HomeMy WebLinkAboutPCMinutes_2008_04_25• Planning Commission
Brookings, South Dakota
April 1, 2008
OFFICIAL MINUTES
Chairperson Greg Fargen called the regular meeting of the City Planning
Commission to order on April 1, 2008 at 7:00 PM in the Council Chamber at City
Hall, Members present were David Kurtz, Curt Ness, Al Gregg, John Gustafson,
Larry Fjeldos, Mike Cameron, and Fargen. Stacey Howlett and Al Heuton were
absent. Also present were Dick Fergen, John Moriarty, Robb Rasmussen, Doris
Roden, Calista Crooks, Doug O'Neill, Mike McClemans, City Engineer Jackie
Lanning, City Planner Dan Hanson, and others,
Item #1 - Gregg/Fjeldos) Motion to approve the -Planning Commission and Joint
City/County Planning Commission minutes from the March 4, 2008 meeting. All
present voted aye. MOTION CARRIED.
Item #2 - Items 3 and 4b were removed for the agenda. Item # 8, Discussion on
• access drives, was added to the agenda.
(Kurtz/Ness) Motion to approve the agenda. All present voted aye.
MOTION CARRIED.
Item #4 - The following plats were submitted for action:
a. Tract E of Lot 3, Southbrook Addition
(Cameron/Ness) Motion to approve. All present voted aye. MOTION
CARRIED.
c. Lots 1 and 2, Mercury Addition
(Gustafson/Kurtz) Motion to approve. All present voted aye. MOTION
CARRIED.
d. Lots 17 - 22, Block 4 and Lots 1 - 5, Block 5, Moriarty-Edgebrook Addition
(Gustafson/Gregg) Motion to approve subject to approval of final
drainage plan. All present voted aye. MOTION CARRIED,
e. Lots 1 - 17, Block 8, Moriarty Fourth Addition
(Ness/Kurtz) Motion to approve subject to approval of final drainage plan.
All present voted aye. MOTION CARRIED.
f. Lots 11 - 19, Block 10 and Lot s,l - 10, Block 11, Moriarty Fourth Addition
(Gustafson/Gregg) Motion to approve subject to approval of a final
. drainage plan and required easements. All present voted aye. MOTION
CARRIED.
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g. Lots 1 - 26, Block 1 and Lots 1 - 7, Block 2, Sieler Addition
(Cameron/Gustafson) Motion to approve subject to approval of a final
drainage plan and required easements. All present voted aye. MOTION
CARRIED.
h. Torrey Pines Drive, Sawgrass Drive, and Doral Drive rights-of-way in Moriarty
Fourth Addition
(Gustafson/Kurtz) Motion to approve. All present voted aye. MOTION
CARRIED.
Item #5 - Dick Fergen has submitted an application for a conditional use to
establish a drive-in food service in the Business B-1 District on Lots 12, 13, and 14,
Block 6, Original Plat
(Ness/Kurtz) Motion to approve the conditional use. Kurtz, Gustafson, and
Ness voted aye. Gregg, Fjeldos, Cameron, and Fargen voted no. MOTION
FAILED.
Item #6 - Douglas and Mary O'Neill have submitted an application for a
conditional use to add four (4) dwelling units in an apartment on a portion of Lot
18 and Lot 19, except the W85' of Lot 19, College Addition
(Cameron/Mess) Motion to approve the conditional use. Gregg, Fjeldos,
Cameron, Kurtz, Ness, and Fargen noted aye. Gustafson voted no. MOTION
CARRIED.
Item #7- The City of Brookings has submitted amendments to the Zoning
Ordinance pertaining to electronic message display signs.
(Cameron/Gustafson) Motion to take the question from the table. All
present voted aye. MOTION CARRIED.
(Kurtz/Ness) Amendment to the motion to delete subsection (c) of Table 5.
Kurtz and Ness voted aye. Gregg, Fjeldos, Cameron, Gustafson, and Fargen
voted no. MOTION FAILED.
The motion was voted on. Gregg, Fjeldos, Cameron, Gustafson, and Fargen
voted aye. Kurtz and Ness voted no. MOTION CARRIED.
The meeting was adjourned.
