hanson stated the proposed changes coincided with the Brookings
Area Master Transportation Study. The changes included a reclassification of
one street, an extension of a minor arterial street, and future collector streets in
future growth areas.
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Item #7 – The Planning Commission reviewed the West 6th Street neighborhood.
Land use surrounding the target area was uniform and stable. Both end blocks in
the target area consisted of one primary use even though the east block had
commercial zoning south of the alley and residential zoning to the north. The
middle three blocks had mixed uses that had existed together for several
decades. Several properties fronting on 6th Street had been remodeled, but
most properties off 6th Street consisted of older houses and smaller business lots.
Hanson noted that minor residential expansion had occurred in recent years,
and very few residential/commercial conflicts had been received. The mixed
uses on some lots were actually beneficial for certain property owners.
The Folsom neighborhood contained all three general zoning districts –
industrial, business, and residential. Three blocks within the target area had one
residential district designation and contained only residential uses. One other
block was zoned strictly commercial but had mixed uses. Blocks on the north
half all had two zoning districts, but only one property was legal -nonconforming.
Hanson briefed the Planning Commission on the historical background of the
area and how it had changed. He felt that Blocks 5, 6, 10, 11, and 12 could be
examined for potential changes to the current land use based on existing uses
and adjacent zoning.
Heuton asked if the housing stock could be rated as to its level of upkeep.
Hanson responded that could be done for the September meeting.
The meeting was adjourned.
_______________________ ______________________
Dan Hanson, Secretary Al Heuton, Chairperson
Planning & Zoning Administrator