J
Gm
Dan Hanson, Secretary
Brookings City Planner
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Greg rgen, dhairperson
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• Planning Commission
Brookings, South Dakota
April 1, 2008
SUMMARY OF DISCUSSION
Chairperson Greg Fargen called the regular meeting of the City Planning
Commission to order on April 1, 2008 at 7:00 PM in the Council Chamber at City
Hall. Members present were David Kurtz, Curt Ness, Al Gregg, John Gustafson,
Larry Fjeldos, Mike Cameron, and Fargen. Stacey Howlett and Al Heuton were
absent. Also present were Dick Fergen, John Moriarty, Robb Rasmussen, Doris
Roden, Calista Crooks, Doug O'Neill, Mike McClemans, City Engineer Jackie
Lanning, City Planner Dan Hanson, and others,
Item #4e - Cameron questioned what the 10 foot drainage easement was for
on Lot 1, Lanning responded that the adjacent lot would be used for detention
and a large underground pipe was in the easement.
Item #5 - Dick Fergen stated he was proposing a drive -up food service. He
• understood safety was a major concern and felt he had addressed all the major
issues. The plan had a speed bump in the private lot, A low wall at the end of
the drive -up lane would prevent vehicles from reaching the sidewalk. The exit
would have a stop sign with lights attached that would alert pedestrians that a
vehicle was approaching, A "right turn only" sign would be in the boulevard
area. The driveway through the downtown sidewalk would have povemet
markings and ramps from the driveway leading to the sidewalk on both si es.
Ness asked Fergen what differences there were between the streE
plan and his plan. Fergen responded that two trees in the sidewalk area
not be planted due to the driveway location. Ness asked how many on -
parking spaces would be eliminated. Hanson replied four (4). Fergen ren
that 13 parking spaces would be lost near each intersection with the nes
streetscape plan.
Fargen inquired about the lane dividers. Fergen stated one was rdised,
and one was level. Kurtz felt the lanes could be reduced in width to gain a wider
sidewalk along the north wall of the neighboring building.
Cameron noted that curbing was proposed through the sidewalk area.
Lanning stated that, except for industrial uses, sidewalks are required to be
continuous through driveways. Fergen's plan had ramps with truncated domes
•
leading to an asphalt surface. Cameron felt the plan favored motorists and
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would be detrimental to pedestrian traffic. Kurtz commented that the city could •
regulate the actual design in the right-of-way.
John Moriarty and Robb Rasmussen, neighboring property owners,
supported the application. Doris Roden, Downtown Business, Inc. Director,
referred to a letter from the DBI Design Committee that opposed the
application. Reasons included sight angles reduced due to zero (0) foot setback
of adjacent buildings, cars entering the street at mid -block, and stacked cars in
drive -up could create stacking into alley. and 5th Street. She felt that historic
district preservation could be jeopardized and several cities she researched had
prohibited drive-in food services in their downtown. She added that downtown
street closures occurred from time to time. She did not believe that the
streetscape plan eliminated as many parking spaces as previously mentioned,
Roden felt the best alternative was to build a new building or leave it as
green space. The commercial area was compact, and the proposal was
incompatible with other businesses.
Calista Crooks of Bloomin' Villa opposed the request because the
streetscape plan was geared toward pedestrian traffic. The mid -block driveway
was adverse to the plan and potential congestion in the alley was a major
concern. The alley was one-way north to south and deliveries could be difficult.
Kurtz felt the proposal met the standards. He thought traffic would be
moving slowly through the sidewalk area. He compared this request to
driveways that were common along Main Avenue years ago when auto dealers
and implement dealers had businesses downtown. He did not recall any issues
between pedestrians and cars.
Cameron pointed out that the Traffic Safety Committee's
recommendation was that the application not be approved. Therefore, not all
standards had been met.
Fjeldos said the important issue to consider was if this were a proper land
use. He had to also consider the public's health, safety, and welfare. He added
that the stacking of cars over a sidewalk was a concern. He felt the Traffic
Safety Committee's recommendation should be considered. He noted that the
replacement of stop lights with stop signs will reduce the gap in traffic, and
exiting motorists could get impatient. He pointed out that the third lane would
allow someone to drive through the lot onto Main Avenue.
Kurtz did not feel blocking the alley was of great concern since it was
blocked now whenever a vehicle stopped. •
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• Item #6 - O'Neill was present to answer any questions. Cameron asked if
modifications to the plan were considered. Hanson responded that -one parallel
parking space should be eliminated to improve the spacing in the rear. He also
noted that the proposed parking spaces along the front lot line would not be
permitted by right.
Gustafson asked about changes to the legal description. O'Neill
responded that the property would be replatted. Gregg inquired about
adequate parking. Hanson replied that the minimum parking requirements were
met according to the site plan. Fargen asked what the maximum density
allowance was for this lot. Hanson answered 15 units.
Item #7 - Hanson explained that the revised ordinance focused on changes to
Table 5 of the ordinance versus creating a design review district. The changes
prohibited EMD signs in the historic part of downtown, the central, and university
residential historic districts and within 150 feet of these districts or any individually
listed historic place.
Doris Roden stated that the DBI supported the ordinance.
• Cameron and Ness supported leaving the "EMD" term in the ordinance
and not replacing it with "animated". Kurtz opposed the ordinance and did not
see that a problem existed. He felt EMD signs should not be banned downtown.
Roden remarked that her survey did show that a majority of business owners
favored eliminating the signs.
Fjeldos agreed with the conceptual idea of the amendments but felt the
issues were complicated, and the amendments may not be the best solution.
He felt that technology will advance to where the sign ordinance would have to
be reviewed again in a few years. Fargen remarked that the amendments may
not create a perfect ordinance, but progress was made. He felt input from other
citizens was critical.
Item #8 - Mike McClemans stated that he was planning to develop the
unplatted portion of a block in McClemans Addition. His plan would require one
private access onto 20th Street South between 7th Avenue and 9th Avenue. The
distance between the avenues was about 750 feet. Hanson remarked that a lot
with double frontage adjacent to an arterial street usually is restricted from
accessing the street with a higher classification. The Planning Commission would
have discretion in approving an access at the final platting stage.
• The meeting was adjourned.
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Dan Hanson, Secretary Greg rargeri, Chairperson
Brookings City Planner
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• TO: City Planning Commission J
FROM: Dan Hanson, Planning Administrator �l
DATE: April 25, 2008
RE: Staff Report for the May 6, 2008 meeting
Item #3 - PRELIMINARY PLAT
Proposal: Create 16 residential lots on a block in a high-density zoning district
Backaround: Block 3 was originally part of Onaka Village in Indian Hills. A
preliminary plat of the area was approved in 1977. The initial development phase
of this "village" occurred in the northwest corner and subsequently spread to the
south and east. Onaka Village contains a combination of apartments and single-
family dwellings.
Specifics: The various elements of this residential subdivision plan are addressed
below:
• Street Design - No new streets are planned. All adjoining rights-of-way are
local streets except for Crystal Ridge Road which is a collector.
Land Design - This plat is on a "grid system" type block containing 3.85 acres.
Corner lots have extra width, and all internal lot lines are straight. The lot
design will allow for a mix of single-family, two-family, and multi -family
buildings based on the current R-3 zoning.
Open Space - No open space is planned.
Drainage Plan - See City Engineer's Comments
Grading Plan - The block has been graded to create a shallow surface
drainage channel in the rear of the lots. No other grading is planned.
City Engineer's Comments: Drainage: We have received a preliminary drainage
plan for this development, although the review is not complete. I will give the
Planning Commission a verbal update at the meeting.
Item #4 - FINAL PLATS
a. Kreyger First Addition - These nine lots are part of the preliminary plan in
Item # 3 above, The lots meet or exceed the minimum lot area
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requirements of the district, Easements are correct as shown. City
Engineer's comment: We have received a final drainage plan for this
development, although the review is not complete. I will give the Planning
Commission a verbal update at the meeting.
b. Onaka Village - This plat is a replat of two lots into four lots for the purposes
of twin home construction. Two other lots are being replotted into a
different village. Easements are correct as shown. City Engineer's
Comment: No drainage plan is required since this plat is being subdivided
for property transfer only. Recommend approval of the final plat,
c. Windermere Pointe Addition - This plat involves the remaining rights-of-way
in this subdivision. The street design conforms to the preliminary plan, City
Engineer's comment: We have received a revised final drainage plan for
this plat, and we have approved the drainage plan. The detention pond
will be located in the southwest area of the development. Recommend
approval of the final plat.
• d. Bluegill Addition - This plat coincides with the preliminary plan approved in
2005. Easements are not correct. City Engineer's comment: I am reviewing
the drainage plans that I have on file for this development and I will give
the planning commission a verbal update at the meeting.
e. Moriarty's Second Addition - This plat is a replat that is necessary due to
the transfer of ownership of Lot 1 A. Both lots are developed. City
Engineer's comment: No drainage plan is required since this plat is being
subdivided for property transfer only. Recommend approval of the final
plat.
Item #5 - PRELIMINARY PLAT(revised)
Pr000sal: Establish residential lots for single-family houses in a Residence R-3
District
Background: The land south of 15th Street South and east of Camelot Drive was
part of preliminary plats approved in 2001 and 2004, respectively. The 2004 plan
has minor lot area modifications, but the 2001 plan has been changed
• significantly. The area west of Christine Avenue has not been part of a previous
residential plan.
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Specifics: The various elements of the revised subdivision plan are addressed
below:
Street design - Christine, excluding the portion south of 15th, Camelot and 15th
Street South are already platted. Christine and 15th are minor collector streets
and will have 70 -foot right-of-way widths. Camelot is a local street.
Pactola Cove and Sylvan Avenue are two proposed local streets. The
eyebrow on Pactola Cove is designed with a 50 -foot radius. The standard radius is
60 feet. The proposed roadway widths on the plat are regulated by engineering
design standards. Christine Avenue and Sylvan Avenue are approximately 700
feet apart. A typical block length is approximately 350 to 400 feet long. The 2001
preliminary plat had an additional street in-between these two streets.
Land design - The lots along Pactola Cove are in a standard two-tier design with
a single -row perimeter. The area directly south and west of Christine has limited
design options due to drainage issues further south.
• The revised preliminary plan shows 13 lots fronting on 15th Street South
between Christine and Sylvan Avenues. The proposed plan, if approved as
presented, would allow for 11 driveways to access a minor collector street in
slightly less than a two -block area. It is typical not to restrict access on minor
collector streets and on -street parking could be restricted or eliminated in this
area. But, it would be advantageous to see what is planned further to the south,
The 2001 plan, in contrast, showed a development plan down to the 1/16
line. That plan also had an additional street and larger lots. This would have
made it possible to limit driveways off 15th Street South for several corner lots and
thereby create a safer street near the future elementary school.
Open Space - No open space is shown. Camelot Park, north of the new
elementary school, is a 7.3 -acre neighborhood park that can serve this area,
Drainage Plan - Surface drainage flows primarily east to west. City -owned land
to the west has a drainageway and retention ponds further south that will be
utilized in the overall drainage plan for this area. Land near Camelot Drive will
likely drain south into an existing pond on Lot 12A.
• Grading Plan - Minimal grading is anticipated.
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City Planning Commission
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City Engineer's comment: The preliminary drainage plan is being incorporated
with the drainage plan being completed for the 15th Street South/Camelot
Drive/Christine Avenue Street Assessment Project. The drainage flows from the
BlairHill lots shown on this plat would be managed in the City's large
detention/retention pond just west of this development. The particular issues
such as cost for the detention improvement will need to be negotiated between
the City and the developer before the proposed lots are final platted.
ITEM #6 - TAX INCREMENT DISTRICTS # 3
Proposal: Create a tax increment district for the purpose of using property taxes
to fund specific public improvements within the district.
Background: The use of tax increment financing (TIF) to fund public
improvements has become very popular in the state, Major communities
throughout the state such as Rapid City, Mitchell, and Sioux Falls and many other
• smaller towns have used TIF to pay for extending roads, sewer and other
infrastructure into areas to expedite development. As the name implies, only the
tax increment (future growth in property tax revenues) is used to fund the
improvement. The base, or property tax generated before the TID is created,
continues to be paid to the taxing authorities.
TIDs are created to help local governments attract private development. In
turn, these developments bring more jobs and business into the community, and
everyone benefits in the long term.
Specifics: SDCL Chapter 11-9 requires that the Planning Commission hold a public
hearing on a TID and its proposed boundaries. TID #3 is shown on the map with
the corresponding legal descriptions. The district, if developed as proposed on a
preliminary development plan, will require substantial infrastructure
improvements, The timely installation of these improvements would be enhanced
significantly by the advantages offered through the creation of a Tax Increment
District. The two "legs" that extend east from the Valley View Addition are
needed to bring water/sewer services into the subdivision.
ITEM #7 - DISCUSSION
. The decision on the various alternatives regarding the airport will be acted
on by the City Council this fall. In the event an off-site location is selected, the
existing airport land will be available for redevelopment, The transition would take
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several years and development scenarios will vary. However, it will be important
to have a basic understanding of how a parcel this size could be converted into
a mix of residential, business and industrial uses. The perimeter of the airport land
is adjacent to 10 different zoning districts and about 75% of the redevelop able
area is adjacent to developed land.
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